HomeMy WebLinkAboutLand Use Case.501 Rio Grande Pl.0029.2005.ASLU
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City of Aspen Community Development Dept.
CASE NUMBER
0029.2005.ASLU
PARCEL ID NUMBER 2737-07-3-06-851
PROJECT ADDRESS 505 RIO GRANDE PL
PLANNER
SARAH
OATES
CASE DESCRIPTION STREAM MARGIN REVIEW
REPRESENTATIVE THEATRE ASPEN 925-9313
DATE OF FINAL ACTION 5/10/2005
CLOSED BY Denise Driscoll
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Addr... 1505 RIO GRANOE PL ApUSuilol
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O~ ISTREAM MARGIN REVIEW IIIUOd I f!l
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Phone 11970) 925.9313
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110 E HALLAM
STE 103
ASPEN CO e161'
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MEMORANDUM
TO:
Chris Bendon, Community Development Director
Sarah Oates, Zoning Officer S -0
FROM:
RE:
Theatre Aspen, 505 Rio Grande Place-Stream Margin Exemption
and Insubstantial Specially Planned Area (SPA) Amendment
DATE:
April 21, 2005
SUMMARY:
Theatre Aspen (aka Aspen Theater in the Park) has applied for an exemption from
the Stream Margin Review and an insubstantial amendment to a Specially
Planned Area (SPA) to install an additional tented area at the entrance of the
theater, a shed for concessions and a portable trailer for dressing rooms. The
installation is temporary and will be removed at the end of the summer. The
applicant has sketches of the proposed improvements (see Exhibit "B").
Parks Department staff has meet with David McClendon, Artistic Director of
Theatre Aspen, on-site to discuss the installation of the exterior improvements and
stafP s comments are reflected in the conditions of approval.
ApPLICANT:
Theatre Aspen.
LOCATION:
505 Rio Grande Place.
ZONING:
PUB SPA. Public with a Specially Planned Area overlay.
REVIEW PROCEDURE:
Development that meets the criteria in Exhibit "A" may be approved by the
Community Development Director.
STAFF COMMENTS:
Review criteria and Staff Findings have been included as Exhibit "A." The
application has been included as Exhibit "B."
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RECOMMENDATION:
Staff recommends the Community Development Director approve this Stream
Margin Exemption and SPA Amendment with the following conditions:
1. The applicant has flood and liability insurance.
2. Access: delivery of the trailer will require proper trail signage and safety. The trail
shall be signed to inform users of the activity additionally any vehicle using the trail
shall be flanked be flaggers in front and behind the vehicle alerting users of the
coming vehicle.
3. Irrigation and Turf: due to the nature of the site and limited space along the trail and
entry of the park turf and irrigation damage may occur. All damage shall be repaired
by Theatre Aspen to a condition acceptable by Parks.
4. The installation of the concession stand will require minimal earth work. Any areas
disturbed by earth work shall be restored with the Parks approved native seed mix.
Additionally, after the berm area has been cleared oftrash and unused theater
materials all disturbed areas along the berm shall be restored with the same mix and
seeding standard. Seeding standard is 6" of top soil, hand spread seed mix, cover
with weed free straw and irrigate.
5. Theatre Aspen requested the ability to add additional solar path lights out along the
Rio Grande Trail. As discussed the lights shall be placed a minimum oftwo feet from
the trail. Theatre Aspen shall contact the Parks department prior to installing the
lights, a staff member will assist with install by locating any irrigation electrical lines
and water lines.
6. Site improvements: improvements to the gravel entry and trailer location are
permitted only within existing gravel areas. Material storage and vehicular parking
shall all take place in Theatre Aspen parking area. Access to the site for
improvements shall be covered under comment #1.
7. The Parks Department is not responsible for communicating with or informing park
neighbors of proposed changes.
ApPROVAL
I hereby approve this Stream Margin Exemption and SPA Amendment to install an
additional tented area, shed for concessions and portable trailer for dressing rooms at the
Theatre Aspen, 505 Rio Grande Place as represent(\ in the application.
APPROVED ctvl^~ /11)' A. 4{; I
VV} LXJ date~OCi
Chris Bendon, Community Development Director
APR 2 5 2005
COMMUNI1YDEVI:L\.WNll:N1 Ulh~"'I",,",
C11Y OF ASPEN
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ACCEPTANCE:
I, as a person being or representing the applicant, do hereby understand and agree to
the conditions of this approval and certify the information provided in this
application is correct to the best' knowledge.
date tf/:2t/~
David Mc endon, Artistic Director. .
Theatre Aspen.
A TT ACHMENTS:
Exhibit A-Staff Comments
Exhibit B-Application
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EXHIBIT A
THEATRE ASPEN
STAFF COMMENTS:
STREAM MARGIN:
Section 26.435.040(8) Exemption. The expansion, remodeling, or reconstruction of an existing
development shall be exempt from stream margin review if the following standards are met
I. Construction of pedestrian or automobile bridges, public trails, or
structures for irrigation, drainage, flood control or water diversion, bank
stabilization, provided plans and spectfications are submitted to the City
Engineer demonstrating that the structure is engineered to prevent blockage of
drainage channels during peakjlows and the Community Development Director
determines the proposed structure complies, to the extent practical, with the
Stream Margin Review Standard\'.
Staff Finding: This standard is not applicable.
2. Construction of improvements essential for public health and safety which cannot be
reasonably accommodated outside of the fIno development area" prescribed by this Section
including, but not limited to, potable water ,~ystems, sanitary sewer, utilities, and.fire
suppression .~ystems provided the Community Development Director determines the
development complies, to the extent practical, with the Stream Margin Review Standards.
Staff Finding: This standard is not applicable.
3. The expansion, remodeling, or reconstruction of an existing development
provided the following standard~' are met:
u. The development does not add more than ten (l1J) percent to the.floor
area of the existing structure or increase the amount of building area exempt from .floor area
calculations by more than twenty-.five (25) percent. All stream margin exemptions are
cumulative. Once a development reaches these totals, a Stream Margin Review by the
Planning and Zoning Commission is required; and,
Staff Finding: This proposal is for temporary improvements to an already
approved temporary structure therefore, this standard is not applicable.
h. The development does not require the removal of any tree for which a
permit would he required pursuant to Chapter 13.20 of this Code.
Staff Finding: The applicant is not proposing to remove any trees.
c. The development is located such that no portion of the expansion,
remodeling or reconstruction will be any closer to the high water line than is the existing
development;
Staff Finding: This is no remodeling or reconstruction related to this proposal.
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(i) The development does notfall outside of an approved building
envelope flone has been designated through a prior review; and
Staff Finding: There is no approved building envelope.
(ii) The expansion, remodeling or reconstruction will cause
no increase to the amount of ground coverage of structures within the lOa-year
flood plain
Staff Finding; There is no expansion, remodeling or reconstruction nor is there an
increase to the amount of ground coverage of structures within the 1 DO-year flood
plain.
INSUBSTANTIAL AMENDMENT TO A SPECIALLY PLANNED AREA
Section 26.440.090(A) Insubstantial Amendment to a Development Order: An insubstantial
amendment to an approved development order for a final development plan may be authorized by
the Community Development Director. The following shall not be considered an insubstantial
amendment:
I. A change in the use or character of the development.
Staff Finding; There is not change in use or character of the development.
2. An increase by greater than three (3) percent in the overall coverage of structures on the
land
Staff Finding; There will not be an increase greater than 3% in the overall
coverage of structures on the land.
3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demand/or publicfacilities.
Staff Finding; This amendment will not substantially increase trip generation or
demand for public facilities.
4. A reduction by greater than three (3) percent of the approved open .\pace.
Staff Finding; There will not be a reduction by greater than 3% of the approved
open space.
5_ A reduction by greater than one (I) percent of the offstreet parking and loading space.
Staff Finding; There will not be a reduction of off-street parking spaces with this
proposal.
o. A reduction in required pavement widths or rights-of-way for streets and easements.
Staff Finding; There will be no reduction in pavement widths or rights-of-way for
street easements.
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7. An increase qf greater than two (2) percent in the approved gross leasable floor area of
commercial buildings.
Staff Finding: There will be no increase in approved gross leasable floor area.
8. An increase by greater than one (1) percent in the approved residential density qfthe
development.
Staff Finding: There is no proposed increase in residential density.
9. Any change which is inconsistent with a condition or representation q{the prqject 's
original approval or which requires granting qf afurther variation from the prqject's
approved use or dimensional requirements.
Staff Finding: This proposal is not inconsistent with the projects original
approval, approved use or dimensional requirements.
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ATTACHMENT 2-LAND USE APPLICATION
APPLICANT:
Location:
Name:
Parcel ill # (REQUIRED
REPRESENTATIVE:
Address:
Phone #:
:Va //;cP /);e- C/(01(-t,,, 71
//0 hi /'%, I/o/YJ 2{-
?7c:J)?Jc3-, s- 93 I~
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IJrTi ~~ 0 .])1 rer;/o y
STe /o_~ ~Y\
Name:
PROJECf:
Name: Mea;f;--(?~~a;/V\ Per5'ar/Y)/r:; TY>>rf;;J:mfYrotJMl\~
Address:
Phone#: Q7o/Q,;;?S ,- 9~ I~
TYPE OF APPLICATION: (please check all that apply):
D Conditional Use D Conceptual PUD D Conceptual Historic Devt.
D Special Review D Final PUD (& PUD Amendment) D Final Historic Development
D Design Review Appeal D Conceptual SPA D Minor Historic Devt.
D GMQS Allotment D Final SPA (& SPA Amendment) D Historic Demolition
D GMQS Exemption D Subdivision D Historic Designation
~ ESA - 8040 Greenline, Stream D Subdivision Exemption (includes D Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
D Lot Split D Temporary Use D Other:
D Lot Line Adjustment D Text/Man Amendment
PROPOSAL: (description of proposed buildin
Have you attached the following? FEES DUE: $
D Pre-Application Conference Summary
D Attachment #1, Signed Fee Agreement
D Response to Attachment #3, Dimensional Requirements Form
D Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards
All plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written
text (Microsoft Word Format) must be submitted as part ofthe application.
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