HomeMy WebLinkAboutcoa.lu.sp.Aspen Fire Dist.A4287
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED:
DATE COMPLETE:
(VlcJ7/??7
10 AND CASE NO.
2:t 1>2
, STAFF MEMBER: <?
PROJEcr NAME: 4:JpJYL :rIft ]){~~Icr 6:PA (Ion cqiur! ! (JfJffAIL GJ,lJ.
Project Address: ~~ -
APPLICANT:JJflb~~ , -Q13-?G/-. tf!-f/2h2-
Applicant Address: 76(;1 : {z(2'M I 'i?1(p
REPRESENTATIVE: (5J~
Representative Address/Phone:
TYPE OF APPLICATION:
PAID: @ ~ AMOUNT:
1 STEP APPLICATION:
~ MEETING DATE:
,I; S7fl. flO
,
DATE REFERRED:
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II-I{g:r
PUBLIC HEARING:G.~ NO
INITIALS Y l C
2 STEP APPLICATION:
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CC
MEETING DATE:
PUBLIC HEARING: YES NO
DATE REFERRED:
INITIALS:
REFERRALS :
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city 'Attorney
city Engineer
Housing Dir.
Aspen Water
city Electric
Envir. Hlth.
Aspen Consolo
S.D.
,/
.
Mtn. Bell
Parks Dept.
Hoiy Cross
Fire Marshall
Fire Chief
Roaring Fork
Transit
School District
Rocky Mtn NatGas
state HwyDept(GW)
State Hwy Dept(GJ)
Bldg:Zon/Inspect
Roaring Fork
Energy Center
Other
FINAL ROUTING:
DATE ROUTED:
INITIAL:
City Atty
city Engineer
Bldg. Dept.
Other:
FILE STATUS AND LOCATION:
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CASE DISPOSITION
ASPEN FIRE DISTRICT SPA PLAN AND GMP EXEMPrION
P&Z: On December 22, 1987 the Planning and Zoning conunission
passed a motion reconunending approval of the requested SPA plan
and GMP exemption for essential public facilities to build the
Fire station office subject to the following conditions:
1. An SPA Agreement shall be filed by the applicant pursuant to
Section 24-7.8 of the Municipal Code to the satisfaction of the
City Attorney, addressing: size of the addition, use of the
addition, schedule for completion of construction and landscaping
improvements, and city's approval as property owner.
2. Prior to issuance of a building permit a final SPA plat for
the entire SPA parcel owned by the city shall be filed with the
County Clerk and Recorder's Office to the satisfaction of the
City Engineer and following the requirements of Section 24-8.12
of the Municipal Code. Included in the plat shall be:
(a) a site/landscape plan Showing the SPA area and bulk
requirements, building location, parking spaces, open space
area, landscaping, flagstone paths and benches as presented
with additional shrubs along the south elevation, and path
lights specified to be low bollard type fixtures with
incandescent lights: and
(b) south. and' north elevations as given final approval by
the Historic Preservation, Conunittee.
'(1) Five parking spaces off the alley shall be clearly demarcated
with bumper blocks: and two of the spaces shall be assigned to
the Fire Chief and Fire Marshal.
4. The applicant shall address before city council the matter of
whether it is adviseable to limit the foundation design to a one
story building, considering that if the Fire Distirct would need
added space in the future or a new tenant should occupy the
space, construction and reconstruction may be minimized.
CITY COUNCIL:On January 22, 1988 City Council granted approval of
the requested SPA plan and GMP exemption for essential public
facilities to build the Fire station office subject to the
following conditions:
1. An SPA Agreement shall be filed by the, applicant pursuant to
Section 24-7.8 of the Municipal Code to the satisfaction of the
City Attorney, addressing: size of the addition, use of the
addition, schedule for completion of construction and landscaping
improvements, and City'S approval as property owner.
2. Prior to issuance of a building permit a final SPA plat for
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the entire SPA parcel owned by the City shall be filed with the
County Clerk and Recorder's Office to the satisfaction of the
city Engineer and following the requirements of Section 24-8.12
of the Municipal Code. Included in the plat shall be:
(a) a site/landscape plan showing the SPA area and bulk
requirements, building location, parking spaces, open space
area, landscaping, flagstone paths and benches as presented
with additional shrubs along the south elevation, and path
lights specified to be low bollard type fixtures with
incandescent lights; and
(b) south and north elevations as given final approval by
the Historic Preservation Committee.
3. Five parking spaces off the alley shall be clearly demarcated
with bumper blocks; two of which shall be assigned to the Fire
Chief and Fire Marshal. Snow removal from the five parking ,spaces
shall be the responsibility of the Fire Protection District.
4.. The foundation of the one story office building shall be
designed to accept a future second story in the event that added
space is determined to be needed and is approved through an
amendment of the SPA plan.
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MEMORANDUM
TO:
Paul Taddune, City Attorney
FROM:
steve Burstein, Planning Office
RE:
SPA Agreement for the Aspen Fire Protection District
DATE:
February 1, 1988
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Attached is the case disposition for the Aspen Fire District SPA,
given final approval by city council on January 25, 1988. I have
reviewed the SPA agreement submitted by Albie Kern on January 22
and have the following comments:
1. Chuck Roth and I discovered upon measuring the parking area
off the alley that with the concrete path leading to the Thrift
Shop, there are only four (4) parking spaces. Therefore, the
Agreement should be corrected to state four parking spaces. A
sentence should also be added to point 10 of the SPA Precise
Plan: "Snow removal from ,the four parking spaces. shall be the
responsiblity of the District.. ,.
2. Chuck Roth told me 'the City Clerk will sign the plat for the
City as prpoerty owner. The Ci'ty Clerk should probably also sign
'the Agreement on behalf of the ci'ty as; property oWner.
3. The Thrift Shop, Inc., Aspen Fire Protection District and City
of Aspen we~e all signatorsof th~ pecmber8, 1983 agreement that
allowed construction of the ThrH't Shop. Should the ThrH't Shop,
Inc. also sign this SPA Agreement?
4. Would it pe more appropriate when referring in the SPA Precise
Plan to, "SPA plat sheet 2" to either cite the Book and Page
number in the pi'tkin County Clerk and Recorder's Office or have
an Exhibit attached to the SPA Precise Plan?
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MEMORANDUM
To: Steve Burstein, Planning Office
From: Chuck Roth" Assistant City Engineer' ({~
Date: ,January 25,_ .1988
Re: Aspen Fire District SPA
This memo is written in response to requests for comments on the
most recently submitted plat.
1. It appe,ars that the SPA data bas been fully indicated on the
plat. It is not this department's responsibility to determine
the correctness of the information shown. Apparently that task
would be yours or Zoning Enforcement's.
2. Lot area, per code, must be shown to the nearest 0.001 acre.
3. Both
approved
day of
the Council 'and .the
on the ____ day ,of
, 1988."
P& Z certificates should read "
, 1988 . Signed this
. . . .
4. Platting requireme-ntsfor SPA,a.re the same as for subd ivi-
sions. The plat also needs Owner'sandCity.Enqineer'sCertifi-
cates and-notariza.tionof Title Certificate.
5. The-surveyor's certifieate references ,the title certificate
for easements. The reference needs to be.to Title Policy Number
of (the date). I have talked with the title
company, and it is not at all clear that they have performed the
work necessary to determine if there are or are not easements.
AlsO', we do not have a copy of any such work in our file.
6. It is not elear from the plans how the roof and other
impermea-ble surfaces drain to the drywell. Also, the calcula-
ti01'lsfor sizinq the d.rywell must be submitted to this depart-
ment.
7. The plat needs a vicinity map and locations of utility
meters, .
8. The southeast property corner is not indicated as being found
or set. It must be one of the two.
cc: Jay Hammond, City Encgineer
CR/cr/memo_88.10
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JAN22
ALBERT KERN
ATTORNEY AND COUNSELOR AT LAW
430 E. HYMAN STREET
ASPEN, COLORADO 81611
ttuPHONE (308) 925'7411
January 22, 1988
HAND DELIVERED
Paul J. Taddune, Esquire
Taddune & Associates
600 East Hopkins Avenue
Aspen, Colorado 81611
Dear Paul:
I am enclosing a draft of the SPA Agreement and the SPA
Precise Plan on behalf of the Aspen Fire Protection District
relating to the construction of office space for the Fire
District on the property leased from the City of Aspen.
I would appreciate your reviewing the draft and advising me
of any suggestions, changes or comments. I understand that the
District will be submitting the Precise plan to the City Council
this Monday, and I would appreciate your comments as soon as
possible.
R,e ~g, ar ':Is
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Albert Kern
AK/mc
Enclosure
cc: Mr. steve Burstein----------
City & County Planning Department
Mr. Daryl Grob
walker/Grob Enterprises, Inc.
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SPA PRECISE PLAN
ASPEN FIRE PROTECTION DISTRICT OFFICE ADDITION
1.
zoning:
Public/SPA; GMP exemption for essential public
facilities
2. Minimum Lot width: 120 feet
3. Minimum Front Yard: 5 feet
4. Minimum Side Yard: 0 feet
5. Minimum Rear yard: 0 feet
6. Maximum Height: 28 feet
7. Minimum Distance Between Principal and Accessory
Buildings: 0 feet
8.
Percent of open Space Required for Building site:
(does not include area in front of existing fire
Lot Area = 12,036 sq. ft.
Open Space Required = 1805 sq. ft.
Open Space Provided = 1806 sq. ft.
15%
station)
9. External Floor Area Ratio: 1.25: 1
10.
Required Parking: 5 spaces off the alley at the rear of the
site; such spaces to be clearly demarcated by bumper blocks;
and two of the spaces shall be ass igned to the Fi?e Chief
and t. he Fire ~It'-t..shal (See SPA Plat, Sheet 2) ~""~r"'II,{iH~
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Size of Office Addition: 664 sq. ft.; single story; footings
to be sized to accomodate a second floor addition
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11.
12. Use of office Addition:
Marshal and District
washroom/toilet
Office space for Fire Chiefr Fire
Secretary; space to include one
13. Schedule for Completion of Construction: The proposed
schedule for the AFPD Office Addition once construction
commences is 10 - 12 weeks to completion of the building.
This schedule may be subject to delays caused by winter
weather.
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14. Landscaping Improvements: See SPA Plat, Sheet 2. At this
time all trees and shrubs have been removed or relocated to
their permanent positions. The benches will be stored for
winter. Reinstallation of the benches as well as re-seeding
of the grass will be done in the spring of 1988 (April/May)
as weather and frozen ground conditions permit. The bell
located at the front of the site will remain in its present
location.)Moving the J;l.eH-vr~potentiall~agin.9'
cA.stl~ and ry insofar the th.e--!-a..~f the-.....park
is'-e6nce ed.
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MEMORANDUM
TO:
Aspen City Council
THRU:
Robert S. Anderson, Jr.,
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City Manager
FROM:
steve Burstein, Planning Office ~
RE:
Aspen Fire
Exemption
Hearing)
District Conceptual/Precise SPA Plan and GMP
for Essential Public Facilities (Public
DATE:
January 20, 1988
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I. SUMMARY: The Planning Office and Planning and Zoning Commis-
sion recommend approval of the requested SPA plan and GMP
exemption for essential public facilities to build the Fire
station office subject to four conditions.
II. PROJECT PROFILE
A. Location: The Fire station SPA contains Lots 0, P, Q, and R
of Block 87, Townsite and City of Aspen. The proposed addition
is at 420 E. Hopkins Avenue on Lot Q and part of Lot R, between
the Fire station and the Thrift Shop.
B. Zoning: PUblic/SPA as established in Ordinance 51 (Series of
1982).
C. OWnership: The parcel is owned by the City of Aspen and
leased by the Fire Protection District and the Thrift Shop.
D. Applicant's Request: The Aspen Fire Protection District
wants to build an office addition to the fire station approxi-
mately 700 square feet in size.
III. BACKGROUND
Ordinance 51 (Series of 1982) rezoned the Fire station property
to the Public zone district with a SPA overlay. Area and bulk
requirements for the property were established in section 1 of
the Ordinance as follows:
Minimum Lot width:
Minimum Front Yard:
Minimum Side Yard:
Minimum Rear Yard
Maximum Height:
Minimum Distance Between
Principal and Accessory
Building:
120 feet
5 feet
o feet
o feet
28 feet
o feet
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Percent of Open Space
Required for Building site:
External Floor Area Ratio:
15%
1.25:1
The Thrift Shop was approved as part of the rezoning application
in 1982. An office for the Fire Marshal and Fire Chief and
housing was anticipated in the Fire District's long-range
planning; however, no approval was given at that time. A concep-
tual design for the office and some second floor housing was
prepared by architect Jerry McCarthy but not approved. A lease
agreement between the City, Fire Protection District and Thrift
Shop was executed in 1983 specifying that the City must consent
to the construction of the office and apartments for Fire
District purposes.
city Council agreed as the owners of the property to sponsor the
Fire District's application on November 4, 1987.
IV. other Committee Votes: The Historic Preservation Committee
gave conceptual review approval for the office design on November
24, 1987 subject to the condition that the applicant further
study (1) the proposed open space off Hopkins Avenue and (2)
different coloration of the concrete blocks prior to submittal of
a final review application. The applicant returned to HPC on
December 8 with revisions to increase the front yard setback,
reduce front porch overhang and explain the applicant's reluc-
tance to use colored concrete blocks.
On December 22, 1987 the Planning and Zoning commission recom-
mended approval of the requested SPA and GMP exemption. A
condition of their recommended approval was that the applicant
address before City Council the matter of whether it is advis-
able to limit the foundation design to a one story building,
considering that if the Fire District would need added space in
the future or a new tenant should occupy the space, construction
and reconstruction may be minimized. Subsequently, Richard Miller
of the Fire Protection District wrote a memorandum stating that
the footings and foundation would be sized to accept the added
bearing of a future second floor.
V. PROBLEM DISCUSSION
A. Referral Comments:
1. Engineering Department: Chuck Roth commented in his
December 15, 1987 memorandum with regard to platting
requirements, adequacy of the storm drainage design, and on-
site parking. He states it would be appreciated if the
parking restrictions on Hopkins were removed and those
spaces returned to public use.
2.
Parks Department:
Bill Ness noted in his November 23,
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1987 memorandum that the Parks Department is satisfied with
the applicant's construction schedule and landscaping plan,
including the lighted walk-way and drywell. He suggests the
possibility of an automatic irrigation system for the small
park area.
3. City Attorney: Paul Taddune noted on December 17, 1987
that a plat should be filed for the property as one was
never filed pursuant to the 1982 actions.
B. staff Comments: The Planning Office has the following
comments with regard to the review criteria for an SPA plan and
exemption from the Growth Management Quota system for construc-
tion of essential public facilities. The Planning Director and
City Attorney determined because of the prior consideration of
this project, its relative simplicity and the direction the Code
rewrite is taking, that the conceptual and precise stages of SPA
can be combined for this application (making this a two step
rather than four step review process). Therefore, we have used
the standards for review of precise plan in section 24-7.7 of the
Municipal Code. We will next review the application according to
the provisions of the GMP Exemption in section 24-11.2(e) of the
Municipal Code.
Criterion 1: Whether the proposal is compatible with neighboring
developments in terms of use, density, height, bulk, open space,
landscaping and other site and architectural design features.
Response: The site design concept is to locate a small one-story
building approximately 58 feet back from the Hopkins Avenue
property line, add stone pathways and seating areas to the 1,806
square feet open space, and retain five parking spaces off the
alley. Five trees and two juniper bushes were removed from the
rear portion of the site to permit utility installation (at the
applicant's risk), in anticipation of development. The open space
has been called the Willard Clapper Park; and as such, we believe
it should continue to serve as a quality little pocket park with
greenery and a place to sit. The small size of the structure and
its large set-back should continue the pocket park character of
the property. Revised plans for HPC bring the structure back
slightly, making the open space area approximately the same as in
the 1982 plans. It is unfortunate that only one of the five
trees will be relocated, the others will be lost. However, there
is little room for much more planting than presently exists. We
suggest that shrubs along the front wall be planted, similar to
landscaping in the 1982 plan. The flagstone treatment (3 feet
wide) is appropriate in keeping the impervious surface to a
minimum. The five "path lights" should be low bollard type
incandescent lights that will be in character with the area. The
Park's Department suggestion to install automatic irrigation
appears reasonable so to retain a pleasant green space; however,
we are not recommending that irrigation be required as a condi-
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tion of approval because the space is relatively small.
With regard to the architecture, staff agrees with HPC that the
basic concepts are appropriate. There does not appear to be an
opportunity for the design of this structure to bring the entire
four lots (and three buildings) into better visual harmony with
the commercial Core Historic District. Surrounded by two
concrete block buildings, brick and stone on this small addition
would look audacious and out of place, as argued by the archi-
tect. We still encourage consideration of colored block so to
not overly amplify the cold gray character of the Thrift Shop
building, while the addition's design features will mainly repeat
those of the Thrift Shop. We find the height, massing and bulk
of the addition to be principally compatible with its neighbors.
All of the area and bulk requirements set by the SPA Ordinance
have been met, according to the applicant.
The Fire District office use is certainly compatible in this
location next to the Fire Station. Please note that the housing
has been deleted from this plan compared to the 1982 plan. While
that housing may have been an amenity to the District, the
reduced bulk as it relates to the park space is also positive. If
it is decided in the future that a dwelling unit is desireable,
adding the second floor will be possible, given the foundation
and footing design intended.
criterion 2: Whether sufficient utilities and roads exist to
service the intended development.
Response: Because of the central location of the addition,
utilities and roads are adequate.
criterion 3:
development,
possibility of
hazards.
Whether the parcel is sui table for the intended
considering slope, ground instability and the
mud flow, rock falls, avalanche dangers and flood
Response: The land is flat and outside any mud flow, rock fall,
avalanche and flood hazard areas. A large drywell has been
installed in the front open space to handle runoff from the Fire
station roof and the office development. The Engineering Depart-
ment noted that the storm water runoff system appears adequate.
criterion 4: Whether the applicant has creatively employed land
planning techniques such as setbacks, clustering, screening,
bUffering and architectural design to preserve significant view
planes, avoid adverse environmental impacts and provide open
space, trails and similar amenities for the suers of the project
and the public at large.
Response: The proposal is basically satiSfactory in setbacks,
architectural design, and open space amenities, in staff's
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opinion. The area and bulk requirements set in Ordinance 51
(Series of 1982) establish the parameters for development of this
SPA site; and those requirements have not been exceeded.
criterion 5: Whether the proposal is in compliance with the
Aspen Area General Plan.
Response: The Aspen Land Use Plan of 1973 does not identify the
Fire Station site as public; however, it was later zoned public.
The intention of the public land use category in the 1973 Plan is
"to allow for utilization of these lands by the public sector
where appropriate expansion of community facilities...are necess-
ary." It appears that the Fire Station addition fits this
intended use. No public facilities plan or program has been
developed as part of the General Plan to address the over-
all community needs for public facility expansions by which this
proposal should be evaluated, in staff's opinion.
criterion 6: Whether the development will require the expendi-
ture of excessive public funds to provide services and facilities
for the site or surrounding neighborhood.
Response: No substantial increase in public services should be
needed in response to this development. The Engineering Depart-
ment has expressed concern over the Hopkins Avenue parking spaces
reserved for the Fire Station which could be changed to public
parking. Two spaces are so posted in front of the Fire station.
The Planning Office believes that clear demarcation of the 5
spaces in the rear of the site will help the parking situation;
however, volunteer firemen probably still need places to park
when called to a fire. Snow removal by the Fire District to make
those spaces available for parking will be necessary. It would
seem difficult to create more on-site parking for the firemen
without extensive redesign of the site, even though desireable.
criterion 7: Whether the project represents an essential public
facili ty .
Response: The applicant has stated that this addition is needed
for office space for the Fire Chief, District Secretary, and Fire
Marshal. The Fire District is a not-for-profit pUblic entity
providing an essential service to the public. Addition of the
Fire Marshal position has substantially improved the community's
ability to deal with health and safety concerns, and freed the
Building Inspector to concentrate on Building Code issues. Fire
protection facilities expansion is not a growth generator and is
in response to the demands of growth. It appears that the space
needs and convenience of location qualifies this project as
eligible for the GMP exemption, as discussed in Bob Walker's
November 15, 1987 application letter.
criterion 8: Mitigation of project impacts on various services.
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Response: Minimal impacts on water and sewer would result. The
applicant states no new employees will be generated by the
addition. The parking situation has been addressed above in this
memorandum. Snow removal to facilitate parking will be the burden
of the Fire District. Staff is satisfied with this project's-
drainage control, fire and police protection, solid waste
disposal and minimal impacts on air and water quality.
VI. RECOMMENDATION: The Planning Office recommends that Council
grant approval via the following motion: "Move to grant approval
of the requested SPA plan and GMP exemption for essential public
facilities to build the Fire station office subject to the
following conditions:
1. An SPA Agreement shall be filed by the applicant pursuant to
Section 24-7.8 of the Municipal Code to the satisfaction of the
city Attorney, addressing: size of the addition, use of the
addition, schedule for completion of construction and landscaping
improvements, and City's approval as property owner.
2. Prior to issuance of a building permit a final SPA plat for
the entire SPA parcel owned by the City shall be filed with the
county Clerk and Recorder I s Office to the satisfaction of the
city Engineer and following the requirements of Section 24-8.12
of the Municipal Code. Included in the plat shall be:
. (a) a site/landscape plan showing the SPA area and bulk
requirements, building location, parking spaces, open space
area, landscaping, flagstone paths and benches as presented
with additional shrubs along the south elevation, and path
lights specified to be low bollard type fixtures with
incandescent lights; and
(b) south and north elevations as given final approval by
the Historic Preservation Committee.
3. Five parking spaces off the alley shall be clearly demarcated
with bumper blocks; two of which shall be assigned to the Fire
Chief and Fire Marshal. Snow removal from the five parking spaces
shall be the responsibility of the Fire Protection District.
4. The foundation of the one story office building shall be
designed to accept a future second story in the event that added
space is determined to be needed and is approved through an
amendment of the SPA plan.
CITY MANAGER'S COMMENTS:
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420 E. HOPKINS STREET
.. ASPEN, COLORADO 81811
(303) 925.2890
To: To Whom It May Concern
I S
From: Aspen Fire Protection District
Date: January 4, 1988
Re: P & Z Conditional Approval at Fire Marshal Office Annex,
Condition #4
P & Z requests in condition #4 that we consider building this
annex to accept a future second story with minimal reconstruc
tion.
The Aspen Fire Protection District has no plans for a second
story.
To cover any eventuality however, we are instructing the
contractor to size the footings and foundation to accept the
added bearing of a future second story. This minimizes remodel
work.
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
steve Burstein, Planning Office
RE:
Aspen Fire
Exemption
Hearing)
District Conceptual/Precise SPA Plan and GMP
for Essential Public Facilities (Public
DATE:
December 22, 1987
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----------------------------------------------------------------
I. PROJECT PROFILE
A. Location: The Fire Station SPA contains Lots 0, P, Q, and R
of Block 87, Townsite and City of Aspen. The proposed addition
is at 420 E. Hopkins Avenue on Lot Q between the Fire Station and
the Thrift Shop.
B. Zoning: PUblic/SPA as established in Ordinance 51 (Series of
1982) .
C. OWnership: The parcel is owned by the city of Aspen and
leased to the Fire Protection District.
D. Applicant's Request: The Aspen Fire Protection District
wants to build an office addition to the fire station approxi-
mately 700 square feet in size.
II. BACKGROUND
Ordinance 51 (Series of 1982) rezoned the Fire station property
to the Public zone district with a SPA overlay. Area and bulk
requirements for the property were established in section 1 of
the Ordinance as follows:
Minimum Lot width: 120 feet
Minimum Front Yard: 5 feet
Minimum Side Yard: 0 feet
Minimum Rear Yard 0 feet
Maximum Height: 28 feet
Minimum Distance Between
principal and Accessory
Building: 0 feet
Percent of Open Space
Required for Building Site: 15%
External Floor Area Ratio: 1.25:1
The Thrift Shop was approved as part of the rezoning application
1
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in 1982. An office for the Fire Marshal and Fire Chief and
housing was anticipated in the Fire District's long-range
planning; however, no approval was given at that time. A concep-
tual design for the office and some second floor housing was
prepared by architect Jerry McCarthy but not approved. A lease
agreement between the City, Fire Protection District and Thrift
Shop was executed in 1983 specifying that the City must consent
to the construction of the office and apartments for Fire
District purposes.
City Council agreed as the owners of the property to the Fire
District's application on November 4, 1987.
III. Other Committee Votes: The Historic Preservation committee
gave conceptual review approval for the office design on November
24, 1987 subject to the condition that the applicant further
study (1) the proposed open space off Hopkins Avenue and (2)
different coloration of the concrete blocks prior to submittal of
a final review application. The applicant returned to HPC on
December 8 with revisions to increase the front yard setback,
reduce front porch overhang and explain the applicant I s reluc-
tance to use colored concrete blocks.
IV. PROBLEM DISCUSSION
A. Referral Comments:
1. Engineering Department: Chuck Roth commented in his
December 15, 1987 memorandum with regard to platting
requirements, adequacy of the storm drainage design, and on-
site parking. He states it would be appreciated if the
parking restrictions on Hopkins were removed and those
spaces returned to public use.
2. Parks Department: Bill Ness noted in his November 23,
1987 memorandum that the Parks Department is satisfied with
the applicant's construction schedule and landscaping plan,
including the lighted walk-way and drywell. He suggests the
possibility of an automatic irrigation system for the small
park area.
3. city Attorney: Paul Taddune noted on December 17, 1987
that a plat should be filed for the property as one was
never filed pursuant to the 1982 actions.
B. Staff Comments: The Planning Office has the following
comments with regard to the review criteria for an SPA plan and
exemption from the Growth Management Quota System for construc-
tion of essential public facilities. The Planning Director and
city Attorney determined because of the prior consideration of
this project, its relative simplicity and the direction the Code
2
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rewrite is taking, that the conceptual and precise stages of SPA
can be combined for this application (making this a two step
rather than four step review process). Therefore, we have used
the standards for review of precise plan in section 24-7.7 of the
Municipal Code. We will next review the application according to
the provisions of the GMP Exemption in section 24-11.2(e) of the
Municipal Code.
criterion 1: Whether the proposal is compatible with neighboring
developments in terms of use, density, height, bulk, open space,
landscaping and other site and architectural design features.
Response: The site design concept is to locate a small one-story
building approximately 58 feet back from the Hopkins Avenue
property line, add stone pathways and seating areas to the 1,806
square feet open space, and retain five parking spaces off the
alley. Five trees and two juniper bushes were removed from the
rear portion of the site to permit utility installation (at the
applicant's risk), in anticipation of development. The open space
has been called the Willard Clapper Park; and as such, we believe
it should continue to serve as a quality little pocket park with
greenery and a place to sit. The small size of the structure and
its large set-back should continue the pocket park character of
the property. Revised plans for HPC bring the structure back
slightly, making the open space area approximately the same as in
the 1982 plans. It is unfortunate that only one of the five
trees will be relocated, the others will be lost. However, there
is little room for much more planting than presently exists. We
suggest that shrubs along the front wall be planted, similar to
landscaping in the 1982 plan. The flagstone treatment (3 feet
wide) is appropriate in keeping the impervious surface to a
minimum. The five "path lights" should be low bollard type
incandescent lights that will be in character with the area. The
Park's Department suggestion to install automatic irrigation
appears reasonable so to retain a pleasant green space.
with regard to the architecture, staff agrees with HPC that the
basic concepts are appropriate. There does not appear to be an
opportunity for the design of this structure to bring the entire
four lots (and three buildings) into better visual harmony with
the Commercial Core Historic District. Surrounded by two
concrete block buildings, brick and stone on this small addition
would look audacious and out of place, as argued by the archi-
tect. We still encourage consideration of colored block so to
not overly amplify the cold gray character of the Thrift Shop
building, while the addition's design features will mainly repeat
those of the Thrift Shop. We find the height, massing and bulk
of the addition to be principally compatible with its neighbors.
All of the area and bulk requirements set by the SPA Ordinance
have been met, according to the applicant.
3
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The Fire District office use is certainly compatible in this
location next to the Fire station. Please note that the housing
has been deleted from this plan compared to the 1982 plan. While
that housing may have been an amenity to the District, the
reduced bulk as it relates to the park space is also positive.
criterion 2: Whether sufficient utilities and roads exist to
service the intended development.
Response: Because of the central location of the additionr
utilities and roads are adequate.
criterion 3:
development,
possibility of
hazards.
Whether the parcel is sui table for the intended
considering slope, ground instability and the
mud flow, rock falls, avalanche dangers and flood
Response: The land is flat and outside any mud flow, rock fall,
avalanche and flood hazard areas. A large drywell has been
installed in the front open space to handle runoff from the Fire
station roof and the office development. The Engineering Depart-
ment noted that the storm water runoff system appears adequate.
Criterion 4: Whether the applicant has creatively employed land
planning techniques such as setbacks, clustering, screening,
buffering and architectural design to preserve significant view
planes, avoid adverse environmental impacts and provide open
space, trails and similar amenities for the suers of the project
and the public at large.
Response: The proposal is basically satisfactory in setbacks,
architectural design, and open space amenities, in staff's
opinion. The area and bulk requirements set in Ordinance 51
(Series of 1982) establish the parameters for development of this
SPA site; and those requirements have not been exceeded.
Criterion 5: Whether the proposal is in compliance with the
Aspen Area General Plan.
Response: The Aspen Land Use Plan of 1973 does not identify the
Fire Station site as pUblic; however, it was later zoned public.
The intention of the public land use category in the 1973 Plan is
"to allow for utilization of these lands by the public sector
where appropriate expansion of community facilities...are necess-
ary." It appears that the Fire station addition fits this
intended use; however, no public facilities plan or program has
been developed as part of the General Plan to address the over-
all community needs for public facility expansions by which this
proposal should be evaluated.
criterion 6: Whether the development will require the expendi-
ture of excessive public funds to provide services and facilities
4
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,-..,
for the site or surrounding neighborhood.
Response: No substantial increase in public services should be
needed in response to this development. The Engineering Depart-
ment has expressed concern over the Hopkins Avenue parking spaces
reserved for the Fire station which could be changed to public
parking. Two spaces are so posted in front of the Fire Station.
The Planning Office believes that clear demarcation of the 5
spaces in the rear of the site will help the parking situation;
however, volunteer firemen probably still need places to park
when called to a fire. It would seem especially difficult to
create more on-site parking for firemen even though desireable.
criterion 7:
lity.
The project represents an essential public faci-
Response: The applicant has stated that this addition is needed
for office space for the Fire Chief, District secretary, and Fire
Marshal. The Fire District is a not-for-profit public entity
providing an essential service to the public. Addition of the
Fire Marshal position has substantially improved the community's
ability to deal with health and safety concerns, and freed the
Building Inspector to concentrate on Building Code issues. Fire
protection facilities expansion is not a growth generator and is
in response to the demands of growth. It appears that the space
needs and convenience of location qualifies this project as
eligible for the GMP exemption, as discussed in Bob Walker's
November 15, 1987 application letter.
criterion 8: Mitigation of project impacts on various services.
Response: Minimal impacts on water and sewer would result. The
applicant states no new employees will be generated by the
addition. The parking situation has been addressed above in this
memorandum. Staff is satisfied with this project's drainage
control, fire and pOlice protection, solid waste disposal and
minimal impacts on air and water quality.
v. RECOMMENDATION:
Planning and zoning
requested SPA plan
facilities to build
following conditions:
The Planning Office recommends
commission to recommend approval
and GMP exemption for essential
the Fire station office subject
to the
of the
public
to the
1. An SPA Agreement shall be filed by the applicant pursuant to
section 24-7.8 of the Municipal Code to the satisfaction of the
City Attorney, addressing: size of the addition, use of the
addition, schedule for completion of construction and landscaping
improvements, and City's approval as property owner.
2. Prior to issuance of a building permit a final SPA plat for
the entire SPA parcel owned by the city shall be filed with the
County Clerk and Recorder's Office to the satisfaction of the
5
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City Engineer and following the requirements of section 24-8.12
of the Municipal Code. Included in the plat shall be:
(a) a site/landscape plan showing the SPA area and bulk
requirements, building location, parking spaces, open space
area, landscaping, flagstone paths and benches as presented
with additional shrubs along the south elevation, and path
lights specified to be low bollard type fixtures with
incandescent lights: and
(b) south and north elevations as given final approval by
the Historic Preservation Committee.
3. Five parking spaces off the alley shall be clearly demarcated
with bumper blocks: and two of the spaces shall be assigned to
the Fire Chief and Fire Marshal.
sb.firedis
6
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MEMORANDUM
To: steve Burstein
From: Chuck Roth, Assistant City Engineer ~~
Date: December 15, 1987
Re: Aspen Fire District SPA Conceptual/Precise Plan
Having reviewed the above referenced application, the Engineering
Department has the following comments:
1. If the application receives approval, the applicant must
submit a final plat which follows the requirements of Section 24-
8.12. Two mylars must be submitted, one for recording with the
Clerk and Recorder, the other for the records of the City
Engineer.
2. Adequate provisIon has been made for storm water runoff.
3. The applicant is encouraged to ,provide as much on-site
parking as possible. We would appreciate removing parking
restrictions on Hopkins and returning those spaces to public use.
~
ce: Jay Hammond, City Engineer
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MEMORADUM
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TO: Steve Burstein, Planning Office
FROM: Bill Ness, Parks Superintendent ~ lk~
RE: Aspen Fire District SPA Conceptual/Precise Plan Parcel 10# 1737-073-
30-007
DATE: November 23,1987
The Department is in agreement with the Construction Schedule/Landscaping
Plan for the Aspen Fire Protection District Office addition. It's evident that
the project architect has given a lot of thought to the planning of the small
park area. The lighted walk way and the drywell drainage system are both
needed. One thing that comes to mind is the possibility of an automatic
irrigation system. Other than that, everything looks good.
BN/rls
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ASPEN/PITKIN PLANNING OFFICE
130 So Galena Street
Aspen, 00 81611
(303) 925-2020
Date: Cfor. I~ /911-
~
Dear
RE:
b({) b
to()y~~&?/~
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have determined
tha t your appl ica tion IS.,N6T compl ete.
Additional it,ems required include:
I
A.,
Disclosure of Ownership (one copy only needed)
Adjacent property Owners List/Envelopes/Postage (one copy)
Additional copies of entire application
Authorization by owner for representative to sutxnit applica-
tion
Response to list of items (attached/below) demonstrating
compliance with the applicable policies and regulations of the
Code, or other specifiC: materials
A check in the amount of $
Your appl ication i!.l complete and we l"JAxe scheduled it for
review by the cf~ on'2.eC.;<;)-. Wewill
call you if we need any additional infoJ:mation prior to that
date. Several days prior to your hearing, we will call and
make available a copy of the memorandum.. Please note that it
IS NOT your responsibility to post youJ: property with a
sign, which we can provide you for a $3.00 fee.,
B. Your application is incompleter we have not scheduled it
review at this time. When we receive the materials we have
requested, we will place you on ,the next available agenda.
If you have any questionsr please call (~
the planner assigned to your case. ~
,
Sincerely r
PLANNING OFFICE
TO:
FROM:
RE:
DATE:
,-,
--,
MEMORANDUM
City Attorney
City Engineer
Parks Department
steve Burstein, Planning Office
Aspen Fire District SPA conceptual/Precise Plan
Parcel 10# 1737-073-30-007
November 18, 1987
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by Bob Walker representing the Aspen Fire Protection District
requesting SPA Conceptual/Precise Plan to construct a single
story office structure 723 square feet. A similar plan was
conceptually presented in 1982 but had not gotten final approval.
The front (south) wall in the present plan is located an addi-
tional five feet toward Hopkins Ave. compared to the 1982 plan.
The design of the building is intended to be an extension of the
Thrift Shop as it is now constructed.
Please review this material and send your comments to this office
no later than December 11, 1987 in order for this office to have
adequate time to prepare for its presentation before P&Z.
Thank you.
-
,-..
Aspen/Pit
130 s'
ing Office
Mr. Robert L. Walker
Box 247:L
Aspen, CO 8:L6:L2
November :LO, :L987
Re: Aspen Fire station Addition Application
Dear Bob:
The following is a written record of the points made during our
telephone discussion on November 2, :L987.
~,
:L. City council's cosponsorship of the application for the
SPA/PUD Plat must be received before we can determine that your
application is complete. The Fire Protection District also
requested Council to waive the application fee at that same time.
These matters were placed on Council's November 9 agenda. Council
agreed to cosponsor the application but did not waive the fee,.
The application fee is $1,570.
2. Your application should include a request for exemption trom
the growth management quota system for an essential public
facility. Review procedures are explained in section 24-1L 2 (g)
of the Municipal Code. please address the criteria for this
exemption.
"
3. The planning Director and City Attorney agreed that the
conceptual and Precise stages of an SPA/PUD Plat can be combined.
This will make the review process two steps (P&Z <lnd Council)
rather than four steps. As a result, the following matters need
to be addressed in your application il1 order for it to be
sufficient for the more detailed precise SPA plan:
a. Reviews by both P&Zand Council will be public hearings
with notice given to property owners within 300 feet of 'the
property. Your responsibilities for public hearing notifica-
tion are stated in Section 24-7.5(b) as follows: "A list and
stamped addressed envelopes with the names and addresses of
all property owners within 300 feet of the property shall be
supplied as the names and addresses appear upon plats or
records in the pit~in County clerk and recorder's office and
on the tax records of Pitkin County. The applicant shall
post a sign meeting the specification of Section 2-22(c) (3)
on the property noticing the public hearing at least ten
days prior to the hearing date."
-
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b. A more detailed site design/landscape plan is requested
identifying more accurately the location, type and caliper
of all existing trees on the site and Hopkins street r.o.w.
Note any new trees to be planted and tree relocations. Show
street furniture locations, and indicate if the bell would
be ,relocated on the ,site and if so, where.
c. A schedule specifying the time frame for construction and
landscaping improvements should be completed.
d. Any more detail about the architecture which you believe
would clarify the design concept and its compatability with
surrounding buildings and the character of the neighborhood
- specifiying materials and perspectives, for example-
should be presented in your application.
e. I suggest that you refer to Ordinance 51 (Series of 1982)
rezoning the property to SPA and anticipating more office
development. It would also be helpful if you compared your
current plan with the conceptual plan presented back in
1982.
4. The Planning Office will schedule this item at the first
available meeting once we have a completed application.
5. I suggest that you talk with. the City Engineering Department
about platting requirements so that you will know what is needed
on a plat. We do not need a final plat for the P&Z meeting.
6. HPC conceptual review (public hearing) has been scheduled for
November 24, 1987.
I hope this letter will be helpful to you. Please contact me if
you have any further questions.
Sincerely,
steve aurstein,
Aspen/Pitkin Planning Office
sb.1l. 9
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~,
MEMORANDUM
TO: city council
FROM:
Robert S. Anderson, Jr., City Manager
steve Burstein, Planning Office ~
City Consent to Aspen Fire station Office Addition and
Request to Waive Fees.
THRU:
RE:
DATE:
November 4, 1987
----------------------------------------------------------------
----------------------------------------------------------------
The Aspen Fire Protection District is requesting the City Council
to agree to it's application for an Sl?A plan approval and GMP
Exemption for Essential Public Facilities in order to build a 723
square foot office for the Fire Marshal. Similar to Rubey Park,
the parcel is owned by the City and leased to the Fire Protection
District; and your consent is needed for the proj ect to be
reviewed.
In addition, the Fire Protection District requests Council to
waive application fees. This is a two step process (combining
conceptual and precise stages); and the base fee is $1,980.00
For your information, RFTA I S request for fee waiver to build
Rubey Park Transit Center was not approved. Staff has no
position on the request.
k-t-
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CITY MANAGER' S COMMENTS:
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PRE-APPLICATION CONFERENCE SUMMARY
PROJECT: ./).l"t'.. ij... H{h'~",
APPLICANT'S REPRESENTATIVE:
REPRESENTATIVE'S PHONE:
COhlivlll )p~, Af(4h"r!h~/lj bf{;e-c
13,L /iii ~) \t-{y
ID-f7-"n
OWNERS NAME:
Cd..; 14ft!?
SU/iMRY
1. Type of Application: COn l"ftV41 s plJ
2. Describe action/type of development being requested:
BI111d It! I) NiL'" to,.. Fil'.f M.llSh~1 /:0..7004>)
3. Areas in which Applicant has been requested to respond, types of
reports requested:
policy Areal
~ef~ rr-al Agent
PI ~/lhi~ of~1 {,
El,Jih..(..f,j~,
f~;" MhI11.()
j:jov\i~j 4vth~,t'l
c;ty MtD>-h-f.,J
+lPG
E"VI~'/l>"t.1 n..lt~
I
COl!lme.nts
s,Tt IQc.hfl1, 14~dH'fj"~ ,tQ'I'tovM4YJl1l1'l a'-4/lYIAd-/'vlkr'1J
~1t.K,n" f 11th) (iHvl,fl~h : f )t1hYiJ r(1viflMfhtl
f;'r'..{ eor,d,"v.,
ND .e I'IIp 1rJ-4 vy,;f ((t thj, ti~)
Cl'[y lelll-{
'),sttp pY1it-{j.l1 Cont'lU4} J-fill~1 RffrvvlIJ
U'.'4tID"
.. Review is: (P&Z Only) (CC/BOCC Only)
5. Public Hearing: (YES) ~
-~Z th~OCC)
7.
Did you tell applicant to submit list of ADJACENT PROPERTY
OWNERS? (YES) e Disclosure of OWnership: (YES) : (NO)
What fee was applicant requested to sUbmit:(~
Anticipated date of submission:
COMJoIENTS/UNIQUE CONCERNS: TAt. C0I1I"'ptv41 "rflit~1iDh shvl} ~ ~i',.,(I~f d- ,
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Conceptual Submission
Aspen fire Protection District Office Addition
Oct. 26, 1987
Site location:
Portions of Lots Q,R, Block 87, 420 E. Hopk!ns, City of Aspen, Co.
Background Information:
The Aspen City Council of Aspen, Colorado adopted Ordinance No. 51 on
Nov. 8, \982, reloning lots Q,P,Q, and R in BlOck 87 from CC to Publici
SPA Which provided for "the expansion of two uses which benefit the
comunity, those being the Fire Station and the Thrift Shop."
The original proposal is shown on drawings prepared by J. R. McCarthy,
Architect. dated Aug. 11, 1982 which Show three additions to the site:
1.New Fire Barn Bay
2. Thrift Shop Building
3.Fire Station Office/Fire Station Housing
The Fire Barn Bay of 1347 SF, single story, was constructed.
The Thrift Shop of 1424 SF, single story, was constructed.
The second floor of the Thrift SMp, designated "Future Office, lODOSF"
was Dot constructed.
The Fire District Office/Housing structure consisting of 504 SF of office
space on the first floor and 1646 SF of living space on the second floor
was not constructed.
In addition five parking spaces are provided at the rear, alley, side of
Lots Q and R.
Further, open space and planting, including trees and shrubs, is provided
in the area bounded by the Fire Barn, the Thrift Shop, the Office
Structure (unbuilt) and Hopkins Ave.
Revised Conceptual Plan:
The Fire Protection District Offices in this revised proposal consist of
723 SF, on one story, located between the existing east Bay of the Fire
Barn and the west side of the Thrift Shop. This differs from the original
proposal in the following aspects:
I,Dne story instead of two is proposed,
2.The living area has been eliminat~,
3.The front (south wall) of the proposed Office is located an
additional five feet towards Hopkins Ave.
Sheet One of the attached construction drawings gives information
regarding set backs, parking, height, floor area, and open space for the
proposed Office Addition. This data Is In conformance with the require-
ments set forth in the 1982 Rezoning.
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It is the intention of the Fire Protection District to retain the park/
open space as recommended in the original SPA appro~al. Any trees, planting,
or furniture which may be disrupted or destroyed by the construction
process will be replaced or repaired and the park returned to its present
condition less the area occupied by the proposed Office Addition.
It is also proposed that ground level illumination be provided along the
pathway leading from Hopkins to the proposed Office Addition.
The Fire Protection District feels that the Addition sho~ld be similar in
character to the existing Thrift Shop structure; i.e., grey exe grid
concrete block with Similar window and door details. Because of office
use requirements the storefront fixed glass of the Thrift Shop is not being
used, rather operable units are proposed. The height of the Addition
south wall matches that of the Thrift Shop (14 feet). Elevations are shown
on Sheet Five of the construction drawings.
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Request for Exemption from
The Growth Management Plan
Aspen Fire Protection District Office Addition
NOy.15,1987
The AFPO requests that Its Office Addition ce considered for exemption
from the Growth Management Plan as provided for in Sec. 24-11.2(e) of the
Aspen Municipal Code.
The crlteria for exemption are addressed below:
I.The project represents an essential public facility.
Response: The Office Addition proYides needed office space for the Fire
Chief, District Secretary, and Fire Marshall, all of whom
proYide an essential service to the community. Existing office
space is inadequate as well as dispersed.
2. The prOject provides facilities in response to growth and is not itself
a growth generator.
Response: The general growth of the community has necessitated an increase
In the complexity and responsibilities of the Fire Oepartment
and t~ enforcement of the fire codes.
The Office Addition provides work space as a direct responce to
this growth for those involyed in maintaining the safety of the
community. Since the Addition will be used by the existing
Fire Chief, Secretary, and Fire Marshall, thUS adding no new
employees, itdoesnotbyltselfgenerategrowth.
3.The faCility is available for use by the general public, serves the needs
of the community, and is a not~for-profit venture.
Response: By their very nature the Aspen Fire Protection District and the
office Of Fire Marshall serve the needs of the community; i.e.,
protection from and pre~ention of life and property damaging
fires as well as general emergency and rescue ser~ices. The
Office Addition pro~ides needed space with which these respon-
sibilitIes may be more efficiently and effectiyely executed.
The Addition is accessible to the public in the same way that
any governmental facility would be: it exists for the benefit
of the community, proYiding an essential space in whiCh the
above mentioned officials may work and respond to community
needs. The AFPD operates as a not.for-profit organization.
4.Mitigation of project imacts on ~arious services.
Responses:
a. Water and sewer: The Addition of 723 SF contains one toilet
and one bathroom lavatory. The impact on water dnd sewer use
arenegl!gible.
b. Parking demand/new employees: Since the number of employees
using the Addition is not being increased ,but merely being
transferred from existing (inadequate) space in the Fire
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Station and City Hall, there is negligible impact on off-
street parking; the five existing spaces at the rear of the
site will be retained.
c. Drainage control: Site drainage 15 not affected by the presence
of the Addition. There are no surface water flow paths that
wouldbeaffectedbytheAdditlon.Watercoltectadtw:the
additional roof area is to be handled by a large drywall on
the park site and engineered to be adequate for the roof of
the east bay of the Fire Station as well as the Addition.
d. Fire and police protection: The Addition is to be constructed
of one-hour materials as dictated by the building and fire
codes. Its location in close proximity to the fire and police
departments would ensure adequate protection in this regard.
e. Solid waste disposal: The Office Addition would generate
primarily paper waste. There is an adequate refuse disposal
area to the rear of the Thrift Shop for this purpose.
f. Impact on air, water, and land resources: The Addition con-
tains no wood or coal burning devices and will not contribute
to the pollution of city air. The Addition has no proximity
to any stream, river, or lake and in general has negligible
effect On water resources other than the above mentioned
bathrocm facilities.
Retention of the park/open space in accordance with the re-
quirements of the 1982 Rezoning Ordinance ensures the existence
of open space in the City Core as originally intended by the
public/SPA overlay.
g. Compatibility with surrounding areas; Please refer to our
enclosed letter of Architectural Design Intent.
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Construction Schedule/landscaping
Aspen Fire Protection District Office Addition
Nov. 15, 1987
The proposed schedule for the AFPO Office Addition once
commences is 10-12 weeks to completion of the building.
may be subject to delays caused by winter weather.
At this time all trees and shrubS have been removed or relocated to
their permanent positions. The benches will be stored for winter.
Reinstallation of the benches as well as re-seeding of the grass will
be done in the spring of 1988 (April/May) as ~eather and frozen ground
conditions permit.
construction
This sChedule
The bell located at the front of the site will remain in its present
location. Moving the bell WOuld be potentially damaging, costly, and
unnecessary insofar as the layout of the park Is concerned.
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Project Architect
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Architectural Design Intent
Aspen Fire Protection District Office Addition
Nov. 15, 1987
As stated in our Conceptual Submission letter dated Oct. 26, 1987, the
Aspen Fire Protection District wishes to procede with the approval
process for an Office Addition located between the Fire Station and the
Thrift Shop. Aspen City Ordinance No. 51 (series of 1982) rezoned lots
O,P,Q,andRofBlock87to"Public/SPA"toprovldeforth€expanslon
of the Fire Station and construction of the Thrift Shop. lncluded in the
conceptual plans for the Thrift Shop was a two story office/housing
structure of 2150 SF as well as requirements for building floor areas,
open space, heights, and setbacks.
The District wishes to complete the Office Phase of the construction
with some revisions to the 1982 Plan. The present plans call for a single
story office structure only of 723 Sf with the front (south wall) located
anaddittonal five feet towards Hopkins Ave. lIeights, setbacks, an dopen
space requirements are in accordance with provisions set forth in the 1982
Rezoning Ordinance.
The design of the building is intended to be an extension of the Thrift
Shop as It is now constructed. Identical materials will be used; i.e.,
a facade of 8x8 grid concrete block to be painted grey to match the Thrift
Shop. The Office facade facing Hopkins will be at the same height as the
Thrift Shop parapet (14 feet). Window detailing and trim color will also
be similar to that of the Thrift Shop with the exception that the Office
windows will be operable.
We feel that the location of the Office Addition between the Fire Station
and the Thrift Shop limits the use of materials to those of the structures
which are connected to it at either end of the south facade. The facade
itself is 26 feet long by 14 feet high and is the "public face" of the
building. The north facade faces the alley to the rear of the lot, looking
at the back of the gas station building. The south facade of the Office
bridges the space between the Fire Station and the Thrift Shop, both
structures being constructed of painted concrete block. While other build.
ings adjacent to the Fire Station (Isis Theater) and the Thrift Shop (new
structure replacing Little Cliff's old building) are of brick it was felt
that Introducing brick between the Fire Station and the Thrift Shop would
be an anomaly. 1n reality the Office Mdition reads as a facade connecting
the buildings on either side. Therefore It seems that precedence for com-
patibility lies with its immediate neighbors. These are the Addition's
direct historical antecedents in both form and use.
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tain the park/open space originally Intended in the rezoning ordinance,
the Addition has b~n sited to the fear of the lot. The open space as it
now exists is bounded at the north end by a short wood fence which only
partilly blocks a rather dismal view of the back of the gas station buil-
ding. Even though there is some planting with trees and shrubs, the park
seems more of a narrow vacant lot without any particular character other
than a way to get between the buildings from Hopkins to the alley. The
Office Addition closes off the lot, in effect making the park a part of
Hopkins Ave. rather than a slot from street to alley. This de~ice is
often used in creating urban open space where most of the building facades
are at or close to the street line.
Because of fts location to the rear of the property as well as the screen
of trees in the park in front, the Office Addition is somewhat hidden, not
reyealing its presence unless one is standing directly in front of it.
The Additfon does not wish, nor is there a need, to call attention to
itself.
~e hope that,this will clarify our intentions with r€9ard to the design
of the Office Addition.
Robert l. Walker,
Project Architect
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Historic Preservation Committee
City of Aspen
Aspen,Colo.
D€c.2,1987
Conceptual Revisions
Aspen Fire Protection District Office Addition
To the Committee:
After reviewing the written transcript of our conceptual approval meeting
of Nov. 24, 1987 and meeting with the AFPO Board, we are proposing the
following revisions to the AFPO Office Addition:
t. The Committee expreSsed concern about both physical and visual encroach-
ment on the park/open space by the south facade and the front overhang.
Revised proposal: We will move the entire buildlrlg l'.B" backto....ar ds
the alley. This does not encroach on the required parking space of 18'.
In addition we are reduciflg the building depth from 25'. 3" to 24'. 6"
byrnovingthesouthfacadebaclo::aw3yfrooHoplo::insl'.g".Wearealso
reducing the overhang from 4'. 1"to2'.6". This revision placesou tsioo
froflt line of the structure (the overhang) g" farther towards Hop~ins
than the original proposal of 1982. The required open space fronting
Hopkins is 15~ of the lot area or 1805.4 SF. We have provided 1806 SF.
2. The Committee felt that the height of the building should be addressed.
Reply: We feel that the parapet should remain as designed; I.e., to
align with the top of the Thrift Shop. Wef~l that this parapet helps
to screen the back of the building in the alley behind the addition and
therefore visually defines the park more clearly.
3. The Committee felt that the addition Should be less a part of the Thrift
Shop visually as well as having a "softer" look.
Response/revised proposal: In general we feel that there is nothing
wrong with the design as it now stands, The use of the terms "natural "
and "soften by using wood" seems to be somewhat influenced by personal
preference and may not be a legitimate design parameter. The most out.
standing buildings in the core area of Aspen (the Wheeler, the Brand
Building, Ute City Bank, the Jerome, the Court House, and the new buil.
dings at Cooper and Hunter) employ little wood on their exteriors. Any
wood trim used is painted. The severity of these structures is mitigated
by the use of texture, color, and ornament In the briCK ~nd stone which
are the primary materials in these buildings as well ~s in the painted
detailing of the cornices and the window and door openings. The Thrift
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Shop is acknowledgedly a visually severe structure and the Committ~
felt that this se~erjty should not be extended to the Office Addition.
We do not agree with this in principle (It seems to us that it may not
b€ appropriate to introduce a third facade into this group of three
buildings). Kowever we feel that sln<e the Committee expressed such a
strong concern about color as an antedate to the Thrift Shop coldnesS
we should reconsider this aspect of the design. We would therefore
propose the following revisions:
d. We ~ill retain the axe grid concrete block but paint or stain the
block a terra cotta or similar color; samples to be approved by the
Committee. Budget Considerations preclude the use of integral color
(too few blocks for d run), or cut stone or brick. We will also have
more color options with the paint or stain.
b. The overhang fascia will be either of painted wood or painted sheet
metal (Similar to the material used on the Hotel Jerome porch cornice)
in a warm dark maroon or burgandy color (not a bright red like the
Fire Barn).
c. The windows. doors. and trim will be painted the same color as the
overhang fascia.
The resulting facade will appear warmer by contrast to the grey of the
Thrift Shop. We hope that these revisions will answer the concerns of
theCOII'I1lfttee.
RespectfU~.Y..}JJmittltd(
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Project Architect
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Aspen/Pitkin Planning Office
130 S. Galena St.
Aspen,Colc.BI61!
Nov. 15, 1987
Enclosed are the documents for the application for the SPA/PUD Plat
submitted on behalf of the Aspen Fire Protection District Office
Addition. Included in this submittal are the following:
I.Letter of Conceptual Submission
2.Letter of Construction SChedule/landscaping
3.Letter of Architectural ~sign Intent
4.letter of Request for Exemption from the GMP
5.list of all property owners within JOO feet of the property with
stamped addressed envelopes
6.Current surveyers Plat of the property
7.Exlsting and proposed landscaping plan showing trees. shrubs, and
street furnIture in their present and future locations.
8.1982 Plans of the Thrift Shop and AFPD Office Addition
9.1987 Plans of the ASPD Office Addition (revised) including site
plan. floor plan, and elevations.
lO.Application feeiin the amount of $1,570.
A small study model ~ill be presented at the HPC meeting on
Nov.24,1987.
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Project Architect
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OWNERSHIP AND ENCUMBR~CE REPORT 2589AB ;-..,
Made For: Robert Walker, City 9f Aspen
STEWART TITLE OF ASPEN, INC,
$100.00
HEREBY CERTIFIES from a search of the books in this office that the owner of
Lots 0, P, Q and R,
Block 87,
CITY AND TOWNSITE OF ASPEN
Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of
The City of Aspen
and that the above described property appears to be subject to the following:
NONE
NOTE: There were no easements or rights of way of record
affecting the subject property.
NOTE: Notice of Historic Designation, affecting the subject
property was recorded January 13, 1975 in Book 295 at Page
515 as Reception No. 172512.
EXCEPT all easements, right-of-ways, restrictions and reservarions of record.
EXCEPT any and all unpaid taxes and assessments.
This report does not reflect any of the following matters:
1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report
by more than fourteen (14) years.
2) Suits and judgments which, from date of entry, ,antedate the report by more than seven (7) years or
until the governing statute of limitations has expired, whichever is the longer period.
3) Unpaid tax liens which, from date of Payment, antedate the report by more than seven (7) years.
Although we believe the facts stated are true, this Certificate is not to be construed as an abstract of title,
nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen,
Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any state-
ment contained herein. '
Dated at Aspen, Colorado, this 04th
day of January
A.D. 1988at 8:00 A.M.
STEWART TITLE OF ASPEN, INC.
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BY
Authorized Signature
Stewart Title Form OEZ 10/82
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PUBLIC NOTICE
RE: ASPEN FIRE DISTRICT SPA CONCEPTUAL/PRECISE PLAN
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, December 22, 1987, at a meeting to begin at 5:00 P.M.
before the Aspen Planning and Zoning commission, City Hall, 2nd
Floor, Old City council Chambers, 130 S. Galena street, Aspen,
CO, to consider an application submitted by Bob Walker represent-
ing the Aspen Fire District requesting SPA Conceptual/Precise
Plan to construct a single-story office structure of 723 square
feet. A similar plan was conceptually presented in 1982 but had
not gotten final approval.
For further information, contact the Aspen/Pitkin Planning
Office, 130 s. Galena street, Aspen, Colorado 81611 (303) 925-
2020, ext. 223.
sIC. Welton Anderson
Chairman, Aspen Planning and
Zoning commission
----------------------------------------------------------------
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Published in the Aspen Times on Dec. 3, 1987.
City of Aspen Account.
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CERTIFICATE OF MAILING
I, hereby certi1:y that on this J1}!!2. day of tf)P)JiU{ 0t1Z-/
19Sq--" a true and correct copy of the attached Notice of Public
Hearing was deposited in the United States mail, first-class
postage prepaid, to the adjacent property owners ap indicated on
the attached 1 ist of adj acent property owners which was suppl ied
to th~ Planning Office by the applicant in regard to the case
named' on the public notice.
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Block 86
First Aspen Corporation /
P.O. Box 3318 .
Aspenr Co 81612
Block 92
County of Pit],in J
506 E. Main St.
Aspen, Co 81611
Block 93
The Archdiocese of Denver .
No address for owner available j
in the public records
(st. Mi'lxy's Catholic Churchr
Main & Hunterr Aspen, Co 81611
Margaret A. Conner
534 E. Hopkins Av J
Aspenr Co 81611
Block 88
Aspen Hardware & Supply, Il)c.
204 S. Mill SL ./'
Aspen, Co 81611
Laura Donnelley /
P.O. Box 589
.Aspenr Co 81611
Kurt & Lotte Bresni tz J
P.O. Box 70
Aspen, Co 81612
Walter F. Hanysel, Jr.
P.O. Box 1034 /
Aspenr Co 81612
Duvike Condos
William R. Dunaway
Albert Kern
George Vicenzi
George Vicenzi
P.O. Box 2238 /
Aspen, Co 81612
Levant America
C/O Colonial Navigation Co.
17 Battery Place #2246 j
New Yorkr NY 10004
~
Le~is I. Schainuck
3805 Sandune Lane
Corona Del Mar, Ca 92605
/
City of Aspen ~
130 S. Galena
Aspen, Co 81611
Warren J. Conner ~
Geraldine Conner
Margie Ann Conner Johnston
Claude Conner
534 E. Hopkins Av
Aspen, Co 81611
Sabbatini
208 South
Aspen, Co
/
Sport, Inc.
Mill St.
81611
Harley Baldwin /
1 West 72nd St.
New Yorkr NY 10023
Mountain Enterprises -80B
4001 Clasen Blvd.
O],lahoma City, Ok 73118
/
William R. Dunaway
P.O. Box E
Aspen, Co 81612
/
Lorna Alta Corporation /
6210 North Central
Expressway
Dallasr Tx 75206
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Barbara G. Seidel . /
3378 North Lake Drive
Milwaukeer Wi
Richard A. Galuim
2635 North Terrace
Milwaukee, Wi
Av. ./
Co-Ordinated Liquor
210 S. Mill St.
Aspen, Co 81611
serviCJ
Block 81
Mill Street Plaza Association
434 E. Cooper Av I
Aspenr Co 81611
Block 94
City of Aspen
130 S. Galena
Aspen, Co 81611
W.G. Bullock
Grant E. Bullock
Lavone Kay Staton
Lois Ann Hartman
John E. Me Nulty /
P.O. Box 609
Glenwood Springs, Co 81601
Maurice Beririo
Suite 912 ~.
3475 Mountain St.
Montreal, Quebec,
Canada H3G2A4
Aspen Plaza Co.
Box 1709
Aspenr Co
/
81612
BPOE #224 ~
P.O. Box 327
Aspen, Co 81612
Mason & Morser Inc./
514 E. Hyman Av
Aspen, Co 81611
William G. Clark j
1060 W. North Shore Av
Chicago, 11 60626
Block 80
Aspen Bancorp, Inc./
119 S. Mill St.
Aspen, Co 81611
Carl R & Cathe~ine
P.O. Box 1365
Aspen, Co 81612
M. Bergman
/
Duane R. Johnson and/
Margaret W. Johnson
1116 E. Cinnabar Av
Phoenixr Az 85020
CanAm Aspen DevelopmenY.S
135 East Cooper (--
Aspen, Co 81611 I,
Block 87
Aspen Properties compa7
1565 Jackson St.
Oakland, Ca 94612
Jesse J. Maddalone and
Esther M. Maddalone
CIO First National Bank,
Trustee
2265 Tanglewood Rd
Grand Junctionr Co
81503
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Block 87 Continued
Scheer and Associates /
Trustee of Maddalone FamilY Trust
Box 2289
Aspen, Co 81612
M & W Associates
434 E. Cooper St.
Aspenr Co 81611
/
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Marjorie P. Jinkinson ~
403 West Hallam St.
Aspenr Co 81611
The Hodge Capital Company
1505 Bridgeway
Sausa1itor Ca 94965
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