HomeMy WebLinkAboutcoa.lu.sp.506 E Main St.A048
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CASE NUMBER
PARCELID#
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
n
A048-02
2735-073-47851
Pitkin County Jail Remodel SPA Amendment
506 E. Main Street
James Lindt
SPA Amendment
Jodi Smith- Pitkin County
Stan Clauson
8126/02
Ord. 26-2002
Approved
8/29/02
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date ofthis Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Pitkin County. 530 E. Main St.
Property Owner's Name, Mailing Address and telephone number
Lot 5, Rio Grande Subdivision
Legal Description and Street Address of Subject Property
Approval for four parking spaces and new curb cut on E. Bleeker St.
Written Description of the Site Specific Plan and/or Attachment Describing Plan
City Council Ordinance No. 26, Series of2002
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
September 7. 2002
Effective Date of Development Order (Same as date of publication of notice of approva1.)
September 8, 2005
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this th day of September, 2002, by the City of Aspen Community
Development Director.
Ju' Ann Woods, Community Development Director
TO:
THRU:
FROM:
RE:
DATE:
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MEMORANDUM
Mayor and City Council
Julie Ann Woods, Community Development DirectorOt/ ~~C~!~~~D
James Lindt, Planner (JL , AIJ<:J 2. u Lu~l
C ASl"tN J I"i fKiN
Rio Grande Specially Planned Area Amendment, Pitkin County J~1iUPJfll!iwgOPMENT
Expansion - 2nd Reading of Ordinance No. 26, Series of 2002-Public Hearing
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SUMMARY:
The proposal is to construct four parking spaces to be accessed off of E. Bleeker Street on the
parcel directly north of the Pitkin County Jail. Additional landscaping is proposed to screen
the parking spaces.
ApPLICANT:
Pitkin County
ZONING:
Public, Specially Planned Area Overlay
REPRESENTATIVE:
Stan Clauson, Stan Clauson Associates, LLC
LOT SIZE:
5,186 Square Feet
LOCATION:
Lot 5, Rio Grande Subdivision/SPA
LOT AREA:
2,881 Square Feet (Excludes 2,305
square feet of Right-of-Way for Bike
Path.)
BACKGROUND:
Pitkin County, ("Applicant"), represented by Stan Clauson, is proposing to create four
parking spaces, plant additional trees and shrubs, and add a new curb cut for delivery service
on Lot 5, of the Rio Grande Subdivision/SPA, that is located directly to the north of the
existing Pitkin County Jail. Additionally, the Applicant is proposing to construct a new door
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in the north wall of the Jail to easily access the proposed parking spaces. The proposed
entrance to the Jail is primarily for use by maintenance workers that have moved their
facilities into the basement area of the Jail. Deliveries will also utilize the proposed entrance.
Vehicular access to the new parking area is proposed off of East Bleeker Street.
REVIEW PROCEDURE:
Final Specially Planned Area (SPA) Review: This two step process requires approval of a
development plan by the Planning and Zoning Commission and the City Council, with public
hearings occurring at both. The Planning and Zoning Commission shall recommend
approval, approval with conditions, or disapproval to the City Council. The Rio Grande
master plan was developed as a conceptual SPA Plan. Following its adoption, new
development or significant alterations must be consistent with this conceptual SPA plan and
be reviewed pursuant to the final SPA development review process.
STAFF COMMENTS:
The Applicant is requesting approval of an amendment to the Rio Grande Specially Planned
Area to construct four parking spaces for the use of the Pitkin County Jail on Lot 5, of the
Rio Grande Subdivision. City Council and the Planning and Zoning Commission adopted
the Rio Grande Master Plan in 1993 that includes Lot 5, of the Rio Grande Subdivision.
Ordinance No. 10, Series of 1993 that subdivided the Rio Grande Property, indicates that Lot
5 is to be used for the future expansion of the Pitkin County Jail.
Staff believes that the proposal to construct four parking spaces on the subject parcel is in
keeping with the aforementioned vision set forth for the site in the original subdivision
ordinance. Additionally, Staff does not feel that the proposal is in conflict with the Civic
Center Master Plan that is currently being formulated for the Civic Center Area. The Civic
Center Master Plan is currently envisioning the future development of community facilities
on the subject parcel. Staff does not believe that the proposal for parking spaces will prohibit
future development of community facilities on the site.
The subject parcel is also included in the area that has been delineated as part of the
Obermeyer COWOP Application that is currently in the design stages. Staff does not believe
that the design of the Obermeyer COWOP project will necessarily conflict with the proposed
addition of parking spaces north of the Pitkin County Jail. The Obermeyer COWOP Task
Force initially envisioned that East Bleeker Street would be relocated adjacent to the subject
parcel and that the current Rio Grande Place Right-of-Way may be vacated. Additionally,
the Obermeyer COWOP Task Force conceptually envisioned that Lot 5 of the Rio Grande
Subdivision might be subject to changes in its configuration as a result of relocating the
surrounding right-of-way. However, the initial Obermeyer COWOP plan has been subject to
recent changes.
As a result of the COWOP Application, Staff believes that there may be a need for minor
changes to the proposed parking site plan on Lot 5, if and when the Obermeyer COWOP
plans are finalized. Therefore, Staff has proposed a condition of approval that would allow
the Community Development Director to approve minor amendments to the site-specific
development plan on Lot 5. In addition, Staff has proposed a condition of approval that
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acknowledges that the County is aware that amendments may need to be made to the parking
site plan as a result of the Obermeyer COWOP application in the event that the City were to
propose a land swap with the County involving Lot 5 as was originally envisioned by the
Obermeyer COWOP Task Force. Staff does not feel that the current proposal to develop
parking spaces will hamper future development plans on the site or within the surrounding
area.
The future vision for the subject parcel established in the Rio Grande Master Plan is to
accommodate the development of a community facility (jail expansion). Staff believes that
the current proposal will not prohibit the aforementioned vision from occurring in the future.
The Pitkin County Jail has no immediate plans or need to expand at this time. Therefore,
Staff believes that the subject parcel can be used in the short term for the proposed parking
spaces that will serve the existing community facilities. Staff feels that proposed application
meets the SPA review standards and recommends that City Council approve the proposed
ordinance.
PLANNING AND ZONING COMMISSION CONCERNS:
The Planning and Zoning Commission recommended by a vote of four to one that City
Council approve the proposed SPA Amendment with the conditions set forth in the proposed
ordinance. However, the Planning and Zoning Commission did express concerns that any
amendment requested to the parking site plan to be approved by the Community
Development Director must be consistent with the site plan presented to them in regards to
the proposed landscaping. Staff believes that the Commission's concerns are addressed in
the review standards for an insubstantial SPA amendment. To approve an insubstantial
amendment to an SPA development plan, the Community Development Director must find
that the proposal does not change the use or the character of the development. Therefore, any
amendment to the existing parking site plan would have to show similar landscape screening
to the current proposal.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommends that City Council approve the
proposed amendment to the Rio Grande Specially Planned Area to install four
parking spaces, landscaping, and a new curb cut off of East Bleeker Street on Lot 5,
ofthe Rio Grande Subdivision with the conditions set forth in the proposed
ordinance.
STAFF RECOMMENDATION:
Staff recommends that City Council approve, with conditions, the proposed
amendment to the Rio Grande Specially Planned Area to install four parkiug
spaces, landscaping, and a new curb cut off of East Bleeker Street on Lot 5, of the
Rio Grande Subdivision.
RECOMMENDED MOTION:
"I move to approve Ordinance No._, Series of2002, approving with conditions, the
proposed amendment to the Rio Grande Specially Planned Area to allow for the development
of four parking spaces on Lot 5, of the Rio Grande Subdivision/SPA."
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ATTACHMENTS:
Exhibit A
Exhibit B
Exhibit C
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Review Criteria and Staff Findings
Referral Comments
Planning and Zoning Commission Resolution No. 23, Series of
2002
C:\home\nickl\Active Cases\Rio Grand SPA Skateboard Park Amendment\Rio Grande SPA Amendment.doc
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EXHIBIT A
Rio GRANDE SPA AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
26.440.050. Review standards for development in a Specially Planned Area (SPA).
In the review of a development application for a conceptual development plan and a final
development plan, the Planning and Zoning Commission and City Council shall consider the
following:
1. Whether the proposed development is compatible with or enhances the mix
of development in the immediate vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Staff Finding
Staff believes that the proposed landscaping enhances the aesthetics of the area.
Additionally, the proposed use of the parcel is compatible with and enhances the land uses in
the immediate vicinity. The current mix of uses in the immediate area include governmental
facilities, parking garage facilities, and service oriented businesses. The governmental
facilities, including the Pitkin County Jail, are in demand of additional parking in close
proximity to the existing facilities.
Staff feels that the proposal will help alleviate some of the existing parking issues that are
present in the parking lot behind the Courthouse and Plaza 1 building. Staff also believes
that proposed development is consistent with the Rio Grande Master Plan and conceptual
review approval. Ordinance No. 10, Series of 1993 indicated that the subject parcel was
earmarked for the future expansion of the Pitkin County Jail. Currently, the County has no
immediate plans to expand the jail. Instead, immediate parking concerns exist that this
proposal would help alleviate. Staff finds this criterion to be met.
2. Whether sufficient public facilities and roads exist to service the proposed
development.
Staff Finding
The Applicant is proposing a new curb cut to access the proposed parking area off of East
Bleeker Street. Currently, sufficient roads do exist to access the proposed parking facility.
However, the future development plans of the Obermeyer COWOP Application may change
the configuration of both the East Bleeker Street and Rio Grande Place right-of-ways and Lot
5. Staff believes that regardless of the outcome of the Obermeyer Application, that a means
of vehicular access to the proposed parking facility will be maintained. Staff has proposed a
condition of approval that allows the Community Development Director to approve minor
amendments to the site plan that may be required as a result of the Obermeyer COWOP
Application. In addition, Staff has proposed a condition of approval that acknowledges that
the County is aware that amendments may need to be made to the parking site plan as a result
of the Obermeyer COWOP application in the event that a land swap involving Lot 5 were to
take place. Staff finds this criterion to be met.
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3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of mud
flow, rockfalls, avalanche dangers andflood hazards.
Staff Finding
The parcel generally slopes at a grade of 11 % towards Rio Grande Park. However, a
bench area exists to sufficiently provide a level area for the proposed parking and entrance
off of East Bleeker Street. New curb pans are to be installed as part of the proposal to
accommodate drainage. Staff has proposed a condition of approval that requires the
Applicant to submit a detailed drainage plan for approval prior to construction to insure
that the proposal will not increase the off-site drainage flows. There are no mud flow,
rock fall, or avalanche dangers in the area. Staff finds this criterion to be met.
4. Whether the proposed development creatively employs land planning
techniques to preserve significant view planes, avoid adverse environmental
impacts and provide open space, trails and similar amenities for the users of the
project and the public at large.
Staff Finding
The Applicant is proposing landscaping and site contouring to screen the proposed parking
area from Rio Grande Place and the adjacent bike path that runs along the western edge of the
property. There are no designated view planes that will be effected by the proposal. The site
is intended for expansion of the Jail and is not intended to provide open space, trails, or other
public amenities. The Applicant's proposal respects the existing trail easement on the
western portion of the property. Staff has proposed a condition of approval that requires the
Applicant not to landscape within two (2) feet of the existing trail for the purposes of trail
user safety. Staff finds this criterion to be met.
5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staff Finding
The Aspen Area Community Plan's future land use map envisions the subject parcel to be
used for the development of Community Facilities. The proposed development of parking
spaces on the site for the use of the surrounding community facilities will not prevent the
future expansion of the Pitkin County Jail on the site when it is needed. Staff feels as if the
proposal is in keeping with the land use vision of the property.
The proposal does not interfere with the bike path that is adjacent to the property to the west.
By not interfering with the bike path access, the proposal does not conflict with the Parks,
Open Space, and Enviromnent goal of improving access to parks and recreational facilities.
Additionally, the landscaping being proposed on the site will enhance the natural
enviromnent surrounding the existing bike path; which is in keeping with the intent statement
of the Parks, Open Space, and Enviromnent Section of the AACP to "Preserve, enhance and
restore the natural beauty of the enviromnent of the Aspen area". Staff finds this criterion to
be met.
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6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding
neighborhood.
Staff Finding
Staff does not believe the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding neighborhood. The
proposal represents a budgeted expenditure by the County and will not require excessive
public expenditures. However, Staffhas proposed a condition of approval that acknowledges
that the County is aware that amendments may be needed to the parking site plan to
accommodate the Obermeyer COWOP application in the event that the land swap occurs as
was originally envisioned by the Obermeyer COWOP Task Force. Staff finds this criterion
to be met.
7. Whether proposed development on slopes in excess of twenty (20) percent
meet the slope reduction and density requirements of Section 26.445.040(B)(2).
Staff Finding
There are no slopes on the subject parcel that are in excess of 20%. Staff finds that this
criterion is not applicable.
8. Whether there are sufficient GMQS allotments for the proposed
development.
Staff Finding
No GMQS allotments are required for the proposal. Staff finds that this criterion is not
applicable.
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John Niewoehner, 02:41 PM OS/29/2002 -0600, lVIiriutes form May 29DRC-.r:>itk.in County J~ii Aeee
X-Sender: johnn@comdev
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.2
Date: Wed, 29 May 200214:41:58 -0600
To: jerryn@ci.aspen.co.us, nicka@cLaspen.co.US, timw@cLaspen.co.us,
juliew@ci.aspen.co.us, philo@cLaspen.co.us, chrisb@cLaspen.co.us,
cindyc@cLaspen.co.us, amyg@cLaspen.co.us, edv@cLaspen.co.us,
stephenk@ci.aspen.co.us, jackiel@ci.aspen.co.us,
stefanie@cLaspen.co.us, joyceo@cLaspen.co.us, jamesl@cLaspen.co.us,
Iindach@cLaspen.co.us, acsdoffc@rof.net, benl@ci.aspen.co.us,
stephene@ci.aspen.co.us, johnk@cLaspen.co.us, jeffw@ci.aspen.co.us,
denism@ci.aspen.co.us, fredj@cLaspen.co.us, cindym@ci.aspen.co.us,
randyr@ci.aspen.co.us, pegk@cLaspen.co.us, richardg@ci.aspen.co.us,
tbracewell@aspensan.com, Iynnb@ci.aspen.co.us, victoria@cLaspen.co.us,
chrisb@cLaspen.co.us, saraho@ci.aspen.co.us, brianf@ci.aspen.co.us,
jannette@ci.aspen.co.us
From: John Niewoehner <johnn@ci.aspen.co.us>
Subject: Minutes form May 29 DRC - Pitkin County Jail Access Drive and
Parking
Dear DRC members:
The minutes of the May 29 meeting are brief so I will summarize them in this e-mail. Please let
me know if you have any additional comments.
Topic: Pitkin County Jail Remodel: An application for a SPA amendment to provide for a new
service entry at the rear of the jail and create a landscaped 4-space parking area with access from
East Bleeker Street.
Attendees: James Lindt (City Planner), Nick Adeh (Engineering Dept), Ed Van Walraven (Fire
Dept.), John Niewoehner (Com-Dev Engineer), Jerry Nye (StreetsDept), Jodi Smith (County
Project Manager), Jennifer Dolecki (S. Clauson Assoc.) and Stan Clauson (S. Clauson Assoc.)
Comments:
Parks Dept.:
p-l. A construction fence will be required and placed between the trail and the area of
excavation. Additionally, warning or caution construction sign shall be placed along the trail at
both ends of the project. (see map)
p- 2. All finished landscaping (trees, shrubs, rocks, etc...) shall be placed no closer to the
trail then 2ft. This 2ft minimum clearance is standard for trail user safety.
p-3. An irrigation plan shall be provided detailing the layout (location) of the irrigation and
who will maintain it.
p-4. Please provide parks with the proposed seed mixes. Parks would like to see the
proposed ingredients of both seed mix.
Printed for James Lindt <jamesl@cLaspen.co.us>
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John Niewoehner, 02:41 PM 05(29/2002 -0600, Minutes form May 29 DRC - Pitkin County Jail Acce
Fire Dept.: Do not place any1hing (i.e landscaping) in front of building mounted fire hydrant.
Water Dept.: Grading can not result in less than seven feet of cover on water pipes.
Streets Dept: Show snow area on plans. Snow cannot not be pushed into street.
Com-Dev Engineer: Show property line on plans.
As usual, thank you for your support of the Design Review process.
John Niewoehner
John Niewoehner
Community Development Engineer
x-51 04
Printed for James Lindt <jamesl@ci.aspen.co.us>
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John Niewoehner, 08:30 AM 05/30/20q2 -0600, Pitkin Co Jail
X-Sender: johnn@comdev
X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.2
Date: Thu, 30 May 2002 08:30:24 -0600
To: james Lindt <jamesl@ci.aspen.co.us>
From: John Niewoehner <johnn@ci.aspen.co.us>
Subject: Pitkin Co Jail
JAMES: HERE'S A CLARIFICATION FROM THE WATER DEPT RE: PITKIN CO JAIL. FOR
WHAT IT'S WORTH, I CHANGED MY MINUTES - - JOHN
At 03:42 PM 5/29/02 -0600, you wrote:
John,
Please ensure that the following clarification is added as it pertains to
the water line depth:
The depth of cover for the fire hydrant line will not be reduced by more
than 1 foot as a result of grading at the entrance to the proposed parking
area.
Thanks,
Phil
John Niewoehner
Community Development Engineer
x-51 04
Printed for James Lindt <jamesl@ci.aspen.co.us>
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RESOLUTION NO. 23
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND 2Ml~mu---
COMMISSION RECOMMENDING THAT CITY COUNCIL APPROVE AN
AMENDMENT TO THE RIO GRANDE SPECIALLY PLANNED AREA TO
INSTALL FOUR P ARKING SPACES, LANDSCAPING, AND A NEW ClJIrn CUT
OFF OF EAST BLEEKER STREET ON L()T 5, RIO GRANDE
SUBDIVISION/SPA, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2737-073-06-855
WHEREAS, the Community Development Department received an application
from Pitkin County for an amendment to the Rio Grande Specially Planned Area to
install four parking spaces, landscaping, and a new curb cut off of East Bleeker Street on
Lot 5, Rio Grande Subdivision/SPA; and,
WHEREAS, City Council Resolution No. 42, Series of 1993 approved the Rio
Grande Master Plan; and,
WHEREAS, pursuant to the Rio Grande Master Plan and applicable provisions
of the Municipal Code, development review for site specific projects for the Rio Grande
parcels shall be reviewed through the Specially Planned Area development review; and,
WHEREAS, City Council Ordinance No. 10, Series of 1993 granting the
Subdivision of the Rio Grande Property, indicated that Lot 5, Rio Grande Subdivision is
intended for the future expansion of the Pitkin County Jail; and,
WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council
may approve a Specially Planned Area Review during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, and after considering comments from the general public, a
recommendation from the Community Development Director, and recommendations
from relevant referral agencies; and,
WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Streets Department, City Parks Department,
and the Community Development Department reviewed the Project and recommended
approval with conditions; and,
WHEREAS, during a duly noticed public hearing on July 2, 2002, the Planning
and Zoning Commission recommended, by a four to one (4-1) vote, approval of an
amendment to the Rio Grande Specially Planned Area to install four parking spaces and a
new curb cut to access the parking spaces off of East Bleeker Street, with conditions
contained herein; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and,
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WHEREAS, the Aspen Planning and Zoning Commission rmds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY TIIF. CITY OF ASI'EN
PLANNING AND ZONING COMMISSION as follows:
Section 1
An amendment to the Rio Grande Specially Planned Area to install four parking spaces,
landscaping, and a new curb cut off of East Bleeker Street, is approved with the
following conditions:
1. The Applicant shall submit a detailed drainage plan to the Community
Development Engineer for approval prior to commencing construction.
2. The Community Development Director may approve minor site plan
amendments that are required to accommodate changes in the existing
vehicular access and lot configuration that may come about as a result of
the Obermeyer COWOP Application.
3. The Applicant shall erect a construction fence between the trail and the
area of excavation during construction. The Applicant shall also erect
warning signs along the trail at both ends of the project during
construction.
4. All finished landscaping shall be placed no closer to the trail than 2 feet
for user safety.
5. The Applicant shall submit the ingredients of the proposed landscaping
seed mixes to the Parks Department for approval prior to planting.
6. A detailed irrigation plan shall be provided to the Parks Department for
approval prior commencing construction.
7. The Applicant shall not plant any landscaping that covers up the building
mounted fire hydrant connection.
8. The depth cover for the fire hydrant line shall not be reduced by more
than one foot as a result of the of the grading at the entrance to the
parking area.
9. Snow storage shall be on-site and not within the public right-of-way or the
pedestrianlbike trail.
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Section 2:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Commission 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 an authorized entity.
Section 3:
This Resolution shall not affect 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 4:
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.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on the 2nd
day of July, 2002.
APPROVED AS TO FORM:
PLANNING AND ZONING COMMISSION:
City Attorney
Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
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ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
Sat:.
ADDRESS OF PRQPERTY: <e Aspen, CO
200_
SCHEDULED PUBLIC HEARING DATE:
STATE OF COLORADO )
) SS.
County of Pitkin )
I, ~ 1M Q-f) L ,'\;\J+ (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
~ublication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
_ Po~ti1ltpfnotice: By posting of notice, wJ;lich form was obt~ned from th\
CO~Unity Development Department, whIch was made of sUltable,'~
\y'Ji:te1-proof materials, which was not less than twenty-two (22) inches wide
arid ~~!1tYl:six (26) inches high, and which was composed ofletters not
less th~-o1fe inch in height. Said notice was posted at least fifteen (15) days
prior to the pu,blic hearing and was continuously visible from the _ day of
.:':.,..c.. , 200-, to and including the date and time of the public
hearing. A phOi6graph of the posted notice (sign) is attached hereto.
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_ Mailing of notice. By the mailing of a notice obtained from the Comm~
Development Department, which contains the information described in Se'etion
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other governmental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
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Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
ofthis Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new hlIld use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
The f~egoing "Affidavit of Notice" was acknowledged befor~ m~!:a-aY
of M~ _ ,200~by '- b :::> )......,1
~""j";'''''''''''''','''''~~
PUBUc"~OTlCE
RE.,RIO'OR.A~D'e>SPECIALLY 'P~~N~D' ,ARf:A
AMENDMENT Fd\'{_'A[)D~--: N OF PARI<fN'G~ AREA
ON LOTS',RfOGRJiNtit' BDI\IISION/S.I'A _ .
~~,T~; ~~,~E:,;BJo~~" y~ l~:;:i ~~~'~o~i~;"~
meeting to begin'aiS 0 p.m. befo~~ th~ ASpen
City ~ouncil, Coundl_Ch"1ITll?erhPty"H:a~' As~~,
to consi4er, an appli~ati()?'SU,~T}f!~ DY PJt~l~,
C6unty"'f&j'Uestfngapp'ibval, of an1i1n~I1~ITle_Il<tlo::
thl.',Rjo,Gral;ld(": rar~ Sp:ciallyPlanned Areaf?T
thead'diti()I1",'~f 'a'parking- area direstly north of
the rif~il),_C,?~ulltyJaiJ., Pjtkjn,Co~n~y is a]sore:,
que$t'fng:"~ppYova]' to jn~talli3.: ne,?-:..~ntr~ay on
the north ~,:\n of~he ~a,il",~E'! property is legally
1escribid'~-?i~9t. '~5::5i1.~,~,. ~.~i,;~~~?,~T"~,~~,1J;;i;~
,ion/SPA.
For flJr,!~erJnfonl'lation,<::ontact J~mes, Lil'l.citat
he City' of As'pen =eom'munlty Development. De-
t~;;~j:~~;I~';'~~*;1;h::;~;~;;:;,;;;'
published in The AsJ~' Times, on, !\Ugust. 10,
..IO()2.'X~168L ..... -,..._-,
PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: 9-/...2.3 /.:::A:ll::J ~
5
Notary Public
...~~ ./.
.... "6\
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ATTACHMENTS:
COpy OF THE PUBLICATION
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
"
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ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: Lot 5. Rio Grande SubdivisionlSP A (Pitkin Countv Jam,
Aspen, CO
SCHEDULED PUBLIC HEARING DATE: 26 AU2Ust 2002
STATEOFCOLORADO )
) ss.
Connty of Pitkin )
I, _(F.L.) Stan Clauson (name, please print)
representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I
have complied with the public notice requirements of Section 26.304.060 (E) of the
Aspen Land Use Code in the following manner:
1 Publication of notice: By the publication in the legal notice section of an official
paper or a paper ofgenera1 circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
.v' Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed ofletters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the i 1 [!day of
August . 200~ to and including the date and time 0 the public
hearing. A photograph of the posted notice (sign) is attached hereto.
1 Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other governmental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
/'.
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Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners ofreal property in the area ofthe proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Signatur
The foregoing "Affidavit of Notice" was acknowledged before me this 12- day
of August ,200-1., by (F.l.) Stan Clauson
PH
LIST OF THE 0\'\
WITNESS MY HAND AND OFFICIA-L SEAJ:,~"-;""~
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My commission expires: \ \ f '"Z..xf~;.:..-:-.~\.t '-'-.
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PUBLIC NOTICE
RE: RIO GRANDE SPECIALLY PLANNED AREA AMENDMENT FOR
ADDITION OF PARKING AREA ON LOTS,IUOGRA.NDESUBDMSION/SPA
NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, August 26,
2002 at a meeting to begin at 5:00 p.m. before the Aspen City Council, Council Chanrbers,
City Hall, Aspen, to consider an application submitted by Pitkin County requesting
approval of an amendment to the Rio Grande Park Specially Planned Area for the addition
of a parking area directly north of the Pitkin County Jail. Pitkin County is also requesting
approval to install a new entryway on the north wall of the Jail. The property is legally
described as Lot 5, of the Rio Grande Subdivision/SPA. For further information, contact
James Lindt at the City of Aspen Community Development Department, 130 S. Galena
St., Aspen, CO, (970) 920-5095, iamesl@cLasDen.co.us.
slHelen Kalin Klanderud. Mavor
Aspen City Council
Published in the Aspen Times on August 10, 2002
City of Aspen Acconnt
MURPHY GEORGE W
PO BOX 4146
ASPEN CO 81612
OBERMEYER PLACE EAST LLC
115 AABC
ASPEN CO 81611
R&R COMPANY 81.5662%
653 26 1/2 RD
GRAND JUNCTION CO 81506
SHER;\1AN CAPITAL COMPANY
5840 E JOSHUA TREE LN
PARADISE VALLEY AZ 85253
VIDAL C A
C/O REAL ESTATE AFFILIATES
PO BOX 2914
BASALT CO 81621
YOUNG DONALD L
617 WMAIN ST
ASPEN CO 81611
r,
NEWLON LLC
C/O DANFORTH
PO BOX 1863
ASPEN CO 81612
PITKIN COUNTY
530 E MAIN ST STE 302
ASPEN CO 81611
RKJR PROPERTIES LTD
C/O ROY J MONK ESQ. ONE GALLERIA
TWR
STE# 1880- 13355 NOEL RD- L B 8
DALLAS TX 75240-6653
SMITH GAlLEN B
PO BOX241
SNOWMASS CO 81654
WASKOW SUSAN A
PO BOX 4975
ASPEN CO 81612
ZUPANCIS LOUIS J & ROBERT L 1/2 INT
EA
540 E MAIN ST
ASPEN CO 81611
~
OBERMEYER COMMONS LLC
115 AABC
ASPEN CO 81611
PITKIN COUNTY CAPTlAL LEASING CORP
A COLORADO CORP
530 E MAIN ST
ASPEN CO 81611
RYERSON PHOEBE MASSEY
C/O LOREN RYERSON
501 WILLIAMS WAY
ASPEN CO 81611
SMITH JAMES F & N LIND SA Y
6542 WESTCHESTER
HOUSTON TX 77005
WELLS FARGO frANK WEST NA
119 S MILL ST
ASPEN CO 81611
434 EAST MAIN LLC
314 S GALENA ST #200
ASPEN CO 81611-1818
BORCHERTS ROBERT H AND
BORCBERTS HOLDE H
1555 WASHTENAW
ANN ARBOR MI 48104
BULKELEY RICHARD C & IULIE J
801 JOY ST
RED OAK IA 51566
COPPOCK RICHARD P
PO BOX 44
DEXTER MI 48130
EVERHART-NELSON SYSTEMS
ANALYSTS LTD
117 ATLANTIC AVE STE 215
ASPEN CO 81611
GALENA PLAZA LLC
MEYER LOWELL CIO
POBOX 1247
ASPEN CO 8]612
HOLLAND AND HART
DAVIDSON J W AITN
PO BOX 8749
DENVER CO 80201
KESSLER SEPP H & JAt"\!E
600 E MAIN ST#210
ASPEN CO 8161 I
NL\EST~NZIBPLRT
1736 PARK RIDGE POINTE
PARK RIDGE IL 60068
MCCUTCHIN GENE P
14833MIDWAYRD
ADDISON TX 75001
,-..
ARNOLD RICHARD S AND KATHRYN J
1405 OAK FOREST DR
ORMOND BEACH FL 32174-3407
BROUGH STEVE B
BROUGH DEBO~H A
599 TROUT LK DR
SANGER CA 93657
CITY OF ASPEN
130 S GALENA ST
ASPEN CO 81611
DO~N RALPH
2600 WOODWARD WAY
ATLANTA GA 30305
FICKE CLARK
15 W ARRELLAGA ST #3
SANTABARBARA CA 93101
HEYS MARIE L TRUSTEE
2495 ADARE
ANN ARBOR MI 48]04
HOOPER TROY
415 RIO G~NDE PL - #201
ASPEN CO 81611
LAMB DON Q JR
GILKERSON LINDA
UNIVERSITY OF CHICAGO 5640 ELLIS
AVE
CHICAGO IL 60637
NL\NN KATHLEEN A 99%
PO BOX 2057
ASPEN CO 81612
MCGAFFEY F AMIL Y & CO NO C
CIO JERE D MCGAFFEY
777 E WISCONSIN AVE STE 3600
MILWAUKEE WI 53202
t)
BAILEY MPLRCIA UNGREN
3215 TARRY HOLLOW DR
AUSTIN TX 78703
BULKELEY RICHARD C & mLIE J
PO BOX 450
RED OAK IA 51566
COMMUNITY BANKS OF COLORADO
210NMILLST
ASPEN CO 81611
EMPHASYS SERVICES COMPANY
4400 N AlA # 1002 S
HUTCHINSON ISLAND FL 34949
FOSTER MARTHA LEE LIVING TRUST
5000 COAKLEY BAY #N2
CHRISTIANSTED VI 00820-4561
HICKS GILBERT W & PATSY K
3674 WOODLAWN TERRACE PL
HONOLULU HI 96822
HUBBARD MICHAEL P
10503 SUNSET TERRACE
CLIVE IA 50325
LESSING GREGORY J
17740 E HINSDALE AVE
FOXFIELD CO 80016
MPLRCHETTI F AMIL Y LLC
1526 FOREST DR
GLENVIEW IL 60025
MILL STREET DEVELOPMENT INC
PO BOX 8904
ASPEN CO 81612
".......,
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MEMORANDUM
V\\b
TO:
Mayor and City Council
Julie Ann Woods, Community Development Director Y
James Lindt, Planner ~
THRU:
FROM:
RE:
Rio Grande Specially Planned Area Amendment, Pitkin County Jail Parking
Expansion - 1" Reading of Ordinance No. '2fo, Series of 2002
DATE:
July 22, 2002
SUMMARY:
The proposal is to construct four parking spaces to be accessed off of E. Bleeker Street on the
parcel directly north of the Pitkin County Jail. Additional landscaping is proposed to screen
the parking spaces.
ApPLICANT:
Pitkin County
ZONING:
Public, Specially Planned Area Overlay
REPRESENTATIVE:
Stan Clauson, Stan Clauson Associates, LLC
LOT SIZE:
5,186 Square Feet
LOCATION:
Lot 5, Rio Grande Subdivision/SPA
LOT AREA:
2,881 Square Feet (Excludes 2,305
square feet of Right-of-Way for Bike
Path.)
BACKGROUND:
Pitkin County, ("Applicant"), represented by Stan Clauson, is proposing to create four
parking spaces, plant additional trees and shrubs, and add a new curb cut for delivery service
on Lot 5, of the Rio Grande Subdivision/SPA, that is located directly to the north of the
existing Pitkin County Jail. Additionally, the Applicant is proposing to construct a new door
1
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in the north wall of the Jail to easily access the proposed parking spaces. The proposed
entrance to the Jail is primarily for use by maintenance workers that have moved their
facilities into the basement area of the Jail. Deliveries will also utilize the proposed entrance.
Vehicular access to the new parking area is proposed off of East Bleeker Street.
REVIEW PROCEDURE:
Final Specially Planned Area (SPA) Review: This two step process requires approval of a
development plan by the Planning and Zoning Commission and the City Council, with public
hearings occurring at both. The Planning and Zoning Commission shall recommend
approval, approval with conditions, or disapproval to the City Council. The Rio Grande
master plan was developed as a conceptual SPA Plan. Following its adoption, new
development or significant alterations must be consistent with this conceptual SPA plan and
be reviewed pursuant to the final SPA development review process.
STAFF COMMENTS:
The Applicant is requesting approval of an amendment to the Rio Grande Specially Planned
Area to construct four parking spaces for the use of the Pitkin County Jail on Lot 5, of the
Rio Grande Subdivision. City Council and the Planning and Zoning Commission adopted
the Rio Grande Master Plan in 1993 that includes Lot 5, of the Rio Grande Subdivision.
Ordinance No. 10, Series of 1993 that subdivided the Rio Grande Property, indicates that Lot
5 is to be used for the future expansion of the Pitkin County Jail.
Staff believes that the proposal to construct four parking spaces on the subject parcel is in
keeping with the aforementioned vision set forth for the site in the original subdivision
ordinance. Additionally, Staff does not feel that the proposal is in conflict with the Civic
Center Master Plan that is currently being formulated for the Civic Center Area. The Civic
Center Master Plan is currently envisioning the future development of community facilities
on the subject parcel. Staff does not believe that the proposal for parking spaces will prohibit
future development of community facilities on the site.
The subject parcel is also included in the area that has been delineated as part of the
Obermeyer COWOP Application that is currently in the design stages. Staff does not believe
that the design of the Obermeyer COWOP project will necessarily conflict with the proposed
addition of parking spaces north of the Pitkin County Jail. The Obermeyer COWOP Task
Force has initially envisioned that East Bleeker Street would be relocated adjacent to the
subject parcel and that the current Rio Grande Place Right-of-Way may be vacated.
Additionally, the Obermeyer COWOP Task Force has conceptually envisioned that Lot 5 of
the Rio Grande Subdivision may be subject to changes in it's configuration as a result of
relocating the surrounding right-of-way.
As a result of the COWOP Application, Staff believes tlrat there may be a need for minor
changes to the proposed parking site plan on Lot 5, if and when the Obermeyer COWOP
plans are finalized. Therefore, Staff has proposed a condition of approval that would allow
the Community Development Director to approve minor amendments to the site-specific
development plan on Lot 5. Staff does not feel tlrat the current proposal to develop parking
spaces will hamper future development plans on the site or within the surrounding area.
2
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I
According to Senior Long Range Planner, Chris Bendon, the Obermeyer COWOP design is
scheduled to be reviewed for approval by City Council in late August. Incidentally, this
proposed SPA amendment that affects Lot 5 would also be scheduled for final review by City
Council in late August. Therefore, because of the concurrent reviews, the Applicant should
be able to make any required minor amendments to their site plan based on the Obermeyer
COWOP Plan prior to commencing construction of the parking spaces.
The future vision for the subject parcel established in the Rio Grande Master Plan is to
accommodate the development of a community facility Gail expansion). Staff believes that
the current proposal will not prohibit the aforementioned vision from occurring in the future.
The Pitkin County Jail has no immediate plans or need to expand at this time. Therefore,
Staff believes that the subject parcel can be used in the short term for the proposed parking
spaces that will serve the existing community facilities. Staff feels that proposed application
meets the SPA review standards and recommends that City Council approve the proposed
ordinance.
PLANNING AND ZoNING COMMISSION CONCERNS:
The Planning and Zoning Commission recommended by a vote of four to one that City
Council approve the proposed SPA Amendment with the conditions set forth in the proposed
ordinance. However, the Planning and Zoning Commission did express concerns that any
amendment requested to the parking site plan to be approved by the Community
Development Director must be consistent with the site plan presented to them in regards to
the proposed landscaping. Staff believes that the Commission's concerns are addressed in
the review standards for an insubstantial SPA amendment. To approve an insubstantial
amendment to an SPA development plan, the Community Development Director must find
that the proposal does not change the use or the character of the development. Therefore, any
amendment to the existing parking site plan would have to show similar landscape screening
to the current proposal.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommends that City Council approve the
proposed amendment to the Rio Grande Specially Planned Area to install four
parking spaces, landscaping, and a new curb cut off of East Bleeker Street on Lot 5,
of the Rio Grande Subdivision with the conditions set forth in the proposed
ordinance.
STAFF RECOMMENDATION:
Staff recommends that City Council approve, with conditions, the proposed
amendment to the Rio Grande Specially Planned Area to install four parking
spaces, landscaping, and a new curb cut off of East Bleeker Street on Lot 5, of the
Rio Grande Subdivision.
RECOMMENDED MOTION:
"I move to approve Ordinance No.&, Series of2002, approving with conditions, the
proposed amendment to the Rio Grande Specially Planned Area to allow for the development
off our parking spaces on Lot 5, ofthe Rio Grande Subdivision/SPA."
3
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ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Development Application
Exhibit C -- Referral Comments
Exhibit D -- Planning and Zoning Commission Resolution No. 23, Series of
2002
C:\home\nickl\Active Cases\Rio Grand SPA Skateboard Park Amendment\Rio Grande SPA Amendment.doc
4
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ORDINANCE NO. 'JJo
(SERIES OF 2002)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, APPROVING AN AMENDMENT TO THE RIO GRANDE
SPECIALLY PLANNED AREA TO INSTALL FOUR P AIU<:I:N"G SPACES,
LANDSCAPING, AND A NEW CURB CUT OFF OF EAST BLEEKER STREET
ON LOT 5, RIO GRANDE SUBDMSION/SPA, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel No. 2737-073-06-855
WHEREAS, the Community Development Department received an application
from Pitkin County for an amendment to the Rio Grande Specially Planned Area to
install four parking spaces, landscaping, and a new curb cut off of East Bleeker Street on
Lot 5, Rio Grande Subdivision/SPA; and,
WHEREAS, City Council Resolution No. 42, Series of 1993 approved the Rio
Grande Master Plan; and,
WHEREAS, pursuant to the Rio Grande Master Plan and applicable provisions
of the Municipal Code, development review for site specific projects for the Rio Grande
parcels shall be reviewed through the Specially Planned Area development review; and,
WHEREAS, City Council Ordinance No. 10, Series of 1993 granting the
Subdivision of the Rio Grande Property, indicated that Lot 5,RioGrande Subdivision is
intended for the future expansion of the Pitkin County Jail; and,
WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council
may approve a Specially Planned Area Review during a duly noticed public hearing after
considering a recommendation from the Plarnring and Zoning Commission made at a
duly noticed public hearing, comments from the general public, a recommendation from
the Community Development Director, and recommendations from relevant referral
agencies; and,
WHEREAS, during a duly noticed public hearing on July 2, 2002, the Planning
and Zoning Commission recommended, by a four to one (4-1) vote, approval of an
amendment to the Rio Grande Specially Planned Area to install four parking spaces and a
new curb cut to access the parking spaces off of East Bleeker Street, with the conditions
contained herein; and,
WHEREAS, the Community Development Department reviewed the Project and
recommended approval with conditions; and,
WHEREAS, the Aspen City Council has reviewed and considered the development
proposal under the applicable provisions of the Municipal Code as identified herein, has
reviewed and considered the recommendation of the Planning and Zoning Commission, the
Community Development Director, the applicable referral agencies, and has taken and
considered public comment at a public hearing; and,
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WHEREAS, the City Council finds that the development proposal meets or exceeds
all applicable development standards and that the approval of the development proposal,
with conditions, is consistent with the goals and elements of the Aspen Area Community
Plan; and,
WHEREAS, the City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO, THAT:
Section I
An amendment to the Rio Grande Specially Planned Area to install four parking spaces,
landscaping, and a new curb cut off of East Bleeker Street, is approved with the
following conditions:
1. The Applicant shall submit a detailed drainage plan to the Community
Development Engineer for approval prior to commencing construction.
2. The Community Development Director may approve minor site plan
amendments that are required to accommodate changes in the existing
vehicular access and lot configuration that may come about as a result of
the Obermeyer COWOP Application.
3. The Applicant shall erect a construction fence between the trail and the
area of excavation during construction. The Applicant shall also erect
warning signs along the trail at both ends of the project during
construction.
4. All finished landscaping shall be placed no closer to the trail than 2 feet
for user safety.
5. The Applicant shall submit the ingredients of the proposed landscaping
seed mixes to the Parks Department for approval prior to planting.
6. A detailed irrigation plan shall be provided to the Parks Department for
approval prior to commencing construction.
7. The Applicant shall not plant any landscaping that covers up the building
mounted fire hydrant connection.
8. The depth cover for the fire hydrant line shall not be reduced by more
than one foot as a result of the grading at the entrance to the parking area.
9. Snow storage shall be on-site and not within the public right-of-way or the
pedestrianlbike trail.
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Section 2:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Commission 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 an authorized entity.
Section 3:
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 4:
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 5:
A duly noticed public hearing on this Ordinance was held on the 26th day of August, 20002
at 5:00 in the City Council Chanrbers, Aspen City Hall, Aspen, Colorado.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the 22nd day of July, 2002.
Helen Kalin Klanderud, Mayor
Attest:
Kathryn S. Koch, City Clerk
1""\
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'1
FINALLY, adopted, passed and approved this 26 day of August, 2002.
Helen Kalin KIanderud, Mayor
Attest:
Kathryn S. Koch, City Clerk
Approved as to form:
John P. Worcester,
City Attoruey
t"l
n
EXHIBIT A
RIO GRANDE SPA AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
26.440.050. Review standards for development in a Specially Planned Area (SPA).
In the review of a development application for a conceptual development plan and a final
development plan, the Planning and Zoning Commission and City Council shall consider the
following:
1. Whether the proposed development is compatible with or enhances the mix
of development in the immediate vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Staff Finding
Staff believes that the proposed landscaping enhances the aesthetics of the area. Additionally,
the proposed use of the parcel is compatible with and enhances the land uses in the
immediate vicinity. The current mix of uses in the immediate area include goverrnnental
facilities, parking garage facilities, and service oriented businesses. The goverrnnental
facilities, including the Pitkin County Jail, are in demand of additional parking in close
proximity to the existing facilities.
Staff feels that the proposal will help alleviate some of the existing parking issues that are
present in the parking lot behind the Courthouse and Plaza 1 building. Staff also believes
that proposed development is consistent with the Rio Grande Master Plan and conceptual
review approval. Ordinance No. 10, Series of 1993 indicated that the subject parcel was
earmarked for the future expansion of the Pitkin County Jail. Currently, the County has no
immediate plans to expand the jail. Instead, immediate parking concerns exist that this .
proposal would help alleviate. Staff finds this criterion to be met.
2. Whether sufficient public facilities and roads exist to service the proposed
development.
StaffFinding
The Applicant is proposing a new curb cut to access the proposed parking area off of East
Bleeker Street. Currently, sufficient roads do exist to access the proposed parking facility.
However, the future development plans of the Obermeyer COWOP Application may change
the configuration of both the East Bleeker Street and Rio Grande Place right-of-ways.
However, Staff believes that a means of vehicular access to the proposed parking facility will
be maintained through the Obermeyer COWOP Review. Staff has proposed a condition of
approval that allows the Community Development Director to approve minor amendments to
the site plan that may be required as a result of the Obermeyer COWOP Application. Staff
believes that because the Obermeyer COWOP and the proposal on Lot 5 are both expected to
be reviewed for approval by City Council in late August, that the Applicant will have time to
make minor amendments to the parking site plan that respect the Obermeyer COWOP design,
prior to commencing construction of the parking spaces. Staff finds this criterion to be met.
5
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3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of mud
flow, rockfalls, avalanche dangers andflood hazards.
Staff Finding
The parcel generally slopes at a grade of 11 % towards Rio Grande Park. However, a
bench area exists to sufficiently provide a level area for the proposed parking and entrance
off of East Bleeker Street. New curb pans are to be installed as part of the proposal to
accommodate drainage. Staff has proposed a condition of approval that requires the
Applicant to submit a detailed drainage plan for approval prior to construction to insure
that the proposal will not increase the off-site drainage flows. There are no mud flow,
rock fall, or avalanche dangers in the area. Staff fmds this criterion to be met.
4. Whether the proposed development creatively employs land planning
techniques to preserve significant view planes, avoid adverse environmental
impacts and provide open space, trails and similar amenities for the users of the
project and the public at large.
Staff Finding
The Applicant is proposing landscaping and site contouring to screen the proposed parking
area from Rio Grande Place and the adjacent bike path that runs along the western edge of the
property. There are no designated view planes that will be effected by the proposal. The site
is intended for expansion of the Jail and is not intended to provide open space, trails, or other
public amenities. The Applicant's proposal respects the existing trail easement on the
western portion of the property. Staff has proposed a condition of approval that requires the
Applicant not to landscape within two (2) feet of the existing trail for the purposes of trail
user safety. Staff finds this criterion to be met.
5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staff Finding
The Aspen Area Community Plan's future land use map envisions the subject parcel to be
used for the development of Community Facilities. The proposed development of parking
spaces on the site for the use of the surrounding community facilities will not prevent tire
future expansion of the Pitkin County Jail on the site when it is needed. Staff feels as if the
proposal is in keeping with the land use vision of the property.
The proposal does not interfere with the bike path that is adjacent to the property to the west.
By not interfering with the bike path access, the proposal does not conflict with the Parks,
Open Space, and Environment goal of improving access to parks and recreational facilities.
Additionally, the landscaping being proposed on the site will enhance the natural
environment surrounding the existing bike path; which is in keeping with the intent statement
of the Parks, Open Space, and Environment Section of the AACP to "Preserve, enhance and
restore the natural beauty of the environment of the Aspen area". Staff finds this criterion to
be met.
6
,,,,,,",,
~
, I
6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding
neighborhood.
Staff Finding
Staff does not believe the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding neighborhood. The
proposal represents a budgeted expenditure by the County and will not require excessive
public expenditures. Staff finds this criterion to be met.
7. Whether proposed development on slopes in excess of twenty (20) percent
meet the slope reduction and density requirements of Section 26.445.040(B)(2).
StaffPinding
There are no slopes on the subject parcel that are in excess of 20%. Staff finds that this
criterion is not applicable. '
8. Whether there are sufficient GMQS allotments for the proposed
development.
Staff Finding
No GMQS allotments are required for the proposal. Staff finds that this criterion is not
applicable.
7
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;-......,
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (El, ASPEN LAND USE CODE
ADDRESS OF PROPERTY: [of- ~, R,'o 6t1'a V\cf)e.- ~s~0co
I /
SCHEDULED PUBLIC HEARING DATE: '7- 2-/02- ,200
~ / -
STATE OF COLORADO )
) ss.
County of Pitkin )
I, cr- C1 VIA <.tJ -0-<::::; [~I ~ /\ cJ +- (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
.4 Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attach\d hereto.
_ Posting of notice: By posting of notice, which form was obtained fro~e
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed ofletters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the _ day of
,200_, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto"",
_ Mailing of notice. By the mailing of a notice obtained from the Comm~ity
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
school, service district or other govemmental or quasi-govemmental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax records of Pitkin County as they appeared no more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
,~,
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Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient !s:gal description of, and the notice to and listing of names and
addresses"of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
~ 1'7?Z ~ '.~. .29-d 'J
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Th~gOing "Affidavit of Notice" was ~ledged before me t~~ay
of v~ ,200<6 by . ~7 )~7y-,
.
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6N'LOTS:'R1(?"iiRAtW, Q~g,_/~~qr:ys~~,_, ..,:::\:.!
- N'OTlct"ISREREBY GIVEN that a puhbc ,fiearln~ :'
;wlll be 'hef((QrrfU'lsClayi-J~jf'2,>',~'~O'2_,~ra:-i"J1~e~\ng _
'tObeglriat'){3'6~~,_befq'r_~}.lt~,:ASpen,Plann~~$_C
:lhO 'Zoning Commrs$lo~, ~I$~~~,qtj~~_~~9~,c;l!'y "'~,
Hall, Asperi.;tl5'con$ld~ran ,a!>plrcatlO:I1_s~bl11l~~l;)d "
by'" PIt.klnCguritY"'re'questlng -appro~al, of ;an_,
__" "-- ""m""" KG an:dePark SpecIally"
pi~~~~T:ea)'&~~~htiori"o(i'parJang~rE!~-"~
di'realy-nO:rliT()i111t?r~~~'~B&ty,'~aH:.', Pitkin ,,':'~
/County isal~',requ'estlng' ,gpPl'o1/al ,to 11}$~~Il,__~ ,,""
"-hew' entr1W,aY,'6n the north 'y,rall?_f _~,h~,,~(N;,-.",~~~ ~;,
;jjwperty is leg<il'Ydesc~lbed,~~'f\_~',~ ~~~:"l~ ,,~~
Gran ' SPA;_ '" ,co', ",', ;",
<for'! itaCt - JalUesLln4t-.a.~
l-i y'DevelopmentDe;.
;;~ariment, Ipe~,,~O:(9!O)92Dc~;
;~~9}::I~tl:Ie,(,~"C'.:>,::".,,; .... ,S/Jasl111n.e1Ygre, Chafr
:,,~,., .Adpe~ "PI~~nin~and,Z()ni_ng ~?mlUlssl9n
,',:':~~~,~b"~,lU~le~,,~~::,~~d~:i1~E~,2. ?OPY OF THE PUBLICATION
WITNESS MY HAND AND OFFICIAL SEAL
My commi~on expires: & Ill-II ~ :;)-,
4 _.::::--- ~ pUS
Notary Public
ATTACHMENTS:
.-
PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: Lot 5 of the Rio Grande Subdivision SPA , Aspen, CO
SCHEDULED PUBLIC HEARING DATE: 2 July , 200~
STATEOFCOLORADO )
)ss.
County of Pitkiu )
I, F. 1. Stan Clauson (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certifY that I have complied with the public notice requirements of Section 26.304.06Q
(E) ofthe Aspen Land Use Code in the following manner:
~ Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
X Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed ofletters not
less than one inch in height. Said notice was posted at least fifteen (15) days
prior to the public hearing and was continuously visible from the 1L. day of
~,2002, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto.
X Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by fITst class postage
prepaid U.S. mail to any federal agency, state, county, municipal government,
schoo~ service district or other governnrental or quasi-governnrental agency that
owns property within three hnndred (300) feet of the property subject to the
development application. The names and addresses of property owners shall be
those on the current tax r(jcpr<is of Pitkin County as they appeared no more than
sixty (60) days prior to t1i'ed.tte of the public hearing. A copy of the owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
.,'.'11
.*
~,
, '
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ofthis Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
reguiation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
.e.--- ~
The foregoing "Affidavit of Notice" was acknowledged before me this ~ day
of ~J~_ ,2002::,by ~\~. ST0-r:>r...t~ "No
WITNESS MY HAND AND OFFICI~S~41;-'~ ~ ~ ':
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My commission expires: \ \ /2-1 / i c> ;"..~ :-:;;
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LIST OF TH\
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S NOTICED
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PUBLIC NOTICE
RE: RIO GRANDE SPECIALLY PLANNED AREA AMENDMENT FOR
ADDmON OF PARKING AREA ONLOTS;mOGMNDE' SUBDIVISION/SPA
. NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, July 2,
2002 at a meeting to begin at 4:30 p.rn. before the Aspen Planning and Zoning
Commission, Sister Cities Room, City Hall, Aspen, to consider an application submitted
by Pitkin County requesting approval of an amendment to the Rio Grande Park Specially
Planned Area for the addition of a parking area directly north of the Pitkin County Jail
Pitkin County is also requesting approval to install a newentryway on the north wall of
the Jail The property is legally described as Lot 5, of the Rio Grande Subdivision/SPA.
For further information, contact James Lindt at the City of Aspen Community
Development Department, 130 S. Galena St., Aspen, CO, (970) 920-5095,
iamesllaici.asDen.co.us.
s/Jasmine Tv2l'e. Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on June 15, 2002
City of Aspen Account
J
434 EAST MAIN LLC
314 S GALENA ST #200
ASPEN CO 81611-1818
BORCHERTS ROBERT HAND
BORCHERTS HOLDE H
1555 WASHTENAW
ANN ARBOR MIc48104
BULKELEY RICHARD C & JULIE J
801 JOY ST
RED OAK IA 51566
COPPOCK RICHARD P
PO BOX 44
DEXTER MI 48130
EVERHART-NELSON SYSTEMS
ANALYSTS L TD
117 ATLANTIC AVE STE215
ASPEN CO 81611
GALENA PLAZA LLC
MEYER LOWELL CIO
PO BOX 1247
ASPEN CO 81612
HOLLAND AND HART
DAVIDSON JW ATTN
PO BOX 8749
DENVER CO 80201
KESSLER SEPP H & JANE
600 E MAIN ST #210
ASPEN CO 81611
MAESTRANZI BART
1736 PARK RIDGE POINTE
PARK RIDGE ]L 60068
MCCUTCHIN GENE P
14833MlDWAYRD
ADDISON DC 7500]
f"\
ARNOLD RICHARD S AND KATHRYN J
1405 OAK FOREST DR
ORMOND BEACH FL 32174-3407
BROUGH STEVE B
BROUGH DEBORAH A
599 TROUT LK DR
. SANGER CA 93657
CITY OF ASPEN
130 S GALENA ST
ASPEN CO 81611
DORAN RALPH
2600 WOODWARD WAY
ATLANTA GA 30305
FICKE CLARK
15 W ARRELLAGA ST #3
SANTABARBARA CA 93101
HEYS MARIE L TRUSTEE
2495 ADARB
A.'lli ARBOR MI 48104
HOOPER TROY
415 RIO GRANDE PL - #201
ASPEN CO 81611
LAMB DON Q JR
GILKERSON LINDA
UNIVERSITY OF CHICAGO 5640 ELLIS
AVE
CHICAGO IL 60637
MANN KATHLEEN A 99%
PO BOX 2057
ASPEN CO 81612
MCGAFFEY FAMILY & CO NO C
CIO !ERE D MCGAFFEY
777 E WISCONSIN AVE STE 3600
MILWAUKEE WI 53202
~
BAILEY MARCIA UNGREN
3215 TARRY HOLLOW DR
AUSTIN DC 78703
BULKELEY RICHARD C & JULIE J
PO BOX 450
RED OAK IA 51566
COMMUNITY BANKS OF COLORADO
210 N MILL ST
ASPEN CO 81611
EMPHASYS SERVICES COMPANY
4400N AlA #1002 S
HUTCHINSON ISLAND FL 34949
FOSTER MARTHA LEE LIVING TRUST
5000 COAKLEY BAY #N2
CHRlSTIANSTED VI 00820-4561
HICKS GILBERTW &PATSYK
3674 WOODLAWN TERRACE PL
HONOLULU HI 96822
HUBBARD MICHAEL P
10503 SUNSET TERRACE
CLIVE IA 50325.
LESSING GREGORY J
17740 E HINSDALE AVE
FOXFIELD CO 80016
MARCHETTI F AMlL Y LLC
1526 FOREST DR
GLENVIEW IL 60025
MILL STREET DEVELOPMENT INC
PO BOX 8904
ASPEN CO 81612
1-
MURPHY GEORGE W
PO BOX 4146
ASPEN CO 81612
OBERMEYER PLACE EAST LLC
115AABC
ASPEN CO 81611
R&R COMPANY 81.5662%
653 26 1/2 RD
GRAND JUNCTION CO 81506
SHERMAN CAPITAL COMPANY
5840 E JOSHUA TREE LN .
PARADISE VALLEY AZ 85253
VIDAL CA
C/O REAL ESTATE AFFTIJATES
PO BOX 2914
BASALT CO 81621
YOUNG DONALD L
617 WMAIN ST
ASPEN CO 81611
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NEWLON LLC
C/O DANFORTH
PO BOX 1S63
ASPEN CO 81612
PITKIN COUNTY
530 E MAIN ST STE 302
ASPEN CO 81611
RKJRPROPERTIESLTD
C/O ROY J MONK ESQ - ONE GALLERIA
TWR
STE# 1880- 13355 NOEL RD- L B 8
DALLAS TX 75240-6653
SMITH GAlLEN B
PO BOX 241
SNOWlvlASS CO 81654
WASKOW SUSAN A
: PO BOX 4975
ASPEN CO 81612
ZUP ANCIS LOUIS J & ROBERT L 1/2 INT
EA
540 E MAIN ST
ASPEN CO 81611
~
OBERMEYER COMMONS LLC
115AABC
ASPEN CO 81611
PIT!GN COUNTY CAPTlAL LEASING CORP
A COLORADO CORP
530 EMAIN ST
ASPEN CO 81611
RYERSON PHOEBE MASSEY
C/O LOREN RYERSON
501 WILLIAMS WAY
ASPEN CO 81611
SMITH JAMES F & N LINDSAY
6542 WESTCHESTER
HOUSTON TX 77005
WELLS FARGO BANK WEST NA
119 S MILL ST
ASPEN CO 81611
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MEMORANDUM
TO:
Plans were routed to those departments checked-offbe1ow:
X ........... City Engineer
o ........... Zoning Officer
o ........... Housing
X ........... Parks Department
X ........... Aspen Fire Marshal
X ........... City Water
X ........... Aspen Consolidated Sanitation District
o ........... Building Department
o ........... Environmental Health
0........... Electric Department
o ........... Holy Cross Electric
o ........... City Attorney
X ........... Streets Department
0........... Historic Preservation Officer
o ........... Pitkin County Planning
TO:
DRC Representatives
FROM:
James Lindt, Planner
Community Development Department
13D S. Galena St.; Aspen, CO 81611
Phone-92D.5095 Fax-920.5439
RE:
Pitkin County Jail SPA Amendment for Parking Area
DATE:
DRC on May 29,2002
COMMENTS:
Please find attached an application for an SPA Amendment for the
Pitkin County Jail to add a parking area to the north of the Jail.
The DRC on this application will be held on Wednesday, May 29,
2002. The public hearing is scheduled in front of the Planning and
Zoning Commission on July 2nd.
r]
~
DRC
Review: Parks Dept - Brian Flynn
Property: Pitkin County Jail SPA Amendment for Parking Area
City Parks Department Recommendations:
1. A construction fence will be required and placed between the trail and the area of
excavation. Additionally, warning or caution construction sign shall be placed along
the trail at both ends of the project. (see map)
2. All finished landscaping (trees, shrubs, rocks, etc...) shall be placed no closer to the
trail then 2ft. This 2ft minimum clearance is standard for trail user safety.
3. An irrigation plan shall be provided detailing the layout (location) of the irrigation
and who will maintain it.
4. Please provide parks with the proposed seed mixes. Parks would like to see the
proposed ingredients of both seed mix.
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APPLICATION
Pitkin County Jail Remodel
Access Drive and Parking Area
SPA Amendment
16 May 2002
Applicant: Jodi Smith, County Project Manager
Pitkin County Governinent
76 Service Center Road
Aspen, CO 81611
Location: 506 E. Main Street
Aspen, Colorado 81611
Zone District: Public wi SPA Overlay
An application for SPA Amendment to provide for a new service
entry at the rear of the Pitkin County Jail, and create a landscaped
4-space parking area with access from East Bleeker Street
Represented by: Stan Clauson Associates, LLC
200 E: Main Street
Aspen, CO 81611
970-925-2323
STAN CLAUSON ASSOCIATES, LLC
Planning. Urban Design
Transportation Studies
Project Management
16 May 2002
200 EAST MAIN STREET
ASPEN, COLORADO 81611
TELEPHONE: 970.925.2323
FAX; 970.920.1628
E-MAIL: clauson@scaplanning.com '
WEB: www.scaplanning.com
Ms. Joyce Ohlson, Deputy Director
City of Aspen
Community Development Department
13 0 S. Galena Street
Aspen, Colorado 81611
Re: SPA Amendment for the Rio Grande SPA and Subdivision
Dear Joyce:
On behalf of Jodi Smith, County Project Manager for the Pitkin County Government, I am
submitting this application requesting that the City of Aspen conduct the necessary reviews
to provide for an SPA Amendment for the Rio Grande SPA and Subdivision, mOre
specifically the Pitkin County Jail; located at 506 East Main Street in Aspen. The purpose
of the amendment is to provide for parking and a new service entry to the rear of the
building; on the Rio Grande Place frontage.
This subject property is presently vacant and the intent for this parcel is to develop it as a
four spot parking area with an entrance on Bleeker Street, and a new service entry into the
Jail. The proposed parking area will be paved and fully landscaped, as shown in
Attachment 9 of our submittal.
On 25 February 2002, Jodi Smith met with you for a pre-application conference. This
application and the site plan have been developed in response to this meeting and to the
application requirements, as outlined in the Pre-application Conference summary, dated 25
February. '
We look forward to an opportunity to present our application in the hearing process, and
remain ready to answer any questions that you or the review boards may have regarding
the application.
Very truly yours,
Stan Clauson, AICP, ASLA
STAN CLAUSON ASSOCIATES, LLC
PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CUENTS
City of Aspen Community Development Department
16 May 2002
Page 2
Attachments 1-9:
1. Land Use Application Form
2. Applicant's name and address, and letter of authorization for representation
3. Standards Report
4. Vicinity Map
5. Disclosure of Ownership
6. Quit Claim Deed
7. Pre-application Conference Summary, dated 25 February 2002
8. A.ccess and Parking Site Plan .
9. Landscape Plan, with planting and grading shown
10. Rio Grande Subdivision Plat
Enclosures:
1. 2 copies of application, 2 full size copies of drawings in Items 8, 9, and 10.
2. Signed fee agreement
3. Deposit for review of the application in the amount of $2,405 for Planning and
$345 for Referral Agencies. A total of$2,750
Cc: Jodi Smith
LAND USE ApPLICATION
PROJECT:
Name: Rio Grande S ecially Planned Area (SPA and Subdivision
Location: 506 W. Main Street; Lot 5 Rio Grande Subdivision- SW Y. of Section 7, Township 10 South,
e 84 West of the (i'I' Princ' alMeridian, Ci of n, Colorado;
(Indicate street address, lot & block number, Ie aldescri tion where a ro riate)
ApPLICANT:
Name: Pitkin COUll Government, Jodi Smith, Coun Pro'ect er
Address: 76 Service Center Road, n, Co 81611
Phone #: 970 920-5396
REPRESENTATIVE:
Name: Stan Clauson Associates, LLC
Address: .200 E. Main Street, Aspen, CO 81611
Phone #: 970 925-2323
TYPE OF ApPLICATION: (please check all that apply):
0 Conditional Use 0 Conceptual PUD 0 Conceptual Historic Devt.
0 Special Review 0 FinalPUD (& PUD Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
0 GMQS Allotment ~ Final SPA(& SPA Amendment) 0 Historic Demolition
0 GMQS Exemption 0 Subdivision 0 Historic Designation
0 ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporary Use 0 Other:
0 Lot Line Adjustment 0 Text/Map Amendment
Currently a vacant lot behind the Pitkin County Jail, intended for Jail expansion; see Rio Grande Subdivision
Ordinance 10, Series of 1993
PROPOSAL: (desc . lion of 0 sed buil' s, uses, modifications, etc.)
SPA Amendment to make a change to the building to include a service entry, and to create a landscaped
4-space parking area and driveway curb cut from East Bleeker Street.
Have you attached the following?
I:g) Pre-Application Conference Summary
I:g) Attachment # I, Signed Fee Agreement
I:g) Response to Attachment #2, Dimensional Requirements Form
I:g) Response to Attachment #3, Minimum Submission Contents
I:g) Response to Attachment #4, Specific Submission Contents
!Xl Resoonse to Attachment #5. Review Standards for Your Aoolication
FEES DUE: $ 2.750.00
ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: Pitkin County Jail Access Drive and Parking Area
Applicant: Pitkin CountyGovemment
Location: 506 E. Main Street
Zone District: Public, with SPA Overlay
Lot Size: 5,186.5 +/-
Lot Area: 2,881.5 +1- (excludes ROW for bike path and trolley alignment)
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas within
the high water mark, easements, and steep slopes. Please refer to the defmition of Lot
Area in the Municipal Code.)
n
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Existing:_ n/a_Proposed:_ n/a
Existing:_ n/a _ Proposed:_ n/a
Existing:_ n/a_Proposed:_ n/a
I!;",
I'
!
Proposed % of demolition (Historic properties only):
n/a
DIMENSIONS:**
Floor Area: Existing: Allowable: Proposed:
Principal bldg. height: Existing: Allowable: Proposed:
Access. bldg. height: Existing: Allowable: Proposed:
On-Site parking: Existing: -O-_Required:_-O-_Proposed: 4
% Site coverage: Existing: Required: . Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined FIR: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides; Existing: Required: Proposed:
**The dimensional requirements which shall apply to all permitted and conditional
uses in the Public (PUB) zone district shall be set by the adoption of a conceptual
development plan and final development plan, pursuant to Chapter 26.445, Planned
Unit Development. No such dimensional requirements have been adopted for the
subject site.
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Existing non-confonnities or encroachments: No non-confonnities or encroachments are.
present on the site.
Variations requested: None requested.
l11kin Co unly ,
Administration
Suite 301.
(970) 920.S200
fax 920-5198
May 8,2002
,,'530 E. Main street 'Aspen; Colorado 816/,1
- - County Manager
(970) 920.5200 fax (970) 920,5198
..
JOYge Allgaier Ohlson; Deputy City Director
City of Aspen Community Development
130 S. Galena Street -
Aspen, Colorado 81~n
,
TheConnty intends _ to .apply for a SPA Amendment for the Rio Grande Specially Planned
Area (SPA) and Subdivision Project. The application will be tobomplete an SPA
Amendment to make a change to the building to include a new door (delivery service)
. and changes to create a-four (4) space parking area and new driveway curb cut from
Bleeker Street, including changes to the landscaping. Stan Clausen Associates, LLC, 200
E. Main Street, Aspen,Colorado 81611 (970) 925-2323, is authorized,to act on behalf of
the Countyduring this process.
To Whom It May Concern:
Sincerely
~
Finance and Use Tax
Suite 201
(970) 920.5220
fax "910-5230
)
~?f!::0i4--
Connty Manager
(970)920-5200
jls
County Commissioner's
Suite 30'1
(970) 920-5150
County Attorney
Suite 302
(970) 920.S 190
/
Land Use Code Standards Report
Attachment 3
Previous Approvals
Ordinance 10, Series of 1993 granted subdivision for the Rio Grande property located
between the Roaring Fork River, the Pitkin County Courthouse, and the alley in Block 86.
This ordinance accomplishes several actions relating to this property, including conveying
the property north of the Pitkin County Jail to Pitkin County "for future expansion of the
Jail." Section 1 of the Ordinance contains four conditions. The condition applicable to
this application is as follows:
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3. Any future development of the newly created parcels shall be reviewed and
approved by the [Aspen Planning and Zoning]Comrnission and [City] Council.
This application is submitted ill accordance with that condition.
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Responses to the City of Aspen Land Use Code
Offered below are responses to relevant review standards as identified in the City Of
Aspen Land Use Code:
1. Resnonses to Section 26.440.050 Review standards for develonment in a Sneciallv
Planned Area (SPA).
A. GeneraL In the review of a development application for a conceptual development
plan and a final development plan, the Planning and Zoning Commission shall consider the
following:
1. Whether the proposed development is compatible with or enhances the mix of
development in the immediate vicinity of the parcel in terms ofland use,density,
height, bulk, architecture, landscaping and open space.
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Response: The subject area is currently not landscaped and located in a neighborhood
with a variety of uses, including areas providing off-street parking. The proposed parking
area, with its new landscaping, will enhance the Rio Grande fat;ade of the Jail building
and provide a more finished look to the site. No structures are included in this proposal.
The service entry to the jail will be cut into the Rio Grande fat;ade and be consistent in
architectural detail with other Similar entrances to the facility. Introducing additional
landscaping and contouring will complement and screen the proposed service entrance.
The subject area was deeded to the County for the purpose offuture jail expansion, and
this use is consistent with that intention. The parking facility will also serve to alleviate
current parking issues in the lot behind the Courthouse and Plaza 1 building, andfacilitate
deliveries to the area.
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Land Use Code Standards Report
Frost Property Rezoning, Alley Vacation, and Access
Page 2
2. Whether sufficient public facilities and roads exist to serve the proposed
development.
Response: The four-car parking area will have its entry on East Bleeker Street, at a short
distance from the intersection with Rio Grande Place. At the point of access, East Bleeker
Street has sufficient width and capacity to provide Jor the access. Kast of the proposed
driveway and existing entrance to the Jail and Courthouse/Plaza 1 parking lot, East
Bleeker Street is a sub-standard roadway. It is not iniended that this sub-standard portion
oj East Bleeker Street would be used to access the proposed parking area and service
entrance. All entry to the proposed area would come from Rio Grande Place, which is of
sufficient width and capacity to provide access. The parking lot and service entrance will
not increase traffic or parking needs. It will simply providefor afunctional reorganization
of existing levels of use for the jail facility.
3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of mud
flow, rock falls, avalanche dangers and flood hazards.
Response: The parcel generally slopes a grade of approximately 11% toward Rio Grande
Place, but there is a sufficiently level area to provide for parking and the service entrance.
There are no known geologic hazards relating to the site. New curb pans to be installed as
part of this proposal will enhance drainage flows in the area.
4. Whether the proposed development creatively employs land planning techniques
to preserve significant view planes, avoid adverse environmental impacts and
provide open space, trails and similar amenities for the users of the project and the
\ public at large. -
Response: Landscaping and site contouring have been employed to screen the parking
area and service entrance from Rio Grande Place and the adjacent bike path to the Rio
Grande Trail from Galena Street. View planes are not affected by the proposed
development. The site, itself is not suitable or intended to provide open space, trails, or
other public amenities. Considerable open space is available at Rio Grande Park, across
the street and trail facilities are already in place.
5. Whether the proposed development is in compliance with the Aspen Area
Community Plan.
Response: The Aspen Area Community Plan Map B: Furore Land Use ComlJosite shows
. the subject site as "Community Facility, " a use consistent with this proposal. Action Plan
Item 9 calls for a study of a relocatedfire station to an area adjacent to the subjectsite.
No aspect of this proposal would preclude or be disadvantageous to such a possible
Land Use Code Standards Report
Frost Property Rezoning, Alley Vacation, and Access
Page 3
relocation of the fire station. The Section on Parks. Oven Space. & the Environment
identified the intent to "Preserve, enhance and restore the natural beauty of the
environment of the Aspen area." The additional landscaping will ensure compatibility of
the proposedfacUity as it may be seenfrom Rio Grande Park Otherwise, the AACP is
silent with respect to the subject site.
6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding
neighborhood.
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Response: The proposed development represents a budgeted expenditure of public fUnds
for its development. It will not require any additional expenditures of public funds to
provide for its development or the surrounding neighborhood
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7. Whether the proposed development on slopes in excess of twenty (20) percent
meet the slope reduction and density requirements of [the Land Use Code].
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Response: This section does not apply to the proposed development. Moreover, no slopes
in excess of 20% are involved in the proposed development.
8. Whether there are sufficient GMQS allotments for the proposed development.
Response: GMQS allotments are notrequiredfor the proposed development.
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B. Variations Permitted. The final development plan shall comply with the
requirements of the underlying zone district; provided, however, that variations from those
requirements may be allowed based on the standards ofthis Section.
Response: No variations are required as part of this application.
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ORDINANCE 10
SERIES OF 1993
AN ORDINANCE OF THE ASPEN-CITY COUNCIL GRANTiNG SUBDIVISION FOR THE
RIO GRANDE PROPERTY LOCATED BETWEEN THE ROARING FO:RK RIvER, AND THE
PITKIN COUNTY COURTHOUSE AND THE ALLEY IN BLOCK 86, ASPEN,
COLORADO.
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City Council
Approved
By Ordinance
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ExhibiJ-A-.
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I:
WHEREAS, pursuant to Section 2.4-7-1004 C .1., of the Aspen
Municipal Code the applicant~ the city of Aspen, has submitted an D
application for SUbdivision of. the Rio Grande property; and
WHEREAS, the city has deemed it necessary to subdivide the Rio r~
Grande property in order to convey to Pitkin ~ounty the "library
parcel" and the property north of Pitkin County Jail for future
expansion of the Jail, to accept from Pitkin County property upon
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which the municipal parking facility has been constructed and
the portion of land within the County Courthouse Subdivision upon 0
which the Youth Center has been constructed; and
WHEREAS, certain City-owned land area of the Rio Grande parcel
is being used for parking by the' tenants of the Bass/Obermeyer
buildings and the City may wish to either exchange, sell or lease
the property; and
WHEREAS, a duly noticed pUblic hearing was held by the Aspen
Planning and Zoning Commission (hereinafter "Commission") on
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February 2, 1993, to consider the subdivision; and
WHEREAS, the Commission having reviewed the application and
considered the representations and commitments made by the
applicant found that the subdivision complied with Section 24-7-
1004 and is not in conflict with any applicable portions of Chapter
24 or the draft Rio Grande SPA master plan; and
WHEREAS, the Commission has recommended approval to the City
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council of the subdivision for the Rio Grande property; and
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WHEREAS, the Aspen City Council, having considered the
Planning and Zoning Commission I s recommendations, does wish to
grant subdivision with conditions.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO:
Section 1 : That it does hereby grant subdivision of the Rio Grande
property, such subdivision to be called the Rio Grande Subdivision
consisting of 10 lots a"d further identified by the draft plat
attached hereto and incorporated herein as Exhibit A1, with the
following conditions:
1. A subdivision agreement and plat consistent with the approval
granted herein shall be reviewed and approved by the Engineering
and Planning Departments. .
2. A subdivision agreement and plat sl:J.all be filed with the Pitkin
County Clerk and Recorder within 180 days of final approval.
3. Any future development of the newly created parcels shall be
reviewed and approved by the Commissiqn and Council.
4. Monumentation of the property shall be completed by Spring of
1993.
section 2:
If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
unconstitutional in a cour.t 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. 3:
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.
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Section 4: 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,
~ity Council
./ 1993.
of the city of Aspen on the / ~
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day of
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John Bennett, Mayor
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Koch, City Clerk
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adopted, passed and approved this ~
day of
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BY::.:tt, Mayor
John
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::1 11111I111 III II 111111 t~~;~/1~~:1: 0: 22A
SILVIA DAVIS PITKIN COUNTY CO R 0.00 0 0.00
QUIT CLAIM DEED
TillS DEED, made this /0& day of ~ tI ~:I ' 2002 between
the City of Aspen, Colorado, a home rule municipal corporation, whose legal address is 130
South Galena Street, Aspen, Colorado, 81611 Grantor, and the Board of County Commissioners
of Pitkin County, Colorado, a body corporate and politic, whose legal address is 530 East Main
Street, TI1ird Floor, Aspen, Colorado 81611, County of Pitkin, Grantee.
WITNESSETH that the Grantor, for and in consideration of the sum ofTEN DOLLARS and
NOI100 ($10.00) has remised, released, sold, conveyed and QUIT CLAIMED, and by these
presents does remise, release, sell, convey and QUIT CLAIM unto the Grantee, its heirs and.
assignees forever, all the right, title interest, claim and demand which the Grantor has in and to
the following described real estate situate, lying and being in the County of Pitkin, State of
Colorado, to wit:
Lots 5.ofthe Rio Grande Subdivision. A part of the Southwest one-quarter of Section 7,
Township 10 South, Range 84 West of the Sixth Principal Meridian, City of Aspen,
Colorado according the Plat thereof recorded in Plat book 32 at Page 83 in the Pitkin
County Clerk and Recorder's Office, reserving however, that certain 25-foot trail and
transit easement and that certain water service easement as shown on the Rio Grande
Subdivision Plat for Lot 5 recorded in Plat Book 32 at Page 84.
TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and
privileges thereunto belonging, or in anywise thereunto appertaining, and all the estate, right,
title, equity, to the only proper use, benefit and behalf of the Grantee, its heirs and assigns
forever.
IN WITNESS WHEREOF, The said parties have executed this and on the date set forth above.
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Mayor City of Aspen
STATE OF COLORADO )
)ss
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this IO-l-h day of
OOJ1u.J1 r,! ,2002 by Helen Kalin Klanderud as Mayor City of Aspen.
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CITY OF ASPEN
PRE-APPLlCA TlON CONFERENCE SUMMARY
PLANNER:
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
Joyce Allgaier Ohlson, 920.5062 DATE: 2.25.02
Rio Grande Specially Planned Area (SPA) and Subdivision
Jodi Smith
Pitkin County
SPA Amendment
SPA Amendffient to make a change to the building to include a new door (delivery
services) and changes to Create a 4 space parking area and new driveway curb cut from
Bleeker Street, including changes to the landscaping.
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Public Hearing:
Land Use Code Section(s)
26.440.090 Amendment of SPA development order.
Review by: Staff for complete application, referral agencies for technical considerations, Planning and
Zoning Commission and CitY Council for Public Hearings.
Yes, before the Planning and Zoning Commission for adoption of a resolution and the City
Council at second reading for adoption of an ordinance regarding the amendment.
Engineering, Parks, Environmental Health, Fire District, alllltility
Planning Deposit $2,405.00
Engineering Fee $345.00
$2750.00
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Referral Agencies:
Planning Fees:
Referral Fees:
Total Deposit:
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To apply, submit the following information:
1. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the applicant
stating the name; address, and telephone nUIlJ.ber ofthe representative authorized to act on behalf of the
applicant.
3. Signed fee agreement.
4. Pre-application Conference Summary.
5. An 8 112" x 11" vicinity map locating the subject parcels within the City of Aspen.
6. A written description ofthe proposal and a written explanation of how a proposed development
complies with the review standards relevant to the development application.
7. Application materials set forth in minimum submission requirements of attached land use application.
8. Application materials set forth in specific submission contents of attached land use application.
2 Copies of the complete application packet (items 1-8) are to be submitted initially, then,
once found to be complete a total of 26 application packets are required.
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. Process:
Apply. Planner checks application for completeness. Staff reviews application against SPA Amendment
Standards. Application referred to referral agencies and discussed at Development Review Committee (DRC)
for comments. Applicant to be in attendance at DRC meeting. Following DRC, . the application is scheduled for
public hearing before the Planning and Zoning Commission and then the City Council. A first and second
reading of an ordinance are required before the City Council requiring a minimum of2 meetings.
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Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on
current zoning, which is subject to change in the future, and upon factual representations that mayor may not be
accurate. The summary does not create a legal or vested right.
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Joyce Ohlson, Deputy Directo~
FROM: James Lindt, Planner ~
RE: Rio Grande Specially Planned Area Amendment, Pitkin County Jail Parking
Expansion - Public Hearing
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DATE: July 2, 2002
SUMMARY:
The proposal is to construct four parking spaces to be accessed off of E. Bleeker Street on the
parcel directly north of the Pitkin County Jail. Additionallandscaping is proposed to screen
the parking spaces.
ApPLICANT:
Pitkin County
ZONING:
Public, Specially Planned Area Overlay
REPRESENTATIVE:
Stan Clauson, Stan Clauson Associates, LLC
LOT SIZE:
5,186 Square Feet
LOCATION:
Lot 5, Rio Grande Subdivision/SPA
LOT AREA:
2,881 Square Feet (Excludes 2,305
square feet of Right-of-Way for Bike
Path.
BACKGROUND:
Pitkin County, ("Applicant"), represented by Stan Clauson, is proposing to create four
parking spaces, plant additional trees and shrubs, and add a new curb cut for delivery service
on Lot 5, of the Rio Grande Subdivision/SPA, that is located ;Iirectly to the north of the
existing Pitkin County Jail. Additionally, the Applicant is proposing to construct a new door
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in the north wall of the Jail to easily access the proposed parking spaces. The proposed
entrance to the Jail is primarily for use by maintenance workers that have moved their
facilities into the basement area of the Jail. Deliveries will also utilize the proposed entrance.
Vehicular access to the new parking area is proposed off of East Bleeker Street.
REVIEW PROCEDURE:
Final Specially Planned Area (SPA) Review: This two step process requires approval of a
development plan by the Planning and Zoning Commission and the City Council, with public
hearings occurring at both. The Planning and Zoning Commission shall recommend
approval, approval with conditions, or disapproval to the City Council. The Rio Grande
master plan was developed as a conceptual SPA Plan. Following its adoption, new
development or significant alterations must be consistent with this conceptual SPA plan and
be reviewed pursuant to the final SPA development review process.
STAFF COMMENTS:
The Applicant is requesting approval of an amendment to the Rio Grange Specially Planned
Area to construct four parking spaces for the use of the Pitkin County Jail on Lot 5, of the
Rio Grande Subdivision. City Council and the Planning and Zoning Commission adopted
the Rio Grande Master Plan in 1993 that includes Lot 5, of the Rio Grande Subdivision.
Ordinance No. 10, Series of 1993 that subdivided the Rio Grande Property, indicates that Lot
5 is to be used for the future expansion of the Pitkin County Jail.
Staff believes that the proposal to construct four parking spaces on the subject parcel is in
keeping with the aforementioned vision set forth for the site in the original subdivision
ordinance. Additionally, Staff does not feel that the proposal is in conflict with the Civic
Center Master Plan that is currently being formulated for the Civic Center Area. The Civic
Center Master Plan is currently envisioning the future development of community facilities
on the subject parcel. Staff does not believe that the proposal for parking spaces will prohibit
future development of community facilities on the site.
The subject parcel is also included in the area that has been delineated as part of the
Obermeyer COWOP Application that is currently in the design stages. Staff does not believe
that the design of the Obermeyer COWOP project will necessarily conflict with the proposed
addition of parking spaces north of the Pitkin County Jail. The Obermeyer COWOP Task
Force has initially envisioned that East Bleeker Street would be relocated adjacent to the
subject parcel and that the current Rio Grande Place Right-of-Way may be vacated.
Additionally, the Obermeyer COWOP Task Force has conceptually envisioned that Lot 5 of
the Rio Grande Subdivision may be subject to changes in it's configuration as a result of
relocating the surrounding right-of-way.
As a result of the COWOP Application, Staff believes that there may be a need for minor
changes to the proposed parking site plan on Lot 5, if and when the Obermeyer COWOP
plans are finalized. Therefore, Staff has proposed a condition of approval that would allow
the Community Development Director to approve minor amendments to the site-specific
development plan on Lot 5. Staff does not feel that the current proposal to develop parking
spaces will hamper future development plans on the site or within the surrounding area.
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According to Senior Long Range Planner, Chris Bendon; the Obermeyer COWOP design is
scheduled to be reviewed for approval by City Council in late August. Incidently, the
proposed SPA amendment that would effect Lot 5 would also be schedu.1ed for final review
by City Conncil in late August. Therefore, because of the concurrent reviews, the Applicant
should be able to make any required minor amendments to their site plan based on the
Obermeyer COWOP Plan prior to commencing construction of the parking spaces.
The future vision for the subject parcel established in the Rio Grande Master Plan is to
accommodate the development of a community facility Gail expansion). Staff believes that
the current proposal will not prohibit the aforementioned vision from oC,curing in the future.
The Pitkin County Jail has no immediate plans or need to expand at this time. Therefore,
Staff believes that the subject parcel can be used in the short term for the proposed parking
spaces that will serve the existing community facilities. Staff feels that proposed application
meets the SPA review standards and recommends that the Planning and Zoning Commission
approve the proposed resolution.
RECOMMENDATION:
Staff is recommending approval of the amendment to the Rio Grande Specially
Planned Area to install four parking spaces, landscaping, and a new curb cut off of
East Bleeker Street on Lot 5, of the Rio Grande Subdivision with the following
conditions:
1. The Applicant shall submit a detailed drainage plan to the Community
Development Engineer for approval prior to commencing construction.
2. The Community Development Director may approve minor site plan
amendments that are required to accommodate changes in the existing
vehicular access and lot configuration that may come about as a result of the
Obermeyer COWOP Application.
3. The Applicant shall erect a construction fence between the trail and the area
of excavation during construction. The Applicant shall also erect waming
signs along the trail at both ends of the project during construction.
4. All finished landscaping shall be placed no closer to the trail than 2 feet for
user safety.
5. The Applicant shall submit the ingredients of the proposed landscaping seed
mixes to the Parks Department for approval prior to planting.
6. A detailed irrigation plan shall be provided to the Parks Department for
approval prior commencing construction.
7. The Applicant shall not plant any landscaping that covers up the building
mounted fire hydrant connection.
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8. The depth cover for the fire hydrant line shall not be reduced by more than
one foot as a result of the of the grading at the entrance to the parking area.
9. Snow storage shall be on-site and not within the public right-of-way or the
pedestrianlbike trail.
RECOMMENDED MOTION: ~
"I move to approve Resolution No.~~ Series of 2002, recommending that City Council
approve with conditions the proposed amendment to the Rio Grande Specially Planned Area
to allow for the developm~t of four parking spaces on Lot 5, of the Rio Grande
Subdivision/SPA."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Development Application
Exhibit C -- Referral Comment~
C:\home\nickl\Active Cases\Rio Grand SPA Skateboard Park Amendment\Rio Grande SPA Amendment.doc
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RESOLUTIONNO. .:z~
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING THAT CITY COUNCILA]>PJ{OVE AN
AMENDMENT TO THE RIO GRANDE SPECIALLY PLANNED AREA TO
INSTALL FOUR PARKING SP A~ES, LANDSCAPING, AND ANEW CURB CUT
OFF OF EAST BLEEKER STREET. ON LOT 5, RIO GRANDE
SUBDIVISIONISPA, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2737-073-06-855
WHEREAS, the Community Development Department received an application
from Pitkin County for an amendment to the Rio Grande Specially Planned Area to
install four parking spaces, landscaping, and a new curb cut off of East Bleeker Street on
Lot 5, Rio Grande Subdivision/SPA; and,
WHEREAS, City Council Resolution No. 42, Series of 1993 approved the Rio
Grande Master Plan; and,
WHEREAS, pursuant to the Rio Grande Master Plan and applicable provisions
of the Municipal Code, development review for site specific projects for the Rio Grande
parcels shall be reviewed through the Specially Planned Area development review; and,
WHEREAS, City Council Ordinance No. 10, Series of 1993 granting the
Subdivision of the Rio Grande Property, indicated that Lot 5, Rio Grande Subdivision is
intended for the future expansion ofthe Pitkin County Jail; and,
WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council
may approve a Specially Planned Area Review during a duly noticed public hearing after
considering a recommendation from the Planning and Zoning Commission made at a
duly noticed public hearing, and after considering comments from the general public, a
recommendation from the Community Development Director, and recommendations
from relevant referral agencies; and,
WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City
Water Department, City Engineering, City Streets Department, City Parks Department,
and the Community Development Department reviewed the Project and recommended
approval with conditions; and,
WHEREAS, during a duly noticed public hearing on July 2, 2002, the Planning
and Zoning Commission recommended, by a to L-~ vote, approval of
an amendment to the Rio Grande Specially Planned Area to install four parking spaces
and a new curb cut to access the parking spaces off of East Bleeker Street, with
conditions contained herein; and,
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and,
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WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION. as follows:
Section 1
An amendment to the Rio Grande Specially Planned Area to install four parking spaces,
landscaping, and a new curb cut off of East Bleeker Street, is approved with the
following conditions:
1. The Applicant shall submit a detailed drainage plan to the Community
Development Engineer for approval prior to commencing construction.
2. The Community Development Director may approve minor site plan
amendments that are required to accommodate changes in the existing
vehicular access and lot configuration that may corne about as a result of
the Obermeyer COWOP Application.
3. The Applicant shall erect a construction fence between the trail and the
area of excavation during construction. The Applicant shall also erect
warning signs along the trail at both ends of the project during
construction.
4. All finished landscaping shall be placed no closer to the.trail than 2 feet
for user safety.
5. The Applicant shall submit the ingredients of the proposed landscaping
seed mixes to the Parks Department for approval prior to planting.
6. A detailed irrigation plan shall be provided to the Parks Department for
approval prior commencing construction.
7. The Applicant shall not plant any landscaping that covers up the building
mounted fire hydrant corinection.
8. The depth cover for the fire hydrant line shall not be reduced by more
than one foot as a result of the of the grading at the entrance to the
parking area.
9. Snow storage shall be on-site and not within the public right-of-way or the
pedestrianlbike trail.
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Section 2:
All material representations and corrunitrnents made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Corrunission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as iffully set forth herein, unless amended by an authorized entity.
Section 3:
This Resolution shall not affect 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 4:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of pompetent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on the 2nd
day of July, 2002.
APPROVED AS TO FORM:
PLANNING AND ZONING COMMISSION:
Jasmil1e Tygre, Chair
City Attorney
ATTEST:
Jackie Lothian, Deputy City Clerk
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EXHIBIT A
RIO GRANDE SPA AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
26.440.050. Review standards for development in a Specially Planned Area (SPA).
In the review of a development application for a conceptual development plan and a final
development plan, the Planning and Zoning Commission and City Council shall consider the
following:
1. Whether the proposed development is compatible with or enhances the mix
of development in the immediate vicinity of the parcel in terms of land use, density,
height, bulk, architecture, landscaping and open space.
Staff Finding
Staff believes that the proposed landscaping enhances the esthetics of the area. Additionally,
the proposed use of the parcel is compatible with and enhances the land uses in the
immediate vicinity. The current mix of uses in the immediate area include governmental
facilities, parking garage facilities, and service oriented businesses. The governmental
facilities, including the Pitkin County Jail, are in demand of additional parking in close
proximity to the existing facilities.
Staff feels that the proposal will help alleviate some of the existing parking issues that are
present in the parking lot behind the Courthouse and Plaza 1 building. Staff also believes
that proposed development is consistent with the Rio Grande Master Plan and conceptual
review approval. Ordinance No. 10, Series of 1993 indicated that the subject parcel was
earmarked for the future expansion of the Pitkin County Jail. Currently, the County has no
immediate plans to expand the jail. Instead, immediate parking concerns exist that this
proposal would help alleviate. Staff finds this criterion to be met.
2. Whether sufficient public facilities and roads exist to service the proposed
development.
StaffFinding
The Applicant is proposing a new curb cut to access the proposed parking area off of East
Bleeker Street. Currently, sufficient roads do exist to access the proposed parking facility.
However, the future development plans of the Obermeyer COWOP Application may change
the configuration of both the East Bleeker Street and Rio Grande Place right-of-ways.
However, Staff believes that a means of vehicular access to the proposed parking facility will
be maintained through the Obermeyer COWOP Review. Staff has proposed a condition of
approval that allows the Community Development Director to approve minor amendments to
the site plan that may be required as a result of the Obermeyer COWOP Application. Staff
believes that because the Obermeyer COWOP and the proposal on Lot 5 are both expected to
be reviewed for approval by City Council in late August, that the Applicant will have time to
make minor amendments to the parking site plan that respect the Obermeyer COWOP design,
prior to commencing construction of the parking spaces. Staff finds this criterion to be met.
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3. Whether the parcel proposed for development is generally suitable for
development, considering the slope, ground instability and the possibility of mud
flow, rockfalls, avalanche dangers andflood hazards.
Staff Finding
The parcel generally slopes at a grade of 11 % towards Rio Grande Park. However, a
bench area exists to sufficiently provide a level area for the proposed parking and entrance
off of East Bleeker Street. New curb pans are to be installed as part of the proposal to
accommodate drainage. Staff has proposed a condition of approval that requires the
Applicant to submit a detailed drainage plan for approval prior to construction to insure
that the proposal will not increase the off-site drainage flows. There are no mud flow,
rock fall, or avalanche dangers in the area. Staff finds this criterion to be met.
4. Whether the proposed development creatively employs land planning
techniques to preserve significant view planes, avoid adverse environmental
impacts and provide open space, trails and similar amenities for the users of the
project and the public at large.
Staff Finding
The Applicant is proposing landscaping and site contouring to screen the proposed parking
area from Rio Grande Place and the adjacent bike path that runs along the western edge of the
property. There are no designated view planes that will be effected by the proposal. The site
is intended for expansion of the Jail and is not intended to provide open space, trails, or other
public amenities, however; the Applicant's proposal respects the existing trail easement on
the western portion of the property. Staff has proposed a condition of approval that requires
the Applicant not to landscape within two (2) feet of the existing trail for the purposes of trail
user safety. Staff finds this criterion to be met.
5. Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
Staff Finding
The Aspen Area Community Plan's future land use map envisions the subject parcel to be
used for the development of Community Facilities. The proposed development of parking
spaces on the site for the use of the surronnding community facilities will not prevent the
future expansion of the Pitkin County Jail on the site when it is needed. Stafffeels as if the
proposal is in keeping with the land use vision of the property.
The proposal does not interfere with the bike path that is adjacent to the property to the west.
By not interfering with the bike path access, the proposal does not conflict with the Parks,
Open Space, and Enviromnent goal of improving access to parks and recreational facilities.
Additionally, the landscaping being proposed on the site will enhance the natural
enviromnent surrounding the existing bike path; which is in keeping with the intent statement
of the Parks, Open Space, and Enviromnent Section of the AACP to "Preserve, enhance and
restore the natural beauty of the enviromnent of the Aspen area". Staff finds this criterion to
be met.
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6. Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding
neighborhood.
Staff Finding
Staff does not believe the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding neighborhood. The
proposal represents a budgeted expenditure by the County and will not require excessive
public expenditures. Staff finds this criterion to be met.
7. Whether proposed development on slopes in excess of twenty (20) percent
meet the slope reduction and density requirements of Section 26.445.040(B)(2).
Staff Finding
There are no slopes on the subject parcel that are in excess of 20%. Staff finds that this
criterion is not applicable.
8. Whether there are sufficient GMQS allotments for the proposed
development.
Staff Finding
No GMQS allotments are required for the proposal. Staff finds that this criterion is not
applicable.
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MAY-08-2002 WED 01: 48 PM,.....,
FAX NO,~
p, 04/15
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
~.gx..ccmcnt for Payment of Citv of Aspen Development ApP'~ication Fees
CITY OF ASPJ3N (hereinal"ter CITY) and pitkin COllnty ~=@t
(hereinal"ter ."PPLlCANT) AGREE AS FOLLOWS:
---.."--
I. APPLICANT has submitted to CITY an application for
Rio Grande Lot 5 SPA Amendment
(hereinafter, THE PROJECT), ...--.-'-
2. APPLICANT understands and agrees thilt City of Aspen Ordinance No. 57 (Series of 2000)
establishes a fee str\lcmre for Land Use applications and the payment of all processing fees is a condition precedent
to. detemlination of application completeness.
3. APPLlCANT and CITY agree that bec.use of the size, nature or scope of the proposed project, it
is n<lt po~sible at 'his time to ascermin the full extent of the costs involvcd in processing the application.
APPLICANT and CITY further agree tb.t it is in tbe interest of the parties that APPLICANT make payment of 3n
initial deposit and to thercal"ter permit addition.l costs to be billed to t\P?LlCANT on a monthly basis.
APPLICANT agrees additional costS may accrue following their hearings and/or approvals, AP?LlCAN'!, agrees he
will be benefited by retaining greater cash liquidity and will make additional payment, upon notification by the
CITY when they are nec"ssary as costs arc incurred. CITY agrees it will be benefited through the greater certainty
of recovering its fllB costs to process APPLICANT1S application.
4. CITY and APPLICANT furthe,. agree that it is impracticable for CITY stafr to complete
processing or present suft1cient inforrnntion to the P!nnnlng Commission and/or City Council to enable the Plnnning
Commission and/or City Council to make leg1,lly required findings for ptoject consideration, unless cLlrrent billings
arC paid in full prior to decision.
s. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to colloct
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of $ 2.750.00 which is for _na hours of Comn1\mity Development staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall p.y additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review at a rate of $205.00
per planner hour over the initial deposit. Such periodic payments shail be made within 30 days of the billing dare.
APPLICANT fUl~her agrees that failure to pay suchaccrued costs shall be grounds for suspension of processing, and
in no case will building permits be issued until all costs associated with case processing have been paid.
CITY OF ASPEN
APPLICANT
By:
Julie Ann Wood.
Community DeHlopment Director
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BY'!:::-~" ~6
Jodi Smith, Plje!l Manager
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Mailing Addre~.:
7.6 Service Center Road
-A~ven. Colorado 81611
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CITY OF ASPEN RIO GRANDE
MASTER PLAN 1993
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Prepared by:
Aspen/Pitkin Planning Office
Technical assistance provided by:
RiCk MCGill
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CREDITS
The Planning Department would like to thank those individuals who
donated their valuable time to this plan: Ki;rk Baker, Rebecca
Baker, Sally Barnett, Fritz Benedict, Alan Bloomquist, Tom
Bracewell, Jon Busch, Chris Churchill, Hal Clark, Ed Cross,
Patrick DUffield, Jim Duke, Suzanne Farver, Andy Freeman, Chris
Hall, Roger Hunt, Julia Marshall, Carol Lowenstern, Lance Luckett,
Ramona Markalunas, Bruce Matherly, Jack Reid, George RObinson, and
Chuck Roth.
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TABLE OF CONTENTS
Title
Page
Purpose of the Haster Plan
1
Location Hap
2
Process
2
Summarized History
3
Assumptions
4
Site A
* EXisting Condi~ions
5
* Goals
6
* Hap
7
* Recommended Land Uses/Activities
8
* Recommended Action Plan summary
Site B
11
* Hap
13
* Existing Conditions
14
* Goals
14
* Recommended Land Uses/Activities
14
* Recommended Action Plan Summary
Rio Grande Land Use Hap
18
20
Appendix A - Potential Development Scenarios
Appendix B - History of Parcel
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C) PURPOSE OF THE MASTER PLAN
The Aspen City Council directed staff to create a master plan to
guide'future development of. the remaining "undeveloped" portion of
the Rio Grande property. Council's intent for a new plan was to
identify appropriate activities and land Use patterns for the Rio
Grande property. Council emphasized that all public interests
should be considered in this. new planning effort.
The Rio Grande master plan was developed as a tool to guide future
development on the site. Following it's adoption, new development
or significant alterations must be consistent wi~~ this plan and
shall be reviewed pursuant to the Specially Planned Area
development review process. The Rio Grande property is zoned
Public with a Specially Planned Area (SPA) overlay. The purpose
of a SPA overlay is to provide design flexibility for land which
requires innovative considerations and allow for the development
of mixed land uses.
The document provides a land use map that is a general outline for
proposed uses. Three land use plans/maps for the entire study
area, depicting how the Uses may be integrated, are also provided
in Appendix A. The three maps are intended to serve as guides for
specific development scenarios but were not adopted as part of this
plan. Timing and particular needs of future progr~~s will dictate
;""\ which of the three scenarios, or an alternative, is best to use.
.C4 Specific development details accompany the maps in Appendix A.
In addition to characterizing the Rio Grande parcel as two separate
but interactive pieces, this document summarizes the history of the
entire parcel, outlines eXisting conditions, identifies goals for
each piece, proposes land uses/activities, and makes
recommendations for future use.
The Rio Grande master plan applies to the property bordered by Rio
Grande Drive on the south, the Roaring Fork River on the north,
Mill Street on the west, and the Eagles Club/Patsy Newbury Park on
the east. The parking garage and Chamber offices, library and
Youth Center parcels are also zoned Public with a SPA overlay and
could be considered as accessory or support facilities for future
development in the master plan area. For example, the office space
in the parking garage could be Used as ticket or luggage facilities
when valley-wide rail locates on the playing field. Similarly, the
publically .owned property surrounding the Bass/Obermeyer building
on Rio Grande Drive could be Used to support other development in
the master plan area.
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Master Plan Sic
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PROCESS
Staff formed the Rio Grande Group (a citizens review group) and
began the planning process in November of 1991. The following
groups participated in the planning process: the Alternative Edge,
Art.Park, Aspen Art Museum, Aspen Consolidated Sanitation District,
Aspen Theatre in the Park, Aspen Trolley Group, Aspen Youth Center,
City of Aspen Parks and Public Works Departments, Gentlemen of
Aspen R.F.C., Pitkin County Parks Association, Pitkin County Public
Resources, Roaring Fork Railroad Association, and Trout Unlimited.
The charge to the Group was to work with staff to develop the
master plan. The Group was expected to identify critical features
of the property that should be enhanced and/or preserved, resolve
land Use issues pertaining to the site and make reco~uendations
regarding appropriate land use development. .
The Planning and Zoning Commission believed that the master plan
should be flexible and not exclude future possibi Ii ties. The
Commission' did not want to plan the site and wanted to avoid review
of specific building locations and building sizes. However the Rio
Grande Group did give careful consideration to potential site
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development. The Group conc:).uded this level
necessary to ensure that future uses were not only
were compatible with each other.
With development information provided by organizations, such as
rail and trolley advocates who hope to utilize the property in the
future, the Group was able to consider several land Use scenarios.
A phased build out of the property and two full build out programs
identified the range of possibilities for the property. In order
to preserve the Group's work, three different approaches to
development are presented on the maps in Appendix A. Again these
maps are to be used as guides and were not adopted as the land Use
maps for this master plan.
of review was
appropriate but
Although the Group considered facility needs for specific projects,
it was not their purpose to make recommendations on community-wide
issues such as the valley-wide rail or a cross-town trolley system.
There are other decision-making arenas that will decide the fate
of those projects.
The Rio Grande Group met approximately 16 times over an eight month
period. One of the first tasks of the Rio Grande Group was to
review existing and proposed land uses for this vital piece of
community property. Initial meetings were devoted to a
presentation and discussion of particular land uses on each section
of property.
The property was divided into two manageable
for which primary land Use goals and
development were made:
Site A: the area between the river and bike path next to
the snow me Iter (page 6); and
discussion sites
recommendations
for
Site B: the recycle site (Old Impound lot) and the
playing field (page 13).
mSTORY
This is a brief summary of the planning review history of the
property. For a more thorough history refer to Appendix B.
In 1967, the Denver Rio Grande Western Railroad began discussions
with the City and County regarding redevelopment of their property
and right-of-way. Since those initial discussions there have been
many plans regarding this 18 acre parcel:
*
1973 -
The City used 7th penny transportation funds
to purchase a majority of the Rio Grande
property.
3
*
1975
1978
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*
1981 -
*
1982 -
*
1987
*
1988 -
*
1989 -
*
1990 -
*
1991 -
ASSUMPTIONS
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A Performing Arts Center for the property was
studied.
A non-spec if ied 1.5 acre site was set aside for
a future Performing Arts/Conference Center and
the city moved the snow dump from the
Sanitation District property to the Rio Grande
property.
The City and County exchanged the Aspen One,
Oden and stahle properties.
The City installed the snow melter.
A conceptual SPA master plan was adopted by
Council identifying a parking garage, the
library, the Spring street extension, a snow
melt facility and an arts usage area.
A final SPA plan was
the parking garage
library.
approved by Council for
and the Pitkin County
A final SPA plan was approved by Council for
the Youth Center.
Council denied conceptual SPA approval for the
trolley, Theatre in the Park, recycle facility
and snow melt operation and instead directed
staff to prepare a master plan for the entire
site.
The Group identified several assumptions with regard to the
property. From the basis of these assumptions the Group began
their review of existing land uses and proposed land uses.
1. Rather than completely replan the parcel, the Group began their
review of the property from the perspective cof existing uses and
past plans.
2. The Group considered why and how the different pieces of
property were purchased. Some of Site A and all of Site B were
purchased with transportation funds and most of the river frontage
was purchased with open space funds.
3.. The extensive work on the whitewater course and initial
regrading of Site A, has required adjustments to the traditional
m.ethod of dumping snow on Site A. In 1991, the City Council
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directed the Public Works Department to find an alternative to
.\1"'~ dumping snow on the parcel. In response, the Department is
'<<-.: attempting to purchase land adjacent to the County Maintenance
Facility for snow storage. The site will not be ready for
approximately two years so the snow me Iter is still needed for that
period. The Group is confident that the operation of the snow
melter,if adjusted, can continue in the near future.
4. The Group realized that there were other decision making
processes which could affect development of the two sites. The
Group knew that a valley-wide rail system terminating on the Rio
Grande, ultimately a tri-county decision, could use a significant
portion of the property. The possibility of the Trolley System
affecting the property is also beyond the Group's control and is
now in the hands of the Transportation Implementation Committee.
However, the Group reviewed the two proposed land uses and made
specific recommendations if the train and trolley were developed
on the property.
5. Specially Planned' Area review will be required for site
specific development. Depending upon how the land was originally
purchased, future permanent development may require voter approval
which is also out of the Group's purview.
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Using the considerations mentioned above the Group reviewed the
potential land uses of each site.
SITE A
I. Existinq Conditions
Site A is generally described as the land between the bike path or
row of large cottonwoods that edge the playing field, and the
river. However, it also encompasses the eXisting snow melter and
the drainage pond closest to Mill street. Please refer to Map 1.
The property is 2.213 acres.
Site A consists of the snow
sedimentation pond necessary for
the site has aiso been used as a
or dumping into the snow melter.
For seven years, the Aspen Theatre in the Park has set up its
theatre tent on this site for live performances between June and
September. For the sununer of 1992, the theatre received a
temporary use permit to set up a larger tent with increased back
stage capacity.
melter, and sand filter and
this operation. Traditionally,
"snow dump" for melting on site
The Art Park group has been very active and generous in its efforts
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to reverse a trend of neglect towards this portion of the Rio
Grande property. The group has rejuvenated the westerly portion
of Site A near the Ron Karagian bridge and the berm adjacent to the
theatre tent. The Art Park has evolved into a beautiful garden
showcasing local artist's work.
The Art Park and Theatre groups have been the catalyst for the City
to reconsider their stewardship of this community property. They
first rallied the community to enhance the riverbank emphasizing
the river and park interaction. As a result, City Council
allocated approximately $60,000 to excavate the high water channel,
adjacent to the main river channel, for a whitewater course. As
part of the development of the course, the City created a
pedestrian path along the river and revegetated the river bank and
slope of the property down to the whitewater course. The walking
path is intended to enhance the river experience and meander along
the river's edge changing elevation as it follows the white water
course. The path will not be paved because the existing paved bike
path at the edge of the park is intended for multi-use.
Finally, Site A is an important pedestrian connection between
downtown, the Art Museum, Herron Park and the dense Hunter Creek
neighborhood. The Karagian bridge became a strong link to the
Museum with the Art Park revitalization.
II. Goals
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The basis of the goals identified for this Site are the funding
sources for the initial purchase and the unique characteristics of
the Site. The majority of the Site is comprised of the Aspen One
Property (acquired with Sixth Penny Open Space Funds in 1978) and
the parcel the City traded with Pitkin County in 1982. A smaller
piece of the parcel was purchased with 7th Penny Transportation
Funds.
The parcel contains prime pUblic river frontage and was identified
as a key piece in the 1973 Roaring Fork Greenway Plan. The
Greenway Plan promotes preservation of indigenous spec~es and
maintenance of the riparian environment along the Roaring Fork
River and its tributaries. The Greenway Plan also supports an
extensive trail system throughout the "Greenway" for "maximum
possible recreational and educational potential."
The site is also an important hub in the bikeway/pedestrian trail
system and is consistent with future plans to extend the pedestrian
and bike paths upriver. From this point, one can go up or down
river, into downtown, to the Art Museum, or over to the post
office-retail center on pedestrian/bike paths.
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~te A
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The following Goals were established for redevelopment of Site A:
a.
Develop a passive park offering a quiet open space for
the community.
b. Visually and physically connect the river with the park.
c. Support the Art Theme connecting various art oriented
elements. such as the art park, Theatre in the Park and
Aspen Art Museum.
d. Discourage permanent development except for structures
which support the Art Theme or enhance the edge of the
river as a people place.
e. Discourage employee housing as an inappropriate Use for
this site.
f. Provide a venue for local artists in support of the Art
Theme.
g.
Limit vehicular
delivery/service and
theatre.
access except for theatre
parking for the disabled at the
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h. Coordinate park activities with the Art Museum.
i.
Maintain pedestrian/bike paths throughout the site.
III. Recommended Land Uses/Activities for Site A
This site is divided into several elements for discussion purposes:
1. Site Enhancement
The whitewater course is almost completed. The river
bank has been regraded and recontoured to create more of
a visual and physical connection to the river's edge.
The banks of the channel have beenrevegetated and
stabilized.
A river walk has been established at a lower elevation
from the park with the intent of being more remote from
activities of the City and more restive for the
pedestrian.
A small bowl-shaped sitting area has been carved into the
bank above the river walk to afford viewing of the new
whitewater course.
The sitting area remains unfinished. More dirt should
be removed from that area to sculpt the curve of the bowl
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and reduce the steepness 'of slope so people can sit
comfortably. .However, further regrading of the rest of
the site' is unnecessary because it will eliminate the
flat surface and inhibit park use. Irrigation should be
considered along the slope for growth and as well as
water features.
Some revegetation and channel work have yet to be
finalized, including the land surrounding the pond near
Mill Street. Native wildflower mix and irrigation
di tches will be integrated into the landscape. Other
footpaths may be needed in' the future and should be
considered as park Use evolves.
Revegetation of the park shall include the theatre tent.
The landscaping should help screen the tent's stored
trusses, storage shed and wood floor in the off season.
It is important to note that the regrading and
recontouring of the site does not impact the temporary
use of the snowmeli:er or sedimentation pond. It does,
however, require an alternative site for the dumping of
snow. The City has begun to accommodate snow dumping in
other locations and is attempting to purchase another
site for dumping snow.
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The Group has concluded that snow melt activity is
inappropriate in the long-term view of the park. The
snow dump should be relocated immediately and the snow
me Iter relocated from Site A as soon as feasible. An
alternative location may be considered on the recycle
site integrated with an expanded recycle facility,
Trolley Barn, and/or another transportation or essential
community service land Use.
As long as the eXisting sand filter remains integral to
the operation of the snow melter it will remain on Site
A. However, it should be reshaped into a water feature
for the summer.
The edges of the sedimentation pond will be reworked to
give'a more landscaped finish. Without compromising it's
function, the inside and outside of the pond should be
sloped to provide a more gentle finish and reduce the
water depth.
2. Art Park Theme
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A strong Art Theme should be promoted as an important use
for the Rio Grande parcel. The Art Theme is already
supported by a variety of existing uses: the Theatre in
the Park, on-site SCulpture and flower gardens introduced
by the Art Park group and direct access to the Art
9
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Museum.
Continued SUpport for the Art Park group's efforts will
proyide local artists a venue for their Work. Art will
be located in the park on a revolving basis and maximum
flexibility can be achieved by variety of spaces. This
is important to acconunodate different works.. The Art
Park group also proposes to continue to maintain the
flower gardens, sponsor and encourage outdoor sculpture,
and expand irrigation and lighting systems. To ensure
maintenance and management of program responsibilities
the Art Park group must work with the City to define
policies or agree on a contract.
Aspen Theatre in the Park is a key component of the Art
Theme. The theatre recently installed a new Wood floor
with an improved drainage system. The company also
received a temporary use permit to put up a larger tent.
This permit will be reviewed on an annual basis unless
the company receives SPA approval. Aspen Theatre in the
Park runs from June through August performing four nights
a week.
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Currently, the theatre is required to take down the tent
at the end of the season. Support beams, the Wood floor
and some equipment will be stored on-site. The storage
shed will also provide locked storage during the summer.
At this point, Aspen Theatre in the Park is not
considering a year round facility. If the need for a
year round facility is supported by the conununity, then
future development at this site should be reviewed at
that time. Review should consider the proposed
improvements, infrastructure needs, and impacts on the
passive park use.
The theatre has considered on-site housing for personnel.
The Rio Grande Group does not support housing for theatre
personnel finding the use inappropriate on this site.
Housing would conflict with the "passive park" Use
identified for the site. In addition, housing in the
park sets a bad precedent for other City and County
parks.
.3. Level of Activity
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other land uses pertaining to food or commercial uses
have been 'discussed for this area. The anticipated
argument for locating these uses on the river's edge is
the creation of more activity along the river within the
urban setting of the City. Food booths along the paths
could encourage a festive gathering place in the park.
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However, careful evaluation must be given to future
vending along the river. The character of the Rio Grande
parcel, although not void of structured activity or
development i.e. the Theatre in the Park, should focus
primarily on the river. .The visual and physical
connection to the river is the fUndamental goal for land
use on this site. The Art Theme and other improvements
are to support and compliment the river as the primary
amenity. Any commercial venture must not detract from
that goal.
Thus, small vending booths or food stands cannot block
visual access to the river. Physical access to and
through the parcel or use of the footpath or kayak course
cannot be diminished by vending operations. Potential
impacts generated by these types of uses: vehicle related
deliveries, trash, fumes, noise, power lines, must also
be contained and kept at a minimum at best.
Given the above constraints, the Art Museum appears to
be a more suitable location for these types of proposed
uses. In addition, the Museum side receives more sun
than the Rio Grande side, a retail venture is more
consistent with the commercial orientation of the Art
Museum, and the Museum has the. water and sewer services
for food oriented activities.
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Access to the Site
There is.a service drive that currently accesses the site
(Art Park Way). The road will be eliminated and merged
with the existing pedestrian/bike path forming a 12-14
foot wide concrete pedestrain/bike path. The path may
be used by theatre service/delivery and park maintenance
vehicles onl v. The access may also be used by the
disabled when attending the theatre. Two handicapped
parking spaces, that will double as delivery space, will
be provided at the tent.
To alleviate the impact of only one access point to the
park and to encourage less traffic on the access road,
another point of access for pedestrians has been
identified. Between the Eagles Club'and the recycle site
access will be upgraded, to include a sidewalk and
gutter. A pull-out area will be provided at that portion
of Rio Grande Drive for drop-off.
IV. Recommended Action Plan Summarv for Site A
To achieve the goals and proposed land uses for this site, the Rio
Grande Group recommends the following actions for Site A:
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1.
The regradedsi te should be revegetated
should be added throughout the park area
features and park irrigation.
2. Pedestrian paths may be developed in the future if
warranted.
and di tches
adding water
3. Pond and irrigation ditch leakage should be corrected.
4. The snow me Iter should be relocated out of Site A within
two years from the purchase of an alternative snow dump
site.
5. The sand filter should be reshaped for Use as a summer
water feature and more efficient operation unless the
eventual relocation of the snow melter no longer requires
the filter in which case it should be eliminated.
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6. The pond closest to the snow melter (sedimentation pond)
should be recontoured to compliment the surrounding park
landscape and revamped to improve its function as a
settling pond for the snow melter.
7. A small turn around for service/delivery combined with
two disabled parking spaces should be designed next to
the theatre tent at the end of new pedestrian/bike path.
8.
The small bowl-shaped seating area should be finished.
9. Access will be upgraded at the path between the Eagles
Club and the recycle site. Drop-off will be provided for
access to Patsy Newbury park and Rio Grande.
10. A 20 foot transition zone has been delineated on the site
maps. This is the boundary between Site A and Site B.
The zone lends protection for Site A from encroachments
and inappropriate Uses from Site B yet provides site
development flexibility for Site A and B taking into
account vegetation and topography.
SITE B
Site B encompasses the eXisting recycle site on the eastern portion
of the parcel, publically owned land on the corner of Bleeker and
Spring Streets, the access road down to Site A, the small triangle
of open space between the access road and bike/pedestrian path, and
the playing field. This piece of the master plan is bordered by
Rio Grande Drive, Mill Street, and a row of Cottonwoods and a
pedestrian/bike path to the north (please see Map 2).
12
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Map 2 - Site B
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~~.! The community's recycling drop-off center has temporarily occupied
the eastern portion of Site B for several years. The facility
accepts the widest variety of materials, and because of its central
location, is one of the most accessible drop points within Pitkin
County. The materials accepted at the site are: aluminum, tin,
glass, plastic, newsprint, cardboard, low grade paper, high grade
paper, green bar computer paper, and Used dry cell batteries.
There is a 20 yard roll-off dumpster for glass, a 100 yard trailer
for cardboard, twenty-five 90 gallon containers for aluminum, tin,
plastic, and all grades of paper, and a small container for
batteries. An employee of Pitkin County Public Resources monitors
COllection of materials at the site. Recently, the berms
surrounding this area have been increased in order to shield the
recycle activity from view, to prevent blowing trash and to reduce
haul costs during the construction of the white water course.
I. Existincr Conditions
The access road (Art Park Way) used for the snow melter and the
theatre is approximately. 40 feet wide.
The playing field, which occupies .the majority of this parcel, was
established as a temporary Use until such time that the field is
converted for transportation uses.
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Other than the goal posts, and temporary recycle containers the
parcel is void of any structural development.
II. Goals
Because the site was purchased with 7th Penny Transportation funds
the basis of future development goals is transportation oriented.
The parcel is also across the street from an assortment of land
uses including the Bass/Obermeyer building, which is zoned
Service/commercial/Industrial (SCI). Because of the close
proximity to the SCI zone district and to downtown, a variety of
land uses, including essential community services, are considered
appropriate for this site.
The Rio Grande Group has identified the following Goals for the
redevelopment of Site B:
a. Locate essential community services in the eastern portion of
Site B.
b. Ensure that existing and future uses on the eastern portion
of Site B are compatible with surrounding land uses because
of this area's location and visibility.
c.
Satisfy transportation related needs first when considering
the use of Site B.
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d.
Retain and optimize park/recreational Uses in this area and
replace the active park and playfield only with a regional
rail facility.
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e. Preserve view planes to the. river and Independence Pass with
low-profile development.
III. Recommended Land Uses/Activities for Parcel B
This parcel can be divided into several different elements for
discussion purposes:
1. Recycle Site
The recycling center is in critical need of an enclosed
space for collection of material. Blowing trash has been
a problem and inclement weather reduces the site to mud.
Pitkin County Public Resources propose to construct a
facility that is partially below grade and will make
collection, bailing, and hauling of material more
efficient.
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Enclosed bins and bailing will eliminate unsightly
conditions and blowing trash. Enlarged collection areas
and more storage for material will reduce the number of
trips made to haul the material Off-site. Efficient
drop-Off will encourage residents to continue to Use the
site.
The upgrade of the recycle facility should consider
relocation possibilities to City land across the street
on the corner of Spring and East Bleeker Streets.
.
2.
Trolley Barn
.
The structure is proposed to be one story in height.
This is consistent with the recommendation for low-
profile development on the parcel to avoid blocking views
of the river or Independence Pass.
The building could also be designed to enable affordable
15
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housing on a second level. The Trolley Group cannot fund
the cost of the housing but is willing to make the
structure available for future housing development.
Although the Group believes that housing associated with
the theatre was an inappropriate land use, housing on top
of the trolley barn may be more suitable if developed on
the eastern portion of the site. The site's proximity
to the street, S/C/I zone district and location on the
edge of the park lend a more urban feel for a multi-use
development. Impacts to the river and Independence Pass
view planes would have to be considered.
3.
Access Road
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The access road to the snow me Iter and theatre (Art Park
Way) is 40 feet wide. Vehicular access into the park
should be eliminated. A new pedestrian/bike path should
replace the existing pedestrian/bike path and access
road. It should be 12-14 feet wide and could be located
either next to the playing field or recycle site. If the
path were located next to the playing field the eastern
portion of the site could be unified creating more land
area for proposed uses. The new path is intended for
pedestrian and bikes but the width can accommodate
theatre service/delivery and park maintenance vehicles.
Two accessible parking spaces will also be provided for
the disabled attending a production at the tent.
New Walking Trail
4.
A new walking trail has been roughed-in above the snow
melter. The trail is approximately halfway up the berm
surrounding the recycling lot. The trail should be
graded and improved as a walking path connecting to Patsy
Newbury Park. The trail should not encroach into the
recycle site.
5. Snow Melter
The snow melter will be removed from Site A.
recycle site should be considered as a
alternative for the snow melter. Integration
transportation/ essential community services
considered.
The current
relocation
with other
should be
6. . Additional Activities
In the event either the Trolley Barn, recycling center
or the snow me Iter are not built on the eastern portion
of the site, other essential community oriented services
may be located on site. However, a SPA review would be
16
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required. Because transportation funds were used to
purchase this piece of property, transportation related
services should be given priority.
Publically owned land adjacent to the Obermeyer building
may also be considered for the location of essential
community oriented services.
7. Acti ve Park
Although the eventual development of a valley-wide rail
system will use a majority of Site B for a rail terminal,
it may be years before a rail system is implemented in
the Roaring Fork Valley. Therefore, the Group identified
interim uses which are considered appropriate for Site
B.
Increased recreational activities should be installed on
Site B. A full-court basketball court and half-pipe
skateboard ramp: can fit on Site B.
The rugby field (390' x 225') should be squared off to
enhance the playing area.
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Park and recreational uses should exist on this site on Iv
to be replaced by a regional rail facility.
8.
Rail
The vall~y-wide Rail Task Force has been actively
pursuing a valley-wide rail that will terminate at Site
B. This master plan did not address the rail question
in detail because decision-making will involve a broader
forum.
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Ini t'ially commuter rail would not require the loss of the
playing field. Recreational activity can still be
accommodated if the commuter and trolley tracks are
installed at the northern edge of the playing field. A
ticket kiosk, located next to the new pedestrian/bike
"path, could service both the trolley and commuter rail
passengers.
If rail develops from commuter to'regional rail service,
the rail terminal may be developed at the far end of the
field thus preserving some open space for park purposes.
The trolley barn could also be incorporated into the rail
terminal to preserve space. . However, the majority of
the playing field will be lost when the rail becomes
fully developed. A terminal, passenger platforms, and
possibly three sets of tracks would be necessary for
regional rail. The eXisting transportation center, under
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the parking garage, could be used for ticketing, baggage,
and passenger services.
The trolley tracks on the north side of the field will
remain and a trolley stop will be tied into the rail
terminal.
Recommended Action Plan Summarv for Site B
To achieve the goals and proposed land uses for this site, the Rio
Grande Group recommends the following actions for Site B:
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1.
The City of Aspen should decide whether a City-wide
trolley system is appropriate in Aspen. If the Trolley
is approved as proposed, the eastern portion of Site B
is the recommended site for the Trolley barn. However,
the barn may be integrated with a regional rail facility
when developed.
.
2. A height limit of one story should accompany any
development on Site B unless housing is approved for the
Trolley barn on the eastern portion of the site.
3. Development on the eastern portion of Site B should be
screened from the playing field and Site A.
4.
The slope and berms on the eastern portion of Site B
should be revegetated to blend into the park on the rest
of Site B and Site A.
5. Any development on the eastern portion of Site B should
not intrude into the Independence Pass view plane.
6.
The City and County should review the recommendations of
the Roaring Fork Forum study relating to a regional-wide
recycling program and other remedies that are being
considered for the County recycling program. If the
recycling operation is considered necessary at this
location then the recycling site should be covered or
contained. A facility up to a maximum of 5,200 square
feet is recommended in order to integrate with other
uses. The recycling facility should,. be incorporated into
the Trolley barn structure and/or snow melt facility, and
should front the street for easy public access.
,
The access road (Art Park Way) and the existing
pedestrian/bike path should be eliminated. A new
pedestrian/bike path should be created connecting Rio
Grande Drive to Site A. It should be 12-14 feet wide and
able to accommodate theatre service/delivery and park
maintenance vehicles only. The new path may also be used
by the disabled to. park at the theatre during a
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performance.
8.
The walking path should be improved at the higher
elevation along the slope that forms the edge of the
recycle site.
9. The City should work with the Youth Center to develop
more recreational activities on Site B.
10. The City should consider extending
activities onto Patsy Newbury Park.
recreational
,
11. The temporary active park and playfield should be
maintained on Site B only to be replaced by a regional
rail facility.
12. If a transportation use is developed on the playing
field, then an equivalent parcel, in the City, should
replace the playing field.
13. A rail terminal and accessory facilities, if developed
on the Rio Grande property, should be developed only on
Site B.
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14. Development of rail facilities should not block-off
access, both visually and physically, to Site A.
15. The Youth Center and the City should build a fUll-court
basketball court in the open Space between the recycle
facility and the playing field.
16. The.Youth Center and the City should install a half-pipe
skateboard ramp in the open space between the recycle
facility and the playing field.
17. The City should realign the playing field.
18. The City should continue negotiations with the property
owners of the Bass/Obermyer building to settle the use
of the publically owned property that is adjacent to the
building and being used by customers and tenants of that
building.
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APPENDIX A
*~ POTENTIAL DEVELOPMENT SCENARIOS.
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*These maps are provided as future land use guides. They were not
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These specific development details were Used to ensure that the
,~~ proposed land Uses could be accommodated on the property.
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Theatre Tent
The tent is approximately 60 feet
seats approximately 100 patrons.
12.9'.
x 80 feet and 26 feet high and
The storage shed is 12.9 I X
Recvc1e Facilitv
The proposed facility is approximately 5,200 square feet. This
option eliminates several bins and moves part of the floor plan
below grade for. increased efficiency.
Customer access to the recycle site should be directly off of Rio
Grand Drive. Haulers should access off of snow dump road on the
west side of the site.
If the trolley barn is located on the site the cuts into the
embankment, necessary for trolley access to the trolley barn, can
also provide truck access to the recycle facility.
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Trollev Barn
According to the plans, a trolley will leave the barn, cross the
pedestrian/bike trail and Rio Grande Drive and travel in between
the Youth Center and Jail to Main and Galena Streets.' The Trolley
Group proposes to run track along the north side of the ball field
providing stops at the Art Park then Mill Street. The Trolley
would continue across Mill Street and utilize Puppy Smith right-
of-way ~or a stop at the post office.
The Group proposes to develop a car barn approximately 7,000 square
feet which includes 1,000 square feet for accessory office,
storage, and related uses. The barn will house the trolleys and
provide a garage for light maintenance. The second floor of the
bUilding could accommodate 5,700 square feet of affordable housing.
Basketball Court and Skateboard Half Pipe.
A 52' x 90' basketball court can be located in the open space
between the playing field and current recycle site. A 42' x 24'
skateboard ramp can also fit in this space next to the basketball
court.
Location of these activities in this area requires trolley access
to the barn to be moved down to the 20 foot buffer separating Site
A from' Site B or eventual relocation to the field if the barn is
integrated with the rail terminal.
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-~ APPENDIX B
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In 1973, the majority of the Rio Grande parcel (Parcels B & C and
some of Parcel A) was purchased from Jim Trueman with 7th penny
money thus preserving the land for future transportation needs and
limiting commercial development on the parcel.
Between 1975 - 1978, City files indicate that planning sessions
were held between the Council, Planning and Zoning commission, and
the Planning Department to determine the most appropriate use of
the Rio Grande parcel. A 1978 memo from the Planning Department
outlines the evolution of the Performing Arts Center concept for
,the Rio Grande. The memo concludes with a Wheeler Task Force
determination that the Wheeler "appears to offer the best solution
to the requirement for establishing a performing arts facility in
Aspen..." but maintain "the option to expand the perfo'rming art
facilities to the Rio Grande when demands for a larger space become
an obvious and economically viable need."
In 1977, a Rio Grande SPA Plan was filed with an interim SPA plan
schematical~y identifying land uses on the entire property.
,However, a conceptual plan expires if a final plan is not adopted.
Council Resolution (80-6) in 1980 established a task force to
review and make recommendations for the Rio Grande property.
SUbsequently, a 1981 Council Resolution (81-20) recognized the need
for, a year round Performing Arts Center and the task force
'recommended that a non-specified one and one-half acre site be set
aside for a future Performing Arts/Conference Center. An
employment agreement with Benedict-Mularz was initiated in order
for the architects to prepare a site plan for the Rio Grande.
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In 1982, the City and County entered into a land exchange
agreement. The exchange included the stable property west of the
Courthouse, the Aspen One Property (a piece adjacent to the river)
and the Oden Property (site of the new library).
City Council granted conceptual SPA approval in 1986 for the
Roaring Fork Railroad Proposal which included a terminal building,
passenger platform, baggage handling, parking and trackage on the
Rio Grande site. However, a conceptual,SPA approval expires within
two years if a final plan is not adopted.
In 1988, a second conceptual SPA plan was approved. This plan was
more site specific and the plan consisted of a parking facility,
library, new access road connecting Mill and Spring streets, and
paving of the remaining surface parking on the southern portion of
the Rio Grande. A snow melt facility and area for "Arts Usage" ,;as
also included in the plan. The center of the site remained
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unprogrammed with the playing field undisturbed. A trail system
and shuttle corridor extended through the site,
The 1988 conceptual plan had many recommendations regarding the
entire site. Galena Street should be a pedestrian corridor to the
Rio Grande parcel. A shuttle should travel north on Galena'and on
the east side of the parking facility to decrease. traffic
congestion on Mill. A snow melt machine was proposed to help the
snow dump operation but relocation was encouraged. However, the
snow dump area should be reserved for "Arts Usage". And, if the
Library had not been developed on it's new site, the Arts Groups
would retain the right to use the site instead of the snow dump
area.
The 1988 conceptual SPA plan was amended to locate the snow melter
on the Rio Grande property and the Land Exchange Agreement was
amended to facilitate the library and parking garage development.
A Final SPA plan was approved in 1989 for the library and parking
garage and final SPA approval was granted for the Youth Center in
1990.
In 1991, the Planning and Zoping Commission recommended to Council
conceptual SPA approval for the Art Park/Theatre and Trolley Car
Barn, but denied the continued use. of the Rio Grande for the. snow
dump and melter operation. Council did not approved conceptual SPA
approval and directed staff to prepare a new conceptual SPA plan.
2
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