HomeMy WebLinkAboutLand Use Case.1080 Power Plant Rd.A1993
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MEMORANDUM
Stan Clauson, Community Development Director
Kim Johnson, Planner
City Shop PUD Insubstantial Amendment
December 18, 1996
Streets Department Director Jack Reid is requesting that the Community Development
Director approve an insubstantial amendment to the City Shop PUD which was approved in
1992. Specifically, the PUD Plans which were recorded as a condition of the project show
three antique style street light fixtures along Power Plant Road. The lights were associated
with a future trail along Castle Creek which may never be constructed due to space
constraints.
The issue at hand is that the Certificate of Occupancy for the facility is being delayed
because the light fixtures indicated on the PUD Plan are not installed. Mr. Reid believes
that the neighbors in the Power Plant Road I Sneaky Lane area may be negatively impacted
by these unnecessary lights. Rather than install the lights and disturb the neighbors, Mr.
Reid would rather amend the PUD approval.
Staff recommends approval of this request with the condition that any future trail design
and construction in this area shall consider appropriate lighting locations and fixtures
pursuant to review processes as required by the land use code..
I approve the request for an insubstantial amendment to the City Shop PUD
to delete the three antique streetlights subject to the condition stated above.
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Stan Clauson, Community Development Director
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MEMOAANDUM
To:
Stan Clauson
From:
Jack Reid
Date:
December 18, 1996
Subject:
City Shop PUD
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The Street Department is requesting an insubstantial amendment to the PUD for
tne Maintenance Facility at 1080 Power Plant Road; specifically, to delete three
{3J antique street light fixtures as shown in the file plat.
The reason for the request is as follows: The lights were not intended to be
installed at the time of construction of the Maintenance Facility, They are
related to a future trail that is intended to come along Castle Creek and connect
the Meadows to the Marolt. There is currently no place to put them, as there is
very little room between the road and Castle Creek,
Regarding the future installation of the lights, we would suggest that there be a
very thorough public process before they are placed. We have neighbors who
complain when lights are left on at the existing Maintenance Facility, One
neighbor's bedroom window would be 50 feet from one of these lights, and we
believe that there might be strong objection to their installation,
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#360558 08/31/93 10,34 Rec $20,00 BK 722 PG 586
Silvia Davis, Pitkin Cnty Clerk, Doc $,00
STATEMENT OF PLANNED UNIT DEVELOPMENT
APPROVAL FOR ASPEN CITY SHOP
This Statement of P. anned Unit Development Approval is made and entered into
as of the ~ day of , 1993, by the City of Aspen, Colorado, a municipal
corporation and home ruleci (hereinafter, "the City").
RECITALS
WHEREAS, the City owns certain real property located at 1080 Power Plant Road,
a complete metes and bounds description of which is attached hereto as Exhibit A; and
WHEREAS, the property is zoned Public (PUB), which, pursuant to Section 24-5-
221 D. of the Aspen Municipal Code, requires that its dimensional requirements be set
by the adoption of a Final Development Plan for Planned Unit Development (PUD); and
WHEREAS, on March 29, 1993, the Aspen Streets Department submitted to the
Aspen Planning Office a Final PUD development application, along with applications for
conditional use approval, stream margin review, GMQS exemption for an essential public
facility and special review to set the project's parking requirements for the following
renovation and development activities (hereinafter, "the project"):
1. renovation of the 5,171 square foot Aspen City Shop Building;
2. replacement of the existing storage building with a new 3,480 square foot
storage shed;
3. construction of a new 8,245 square foot maintenance shop building, with
upper mezzanine for storage;
4. construction of a new 1,920 square foot administration building for offices,
employee areas and restrooms; and
WHEREAS, the Planning and Zoning Commission held a duly noticed Public
Hearing on May 4, 1993, at which time it granted conditional use, stream margin and
special review approval to the project and recommended approval, with conditions, of the
Final PUD Plan and GMQS exemption for an essential public facility; and
WHEREAS, the City Council, having considered the recommendations of the
Planning and Zoning Commission, granted Final PUD approval and GMQS exemption on
June 14, 1993, with conditions, forthe renovation ofthe Shop Building, replacement of
the storage shed, and construction of a new maintenance shop and administrative
building, all as set forth in Ordinance 32, Series of 1993.
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#360558 08/31/93 10,34 Rec $20.00 Bk 722 PG 587
Silvia Davis, Pitkin Cnty Cler'k, Doc $,OO____~
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NOW, THEREFORE, in consideration of the foregoing recitals, and the terms and
conditions contained in Ordinance 32, the City states as follows:
I. DEVELOPMENT PLAN
The project shall substantially conform to the Site Plan and Building Elevations
which depict the approved PUD Development Plan for the Aspen City Shop, as previously
submitted and approved by the Council. The dimensional limitations which have been
established for the project are illustrated on the Site Plan, and are as follows:
1 . Minimum lot area: One (1) acre
2. Minimum lot area per dwe.lling unit: Not applicable
3. Minimum lot width: One hundred and sixty feet (160')
4. Minimum front yard: Fifty-five feet (55')
5. Minimum rear yard: Zero feet (0')
6. Minimum side yard: ~ero feet (0')
7. Maximum site coverage: Thirty five percent (35%)
8. Maximum height: Thirty three feet (3"3')
9. Minimum distance between buildings: Zero feet (0')
10. Minimum percent open space: Fourteen percent (14%)
11. External floor area ratio: 0.35:1
All representations made and set forth in the land use application dated March 29,
1993, and all material written submissions and verbal representations made in connection
therewith to the Planning and Zoning Commission and City Council shall be deemed to
be made a part of this Statement of Approval and to be incorporated by reference.
II, CONSTRUCTION SCHEDULE
The project shall be constructed in a single phase. Construction of the project is
anticipated to commence during 1993, and is anticipated to be substantially completed
within twelve (12) months of the date of initiation of construction.
III. LANDSCAPE PLAN
All landscaping shall substantially conform to the Landscape Plan, which depicts
and describes the species, size, amount and location of all existing and proposed plant
materials, using both common and botanical names. Proposed treatment of all ground
surfaces, irrigation systems, and other landscape features shall also be as shown. The
landscaping shall be completed in a logical sequence in relation to the completion of
other planned improvements, but in no event later than one (1) year after the date of
issuance of a Certificate of Occupancy for the project.
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#360558 08/31/93 10: 34Rec $20.0() Bf<' 722 PG 588
Silvia Davis, Pitkin Cnty Clerk, Doc $,00
IV, ADDITIONAL CONDITIONS
a. Prior to the issuance of the project's building permit, the Aspen Streets
Department shall submit plans to the Environmental Health Department which insure that
storage of hazardous materials, including but not limited to oil and antifreeze, will conform
to State and EPA requirements. '
b. The Aspen Streets Department shall remove the gravel and other debris
from the Castle Creek bank along the east side of Power Plant Road as part of a general
site clean-up prior to final project completion. The Aspen Streets Department shall work
with the Planning Department to address erosion and street sand, sedimentation impacts
on the Castle Creek bank. Solutions may include, but not be limited to, curb and gutters,
drop inlets with clean-outs, valley pan run-off control, and channel drains which can be
cleaned out.
V. EASEMENTS AND RIGHTS-Of-WAY
The Final PUD Plan sets forth certain easElments and rights-of-way which are
hereby dedicated to the City. The easements through the property which are depicted
on the Final PUD Plan are as follows:
a. A public right-of-way for Power Plant Road;
b. A fisherman's easement within Castle Creek; and
c. A utility easement for the planned utility transformer.
VI. ACCEPTANCE Of fiNAL PLAN
Upon execution of this Agreement, the City shall approve and execute the Aspen
City Shop Final PUD Plan, and cause the Final PUD, Plan to be filed in the records of the
Pitkin County Clerk and Recorder.
THE CITY OF ASPEN, COLORADO
a municipal corporation
By:
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John Bennett, Mayor
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#360558 08/31/93 10: :~4 Rec $20.00 B1< 722 PG 589
Silvia Davis, Pitkin Cnty Clerk Doc $.00
ATTEST:
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City Clerk '
APPROVED AS TO FORM:
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City Attorney
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ASPEN, bOI~A15<5 8ilf2~-'" ,
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MARCH, 1993
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. Ms. Kim Johnson . " ,; ,
Aspen/PitkiriCounty Planning Office "
" 130 S6~h Galena Street ,.' "
, 'Aspi'm, Colorado 81611 ' '." '
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DEVEL.OPMENT APPLicATioN' FOR ASP'EN CITY SHOP ,
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March29,1993
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HAND DEUYERED
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Dear Kim, .' , " ,,;
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Attached please find twenty-three' (23) copies of tne Final PUD/ConditionaJ Use/Stream
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Margin/GMQSExemption/Parkfng Special Review a'pplication for the City of Aspen Streets' ,
Department shop' fadl,i;ty.Full size sets of the blue prfnts are6eing provided for the
, ' Planning and Engineering Departrr1l3nt;recfucedsize sets are in the application booklets:
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The Planning Office and referral agency review fee for thiS project IS being paid through ,
'" a journal entry (JE) paymeht Which is being taken earE'3 of by the City's project manager
forthis projec(R6b Thomso~'.: cr..'. ", i:.,;.,:, " .>" ,'" ; ',.,' '...
I expect you will ,find the applicatipn to be, complete. However, should you have any , ,
questio'ns ' or 'need any" additional inf,ormatfon dur(ng the period of staff, review of the
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project, please feel free to contact me at the address' or phonenumtJer above. Thanks
for your assisfancewhile ttleapplication was being prepared, and for your continuing
attentiontothi~ project.,' , , .' ,., .' y"
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yery truly yours;
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. ALAN RICHMAN' PLANNINCr S'ERVICES
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Alan M. Richman, AICP
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I.
APPUCATlON REQUEST
The applicant, the City of Aspen Streets Department, requests approval to renovate the
existing City Shop building, located at 1080 Power Plant Road, and to construct additional
structures on the site in a "compound" layout. The facilities will provide for maintenance,
heated storage, fueling, administration and some covered storage for the operation of the
City Streets Department.
During a pre-application conference held with the Planning Office on March 3, 1993, it
was confirmed that the following land development approvals are required by the Aspen
Land Use Regulations to accomplish this project:
1. PUD approval, pursuant to Section 24-7-903 of the Municipal Code. The
dimensional requirements for all uses in the Public (PUB) Zone District are set by
approval of a PUD Plan.
As provided by Section 24-7-903 C.3 of the Code, the applicant requests and the
Planning Director concurs that conceptual and final PUD review should be
consolidated for this project. In effect, Conceptual PUD has already been
accomplished during the public review and approval of the City Shop Master Plan.
2. Conditional use approval, pursuant to Section 24-7-301 et seq. of the Municipal
Code. Maintenance facilities are listed as a conditional use in the Public (PUB)
Zone District.
3. Stream margin review, pursuant to Section 24-7-504 of the Municipal Code. The
proposed development lies within one hundred feet (100'), measured horizontally,
from the high water line of Castle Creek, although no development is contemplated
within the 100 year floodplain.
Aspen City Shop Development Application
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4. GMQS exemption for an essential public facility, pursuant to Section 24-8-104
C.1.b. of the Municipal Code.
5. Special review to set the parking requirements for the facility, pursuant to Section
24-7-401 et seq. of the Municipal Code. The parking requirements for all uses in
the Public (PUB) Zone District are set by special review.
The pre-application conference summary form is attached hereto as Exhibit A.
A letter from the City Attorney's Office confirming that the applicant is the owner of the
property is included in this application as Exhibit B. This letter also provides authorization
from the owner to submit this land development application.
A list of owners of property within 300' of the properties, prepared by Pitkin County Trtle,
is attached as Exhibit C.
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Aspen City Shop Development Application
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II. PROJECT BACKGROUND
City records state that the Castle Creek Hydroelectric Power Plant was built on the banks
of Castle Creek 100 years ago, in 1893. The Power Plant continued in operation until
1956, when the property was obtained by the City from the Holy Cross Electric
Association. The building was then converted to use as the Aspen City Shop, which has
been its continuing function through to the present time. A survey of the existing site
conditions is depicted on Drawing 1.
The Power Plant building and its site received local Historic Landmark designation by
Ordinance 92-21, adopted on April 27, 1992. The State of Colorado has determined the
property is eligible for listing on the National Register of Historic Places.
The City Shop was granted Conditional Use approval by the Planning and Zoning
Commission on February 4, 1992. The property was rezoned from Low Density
Residential (R-30) to Public (PUB) by Ordinance 8, Series of 1992, dated February 24,
1992. Following this designation, the Aspen City Council initiated a site master planning
process. The Master Plan evaluated five alternatives for the most appropriate Mure uses
of the property.
There was considerable public participation during the Master Plan process, including
input from members of the City's "Blue Ribbon Committee", neighbors, City staff, the
Historic Preservation Committee, and members of the general public. The process
culminated with the endorsement of the Master Plan by the Aspen City Council on
November 9, 1992, and its adoption by the Aspen Planning and Zoning Commission on
November 17, 1992.
The adopted Master Plan alternative, as refined during an on-site design process, held
during March, 1993, is to redevelop the site in the form of a "compound", containing the
Aspen City Shop Development Application
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following elements:
1. The 5,099 square foot historic brick power plant building will be renovated and
converted to use as heated storage for 12 large vehicles, plus a sign shop. It will
be a maximum of 28' high to the ridge (31' high to the ventilator).
2. The existing 3,000 sq. ft. covered storage area will be removed and a new 3,480
sq. ft. concrete and metal building constructed, to provide storage for 8 large
vehicles, plus supplies. It will be a maximum of 20' high to the ridge.
3. A 6,297 sq. ft. metal maintenance facility will be built, to provide shop and work
areas and parts storage. It will be a maximum of 20' high to the ridge (23' high
to the ventilator).
4. 1 ,920 sq. ft. of brick administration space will be built, to provide offices, employee
areas, and restrooms. It will be a maximum of 20' high to the ridge (23' high to
the ventilator).
The project site plan and schematic floor plan are shown on Drawings 2 and 3
respectively.
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Aspen City Shop Development Application
Page 4
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III. RESPONSE TO PUD REVIEW CRITERIA
A. The proposed development shall be consistent with the Aspen Area
Comprehensive Plan.
The proposal is consistent with the philosophy statement of the recently adopted Aspen
Area Community Plan to "maintain our history through the preservation of our quality
architectural resources".
The 1973 Aspen Land Use Plan designates this property as "Public", a category which
allows for the utilization of lands by the public sector "in areas where appropriate
expansion of community facilities, including those for medical care, transportation, public
administration and similar facilities, are necessary".
Although there is not a current capital facilities element of the Comprehensive Plan, the
"Blue Ribbon Committee" appointed by the City Council did study all City owned property
and evaluated the City's capital assets. The Committee determined that it was not
financially feasible to relocate the City Shop and felt that the existing facility should instead
be evaluated for possible renovation and expansion. The 1992 Aspen City Shop Master
Plan and this land development application are in response to that Committee's work.
B. The proposed development shall be consistent with the character of existing land
uses in the surrounding area.
A public facility has operated out of this site for 100 years. Over this time, a number of
houses have been built in the vicinity of this public facility.
The proposed development will be consistent with the character of the surrounding land
uses by substantially reducing the impacts of the present operation upon the area, while,
Aspen City Shop Development Application
Page 5
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at the same time, adding no new impacts (since the size of the fleet and staff will not
change). The reduced impacts will be accomplished by:
(1) housing indoors many vehicles which are presently stored outside, which will
improve the look of the site and reduce start-up and idling time for vehicles,
thereby reducing noise and air quality impacts;
(2) developing a building compound which intemalizes the streets department
operation within buildings and a yard and which moves employee and visitor
parking and the fuel island away from the street; and
(3) providing landscaping to soften the look of the existing and new buildings and
treating the entire site to give it a ''finished'' look.
C. The proposed development shall not adversely affect the Mure development of
the surrounding area.
The surrounding area is largely built out at this time. The proposed development
enhances the future development of the area by providing opportunities for a trail
connection to be made along Castle Creek. It also anticipates, but is not dependent
upon, the Mure relocation of Highway 82, which would permit greater flexibility in the
site's ultimate development.
D. Final approval shall only be granted to the development to the extent to which
GMQS allotments are obtained by the applicant.
The applicant is eligible for a GMQS exemption as an essential public facility. Application
is made for said exemption in Section VII of this submission.
Aspen City Shop Development Application
Page 6
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E. The maximum density shall be no greater than that permitted in the underlying
Zone District.
The Land Use Regulations define density as ''the maximum number of dwelling units per
area of land permitted in a Zone District". Since no dwelling units are proposed herein,
this criterion is inapplicable to this proposal.
F. The land uses permitted shall be those of the underlying Zone District. Detached
residential units may be authorized to be clustered in a zero lot line or row house
configuration, but multi-family dwelling units shall only be allowed when permitted
by the underlying Zone District.
A maintenance facility is listed as a conditional use in the Public Zone District. No
residential units are proposed for the property.
G. The dimensional requirements shall be those of the underlying Zone District,
provided that variations may be permitted in the following:
1 Minimum distance between buildings;
2 Maximum height (including viewplanes);
3. Minimum front yard;
4. Minimum rear yard;
5. Minimum side yard;
6. Minimum lot width;
7. Minimum lot area;
8. Trash access area;
9. Internal floor area ratio; and
10. Minimum percent open space.
Variations in the above dimensional requirements are not requested, since there are no
underlying dimensional requirements in the Public (PUB) Zone District. Rather, one
reason for requiring PUD review of projects in the Public (PUB) Zone District is to
establish the site's appropriate dimensional requirements.
Aspen City Shop Development Application
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The dimensional requirements proposed for this project are based on the Site Plan.
However, rather than state the dimensions exactly as depicted on the Site Plan, the
follOwing proposal provides the applicant with minimal ability to modify the project to meet
on-site design needs without having to re-establish the property's dimensional
requirements. Of course, such design modifications would be subject to review and
approval as a minor PUD amendment.
1. Minimum lot area: One (1) acre
2. Minimum lot area per dwelling unit: N.ot applicable
3. Minimum lot width: One hundred and sixty feet (160')
4. Minimum front yard: Fifty-five feet (55')
5. Minimum rear yard: Zero feet (0')
6. Minimum side yard: Zero feet (0')
7. Maximum site coverage: Thirty five percent (35%)
8. Maximum height: Thirty three feet (33')
9. Minimum distance between buildings: Zero feet (0')
10. Minimum percent open space: Fourteen percent (14%)
11. External floor area ratio: 0.35:1
H. The number of off-street parking spaces may be varied from that required in the
underlying Zone District based on the following considerations.
1. The probable number of cars used by those using the proposed
development.
2. The parking needs of any non-residential uses.
3. The varying time periods of use, whenever joint use of common parking is
proposed.
4. The availability of public transit and other transportation facilities, including
those for pedestrian access and/or the commitment to utilize automobile
disincentive techniques in the proposed development.
5. The proximity of the proposed development to the commercial core or
public recreational facilities in the City.
6. Whenever the number of off-street parking spaces is reduced, the City shall
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obtain assurance that the nature of the occupancy will not change.
'The required number of off-street parking spaces in the Public (PUB) zone district is to
be set by special review. The applicant proposes to provide 10 spaces, in the
:.:onfiguration shown on the site plan. 7 of the spaces are for the 12 employees of the
Department; the remaining 3 spaces are for guest/handicap parking.
The proposed 10 spaces are based upon the actual needs of the users of the facility.
This need reflects the fact that for the past year, Streets Department employees have
operated their own van service to meet a portion of their transportation needs. This van
operates between down valley and Aspen, and eliminates the need to have parking
spaces for each of the Department's employees.
The Streets Department commits to the continued operation of .this van to reduce its ;/
parking needs. If, for any reason, it should become impossible to continue the van
service, the Streets Department commits to providing employees with bus passes and
requiring their use of the bus, or similar mass transit to travel to and from work.
I. The open space requirement shall be that of the underlying Zone District.
However, a variation in minimum open space may be permitted if such variation
would not be detrimental to the character of the proposed Planned Unit
Development (PUD), and if the proposed development shall include open space
for the mutual benefit of all development in the proposed PUD through a common
park or recreation area.
As indicated above, there is no underlying open space requirement in the Public (PUB)
Zone District; rather, that requirement is to be established by the PUD plan.
The subject property consists of 54,014 square feet. Following is a breakdown of the
proposed uses for it:
Aspen City Shop Development Application Page 9
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Building Footprints:
Easements/Road:
Land under water:
Paved parking:
Open space:
16,769 sq. ft, (31%)
13,199 sq. ft. (24.5%)
2,550 sq. ft. (5%)
13,668 sq. ft. (25%)
7,828 sq. ft. (14.5%)
As the above breakdown illustrates, the actual building footprint only covers
approximately 31% of the site. However, because of the particular function of this site,
storage and maintenance of Streets Department vehicles, only approximately 14.5% of
the site actually qualifies as open space under the definition in Article 3 of the Aspen Land
Use Regulations.
Since the Land Use Regulations do no expressly authorize the City to vary the definition
of open space, we request instead that the open space requirement be set at 14%, which
is the amount which can be achieved on this site. This approach is entirely consistent
with the very purpose of the Public (PUB) zone district, which recognizes that public
facilities are unique projects which may not fit precisely within the parameters of a
traditional zoning district. The dimensional requirements for public facilities should
naturally follow from their essential function, rather than arbitrarily limiting that function.
J. There shall be approved as part of the Final Development Plan a landscape plan,
which exhibits a well designed treatment of exterior spaces. It shall provide an
ample quantity and variety of ornamental plant species that are regarded as
suitable for the Aspen area climate.
The landscape plan is attached as Drawing 4. The Plan provides for treatment of the
street frontage with evergreen and deciduous trees and moderate size shrubs. Most of
the plant species chosen are native to the Aspen area, although a limited number of
ornamental species have also been shown.
The landscape plan has been carefully designed to maintain adequate site distances for
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vehicles and to avoid destruction of vegetation during turning movements. The plan also
provides for screening of the fuel storage tank and gravel storage areas, the latter of
which actually occurs off-site (although on City property).
K There shall be approved as part of the Final Development Plan an architectural site
plan, which ensures architectural consistency in the proposed development,
architectural character, building design, and the preservation of the visual
character of the City. It is not the purpose of this review that control of
architectural character be so rigidly enforced that indMdual initiative is stifled in the
design of a particular building, or substantial additional expense is required.
Architectural character is based upon the suitability of a building for its purposes,
upon the appropriate use of materials, and upon the principles of harmony and
proportion of the building with each other and surrounding land uses. Building
design should minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance drainage and reduce soil
erosion.
Elevations for the proposed buildings are shown on Drawings 5 and 6.
The architectural concept for this development is to restore the historic brick bUilding so
that it is the site's visual centerpiece and to build functional new buildings which are
compatible with, but do not over power the historic structure.
The renovation project will include a new corrugated metal roof, repalr and cleaning of
the existing brick, restored windows, a pair of new, more attractive bay doors for vehicles
to enter and exit the building, and removal of non-historic additions. The new buildings
will be generally lower in profile than the historic building. A single peaked roof section
is shown for the maintenance building, to allow for installation of an overhead crane for
certain maintenance functions. The new buildings will all have metal roofing to match the
re-roofed historic building.
L. All lighting shall be arranged so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands.
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Ughting will be necessary around the building, for security purposes. All such fixtures
will be shielded and directed downward. A light will also be required at the fuel island.
This light will be of moderate brightness, as necessary for the function, will be shielded
and directed downward, and will be of a height of ten feet or less.
Proposed locations for street lamps along Power Plant Road are shown on Drawing 4,
the landscape plan. The applicant intends to install lamp posts which are similar in
character to the historic-styled street lamps downtown and along Main Street.
M. Clustering of dwelling units is encouraged.
No dwelling units are proposed. However, clustering of the proposed structures has
been accomplished.
N. The proposed development shall be designed so that adequate public facilities will
be available to accommodate the proposed development at the time development
is constructed, and that there will be no net public cost for the provision of these
public facilities. Further, buildings shall be arranged such that structures are
accessible to emergency vehicles.
Larry Ballenger of the City Water Department indicates that a 14" transmission main is
located in the area, and is adequate for the facilities water and fire fighting supply needs.
The applicant will be required to pay tap fees for the project when a building permit is
submitted.
We have contacted Tom Bracewell of the Aspen Consolidated Sanitation District (ACSD),
who concurs that wastewater can be handled as follows. All wastewater produced within
the building will flow to an oil/grease separator, which will trap the oil and grease. A
holding tank will also be installed on-site, to insure that there is no possibility of any
material overflow into the river. The wastewater will then flow to a sewer service line, from
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Page 12
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which it will be pumped up to a protected, insulated pipe which will be attached under
the small bridge which crosses Castle Creek, where it will enter the maln ACSD system.
Overhead electric service is supplied to the site by Holy Cross Electric Association. A
district is being formed to underground electricity along Cemetery Lane; the election for
this district is scheduled for May 4. If the district is approved by the voters, the electric
line to this site will also be placed underground; if the district is not so approved, it is
anticipated the line will nonetheless be placed underground to facilitate construction of
this project.
The Aspen Fire Protection District Marshall has provided verbal assurance that since the
structures will be accessible to Streets Department vehicles, they can also be accessed
by emergency vehicles. A fire hydrant is located nearby along Castle Creek. Sprinklers
will be installed in all enclosed buildings.
O. Every dwelling unit, or other land use permitted in the Planned Unit Development
(PUD) shall have access to a public street either directly or through an approved
private road, a pedestrian way, or other area dedicated to public or private use.
The development has access to Power Plant Road, a public street.
P. Principal vehicular access points shall be designed to permit smooth traffic flow
with controlled turning movement and minimum hazards to vehicular or pedestrian
traffic. Minor streets within the Planned Unit Development (PUD) shall not be
connected to streets outside the development so as to encourage their use by
through traffic.
There are two points of access from the property onto Power Plant shown on the site
plan. This is the same number of access points as presently exist, although one of the
points has been slightly relocated. Both access points afford good sight distances for
turning movements.
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Page 13
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Due to the improved capability of vehicles to make turning movements within the
compound, vehicles should always be able to head directly out to the street, rather than
having to back out, as sometimes now occurs. Employee!visitor parking will be removed
from the front of the building, also allowing for head out drMng.
By separating the maintenance and storage areas, there will be less need than at present
for the Streets Department to remove a stored vehicle from the building to work on
another vehicle. Finally, moving the fueling island away from the road and providing two
lanes for fueling, will improve traffic flow on- and off-site.
a. The proposed development shall be designed so that it. will not create traffic
congestion on the arterial and collector roads surrounding the proposed
development, or such surrounding collector or arterial roads shall be improved so
that they will not be adversely affected. .
As noted above, the site plan will move existing uses away from Power Plant Road and
allow for better internal vehicle movements, which will actually reduce the impacts of the
operation on Power Plant Road. In addition, since the size of the vehicle fleet and staff
is not changing, there will be no incremental increase in traffic generated by the project.
R. Every residential building shall not be farther than sixty (60') feet from an access
roadway or drive providing vehicular access to a public street.
No residential buildings are proposed.
S. All non-residential land uses within the Planned Unit Development (PUD) shall have
direct access to a collector or arterial street without creating traffic hazards or
congestion on any street.
Power Plant Road is a local road which provides direct access to Cemetery Lane, a
collector street, and then to Main Street, an arterial street.
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Page 14
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T. Streets in the Planned Unit Development (PUD) may be dedicated to public use
or retaJned under private ownership. Said streets and associated improvements
shall comply with all pertinent City regulations and ordinances.
There are no streets contained within the PUD.
k'
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Page 15
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IV. RESPONSE TO CONDITIONAL OSEREvIEW CRITEFlIA
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the Zone
District in which it is proposed to be located.
The consistency of the proposed development with the Aspen Ar~a Comprehensive Plan
has been described above. The intent of the Public (PUB) zone district is "to provide for
the development of governmental and quasi-governmental facilities for cultural,
educational, civic and other government purposes". Maintenance of the City's streets is
an essential government purpose.
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel propOsed for development and surrounding land
uses, or enhances the mixture of complimentary uses and activities in the
immediate vicinity of the parcel proposed for development.
The proposed development will be consistent with the character of the surrounding land
uses by substantially reducing the impacts of the present operation upon the area, while,
at the same time, adding no new impacts (since the size of the fleet and staff will not
change). The reduced impacts will be accomplished by:
(1) housing indoors many vehicles which are presently stored outside, which will
improve the look of the site and reduce start-up and idling time for vehicles,
thereby reducing noise and air quality impacts;
(2) developing a building compound which internalizes the streets department
operation within buildings and a yard and which moves employee and visitor
parking and the fuel island away from the street; and
Aspen City Shop Development Application
Page 16
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(3) providing landscaping to soften the look of the existing and new buildings and
treating the entire site to give it a "finished" look.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
The proposed development should significantly reduce the adverse effects of the current
operation on surrounding properties. The visual impact of storing vehicles and materials
outside will be eliminated by the proposed compound. The landscaping and hard
surface treatment of the interior and exterior of the compound will offer a more finished
look to the site. Noise, vibration and air quality impacts of vehicles being started outside
should be reduced by the new storage buildings. Pedestrian and vehicular circulation
will be improved by internalizing the streets department operation within buildings and a
yard and moving employee and visitor parking and the fuel island away from the street.
D. There are adequate pUblic facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police,
fire protection, emergency medical services, hospital and medical services,
drainage systems, and schools.
Comments have been provided with respect to roads, potable water, sewer, fire
protection and drainage systems elsewhere within this application. The project has no
requirements for, nor impacts on solid waste, parks, police, emergency medical, or
hospital services.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
There are presently 12 full time empioyees of the Department. The applicant hereby
Aspen City Shop Development Application
Page 17
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represents there will be QQ increase in the number of Streets Department employees due
to this project. There is, therefore, no incremental need for affordable housing to be
Supplied by this project.
F. The proposed conditional us.e complies with all additional standards imposed on
it by the Aspen Area Comprehensive Plan and by all other applicable requirements
of this chapter.
The proposal is otherwise in compliance with the Plan and the Land Use Regulations.
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Page 18
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v. RESPONSE TO STREAM MARGIN REVIEW CRITERIA
A. It can be demonstrated that any proposed development which is in the Special
FlOOd Hazard Area will not increase the base flood elevation on the parcel
proposed for development. This shall be demonstrated by an engineering study
prepared by a professional engineer registered to practice in the State of Colorado
which shows that the base flood elevation will not be ralsed, including, but not
limited to, proposing mitigation techniques on or off-site which compensate for any
base flood elevation increase caused by the development.
The 100 year floodplain of Castle Creek has been verified on the site plan by Jeff
Simonson, P.E. It is located entirely within the banks of Castle Creek and does not
impinge upon the proposed building footprint at all. As stated within the report he
prepared, attached as Exhibit D, this development will not raise, or otherwise affect, the
base flood elevation of Castle Creek.
B. Any trail on the parcel designated on the Aspen Area Comprehensive Plan:
ParkS/Recreation/Open SpacetTrails Plan map is dedicated for public use.
A trail is designated along Castle Creek on the Trails Plan Map. This trall is
accommodated by this development in two respects. First, the paved width of Power
Plant Road is indicated as 24'. The road will initially be striped for two 12' wide lanes;
however, at such time as a bike path connection is made to this road, it will be re-striped
as two 10' wide lanes and a 4' bike path, with an 8' graded shoulder. The site plan
illustrates the road configuration with the bike path.
The site plan also designates a Mure trail connection along Castle Creek. This trail is
located off the subject property, and there are not yet easements in place down stream
to accomplish the full trail connection to the Rio Grande Trail system along the Roaring ;::!-
Fork. The applicant is currently working with a title company to verify the ownership of
~
this parcel.
Aspen City Shop Deveiopment Application
Page 19
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C. The recommendations of the ROaring Fork Greenway Plan. are implemented in the
prOposed plan for development, to the greatest extent practiCable.
The Roaring Fork Greenway Plan extends to the f100dplaln of Castle Creek. This project
implements the fOllowing recommendations of the Greenway Plan.
The Greenway Plan recommends "preservation of historical areas and historical structures
along the river". The City Shop represents one of the most unique historical structures
along Castle Creek, which will be renovated and preserved by this development proposal.
The Greenway Plan also recommends that a trail system be established along Castle
Creek, a recommendation which also appears in subsequent City land use, open space
and trails plans. This application identifies the appropriate corridor for this trail.
The Greenway Plan recommends that trees not be cut along the river, that the river not
be filled in and its banks not be graded. It also recommends that disturbed areas be
brought back to as natural a state as possible, including the use of native plant species.
This proposal does not require any trees to be removed, and will not fill in the river nor
grade its banks. The landscape plan proposes that native species of trees and grasses
be planted to soften the building and finish the site. A limited number of ornamental
species are also proposed immediately adjacent to the building, because they are hearty
and not easily damaged.
D. No vegetation is removed or slope grade changes made that produce erosion and
sedimentation of the stream bank.
The proposed development does not propose to remove stream bank vegetation or to
make stream bank slope grade changes.
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Page 20
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E. To the greatest extent practicable. the proposed development reduces pollution
and interference with the natural changes of the river. streiirl1 or other tributary.
The drainage plan for the site. attached as Drawing 7, demonstrates that all surface
dralnage will be collected in a retention area, to guard against the release of any
hazardous runoff from the site. Interior dralnage will be directed through sand, oil and
grease traps before entering the ACSD service lines. The fuel storage tanks, recently
located above ground, will be placed in an EPA approved containment vault on the south
side of the historic building. The vault will be bermed and landscaped on all sides.
A detailed explanation of the drainage plan is contaJned in the letter from Jeff Simonson,
attached as Exhibit D.
F. Written notice is given to the Colorado Water Conservation Board prior to any
alteration or reloCation of a water course, and a copy of sald notice is submitted
to the Federal Emergency Management Agency.
No such alteration or relocation is proposed, so no written notice is required.
G. A guarantee is provided in the event a water Course is altered or relocated, that
applies to the developer and his heirs, successors and assigns that ensures that
the flood carrying capacity on the parcel is not diminished.
Since no alteration or relocation is proposed, no guarantee is required.
H. Copies are provided of all necessary federal and state permits relating to work
within the one hundred (100) year floodplain.
No work is planned within the 100 year floodplain, so no copies of permits are necessary.
Aspen City Shop Development Application
Page 21
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VI. RESPONSE TO GMQS EXEMPTION REVIEW CRITERIA
A.
Except for housing, development shall be considered an essential public L_...r..
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. It shall also be taken into
consideration whether the development is a not-for-profit venture. This exemption
shall not be applied to commercial or lodge development.
Maintenance of the City's streets is clearly an essential public purpose, is available to the
general public, and serves the needs of the City. The buildings are not being constructed
to allow for growth in the size of its vehicle fleet or staff; rather the City intends to provide
storage and maintenance space for its current vehicle fleet, and office and work space
for its present staff.
B. 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 servi~s, and the need for
basic services including but not limited to. \,'Vater 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.
Comments have been provided with respect to employee generation, parking, roads,
water supply, sewage treatment, drainage control, fire and police protection, and solid
waste disposal elsewhere within this.application.
Development of this project will allow the City to continue to maintain the streets, including
frequent sweeping to remove dust and other air pollutants. Maintaining the Streets
Department operation in town will minimize the air quality and energy consumption
impacts of the maintenance operation. As described previously, there will be no runoff
of pollutants from this site, insuring no adverse water quality impacts from the project.
Aspen City Shop Development Application
Page 22
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RnaJly, the project's architectural and landscape plans provide for a development which
is of a more pleasing visual character than is presently the case, one which will be
compatible with surrounding developments.
C. NOtwithstanding the criteria as set forth in paragraphs A and B above, the city
council may determine upon appliCation that development associated with a non-
profit entity qualifies as an essential public facility and may exempt such
development from the GMQS and from some or all such mitigation requirements
as it deems appropriate and warranted.
There are no mitigation requirements from which this project seeks exemption. The
project mitigates its impacts, in conformance with paragraphs A and B above.
Aspen City Shop Development Application.
Page 23
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VII. RESPONSE TO PARKING SPECIAL REVIEW CRITERIA
A. In all other zone districts where the off street parking requirements are subject to
establishment or reduction by special review, the applicant shall demonstrate that
the Parking needs of the residents, guests and employees of the project have
been met, taking into aCCOunt potential uses of the parcel, its proximity to mass
transit routes and the downtown area, and any special services, such as vans,
provided for residents, guests and employees.
As described in Section III of this application, the applicant proposes to provide 10
parking spaces on-site, 7 for employees and 3 for guests. This program will meet the
needs of users of the project, taking into account the van which the Streets Department
now operates, and commits to continue to operate, to transport down valley staff to their
place of employment. If, for any reason, it should become impossibleto continue the van
service, the Streets Department commits to providing employees with bus passes and
requiring their use of the bus, or similar mass transit to travel to and from work.
Aspen City Shop Development Application
Page 24
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VIII. CONCLUSION
The applicant has responded to all criteria of the Aspen Land Use Regulations applicable
to the project, pursuant to direction given by the Planning Office and other City staff
during pre-appliCation meetings. Sufficient evidence has been provided of the project's
compliance with said criteria, and the applicant has made commitments in order to insure
that the proposed development will mitigate all of its development impacts.
Requests by any reviewing agency for additional information, or clarifiCation of the
statements made herein will be responded to by the applicant in a positive, timely
manner.
Aspen City Shop Development Application
Page 25
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\ 3. Areas is which Applicant has
types of reports requested:
Policy Area/
Referral Aaent
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(/It " H;/o
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'f;h/t~tf 4. Review is: ~Z Only)) (CC Only)
~5. Public Hearing: ~ (NO)
f
t""'>; PRE-APPLICA;~;:%~U~Y .. 3/3/13
PRroECX: 1!10 ~ ~dPupA4~NueJL .-
APPLICANT'S REPREsENTATIVE: Ilk ~, /D4.-(r(' ~
REPREsENTATIVE's PHONE: 0 ~f/Z.S' ~.,~ / 5:S-'!{?& f/-Pc--
OWNER'S NAME: 5~ Vert" (~6 T: i.J*G/( ~)
SUMMARy
1. Type of Application: F~d fJitf)/ UK} !a1/~-')1f~//r-~.~
2. .~ Describe action/type of development being requested: I;;;.,:." .
~d IUD IA-- I~ 7T d !J1~ I~ &/Jf~52;(-11.
. . () F~'
.". . . ~
been requested to respond,
Comments
7
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&Z then to CC)
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2- 3 -I- f;J.JI1:.i
6. Number of copies of the application to be submitted:
7. What fee was applicant requested to submit:$;2~"1+- ,,3,~~+s'- ~
PL, (>if:-.-->6- UJd~lS12
8. Anticipated date of submission: U{ji,~
~~ . C9MMENTS/UNIQUE CONCERNS: 'T: a1..-k,; /;1a.t.(--;/
d"t, (h"tfr ',"~ 3/,Q (i'''---:;j- c
! /:? frm. pre app
:'Pj 1 fit- /yI)?v~~~l - 5')'1 J/pJLf,~j;oi;) 0/1'1 -
I Lpu (fll wi UrJlit:Lpf,~1) .2 5t.p c . /,
11" ( I'm rlnRI..- '5/11.-
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Exhibit B
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CITY OF ASPEN
City Attorney's Office
130 South Galena
Aspen, Colorado 81611
(303) 920-5055
MEMOR4NDUM
TO:
Leslie Lamont
John P. Worcest~~ ___
Amy Margenun ~A()~
March S, 1993
FROM:
DATE:
RE:
City Shop Renovation
This is to document that the City Shop scheduled for renovation and rehabilitation is located on
land owned by the City of Aspen.
This is to further document the fact that Alan Richman is authorized to represent the City of
Aspen in obtaining all governmental approvals necessary for the renovation and rehabilitation
of the City Shop.
~.frm
I""'.
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Exhibit C
Ust of Property Owners Wrthin 300'*
Johnnie Mae Alderfer
P.O. Box 10880
Aspen, Colorado 81612
H. Montgomery and Paula Loud
3020 Middlebelt Road
Orchard Lake, Michigan 48323
Kirk and Petra Gregory
P.O. Box 10055
Aspen, Colorado 81612
Ann Mass
400 West Main Street
Aspen, Colorado 81611
Robert Camp/Cynthia Curlee
P.O. Box 692
Aspen, Colorado 81612
Dona Stuart
P.O. Box 11733
Aspen, Colorado 81612
Clarence Blackwell
P.O. Box 3244
Annapolis, Maryland 21403
Sarah R. Gulick Werner
510 Cemetery Lane
Aspen, Colorado 81611
James E. GerbazlCherie G. Oates
P.O. Box 72
Aspen, Colorado 81612
George and Connie Madsen
931 West Francis Street
Aspen, Colorado 81611
Crystal Palace Corporation
P.O. Box 32
Aspen, Colorado 81612
Joseph and Anneliese Cosniac
200 Patterson
San Antonio, Texas 78209
Carl R. and Catherine M. Bergman
P.O. Box 1365
Aspen, Colorado 81612
George Brennan
1441 Avacado
Newport Beach, California 92660
Katie Skiff
920 West Hallam Street
Aspen, Colorado 81612
*
This list was copied from a list prepared by Aspen Title Company; pre-addressed
envelopes have also been submitted as part of this application.
,-"
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SLJRlIEYORS ~J
-:::icI
M
SCHIIIUESER
_MEYER
(303) 945-1004
FAX (303) 945.5948
1001 Grand Avenue. Suite 2E
GlenwOOd Springs. CO 81601
March 25, 1993
Mr. Dave Gibson
Gibson Reno Architects
418 East Cooper, Suite 207
Aspen, CO 81611
RE: Aspen City Shop Drainage and Floodplain
Dear Dave:
Per your request, Schmueser Gordon Meyer has evaluated the site plan for the Aspen City Shop
improvements Proposed per your project #9303. You will find attached a drawing which
identifies the 100-year flood hazard line location as well as proposed drainage patterns for the
proposed site. The Proposed drainage patterns as identified on the drainage and grading plan
are presented at this point in time in schematic format. What has been shown on the drawings
are the Proposed facilities to handle the runoff from the site in accordance with City of Aspen
drainage regulations. The major features being provided to handle drainage for this site are the
Proposed south off-site intercept swale, the proposed west off-site intercept swaIe, and the
infiltrator percolation bed (located in the courtyard).
The 100-year flood hazard line of Castle Creek has been shown on the drainage and grading plan
with respect to the Aspen City Shop property. As can be interpreted from the drainage and
grading plan, the Proposed construction on the Aspen City Shop property will have no impact
upon the floodplain for Castle Creek. In addition, no special construction or facilities are
needed to protect this property from the 100-year floodplain oof Castle Creek. The flood hazard
line was located utilizing the 1987 FEMA Flood Insurance Study for Pitkin County and
unincorporated areas. Both planimetric information and vertical information was utilized from
this report. You will note that two delineations of the 100-year flood hazard line have been
identified on the drainage and grading plan. The delineation of the flood hazard line utilizing
planimetric information (i.e., Panel 203 of 325) provides for one delineation of the floodplain.
Vertical information (i.e., proille information) for Castle Creek found within the 1987 FEMA
Flood Insurance Study also provided a separate, more detailed delineation of floodwater depths
from Castle Creek. It is important to note that the lOO-year flood hazard line as delineated from
the planimetric information is the legally adopted location of the 100-year flood hazard line.
This particular location or delineation of this line would be the one used by the regulatory
agencies regarding floodplain matters.
The remainder of this letter will discuss the approach and intent of the drainage plan (as shown
schematically on the drainage and grading plan). The in.tent of the drainage plan was to limit
the peak runoff (in a developed condition) from this site to. the historic rate of runoff based upon
March 25, 1993
Mr. Dave Gibson
Page 2
the lOO-year rainfall event. In addition, the intent was to provide a m.eans of pollutant removal
in the storm water runoff prior to discharge back to Castle Creek or underlying groundwater.
The drainage calculations (based on the rational method of runoff estimation) utilized three
basins to evaluate the runoff characteristics for this site. The first of the basins would be
described as (referencing the drainage and grading plan) that portion of land tributary to the
proposed 18- diameter CMP near the. southeast comer of the site. Boundaries of this basin can
be described as being the south property line of the Aspen City Shop property running westerly
to the centerline of Power Plant Road; then heading in a northwesterly direction along the
centerline of Power Plant Road to the point where Power Plant Rod reaches the top of the
adjacent hill located on the west side of the Aspen City Shop property. From that point, the
boundary proceeds in a southerly direction along the top of the hill to the centerline of Colorado
State Highway 82. From that point, the boundary would head in a southeasterly direction back
down the hillside into the Castle Creek Valley floor. This line of the boundary would tie into
Power Plant Road (at the switchback) and then head in a northerly direction down Power Plant
Road to the culvert. We have defined this basin as being Basin 1. The overall acreage in this
basin was approximately 1.75 acres. A surface analysis of this basin evaluating runoff
coefficients and time of concentration concluded the following flow rates from Basin I:
Flow Rate~ From Ba.in I
Q., = 2.01 cfs
Q,oo = 2.90 cfs
The second basin provided with this drainage plan can be described as follows: Beginning at
the high point located at the southwest comer of the western covered storage building, the
boundary for Basin 2 then heads to the centerline of Power Plant Road and Prnreeds uphill along
the centerline of Power Plant Road to an elevation of approximately 7890 feet. From that point,
the boundary Proceeds in a southeasterly direction (i. e., downhill) to the location of the overflow
line outfall. This location can be readily interpreted as ~ing near the northwest comer of the
Aspen City Shop property. The boundary then heads from this location in a southerly direction
to the middle of the maintenance shop. From this location, the basin line will run in a southerly
direction along the peak of the maintenance shop to the south edge of the maintenance shop.
The boundary then Proceeds in a westerly direction to the northeast comer of the western
covered storage building. From this point, the boundary then proceeds to the southern edge of
the western covered storage building where it then ties back into the high point near the
southwest comer of the western covered storage building. The detailed surface analysis and
flow calculations for this basin revealed. the following:
SCHMUESER GORDON MEYER, INC.
'~
, j
March 25, 1993
Mr. Dave Gibson
Page 3
Flow Rate!! from Ratin 2
Q,. (existing) = 0.61 cfs
Q.., (existing) = 0.93 cfs
Q,. (Proposed) = 0.73 cfs
Q. (Proposed) = 1.07 cfs
Required recharge volume = 116.4 C.P.
Detention volume = 120 C.P.
The remaining basin utilized in this drainage plan is that of Basin 3, which can basically be
described as the remaining area encompassing the Aspen City Shop property. Essentially, this
basin can be described as beginning at the southwest corner of the covered storage building
(west); then heading in a southeasterly direction to the southern property line of the Aspen City
Shop poo!'<"ty. Prom this location, the boundary would head in an easterly direction to the
centerline of Power Plant Road. The boundary would then head in a northeasterly direction
along the centerline of Power Plant Road to the north edge of the driveway into the courtyard
area of the proposed Aspen city Shop building. Prom this location, the boundary would then
head in a northwesterly direction towards the southeast corner of the administration building.
The boundary would then head in a westerly direction around the inside perimeter of the
courtyard back to the high point located near the southwest corner of the western covered
storage building. The summary of flows and volumes from Basin 3 are as follows:
Flow Rate!! Prom Ra.in 3
Q,. (existing) = 1. 66 cfs
Q", (existing) = 2.43 cfs
Q,. (Proposed) = 2.3 cfs
Q,,,, (Proposed) = 3.04 cfs
Required recharge volume = 384 C.P.
Detention volume = 366 C.P.
SCHMUESER GORDON MEYER, INC.
J
March 25,1993
Mr. Dave Gibson
Page 4
Based upon the results of our calculations, it is obvious that the peak: flows, recharge and
detention volumes were somewhat minor from the standpoint of de'oigning drainage structures
capable of handling these storm volumes. This holds true uOI,ming runoff can be handled
independem}y in each basin. Because the runoff generated in Basin 3 is subject to pollutants,
such as fine sediment and hydrocarbons from petroleum products associated with mainten:a11Ce
activities, we have elected to elimin'lte any off-site flows entering Basin 3. You will note that
we proposed the south off-site intercept swaIe to divert drainage from Basin I directly into
Castle Creek prior to entering Basin 3. This would require the provision of an 18" diameter
CMP under Power Plant Road. In addition, we Proposed the west off-site intercept swaIe to
serve basically the same purpose as that of the south off-site intercept swaIe. However, near
the outfall of Basin 2 (i.e., northwest comer of prope.ty), provision of a small
recharge! detention pond would be required prior to outfall to Castle Creek.
Finally, as can be interpreted from the drainage arrows within the Aspen City Shop property
itself, we are intending that drainage within Basin 3 flow to a centIal inlet located near the center
of the courtyard area. From this point, drainage would enter into an inlet sump chamber with
the capabilities of having first stage sediment removal and an oil/grease trap. The purpose of
the oil/grease trap would provide for a location to collec.t pollutants generated from maintenance
activities on the Aspen City Shop Pl'Ope. t 1. Once the runoff water leaves the inlet sump
chamber, it will flow through a series of three infiltrator units used for second stage sediment
removal.
Next, the water would enter into the overflow sump chamber where a final stage of sediment
removal and oil/grease trap is provided. From the overflow sump chamber, the water will move
into a 12" diameter PVC header pipe which services three main storage leaders into the
infiltrator storm water disposal system. It is important. to note that the storage volume in the
infiltrator storm water disposal system is capable of handling the entire volume of water
generated from the 25-year rainfall event. This equates to a volume of water of 1380 cubic feet.
This volume of water is far in excess of the recharge! detention requirements as calculated for
Basin 3. The purpose of over-sizing the infiltrator stonn water disposal system was to, on a
normal operating basis, provide not only sediment removal and a location for which pollutants
can be collected from the storm water, but to provide a final filtering treatment to the storm
water prior to discharge to the groundwater. The provision of the overflow line to Castle Creek
located in the overflow sump chaniber is strictly provided as a safety mechanism in case a runoff
event (water-producing event) occurs in the COurtyard that will create volumes of water in excess
of the capacity of the infiltrator storm Water disposal system. A good example of a scenario
capable of creating a problem such as this would be a waterline break.
In summary, on the attached grading and drainage pian, you will find in schematic form the
intended methods of handling runoff for the Aspen City Shop project. We feel that this drainage
SCHMUESER GORDON MEYER. INC.
f/)
f
March 25, 1993
Mr. Dave Gibson
Page 5
plan is consistent with the City of Aspen drainage requirements. We feel further that this system
provides a high level ~tment to pollution control from the storm water generated from
activities associated with vehicle maintenance and fueling centers.
Upon your review of this letter and enclosed map, please call if you have any questions or
comments.
Sincerely,
SCIIMUEsER GORDON MEYER, INC.
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/'l',I)"
J my u~imonson, P.E.
;'[1 fs
JSS:lecl93046
Enclosure
SCHMUESER GORDON MEYER. INC.
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}~358408 07i.}?3 15: 51 Pee ,.:35. OCl Bf'::
Silvia Davis, Pitkin'Cnty Clerk, Doc
7 ('\'8
$.00
595
ORDINANCE NO.32
(SERIES OF 1993)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING AP~ROVAL OF A FINAL
PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT PLAN AND GROWTH
MANAGEMENT QUOTA SYSTEM EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES
AND VESTED RIGHTS FOR THE ASPEN CITYSHOP. LOCA,TED AT 1080 POWER
PLANT ROAD, A 1.24 ACRE~ETES AND BOUNDS PARCEL IN .THE CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Aspen City Shop has occupied the historic Castle
Creek Hydroelectric Power Plant location since the mid 1950' s
without any major expansions or renovations; and
WHEREAS, the Streets Department has needed more modern and
efficient operating conditions to optimize the maintenance
functions for the City's fleet of vehicles and heavy equipment; and
WHEREAS, after input from the city's "Blue Ribbon Committee",
a Master Plan for the city Shop was endorsed by the city Council
) and adopted by the Planning and Zoning commission in November of
1992; and
WHEREAS, the City Shop parcel is zoned Public (PUB) with a PUD
(Planned unit Development) overlay; and
WHEREAS, the City of Aspen Streets Department (Applicant)
submitted an application (the "Plan") to the Planning Office for
Final (Conso:I.idated) PUD. review, GMQS Exemption for Essential
Public Facilities, Stream Margin Review, Special Review for
Parking, and Conditional Use for a maintenance shop in the Public
(PUB) zone; and
WHER~AS, the Planning Office received referral comments from
the City Engineer, Housing Office, Fire Marshal's Office, Parks
')
/
Department, Sanitation District, and the Environmental Health
1
...J
#358408 07/01/93 """"'51 F<eci.$35_00 BK
Silvia Davis, Pitkln Cnty ~lerk. D6c
716 F'G
$_00
/1
~ ,
Department; and
WHEREAS, upon review of the application, referral comments,
and the applicable code standards, the Planning Director forwarded
a recommendation for approval of the Plan with conditions to the
Planning and Zoning Commission; and
WHEREAS, the Planning and Zoning commission reviewed the
development proposal in accordance wi~h. those. procedures set forth
at Section 24-6-205 (A) (5) (b) a.nd Section 24-7-903 (C) (3) of the
Municipal Code and did conduct a public hearing thereon on May 4,
1993; and
WHEREAS, upon review and consideration of the plan, agency and
public comment thereon, and those applicable standards as contained
in Chapter 24 of the Municipal Code, to wit, Division 9 of Article
) 7 (Planned unit Development), Division 4 of Article 7 (Special
Review), Division 5 of Article 7 (Development in an Environmentally
Sensitive Area - Stream Margin Review), section 8-104 (C) (1) (b) of
Article 8 (Growth Management Quota System Exemptions by city
Council for Essential Public Facilities), and Division 3 of Article
7 (Conditional Use Review), the Planning and Zoning commission has
recommended final approva~ of the Aspen city Shop project subject
to conditions, to the City council; and
WHEREAS, the Planning and Zoning Commission further granted
Special Review approval .for parking in a Public (PUB) zone
district".stream Margin Review, and Conditional Use approval for
a maintenance facility in a Public (PUB) zone district; and
)
I
>>
WHEREAS, the Aspen city Council has reviewed and considered
2
,<358408 07/01~ 15: 51. Rec: $35.00 Bf< 7160 597
Silvia Davis. Pitkin Cnty Clerk, Doc $.00
-, the Plan under the applicable provisions of the Municipal Code as
identified
herein,
has
reviewed
and
considered
those
recommendations and approvals as granted by the Planning and zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the city Council finds that the Plan meets or exceeds
all applicable development standards and that the approval of the
Plan, with conditions, is consistent with the goals and elements
of the Aspen Area Community Plan and the City Shop Master Plan; and
WHEREAS, the city council finds that this ordinance furthers
and is necessary for pUblic health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
)
section 1:
Pursuant to section 24-7-903 B. (Planned unit
Development review standards) of the Municipal Code, and subject
to those conditions of approval as specified hereinafter, the City
Council finds as follows in regard to the Plan's planned unit
development component:
1. The Developer I s final plan submission is complete and
sufficient to afford review and evaluation for approval.
2. The Plan is consistent with the Aspen Area Community
Plan.
3. The Plan is consistent with the character of existing
land uses in the. surrounding area.
4. The Plan will not adversely affect the future development
~f the surrounding area.
5. The Plan approval is being granted only to the extent to
which GMQS exemptions are obtained by the applicant.
I section 2: Pursuant to the findings set forth in section 1 above,
3
#:.'.1584('-")7/01.193 15,51 Ree ~35.000 716 PG ~'?e
Silvia vavis, Pitkin Cnty Clerk, Lu~ ~.6o
the city Council grants consolidated Final PUD development plan
approval for the Aspen City Shop subject to the following
conditions:
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
2. A public right-of-way shall be dedicated through the property
for Power Plant Road. The right-of way shall be approximately
32' wide at the south property line, flaring to 45' at the
north property line. It shall be no closer than 5' to the
historic structure. Dimensional limitations of the project
may change because of the r.o.w. dedication, but will not
effect the PUD approval. The dimensional limitation of the
project shall be stated in the PUD agreement and shall be
illustrated on the recorded PUD Plan.
3. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifreeze, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
)
4.
The Final PUD Development Plan and PUD Agreement shall be
recorded in the office of the Pitkin county Clerk and
Recorder. Failure on the part of the applicant to record the
documents within a period of one hundred and eighty (180) days
following approval by the city council shall render the
approvals invalid.
5. The Castle Creek bank along the east side of Power Plant Road
shall be cleaned up as part of the general .site/stream bank
clean-up. The Applicant shall work with staff to address the
erosion and street sand sedimentation problems. Solutions may
include, but shall not be limited to curb and gutters, drop
inlets with clean-outs, valley pan run-off control, and
channel drains which-can be cleaned out.
section 3: Pursuant to section 24-8-104 C.1.b. of the Municipal
Code, the city Council finds as follows in regard to the
Applicant's request for Growth Management Quota System development
exemption "for essential public facilities:
1.
The City's proposal for renovation and expansion of the
City Shop facility is essential for the public purpose
of maintaining the city I s fleet of vehicles and road
maintenance equipment for the citizens of the City of
)
,
4.
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S i 1 'y i ~~ Da vis ~ F'i t kin en t y L. er' :: , 0 -+,. ~ -
Aspen and the general public.
2. The renovation and expansion of the city Shop facilities
causes no increased impacts of additional employees,
parking, road and transit services, or basic services
including water, sewage and drainage, emergency services,
and solid waste disposal and does not adversely affect
the air, water, land, energy resources, and is visually
compatible with the surrounding area.
seotion 4: Pursuant to the findings set forth in section 3 above,
the city council grants Growth Management Exemption for an
essential public facility for the following new development and
renovation at the Aspen City Shop:
1) the renovated power plant building of 5,171 s.f.;
2) a new 3,480 s.f. cold storage shed replace the existing
building;
3) a 8,245 s.f. maintenance shop building with upper mezzanine
for storage; and
)
4) a 1,920 s.f. administration building for offices, employee
areas and restrooms.
seotion 5: All material representations and commitments made by
the developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Historic Preservation Committee, the Planning and zoning commission
and or city Council, are hereby incorporated in such plan
development approvals and the same shall be complied with as if
fully set forth herein, unless amended by other specific
conditions.
Seotion 6:
Pursuant to section 24-6-207 of the Municipal code,
..
the city council does hereby grant the applicant vested rights for
the Aspen City Shop Final PUD Plan as follows:
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1.
The rights granted by the site specific development plan
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approved by this Ordinance shall remain vested for three (3)
years from the date of final adoption specified below.
However, any failure. to abide by the terms and conditions
attendant to this approval shall result in forfeiture of said
vested property rights. Failure to timely and properly record
all plats and agreements as specified herein and or in the
Municipal Code shall also result in the forfeiture of said
vested rights.
2. The approval granted hereby shall be subject to all rights of
referendum and judicial review.
3. Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or the
general rules, regulations or ordinances or the City provided
that such reviews or approvals are not inconsistent with the
approvals granted and vested herein.
4. The establishment herein of a vested property right shall not
preclude the application of ordinances or regulations which
are general in nature and are applicable to all property
subject to land use regulation by the City of Aspen including,
but not limited to, building, fire, plumbing, electrical and
mechanical codes. In this regard, as a condition of this site
development approval, the developer shall abide by any and
all such building, fire, plumbing, electrical and mechanical
codes, unless an exemption therefrom is granted in writing.
section 7: This Ordinance shall not effect any existing litigation
and shall not operate as an abatement of any action or proceeding
now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and
concluded under such prior ordinances.
section 8: If any section, subsection, sentence, clause, phrase,
or portion of this Orl1inance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
section 9:.. The City Clerk shall cause notice of this Ordinance to
be published in a newspaper of general circulations within the city
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of Aspen no later than fourteen (14) days following final adoption
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hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24, Article 68,
Colorado Revised Statutes, pertaining to the following-
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
section 10: That the city Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
section 11: A public hearing on the Ordinance shall be held on the
/1 day of ~, 1993 at 5:00 in the City Council Chambers,
Aspen City ~n Colorado, fifteen (15) days prior to which
hearing a public notice of the same shall be published in a
""') newspaper of general circulation within the City of Aspen.
./
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
byt~f;1",h;,~;y Council
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of the city of Aspen on the ~~
day of
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Joh Bennett, Mayor
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and a proved this ~I
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John Bennett, Mayor
day of
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 03~29/93
DATE COMPLETE: 11 _()
STAFF MEMBER: KJ
PROJECT NAME: Citvshop Final PUD. Conditional Use. Stream Marqin.
Parkinq S~ecial Review and GMOS Exemption
Project Address: 1080 Power Plant Rd. .
Legal Address: .
PARCEL ID AND CASE NO.
A19-93
APPLICANT: city ofAs~en streets Department.
Applicant Address: .
REPRESENTATIVE: Alan Richman
Representative Address/Phone:
Jack Reid
Box 3613
Aspen. CO
81612
920-1125
===============================================7===~====~~====
FEES:
PLANNING
ENGINEER
HOUSING
ENV. HEALTH
TOTAL
$2669.00
$ 93.00
$ 55.00
$ 55.00
$2872.00
# APPS RECEIVED
# PLATS RECEIVED
23
2
(.&Z Meeting
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'\ \"'-Y \<,~Meeting Date
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TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: 2 STEP:-4.- i i""\
r::::;/d r; NO ()"\)' od~t. f#
Date -1- I PUBLIC HEARING: ~ YES'-:> rr l- 1f"
/'?Y VESTED RIGHTS: YES NO (}"/..ce \ . ,~,[ci
6/;:-i; ,jP PUBLIC HEARING: YES /'Ncf ~f0 if~Vr-\
'(pI I ~ '1,. VESTED RIGHTS: YES ~ ' 1!JJt;0.. j
DRC Meeting Date I ~/..--- f'i> I b ,H
v \J 0 \ 1 f'\ I
==================--=========================================== .~
REFERRALS: .,
. City Attorney )", Parks DepL School District
. . ~
=#= City Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir. k' Fire Marshal COOT
Aspen Water x: Holy Cross Clean Air Board
city Electric Mtn. Bell Open Space Board
X Envir.lltth. X ACSD 'Other
Zoning Ene:cgy Center Other
DATE REFERRED: 3/30 INITIALS: SL<L) DUE: L/ / It.,
================~=================~==~~=~~=f.l==~r~~====~====~,=
FINAL ROUTING: DATE ROUTED: '),,7'} V\INITIAL:~
___ City Atty ___ City Engineer ___Zoning ___Env. Health
___ Housing ___ Open Space Other:
FILE STATUS AND LOCATION:
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PUBLIC NOT.ICE
RE: ASPEN CITY SHOP FINAL PLANNED UNITDEYELOI>ME~T, C'ONDITIONAL
USE REVIEW, STREAM MARGIN REVIEW, PARKING SPECIAL REVIEW AND
GMQS EXEMPTION .
NOTICE IS HEREBY GIVEN .that apubl-ichearing will beheld on
Tuesday, May 4, 1993 at a meeting to begin at 4:30 pm before the
Aspen Planning and zoning Commission, 2nd Floor Meeting Room, 130
South Galena Street, Aspen, Colorado to consider an application
submitted by the. city of Aspen streets .Department;. 1080 Power Plant
Road, Aspen, CO. The applicants are requesting Final PUD approval,
Conditional Use approval for maintenance. facilities in the Public
(PUB) zone district, Stream Margin Review, GMQS Exemption for an.
essential public facility,. and special Review for parking. The
Aspen City Shop is located at 1080 Power' Pla):1t. Road, Aspen, CO.
For further information, contact Kim Johnson at the Aspen/ Pitkin
.Plan:ling Office, 130 S. Galena st., A$'pen, 'co 920-5100
s/Jasmine Tvqre. Chairman.
Aspen Planning and zoning commission
Published in The Aspen Times on April 16, 1993.
city of Aspen Account.
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Public Notice
RE: 1080 Power Plant Road - City Shop Final Development
NOTICE IS HEREBY GIVEN that a PUblic hearing will be held on
Wednesday, May 26, 1993, at a meeting to begin at 5:00 pm before
the Aspen Historic Preservation Committee in the second floor
meeting room, City Hall, 130 S. Galena street, Aspen, Colorado, to
consider an application submitted by the city of Aspen streets
Department, 1080 Power Plant Road, Aspen, CO.. The Applicants are
requesting Final Development approval for the City Shop complex
including renovation of the existing building and the addition of
a cold storage shed, maintenance shop building, and an
administrative building.
For further information, contact Amy Amidon at the Aspen Pitkin
Planning Office, 130 s. Galena st., Aspen, CO. 920-5090.
s/William J. Poss. Chairman
Aspen Historic Preservation Committee
--~--~----~--~-------~~--~~~~--~-~---~----~~----~------~----------
------------------------------------------------------------------
Published in the Aspen Times on May 7, 1993.
City of Aspen Account
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VI' I ~
MEMORANDUM
TO:
THRU:
Mayor and city Council
Amy Margerum, City Manage
Diane Moore, City Planning Directo~
-.
THRU:
FROM:
Kim Johnson, Planner
RE:
Aspen city Shop Project - Final PUD Development Plan,
GMQS Exemption for Essential Public Facilities, and
Vested Rights: Second Reading of Ordinance 32, 1993
DATE:
June 14, 1993
--------------------------~---------------~~~~~-~~~~~-~~~~~~~--
---------------------------------------------------------------
SUMMARY: The Planning and Zoning Commission recommends approval
of the Final PUD Development Plan and GMQS Exemption with
conditions. The Commission has approved the Stream Margin Review,
Conditional Use and Special Review for Parking.
First reading of Ordinance 32 was held on May 24, 1993. since
first reading, the City Engineer has made a final determination
that the right-Of-way dedication for Power Plant Road shall range
between 32' and 45' to provide a 5' buffer in front of the historic
structure. Attached as Exhibit "E" is a site plan illustrating the
proposed r.o.w. Ordinance 32 has been updated to reflect this
condition. Also, the sizes for two buildings has been changed
based on more detailed architectural drawings. The new sizes .are
presented in the "Current Issues" section of this memo.
BACKGROUND: The City of Aspen Streets Department is the Applicant
for the proposed renovation and addition to the 1.24 acre parcel
located at 1080 Power Plant Road. The parcel is zoned Public
(PUB). The project seeks to renovate the existing historic power
plant building currently used for storage and maintenance of the
ci ty' s auto and heavy vehicle fleet. The proposed use is for
heated storage of large vehicles in order to increase their life
expectancies, saving thousands of dollars.
Also included in the construction is a new cold storage shed, a
maintenance shop, and an administrative building. The emphasis of
the plan is to create a more efficient use of the existing historic
structure for heated storage of essential vehicles, while creating
a modern maintenance shop and .office complex in the other two main
buildings. Please refer to the application booklet for a complete
description of the sizes of buildings and specific uses of each,
and for project clarifications, Exhibit "A". Complete referral
memos from various agencies are attached, Exhibit "0".
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Process: The Applicant has requested, and the Planning Director
has agreed to process this application as a consolidated two-step
PUD plan finding that no greater public benefit is derived from a
four step review. staff recognizes the prior planning efforts for
this site associated with the Master Plan process. If the Council
believes that the appropriate process is four-step PUD, staff will
precede in that manner. The Planning Commission found the two-
step to be appropriate for this project.
The Planning Office received referral comments from the following
departments. Complete referral memos are attached as Exhibit "D".
Several referral comments have been translated into conditions of
approval.
-----------------------------
CURRENT ISSUES: After the City Shop parcel was rezoned to Public
(PUB) in 1992, the City Council initiated a master plan process for
the future uses/development of the site. One design alternative
was chosen from among 5 options. The Master Plan was endorsed in
November 1992 after months of input from staff, neighbors, and the
Blue Ribbon (capital asset) Committee. Based on revised drawings,
the following building sizes are proposed (originally presented
sizes are in parentheses):
- the renovated power plant building of 5,171 (5,099) s.f.
converted to heated storage for 12 large vehicles and a sign
shop;
- a new 3,480 s.f. cold storage shed for 8 large vehicles and
supplies to replace the existing building;
- a 8,245 (6,297) s.f. maintenance shop building with upper
mezzanine for storage; and
- a 1,920 s.f. administration building for offices, employee
areas and restrooms.
The site received Conditional Use approval for the existing
maintenance shop facility in February 1992 and Historic Landmark
Designation status in April 1992. Most recently, the May 4, 1993
public election resoundingly passed a bond initiative for the City
Shop Project.
Planned unit Development (PUDI: The property is included within
a PUD overlay. Approval of a Final Development Plan is required
for each PUD proposal. Per the Land Use COde, consolidation of
Conceptual and Final reviews is allowed if the Planning Director
determines that "the full four step review would be redundant and
serve to pUblic purpose". Staff and the Commission believe that
since the site has already undergone a complete Master Plan review
with input by neighbors and the Blue Ribbon Committee, a four step
2
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review is excessive and will serve no useful public purpose.
The purpose of Planned Unit Development (PUD) designation is to
encourage flexibility and innovation in the development of land
which:
A. Promotes greater variety in the type, design, and layout
of buildings.
B. Improves the design, character and quality of
development.
C. Promotes more efficient use of land, public facilities,
and governmental services.
D. Preserves open space to the greatest extent practicable.
E. Achieves a compatibility of land uses.
F. Provides procedures so that the type, design, and layout
of development encourages the preservation of natural and
scenic features. .
staff believes that these requirements have been satisfied by the
proposed design. The specific review criteria set forth in Section
24-7-903 of the Aspen Municipal Code are attached as Exhibit "B".
The Planning Commission took into consideration the City Engineer's
request to dedicate a 45' wide strip of the property as right-of-
way for Power Plant Road (as this road is not an official right-
of-way) . It was recognized by the Commission that if the
dimensional elements of the site (ie. FAR or open space) would
change because of a r.o.w. dedication, it would not affect the
actual development as reviewed. It would be in effect a paper
change to the PUD approval. Discussions with the Zoning
Enforcement staff indicate that no dimensional limitations must be
changed per the definition of "Lot Area". This definition requires
that only existing easements are excluded from lot area. Thus, the
proposed 32' to 45' easement will not affect the site's lot area.
- --------------------'------"--'-,-,-
GMOS Exemption for Essential Public Facilities: Section 8-104
C. 1. b. the Council may exempt construction of essential pUblic
facilities. The Commission reviews the project and recommends
approval of GMQS Exemption to Council. Section 24-8-104.C.1.b.
reads:
(i)
Except for housing, development shall be considered an
essential pUblic facility if it serves an essential
public purpose, provides facilities in response to the
demands of growth, is not itself a growth generator, is
available for use by the general public, and serves the
needs of the city. It shall also be taken into
consideration whether the development is not-for-profit
venture. This exemption shall not be applied to
commercial or lodge development.
3
(H)
(Hi)
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A development application shall demonstrate that the
impacts of the essential public facility will be
mitigated, included those associated with the generation
of additional employees, the demand for parking, road and
transit services, the need for basic services including
but not limited to water, sewage, drainage, fire and
police protection, and solid waste disposal. It shall
also be demonstrated that the proposed development has
negligible adverse impacts on the city I s air, water,
land, and energy resources, and is visually compatible
with the surrounding areas.
Notwithstanding the criteria as set forth in paragraphs
(i) and (ii) above, the city council may determine upon
application that development associated with a nonprofit
entity qualifies as an essential public facility and may
exempt such development from GMQS and from some or all
such mitigation requirements as it deems appropriate and
warranted.
Response: The City Shop proposal is a reuse of an existing
building and modest expansion of maintenance and administration
space. The proposal complies with the paragraphs above in that it
will serve the public in many critical ways by supporting street
maintenance/repair, plowing, and maintenance of the 100+ vehicle
city fleet.
The streets Department has made no major improvements to their
facilities in recent years to accommodate the community's growth.
The Shop is not a growth generator itself (the same number of
employees currently working at or out of the site will remain the
same). Although not typically a public destination, the new shop
complex is available to the public as any other public facility.
And doubtlessly, the Shop does and will continue to serve the
citizens and guests of Aspen.
----------------------------------
PUBLIC COMMENT: A.ttached. as Exhibit "C" is a letter to the
Planning Commission from Robert Camp and Cynthia Curlee, neighbors
on Sneaky Lane. They request the following three items: the stream
bank be cleaned up of various debris; the street cleaning trucks
not allow their refuse to filter into the creek; and a curb be
installed along the east side of Power Plant Road and the riparian
zone be rehabilitated.
The Streets Department has responded by committing to clean up the
river bank and to dump the street cleaning trucks at another
location (water plant). Rinsing the trucks will .still occur at the
shop however. At the Commission meeting, the project
representatives discussed how curbing the. riverside portion of
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Power Plant Road would be a detriment to drainage in the area and
advised against such an undertaking. staff visited the site on May
18th to look at the riparian vegetation and found that for the most
part, the stream bank supported healthy, young vegetation of
cottonwood saplings and grass. Two areas totaling approximately
50 linear feet showed signs of erosion and or deposition of road
"sand" down the bank. Little or no vegetation occurred in these
two areas. Staff recommends that this portion of the Castle Creek
bank be cleaned up as part of the general sitejstreambank clean-
up, and that the Applicant work with staff to address the erosion
and sedimentation problem. Solutions may include, but not be
limited to, curb and gutters, drop inlets with clean-outs, valley
pan run-off control, and channel drains which can be cleaned out.
Condition number 5 in the ordinance commits the applicant to clean
up this section of the river bank and to work with staff to address
the erosion/sedimentation problem.
VESTED RIGHTS: Pursuant to Section 24-6-207 of the Municipal Code,
Council shall grant vested property rights for three years from the
date of a project I s final approval. Ordinance 32 contains the
necessary language for vested rights.
PLANNING COMMISSION RECOMMENDATION:
of the Final PUD Development Plan
Essential Public Facility for the
following conditions:
The P&Z recommends approval
and GMQS Exemption for an
Aspen City Shop with the
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
2. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifreeze, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
3. All material representations made by the applicant in the
application and during public meetings with the Historic
Preservation Committee, the Planning and Zoning Commission and
City Council shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
4. The Final PUD Development Plan and PUD Agreement shall be
recorded in the office of the Pitkin County Clerk and
Recorder. Failure on the part of the applicant to record the
documents within a period of one hundred and eighty (180) days
following approval by the City Council shall render the
approvals invalid.
In addition to the P&Z recOmmended conditions, staff recommends the
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following condition:
5. The Castle Creek bank along the east side of Power Plant Road
shall be cleaned up as part of the general site/streambank
clean-up. The Applicant shall work with staff to address the
erosion and street sand sedimentation problems. Solutions may
include, but shall not be limited to curb and gutters, drop
inlets with clean-outs, valley pan run-off control, and
channel drains which can be cleaned out.
Attachments:
Application Booklet
Exhibits:
"A" - Clarification Letter From Project Representative Alan Richman
"B" - PUD Review Criteria and Staff Response
"C" - Letter from Robert Camp/Cynthia Curlee
"0" - Complete Referral Memos
"E" - site Plan with Proposed R.O.W. Dedication
"F" - Dimensional Update from Alan Richman
cityshop.fin.pud.ccmemo
6.
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3'~ 961S. ?I~. ~,,~. 1'1612
1'~ (S()S) 92()-1125
April 28, 1993
City Council RYhfhlt It
Approved --:fff- , I' _ _,
~Orobu~ .
HAND DELIVERED
Ms. Kim Johnson
Aspen/Pitkin County Planning Office
130 South Galena street
Aspen, Colorado 81611
RE: RESPONSE TO ASPEN CITY SHOP REFERRAL COMMENTS
Dear Kim,
Thank you for this opportunity to review the referral comments
received by the Planning'office with regard to the Aspen city Shop
development application and to provide you with our responses to
the conditions recommended by the various referral agencies. I
will only respond to those comments which recommend conditions for
the project to meet.
We agree with the recommendations of the City Parks Department with
regard to moving the spruce trees and the use of irrigation water.
If P&Z wants us to reduce the density of the shrub plantings in
front of the shop entrance, we will do so.
The statements made by the ACSD and the Environmental Health
Department accurately describe, and are consistent, with our
planned sewage disposal system. bur Engineer is currently
evaluating the comments made by Environmental Health with respect
to water impacts.
We have the following responses to the city Engineer's memo:
We will designate a fisherman's easement along Castle Creek on our
final PUD plan. We will submit the revised final drawing for
recordation following Council approval of this project.
We have revised our plans to indicate two twelve foot wide road
lanes. The eight foot shoulder will be available for the trail.
The trash area will be in the southeast corner of the courtyard
where it is not visible by neighbors, but can be easily accessed.
As the application states, utility lines will be buried and the
poles will be removed. The transformer will be indicated and an
easement granted on the revised final PUD plan.
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Ms. Kim Johnson
April 28, 1993
Page Two
Our Engineer is reviewing the comments made regarding site
drainage.
The drawings to be submitted to HPC include a combination of snow
guards, heat tape and gutters above areas used by pedestrians or
for parking.
We need to better understand the implications of dedicating a 45'
right-of-way upon our floor area, open space, setback and similar
dimensional limitations before we agree to this request.
We have also reviewed the l,etter submittE!d to P&.4.. by Mr. Camp and
Ms. Curlee. We agree to clean up the debris on the north side of
the shop. We also agree that street cleaning vehicles will 'cease
to dispose of dirty water in Castle Creek.
Finally, I need to bring to your attention one correction to the
application contents ana one addition to our. proposal. The
correction is on page 4, which states that the height of the
maintenance facility is 20' to the ridge and 23' to the ventilator.
These numbers were mistakenly transposed from the height of the
administration building. The actual height of the maintenance
facility is 33' to the ridge and 36' to the ventilator, to allow
for maintenance equipment. This height was anticipated on page 8
of the application, which states the site's proposed dimensional
limitations. ~~~1&~te
The addition is a request by th~treets Department for a mezzanine
storage area in the aamiRis~FatieH building. This 1,740 square
foot area will not change the external appearance or footprint of
the building. It will increase the site's total floor area to
0.34: 1. The need for minor design modifications was anticipated by
the proposed floor area of 0.35:1 on page 8.
Thank you for your assistance.with this project. Please contact me
if you have any questions regarding this letter or the application.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
~
Alan M. R1chman, AICP
cc: Dave Gibson
Jack Reid
(""';
CITY MAINTENANCE SHOP
0city Council Exhibit
Awrowd , l'
By Ordinance
PROJECT
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Planned Unit Development Review criteria
section 24-7-903 'of the Astien Municipal Code
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
response: The AACP stresses maintaining Aspen's character through
its historic structures. Also, the Blue Ribbon Committee
determined that it was not economically feasible to relocate the
City Shop functions.
b. The proposed development shall be consistent with the
character of existing land uses in the surrounding area.
response: The surrounding residential neighborhood developed
around this industrial site over the past several decades. Much
effort has been made to include neighborhood input for improvements
to the site. starf believes that the proposed plan further reduces
historic impacts through better organization/ internalization of the
site, increased landscaping and more interior storage.
c. The proposed development shall not adversely affect the
future development of the surrounding area.
response: The area is basically developed to maximum capacity
already.
d. Final approval shall only be granted to the development
to the extent to whichGMQS allotments are obtained by
the applicant.
response: The project seeks GMQS Exemption for Essential Public
Facilities.
2. Densitv. The maximum density shall be no greater than that
permitted in the underlying Zone District.
response: Since this project contains no residential component,
density is not an issue.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District.
response: The city Shop was originally granted a Conditional Use
for a maintenance shop in 1992. The new shop plan received
Conditional Use approval on May 4, 1993.
4. Dimensional Reauirements. The dimensional requirements in a
Public zone shall be determined through PUD review.
The following dimensional requirements for the site are proposed
as follows:
a.
Minimum distance between buildings:
0'
1
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. ,:7
b. Maximum height (including viewplanes) 33'
c. Minimum front yard: 55'
d. Minimum rear yard: 0'
e. Minimum side yard: 0'
f. Minimum lot width: 160'
g. Minimum lot area: 1 acre
h. Trash access area: refer to Exhibit nAil
i. External floor area ratio: .35:1
j . Minimum percent open space: 14%
As mentioned in the body of staff's memo, the Engineering
Department seeks dedication of a portion of the City Shop property
as public right-of-way. From discussions with the Zoning
Enforcement Officer, the above dimensional requirements will not
be affected. If prior to recordation of the PUD Agreement and Plan
it is determined that minor adjustments must be made to the above
requirements, Planning and Zoning will insure that the final
numbers are presented in the documents.
5. Off-street parkinq. The number of off-street parking spaces
for Public zoned parcels is also established by Special
Review. The PUD review requirements are:
a. The probable number of cars used by those using the
proposed development.
response: Based on the patterns of use over the years, the site is
proposing 10 parking spaces. Twelve employees use the site. A van
is used by several staff for downvalley transportation. Seven
spaces are dedicated for the remaining staff. Three spaces are
reserved for visitors. RFTA bus passes are also available to City
employees.
b. The parking needs of any non-residential uses.
response: As above, employee parking is provided above and beyond
the parking needs of the equipment stored and serviced at the Shop.
c. The varying time periods of use, whenever joint use of
common parking is proposed.
response: Common parking is not required.
d. The availability of public transit and other transpor-
tation facilities, including those for pedestrian access
and/or the commitment to utilize automobile disincentive
techniques in the proposed development.
response: The free city shuttles are available on Cemetery Lane
and RFTA downvalley routes stop at Hwy.82 at Cemetery Lane. This
means a several hundred yard walk up/down Power Plant Road, which
is accomplishable by most standards. The application also
references a van for use by employees.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the
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city.
response: This site is not near the Commercial Core.
criteria bears little relevance to the proposal.
3. Open Space. The open space requirement shall be that of the
underlying Zone District. However, in the Public (PUB) zone,
open space is a dimensional requirement established by the
specific site plan.
response: This particular site is severely constrained regarding
space available for official open space. Approximately 16% or
8,806 s.f. of the parcel is considered to be legitimate open space.
Please refer to update information from Alan Richman, Exhibit "F".
The surrounding area including the Castle Creek is moderately to
densely wooded. The nearby residential parcels are fairly large.
The steep slope behind the Shop site is undevelopable. These
factors help preserve a sense of openness for the proposed
development even though on-site open space is limited.
This
As mentioned earlier, if a r.o.w. dedication is approved as part
of this project, the percentage of open space will have to be
adjusted.
4. Landscape Plan. There shall be approved as part of the Final
Development Plan a landscape plan, which exhibits a well
designed treatment of exterior spaces. It shall provide an
ample quantity and variety of ornamental plant species that
are regarded as suitable for the Aspen area climate.
response: The landscape plan shows a well thought-out arrangement
of new plant materials. The Parks Department does state that the
area in front of the entry contains proposed plantings which are
too dense.
5. Architectural Site Plan. There shall be approved as part of
the Final Development Plan an architectural site plan, which
ensures architectural consistency in the proposed development,
architectural character, building design, and the preser-
vation of the visual character of the City. Architectural
character is based upon the suitability of a building for its
purposes, upon the appropriate use of materials, and upon the
principles of harmony and proportion of the building with each
other and surrounding land uses. Building design should
minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
response: The site received Historic Landmark status in 1992 and
is now required to receive Conceptual and Final HPC approval for
any substantial development. Conceptual review of the architecture
was approved on May 12, 1993. Final HPC review was approved on May
26, 1993. The Master Plan for the City Shop had already included
input from the HPC. Disturbance to the site is kept within the
bounds of the historic industrial uses which have occurred during
the last one hundred years.
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6. Liahtina. All lighting shall be arranged so as to prevent
direct glare or hazardous interference of any kind to
adjoining streets or lands.
response: Lighting for this semi-industrial site is a function of
security and night use. The application commits to providing
shielded, downcast lighting, including a light at the fuel island
which will be no taller than 10'. street lights similar to the
historic styled standards along Main street are shown on the
landscape plan.
7.
Clustering of dwelling units is not an issue on
Clusterina.
this site.
response: The locations of
dictated by the requirements
the buildings on the site have been
for large vehicle movement needs.
8. Public Facilities. The proposed development shall be designed
so that adequate public facilities will be available to
accommodate the proposed development at the time development
is constructed, and that there will be no net public cost for
the provision of these pUblic facilities. Further, buildings
shall not be arranged such that any structure is inaccessible
to emergency vehicles.
response: This project is necessitated by the increase of service
needs to city vehicle fleets and municipal streets functions over
.the last couple of decades. The project itself does not increase
demand on public facilities.
9. Traffic and Pedestrian Circulation.
a. Every dwelling unit, or other land uSe permitted in the
Planned Unit Development (PUD) shall have access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use.
response: The Engineering Department presented that Power Plant
road as it runs through the parcel is not a dedicated public right-
of-way. It is however recognized as the historic route into town
before the Castle Creek Bridge was built, thus a public road via
common usage. The P&Z supports dedication of the r.o.w. and
understands that dedication may have an academic affect on the
dimensional aspects of the parcel. As discussed in the main memo,
Engineering has determined that a r.o.w. ranging from 32' to 45'
is appropriate and acceptable for this site and future roadway
needs.
b. Principal vehicular access points shall be designed to
permit smooth traffic flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic.
response: The two entry points off of Power Plant Road are being
redesigned and will provide better site distance for turning
movements.
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c. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
collector roads surrounding the proposed development, or
such surrounding collector or arterial roads shall be
improved so that they will not be adversely affected.
response: Impacts to Power Plant Road will be .reduced by moving
fueling operations and employee/guest parking off of the roadside
as currently exists.
d. Every residential building shall not be farther than
sixty (60') feet from an access roadway or drive
providing vehicular access to a public street.
response: This is accomplished.
e. All non-residential land uses within the Planned unit
Development (PUD) shall have direct access to a collector
or arterial street without creating traffic hazards or
congestion on any street. .
response: Per the site plan, the project provides organization to
the existing access patterns around the historic structure.
streets in the Planned unit [levelopment
dedicated to public use or retained
ownership.
response: The City Engineer has determined that the appropriate
dedication of r.o.w. on Power Plant Road shall be 32' wide in front
of the historic building and shall flare to 45' in width at the
north property line.
f.
(PUD)
under
may be
private
5
April 27, 1993
r-.
Ci1:~ouncil E~hihit c..
ApproV$C! , It
By Ordinance
-'
ROBERT CAMP
CYNTHIA CURLEE
505 SNEAKY LANE
P. O. BOX 692
ASPEN, COWRADO 81612
',DO 2 9 Io,q::\
t"', :\
Jasmine Tygre, Chairman
Aspen Planning & Zoning Commission
130 South Galena Street
Aspen, Colorado 81611
Dear Commissioners,
, .
Our residence on Sneaky Lane is contiguous to the city shop, so we are very familiar with the
property and generally supportive of the project. In connection with your stream margin and
other review, we offer the following:
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3.
1.
The streambank and bed on the north side of the shop has considerable debris,
old signs, scrap metal, old asphalt, etc. Can this be remedied in connection with
this proj ect?
Street cleaning vehicles are regularly cleaned on the edge of the creek with refuse
dumped in an area to filter into the creek. Perhaps an alternative approach should
be found to dispose of the dirty water.
The streambank on the east side of Power Plant Road is in terrible condition
resulting from continual migration of gravel and dirt down the bank. We
recommend that a curb be installed and that this riparian Zone be rehabilitated and
revegetated in connection with the project.
Thank you for your consideration of these concerns.
~~-
Robert C. Camp
~~
Cyn . A. Curlee . -
(JII~O O_}
cc: Kim Johnson
,.-..,
t\ council Exhibit p
ApprOVed , 19
By Ordinance
MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, City Engineer ee
Date: April 21, 1993
Re: City Shop Final PUD, Conditional Use, Stream Margin Review, Parking Special
Review, and GMQS Exemption
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Parking - The parking plan appears acceptable, however this reviewer reacts strongly
to the statement on page 9 about "requiring their [employees] use of the bus, or similar
mass transit to travel to and from work." That statement should be deleted from the
record and not considered in the parking proposal.
2. Sidewalks. Trails - The sidewalk along the southerly side of the administration building
should be continued to the Castle Creek Bridge. The site plan indicates a future trail
location that is not on property indicated as being owned by the City. Who owns that
property? If it is unclaimed property,. the City should at this time establish title and
reflect a new property boundary on the final plat together with a designated easement for
the trail. The final plan should indicate a fisherman's easement from the property
boundary at the approximate center of the creek to five feet beyond the high water line.
The final plan should indicate the mean high water line.
3. Roadway - The plans should be revised to reflect two twelve foot wide travel lanes.
This will leave an eight foot shoulder between the pavement and the top of the creek
bank. The site does not offer sufficient space for ideal pedestrian and bicycle
accommodation.
4. Curb & Gutter - The curb and gutter indicated on the plans will enhance the definition
of vehicle use spaces on the site.
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5. Driveways - The proposed driveways do not meet the requirements of Section 19-
101, however the applicant may request curb cut variations as described in Section 19-
102. By this review memo, the curb cut variations are approved based on the special
conditions at the site.
6. Trash - The plan does not indicate a trash storage area. The building permit
application plans must indicate a trash storage area on the applicant's property in order
to preclude such use of the public right-of-way.
7. Utilities - If new utility pedestals are required for the project, they must be located on
the applicant's property and not in the public right-of-way. The transformer that serves
the project should be indicated and an easement provided. Will the new utility pole be
removed during the Cemetery Lane Undergrounding project? If not, utilities for the
project should be installed underground at the time of development.
The applicant is advised to install empty utility conduits as appropriate for possible
future utility needs in order to prevent unnecessary cutting of the roadway pavement in
the future.
8. Site Drainage - The project design has provided for site runoff that complies with
Section 24-7-1004.CA.f. The plan however indicates an overflow line that appears to
traverse property not owned by the applicant. The plan also indicates a drainage intercept
. swale that departs the Shop property on the westerly boundary. As with comments in the
trails section of this memo, the property adjacent to the westerly boundary of the Shop
may be unclaimed. Title should be established at this time and reflected in the boundary
lines of the final plat. The daylight overflow line should employ a device for preventing
the conveyance of floatables to Castle Creek.
The building permit application must contain a plan to prevent runoff exposed to
excavated soils from reaching the creek.
9. Winter Snowshed and Ice Accumulations - Given the problems that institutional
buildings such as the library and the Middle School have had with snow shed and the
Youth Center with ice build-up at a fire exit, it is recommended that the applicant obtain
a snow shed and ice accumulation plan for the project.
10. Roofing - Shiny, reflective roofing is recommended against in order to prevent glare.
11. Street Lights -
12. Dedication of Public Right-of-way - The existing Power Plant Road at this site in not
within a dedicated public right-of-way. It is recommended that the applicant dedicate
right-of-way, from the edge of Castle Creek west for a width of 45 feet, from the northerly
to the southerly property boundary.
2
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13. Development in the Public Right-of-way - Given the continuous problems of
unapproved work and development in public rights-of-way, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5080) for design
considerations of development within public rights-of-way, parks department
(920-5120) for vegetation species, and shall obtain permits for any work or
development, including landscaping, within public rights-of-way from city
streets department (920-5130).
Approval of building permit plans does not constitute approval of design or work in the
public right-of-way.
14. Stream Marl]in - The plan adequately addresses Stream Margin considerations.
Recommended Condition of Approval
The applicant shall revise development plans as discussed in the Engineering Department
memo prior to issuance of a building permit.
cc: Bob Gish, Public Works Director
M93.120
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MESSAGE DISPLAY
TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 9:57 AM
Subject: City Shop comments
------------------------...;.-----------------'....--......-..............-;_:_;_._.:.oiO.:,;;.;.{...;.__:....._._;.-.;.,~....;.;.i;.;;...;,;;;_.;;.;.;;.;;.;;...~:..;;;;..~~;.;.;..;.,,;.,;;;;;;;,';..;
Message:
I spoke with the landscape architect about our concerns regarding the
City Shop landscape plan. In particular, the spruce trees, just below
the bridge, should be moved north/east to allow a clear site distance
for the hairpin corner. The shrub density in front of the shop
entrance we were not able to agree upon. The architect felt the
density was appropriate to match the surrounding river bottom
environment. However, I would still recommend a less dense planting
for maintenance Concerns. We also talked some about irrigation. ,None
was detailed for turf but we recommend raw water from Castle Creek.
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MESSAGE DISPLAY
TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 10:17 AM
Subject: More City Shop....
--------------.---.-.-----.--.-.~__,.",.....'.._.;o..._..;o...~..;....-..--.~..;...;;...._._._,...;,;;';O"'..;,;;.._;;;....J,.:~.._..;..__'....._....__._.._...;,;;._,_._'...'.";;"'...";';;';';';";'_''';;_
Message:
For the drip irrigation proposed for the trees and shrubs, the
architect felt a raw water source might become a problem with
clogging. I'm not familiar wit~ all the technology regarding
filtration systems on raw water pumps. Drip irrigation systems are
very water efficient, however, I've had limited success with them. If
the turf needs to be irrigated as well then it might be as easy to
set up a spray head system for most of the area. Please call if you
have questions. Thanks!
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ASPEN.PITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
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APR26
MEMORANDUM
To:
Kim Johnson, Planning Office
From:
Environmental Health Department
Date:
April 15, 1993
City Shop Final PUD, Conditional Use, Stream Margin,
Parking Special Review and GMQS Exemption
Re:
-------------------------~---~-~---------~~----~-~-~------------
----------------------------------------------------------------
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned proposal to. address technical concerns 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 Aspen Municipal Code.
SEWAGE TREATMENT AND COLLECTION:
The project is capable of and will be served by Aspen Consolidated
Sanitation District (ACSD) lines. We have long advocated the
effort to accomplish a sewer line extension across the bridge and
into the closest sewer main in Sneaky Lane for this building. This
eliminates another septic system within the city limits. The sewer
line extension provides a much better solution to the wastewater
disposal situation than a septic system in close proximity to the
stream and to groundwater.
The current plan of wastewater disposal states that "all wastewater
produced within the building will flow to an oil/grease separator,
which will trap the oil and grease." The ACSD will require many
of the floor drain lines to pass through the separator. We would
recommend, however, that the plumbing be planned to exclude the
flows from the bathrooms, showers, and administration areas from
passing through this separator. The sewage will then collect into
a holding and pumping chamber and discharge to the ACSD system
through a protected, insulated pipe attached to the bridge. An
additional recommendation is that the sewer service line be self-
draining to prevent the potential of freezing. There is sufficient
plant capacity to serve the anticipated flow increase from all of
the expected uses at the shop.
When sewer line construction is completed, the various aspects of
this proposal will meet the requirements of this department and
conform to the Aspen Municipal Code policies, which generally
prohibit the use of septic systems within the city limits. These
pOlicies, in part, state in Section 1-2.3 of the Pitkin County
Requlations On Individual Sewaqe Disposal Systems 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".
130 South Galena Street:
Aspen, Colorado a"'611
303/920-5070
recycledpaper
/""",
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City Shop Final PUD, Conditional Use, Stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 2
While there is no formal letter in the application that verifies
and furnishes the documentation of a commitment from the district
"...that the applicant and the service agency are mutually bound
to the proposal and that the service agency is capable of serving
the development...", the Sanitation District personnel have
confirmed the capacity and capability to serve the proposed
project.
ADEOUATE PROVISIONS FOR WATER NEEDS: sections 2-6 and 5-205:
The application states that there is a 14" water transmission main
in the area. The current shop is served with City water and the
supply should be adequate for providing water to the project from
the City of Aspen municipal water system. These plans meet all
criteria defined in section 2-502 of the Pitkin County Code.
WATER OUALITY IMPACTS: Sections 2-22 and 5-107.2:
The proposals to divert runoff away from the creek and into
structures which provide pollutant removal in the storm water
runoff before flowing into Castle Creek. The runoff from what is
described as Basin 3, within the shop yard, is the major concern
for water quality control measures.
The plan to eliminate fine sediment and hydrocarbons from the shop
activities in this area seems sufficient. It is proposed to
control the sediment and petroleum products which may reach the
adjacent creek by having the flow from the courtyard area collect
in a central inlet in the center. The drainage then is treated in
a series of sump chambers and oil/grease traps. The flows are
stored in a series of infiltrator storm water disposal system,
capable of handling the volume up to the 25-year rainfall event.
In general, the plan will prevent off-site discharges of water.
Where these discharges have the potential to occur, the State water
quality regulations will require an NPDES permit (either as a point
source or a light industrial activity) and specific monitoring of
the discharge when appropriate. Additional planning may be
necessary to monitor and evaluate controls to mitigate the impacts
of runoff from the courtyard, parking areas and other facilities
associated with the redevelopment to the Shop property as a part
of the State permitting requirements. The Colorado Department of
Health should be contacted with regard to the requirements of the
permit process.
AIR QUALITY:
The air quality impacts of this proposal
activities around the site are controlled.
depend on how the
Most of the vehicles
(""\
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City Shop Final PUD, Conditional Use, stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 3
are now housed outside and there is diesel smoke generated during
start-up on cold mornings. We agree that the idling time should
be reduced by housing the vehicles inside.
No other air quality impacts are significant and do not change from
the current usage and situation.
NOISE:
There will obviously be noise generated by the use of the facility.
The applicant shall take appropriate design steps to minimize noise
leaving the facility and into surrounding neighborhoods.
There has been some planning to mitigate the noise from routine
activities by using berms to absorb the'noises from the courtyard,
and by housing the vehicles inside so the noise impacts during
start-up and idling are contained within the building.
Should complaints be received by this office, Chapter 16 of the
Aspen Municipal Code - Noise Abatement, will be the document used
in the investigation. It is important that the Shop personnel
become familiar with the regulation and control their activities
accordingly.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
Underground Storage Tanks:
The City of Aspen proposals are intended to follow through on the
corrective actions started last Fall. The city was required by
law to begin fuel storage tank replacement. The underground fuel
storage tanks were removed and replaced with two above ground tanks
contained in a concrete curb area capable of holding the contents
of the tanks and prevent leaks from flowing off-site.
The option of replacement with above ground fuel storage tanks is
an environmentally sound solution. Further, removal of the
existing tanks offered the opportunity to perform the environmental
assessment of the old tank site and to initiate remediation of
small leaks that occurred.
Providing the above ground tanks in the new location allows for
mitigation of visual impacts, simple access for filling, and easy
performance of visual inspections. Theproposed containment basin
and curb will hold 110% of the stored product and will certainly
contain massive tank leaks and prevent the fuel products from
entering adjacent surface waters. This proposal seems a viable
alternative for the City of Aspen Shop.
1""""',
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City Shop Final PUD, Conditional Use, Stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 4
Hazardous Materials Storage:
The Shop will be a hazardous materials generator, although
quantities are expected to be small. While not shown on the plans
or addressed in the application, we understand that proper storage
and containment measures are to be provided for products such as
used oil, antifreeze and other byproducts from the operations at
the shop. We would like to review the final plans for conformance
with State and EPA regulations.
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.1"""'\
MEMORANDUM
APIH 298
TO:
Kim Johnson, Planning
-..--.,--,
FROM:
Cindy Christensen, Housing
DATE:
April 12, 1993
RE:
CITY SHOP FINAL PUD, CONDITIONAL USE, STREAM MARGIN,
PARKING SPECIAL REVIEW ANDGMQSE~EMPTION
According to the application, there are to be no additional
employees added with this remodel. Therefore, there is no
incremental need for affordable housing to be supplied to this
project.
I'.""
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" ;,
MEMORANDUM
TO: Kim Johnson, Planning Office
,/
FROM: Rob Thomson, Project Engineer (K s,\
DATE: April 2, 1993
RE: City Shop
fU::C12rVEO
API( 0 7 1993
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There appears to be a parcel of land between the City Shop and the propertY. across
Castle Creek to the north of the City Shop that is unclaimed. The property boundary
for the property across Castle Creek is located in the middle of the creek, but the City
Shop property stops along the south bank creating the. narrow strip. See attached
highlighted assessor's map.
r have had Aspen Title do a title search and all they can find is that the land has a parcel
number but they can not find record of ownership.
r am bringing this to your attention because it will most likely be questioned during the
planning review, especially since this area was identified for a possible future trail.
cc: Jack Reid, Street Superintendent
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MESSAGE DISPLAY
TO KIM JOHNSON
From: Wayne Vandemark
Postmark: Mar 30,93 3:17 PM
'.
Subject: NEW CITY SHOP
------------------.............-----_...._..;.__';;'O;......;..:...._......;..:.....;..;.J..;,o,__..;..:.....;..::;".;,__'....'~;,.;.;..;..:.;",;~...:.....__........_......;.;,;.;.,;;,;.;......;;,..;..:.;.;,.,...;..;....;....:.;..._
Message:
HI THERE! I HAVE REVIEWED THE PUD.AND SINCE THE.STRUc::TU~E.WIr..L
FACILA'l'ATE LARGE CITY VEHICLES 'IT WILL SURLY ADDRESS 'bURS. THERE IS
ADEQUATE WATER IN THE AREA. FORFI~Ef!(;H'1't~(;~tf'1'Ii~.~rCLOSED
STRUCTURES WILL HAVE AN AUTOMATIC SPRf'NKLERSYSTEM. SbAS FAR AS THE
FIRE DISTRICT IS CONCDERNE:D, LET>E:RGO.OK?
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:Aspen @onsolidated Sanitation 0ist1rictAPR I 6 !993
565 North Mill Street
Aspen, Colorado 81611
Tele. (303) 925-3601
FAX #(303) 925-2537
Sy Kelly - Chairman
John J. Snyder - Treas.
Louis Popish - Secy.
Albert Bishop
Frank Loushin
Bruce Matherly, Mgr.
Apri I 16, 1993
Kim Johnson
Planning Office
130 S. Galena
Aspen, CO 81611
Re: City Shop Final PUD
Dear Kim:
After reviewing this application we have found that many of our
concerns have been satisfactorily addressed in the application.
The total connection fees for the project can be estimated once
final detailed plans are available and a tap permit is issued.
Fees for the project must be paid prior to the issuance of a
building permit.
The applicant should be sure that there are no clear water
connections to the District system, such as foundation drains,
roof drains, or other drains associated with surface water run-
off. Once plans are available for the pumping system they should
be submitted to our office for review. Due to the proximity of
the project to Castle Creek and due also to the relatively
shallow depth to ground water in the area, the applicant must
insure that any possible fl06rling or ground water is not allowed
into the sanitary sewer system.
The interior vehicle storage and wash areas are required to have
District approved oil and sand interceptors. The plans for the
interceptors must meet District specifications and be approved by
our office.
Please call if you have any questions.
Sincerely,
~~ /-..-..=;L..r7/
Bruce Matherly
District Manager
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EPA AWARDS OF EXCELLENCE
1976 - 1986 - 1990
REGIONAL AND NATIONAL
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By ,OrcU.iumGe "", ,"."
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. M,ay24, '19'93
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. .'., Ms. Kim Johnson ., . .
Aspen/pitkin Planning Office
130 South Galena sb:eet . ,. .
Aspeni Color~do, 81611 . . ," ". . ,
~E: .A~~~~~~TYsilo~' u~Dj~~D';;il'ITiAREi/~L;'6R~~~ dA~C~L~Ti:01iS'
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'This letter p~ovides.updat.eci .calculadorisof th~ uses planned for
the 'Aspen City 'Shop, to' insure the:'pro'ject. complies with the
conditions.of approval recommenoed by the P&Z on May 4, 1993.. The
calculat.lons take 'i~tb aCcojiht interpretations of the open space,
.. floor area and lot area ^re(}ulatlons provided to us J:iytheCity's
Zoning Enforcementdtficer,. and incorporate. several minor . floor
area. and bUildirig.footprint. ch.Qnges. made during project design^ .
deve:16p~'ent:' ~< . ',-, (' ' " ; '", <,~,,_' - ;:';~"i.~')/"- ,:';.;' , ,:':~, ":;,,~' :,~,::J':-,-:'f 'C:?"~:~',: :;-',',',':::"::(" ";""~~~<""'.":' i ',~",," ""~,' <-'i'p,;', '".' .'t .:.', '\ ~!
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The revisedbreakciown of the proposed site uses is as follows:
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,.. Building footprints: 1;;,000 sq.^ ft.' (31%)
Existing roads and ., ,,>,. ';';; . '
.. ,,;acces~ e'as~mehtei:. . '8.,921 sq: ft. (i7%)
Paved park1ng/c1rculat10n: 14,004 sq. ft. (26%)
; " " '.j Qualifying open space:. . ,8,806. sq. . ft.' (16%)
Non':'qualifying open space: 5.183 sq. ft. (10%)
Total site area: .., "" .} 54,014^sq. ft. (100%)
", -",-.", "';,' " :,,:\~' '>~". ,," -;; ':>, ",,;~:"~" " ': ,", ,:,\:--.:,:.:,;~-:,{: ;:<-,~t, ,::",,>,f:::~','~_'_i--,/:,,' ,;: ::-,:"i.-:-_',:':~'\':,:_:>:,;~:-;",::,:~, :,:<i.:.',::..... ,;__,-,-,>:,"::_,<,~, ;:"',:<:>: ,-- ~
Qua.lifY1ng open space meaI1sdpen space" which ml'lets the .definition '.
. of open space in the Aspen Land Use Regulations.' Non-qualifyIng
. ^^'qpen' space is land wh):ch is, not being developed, but whiCh is not:,
. .' SUfficiently open to view from the sh'eet to 'qualify as bpen'space:^'
:-", -. -:' ;" ',' -:," ',-: :':~,'-- "', ,::"., "1 ~:;~;'::'c::':,:,;:,.._~:,__'::<,', .':.,';, :,,::-~,::'-:~:],>~,>,;'::::{i<,>:,\:':':!',' ;,<,~'>:',>:?'j,' :<:";,:~~,;\l\"- t{...~,,~,:,:,:\c'.~--~~,:, :', >';:i}i> ,<;~>;':':.:,:;':',::-;<:::~-,,;:,:,,~,:"::>:~!..">:__";',::<.:':'; ,>.< _'..::,.: i:',:,'" ,",t"
The floor area calculat10n for the new ma1ntenaride fac1lity needs
tobead]usted ^to add the i, 74<Y square foot mez~a'ri.ine storage area
dE!scribed in niyprior Iette):"; dated,ApriI 28, 'along with a 144
square foot. increase" for mechanical equipment;' and a. 64 square foot
. . covered porch. .. i'his bri11glk the total floor area'for this building
to 8,245 squ^ar'e" fee€':.' Additionally, there'.. are two . small roof
overhangs o]r the historic. structure, adding 36':;;quare fei;!t each;
b:r:inging i tstotal floo~ area^' t05, 171 'sqi.larefeet: Please revise.
the 'numbers shown in Section' 4 of Ordinance 29 accordingry~ ' 'j,..
',' -" .' _ ,.>--: - '; "~" -.",,:' ':~' , ,.-:" . "" ':-, ,i.';'~'~~:,::':'<~'; ~~:\<:,:',t., ;:,~);:~~:_r:'(- ~;-':"':;i',, ,..'. ,"':'~~' ,,>y:,,":~:::~'~ ~ ::: /--::'., :~: -" "" ," c. " ",_,
These' modifications bring the total floo'r' area' for the site to
. 34.8%, still within the al;tow:aJ:ile 'maxiinum 'of (L 35:1 seton 'pa<;j"e 8
of the ainilicat:j.on. Ail other ninitat~ons on page 8 also continue
to be met, and will be listed. on the, final PU~ Plan. ,. .,' . "
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May 24,
Page 2
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ALAN,A-t... ~IdHMAN. PL~~j:NG..~E~~~CES
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Alan Richman, AtCP . ;~..
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MEMORANDUM
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TO:
Mayor and city Council
THRU:
Amy Margerum, City Manager
THRU:
Diane Moore, City Planning
, /.,,~
Direct0i6~~() fr\
FROM:
Kim Johnson, Planner
RE:
Aspen city Shop Project - Final PUD Development Plan and
GMQS Exemption for Essential Public Facilities: First
Reading of ordinance~1 1993
Il~
May 24, 1993 ?
DATE:
===========================~=========~=========================
SUMMARY: The Planning and Zoning commission recommends approval
of the Final PUD De~elopment Plan and GMQ$ Exemption with
conditions. The Commission has approved the Stream Margin Review,
Conditional Use and Special Review for Parking.
BACKGROUND: The city of Aspen Streets Department is the Applicant
for the proposed renovation and addition to the 1.24 acre parcel
located at 1080 Power Plant Road. The parcel is zoned Public
(PUB). The project seeks to renovate the existing historic power
plant building currently used for storage and maintenance of the
ci ty I S auto and heavy vehicle fleet. The proposed use is for
heated storage of large vehicles in order to increase their life
expectancies, saving thousands of dol~ars.
Also included in the construction is a new cold storage shed, a
maintenance shop, and an administrative building. The emphasis of
the plan is to create a more efficient use of the existing historic
structure for heated storage of essential vehicles, while creating
a modern maintenance shop and office complex in the other two main
buildings. Please refer to the application booklet for a complete
description of the sizes of buildings and specific uses of each,
and for project clarifications, Exhibit "A". Complete referral
memos from various agencies are attached, Exhibit "0".
Process: The Applicant has requested, and the Planning Director
has agreed to process this application as a consolidated two-step
PUD plan finding that no greater public benefit isd~rived from a
four step review. Staff recognizes the prior planning efforts for
this site associated with the Master Plan process. If the Council
believes that the appropriate process is four-step PUD, staff will
precede in that manner. The Planning commission found the two-
step to be appropriate for this project. 'M,^",)4 . .
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The Planning Office received referral comments from the following
departments. Complete referral memos are attached as Exhibit "0".
Several referral comments have been translated .into conditions of
approval.
--------------------------~--
CURRENT ISSUES: After the City Shop parcel was rezoned to Public
(PUB) in 1992, the City council initiated a master plan process for
the future uses/development of the site. One design alternative
was chosen from among 5 options. The Master Plan was endorsed in
November 1992 after months of input from staff, neighbors, and the
Blue Ribbon (capital asset) committee. The proposed "compound"
consists of:
- the renovated power plant building of 5,099 s.f. converted
to heated storage for 12 large vehicles and a sign shop;
- a new 3,480 s.f. cold storage shed for 8 large vehicies and
supplies to replace the existing building;
- a 6,297 s.f. main,tenance shop building with upper mezzanine
for storage; and
- a 1,920 s.f. administration building for offices, employee.
areas and restrooms.
The site received Conditional Use approval for the existing
maintenance shop facility in February 1992 and Historic Landmark
Designation status in April 1992. Most recently, the May 4, 1993
public election resoundingly passed a bond initiative for the city
Shop Project.
Planned unit Development (PUD): The property is included within
a PUD overlay. Approval of a Final Development Plan is required
for each PUD proposal. Per the Land Use Code, consolidation of
Conceptual and Final reviews is allowed if the Planning Director
determines that "the full four step review would be redundant and
serve to public purpose". Staff and the Commission believe that
since the site has already undergone a complete Master Plan review
with input by neighbors and the Blue R.ibbon Committee, a four step
review is excessive and will serve no useful public purpose.
The purpose of Planned Unit Development (PUD) designation is to
encourage flexibility and innovation in the development of land
which:
A. Promotes greater variety in the type, design, and layout
of buildings.
B. Improves the design, character and quality of
development.
C. Promotes more efficient use of land, public facilities,
and governmental services.
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D. Preserves open space to the greatest extent practicable.
E. Achieves a compatibility of land uses.
F. Provides procedures so that the type, design, and layout
of development encourages the preservation of natural and
scenic features.
staff believes that these requirements have been satisfied by the
proposed design. The specific review criteria set forth in section
24-7-903 of the Aspen Municipal Code are attached as Exhibit "B".
The Planning commission took into consideration the City Engineer's
request to dedicate a 45' wide strip of the property as right-of-
way for Power Plant Road (as this road is not an official right-
of-way). The Applicants were not prepared at the time to address
the resultant changes to the site's lot area, open space
calculations, and FAR. It was recognized by the Commission that
if the dimensional elements of the site would change becau~e of a
r.o.w. dedication, it would not affect the actual development as
reviewed. It would in effect be a paper change to the lot area,
FAR and open space calculations as presented in the application.
Prior to second reading of the approval ordinance, Engineering
staff will determine the exact r.o.w. dedication necessary and the
dimensional requirements for the site will be adjusted and
presented to Council.
GMOS Exemption for Essential Public Facilities: section 8-104
C.!. b. the Council may exempt construction of essential public
facilities. The Commission reviews the project and recommends
approval of GMQS Exemption to council. section 24-8-104.C.1.b.
reads:
(i) Except for housing, development shall be considered an
essential public facility if it serves an essential
public purpose, provides facilities in response to the
demands of growth, is not itself a growth generator, is
available for use by the general public, and serves the
needs of the ci ty. It shall also be taken into
consideration whether the development is not-for-profit
venture. This exemption shall not be applied to
commercial or lodge development.
(ii) A development application shall demonstrate that the
impacts of the essential public facility will be
mitigated, included those ass07iated with the generation
of additional employees, the. demand for parking, road and
transit services, the need for basic services including
but not limited to water, sewage, drainage, fire and
police protection, and solid waste disposal. It shall
also be demonstrated that the proposed development has
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negligible adverse impacts
land, and energy resources,
with the surrounding areas.
on the city I s air, water,
and is visually compatible
(Hi)
Notwithstanding the criteria as set forth in paragraphs
(i) and (ii) above, the city council may determine upon
application that development associated with a nonprofit
entity qualifies as an essential public facility and may
exempt such development from GMQS and from some or all
such mitigation requirements as it deems appropriate and
warranted.
Response: The City Shop proposal is a reuse of an.. existing
building and modest expansion of maintenance and administration
space. The proposal complies with the paragraphs above in that it
will serve the public in many critical ways by supporting street
maintenance/repair, plowing, and maintenance of the 100+ vehicle
city fleet.
The Streets Department has made no major improvements to their
facilities in recent ye~rs to accommodate the community's growth.
The Shop is not a growth generator itself (the same number of
employees currently working at or out of the site will remain the
same). Although not typically a public destination, the new shop
complex is available to the pUblic as any other public facility.
And doubtlessly, the Shop does and will continue to serve the
citizens and guests of Aspen.
----------------------------------
PUBLIC COMMENT: Attached as Exhibit "C" is a letter to the
Planning commission trom ~obert Camp and Cynthia Curlee, neighbors
on Sneaky Lane. They request the following three items: the stream
bank be cleaned up of various debris; the street cleaning trucks
not allow their refuse to filter into the creek; and a curb be
installed along the east side of Power Plant Road and the riparian
zone be rehabilitated.
The Streets Department ha9 responded by committing to clean up the'
river bank and to dump the street cleaning trucks at another
location (water plant). Rinsing the trucks will still occur at the
shop however. At the Commission meeting, the project
representatives discussed how curbing the riverside portion of
Power Plant Road would be a detriment. to drainage in the area and
advised against such an undertaking. Staff visited the site on May
18th to look at the riparian vegetation and found that for the most
part, the stream bank supported healthy, young vegetation of
cottonwood saplings and grass. Two areas totaling approximately
50 linear feet showed signs of erosion and or deposition of road
"sand" down the bank. Little or no vegetation occurred in these
two areas. Staff recommends that this portion of the Castle Creek
bank be cleaned up as part of the general sitejstreambank clean-
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up, and that the Applicant work with staff to address the erosion
and sedimentation problem. Solutions may include, but not be
limited to, curb and gutters, drop inlets with clean-outs, valley
pan run-off control, and channel drains which can be cleaned out.
PLANNING COMMISSION RECOMMENDATION:
of the Final PUD Development Plan
Essential Public Facility for the
following conditions:
The P&Z recommends approval
and GMQS Exemption for an
Aspen city Shop with the
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
2. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifreeze, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
3. All material representations made by the .applicant in the
application and during public meetings with the Historic
Preservation Committee, the Planning and Zoning commission and
City council shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
4. The Final PUD Development Plan and PUD Agreement shall be
recorded in the office of the pitkin County Clerk and
Recorder. Failure on the part of.the applicant to record the
documents within a period of one hundred and eighty (180) days
following approval by the City Council shall render the
approvals invalid.
In addition to the P&Z recommended conditions, staff recommends the
following condition:
5. The Castle Creek bank along the east side of Power Plant Road
shall be cleaned. up as part of the general site/streambank
clean-up. The Applicant shall work with staff to address the
erosion and street sand sedimentation problems. Solutions may
include, but shall not be limited to curb and gutters, drop
inlets with clean-outs, valley pan run-off control, and
channel drains which can be cleaned out.
Attachments:
Application Booklet
Exhibits:
"A" - Clarification Letter From Project Representative Alan Richman
"B" - PUD Review criteria and Staff Response
"c" - Letter from Robert Camp/Cynthia Curlee
"D" - Complete Referral Memos cityshop.fin.pud.ccmemo
5
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(1
ORDINANCE NO.
(SERIES OF 1993)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING APPROVAL OF A FINAL
PUD (PLANNED UNIT DEVELOPMENT) DEVELOPME~ PLAN AND GROWTH
MANAGEMENT QUOTA SYSTEM EXEMPTION FOR ESSENTIAL PUBLIC FACILITIES
FOR THE ASPEN CITY SHOP LOCATED AT 1080 PgWER PLANT ROAD, A 1.24
ACRE METES AND BOUNDSPAReEL IN THE CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
WHEREAS, the Aspen city Shop has occupied the historic Castle
Creek Hydroelectric Power Plant location since the mid 1950' s
without any major expansions or renovations; and
WHEREAS, the Streets Department has needed more modern and
efficient operating conditions to optimize the maintenance
functions for the City's fleet of vehicles and heavy equipment; and
WHEREAS, after input from the city's "Blue Ribbon committee",
a Master Plan for the City Shop was endorsed by the City Council
and adopted by the Planning and Zoning commission in November of
1992; and
WHEREAS, the city Shop parcel is zoned Public (PUB) with a PUD
(Planned unit Development) overlay; and
WHEREAS, the City of Aspen Streets Department (Applicant)
submitted an application (the "Plan") to the Planning Office for
Final (Consolidated) PUD review, GMQS Exemption for Essential
Public Facilities, Stream Margin Review, Special Review for
Parking, and Conditional Use for a maintenance shop in the Public
(PUB) zone; and
WHEREAS, the Planning Office received referral comments from
the City Engineer, Housing Office, Fire Marshal's Office, Parks
Department, Sanitation District, and the Environmental Health
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Department; and
WHEREAS, upon review of the application, referral comments,
and the applicable code standards, the Planning Director forwarded
a recommendation for approval of the Plan with conditions to the
Planning and zoning Commission; and
WHEREAS, the Planning and Zoning commission reviewed the
development proposal in accordance with those procedures set forth
at section 24-6-205 (A) (5) (b) and Section 24-7-903 (C) (3) of the
Sensitive Area - Stream Margin Review), Section 8-104 (C) (1) (b) of
Article 8 (Growth Management Quota System Exemptions by City
Council for Essential Public Facilities), and Division 3 of Article
7 (Conditional Use Review), the Planning and Zoning Commission has
recommended final approval of the Aspel'l City Shop project subject
to conditions, to the city Council; and
WHEREAS, the Planning and Zoning Commission further granted
Special Review approval for parking in a Public (PUB) zone
district, Stream Margin Review, and Conditional Use approval for
a maintenance facility in a Public (PUB) zone district; and
WHEREAS, the Aspen City Council has reviewed and considered
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the Plan under the applicable provisions of the Municipal Code as
identified
herein,
has
reviewed
and
considered
those
recommendations and approvals as granted by the Planning and Zoning
commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the City council finds that the Plan meets or exceeds
all applicable development standards and that the approval of the
Plan, with conditions, is consistent' with the goals and elements
of the Aspen Area Community Plan and thE! City shop Master Plan; and
WHEREAS, the city council finds that this Ordinance furthers
and is necessary for public health, safety, and welfare.
NOW, '1'HEREFORE,BE I'!" 01U)AINE~ BY'1'HE CI'1'Y COUNCIL OF '1'HE CI'1'Y
OF ASPEN, COLORADO as follows:
section 1:
Pursuant to section 24-7-903 B. (Planned Unit
Development review standards) of the Municipal Code, and subject
to those conditions of approval as specified hereinafter, the City
Council finds as follows in regard to the Plan's planned unit
development component:
1. The Developer's final plan submission is complete and
sufficient to afford review and evaluation for approval.
2. The Plan is consistent with the Aspen A.rea community
Plan.
3. The Plan is consistE!nt with the charayter of existing
land uses in the surrounding area.
4. The Plan will not adversely affect the future development
of the surrounding area.
5. The Plan approval is being granted only to the extent to
which GMQS exemptions are obtained by the applicant.
section 2: Pursuant to the findings set forth in section 1 above,
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the city council grants consolidated'Final PUD development plan
approval for the Aspen City Shop subject to the following
conditions:
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
2. A public right-of-way shall be dedicated for Power Plant Road
of a width determined by the City Engineer. Dimensional
details of the project such as percent of open space and FAR
may change because of a r.o.w. dedication, but will not effect
the PUD approvaL The dimensional details of the project
shall be based on the approved site plan as shown in the
Application.
3. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifreeze, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
4. The Final PUD Development Plan and PUD Agreement shall be
recorded in the office of the Pitkin County Clerk and
Recorder. Failure on the part of the applicant to record the
documents within a period of one hundred and eighty (180) days
following approval by the City Council shall render the
approvals invalid.
5. The Castle Creek bank along the east side of Power Plant Road
shall be cleaned up as part of the general site/stream bank
clean-up. The Applicant shall work with staff to address the
erosion and street sand sedimentation problems. Solutions may
include, but shall not be limited to curb and gutters, drop
inlets with Clean-outs, valley pan run""off control, and
channel drains which can be cleaned out.
section 3: Pursuant to section 24-8-104 C.1.b. of the Municipal
Code, the City Council finds as follows in regard to the
Applicant's request for Growth Management Quota System development
exemption for essential public facilities:
1. The City's proposal for renovation and expansion of the
City Shop facility is essential for the public purpose
of maintaining the city's fleet of vehicles and road
maintenance equipment for the citizens of the City of
Aspen and the general public.
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2. The renovation and expansion of the City Shop facilities
causes no increased impacts of additional employees,
parking, road and transit services ,or basic services
including water, sewage and drainage, emergency services,
and solid waste disposal and does not adversely affect
the air, water, land, energy resources, and is visually
compatible with the surrounding area.
section 4: Pursuant to the findings set forth in section 3 above,
the city Council grants Growth Management Exemption for an
essential pUblic facility for the following new development and
renovation at the Aspen City Shop:
1) the renovated power plant building ofIll,5,Q99.ts. f. ;
2) a new 3,480 s.f. cold storage shed replace the existing
building;
3) a,.6,29'7's.f. maintenance shop building with upper mezzanine
a<.'__
for storage; and
4) a 1,920 s.f. administration building for offices, employee
areas and restrooms.
section 5: All material representations and commitments made by
the developer pursuant to the Plan approvals as herein awarded,
whether in public hearing or documentation presented before the
Historic Preservation Committee, the Planning and Zoning Commission
and or City Council, are hereby incorporated in such plan
development approvals and the same shall be complied with as if
fully set forth herein, unless amended by other specific
conditions.
section 6:
Pursuant to Section 24-6-207 of the Municipal Code,
the city Council does hereby grant the applicant vested rights for
the Aspen city Shop Final PUD Plan as follows:
1.
The rights
approved by
years from
granted by the site specific development plan
this Ordinance shall remain vested for three (3)
the date of final adoption specified below.
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However, any failure to abide by the terms and conditions
attendant to this approval shall result in forfeiture of said
vested property rights. Failure. to timely and properly record
all plats and agreements as specified herein and or in the
Municipal Code shall also result in the forfeiture of said
vested rights.
2. The approval granted hereby shall be subject to all rights of
referendum and jUdicial review.
3. Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this ordinance or the
general rules, regulations or ordinances or the city provided
that such reviews or approvals are not inconsistent with the
approvals granted and vested herein.
4. The establishment herein of a vested property right shall not
preclude the application of ordinances or regulations which
are general in nature and are applicable to all property
subject to land use regulation by the City of Aspen including,
but not limited to, building, fire, plumbing, electrical and
mechanical codes. In this regard, as a condition of this site
development approval, the developer shall abide by any and
all such building,'fire, plumbing, electrical and mechanical
codes, unless an exemption therefrom is granted in writing.
section 7: This Ordinance shall not effect any existing litigation
and shall not operate as an abatement of any action or proceeding
now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and
concluded under such prior ordinances.
section 8: If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
Section 9: The City Clerk shall cause notice of this Ordinance to
be pUblished in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
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Notice is hereby given to the general pUblic of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24, Article 68,
Colorado Revised statutes,. pertaining to the following-
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance grantin~ such approval.
Section 10: That the city Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
Section 11: A public hearing on the Ordinance shall be held on the
day of , 1993 at 5:00 in the city Council Chambers,
Aspen city Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a public notice of the same shall be published in a
newspaper of general circulation within the city of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the
day of
, 1993.
Attest:
John Bennett, Mayor
Kathryn s. Koch, City Clerk
FINALLY, adopted, passed and approved this
, 1993.
day of
John Bennett, Mayor
Attest:
Kathryn s. Koch, City Clerk
7
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r'1ity council Exhibit B
A~roved , 19
By Ordinance
CrTY MArNTENANCE SHOP PROJECT
Planned unit Develonment Review criteria
section 24-7-903 of the Asnen Mtinicinal Code
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
response: The AACP stresses maintaining Aspen's character through
its historic structures. Also, the Blue Ribbon committee
determined that it was not economically feasible to relocate the
City Shop functions.
b. The proposed development shall be consistent with the
character of existing land uses in the surrounding area.
response: The surrounding residential neighborhood developed
around this industrial site over the past several decades: Much
effort has been made to include neighborhood input for improvements
to the site. Staff believes that the proposed plan further reduces
historic impacts through better organization/ internalization of the
site, increased landscaping and more interior storage.
c. The proposed development shall not adversely affect the
future development of the surrounding area.
response: The area is basically developed to maximum capacity
already.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by
the applicant.
response: The project seeks GMQS Exemption for Essential Public
Facilities.
2. Densitv. The maximum density shall be no greater than that
permitted in the underlying Zone District.
response: Since this project contains no residential component,
density is not an issue.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District.
response: The City Shop was originally granted a Conditional Use
for a maintenance shop in 1992. The new shop plan received
. Conditional Use approval on May 4, 1993.
4. Dimensional Reauirements. The dimensional requirements in a
Public zone shall be determined through PUD review.
The following dimensional requirements for the site are proposed
as follows:
a.
Minimum distance between buildings:
0'
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b. Maximum height (including viewplanes) 33'
c. Minimum front yard: 55'
d. Minimum rear yard: 0'
e. Minimum side yard: 0'
f. Minimum lot width: 160'
g. Minimum lot area: 1 acre
h. Trash access area: refer to Exhibit "A"
i. External floor area ratio: .35:1
j . Minimum percent open space: 14%
As mentioned in the body of staff's memo, the Engineering
Department seeks dedication of an undetermined portion of the City
Shop property as public right-of-way. If this becomes a condition
of approval, certain of the above dimensional requirements will be
affected, including but not limited to FAR, percent of open space,
and minimum lot area. Prior to second reading, Engineering will
make its final determination on what r.o.w. width is desired, and
Planning will present the adjusted dimensional figures. '
5. Off-street parkinq. The number of off-street parking spaces
for Public zoned parcels is also established by Special
Review. The PUD review requirements are:
a. The probable number of cars used by those using the
proposed development,
response: Based on the patterns of use over the years, the site is
proposing 10 parking spaces. Twelve employees use the site. A van
is used by several staff for downvalley transportation. Seven
spaces are dedicated for the remaining staff. Three spaces are
reserved for visitors. RFTA bus passes are also available to city
employees.
b. The parking needs of any non-residential uses.
response: As above, employee parking is provided above and beyond
the parking needs of the equipment stored and serviced at the Shop.
c. The varying time periods of use, whenever joint use of
common parking is proposed.
response: Common parking is not required.
d. The availability of public transit and other transpor-
tation facilities, including those for pedestrian access
and/or the commitment to utilize automobile disincentive
techniques in the proposed development.
response: The free city shuttles are available on Cemetery Lane
and RFTA downvalley routes stop at Hwy.82 at Cemetery Lane. This
means a several hundred yard walk up/down Power Plant Road, which
is accomplishable by most standards. The application also
references a van for use by employees.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the
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City.
response: This site is not near the Commercial Core.
criteria bears little relevance to the proposal.
This
3. Open Space. The open space requirement shall be that of the
underlying Zone District. However, in the Public (PUB) zone,
open space is a dimensional requirement established by the
specific site plan.
response: This particular site is severely constrained regarding
space available for official open space. 14% or 7,828 s.f. of the
parcel is considered to be legitimate open space absent the
proposed r.O.W. dedication requested by Engineering. The
surrounding area including the Castle Creek is moderately to
densely wooded. The nearby residential parcels are fairly large.
The steep slope behind the Shop site is undevelopable. These
factors help preserve a sense of openness for the proposed
development even though on-site open space is limited.
As mentioned earlier, it a r.o.w. dedication is approved as part
of this project, the percentage of open space will have to be
adjusted.
4. Landscape Plan. There shall be approved as part of the Final
Development Plan a landscape plan, which exhibits a well
designed treatment of exterior spaces. It shall provide an
ample quantity and variety of ornamental plant species that
are regarded as suitable for the Aspen area climate.
response: The landscape plan shows a well thought-out arrangement
of new plant materials. The Parks Department does state that the
area in front of the entry contains proposed plantings which are
too dense.
5. Architectural site Plan. There shall be approved as part of
the Final Development Plan an architectural site plan, which
ensures architectural consistency in the proposed development,
architectural character, building design, and the preser-
vation of the visual character of the city. Architectural
character is based upon the suitability of a building for its
purposes, upon the appropriate use of materials, and upon the
principles of harmony and proportion of the building with each
other and surrounding land uses. Building design should
minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
response: The site received ~istoric Landmark status in 1992 and
is now required to receive Conceptual and Final HPC approval for
any substantial development. Conceptual review of the architecture
was approved on May 12, 1993. Final HPC review is scheduled for
May 26, 1993. The Master Plan for the City Shop had already
included input from the HPC. Disturbance to the site is kept
within the bounds of the historic industrial uses which have
occurred during the last one hundred years.
3
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6. Liqhtinq. All lighting shall be arranged so as to prevent
direct glare or hazardous interference of any kind to
adjoining streets or lands.
response: Lighting for this semi-industrial site is a function of
security and night use. The application commits to providing
shielded, downcast lighting, including a light at the fuel island
which will be no taller than 10'. street lights similar to the
historic styled standards along Main street are shown on the
landscape plan.
Clusterinq.
this site.
response: The locations of
dictated by the requirements
7.
Clustering of dwelling units is not an issue on
the buildings on the site have been
for large vehicle movement needs.
8. Public Facilities. The proposed development shall be designed
so that adequate public facilities will be available to
accommodate the proposed development at .the time development
is constructed, and.that there will be no net public cost for
the provision of these public facilities. Further, buildings
shall not be arranged such that any structure is inaccessible
to emergency vehicles.
response: This project is necessitated by the increase of service
needs to city vehicle fleets and municipal streets functions over
the last couple of decades. The project itself does not increase
demand on public facilities.
9. Traffic and Pedestrian circulation.
a. Every dwelling unit, or other land use permitted in the
Planned unit Development (PUD) shall have access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use.
response: The Engineering Department presented that Power Plant
road as it runs through the parcel is not a dedicated public right-
Of-way. It is however recognized as the historic route into town
before the Castle Creek Bridge was built, thus a public road via
common usage. The P&Z supports dedication of the r.o.w. and
understands that dedication will have an academic affect on the
dimensional aspects of the parcel.
b. Principal vehicular access points shall be designed to
permit smooth traffic flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic.
response: The two entry points off of Power Plant Road are being
redesigned and will provide better site distance for turning
movements.
c. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
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collector roads surrounding the proposed development, or
such surrounding collector or arterial roads shall be
improved so that they will not be adversely affected.
response: Impacts to Power Plant Road will be.reduced by moving
fueling operations and employee/guest parking orf of the roadside
as currently exists.
d. Every residential building shall not be farther than
sixty (60') feet from an access roadway or drive
providing vehicular access to a public street.
response: This is accomplished.
e. All non-residential land USes within the Planned unit
Development (PUD) shall have direct access to a collector
or arterial street without creating traffic hazards or
congestion on any street.
response: Per the site plan, the project provides organization to
the existing access patterns around the historic structure:
streets in the Planned unit Development
dedicated to public use or retained
ownership.
response: The city Engineer requests the dedication or a 45'
r.o.w. on Power Plant Road. At the P&Z meeting, the City Engineer
indicated that a r.o.w. width less than 45' may be acceptable.
Prior to second reading, Engineering will make a final
determination of a dedication request. staff will then present the
resulting effects on site area, FAR, open space, etc.
f.
(PUD)
under
may be
private
5
CITY OF Af'N
Engineering Dept.
130 S. Galena St.
ASPEN, CO 81611
(303) 920-5080
(303) 920-5197 (FAX)
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VIlla.
MEMORANDUM
TO:
Mayor and city Council ~/J/
Amy Margerum, City Manager l}J'V J.,J)f)
Diane Moore, city Planning Directortv~~l)QY\
THRU:
THRU:
FROM:
Kim Johnson, Planner
RE:
Aspen City Shop Project - Final PUD Development Plan and
GMQS Exemption for Essential Public Facilities: First
Reading of ordinanc~, 1993.
May 24, 1993
DATE:
---------------------------------------------------------------
---------------------------------------------------------------
SUMMARY: The Planning and Zoning Commission recommends approval
of the Final PUD Development Plan and GMQS Exemption with
conditions. The Commission has approved the stream Margin Review,
Conditional Use and Special Review for Parking.
BACKGROUND: The City of Aspen Streets Department is the Applicant
for the proposed renovation and addition to the 1.24 acre parcel
located at 1080 Power Plant Road. The parcel is zoned Public
(PUB). The project seeks to renovate the existing historic power
plant building currently used for storage and maintenance of the
City's auto and heavy vehicle fleet. The proposed use is for
heated storage of large vehicles in order to increase their life
expectancies, saving thousands of dollars.
Also included in the construction is a new cold storage shed, a
maintenance shop, and an administrative building. The emphasis of
the plan is to create a more efficient use of the existing historic
structure for heated storage of essential vehicles, while creating
a modern maintenance shop and office complex in the other two main
buildings. Please refer to the application booklet for a complete
description of the sizes of buildings and specific uses of each,
and for project clarifications, Exhibit "A". Complete referral
memos from various agencies are attached, Exhibit "D".
Process: The Applicant has requested, and the Planning Director
has agreed to process this application as a consolidated two-step
PUD plan finding that no greater public benefit is derived from a
four step review. Staff recognizes the prior planning efforts for
this site associated with the Master Plan process. If the Council
believes that the appropriate process is four-step PUD, staff will
precede in that manner. The Planning commission found the two-
step to be appropriate for this project.
1
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The Planning Office received referral comments from the following
departments. Complete referral memos are attached as Exhibit "D".
Several referral comments have been translated into conditions of
approval.
-----------------------------
CURRENT ISSUES: After the City Shop parcel was rezoned to Public
(PUB) in 1992, the City Council initiated a master plan process for
the future uses/development of the site. One design alternative
was chosen from among 5 options. The Master Plan was endorsed in
November 1992 after months of input from staff, neighbors, and the
Blue Ribbon (capital asset) Committee. The proposed "compound"
consists of:
- the renovated power plant building of 5,099 s.f. converted
to heated storage for 12 large vehicles and a sign shop;
- a new 3,480 s.f. cold storage shed for 8 large vehicles and
supplies to replace the existing building;
- a 6,297 s.f. maintenance shop building with upper mezzanine
for storage; and
- a 1,920 s.f. administration building for offices, employee
areas and restrooms.
The site received Conditional Use approval for the existing
maintenance shop facility in February 1992 and Historic Landmark
Designation status in April 1992. Most recently, the May 4, 1993
public election resoundingly passed a bond initiative for the City
Shop Project.
Planned unit DeveloDment (PUD): The property is included within
a PUD overlay. Approval of a Final Development Plan is required
for each PUD proposal. Per the Land Use Code, consolidation of
Conceptual and Final reviews is allowed if the Planning Director
determines that "the full four step review would be redundant and
serve to public purpose". Staff and the Commission believe that
since the site has already undergone a complete Master Plan review
with input by neighbors and the Blue Ribbon Committee, a four step
review is excessive and will serve no useful public purpose.
The purpose of Planned Unit Development (PUD) designation is to
encourage flexibility and innovation in the development of land
which:
A. Promotes greater variety in the type, design, and layout
of buildings.
B. Improves the design, character and quality of
development.
C. Promotes more efficient use of land, public facilities,
and governmental services.
2
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D. Preserves open space to the greatest extent practicable.
E. Achieves a compatibility of land uses.
F. Provides procedures so that the type, design, and layout
of development encourages the preservation of natural and
scenic features.
staff believes that these requirements have been satisfied by the
proposed design. The specific review criteria set forth in Section
24-7-903 of the Aspen Municipal Code are attached as Exhibit "B".
The Planning Commission took into consideration the City Engineer's
request to dedicate a 45' wide strip of the property as right-of-
way for Power Plant Road (as this road is not an official right-
of-way). The Applicants were not prepared at the time to address
the resultant changes to the site's lot area, open space
calculations, and FAR. It was recognized by the Commission that
if the dimensional elements of the site would change because of a
r.o.w. dedication, it would not affect the actual development as
reviewed. It would in effect be a paper change to the lot area,
FAR and open space calculations as presented in the application.
Prior to second reading of the approval ordinance, Engineering
staff will determine the exact r.o.w. dedication necessary and the
dimensional requirements for the site will be adjusted and
presented to Council.
--------------------------------
GMOS Exemption for Essential Public Facilities: Section 8-104
C.1.b. the Council may exempt construction of essential public
facilities. The Commission reviews the project and recommends
approval of GMQS Exemption to Council. section 24-8-104.C.1.b.
reads:
(i) Except for housing, development shall be considered an
essential public facility if it serves an essential
public purpose, provides facilities in response to the
demands of growth, is not itself a growth generator, is
available for use by the general public, and serves the
needs of the ci ty. It shall also be taken into
consideration whether the development is not-for-profit
venture. This exemption shall not be applied to
commercial or lodge development.
(ii) A development application shall demonstrate that the
impacts of the essential public facility will be
mitigated, included those associated with the generation
of additional employees, the demand for parking, road and
transit services, the need for basic services including
but not limited to water, sewage, drainage, fire and
police protection, and solid waste disposal. It shall
also be demonstrated that the proposed development has
3
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negligible adverse impacts on the city I s air, water,
land, and energy resources, and is visually compatible
with the surrounding areas.
(iii)
Notwithstanding the criteria as set forth in paragraphs
(i) and (ii) above, the city council may determine upon
application that development associated with a nonprofit
entity qualifies as an essential public facility and may
exempt such development from GMQS and from some or all
such mitigation requirements as it deems appropriate and
warranted.
Response: The City Shop proposal is a reuse of an existing
building and modest expansion of maintenance and administration
space. The proposal complies with the paragraphs above in that it
will serve the pUblic in many critical ways by supporting street
maintenance/repair, plowing, and maintenance of the 100+ vehicle
city fleet.
The Streets Department has made no major improvements to their
facilities in recent years to accommodate the community's growth.
The Shop is not a growth generator itself (the same number of
employees currently working at or out of the site will remain the
same). Although not typically a public destination, the new shop
complex is available to the public as any other public facility.
And doubtlessly, the Shop does and will continue to serve the
citizens and guests of Aspen.
----------------------------------
PUBLIC COMMENT: Attached as Exhibit "c" is a letter to the
Planning commission from Robert Camp and Cynthia Curlee, neighbors
on Sneaky Lane. They request the following three items: the stream
bank be cleaned up of various debris; the street cleaning trucks
not allow their refuse to filter into the creek; and a curb be
installed along the east side of Power Plant Road and the riparian
zone be rehabilitated.
The Streets Department has responded by committing to clean up the
river bank and to dump the street cleaning trucks at another
location (water plant). Rinsing the trucks will still occur at the
shop however. At the Commission meeting, the proj ect
representatives discussed how curbing the riverside portion of
Power Plant Road would be a detriment to drainage in the area and
advised against such an undertaking. Staff visited the site on May
18th to loo~ at the riparian vegetation and found that for the most
part, the stream bank supported healthy, young vegetation of
cottonwood saplings and grass. Two areas totaling approximately
50 linear feet showed signs of erosion and or deposition of road
"sand" down the bank. Little or no vegetation occurred in these
two areas. Staff recommends that this portion of the Castle Creek
bank be cleaned up as part of the general site/streambank clean-
4
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up, and that the Applicant work with staff to address the erosion
and sedimentation problem. Solutions may include, but not be
limited to, curb and gutters, drop inlets with clean-outs, valley
pan run-off control, and channel drains which can be cleaned out.
----------------------------------
PLANNING COMMISSION RECOMMENDATION:
of the Final PUD Development Plan
Essential Public Facility for the
following conditions:
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
The P&Z recommends approval
and GMQS Exemption for an
Aspen City Shop with the
2. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifreeze, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
3. All material representations made by the applicant in the
application and during pUblic meetings with the Historic
Preservation Committee, the Planning and Zoning Commission and
City Council shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
4. The Final PUD Development Plan and PUD Agreement shall be
recorded in the office of the Pitkin County Clerk and
Recorder. Failure on the part of the applicant to record the
documents within a period of one hundred and eighty (180) days
following approval by the City Council shall render the
approvals invalid.
In addition to the P&Z recommended conditions, staff recommends the
following condition:
5. The Castle Creek bank along the east side of Power Plant Road
shall be cleaned up as part of the general site/streambank
clean-up. The Applicant shall work with staff to address the
erosion and street sand sedimentation problems. Solutions may
include, but shall not be limited to curb and gutters, drop
inlets with clean-outs, valley pan run-off control, and
channel drains which can be cleaned out.
Attachments:
Application Booklet
Exhibits:
"A" - Clarification Letter From Project Representative Alan Richman
"B" - PUD Review Criteria and Staff Response
"c" - Letter from Robert Camp/Cynthia Curlee
"0" - Complete Referral Memos cityshop.fin.pud.ccmemo
5
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"~~a.ina(ie." " . < ':,",":..';" ,;//i ,',~~-, .~..:,\.<:~< r'O' -':':/.:;,;'':-.,.,".,'.,:.J,,<....::' ;.,,:;.,
The drawi;;gs tob'e 5ubmi tt:edto HPC include' a cofubination of snow
guards, heat tape and gutters above afeaslls,ed by pedestrians or
for parking:'. , . . .,... ,'. "'... .."". ... .,. .'. ,., .,
":'~,'/'. . y . ' ;, " ) ,:: "J . . ~ y' -.J'. .
We n'eeCl to b~tt~t 'U.nders'fand the implications of dedlcaHriga 45"
.. rlght-of:"way upon our floor area,' 'operf space; setback' and similar
dimensional limitatIons be,fore.we agree to. this request.' .. "
:' . ..,-,: <, ' .,,/",..;.,; "<:'. :-" ~ 1 :.\: ,:' '._ ~':":>/:- ,~;,:,'>. ~: ~\ ';1,' ,::~>. \~~',-< >"">,:,~ : :";,\,h'," ~'-.::" ':',. r;'" Y,' .<",,~". ,,:>: ,;;; ~:,; ,'.>;: . -,"' .'
,We have' also rev:Lewed .theletter subm:L:tted to P&Z by Mr. Camp and
, .Ms : Curlee:' We agree to dleari up the 'aebris 9n the north side 0:(
the shop; . We also agree that street cleaning vehicles 'will cease ..
to dispose of dirty water 'in Castle Creek. ,. .
'.- ,.~,,,.:'....-,;:;.' ~',.':"',\,^,':>::""':~:~>>"'f,:'?':: '-'\J>':>'.:~..'.:"',:':/:".~',- ::' .!.,,"<"', "'.':"'<", -/, :':" ),_ _~":~'h'~"",;"
Finally, I need to bring toyou'(att~ntioIl oneborrection to
application contents. and. one addition' to our proposal.
cdrr~ction is. on page' 4,' which. e;tates' that the height of the
maintenance facility is 20' to the ridge and 23' .to the ventilator..
These. riumberswere mistakenly transposed. frb'1i1 the height of the
admfnist:ratioh ' building:' The . act'ual height of the maintenance
fac'ilItyis 33,C'to the ridge and 36' to the ventilatoi,toallow
for maintenance.eq'1,lipinen't. This height was anticipated on page 8
, of the appllml.tlon; which states the site 's.proposed dimensional
limltations. . :.,_t....uil"lc.f,. , '.,. ,.
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Theadd~ti~ni;; a request. by tli~treet~ Depa:~tnient .~ora: ~ezzaniI1~..
. storage area :Ln the aEimuue'e:l!'at1.8B bU:Lld:Lng. Th:LS 1,740. sqUare.
. foot area will not change'tne exter'nal appearance or footprint of
the building. It will increase the site's 'total floor area 'to
0.34: 1. . . The need for minor desfgrt'inodHicationswas anticipated by
. the proposed f ioor area of ii 35: 1 dnpage S. ' ..., ,
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Thank you for your assistance wIth this. prO] ect:P1.'ease' contact me
if you have any questions regarding this letter or tIle appHcation..
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Approved ,
By Ordinance
CITY MAINTENANCE SHOP PROJECT
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Planned unit Dev.elonment Review Criteria
Section 24-7-90.3 of the Asnen Kunicinal Code
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
response: The AACP stresses maintaining Aspen's character through
its historic structures. Also, the Blue Ribbon Committee
determined that it was not economically feasible to relocate the
city Shop functions.
b. The proposed development shall be consistent with the
character of existing land uses in the surrounding area.
response: The surrounding residential neighborhood developed
around this industrial site over the past several decades. Much
effort has been made to include neighborhood input for improvements
to the site. staff believes that the proposed plan further reduces
historic impacts through better organization/ internalization of the
site, increased landscaping and more interior storage.
c.
The proposed development shall not adversely affect the
future development of the surrounding area.
The area is basically developed to maximum capacity
response:
already.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by
the applicant.
response: The project seeks GMQS Exemption for Essential Public
Facilities.
2. Densitv. The maximum density shall be no greater than that
permitted in the underlying Zone District.
response: since this project contains no residential component,
density is not an issue.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District.
response: ~he city Shop was originally granted a Conditional Use
for a maintenance shop in 1992. ~he new shop plan received
Conditional Use approval on May 4, 1993.
4. Dimensional Reauirements. The dimensional requirements in a
Public zone shall be determined through PUD review.
The following dimensional requirements for the site are proposed
as follows:
a.
Minimum distance between buildings:
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c.
d.
e.
f.
g.
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Maximum height (including viewplanes)
Minimum front yard:
Minimum rear yard:
Minimum side yard:
Minimum lot width:
Minimum lot area:
Trash access area:
External floor area ratio:
Minimum percent open space:
33'
55'
0'
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160'
1 acre
refer to Exhibit "A"
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14%
As mentioned in the body of staff's memo, the Engineering
Department seeks dedication of an undetermined portion of the City
Shop property as public right-of-way. If this becomes a condition
of approval, certain of the above dimensional requirements will be
affected, including but not limited to FAR, percent of open space,
and minimum lot area. Prior to second reading, Engineering will
make its final determination on what r.o.w. width is desired, and
Planning will present the adjusted dimensional figures.
5. Off-street parkino. The number of off-street parking spaces
for Public zoned parcels is also established by Special
Review. The PUD review requirements are:
a. The probable number of cars used by those using the
proposed development.
response: Based on the patterns of use over the years, the site is
proposing 10 parking spaces. Twelve employees use the site. A van
is used by several staff for downvalley transportation. Seven
spaces are dedicated for the remaining staff. Three spaces are
reserved for visitors. RFTA bus passes are also available to city
employees.
b. The parking needs of any non-residential uses.
response: As above, employee parking is provided above and beyond
the parking needs of the equipment stored and serviced at the Shop.
c. The varying time periods of use, whenever joint use of
common parking is proposed.
response: Common parking is not required.
d. The availability of public transit and .other transpor-
tation facilities, including those for pedestrian access
and/or the commitment to utilize automobile disincentive
techniques in the proposed development.
response: The free city shuttles are available on Cemetery Lane
and RFTA downvalley routes stop at Hwy.82 at Cemetery Lane. This
means a several hundred yard walk up/down Power Plant Road, which
is accomplishable by most standards. The application also
references a van for use by employees.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the
2
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City.
response: This site is not near the Commercial Core.
criteria bears little relevance to the proposal.
3. Doen Soace. The open space requirement shall be that of the
underlying Zone District. However, in the Public (PUB) zone,
open space is a dimensional requirement established by the
specific site plan.
response: This particular site is severely constrained regarding
space available for official open space. 14% or 7,828 s.f. of the
parcel is considered to be legitimate open space absent the
proposed r.o.w. dedication requested by Engineering. The
surrounding area including the Castle Creek is moderately to
densely wooded. The nearby residential parcels are fairly large.
The steep slope behind the Shop site is undevelopable. These
factors help preserve a sense of openness for the proposed
development even though on-site open space is limited.
This
As mentioned earlier, if a r.O.w. dedication is approved as part
of this project, the percentage of open space will have to be
adjusted.
4. Landscaoe Plan. There shall be approved as part of the Final
Development Plan a landscape plan, which exhibits a well
designed treatment of exterior spaces. It shall provide an
ample quantity and variety of ornamental plant species that
are regarded as suitable for the Aspen area climate.
response: The landscape plan shows a well thought-out arrangement
of new plant materials. The Parks Department does state that the
area in front of the entry contains proposed plantings which are
too dense.
5. Architectural site Plan. There shall be approved as part of
the Final Development Plan an architectural site plan, which
ensures architectural consistency in the proposed development,
architectural character, building design, and the preser-
vation of the visual character of the City. Architectural
character is based upon the suitability of a building for its
purposes, upon the appropriate use of materials, and upon the
principles of harmony and proportion of the building with each
other and surrounding land uses. Building design should
minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
response: The site received Historic Landmark status in 1992 and
is now required to receive Conceptual and Final HPC approval for
any substantial development. Conceptual review of the architecture
was approved on May 12, 1993. Final HPC review is scheduled for
May 26, 1993. The Master Plan for the City Shop had already
included input from the HPC. Disturbance to the site is kept
within the bounds of the historic industrial uses which have
occurred during the last one hundred years.
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6. Liahtina. All lighting shall be arranged so as to prevent
direct glare or hazardous interference of any kind to
adjoining streets or lands.
response: Lighting for this semi-industrial site is a function of
security and night use. The application commits to providing
shielded, downcast lighting, including a light at the fuel island
which will be no taller than 10'. street lights similar to the
historic styled standards along Main street are shown on the
landscape plan.
Clusterina.
this site.
response: The locations of
dictated by the requirements
7.
Clustering of dwelling units is not an issue on
the buildings on the site have been
for large vehicle movement needs.
I
8. Public Facilities. The proposed development shall be designed
so that adequate public facilities will be available to
accommodate the proposed development at the time development
is constructed, and that there will be no net pUblic cost for
the provision of these pUblic facilities. Further, buildings
shall not be arranged such that any structure is inaccessible
to emergency vehicles.
response: This project is necessitated by the increase of service
needs to city vehicle fleets and municipal streets functions over
the last couple of decades. The project itself does not increase
demand on public facilities.
9. Traffic and Pedestrian Circulation.
a. Every dwelling unit, or other land use permitted in the
Planned Unit Development (PUD) shall have access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use.
response: The Engineering Department presented that Power Plant
road as it runs through the parcel is not a dedicated public right-
of-way. It is however recognized as the historic route into town
before the Castle Creek Bridge was built, thus a public road via
common usage. The P&Z supports dedication of the r. o. w. and
understands that dedication will have an academic affect on the
dimensional aspects of the parcel.
b. Principal vehicular access points shall be designed to
permit smooth traffic flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic.
response: The two entry points off of Power Plant Road are being
redesigned and will provide better site distance for turning
movements.
c. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
4
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collector roads surrounding the proposed development, or
such surrounding collector or arterial roads shall be
improved so that they will not be adversely affected.
response: Impacts to Power Plant Road will be reduced by moving
fueling operations and employee/guest parking off of the roadside
as currently exists.
d. Every residential building shall not be farther than
sixty (60') feet from an access roadway or drive
providing vehicular access to a public street.
response: This is accomplished.
e.. All non-residential land uses within the Planned Unit
Development (PUD) shall have direct access to a collector
or arterial street without creating traffic hazards or
congestion on any street.
response: Per the site plan, the project provides organization to
the existing access patterns around the historic structure.
f.
streets in the Planned Unit Development
dedicated to public use or retained
ownership.
response: The City Engineer requests the dedication of a 45'
r.o.w. on Power Plant Road. At the P&Z meeting, the city Engineer
indicated that a r.o.w. width less than 45' may be acceptable.
Prior to second reading, Engineering will make a final
determination of a dedication request, staff will then present the
resulting effects on site area, FAR, open space, etc.
(PUD)
under
may be
private
5
April 27, 1993
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ROBERT CAl\1P"'Ob~, ~ C '" .'., ,'".''.''''' "'''.''.'.''.'-''''''''-"''',''~--'"''-'.
CYNTHIA CURLEE
50S SNEAKY LANE
P. O. BOX 692
ASPEN, COLORADO 81612 ;''-
~PR 2 8 \993
Jasmine Tygre, Chairman
Aspen Planning & Zoning Commission
130 South Galena Street
Aspen, Colorado 81611
Dear Commissioners,
Our residence on Sneaky Lane is contiguous to the city shop, so we are very familiar with the
property and generally supportive of the project. In connection with your stream margin and
other review, we offer the following:
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1.
The streambank and bed on the north side of the shop has considerable debris,
old signs, scrap metal, old asphalt, etc. Can this be remedied in connection with
this project?
Street cleaning vehicles are regularly cleaned on the edge of the creek with refuse
dumped in an area to filter into the creek. Perhaps an alternative approach should
be found to dispose of the dirty water.
The streambank on the east side of Power Plant Road is in terrible condition
resulting from continual migration of gravel and dirt down the bank. We
recommend that a curb be installed and that this riparian zone be rehabilitated and
revegetated in connection with the project.
Thank you for your consideration of these concerns.
~~~
Robert C. Camp
C"/"A/)-77t':1.< f:m
Cyn~ A. Curlee -
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Ay Council Exhibit p
ApprOVed , 19
By Ordinance
MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, City Engineer ee
Date: April 21, 1993
Re: City Shop Final PUD, Conditional Use, Stream Margin Review, Parking Special
Review, and GMQS Exemption
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Parking - The parking plan appears acceptable, however this reviewer reacts strongly
to the statement on page 9 about "requiring their [employees] use of the bus, or similar
mass transit to travel to and from work." That statement should be deleted from the
record and not considered in the parking proposal.
2. Sidewalks. Trails - The sidewalk along the southerly side of the administration building
should be continued to the Castle Creek Bridge. The site plan indicates a future trail
location that is not on property indicated as being owned by the City. Who owns that
property? If it is unclaimed property, the City should at this time establish title and
reflect a new property boundary on the final plat together with a designated easement for
the trail. The final plan should indicate a fisherman's easement from the property
boundary at the approximate center of the creek to five feet beyond the high water line.
The final plan should indicate the mean high water line.
3. Roadway - The plans should be revised to reflect two twelve foot wide travel lanes.
This wiIJ leave an eight foot shoulder between the pavement and the top of the creek
bank. The site does not offer sufficient space for ideal pedestrian and bicycle
accommodation.
4. Curb & Gutter - The curb and gutter indicated on the plans will enhance the definition
of vehicle use spaces on the site.
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5. Driveways - The proposed driveways do not meet the requirements of Section 19-
101, however the applicant may request curb cut variations as described in Section 19-
102. By this review memo, the curb cut variations are approved based on the special
conditions at the site.
6. Trash - The plan does not indicate a trash storage area. The building permit
application plans must indicate a trash storage area on the applicant's property in order
to preclude such use of the public right-of.way.
7. Utilities - If new utility pedestals are required for the project, they must be located on
the applicant's property and not in the public right-of-way. The transformer that serves
the project should be indicated and an easement provided. Will the new utility pole be
removed during the Cemetery Lane Undergrounding project? If not, utilities for the
project should be installed underground at the time of development.
The applicant is advised to instaJI empty utility conduits as appropriate for possible
future utility needs in order to prevent unnecessary cutting of the roadway pavement in
the future.
8. Site Drainage - The project design has provided for site runoff that complies with
Section 24-7-1004.C.4.f. The plan however indicates an overflow line that appears to
traverse property not owned by the applicant. The plan also indicates a drainage intercept
swale that departs the Shop property on the westerly boundary. As with comments in the
trails section of this memo, the property adjacent to the westerly boundary of the Shop
may be unclaimed. Title should be established at this time and reflected in the boundary
lines of the final plat. The daylight overflow line should employ a device for preventing
the conveyance of floatables to Castle Creek.
The building permit application must contain a plan to prevent runoff exposed to
excavated soils from reaching the creek.
9. Winter Snowshed and Ice Accumulations - Given the problems that institutional
buildings such as the library and the Middle School have had with snow shed and the
Youth Center with ice build-up at a fire exit, it is recommended that the applicant obtain
a snow shed and ice accumulation plan for the project.
10. Roofing. Shiny, reflective roofing is recommended against in order to prevent glare.
11. Street Lights -
12. Dedication of Public Right-of-way - The existing Power Plant Road at this site in not
within a dedicated public right-of-way. It is recommended that the applicant dedicate
right-of-way, from the edge of Castle Creek west for a width of 45 feet, from the northerly
to the southerly property boundary.
2
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13. Development in the Public Right-of-way - Given the continuous problems of
unapproved work and development in public rights-of-way, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5080) for design
considerations of development within public rights-of-way, parks department
(920-5120) for vegetation species, and shall obtain permits for any work or
development, including landscaping, within public rights-of-way from city
streets department (920-5130).
Approval of building permit plans does not constitute approval of design or work in the
public right-of-way.
14. Stream Margin - The plan adequately addresses Stream Margin considerations.
Recommended Condition of Approval
The applicant shall revise development plans as discussed in the Engineering Department
memo prior to issuance of a building permit.
cc: Bob Gish, Public Works Director
M93.120
3
MESSAGE DISPLAY = ~,_.
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TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 9:57 AM
Subject: City Shop comments
------------------------------------------------------------------------------
Message:
I spoke with the landscape architect about our concerns regarding the
City Shop landscape plan. In particular, the spruce trees,just below
the bridge,should be moved north/east to allow a clear site distance
for the hairpin corner. The shrub density in front of the shop
entrance we were not able to agree upon. The architect felt the
density was appropriate to match the surrounding river bottom
environment. However, I would still recommend a less dense planting
for maintenance concerns. We also talked some about irrigation. None
was detailed for turf but we recommend raw water from Castle Creek.
------~========x========-------
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MESSAGE DISPLAY
TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 10:17 AM
Subject: More City Shop....
-.----....--.--'---.-....--.-....-.-.------....--....-.--.-.-.....--..-....-.-............-.......;"................................-.-......-......-.....----------------
Message:
For the drip irrigation proposed for the trees and shrubs, the
architect felt a raw water source might become a problem with
clogging. I'm not familiar with all the technology regarding
filtration systems on raw water pumps. Drip irrigation systems are
very water efficient, however, I've had limited success with them. If
the turf needs to be irrigated as well then it might be as easy to
set up a spray head system for most of the area. Please call if you
have questions. Thanks!
--~-~--========x========-------
r"\ ASPEN.PITKIN ("'\
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ENVIRONIVIENTAI.. .HEAI..TH .D'EPAkTIVIENT...
MEMORANDUM
APR 2 6 1993
To:
Kim Johnson, Planning Office
From:
Environmental Health Department
Date:
April 15, 1993
Re:
City Shop Final PUD, Conditional Use, Stream Margin,
Parking Special Review and GMQS Exemption
...,..-.............,....,...........,... ....'.,..
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The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned proposal to. address technical concerns 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 Aspen Municipal Code.
SEWAGE TREATMENT AND COLLECTION:
The project is capable of and will be sefved by Aspen Consolidated
Sanitation District (ACSD) lines. We have long advocated the
effort to accomplish a sewer line extension across the bridge and
into the closest sewer main in Sneaky Lane for this building. This
eliminates another septic system within the City limits. The sewer
line extension provides a much better solution to the wastewater
disposal situation than a septic system in close proximity to the
stream and to groundwater.
The current plan of wastewater disposal states that "all wastewater
produced within the building will flow to an oil/grease separator,
which will trap the oil and grease." The ACSD will require many
of the floor drain lines to pass through the separator. We would
recommend, however, that the plumbing be planned to exclude the
flows from the bathrooms, showers, and administration areas from
passing through this separator. The sewage will then collect into
a holding and pumping chamber and discharge to the ACSD system
through a protected, insulated pipe attached to the bridge. An
additional recommendation is that the sewer service line be self-
draining to prevent the potential of freezing. There is sufficient
plant capacity to serve the anticipated flow increase from all of
the expected uses at the shop.
When sewer line construction is completed, the various aspects of
this proposal will meet the requirements of this department and
conform to the Aspen Municipal Code policies, which generally
prohibit the use of septic systems within the city limits. These
policies, in part, state in Section 1-2.3 of the Pitkin County
Reaulations On Individual Sewaae Disposal Systems 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".
130 South Galena Street
Aspen. Colorado 81611
303/920-6070
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City Shop Final PUD, Conditional Use, Stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 2
While there is no formal letter in the application that verifies
and furnishes the documentation of a commitment from the district
"...that the applicant and the service agency are mutually bound
to the proposal and that the service agency is capable of serving
the development...", the Sanitation District personnel have
confirmed the capacity and capability to serve the proposed
project.
ADEOUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205:
The application states that there is a 14" water transmission main
in the area. The current shop is served with City water and the
supply should be adequate for providing water to the project from
the City of Aspen municipal water system. These plans meet all
criteria defined in Section 2-502 of the Pitkin County Code.
WATER OUALITY IMPACTS: Sections 2-22 and 5-107.2:
The proposals to divert runoff away from the Creek and into
structures which provide pollutant removal in the storm water
runoff before flowing into Castle Creek. The runoff from what is
described as Basin 3, within the shop yard, is the major concern
for water quality control measures.
The plan to eliminate fine sediment and hydrocarbons from the shop
activities in this area seems sufficient. It is proposed to
control the sediment and petroleum products which may reach the
adjacent creek by having the flow from the courtyard area collect
in a central inlet in the center. The drainage then is treated in
a series of sump chambers and oil/grease traps. The flows are
stored in a series of infiltrator storm water diE;posal system,
capable of handling the volume up to the 25-year rainfall event.
In general, the plan will prevent off-site discharges of water.
Where these discharges have the potential to occur, the State water
quality regulations will require an NPDES permit (either as a point
source or a light industrial activity) and specific monitoring of
the discharge when appropriate. Additional planning may be
necessary to monitor and evaluate controls to mitigate the impacts
of runoff from the courtyard, parking areas and other facilities
associated with the redevelopment to the Shop property as a part
of the State permitting requirements. The Colorado Department of
Health should be contacted with regard to the requirements of the
permit process.
AIR OUALITY:
The air quality impacts of this proposal
activities around the site are controlled.
depend on how the
Most of the vehicles
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city Shop Final PUD~ "Co'nditional 'Use, S"tream MargI'n, "Parking'
Special Review al!?" GMQ,S~.?x.~mption
April 15, 19'93'
Page 3
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are now housed outside and there is diesel smoke generated during "
start-up on cold mornings. We agree that the idling time should ~
be reduced by housing the vehicles'inside. '"
No other' airquali ty impacts are signIficarit'andH'dO'~ilc)t.cnaIi~~'7rom"H~,--~""wi
the current usage and situation. ' "
NOISE:
There will obviously be noise generatedoy the use of the facllHy.
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The appl~cant shall take appropr~ate des~gn steps to m~n~m~ze no~se
leaving the facility and into surrounding neighborhoods.
There has been some planning to mitigate tne' noise from routine
activities by using berms 'to absorb the noises from the courtyard,
and by housing the vehicles inside so the' noise impacts during
start-up and idling are contained within the'building.
Should complaints be received by this office, Chapter 16 of the
Aspen Municipal Code - Noise Abatement, w:LIT'J::le'~fhe documen'Cused" ,
in the inVestigation. It is important that the Shop personnel
become familiar with th'e regula'tion and controI"lnelr activities
accordingly. ' , ,'.. " "--, ' ",
CONFORMANCE WITH OTHERENVIRONMENTl\:LHEl\:LTHa'WS:
,
Underground Storage" T'anks:
The City of Aspen propo'sals are intended to follow through on the
corrective actions started last Fall. Tne"tity was required by
law to begin fuel storage tank replacement. 'The underground' fuel'
storage tanks were rembveiraniYrepliiCed witli' two above ground tanks"
contained in a concrete curb area capable of' holding the contents
of the tanks andpreverit' leaks'rromTLOwlng off':'slte.
The option of replacement ,with aboveground fuel stqFage tanks is
an environmentally sound" 'solutiOn. ' Further, removal of'tne
existing tanks offered'the opportunity to 'perform the environmental
assessment of the old tank site" and 'to initiate remediation' of
small leaks that Occurred:'" ... ..MH"",', """""''''''''''.', "
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Providing the above ground tanks in the new location . allOws' :Eor'"'''' ". tl
mitigation of visual impacts, simple access for 'filling, and easy'
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contain massive tank lea~s and preverit'tlie""fuei""1rioduc't"s" "'from ;:,
entering adj acent surface' waters. This propos'al seems a viable
al ternati ve for. the City of Aspen Shop. . .. .
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City Shop Final PUD,'Co'hditionaIUse, stream Margin, . PaI-king
Special Review and GMQS Exennption
April 15, 1993 ' ' , , ,
Page 4
Hazardous Materials Storage:
The Shop will be a hazardous" materia~s generator, although
quantities are expected to be small. While notsh"wi1",ql1 :tJ:ie'pfans ,..
or addre,ssed in the appliCation, . We understand 'f:tla-'f''"j;iIt'op'eY'storage
and containment measure's are- to be provided for' produc'ts's;udh a's
used oil, antifreeze andqtherbyproducts"frc:nn' tne'''operaHons at
the shop. We would' like to" review the final pl'ans{or conformance
with Stat~ and EPA :regu1afions. ".,,, ,
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MEMORANDUM
TO:
Kim Johnson, Planning
FROM:
Cindy Christensen, Housing
DATE:
April 12, 1993
RE:
CITY SHOP FINAL PUD, CONDITIONAL USE, STREAM MARGIN,
PARKING SPECIAL REVIEW ANDGMQS EXEMPTION
According to the application, there are to be no additional
employees added with this remodel. Therefore, there is no
incremental need for affordable housing to be supplied to this
project.
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MEMORANDUM
TO: Kim Johnson, Planning Office
fU:CI:IVEO
APR 0 7 1993
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RE: City Shop
There appears to be a parcel of land between the City Shop and the property across
Castle Creek to the north of the City Shop that is unclaimed. The property boundary
for the property across Castle Creek is located in the middle of the creek, but the City
Shop property stops along the south bank creating the' narrow strip. See, attached
highlighted assessor's map.
I have had Aspen Title do a title search and all they can find is that the land has a parcel
number but they can not find record of ownership.
I am bringing this to your attention because it wiIJ most likely be questioned during the
planning review, especially since this area was identified for a possible future trail.
cc: Jack Reid, Street Superintendent
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MESSAGE DISPLAY
TO KIM JOHNSON
From: Wayne Vandemark
Postmark: Mar 30,93 3:17 PM
Subject: NEW CITY SHOP
--------------------------------'--'--'-----------,-,----........-.--.__ ....;;........;...........;.'__0..;_;;....;...;.;;........;.__...._
Message:
HI THERE! I HAVE REVIEWED THE PUD AND SINCE THE STRUtTURE WILL
FAClLATATE LARGE CITY VEHICLES IT WILL S~LYADDRESS'b~s.THERE IS
ADEQUATE WATER IN THE AREA FOR,FTRE'FIGHTIN-G'AN-DTHE'EN-C-r.oSEb
STRUCTURES WILL HAVE AN AUTOMATIC SPRINKLER SYSTEM. SO AS FAR AS THE
FIRE DISTRICT IS CONCDERNED, LET ER GO. OK?
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ound that many of our
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MEMORANDUM
TO:
Planning and Zoning commission
FROM:
Kim Johnson, Planner
RE:
Aspen City Shop Project - Final PUD pevelopment Plan,
Conditional Use for a Maintenance Shop, GMQS Exemption
for Essential Public Facilities, Stream Margin Review,
and Special Review for Parking
DATE:
May 4, 1993
======================::::========================================
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SUMMARY: The Planning O:efice recommends approval of the Final PUD
Development Plan and the associated revi~wp,wi~h q9~d~~io~s. The
Commission shall have final approval of the Str~amMarqin Review,
Conditional Use and special Review for Parking and shall forward
its recommendatio.ns on Final PUD and GMQS Exemption to City
Council.
APPLICANT: City of Aspen Streets Department
LOCATION/ZONING: The 1. 24 acre parcel is located at 1080 Power
Plant Road. The parcel is zoned Public (PUB).
APPLICANT' S REQUEST: The proj ect seeks renovate the existing
historic power plant building currently used for storage. and
maintenance of the city's auto and heavy vehicle fleet. The
proposed use is for heated storage of large vehicles.
PROCESS: The Applicant has requested, and the Planning Director
has agreed to process this application as a consolidated two-step
PUD plan finding that no greater pUblic benefit. is derived from a
four step review. Staff reqognizes the prior planning efforts for
this site associated with the Master Plan process. If either the
Commission or the Council b~liev~tha~JI1~appropriate process is
four-step PUD, staff will precede in that manner.
REFERRAL COMMENTS:, The PI~nning Office received referral comments
from the following departments. Complete referral memos are
attached as Exhibit "A" with sUmmaries as follows:
Enaineerina: Chuck Roth has the following comments:
1. The city should claim, establish title and reflect a new
property boundary for the parcel to the north of the shop
parcel on the final plat together with a designated easement
for the trail. '
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2. The final plan should indicate a Hsherman' s. easement from the
property boundary at the approximate center of the creek to
five feet beyond the high water line. The final plan should
indicate the mean high water line.
3. The plans should be revised to reflect two twelve foot wide
travel lanes. This will leave an eight foot shoulder between
the pavement and the top of the creek bank. The site does not
offer sufficient space for ideal pedestrian and bicycle
accommodation.
4. The curb and gutter indicated on the plans will enhance the
definition of vehicle use spaces on the site.
5. The proposed driveways do not meet the requirements of Section
19-101, however the applicant may request curb cut variations
as described in Sec::tion 19-102. By this review memo, the curb
cut variations are approved based on the special conditions
at the site.
6. The plan does not indicate a trash storage area. The building
permit application plans must indicate a trash stotage area
on the applicant's property in order to preclude such use of
the public right-of-way.
7. Any new utility pedestals must be located on the applicant's
property and not in the public right-of-way. The transformer
that serves the project should be indicated and an easement
provided. will the new utility pole be removed during the
Cemetery Lane Undergrounding project? If not, utilities for
the project should be installed underground at the time of
development. The applicant is advised to install empty utility
conduits as appropriate for possible future utility needs in
order to prevent unnecessary cutting of the roadway pavement
in the future.
8. The drainage plan indicates an overflow line that appears to
traverse property not owned by the applicant. The plan also
indicates a qrainage intercept swale that departs the Shop
property on the westerly boundary. As with comments in the
trails section of tllis memo, the property adjacent to the
westerly boundary of the Shop may be unclaimed. Title should
be established at this time and reflected in the boundary
lines of the final plat. The daylight overflow line should
employ a device for preventing the conveyance of floatables
to Castle Creek. The building permit application must contain
a plan to prevent runoff exposed to excavated soils from
reaching the creek.
9. It is recommended that the applicant obtain a snow shed and
ice accumulation plan for the project.
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10. The existing Power Plant Road at this site in not within a
dedicated public right-of-way. It is recommended that the
applicant dedicate right-of-way, from the edge of Castle Creek
west for a width of 45 feet, from the northerly to the
southerly property boundary.
11. The plan adequately addresses stream Margin considerations.
Housina Office: No additional employees will result from this
proposal, therefore housing mitigation is not required.
Fire Marshall:
available.
Adequate vehicle access and water supply is
Parks: . The spruce trees just below the bridge must be rearranged
for, proper sight dista.nce. The shrubs in fJ:'ont of the shop
entrance are too dense from a maintenance standpoint. Raw water
from the creek should be Used for irrigation.
Sanitation District: No clear water drains (ie. roof drains) shall
be connected into t.he District system. 'rhepumping system plans
should be reviewed by the District as soon as the plans are
available.
Environmental Health:
1. The wastewater flows from the bathrooms, showers and
administration building Should be excluded from the grease
separator. The seweJ:' service line should be self-draining to
prevent freezing.
2. The drainage controls measures seem sufficient. to prevent
sediment and hydrocarbons from flowing. into the creek.
Additional site monitoring may be necessary. Contact the
Colorado Department of Health for State NPDES permit
requirements.
3. No significant air quality issues change per the proposal.
4. The above-ground fuel storage tanks at the new location allows
for easy visual inspections. Containment volume is adequate
for massive leaks.
5. Final Plans for hazardous material storage (oil, antifreeze,
etc.) should be reviewed by this office for conformance with
state and EP~ requirements.
----.--.---.---.....--:-----'--'----'...-'-
PROPOSAL: The emphasis of the plan is to create a more efficient
use of the existing historic structure for heated. storage of
essential vehicles, while creating a modern maintenance shop and
office complex in the other two main buildings. . Please refer to
the application booklet for a complete description of the sizes of
buildings and specific uses of each.
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STAFF COMMENTS: After th~ city Shop parcel was rezoned to Public
(PUB) in 1992, the city Council initiated a master plan process for
the future uses/development of the site,. One design alternative
was chosen from among 5 options. The Master PI~nwas endorsed in
November 1992 after months of input from staff, neighbors, and the
Blue Ribbon (capital asset) Committee. The proposed "compound"
consists of:
- the renovated power plant building of 5,099 s.f. converted
to heated storage for 12 large vehicles and a sign shop;
- a new 3,480 s.f. cold storage shed for 8 large vehicles and
supplies to replace the existing building;
- a 6,297 s.f. maintenance shop building with upper mezzanine
for storage; and
- a 1,920 s.f. administration building for offices, employee
areas and restrooms.
The site received Condi~ional Use. approval for the existing
maintenance shop facility in February 1992 and Historic Landmark
Designation status in April 1992.
Planned Unit DeveloDmElnt.CPUD):. The property is included within
a PUD overlay. Approval of a Final Development Plan is required
for each PUD proposal. Consolida.tion of Conceptual and Final
reviews is allowed if the Planning Director determines that "the
full four step review would be .redu!ldant .and serve to public
purpose" . If, during review, the Commission or council believe
that a consolidated two step review is not adequate, the full four
step process must take place. Staff believes that since the site
has already undergone a complete Master Plan rev~ew with input by
neighbors and the Blue Ribbon Committee, a four step review is
excessive and will serve no useful public purpose.
The purpose of Planned U!lit Development (PUD) designation is to
encourage flexibility and innovation in the development of land
which:
A. Promotes greater variety in the type, design, and layout
of buildings.
B. Improves the design, character and quality of
development.
C. Promotes more effic~ent use of land, public facilities,
and governmental services.
D. Preserves open space to the greatest extent practicable.
E. Achieves a compatibility of land useS; and
F. Provides procedures so that the type, design, and layout
of development encourages the preservation of natural and
scenic features.
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staff believes that these requirements have been satisfied by the
proposed design.
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan;
response: The AACP stresses maintaining Aspen's character through
its historic structures. Also, the Blue Ribbon Committee
determined that it was not economically feasible to relocate the
city Shop functions.
b. The proposed ,development shall be consistent with the
character of existing land uses in the surrounding area.
response: The surrounding residential neighborhood developed
around this industrial sit~ over th~ past several decades. Much
effort has been made to include neighborhood input for improvements
to the site. Staff beli~ve~tl1at the proposed plan further reduces
historic impacts through better organization/ internalization of the
site, increased landscaping and more interior storage.
c.
The proposed development shall not adversely affect the
future development of the surrqunding area.
The area is basically developed to maximum .capacity
response:
already.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by
the applicant.
response: The project seeks GMQS Exemption for Essential Public
Facilities.
2. Densitv. The maximum density shall be no greater than that
permitted in the underlying Zone District.
response: Since this proje.ct contains no residential component,
density is not an issue.
3. Land Uses. The land uses permitted shall be those of the
underlying Zone District.
response: The City Shop was granted a Conditional Use for a
maintenance shop in 1992. Please refer to the Conditional Use
section of this memo for details on amendm.ent to the original
Conditional Use. .
4. Dimensional Reauirements. The dimensional requirements in a
Public zone shall be determined through pUb review.
The following dimensional requirements for the site are proposed
as:
a.
b.
c.
Minimum distance between buildings:
Maximum height (inClUding viewplanes)
Minimum front yard:
0'
33'
55'
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Minimum rear yard:
Minimum side yard:
Minimum lot width:
Minimum lot area:
Trash access area:
External floor area ratio:
Minimum percent open space:
0'
0'
160'
1 acre
refer to Exhibit "B"
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14%
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5. Off-street parkina. The number of off-str~et parking spaces
for public zoned parcels is also established by Special
Review. The PUD review requirements are:
a. The. probable number of cars used by those using the
proposed development.
response: Based on the patterns of use over the years, the site is
proposing 10 parking spaces. Twelve employees use the site. A van
is used by several staff for dO~llvallE!Y transportation. Seven
spaces are dedicated for th~ r~nla~lling staff., Three spaces are
reserved for visitors. RFTA bus passes are also available to City
employees.
b. The parking needs of any non-residential uses.
response: As above, employee parkinq is provided above and beyond
the parking needs o~ the equipment stored and serviced at the Shop.
c. The varying time periods of use, whenever joint use of
common parking is proposed.
response: Common parking is not required.
d, The availability of public transit and other transpor-
tation facilities, including those for pedestrian access
and/or the commitment to utilize automobile disincentive
techniques in the proposed development.
response: The free city shuttles are available on Cemetery Lane
and RFTA downvalley routes stop at Hwy.82 at Cemetery Lane. This
means a several hundred yard walk up/down Power Plant Road, which
is accomplishable by most . standards. The application also
references a van for. use by employees.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the
city.
response: This site is not near the Commercial core, but this
criteria bears little relevance.to the proposal.
3. Open Space. The open space requirement shall be that of the
underlying Zone District. However, in the Public (PUB) zone,
open space is a dimensional requirement established by the
specific site plan.
response: This particular site is severely constrained regarding
space available for official open space. 14% or 7,828 s.f. of the
parcel is considered to be legitimate open space. The surrounding
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area including the Castle Creek is moderately to densely wooded.
The nearby residential parcels are fairly large. The steep slope
behind the Shop site is undevelopable. These factors help preserve
a sense of openness for the proposed development even though on-
site open space is limited.
4. Landscape Plan. Theres~all be approv~d as part of the Final
Development Plan a landscape plan, which exhibits a well
designed treatment of exterior spaces. It shall provide an
ample quantity and variety of ornamental plant species that
are regarded as suitable for the Aspen area climate.
response: The landscape plan shows a well t~ought-out arrangement
of new plant materials. The Parks Department states that the area
in front of the entry contains proposed plantings which are too
dense.
5. Architectural site Plan. There shall be approved as part of
the Final bevelopmentPlan an architectural site plan, which
ensures architectural consistency in the proposed development,
architectural character, building design, and the preser-
vation of the visual character of the, city. Archi tectural
character is based upon the suitability of a building for its
purposes, upon the appropriate use of materials, and upon the
principles of harmony and proportion of the building with each
other and surrounding land uses. Building design should
minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
response: The site received Historic ,Landmark s~atus in 1992 and
is now required to receive Conceptual and Final HPC approval for
any substantial development. The HPC is scheduled for Conceptual
review of the architecture on May 12, 1993. The Master Plan for
the City Shop has already included input from the HPC. Disturbance
to the site is kept within the bounds of the historic industrial
uses which have occurred during the last one hundred years.
6. Liahtina. All lighting shall be arranged so as to prevent
direct glare or hazardous interference of any kind to
adjoining streets or lands.
response: Lighting for this semi-industrial site is a function of
security and night use. The application commits to providing
shielded, downcast lighting, including a light at the fuel island
which will be no taller than 10'. Street lights similar to the
historic styled standards along Main street are shown on the
landscape plan.
7.
Clustering of dwelling units is not an issue on
Clusterina.
this site.
response: The locations of
dictated by the requirements
the buildings on the site have been
for large vehicle movement needs.
8. Public Facilities. The proposed development shall be designed
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so that adequate public facilities will be available to
accommodate the proposed development at the time development
is constructed, and that there will be no net pUblic cost for
the provision of these public facilities. Further, buildings
shall not be arranged such that any structure is inaccessible
to emergency vehicles.
response: This project is necessitated by the increase of service
needs to city vehicle fleets and municipal streets functions over
the last couple of decades. The project itself does not increase
demand on public facilities.
9. Traffic and Pedestrian circulation.
a. Every dwelling unit, or other land use permitted in the
Planned Unit Development (PUD) shall ha.ve access to a
public street either directly or through an approved
private road, a pedestrian way, or other area dedicated
to public or private use.
response: This is accomplished per the site plan.
b. Principal vehicular access points shall be designed to
permit smooth traffic. flow with controlled turning
movement and minimum hazards to vehicular or pedestrian
traffic.
response: The two entry points off of Power Plant Road are being
redesigned and will provide better site' distance for turning
movements.
c. The proposed development shall be designed so that it
will not create traffic congestion on the arterial and
collector roads surrounding the proposed development, or
such surrounding collector or arterial roads shall be
improved so that they will not be adversely affected.
response: Impacts to Power Plant Road will be reduced by moving
fueling operations and employee/guest parking off of the roadside
as currently exists.
d. Every resident~al building shall not be farther than
sixty (60') feet from an access roadway or drive
providing vehicular access to a public street.
response: This is accomplished.
e. All non-residential land USes within the Planned Unit
Development (PUD) shall haveairect access to a collector
or arterial street without creating traffic hazards or
congestion on any street.
response: Per the site plan, the project provides organization to
the existing access patterns around the historic structure.
f. streets in the Planned Unit Development (PUD) may be
dedicated to pUblic use or retained under private
ownership.
response: The City Engineer requests the dedication of a 45'
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r.o.w. on Power Plant Road. This request is being studied by the
applicant as to the effects on site area, FAR, open space, etc.
GMOS ExemDtion for Essential public Facilities: section 8-104
C.l.b. the council may exempt construction of essential public
facilities. The Commission reviews the project and recommends
approval of GMQS Exemption to council. section 24-8-104.C.1.b.
reads:
(i)
(ii)
(iii)
Except for housing, development shall be considered an
essential public facility if it serves an essential
public purpose, provides facilities in response to the
demands of growth, is not itself a growth generator, is
available for use by the general public, anq serves the
neeqs of the City. It shall also be taken into
consideration whether the development is not-for-profit
venture. This exemption shall not be applied to
commercial or lodge development.
A development application shall demonstrate that the
impacts of the essential public faqility will be
mitigated, included those associated with the generation
of adqitional employees, the demand for parking, road and
transit services, the need for basic services including
but not limited to water, sewage, drainage, fire and
police protection, and solid waste disposal. It shall
also be demonstrated that the proposed development has
negligible adverse impacts on the city's air, water,
land, and energy resources, and is visually compatible
with the surrounding areas.
Notwithstanding the criteria as set forth in paragraphs
(i) and (ii) above, the city council may determine upon
application that development associated with a nonprofit
entity qualifies as an essential public facility and may
exempt such development from GMQS and from some or all
such mitigation requirements as it deems appropriate and
warranted.
Response: The City ShOp proposal is a reuse of an existing
building and modest expansion of maintenance and administration
space. The proposal complies with.the paragraphs above in that it
will serve the public in many critical ways by supporting street
maintenance/repair, plowing, and maintenance of the 100+ vehicle
city fleet.
The Streets Department has made no major improvements to their
facilities in recent years to accommodate the community's growth.
The Shop is not a growth generator itself (the same number of
employees currently working at or out of the site will remain the
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same). Although not typically a public destination, the new shop
complex is available to the public as any other pUblic facility.
And doubtlessly, the Shop does and will continue to serve the
citizens and guests of Aspen.
SDecial Review for parkina in a Public (PUB) Zone District:
7-404.B.2: (parkina): In all other zone districts where the off
street parking requirements are subject to establishment or
reduction by special review, the applicant shall demonstrate that
the parking needs of the residents, guests and employees of the
project have been met, taking into accoUnt potential uses of the
parcel, its proximity to mass transit routes and the downtown area,
and any special services, such as vans, provided for residents,
guests and employees.
response: Similar review criteria for Special Review for Parking
have already been addressed in the PUD section of this memo. Staff
believes that the parking situation for the site satisfactorily
complies with both Special Review and PUD requirements.
Conditional Usefor .a Maintenance Facilitv in a .public (PUB) Zone:
The Commission has the authority to review and approve development
applications for conditional uses pursuant to the standards of
Section 7-304:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the Aspen Area Comprehensive Plan',
and with the intent of the Zone District in which it is
proposed to be located.
response: The AACP promotes efficiency for public facilities, a
goal which is reiterated bY the Blue Ribbon Committee's report that
this site should be revamped to continue its useful life as the
city's main shop facility. The Public (PUB) zone district allows
for a variety of public uses and requires conditional use review
for maintenance shops so that specific operational characteristics
are reviewed.
B. The conditional use is consis.tent aI'ld compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary us.es and activities in the immediate vicinity
of the parcel proposed for development.
response: As mentioned previously in this memo, the industrial use
of this site pre-dated the' residential uses in the surrounding
neighborhood. This redeVelopment plan is a distinct enhancement
of the site from functional and aesthetic standpoints.
C. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
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including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
response: The site will be. improved in many ways including
landscaping, vehicular access, pedestrian movement, parking, and
general clean-up and organization of the site. Please refer to the
PUD section of this memo for more detailed information on these
items.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools.
response: All public utilities are in place for the proposed
project.
E. The applicant commits -to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use. .
response: The application states that the expanded shop complex
will not employ additional persons, therefore no new affordable
housing is proposed. staff agrees that as long as no more -than 12
employees work out of the Shop complex, this requirement is not
needed.
F. . The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area comprehensive Plan
and by all other applicable requirements of this chapter.
response: This use complies with the Aspen Area Comprehensive Plan
and any other applicable conditional use standards.
---------------------------~------
stream Marcrin Review: section 7-504.C.. establishes the review
criteria for development. occurring within 100 I of the highwater
line of the Roaring Fork or its tribu.taries.. The city Shop
proposal falls within this review boundary. The criteria and staff
responses are as follows:
1. It can be demonstrat~d that any proposed development which is
in the Special Flood Hazard Area will not increase the base
flood elevation on the parcel propoSed for development.
response: The applicant's engineer has verified that the proposal
will not increase the base flood level.
2. Any trail on the parcel designated. on .the Aspen Area
Comprehensive Plan: Parks/Recreation/open Space/Trails Plan
map is dedicated for pUblic use.
response: The proposed trail along Castle Creek complies with the
Trails Plan Map for the Castle Creek area. Ownership of the land
on which the trail is proposed must be verified prior to
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construction. The 12' wide travel lanes on Power Plant Road will
accommodate a future bike lane, if developed.
3. The recommendations of the Roaring Fork Greenway Plan are
implemented in the proposed plan for development, to the
greatest extent practicable.
response: The Plan recommends "preservation of historic areas and
historic structures along the river". The new shop complex ,seeks
to give the historic power plant building another 50 useful years
of life. This river corridor itself (slopes, vegetation) will not
be harmed. New plantings of native and limited ornamental plant
species will help retain a soft appeara~ce at the site.
4. No vegetation is removE:ld or slope grade changes made that
produce erosion and sedimentation of the stream bank.
response: This is a commitment made in the application.
5. To the greatest extent practicable, the proposed development
reduces pollution and interference with the natural changes
of the river, stream or other tributary.
response: The drainage improvements to the site will help run-
off and water quality in Castle Creek.
6. written notice is given to the Colorado Water Conservation
Board prior to any alteration or relocation of a water course,
and a copy of said notice is submitted to the Federal
Emergency Management Agency.
response: No alteration will take place, so this requirement is
not necessary.
7. A guarantee is provided in the event a water ,course is altered
or relocated, that applies to the developer and his heirs,
successors and assigns that ensures that the flood carrying
capacity on the parcel is not diminished.
response: This requirement is not nec~ssary.
8. copies are provided of all necessary federal and state permits
relating to work within the one hundred (100) year floodplain.
response: No work will take place within the floodplain.
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PUBLIC COMMENT: Attached as Exhibit "C" is a letter to the
Planning Commission from Robert Camp and Cynthia Curlee, neighbors
on Sneaky Lane. They request the following tree items: the stream
bank be cleaned up of various debris; the street cleaning trucks
not allow their refuse to filter into the creek; and that curb be
installed along the east side of Power Plant Road and the riparian
zone be rehabilitated.
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STAFF RECOMMENDATrON: The Planning Office recommends approval of
Final PUD Development Plan, Conditional Use for a Maintenance Shop
in the Public zone, Stream Margin :Review, Special Review for
Parking, and GMQS Exemption for an Essential Public Facility for
the Aspen City Shop with the following conditions:
1. The applicant shall revise the site development plan as
discussed in the Engineering Department referral memo prior
Engineering's sign-off of any building permits.
2. Prior to the issuance of any building permits, the plans for
hazardous material storage (oil, antifree2:e, etc.) shall be
reviewed by the Environmental Health Department for
conformance with State and EPA requirements.
3. All material representations made by the applicant in the
application and during public meetings with the Historic
Preservation Committee, the Planning and Zoning commission and
City Council shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
4. The Final PUD Development Plan and PUD Agreement shall be
recorded in the Office of the Pitkin County Clerk and
Recorder. Failure on the part of the applicant to record the
documents within a periOd of one hundred and eighty (180) days
fOllowing approval by the City Council shall render the
approvals invalid. .
Exhibits:
Application Booklet
,
"A" - Complete Referral Memos
"B" - Clarification Letter From Project Representative Alan Richman
"C" - Letter from Robert Camp/Cynthia C\lrlee
cityshop. pud. memo
13
f""'"',
MESSAGE DISPLAY
TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 9:57 AM
Subject: City Shop comments
PLANN~ &~NING COMMISSION
EXHIBIT , APPROVED
19 By RESOLUTION
,
--------------------------------------------------------~---------------------
Message:
I spoke with the landscape architect about our concerns regarding the
City Shop landscape plan. In particular, the spruce trees, just below
the bridge,should be moved no~th/east to allow a clear site distance
for the hairpin corner. The shrub density in f~ont of the shop
entrance we were not able to ag'ree upon. The architec:tfelt the
density was appropriate to match the surrounding river bottom
environment. However; I would still recommend a less dense planting
for maintenance concerns. We also talked some about irrigation. None
was detailed for turf but we recommend raw water from Castle Creek.
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MESSAGE DISPLAY
TO Kim Johnson
From: Rebecca Baker
Postmark: Apr 28,93 10:17 AM
Subject: More city Shop....
------------------------------------------------------------------------------
Message:
For the drip irrigation proposed for the trees and shrubs, the
architect felt a raw water source might become a problem with
clogging. I'm not familiar with all the technol09Y re9arding
filtration systems on raw water pumps. Drip irrigation systems are
very water efficient, however, I've had limited success with them. If
the turf needs to be irrigated as well then it might be as easy to
set up a spray head system for most of the area. Please call if you
have questions. Thanks!
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. MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, City Engineer ee
Date: April 21, 1993
Re: City Shop Final PUD, Conditional Use, Stream Margin Review, Parking Special
Review, and GMQS Exemption
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the foJIowing comments: .
1. Parking - The parking plan appears acceptable, however this reviewer reacts strongly
to the statement on page 9 about "requiring their [employees] use of the bus, or similar
mass transit to travel to and from work." That statement should be deleted from the
record and not considered in the parking proposal.
2. Sidewalks. Trails - The sidewalk along the. southerly side of the administration building .
should be continued to the Castle Creek Bridge. The site plan indicates a future trail
location that is not on property indicated as being owned by the City. Who owns that
property? If it is unclaimed property, the City should at this time establish title and
reflect a new property boundary on the final plat together with a designated easement for
the trail. The final plan should indicate a fisherman's easement from the property
boundary at the approximate center of the creek to five feet beyond the high water line.
The final plan should indicate the mean high water line.
3. Roadway - The plans should be revised to reflect two twelve foot wide travel lanes.
This wiJI leave an eight foot shoulder between the pavement and the top of the creek
bank. The site does not offer sufficient space for ideal pedestrian and bicycle
aCCOmmodation.
4. Curb & Gutter - The curb and gutter indicated on the plans will enhance the definition
of vehicle use spaces on the site.
1
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5. Driveways - The proposed driveways do not meet the requirements of Section 19-
101, however the applicant may request curb cut variations as described in Section 19-
102. By this review memo, the curb cut variations are approved based on the special
conditions at the site.
6. Trash - The plan does not indicate a trash storage area. The building permit
application plans must indicate a trash storage area on the applicant's property in order
to preclude such use of the public right-of-way.
7. Utilities - If new utility pedestals are required for the project, they must be located on
the applicant's property and not in the public right-of-way. The transformer that serves
the project should be indicated and. an easement provided. Will the new utility pole be
removed during the Cemetery Lane Undergrounding project? If not, utilities for the
project should be installed underground at the time of development.
The applicant is advised to install empty utility conduits as appropriate for possible
future utility needs in order to prevent unnecessary cutting of the roadway pavement in
the future.
8. Site Drainage - The project design has provided for site runoff that complies with
Section 24-7-1004.CA.f. The plan however indicates an overflow line that appears to
traverse property not owned by the applicant. The plan also indicates a drainage intercept
swale that departs the Shop property on the westerly boundary. As with comments in the
trails section of this memo, the property adjacent to the westerly boundary of the Shop
may be unclaimed. Title should be established at this time and reflected in the boundary
lines of the final plat. The daylight overflow line should employ a device for preventing
the conveyance of f10atables to Castle Creek.
The building perrnit application must contain a plan to prevent runoff exposed to
excavated soils from reaching the creek.
9. Winter Snowshed and Ice Accumulations - Given the problems that institutional
buildings such as the library and the Middle School have had with snow shed and the
Youth Center with ice build-up at a fire exit, it is recomrnended that the applicant obtain
a snow shed and ice accumulation plan for the project.
10. Roofing - Shiny, reflective roofing is recommended against in order to prevent glare.
11. Street Lights -
12. Dedication of Public Right-of-way - The existing Power Plant Road at this site in not
within a dedicated public right-01'-way. It is recommended thafthe applicant dedicate
right-of-way, from the edge of Castle Creek west for a width of 45 feet, from the northerly
to the southerly property boundary.
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13. Development in the Public. Right-of-wav - Given the continuous problems of
unapproved work and. development in public rights-of-way, we advise the applicant as
follows:
The applicant shall consult city engineering (920-5080) for design
considerations of development within public rights-of-way, parks department
(920.5120) for vegetation species, and shall obtain permits for any work or
development, including landscaping, within public rights-of-way from city
streets department (920.5130).
Approval of building permit plans does not constitute approval of design or work in the
public right-of-way.
14. Stream Margin - The plan adequately addresses Stream Margin considerations.
Recommended Condition of Approval
The applicant shall revise development plans as discussed in the Engineering Department
memo prior to issuance of a building permit.
cc: Bob Gish, Public Works Director
M93.120
3
ASPEN.PITKIN
ENVIRONMENTAL HEALTH DEPARTMENT
~.
A
APR 2 6 !993
MEMORANDUM
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To:
Kim Johnson, Planning Office
From:
Environmental Health Department
Date:
April 15, 1993
City Shop Final PUD, Conditional Use, stream Margin,
Parking Special neview and GMQS Exemption
Re:
---------------~-~--------------~-------------------------------
-----------------------------------------------,,---,,--------,---,---
. ',. ... .. .." ',. " "... "." "" ,
The Aspen/Pitkin Environme~tal Health Department has reviewed the
above-mentioned ~roposal to, address technical concerns under qur
jurisdiction. The authority for this review is granted to this
office by the Aspen/pitkin Planning Office as stated in Chapter 24
of the Aspen Municipal Code.
SEWAGE TnEATMENT AND COLLECTION:
The project is capable of and will be se~ed by Aspen Consolidated
Sanitation District (ACSD) lines. We have long advocated the
effort to accomplish a sewer line extension across the bridge and
into the closest sewer main in Sneaky Lane for this building. This
eliminates another septic system within the City limits. The sewer
line extension provides a mUch better solution to the wastewater
disposal situation than a septic system in close proximity to the
stream and to groundwater.
The current plan of wastewater disposal states that "all wastewater
produced within the building will flow to an oil/grease separator,
which will trp.p the oil and grease." The ACSD will require many
of the floor drain lines to pass through the separator. We would
recommend, however, that the plumbing be planned to exclude the
flows from the bathrooms, showers, and administration areas from
passing through this separator. The sewage will then collect into
a holding and pumping chamber and discharge to the ACSD system
. through a protected, insulated pipe attached to the bridge. An
additional recommendation is that the lS.13'\-{e:r.seJ:Y~c.13., IJn.1311es13lf...
draining to prevent the potential of freezing.' There is suffici,ent
plant capacity to se~e the anticipated flow increase from all of
the expected uses at the Shop.
When sewer line construction is completed, the various aspects of
this proposal will meet the requirements of this department and
conform, to the Aspen Municipal Code policies, which generally
prohibit the uSe of septic systems within the city limits. These
policies, in part, state in section.1-2.3 of the ,Pitkin County
Reaulations On Individual Sewaae Disposal Systems 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".
130 South Galena Street
Aspen, Colorado 816'1"1
a03/seO-15070
recycledpsper
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City Shop Final PUD, Conditional Use, stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 2
While there is no formal letter in the application that verifies
and :(urnishes the document.ati,on of a commitment.:(roIllt.he diE;trict
"...that the applicant and the service agency are mutually bound
to the proposal and that the service agency is capable of serving
the development...", the Sanitation District personnel have
confirmed the capacity and capability to serve the proposed
project.
ADEOUATE PROVISIONS FOR WATER NEEDS: sections 2-6 and 5-205:
The application states that. there is; 13.. 1411 '\Vat:~:t:' t.:t:'?:pS;ll\lsS;ioIlll\?:iIl
in the area. The current shop is serVed with city water and the
supply should be adequate for providing water to the project from
the City of Aspen municipal water system. These plans meet all
criteria defined in section 2-502 of the Pitkin Countv Code.
WATER OUALITY IMPACTS: sections 2-22 and 5-107.2:
The proposals to divert runoff away from the creek and into
structures which provide pollutant removal in the storm water
runoff before flowing into Castle Creek. The runoff from what is
described as Basin 3, within the shop yard, is the major concern
for water quality control measureS.
The plan to eliminate fine sediment and hydrocarbons from the shop
activities in this area seems sufficient. It is proposed to
control the sediment and petroleum products which may .reach the
adjacent creek by having the flow from the courtyard area collect
in a central inlet in the center. The drainage then is treated in
a series of sump chambers and oil/grease traps. The flows are
stored in a series of infiltrator stormwatE!r disposal system,
capable of handling the volume up to the 25-year rainfall event.
,
In general, the plan will prevent off-site discharges of water.
Where these discharges have the potential to occur, the State water
quality regulations will require an NPDES permit (either as a point
source or a light industrial activity) and specific monitoring of
the discharge when appropriate. Additional planning may be
necessary to monitor and e;valuate controls to mitigate the impacts
of runoff from the courtyard, parking areas and other facilities
associated with the redevelopment to the Shop property as a part
of the State permitting requirements. The Colorado Department of
Health should be contacted with regard to the requirements of the
permit process. .
AIR OUALITY:
The air quality impacts of this proposal
activities around the site are controlled.
depend on how the
Most of the vehicles
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city Shop Final PUD, conditional Use, stream Margin, Parking
Special Review and GMQS Exemption
April 15, 1993
Page 3
are now housed outside and the:re is .diElf;;ElI sllloke generated during
start-up on cold mornings. We agree that the idling time should
be reduced by housing the vehicles inside.
No other air quality impacts are significant and do not change from
the current usage and situation.
NOISE:
There will obviously be noise generated by the use of the facility.
The applicant shall ,take appropriate design steps to minimize noise
leaving the facility and into surrounding neighborhoods.
There has been some planning to mitigate the noise from routine
activities by using berms to absorb the noises from the courtyard,
and by housing the vehicles. inside so the. noise, impacts during
start-up and idling are contained within the building.
Should complaints be re,ceived by this office, Chapter 16 of the
Aspen Municipal Code - Noise Abatement, will be the document used
in the investigation. It is important that the Shop personnel
become familiar with the regulation and control their activities
accordingly.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
Underground storage Tanks:
The City of Aspen proposals are intended to follow through on the
corrective actions started, last Fall. . Tl1eC~ty was required by
law to begin fuel storage tank replacement. The underground fuel
storage tanks were removed and replaced with two above ground tanks
contained in a concrete curb area capable of holding the contents
of the tanks and prevent leaks from flowing off-site.
The option of replacement with above ground fuel storage tanks is
an environmentally sound solution. Further I removal of the
existing tanks offered the opportunity to perform the environmental
assessment of the old tank site and to initiate remediation of
small leaks that occurred.
Providing the above ground tanks in the new loc~tion allows for
mitigation of visual impacts, simple access for filling, and easy
performance of visual inspections. The proposed containment basin
and curb will hold 110% of the stored product and will certainly
contain massive tank leaks and prevent the fuel products from
entering adjacent surface waters. This proposal seems a viable
alternative for the city of Aspen Shop.
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City Shop Final PUD, Conditional Use, Stream Margin, parking
Special Review and GMQS Exemption
April 15, 1993
Page 4
Hazardous Materials storage:
The Shop will be a hazardous materials generator, although
quantities are expected to be small. While not shown on the plans
or addressed in the application, we understand that proper storage
and containment measures are to ~e provided for products such as
used oil, antifreeze and other byproducts from the operations at
the shop. We would like to review the final plans for conformance
with state and EPA regulations.
'.
TO:
FROM:
DATE:
RE:
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MEMORANDUM
Kim Johnson, Planning
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Cindy Christensen, Housing
April 12, 1993
CITY SHOP FINAL PUD, CONDITIONAL USE, STREAM MARGIN,
PARKING SPECIAL REVIEW AND GMQS EXEMPTION
According to the application, there are to be no additional
employees added with thisrell\odel. There:f,9l:'e, there is no
incremental need for aff9rdable h9usingto be' supplied to this
project.
/....."
MEMORANDUM
RECEIVED
APR 0 7 1993
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TO: Kim Johnson, Planning Office
,/
FROM: Rob Thomson, Project Engineer l R'S.\
DATE: April 2, 1993
RE: City Shop
'\OP - 9 '993
..~,.~"_._.~--~"--~-----:-"--"._..~,
There appears to be a parcel of land between the City Shop and the property across
Castle Creek to the north of the City Shop that is unclaimed. The property boundary
for the property across Castle Creek is located in the middle of ~4e creek, but the City
Shop property stops along the south bank creating the. narrow strip. See, attached
highlighted assessor's map.
I have had Aspen Title do a title search and all they can find is that the land has a parcel
number but they can not find record of ownership.
I am bringing this to your attention because it will most likely be questioned during the
planning review, especially since this area was identified for a possible future trail.
cc: JackReid, Street Superintendent
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MESSAGE DISPLAY
TO KIM JOHNSON
From: Wayne Vandemark
Postmark: Mar 30,93 3:17 PM
Subject: NEW CITY SHOP
-------------------------------~~-----~~-----~~~--~-~-------------------------
Message:
HI THERE! I HAVE REVIEWED THEPUD AND SINCE THE S'l.'RUCTlTRE.WILL
FACILATATE LARGE CITY VEHICLES IT WILL SURLY ADDRESS bURS; THERE IS
ADEQUATE WATER.. IN. THE AREA . FOR. F:i:R.~f:i:GH~:t'NG l>J,fr5?'ifE:E~SI,()S:Eri
STRUCTURES WILL HAVE AN AUTOMATIC SPRINKr..ER SYSTE:M~sbASFAR AS THE
FIRE DISTRICT IS CONCDERNED, LETER GO. OK? . . ,
---------------X========--~-~--
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:Aspen C9onsolidated Sanitation CDist1rictAPR I
565 North Mill Street .
Aspen, Colorado 81611
6 in'V,
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Tele. (303) 925-3601
FAX #(303) 925-2537
Sy Kelly - Chairman
John~ Snyder-Treaa
Louis Popish. Secy.
Albert Bishop
Frank Loushin
Bruce Matherly, Mgr.
Apri I 16, 1993
Kim Johnson
Planning Office
130 S. Galena
Aspen, CO 81611
Re: City Shop Final PUD
Dear Kim:
After reviewing this application we have found that many of our
concerns have been satisfactorily addressed in the application.
The total connection fees for the project can be estimated once
final detailed plans are available and a tap permit is issued.
Fees for the project must be paid prior to the issuance of a
bui Iding permit.
The applicant should be sure that there are no clear water
connections to. the Distric.,t5>ystem.,s~~lCh asf,?und(ition drains,
roof drains, or other drains associated with surface water run-
off. Once plans are available for the pumping system they should
be submitted to our office for review. Due to the proximity of
the project to Castle Creek and due also to the relatively
shallow depth to ground water in the area, the applicant must
insure that any possible flooding or ground water is not allowed
into the sanitary sewer system.
The interior vehicle storage and wash areas are required to have
District approved oil and sand interceptors. The plans for the
interceptors must meet District specifications and be approved by
our office.
Please call if you have any questions.
Sincerely,
~~ '7--~7f
Bruce Matherly
District Manager
EPA AWARDS OF EXCELLENCE
1976 - 1986 - 1990
REGIONAL AND NATIONAL
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B_ 8618. A~ e.t"tltt., r1612 1''-e: (8()8) 92()-1125
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April 28, 1993
PLANNING , 1000ING COMMISSIOlI
EXHIBIT ~ ' APnOVBD
19 BY RESOLTJ'l'IOlt
,
.
HAND DELIVERED
Ms. Kim Johnson
Aspen/Pitkin County Planning Office
130 ~outh p~l~na street
Aspen, Colorado 81611
RE: RESPONSE TO ASPEN CI~Y SHOP REFERRAL COMMENTS
Dear Kim,
Thank you for this opportunity to review. the referral comments
received by the Planning Office with regard to the Aspen city Shop
development application and to provide you with our responses to
the conditions recommended by the various referral agencies. I
will only respond to those comments which recommend cond~tions for
the project to meet.
We agree with the recommen4ations of th~ Sity Parks Department with
regard to moving the spruce trees and the use of irrigation water.
If P&Z wants us to reduce the density of the shrub plantings in
front of the shop entrance, we will do so.
The statements made by the ACSD and the Environmental Health
Department accurately describe, and are consistent, with our
planned sewage disposal system. Our Engineer is currently
evaluating the comments made by Environmental Health with respect
to water impacts.
We have the following responses to the City Engineer's memo:
We will designate a fisherman's easement along Castle Creek on our
final PUD plan. We will submit the revised fill,al drawing for
recordation following council approval of this project.
We have revised our plans to.indicate two twelve foot wide road
lanes. The eight foot shoulder will be available for the trail,
The trash area will be in the southe(lst.comer. of the cour~yard
where it is not visible by neighbors, but can be easily accessed.
As the application states, utility lines will be buried and the
poles will be removed. The transformer will be indicated and an
easement granted on the revised final PUD plan.
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Ms. Kim Johnson
April 28, 1993
Page Two
Our Engineer is reviewing the comments made regarding site
drainage.
The drawings to be submitted to HPC include a .coInbination of snc>w
guards, heat tape and gutters above areas used by pedestrians or
for, parking.
We need to better understand the implications of. dedicating a 45'
right-of-way upon our floor area, open space, setback and similar
dimensional limitations b~for~ we agree to this request.
We have also reviewed theletters.\lbmit'\:.E:!<:l to P&2: by Mr. Camp and
Ms. Curlee. We agree to clean up the debris on .t.h~ north .sideof
the shop. We also agree that street cleaning vehicles will cease
to dispose of dirty water in Castle Creek.
Finally, I ,need to bring to your attention one correction to the
application contents and oIle . addition. ..'\:.~()il,:J:", proposal. The
correction ,is on page 4, which states that. the height of the
maintenance facility is 20' to the ridge and 23' to the ventilator.
These numbers were mistakenly transposed from the height of the
administration building. The actual height of the maintenance
facility is 33' to the ridge and 36' to the ventilator, to allow
for maintenance equipment. This height was anticipated on page 8
of the application, which states the site's proposed dimensional
limitations. "fr:\1l~
The addition is a request by th~treets Department for a mezzanine
storage area in the aamiRie~Fa~i9R building. This 1,740 square
foot area will not change the external appearance or footprint of
the building. It will increase the site's tot;al. floorarea....to
0.34: 1. The need for minor design 1II0difications waS anticipated by
the proposed floor area of 0.35:1 on page 8.
Thank you for your assistance with this project. Please contact me
if you have any questions regarding this letter or the application.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
~
Alan M. Richman, AICP
cc: Dave Gibson
Jack Reid
~
p~ & ZONING COMMISSION
,,# C/
EXHIB.....r' , APPROVED
19 BY RESOLUTION
,
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ROBERT CAl\1P
CYNTHIA CURLEE
50S SNEAKY LANE
P.O. BOX 692
ASPEN, COLORADO 81612
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April 27, 1993
Jasmine Tygre, Chairman
Aspen Planning & Zoning Commission
130 South Galena Street
Aspen, Colorado 81611
Dear Commissioners,
Our residence on Sneaky Lane is contiguous to the city shop, so we are very familiar with the
property and generally supportive of the project. In connection with your stream margin and
other review, we offer the following:
1. The streambank and bed on the north side of the shop has considerable debris,
old signs, scrap metal, old asphalt, etc. Can this be remedied in connection with
thisp~ec~ .
2. Street cleaning vehicles are regularly cleaned on the edge of the creek with refuse
dumped in an area to filter into the creek. Perhaps an alternative approach should
be found to dispose of the dirty water.
3. The Streambank on the east side of Power Plant Road is in terrible condition
resulting from continual migration of gravel and dirt down the bank. We
recommend that a curb be installed and tiJa.t this riparian zone be rehabilitated and
revegetated in connection with the project.
Thank you for your consideration of these co~cerns.
~~~~
Robert C. Camp
C"'/AIJ1XM.( ~ (J/" u? 0 0 ')
cynlhij A. Curlee -
cc: Kim Johnson
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CITY OF ASPEN
City Attorney's Office
130 South Galena
Aspen, Colorado 81611
(303) 920-5055
"
MEMORANDUM
TO:
Leslie Lamont
John P. Worceste~ ~
Amy Margerum ~v-"'"
March 5, 1993
FROM:
DATE:
RE:
City Shop Renovation
This is to document that the City Shop scheduled for renovation and rehabilitation is located on
land owned by the City of Aspen.
This is to further document the fact that Alan Richman is authorized to represent the City of
Aspen in obtaining all governmental approvals necessary for the renovation and rehabilitation
of the City Shop.
memo.fnn
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MEMORANDUM
TO:
Planning and Zoning commission
FROM:
Kim Johnson, Planner
RE:
City of Aspen streets ShOp - Public Hearing for
Conditional Use for Maintenance Facility in Public Zone
DATE:
February 4, 1992
.' .' .' .'.' ,.. ...... '-, -......,.., .'.' ..
-------------_._.._-----------~---------_..;...._---...;.;....._-,--------------------....--
---------------------------------------------------------------
SUMMARY: The Planning Office recommends approval of the
conditional use with conditions. This request is made in order to
have appropriate use approval for the. shop facility in the Public
zone. This request coincid~swit-h. the rezoning to Pub).ic zone
district already recoinmended by the Commission for approval by city
Council. The pUblic hearing by city council will be held on
February 24, 1992.
APPLICANT: The city of Aspen streets Oepartment, represented by
Jack Reid, Superintendent of Streets
LOCATION: The 27,000 s.f. parcel is located at 1080 Power Plant
Road, adjacent to castl~,Creek.
ZONING: Current zoningiSi R-30 with a PUDoverlay. Requested
zoning is PUBLIC (PUB). The' PUD overlay will remain on the parcel.
"Maintenance Shop" is a conditional use in the Public zone
district.
BACKGROUND: The Streets Oepartment is required by the
Environmental Protection Agency to replace the underground fuel
tanks on the maintenance facility site. In response to this
requirement as well as environmental concerns, by neighbors and
staff, the decision was made to pursue: 1) rezoning to Publici
2) text amendments to allow above-ground. fuel ,ta.nks as conditional
uses in Public and SCI zone districtsi 3) conditional use approval
for above-ground fuel tanks. These reviews were conducted by the
Commission in December of 1991. The conditional use for the fuel
tanks was approved with conditions. Recommendations for approval
of the rezoning and text amendments were forwarded to city Council.
Due to a notification error, this conditional use review for the
maintenance shop use did not occur simultaneously with the other
Commission reviews.
PROCESS: Conditional Use review is a one step public hearing, with
final determination made by the Planning Commission. In addition,
an insubstantial PUD amendment is currently being processed by
Planning staff for signature by the Planning Director.
1
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APPLICANT'S REQUEST: Ccmdi tional Use approval for Maintenance Shop
in a Public Zone district.
REFERRAL COMMENTS:
follcwing comments:
The Engineering Department recommends that the city Shop receive
conditional use approval in order to legitimize its current use.
Chuck Roth from Engineering forwards the
We have investigated what has been termed the . "drainage" issue.
More appropriately, the situation would be described as illicit
industrial discharges to the storm sewer system and/or to Castle
Creek. The street superintendent has assured me. that leach fields
have been constructed such that no vehicle washing effluents nor
street cleaner cleaning effluents enter Castle Creek. 'the street
sweepings are still emptied at the water plant. It is only the
clean~~g of eqgipment.th~t,occurs"at,the,shQP.
STAFF COMMENTS:
Conditional Use Review: The applicant seeks conditional use
approval for a maintenance facility in the Public zone. Section
7-301 . of the Land Use Code establishes the following review
criteria for conditional uses:
A. The conditional use is consistent with the purposes, goals,
objectives and standards of the ASpen Area Comprehensive Plan,
and with the intent of the Zone District in which it is
proposed to be located.
Response: The pending zoning map amendment will allow the City
maintenance shop as a Conditional Use. The 1973 'Land Use Map shows
this area as a public use. Allowing the shop at this location
augments the City's use of this site both currently and in the
future.
B. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
of the parcel proposed for development.
Response: The site has been a city facility for, one hundred years,
and the city Shop since 1958. The Streets Department is committing
to do a general clean-up of the area and .also proposes that the
existing chain link fence along the street and river frontage will
be replaced by a 6' wood fence to improve the area's appearance.
However, due to seasonal limitations, the applicant proposes that
the new fence be installed no later than June 1, 1992. Existing
vegetation along the river will help blend the fence in to the
surrounding environment. Thus, the entire shop compound will
become more compatible with the neighborhood. .
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C. The location, size, design and operating characteristics of
the proposed conditional use minimizes. adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties.
Response: Please refer to Exhibit "A" for the. site plan of the
maintenance facility. The existing operation of the current
maintenance facility will not change with regard to personnel,
traffic or size. Current use of the site inc:ludes fueling and
maintenance operations for the City's 115 vehicles. Typical on-
site storage accolllmodates 30 vehicles, from pick-up trucks to road
graders and plows. The building itself allows no more than three
vehicles to be worked on at once. Staffing includes 3 mechanics
and 9 vehicle operators / administration staff.
As mentioned in the .Engineer.ing. c.ollU1lents" there.,has been concern
over vehicle washing effluents entering Castle Creek. Although
Engineering is comfortable with the current leach field system,
Planning recolllmends that continued diligence in effluent control
.be required.
D. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools.
Response: All neighborhood infrastructure is in place and
increases are not anticipated with this proposal.
E. The applicant commits to supply affordable ~ousing to meet the
incremental need for increased employees. generated by the
conditional use.
Response: No changes in personnel result from this request. There
is no increase to FAR or net leasable area requiring mitigation.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Comprehensive Plan
and by all other applicable requirements of this chapter.
Response: All standards are being met by this proposal.
STAFF RECOMMENDATION: Planning staff recommends approval of the
conditional use for Maintenance Facility in the Public (PUB) zone
with the following conditions: .
1. All state and Federal environmental requirements and Aspen Fire
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Marshal requirements must .e fellewe..
2. The screen fence along Power Plant Road and adjacent to Castle
Creek must be in place no later than June 1, 1992.
3..An insubstantial PUD amendment shall be processed for Planning
Director approval.
4. No surface
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RECOMMENDED MOTION: I Illove .to approve a conditional use for the
city Maintenance Shop in the Public zone, with the four conditions
listed in the staff memo dated February 4, 1992.
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MEMORANDUM
FROM:
Planning and Zoning Commission
Kim Johnson, Planner
TO:
DATE:
February 4, 1992
RE:
ute Park: continued Public Hearing for Subdivision/Final
PUD Plan, 8040 Greenline Review, Rezoning to AH
Affordable Housing, Text Amendment, Growth Management
E~emption, and Special Reviews for Open Space and Parking
in the. AH Zone
----------------------------------------------------------------
Backgrou.nd:. The public hearing for thiS',item--wae;o opened on January
17, 1992. At that meeting, the Commission heard an overview of the
process by staff and a project description by representatives of
the proposal. Discussions ensued regarding the areas of concern
highlighted in the staff memo. In consideration of the complexity
of the several reviews involved with the project, the Commission
determined it would be wise to vote on two particular reviews which
did not have specific site plan review standards. A vote of 4-3
resulted in favor of rezQning from RR ~ural Residential to AH
Affordable Housing. The proposed text amendments allowing a
sliding scale for detached residential FAR was passed by a vote of
5-2. These recommendations will be forwarded to city Council.
The Commission shall make a final determination on 8040
Greenline and Special Reviews for 6peh spade cihdPcirking in an AH
zone. The reviews remaining before the Commission for
recommendation to. city Council are subdivision, Final PUD Plan,
and Growth Management Exemption for Affordable Housing and Free
Market Housing in AH zones.
The Planning Office memo for the January 17 meeting is
attached for your reference.
Issues from Last Meeting: In its original memo, the Planning
Office identified some concerns with this proposal. Briefly these
are:
1. Emergency access to the free market lots via the private
driveway: The applicant has offered to construct adequate
turn-arounds on each lot to specifications required by the
Fire Marshal's office. The Fire Marshal has since responded
that the developer must submit drawings to his office for
review and that nothing has been submitted to him yet. Staff
believes that since the single family lots will be developed
individually, the driveway turn-arounds should be ei ther
built by the developer up front, or indicated on the approved
plat so they are not overlooked by zoning during final plan
review. If an individual wishes to revise the turn-around on
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his/her lot, the Fire Marshal would have to approve any
change.
2. ute Ave. Improvement District impacts to proposed parking:
The Engineering staff has spoken with project engineer Bob
Daniel and they have come to an agreement on the width of
dedicated Ute Ave. right-of-way and access easement. The.
applicant will dedicate a 40 foot right-of~~ay and additional
access easement as determined by the city Engineer. The
proposed townhome parking will therefore not involve an
encroachment into a right~of-way, and a front setback
variation will not be required.
3. Affordable Housing category restrictions: The Housing
Authority Board of Directors met on January 22 and voted 5-
2 in favor of a recommendation for restricting four of the
,\:ownhomes to category. 4 "price/ income requirements and _ three c __,_
townhomes to cate~ory 3. The housing guidelines in effect
0(. "If) today shall apply to this pro)' ect. In add.:J..'t ion, they wanted
, to pass on a recommendation to staff and review bodies that
\A:~ in the case of four-step review cases, its very critical that
'\ V' a thorough discussion of category level take place during
~ tr'^ conceptual review. since an applicant must make important
. decisions early on regarding restriction.s, reVieWing, bodies
. must make every effort to give comments that can be relied
upon substantially. Planning staff concurs with the Housing
Board regarding the restriction categories.
4.
Avalanche hazard for the townhome buildings: As discussed at
the first hearing, Planning and Engineering have strong
concerns about the proposed protection a free market home on
Lot 1 will afford the townhomes below. As the future
construction schedule, design and location for this home
cannot be determined at this time, it is recommended that the
townhomes be built in accordance with the structural
guidelines required by the applicant's avalanche consultant.
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Conditions of approval: Planwec s ,e royal of the
ute Park SUbdivision/Pub, ~040, special Reviews and GMQS
Exemptions with the 24 cond:J. :Lons's . 24-27 of the
January 21, 1992 staff memo with the following changes:
#19: (delete the last line and replace with:) The applicant shall
construct the required turn-arounds prior to the issuance of a
building permit for the first free market home, or indicate the
appropriately designed turn-arounds on the plat and Final PUD Plan.
Final designs shall be approved by the Fire Marshal.
#22 (pending final right-of-way acceptance by City Council) delete
this condition regarding front setback variatiori'for the townhomes.
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In addition to the changed condition of
recommendstl:lat; tl:le. q~Elq, X::~lSt;J:ictions shall
units and three category 3 units.
approval, Planning
be 1:<?\lJ:. category 4
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