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HomeMy WebLinkAboutcoa.lu.sp.Aspen Meadows MP.1992The Aspen Meadows M a s t e r P l a n Prepared For: The City of Aspen Prepared By: Design Workshop, Inc. October, 1990 Cover Photo By: Fro Berko CREDITS: Aspen City Council Members: Mayor Wm. Stirling Michael Gassman Bill Tuite Steve Crockett Frank Peters Margo Pendleton Aspen /Pitkin County Planning Office: Amy Margerum Tom Baker Aspen Planning and Zoning Commission: Welton Anderson, Chairman Jasmine Tygre Roger Hunt Mary Peyton Richard Compton Mickey Herron Bruce Kerr Graham Means Sara Jones Aspen Institute: David McLaughlin King Woodward Music Associates of Aspen: Fredric Benedict, FAIA Robert Harth Gordon Hardy Aspen Center for Physics: George Stranahan International Design Conference in Aspen: Richard Farson Deborah Murphy Savanah Limited Partnership: Perry Harvey John Sarpa Special thanks to Gene Keluche of International Conference Resorts of America for his professional assistance with this project. List of Illustrations: Aspen Meadows Vicinity Map Aspen Meadows Planning Process Flow Chart Environmental Analysis - Existing Ownership Pattern - Existing Facilities - Open Space - Developable Land Summary Aspen Meadows Land Use Plan Subdivision Parcel Plan ASPEN MEADOWS MASTER PLAN TABLE OF CONTENTS I. Introduction H. Goals and Policies III. Existing Conditions IV. Environmental Analysis V. Facilities Programs VI. Land Use Plan VIL Mitigation Plan VIII. Implementation Strategy Appendices A. Plan Alternatives B. Various Communications 1 4 7 9 10 13 18 21 I. INTRODUCTION This Aspen Meadows Master Plan has been assembled to establish a clear land use policy for the future development of Aspen's cultural campus. This plan is a policy plan which is intended to provide direction and establish context for the submission of future, more detailed development applications through the specially planned area process within the City of Aspen. The Aspen Meadows Master Plan will be finally adopted as an amendment to the Aspen Area Comprehensive Plan. As such, this document provides general direction, yet avoids where possible, specific prescriptions for building and site design and allows room for new thinking and innovative design to take place. Numerous attempts have been made in recent years to resolve a long range plan for the Meadows. Significant discussions between the City of Aspen and the Aspen Institute took place from 1975 through 1977, again in 1981 and 1982, and now with the Aspen Meadows Consortium in 1989 and 1990. Most recently, the Consortium presented a conceptual SPA plan in August of 1989. The City of Aspen, through the City Council discouraged that plan and chose to establish a public planning context for a specific development plan. This document provides that context. A long range plan has been difficult to achieve due to lack of underlying zoning and a wide diversity of interest and opinion with regard to the best long term future of the land. This master plan incorporates program objectives of the four principal non - profit residents of the Meadows as well as protective features to ensure that the future development activities will be consistent with the residential community which surrounds the Meadows property. This plan represents a set of compromises which balances the need for expanded facilities, improved lodging conditions, and a desire on the part of the neighborhood to minimize the impacts of future growth. In terms of implementation, this plan is based upon the belief that there is a solution within these policies for each of the current problems present on the campus. The Meadows consists of roughly 85 acres of land, 60 are owned by Savanah Limited (Hadid Aspen Holdings, Inc.), and 25 are owned by the Aspen Institute for Humanistic Studies. Savanah owns the lodging and food service base, and the Aspen Institute owns the land which is home to the Institute, the Music Associates, the International Design Conference of Aspen and the Aspen Center for Physics. In order for this plan to be successful, it must accomplish the following things: 1) Provide a secure, long term, suitable lodging base for the Aspen Institute through transfer of land and all buildings associated with the lodge operation to the Aspen Institute. 2) Provide a land ownership opportunity and secure the future with the Music Associates of Aspen and the Aspen Center for Physics. 3) Preserve the important visual open space character of the campus. 4) Compensation to the principal landowners sufficient to return all land to non- profit or conservation use. In order for these objectives to be met, the plan must be sufficiently attractive to encourage the Aspen Meadows Consortium to prepare a specific land use and zoning application in conformance with the elements outlined in this plan. The major features of this plan must be secured in the form of development agreements executed between the land owners and the City of Aspen. E 14;1-1411100k, FaY,- The following Planning Process flow chart depicts the individual steps which have been essential to the preparation of this plan. The process has incorporated data review, site analysis, programming, planning and public review. N N N U O L y G. 3 � O E v 'c f6 a c c d CL Qc N a 0 686 L 'S 4 legweoed luelinsuoo Oiwouoo3 ayonlem eueo C�39 6864 S8 mi C (D E rn N ID C 'm n O f` C O m c m E am c c m CL tc a� y c mm�a O � D- C N O > O N U C C o<oa) CL a: N d m d m in aNi E m �o LL d N d N U C7 cCa O :N C 7 O O d yc-., 'O W p C 'O dS 0 c ca 0_ T U O CL d N ca H. GOALS AND POLICIES The following goals and policies were formulated by the Aspen City Council after having received comment from the Aspen Meadows Consortium and Aspen Planning and Zoning Commission planning staff and consultant team. These goals were adopted on September 27, 1989 after five public meetings. The purpose of these goals and policies was to establish a clear framework for the formulation of plan alternatives and resolution of the recommended master plan as outlined in this document. The goals and policies are as follows: GOAL 1: Maintain the open space environment and campus setting of the property. Policy 1: Maintain the existing separation between campus buildings on the East Meadows and residential uses on the western portions of the property. Policy 2: Do not permit development to encroach upon the lands designated "Conservation ". Policy 3: Keep the "racetrack" at the West Meadows in its current state and limit encroachment of development onto the periphery of the racetrack. Maintain Anderson Park, Sculpture Garden, Sage Meadow, outside seating area, and Tent Meadow in their present form. Policy 4: Preserve the existing examples of Herbert Bayer and Fritz Benedict architecture on the campus. Policy 5: Development which occurs on the property should directly support the non - profit institutions and should not be a commercial venture in its own right. Policy 6: Insure that the public, pedestrian and bike access is provided through the site. A public access easement and bridging to connect to the Rio Grande trail should be provided as part of the Master Plan. Policy 7: Limit, to the maximum degree feasible, the use of the automobile on the campus. Provide parking, as needed, either underground or at the periphery of the campus. Policy 8: Minimize disturbance to existing significant natural vegetation. Whenever natural vegetation is disturbed, replace with plant species similar to those in place. Minimize road cuts and earth work wherever possible. GOAL 2: Provide a permanent home on the Aspen Meadows campus for the institutional uses. Policy 1: Support the concept of subdividing or leasing individual parcels which will permit each non -profit institution to control their own land with the understanding that the community will be provided with the legal guarantees needed to ensure long term, institutional presence in Aspen. Policy 2: Consider an alternative which will permit capital to be generated to renovate the facilities, grant land to the institutions and operate the campus on a sound basis, but which is also consistent with other goals for the project. Policy 3: Consider a lodging configuration that will allow practical operation and ensure an opportunity for quality operations. GOAL 3: Mitigate, to the maximum extent feasible, the effects of the development on neighboring properties. Policy 1: The proposed new 7th street access to the western section of the property is acceptable for conceptual planning purposes and should be further studied. Policy 2: Require improved transit service to be provided for all significant functions on the campus and create improved opportunities for non -auto access. 5 Policy 3: Require effective visual and noise barriers to be provided around parking facilities. Policy 4: Require a connection to be made to join the MAA/Institute facilities to the Rio Grande trail so as to provide alternate access to the property which brings neither people or cars through the West End. Policy 5: Locate academic buildings in areas which create least impacts on other users. Policy 6: Final approval shall not be granted to a new access road or to any other development on land subject to the current title dispute until legal issues are resolved. GOAL 4: Mitigate, to the maximum extent feasible, the project's impacts on the overall community. Policy 1: Regardless of whether obtained through the GMQS competition or exemption process, impacts from new development on affordable housing, parking, roads, utilities and other public services and facilities shall be mitigated. At a minimum, the project shall be scored to insure it meets all relevant competitive thresholds. Policy 2: Meadows Consortium shall work with the city to coordinate the creation of pedestrian corridors to facilitate access to the campus and reduce automobile traffic. Policy 3: The applicant shall work with the City to identify a location or locations on the property where the recommendations of the 1973 Urban Runoff Management Plan can be incorporated into the site plan, provided the locations are consistent with Goals 1, 2 and 3. This plan may be modified by current storm drainage research. III. EXISTING CONDITIONS The facilities within the academic parcel owned by the Aspen Institute and shared by the Institute, the I.D.C.A., the MAA, and Physics Center consist of approximately 27,000 square feet of education related spaces. Paepcke Auditorium (13,000 square feet) was designed by Herbert Bayer and built in 1961. The block building houses a 400 capacity auditorium, gallery, library, offices, dressing rooms, print shop, and storage. Paepcke currently functions as a forum for presentations and discussions by the participants of the various programs. Also included in this parcel is the Seminar Building (7,000 square feet) designed by Herbert Bayer/Fritz Benedict and built in 1953. The Laughlin Commons was added to the Seminar Complex in 1970. This conference facility consists of two seminar rooms and the commons area. Presentations and educational panels comprise the main activities in this unit. The Boetcher Building (7,000 square feet) is an eight sided conference facility, designed by Herbert Bayer, built in 1975. The building currently is used by the MAA in the summer, with occasional use by others, and closed in the winter. The Music Tent (21,200 square feet) located within the academic parcel is leased to the MAA on a long term basis and utilized during the summer months by the MAA and I.D.C.A. for concerts and presentations. The structure was designed by Herbert Bayer/Fritz Benedict and was built in 1949, with a renovation occurring in 1960. The tent with a capacity of 1,600 houses a permanent stage and backstage areas with amphitheater covered by a canvas structure during the summer months. The Aspen Center for Physics currently occupies three buildings within the academic parcel and predominantly uses them for meeting and educational purposes. Hilbert Hall (5,560 square feet) was designed by Fritz Benedict/Nasser Sadeghi and built in 1968 -69. The wooden building consists of 22 offices holding two persons each, with a general lobby and receptionist foyer. Bethe Hall (3,666 square feet), designed by Jack Walls and built in 1980, is a concrete block and wood building containing a seminar room, library and office space. The Herbert Bayer designed Stranahan Hall (4,220 square feet) is a concrete block building 7 built in 1961 -62. It is made up of office spaces, a meeting room and reception area. These facilities are located on land leased from the Institute. The West Meadows portion of the Aspen Meadows site is owned by the Savanah Limited Partnership. Facilities that can be found within the boundaries of this parcel include three Chalet buildings, the Kresge building, and eight Trustee Townhouses. These buildings are currently used as short-term accommodations and total approximately 53,300 square feet of floor area. All of these units were designed by Herbert Bayer/Fritz Benedict and were constructed between 1955 and 1975. Also found in this portion of the site is an Administration/Restaurant building (14,700 square feet) designed by Herbert Bayer/Fritz Benedict and built in 1959. The restaurant has a seasonal seating capacity of 270 guests, along with kitchen and administration spaces. Other facilities include a 5,700 square foot Health Center designed by Herbert Bayer/Fritz Benedict and built in 1956, as well as pool, geodesic dome, and six tennis courts with a pro shop. All of the buildings owned by Savanah are available for use by the Aspen Institute under terms of agreements previously established. The total existing floor area on both parcels is approximately 132,000 square feet. Recent studies show that most, if not all, of the facilities mentioned above are in need of partial or total renovation and upgrading. The sum total of these facilities, with their open meadows of sage, constitute a campus and cultural heart of Aspen. ViW) Fvnt., r�ki 7raa- t C4,id1£t* IV. ENVIRONMENTAL ANALYSIS The Aspen Meadows site comprises 85 acres of culturally, historically and physically significant lands within the city limits of Aspen. The majority of the parcel sits on a ledge above the waters of the Roaring Fork River to the north and the Castle Creek waters to the west. Aspen's West End Neighborhood borders the property to the south and east. Physically there are four unique habitats on the Meadows property. These include a riparian habitat dominated by cottonwoods occurring along both sides of Castle Creek and along the Roaring Fork River, a mountain shrub habitat is found on the east facing slope above the grassland adjacent to the riparian habitat and below the restaurant and townhouses. The grassland on the Aspen Meadows area occurs between the mountain shrub habitat and the riparian habitat on both the north and south ends of the property. Wetlands may occur as a portion of the grassland on the south end of the property. The upper ledge portion of the site consists of mainly sage and grasslands along with the landscaped areas within the academic and west Meadows parcels. Other conditions existing on the site are areas of steep slopes, 20 % -40 %, occurring between The Meadows northernmost and westernmost facilities and the river bottom grasslands. Notable is the 100 year floodplain level extending beyond the banks of Castle Creek and the Roaring Fork River encroaching for several yards into the lower bench - grasslands of the Meadows property. An important distinction has been made on the Master Plan between lands to remain as open space and lands with potential for development. Most importantly, lands to be maintained as open space or conservation lands include the Sage Terrace found on the lower bench beyond the banks of the two rivers, Anderson Park, the Race Track Meadow, Sage Meadow between the Music Tent and Race Track, and the Tent Meadow between the Music Tent and parking lots off Gillespie Street. Areas with developable potential occur within or closely adjacent to existing facilities. � 1 I �'' ph, r° ��✓ V. FACILITIES PROGRAMS As an integral part of the planning process the Aspen Institute, the MAA, the I.D.C.A., the Aspen Center for Physics, and the Savanah partnership were asked to submit an outline of their future facilities program needs. Below is a summation of the information that was presented to the Aspen City Council. The Aspen Institute: o The renovation of the current facilities. o The replacement or updating of support facilities at the Institute's option and time frame: The Lodge (up to 110 Rooms) The Health Center The recreational units o The renovation of academic facilities. o Increase seating capacity within Paepcke Auditorium. o Investigate idea of utilizing the facilities throughout the year. Music Associates of Aspen: o Modestly reduce the size of current student enrollment. o Obtain ownership of the parcel of land at the Meadows which is currently occupied by the MAA as well as additional land necessary to accommodate needs. o Expand Music Tent by approximately 400 seats. o Berm lawn seating area. o Expand and reconfigure backstage area by approximately 1,500 square feet. 10 o Enlarge lemonade stand. o Erect temporary canvas tent for summer social gatherings. o Construct new rehearsal space adjacent to Music Tent. Approximately an 11,000 square foot building with 500 seat capacity. No simultaneous concerts would take place in the two facilities. o Continue use of two south parking lots and parking lot adjacent to the backstage area. o Improved parking to include internalized transit arrival, drop off and departure. I.D.C.A., International Design Conference in Aspen: o Secure long term leases with stakeholding institutions. o Office space as available for I.D.C.A.; similar to cooperation between Center for Physics and the Aspen Institute. o Renovate or construct facility (MAA rehearsal facility) which could be darkened during daytime hours for presentation of visual material. Aspen Center for Physics: o Maintain circle of serenity buffer zone surrounding physics facilities. o Hold out possibility for development of NASA or other scientific Research Facility. o Preserve campus with minimal change. o Obtain ownership of land necessary to accommodate needs. 11 Savanah Limited Partnership: o Provide home for the Institute and their tenants, the I.D.C.A., MAA, and Center for Physics on the Aspen Meadows property. o Support action for needed renovations of existing facilities and the expansion needs of the non -profit users. o Construct new entrance off of Seventh Suet. o Construct trail system with two connecting bridges over the Roaring Fork to the Rio Grande trail system. o Implement action for recovery of the cost of the land and capital investment to allow for the granting of the land to the non -profit users'and provide for the capital improvement funds. 12 VI. LAND USE PLAN The land use plan for the Meadows is derived from the four basic goals of the City of Aspen which, paraphrased, are as follows: 1. Preserve the campus and its open spaces. 2. Provide a secure home for the non -profit institutions which reside there. 3. Minimize impacts of future activities on the neighborhood. 4. Minimize impacts of activities on the community of Aspen. Clearly the land use policies as outlined below are directed at preserving the Aspen Meadows as an academic campus and accommodating the minimal expansion of the lodge needed to accommodate the programs of the Aspen Institute. Limited, private free- market residential development is included for the ultimate development of this 85 acres, to create an economically viable basis for the deeding of land from Savanah Limited to the Aspen Institute. The land use policy incorporates the following specific guidelines: 1. Lodging Base - The current lodge at the Meadows should be expanded to provide 110 rooms available to the Aspen Institute to support the executive seminar program. These are rooms which will be managed through central property management and behave like a centrally managed lodge. The design and ultimate construction of these rooms should respect the historical character of the Meadows, be architecturally restrained, and respond to the historic use of natural materials. Existing design for the Meadows emphasizes the quality of the exterior spaces and anticipates that most time spent is either in meetings, seminars or at other activities. The operating economics of the Aspen Institute programs also suggest that rooms be simple, maximize views and minimize luxury within amenities. The Institute will renovate or construct a lodging base of 110 units in the most economic manner, consistent with the character of the Meadows, the needs of the Institute and their attractiveness for year round use. 13 There are currently 84 bedrooms available for short term accommodations at the Meadows. Of these, 24 are found in the eight three- bedroom Trustee Townhouses. As is identified below, the Trustee Houses can be renovated, subdivided and individually sold; and therefore they may not play a role in providing short term accommodations for participants during the summer months. Therefore, there are actually 60 existing rooms, and expansion to 110 constitutes a net expansion of 50 new lodge rooms. This addition could be architecturally achieved in any number of ways. It could include the construction of new buildings with renovation of existing buildings, or possible replacement of Chalet buildings on their existing building pads with slight expansion. Building footprints are delineated on the attached Conceptual Land Use Plan. It would be possible to achieve this development program by converting the Chalet buildings to a two -story, conventional double loaded format. In any event, this expansion to 110 rooms is a policy framework and should be construed as a guideline with design detail to be provided by the Consortium as part of a revised specific development plan application. 2. Trustee Houses - The eight existing trustee houses are proposed for renovation, condominiumization and sale. Units shall remain 3 bedrooms in configuration and shall not exceed 2,500 square feet of floor area. 3. New Townhouse Units - 10 new townhouse units are proposed for construction: 7 or 8 units to be located to the west of the Meadows tennis courts on the location of the existing surface parking lot; 2 or 3 units will be added to either end of the existing trustee houses. These new townhouses will be three bedrooms and will not exceed 2,500 square feet of floor area. 4. Single Family Homesites - As part of the economic formula needed to accomplish the land transactions anticipated by this plan, four single family lots, not to exceed 12,000 square feet, are proposed for the southern end of the race track area as a Planned Unit Development. As shown on the attached Conceptual Land Use Plan, these sites are proposed to be serviced by 7th Street extended, or via driveways off of 7th Street and/or 14 •T. r r - % ass,' �caasa- The Aspen Meadows Chant Landscape Arc2dtects won tlryol AFpm onsn WOrbroP.inc. AapenCOgdo Slblt tipry coimwos]mt Clyi)9258i.N 'IfiE ASPF]l AffAUOwS L USE" apo_be NsPmb •NSk ]si'r neY' . Yr twa�. .YO ors tyw bar rm Ynw M1IYbY D A Ins. uaVar ..ro r. r arw." r . TAY -1YE !r Ybwm . IWr�I iYl .Rtlbr RYA 1!Y] 4rV . 11bYw LMMb �CT� ISI � III . ws Fear rra aa . we s.mwm . e.s�r wr nr.. ss. r nr Rr . sayY x.wr .ow sore r wry Mb omabm+eb z,ar `�• — _ ww Tbdnaa the "•••,:. IC ",_' -. . _ � �•: � .\ � .- T. �( •...... ..... �'�!� )zw Tawew�UMS t (1 Y o i rl 1 P l ` "s•• � as 8th Street depending upon the final configuration of the access into the site. 5. Meadows Access - Due to the expanded lodge activities at the Meadows, several options for access into the property have been explored. As shown on the Conceptual Land Use Plan, Seventh Street will enter the property from the south, deflect directly to the west and parallel existing Meadows Road to the east side of an existing stand of cottonwood trees. If the applicant proposes Seventh Street as an access into the property, Eighth Street shall connect with the extended Seventh Street in order to avoid the need for two parallel streets. The existing Meadows Road shall be a walking/biking trail. 6. Tent - It is the policy of this plan to consider an expansion of up to 400 additional seats for the Music Associates performing amphitheater. However, any expansion must be carefully described in a specific land use application which details the architectural modifications to the tent. This expansion will only be permitted as long as a fabric structure remains intact. That is, new hardshell additions are discouraged, and any change which significantly detracts from the open, historic character of the tent will also be discouraged. This tent expansion may also be accompanied by improvements to outdoor seating to include berming and improved visual and acoustical access to performances. Rehearsal Facility - The Music Associates management staff has clearly articulated the need for expanded rehearsal facilities to deal with orchestral rehearsal and large ensembles. Significant neighborhood concern has been raised about the rehearsal facility from the standpoint of the likelihood of increased performances and increased activity at the Meadows as well as the large architectural massing implied by what was originally requested as a 500 seat performance /rehearsal space. It is encouraged that this facility be pursued primarily as a rehearsal facility, and not for public performances. The rehearsal facility shall be low profile in nature and shall be built on one of the two locations depicted on the land use map. 15 Again, it is most consistent with the spirit of this Plan Alternative and policy of the City to emphasize the use of the Meadows land for the accommodation of academic /program needs for the non -profit institutions. To be consistent with this policy, the rehearsal facility could clearly incorporate a large stage area and limited seating to deal directly with student and professional development, and should not be designed with the focus on accommodating large public performances. A specific seating area limitation is not prescribed as part of this plan, but should be designed to respond to the following criteria: The building should minimize noise transmission. This is extremely important due to its likely proximity to the existing tent. The building should work with topography to the maximum degree possible to disguise the building mass; and, in fact, partial subgrade solutions should be investigated. Operating agreements will be required to insure that there is not a simultaneous scheduling of events. The location for this facility should not infringe upon program needs of the other resident, non -profit institutions at the Meadows. 8. Trail Plan - The attached Land Use Plan depicts two major trail routes through the property. The Picnic Point trail will be aligned along Meadows Road/Seventh Street, to the north end of the new townhouses and shall at that point turn west with access along Castle Creek and a crossing at Picnic Point to the Rio Grande trail to the north. A second Roaring Fork bridge location as identified as the Grindlay Bridge, will provide direct access to the tent for people choosing to walk from downtown Aspen. The trails routes are shown on the accompanying land use map. There are two other easements that will be required as part of the Aspen area trails plan. One is a general reservation for access to Cemetery Lane and extends on the left side of Castle Creek. The second is the separate provision for right of way along Gillespie Street, below the Physics 16 "Circle of Serenity" along North Street and following the extended Seventh Street alignment to connect with Meadows Road to allow for a complete loop around the Meadows property. This trail network is consistent with the adopted Aspen area trails plan. 9. MAA Faculty Housing - While no new building is provided for in this plan, it is encouraged that the Music Associates participate with the land owners to secure a number of units within the Trustee house complex to deal with summer guest artist and faculty housing needs. 10. Future Physics Functions - Some initial discussion has taken place with NASA regarding a new building at the Aspen Center for Physics. This plan may be amended in the future to incorporate an additional building at the Aspen Center for Physics as long as the building is compatible in scale, materials, massing, etc. with the existing Physics building. 11. Conservation Land - The 25 acre conservation parcel is proposed for sale to the City of Aspen with conservation easements to be applied at the time of sale. It is anticipated that future management services will be provided by a conservation and wildlife oriented entity. The sale price is projected at 2 to 2.5 million dollars. 12. Insubstantial Amendments - Insubstantial amendments to the Aspen Meadows Master Plan may be authorized by the Planning Director if amendments for each entity's facilities (with similar uses) meet the criteria outlined in Section 7 -908 of the Aspen Land Use Code. This summarizes the principal important land use policies of the plan. Specific design controls are purposely avoided at this level of the process to assure the greatest flexibility in design opportunity. 17 VIL MITIGATION PLAN The following mitigation measures have been developed in response to comments provided by immediate neighbors and residents of the City of Aspen, and will be required with commitments as conditions of approval on future SPA Plan submission. The major features of this mitigation plan are as follows: Employee Housing - Minimal employee housing may be provided on site. The SPA application should include a final resolution on the required mitigation of employee housing. The submission should also be accompanied by an agreement that there will be no provision for long term storage of employee automobiles on site. Fourteen residential units will be built as a result of this plan. This will generate a population of 44 people and an employee housing requirement for 23.69 employees. This demand will be met by: 1) One bedroom affordable housing (deed restricted to low income and price) caretaker units in the single family units. 2) Cash in lieu ($584,150) or off site housing at low income guidelines to accommodate the balance (16.69 employees) at the discretion of Savanah Ltd. Partnership. 3) Limited employee housing units for the lodge within building footprints to deal with minimal security and management functions is an option at the discretion of the Institute and MAA. Affordable housing for the lodge units and facilities associated with the Aspen Institute and MAA shall be exempted by formal action of the City through the adoption of a code amendment. 2. Regulate Vehicle Size - It will be the responsibility of the City of Aspen to regulate commercial truck traffic sizing on Third, Seventh and Eighth Streets. This will be achieved by the posting of size limits and requirement for trans- shipment for deliveries to the Meadows property. Special deliveries for MAA and Institute functions should be exempted administratively. M 3. Smaller, Non - Diesel Buses for MAA Functions - These will be investigated and implemented on a phased basis. MAA will develop a phased plan with RFTA. 4. Rio Grande Shuttle - It will be the responsibility of MAA in conjunction with RFTA to organize regularly scheduled shuttle service from the Rio Grande parking structure to the Meadows property for performances. This service will hopefully provide convenient access for visitors in downtown lodging in Aspen; and, if coordinated with paid parking and parking restrictions on adjacent streets, could serve as an effective incentive for transit ridership to the tent area. 5. Paid Parking and Parking Restrictions for MAA Functions - The combination of paid parking and season pass permits will discourage exclusive reliance on the private automobile, guarantee a spot for season permit holders, and reduce the impact of on -street parking in the surrounding residential neighborhood of the Meadows property. Paid parking must be accompanied by parking controls on adjacent streets. 6. Mandatory Limo Service to the Lodge - It will be a condition of approval for expansion of the lodge that all group guests be serviced to and from the airport with direct limo service. Limo service to town will be mandatory. Hopefully, this will reduce the impact of vehicular travel associated with the lodge expansion on the surrounding neighborhood. 7. Pave MAA Parking - This paving could go a long way to reduce noise, dust and the impact of operation of a parking lot in the surrounding neighborhood. This will create a more attractive entrance to the tent and should also include a provision for trans - vehicle drop off internal to the parking lots rather than relying on stopping and starting on Gillespie Street. 19 8. HPC Review - Since most of the Meadows buildings have been included in an inventory of significant historic structures within the City, an Historic Preservation Commission review will be required, and approval must be granted. The expansion of the lodge should be accomplished with preservation of the existing Health Club building and minimal disturbance of significant examples of Herbert Bayer/Fritz Benedict architecture. The review of the chalet buildings and the single family homes shall be advisory only. 9. Pedestrian and Bike - Conditions of approval of the final SPA application shall be considered to encourage and support auto - alternative use of the property. These mitigation measures must be provided in the context of guarantees to accompany a development agreement at the time of specific plan submission to the City of Aspen. P411 M4tbl�l G6tr'4at' VIII, IMPLEMENTATION STRATEGY This plan anticipates that the Aspen Meadows Consortium will respond to these broad policies with a specific plan submission. The implementation of this plan is predicated upon the following basic objectives: Create an incentive for the Consortium to reapply with a plan that is consistent with the community goals. 2. Provide a long term, secure base of lodging and services on site for the Aspen Institute. 3. Create a land ownership opportunity for the Music Associates and Aspen Center for Physics and conveyance of lodge facilities to the Aspen Institute. In order to accomplish this, the following key ingredients are anticipated as part of a new SPA Plan: 1. Subdivision of Conservation - "Lower" lands will be permitted to facilitate sale of this land to a conservation entity (PCPA, ACES, City of Aspen) which will preserve the land for its open space and ecological values. (See Subdivision Plan). 2. The redevelopment of the lodging core to 110 rooms. 3. The renovation, subdivision (condominiumization) and sale of trustee houses, subject to HPC review, will be permitted. 4. An operating agreement (right of first refusal) will be required between the lodge operator and Aspen Institute should the Institute not operate the lodge. This will effectively guarantee the Institute the use of facilities during key summer months and allow conventional lodge operation the balance of the year. 21 5. Subdivision and conveyance of fee simple land to MAA (10 acres) and Physics Center (45 acres) in accordance with their needs as outlined in this plan and the land use application as agreed to by all parties. 6. Deed restrictions for open space identified in this plan, and covenants against subordination/mortgage interests in non - profit parcels (a limited mortgage may be required to finance lodge, restaurant and health club renovation and expansion) will be required. 7. These policies shall form the basis for application of conventional underlying zoning to the land upon successful completion of the SPA, land use process. 22 The Aspen Meadows Chen Landscape mehiteen, NeM A C<s 6n WnFSboP in< 1305auM Glme OFer ou.am Asy Npen. CObMO 91611 kru N�pen. COlontlo B, 6,1 i � ,suslx as Subdivision Parcel Plan 41 Ell m IM / The Aspen Meadows Chen Landscape mehiteen, NeM A C<s 6n WnFSboP in< 1305auM Glme OFer ou.am Asy Npen. CObMO 91611 kru N�pen. COlontlo B, 6,1 � ,suslx as Subdivision Parcel Plan Up.: • • E<aaa � 9Veary © MLUmJ ♦lq<ytl 0.nann, eaW Vic 1. a. uPm cmm a row<+ P.m av see e. awn a.enn>.a,ea Acru v I . s.a l cc IMw6ry Pom 33,4b wuei Tw.&;Iv aax . , = nCo's2 on V l` l,. .. /�// '- Vass � Cansenatb�jpdreal �. •� I � - _ 11a0a� (naVlu Panool V �� Sw b U. Pannaran�p Par ❑ L 11 TIT usic:esmiare �for Pn z.r Patel ��,� APPENDIX David T. McLaughlin preekl.m The Aspen Institute TO: Aspen City Council Members William Stirling, Mayor Steve Crockett Michael Gassman FROM: David T. McLaughlin Wye Center —P.O. Box 222 Queenstown, Maryland 21658 (301) 827 -7168 TELEX 757931 FAX (301) 827 -9182 August 26, 1989 Frank Peters Bill Tuite Since I will be unable to be with you when you tour the Meadows facilities on August 29, it might be useful for you to have a current status report on the Institute's plans for our summer program in 1990 and our view of the condition of the West Meadows facilities. While some of the buildings may look acceptable cosmetically, the mechanical systems, plumbing, and insulation are outdated and not conducive for use by the type of participants who attend the Institute's two -week seminars. Sixty -five percent of the West Meadows residential facilities have exceeded their useful life. It now takes an increasing annual investment in order to prepare them for The Aspen Institute's use, and each year the Institute receives a larger expression of dissatisfaction with the accom- modations from participants who now pay $2,000 each for a thirteen - day program, excluding transportation costs. The Institute faces either the unhappy prospect of housing our participants off campus, which compromises seriously the collegial experience of a- residential campus, or the possibility of raising our already high fees for housing that is increasingly less satisfactory. Either alternative makes it difficult to recruit participants for our programs. The Meadows is now a cause of negative marketing. As we face the 1990 season, we are reviewing with the Hadid organization the issue of whether the sizable investment in cosmetic improvements that will need to be made to prepare Buildings 200, 300 and 500 is feasible. The condition of the Trustee Houses, the Kresge Building, and the Lodge justifies additional renovation expenditures. Even if we can jointly arrive at a one -year solution to this dilemma, a decision has already been made that Building 100 is not suitable for paying participants, and that the investment to bring it up to minimal standard is excessive. This means that at a minimum, in our fortieth year, we look forward unhappily to reducing our offered programs by approximately 15%, or housing increasing numbers of participants off campus,which is not a satisfactory arrangement. The Institute is already sized below an economic operating level, and the loss of Building 100 further exacerbates this condition. Washington, DC Office: 1333 New Hampshire Avenue, N.W., Washington, DC 20036 (202) 466 -6410 FAX (202) 467.0790 Aspen City Council Members August 26, 1989 Page Two After years of conducting our programs in marginal facilities, we have run out of workable options and time. The facilities must be renovated extensively, and sized for economic year -round operation, or the Institute will have no alternative but to'recon- sider its future on the Meadows campus. Even though we have not reached an agreement with the Hadid organization on the summer of 1990 occupancy, the Institute plans to begin marketing our 1990 program on the assumption that an arrange- ment will be reached for next year. Under any circumstances, it is a high -risk exposure for the Institute. It will take some time to undertake the renovations, even after approval and the financing of a workable plan. This is the basis for the sense of urgency we have attempted to convey to the Council. I hope that this information is helpful to you as you deliberate the Institute`s future in Aspen. cc: Fritz Benedict Gordon Hardy Bill Kane John Sarpa George Stranahan David T. McLaughlin Preeleent The Aspen Institute Mr. Scott M. Toll Design Workshop, Inc. 710 East Durant Street Aspen, Colorado 81611 Dear Scott: Wye Center —P.O. Box 222 Queenstown, Maryland 21658 (301) 827'7­168 TELEX 757931 FAX (301) 827 -9182 September 21, 1989 The Aspen Institute has delineated on a number of occasions its programmatic requirements and future objectives, and we are pleased to restate them for the Council as they develop a conceptual master plan for the Meadows. Our needs are relatively straightforward and divide into several parts, i.e., the renovation of the current facilities; the construction of one new twenty -four room residential unit; and the replacement or updating of support facilities, i.e., the lodge, health center, and recreational units. Beyond the physical plant requirements it is essential that the Meadows be sized for economic operation. Addressing each of these items: • The current facilities are marginal at best and will soon be unusable for the Institute's purposes. We attempted to quantify this problem in my letter to the City Council dated August 26, 1989 (copy enclosed).. The Institute needs a mini- mum of ninety rooms for our programs, and at peak we require up to one hundred and twenty rooms. Presently we will have available to us only fifty -eight rooms next year due to the loss of Building 100 - -an unsustainable situation. • As we contemplate the future direction of our seminars, it is reasonable to believe that one hundred and twenty rooms may be the normal complement needed during our "summer season," assuming the accommodations are competitive and that we operate four seminars or conferences concurrently during most of this period. At least twenty -five of these rooms should be apartment -type accommodations to house moderators, important guests, and trustees or senior staff. At the present time we are only able to use fifty -eight rooms in Buildings 200, 300, and Kresge, plus five townhouse units (two bedroom equivalents), so we are at least thirty - two units short of our minimum and sixty -two units short of our optimum. Washington, DC Office: 1333 New Hampshire Avenue, N.W., Washington, DC 20036 (202) 466 -6410 FAX (202) 4670790 Mr. Scott M. Toll September 21, 1989 Page Two • While the Institute's programs run intensively between the third week of June and the last week of August, it is realistic to expect that, over time, we can extend this schedule into September and to hold two or three winter seminars for those anxious to blend physical recreation with mental stimulation. This will require year -round type facilities. Initially, we might utilize the campus in the "off season" at a level of 20 -25% of peak requirements, and then build to 40 -50% of peak requirements five or more years from now. This would involve the Institute expanding its programs and promoting the use of the campus for other not- for- profit agency conferences. It is not realistic to believe that the Institute could approach economic levels of operation through our own uses or through promotion with other not - for - profit groups in the foreseeable future. • The cost of renovation of Buildings 100, 200, 300, Kresge, and the lodge is estimated to be $3,500,000. The cost of building a new residential unit is estimated to be $2,000,000. • The cost of replacing the health center, through inclusion in the basement of the new residential unit, and providing adequate tennis facilities is estimated to be another $300,000. • The other requirement of the Institute is that the operation of the Meadows should not result in a loss to the Institute. To achieve this, the professional advice we have received indicates that the facility must be utilized productively throughout the year. This is particularly important whenever the Institute or other not - for - profit organizations are not occupying the buildings. Any conference facility designed along the lines of the Meadows must have a management base of between 125 to 150 rooms, or more, and the ability to operate year- round, if it is to avoid operating losses. The budget of the Institute, MAA and Physics has no tolerance for sustained deficit operations, and, to the contrary, it is our hope that a contracted operator could generate shared profits after the cost of renovation and new construction had been amortized. Given the residential needs of thb Institute and MAA during the summer, there would be the prospect for a sufficient number of units to provide this economic base, but there is no prospect for achieving economic levels of year - round usage without some commercial use of the facilities in the off season. Mr. Scott M. Toll September 21, 1989 Page Three The last item I would mention relates to the quality of the campus and the critical need to create an atmosphere that supports the collegial and reflective experiences so essential to the conduct of our programs. The environment for this learning experience needs to complement the dynamics of the classroom experience. If the campus is occupied by others who are not engaged in the same intellectual programs of the Institute, or if the critical mass of people on the Meadows becomes too large, or, conversely, too small, the quality of the experience diminishes rapidly. I hope that these comments respond to your inquiry, but if you would like to discuss any aspect of this further or need additional information, please do not hesitate to give me a call. R ar , r David T. McLaughlin 31 October 1989 The Honorable Mayor and Members of City Council City of Aspen 130 S. Galena Street Aspen, CO 81611 Gentlemen: Re: The Meadows we welcome the opportunity to provide additional specificity to our presentation to the Aspen City Council on September 25, 1989. The followinq represents an accurate statement of MAA's essential needs. It should not be construed as a "wish list ", and we are appreciative of Council's understanding of the urgency in addressing these needs. 1. PHILOSOPHY AND GOALS: MAA plans no significant growth in the foreseeable future for the Aspen Music Festival. and School.. Rather, it is our intention to modestly reduce the size of our student enrollment over the next several years to a level of enrollment which will best address the educational goals of the School while fulfilling the performance needs of Lho Fesl:ival. By stressing quality over quantity, we believe our plans are in harmony with the objectives artictilr,L.ed by City Council for the future of the Meadows. As we develop our long range plans, ownership of the parcel of land at the Meadows which we currently occupy as well as additional land which is necessary Lo accommodate our needs is a vital element in MAA's future. while the Institute is indeed a benevolent. landlord, MAA must be in charge of its own destiny. The facilities currently leased for MAA's use at the Meadows are not sufficient to meet our needs, and our future Fangs vulnerably in the control of a third party. As. Council works on the important issues: at the Meadows, we request that MAA's concerns be f;cr.or d into the the planning process. There is nn snhstitute to land ownership, and we view th,� allocation of a suitable parcel of land to the MAA as the cornerstone of our continued Aspen presence which would serve to provide focus and direction as we plan for our next forty years. 2 2. PERFORMANCE SPACE: MAA needs a slightly expanded performance facility. During the 1989 Festival there were ten concerts which were "sold out ". While it is not our goal to add significant numbers to our audience, the popularity of certain events threatens to jeopardize the Festival's time honored tradition of open seating in the Tent. As a practical matter, it is impossible to predict the usage of season passes for any particular event. We therefore run the risk of overselling an event and we have been forced to turn away ticket holders due to the lack of available seats. It is our belief that the addition of 400 seats (three additional rows) in the Tent will relieve the pressure for available seating at oirr most popular events. With regard to outdoor seati:iq, we believe that the concert -going experience will be significantly improved if the lawn seating area were to be. bermed. Simply put., this would provide our lawn audience with a "picture to go with the sound" emanating from the Tent. Furthermore, the acoustics would be enhanced for our patrons who prefer to sit outdoors. Our intention would be to maintain our current lawn seating capacity at approximat,ely�800 people. The current backstage are., i:z wee• fully inadequate. An txpansie:n of 1500 square feet coupled with n rerconfiguratinn of the existing space will better provi.de fnr the current uses 1ist.ed below: Additional restroome; for the public Proper music Iibrar,2 facilities Adequate dr,?ssi.nc r -oms for quest artists A green room for patrons to meet guest artists MaintenancF� space and technical storage Piano maintenance storage .(we must;4«ouse up to Cive nine -foot concert grand piano at the Tent) Recording studio\ audio classroom (gkssential for the maintenance of the Festival's audio archives) Warm -up space for orchestra players (up to '_00 musicians) J. SER_ViCF.S: F.xistinq audience services and gift shop kiosk. Whi,l kiosk are adequate for our A slight!; larger lemonade and shou'd be relocated sn seating area. are the lemcnade stand, box office the current box office and gift shop patrons, the lemonade stand i.s not. stand (400 square feet) is required that it does not face the audience Due to the unpredictability of the weather, a temporary (summer only) canvas tent would be most useful for MA__A's social gatiri her s in connection with concerts. ,_ "—` 3 4. REHEARSAL SPACE: There is a serious need for a rehearsal space adjacent to the Tent_. The close proximity to the Tet1t is e.5sential in order tee achieve economies in the areas of technical equipment and stage crews,.. - Furthermore, the consolidation of MAA's activities to the Castle - Creek Campus, the Wheeler opera House and Idle Meadows will contribute greatly to our goal of providin4, the best environment in which our students, faculty and guest. aj:tists can flourish. The most `undamental component of this faci ity is that the stage be an exact duplicate of the stage at the Tent, therebv reducing tTie `need to utilize tlle�, nt stage :or all rehearsals. 'Mufr-6ntly there are eiglit telSe3i.'sals 'fiar 'w6t7_li` for "'th'e' Sunday' concert of the Festival ot- hr.stra and the Friday concert or the Chamber Symphony'; the stag set must be changed twice daily just to accommodate both of thenc orchestras. Furthermore there are up to fifteen additional rel ;carsals each week, necessitating the gperation..of this facility .`from 8:00 A14 Po 12 midnight._fice days .per week.•) An 11,000 square loot hui:3ing with..a <_e�t.i_.g caEacity of 00 eats would provide for t`e additional Cehearsa: space required and would enable MAA to relocate all its afternoon Young Artists Concerts (free admission) from th', Tent to this new facility thereby allowing for rehearsaL timc in tho Tent. MIAA would insure that no simultanec,:< f.oncerte would takF - place in th- two facilities, tlleren', aveicing patron volume concerns. This facility will also greatly bone fit iDCA. 5. HOUSING: we are crateful to the Cite that our r:tudent housing nee de are being adcirr.ssed through t —e Marol' :zanch and Truscott Place Housing Project=_. with regard to the Meadows we enyrision the construction of the twor.ty_ folLr._bTdc.-),(-m facility. to house guest artists and.composers. _W- cl�(70TUnend that a number (between 8 and 12) sound- proofed studios in the hasement of this structure he included in the project -. Any additional tnwnhomes constructed on the Meadows which coo e uts ed'by MAA during certain periods of time during the summer would also be useful. 6. PARKING AND TRANSPORTATION: we request the continued use of the two south parking lots for our patrons, and wish to continue working closely with RFTA and the City to promote the use of bus service as a viable means `of transport to and from concerts. it is also essential for MAA to have use of the parking lot adjacent Co the backstage area of the Tent, to park our orchestra players and guest artists, and for access to the Tent for maintenance trucks, instrument deliveries, etc. 4 The Meadows is a critical component of the cultural life of Aspen and a critical component of the Aspen Music Festival and School. we look forward to working with the members of City Council and the other non - profit groups involved to ensure the future of this vital part of our community. Sincerely, Fredric A. Benedict, FAIR Fnhert Harth, Chairman of Lhe Board, President and Music_ Associates of Aspen Chief Fxecut.ive Officer, Music Associates of Aspen inrcrnario maI )csi(1n ('omfucnccitt October 11, 1989 Aspcn Scott Toll Design Workshop 710 East Durant Street Aspen, CO 81611 Dear Scott, Enclosed you will find a "wish list" from IDCA Board Member, Richard Farson, as you requested. If you have any questions, please give me a call at 925 -2257. nc�g13� Deborah Murphy Aspen Coordinator WESIERN fit 'IiAb IURAL SCILNC ` ` INSIII U L I L- 1-UNDLIJ IN 19.)8 NS AN INDLPENDLN I, NONPRUl ORGANIZNI ]ON DEVOTED TO R-.)EARCH, EDUCNHON AND ADV, 4CED STUDY IN HUMAN AFFAIT PROJECTS HAVE RANGED FROM CIROUP LEADERSHII''f0 INTERNATIONAL, RI LAI'IONS TO CURRLP PROGRAMS IN STRATEGIC: N1ANAGEIvIENT, COMPUTFR TECHNOLOGY AND TELECOMMUNICAI'!OI 1150 SILVLRADO ST, P.O. BOX 2029, LA JOLLA, CALI FOR NIA 92038-2029,(619) 459 -3811 October 11, 1989 Deborah Murphy IDCA Aspen Coordinator P.O. Box 664 Aspen, CO 81612 Door Deborah, Thank you for your inquiry about the needs of IDCA on the Meadows property, now and in the future. Since IDCA plans to own no property there, our needs are relatively simples 1) we need to know that we have a future in Aspen, secured by 99 year leases with the other stakeholding institutions. 2) We would need a year -round office, whether at the AIliS or in the Physics complex, and somo storage space. we now occupy about half of the storage space in the downstairs storeroom of it's Paepcke Building, As a design conference it would be beneficial to have a large space that could be darkened for daytime presentation of visual material, which, of course, we cannot now do in the daytime in the tent. The proposed rehearsal /performance facility that the nAA wishes to build would no doubt serve that purpose well. Please call me if you would like clarification on any of this. Best � Regards, riNg Richard Farson President i �.'`I�� I =/ November 10, 1989 Mr. Bill Kane Design Workshop 710 East Durant Aspen, Colorado 81611 Dear Bill: In response to your request we have reviewed our needs for the Meadows lodge as it currently operates and then secondarily, our requirements for the future, as if we are operating the lodge facility. Background: During the past ten years the intensity of use of the facilities has declined dramatically. During the seventies the restaurant, health club and lodge facilities operated year round as a full tourist and conference lodge. The restaurant was operated as the Copper Kettle and the health club was leased to an operator for public sessions. The Institute sponsored medical conferences during the winter and ran their own winter programs. Now the medical conferences are gone and the reduced Institute winter program has moved to Snowmass. This decline in group usage has been due to the run down condition of the facilities and the split ownership of the lodge and meeting facilities. Currently the lodge rooms and townhouses are rented short term to tourists during the winter. The meeting facilities are closed for the winter. Facilities: The three Chalet buildings contain 44 rooms, configured 12, 16 and 16. Currently the 100 building is not habitable and the other facilities need extensive upgrading. Since we took possession of the property we have endured a negative cash flow from opefations and have spent many hundreds of thousands of dollars in upgrading merely to keep the facilities available for the Institute at a below market rate for their seminar programming. Our goal has been to provide a home for the Institute and their tenants, the I.D.C., M.A.A. and Center for Physics on this property and in Aspen. til i Aspon ub, .K1611 9'-6 ;d,d P.AA_I' I1P935 -1367, Aspen Meadows November 10, 1989 Page Two Kresge and the townhouses need extensive remodeling work, all as outlined in the detailed memorandum prepared for the City Council site tour this past fall. The health building needs to be completely replaced with a modern facility. The restaurant and administration building requires new roofing, drainage and mechanical systems, sprinkler system, extensive kitchen upgrade, new finishes and new furnishings. The pool, tennis courts and pavilion must be replaced and there is work that needs to be done on road paving and landscaping throughout the site. This level of work would renovate the 92 bedroom facility which currently operates for Institute housing in the summer and short term tourist accommodations in the winter. Future: our goal is to create a functional lodge and conference facility which will meet the needs of the current institutional users, allow them to expand their programming as desired and to create a lodge that will operate without negative cash flow. Additionally, we would foresee a facility that would attract compatible users during other times of the year through marketing of the Meadows to other non - profits. We understand the Institute may reintroduce winter programs and may resurrect the medical conferences. Also the Center for Physics winter conferences should be based at the Meadows rather than in town. Any plan for the Meadows must address the needed renovations of the existing facilities and the expansion needs of the non - profit users as outlined in their meetings with Council. The optimal result is to operate the lodging and meeting facilities together. This will allow for group business to be the focal point of the facility, reducing dependence on the individual traveler. Knowing that the meeting facilities would be upgraded would allow a marketing plan to be implemented appealing to non- profit groups, universities and corporate training seminars. Meeting space upgrade will involve some physical renovation and upgraded audio visual equipment. Aspen Meadows November 10, 1989 Page Three Any viable lodge will need to operate year round with emphasis on groups but without limiting tourist use at peak periods, primarily Christmas. An intensive van service should be part of the project to discourage individual auto use. The overall plan for the property should involve a new entrance road off Seventh Street and a trail system with two connecting bridges over the Roaring Fork to the Rio Grande trail system. The future of the Meadows requires a fifty to seventy year life span, a self sufficient conference facility that operates year round as a profit center for the non - profits and a campus infrastructure capable of sustaining a capital improvement fund so the buildings will never again reach the current state of disrepair. Whatever the final program it will need to address Savanah's recovery of the cost of the land and capital investment to allow for the granting of the land to the non - profit users and provide for the capital improvement funds. The homesites and townhomes on the submitted plan represented a solution to the economic needs which was judged to have the least impact and to be the most acceptable by the Consortium. Sincerely, Perry a y, Director Hadid Aspen Holdings, Inc. PAH:ld - ASPEN MEADOWS PLAN - Notes for November 15 Neighborhood Meeting with Council 1. How can we make this meeting most effective for both the neighborhood and the City Council? a. Break the agenda out into categories of concern /mitigation: 1. Traffic 2. Parking 3. Noise 4. Visual /Aesthetic 5. Access 6. Use (Type, Frequency and Season) 7. Employee Housing 8. Architecture /Design b. May want to propose specific goals for each of these categories and /or objectives under each of the Council goals. C. Do the range of alternatives cover all the concerns /issues noted above? Do want to propose specific mix and match of menu of alternatives? NOTES ON A MEETING WITH JAN, CHARLES, AND GEORGE November 15, 1989 RE: Meadows ALTERNATIVE I - Common to All A) Pedestrian Access Program - User Friendly - Signs - Marketing B) Parking Lot Buffer /Bermed - Greenspace C) Transit - quieter, smaller buses - Safety D) Open Space Deed Restrictions - in perpetuity ALTERNATIVE II A) Need additional parking for extra people B) Would need to improve traffic C) Visual impacts of expanded tent D) Current Meadows Road is OK ALTERNATIVE III A) Increase in 28 rooms - Meadows Road access is OK B) Additional rooms should only be accessory to events on the Meadows campus C) Major auto disincentive - No parking - Consider no parking on campus except for service /support vehicles D) Rehearsal Facility - Siting outside of East Meadow - Compound traffic problem - parking - Serenity of visual impact (visual representations necessary) - Underground? - Cars to rehearsal needs to be analysed - Ambience - Consider off -site rehersal facilities ALTERNATIVE IV A) No Meadows Road B) 24 Bedrooms - Needs to be analyze- - Will there be teaching on campus? - Impacts on traffic c) Preserve Herbert Bayer Architecture ALTERNATIVE V No Meadows Road (New Access) - No one has proposed this yet Any employee housing on -site? In general, this group would prefer to have employee housing off -site. David T. McLaughlin Prafdns The Aspen Institute Mr. William Kane Design Workshop, Inc. 710 East Durant Avenue Aspen, Colorado 81611. Dear Bill: Wye Center —P.O. Bo: 222 Otwenstown, Maryland 21658 (301)827 -7168 TELEX 757931 FAX (301) 627 -9182 November 13, 1989 I read with interest your recent memorandum of November 7, 1989 entitled "Meadows Master Plan Alternatives." It confirmed the concern I expressed to you and the Council, when I was in Aspen on October 4, regarding the consideration of alternate plans without an accompanying economic and financial analysis for each option. To surface alternatives for consideration in an economic vacuum without regard to their financial practicality is a disservice, for it raises potential expectations or may begin to solidify or confirm preferences which cannot be achieved. Further, if the discussion of alternatives in isolation from economic analysis is unwise, the adoption of a plan without accompanying financial support would be tantamount to a taking of the landowners' options. I urge you to address this omission before further discussion of the alternatives takes place. Since T. cLaughlin cc: Mayor W. Stirling Washington, DC Office: 1333 New Hampshire Avenue, N.W., Washington, DC 20036 (202) 466 -6410 FAX (202) 4670790 DESIGN 11ORKSHOR INC. December 6, 1989 1 �1IhI i'I,V 11 a:n, � U111NN VI >IIGII David T. McLaughlin, President Aspen Institute Wye Center - P.O. Box 222 Queenstown, MD 21658 Dear David: I am writing to inform you of current thinking regarding the process for adoption of the Master Plan for the Aspen Meadows. In your letter to me of November 13, 1989 you expressed serious concern about getting too far along in the Master Plan adoption process without economic or financial analysis. I presented your letter to the City Council, discussed your concerns, and the Council took specific action to assure you that the final community Master Plan regarding the Meadows would not be adopted until the various implementation approaches and economic feasibility studies are complete. As you know, the financial analysis side of this project is taking place on two fronts. One involves an analysis of the potential for lodge operations, and the second will involve an analysis of land value and investigation of various methods that will achieve the deeding of lands to the non - profit entities, as was originally envisioned in the Aspen Meadows Consortium submission. On the lodging side, Gene Keluche is under way; and for our public hearing on December 13 lie will have completed an operations analysis of a variety of lodge operating scenarios. These will include room size schemes of 92, 120, and 149 rooms. The results of this public hearing will be used to shape a draft Master Plan, which will then be used as a basis to investigate acquisition options. When an implementation plan is clear this implementation will be added with Master Plan documents to constitute a complete Master Plan, which will then go through formal adoption hearings and will constitute an amendment to the comprehensive plan of the community. This, I believe, will form the basis for zoning the property. I think it goes without saying, David, that your comments were well taken. Your letter led to a very productive discussion with City Council, and I think we have come to a clear resolution, which hopefully deals with your concerns about the process. On behalf of the City Council I would like to reiterate that the focus of this planning effort is to ensure that the non - profit entities, including the Aspen Institute remain in Aspen in the future. For my part, all efforts in the planning process will work toward that end. Sincerely, DESIGN WORKSIIOP, INC. By: William G. Kane, Principal WGK/jw cc: Aspen City Council 7101 AUI fItIIIANT !;I R[ r1 A11'I FI 1 "Lu;IAPI P. If; II :!0610'!, 13!,1 III IIVI 11 .1'.IIH "HIM 1MIX The Aspen Meadows \ � Ctimt lavazcape AtrAiteRS sown '0 � \ fi - � Cjty 4AVpm Ca6r.ww4aMP lnc iJ�Sauar %bu J�O Fiw Mr•n \ -` � Aspe4 Comdo 81611 pm, COlanEO9r611 �A - � Camrblt 13. 1909 Sa epl' =lU]tl 1 V _ ALiPNw11VEr /� 'Srw.roa br Y r, [3; Tw �\ t r Y J F 4f � The Aspen Meadows a t t>,eaeope n,cn:rene x.,a =AM_ pelgnwmblop,IM. nye.cm.ao eem' aRnuiw.eo mein ^m]�9ssmst I ICI I� y (A�l], 1989 Sole: 1'.I W'O Al1PANA'11VE1 'et6LL�MNmfrtfihew�, ro�eev..a' a Wes. wrro�.. mw. c n y� The Aspen Meadows J �. Ctimt landaope Aech,xax x.0 - I Cyy al A.pv, o.y.wo.wev ln�. it �. 13osan c.h. ora. wam wapva Comtlo Blall ua�, �ia..aoe,mt 1 , 3� � ,wnrssa3v 6 � _ 0. Mr 13 t98i Snlenl'�ImO �A. 3 III �M�oYeNmPVl�aeaukFaalb Mnaf T i 1 r J//, i The Aspen Meadows ��^ Oimt L9nd9u MrhillcU M.n ' � 1.� OIY Vi MPm Ib�gn WevYJOp lk. � �f `F � A.pm, CO4eMo 91611 bpen.folentle at6u D]319IIASi h 13. 19]9 Xvle. t' -IW'O Al - � 9L101X911VEv . 1 '.v �stinMn M4er'etlM V lld.• V, wl I;y 1 IN (Awraw \ + ✓+vWv ` i P C , I The Aspen Meadows' � �� - Qimt Iaedcup�AxFvhM MAN AI A�pn 0.rlp�WOCWbp,lnc. l .yy��//�� 1:1'ISw1M1 Cymn M04s1 OUnn Aryvy �o !1611 1.�919IId151 elfll H U \ 6. _ OSembr13, 19M kale: l'.IW9 r^� \ V - .LLIFRNA'ItV6f '.fit tlmPUfi�.lutnn' Ib.by, NFiW W WpNNUI. WuW Fs MNn Ilnlu' vA Q OCA •.nom \\ I n 1 sal V December 6, 1989 Mr. Bill Kane Design Workshop Inc. 710 East Durant Street Aspen, Colorado 81611 Subject: The Meadows Master Plan Dear Bill, This letter and its enclosures are based upon my observations at the November 29, 1989 working session of the Aspen City Council and subsequent meetings with you, representatives of the Aspen Institute, a tour of the Meadows property and a review of Aspen lodging data. My summary impression is that there is a genuine commitment by virtually all parties concerned to accommodate the needs of the Aspen Institute, the Aspen Music Association and the Physics Institute in keeping with the Council's goals and policies (revised 9/27/89), even though there does not appear to be complete agreement on the physical, political and economic constraints which should guide the eventual solution. Because my experience over the past 20 years is primarily in the conduct of feasibility studies and the design, development and operation of conference facilities, this report will focus upon the functional, operational and economic issues which were raised at the Council meeting, and as are implied by the Meadows Master Plan alternatives prepared by you dated November 7, 1989. In particular, the Council requested that I prepare financial projections based on the Meadows' present capacity of 92 guest rooms and at 120 guest rooms and 150 guest rooms (your alternatives No. 1, 3, and 5); and based upon these scenarios, to recommend an appropriate size, configuration and plan for the development and operation of the subject property. 1.0 General Observations 1.1 Alternative No. 1 is at best an interim solution because of the rapidly deteriorating condition of the chalets and health spa facilities; and the need to winterize the Institute's meeting facilities for year —round operation (see Sections 2.1 and 2.2 below). 1.2 The economic model for all three scenarios will not justify the investment required to provide first — class, free standing accommodations which are competitive in the Aspen— Snowmass market. ,-700 li. M�('J)H(\MWk PA FKWA1 ti,C 11'1 :.PA1J AI:I /.() NA 70::51{ (bu_'1!mI!0(10 JiX! 110:vlul_''I F tit '()] f5UA1.Ii I:II Mr. Bill Kane -2- December 6, 1989 1.3 A decision (or indecision) to "do nothing" is likely to cause the Aspen Institute, and possibly the Music Association, to relocate and depart the Meadows within 24 months. 1.4 The successful execution of whatever plan is adopted will require a significant commitment of public /private financial and management resources. 2.0 Forecast Financial Characteristics The following is a brief summary of the estimated cost to renovate the existing facilities, and to operate a 92, 120 and 150 room facility at the Meadows. 2.1 Estimated Cost of Renovating Existing Meadows Facilities. In August 1988, the Shaw Construction Company prepared a building by building estimate of the cost to renovate the existing Meadows facilities which is summarized below. Main Building Chalet Buildings Kresge Building Trustee Houses Total Estimated Cost $1,300,000 1,700,000 450,000 600,000 $4,050,000 Area(sf) Completed 14,700 1959 81,000 1956 12,900 1975 13,400 1965 122,000 The above estimate does not provide for needed repairs to the health facility, swimming pool, tennis courts and common areas. These additional items would place the likely cost to renovate the existing Meadows facilities in the $4.5 to $5.0 million range. 2.2 The academic facilities owned by the Institute are also in need of renovation. The following schedule summarizes the size and age of the facilities which are in need of renovation and repair. Area(sf) Completed Seminar Building 7,000 1953 Paepcke Auditorium 13,000 1961 Boettcher Building 7,000 1975 Hilbert Hall 5,600 1968 BeLhe Hall 3,700 1980 SLranahan Hall 4,200 1961 Total 40,500 The needed repairs relate primarily to the roofs, heating and ventilation, plumbing, and furniture, fixtures and equipment. Even though Shaw Construction's estimate to renovate the Meadows property included some structural repairs, which are not indicated by the Academic facilities review, Shaw's Mr. Bill Kane -3- December 6, 1989 estimated cost per square foot of $33.20 in August 1988 ($4.0 million for 122,00sf) is probably a realistic guide for the Academic facilities which is estimated in the $30.00 to $35.00psf range, or $1.2 to $1.4 million. The above estimates do not include needed repairs and renovation of the 21,200sf Music tent nor the cost of the proposed seating expansion and expanded rehearsal and service facilities. 2.3 The schedule presented on Pages 1 through 4 attached detail the forecast financial characteristics 1991 -1995 of a 92, 120 and 150 room facility. These projections are intended to focus on the property when it matures in years 1993 -95 and, therefore, does not accurately reflect the build -up period, years 1991 and 1992. 2.4 The schedule on Page 1 presents a proforma comparison of each sized property during the third full year of operation, which is summarized below. Forecast Income and Expenses Third Full Year of Operation ($000) 92 Rooms 120 Rooms 150 Rooms Revenue $4,478 Profit (1) $ 366 $5,644 $6,763 $ 779 $1,173 (1) Before depreciation, debt service, capital leases, amortization and FF &E replacement reserve (typically 2% to 3% of gross revenue). The primary assumptions used in these projections are: 2.4.1 The Aspen Institute and Music Association are the primary users from June 15 through August 31, and 2.4.2 The non - profits enjoy a significantly discounted rate ($162 FAP per guest day in 1991), and 2.4.3 Rates index 6% per annum, and 2.4.4 Corporate and association meeting and conferences are accommodated during the remainder of the year along with transient (skiers) business, December - April, and 2.4.5 Average annual room occupancy during the third year are 62.8% for the 92 rooms and 59.4% for the 120 room model and 55.4% for the 150 room scenario. Mr. Bill Kane -4- December 6, 1989' 2.5 As can be seen from the summary presented in 2.4 above, the properties . marginally profitable at each capacity level and would not provide an adequate return on investment nor be able to service debt in excess of $12.0 million at 150 rooms, $7.8 million at 120 rooms, and $3.7 million at 92 rooms as a free standing economic unit. Estimates of acquiring the existing property and constructing, furnishing and fixturing adequate facilities significantly exceed these amounts at each capacity level ($4.5 to $5.0 million to renovate existing Meadows' facilities, plus $1.2 to $1.4 million to renovate the Academic facilities; totaling $5.7 to $6.4 million). 3.0 Recommended Development and Operating Plan 3.1 If physical and political constraints limit the alternatives to a variant of No.'s 1, 3, and 5; only 3 and 5 should be seriously considered because alternative No. 1 is marginally adequate and will require continued public /private subsidy. 3.2 The projections for the 120 and 150 room facility demonstrate the operating leverage of the property as it is expanded, even though the percentage impact (occupancy) of the Institute's and Music Association's programs (June - August) decreases as the property expands. 3.3 The 120 and 150 room properties are at best marginally profitable as free standing commercial units. however, there are significant economic benefits if these properties were operated as an "annex" or satellite facility to an established lodging operation which could provide management support and overflow demand during the ski season. 3.4 The schedule at the bottom of Page 1 attached, shows the potential cost savings in rooms, general and administrative,and marketing expenses which are estimated as follows. 3.4.1 Rooms Expense - 10% reduction in supervision, transportation, front office, and laundry expense. 3.4.2 General and Administrative - 20% reduction in general management (Resident Manager vs. General Manager),. accounting, purchasing and personnel expense. 3.4.3 Marketing Expense - 30% reduction in supervision and advertising - promotion expense, with increased revenues deriving from referrals, combined reservation system and overflow bookings. 3.5 The following table summarizes the estimated economic benefit of operating the property as an annex to an established hotel operation (see Schedule on Page 1 attached). Mr. Bill Kane -5- December 6, 1989 Revenue Profit (1) Add Back: Rooms (10 %) Gen & Admin (20 %) Marketing (30 %) Total Adjusted Profit Third Year of Operation ($000) 92 Rooms 120 Rooms 150 Rooms $4,478 $5,644 $6,763 $ 366 $ 779 $1,173 90 111 129 105 122 139 152 174 199 $ 347 $ 407 $ 467 713 $1,186 $1,640 (1) Before depreciation, debt service, capital leases, amortization and FF &E replacement reserve (typically 2% to 3% of gross revenue). As can be seen above, the estimated savings increases the profit (adjusted profit) by approximately 195 %, 152% and 140% respectively at the 92, 120 and 150 room capacities; thereby significantly improving the properties' ability to service the required investment. 4.0 Conclusion If the Council should adopt a variation of alternatives No. 3.and 5, I strongly urge the consideration of identifying a development partner with an established lodging operation in the Aspen - Snowmass area, which is motivated both by public purpose and economic incentives; and which has the management and financial resources to accomplish the approved program. My initial impression is that there is a limited number of appropriate candidates-with adequate commitment and resources. Therefore, I believe it would be prudent to evaluate and solicit the advice and participation of a select number of candidates before the City finalizes the Master Plan for the Meadows. Respectfully submitted, Gene A. 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O' MMO�t •ONN A N' -A•O' A . • ma-� N' O 11 `ON rO MN`0111PNN�tN �� ^ r 'M II P' ^N�NAMA'Nr P' PNAN PM�t0 V1M�trN'dr OMNM'N'•D' Y111 'O• ' C' MNMNNt`M'111r NNV•O�•ON rA'N� MANIA .O- A'd'O� •OM.iJ'A'.1' NMPO rN'�1' a a- O O.-.N' N11 MMPMPO'111r POO�N�tN'O•N' NNOM •O'er}' O NJr•Or O •OPrN' N11 N11 'J f�•OMMN�t N OJNN�t �T'O•N' AI11P •O•P'P• ^ 111 �h rM' NII QE , N P ^O1'N' r M' 121 N �- ' P 1 N �} �t N N r �T ' N• ' M' N II II II N n i C U W C — n x X U m > 11 w W w « w U w « LN P- U w c c c m w o - L V W L N w c c U m w o N QM m c N w o c w w L C•� .0m C u« y 0« a - o m m e rn E ° w w «o m as c -o r iz SO E `v`+ 1- C o` m cwL v `on •oX ��LLms u-o x o vxxo u X —.0m mn r r r r r w i r i r r �w r A r it r r LAN ry i iu 6 OF - r/C Co R E THE ASPEN MEADOWS FINAL SPA DEVELOPMENT PLAN SUBMISSION THE ASPEN MEADOWS 1991 Final SPA Development Plan Submission March 1, 1991 SUBMITTED TO: The City of Aspen 130 South Galena Street Aspen, Colorado 81611 Phone: 303- 920 -5000 FAX: 303- 920 -5197 W PREPARED BY: .. Joseph Wells, AICP Joseph Wells, Land Planning 602 Midland Park Place Aspen, Colorado 81611 Phone: 303 - 925 -8080 FAX: 303 - 925 -8275 OWNERS: LEASEHOLDERS: .. The Aspen Institute Music Associates of Aspen 100 North Third P. O. Box AA Aspen, Colorado 81611 Aspen, Colorado 81612 Phone: 303 - 925 -6396 Phone: 303 - 925 -3254 FAX: 303 - 925 -4188 FAX: 303 - 925 -3802 and and Savanah Limited Partnership Aspen Center for Physics .. c/o Hadid Aspen Holdings, Inc. P. O. Box 1208 600 East Cooper Avenue, #202 Aspen, Colorado 81611 Aspen, Colorado 81611 Phone: 303 - 925 -2585 .. Phone: 303 - 925 -4272 FAX: 303 - 920 -1167 FAX: 303 - 925 -4387 w INTERESTED USER: International Design Conference in Aspen 100 North Third Street " Aspen, Colorado 81611 Phone: 303- 925 -2257 w FAX: 303- 920 -1167 PREPARED BY: .. Joseph Wells, AICP Joseph Wells, Land Planning 602 Midland Park Place Aspen, Colorado 81611 Phone: 303 - 925 -8080 FAX: 303 - 925 -8275 CONSULTANT TEAM Architect for the MAA Facilities Harry Teague Harry Teague Architects 412 North Mill Street Aspen, Colorado 8161 Phone: 303 - 925 -2556 FAX: 303 - 925 -7981 Architect for the Lodge Howard Backen _ Backen, Arrigoni & Ross 1660 Bush Street San Francisco, California 94109 -� Phone: 415 -441 -4771 FAX: 415 -441 -8360 Architect for the Residential Proiects Nicole and David Finholm David Finholm & Associates P. O. Box 2839 Aspen, Colorado 81612 .. Phone: 303 - 925 -5713 FAX: 303 - 920 -4471 Site Planners/Landscape Architects Donald Ensign Suzanne Jackson Design Workshop, Inc. ^� 710 East Durant Avenue Aspen, Colorado 81611 Phone: 303 - 925 -8354 FAX: 303 - 920 -1387 Utilities & Surveying A. J. Zabbia Leonard Rice Consulting Engineers, Inc. 2401 Fifteenth Street, Suite 300 Denver, Colorado 80202 Phone: 303 - 455 -9589 FAX: 303 -455 -0115 ii r Transportation Planners Bob Felsburg -- Felsburg Holt & Ullevig 5299 DTC Boulevard, Suite 400 Englewood, Colorado 80111 •o Phone: 303 - 721 -1440 FAX: 303 - 945 -2363 .. Soils & Geology Steven Pawlak .. Chen and Associates, Geotechnical Engineers 5080 Road 154 Glenwood Springs, Colorado 81601 Phone: 303 -945 -7458 FAX: 303 - 945 -2363 Legal Representing Savanah Limited Partnership: Robert Hughes, Esq. Oates Hughes & Knezevich Attorneys at Law 533 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303 - 920 -1700 FAX: 303 - 920 -1121 Representing the Aspen Institute: Gideon Kaufman, Esq. Law Office of Gideon Kaufman, P.C. 315 East Hyman Avenue, Suite 305 Aspen, Colorado 81611 Phone: 303 - 925 -8166 FAX: 303 - 925 -1090 Title Information Vince Higgins Pitkin County Title, Inc. 601 East Hopkins Avenue Aspen, Colorado 81611 Phone: 303 - 925 -1766 FAX: 303 - 925 -6527 " iii r r r r r w r r r r r r r TABLE OF CONTENTS Paee I. INTRODUCTION 1 A. Previous Land -Use Actions Regarding the 2 Aspen Meadows B. Existing Improvements on the Property 3 II. FINAL SPA DEVELOPMENT PLAN (Article 7, Division 8) 9 A. Final Development Program 9 B. Standards for Review 82 C. Contents of Application 84 III. RESIDENTIAL GMQS SUBMISSION (§8 -104) 94 A. Contents of Application 95 B. Residential GMQS Evaluation Criteria 102 1. Availability of Public Facilities 102 and Services a. Water 102 b. Sewer 103 C. Storm Drainage 104 d. Fire Protection 105 e. Parking Design 106 f. Roads 107 2. Quality of Design 109 a. Neighborhood Compatibility 109 b. Site Design ill C. Trails 112 d. Green Space 113 3. Resource Conservation Techniques 114 a. Energy 114 b. Water and Wastewater 117 C. Air 118 4. Proximity to Support Services 118 a. Public Transportation 118 b. Community Commercial Facilities 119 iv W Paee r 5. Provision of Low, Moderate and 119 Middle Income Housing 6. Bonus Points 120 IV. AMENDMENTS TO THE TEXT OF CHAPTER 24 AND THE 121 ZONE DISTRICT MAP (Article 7, Division 11) A. Proposed Amendments to the Text of the Code 121 B. Proposed Amendments to the Zone District Map 122 C. Standards for Review 127 r D. Contents of Application 129 V. SUBDIVISION (Article 7, Division 10) 133 -- A. Standards for Review 133 r B. Contents of Application 135 i W C. Condominiumization 139 VI. SPECIAL REVIEW (Article 7, Division 4) 141 W. A. Standards for Review 141 B. Contents of Application 142 r r . v r r r r r r r r r r r r r r r VII. EXHIBITS A. General Application Information ( §6 -202) 1. Iand Use Application Form 2. Consent of Applicants 3. Street address and legal description 4. Disclosure of Ownership for Institute and Savanah Parcels 5. Vicinity Map B. Plat of Aspen Meadows Subdivision Exception and Agreement C. Letters from Utilities Regarding Ability to Serve Project D. The Aspen Meadows Traffic Mitigation Plan E. City Council Resolution No. 2, Series of 1991 Approving the Aspen Meadows Conceptual SPA Plan and Establishing Requirements for Final SPA Submission F. Use Program for the MAA Rehearsal/Performance Facility G. Letter from Tom Cardemone Regarding Wildlife Habitat at the Meadows vi W I. INTRODUCTION W This submission for Final SPA Development Plan and related reviews for the Aspen Meadows is filed on behalf of the Aspen Institute for Humanistic Studies (Institute), the W Music Associates of Aspen (MAA), the Aspen Center for Physics (Physics) and Savanah Limited Partnership ( Savanah). Included in this application is the Residential GMQS Submission fled previously, specific Zoning Code Text and Map Amendments, Subdivision Application and Special Review Request. ~ During 1989 and 1990, the City undertook a master planning effort prior to considering a specific development plan for the Aspen Meadows; this effort resulted in the adoption on October 16, 1990 by the Planning and Zoning Commission of the Aspen Meadows Master Plan, an amendment to the Aspen Area Comprehensive Plan. The City's adopted document states that in order for the plan to be successful, it must accomplish the following things: W 1) Provide a secure, long term, suitable lodging base for the Aspen Institute through transfer of land and all buildings associated with the lodge operation to the Aspen -� Institute. 2) Provide a land ownership opportunity and secure the future for the Music Associates of Aspen and the Aspen Center for Physics. 3) Preserve the important visual open space character of the campus. 4) Provide compensation to the principal landowners sufficient to return all land to non -profit or conservation use. Following the City's adoption of the Master Plan, the Applicant fled a Conceptual W SPA Development Plan which received approval on January 24, 1991 (see Resolution No. ,. 2/1991, Exhibit E). Conceptual HPC Development Plan approval for the residential projects has also been granted. A Conceptual HPC Development Plan for the Aspen Institute and MAA facilities has been submitted and will be considered at a Public Hearing on March 13, 1 w .. 1991. Finally a Residential GMQS Application was fled for 14 residential units on February 15, 1991 and will be considered jointly with this Final SPA application. ` Previously, on September 23, 1985, the City approved a subdivision exception which formalized the configuration of the Aspen Meadows property into two parcels, so that the Institute could reacquire the academic parcel from John Roberts, then owner of the Meadows r property. That approval was granted conditional upon the owners of the two parcels agreeing to jointly file for any land -use approvals, as described in the Statement of Exception from the Full Subdivision Process (See Appendix B of the Conceptual SPA Plan). The subdivision request included with this application will result in the recording of a new plat which will supersede this Exception Plat. Of the 83.2 acre site, approximately 25.5 acres comprise the existing academic parcel, ^- or East Meadows, where the seminar rooms, auditorium, offices and music tent are now located. The balance of the site, approximately 57.7 acres sometimes referred to as the West Meadows, is the location of all of the existing accommodations, the restaurant and recreational facilities. The two owners of the land have joined to file this final application ., to establish a specific development plan for the property. A. Previous Land Use Actions Regarding the Aspen Meadows Under the 1975 rezoning of the entire City, the upper portion of the Institute site, including all of the developed portion of the property then retained in the ownership, -. received a Specially Planned Area overlay designation. No underlying zoning was applied to the property, as none of the adopted zone districts properly accounted for the ongoing uses of the property, including short -term tourist use of the lodging and public use of the restaurant, health center and tennis facility, in addition to the institutional uses. The balance 2 r r .. of the site, generally that area below the rim of the developed area, was designated Conservation. The land retains these designations currently (see Vicinity Map, Exhibit A5). The purpose of an SPA designation is to: "provide design flexibility for land which requires innovative consideration in those circumstances where traditional zoning techniques do not address its historic significance, ... to allow the development of mixed land uses through the encouragement of innovative design practices which permit variations from standard Zone District land uses, and to establish a procedure by which land upon which multiple uses exist, or are considered appropriate, can be planned and redeveloped in a way that provides for the greatest public benefit." For sites identified with an SPA designation on the Zoning Map, review and approval of a Conceptual Development Plan and a Final Development Plan by the Planning and Zoning Commission and City Council are required. Variations are permitted in allowed uses and in virtually all dimensional requirements of the underlying zone district, where an underlying zoning designation is in place. B. Existing Improvements on the Properly r .. The existing facilities within the two ownerships include the following: 1. The Academic Parcel (Aspen Institute Ownership): .- a. Paepcke Auditorium, Boettcher Building, seminar meeting rooms, classrooms, offices and related spaces in three structures owned by the Aspen Institute and used by the Institute, and occasionally by the IDCA, r MAA and Physics Center. These buildings contain approximately 27,000 square feet. b. A 1650 seat temporary performance tent of approximately 16,500 square feet with permanent backstage and rehearsal space of an additional 4,700 square feet, on a parcel leased to the MAA on a long -term basis and utilized during the summer by the MAA and IDCA. The IDCA also .. erects a small tent of approximately 1,000 square feet for outdoor discussions during the Design Conference. r C. Three buildings belonging to the Aspen Center for Physics consisting r .. of 13,446 square feet; the Physics Center received a separate SPA approval from the City in 1977 for these facilities, which are located on °^ 2.3 acres leased from the Institute. 2. The West Meadows Parcel (Savanah Ownership): a. The three Chalets, the Kresge Building and the Trustee Townhouses, used as short -term accommodations, and totalling approximately 49,400 square feet of floor area; 20,700 square feet of restaurant and administrative space in the Restaurant/ Reception Building and Kresge Building, as well as 5,700 square feet of health facilities and six tennis courts with a pro-shop. These facilities are located on land owned by Savanah and are available for use by the Institute under the terms of �. agreements established at the time of the sale of the property in 1980. i w r .r r r ! w ! r r The total existing floor area on both parcels is approximately 138,000 square feet, as summarized on the Final Development Program, pages 11 and 12. 4 W r - i — i — r r i — r - �r r r r w� rll PIN r UII r r i - r r ��II _c_ i Z 5 3 8 3c $ 1 Z s ct ^� W < � i � � ♦I ri it c vi 3' p J r a -A \ o' S 1 T� 14 1Y 1 V A J I ,muea a r con i r i E _ 6 C Q O er ol El r i a €•° gem c r a r c r a, z 4z w vi re. a paw ..p J'e a _ _ F— Z _ Z - eg � g � A I� , I 1 eer I fop vi ti I i g \ r r �R W i r W r L r+ r. � 3 CIO O a C a c L 4 i N E E ` - 8 8 Z c � HBO so:, s z r Q ^� F i z a6 E z z v i ,p J iF e R Z Q - - xC z r Y n O a1 a. PIR_ y n d � r _ r- 9 Me, - - q C � qW Y_ NC �� gig E E ` - 8 8 Z c � HBO so:, s z r Q ^� F i z a6 E z z v i ,p J iF e R Z Q - - xC z r Y n O a1 a. PIR_ y n d � r _ r- 9 Me, - - q C � qW Y_ NC �� ;} E a 7 § & E !■ mf n ! / 2 ®7 Ci ] 2 � § a ri 2 2 § § 2 Q � � Q t t • ' I�1 7 \UyI W M I. LOT 1 - ASPEN INS I[ U1E PARCH, (40.8 Acres) .. C. Accessory Facilities A. Campus Accommodations RestaurantlReception 1. Building 1 (Chalet A) Health Facility 2. Building 2 (Chalet B) Tennis Shop 3. Building 3 (New Chalet) ,r 4. Building 4 (Chalet C) Subtotal: 5. Building 5 (New Chalet) Total for Lot 1: 6. Building 6 (Kresge Building) 2 6. Building 7 (New Kresge) r - - 1. Tent Subtotal: _ B. Meeting/Performance Facilities 12,130 1. Paepcke Auditorium ' 2. Seminar Building 1. 3. Boettcher Building 2. 4. Kresge Building Subtotal Subtotal: .. C. Accessory Facilities -- Total for Lot 2: 11 a Existing Facilities New Facilities Final Program Lodge Lodge Lodge Units ft Ft. Units 5g Ft Units Sq Ft 12 1. RestaurantlReception 4,175 2. Health Facility 16 3. Tennis Shop 6,821 4. Tennis Restrooms - - Subtotal: r 12 Total for Lot 1: 16 II. Lot 2 - MAA PARCEL (8.2 Acres) 2 A. Meeting/Performance Facilities 18 13,627 - - 1. Tent r 2. Rehearsal/Performance Hall 12,130 - Subtotal: r B. Accessory Facilities a, 1. Lemonade Stand 18,453 2. Gift Shop �. Subtotal -- Total for Lot 2: 11 a Existing Facilities New Facilities Final Program Lodge Lodge Lodge Units ft Ft. Units 5g Ft Units Sq Ft 12 5,620 - 4,175 12 9,795 16 9,100 4 6,821 20 15,921 - - 12 9,138 12 9,138 16 9,100 2 4,527 18 13,627 - - 8 2,234 8 6,234 16 12,130 - 172 16 12,302 - - 24 18,453 24 _18453 60 35,950 50 49,520 110 85,470 - 13,000 - - - 13,000 - 7,000 - - - 7,000 - 7,000 - - - 7,000 6,060 - - 6.060 - 33,060 - - - 33,060 - 14,700 - 2,000 - 16,700 - 5,700 - 2,000 - 7,700 - 500 - 450 - 950 500 500 - 20,900 - 4,950 - 25,850 60 89,910 50 54,470 110 144,380 21,200 - 1,500 - 22,700 - - 11,000 - 11,000 21,200 - 12,500 - 33,700 - 21,500 - 12,600 - 34,100 r r r w FINAL DEVELOPMENT PROGRAM Page Two III. LOT 3 - PHYSICS CENTER PARCEL (4.1 Acres) A. Meeting/Performance Facilities 1. Hilbert Hall 2. Stranahan Hall 3. Bethe Hall Total for Lot 3: IV. LOT 4 - CONSERVATION PARCEL (25.0 Acres) A. Open Space V. LOT 5 - TRUSTEE HOUSE PARCEL (2.8 Acres) A. Existing Residential Units (8 DU's R 2,500 SF) B. Proposed Residential Units (3 DU's ® 2,500 SF) Total for Lot 5: VI. LOT 6 - TENNIS TOWNHOMES PARCEL (1.2 Acres) A. Proposed Residential Units (7 DU's ® 2,500 SF) VII. LOTS 7 -10 - 7TH STREEP SF PARCEL (1.1 Acres) A. Residential Lots (4 sites) 1. Single Family Units (4 DU's ® 4,040 SF) 2. Accessory Dwelling Units (4 AU's ® 500 SF) Total for Lots 7 -10: Existing Facilities New Facilities Final Program Bedrms Sq. Ft. Bedrms Sq. Ft. Sedans Sq. Ft. - 5,560 - - - 5,560 - 4,220 - - - 4,220 3,666 - 3,666 4 2,000 - 13,446 - - - 13,446 24 14,000 - 6,500 24 20,000 9 7,500 9 7,500 24 14,000 9 13,500 33 27,500 21 17,500 21 17,500 - - 16 16,160 16 16,160 - - 4 2,000 4 2,000 - - 20 18,160 20 18,160 TOTAL FOR PROJECT: 83.2 Acres NA 138,856 NA 116,230 NA 255,086 All square footages are gross interior sq. ft., except for the townhomes, single -family residences and rehearsal /performance hall, for which FAR square footage limitations have been established under the City's adopted Master Plan. 12 OZ IL C4 ct vi '14 Im � YIT I G � q � r � F 1 Mw. / F f s � !1A r ✓A r A r r r r r r r r r r r r r r _ •t i.�i S s CD / O // E el � 5 g @g@E h CD ti 1, P '__� riot° �+P�✓�� Ff' ! 1, 0\ � i v I 8 C O ¢ c O r All i� _ •t i.�i S s CD / O // E el � 5 g @g@E h CD ti 1, P '__� riot° �+P�✓�� Ff' ! 1, 0\ � i v I 8 C O ¢ c O r i� _ •t i.�i S s CD / O // E el � 5 g @g@E h CD ti 1, P '__� riot° �+P�✓�� Ff' ! 1, 0\ � i .- _ � � =i i --- a � E 'g- z � �o�°,' J 1 '�' A c -F a': _ -i C7 _ 1 i s7. yY fi ��Z M o .,, � � ❑ � a ^z" a' _ r e Z° a ,� _ rQ�//��r O o _ � �" = ss � z 5 .s u a c°C7 a VJ � 'L On � _ ex � 5 A � � 1�1 N Z u: � Y E °_ i'� d x � � a _ .. 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The Par Savanah institute ems Parcel not Includ d Siv to th I)• e e e -4s S burl k ith� Pen fns dltt8s the fnsb tukOns within resjdenti tote all of a e I matel �d aQ autta� a C Portion of tb P o °pnserva on Parcels d wr In a �V S bur/ es tt'ill , hrral ca Perty est rem S „ d�Ss, kre nt�ude a Pus at to see 4r a tn�udin all endows atnttt race a sSe L th resin the `4spe a th h+tui S °f the Un ate„ ° °dSe urant/a�„,� a Of th e der Pen the to `nts a do TVs. e 3Poi't the e City s A7 space area nuts Cot%, 4ahon f; bus SIQ o ns fnstitute s aster Plan alonSeado the sCu1P cilitye f ct and expand eXecudve senun the evstlnS Loci ws Road tore garden ee aalet in th Phe SOes9e,& uyer 1, At roOnts rO&ani The ge Away be e�ande d �e Ileq,1� S in the sPen �s d to IIO Se rte% aPPrOV Chalet buy�Ss 6tute PrOPOses roOnts to A ne ed under and --ec, to Fter tv buvd�S Btul� the Afaster Ply gure the 16 t °� et C n� roon7s S 3) 41th 12 r000ls be located as Sw buy in be added be added to d S Buydt nS to abet B a+t o the southeast health "th 24 roOnts d tw addla0 °f center t+711 nal roo anttc'Pate at 04[I be ren at be constructed nLs d so ov � a to the east ttng boil . me tnhe ntOdest ea of ding to the fu a ekpansl n 's to the square foots ion Is ec� In two ° nett, le of aPPrOkintatel �!( Se of ed to nzents y Oil the restored to that for the �e bring the fa�iti A lt3 p n es �mpuS Fill r n�inat appe The exis S south unChall8ed. A 1to., at t 11W °utd Perception is tO be 21 I 0 1. The Aspen Institute Parcel (Lot 1): Savanah will give to the Aspen Institute all of the land within the West Meadows parcel not included within the residential and conservation parcels, including all of the ' existing buildings within that portion of the property, to secure the future of the r Institutions and to maintain a cultural campus at the Aspen Meadows. This gift of approximately 27 acres will include the restaurantladministration facility, the three Chalet ., lodging buildings, the Kresge Lodge, the tennis courts, the sculpture garden, and the W remaining "race track" open space area along Meadows Road. Under the City's Master Plan, the existing Lodge may be expanded to 110 rooms to ■ support the Institute's executive seminar program. The Aspen Institute proposes to � reconstruct and expand the 44 lodge rooms in the Chalet buildings and reconfigure the 1 rooms in the Kresge Building. The 50 new lodge rooms approved under the Master Plan will be located as follows: a. Anew building (Building 3) with 12 rooms will be added to the southeast of +■ the health center. b. Four additional rooms will be added to Chalet B and two additional rooms will be added to Chalet C. C. A new building (Building 7) with 24 rooms will be constructed to the east of the Kresge Building. r The existing health center will be renovated; a modest expansion of approximately 2,000 square feet is anticipated at some time in the future in two new elements on the north side of the existing building. This expansion is needed to bring the facilities available for women up to the square footage of that for the men. The existing south facade facing the campus will be restored to its original appearance so that the perception of the building from the campus will remain unchanged. 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I- J ""'�Oav+mmmayTO < mrmmsxxmpra cmmOmnpy v,TZO maaamEzyyamNyT soazm - -my 0o zagsi�cziim o zm ormmmmmS T n OTascniaz� C+m�pFTya �j Fampy OaN A- 9 OOy Z ; 2mZ m a m z m z a z a N m D a� c n = m m n m m P � m � O O4zi.opa ,"'pn y�'"G�m norm < gm9W-0 nm xy 3 8 3 m o s z N Z � 9 M IIIW ■ i L I I 7 m a � ws U � 'mz w Nf Z ?w >w W NNCl6 J J Q H S U w w U � Z _ Q � w = ¢ U O � LL ¢ O < w a < J > W Q � ¢ F ¢ Q ¢ W <¢ a !� W i¢ % r r r r r r r r A r r Y� 1 j 4 �V i X11 1 t I j I` z O w J w w x ¢ �e O z J (n J Q ~ x U W w U r Z _ Q � w x ¢ U O � w ¢ U Q a a J > w Q m ¢ H w a x a w r r r r r r �F r s 1� r s r r 1� r r r r r r r r' W w I W % 2 F tl�tl 3 I Y1 tti I J ¢ 9 I y W w I U � Z - I ¢ V m O � W I I ¢ U y II w J 1 W ¢ � w a S ¢ Y aW r. r r r as r r r r r� r r • r r r r A Yr r r r r r r .. r • a r r� e. +� r nn r r y X11 r r r �� „ . ..�n. po r r r r r A r r r r r r n r r W 111 A ■. r r rs rr w r fO n r r r N. aw w a+ A r r r r�. r r r w r r r r u+ r r w r m • on r r r i.n r r r r r .. r r r r A r w r r ... r .. r �.. �, > 2 -n �� _.. ,r � s. �� e- --�1 i 6 � �� � L �AAA� �1. iii) j` � . �� �� >� X54 F' , ����� ,� �r�'" (� '���. ,� � �� �,� i �l f� -'_. ,k- -`°J t7 �P. (j� {� I �* �� x k= C� W r rr r r r r r 1^ r' r r r r i \ } I n \ \���� � \ : « � \� � � \ currently planned for the Physics Center site, although there have recently been discussions with various organizations regarding the possibility of locating a research facility on the site. The adopted Master Plan permits an amendment of the plan to incorporate an additional building on the Physics Center site provided that it is compatible in scale, materials and massing with other buildings on the Parcel. 4. The Residential Parcels: Three parcels are proposed at the perimeter of the Campus for the residential units approved under the City Master Plan. The area within all of these parcels has been intentionally limited so that the maximum amount of land can be retained within the Campus. Some SPA variations from the dimensional requirements of the underlying zone district will therefore be necessary in order to avoid expanding the size of these parcels. The individual parcels are as follows: a. The Trustee Houses ([.ot 5). • The eight existing three- bedroom Trustee Houses located along the bluff to the west of the health center will be renovated and condominiumized for sale. ., These units are identical in floor plan and are laid out in a repeating fan shape along the crest of the hillside. Each unit has the same horizontal relationship to the next. The townhouse at the south end is the highest unit, each unit to the north is stepped down r two feet in response to existing topography. r Because of the alternating flat roof and pitched roof elements of the design, these units read as detached residences alternating in height from one story to one and a half stories from the Campus side of the site and units of two stories to two and a half stories on the creek side. The units are presently entered through the individual carports which accommodate two cars. Overflow parking is presently provided adjacent to the health r r 61 r r r r .. i A IY/ r s r w r w r m r w r r w r w r w r w r w r w w r r r r r r V V'JNINNVId ONVI ONV 3uni33ilHOHV ■ OW 0 ONISOOH 331SNH103SOdOHd SMOdV3W N3dSV VVl V ONINNVld ONVI ONV 3Hni031IHOHV ■ 0N1 S31VIOOSSV ONtl WIOHNl3 OI�tlO 9NISNOH 3315l1tl14350dOtld •. SMO(I N3dSV ai �i' V I V SNINNVId ONVI ONV 3Hni O311HOHV ■ ONI S31VIOOSSV ONV WIOHNIA QInV(3 ONISOON 331SOH143SOd08d mI" SMOOtl3W N3dSV ^a" V V 9NINNVId QNV1 ONV 38l11331IH3HV ■ ONI S3IVIOOSSV ONV WOHNI OIAV61 i ONisnOH 331Sndi a3SOdO8d SMOOV31N N3dSV 'II" I 7 E)NINNVId ONVI CINV 3U"i3311HDHV ■ DNI S]iVIOOSSV ONV WOHNl3 61'A'Val ONisnOH 33isn8i 03SOdO8d SMO4V3V4 N3dSV", i - V,I tl ONINNVId GNVI ❑NV 3H iO31IHOHV ■ ONI 531VIOOSSV ONtl WIOHNIi Olntl O� ONISOOH 331SON103SOdOtld 3 c SMOOV3W N3dSV V V 6NINNVld ONVI ONV 3bn103ilHOHV ■ ONI S3IVIOOS Stl ONV WIOHNIj OINtlO I i O snS 331SOtl103SOd08d "d SMOOV3W N3dSV center. Three new units are proposed to be constructed adjacent to the existing units — two at the north end and one at the south end. The square footage of each of the 11 units will be limited to 2,500 square feet of FAR floor area. The entry area has been redesigned; the carport roof will be removed so that the residences can be entered through a landscaped court. New covered parking is provided to the east of the residences. An additional surface parking space will be retained adjacent to the units so that a total of 33 spaces are provided for the project. Because the residences are located at the perimeter of the Campus, they will impact only minimally on the continued use of the Campus by the Institutions. The Institutions and their Trustees and supporters will 4 be given priority to purchase these townhomes once renovations are completed. ^ The height of the Trustee Houses is generally less than the 25 foot height limit of r the R/Nff zone district, measured according to the definition for height in Article 3 of the Code. In order to maintain the vertical and horizontal relationships established for the �. existing Trustee Houses, however, the two northern-most units exceed the 25 foot height limit by several feet and will require an SPA variation for the additional height. i b. Tennis Townhomes (Lot 6): Seven new three - bedroom townhouse units are proposed for the site that presently serves as the parking lot for the tennis courts. These townhomes will also M be limited to 2,500 square feet of FAR floor area. These units have been set down into the bank overlooking Castle Creek so that the perceived height of the three -level units from the Campus appears to be only one and a half stories. The design of these units includes elements borrowed from the design of the Trustee houses. The units are stepped horizontally along the bank to break the plane of M the two longer facades. Flat roofs are used in combination with pitched roof elements at the upper level of each unit which give the appearance that the building is made up of a r 73 i `V IV `JN INN Vld CNVI ONV all f`1J3DHDrJV ■ ON S31VIDOSSV aNv'W IOHNid AVVC SMOOY3Y11 3H1 UO3 S3WOHNM01 03SOdOUd �I — V I I I V 1 0 1 NINNVId CINVI CNV 3dnio311HoHv m DNI S]iVIDOSSV C I NV - AIOHN!/J' GI'A-V(lf SMOUV3W 3H.L W0=1 S3WOHNm01 03SOdOdd V, V JNiNNVId ONVI ONV 3Hr)J3311H38V 4 ONl S31V!OOSSV Cl NV WI0HNIJ QIA' ❑ SMOOV3W 3Hl HOd SMOHNM01 03SOdOFld I� V V 9NINNV]d aNVI (INV 38NI 3311H')HV ■ ONi S31V]OOSSV C1 NV AIOHNI i ainVal SMOOd3W 3H1 80d S3WOHNM01 03SOdOUd IE% m. we P* we r m r r r r r r r r r r r r r r r v i v NNiNNV'd uNV i ONV 3enioailW)HV ■ ONi SIIVIDOSSV aNv AlnHNI ! rl� Vn! SMOOV3W 3Hl HOH S3WOHNM01 03SOdOtld ■■■■■■■■■■® r m r ■ w w r w. r sm w w r r r r r series of detached units. Each unit is entered from the east side; covered parking for 2 cars per unit is provided to the east of the units. An additional parking space is provided adjacent to the entry which will be designed to encourage only occasional use. C. Seventh Street Single -Family Parcel (Lots 7 -10). ' Four single - family lots of 12,000 square feet each will be developed to W the north of Seventh Street as it enters the property adjacent to the Physics Center parcel, as shown on the Conceptual Layout and Grading Plan (following page 12). The Plan includes building envelopes for the residences. Building square footage will be limited to 4,540 square feet of FAR per residence, exclusive of exempt garage space but including a W 500 square foot accessory dwelling unit to be developed above -grade on each lot. These lots have been approved on the north side of the new road alignment. r Because of the City's preference to limit these lots to 12,000 square feet each, an .r SPA variation from the minimum lot size will be required under R -15 zoning as proposed for the lots. 5. The Conservation Pawl: The 25 acre riparian zone to the east and north of the Campus alongside Castle Creek and the Roaring Fork River will be purchased by the City of Aspen. The _. Wildlife Preservation zoning proposed for the site (see Section IV, page 120) will assure r that the land remains in its natural condition. The terms of the purchase contract will control the timing of the rezoning. r r s r 81 ++ B. Standards for Review. • The Final SPA Development Plan is consistent with City Council's findings wr regarding the SPA review standards under Resolution No. 2, Series of 1991, as follows: r r r 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, r height, bull., architecture, landscaping and open space. The Final Development Plan is consistent with the Aspen Meadows Master Plan r and preserves the academic and cultural character of the Meadows property while being r compatible with development in the immediate vicinity. The Final Development Plan r provides for an acceptable increase in density, while preserving important open space. r •+ 2 Whether sufficient public facilities and roads exist to service the proposed development. The Final Development Plan proposes development on land which is suitable for development. Riparian areas, flood plains, and steep slopes are not being proposed for development. r 3. Whether the parcel proposed for development is generally suitable for r development, considering the slope, ground instability and the possibility of mud flow, rock falls, avalanche dangers and flood hazards. a The Final Development Plan proposes development on land which is suitable for development. Riparian areas, flood plains, and steep slopes are not being proposed for development. r 4. whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and •� provide open space, trails nd similar amenities for the users of the project and the public at large. The Final Development Plan has endeavored to preserve significant open space i areas, as well as environmentally sensitive areas through clustering of new development. 82 The Final Development Plan also provides a public trail network through the site in order to enhance the city-wide trail system. These efforts are consistent with the Aspen w Meadows Master Plan and its vision for the property. s rr 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. The Final Development Plan is in compliance with the Aspen Meadows Master Plan which was adopted as an element of the Aspen Area Comprehensive Plan. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood The Final Development Plan provides for adequate public facilities for the proposed r, development without adversely effecting the surrounding neighborhood. The provision of these public facilities is at the expense of the applicant and have been detailed in the " Final Development Plan. 7. Whether proposed development on slopes in excess of twenty percent (20%) meet the slope reduction and density requirements of Section 7- 903(B)(2)(b). The Final Development Plan is in compliance with this standard because this property has no underlying zoning; therefore, the property has no pre - established density requirements which are subject to reduction. w D 8. Whether there are sufficient GMQS allotments for the proposed r development. On February 15, 1991, The Applicants requested a residential Growth Management +r allotment for the 14 residential units proposed in the project. r r r r-V .w C. Contents of application. The contents of a development application for a Final SPA Development Plan shall include the following: low 40 a. The general application information required in §(x202 General application information is contained in Exhibit A. b. A precise plan of the proposed development including but not r limited to proposed land uses, densities, landscaping, internal traffic circulation, and access ways. The precise plan shall be in sufficient detail to enable evaluation of the architecture landscaping, and design features of the proposed development. It shall show the location and floor area of all existing and proposed buildings and other improvements including heights, dwelling unit types and non - residential facilities. The design and square footages of the proposal are illustrated in the r drawings and tables throughout this Section II. W r .. C. A stmt specifying the underlying Zone District on the parcel and, if variations are proposed, a statement of how the variations comply with the standards of §7404(B). The development proposed is sited on land without underlying zoning. r Proposed zoning is discussed in Section IV, page 120. W .. d. A statement outlining a devekq"nent schedule specifying the date construction is proposed to be initiated and completed. r The construction schedule for the project is discussed in Section M(A), W .. beginning on page 95. W r e. A statement specifying the public facilities that will be needed to accommodate the proposed development, and what specific assurances will be made to _ ensure that public facilities will be available to accommodate the proposed development. Public facilities are discussed in Section 11I(B)(1) beginning on page 102. r 84 r �+ f. A statement of the reasonable conforaiartce of the Final Development Plan with the approval granted to the Conceptual Development Plan and with the original intent of the City Council in designating the parcel Specially Planned Area (SPA). The City Council approved the Aspen Meadows Conceptual SPA Plan with 1O the following conditions, to be addressed in the Final SPA Development Plan: u�r 1. The applicant shall submit a construction schedule. The construction schedule for the project is included in Section III(A), page 95. r 2. The visual impact (height and linear appearance) of the underground parking lot at the tennis courts shall be reduced as much as possible. A detailed parking plan shall be "^ provided indicating any existing parking to be removed and any proposed parking at the .. Meadows. The reconstructed tennis courts and partially buried parking facility is illustrated following page 12. The visual impact of the structure has been minimized by taking advantage of the natural topography. The two courts at the south end will be built at natural grade. The parking facility extends under only the four courts to the north where ... natural grade is lower. The linear appearance of the western elevation is broken by the new pro-shop and restroom buildings and the northern and eastern elevations are softened by gentle berms and planting. A significant percentage of the existing surface parking areas within the West Y Meadows are to be removed, as most parking in the area is relocated to covered parking r r areas. All of the existing parking adjacent to the Chalets and Kresge is removed. Only -� 14 surface spaces adjacent to the restaurant are proposed on the Lodge site. The size of the MAA parking lot will not be expanded, but will be reorganized to increase the total number of spaces from 258 to 274 spaces. The existing Institute lot will r not be changed; it presently accommodates 91 cars. 3. Those elements listed in the Master Plan must receive Conceptual and Final approval by the Historic Preservation Committee ( PQ unless the B PC determines that 85 r final approval is not necessary prior to Final SPA submission. At its Public Hearing to consider the Conceptual HPC Development Plan for the residential projects, the HPC agreed that it is not necessary for the Meadows proposal to wr receive Final HPC approval prior to submission of the Final SPA Development Plan. This decision by HPC is consistent with the level of detail needed for each of the projects in order to proceed to Final HPC Development Plan review. r 4. A Subdivision Plat in full compliance with §7 -1004 D.1 and D.2 shall be submitted ., which describes the specific parcels to be held in separate ownership, including the Conservation Area to be purchased by the City. ., Subdivision requirements are discussed in Section V, beginning on page 132. The .. Applicants intend to continue to work with the City Engineer to finalize the Plat as issues are resolved during the review process. r �. S. Trail easements on the Meadows property must be dedicated on the Subdivision Plat consistent with the Meadows Master Plan. The trail accessing the west Meadows area from Seventh at North shall follow the boundary of the racetrack open space as shown on the Master Plan. w. Proposed trails and trail easements are shown on the Conceptual Layout and Grading Plan following page 12. Upon final approval by the City, all trail easements will be illustrated on the Final Plat. The trail from Seventh and North to Meadows Road will follow the boundary of the racetrack open space. Trails are discussed further under condition 10, below. r 6. All utilities shall be underground. Easement needs of each utility shall be .. addressed at Final submission. Major utilities must sign off on final submission. All utility easements will be illustrated on the Final Plat once the Final r Development Plan, including the final location of all buildings, is established. All utilities i i A r will sign -off on the Plat prior to recordation. LU r s 7. The applicant shall investigate with the Engineering Department how to comply with drainage and runoff issues and be prepared to specify mitigation in the final application and grant all easements as required. The Applicants' representatives have met with the Engineering Department regarding drainage and runoff issues. Drainage issues are addressed in Section IH(B)(1)(c), beginning on page 104. Necessary easements will be established on the Final M Plat. .. S. Seventh Street shall be the primary access for two way traffic into and out of the s Meadows. Seventh Street will be the primary access for traffic to and from the West Meadows. Eighth Street will be extended to the new road alignment to provide secondary access. .. 9. Costs associated with the Seventh Street expansions or alterations shall be borne by the applicant. The costs of construction of the new Seventh Street access through the property will be borne by the Applicants. 10. Trails and bikeways shall be implemented in compliance with the adopted Pedestrian and B&eway plan. The pedestrian trail along the old Meadows road alignment shall be reconfigured to conform to design standards set forth in this plan. r In the Aspen Meadows area, Third Street is identified in the Pedestrian and �. Bikeway Plan as a primary pedestrian route and the Gillespie /Sevendi/North alignment is -. identified as a secondary pedestrian route. Meadows Road and the balance of the western and northern perimeter of the property is identified as a recreational pedestrian route. For bikers, the Third /Gillespie /Seventh/North alignment is identified as a secondary bike route with Meadows Road and the balance of the alignment connecting to the -• existing Rio Grande Trail shown as an off -road trail. No other bike trails are proposed in r s r 87 IM ■ the adopted plan in the vicinity of the Meadows property. Under the Plan, trails are defined as "routes that are separated from roads" (page .. 2 -17). Most trails are planned for shared use under the Plan. Bike routes are "streets that are designated for use by bicycles where travel lanes are shared with automobiles." The Applicants have committed to convert the existing Meadows Road alignment to a -- bike /pedestrian trail from the point where Eighth Street connects to the new Seventh Street alignment north to the area of the Restaurant/Administration Building. This trail will be of sufficient width to accommodate shared use by bikers and pedestrians. W In addition, the Applicants will establish several trait easements through the r r property, including a connection from the north end of the above trail to the Rio Grande +■ Trail. When this trial is constructed by the City as agreed upon, the design of the trail as it extends across the hillside below the restaurant and Trustee Houses must take into account the sidehill condition in that area. Additional trail easements will be established along the south side of the river extending up to connect with Third Street for pedestrian use as well as a bike /pedestrian trail easement from the Meadows Road trail east across the south end of the racetrack to Gillespie Street. These trails and trail easements are illustrated on the Conceptual Layout and Grading Plan, following page 12 and will be shown on the Final Plat once the precise locations and widths of the easements are approved by the City. .. 11. A fugitive dust control plan must be approved by State and County agencies prior to issuance of any excavation or building permits. The Applicants commit to seek approval from the County Environmental Health Office and the State of Colorado of a fugitive dust control plan for the projects prior to M the issuance of any building permits for the property. 12. Food service facilities shall comply with all State and local environmental health codes. r 88 r r r Food service facilities will comply with all environmental health regulations of the City of Aspen and the State of Colorado. 13. Energy efficient measures shall be a priority throughout the Meadows property. Energy efficiency commitments for the residential projects will exceed the Standards of the thermal code of the City of Aspen. The Applicants commit that all other projects will meet or exceed those same standards. 14. Housing mitigation for the 23.691ow- income employees shall be provided through cash-in -lieu for 16.69 employees as well as on -site housing for seven employees, deed restricted to low income. Housing mitigation for the residential projects, which is a requirement of 23.69 low- income employees will be met with a payment -in -lieu of $574,150 and accessory dwelling units of 500 sq.ft. in each of the single - family residences housing a total of seven employees. 15. The affordable housing units must be deed restricted meeting the Housing Authontys requirements for size, type, asset, income, and occupancy standards. Because the accessory dwelling units to be provided in the single family residences are being used to satisfy GMQS requirements, the Applicants have agreed to deed restrict the units to low- income requirements. 16. Condominiumization fees shall be paid for the eight existing 3 bedroom townhomes totalling $64,240, payable before plats are filed. Condominiumization fees will be paid at the time the as -built condominium plats are recorded. This is required to occur prior to the sale of the individual units. M rM 17. New residential units must receive GMQS allotments prior to Final SPA approval. A residential GMQS Submission which includes a request for an allocation of fourteen units was submitted to the Planning Office on February 15, 1991. 18. The following areas shall be rezoned to a new zone district called OS -Open Space: the 25 acre parcel currently zoned C- Conservation (with consent of the applicant), the ,.. Racetrack, Sage Meadow, Anderson Park, and the Tent Meadow, as designated in the Master Plan. upon further review, some historic use of the parcel may indicate slightly different approach to zoning (SPA). The Applicants propose to apply a new Open Space (O.S.) zone to Anderson Park, the Marble Garden, and the Tent Meadow. A new zone called Wildlife Preservation (W.P.) is proposed for the 25 acre parcel adjacent to Castle Creek and the Roaring Fork . River, the Race Track area and the Sage Meadow, as illustrated on the Proposed Zoning Maps, following page 121. The two zones are intended to differentiate between the manicured open space areas and those open space areas to be retained in a natural setting. r 19. The Rehearsal Hall shall be located to the east of the Music Tent and shall be screened along the eastern MAA property boundary with a vegetative buffer. The Rehearsal/Performance Facility has been located to the southeast of the Music Tent as approved conceptually. The structure will be screened by trees along Third Street. 20. A detailed description of the use program for the Rehearsal Hall shall be provided. This must address seasonal use, daily use, use by outside entities, public performances, etc. r Robert Harth, President of the Music Festival, has prepared an anticipated use R .. program for the Rehearsal/Performance Facility (see Exhibit F). During the summer w season, the facility will be used on a daily basis,primarily for orchestral and chamber music rehearsals. Some performances will also take place in the facility including some MR I!1 student orchestra and chamber music concerts, recitals, master classes and recording I sessions. The MAA has previously committed throughout the planning process to not schedule simultaneous public events in the new facility and the Music Tent. w. During the MAA's off - season, it has been contemplated that the facility may be .. used by the IDCA during the June conference, by the Physics and the Institute for lectures and similar events, and for selected Festival and School events sponsored by MAA. Additional events by other non -profit organizations are contemplated, but no for - profit public use of the facility is anticipated. 21. A fire suppression/protection plan must be developed in concert with the Fire Marshall's Office and included in the Final submission. The Applicants have met with the Fire Marshall and Fire Chief to discuss fire protection for the project (see Section III(B)(1)(d), page 96). The Fire Marshall has requested a 16 foot wide paved access within 150 feet of all buildings. This access is illustrated on the Conceptual Layout and Grading Plan, following page 12). W 23. The applicant shall commit to making necessary corrections to the Sanitation District trunk line as mentioned in the referral letter. The Applicants commit to make repairs to the existing Sanitation Distirct trunk line necessary to serve the project. 24. A detailed transportation plan shall be submitted with the Final Plan application .r The bus loading area and its interface with pedestrian access ways must be addressed. The transportation plan shall also provide specific details on items mentioned in the " Master Plan vehicle size regulations, small non-diesel buses, Rio Grande shuttle, paid parking, residential parking permits, lodge limousine, and which possibly includes paving the M.A.A. parking Iot. In addition, the transportation plan shall evaluate the ,. effectiveness of less underground parking and a better transit system throughout the ply A Traffic Mitigation Plan for the project is provided in Exhibit D. Traffic impacts W and parking are discussed in Section M(B)(1)(e) and (f), beginning on page 96. r r 25. The proposed building envelope for the Health Club Final shall be shown on the nal SPA Plan The budding shall not be expanded any further the north. When designing the new road in front of the club, the trees and pond shall be kept or relocated. The building footprints for the Health Club expansion are illustrated in the architectural drawings for the Institute facilities following page 21. The concept is to _ provide two small building additions with only a minimal connection to the existing .. structure, to differentiate the addition from the original structure. .. 26. Impacts of construction and development on the Meadows property to wildlife and native vegetation should be addressed at the final development plan and appropriate mitigation measures placed on the final approval. Tom Cardemone has written a letter (see Exhibit G) regarding wildlife habitat at the Aspen Meadows. Mr. Cardemone suggests that the red fox den near Anderson Park should be relocated to a dry, sandy site below the north edge of Anderson Park. As much as possible, the unimproved sagebrush and meadow areas around Anderson Park, including the old race track, will remain undisturbed as recommended. Many other •- native mammals and birds inhabit the Meadows property from the race track to the Roaring Fork. These species all will be best served by preservation of as much areas as .. possible in its present natural condition. Enhancement of the riparian zone by encouraging the regeneration of cottonwood, blue spruce and other riparian plant species would be a great benefit to the wild values of the Meadows property. This area is to be acquired by the City. ^^ The landscape concept for the Aspen Meadows as illustrated on the Conceptual Planting Plan following page 12 is based on the design scheme previously established for the property. Large areas such as the Race Track, Sage Meadow and Tent Meadow will be preserved in native vegetation and new manicured areas will be incorporated as .. islands within these natural open space areas where new structures are proposed. Where construction is proposed in these natural areas, care will be taken to limit disruption of native vegetation to a minimum. It is the intent of the Applicants to M W revegetate these areas with plant materials typical of each of these areas, in a layout consistent with the surrounding native vegetation. This will assure that at maturity the new plant materials will be indistinguishable from the existing vegetation. Native plant materials such as sage and gambel oak are now readily available from nurseries in pots to ., assure a much higher degree of successful transplants than in the past. While there are many examples of unsuccessful revegetation of disturbed areas in Aspen, this has generally been because such areas have been reseeded with grasses; no attempt has been made to re- establish the original plant materials. r 27. A digitized copy of the Subdivision plat is requested by the Engineering Department prior to recordation. Information for the plat is being digitized as information is finalized and a copy of ., this information will be provided to the City prior to recordation. -. g. A plat which depicts the applicable information required by §7- E 1004(Dxlxa)(3) and (D)(2xa). The draft Final Subdivision Plat for the property is included in Section V, page 132. s r r 93 III. RESIDENTIAL GMQS SUBMISSION (Article 8) w A request for a residential GMQS allocation for the Aspen Meadows was filed in a separate application on February 15,1991. The text of that request is repeated in this section without modification for the convenience of the Planning and Zoning Commission and City Council. In conjunction with the proposed gift of approximately 30 acres of land and the • existing facilities within that area, a total of 14 new residential units are proposed at the Aspen Meadows, including 3 new Trustee Houses, 7 new townhomes across from the tennis courts and four single - family homesites. The project, as presently proposed, is therefore +� dependent on the allocation of 14 residential dwelling units. As stated previously, the City's adopted Master Plan for the Meadows recognizes that in order for the plan to be successful, it must provide sufficient compensation to the principal landowners to accomplish the transfer of the balance of the land back to the non -profit organizations. This can only be accomplished through the award of sufficient development allocations to accomplish the development program approved conceptually by the City. The annual residential development allotment in the City of Aspen is 39 dwelling units, of which 19 dwelling units are set aside for the development of affordable housing and the remaining 20 are available for freemarket development. In the event that development which is exempt from GMQS reduces the available freemarket quota below .. 30 %, or 6 units, an allotment of at least 6 units shall be made available annually. Therefore, if the quota available in the 1990 competition (carried over from last fall) is inadequate for the project, the Applicant requests the award of sufficient quota from the future to permit the project to proceed. This may be accomplished through the award of an excess development allotment (§8- 103(B)) or a multi-year development allotment (§8- 103(D)) 94 r leq as appropriate. " A. Contents of Application (§&106(B)): y A Development Application for a GMQS allocation shall include the following +r information: 1. The general application information required in §6-202 The general application information is provided in Exhibit A. 2 A written description of the proposed development including statements about: (a) How the proposed development shall be connected to the public water system, including information on main size and pressure: the excess capacity available in the public water system; the location of the nearest main; and the estimated water demand of the proposed development The East Meadows is served by a 6" cast iron waterline. The West Meadows, including the Institute lodging, restaurant, and the trustee houses are served by various size r service lines extended from a dead end 8" cast iron line in Meadows Road and undersized extensions from the 16" ductile iron waterline which traverses the race track, southerly to northerly. The existing 8 Trustee Houses create a current demand of 6000 gallons per day and a peak demand of 10,800 gallons per day on the water system. The Aspen Water Department has confirmed that sufficient excess capacity is available r to serve the project (Exhibit Q. Additional information regarding proposed improvements to the water system is provided in Section III(B)(1)(a), page 102. (b) How the proposed development shall be connected to the public sewage .. treatment system; the excess capacity available in the public sewage treatment system; the nearest location to the building site of a trunk or connecting sewer line; and the expected sewage treatment demand of the proposed development .. The Aspen Meadows is within the boundary of the Aspen Consolidated Sanitation District. The District has an existing 8" vitrified clay trunkline that is installed in the r proposed conservation land east of Castle Creek and crosses the Roaring Fork River at their 95 r r i convergence. This line is the collector for the Aspen Meadows and several residences along Meadows Road. The Aspen Meadows is the major contributor to this trunkline. The WW Meadows facilities are serviced by a myriad of private undersized sewer lines which r eventually tie into the Castle Creek trunkline. The Castle Creek trunkline currently experiences high infiltration during the spring r and summer months. The existing residential units contribute approximately 6,000 gallons per day of domestic sewage. The Aspen Consolidated Sanitation District has confirmed that sufficient excess capacity is available to service the project (Exhibit Q. Additional information regarding r proposed improvements to the sewer system is provided in Section III(B)(1)(b), page 103. (c) The type of drainage system proposed to handle surface, underground and runoff waters from the proposed development, and the effect of the development on historic drainage patterns. The proposed development plan provides minimal conflicts with existing drainage r patterns on the Aspen Meadows parcel. Surface water from impervious surfaces will be -. conveyed through a system of swales, ditches, and culverts to detention structures. The project will detain the 100 -year storm runoff as specified by the Urban Storm Drainage ' Criteria Manual. The detention facilities will be located and designed to maintain the aesthetics and environment of the Meadows site. The volume that will be detained is approximately 0.9 acre -foot of storm runoff. Additional information regarding proposed storm drainage improvements is included in Section III(B)(1)(c), page 104. r (d) The type of fire protection systems to be used, (such as hydrants, rr sprinklers, wet standpipes, etc.); and the distance to the nearest fire station and its average response time. r r r r M- Fire protection will be provided through a combination of fire hydrants and internal sprinkling, utilizing the extension of the 8" waterline in Meadows Road. The downtown fire station is located approximately one mile from the site; response time is expected to be five *, to ten minutes. Additional information regarding proposed improvements to the fire protection system is provided in Section III(B)(1)(d), page 105. (e) The total development area of the proposed development; the type of housing or development proposed, total number of units and bedrooms, including employee housing, and a tabular analysis outlining the proposed development's compliance with the dimensional and use requirements of this chapter. The site includes 86.1 acres; the type and total number of units proposed is listed in the Final Development Program on pages 11 and 12. The development site is not presently subject to underlying zoning, so no dimensional and use requirements are established for the site. (f) The estimated traffic count increase on adjacent streets resulting from the proposed development; a description of the type and condition of roads to serve the proposed development; the total number of vehicles expected to use or be stationed in such .. development; the hours of principal daily use on adjacent roads, the on and off -site parldng to be supplied to the proposed development; location of alternate transit (bus route, bike Paths, etc.); any automobile disincentive techniques incorporated in the proposed development; whether roads or pariing areas will be paved, and methods to be used for snow and ice removal on streets and parking lots. The proposed development is well located to be served by public transportation. All RFTA bus routes serving points out of town to the west serve the bus stop at the intersection ,. of Eighth Street and Highway 82. This stop is approximately 1200 feet from the entrance to *- the West Meadows. In the future, when Highway 82 has been realigned, transit service for the Meadows by many of these routes will be at the intersection of Seventh and Main Street, a distance of five blocks from the relocated entrance to the Meadows. However, the Snowbunny route will 97 r continue to operate on Hallam Street (existing Highway 82) to Cemetery Lane, thereby continuing to provide transit service to the stop at Eighth Street and Highway 82. Furthermore, the applicant is not relying solely on RFTA to provide public transportation to the project. As part of the traffic mitigation plan (Exhibit D), a free van service will be provided between the West Meadows and the airport and downtown Aspen. �- This service will be available to all guests, residents, and employees of the West Meadows. Traffic generation and parking are discussed in Section M(B)(1)(e), page 106 and Section III(B)(1)(f), page 107. A i (p) The method by which affordable housing will be provided, in conformance with the provisions of W 109, and a description of the type and amount of -- such housing to be provided. The Applicant's affordable housing obligation is 23.69 employees. It is presently anticipated that this requirement will be satisfied by providing four low- income accessory r. dwelling units, and a payment -in -lieu of $574,150.00 as discussed in Section M(B)(5), page 119. (h) The type of stoves and fireplaces to be installed, including those using wood, coal, gas or other fuels, the number of such stoves and fireplaces, and any emission control devices used on the stoves or fireplaces. For the residential portion of the project, it is presently anticipated that the 8 wood- burning fireplaces in the existing detached Trustee Houses will be converted to gas log fireplaces and that gas log fireplaces will also be installed in each of the fourteen new residential units if this can be done in compliance with the standards of Section 11.2.3 of the Municipal Code. (i) The location of the proposed development relative to proposed or existing parks, playgrounds, schools, hospitals, airports, mass transit systems, and the estimated increased usage of such facilities by the proposed development M r The site is located approximately one half mile from the City golf course and the Marolt open space area; the school complex and the hospital approximately one mile distant and the airport two miles. The estimated increased usage of these facilities is expected to be minimal. The majority of RFTA's transit routes pass within 1200 feet of the site. •- (j) The location of the proposed development relative to existing and proposed retail and service outlets, and the estimated increased demand on such outlets from the proposed development. The site is located approximately one mile from the commercial core. The estimated r increased demand on commercial outlets is expected to be minimal. .. (k) The effect of the proposed development on adjacent land uses. The effect of the proposed development is discussed in Section M(B)(2)(a), page 109. (1) The construction schedule for the proposed development, including, if applicable, a schedule for phasing construction. The Consortium Members have participated in the preparation of the following proposed construction schedule for the Aspen Meadows property. There are five separate areas of construction to be considered: (1) The Aspen Institute lodging, parking, restaurant, health facility and attendant -• site work. r (2) The MAA tent improvements (seat expansion, backstage addition and outside r site work) performance /rehearsal facility and parking lot design. _ (3) The Savanah residential site improvements, tennis townhomes, trustee house ,. remodel and additions and all related landscaping and site work. r (4) The Seventh Street extension, the trail on the Meadows Road and the utility and irrigation system upgrades throughout the property. M r r r (5) The City of Aspen trail and bridge installation from the Meadows Road to Picnic Point and behind the auditorium accessing the Roaring Fork Road side of the campus. The issues involved in construction scheduling focus on the currently unknown success of the fund raising efforts by the Institute, MAA and Physics and the need to maintain the summer programming each year, necessarily prolonging the construction timing for all elements. If the money were in hand and the facilities could be completely closed for eighteen to twenty four months, then construction scheduling would be a simple endeavor. w. This is not the case. The proposed schedule outlined below assumes successful fund raising and the receipt of final approvals in late spring of 1991. It is the best case scenario and is broken down by responsible party. (1) The Aspen Institute proposes in a best case scenario to begin extensive renovations on the three existing chalets and the Kresge building and to begin construction on the new building east of the Kresge in the summer of 1991 and complete the renovations for the June 1992 season. In the fall of 1992, work could begin on the new chalet next to the health club. Then, in the spring of 1993 and through the summer, final site work and landscaping would be completed. (2) The MAA proposes to begin all construction after the 1991 season and complete the rehearsal facility and the tent expansion and reconfigurration for the 1992 season. (3) Savanah proposes to begin work on the tennis townhomes in the fall of 1992, after completion of all road and utility work. The trustee house remodel and expansion work will be coordinated with the Institute work and will be 100 r r undertaken from the fall of 1993 through 1994. (4) The Seventh Street extension and utility upgrades and Meadows Road trail will be constructed beginning in the fall of 1991 so as to allow for revegetation of disturbed sites in the spring of 1992. This work must be accomplished to meet code requirements for the MAA and Institute work. (5) The City will be responsible for the trail and bridge work. The initial trail upgrading and shoring should be completed in connections with Savanah's site work on the tennis townhome site. This schedule should be viewed as only proposed and assumes a best case scenario. r National and international events will affect fund raising efforts and necessarily change proposed construction schedules. At the time of application for building permits for each component, a specific construction schedule will be submitted for that component. 3. Maps or narrative which address the following: r (a) Preliminary architectural drawings in sufficient detail to show budding size, height, materials, insulation, fireplaces, stoves, solar energy devices (demonstrating energy conservation or solar energy utilization features), type of units, internal configuration of principal, accessory and other spaces, and location of all buildings (existing and proposed) on the site. Preliminary architectural drawings are provided in Section 11, following page 21. r Resource conservation issues are addressed in Section III(B)(3), beginning on page 114. (b) Proposed landscaping, screening, attempts at preserving natural terrain r and open space, amenities to be provided on -site, and proposed underground utilities. Landscaping and open space issues are addressed in Section III(B)(2)(b), page 111 and - Section III(B)(2)(d), page 113. r 101 r r ° (c) Motor vehicle circulation, parking, bus and transit stops, and improvements proposed to insure privacy from such areas. Circulation, parking and the proposed transit stop are illustrated on the Conceptual °- Layout and Grading Plan, following page 12. (d) Any major street or roads, pathways, foot, bicycle or equestrian trails, and greenbelts. Roads, trails and open space areas are shown on the Conceptual Layout and Grading s Plan following page 12. ® (e) A general description and location of surrounding existing land uses, and an identification of the Zone District boundary lines, if applicable. ti Surrounding land uses are discussed in Section M(B)(2)(a), page 109. Zone district V boundaries are identified on the Vicinity Map, Exhibit A5. B. Residential GMQS Evaluation Criteria 1. Availability of public facilities and services (maximum 12 points). The impact of the project on the following public facilities and services shall be rated accordingly: (a) Water. (Maximum 2 points). Considering the ability of the water supply system to serve the proposed development as .. well as the applicants commitment to install any potable water facility extensions or treatment plant, or other facility upgrading required to serve the proposed development. The Aspen Meadows is served by a 6" cast iron waterline on the East. On the West, r the Institute lodging, restaurant, and the trustee houses are served by various size service lines extended from a dead -end 8" cast iron line in Meadows Road and undersized extensions from the 16" ductile iron waterline which traverses the race track, southerly to r r r s r 102 .y northerly. The 8" waterline will be extended northerly past the Meadows Restaurant, then easterly and connected into the 16" City of Aspen water transmission stain. The loop will .� provide upgraded service for the West Meadow facilities. The extension will eliminate the W dead end waterline in Meadows Road by providing a looped waterline. The looped line will provide the residences along Meadows Road with an additional water feed and higher reliability than the existing dead end situation. This should be considered a system upgrade beyond that required to provide service to the development. .. The proposed residential portion of the Aspen Meadows SPA is of two different types, attached and detached townhomes and detached single family homes. The townhomes will be serviced by the extended 8" waterline in Meadows Road. The four .- detached single - family dwellings will be served from an existing 8" cast iron water line in North Street which extends west past Seventh Street and ties into the 16" water transmission W main. The existing 8 Trustee Houses create a current demand of 6000 gallons per day and ra peak demand of 10,800 gallons per day on the water system. Three additional Trustee Houses are proposed along with seven new Tennis Townhomes and four single family dwelling with accessory units. The additional residential development will create a new average demand of 12,000 gallons per day and a 21,600 gallon per day peak demand. Sanitary Sewer. um 2 is Considerin th ability of t sewer system to serve the proposed development as well as the applicanes commitment to install any sanitary system extensions or treatment plant, or other facility upgrading required to serve the development. The Aspen Meadows is within the boundary of the Aspen Consolidated Sanitation district. The District has an existing 8" vitrified clay trunkline that is installed in the proposed Conservation Land east of Castle Creek and crosses the Roaring Fork River at their convergence. This line is the collector for the Aspen Meadows and several residences along Meadows Road. The Aspen Meadows is the major contributor to this trunkline. The s r 103 Meadows facilities are serviced by a myriad of private undersized sewer lines which eventually tie into the Castle Creek trunkline. As part of the proposal, the Aspen Meadows sewer system will be upgraded. The majority of existing and proposed buildings will be reconnected to the upgraded system. Portions of the Physics Institute that are currently on septic will also be connected to the upgraded system. The Castle Creek trunkline currently experiences high infiltration during the spring and summer months. The trunkline will be partially replaced or lined with a polyethylene or insituform liner prior to reconnecting the Meadows development. The residential portion of the Aspen Meadows S.P.A. includes the Tennis and Trustee r townhomes in the West Meadows and the four single family dwellings at the south end of — the race track. The townhomes will be tied directly into the Castle Creek trunkline, and the single family homes into an existing 8" sewerline in Meadows Road. The Aspen Meadows facilities contribute to the sanitary sewer system to an amount approximately equal to the water demands. The existing residential units contribute approximately 6,000 gallons per day of domestic sewage. The proposed additions to the trustee houses, the tennis townhomes, and four single family dwellings will contribute an additional 12,000 gallons of domestic sewage per day. The total residential contribution to _. the sewer system will therefore be approximately 18,000 gallons per day. (c) Storm Drainage. (maximum 2 points). Considering the degree to which the applicant proposes to maintain historic drainage patterns on the development site. If the proposed development site. If the proposed development �+ requires use of � City's drainage system, consideration of the commitment by the applicant to install the necessary drainage control facilities and to maintain the system over the long term shall be made. W — r The Aspen Meadows parcel is vegetated by a variety of grasses, low growing shrubs, and trees. The developed portion of the parcel consists of manicured lawns and hard 104 surfaces for walks and vehicular traffic. The undeveloped portions are near their natural state. The large race track area in the southwestern portion of the site forms a natural boundary which impounds water. The proposed site plan provides minimal conflicts with existing drainage patterns on r the Aspen Meadows parcel. Surface water from impervious surfaces will be conveyed -- through a system of swales, ditches, and culverts to detention structures. The project will detain the 100 -year storm runoff as specified by the Urban Storm Drainage Criteria Manual. r The detention facilities will be located and designed to maintain the aesthetics and environment of the Meadows site. The volume that will be detained is approximately 0.9 r acre -foot of storm runoff. It may be necessary to use dry wells to detain storm runoff from .. isolated areas. This will eliminate long distance conveyances of storm water. Storm water will be handled in a manner which mi„in -dzes transport of sediment and debris beyond the Aspen Meadows property. Mitigation will include dry wells, drop structures, and/or rip rap. �- As a contribution beyond the requirements of handling on -site storm water, the Applicant will provide an easement for detention of the City of Aspen's urban runoff. The easement will be located in the northern portion of the race track. Easements for conveyance and discharge of storm water will also be provided along routes that are determined to have - the least impacts on the environment and proposed site plan. The easements provide mitigation of City of Aspen storm water and are a system wide upgrade that benefits the City and the entire West End neighborhood. .. (d) Fire protection. (Maximum 2 points). Considering the ability of the fire department to provide fire protection according to its established response standards without the necessity of upgrading available facilities: the adequacy of available water pressure and capacity for providing fire fighting flows: and the commitment of the applicant to provide any fire protection facilities which may be necessary to serve the project. �- Fire protection will be provided through a combination of fire hydrants and internal sprinkling. Fire hydrants will be placed in strategic locations and spaced a maximum of 400 i 105 r r a. feet apart in order to assure adequate coverage for all of the buildings within the Meadows property. The upgraded water system will provide more than the minimum 1000 gallons per w minute required by the City of Aspen Fire Department. The extension of the 8" waterline in Meadows Road will upgrade the fire protection for the West Meadows facilities. .. The looping of the 8" waterline in Meadows Road will also upgrade the fire r protection for the existing residences west of the road. A fire hydrant will be added in the vicinity of Seventh and North Streets which will provide protection for the proposed single W family lots and will also upgrade fire protection in the neighborhood. (e) Parldng design. (Maximum 2 points). Considering the provision of adequate off-street parking spaces to meet the needs of the proposed development, pursuant to the requirements of Article 5, Division 2, and considering their visual impact, the amount of paved su dace,and the convenience and safety of the spaces provided. The plan provides for the following number of parldng spaces associated with each element of the West Meadows: �. Tennis Townhomes 21 Spaces Trustee Houses 33 Spaces Aspen Institute/Lodge 110 Spaces This number of spaces is consistent with code requirements for residential units. Furthermore, the four single family lots will be required to provide the appropriate number W of off - street parldng spaces when the residences are constructed. The Applicants believe that these spaces will be adequate for all uses located on the -� West Meadows. As noted in the traffic mitigation plan (Exhibit D) for the West Meadows, submitted in a separate report, the program of mitigation measures to be implemented could result in at least a 30 percent reduction in trip maldng from the West Meadows. Because of r this program and because of the character of much of the guest use, a number of these r r s r 106 r spaces will be available for users of other facilities on this portion of the property. Although the plan has been designed to insure that adequate spaces are provided, �. siting of this parking has taken into account the overall goal of reducing traffic generated by the development. The existing surface parking located immediately adjacent to the lodge units is being eliminated and vehicle access in this area will be limited to service and -- emergency vehicles. Instead, 96 of the spaces have been located in covered parking under the tennis courts. This design has been included in the plan for the following reasons: .r It minimizes the need for paved surface areas in portions of the campus where guests are walking and enjoying the grounds. It minimizes the visual impacts of the cars by allowing them to be buffered partially .. underground. It locates the parking spaces in a place where guests will need to walk by the free van service in order to reach their cars, thus encouraging the use of the van service instead of the private cars. Parking for the Trustee Houses and Tennis Townhomes is depressed below the level of the campus; two of the three parking spaces to be provided per unit will be in covered parking screened from view from the campus. Other parking provided on the academic parcels will remain the same as presently exists with the exception of the two MAA lots to the south of the tent. These lots will be redesigned to reduce conflicts between cars, transit and pedestrians; the number of spaces ,. are expected to be increased from approximately 220 to 280 spaces, although alternative parking methods will be analyzed to determine whether a further increase is feasible. r (f) Roads. (Maximum 2 points). Considering the capacity of major roads to serve the proposed development without substantially altering existing traffic patterns, creating safety hazards or maintenance problems, overloading the existing street system or causing a need to extend the edstmg road network. Considering the applicant's commitment to Install the necessary road system 107 r r improvements to serve the increased usage attributable to the development An integral part of the plan is to create a new primary access point to the West Meadows via Seventh Street. This design element provides the following advantages: It is the most direct route between Highway 82 and the Meadows, both now and in the future when Highway 82 is realigned. It would have the least impact on neighborhood streets in the West End. It provides a safer access route to the Meadows in terms of intersection movements r and sight distance. It should also be noted that the use of Seventh Street as the primary access route is consistent with the A_,pen Area Comprehensive Plan: Transportation Element prepared by the Aspen/Pitkin Planning Office in September 1987. Using trip generation rates adopted in the Aspen Area Comprehensive Plan, it has been estimated that the current facilities on the western portion of the property could generate about 750 vehicle trips per day. The proposed additional residential units could generate another 340 trips per day, bringing the total trip estimate to nearly 1,100 vehicles per day. This estimate, however, reflects possible conditions if no specific traffic mitigation program is implemented. Subsequent to the completion of the Aspen Meadows Master Plan, the Applicants formed a committee to develop a traffic mitigation plan for the project. That committee was comprised of representatives of the owners and users of the property, West End residents, the manager of the Roaring Fork Transit Agency (RFTA), representatives of the Aspen/Pitkin County Planning Office, a member of the Aspen Planning and Zoning Commission, and a professional transportation consultant. The resulting traffic mitigation plan (Exhibit D) includes a wide range of mitigation r measure including both auto disincentives and incentives to use other modes of 108 transportation. This plan has the potential to significantly mitigate the effects of additional traffic due to the new development. Based on the traffic projections noted above, a 30 percent trip reduction would result in total traffic generated with the expanded facilities equal to that which could be generated by the existing facilities without a mitigation plan. Because of the nature of the users of the West Meadows and the broad -based character of the mitigation plan, it is believed that, if properly implemented, the proposed plan could achieve these results. Traffic volumes on Seventh Street are well within the range of the capacity of such a local street and suggest adequate reserve capacity on the street to accommodate substantial growth. 1989 traffic counts indicate that the two-way peak hour volume on Seventh Street is typically in the range of 50 to 70 vehicles per hour. It seldom exceeds 100 vehicles per hour. Yet common traffic planning guidelines indicate that a single lane of a local access .. road can comfortably carry 3004110 vehicles in one direction in a single hour. Furthermore, all peak hour level of service analyses conducted at the Seventh Street and Smuggler intersection resulted in level of service A, reflecting substantial reserve capacity. Thus, the projected increased traffic will neither overload the existing street system nor cause a need to expand the street system. 2. Quality of design (maximum 12 points). Each Development Application shall be rated based upon its site design and amenities, according to the following standards and considerations. �• (a) Neighborhood compatibility. (Maximum 3 points). Considering the compatibility of the proposed development (including its scale, siting, massing, height and building materials) with the land uses in the surrounding neighborhood. The site is bordered on all sides by residential areas, except for the most westerly .. portion of the property, which is adjacent to the cemetery. Zoning around the property ranges from R-6 to the south of the site, R -15 and R -30 to the east and west and R -30 to the north of the site. The Cemetery is zoned Park (see Vicinity Map, Appendix A). r 109 r • r The land uses proposed for the site are of two types: first, relatively minor expansions of the historic uses of the property established for some 30 years and secondly, .r residential development at overall densities no greater than that for surrounding properties. Although no accurate count of FAR square footage for the existing buildings is r r available and no guidelines exist regarding the appropriate density or intensity of use for -� the SPA portion of the property because of the absence of underlying zoning, it may be worth noting that upon approval of the proposal, the maximum external floor area ratios r for each of the three campus parcels as well as the overall project will be less than 0.1:1. r These FAR's are considerably less than that permitted on a typical parcel immediately adjacent to the Campus. In R -15, 4,500 square feet is permitted on a 15,000 square foot parcel (0.3:1 FAR) and in R-6, 3,240 square feet is permitted on a 6,000 square foot lot (0.54:1 FAR). The R -15 rezoning anticipated for the Seventh Street parcel is a less intensive zone designation than the R-6 zoning in place on private parcels immediately adjacent to the site. r The RIMF parcels have been intentionally limited in acreage to preserve as much land as r possible within the Campus, and therefore have a somewhat higher ratio of building square footage to land square footage. All of the buildings within the West Meadows parcels will continue to read as one and one two-story buildings from the campus side. An attempt will be made to limit W building heights for the new accommodations facilities within the Campus to 25 feet although r ,. in some locations this height may be exceeded slightly because of topographic conditions. r ne i Height for the residential parcels will also be limited to 25 feet except as noted in this application. The height of the rehearsal hall will not exceed 30 feet from natural grade to the peak of the roof, a gentle berm will reduce the perceived height of this facility. 110 Architecture for the new buildings within the campus will be compatible in design and materials with the existing structures. A palette of materials which includes 1 x 6 r vertical siding, cedar shingles, masonry and stone retaining walls, sun - control trellises, composition roof shingles and glass block has received conceptual approval by the HPC for the townhouse projects. (b) Site design. (Maximum 3 points). Considering the quality and character of the following components of the proposed development Landscaping and open space areas, the amount of site coverage by buildings, the extent to which clustering of development is used to preserve key features of the site, the amenities provided for residents such as bike racks, recreation facilities, bus shelters and similar improvements: the extent of underground utilities: and the r arrangement of Improvements for efficient circulation, including access for service, increased safety and privacy, and provision of snow storage areas. Clustering of development near existing buildings and at the perimeter of the campus and preservation of key features of the site have clearly been primary considerations in the design of the project. Existing recreational and cultural facilities on the site, including the Music Tent, academic buildings, Health Center and tennis facilities, are maintained in the r Plan, and as a result of the Plan will be improved as noted in this submission. Over the years, landscaping for the existing developed areas within the site has been limited to relatively small pockets of highly manicured lawns and plantings of aspens and evergreens treated more or less as islands within the existing native landscape. Because of the extremely limited amount of development proposed within these areas, this previously established concept can simply be strengthened, as very little negative impact on established landscaping will occur in this area as a result of this proposal. Two important w Bayer- designed landscape features — Anderson Park and the Sculpture Garden will be preserved in their present forest. In Section IV, these areas are proposed to be included within the new Open Space zone. r 111 w r Where feasible, trees of any significance in the areas proposed for development will be relocated on -site. In cases where such relocation appears infeasible, trees will be replaced with species similar to those already in place on the site to maintain the character and density of the existing landscaping. Where appropriate, subtle earth berming will be used to help screen, direct pedestrian traffic or emphasize a special location. Otherwise, areas not slated for development under the plan, including the large majority of the race track area, will be maintained in their existing native condition. The major emphasis of the landscape concept for the residential parcels will be to complement and continue the image already successfully established for the existing development. Expansive natural meadows will be juxtaposed against gardens of manicured lawn, maintaining and re- establishing as much of the native vegetation as possible, while .. emphasizing special or different areas. In the residential areas, concentrating the manicured spaces will identify and separate private from public space. The Institute intends to maintain a bike storage area within the new parking facility -� as a part of the auto disincentive program. Bike racks will continue to be provided throughout the campus in appropriate locations. A new bus loading and unloading area is also proposed adjacent to the MAA parking lots to improve the efficiency of this operation. ~ All utilities provided as a result of the project will be installed underground and the easements carefully revegetated with native plant materials where appropriate. There is an abundance of areas for snow storage under the proposal. Site coverage of existing and proposed buildings will be less then 0.1% of the site area. .. (c) Trails. (Maximum 3 points). Considering the provision of pedestrian and bicycle ways and the provision of links to existing parks and trail systems, whenever feasible. 112 r r M 0 The trail system through the site is designed to encourage alternative means of travel to the site other than by car and to provide important links to existing trails and open space areas. A public trail loop has been established around the perimeter of the property. The existing alignment of Meadows Road will be converted to a non - motorized trail extending into the property from the southwest corner. To the north of the new townhomes which are to be built across from the tennis courts, the trail will turn to the west, extending between the townhomes and the restaurantladministration building. The trail will then extend down the hillside to a new crossing over the Roaring Fork River to connect to the Rio Grande Trail. A second trail alignment is shown to the east along the south side of the river, where a second bridge across the river can be built to provide more convenient access to the Music Tent on a trail alignment extending back up the hill along the east side of the property. The trail alignment extends down Third Street to the south and then west along Gillespie to Sixth, where it is shown within the right of way to provide a buffer to the academic facilities in that area. It continues in the right of way along Fourth Street until it returns onto the property along the new Seventh Street access and then extends back to the Meadows Road trail. The Agreement between the City and Savanah establishes the responsibilities regarding trail construction within the property. (d) Green space. (Maximum 3 points). r Considering the amount of vegetated open space in the proposed development which is usable by the residents of the proposed development, and offers relief from the densities w of surrounding development. Over 70 acres, or 80%, of the site is preserved in open space as a result of the plan i agreed upon conceptually for the property. This includes 25 acres along the Roaring Fork r r i a i 113 J River and Castle Creek to be purchased by the City and an additional 20 acres within the parcels to be retained by the non -profit organizations which will be deed - restricted as open space and zoned with an appropriate open space zone as proposed in Section N. r Further, because of the limited amount of development preserved within the site under the plan, over 25 acres of additional open space areas are proposed within the 3 �. parcels to be retained in non -profit and private ownerships and the 3 residential parcels. r 3. Resource Conservation Techniques (Maximum 6 points). Each Development Application shall be rated based on the resource conservation techniques, r according to the following standards and considerations. (a) Energy. (Maximum 2 points). Considering the extent to which the proposed development will use passive and/or active energy conservation techniques in its construction, including but not limited to insulation, -. glazing, passive solar orientation, efficient heating and cooling systems and solar energy devices, the extent to which the proposed development avoids wasting energy by excluding excessive lighting and inefficient wood-burning devices, and the location of the proposed development, relative to whether solar gain can be expected to reasonably result in energy conservation. r. The applicant is committed to energy - efficient building design and construction standards r, beyond those required by the Building Code. The applicant's commitments for the residential projects are as follows: r a a 114 y (1) Insulation: " Thermal resistance values of the building envelopes will exceed criteria .y. mandated by the Energy Code Amendment to the Uniform Building Code. Exterior surfaces „r of all heated spaces will conform to the following minimum specifications: Walls: R -26 • Roof: R-38 Floors (over unheated spaces): R -19 The greatest opportunity for energy conservation occurs in the types of r materials specified in the construction of the building envelope. An infiltration barrier wrap such as "Tyvek" will be installed around the entire building exterior which will significantly reduce infiltration. All penetrations of the wrap will be carefully caulked and sealed to " further enhance the effectiveness of the barrier. High quality windows and doors with state- of-the-art closures and gasketing methods will be specified throughout. �. In addition to the exterior barrier wrap and internal bat/rigid insulation, an interior vapor barrier will be provided. This vinyl vapor barrier will not only further decrease •- infiltration but will tend to hold interior humidity levels at least 10 to 15 percent higher than exterior levels resulting in a greater degree of occupant comfort at lower room temperatures. All penetrations of the vinyl vapor barrier at windows, doors, wall switches and outlets will be sealed. With the individual units sealed and insulated, an air -to-air heat exchanger will be used to control the indoor air environment while significantly reducing energy losses. Expandable foam insulation will be utilized at all exterior door and window frames to cut down on air infiltration in these locations. (2) Glazing: Skylighting will be encouraged to assist heating by passive solar gain. All of the glazing in this project will be selected with the highest "R" value practical. Glazing 115 r located within six feet of the floor will be low "E" type to enhance the warmth radiating between occupant and glazing. The use of low "E" glass will permit a significant �+ improvement in the occupant's sense of comfort because of its effectiveness in reradiating interior warmth. (3) Passive Solar Shading Devices: Herbert Bayer installed sun screen trellises on the trustee units to protect the South and West exposures from excessive overheating. These same devices will be used on the new Trustee Houses and townhomes to minimize heat gain in the occupied spaces. These will occur on all South and West elevations of both buildings which are not protected by roofs. ' Deciduous trees used as shading devices have also been planned for Trustee Houses. (4) Mechanical: All space heating and domestic water heating equipment will be rated with AFUE efficiencies of 90% or greater. All heating distribution ductwork and piping in unheated spaces will be insulated to a minimum of: +' R-8 Duct insulation; R -3.7 Pipe Insulation; R-6 Insulation on recirculation hot water pipes .. Programmable set -back thermostats will be used for each heating zone. Outdoor swimming pools and hot tubs, if any, will be provided with insulated covers. (5) Lighting: a, Both interior and exterior lighting will be specified utilizing the latest in energy r efficient bulbs. Whether incandescent or fluorescent, high lumen output/low wattage bulbs 116 W + will be specified. In addition to using high efficiency bulbs, multiple switching within each " space will be designed to closely approximate task lighting based on probable furniture r, layouts while maintaining sufficient flexibility to focus on task lighting arrangements as the r house is occupied. After these efficiencies have been maximized, daylighting will be considered for additional efficiencies. Careful selection and location of glazing materials will permit minimum energy inputs during daylight hours while avoiding the use of shading devices to minimize glare. Any skylights to be utilized will employ high "R" value glazing and will be strategically located to permit maximum natural light penetration into the unit interiors with minimum total glazing area. (6) Building Orientation and Solar Utilization The majority of building units have major view and glass orientation to the South. Special glazing will minimize heat loss during the colder months. Operable windows r. will provide ample cooling and through - ventilation during the warmer months. (b) Water and Wastewater. (Maximum 2 points). Considering the extent to which the proposed development will use water conservation techniques such as water conserving plumbing fixtures or wastewater reuse systems or will conserve surface water resources through irrigation, sprinkling, ponding and similar site enhancements, and considering whether the applicant dedicates water rights to the City of Aspen- Efficiency in domestic water use will be achieved by utilizing water - efficient shower heads, faucet aerators and flush toilets. Maximum flow criteria for water -using appliances are as follows: r Shower heads 2.5 Gpm Faucet aerators 2.5 Gpm r Toilets 2.5 Gallons per flush r Over the years, the existing irrigation ditches have been used to water a portion of the lawns and gardens at the Meadows. At other times domestic water has been used 117 ... �+ because of inadequate maintenance of the ditch system. For instance, domestic water has been used exclusively on the Institute grounds in recent years. The non -profit organizations have agreed that in the future, the lawn and garden areas within their parcels will be maintained with irrigation water. This will assure that treated water is conserved and these cr water rights are protected. The limited lawn areas of the residential projects will also be .. irrigated in this fashion if adequate water is available and the water can be efficiently *• delivered to these sites. r r (c) Air. (Maximum 2 points). Considering the effect of the proposed development on the City's air quality, including but not limited to whether fewer or cleaner wood - burning devices than allowed by law will be installed; whether existing dirty burning devices will be removed or replaced by cleaner r burning devices: whether dust prevention measures are employed on the unpaved areas; and whether any special emission control devices are used. In keeping with Aspen's clean air standards, the 8 wood - burning fireplaces in the existing Trustee Houses will be converted to gas -log fireplaces. It is also anticipated that +� gas -log fireplaces will be provided in the 14 new residential units, if this can be done in compliance with the standards of Section 11.2.3 of the Aspen Municipal Code or the City's regulations in effect at the time of construction. The Music Associates parking lot will remain unpaved; MAA has agreed to apply a suitable dust suppressant approved by the Environmental Health Department on a regular .., basis during the months that this lot is in use. 4. Proximity to Support Services (maximum 6 points). Each Development Application shall be rated based on its proximity to public transportation and community commercial facilities according to the following standards and considerations. •. (a) Public transportation. (Maximum 3 points). r v br The property is within 1200 feet, or five blocks, of an existing bus route and is therefore 118 eligible for an award of 2 points in this category. (b) Community commercial facilities. (Maximum 3 points). The property is located further than 6 blocks walking distance from the commercial facilities in the City and is therefore eligible for an award of 1 point in this category. 5. Provision for affordable housing (maximum 20 points). Each Development Application shall be assigned points for the provision of affordable housing which complies with the housing size, type, income and occupancy guidelines of the City, and with the provisions of §8-109. ' As provided for in the Master Plan, the City has agreed that a waiver of affordable housing requirements for the Institute's proposed lodge expansion, MAA's expanded facilities and the condominiumization of the Trustee houses is appropriate. The affordable housing requirement associated with the fourteen new residential units is 23.69 employees, calculated as follows: Ppulation 10 3 BR DU's x 3.0 persons /du = 30.00 .. 4 4 BR DU's x 3.5 persons/du = 14_00 Subtotal 44.00(65%) Required affordable housing population: 23_69 (35 %) Total population for project: 67.69 (100 %) - As agreed to by the City, this requirement can be satisfied with a combination of on -site accessory dwelling units in each of the single family residences and either off -site r housing or a cash -in -lieu payment, at the discretion of Savanah Limited Partnership. The four one - bedroom accessory dwelling units will provide housing for (4 x 1.75 =) i 7.0 employees. At the present time, it is anticipated that the balance of the requirement will +� be met with a cash -in -lieu payment (low- income) of (16.69 x $35,000 =) $584,150 under the 1990 -1991 housing guidelines. Savanah will continue to explore the alternative of constructing w • 119 r .. off -site housing to satisfy this requirement. 6. Bonus paints (maximum 5 points). Bonus points may be assigned when it is determined that a proposed development has not only incorporated the substantive standards of §8- 106(E)Kl) through (5), but has exceeded the provisions of these sections and achieved an outstanding overall design meriting recognition,or if a commitment by the applicant to provide financing for the purchaser of the proposed employee housing units if found by the Commission member to be particularly .. beneficial or advantageous to the purchaser. The Applicants request consideration by the P & Z of the award of bonus points as a result of the outstanding overall design meriting recognition. Specifically, the Applicants request the award of bonus points as a result of the proposal's response to Water, Sewer, r Stone Drainage, Fire Protection, Neighborhood Compatibility, Site Design, Trails, Green Space, Energy, Water and Wastewater and Air scoring categories. r i 120 �• IV. AMENDMENTS TO THE TEXT OF CHAPTER 24 AND THE ZONE DISTRICT MAP (Article 7, Division 11) on rr w The Applicants request application of Academic zoning to the majority of Lots 1, 2 and w 3, R/IvIF zoning to Lots 5 and 6 and R -15 zoning to Lots 7 through 10. Two new open space w zones are proposed for the balance of Lots 1, 2 and 3 and all of Lot 4. Requests for rr Amendments to the text of the Land Use Code and the Zone District Map were previously W included in the Conceptual SPA Development Plan and Residential GMQS Submissions. Proposed language and underlying zone district boundaries for the property have been finalized for incorporation in this submission. w r A. Proposed Amendments to the Text of the Code. w The following amendments to the text of the Code are proposed to assure -- conformance of the proposal with the City Land Use Code: 1. The Applicants propose to modify the permitted uses of the Academic zone �. district ( §5- 218(6)) to permit uses approved in a Specially Planned Area. This will establish a mechanism for the approval of the accommodations, recreational and restaurant uses on the Institute parcel. The uses will be carefully defined in the SPA Agreement to accurately describe the existing and proposed uses permitted on the parcel. The existing Academic zone has never been applied to any parcels within the City since its adoption in 1975. Dimensional requirements in the Academic zone are established by review of the SPA Plan r (see Section II, page 9) and parldng is determined by Special Review (see Section VI, page 141). It is anticipated that these will be established during the current review process. ., 2. A new Open Space zone district is proposed. The Open Space zone (O.S.) will be applied to those areas of the Aspen Meadows which are significant to the community and are architecturally important as landscaped areas. Specifically identified for the Zone 121 r W, District are the meadow between the MAA parking lot and the rehearsal/performance facility, Anderson Park and the area known as the Marble Garden. r` 3. Two additional parcels are proposed to be designated Wildlife Preservation (W.P.). The first of these two parcels is the 25 acres along Castle Creek and the Roaring Fork River planned for purchase by the City of Aspen and the second is the area of the Meadows known as the Race Track, and the adjacent sage meadow between the Race Track and Music .. Tent. 4. An amendment in the language for the GMQS Exemption for Essential Public a Facilities (§8 -104 (C) (1) (b)) is proposed to accommodate the development proposed by the r non -profit organizations. a 5. An amendment in the Specially Planned Area provisions regarding permitted .. variations ( §7- 804(D)(2)) is proposed to clarify that variations in the Subdivision Design Standards of §7 -1004 is permitted based on the standards of §7- 804(B). B. Amendments to the Zone District Map. M As mentioned previously, Academic zoning is requested for the majority of Lots 1, 2 and 3, as illustrated on the Proposed Zoning Maps, on the following pages. R -15 zoning is requested for the four single - family lots proposed for the Seventh Street Parcel. Because the lots have been limited to 12,000 sq.ft. each, a variation in the minimum lot size as permitted r under SPA provisions ( §7- 804(D)), will be required. Underlying zoning of RIMF is envisioned for the two townhome residential parcels upon approval. Because condominiums in the ,. FAVIF zone district are limited to six month minimum leases, a variation to permit short -term a rental will also be required. r r a r It is presently anticipated that the SPA overlay designation will remain over the parcels to be retained by the non -profit organizations and that separate SPA overlays will 122 r r r V r r • r r r r r 4w oft r r r r r r r HBi Ned a ys�r a> 3 I _� a O a x W' iii - _ °fix CL COL Eaan Als cn AL Ji r � l i- v, q e Y qEg dy 1 4 a- 1 ` ? s ° a�f' CL 3 a z LU cn i�r u T S 9 �m �0�1 po 711 IL 0 Cc W _ m n Q Q 3 n _ t T y - ' � t t � i N cy. / - sr.., -- e, rP so a to NM / /= r — W w•. W W r r r — r r r r r S Qw c :L r i / t � � I A Y / ( c A L, a 4n io 1 ZCN Q L i it 7 �� i n _.. i t� - T'� 11 a T 3N s zan pa r i / t � � I A Y / ( c A L, a 4n io 1 ZCN Q L i it 7 �� i n _.. i t� - T'� 11 a T 3N - r r x1111 11q Y�I r r r r - r r r r r r r r LU G vo e 3 = = CL i IL w. O = W- - m = ZaN2ai Qn .... IF CL r7- IL IL Ilk LO O a 1 � 1 - - r a _ ae _ — a o - "s d. be applied to each of the residential parcels to accommodate the necessary variations. This approach is necessary so that the non -profit organizations will have an opportunity to propose SPA amendments in the future without seeking the consent of the owners of the residential units in order to apply. Additionally, the applicants are proposing an amendment to the boundary of the r existing SPA designation to exclude Lot 4 (the parcel to be acquired by the City) as provided for in §7- 803(B). The procedure for amending the SPA boundary is the same as that for designation of an SPA, designation procedures require public hearings before both the Planning and Zoning Commission and City Council ( §7- 804(A)). Following final approval, any changes proposed by the owners for the parcels within ., each SPA overlay will require an SPA amendment under the City's Code provisions in effect at the time. r C. Standards for Review In reviewing an amendment to the text of this chapter or an amendment to the Official Zone District Map, the City shall consider the following review standards: 1. Consistency with applicable provisions of Chapter 24 of the Aspen Municipal Code: It is the intention of the applicants to comply with all relevant provisions of the City's Land -Use Regulations. Because of the absence of pre - established zoning criteria for a large portion of the property, many issues will be resolved during the SPA review r process for the project. w 2. Consistency with the Aspen Area Comprehensive Plan. r Compliance with the Aspen Meadows Master Plan was addressed in Section r II of the Conceptual SPA Plan. 3. Compatibility with surrounding Zone Districts and land uses: r 127 r r Compatibility with the neighborhood is discussed in Section III(B)(2)(a), beginning on page 109. W 4. Effect on traffic generation and road safety: The firm of Felsburg, Holt and Ullevig, Transportation Planners have prepared a Traffic Mitigation Plan for the proposed development which is included in Exhibit D. Traffic generation is also discussed in Section III(B)(1)(0, page 107. A number of mitigation measures are being considered so that traffic generation can be minimized. 5. Demands on public facilities: Demands on public facilities are addressed in Section III(B)(1), beginning on page 102. As the letters in Exhibit C indicate, all of the utility providers expect to be able " to provide service to the project. 6. Identification of adverse impacts on the natural environment: The very limited amount of development proposed in close proximity to existing Campus structures assures that the adverse impacts in this portion of the site will - be minimal. In addition, the purchase by the City of the 25 acres along Castle Creek and the Roaring Fork River assures that portion of the site will remain in conservation use. Approximately 20 acres of additional open space within the campus will also be deed- restricted. �. 7. Compatibility with the community character in the City of Aspen: r The Aspen Institute and the other organizations which use the Aspen Meadows property have played an unquestioned role in determining the character of the community over the course of the last 40 years. Upon final approval of this proposal all of these institutions will gain, for the first time, the long -term security necessary so that each of these organizations can develop long -range plans with the knowledge that their future in Aspen r a 128 is secure. 8. Identification of changed conditions affecting the subject parcel and the surrounding neighborhood: The gradually deteriorating condition of the existing facilities at the Meadows has been mentioned as a matter of great concern to the institutions. Two factors have contributed greatly to this problem. The first was the failure in the 1970's of the Aspen Institute and the City to reach an agreement on a development program for the Meadows property. The fact that the other non -profit organizations which use the property were not heavily involved in those prior efforts may have been a contributing factor to these unsuccessful efforts. Secondly, the lack of stability in the ownership of the property, including lengthy periods of legal proceedings during the early 1980's, prohibited r negotiations over the long -term that might have led to an earlier resolution of a development program for the property. The current involvement of all of the non -profit organizations using the -• property in efforts to arrive at a proposal for the property as well as a return to stable ownership are changed circumstances which will lead to a conclusion of these negotiations. �. 9. Consistency with the public interest, and the purpose and intent of the Land- -- Use Code: The proposed amendments and the adoption of underlying zoning for the parcels, when viewed on a community-wide basis, are not in conflict with the public interest _ of the residents of Aspen and are consistent with the purpose of the Land -Use Code, as defined in Section 1 -103. D. Contents of Application 1. The general application requirements of Section 6-202 are addressed in r Exhibit A. r r 129 2. The proposed wording for changes to the text of the Zoning Code are as " follows: w a. Academic Zone District (§5 -220): Permitted uses are proposed to be amended by the addition of 7. Any additional uses approved within a Specially Planned Area." b. Open Space Zone District .. "Purpose: The purpose of the Open Space Zone District (O.S.) is to protect those areas of the City of Aspen which are significant areas because of their landscaping and which are part of the architectural statements in the community. These areas are seen as -- dynamic landscaped or natural areas which provide visual relief and architectural or artistic statements within the community. These areas, as dynamic features, may change over time .. from natural vegetation to manicured areas or back again. Permitted Uses: The following uses are permitted as of right in the Open -• Space (O.S.) Zone District: (1) Walkways, paved and unpaved with benches, sculpture with appropriate m. descriptive plaques, water features such as ponds, streams and fountains, manicured and sculpted and dynamic landscape features and architectural lighting. (2) Utility easements for underground utilities. C. Wildlife Preservation Zone District "Purpose: The purpose of the Wildlife Preservation Zone District is to set aside lands within the City of Aspen to provide for the nurturing and preservation of natural vegetation, topography and wildlife in a natural setting while allowing for the controlled r 130 r +. interaction of people without undue disturbance of the land. Permitted Uses: The following uses are permitted as of right in the Wildlife Preservation Zone District. (1) Utility easements. r (2) Trails, both paved and unpaved for pedestrian, bike and public access. r (3) Benches and decorative fencing to demark trails and public areas. ^� Prohibitions: The following uses are expressly prohibited in the Wildlife Preservation Zone. .. (1) Above -grade covered structures of any type. i (2) Manicured playing fields for organized sports." r d. Amendment to Specially Planned Area Provisions (§7-804(Dx2)): Applicant requests that "Variations Permitted" shall be deleted, and a new paragraph (2) adopted as follows: _ "The Final Development Plan shall comply with the requirements of the underlying zone district; provided, however, that variations from these requirements may be allowed based on the standards of §7- 804(b). Variations may be allowed for the following requirements: open space, minimum distance - between buildings, maximum height, minimum front yard, minimum rear yard, minimum side yard, minimum lot width, minimum lot area, trash access area, internal floor area ratio, number of off - street parking spaces and uses and w design standards of §7 -1004 for streets and related improvements. Any variations allowed shall be specified on the SPA Agreement shown in the Final Development Plan." r s r 131 r r ++ e. Amendment to GMQS Exemption for Essential Public Facilities (W 104(CXlXb)): Applicant requests that "Construction of Essential Public Facilities" be amended with the following language: r w "Notwithstanding the above criteria, the City Council may determine that �+ development associated with an existing non - profit entity qualifies as an r essential public facility, and may be exempt from the GMQS, as well as from mitigation requirements, and does not have to meet the requirements of this .. Section for the construction of essential public facilities." .. 3. Current zoning for the property is identified on the Vicinity Map, Exhibit A5. The areas proposed for adoption of underlying zoning include the existing academic and lodge facilities and undeveloped parcels. 4. The areas proposed to be rezoned represent approximately 83 acres. 5. A survey and legal description of the property is included in Exhibits A3 and r B. r r r r r w r cr w 132 «■ V. SUBDrjMON (Article 7, Division 10) The Applicants propose to subdivide the property into a total of 10 lots, as illustrated „. on the draft Final Plat following page 135. Lots 1, 2 and 3 will be owned by the non -profit organizations, Lot 4 will be purchased by the City, Lots 5 and 6 will be developed as residential townhouse properties, and Lots 7 through 10 will be single - family homesites of r 12,000 square feet each. In order to accommodate the sale of the townhouse units on Lots 5 and 6, condominiumization approval of these units is also requested. A. Standards for Review: A Development Application for Subdivision review shall comply with the following review standards: 1. General Requirements. a. The proposed subdivision shall be consistent with the Aspen Area Comprehensive Plan. The proposal is consistent with the recently adopted Aspen Meadows Master Plan. b. The proposed subdivision shall be consistent with the character of existing land uses in the area. The proposal is consistent with the character of existing land uses in the area. C. The proposed subdivision shall not adversely affect the future development of surrounding areas. The proposal does not adversely affect the future development of surrounding -+ area. Virtually all of the land around the boundaries of the Aspen Meadows has been previously subdivided. 133 r w i +� d. The proposed subdivision shall be in compliance with all applicable requirements of this chapter. .� The proposal complies with all applicable requirements of Chapter 24 of the .. Land -Use Code. rr 2. Suitability of land for subdivision: r a. The proposed subdivision shall not be located on land unsuitable for development because of flooding, drainage, rock or soil creep, mudflow, rockslide, avalanche r or snowslide, steep topography or any other natural hazard or other condition that will be harmful to the health, safety, or welfare of the residents in the proposed subdivision r All development proposed by the Applicants has been located outside of all hazard areas as previously identified (see Environmental Analysis, following page 135.) b. The proposed subdivision shall not be designed to create spatial patterns that cause inefficiencies, duplication or premature extension of public facilities and unnecessary public costs. The proposal does not cause inefficiencies, duplication or premature extension of public facilities and unnecessary public costs. Because the site is surrounded by existing .. residential development, public facilities are in place. The cost of new facilities required on- site to serve the proposal will be borne by the Applicants. 3. Improvements. w The improvements listed in §7-1004(C)(3) shall be provided for the proposed subdivision. r On -site improvements applicable to the proposal will be provided by the Applicants. r r 4. Design standards: The design standards listed in §7- 1004(C)(4) shall be required for all subdivisions. 134 r M The proposal will comply with applicable design standards. In Section IV, an r r amendment to SPA provisions ( §7- 804(D)(2)) is proposed to clarify that variations in the + design standards of §7 -1004 is permitted. r r S. Affordable Housing. r A subdivision which is comprised of new dwelling units shall be required to provide affordable housing in compliance with the requirements of Article 8, Growth Management Quota System. r A request for an allocation for the 14 residential units in the proposal was submitted on February 15, 1991. r B. Contents of Application: �. A Development Application for Subdivision Plat shall include the following -+ information: 1. The general application information required in Common Procedures, §6202. General application information is provided in Exhibit A. r 2. one inch equals four hundred feet scale City map showing the location of the proposed subdivision, all adjacent lands owned by or under option to the .. applicant, commonly known landmarks, and the Zone District in which the proposed subdivision and adjacent properties are located. A Vicinity Map of the area is provided as Exhibit A5. No additional land is r owned or under option by the applicant. �J 3. A plat which reflects the layout of the lots, blocks and structures in the proposed subdivision. A draft Final Plat of the property is provided on the following two pages. As r r r r 135 r r 1R� r r r r r r r r r r IM r w M r r• r r r r r r r C: %S H B,tlY Q ,n '9i9 489. is LLI AM e =g• Q Y44e p �, 4s s� € LLI Z— uE4 S q48 IEEE p HaY; i A r r r r r .n r r w w r1 r r III R r r� r r r r r r r r r wr W .w r ' ` ✓ �I r A building locations and other decisions regarding the property are finalized through the review process, additional information required under §7- 1004(D)(1)(a)(3) will be added to the Plat. r C. Condominiumization: ' The Applicants request approval of condominimumization for the 8 existing and 3 r proposed Trustee Houses (Lot 5) and 7 proposed townhouses to the west of the tennis courts (Lot 6). The following additional requirements must be addressed for condom9niumization. In addition to all other requirements imposed in this division, when application is made for subdivision of a parcel of land to be used for condominium development, the applicant must also comply with the additional requirements of §7 -1007 during the review �. of the Development Application for Plat. 1. Existing tenants shall be given written notice when their unit will be offered for sale as a condominium, and the sale price. Each tenant shall be provided a ninety-day nonassignable option to purchase the unit at this preliminary market value. The 8 existing Trustee Houses have traditionally been used to house attendees at _ Institute programs and other short -term guests. The units are not presently leased on a long- term basis. Therefore, the notice provisions are not applicable to the proposal. 2. The minimum lease period of all residential units which are condommiumized shall be as follows: Residential/Multi- Family (R/MI): restricted to six month minimum leases, with no more than two shorter tenancies per year. The Applicants have requested an SPA variation to permit short -term rental of -- the townhouse units. i r 3. An Affordable Housing Impact Fee shall be applied to the condominimumization of existing residential units. The Applicants commit to pay an affordable housing impact fee of $64,240 prior to the 139 w r r r r r r r w r s i w W recording of the as -built Condominium Plat drawings for the 8 existing Trustee Houses. 4. Buildings proposed for condominiumization shall be inspected by the Building Department prior to review of the request for condominiumization. This inspection shall primarily focus on fire, health and safety conditions and is not necessarily intended to bring old structures to full compliance with new building construction codes. Renovation of the existing townhouse units will be performed under a valid building permit with periodic inspections as required. Inspection of the existing units is perhaps not necessary under the circumstances. 140 ^ ^ VI. SPECIAL REVIEW (Article 7, Division 4) ^ Parking to be provided in an Academic zone is to be determined by Special Review. The purpose of Special Review is to ensure site - specific review of the off -street parking r requirements (Article 5, Divisions 2 and 3), in order to maintain the integrity of the City's r Zone Districts and the compatibility of the proposed development with surrounding land uses. A. Standards for Review: 1. off Street Parldng Requirements: Whenever the off -street parking requirements of a proposed development are ^- subject to establishment by Special Review, the Development Application shall only be approved if the following conditions are met: a. The applicant shall demonstrate that the parking needs of the residents, -� guests and employees of the project have been met, halting into account potential uses of the parcel, its proximity to mass transit routes and the downtown area, and any special service, such as vans, provided for residents, guests and employees. The traffic generation and needs of the property have been examined by Bob �. Felsburg of Felsburg Holt & Ullevig (see III(B)(1)(e) and (f), pages 106 and 107. The firm rhas also developed a Traffic mitigation plan for the project, which is included in Exhibit D. -Y The Applicants have previously committed that one parking space per bedroom will be provided for the residential uses. The panting to be provided for the other uses includes: (1) The Lodge and accessory uses: 110 _ (2) The Institute parking lot: 91 (3) The Music Associates parking lot: 274 r s r 141 W W r B. Contents of Application. *� A Development Application for Special Review shall include the following: r 1. The general application information required under §6r202 r The general application information is included in Exhibit A. r ' 2. A sketch plan showing the configurations of the development on the lot and r� those features of the site which are relevant to the Special Review application. The development proposal is illustrated on the Conceptual Layout and Grading Plan, following page 12. 3. An analysis of the characteristics of similarly situated properties in the same Zone District and of neighboring parcels with respect to whether these properties comply ., with the dimensional, off - street parking or trashfutility service areas requirement which is subject to Special Review. ~_ The property is unzoned so a comparison to similar properties in the same Zone District is not possible. In fact, the uniqueness of the Aspen Meadows property is what led -^ to its being designated SPA with no underlying zoning in the mid- 1970s. r w s r 142 ti 11! IV. EXHIBITS Y i 1 7 r �w i ti A. General Application Information (Section 6 -202) a a i i i i r w i i i General Application Reouirements The following general application requirements of Section 6 -202 are addressed in this Exhibit A: 1. Completed application form (Exhibit Al). 2. Applicants' letters of authorization for the application (Exhibit A2). 3. The legal descriptions for the two existing parcels, as shown on page 1 of the Aspen Meadows Subdivision Exemption Plat (Exhibit A3). (The street address for the Meadows complex is 845 Meadows Road; the street address for the academic facilities is 1000 North Third Street.) 4. A disclosure of ownership for the two parcels (Exhibit A4). 5. A vicinity map of the area illustrating existing zoning in the area of the site. (Exhibit A5). EXHIBIT Al LAW USE APPLICATICN FORA r 1) Project Name THE ASPEN MEADOWS 2) Project Location 845 Meadows ► / 1000 North Third Street (See attached 1 description on Subdivision Ex ion Plat (Exhibit A3)) ervation 4) Lot Size 85.5 acres r 3) Present Zoning SPA (no underlyinq zoning)_ 5) Applicant's Name, Address & phone # See Cover Sheet of this Submission' entative's Name, Address & Phone # Joseph Wells, AICP 6) Repres - .,, ns„en. Colorado 81611 303 - 925 -8080 r r r s r r r r r 7) Type of Application (please check all that apply): Conceptual SPA Conceptual Historic Dev. Conditional Use _ Final SPA '-"— Final Historic Dev• 4= special Review Minor Historic Dev• 8040 Greenline Conceptual PUD -- _ Final PUD Historic Demolition _ Stream Margin Historic Designation Mountain Visa Plane Subdivision --- _ Ccndominiumization Text /Map Amendment QIQS Allotment — (24QS Exertion Lot Split /Lot Line --- Adjustment 8) Description of Existing Uses (number yprevioouss approvals structures; gran edto thepro- ximate sS� ft.; number of bedroomsr anY P 9) Description of Development Application W�nsian of 50 lodge rooms, 10 new towniliomes, 4 dwelli units, an 11,000 pare reec and with accesso 4,000 sclwe feet of accessory uses.- 10) Have you attached the following: Yes Response to Attachment 2, Minimum Submission Contents Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your App lication ,r Exhibit A2 'a The Aspen Institute James G. Nelson Fwmnw Vice President rr r r October 22, 1990 Ms. Amy Margerum Aspcn /Pitkin County Planning Office 130 South Galena Street .. Aspen, Colorado 81611 Dear Ms. Margerum: This letter is to confirm that The Aspen Institute is the record owner of the property referred to as the Academic Parcel at the Aspen Meadows. We have requested that the attached Conceptual SPA Plan Application be submitted on our behalf. Gideon Kaufman will be our .. representative in Aspen during the review of this submission. r'neere y, Ja es'G, Nelson Y r The Aspen Institute Attachment r r r r P.O. box 222, Queenstown, hID 21658 • (301) 827 -7168 • TELEX 757931 • FAX (301) 827 -9182 Washington DC Olrlce: 1333 New Hampshire Avenue, NW, Washington, DC 20036 (202) 466 -6410 FAX (202) 467.0790 r r r I1ADID w r r February 15, 1991 Ms. Amy Margerum Aspen /Pitkin Planning office 13o South Galena Aspen, Colorado 81611 Dear Ms. Margerum: As general managing partner for Savanah Lim =ted Partnership, this letter is to serve as notice that Perry Harvey and John Sarpa are the representatives for Savanah in the Aspen Meadows GI. residential Wea have u equested that ethe aattached nsubmi l submission be submitted on our behalf. /r sincer y, ,. Mohamed A. i ., MAH /ld r r r w r x;00 En' :. i ,.aer -_ !-It -:,m -1611 503, 9_'0-{272 FAX ::0:1, 925 -4387 C:J ;Music Associates of Aspen a. r Aspen Office: Post Office Box AA, Aspen, Colorado 81612 303925 -3254 Fax: 303 925 -3802 New York Office: 250 West 54th Street, 10th Floor East, New York, New fork 10019 212.'581 -2196 Fax: 21158 2-2757 Music Associates of Aspen, Inc. • Aspen Music Festival & School February 14, 1991 Board of Trustees x.. FREDRIC A BENEDICT FAIR ROBEERT RT -ARTH ' PLI r PME dERNSTEIN MD MWAM Ms. Amy Margerum ' 'ca cha'PPar, ',-'ARLES PATERSON Aspen /Pitkin County Planning Office DOUGLAS 130 South Galena Street QRGEe' GEORGE,- PNOERMAN _ Aspen, CO 81611 NADINE ASIN ANDERSON MATTHEW BUCKSBAUM -- HARRY D CAMPBELL NOELR CONGDON PAULA H CROWN Dear Ms. Margerum: MICHAEL D T DisLAY Kl CAROLINE W DUELL 1AROLD FEDER DAVID M FLEISHER iRENE GUBRUO .... This letter is to confirm that the Music Associates of JONATHAN KRIS JOAN W HARRIS Aspen holds a long -term lease to a portion of the MARY ANN HYDE JANE JENKINS property referred to as the Academic Parcel at the TINA CHEN.JOSEPHSON ALEXANDER G KASPAR Aspen Meadows. We have requested that the attached Q CAROL ANN KOPF JAMES B KURTZ final SPA Plan application and residential G.M.Q.S. RICHARD MMAYN RICHARA OORE D application be submitted on our behalf; Fredric EM RAPPER MD Sc0 MERBIE PAYNE Benedict and I will be our representatives in Aspen p P LOUIS RANGER KATHRYN K REID "'- during the review of this submission. KURT SASSMANNSHAUS ALAN E. SCHWARTZ MASAMI SHIGETA MURRY SIOLIN RITA SLOAN �J,RRYJ SMITH Sincerely, Sincerely, PAUL SPERRY ROBERTA TURKAT _ ROBERT WE'_BORN PHILIP WEST KENNETH R WHITING MRS DAVID M WHITING III 111 TZIAK PERLMAN -6 1 Life Trustees Robert Harth COURTLANDT D BARNES MARIAN YET- GAMS JEANNE JAFFEE JAMES P =UME MRS J---% F MERRIAM MRS WALTER P PAEPCKE N FORD SCHUMANN NANCY MORGAN SMITH ROSAMOND B STANTON MRS HENRY L STEIN EDGAR B ST ERN JR Y JOHN N STERN MRS EDWARD O S'Ji President Emeritus GORDON HARDY National Board i ROBERT 0 ANDERSON SAACARNOLD JR ,YARREN C:NNGN MRS HE'JRY CATTO .. �lII MRS CCRNEIJ'..S CRANE CHN DF \:'En SORDC%P GET'+ r LEONARD A L-'.JDER ,BERT - .ARA ITZHAK PERLMAN IAN AATSON BEN H VEL-S Administration r ROBERT HART, A es 0i an' -noel E.ecc'­ Ots,�e, LAWRENCE FOSTER r Aspen Office: Post Office Box AA, Aspen, Colorado 81612 303925 -3254 Fax: 303 925 -3802 New York Office: 250 West 54th Street, 10th Floor East, New York, New fork 10019 212.'581 -2196 Fax: 21158 2-2757 Music Associates of Aspen, Inc. • Aspen Music Festival & School r r February 15, 1991 - Ms. Amy Margerum Aspen /Pitkin Planning Director 130 South Galena Aspen, Colorado 81611 Dear Ms. Margerum: y This letter is to confirm that the Aspen Center for Physics holds a long -term lease to a portion of the property referred to as the a Academic Parcel at the Aspen Meadows. We have requested that the residential GMQS and the final SPA submissions be submitted on our behalf. Mr. George Stranahan will be our representative. sincerely, 0\ TO the A en Center for Physics r r r r s r r ar m do r Exhibit A3 W� H� is 4• f Y �a! d 9 5 e Y eyF S n` qq ��ioYMY a 3 6 i tleeFi 3 F n >- 1Q9nL �Etl u Fi iii E : V R ^a W� H� an A e S W�6 1 lit 89nii ii dt:S3RBy B. 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RRY�y �4e ! �. _yrL'u �sA= 3fj'- L3�_SFi4 _ f i.. +giTiiT � 3�5� a3k :aaa�en3 -o ;q3� ; g =i °iEi jaqgg aTni g %4 !s :a PBS¢ �p� ^9Fj TinE =trl1�> €:" a� 3;a "4�FaiT�.a> Hill °Y4�t(ea l } da FRjn6 igTiiii4b�bay�liilC Y k i A�si y7 a lit Y ICR iles H id € %n as °S=- €b ^xat t?qt Ell wm 4�Tu ci- Iid"In i u nic 3a�=' a ' Y � :=ti SytlC -n= H ^a b.e _Hi% ° 4 4EQnF ;:ref �a < iTSnTTl % i o ; a Tile, i`iFf A> �F : it: 1w= :e ajyicy R SFii} Sajf .� 1 °n i:x Siy:iiiy_x� T C c3j 3 �oA, *3:.fes48i 2Cn f > +>errry»rrk� 1j2P eiii� Pf.� TT z i l��Qi[,• �C:�% �,�:=�i� =�q° :�gsq$.q`,Sry?cg� q =9 i 86 ilTT� s; Tyi�4T��i�� ;i =g�T£gTi @T��4�TTTE3 o� ok a ��a €treee 96^ eS e�e a" i din�en >Yp ! ;l.�T�bgi Ti }S3g��e�o � � ��• `��a• Y �p{{ G a� e� 8 Z W iJ� iYS <l C' US ji �I w del w ale me 5 AS! GOQ W \ Q 8 m. a. l U We w r r s AN em w w # i all # Exhibit A4 Rasaetten No. THIS DEED, Made this 24th dayof October 19 85 ,between John H. Roberts, Jr. of the County of Pitkin and State of Colo- redo.of the first part. and Aspen institute for Humanistic Studies, a Colorado nonprofit corporation whose legal address is c/o Donald C. McKinley, 600 17th St. Suite 2800, Denver, Colorado 80202 of the City and County of Denver and State of Colorado, of the second RSWILDZWSWrAYP tat z m ° WC � m r _ �b a _ o M O m, Ln m m vt 9 part; WTTNESSETH, That the said part y of the first part, for and in consideration of the sum of One Hundred ($100.00) Dollars, 9oumoa to the said part y of the first part, in hand paid by the said part y of the second part, the receipt whereof is hereby confessed and acknowledged, has granted, bargained, sold and con- veyed, and by these presents do as ��qqtt,,,, rgain. sell, convey and confirm unto the said Part y of the second part, its 7ANkgsland assigns forever all the following described lot or parcel of land, situate, lying and being in the County of Pitkin and State of Colorado, to wit: The "ACadeatit Parcel" as show and described on the Aspen Meadows -/ Subdivision Exception Plat recorded in Plat Book at pages of the Pitkin County records, subject to all mattes set forth on said Plat, said Academic Parcel being more particularly described on Exhibit A attached hereto and made a part hereof by this reference, and.tgsethe_ with all furnishings and personalty therein or used in connection -,- pOCUMEI� therewith. DEC 5 L —a Together with all and singular the hereditaments and appurtenances thereunto belonging, in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof: and all the estate, right, title, interest, claim and demand whatsoever, of the mid part y of the first part, either in law or equity, of, in and to the above bargained promises, with the hereditament@ and appurtenances; TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances. unto Aspen Institute for Humanistic Studies the said party of the second part, its successors and assigns forever. And the said John H. Roberts, Jr. part Y ofthefirstpart,for himself his heirs. executors and I! administraton%O& Ls@�nin; grant, bargain and ease to and with the said part Y of the second part, its / } end assigns, the above bargained premises in the quiet and peaceable possession of said part y of the second part,--- Y" assigns, against all and every person or persons lawfully claiming or to claim the whole or any part thereof, by, through or under the said part y of the first put to WARRANT AND FOREVER DEFEND. IN WITNESS WHEREOF, The said party of the first part has hereunto set his hand and seal the day and year first above written. Sited, SeaJydagld Delivered in the presence of STATE OF OMMMS101L N. Y. j aa. County of N. Q, fff The fenryinf-latrnment was aeanerNdged before me this 19 85 by John H. Roberts, Jr. Myawmtsewn eapns "A/Idl JO ».,e+ ...'; • �BLIC A. /i 7 1SEAL1 ho H. Roberts, Jr. PEAL) BEAU a14 % days( October, is f% wite omyhand andeffiew Nat. �M,wii I,;% 1r n,WrlaM,,. SANDRA aAurLER NOTARY POaUC. STATE OF An, no, No. 41- 4718229 OueYMa is 0some I.unIV ry e lgeel -ace a{ 19 ro W w r r a r N 0 W V C, 4.` U LLLL...�y U `y aOOX 500 FASE905 EXHIBIT A To Deed From John H. Roberts. Jr. to Asoen Institute for Humanistic Studies A tract of land situated in the Northeast k of Section 12, Township 10 South, Range 85 West of the 6th Principal Meridian, City of Aspen, Pitkin County, Colorado, more particularly described as fol- lows: r Beginning at a point whence the Northwest corner of the Southwest quarter of the Northeast quarter of said Section 12, a 1954 U.S. Brass Cap, bears S 17.51147• W 521.03 feet; thence N 01.391000 East 300.00 feet; thence S 88.21100" East 290.40 feet; thence S 01.39100• West 129.00 feet; .., thence N 74 007126" East 35.86 feet; thence S 82.07101• East 65.62 feet; thence S 65 046120' East 43.86 feet; thence S 35.32116' East 68.82 feet; thence S 74.031170 East 349.45 feet; thence S 46.001181 East 120.93 feet; thence S 35.201240 East 67.42 feet; thence S 17.191410 East 130.94 feet; thence S 12.39109• East 100.44 feet; thence S 45.421260 East 114.56 feet; thence East 43.00 feet; thence S 57.03'350 East 86.44 feet to the intersection with the West line of Lot 1A, Second Aspen Company Subdivision; thence along said West line S 00.26155• East 250.00 °- feet to the intersection with the West line of Roaring Fork Road; -. thence along said West line S 16.35100' East 722.50 feet to the intersection with the North line of ... Gillespie Avenue; thence along said North line and the extension thereof West 1119.97 feet; thence N 17 034100• East 1031.39 feet; thence N 48.000000 West 416.17 feet; thence N 01.391000 East 166.00 feet; thence N 88.211001 West 290.40 feet to the point of `^ beginning; EXCEPTING THEREFROM: s A tract of land located in the Northeast k of Section 12, Township r 10 South, Range 85 West of the Sixth Principal Meridian, City of Aspen, Pitkin County, Colorado, more particularly described as fol- .. lows s r Beginning at a point whence the Southwest corner of the NW% NE% of said Section 12, a U.S. Brass Cap dated 1954, bears S 17 0511470 West 521.03 feet; thence N 01.39' East 300.00 feet; thence S 88021' East 290.40 feet; thence S 01.39' West 300.00 feet; thence N 88.21' West 290.40 feet to the point of beginning. r �ummitment ` r Title Insurance Fidelity National Tit. nsurance Company A Stock Company � l n COMMITMENT FOR TITLE INSURANCE FIDELI TYNATIONAL TITLE INSURANCE COMPANY, a Corporation, herein calied the Comoany, for valuable consideration, hereby commits to issue its policy orpolicie.s of title insurance, as Wenriiiedin Schedule A. in favor of the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby it, the land describedorreferred to io Schedule A, upon payment of the premiums and charges therefore; all subject " to the provisions of Schedules A and 8 and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy orpolicies of tide insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by art authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this Commitment to be signed andsealed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." r Countersigned Authorized Signature i a "arm T40 09.101 MI1 \mlMAn LAnd TIM AwntAtlun 1:Umt111tment — 1964 schedule A Fl"ltyNetlttmalTItt loi►t_surat=CAomporry ,�rprlli iq by President sE.a�,F Attest D Secretary Valid Only if Schedule A and B are Attached he condhlom of thh nsmmllment requite that the premium and dur}n be paid prior to the iuumce 01 the title polky(t), Therdote, no paliry(s) will be lulled . , __.u_J ._ d_ L ... 1 - -. - -d N CONDITIONS AND STIPULATIONS w �. 1. The term 'mortgage ", when used herein, shall include deed of trust, rrust deed. or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect. lien, encumbrance, adverse claim or ..� other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule a hereof, and shall fail to disclose such knowledge to tile. Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule 8 of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. -� 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements ,. hereof, or (b) to eliminate exceptions shown in Schedule 8, or (c) to acquire or create the estate of interest or mortgage thereon covered by this Commitment. In no event shall sucn liabiiity exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of policy or policies committed for .. in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as exoressiy modified herein. 4. Any claim of loss or damage. whether or not based on negligence. and which arises out of the status of the title to the estate or interest or the lien of the insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of the Commitment. w r w w w do M AN i w a .r r File Number NT 29n MEA[vGwq r^ I. Effective Date JULY 20, 1989 AT 08:00 ?. Policy or policies to be issued: (A) ALTA Owner's Policy— Proposed Insured: 5 INDUSTRIAL BANK OF JAPAN (B) ALTA Loan Policy— Proposed Insured: S .. Amount S SEE NTPrR9t-`'5 S_..._ .— Certificate of Taxes Due S Survey S Additional Charges (if any) S Total S 3. The estate or interest in the land described or referred to in this commitment and covered herein is fee simple and title thereto is at the effective date hereof vested in: SAVANAH LIMITED PARTNERSHIP, A DISTRICT OF COLUMBIA LIMITED PARTNERSHIP 4. The land referred to in this commitment is described as follows: SEE ATTACHED EXHIBIT "A" •d At DENVER, COLORADO '•11 (11.81) can Land Title Association Commitment -1966 lie A ISSUED BY: National Title Research, Inc. 821 Seventeenth Street, #402 Denver, Colorado 80202 CONTACT: Bill or Me,j (303) 295 -7300 EXHIBIT "A" TO THE INTERSECTION WITH THE CENTERLINE OF THE ROARING FORK RIVER; THENCE SOUTHEASTERLY APPROXIMATELY 3000 FEET ALONG THE CENTERLINE OF THE ROARING FORK RIVER TO THE INTERSECTION 'WITH THE WEST LINE OF LOT IA, SECOND ASPEN COMPANY SUBDIVISION; THENCE ALONG SAID WEST LINE S 00 DEGREES 26 "55" E 220.00 FEET, MORE OR LESS; A TRACT OF LAND SITUATED IN THE SOUTHEAST ONE QUARTER OF THE SOUTHWEST ONE QUARTER AND IN THE SOU' liWEST ONE QUARTER. OF THE SOUTHEAST ONE QUARTER OF SECTION 1, AND 10 T'HIE NORTHEAST ONE QUARTER OF THE NORTHWEST ONE QUARTER AND IN THE NORTHEAST ONE + QUARTER OF SECTION i2, ALL IN TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF PITKIN, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER NORTH ONE SIXTEENTH CORNER OF SAID SECTION 12, A 3/8 X 1 INCH IRON EAR, WHENCE THE NORTH ONE QUARTER CORNER OF SAID SECTION 12 BEARS N 01 DEGREES 15'19" E 1286.94 r FEET; THENCE N 84 DEGREES 14'00" W 797.52 FEET ALONG THE SOUTH LINE OF LOT 1, SAID SECTION 12 TO THE FOOT OF THE BLUFF ON THE ., WEST SIDE OF CASTLE CREEK; THENCE ALONG THE FOOT OF SAID BLUFF THE FOLLOWING COURSES AND DISTANCES: N 17 DEGREES 40'15" E 84.75 FEET; - N 13 DEGREES 01'35" W 65.00 FEET; N 11 DEGREES 33'10" E 96.62 FEET; N O1 DEGREES 50'20" E 114.04 FEET; .. N 14 DEGREES 30'25" W 64.31 FEET; N 04 DEGREES 08'30" W 286.13 FEET; N 21 DEGREES 28'50' W 171.56 FEET; N 18 DEGREES 21'15" E 305.82 FEET; AND N O1 DEGREES 02'20" W 34.66 FEET TO THE INTERSECTION WITH THE NORTH LINE OF SAID SECTION 12; THENCE N 88 DEGREES 41 "13" E 392.58 FEET ALONG SAID NORTH LINE TO THE INTERSECTION WITH THE CENTERLINE OF CASTLE CREEK; THENCE ALONG SAID CENTERLINE THE FOLLOWING COURSES AND DISTANCES: N 05 DEGREES 30'00" E 38.99 FEET; N 04 DEGREES 22'52" W 15.42 FEET; N 29 DEGREES 54'00" W 199.72 FEET; N 14 DEGREES 17"00" W 119.61 FEET; N 15 DEGREES 03'00" E 84.24 FEET; y N 52 DEGREES 19'00" E 57.18 FEET TO THE INTERSECTION WITH THE CENTERLINE OF THE ROARING FORK RIVER; THENCE SOUTHEASTERLY APPROXIMATELY 3000 FEET ALONG THE CENTERLINE OF THE ROARING FORK RIVER TO THE INTERSECTION 'WITH THE WEST LINE OF LOT IA, SECOND ASPEN COMPANY SUBDIVISION; THENCE ALONG SAID WEST LINE S 00 DEGREES 26 "55" E 220.00 FEET, MORE OR LESS; r rAGE 3 r r .r r L THENCE N 57 THENCE WEST THENCE N 45 THENCE N 12 THENCE N 17 THENCE N 35 THENCE N 46 THENCE N 74 THENCE N 35 THENCE N 65 THENCE N 82 THENCE S 74 THENCE S 01 THENCE S 48 .BIT "A" - CONTINUED DEGREES 03'35" 43.00 FEET; DEGREES 42'25" DEGREE. 39'09" DEGREES 19'41" DEGREES 20'24" DEGREES 00'18" DEGREES 03'17" DEGREES 32'16" DEGREES 46'20" DEGREES 07'01" DEGREES 07'25" DEGREES 39'00" DEGREES 00'00" W 86.44 FEET; W 114.56 FEET; W 100.44 FEET; W 130.94 FEET; W 67.42 FE .-T; W 120.93 FEET; W 349.45 FEET; W 68.82 FEET; W 43.86 FEET; W 65.62 FEET: W 35.86 FEET; W 339.00 FEET; E 416.17 FEET; THENCE S 17 DEGREES 34'00" W 1031.39 FEET TO THE INTERSECTION WITH THE NORTH LINE OF GILLESPIE AVENUE AND THE EXTENSION THEREOF; THENCE ALONG SAID NORTH LINE AND THE EXTENSION THEREOF WEST 318.22 FEET TO THE INTERSECTION WITH LINE 5 -6 OF ASPEN TOWNSITE; THENCE ALONG SAID TOWNSITE LINE N 65 DEGREES 22'36" W 53.10 FEET TO THE INTERSECTION WITH THE CENTERLINE OF EIGHTH STREET; THENCE N 14 DEGREES 50'49" E 74.16 FEET ALONG THE CENTERLINE OF VACATED EIGHTH STREET IN HALLAM'S ADDITION TO THE CITY OF ASPEN; THENCE ALONG SAID CENTERLINE NORTH 648.38 FEET TO THE INTERSECTION WITH THE SOUTHERLY BOUNDARY OF THAT PROPERTY DESCRIBED IN CIVIL ACTION NO. 3448; THENCE ALONG SAID BOUNDARY WEST 91.49 FEET; THENCE ALONG SAID BOUNDARY N 01 DEGREES 13 "15" W 200.00 FEET TO A U.S. BRASS CAP MONUMENT IN MEADOWS ROAD ORIGINALLY SET FOR THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 12 AND NOW MARKED "S.P.M. THENCE ALONG SAID BOUNDARY N 82 DEGREES 00'00" W 57.28 FEET TO THE EASTERLY BOUNDARY OF THAT PROPERTY DESCRIBED IN BOOK 172 AT PAGE 316, PITKIN COUNTY RECORDS; THENCE N 00 DEGREES 54'00" W 47.03 FEET ALONG SAID EASTERLY BOUNDARY TO THE POINT OF BEGINNING; AND ALL OF BLOCK 97, HALLAM'S ADDITION. AND ' ALL THAT PART OF HALLAM "S ADDITION NOT. T. NCI UDED IN BLOCK 97, +. HALLAM'S ADDITION, LYING NORTHERLY OF LINE 5 -6 OF ASPEN TOWNSITE, SOUTHERLY OF THE NORTH LINE OF GILLESPIE AVENUE, AND WESTERLY OF THE WEST LINE OF NORTH SIXTH STREET, INCLUDING ALL OF NORTH r SEVENTH STREET AND ALL OF GILLESPIE AVENUE BOUNDED BY SAID LINES; +. AND ALL THAT PART OF THE SOUTHWEST ONE QUARTER OF THE NORTHEAST ONE QUARTER OF SAID SECTION 12 NOT IN MEADOWS ROAD AND ALL THAT PART OF HALLAM'S ADDITION NOT IN MEADOWS ROAD LYING WESTERLY OF THE CENTERLINE OF VACATED EIGHTH STREET, LYING NORTHERLY OF LINE 5 -6 OF ASPEN TOWNSITE, LYING EASTERLY OF THE CENTERLINE OF SAID SSFrT?ON 12. AND LYING SOUTHERLY AND WESTERLY OF THAT PROPERTY r nr r Fidelity 1Vatlona/ Title Insurance Company r SCHEDULE B— Section 2 Exceptions r The policy or policies to be issued will contain exceptions to the followinq unless the same are disposed of to the satisfaction of the Company: r 1. Rights or claims of parties in possession not shown by the public records. ® - Easements, or claims of easements, not shown by the public records. i° 3. Discrepancies, conflicts in boundary lines, shortage In area, encroachments, and anv fact., which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a hen, for services, labor or material heretofore or hereafter furnished, imposed by law and not 3hovm by the public records. 5. Unpatented mining claims: reservations at exceptions in parents or in acts authormnit the }ssuance thereof. 6. Water rights, claims or title to wster. -� 7. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments as real property or by the public records. r S. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public rccort{s or attaching subsequent to the effective date hereof bur print to the date the proposed Insured acquires of record for value the estate or interesr or �. mortgage thereon covered by this Commitment. �9 ANY AND ALL UNPAID TAXES, ASSESSMENTS AND UNREDEEMED TAX SALES. =1� RESERVATIONS AND EXCEPTIONS AS CONTAINED IN UNITED STATES PATENT RECORDED JANUARY 8, 1890 IN HOOK 55, PAGE 6. (AFFECTS ASPEN MEADOWS) 11. RESERVATIONS AND EXCEPTIONS AS CONTAINED IN UNITED STATES r, PATENT RECORDED JUNE 8, 1888 IN BOOK 55, PAGE 2_ (AFFECTS ASPEN MEADOWS) X12. RESERVATIONS AND EXCEPTIONS AS CONTAINED IN UNITED STATES PATENT RECORDED MARCH 28, 1890 IN BOOK 55, PAGE 477. (AFFECTS ASPEN MEADOWS) NOTE: EXCEPTION WILL NOT APPEAR IN THE MORTGA(iF POLICY TO BE ISSUED HEREUNDER. r r rm T•le 1!.521 r ,tericdn Land Title Association Commitment e hedule B— Seenon 2 (Revised) 0 22. RIGHTS OF OTHERS ENTITLED IN AND TO THE CONTINUED UNINTERRUPTED FLOW OF CASTLE CREEK AND ROARING FORK RIVER. 23. TITLE TO THAT PORTION OF THE PROPERTY WITHIN THE RIGHT OF WAY OF MEADOWS ROAD. FIDELITY TIONAL TITLE INSURANCE COMPANY SCHEDULE B - SECTION 2 ' EXCEPTIONS (CONTINUED) X13. RESERVATIONS AND EXCEPTIONS AS CONTAINED IN UNITED STATES PATENT RECORDED MAY 3, 1982 IN BOOK 55, PAGE 24. (AFFECTS ASPEN MEADOWS) 14. TERMS, CONDITIONS AND OBLIGATIONS OF EASEMENT TO THE CITY OF ASPEN TO INSTALL AND MAINTAIN A WATER TRANSMISSION MAIN r RECORDED APRIL 24, 1972 IN BOOK 262, PAGE 916. (AFFECTS ASPEN MEADOWS) TERMS, CONDITIONS AND OBLIGATIONS OF AGREEMENT REGARDING --15. RESERVATION OF FACILITIES OF MEADOWS PARCEL BETWEEN ASPEN - INSTITUTE FOR HUMANISTIC STUDIES, A COLORADO NON - PROFIT CORPORATION AND HANS CANTRUP AND MEADOWS CORPORATION RECORDED SEPTEMBER 1, 1982 IN BOOK 432, PAGE 133. (AFFECTS ASPEN MEADOWS) vr6. TERMS, CONDITIONS AND OBLIGATIONS OF AGREEMENT: RE- ACCESS TO ROA PARCEL BETWEEN ASPEN INSTITUTE FOR HUMANISTIC STUDIES AND HANS CANTRUP RECORDED OCTOBER 15, 1982 IN BOOK 434, PAGE 102. (AFFECTS ASPEN MEADOWS) �17 ; TERMS, CONDITIONS, PROVISIONS AND RIGHT OF FIRST REFUSAL AS '-' SET FORTH IN AGREEMENT REGARDING MEADOWS LOT, RECORDED APPII, 3, 1985 IN BOOK 483, PAGE 949. (AFFECTS ASPEN MEADOWS) THE EFFECT OF LIS PENDENS AND QUIET TITLE ACTION PENDING CONCERNING MEADOWS PARCEL UNDER CASE NO. 85CV378 IN DISTRICT COURT OF PITKIN COUNTY. EASEMENT 15 FEET IN WIDTH FOR SEWER LINE GRANTED TO ASPEN METROPOLITAN SANITATION DISTRICT IN BOOK 249, PAGE 13. (AFFECTS MEADOWS) yZp, EASEMENT AGREEMENT PROVIDING FOR INDETERMINATE EASEME11TS FOR ' INGRESS AND EGRESS AND FOR A SEWAGE SYSTEM RECORDED IN BOOK 217, PAGE 550. (AFFECTS MEADOWS) 21. FIFTEEN FOOT PEDESTRIAN INGRESS - EGRESS EASEMENT RUNNING BETWEEN ASPEN MEADOWS AND ACADEMIC PARCEL AS SHOWN ON PLAT y, OF ASPEN MEADOWS SUBDIVISION EXCEPTION RECORDED ON OCTOBER 31, 1985 IN PLAT BOOK 17 AT PAGE 84. �. 22. RIGHTS OF OTHERS ENTITLED IN AND TO THE CONTINUED UNINTERRUPTED FLOW OF CASTLE CREEK AND ROARING FORK RIVER. 23. TITLE TO THAT PORTION OF THE PROPERTY WITHIN THE RIGHT OF WAY OF MEADOWS ROAD. A r r r r r r f a r r a s r rijjKLITY "ATIONAL TITLE INSURANCE COhrANY SCHEDULE B - SECTION 2 EXC3PTIONS (CONTINUED) 24. RIGHTS OF PARTIES IN POSSESSION WITHOUT RIGHT OR OPTION TO PURCHASE OR RIGHT OF FIRST REFUSAL. 25. TERMS, CONDITONS, AND PROVISIONS AS CONTAINED IN PLAT OF ASPEN MEADOWS SUBDIVISION EXCEPTION DATED FEBRUARY 14, 1986 RECORDED OCTOBER 31, 1985 AT PLAT BOOK 17, PAGE 84. 26. TERMS, CONDITIONS AND PROVISIONS AS CONTAINED IN STATEMENT OF EXCEPTION AND DECLARATION OF COVENANTS RECORDED OCTOBER 31, 1985 IN BOOK 498 AT PAGE 256. r W W W W rY r s r R1 Vicinity w R30 PUD Exhibit A5 I R30 PUD a a f1e.;— WM.k— In, lal a a a r a a r r a B. Plat of Aspen Meadows Subdivision Exception and Agreement w r, r w r r r P aJ� W sk lo 1 � N ° V �' ^-� •�� _ - - �__ �`�yt:9A a �. ,"t'� ,aa �'t�� ® t :r W 1 \ Y p x• a r, ��,4 � r � � � � 3 ��ii 1 _ Ilk 8.41 gfs ��ii pq n,6 r STATEMENT OF EXCEPTION FROM THE FULL SUBDIVISION PROCESS AND SUB- DIVISION APPROVAL FOR THE PURPOSE OF ALLOWING THE ASPEN INSTITUTE FOR HUMANISTIC STUDIES TO EXERCISE ITS OPTION TO ACQUIRE RECORD TITLE TO THAT PROPERTY COMMONLY KNOWN AS THE "ACADEMIC PARCEL ", RECORDED SEPTEMBER 26, 1980, IN BOOK 395 AT PAGE 763 AND DECLARA- TION OF COVENANTS AND RESTRICTIONS WHEREAS, the Aspen Institute for Humanistic Studies enjoys an option to purchase the real property described in Exhibit "A" - annexed hereto, commonly known as the "Robert O. Anderson" or "Academic Parcel" (hereinafter "Academic Parcel "), in accordance with that "Option to Purchase ", between the Meadows Corporation and the Aspen Institute for Humanistic Studies, recorded September 26, 1980, in Book 395 at Page 763, in the records of the Pitkin �- County Clerk and Recorder; and WHEREAS, John H. Roberts, Jr. is the record title owner of the parcel described in Exhibit "B" annexed hereto, which is subject to the option (hereinafter referred to as the "unified parcel "); and WHEREAS, by virtue of its Application for Exemption from the Definition of Subdivision or Exception from the Standards or �. Requirements of Chapter 20 of the Municipal Code submitted on or about July 16, 1985, incorporated herein and made a part hereof by this reference, the Aspen Institute requested an exception from the full subdivision process and the granting of subdivision approval so that it could properly exercise the aforesaid option r and confirm record title to the Academic Parcel in Ge Aspen w Institute; and~,, � H zs N 0,m V �i ►"• m a V .. nz _ ° z 4) =r" m rn V7 a .1 NOV WHEREAS, the City Council at its meeting of September 23, r 1985, conducted a duly- noticed public hearing on the aforesaid application, and at the close thereof, determined that the Aspen �. Institute's request for such exception was appropriate and deter- mined to grant subdivision approval, subject, however, to the con- ditions, covenants and restrictions described hereinafter and as agreed to by the Aspen Institute during the course of the afore- " said hearing. NOW, THEREFORE, the City Council of the City of Aspen, Colo- rado, does hereby determine that the application for exception from the full subdivision process is proper and hereby grants subdivision approval, subject to and upon satisfaction of the following conditions, which are hereby agreed to by the Aspen Institute for Humanistic Studies and John H. Roberts, Jr.: 1, Prior to recordation, a final plat of the unified par- cel conforming to the requirements of Section 20 -15 of the munici- pal Code of the City of Aspen shall be submitted to the City Engi- neer for review and written approval. Said plat of the unified parcel shall contain a recitation subscribed by the owners of the .. resulting parcels that said parcels are subject to the restric- tions, conditions and covenants of this Statement of Exception. r 2. The final plat shall reflect any utility easements or other related interests lawfully in existence, as approved by the r City Engineer; r r r y 2 BOOKS �J 3. There shall be established an ingress /egress easement r for pedestrian access between the two parcels as indicated on the final plat; 4. Encroachments and trail easements shall be shown on the final plat to the satisfaction of the City Engineer; y 5. Adjacent ownerships shall be shown on the final plat. Further, in addition to the above - stated conditions and in consideration for the granting of an exception from the full sub- division process and subdivision approval, the Aspen Institute and John H. Roberts, Jr. ( "Covenantors "), in furtherance of their .r representations to the City Council during the course of the public hearing and as an inducement to the City Council to approve the subdivision, do hereby restrict the unified parcel as follows: 1. In the event that any municipal improvement or improve- ments of the kind contemplated in Section 20 -16 of the Municipal Code of the City of Aspen, as amended, become, in the sole judg- ment and discretion of the City Council of the City of Aspen, necessary or desirable to the area of the Academic Parcel, the Aspen Institute agrees to join, upon demand therefor by the City, .. any special improvement district, urban renewal district, or down- town development district formed for the construction of such improvements (including, without limitation, signage, drainage, underground utilities, paved streets and alleys, planting, curbs, gutters, sidewalks, street lights, traffic circulation, trails, .. recreation facilities, berms, open space lands, public transporta- "' 3 200ff tion facilities, parking, etc.) in the area of the Academic Par - " cel. 2. Despite the separate ownerships, the unified parcel hereinabove described, as designated on the official City of Aspen ., zoning map, shall continue and be deemed a single unified parcel with regard to all zoning, land use and development, it being the intent of the City and Covenantors that any proposed change in zoning, land use or development with regard to the unified parcel shall be submitted and considered as if the unified parcel was not subdivided. No development application shall be submitted which does not comprehensively address development on the entire unified ~ parcel, and no such application shall be submitted or considered without the written consent of all owners of the unified parcel. 3. The covenants and conditions herein contained shall run with the land and shall be binding on all parties having any right, title or interest in the above - described parcels or any part thereof, and their heirs, representatives, successors and assigns. ,. 4. The subdivision shall become effective only upon the recording of the plat and this Statement of Exception and Declara- tion of Covenants. 5. No conditions or covenants contained herein shall be .. released, waived in any respect or modified or amended without the -- prior consent of the City of Aspen as reflected by ordinance of the City Council. Dated this day of 4 r r a r r Evax IN WITNESS WHEREOF, this Statement of Exception and Declara- tion of Covenants has been fully executed this --28 _ day of _ October , 1985. Cl/T�Y OF AS�PEN� By , %COLORADO i �'LCk, "Charlotte Walls, Mayor Pro Tem ASPEN INSTITUTE FOR HUMANISTIC I, Kathryn S. Koch, Statement of Exception a and approved by the City Stirling, was authorized of Aspen. By do hereby certify that the foregoing 1d Declaration of Covenants was considered Council and that the Mayor, William L. to execute the same on behalf of the City KathrynKoch 5 r C. Letters from Utilities Regarding Ability to Serve Project W w r r ill r "M r s r s r r CIT 130 asp December 19, 1988 �M Yu ,J PEN so.afli'° sr reet eIr`;or 611 303520 Mr. A.J. Zabbia Rea, Cassens, & Assoc. 2902 Highway 74, Suite 101 Evergreen, CO 80439 Re: Aspen Meadows Project Dear A.J.: Concerning our discussion regarding the above referenced project, please be advised that the City of Aspen has the water supply capabilities to provide treated water service to the project. Water service to the project is, of course, contingent upon approval of any development plans, utility placements and payment of connection fees. Please feel free to stay in touch with me as you continue to develop your plans for the project. Sincerely, t rk unas, Director Water Department JM /jm cc: planning office :Y8tc r p Aspen Consolidated Sanitation Olstlrict 565 North Mill Street Aspen. Colorado 81611 Tele. 1303) 925 -3601 A. J. Zabbia Rea,Cassens & Associates Inc. 2902 State Highwav 74 Suite 101 Evergreen, Co. 80439 RE:The Aspen Meadows Dear A.J.: Tele. (303) 925 -2537 December 21,1988 At the present time the Aspen Consolidated Sanitation District wastewater treatment plant has adequate capacity to handle this development. However, the collection system has downstream line constraints that will have to be reviewed once detailed plans are available. It will be the developers responsibilty for any rehabilitation, improvements or upgrading. The developer must comply with all District specifications, regulations, pay all applicable fees and deposit money in escrow for any needed improvements. -S#[+c el � omas R. Bracewell Collection Line Superint ndent TRB /ld r r r M r HOLY CROSS ELECTRIC ASSOCIATION, INC. 3799 HIGHWAY 82 AREA CODE +r P.O. DRAWER 2150 n tQ� 303 GLENWOOD SPRINGS. COLORADO 81602 945.5491 r s •w r December 19, 1988 Mr. A. J. Zabbia If Rea Cassens & Associates, Inc. 2902 State Highway T4, Suite 101 .- Evergreen, Colorado 80439 _ RE: The Aspen Meadows Dear A. J:: The above mentioned development is within the: - certificated service. area oi: Holy Cross Electric Association;" inc �~ Holy-Cross Electric Association, Inc. has adequate resources to provide: electric power.to:.the development,.subject-tothe- tariffs,. rules.and'regulations`on file. Any - power -Iine- ' enlargements, relocations, and new extensions " - necessary to deliver adequate., power ta.and - .within the development wi -11. be undertaken by-_Holy"Cr'osa Electric. Association,•I� n "upon completion of appropriate contractual agreements-: = Please advise when you wish to proceed with the._development of the electric-system for-thia.project.- `" Sincerely;. H O C ASSOCIATION, INC', may. y�� f f y_ A. _ F e,. to g •Ellgineer -: :. .� ' JAF:r m..jAy Ir k -� ^r s s .+r -- A. J. Zabbia Rea, Cassens 2904 Hwy. 74 Suite 101 Evergreen, Colo. 80439 Mountain Bell December 19, 1988 Dear Mr. Zabbia. Pursuant to your request concerning the provision of telephone facilities for the Aspen Meadows located at Aspen, Colo.. I submit the following information. U.S. West is the serving telephone company in this area and will provide telephone service to this pro - ject. However, the developer could be required to enter into a Land Developers Contract with U.S. West and be required to provide front end money prior to U.S. Wests placement of telephone facilities within this project. nk you, Raymond L. Carpenter Manager -U.S. West P.O. Box 220 .. Glenwood Spgs., Colo. 81602 r r r r W r M canyon cable tv December 20, 1988 Mr. A.J. Zabbia Rea Cassen & Associates 2902 Highway 74, Suite 101 Evergreen, CO 80439 Re: Aspen Meadows Dear A.J.: Pursuant to our telephone conversation yesterday, this letter shall confirm our plans to provide cable television service to the Aspen Meadows development which is subject to conceptual approval by the City in the immediate future. CATV service shall be made available subject to our construction policy and rate schedule then in effect. Please contact us should you wish to further discuss this matter. JKB /ar Ver ruly yours, J. Kelly Bloomer OWNionof UnM�dAM�b • 201 AWW A"M 8UW"W CWW A$PMCobndo • 81611 • 303/fRS40M r r r r r w r w r D. Aspen Meadows Traffic Mitigation Plan r r r r r i i r r r A r THE ASPEN MEADOWS TRAFFIC MITIGATION PLAN February, 1991 r a 1Y r y r r r r r r r r r THE ASPEN MEADOWS TRAFFIC MITIGATION PLAN This plan has been prepared by the following individuals: Committee Members: King Woodward, The Aspen Institute Kim Johnson, Aspen /Pitkin County Planning Office Dan Blankenship, Roaring Fork Transit Agency George Vicenzi, West End Resident Robert Harth, Ed Sweeney, Music Associates of Aspen Don Swales, West End Resident Roger Hunt, Aspen Planning and Zoning Commission and West End Resident Perry Harvey, R.J. Gallagher, Hadid Aspen Holdings, Inc. Bob Felsburg, Felsburg Holt & Ullevig Other Participants: John Goodwin, Aspen Police Chief Chuck Roth, Aspen Public Works Department Jan Collins, West End Resident Amy Margerum, Aspen /Pitkin County Planning Office I. Introduction .. During the late summer of 1989 the City of Aspen began the preparation of a Master Plan r for the Aspen Meadows property. This plan, completed in January 1990, was formulated within the framework of four goals. Two of the goals, which are directly related to the traffic and transportation aspects of the plan, were stated as follows: .. Goal 3: Mitigate, to the maximum extent feasible, the effects of the devel- opment on neighboring properties. ' Goal 4: Mitigate, to the maximum extent feasible, the project's impacts on the overall community. From a transportation standpoint, the Master Plan included a number of physical elements in the site plan which were directed at achieving these goals. These included creating a new primary access point to the West Meadows via Seventh Street, constructing a new trail system linking both the East Meadows and the West Meadows to the City's trail system, and improving the MAA parking lots to better serve automobiles and transit interface. v. However, the Master Plan went even further and identified a number of mitigation measures, many of which are operational in nature, which should be explored. These included such measures as controls on delivery vehicles; plans for smaller, non - diesel transit vehicles; shuttle service to /from the Meadows; parking controls; and emphasis on pedestrian and bicycle access. To respond to this concern, in October 1990 the Consortium formed a committee to further evaluate mitigation measures and to develop a traffic mitigation plan for the Aspen W Meadows project. This committee was comprised of representatives of the owners and users of the property, West End residents, the manager of the Roaring Fork Transit Agency (RFTA), representatives of the Aspen /Pitkin County Planning Office, a member of the Aspen Planning and Zoning Commission, and a professional transportation consul- tant. The committee held seven meetings between October 30, 1990 and February 5, 1991 to discuss mitigation measures and to prepare this plan. In addition to committee mem- bers, other residents and City employees participated in these meetings. Early in the process, the committee formulated the following goal statement which directed the committee's efforts: "To develop mitigation measures for the Aspen Meadows facilities to reduce automobile use and it's impact on the West End neighborhood and the community at large, and to make the Meadows facilities more accessible to residents and guests in environmentally sound ways." r The resulting plan has been developed in two components. Because the characteristics associated with the lodge, restaurant, and health club facilities on the western portion of r the property differ significantly from those of the MAA facilities on the eastern portion, W the mitigation measures appropriate to each portion also differ. Therefore, the following sections provide a series of mitigation measures for each of the areas of the property. r With each measure are provided a brief description of the action, the suggested phasing for implementation of the measure, and identification of the responsible party. r r r r rr In developing and implementing this or any mitigation plan, it is important to understand that the plan must be evolutionary. While the goal of the plan must remain steadfast, the -- mitigation measures and the details of their implementation must be flexible, requiring monitoring and fine tuning over the years. It is recommended that the City undertake a program to review the effectiveness of the mitigation measures on a regular basis and to work with the Consortium to modify the details of the measures to ensure effective, yet efficient, implementation. W r W w r 2 w II. Mitigation Plan for West Meadows Facilities A. Background Currently, the residential units on the western portion of the Aspen Meadows .s property include 60 lodge units and eight townhouses. The conceptual SPA approval included the addition of four single family residences, ten new three- " bedroom townhomes, and 50 lodge units. The purpose of these additional facilities is primarily to better serve the group activities sponsored by the members of the Consortium. During the summer months, use will be almost exclusively by these groups. During the winter season, it is anticipated that the lodge may be operated for public use. Furthermore, the restaurant will be renovated, but will not be expanded. Finally, the health club, used primarily by guests of the West Meadows, r will be enlarged slightly. r r a r i w r In developing the mitigation plan, the committee considered measures that ad- dressed each of the primary user groups of the West Meadows facilities: guests, employees, and users of the restaurant or health club who are not staying on the grounds. .. Furthermore, a mitigation plan usually includes auto disincentives and incentives to use other modes of transportation. Auto disincentives are restrictive measures ^ that discourage individuals from using their automobiles. The second element is comprised of measures that make it attractive and convenient to use alternatives to the automobile. As will be highlighted by the list of measures described in the following section, this mitigation plan includes a wide range of both auto disincentives and alternative mode incentives. How effective will this plan be? While it is very difficult to project exactly how much trip reduction will occur as a result of this plan, the committee believes that .. it has the potential to significantly mitigate the effects of additional traffic due to the new development. The following table presents a summary of trip generation - which might be expected from the West Meadows based on trip rates typical of the Aspen area if no specific mitigation program is implemented. As shown, the r existing residential and restaurant facilities could generate about 750 vehicle trips per day. The proposed additional residential units could generate another 340 trips per day, bringing the total trip estimate to nearly 1,100 vehicles per day. Thus, a " 30 percent trip reduction would result in total traffic generation with the expanded facilities equal to that which could be generated by the existing facilities without a #" mitigation plan. Because of the nature of the users of the West Meadows and the r broad -based character of the mitigation plan, it is believed that, when properly implemented, the proposed plan will achieve these results. r r r a r i w r i A Yr r i i W w i s w i r i r r r r R 0 R L u R F A O 7 R G v G E. \A ri Q L R .y m 0 R d C d Z a F T � •R 9 � d u N 'G a F3 O v a a N O 0 C F C N L V C o M r Q I O °O 10 o 0 oI vl ry M 7 r U. vi CD r oo O O OI C d r 00 C ..I Q p E T R \ o e yyQ Lf� 73 C n W W V N � h o V F M v U m a "� �" LL V. N V O H OI T C O Q �I 7 D\ M C O w C .0 C T G O 0 O O r Y_ \ a o � N 10 M c o M r Q I O °O 10 o 0 oI vl ry M 7 r U. vi CD r oo O O OI C 4 d r ..I Q p E T \ o e v W W V N � h o V F M m a "� �" LL V N V O 4 3. Chartered Vehicles for Group Activities r Description: When appropriate, group activities either leaving or coming to the West Meadows will be served by chartered vehicles arranged by the management of the West Meadows. By providing this service, 'r management will be better able to control the number and /or size of vehicles serving the participants in such activities. Furthermore. encouragement of the use of this service will discourage the use of r private automobiles by participants. W r 5 r B. Elements of Mitigation Plan " The following elements of a traffic mitigation plan directed at West Meadows related traffic have been identified. r - 1. Airport Van Service ° Description: A free van service to and from the airport will be provided for guests and residents of the West Meadows. Because it is antici- pated that most of the guest visits will be prearranged, the lodge will dispatch the van (a vehicle with an approximate capacity of 12 -16 passengers) to pick up guests based on their flight schedule. Similarly, departures will also be able to be prearranged. all guests +, will be encouraged to use this convenient, yet efficient, service. Phasing: This service will be initiated upon opening of the renovated lodge. Responsible Party: Lodge operator through agreement with Aspen Institute. 2. Van Service to /from Town Description: A free van service will be operated between the West Meadows and downtown Aspen. This service will be available to all guests, residents, and employees of the West Meadows, including users of the restaurant, tennis courts, and health center. The ser- vice will utilize a relatively small vehicle, seating approximately 12- 16 passengers. The service will be a regularly scheduled service with frequent headways. During the high season, this route will run .� from early morning to late evening on one -half hour headways. The schedule will be adjusted for applicability to each season, and may be provided on an "on demand" basis during certain seasons. M. Phasing: The basic service described above will be initiated with the opening of the renovated lodge. Its usage will be monitored, and the service will be adjusted as necessary to meet the demand of the patrons. Responsible Party: Lodge operator through agreement with Aspen r Institute. 3. Chartered Vehicles for Group Activities r Description: When appropriate, group activities either leaving or coming to the West Meadows will be served by chartered vehicles arranged by the management of the West Meadows. By providing this service, 'r management will be better able to control the number and /or size of vehicles serving the participants in such activities. Furthermore. encouragement of the use of this service will discourage the use of r private automobiles by participants. W r 5 y, Phasing: This service will be provided with the first organized groups using the West Meadows. T Responsible Party: Lodge operator. +r 4. Guest Parking Description: No parking for the lodge units will be provided adjacent to the units. Instead, parking for these units will be located in a parking structure under the tennis courts. Thus, even if guests bring vehi- cles to the campus, their vehicles will not be immediately available to them. Furthermore, guests will need to walk past the van service in order to get to their vehicles. It is hoped that this concept will encourage guests to use the van service rather than their private automobiles. Phasing: See construction schedule r Responsible Party: Aspen Institute r 5. Trail System Description: Site planning has provided for on- campus trails that connect to the extensive city -wide pedestrian and bike trail system adjacent to the Meadows property. Thus, the Meadows trail system has been designed to complement the City's efforts in developing pedestrian and bicycle trails, thus encouraging guests of the Meadows to use these modes of transportation. Phasing: The on -site trail systems will be phased through the City's trail construction program. Responsible Party: City and the Consortium. 6. Bicycle Facilities Description: Bicycles will be made available for use by guests of the lodge —+ at a minimal fee designed to cover maintenance, replacement, and administrative costs. Furthermore, bicycle racks will be provided at those facilities which may be used by persons not lodged at the West r Meadows (for example, at the health center and at the tennis courts). Phasing: It is expected that this program will begin with 25 -30 bicycles available. The program will be monitored and the supply of bicy- cles will be increased accordingly. s r Responsible Party: Lodge operator. a w a r 11 d. 7. Promotional Materials Description: All promotional materials for the West Meadows lodge will r emphasize the availability of the van service, will encourage walk- ing and bicycle use, and will discourage the need for personal 7, automobiles. The focus of this mitigation measure is to precondi- tion the guest so that he or she chooses not to even rent a car upon arrival in Aspen. .� Phasine: This message will be included in all promotional materials .. published for the renovated lodge. Responsible Party: Lodge operator and Aspen Institute. B. Employee Parking Description: Limited employee parking will be provided on -site. This parking will be available only for employees for whom vehicles are essential for the execution of their jobs and for employee carpools of 3 or more persons. A ride matching service will be available through management to encourage the formation of carpools. Furthermore, employees will be provided with their choice of - subsidized transit passes or subsidized parking at the Rio Grande parking garage. A shuttle service will be provided for employees y. from the Rio Grande garage either in conjunction with the regular- ly scheduled van service to Town or as a separate operation. Phasine: This measure will be implemented with the opening of the renovated lodge. w, Responsible Party: Lodge operator and Aspen Institute. 9. Coordination with Potential Rail Service Description: If passenger -rail service does materialize on the Rio Grande right -of -way, a transit stop will be encouraged in a location which would allow access to the Meadows via the pedestrian bridge on the Roaring Fork River. Pbasing : To be implemented with the initiation of rail service. Responsible Party: Applicant and Rail Service Operator r r 0 r 7 r r ,.4 r +1 r a Ir rr a• �1 +111 10. Delivery Truck Restrictions Description: Because of the expected infrequency of large vehicle deliveries to the West Meadows property (approximately 4 to 5 per day), it is recommended that truck restrictions be focused on time of day and route restrictions. It is recommended that deliveries will be limited to the hours of 9:00 - 11:00 A.M. and 2:00 - 4:00 P.M. Thus, the noise impacts of delivery vehicles will not occur during the most sensitive time periods. Furthermore, all deliveries to the West Meadows will be restricted to use of Seventh Street only between the Meadows and SH 82. These restrictions will be implemented through operator agreements. Phasing: The time of day and route restrictions will be implemented upon opening of the renovated lodge. Responsible Party: Lodge operator and Aspen Institute. ■ a -• III. Mitigation Plan for MAA Facilities A. Background r The MAA facilities, located on the eastern portion of the property, will include rearranged seating in the tent and a new rehearsal facility to accommodate rehears- als and small performances. It is important to note that the modifications to the performance tent will not increase the size of the audiences; they will simply improve the seating conditions for the audiences. Although there are students and faculty associated with traffic related to the MAA facilities, the majority of concerns expressed by neighbors are related to the impacts created by concert - goers. Therefore, most of the mitigation measures included in this plan are focused on these users. Principally, these measures are directed at encouraging concert -goers to walk, bike, or ride the transit system rather than driving their automobiles to the concert. This part of the plan particularly will be evolutionary in nature. Efforts to reduce auto use have already been undertaken in recent years by the MAA in conjunction with West End residents. The elements discussed in the following section are a ^° further expansion of these earlier efforts. As the program is implemented and evaluated, it is expected that even further refinements will be appropriate. .. B. Elements of Mitigation Plan In developing a mitigation plan to address MAA traffic, the program focuses on several measures. 1. Promotional Materials Description: Promotional materials (including maps distributed by MAA will encourage use of transit, bicycles, or walkways to access the concert site. a. Phasing: These efforts have already been initiated and will be continued. Resnonsible Party: MAA .. 2. Pedestrian /Bicycle Ways Description: An enhanced system of routes exclusively designated for use by pedestrians and bicyclists to access the concert area will be implemented. This system will include: s o Continued designation of the Lake Avenue pedestrian/ bicycle way. a. s 0 0 s w Fourth Street will be closed to automobile traffic from Gillespie Street to Main Street for approximately one hour before and one hour after major concerts. Prior to concerts, the street will be for pedestrian/ bicycle use only. After the concerts, it will used for pedestrian /bicycle traffic and for buses leaving the MAA grounds. Allowing buses to use this route after concerts will separate the buses from automobile traffic, thereby decreasing the delay experienced by the buses and thus providing an incentive for using the transit service. This closure will include barricades and appropriate signing at both ends of Fourth Street and will require tem- porary warning signs at each cross street to ensure the safety of pedestrians and bicyclists. Furthermore, the proposed design of the MAA parking lot provides for a continuation of the pedestrianway from Fourth Street to the music tent. Facilities for bicycle storage during concerts will be pro- vided in the vicinity of the tent. Implementation: It is anticipated that the Fourth Street closure will be implemented during the next concert season. The bicycle storage facilities will be provided with the improvements to the MAA parking lot. Responsible Party: MAA and City. I" 10 a 3. Enhanced Transit Service Descrintion: Transit service to the MAA grounds will continue to be improved and ^ emphasized. This includes elements affecting the city -wide system, circulation through the neighborhood, and on -site operation: o All city -wide RFTA bus routes serving the West End, as well as the special MAA bus runs, will continue to provide service. Enhanced signing and bus service information will be provided at the Rio Grande parking garage to direct patrons to the bus stop on Main ' Street. o Prior to a scheduled concert, large buses (unless carrying a greater number of passengers than can be accommodated by the circulating shuttle or during inclement weather) will unload all passengers at the intersection of Fourth /Main. Concert goers will then be en- couraged to walk on Fourth Street to the tent or to use the smaller vehicle shuttle which will be circulating on Main, Fifth, Gillespie, and Third Streets. This vehicle will be a compressed natural gas powered vehicle and will operate for approximately one -half to one hour before the concert. w Following concerts, buses will stand by on Fourth Street or at the transit stop in the parking lot to transport concert goers back to the center of town. I" 10 a r y o The MAA parking lot has been designed to provide a location for buses to load and unload passengers while removed from Gillespie Street. This location is on the south end of the parking lot and v, would allow good clockwise circulation of the buses from Fifth Street into the parking lot and back out onto the street system at Fourth and Gillespie. Phasin : It is anticipated that this improved transit service will be provided during the next concert season. The program will be monitored and the service will be adjusted accordingly. Resoonsible Party: The transit service will be the responsibility of RFTA. The transit improvements in the parking lot will be the responsibility of the MAA. _ 4. Truck Restrictions Description: Although the number of large vehicle deliveries to the MAA facilities is very_ limited, it is recommended that all such vehicles will be restricted to using Third Street only between the MAA grounds and Main Street. MAA will enforce this limitation with their vehicle drivers. Phasine: These restrictions will be implemented during the next concert season. Responsible Party: MAA 5. Residential Parking Permit Program Description: A residential parking permit program is still under consideration. This program would prohibit all parking on streets from Mill Street to Eighth Street and from Main Street to the Roaring Fork River other than for residents or their guests during the concert season. The MAA would institute paid parking in their lots in connection with this plan. Permit n parking may require issuance of vehicle stickers for a fee, installation of appropriate signage, and City enforcement. Phasing: It is recommended that the residential parking permit program be instituted after the effectiveness of the remainder of the mitigation plan has been evaluated. Because of the significant impacts of such a program on the residents of the West End, further input from the residents should be incorporated into an implementation plan for this program. r Resoonsible Party: MAA, City and West End residents. s r r w r r r II E. City Council Resolution No. 2 Series of 1991 Approving The Aspen Meadows Conceptual SPA Plan and Establishing Requirements for Final SPA Plan Submission w a w r .. RESOLUTION (SERIES 1991) .r RESOLUTION OF THE CITY COUNCIL OF ASPEN, COLORADO APPROVING THE ASPEN MEADOWS CONCEPTUAL SPA PLAN AND ESTABLISHING -� REQUIREMENTS FOR FINAL SPA PLAN SUBMISSION WHEREAS, the Aspen City Council, in order to establish meaningful goals for the development of the Aspen Meadows, required that a Master Plan be developed by the Meadows Consortium (comprised of the Aspen Institute, Music Associates of Aspen, Aspen Center for Physics, International Design Conference in Aspen, and Savanah Limited Partnership); and WHEREAS, on,September 24, 1990 the Aspen Meadows Master Plan was endorsed by the City Council with Resolution #42 (Series 1990) and WHEREAS, on October 16, 1990 the Aspen Planning and Zoning Commission adopted the Aspen Meadows Master Plan as an amendment to the Aspen Area Comprehensive Plan by Resolution # 90 -14; and WHEREAS, at a regular meeting on November 20, 1990 the Aspen Planning and Zoning Commission heard presentations by the Consortium representatives, found that the Conceptual SPA Plan was consistent with the Master Plan and Conceptual SPA standards, Y.- and forwarded a recommendation to the City Council for approval with conditions; and WHEREAS, at a duly noticed public hearing on December 10, the City Council heard presentations by the Consortium representatives, opened public comments, then continued the w public hearing to December 17; and WHEREAS, on December 17, the City Council continued the public hearing, then closed the public hearing. The Council then discussed the specific conditions recommended by the Planning Commission, and continued the discussions to December 20; and WHEREAS, on December 20, 1990, the City Council approved the Conceptual SPA Plan with conditions, as amended, by a vote of 4 -1. a NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF a ASPEN, COLORADO: ~ Section 1: ,. The City Council finds that the Conceptual. Development Plan for the Aspen Meadows Property is consistent with the adopted Meadows Master Plan. 1 r. 0 Section 2: The Council finds the Conceptual application to be in compliance with Sec. 7- 804(B) of the Aspen Land Use Code (revision date August 1989), Review Standards for Development in a Specially Planned Area (SPA). Specifically, the Council makes the following findings for the SPA Review Standards: 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. The Conceptual Plan is consistent with the Meadows Master Plan and preserves the academic and cultural character of the Meadows property while being compatible with development in the immediate vicinity. The Conceptual Plan provides for an acceptable increase in density, while preserving important open space. Specifics about architecture and landscaping will be addressed at Final Development Plan, with the adopted Meadows Master Plan and HPC review providing the applicant with adequate guidance. 2. Whether sufficient public facilities and roads exist to - service the proposed development. The Conceptual Plan provides adequate public facilities and roads to adequately serve the development. 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. The Conceptual Plan proposes development on land which is suitable for development. Riparian areas, flood plains, and steep.slopes are not being proposed for development. 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. The Conceptual Plan has endeavored to preserve significant open space areas, as well as environmentally sensitive areas through clustering of new development. The Conceptual Plan also provides a public .. trail network through the site in order to enhance the city- wide trail system. These efforts are consistent with the Meadows Master Plan and its vision for the property. r 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. The Conceptual Plan is in compliance with the Meadows Master Plan which was adopted as an element of the Aspen Area Comprehensive Plan. r 6. whether the proposed development will require the expendi- ture of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood. The - Conceptual Plan provides for adequate public facilities for the proposed development without adversely effecting the surrounding neighborhood. The provision of these public - facilities is at the expense of the applicant and will be detailed in the Final Development Plan. 7. Whether proposed development on slopes in excess of twenty - percent (20%) meet the slope reduction and density - requirements of Sec. 7-903 (B) (2) (b) . The Conceptual Plan is in compliance with this standard because this property has no underlying zoning, therefore, the property has no density requirement to reduce. 8. Whether, there are sufficient GMQS allotments for the proposed development. The applicant shall receive residential Growth Management allotment prior to Final Development Plan approval. Section 3: The City Council approves the Aspen Meadows Conceptual SPA Plan with the following conditions: .. Prior to submission for Final Development Review: 1. The applicant shall submit a construction schedule. 2. The visual impact (height and linear appearance) of the underground parking lot at the tennis courts shall be reduced as much as possible. A detailed parking plan shall be provided indicating any existing parking to be removed and any proposed parking at the Meadows. 3. Those elements listed in the Master Plan must receive Conceptual and. Final approval by the Historic Preservation Committee (HPC) unless the HPC determines that final approval is not necessary prior to Final SPA submission. 4. A Subdivision Plat in full compliance with Section 7 -1004 D.1 .. and D.2 shall be submitted which describes the specific parcels to be held in separate ownership, including the Conservation Area to be purchased by the City. ~ 5. Trail easements on the Meadows property must be dedicated on the subdivision Plat consistent with the Meadows Master Plan. The trail accessing the west Meadows area from Seventh at North shall follow the boundary of the racetrack open space as shown on the Master Plan. .+ 6. All utilities shall be underground. Easement needs of each 3 iw ..r .. utility shall be addressed at Final submission. Major Utilities must sign off on final submission. 7. The applicant shall investigate with the Engineering Department how to comply with drainage and runoff issues and be prepared to specify mitigation in the final application and grant all easements as required. S. Seventh Street shall be the primary access for two way traffic into and out of the Meadows. y 9. Costs associated with the Seventh Street expansions or alterations shall be borne by the applicant. 10. Trails and bikeways shall be implemented in compliance with she adopted Pedestrian and Bikeway Plan. The pedestrian trail Tong the old Meadows road alignment shall be reconfigured to conform to design standards set forth in this plan. 11. A fugitive dust control plan must be approved by state and County agencies prior to issuance of any excavation or building permits. - 12. Food service facilities shall comply with all State and local environmental health codes. 13. Energy efficient measures shall be a priority throughout the Meadows property. 14. Housing mitigation for the 23.69 low income employees shall be provided through cash -in -lieu for 16.69 employees as well as on -site housing for seven employees, deed restricted to low income. 15. The affordable housing units must be deed restricted meeting the Housing Authority's requirements for size, type, asset, income, and occupancy standards. 16. Condominiumization fees shall be paid for the eight existing 3 bedroom townhomes totaling $64,240, payable before plats are filed. 17. New residential units must receive GMQS allotments prior to s Final SPA approval. 18. The following areas shall be rezoned to a new zone district r, called OS -Open Space: the 25 acre parcel currently zoned C- Conservation (with consent of the applicant), the Racetrack, Sage ., Meadow, Anderscn Park, and the Tent Meadow, as designated in the Master Plan. Upon further review, some historic use of the parcel may indicate a slightly different approach to zoning (SPA). .w 4 r 19. The Rehearsal Hall shall be located to the east of the Music Tent and shall be screened along the eastern MAA property boundary with a vegetative buffer. 20. A detailed description of the use program for the Rehearsal Hall shall be provided. This must address seasonal use, daily use, use by outside entities, public performances, etc. 21. A fire suppression /protection plan must be developed in ., concert with the Fire Marshall's Office and included in the Final submission. 23. The applicant shall commit to making necessary corrections to d the Sanitation District trunk line as mentioned in the referral letter. i r s a .r" 40 24. A detailed transportation plan shall be submitted with the Final Plan application. The bus loading area and its interface with pedestrian access ways must be addressed. The transportation plan shall also provide specific details on items mentioned in the Master Plan: vehicle size regulations, small non - diesel buses, Rio Grande shuttle, paid parking, residential parking permits, lodge limousine, and which possibly includes paving the M.A.A. parking lot. In addition the transportation plan shall evaluate the effectiveness of less underground parking and a better transit system throughout the property. 25. The proposed building envelope for the Health Club expansion shall be shown on the Final SPA Plan. The building shall not be expanded any further to the north. When designing the new road in front of the club, the trees and pond shall be kept or relocated. 26. Impacts of construction property to wildlife and native the final development plan and placed on the final approval. and development on the Meadows vegetation should be addressed at appropriate mitigation measures 27. A digitized copy of the Subdivision plat is requested by the Engineering Department prior to recordation. Dated: Qhai o1'i` 199. William L. Stirling, Mayor I, Kathryn S. Koch, duly appointed and acting City Clerk do 5 a r r r rr r' r certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado at a meeting held C jtkvj /meadows.ccreso 0 Kathryn V Koch, City Clerk w i F. Use Program for the MAA Rehearsal / Performance Facility i i i i r i Aspen !Music Festival News Post Office Box AA, Aspen, Colorado 81612 30.31925 -3254 MEMO 0 r DATE: January 29, 1991 TO: Mayor and City Council City Planning and Zoning Commission Amy Margerum, Planning Director FROM: Robert Ilartty��� RE: Use program for the MAA Rehearsal. /Performance Facility 1. Sumner Season: During the regular Aspen Music Festival summer season, this facility will be in daily use, primarily for orchestral rehearsals and chamber music rehearsals. In addition, some student orchestra concerts, student and faculty chamber music concerts, recitals, master classes and recording will take place in this facility. Attached is a listing of events scheduled for the rehearsal/ performance facility in a typical week during our summer season. Please note that events marked "closed" will not be open to the public. only events marked "open" will be public events. Also attached is a listing of events scheduled for the Music Tent in a typical week during our summer season. This will provide an overview of the use of the two facilities. As we have stated from the outset of the planning process, there will be no simultaneous public events scheduled in the two facilities. 2. Off - Season: It is difficult to contemplate all possible uses for this facility as well as to anticipate all requests .. from the conmmnity, but ou:. discussions and plans center around �. the following: s (A) The International Design Conference will use this facility during its annual conference in June. (B) The faci.li.ty will be available for use by the Center for Physics and The Aspen Institute for lectures and /or other events. (C) The facility will bp used for selected Festival and School events sponsored by MAA. s a Music Associates of Aspen, Inc. /Aspen Music Festival & School w ! r i .r J ! i ! ! 11 r s ar (D) Requests by other non - profit organizations to use the facility will be evaluated on the basis of impact and scope. (E) The facility may be used for recording sessions. These sessions would be closed to the public. (F) The facility may be used for closed music teaching seminars, particularly as an extension of ottr Music -in- the - schools program. (G) There will be no for - profit public: use of the facility. s in :30 W 9:00 9:30 10:00 19:30 r 11:00 11:30 12 :00 12:30 1:00 1:30 2:00 2:30 3:00 w 3:30 11.00 4:30 5:00 5:30 �. 6:00 6:30 .. 7:00 7 :30 ' 8:00 r�r 8 :30 9:30 ,. 9:30 10:00 10:30 r HEAVOWS REHEARSAL /FERFORRA_iVCE FACILITY HONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY SUNDAY Set I Set I S -- Set Set et Up LIP — Concerto ACO L 1,n,se. ACO ACO Master- --- -- Orchestra Dr.evs -- n,er. Rehearsal F.ehearoal Class taFn Dress P.ehe airs al lrastP. r (ciose..d) (closed*) Rehearsal Rehearsal (closed) Clssc (closet) d - Tl'1 - - -- (.(close -l) I (open) __ { nirtenance MS A Youni` — - AFO A AM H Advanced - House Open - - -- A --, Moster (l'109P.d) ( Dress (`'losed) ( (closed) O Orc hesClass Rehears_21. 1 1 R Readin(open) — _ . .—.••( _— House O en I 1 Hous•a U c� E'nculty ACOiYoung Faculty Faculty Chamber Chamber stra Artists Chamber Chamber Music Rehear a.l rt Ccncert Fh,sic Music Concert (closed) (•rpen) (open) Rehear.ssl Rehearsal (open) (r.lgsed) (closed) Audio Faculty Time Master House Recording Chamber C1ns^ 'ercussion Seminar Rehearsal house Open Rehearsal Master .nsemble _,closed) (closed) Master. (closed) Class . ehearsal — - - - - - -� - -•- - - -•- - ---- • - - --- Clans --- -- (open) -- closed) 1 I - -`�/ -- I �� — - (oprn) - 1'�-- \�r- -' — W Audio Faculty Time Master House Recording Chamber C1ns^ 'ercussion Seminar Rehearsal house Open Rehearsal Master .nsemble _,closed) (closed) Master. (closed) Class . ehearsal — - - - - - -� - -•- - - -•- - ---- • - - --- Clans --- -- (open) -- closed) 1 I - -`�/ -- I �� — - (oprn) - 1'�-- \�r- -' — W TENT liONDAY TUESDAY WEDNESDAY !THURSDAY rRIDAY SAIUP.DAY SUNDAY A 9:00 At'0 - - -- - SLufont,-- - -C,, A - -- - -- 9:30 - - C - --- - Conducting Dress - Pehe_1rsal _J .. 10: 00 -- Fur_ulty Students Rehearsal (closed) 10:30 -- _.- -- c -- Chacber Rehearse] (closed) -- -- - - 11:00 -- -- - - - - -- — Hu:alc (closed) 11:30 _ -- -- - -- - - -- - - \ -! -, Rehearsal 12:00 -- (r.Losed) -- - - -- - - - 11:30 - - Sta a ACS An 6 Rehearsal - C_.eninp 1:30 - .. -- -...- - - - - - -- - - - - -- - House (closed) 41th... 2:00 - - -_ - -- -- - ... - -- - - - - -- - __ ..-- - - - - -- w Haiutenance press 2:30 - - - - -- - - - -- - -- - -- -- - - -- - .ehearsal 3:00 - - - -- �, 3:30 - - - -- - - -- ..-•° - -- I -- 4:00 [en'e l t� Urge 4:30 -- - -- -- - Houirs.al Iuuse :),e:n oscri� fa.lntenance ..� - I ._... -- .,hemher G.30 -- -- -- - - -- -- � uslc 7:.00 -. - - - -- - Concert House House 7:3U --- - - --- - - - -- --- - -p -- -- - -•. .. - - -- SLnfvnia An 8:30 -- M Concert Evening 9:00 -- .- ...._..... - -- _ - --- -- - - -° -- -- - - - - -- - fo ..n) With... 9:30 -- --- -- ---__- - - - -- "� Concert X10:00 - - - - --- -- --- --. - L�op_e n) oi:.�_... AFO ^S Pehearsal_ ress rcloscd)- ehearsal (open) I -•- - ---- rPss 6 Jazr.- b House set -ui, Concert (open) FACUlt e Chambe Jazz Concert (open) Music Rehearsal !Check I 1piouse upen ,TIZZ pre••concert Lecture Drees AFU Open•1� Rehearsai Concert ncerq closed) (open) Concert (open) FACUlt e Chambe Jazz Concert (open) Music Rehearsal — - - r do - G. Letter from Tom Cardemone Regarding Wildlife Habitat at the Meadows r February To: Whom It May Concern From: Tom Cardamone ^ RE: Fox Habitat Enhancement at the Meadows r The following recommendations come as follow -up to my communication regarding the inappropriate location of a red fox den in r Anderson Park. My opinion remains firm that the red fox would be better ^ off denning in a dry, sandy site below the north edge of Anderson Park r down in the direction of the Roaring Fork but well above the flood plain. _ As much as possible, the unimproved sagebrush and meadows areas around Anderson Park and including the old racetrack should remain undisturbed. These areas support insect, bird and rodent populations upon +• which the fox prey as well as providing security in the form of escape • cover. r In general, the sagebrush areas represent a remnant of a plant • community which once covered much of the valley floor. Some species +r such as brewers sparrows are specific to the sagebrush type and will be lost if sagebrush is removed in significant areas. I believe it is very realistic to identify and if necessary construct up to half a dozen den sites for red fox throughout the area traversed by the r North Star trail system at the Aspen Institute. • _ Many other native mammals and birds inhabit the Meadows property from the race track to the Roaring Fork. These species all would be best served by preservation of as much area as possible in its present natural •� condition. • Enhancement of the riparian zone by encouraging the regeneration of • cottonwood, blue spruce and other riparian plant species would be a great ^■ benefit to th ild values of the Meadows property. r. Tom ardamone Director, Aspen Center for Environmental Studies r