HomeMy WebLinkAboutcoa.lu.sp.Art Park.A6990
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CASELt" ,.J SUMMARY SHEET
city of Aspen
DATE RECEIVED: b,l~~90
DATE COMPLETE: _._
,,--
PARCEL ID AND CASE NO.
, ~'7:::{]-DH-(x)'D<t3 A69-90
STAFF MEMBER: LL
PROJECT NAME: ,Art Park ConceDtual SPA
Project Address: Rio Grande site. Asoen. CO
Legal Address: 3.6 Acre Portion of Rio Grande SPA Site.AsDen
APPLICANT: Citv of ASDen
Applicant Address: 130 South Galena. AsDen. CO 81611
.
REPRESENTATIVE: Alan M. Richman Plannina Services
Representative Address/Phone: 1015 East Hvman Avenue. suite 5
ASDen. CO 81611
TYPE OF APPLICATION:
1 STEP:
RECEIVEt 13
IUD Pfl./~ rs -
2 STEP:' (~~:;.. C<fp)
PAID: YESXXNO AMOUNT:
$2210 . NO. OF COPIES
P&Z Meeting Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS:
YES
NO
CC Meeting Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS:
YES
NO
Planning Director Approval:
Insubstantial Amendment or Exemption:
Paid:
Date:
~FE :
ity Attorney
,City Engineer
Housing Dir.
Aspen Water
/city Electric
;:/Envir. Hlth.
Aspen Con.S.D.
v{tn.Bell
Parks Dept.
~lY Cross
'\ Fire Marshal
'Building Inspector
Roaring Fork
Energy Center
/ /,;23/1/ INITIAIS:
~chool Distdct
V Rocky Mtn Nat Gas
State Hwy Dept{GW)
State Hwy Dept(GJ)
Other
DATE REFERRED:
AI-
FINAL ROUTING:
DATE ROUTED:
INITIAL:
_ City Atty _ City Engineer _ Zoning
_ Housing Other:
Env. Health
FILE STATUS AND LOCATION:
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Music Associates of Aspen
~
MEMO
TO:
City Planning
ing Department
FROM:
RE:
DATE: February 28, 1991
I am writing to lend my support to the Aspen Theatre
proposed new building to house their productions.
Company's
In order to properly prepare theatre productions,
Theatre Company requires the uninterrupted use of a
space, preferably in the same location as where the
take place.
the Aspen
rehearsal
performances
MAA's daily use of the Wheeler Opera House during our summer
occupancy period and our projected daily use of the new
rehearsal/performance facility each summer preclude the Aspen
Theatre Company from utilizing either facility for its
productions.
Post Ollice Box AA, Aspen, Colorado 81612 303/925-3254 Fax: 303/925-3802
Music Associates of Aspeu, Inc. . Aspen Music Festival & School
.
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WHY OTHER SPACES IN ASPEN ARE NOT USABLE BY TATC
1. THE WHEELER OPERA HOUSE
*
*
*
Booked for the summer (see Robert Harth memo).
No rehearsal space and no set building space.
500 seat auditorium is too big.
Rental costs are too expensive.
*
, 2. PLANNED MAA REHEARSAL FACILITY
*
*
*
*
MAA projects daily use of facility in summer (see Robert Harth memo).
As designed, the interior is not suitable for theatre productions.
Performance hall is too big.
Rental costs are anticipated to be too expensive.
~,'
! 3. \ PROPOSED EXPANSION OF WHEELER OPERA HOUSE
*
Will require significant expenditure of taxpayer funds for expansion.
Difficulty of creating compatible addition to Historic Landmark.
Parking is not available in the downtown area. '
Potential controversy from loss of downtown vest pocket park/open space.
Wheeler Board is not pursuing this option at the present time. (according
to Jon Busch phone call to Alan Richman, 3/6/91).
*
*
*
*
4. NEW ELEMENTARY SCHOOL
*
Dance Aspen has invested in and booked this space for the summer (see
Jeff Bentley letter).
5. ASPEN HIGH SCHOOL GYM
*
Planned for school/community recreation programs (see Jeff Bentley letter).
$12,000 set up/take down costs
420 seat auditorium is too big.
The space is not suitable for theatre productions.
*
*
*
6. PAEPCKE AUDITORIUM
*
Booked for the summer
Insufficient electrical power
No back stage, no rehearsal or set building space
345 seat auditorium is too big.
Rent,,!1 costs are too expensive.
*
*
*
*
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WHY A THEATRE TENT DOES NOT WORK FOR TATe
1. Not a year round facility.
2. Not a secure space for valuable equipment and property.
3. Subject to wide swings of temperature.
4. Rain, wind and outside noise are disruptive.
5. Unsafe for electrical power.
6. No storage space.
7. No set building space.
8. No rehearsal or meeting place.
9. No plumbing/no running water.
10. Costly repairs needed; a new tent would be expensive and not solve
any of the above problems.
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WHAT THE NEW TATC FACILITY WILL INCLUDE
1 . Space for:
* set building;
* storage;
* rehearsals;
* auditions; and
* meetings.
2. Security for valuable equipment.
3. Opportunity for shared use with other arts and community groups.
, 4. Lobby/gallery area.
5. Bathroom facilities.
6. 200 comfortable seats.
7. Professional light booth.
8. Ability to screen films.
9. Resident accommodations for visiting artists.
10. No public parking on-site; reliance on existing public parking structure.
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March 6, 1991
susie Langenkamp
ASPEN THEATRE COMPANY
Post Office Box 8677
Aspen, CO 81612
Dear Susie:
with regard to your inquiry concerning the
availability of our current gymnasium space once we
have moved to our summer tenancy in the Aspen School
District Auditorium, I provide the following comments:
1. You should contact Tom Farrell,
Superintendent, Aspen School District RE-l for further
confirmation on its availability. I can tell you that
we have been informed that the District I s need for
gymnasium space is enormous and we were advised that
the space would in all likelihood be unavailable to
us, other than on an occasional, scheduled basis.
Apparently, in addition to their own school-related
needs, they have obligations for community
recreational programs that preclude other
organizations using the gym areas.
2. Be aware that the re-configuration of the
gymnasium space that we accomplish each year prior to
the festival is 'an enormous ,undertaking, and an'
expensive one. Not only does it require up to forty
people for the initial set-in and tear down but over
the years we have inves~ed in many structural
additions (such as the waterfall curtain) which
conform to the domed nature of the room. These are
quite old now and probably would need replacing in the
near future. This would be a very expensive
undertaking.
Susie, in conclusion I suspect that the availability
of this space is unlikely. As you know, we have
invested heavily in our tenancy in the new school. At
one point we inquired as to the gym spaces continued
availabili ty to us for rehearsal, small scale work,
works-in-progress and it was unlikely that we could
have it.
~,
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I believe that the Aspen Theatre Company has made a substantial
mark on this community, producing work that is challenging and of
high quality. I would hope that your theatre company would be
spared the many years of artistic concession that we have had to
bear at the dance festival and that a modest theatre of your own
could be established at the Rio Grande. Gymnasiums are, by their
nature, intent and design suitable for many things so long as they
include nets, sticks and spheres. Beyond that, they are quite
useless. Back in the late K's and 70's, it was quite fashionable
for theatres to tour the country performing the classics in school
gymnasiums or, as they charmingly referred to them, 'cafetoriums'.
As a resUlt, an entire generation of young people grew up in
America believing that Macbeth, or Our Town or Death of A Salesman
was done at center court. Do we wonder why the audiences for the
-performing arts in the this country are dwindling?
In any case, I wish you well on putting your case forward about the
need you have for a home. You do need it, you do deserve it and
the community would be immeasurably enriched by its presence.
Good luck!
Sincerely,
~!,~~1t~Ja,~
JEFFREY J. BENTLEY
Executive Director
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deborah barneko~
March 2, 1991
To the Members of the Planning and Zoning Commission:
As a member of the performing arts community, I would like to
advocate the plans submitted to you by the Artpark Planning
Committee to build a permanent structure within the Artpark area
near the Art Museum. There is a need f.OE a moderate size perfor-
mance sp~ce for the th'eater community, the ballet and other
theater-related performing groups. The whole valley has in-
creased interests in these areas and we should plan to keep
pace with it.
During the busiest season, summer, theater activities are
presented in a less than adequate tent. Though the Aspen
Theater Company has done an excellant job in presenting top
quality performances there they deserve better. Such a
facility need not compete with ~he Wheeler Opera House as
the W.O.H. is occupied nearly all summer with MAA activities.
Many events call for a smaller, more intimate space, with less
expense involve.d for production and rental costs.
Locating a theater building within the Artpark has a twofold
benefit. This especially beautiful property along the river
is, strategically located close to,town, close to residential
areas and on a major bus line. But as well the park is
located near the parking garage to facilitate out of town
guests, aV6iding h.avy impacr on local streets.'
For the arts community to c'ontinue ,to grow and thrive, this
facility is greatly needed. We need to keep the arts as healthy
as we can. As a musician and interested cit~zen, I strongly
urge you to approve these plans.
sPwo0~
p. o. box 47'26
aspen, colorado 81612
(303) 9:25 8<166
963 -95/0
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280 UTE AVENUE
\SPEN 81611
;OLORADO
303) 925-3481
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February 26, 1991
Aspen Ci~y Council
P.O.Box 10431
Aspen, Co. 81611
Re: Art Park
I believe the proposed "Art Park" is the best use for the
Rio Grande Property along the river. The "ART Park" is
compatible with Aspen's Cultural Life. It is a worth-
while expansion of the Art Museum and the volunteer
work is encouraging.
Sincerely,
;;:,-X~
Fredric Benedict
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To the Planning and Zoning Commission:
I am a long-time resident of Aspen, and have been a
supporter of the Aspen Theatre Company from the beginning.
My husband an~ I have enjoyed the many productions of this fine
company. We al~o wish to see it gain more permanence with
a theater facility of its own. Please give them your most serious
consideration.
Sincerely,
(VI. rVv~-I?~
Of the Hotel Lenado
and the Sardy House
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To the Planning and Zoning Commission:
I aM a long-tiMe resident and businessman of the
Roaring Fork Valley. My wife and I have enjoyed very Much over
the years the prcductions of the Aspen Theatre Company.
We believe the theater is a growing asset in our comMunity
and wish to see it, continue. We would also wish to see the
theater gain a permanent facility. Please give ~hem your
earnest consideration.
Gordon Whitmer
The l'iother Lod
otL.
Carolyn DiffenFr'ugh
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Music Associates 01 .,-spen'
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MEMO
TO:
City Planning
ing Department
FROM:
li-
RE: Aspen Thea re Company
DATE: February 28, 1991
I am writing to lend my support to the Aspen Theatre
proposed new building to house their productions.
companr's
In order to properly prepare theatre productions,
Theatre Company requires the uninterrupted use of a
space, preferably in the same location as where the
take place.
the Aspen
rehearsal
performances
MAA's daily use of the Wheeler Opera House during our summer
occupancy period and our projected daily use of the new
rehearsal/performance facility each summer preclude the Aspen
Theatre . Company from utilizing either facility for its
productions.
Post Office Box AA, Aspen, Colorado 81612 303/925.3254 Fax: 303/925-3802
Music Associates of Aspen. Inc, . Aspen Music Festival &8chool
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MEMORANDUM
FROM:
City Attorney
city Engineer
Housing Office
Environmental Health Department
Aspen Consolidated Sanitation District
\parkS Department
Fire Marshal
Rocky Mountain Natural Gas Company
Leslie Lamont, Planning Office
TO:
RE:
Art Park Conceptual SPA
DATE:
January 23, 1991
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application from the
Art Park steering Committee' requesting Conceptual SPA approval
for the Art Park. .
Please return your comments to me no later than February 15th.
Thanks
@ recycled paper
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FEB 2 0
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chuck Roth, city Engineer cf@
Date: February 19, 1991
Re: Art Park conceptual SPA
Having reviewed the above referenced application, and having made
a site inspection, the engineering department has the following
comments:
1. As of this writing, no rights-of-way or trail easements have
been established on the Rio Grande Property. Therefore there is
no current legal access to the site. This needs to be remedied
when the parcel is platted. Preparation of the Rio Grande Plat
is in progress.
2. All development within 100 feet of the high water line or
within the 100 year flood plain requires stream margin approval.
Changes to the river may require revisions by the applicant to
the Federal Emergency Management Agency floodplain mapping. The
applicant is advised that map revisions are a lengthy process
which can take six months or longer.
3. It would appear to be inappropriate to approve a conceptual
SPA application which displaces an 'essential public facility
(snow disposal from snow removed from city streets) without
providing a site for the relocation of the facility.
cc: Bob Gish, Public Works Director
cr/M91. 52
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MEMORANDUM
TO:
FROM:
RE:
DATE:
LESLIE LAMONT, PLANNING OFFICE
GEORGE ROBINSON, PARKS DIRECTOR
ART PARK CONC~PTUAL SPA
FEBRUARY 20,1991
The Parks Department is excited with the future plans that are possible at the
Rio Grande Art Park. However, there are some questions of concern:
1. What area's are being considered for locations of the snow dump?
2. The Parks Department would like to oversee the landscape designs, species
and installation of landscaping on project.
3. Where is the budget planned for this?
4. Year round budget for maintenance needs to be approved (staff and
equipment) .
A. Ditch maintenance
B. Turf maintenance
c. Snow removal
D. Irrigation, etc.
5. The need for a bridge, especially in the proposed location, might not be
needed (bridge goes nowhere except to a very narrow island path, possibly too
narrow for enjoyment). Also, bridge may be extremely vulnerable structurally i
high waters. What type of bridge is proposed?
6. Locations of art collections are not shown. How is art to be moved? Who
will be resoponsible for art collections? Accidents? Liability?
7. What type of materials are proposed for trails?
8. What type, size picnic shelters proposed?
9. If irrigating this area, what has been proposed? Pump station? Present
system is inadequate.
10. Donating trees is always helpful, but if not planned or installed
correctly, makes for maintenance nuisance.
11. If the river is to be recontoured, it should be on the first phase of
construction so as not to interfere with landscaping and/or trails, etc.
12. Someone will need to be experienced with working with the Army Corps of
Engineers to improve river proposals.
13. Need better idea of elevation changes in grade and river recontouring to
make comments.
14. What type of permits are required? And who will be responsible for
obtaining them?
,.....,
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15. It is possible that an island is in the 100 year flood plan.
16. The budget funds for this project may not be available for time allowed.
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Aspen !9onsolidated Sanitation iDistriftlll 4
565 North Mill Street
Aspen, Colorado 81611
T!!le, 13031 92,S-3601
Tele_I303J925-Z537
February 12, 1991
Leslie Lamont
Plannln, Of tiC.
130 S. Galena
Aspen, CO IH611
R.: Art Park Conceptual
D.ar La.lia,
At thle time. the Aspen Consolidated San1tatlon District ha.
sufficient tr...tllant capacity to !leT". this project, but there Is
currently no District eol lectlon sy.te.. on-Bite. The applicant
may eleot to pump wastewater flow. up te th. Welding Company line
to the North. In which ca.. the 11ft st.tion would be operated
and maintained by U,. applicant. A "lOr. attr.otive 1I1t.rnatl"e
might be to route ill new Iln. from the ACSD property South alon,
Mill Str..t then to turn Ea't through the Rio Grande property,
With this allinment the potenti~1 for oost .harlng with tha
..xlstlng d..v..lopm..nts along North Mil I str.at may axlst.
As usual al Ion-sit.. surface run-off must be excluded fro~ the
DllJtrlct'lJ coll..ction system, and ..... ""r... with Bob Glsh'g
comm..nts re,~rdlng th~ Importanoe of tha ponds on-site ...hlch may
play an .ver Increasing rol.. In th.. treatment of th.. City's storm
....t..r run-otto
no
".
District"
theatre .nd
connection t...s c.n b.. ..stlm.t..d
employe.. housln, .re tln.llzed.
one.. pl.ns tor
Sincerely,
'6--_, ",,;~,-, X
Bruce M.therly ()
District Mana,er
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MESSAGE DISPLAY
TO Leslie Lamont
From:
Postmark:
Chuck Roth
Feb 26,91 12:40 PM
Subject: Reply to: Art Park
Reply text:
From Chuck Roth:
22' wide asphalt pavement with 3' wide, compacted roadbase shoulders
on each side.
Preceding message:
From Leslie Lamont:
Wayne Vandemark, in his referrals for this application, says that if
employee housing is built within the Theater then "an all weather
driving road for emergency vehicles and fire hydrant must be
consdidered" what exactly is an all weather drvigin road? could you
possibly give me dimensions, specifications etc?
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JAN t 4
~~ ~~VA~ !PJFddud
420 E, HOPKINS AVENUE
ASPEN, COLORADO 81611
(303) 925,2690
TO:
Leslie Lamont, Planning Office
Wayne Vandemar~re Marshal
FROM:
RE:
Art Park Conceptual SPA
DATE:
January 24. 1991
I have reviewed the application from the art park steering
committee and have the following comments.
~. The Aspen Theatre company (permanent) building will require a
sprinkler system plus hand extinguishers.
~ If employee housing is built in conjunction with the theatre
building. due to t~e i~creased life safe\:, P'::,~,:;~~i~~'.8",~!l,t;~,~~l<;,f
.~ysteDl', hand, ,extlngU1Shers, "~~~~~e"I" dnv1ngro'li\~qr
~mergeriqYY~Jiicle'El. and fire hydrant' must be considered for the
project. ' ,
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ENVIRONMENTAL HEALTH OEPARTlVleNT
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Environmental Health Department
Date: February 15, 1991
Re: Art Park Conceptual SPA
================================================================
The Aspen/Pitkin Environmental Health Department has reviewed the
above-mentioned land use submittal for the following concerns.
The authority for this review is granted to this office by the
Aspen/Pitkin Planning Office as stated in Chapter 24 of the A~pen
Municipal Code.
SEWAGE TREATMENT AND COLLECTION:
eX The application does not address sewage disposal for the park,
including the proposed permanent theater building and employee
housing. This parcel is within 400 feet of Aspen Consolidated
Sanitation District lines. Therefore, this project must be
served with public sewer. This would conform with section 1-2.3
of the pitkin County Requlations On Individual Sewaqe Disposal
Systems policy to "require the use of public sewer systems
wherever and whenever feasible, and to limit the installation of
individual sewage disposal systems only to areas that are not
feasible for public sewers". The applicant should submit
documentation that the Aspen Consolidated Sanitation District is
willing to service the project.
ADEQUATE PROVISIONS FOR WATER NEEDS:
0'0
The application does not address the prov1s10n of water for the
park, including the permanent theater building and employee
housing. This parcel is within the Aspen city limits and must
therefore conform with section 23-55 of the Aspen Municipal Code
which requires that "All buildings, structures, facilities,
parks, or the like within the city limits which use water shall
be connected to the municipal water utility system." The
applicant should submit documentation that the city of Aspen is
willing to service the project with potable water.
AIR QUALITY:
l,.-U The air quality impacts of this proposal depend on where the
snowmelt site is relocated. If it has to be located far away
(beyond roughly the Parks facility), the added air pollution
generated by trucks haUling snow would far outweigh the benefit
130 South Galena Street
Aspen. Colorado 8161"1
303/920-15070
,-,
,-..,
Art Park SPA
February 15, 1991
Page 2
of having the performance facility downtown. However, if the
snowmelt facility can be located in town so truck traffic will
not increase, there will be an air quality benefit in having this
facility located next to transit and parking facilities.
Now that the Music Associates of Aspen is building a permanent,
year-round performance facility, there may actually be less
benefit in adding a performance facility at the Art Park.
The improvement in the Aspen trail system by development of the
new trail on the river and the fact that this site will become
more used, will provide an attractive alternative to auto use.
A condition of approval should be the applicant's commitment, as
stated in the application, to allow no vehicular access, except
for delivery vehicles.
In order to lessen pollution from woodstoves and gas log
fireplaces, and considering the development proposed, we urge the
applicant to agree not to install any fireplaces or woodstoves in
the project.
A final condition of approval should be that the applicant agree
to install and continue to use, only compact fluorescent lighting
throughout the project in order to improve energy efficiency and
thus reduce air pollution. This is especially appropriate for a
public facility which will receive high usage, on city-owned
land.
NOISE:
-{? There will obviously be noise generated by the intended use of
the facility. The applicant shall take appropriate design steps
to minimize noise leaving the facility and into surrounding
neighborhoods.
Should complaints be received by this office, Chapter 16 of the
Aspen Municipal Code - Noise Abatement, will be the document used
in the investigation. It is important that the applicant become
familiar with the regulation and design accordingly.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS:
0~ Food Service Regulations:
The application does not include any discussion of any food
service in the permanent theater building. If such a facility is
planned, prior to construction the applicant must have a Food
Establishment Plans and Specifications Review done by this'
department, to ensure that this facility is in compliance with
f"""".
,.-,
Art Park SPA
February 15, 1991
Page 3
Title 12, Article 44, Part 2, C.R.S. 1973 Food Service
Establishments, and with the Rules and Reaulations Governina the
Sanitation of Food Service Establishments in the State of
Colorado, dated July 31, 1990.
~
CONTAMINATED SOILS:
The applicant is advised to contact this office for comment
should mine waste, waste rock or mine dumps be encountered during
the excavation phase of the project. Disposal of such materials
off-site is discouraged due to the possibility of excessive heavy
metals being present in the soil.
This is not a requirement, but simply a request based on past
experience in dealing with mine waste and possible negative
impacts to humans.
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
Tom Baker, Planning Office
Rio Grande Conceptual SPA~I.S,
RE:
DATE:
April 21, 1988
~===============================================================
APPLICANT'S REOUEST
The City of Aspen requests conceptual approval of a Specially
Planned Area (SPA) plan to locate a parking facility and
transportation center on city owned property generally known as
the Rio Grande . Addi tionally, the city is proposing to extend
spring Street west to Mill street, as well as identify potential
future uses and locations for the site, ie., library and
preforming arts center. ,
SUMMARY Or' REVIEW PROCESS
The purpose of the two step (P&Z and Council) Conceptual review
process is to evaluate the general intent and design approach of
the project. General positive and negative impacts should be
reviewed. Issues and concerns which City referral agencies and
public bodies feel need to be studied at the subsequent stage,
precise. SPA, should also be identified.
section 24-7.3 of the Municipal Code states that the Conceptual
SPA plan submission ~hall consist of:
"a statement of intent and a conceptual description of the type
of development which is proposed to take place on a parcel
including, but not limited. to, use categories, overall project
density, and design concepts to be employed. The applicant shall
consult with the Planning Director prior to the submission of the
conceptual plan; however, as a general guide, it is not intended
that the submission go into technical detail required of
conceptual subdivision or conceptual PUD."
,
INTRODUCTION
The planning Office is bringing forward an application for
Conceptual SPA on the Rio Grande property. The reason for this
application is to continue the implementation of the Aspen Area
Comprehensive Plan: Transportation Element. To date,
implementation of the Transportation Element has revolved around
~ransit (Ruby Park improvements, vanpool program, additional bus
shelters) . In addition to the parking work we are undertaking,
implementation efforts are proceeding with the SH 82 EIS, the bus
lane, smaller buses and Sky tram.
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Al though the Planning Office is carrying forward the conceptual
phase of this' application, at the direction of the City/County
Manager, the Planning Office will not take this role for the
precise phase of the plan. Precise plans will be brought
forward by the entities responsible for construction of the
facilities, ie., Library Board, Engineering Department. It is
the Planning Office's desire to handle this application as we
would any other application and make recommendations which will
guide the development of this public parcel.
The city is currently working with design, financing and parking
consultants to develop a workable plan for the Rio Grande. The
concepts which appear in this memorandum are taken from the
city's work with these consultants and also the work done on the
Rio Grande site by the P&Z, RFTA and city council as part of the
Aspen Area Comprehensive Plan: Transportation Element, (see
figures 1 and 2 from the Transportation Element).
STUDY AREA/EXISTING ZONING
The study area for this planning effort includes the areas zoned
SPA and R-6 (PUD) on th~ south side of the river, and the Office
and Public zones between Mill and Galena streets adjacent to the
alley north of Main street, (see figure 3). The city is
currently revising its zoning maps and one anticipated change
involves rezoning the Rio Grande study area (figure 3) to PUBLIC
with SPA overlay, except for the Caps parcel which would remain
OFFICE zone.
(
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PROPERTY OWNERSHIP
The study area for the Rio Grande plan encompasses approximately
15. 5 acres. This acreage can be divided into three ownership
types: privately owned; city owned and city owned due to the land
exchange agreement with the county, (see figure 4).
Privately Owned Property-This category includes Caps (zoned
0) which is approximately 4500 sq ft.
City Owned-This category includes the Rio Grande property
c4~i~~~6r~!~Z~~f~~~~~~t~~~~~~~~~~~~~~~!"
One property (zoned H...G) which is approximatelY 2 acres arid
'~"'was purchased with 6th penny funds.' This category totals
15.5 acres.
,
city owned-Land Exchange Agreement With County-This category
includes 40,000 sq ft along the river (zoned R-6); 13,000 sq
ft (zoned POB) known as the stables; and 23,000 sq ft (zoned
0) known as the Oden property.
In 1982 the city and county entered into a land exchange
agreement (see exhibit 1). The following is a summary of
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FIGURE 4
. ~ ~ PROPERTY OWNERSHIP
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LAND EXCHANGE AGREEMENT
WITH COUNTY
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the important points:
o The city agreed to incorporate in the SPA plan for
the Rio Grande property an area sufficient and
appropriate for future County office space;
o In consideration for the above, the County will:
- convey by special warranty deed to the city or
its designee a tract of land consisting of
approximately 13,000 square feet west of the
Courthouse (stable property). This was to
facilitate construction of a preforming arts
center; if the center is not constructed in 10
years the stable property reverts to the county.
- Convey by general warranty deed to the City the
Aspen One Property.
- Convey by general warranty deed to the City the
aden Property, with the following conditions:
...the City will pay the county $98,553.00
. . . the reconveyance to the County of the Oden
Property in the event a performing arts center is
not constructed in 10 years of this agreement
(4/28/82).
...if the Oden property is reconveyed to the
county the County will refund all the money the
City has paid on the Oden property.
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STATEMENT OF INTENT
Aspen Planning and Zoning commission Resolution No. 84-9 reads as
follows:
ij\to Gra'nde:.:p1,ll?~i-g.?~B
Intent for SPA Designation: The Rio Grande
property came into pUblic ownership in the.
early 1970s by the expenditure of "7th penny"
transportation funds which were later
reappropriated by the use of "6th penny" open
space funds to. allow the interim use of the
playfield, and has since been looked at by
various segments of the community for a
multitude of public pu~oses. In 1977 an
"Interim SPA Plan" was adopted by the City
identifying recreation and parking as the key
uses for the property I recognizing certain
key outparcels, and providing for a land
trade to build the Eagle's Lodge. In 1980-
81 the Rio Grande Task Force completed a
report listing potential uses for the
property and a general configuration for such
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uses .~e.y,:":t'aeilities ineluded. a, performing
arts center, jail, parking structure, transit
facility, recreation, library, greenway and
restaurant. subsequently, in 1982, the
report was used to formulate a conceptual SPA
plan for the site containing most, if not
all, of these uses.
Despite the long history of planning for this
property,.a consensus has never been reached
as to the' optimal mix of uses and the best
development plan for this land.
Nevertheless, due to its being one of the
last large undeveloped parcels in the
downtown area, with proximity to many other
key public properties, this parcel provides a
unique opportunity to meet various pUblic
priorities benefitting the entire community.
lhe intent of the SPA designation is to
lili'rovide the design flexibility within which
~pen space, cu~tural and transportation needs
4an be met through a plan which is sensitive
~o the Roaring Fork Greenway Plan and the
desire for pedestrian and mass transit access
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~@ th1s s1te from the downtown area.
CONCEPTUAL DESCRIPTION OF THE TYPE OF DEVELOPMENT
In order to conceptually describe the type of development which
is being proposed on the Rio Grande, we have divided the area
into three sites (see figure 5):
o site 1 includes all land south of the Spring Street
extension, (see figure 6);
o site 2 includes land in the center of the site where the
existing playing field and impound lot are located and
where most of the gravel parking exists, (see figure 7); and
'0 site 3 includes land along the river including the snow dump
area, (see figure 7).
The concept for ,site 1 is to develop a library on the southwest
corner of the site, a parking facility between the library and
Galena street, a transportation center incorporated within the
parking structure, the Spring Street extension which connects
Mill and spring, and to avoid using the Caps property, but
possibly reconfiguring the property to the benefit of both
parties. The following is a description of the development and
design concept which will be employed for each use:
- The library will require approximately 20,000 sq. ft. of
floor area, to be constructed on a 15,000 sq. ft. footprint
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(according to the Library Board) i~ needed, future expansion
may occur to the east on top of the parking facility; the
library will front on Mill street and be set back from Mill
Street so that the pedestrian scale of Mill is not lost due
to a potential ~nyon effect caused by the library and the
Jerome; the library will provide parking underneath the
structure (est. 40-60 sp.) with access to that parking at
the north end of the library, across from Bleeker off of
Mill. From a construction standpoint the library can be
built independent of all other facilities on the Rio Grande,
however, the subgrade parking and access to the parking
should have the ability to be integrated into the proposed
parking facility.
- The 450 space parking facility will consist of three
levels built into the hillside and bounded by the alley,
Galena street extended, the north boundary of caps extended
and the east boundary of the library/Caps. The roof of the
parking facility will be at Main' street grade and,
therefore, invisible from the south; the west facade will be
hidden by the librqry and partially by Caps; the east facade
will be partially exposed and partially hidden by
topography; and the north facade will be exposed, but may be
softened by the integration of a transportation center as
part of this facade. The parking facility will be
constructed so that the roof can function as a platform for
other buildings, pedestrian plaza or an additional level of
parking. The parking facility can be. developed independent
of other structures and be integrated into the library in
the future or permit other community facility uses to be
built on top of the structure.
- Circulation for the site and the parking facility will be
provided by ,the Spring street extension and Mill street.
Access into the facility will be off the spring street
extension and off Mill street. In terms of pedestrian
circulation the major focus will be on Galena Street, with'
l:~~s;el:"1:c>si"at Mill ,Stree,t, and the Spring street exten~n,
!A'shiiC'tle'<::tl'l:'riclOl:wi1.1 . be" pr6vided......th:i:'0U:9'h''tffe-'''f'aCl.1:'.fff~
,'{'likely. using Mill"st'reet'."springstreetextensionandGCil'ena
Street;
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- The transportation center will be integrated into the
north portion of the facility. The transportation center
will accommodate a number of uses: regional bus service,
remote airline check-in, downtown shuttle stop, taxi and
limo stop.
- At the conceptual phase of this project we envision caps
to remain untouched. The reason for this is that to
integrate Caps into the parking facility is complex in terms
of ownership/construction and in terms of uses (Caps
12
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provides services such as welding which do not mix well with
the enclosed nature of parking .structures).
- Uses which will need to be displaced include approximately
80 surface parking spaces: 40 on the Oden parcel and 40 due
to the spring street extension; and the Stables. P&Z
recommended that this use be moved to the Jenny Adair area.
The concept for site 2 is to retain as much future flexibility as
possible. In the near term, the community should retain both the
playing field and the surface parking, although the parking lot
should be paved and striped. The impound lot should be removed
?lnd replaced with a two phased scheme for impounding vehicles.
The first phase would be a short-term holding period of 24-48.
hours when vehicles would be impounded in the parking structure.
If the vehicle is not recovered within 24-48 hours then the
vehicle is moved to a long-term holding area outside the city
(COu~t'(..,9un;,l?)' <i'l'lJe .,~.mJ:l81lpe~f~f.. ;Sb.Ou:J:e..tb.~.p.):)~.:J.<;lpescaped ".;e,~
.tl't:I\'!.pJ:'ng-.'tn~s 'port10n of the s1tefreeof' permanent structur~s'i'
i;fllture optiom;,s.uch, as x:aptranpportatioll"are not prec:ludea;""~"
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The concept for site 3 calls for the extension of the Roaring
Fork Greenway concept along the river with picnic sites scattered
along the river front 'i")'lda possible site for a performing arts
:eaicilitytuCked into the impound lot area, taking advantage' of
ti1et9pographY in that area.,
AREA AND BULK
The Rio Grande site is zoned with an SPA overlay but no
underlying zoning and parts of the study area are zoned Office,
Public and R-6 (the City is considering rezoning the entire Rio
Grande study area to PUB (SPA) with the exception of Caps);
therefore, area and bulk requirements will be set based uP9.n
review. ~1<.~~;;,:;t.9~"C:911.cepts.which are being. prOP9!3~,c.!l')clude
.;.concentrating development south of the Spring Street extension to
aIr Ow for the current open feeling to remain along Mill street
and the river~ This is being done to ensure that the development
is compatible with community desires.
The staff is concerned that because the precise plan stage will
happen in increments the City will lose control over the issue of
area and bulk. In other words since we are only identifying
envelopes and locations of envelopes at conceptual plan and since
precise plan will happen incrementally, we have no way of
controlling the ultimate building square footage on the site.
Over time, applicants will apply and be reviewed for precise plan
for their envelop: the P&Z loses the opportunity to control the
overall building square footage for the site, which typically
,happens at precise plan.
The question that P&Z must address at conceptual plan is whether
or not to attempt to put a cap on development for the site. One
,
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way this could be done is by analYZih~ the traffic/circulation
system in and around the Rio Grande ana determine at what point
the system starts to break down based upon trips generated from
the Rio Grande and expected increases in traffic on the street
system. The P&Z could relate those trip generation numbers to
square footage of potential uses, factoring in the potential for
shared use of parking, and arrive at a cap for ultimate building
square footage on the site.
REFERRAL COMMENTS
RFTA
In discussions with RFTA General Manager, Bruce Abel,
follQying comments were made:
'~"" ny shuttle corridor should include the post office
~ the number of person trips this use generates;
the
area
:_ any shuttle corridor should also travel through the Rio
'~ande parcel and interface with important pedestrian access
points;
.any shuttle route should provide passenger drop-off, for
the recreation facilities at the Rio Grande;
- if possible, the Rio Grande plan should include space for
mid-day storage of six (6) RFTA buses;
(
,
- the Transportation Center facility should provide adequate
vehicle pull-off lanes for shuttles, regional buses,
taxi/limo, etc. in order not to impede traffic flow on the
Spring Street extension or int%utof the parking facility.
ASPEN CONSOLIDATED SANITATION DISTRICT
In a discussion with Director, Heiko KUhn, he stated that the 8
inch line wl1ich runs east west through.the site under the south
edge of the playing field is adequate to handle the needs of the
plan,
ENVIRONMENTAL HEALTH DEPARTMENT
Comments from Director, Tom Dunlop, include: adequate handling of
snow melt water and storm water run-off from both the paved lot
and the parking structure, as well as all structures, will be
required; the use of chemical snow melt must be approved by the
Environmental Health Office; any loss of storm water detention
areas must be adequately replaced; detailed information on
ventilation of the parking structure will be needed to determine
what the point source air pollution impact will be (mitigation
measures may be required).
,
ASPEN FIRE PROTECTION DISTRICT
Fire Marshal, Wayne Vandermark made the following comments. The
site is within a three minutes response time of the Aspen
Volunteer Fire Department. The parking development will have to
14
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be sprinklered due to the frequency of auto fires and restricted
clearances for fire apparatus. Alley access should be maintained
for fire fighting purposes.
ENGINEERING DEPARTMENT
Chuck Roth made the following comments:
- the city should obtain a full survey of the property which
includes title statements, easements and encumbrances.
- an overlay of the surveyed map must be prepared for the
utilities to show their lines, this should be signed by each
utility.
- the proposed Spring Street extension should be plotted on
the survey.
- reserve adequate' number of spaces in the facility for
short-term impounding of vehicles.
- a drainage plan which complies with Sec. 20-17(f) of the
Municipal Code will be required.
- the snowdump may need space on the Rio Grande if a
suitable alternative cannot be found.
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WATER DEPARTMENT
Jim Markalunas indicates that an upgrading of the water system
for the Rio Grande site may be necessary. Staff will obtains the
specifics of this improvement as soon as possible.
STAFF COMMENTS
This section will attempt to clarify what staff see as issues
Which need to be addressed either at the time of precise plan or
before a decision is reached on the conceptual plan.
Transportation Issues
Impact on the street System - The Rio Grande plan will
impact Mill, street, ,Bleeker street, Spring Street and Main
street, as well as the intersections associated with these
streets. The applicant should demonstrate that the Rio
Grande plan will not overload any of these streets or
intersections. In addition to this traffic analysis the
city should demonstrate the traffic impacts associated with
using the roof of the parking facility for parking, ie.,
impacts on the Galena and Main Intersection for both traffic
and pedestrian movement and the impact of the alley access
to Mill street.
.
Integration with other Transit/Transportation Modes - The'
Rio Grande plan calls for the integration of a
Transportation Center (regional bus, remote airline check-
in, shuttle service) into the north edge of the parking
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facili~y. The city should ensurJ1that circulation fo~ th~s
facility does not interfere with traffic on the Spring
Street extension, traffic at the intersection of Spring and
Mill or traffic flow into or out of the parking facility.
Shuttle Service - Shuttle service which will be needed to
integrate the parking facility with other activity centers
in the downtown should not only serve the ski area and the
pedestrian mall, but also the post office and the Clarks
neighborhood commercial center.
Galena Street Pedestrian Corridor In conjunction with
development .on the Rio Grande site, the city should consider
pedestrian improvement.s to Galena Street as recommended in
the Transportation Element.
Fee Structure as an Automobile Disincentive - To encourage
the all day parking of automobiles in, the Rio Grande parking
structure, a fee structure should be devised which rewards
all day parkers and penalizes short-term parking. The on-
street spaces in t.he downtown are' designed for short-term
parking. '
em-street Parking Enforcement - The Police Department is
increasing enforcement activities in the downtown and this
should continue and increase when appropriate to ensure
appropriate use of all public parking. The City should also
undertake a study or experiment to determine if the existing
time zones are appropriate, eg., perhaps the entire downtown
should be a 90 minute zone once the Rio Grande parking
facility is on-line.
Parks/Recreation/Open Spa.ce/Trails ISSueS -,:;"Mia'C"fc1:t;'Y:~$h"":'}!i::~
,?fi~~fff-t~a.~'ff,t'rre:fRo-arifrigfForlCGi'e.e.ii-vlaY;J?lan and the Trails Plan .
axeilrlJ;~re.lllerit.ed through the Rio Grande site and that a community
playing ,field be maintained on the Rio Grande site. Leisure
Services Director, Bill Efting stated that the playing field at
the Rio Grande is a key asset to the community's recreation
program and if it is lost to other community uses, then it must
be replaced.
,
utilities Issues The applicant shall ensure, to the
satisfaction of the Engineering Department and other appropriate
agencies, that utilities which need upgrading or relocation are
dealt with properly.
.
Employee Housing - Each applicant shall indicate how many new
employees will be generated and how each applicant will address
,the employee housing requirements.
Land Exchange Agreement - Elected officials in both the city and
county should agree to amend the 1982 land exchange agreement
16
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which, amon~ other things, recommends
for a perfoirming 'arts center.
t
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Ithe
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Oqen (library) p~rcel
Applicant Agreements for site Improvements - The Library and the
City should agree which entity is responsible for site
improvements, such as upgraded water service, Spring Street
extension, parking under the library, landscaping, etc. This
should be done during Conceptual Plan, if possible.
Land Use Issues
Neighborhood Compatibility - The applicant must demonstrate
through renderings and/or models that the proposed uses are
compatible with the surrounding neighborhood. The applicant
seems to be on the right track by proposing to hide the
parking facility on the west with the library (this will
avoid a blank wall along an important community street) and
on the south and east with topography. A landscape plan
will be important to demonstrate how the facilities will
interface with Mill Street, Galena Street and Spring Street
extension. Additionally, landscaping on the roof of the
parking structure, will be important to soften the stark
appearance of this expanse of concrete.
Compatibility with surrounding Land Uses - The applicants
shall demonstrate that existin~ land uses are not adversely
negatively impacted by traffic generated by this
development. This includes the Oklahoma Flats area in terms
of potential noise generation from traffic on the east
portion of the spring Street extension.
~~~~tTj~~e~ee~~~~~~iethn;6hwilf~;;rr:,{itr.~~, ~~.~~~.
than::::a;':<fro;:"th generato~< If an applicant is determined to be a
growth generator, then it must 'cotnt>ete under GMP for' an
allotment.
compatibility with Past and, CUrrent Plans - The 1966 Aspen Area
General Plan, the 1972 Regional Transportation Plan for Aspen ancf
pi tkin county, the 1973 Land Use Plan and the 1986 Aspen Area
Comprehensive Plan: Transportation Element all identify the Rio
Grande site as an appropriate location for parking and other
community uses. Further, in the early 1970's the Rio Grande
property was purchased for transportation uses.
RECOMMENDATION
Conceptually the Staff recommends approval of the Rio Grande
concept plan. The proposal is consistent with current plans for
the City of Aspen and will begin to address' the parking problem
,in downtown Aspen.
While the Planning Office recommends approval of the conceptual
SPA plan we feel the following conditions should be applied to
17
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that approJal in order to guide ultima~~ dev~lopment of thebitk.
Conditions to be addressed during conce~tual plan stage include:
1. The applicant shall demonstrate through traffic flow
analysis that the proposed development does not create an
over capacity situation on any of the streets or
intersections (Mill, Spring, Main and Bleeker) which
surround the Rio Grande site. This analysis should be
extended to determine when trip generation from the Rio
Grande site starts to cause a break down in traffic and
circu:).ation on streets and intersections around the site.
This information can then be used to understand the buildout
potential of this site.
2. The applicant shall demonstrate through traffic analysis
that the ingress/egress points for the parking facility do
not significantly adversely effect traffic flow on Mill
street.
3. The applicant shall determine the
pedestrian movement of using the
facility for surface parking.
effect on traffic and
roof of the parking
4. The applicant shall demonstrate the
the proposed parking facility, caps,
renderings and/or massing models. ' .
general appearance of
Library area through
5. The applicant shall demonstrate that an adequate
circulation plan exists for the parking facility and the
transportation center.
6. The city and the Library
respon~ible ,for what percent of
ie., utility improvements plan.
should agree on who is
qeneral site improvements,
7. The City and County should agree to amend the -1982 Land
Exchange Agreement in order to avoid future confusion
regarding uses on the Rio Grande site.
8. The applicants shall provide to the satisfaction of the
Engineering Department the following:
a. A drainage plan.
b. A full survey with title blocks, a list of
easements and encumbrances.
"
c. An overlay of the survey showing utilities (this
should be signed by each utility).
"
18
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include:
Conditions to be addressed at precifOe
'I;
1. The applicant(s) shall submit' a site plan. landscaping
plan, building design plan and building design techniques to
mitigate visual impact of the developments. Plans for
mitigation of impacts caused by the Spring Street extension
on the surrounding neighborhood (ie.,Oklahoma Flats) should
also be presented.
2. The following environmental studies and mitigation plans
shall be prepared to the satisfaction of the Environmental
Health Department:
a. Air pollution resulting from the starting of
automobiles in and mechanical ventilation of the
parking facility.
b. Water pollution hazards as
impervious surfaces and the
melting substances.
a result of runoff from
use of chemical snow
c. The loss of any storm water detention areas.,
3. The City shall maintain the alley for fire protection
purposes.
4. The parking structure shall be sprinklered.
~ Any downtown shuttle should service the Rio
Post Office, pedestrian access points to
facility and Rio Grande recreational areas,
important activity centers in the downtown.
6. If 'possible, p~ovide for mici";day RFTA bus storag~ (6
buses) on the Rio Grande site.
Grande site,
the parking
as well as
7. The applicants shall work with the city and private
utilities to develop an acceptable utilities plan.
8. The following actions are encouraged as part of the
development of the Rio Grande site:
,
a. Increased enforcement of on-street parking
requirements in the downtown.
b. Review the existing time zone requirements for
parking in the downtown.
c. Improve pedestrian access between the downtown and
the Rio Grande by developing Galena Street as a
pedestrian corridor, as identified in the
Transportation Element.
19
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. Implement the Roaring ~~rk Greenway
rks/Recreation/Open Space/Trails Plan.
Plan
and
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e. Relocate the snowdump to the Sanitation District
site.
9. The city Should develop a
Grande parking facility which
and also discourages use of the
fee structure
is inexpensive
automobile. .
for the Rio
for the user
10. The applicants shall indicate how many
generated by the proposal and how
requirements will be addressed.
employees will be
employee housing
11. Each applicant shall submit information for the Growth
Management Quota Exemption for essential public facilities.
20
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
Leslie Lamont, Planner
RE:
Arts Usage Work Session
DATE:
August 14, 1990
-----------------------------------------------------------------
-----------------------------------------------------------------
SUMMARY: As a follow up to the conceptual SPA planning effort
for the Rio Grande parcel, staff has been encouraging groups
utilizing the Rio Grande property to work with the Planning
Department to coordinate review.
The intent of this work session is to review the program plan for
the Arts Usage Group. This is the group that manages the summer
theater program at the tent in the Art Park. They have requested
staff review of their program. In light of the current
activities surrounding this area of the Rio Grande Parcel, the
expansion of the snowmelt facility, Art Park improvements, and
the recent Art Park work session, staff has scheduled this work
session with the Commissiop.
BRIEF HISTORY:
Conceptual SPA: Attached is the Conceptual Resolution 88-6 that
was approved by the Commission July 12, 1988. Staff would like
to take this opportunity to review with the Commission this
Resolution.
'Resolution 37, Series of 1988, approved by the Council is also
attached for your review.
Snowmelt Facility: In September of 1.989, both the commission
the Council approved an amendment to the conceptual SPA
sTream margin Review for the experimental expansion of
snowmelt facility. It was during this review that the Art
and Art Usage Groups indicated their future plans for that
also.
and
and
the
Park
area
Art Park Review: At the June 5, 1990 work session, a five year
plan was presented, developed by the Art Park group. The plan
identified a 12,000 square foot structure designed for theater.
A fair amount of discussion revolved around the theater. The Arts
Usage Group wants to make a formal presentation to the PZ to
discuss their future program.
STAFF COMMENTS: The purpose of. this work session should be to
give guidance to the Art Usage Group so they may move forward, in
a formal review process with begin to plan and build on while
incorporating their activity with other group's activities into
(""'"\
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one SPA proposal for review by the Commission and Council.
Staff would like to suggest a review process for not only the
theater program but also to inco~orate al~ the other elements of
the Rio Grande that have not yet received final SPA Approval.
A four step SPA review process is recommentled. This type of
process should include a review of the conceptual approval thus
providing the Commission and Council a chance to reaffirm or
amend that approval. I have attached the conceptual Resolution
for your review.
A four step process will allow the time for participants to
present a W'ell thought out proposal. There are many competing
activities that, if carefully coordinated, could blend together
to develop a highly desirable sense of place for the community.
Attachments:
Art Park Maps
Commission Resolution No. 6
Council Resolution No. 37
2
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AGENDA
==~============================================================
ASPEN PLANNING AND ZONING COMMISSION
WORK SESSION
August 14, 1990 - Tuesday
4:30 P.M.
2nd F100r Meeting Room
I. COMMENTS
Commissioners
Planning staff
Public
II. WORK SESSION
Rio Grande Arts Usage Area
III. ADJOURN
** PLEASE NOTE: WE WILL MEET AT THE PERFORMING ARTS TENT
IN THE RIO GRANDE PARK AT 4:30
a.cov
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
FROM:
Leslie Lamont, Planning
RE:
ArtPark Work Session
\
DATE:
June 5, 1990
-----------------------------------------------------------------
-----------------------------------------------------------\-----
SUMMARY: Last year the Engineering Department applied for an SPA
Amendment for the snowmelt facility located on the Rio Grande
property. At the hearings many people who participate in the
ArtPark expressed concern that the snowmelt facility may impinge
upon future plans for the ArtPark., As a result of the issues
raised about potential land uses for this area, staff recommended
a review of the whole site and the development of a plan that
would examine the possibility of the snowmelt facility and
ArtPark activities coexisting on that site.
As requested by staff, the ArtPark Planning Committee has
prepared a "Five Year Plan" with a map illustrating the Plan. In
addition, the Engineering Department has prepared an evaluation
of the snowmelt facility for Council's review. Please find both
of these informational items attached to this memo.
The purpose of this work session is for the Commission to review
the conceptual ideas for this parcel. We hope for some direction
or comments to begin developing a comprehensive plan for that
area. Soon the Engineering Department will request another SPA
Amendment as last years approval required a mandatory review and
the sedimentation ponds were only temporary for the season. The
ArtPark will also require an amendment to the SPA and stream
margin review for their activities and facility location. If
possible, the Trolley proponents will need review of their
operations. We would like to process one SPA Amendment for all
the activities which are vying for use of this parcel in an
attempt to eliminate the incremental planning of this valuable
parcel.
As the Commission is aware, conceptual SPA was completed for the
entire Rio Grande. Final SPA was completed for the southern
portion of the site (parking garage, ~ibrary, Youth Center,
spring Street extension), the ArtPark area must go through Final
SPA (2 step) in order to complete the planning for this area.
. REFERRAL COMMENTS: The information submitted by the ArtPark
Planning Committee was referenced to other City Departments for
their input. The fOllowing is a summary of comments received for
the conceptual review:
River's Edge: ANY work within 100 feet of the high water line of
the Roaring Fork River requires Stream Margin Review. This
~
.,-.,
includes any thinning of vegetation along the river.
There is some concern regarding the bridges to the islands, their
safety and effect on the riparian area. The islands appear
larger then they currently exist and any work done in the river
channel will need to have permits from the u.s. Army corp. of
Engineers and FEMA for a map revision. A possible floodplain map
revision may require extensive hydraulic engineering river
channel analysis.
The Neighborhood Advisory Committee, are very supportive of the
ideas however encourage the restoration of the riparian zone and
enhancement of the recreational aspects of the river.
The newly built tree house requires stream Margin Review.
However, a stream Margin Exemption may apply.
Bike Paths: The plan shows the elimination of the bike path that
currently passes by the snowmelt facility. In the review last
year the Engineering Department suggested realigning the path
away from the snowmelter because of safety issues. However, the
bike path is a strong link between Herron Park and up to Galena
and to the market. Careful review should occur before this path
is removed.
The paths along the river should be narrow and rural.
Regrading: There has been mention by several ArtPark
participants that ,the area to the east of the bridge to the Art
Museum would be regraded. Any regrading in this location would
require stream Margin Review.
Other: Several comments have been made regarding lighting, type
of vegetation, steps versus a ramp coming down from the Trolley
stop. It is staff's feeling that these elements may be reviewed
in detail during<Final SPA review.
2
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MAY-2_
2 May 1990
Dear Leslie:
Please find enclosed an outline of the Artpark's "Five Year
Plan", along with a summary of grants received, a lis t of Ar tpa rk
Committees and an ArtPark mailing list.
I hope this information will be of help to you. Harry Teague is
drawing up a map of the area that will have overlays of the five
year plan which will be in your hands soon.
Thanks for your help. Don't hesitate to call me if you have
questions.
tReed
tPark Planning Committee
r-'\ ~
ARTPARK FIVE YEAR PROJECTION PLAN 5/1/90
Year One:
1. Clean up area and remove all extraneous debris.
2. Continue landscaping from east side of Mill street to Berm.
3. Design Bike Path alignment along river bank.
4. Initiate "We Count" children's tree planting program.
5. Begin Wildwood School tree nursery.
6. Refurbish and expand flower gardens.
7. Expand outdoor sculpture installation program.
8. Begin placement of outdoor solar lighting fixtures for path
illumination.
9. Continue installation of irrigation system.
10. Build steps between Rio Grande Playing Field and Artpark.
11. Build "We Count" treehouse.
12.Begin 4-H Club and Historical Society Sweet Pea planting
program.
13 Refurbish exterior of theatre tent.
Year Two:
1. Continue landscaping and development of ourdoor sclupture
areas
2. Re-configure Bike Path and Riverbank.
3. Re-configure islands, landscape and begin bridge construction
to connect islands with ArtPark and Museum.
4. Relocate snowmelters to impound lot.
5. Expansion of irrigation and lighting systems.
6. Develope pedestrian corridor between ArtPark and Galena
Street.
7. Erect Theatre Tent.
1""""\
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Year Three:
1. Begin Theatre tent expansion with permanent stage-house.
(50% underground).
2. Continue landscaping/lighting/irrigation/sculpture placement.
3. Landscape pedestrian corridor to Galena street.
Year Four:
1. Begin Theatre Building construction (approx. 12,000 sq ft).
2. Construction of Artist's studio space and housing.
3. Construct and landscape pond (approx. 2,400 sq ft).
4. COnstruct Gazebo
Year five:
1. Complete Theatre construction and attendant landscaping.
2. Complete general landscaping.
1"""'\
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ARTPARK GRANTS RECEIVED 1989-90
The City of Aspen:
$5,000.00 granted fall of 1989
Plus additional in-kind services
The Aspen Foundation:
$1,500.00 granted spring of 1989
$2,500.00 granted spring of 1990
Aspen Parks Association:
$500.00 granted Spring of 1989
Plus numerous private donations
r--.
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MEMORANDUM
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To:'
Mayor & City council
Carol O'Dowd, City Manager~-:t>;1 L
Bob Gish, Publ ic Works Director (_"'10
Chuck Roth, City Engineer C~<: U
Thru:
Thru:
From:
L~~:.c .:
?:2.1y 6, 1~;~'0
Re:
Snow Melter Update
SUMMARY: The Arts Parks people were kind enough to actually
sponsor a contest for solutions to the snow disposal problem.
They were unsuccessful at obtaining any better ideas. The Pitkin
county Parks Association has also engaged in a change of
philosophy from criticizing city efforts, to trying to come up
with a solution. They too have acknowledged that they cannot
come up with any better ideas.
Staff recommends continuing the snow melter discharge water
qua,lity experiment for another year. In light of the favorable
results, purchase of a second snow melter could be a benefit at
this time. continued encroachments into the snow dump reduce the
snow storage area which accelerates the need for more melter.s or
a different snow dump site. The arts park and theater people are
interested in continuing landscaping and site improvements
towards converting the Rio Grande property into a riverside park
area.
COUNCIL GOALS: Goal #5: To ..... , in general, be more sensitive
to nature - Using the snow me Iter has provided for the mountain
of snow which was at the snow dump to be gone as much as three
months earlier than in previous years. Goal #7: To increase
public access to all the arts ...... - Use of the snow melter has
permitted the reduction in snow dump area which has provided for
the theater tent and the arts park. Goal #9: To maintain ....
and manage the capital assets of the city - Use of the snow
melter is less costly than hauling the snow to some other,
probably equally undesirable location. Goal #10: To preserve the
traditional character of the town inclUding .... open space ....
- Although the snow dump was part of Aspen's history, we have had
no urging from the Historical Society for its preservation. . The
use of open' space has been improved; Goal #11: To work together
with all people and organizations in the Roaring Fork Valley-
Staff has done and continues to do this. To date, no one has
come up with a better suggestion for snow disposal.
PREVIOUS COUNCIL ACTION: Council and staff met in a work session
on March 27, 1989 to discuss the snow melter and the results of
the first winter of operation. In the packet for the July 10,
1989 council agenda, staff submitted a memo and report on the
snow melter operations for the winter which had just end"ed. The
memo reported on the success of the melter. A copy of that memo
1
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is attached.
BACKGROUND: When staff teported to you last spring about the
snow mel ter, we, provided each of the council members with a
packet of materials relating to the Snow Dump/Snow Melter
history. The packet was originally issued on August 3, 1987, and
was updated. to include materials up to about May, 1989. The
packet contains pertinent previous memoranda and some council
-, - p~" - ". ""
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so~c :':~~s;~~pc~ a~d ~agazin~ articles a~~ lc~~c~s
tc the editors. I have supplied Margot with a copy of that
report. If any other council members would like another copy,',
please let me know.
PROBLEM DISCUSSION: Staff, council and, the community have been
grappling for some six years about what to.do with the snow which
is removed from city streets. For some thirty or more years, the
snow has been piled at various sites where the melting would not
create drainage problems. For about the past nine years, this
has been at the Rio Grande property. '
Increasing development and community pressUres have forced the
City to make improvements in its system of SilO,,' disposal. Staff
has previously prepared a cost benefit study which explored the
costs of hauling the snow to various locations further ana
further fro~ the center of town to the costs of ~elting the snow
closer to its source.
At the close of the previous winter season, staff was pleased
with the results of melting snow with the exceptions of (1) the
question of the water quality which was entering the Roaring Fork
River, and (2) the problem of not being able to dump the snow
directly from the trucks into the pit. Council directed staff to
melt snow with one melter for another winter and to determine if
the water discharge could be improved to meet state water quality
standards and to modify the rnelter pit to accommodate direct
dumping by city trucks.
This past fall, the streets department and the engineering
department constructed a temporary settling pond and a temporary
sand filter bed and also dredged the two existing storm. runoff
settling ponds located between the Arts Park and Mill Street. We
installed pipes and valves so that we could experiment with
treating the snow me Iter effluent in various combinations in
order to see what- needed to be done in order to provide clea,i1
water to the Roaring Fork River.
As you know; this was a poor snow season for the' communi ty.
Examination of Appendix B on page 18 shows that this was our
tl)ird lowest year out-'-of the past ten years for number of truck
loads of snow hauled. Therefore, we did not experience favorable
conditions for our water treatment experiment.
There were only about three days during this past winter when the
City discharged water from the snow melter into the Roaring Fork
, 2
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,-..
River. The discharge was filtered through the temporary sand
f il ter bed, and it is a pleasure to be able to report that the
discharge water was clear - it was not dirty at all to the naked
eye. Our water sampling demonstrated that the City complied with
State Water Quality standards and satisfied the conditions of the
City's discharge permit. It appears that the melter effluent fc:-
the remainder of the operations periodei ther leached into the
around or led}:ed bae}: thr-l";LOh t.he berm into t.he t0~pO:rF\Y':'
s0:.::.-[.i l:lS po:-~;i.
For 'this winter's operations, we also increased the size of the
melter pit so that the trucks would be able to dump directly into
the pit. You may remember that we were unable to do this last
year; The pit was too small, and when a truck dumped snow into
it, the' gas burner was extinguished. 'The melter pit improvements
function well, and as can be seen from the attached records log
of this winters snow removal efforts, we were able to dump 383
truck loads directly into the pit. This saved the expense of
handling the .snow twice.
The 383 loads Which were dumped directly into the snow melter pit
was 23% of the truck loadswhic:h were hauled. This suggests that
if we had four or five snow melters, we would be able to melt all
of the snow as fast as it is removed from the streets; Please
note that this would not increase .the costs of the natural gas
burned to melt the snow.
We still have the effect of the street sand and other dirt and
debris which is in the snow and accumulates in the melting pit.
This is reported in the attached log in the "pit Cleaned" column.
We are investigating an auger system for cleaning out the pit
with the possibility of recycling the street sanding materials.
The new snow melter pit is large enough to accommodate a second
snow melter, and staff is optimistic enough about the process to
be interested in installing a second snow melter at this time.
Please note that the development of the theater tent and the arts
park continues to encroach on the snow dump area. The reduction
in snow dump area Was not a problem this season due to the poor
snowfall. This may become a problem in a good snow year. 1'.
second snow melter might reduce the problem. The arts park
people would like to see the snow melter operations moved up to
the impound lot site. This has been discussed in the past~ it
would present benefits by having the me Iter at a higher elevation
for gravity flow considerations in the effluent handling proce-
dures. It could have a down side in producing excessive noise
levels at the Obermeyer/welding company building, although we
might be able to mitigate the noise.
Staff will need to apply for an SPA/Stream Margin
amendment in order to leave the temporary facilities for
year. In the interim, we plan to clean the area up and
RevJew
another
make it
3
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more presentable.
ALTERN;\TIVES: The al ternati ves have been discussed at length
over the years, from leaving the snow on the streets to melting
it to hauling it further and further from town, if a site could
be found anywhere that would not offend sOmeone. Even the city-
county du~p has indicated that they might not be able to accept
the snow because of possible groundwater contamination.
,'..~ :...:.Cu.g'Il T,.;':: ;10.\/.;2 prc......l.OL.:S..ly c.:...:..::.;c:..~.s::";(;G: h<:::..;l ing the SI10'~: t..::.u ~UL'
golf course area, we have not identified a satisfactory method of
handling the snow at that location. A recent suggestion is to
construct a shallow lake w~ich would house the snow in the winter
and be a lake feature in the summer. This would probably need to
be done in conjunction with the snow melter, otherwise the snow
does not melt at a snow dump until as late as the first of July.
As. can be seen on page 14, the additional average annual expenses
to haul to the Marolt Property, or the near end of the golf
course are estimated to be about $40,000-45,000. There would
also be the costs of constructing a concrete or other lined lake
and dealing with the water from the melted snow. If council is
interested, staff can pursue this possibility.
FINANCIAL IMPLICATIONS: These have been discussed previously and
are included in the attached memorandum of June 26, 1989.
This year's snow melter budget was used for pit improvements, for
constructing the water treatment facilities, and for other melter.
related improvements. There is about $50,000 remaining of the
$125,000. A second snow melter would cost about $80,000 install-
ed.. About $30,000 would need tb be budgeted from the lahd fund
for a second snowmelter. This may be appropriate because what
is hapPening is the reclamation of open space.
RECO~ENDATION: Staff ,recommends retaining the temporary
settllng pond and sand filter bed for another winter season. We
are hopeful. that we may be a1;>le to clean the discharge with only
the sand fllter bed, but Slnce the other facility is already
c~nstructed, we would like to keep it for another season. Staff
wlll report back with suggestions and alternatives for snow
storage.and snow disposal at a future date. .
CITY MANAGER RECOMMENDATIONS:
Per-"
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ASPEN/PITKIN PLANNING OFFICE
130 S. Galena street
Aspen, Colorado 81611
(303) 920-5090
January 23, 1991
Alan Richman
1015 East Hyman Avenue, #5
Aspen, CO 81611
Re: Art Park Conceptual SPA
Dear Alan,
We have scheduled this application for review by the Aspen
Planning and Zoning commission on Tuesday, March 5, 1991 at a
meeting to begin at 4:30 pm.
The Friday before the meeting date, we
that a copy of the memo pertaining
available at the Planning Office. If
please call Leslie Lamont.
will call to inform you
to the application is
you have any questions,
Sincerely,
Debbie Skehan
Administrative Assistant
~i '1 /
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CITY OF ASPEN
PRE-APPLICATION CONFEREN
r-,
PROJECT:
SUMMARY
f"'"""
APPLICANT'S REPRESENTATIVE:
:::~::::Q,1;~t9~G~
1. Type of Application: E.J)~~ ~ + A Q
2. Describe action/type of development being re ested:
ul;~
3. Areas is which Applicant has been requested to respond,
types of reports requested:
POlicy Area/
Referral Aaent
Comments
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Review is: (P&Z Only) ~ ~ then to ~
Public Hearing: ~ (NO)
Number of copies of the application to be submitted: -L~
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What fee was applicant requested to sUbmit:!J~1("'j7a~~S'::
Anticipated date of sUbmission:OG-1 I} ~. 7;:;).Y10
COMMENTS/UNIQUE CONCERNS:
4.
5.
7.
8.
9.
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ASPEN/PITKIN PLANNING OFFICE
130 s. Galena street
Aspen, Colorado 81611
(303) 920-5090
December 11, 1990
Alan Richman
Alan M. Richman
1015 East Hyman
Aspen, Colorado
Planning Services
Avenue, suite 5
81611
Re: Art Park Conceptual SPA
Dear Alan,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. . We have
determined that this application is complete, however, we are not
going to schedule the application for review until we have
received applications from all the proposed users of the
property. Leslie is going to send a letter to the other
applicants asking them to, submit as soon as possible.
If you have any questions, please call Leslie Lamont.
Sincerely,
Debbie Skehan
Administrative Assistant
~~jJf-
.~
~
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ALAN M. RICHMAN PLANNING SERVICES
1015 EasI Hyman Avenue Suite 5 Aspen, Colorado 81611-4122 303-925-7634
December 3, 1990
HAND DELIVERED
Ms. Leslie Lamont
Aspen/Pitkin County Planning Office
130 South Galena Street
Aspen, Colorado 81611
RE: ART PARK CONCEPTUAL SPA APPLICATION
Dear Leslie,
Attached please find thirteen (13) copies of the Conceptual SPA application for that
portion of the Rio Grande property known as the Art Park. Also attached is a check in
the amount of $2,490, of which $2,210 is in payment of the Planning Office land use
application fees and $280 is in payment of referral agency review fees. A letter has been
provided authorizing my firm to represent the Art Park Steering Committee for this project.
It is our understanding that the City Council decided during its budget review that since
the City was contributing the land to the Art Park project, the City land use application
fees for Conceptual SPA would not be waived. Since we are, in effect, applying as
. private, non-profit applicants, we would like our application be treated accordingly. We,
therefore, request that this project be scheduled for hearing as soon as you determine
it to be complete and that it be heard on its own and not be combined for review with
other public or private development projects slated for the Rio Grande property.
Should you have any questions or need any additional information during the period of
staff review of the project, please feel free to contact me at the address or phone number
above. Thank you for your assistance while the application was being prepared and for
your continuing attention to this project.
Very truly yours,
ALAN M. RICHMAN PLANNING SERVICES
~~~
Alan M. Richman, AICP
~
I"'"";
. December 3, 1990
Ms. Leslie Lamont
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
RE: ART PARK CONCEPTUAL SPA APPLICATION
Dear Leslie,
We hereby authorize Alan M. Richman Planning Services to represent us with respect to
the Conceptual SPA application being submitted to your office to address the continued
upgrading of that portion of the Rio Grande property known as the Art Park. Alan
Richman is authorized to submit the Conceptual SPA land development application for
the property. He is also authorized to represent us in meetings with City of Aspen staff,
the Aspen Planning and Zoning Commission and the Aspen City Council.
Should you have any need to contact us during the course of your review of this
, application, please do so through Mr. Richman's office.
Sincerel~r)
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Harry Teagu
Art Park Steering Committee
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APPLICATION FOR CONCEPTUAL SPA
I.
Introduction
This application for Conceptual Specially Planned Area (SPA) approval is submitted for
... an approximately 3.6 acre portion of the Rio Grande SPA site commonly known as "The
Art Park". Permission to submit this application on behalf of the landowner, the City of
Aspen, was granted by the Aspen City Council on October 21, 1990.
.....
...
.....
....
...
...
A letter has been provided by the Art Park Steering Committee, authorizing Alan M.
Richman Planning Services to submit this application on their behalf. A survey of the
property is being prepared for the City Engineer, which should be available shortly.
This application is organized to address the required contents of Conceptual SPA
Development Plan, found in Section 7-804 (C) of the Aspen Land Use Regulations. It
begins with a brief chronology of past planning efforts for this site and a summary of
recent actions taken by the City of Aspen in support of the current site uses. Next, a
description of the proposed conceptual development program for the site is provided.
Finally, a response to the standards of Section 7-804 (B) of the Aspen Land Use
Regulations is presented.
II. History of Prior Planning Actions
According to City records, the Rio Grande property came into public ownership in the
early 1970's, by the expenditure of "7th penny" transportation funds, which were later re-
I"'" appropriated by the use of "6th penny" open space funds to allow the interim use of the
playing field. In 1977, an "Interim SPA Plan" was adopted by the City, identifying
recreation and parking as the key uses for the property.
-
-
-
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....
....
-
-
In 1980-81, the Rio Grande Task Force completed a report listing potential uses for the
property and depicting a general configuration for such uses. Key facilities included a
performing arts center, jail, parking structure, transit facility, recreation, library, greenway
and restaurant. Subsequently, in 1982, the report was used to formulate a conceptual
plan for the site, developed by Fritz Benedict's office, containing most, if not all of these
uses. A final SPA plan was not developed at this time.
In 1984, the City completed a review of all sites designated SPA to determine which ones
should be rezoned to other designations and which should remain designated SPA. The
City formulated statements of intent for those sites which were to remain so designated.
According to P&Z Resolution 84-9, the intent of the SPA designation for the Rio Grande
site is "To provide the design flexibility within which open, space, cultural and
, transportation needs can be met through a plan which is sensitive to the Roaring Fork
Greenway Plan and the desire for pedestrian and mass transit access to this site from the
downtown area".
1
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In 1988, the, City again adopted a conceptual SPA plan for the site. This plan, approved
by Council Resolution 88-37, adopted on October 24, 1988, included locations for a
parking structure, library, snowmelt facility, shuttle route, playing field and extension of
Spring Street. The area now known as the Art Park was designated for "arts usage".
Final SPA plans were later submitted and approved for the parking structure and library,
but not for the other conceptual plan elements.
In developing the conceptual SPA plan in 1988, considerable time was spent working with
the Arts groups, represented at that time by Richie Cohen. Mr. Cohen indicated that the
arts group would relinquish all of its prior claims to the portion of the site which was then
proposed for the library, if assurances were given that the Performing Arts Center could
be located elsewhere on the Rio Grande site. Mr. Cohen proposed a seasonal facility on
the snowdump portion of the site. It was P&Z's opinion, and subsequently Council's
decision, that an appropriately scaled tent-like structure near the river and Art Museum
could be of substantial benefit to the community.
Condition 19 of Resolution 88-37 stated that "The City shall reserve the area known as
the snowdump for future arts usage".
Further support for the use of this area for arts is contained in the amendment to the
1982 land exchange agreement between the City and County in which the two
governments recognized that a performing arts facility would not occur on the site being
designated for the library but would instead occur on the snowdump.
The Aspen Theatre Company has been giving its performances from a temporary tent,
o located on the snowdump during the summer seasons of 1987, 1988, 1989 and 1990.
Kent Reed of the A TC first approached Council on 2/9/87 to use the snowdump for a tent
and received a unanimous vote of approval. He returned on 9/28/87 to obtain permission
for the subsequent year, but no action was taken, pending City resolution of the issue of
where to locate the snowdump and snowmelter. Approval was later given during the arts
budget review.
Mr. Reed again approached Council on 4/10/89, stating that a tent had been approved
for the prior two years. He received a unanimous vote of approval for the tent to be
erected from 5/1 to 10/1/89. He also received permission to create a ''temporary art park
environment" around the tent to display sculptures and to establish temporary
landscaping, to buffer the tent from surrounding public facilities.
Subsequently, during the 1990 City budget meetings, held in 1989, the Art Park group
was given $5,000 by the City. This money was to be used to develop a five year plan for
the development of the park for City approval. A condition of the grant was that the
group also provide the City with constructive ideas to help in moving the snowdump from
the Rio Grande property.
2
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In summary, then, there has been a very long history of planning for the Rio Grande site,
emphasizing its importance as a transportation center and open space corridor. For over
a decade, some portion of the Rio Grande property has also received active support from
the City for creation of a performing arts facility. Whereas in prior years this facility was
expected to be located where the library is now being built, in recent years attention has
turned toward land nearer the river.
Although the City has already given Conceptual SPA approval to use this site for arts and
open space in Resolution 88-37, we believe it is nonetheless appropriate to begin again
at the conceptual stage, so we can present a more specific plan to formalize this concept.
However, since on the many occasions cited above, the City has already made a
commitment to permit performing arts and open space on the site, we would hope
debate can focus on the proper design for these uses, and not on the broader question
. of the appropriateness of the proposed uses for the site.
III. Proposed Conceptual Development Program
The proposed conceptual development program for the Art Park, which is summarized
in Table 1 and illustrated in Figure 1, was formulated through a broad-based community
involvement effort. The Art Park group met on a regular basis for a period of
approximately one year to consider ideas of all interested persons. Participants were
, encouraged to be creative. Whenever conflicts arose which needed resolution, persons
representing interest groups (such as the trails committee, City Parks Department and
various arts groups) were asked to join the process.
The intent of this Conceptual SPA Plan is to create a riverfront greenway and arts
corridor, connecting to other open space and public use parcels along the river (such as
Herron Park, the Art Museum and Rio Grande Trail). The proposal will substantially
beautify an area which previously has been used as the City's dumping ground, but
which we believe should be considered one of its most valued land resources.
Proposed uses for the site are as follows. The predominant use of the site is for open
. space and trails. During the past two years, initial efforts to establish the open
space/landscape concept for the site have occurred, principally in the area around the
bridge to the Art Museum and the berm adjacent. to the existing theatre tent. The
conceptual plan expands upon this work, encompassing the entire site in a further
development phase. Landscape development features of the proposal include:
* The development of a new trail along the river and the connection of the trail
to an island in the Roaring Fork River with a new bridge.
* Bringing water from the irrigation ditch into the site, to create a falling water
feature, while also enhancing the appearance and maintaining the function of the ditch.
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TABLE 1
ART PARK FIVE YEAR CONCEPTUAL DEVELOPMENT PLAN
,..
Year One (1990)
....
1. Clean up area and remove all extraneous debris.
2. Continue landscaping from east side of Mill Street to berm.
3. Design bike path alignment along river bank.
4. Initiate 'We Count" tree planting program.
5. Refurbish and expand flower gardens.
6. Expand outdoor sculpture.
7. Begin placement of outdoor solar lighting instruments.
8. Continue installation of irrigation system.
9. Build steps and wildflower garden between Rio Grande playing field and Art Park.
10. Erect theatre tent.
-
....
-
. Year Two (1991)
-
1.
2.
3.
Continue landscaping and development of outdoor sculpture areas.
Re-configure bike path and re-contour river bank.
Re-configure and landscape River islands, and begin bridge construction to
connect one island with the Art Park.
Expand irrigation and lighting systems.
Develop pedestrian corridor to youth center and downtown.
Erect theatre tent.
....
....
4.
5.
6.
Year Three (1992)
Develop permanent theatre and affordable housing (note: Theatre construction is
expected to occur during year three, four or five, depending upon fund raising).
Continue landscapingjlightingjirrigationjsculpture placement.
Landscape pedestrian corridor to youth center and downtown.
Build and landscape covered picnic shelter.
Year Four (1993)
,...,
1.
Complete landscaping around new theatre building.
-
Year Five (1994)
1. Complete landscaping of entire property.
....
....
5
...
"...
....
"...
* The removal of much of the fill material now contained on the snowdump
property, to open up views to the river and to allow the placement of better quality soil.
for planting.
*
Extensive planting and placement of sculptures throughout the site.
-
,
"...
There are two new structures proposed for the site. One structure will be a covered
picnic shelter, located near the river, in response to a need identified by Bill Efting,
Assistant City Manager and Leisure Services Director. The second structure is the
replacement of the existing 80 seat theatre tent with a more permanent, year-round
performance facility.
The major elements of the building, depicted in Figure 2, Conceptual Floor Plan, include:
"..
....
* A permanent stage, with seating provided for approximately 200 persons and a
small lobby.
....
* Various "back stage" facilities, including a set building area, a rehearsal space,
dressing areas, offices and storage.
"..
The stage, seating, lobby and backstage facilities are all contained in an 80' by 80'
(6,400 square foot) space.
"...
~.
* Affordable housing for theatre employees. Conceptually, this area is anticipated
. to be broken into several small units for production directors and a larger dormitory
space and common area. The floor plan identifies an area of approximately 4400 sq. ft~
(two levels of about 2200 square feet each) for the affordable housing units.
-
The theatre will be accessed from trails and paths now on the property and will only have
vehicular access for service delivery purposes. Parking for employees and theatre
patrons will be in the public parking structure.
.....
....
A permanent theatre structure is a necessary improvement over the existing tent for the
following reasons:
"..
1. The all-weather exterior permits the theatre to operate year-round, not just during
its present 9 week summer season. This will promote a continuity among both
performers and patrons which has not previously existed.
....
2. Its development will create a facility which can be used for rehearsal and
performances by other arts groups and which can supplement other facilities for arts-
oriented gatherings (such as dance, poetry readings and the writer's conference).
....
3.
The facility will provide a safe environment for storage and operation of equipment.
....
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While Aspen is certainly fortunate to have a number of other facilities for arts
performances, their presence does not eliminate the need for the proposed theatre. The
Wheeler Opera House, MAA tent and the ballet facility at the new school will be
unavailable during som~ of the times when theatre performances will be scheduled.
Moreover, these facilities are not typically available for rehearsals. The new theatre will
allow for much greater flexibility in scheduling rehearsals by many non-profit performers.
The Art Museum has recently experimented with using its galleries for performances and
was pleasantly surprised at the turnout of over 3,000 persons during January, 1990, in
what is not an ideal performance facility. Our contact with their staff supported our belief
. that a small performance facility in the core of the City is warranted.
Development of the conceptual ,plan is contingent upon the City finding an acceptable
alternative to the issue of where to store snow which is removed from the City streets.
The Art Park group has offered its assistance to help the City solve this problem and has
made specific suggestions to the City Manager and City Engineer for their consideration.
IV. Response to Conceptual SPA Review Standards
,... Following is a response to the Conceptual SPA review standards, as found in Section 7-
804 (6) of the Aspen Land Use Regulations.
... Standard 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.
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Response: The proposed development of the, Art Park has already, and is expected to
continue to, enhance the mix' of development in its immediate vicinity. The Art Park
provides a connection between important open space, trail and cultural uses, including
, Herron Park, Jenny Adair Park, the Rio Grande Trail and the Aspen Art Museum. The
Park makes a substantial contribution to the available inventory of "in-town" open space
and provides a destination which will attract people to the Roaring Fork River who
otherwise might not enjoy its natural beauty.
Having the theatre on this site creates a greater opportunity for residents of and visitors
to the community to use this central location, within walking distance of downtown and
the parking structure. It creates a nucleus for the arts-orientation of the site, bringing
people and life to this area which, only a few years ago, was virtually abandoned. The
park, theatre and outdoor sculptures will promote a greater integration of two primary
focuses of the Aspen experience, culture and sports. The arts performances and
displays will also provide a supportive cultural environment for our immediate neighbor,
the Art Museum, providing pedestrians with a more interesting walk from Main Street to
the museum.
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The architectural concept for the building is illustrated in Figures 3 and 4, which depict
its east and west elevations. The elevations illustrate that the theatre will be a relatively
modest, low profile structure, built in the form of a rustic wood pavilion. Materials are
likely to include heavy wood timbers and a roof of either metal or wood shingles,
depending on budget limitations. In order to be sympathetic to the concerns of
neighbors, the mass of the proposed theatre will be minimized by using the site's
. topography to place part of the affordable housing and, potentially, some of the seating
area, subgrade.
A final way in which the Art Park enhances the mix of neighboring uses is with respect
to the drainage ponds located on the site. According to City Engineer Bob Gish, these
, ponds playa vital role in the overall Aspen storm water runoff management system. The
Art Park integrates these water features into the open space plan and, with City staff
support, the group has already worked to beautify them. We intend to continue to work
in this direction and see no conflict between their continued operation and our project.
Standard 2: Whether sufficient public facilities and roads exist to service the proposed
development.
Response: Based on contacts with the City Engineer and the manager of the Aspen
Consolidated Sanitation District, we believe sufficient basic utilities exist to serve the
proposed theatre. Bob Gish felt water could easily be provided from a line located in
Spring Street. Sewage disposal needs can also be met, most likely by routing to a line
located in Mill Street. Electrical service is already found in proximity to the tent site. It
would seem appropriate for the City to complete the undergrounding of overhead power
. lines in this area.
Roads in the area have recently been improved in conjunction with development of the
parking facility and library. The traffic study performed in conjunction with the Conceptual
SPA for those uses indicated that the limiting factor to development of the Rio Grande
SPA in terms of traffic congestion is the ability of vehicles to turn left from the Spring
Street extension onto southbound Mill Street during peak traffic conditions. The study
suggested that any additional land uses in the Rio Grande SPA not generate substantial
traffic during the 4:00 to 6:00 PM time period.
The study also recommended that large events at the performing arts facility be
scheduled to avoid conflict with this peak traffic period. Development of a transit shuttle
providing service between the site and the lodge district was suggested to reduce
congestion.
The transportation study completed in conjunction with the Conceptual SPA anticipated
a 1,000 seat performing arts facility, as compared to the current proposal for a 200 seat
theatre. Although the transportation impacts of the 1,000 s,eat facility were viewed to be
substantial, they were, apparently, within the limits of approval.
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Our intention is to provide no new roads or parking areas in conjunction with this project.
Instead, our project will use the existing public parking structure, helping to support the
public investment in this facility. Our proximity to the current downtown shuttle route, the
Mill Street bus stop and the trail system will make it easy for those who do not wish to
drive to access the theatre. Should the proposed trolley or light rail system be
developed, public transit options to this site will improve. We see no conflicts between
our proposal and these proposed systems.
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Standard 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.
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Response: The principal hazard associated with this site is the potential for flooding.
In recent history, the Spring runoff has threatened to damage the Aspen Art Museum.
In a crisis-response effort to protect the structure, the river embankment on the museum
. side was fortified, using a variety of materials. Equipment was also employed to re-shape
the islands in the river channel and to re-contour the embankment on the Art Park side.
It is our understanding that these actions have addressed the potential for flooding on
the Art Park side of the river.
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We would like to work cooperatively with the City of Aspen to further re-shape the
embankment and to establish bridge connections between the Art Park and the islands
... in the river channel. We understand that the City will most likely take the lead in
obtaining the permits necessary for this work. Our efforts would be in support of the
City's actions, so that the re-contouring and other activities take into account facilities
!"" planned for the Art Park.
Standard 4: Whether the proposed development creatively employs land planning
r-' techniques to preserve significant view planes, avoid adverse environmental impacts and
provide open space, trails and similar amenities for users of the project and the public
at large.
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Response: The use of creative land planning techniques is fundamental to our entire
development concept. The landscaping, plantings and streambank reclamation which
. have been completed and which are proposed are creating a garden out of a wasteland.
Presently, the snowdump area constitutes a visual eyesore, which generates complaints
from neighbors and visitors alike. We propose to create a park and theatre from this
space. By removing the unsightly fill material which has been placed here, we expect to
enable views to the river to be opened once again.
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The proposed theatre structure is a relatively low profile building, with a height to the
peak of the roof of approximately 28', substantially less than the performing arts facility
originally envisioned for the Rio Grande property. While we have taken care to use
existing topography to minimize its mass, we have not attempted to hide the building
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entirely. The design, therefore, is consistent with the intent of Council Resolution 88-37,
granting Conceptual SPA approval to the Rio Grande site, which states: "Important public
buildings such as the library and arts buildings (emphasis added) should be attractive
and designed in a manner which indicates the building's importance to the community.
Hiding the development or minimizing its impact may not be appropriate."
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One concept which may hold some promise for the theatre is to find a barn or similar
large structure within Pitkin County which is threatened with demolition and adaptively
. reuse the structure for the theatre. While such a facility could end up being larger than
that depicted in the elevations, it offers the benefit to the community of consistency with
Aspen's historic preservation efforts. Since we cannot predict when such structures
become available and since they often require very substantial expenditures to make
them usable, we view this as a secondary option to the development of a new building
on the site.
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Our use of the talents of local sculptors, visual and performance artists and the volunteer
work efforts of the community have created an opportunity for the community to be
responsible for a part of its own future. In a period of Aspen's development when so
many are concerned about the displacement of vast segments of our community, this
volunteer project creates an opportunity for residents to regain a sense of ownership of
a part of Aspen. The level of participation which the project has achieved helps to
demonstrate that there still is a community remaining in Aspen.
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Standard 5: Whether the proposed development is in compliance with the Aspen Area
Comprehensive Plan.
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Response: Having reviewed the land use recommendations and policies of the 1973
- Aspen Area Land Use Plan, we do not find it to be very relevant to the current situation
on the Rio Grande site. We have, therefore, looked instead to two other sources, to
measure our compliance with the adopted .Comprehensive Plan.
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First, we considered our compliance with the adopted Conceptual SPA Plan for the Rio
Grande site. Its intent is "To provide the design flexibility within which open space,
cultural and transportation needs can be met through a plan which is sensitive to the
Roaring Fork Greenway Plan and the desire for pedestrian and mass transit access to
this site from the downtown area".
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Our conceptual program to develop a park, theatre and trails would appear to be entirely
consistent with the intent of addressing public open space, cultural and transportation
, needs and being sensitive to the Roaring Fork Greenway Plan on this site .
Second, we reviewed the August, 1989, Declaration of Goals of the Aspen City Council
and find our program supports the following statements contained therein (numbers
correspond to listed goals):
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1. We propose to create housing to meet the needs of local artists in the valley and
those of visiting artists, allowing more professional talent to join the theatre program. Our
housing solution takes advantage of the building footprint of the proposed theatre and
does not require the expenditure of public funds or significant use of public lands.
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2. The project provides an outlet by which residents can participate in building our
community, thereby reinforcing the sense of community which exists in Aspen.
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4. The proposed enhancement and re-development of the trails system and the
proximity of the site to the bus and proposed rail systems will help to reduce the
dependency of visitors and residents on the automobile.
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5. The project will result in a considerable increase in tree planting and is clearly more
sensitive to nature than prior uses of the site.
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7. The project will increase public access to the arts and humanities and facilitate the
increased cooperation of artistic endeavors in Aspen by creating facilities usable by other
groups and by further accentuating the arts focus of this area of Aspen. The project
reflects and will nourish the traditional Aspen blend of arts, intellect, sports and recreation.
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11. The project permits many existing arts and civic organizations in the Roaring Fork
Valley to work together and be responsive to one another's needs.
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One action which we believe the City should consider in its ongoing comprehensive
planning efforts is to consider whether the "industrial" area along Bleeker and Spring
Streets, to the east ,of our site, could function as artist studio space. As the public
projects in this area are completed and the Rio Grande site takes on an increasing civic
function, it may be timely to amend the zoning for this area to further encourage artistic
activity to compliment activities at the Art Park and Art Museum.
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. Standard 6: Whether the proposed development will require the expenditure of excessive
public funds to provide public facilities for the parcel, or the surrounding neighborhood.
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Response: Rather than requiring the expenditure of excessive public funds, the project
instead demonstrates how volunteerism can reduce or avoid public expense. Much work
has already been accomplished in the beautification of the site through volunteer efforts,
with the only direct public expenditure being the 1990 and 1991 City grants of $5,000 to
the group. We have also received considerable support from the City, particularly in
terms of equipment used during the past year, to repair the cut that was made for the
pipeline installed across the Rio Grande property.
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As the site development program continues, we anticipate the need for additional support
from the City, particularly in terms of equipment to remove the fill from the snowdump and
to pave the re-Iocated bike path. The magnitude of these needs will become clearer as
we develop the final SPA plans for the site.
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The City has also benefitted from the professional design services provided "pro bono"
to the Art Park group by the offices of Harry Teague, Architects, and Julia Marshall,
Landscape Architect. There will be considerable need for their continued services to
develop the Final SPA Plan. We hope the City will continue to provide us with sufficient
. funding in its non-profit groups budget to allow park, open space and trails development
to compliment the funding expected from the Aspen Theatre Company for design and
construction of the theatre facilities.
Standard 7: Whether proposed development on slopes in excess of twenty percent
(20%) meets the slope reduction and density requirements of Sec. 7-903 (8) (2) (b).
Response: No development is proposed on slopes in excess of 20%.
Standard 8: Whether there are sufficient GMQS allotments for the proposed
development.
Response: We believe that the proposed development qualifies for an exemption from
the GMQS as an essential community facility. If this project is to move forward to the
Final SPA stage, we must have a reading from the City on the likelihood of the theatre
obtaining this exemption (although formal action on the exemption should occur at the
Final SPA stage).
Se,ction 8-104 (C) (1) (b) of the Aspen Land Use Regulations establishes the criteria for
. exemption from GMQS for essential public facilities. It states that to be considered an
essential public facility, development must serve an essential public purpose, provide
facilities in response to the demands of growth and not be a growth generator, be
available for use by the general public and serve the needs of the City. Whether the
development is a not-for-profit venture shall also be taken into account.
A theatre sage once said "A community without a theatre cannot communicate to each
other the depth of the experience of being human". There should be little debate as to
the importance of having a theatre in Aspen, with our tradition of arts and intellect dating
back at least 40 years. As a not-for-profit venture, we need the City's support, in terms
of both making available the land and exemption from the competitive requirements of
the GMQS, if we are to have an opportunity to flourish.
Over the past decade, several attempts have been made to establish a permanent theatre
in Aspen. Some have exceeded the scope of this community, while others suffered from
poor locations and other faults. We believe our proposal is for an appropriately-scaled,
properly located theatre, which will offer another cultural opportunity for the visitor to
Aspen, but which is not of itself a principal attraction that will generate increased visitation
or growth. Were it not for the other cultural off,erings which already bring arts patrons
. into the community, a theatre of even this limited size might not be able to survive.
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V. Summary
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We have responded to all criteria of the Aspen Land Use Regulations applicable to the
project, pursuant to direction given by the Aspen/Pitkin County Planning Office. Sufficient
evidence has been provided of the project's compliance with said criteria and the
applicant has made commitments in order to insure that the project will mitigate all
development impacts.
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Requests by any reviewing agency for additional information, or clarification of the
statements made herein will be responded to by the group in a timely manner.
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