HomeMy WebLinkAboutbocc.min.spec.12171996 w - q . . .
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• PITKIN COUNTY COMMISSIONERS i�''`ci`.
WORK SESSION AGENDA .
Plaza One Conference Room
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TUFSDAY DECEMBER 17 1996 -
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✓10:00 AM EXECUTIVE SESSION
Litigation,John Ely
Airport Procurement Issues
ADJOURN EXECUTIVE 3ESSION
12:00 LUNCH BREAK .
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1:30 PM ('C)TJNTY MANAGER'S REPORT
- 1. Elk Park Acquisition ReconciliaUon,Jane Ellen Hamilton
2. , Third Airport Ground Transportation Booth Procurement,Scott Smith
3. Memos of Interest
4. BOCC OPEN DISCUSSION
' Future Agendas/Agenda Requests
3:15 BREAK
� 330 SPECIAL MEETING
i. Code Amendment Adding AFI2-1 Zone District,lst Reading,Rick Magill(PN
1/16/96)
2. Moore Family PUD Detailed Submission, lst Reading,Rick Magill(cont.from
11/20)(PN 10/19/96)
5:00 PM ADJOURN
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Approved on January 22,1997
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MINUTES '' �
PITKIN COUNTY BOARD OF COUNTY COMMISSIONERS
SPECIAL MEETING �
DECEMBER 17, 1996 - "
CALL TO ORDER: Commissioner Ireland called the meeting to order at 3:38
p.m.in the Plaza 1 BOCC meeting room.
COMMISSION MEMBERS PRESENT: Commissioners Mick Ireland,Leslie
Lamont and George Krawzoff.
" COMMISSION MEMBERS ABSENT: Commissioners James True and Bilf
Tuite.
1�READING: ORDINANCE REPEALING AND RE-ENACTING SECTIONS 3-
20.10 AND 3-50.50 OF THE PITKIN COUNTY LAND USE CODE AND ADDING `
A NEW SECTION 3-40.75 TO INCLUDE A ONE-ACRE ZONE DISTRICT TO BE
� KNOWN AS AFR-1-MOTION TO APPROVE-Rick Magill,StaffPlanner,stated
Stai�'is recommending that the Board consider including a 1-acre zone district to be
known as AFR-I in the Land Use Code primarily to apply to the pending Moore PUD
project. However,it would be a zone district available to the general public in the future.
The Moore project originally requested rezoning to AFR-1 or AF-3,as it was known in
the old Land Use Code,under which this project is being reviewed. The i-acre zone
district was not included in the Code for reasons that are a little bit unclear to Staff. The
application was in process when the Land Use Code was being reviewed and finally
adopted. It was an omission,if anything,in Mr.Magill's opinion. In order to be more
consistent with the Moore General Submission approval and to be more consistent with
the cunent Land Use Code,Staff is recommending this new AFR-1 zone district. The
AFR-1 zone district is essentially the same as the old AF-3 zone except for club houses or ,
recreational buildings. Club houses and recreationai buildings were prohibited in the old
Code in the AF-3 zone. Mr.Magill stated Staff is now proposing that club houses be
special review uses in the AFR-1 zone. The P&Z reviewed the proposed Code
amendment on November 26,1996 and is recommending that the Board approve this ,
amendment.
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BOARD OF COi1NTY COMMISSIONERS 1 DECEMBER 17,199'b
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Commissioner Ireland asked what is the underlying minimum acreage under AFR-1 1,
zoning. Mr.Magill responded the minimum acreage is one acre. .
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Commissioner Lamont commented on page 24 of the draft ordinance,paragraphs 25-27,it
all taiks about PUDs. She says it talks about 27 professional offices. Commissioner
Lamont wants to know if someone is proposing a PUA,does it mean someone could have
a professional office as long as it is not part of the PUD? She stated this section is under
the prohibited use section, Commissioner Lamont stated the language should read: Y�
"Professional offices are prohibited."Commissioner Lamont wants this language
changed for second reading. Glen Horn,the Moore Fami(y PUD's representative,has • '
no objection to this lan�uage being changed. •
Glen Horn stated he has read the proposed zone district and he has discussed it with Rick
Magill. He stated the zone district looks fine to them.
Commissioner Ireland opened the hearing to public comment on the AFR-1 mne district.
Bud Hampei,a Meadowood homeowner,stated the property is zoned right now as one
single-family residence on 10 acres. He asked if Staff wants to bring it down to one acre?
Mr.Magill responded part of the property is zoned AFR-10, 10 acre lots. Mr.Hampel
• wanted to know what percentage is zoned as AFR-10? Both Rick Magill and Glen Horn _
did not know the percentage. Mr.Hampel wanted to know how many houses would be
affected? Mr.Horn responded 48 acres are going to be rezoned from AFR-10 to AFR-1
and 76 acres zoned AFR-2 will be rezoned to AFR-1. Cindy Houben,Community ;._
Development Director,stated currently 119 acres is AFR-2 and 96 acres is AFR-10.Only
portions of these two zones will be rezoned. Mr.Magill stated with respect to the existing
zoning,that would allow 50 dwelling units as the property is now. With the rezoning,
there will be 71 units. Commissioner Ireland explained applicants will be frozen to what
they ask for when the Board approves it other than if they come back with a whole new
set of approvals or rezoning,just as anybody else could.
Bill Ball,a Meadowood homeowner,asked if this rezoning was a part of a deal with the
applicant that they had to negotiate with the City of Aspen for the sale of land to them in
this project? Commissioner Ireland responded he does not think so. Mr.Ball wanted to
know how the rezonittg came about? He stated in other words,the applicant stated
publicly that they were"directed by the County Commissioners to negotiate with the City
for some of this land." Mr.Ball's questioned was this a quid pro gtro to the applicant that
"we'll rezone your property if you'll negotiate with the City and get them into this so they "
can have the ball fields?" Commissioner Ireland responded,"no." Commissioner Ireland
explained the direction to negotiate with the City was the applicant,going all the way
back,had marked some of the areas of the project as being bail fields but always had an
intention,without any direction on the part of the Board or the P&Z,that there was going �
to be a sale to the City. The Board did not offer this zoning in return for the applicant to
negotiate with the City. Mr.Ball commented it seems to him that there was a mandate � -
from the County Commissioners to the applicant that they would negotiate the sale of the �
BOARD OF COUNTY COMMISSIONERS 2 DECEMBER 17,199'b
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land to the City in order to ge[their PUD approved,which,of course,the rezoning would ' -
be part of. Mr.Hom responded originally the proposal was set up so that they reserved a ;-_ .�,
25-acre parcel out of the entire 215-acre parcei that was going to be conveyed to the
school district as part of a negotiating deal that Tom Moore had been working on with the ;�.
school district for many years. When the applicants�ot the general submission at the
Board of County Commissioners'level,there was a new negotiation going on that had to
do with the Yellow Brick School. IY was the desire on the part of the City of Aspen to
work out an arrangement with the school district for the Yeliow Brick School. - ,_
Additionally,the City was aware at the time,since they had just completed their study - -
looking at their athletic fiel@s and ha@ a plan done for a recreational facilities,that they � Y
were going to have a need for additional ball fields. All of this came to a head at the ;
Board of County Commissioners'meeting at general submission. • '
Mr.Hom added that the BOCC,and Mr.Horn believes it was Commissioner Mick
Ireland,suggested at the time that we have limited resources in this valley in terms of flat
land in the metro area that would be suitable for athletic fields. Mr.Horn stated the
applicants were encouraged or strongly directed to try to come back at detailed
submission with a negotiated deal for joint use of the athletic fietd between the Moore '•
PUD,the City of Aspen,and the Schoo(District. Mr.Horn stated the appiicant spent ��
about a year working out that deal. The product of that deal is in this submission. With
- respect to the zoning issue,Mr.Horn stated this is probably a discussion that should take
place in the rezoning portion of the meeting and not the adoption of the zone discrict. Mr.
Horn stated he would be glad to address that and where Yhe request for the rezoning came
from when they are considering the rezoning itself. Mr.Horn stated he did say the
applicants were directed by the Commissioners to negotiate with the City. Mr.Hom
stated it was not a condition that the applicant could not come back with at detailed ..-
submission.
Commissioner Ireland explained his understanding of it was,many,many stacks of paper
ago,that the Board learted that the then-existing map had an area marked"ball fields"on
it. The Board did not realize they were to be sold to the school district. Commissioner
Ire(and said Mr.Moore said,"well,we always intended to sell those to the school district.
We never intended that those weren't part of the gift and we had never considered it in a
map light." The Board's only direction was that if they were going to sell it,they would
have to work it out For themselves because the County was not going to buy it. Md if
making this project work meant that the Moore Family Partnership needed that sale to
make this project work,they were going to have to work that out with the City and the
school district in some kind of joint thing because the Couttty was not going to buying it.
The County was not going to make anybody buy it as a condition af approval and the
County was not going to buy it with their money. Commissioner Ireland stated the Moore �
Family PiJD went forward and negotiated it among themselves.
Mr.Ball stated he understood that in the original plan,the ball fields were meant for the
schools. Commissioner Ireland stated his recollection of that is that they were designated
as batl fields. It did not say"schoot only ball fields." It said"ball fields." Glen Horn �
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ciarified the original proposal was use of the ball fields by the schoots. Mr.Hom stated it �
came up at the ptannin�commission level that the applicants may want to(ook at joint use '�y
of the fields. Later on at the BOCC level,applicants addressed a more detailed joinf use ��
of the fields. -
Mr.Ball stated looking at the map,there is residential,several hundred homes tfiat are
affected by this. There is a school district that is affected by this,all in County]ands. The
BOCC is saying,in their wisdom,we should put adult recreation in ihe middle of this
because the BOCC has the power of estopping. Commissioner Ireland responded the
BOCC does have the power to estop. Commissioner Ireland stated this is one of the
questions that will be addressed in the next section of the meeting. Mr.Ball asked if the ' '
rezoning was done to allow for recreational buildings,club houses,and,he assumes,for '
recreation other than schools'recreation. Commissioner Ireland said"no." Commissioner
Lamont stated the school disirict is zoned separate(y. The school district is not part of any
discussion with the zone district that we are talking about today. Ms.Lamont stated we
are taiking about a generic zone district that can be used County-wide at this point in time
in our meeting.
Commissioner Ireland commented a planned unit development,which is what the Moore
� proposal is,requires that the allowed density matches the underlying zoning. In this case,
there was not enough density allowed to allow this project to go forward with either an
amendment to the existing zoning,on which it was placed,or the creation of this new
zone district to conform the two together. You cannot have 71 units on the zoning that
exisYs today. You have to change the zoning either by amending the existing zoning
definitions or by creating new zone districts. Commissioner Ireland stated Rick Magi11's
argument is that AFR-1 zoning reatty goes back to an o!d zone district we had in the
County called AF-3 which is basically 1-acre plot zoning dating a!1 the way back to the
1960s. Given the fact we should have adopted this zoning when they did the whole Land
Use Code over a couple of years ago,we wou(d probably be doing this at some point
anyway because there are occasions for which the County feels it is appropriate to have
zoning as low as 1 acre per house.
Commissioner Krawzoff moved approval of first reading for the Land Use Code
amendment to include the AFR-1 zone district with the change that Commissioner
Lamont requested on changing the language to state that no professional offices are
a{lowed in this zone district,which the language will be presented at second reading
on January S,1997 at 5:00 p.m. Commissioner I,amont seconded the motian. The
motion passed unanimously.
CONTINIIED lsT READTNG:RESOLUTION GRANTING DETAILED
SUBMISSION PLANNED UNIT DEVELOPMENT SUSDIVISION SPECIAL
REVIEW.RIDGELINE REVIEW,GMOS EXEMPTION.AND 1041
ENVIRONMENTAL HAZARD REVIEW APPROVALS FOR THE JAMES E.
MOORE FAMILY PARTNERSHIP PROJECT LOCATED ADJACENT TO TfIE �
ASPEN PUBLIC SCHdOL CAMPUS-MOTION TO APPROVE ON FIRST
BOARll OF COUNTY COMMISSIONERS 4 DECEMBER 17,1991i
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READING AS AMENDED-Rick Magill stated this is a continued first reading from •
November 20, 1996. Mr.Magill presented the issues as outlined in his December I7,
1996 Agenda Item Summary. A copy of the Summary is made a part of the record and ti,
attached hereto as EXHIBIT"A."Dave Prey,from Secor Intemational,is at today's
meeting. A copy of Secor's updated report is made a part of the record and attached '
hereto as EXHIBIT"B:' Applicants are further reducing PM10 by paving existing
parking lots in the metro area. The applicant suggested that they pave the parking lot at
Heron Park. The Clean Air Advisory Board is suggesting that they pave the Rio Grande
recycling area,which makes a little more sense to Staff with respect to year-around use
there as opposed to Heron Park,which may be a litHe more seasonal. Mr.Magill passed '
out the latest Environmental Hea(th memo,which is made a part of the record and
attached hereto as EXHIBIT°�C." Mr.Magill stated his understanding is that the Clean . -
Air Advisory Board and the Environmental Health Department are generally in support of .
the control measures that are now being proposed by the applicant.
Mr.Magill stated the Board requested further information on what the School District is
going to do with respect to PM10 mitigation. There is a letter ftom JeffYusem that
indicates that there wifl be some kind of auto disincentive plan,including paved parking.A
copy of the letter is made a part of the record and attached hereto as EXHIBTT`°D." Mr.
Magill stated the Board wanted more discussion on transportation.A drawing was
submitted that indicates the proposed improvements to the Maroott Creek/Highway 82
. intersection. A copy of the drawing is made a part of the record and attached hereto as
EXHIBIT"E."
Mr.Magill explained Dave Hatman of Felsburg,Holt<llevig is here today to discuss
the short and long-term improvements proposed for the area.
AnoYher issue raised by the Board had to do with the allocation of the affordable housing
units. On page 2 of the Memorandum submitted to the Board,there is a breakdown that
Staff and the applicant have been working on. Dave Tolen,Affordable Housing Director,
has taken a look at the breakdown and is in agreerrtent that it is a pretty good mix of
housing. The floor plans that were submitted in the detailed submission indicated seven 4-
bedroom units and twenty-four 3-bedroom units. The sizes range anywhere from 1,400
square feet to 2,150 square feet. Staff(both Housing and Planning)is recommending,
because there is such a difference in price between Category 4 and Category 3,a
$64,900.00 difference,that the Category 4 folks have a shot at the larger units,either lots
6-9,which are 2,I50 square feet,or a 4-bedroom unit or perhaps a 3-bedroom unit wifh a
basement. This has not been addressed anywhere in the past. The next outstanding issue
had to do with the site design for affordable lots 10-16. Staff has come back with a
revised plan. It proposes a single,circular drive off of Moore Drive to single-family •
homes with individua!garages. It also removes the affordable housing development an
additional 120 feet from the adjacent Aspen/I-Iighlands Subdivision for a total of around
320 feet to the nearest home in the subdivision,which will significantly reduce impacts on
the subdivision. It will also reduce the excessive walking distances that were in ihe
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previous plan. Mr.Ma�ill said Staffthinks it will provide better emergency access into
that development. It will also be more practical for the families housed in the units. ti,
Mr.Masill stated the Board wanted more information on the Moore Chair Lift and its use. ' •
The issues concerning the chair lift are outtined in the Memorandum attached as Exhibit
..A„
Mr.Magill stated with respect to the operations and scheduli�g of the athletic fields,Tim :
Anderson submitted a letter that seemed to clarify the need for the additional fields in this
locatio�.A copy of the letter is made a part of the record and attached hereto as
EXHIBIT"F." The letter further commits to trying to deal with the alcohol issue that
was raised at previous meetings by making the policy that any team caught or found to be
usin�alcohol in this location should forfeit all of the remaining games for that particular
season. Also,a Memorandum from George Robinson,Rebecca Schickling and Tim
Anderson to City Council offers further concessions with respect to Meadowood and the
impacts of the field.A copy of the Memorandum is made a part of the record and attached '
hereto as EXHIBIT"G." The specifics of the letter wilt be addressed more fuliy in the
latter portion of the minutes where there is a complete discussion on the ball field issue.
Mr.MagiVl stated the Board expressed concern about possible conflicts with Dance Aspen,
. particularly the parking on the school campus. It is Staff's vnderstanding that there is a
long-term contract with the School District and Dance Aspen. Theater capacity is around
500 people,maybe a little bit more. Assuming there are two people per car,there would
be 250 cars. Adding up all the spaces,existing and proposed for the School,it is almost
314 spaces,which leaves approximately 64 spaces that could be used simultaneously for
other events,perhaps.
Mr.Magill stated the last issue had to do with a revised landscaping plans. Mr,Magill
stated Staff asked that the applicant take a look again at some additional screening. One
area they took a look at was the area between affordable lots 22-24 and the High Schoot
loop road. They have supplemented the planting there with eleven 8-10 foot evergreens in
addition to some deciduous vegetation. Staff feels this is a better screening effort there.
Staff also pinpointed an area next to the soccer field and affordable housing units 27-3 I.
They felt perhaps it was too close to the units. Staff asked applicants to work with the
City to look at reorienting or reducing the size of that particu]ar field to allow for
additional screening. The applicant is in negotiation with the City to do something like
that.
Commissioner Lamont expressed concern about answering questions on some of the
issues because some of the memorandums were just submitted to the Commissioners and
they were not able to review them previously.
Nancy MacKenzie,with Environmental Health,apologized for getting ihe information to
the Commissioners late. She stated she feels pretty comfortable with the changes made.
She likes the fact that magnesium chloride wifl not be used.
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BOARD OF COUNTY COMMISSIONERS 6 DECEMBER 17,199'�j
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Commissioner Ireland also stated he does not like getting memos at the last minute
because the public is not able to review them.
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Mr.Hom suggested that because there is limited time for this meeting,that all of the '�i .
consultants that came in from out-of-town be allowed to present there issues at today's
meeting,while the resources are available.
Commissioner Lamont thought it would be a good idea for these people to give their
presentations today as to where they are on the issues. �
Mr.Horn stated there are a couple of inemos on the air quality issues,which can be .
addressed. Also,George Robinson is here to address the issues that were brought to the
Board's attention by the City Council. The City Council needs to reach some resolution
on the fields before George Robinson can prepare a memo. Dave Prey is here to address
the transportation issue and the intersection issue.
Commissioner Ireland stated he missed the last meeting on Moore because he was at
another meeting in Rifle for the Rocky Mountain Community's Forum on Transportation.
He reiterated the four major areas of concern are: (1)transportation;(2)housing;(3)air
quality;and(4)ball fields. Rick Magill reminded the Board the chair lift issue needs to be
heard.
Nancy MacKenzie stated Secor sabmitted a new report that Environmental Health
received last week and they have addressed the concems that Environmental Health and
the public had. Magnesium chloride will not be used. Environmental Health is very
pleased with this decision because they were concerned about water quality issues. Ms.
MacKenzie stated they take issue with the report because the report stated there is no
conclusive evidence with regard to magnesium chloride,that it impacts water quality or
vegetation. Environmental Health does have reports that it can defect vegetation or water
qua(ity. Applicants'mitigation measure is to pave a down-town parking lot. The Clean
Air Board suggested it be the recycle center which makes sense because it is used year
around. This will keep dust from being picked up by the cars that use this lot and being
brought into the downtown section. Ms.MacKenzie stated she talked to Mr.Horn about
tweaking the numbers a little because he used the 1995 Pitkin County Road Maintenance
Plan to come up with his trip generation numbers. There are some other new
developments so they think those trip generation numbers should be used also. Mr.Horn
stated he would provide this for Environmental Health. There are no real concerns and
Bnvironmental Health thinks they can work it out. Environmentat Health thinks there will
be a good mitigation. Ms.MacKenzie stated Kathleen Rutherford is here with the Clean •
Air Advisory Board. Ms.MacKenzie stated the Cfean Air Advisory Board was really
pleased with what is being proposed.
Mr.Horn reminded the Board the mitigation plan has several components. The most .
significant thing that is being done is the improvement to the traffic circulation at the -
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BOARD OF COUNTY COMMISSIONERS 7 DECEMBER 17,1997j
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school and the reduction of VMT associated with the School. The second is the repaving ' `'
of the recycle center lot,which applicants have no objection to. It has been scientifically
and quantitatively determined that the combination of the reduction of VMT and the
paving of a dirt parking!oi itt the rlowntown area offsets the PM10 that is�enerated by �°
the addition of the 7l dwelling units of the property. Part of the mitigation plan that �,.
cannot really be quantified right now and that is the contribution on the pan of the Moore
Family PUD,in combination with Aspen Highlands,is the jump-starting of the
improvements at the Entrance to Aspen. There is a$350,000.00 commitment to jump-
start whatever the record of decision is in the EIS for the entrance to Aspen solution, �
wf�ich appiicants think is going to have a strong mass transit component. Also,there
would be the Dial-A-Ride component.
Commissioner Lamont stated there were some questions regarding how the Dial-A-Ride
will operate. She stated the thought was that the property manager wou(d run the system.
She believes that Dan Blankenship recommended that it just become part of the RFTA
system and operated as Dial-A-Ride is operated throughout the city.
Mr.Horn responded applicants'proposal is to independently make a commitment to
provide a Dial-A-Ride for Yhis neighborhood and work joinNy with Hines/Highlands and
Rk'TA to come up with a more efficient system that would join the efforts of RFTA,
Hines/Highlands,and the Moores to serve the entire area. Mr.Horn stated applicants
. were asked throughout the process with the Planning Office to come up with independent
commitments to address the mitigation required by this project in the event that
Hines/Highlands does not happen,that there is something that app(icants can fook to as
developer. They are hoping when they get to the subdivision agreement,that they will
have tied down an overall joint approach to Diai-A-Ride in that section of town that
would be similar to what is happening on the east side of town.
Commissioner Lamont asked Nancy MacKenzie to explain why paving a tot in town is
going to benefit this area on tha edge of town.Ms.MacKenzie stated it is the whole non-
attainment area they are concerned about where it's direction of traffic is right towards the
center of town. It is where there is more traffic. The boundaries of the non-attainment
azea are roughly from the east end of town up past the airport and then past the highway
and parts of Red Mountain. The reasoning aiso is because the cars from the Moore
Subdivision will be traveling downtown and causing more pollution in the downtown area.
The applicant also gets more credit if the area is closer to ihe downtown area.
Commissioner Ireland asked how dces applicant assume responsibility for increasing
RFTA's service to 2 to 3 times an hour?
Mr.Horn responded this commitment comes out of the Maroon Creek Detailed
Transportation Plan. The Moores will participate in this plan. The commitment will be
from the Moores,Aspen Highlands ski area and Hines/Highlands. As part of the plan,
there was a commitment to work with ItFTA in terms of reaching a financial agreement
for increasing RFTA service in the valley. Mr.Horn stated applicants will be meeting with i
BOA1tD OF COUNTY COMMISSIONERS 8 DECEMBER 17,199�
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Dan Blankenship tomorrow moming to continue working on the agreement. Mr.Horn ;
stated it is not a specific commitment of the Moore PUD. He thinks it is a mistake that it '
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is in the leYter.
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Commissioner Ireland asked is the$350,000.00 in improvements to Castfe Creek Road
and Highway 82 availabie should the City of Aspen,elected officials and everyone else
desire that they want to do a roundabout? Mr.Horn responded the$350,000.00
commitment comes from the Hines✓Highlands project. What they have done is pooled the �
moneys for the Maroon Creek corridor from Hines/Highlands and Moore. A million '.
dollars is available for short-term improvements in that corridor. In addition to that,there =r
is$350,000,00 that is available to jump-staR any of the long-term improvements for the :
EIS. Mr.Horn stated applicant has proposed a short-term solution and improvements to " �
that intersection which can be funded by the funds that are available on a short-term basis. � �
Mr.Horn has no idea what it would take to constnict a roundabout and what it would
cost. •
Rachel Richards,with the Aspen City Council,stated her understanding of the terms that
they worked out with the Moores related to transportation of the Aspen Area Community ��
Plan and was to basically have a mutual sign-off on how the moneys are spent with the �`
County. It is an issue to be worked out and then signed off on. Neither entity is the
controlling power on the expenditure of those moneys. Ms.Richards does not know of �
. any great push for a roundabout. She understands ihe draft proposa!for the EIS is �
looking more to a potential park and ride location on the corner of the Moore parcel that k
is currently open space. She says they would like to desigtt the overall intersection better �
rather than just incrementally improve it. This would be a separate process.
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Mr.Horn stated applicants feel they are bound somewhat by a discussion that they have
' had throughout this process that something shouid be done to the intersection to alleviate
traffic congestion that affects the area. Applicants have made a commitment to help fund
the improvement. The neighbors have heard this and expect that there will be
improvements to that intersectiort from a neighborhood compatibility standpoint. �
Applicanis are not wed to Yhe proposal that has been suggested but applicants think it
works.
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Bob Daniels,with Hines,clarified that in their applicalion,there is$650,000.00 that is �
eannarked from the Hines/Highlands project for improvements to the Maroon Creek
intersection and Maroon Creek corridor. It includes some bike path improvements and it
includes the improvements associated with the drawing on the board. Additionally,Hines
committed to providing$350,000.00 that had nothing to do with a short-term .
improvement program nor nothing to do with the Maroo�Creek corridor improvement
program that is specifically earmarked to jump-start the ETS. Mr.Daniels stated at the l
Highlands Ski Area meetings,to simplify things for the corridor,they have agreed with the
Moore Family to participate in all the transportation studies and all the air quality studies. '
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BOARD OF COUNTY COMMISSIONERS 9 DECEMBER 17,1997�
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Mr.Bitl Ball stated it is his understanding that the EPA,when they are(ooking at �. '
situations like this on air quality,are looking for the applicants and developers to ,':
anticipate the future pollution. Ha stated we are going to have additional air pollution
occasioned by incredible increases in traffic because of the normal increase of school use. � '
Goals of the ski area woutd be to double or triple the skier days at Highlands. There will
be adult recreation events and use at the ball fields. They will have increase by the
incredible amount of construction that is going to take place in both the Moore -
development and the Hines development. The ski club will probably develop more things �
in the ski area He wants to know has there been any attempt to mitigate the air quality � r .
occasioned by air pollution on Maroon Creek Road?
Mr.Horn responded applicanis have done a comprehensive air quality analysis taking into '
consideration more skier visits for the Aspen Highland ski area,increased traffic from the
Aspen Highlands village and increased traffic from the Moore PUD, As far as growth �
from the schools,it was built into the growth that was considered in this community when
the SIP was originally adopted. They anticipated a certain growth in the community
regardless of what would happen with the new projects. One oFtha first things they ��
considered was air quality mitigation in the Maroon Creek corridor. Afier discussions �'
with staff,the City of Aspen,the Environmental Health DepaRment,and County Staff and �:
after consulting with Dave Prey and looking at EPA standards,it is clear that you get the �
• greatest effect for your doitars and the greatest improvement in air quality by focusing the �
air quality improvements in the downtown corridor because thaYs where the most traffic ?
is. Based upon that direction,they focused the improvements in the downtown area. Mr. �
Horn stated with respect to the fietds,fhe PMIO is a wintertime probiem primarily ;
resulting from grinding up dirt that is thrown on the road for traction in the snow. It is not ,'' '
a summeRime problem. The field use does not result in increases in PM10.
Commissioner Lamont asked Dave Prey to explain how they calculate in construction
traffic. Mr.Prey responded that construction traffic is exempt from the study because it is
a temporary condition. Mr.Prey stated construction has to last over 180 days to be r`
considered for mitigation. If the construction lasts over I80 days,the State Environmental
Improvement Agency would probably require a permit for the construction. Mr.Prey �
stated there is a County ordinance,EPA and the Clean Air Act requirements which require ;�
a permit. The net effect of this project is portrayed in Mr.Prey's report. He did a road-
by-road analysis of the VMT increase. Mr.Prey stated a comment came back from Mike
Silverstein at EPA and he said it would be best to control emissions in the downtown area
where the highest emissions occurred. The net effect in the neighborhood is a total
increase of 294 pounds per day. That is less than half percent of an increase in PM10. .
But in the downtown area there will be a decrease in PM10.
Chery!Lemons,a Meadowood homeowner,stated it is her understanding the only PM10 �.
monitor outside of the city limits happens to be at Highlands,which might as well be on
Mt.Everest because the wind blows down the canyon and al(the PM10 tevels that may be
raised are below that. The traffic will be at the school,ski club,the Moore Pool,the
residential area,and the hospital area. She called EPA in Denver and they said that they i i
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BOARD OF COUNTY COMMISSIONERS 10 DECEMBER 17,199T�
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be{ieve that the PMtO counter is in an ineffective location. Ms.Lemons also stated the `,
reduction of acceptable levels of PM10 has to be lowered in concern for children. The ti,
children's lungs are affected much more readi�y than adults. She does not understand not '
including construction vehicles because construction on a house can iast ionger than I 80 • .
days and at least 15 construction vehicles can be at one house. She understands the
Moore PUD construction wili be going on for five to ten years. She does not understand
how applicants are reducing vehicle miles traveled to the school. There is a 350-space
parking lot with a round-about to help parents bring their children to school. Ms.Lemons
stated they have not taken into account Dance Aspen's and the Ski Club's use. Her ��
biggest concern is that the moniYOr be moved because it is not in an effectual location.
Ms.MacKenzie responded the monitors were positioned by the State. The State owns the -
monitors. Environmental Health takes the readings for them as a contract.
Commissioner Ireland wants Staff to contemplate the following issues:
• How can construction be exempt when it is c[early going to go on for more 180 days?
• Tt�e Dance Aspen parking lot figures because CDOT uses the figure of 1.2 people per
car.
• Does the model account for the placement of the monitor?
' • What is the pIan for the schooi district auto disincentive?
Jeff Yusem,President of the 5chool Board,stated the school is presently the biggest
provider of mass transit in the upper valiey. The buses presently run at 85 percent
capacity. The parking lot being placed at the far end of the school will provide a i=
disincentive in itself in that parents are not going to want a 6 to 9 year old to be dropped
off at the parking lot to walk the distance of a couple hundred yazds to the school. They
will want to put the children on the bus. They would also institute some sort of
disincentive such as paid pazking. It may be for students and teachers. The school district
would have to absorb the cost for the teachers because they cannot take money out of the
teachers'pockets. Or it may be paid parking just for entrance on the district campus itself.
It has not been decided yet. They may institute paid parking as early as next year,
Commissioner Ireland stated he does not understand why faculty cannot be required to
pay for parking. Mr.Yusem responded there is no law stating this but the school system
feels teachers do not make enough money as it is already and they do not want to take
money out of their pockets. The school system encourages the faculty highly to carpool
or use the transit system. They atso try to encourage the teachers to try to live in the
district. Seventy percent of their teachers live down valley right now. Mr.Yusem stated
the Aspen Valley Ranch subdivision will be providing 10 housing units for teachers. The �
Moore PUD proposes to provide 8 units for teachers.
Mr.Magili stated with regard to the constniction concern,the planning department
requires detailed construction management plans that address the issues of fugitive dust
and the hours of operation,etc. The Planning Department would expect a very
voluminous and detailed plan for this particular project given its magnitude. � `�
BOARD OF COUNTY COMMISSIONERS 11 DECEMBER 17,199'�
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Mr.f-Iorn explained with regard to Dance Aspen,there are 524 seats in the auditorium. If '
you figure iwo people in car,which he does not think is unusual going to the bailet,and . �`:
he's not sure if CDOT standards would be applicable to people going to a ballet,then ':;,
there would be 267 spaces that would be used. There are 314 spaces on campus. This '.
would leave 47 spaces leR over for balt games. He feels this is not an issue. Mr.Hom
thinks there is enough parking to accommodate everyone. This assumes that all of the
people going to the ballet are driving. Commissioner Ireland stated it atso assumes that all
of the performers will either wa]k or ride the bus. Commissioner Ireland stated the ' .
performers should be considered. =r .
Bud Hampel asked with regard to the construction issue,what is the build-out time on the " �
combined Hines and Moore property since the County is using the combined PM10
reports for both projects? Mr.Dave Prey stated they did not look at the construction
because it wili be done during the summer months and PM101evels are in the winter
months. Mr.Hampel responded construction is going on right now at Meadowaod during
the winter months. Mr.Prey stated he will look into this issue.
Mr.Horn responded the market place will dictate the time factor for build out.
. Commissioner Ireland ofticially opened the 6earing to pubiic comment at this time.
He closed the hearing on the adoption of the AFR-1 zone district.
Cheryl Lemons reiterated she wants the PM10 monitors removed to a better tocation at
Highway 82.
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Commissioner Ireland asked Rick Magill if it is already part of the construction
management to do counts and so on? Mr.Magill responded they can make it part of the
constsuction management to do traffic counts and PM10 monitoring.
Mr.Hom stated Bob Daniels was the person who was responsible for the placement of the
monitor. Mr.Daniels stated he had a federal approval for the p(acement ofthe air quality
monitor. It was set in accordance with the federal statutes and EPA standards. It was
independently verified in both its location and its operation. It actually is a more effective
monitor than the City of Aspen's because it is a real time monitor and it gives a continual
read out of air quality. They have used this moniYor to contact the City to let them know
when they are approaching a PM10 situation with their air quality. The traffic counter
locations count traffic going up Castle Creek Road,Maroon Creek Road,before the
entrance of the schoo(,after the entrance to the school and the two entrances to , '
Highlands.
Commissioner Ireland wants StaPf to[ooic at the proposa!of having traftic counted
and the PM10 monitoring during the construction process. Commissioner Ireland
does not feel this is an unreasonable request.
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BOARD OF COUNTY COMMISSIONERS 12 DECEMBER 17,199�
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Mr.Daniels stated Kathleen Craiger,who is the P'stkin County Traffic Consultant,and '
Bud Eylar,County Engineer,helped locate the traffic wunters for ongoing traffic
monitoring in the corridor.
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Bud Hampel also questioned ifPM10 affects children more than adufts,then how does �
paving a lot downtown help the PM10 for the children? Also with regard to the Dial-A-
Ride,where is it in effect in the United States? What has been the resident use and the
effect in the United States?
Councilwoman Rachel Richards responded they have seen the ridership of Dial-A-l2ide
• go up in the Old Mountain Valley route probably 30 percent. The City is working at _
implementing Dial-A-Ride on Cernetery Lane and the west end of Aspen. There wilt be �
some public hearings regarding this over the next couple of months. It has been very
effective. They used models nationwide to get The program up and running. Dial-A-Ride
tends to be less intnasive and the vehicles are much smaller than diese[buses.
Jody Edwards,representing the Meadowood Homeowners Association,submitted a Ietter
to the Board on Air Quality issue. A copy of the letter is made a part of the record and
attached hereto as EXHIBIT"EI." Glen Harn also received a copy of the letter. Mr.
, Edwards stated Meadowood hired some experts to look at the air quality issues and they
concluded that genera]submission condition Nos.24 and 25 have not been satis6ed based
in part on some false assumptions that were made in the expert report that the County has.
He has not seen the memos from Environmentat Health and would like to have an
opportunity to review them and comment on them. Mr.Bdwards suggested it might be a
better idea to consider paving Iselin Park's parking lot. It gets an enormous amount of
traffic year around and it would offset impacts locally right next to the school. Mr.
' Edwards stated the assumption of 180 days for construction is not even close to reality.
Commissioner Ireland stated the Board will now address the ball field issue as most of the
people attendin�the meeting are here for this issue.
Rick Magill stated the City has agreed to a few more concessions wiYh respect to the batl
fields. As far as the aduit programming for the helds,there will be no Friday or Saturday
evening events. There will be no use on Sunday by adults with the exception possibly of
four weekends per year for special events, The fields wil!be used only for their intended
purpose,meaning no rugby,volleybail or flag football. No goal posts are going to be
erected without review by the special review committee.There will be use of port-a-
potties but they will be removed in the wintertime. These limitations are in addition to
those timitations that were set at the Iast meeting as part of the protective covenants of the
Subdivision. Rick Magill stated those previous restrictions are drugs and alcohol are
prohibited. Signs will be poste@ stating to the ordinance with respect to the pmhibition.
The time of piay will be restricted Yo 9:00 a.m.to dusk,no later than 8:30 p.m. No
bleachers are permitted on the east side of the east field. Bleachers have to be removed
from the site in the wintertime. Snow removal wi11 only be done in spring on the basebail
fieid. Amplified sound systems are prohibited. Maintenance is to be performed to the
BOARD OF COUNTY COMMISSIONERS 13 DECEMBER 17,199'�
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same high quality of standacd that presently exists and the fields are not to fall into '{;: .,
disrepair. Berms and vegetative screening will be used to buffer visual impacts of the , ti,
fields to the adjacent neighbors. Maintenance,including fertilization of the fields,will be �,-�_�
performed in a safe manner and environmentalfy sensitive methods will be used to greatest � -�':
extent possible. No more than two athletic events with adult participants shall occur on " '
fields simultaneously.
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Mr.Glen Horn stated George Robinson,on behalf of the City,knows the most about the . `,��
ball fields. "`r �
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Commissioner Iretand asked George Robinson if the baseball field will be a regulation =�, - '
tournament size of which we don't have any right now? Mr.Robinson stated,"correct." •
The City plans to use a fence for the outfield,basically for the high school events.
Commissioner Ireland su�ested maybe a solid wood fence could be built for noise
mitigation, Mr.Robinson stated he will look into this issue. Mr.Hom stated he feeis the `�'�
fencing would interfere with the Nordic skiing. Alsq he stated fhe grading plan was �, `
designed so that the field,particularly ihe home plate and in-field area,is going to be dug "
into a natural ridge that exists on the south side of the field. Along the first base line, .�"{%,
there is oak brush which will help reduce sound. He stated berms and tandscaping wi(1 ,4
help with the noese level.
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Bud Hampel wanted to know if there have been any scientific studies done with regard to
the amount of noise created by two ball fields with adult particigation? Mr.Robinson
responded no studies have been done. i�
Sue Wiiton Burckhart,a Meadowood resident,stated she is upset that the neighbors do
not have more to say as voters and taxpayers. She is against the ball fields. She wants the
existing ball fields in the area upgraded. She feels we have enough ball fields already. She ;
also stated she feels the Meadowood land will be devalued. Ms.Burckhart would like to
see the ball fields as open space. � a
Brian Nelson,with the City Recreation Department,Adult Sports Supervisor,stated there
is not enough regulation size ball fields in the Aspen area.
Mr.Robinson stated the size of the proposed regulation size ball field would be 360 feet
by 330 feet. '
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Mr.Frank Peters,a Board member with the Early Leaming Center,stated the ball fields �, '
are ofvital interest to the Leaming Center,staff,famiiies of the school,board members,
the Waldorf School,and the Aspen Day Camp. Mr.Peters would like to see a pro-size I
bal►field. He believes the ball fields would be a valuable improvement to the City of '���
Aspen. Mr.Peters would like to see integration and compromise: *I
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BOARD OF COUNTY COMMISSIONERS 14 DECEMBER 17,19976 ��'�+
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John ICeleher,President of the Meadowood Homeowners AssociaYion,stated berming and
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planting trees on the east side of the ball field should be incorporated. He also proposes ti
placing fence on the berm to mitigate noise. '
Jim Curtis echos 3ohn Keleher's comments. He would like to see compromise. Mr. � �
Curtis thinks a sharing of resources is a good use of the taxpayers'money.
Christy Fenaro supports Frank Peters'comments.
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Cheryl Lemons commented she does not Iike the idea ofthree ball fields ali in one area. ,
She would like to see existing ball fields upgraded. She feels the expenditure of 3.5 : , .
million dollars of Open Space funds for the ball fields is too much money to be spent. Ms. _
Lemons stated alcohol use by spectators is a concem of hers. Ms.Lemons believes it is e
not a safe situation for children. She would like to see the ball fields placed on the
Burlingame property. Ms.Lemons stated she would like to see the money better spent on ?
things like improvements to trails and sidewalks,etc. Ms.Lemons also stated she feels
fencing of the ball fietds would inhibit the wildlife in the area.
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Rachel Richards,City Councilwoman,stated the City is looking at placing a ball field at
the Burlingame Ranch, The City is in need of four ball fields,not just one. Ms.Richards
also explained the purchase price for the Yellow Brick School was a total of 3.6 million
dollars of assets. It was not 3.6 million dollazs for the ball fields. A million and a half is
coming directly out of the housing day care fund so that couid not be used on sidewalks or
pedestrian improvements. The other money buying the fields is coming out of the Open
Space funds. But again,that money could not be spent on sidewalks or anything like that.
It can only be spent on open space. �
- Dan Glick,who ran the Adult Softbafl League from 1990-1994,stated the problem most
of the fields are rectangular shape. A softball field does not fit into a rectangular-shaped
fieId. He would(ike to see some square-shaped fields.
George Robinson explained the City is purchasing 16 acres of land and using only 8 acres.
He stated Iselin Pazk has been(ooked at for renovation. When it is renovated,it will be
off-line for a year. The City is spending a lot of money on pedestrian passage ways. Trees
and►andscaping are being used for mitigation of the ball fields. He also stated wildlife
should not be hampered.
Rachel Richards stated the City is listening to the concerns of the neighbors. She stated
40 percent of the use of the ball fields wiil be adu[t use. Aiso,the ball fields will not be .
used three days out of the week. The City is really trying hard to make compromises.
Jody Edwards,attomey for some of the Meadowood homeowners and the Meadowood
Homeowners'Association,informed the Board that litigation will probably happen. The ,
ball fields are not acceptable to the Meadowood homeowners. He explained adult use is
not acceptable. In order to keep this out of litigation,Mr.Edwards proposed another -
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BOARD OF COUNTY COMMISSIONERS 15 DECEMBER 17,199'ro
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possibie configuration: Add four free-market lots to the project,with the proceeds from �
those lots to go,in part,to the Moore Family Partnership and part to the school. The 16 ti,
acres for the fields would be given to the school in retum for a portion of the proceeds ' _
that is going to go to the Moores. The school,in re[urn for the balance of the proceeds, ,• '. .
would be asked to transfer the Yellow Brick Schoolhouse to the City,do its own road and
circulation improvements,do the improvements to the field,which he understands is
approximately$400,000.00 worth of work,and agree to deed restrict the use of the field
to schoo!children only use. The deed restriction wou{d have to be for the express benefit
of the Meadowood homeowners along that property line. Out of this,the City receives 'r�'
the Yellow Brick Schoolhouse for free and can take its moneys for fields and use them at •
the Burlingame or the Highway 82 property,etc. The rest of the community benefits are , .
protected in this idea. , •
Commissioner Ireland stated Mr.Edwards should make this proposal to Yhe Moores �
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because it is their project. "
Commissioner Lamont asked Jody Edwards if his proposai includes allowing cross-
country skiing public access. Mr.Edwards stated,"Oh yes." 1
John Keleher stated the Homeowners'Association will not pursue litigation. The �
Association did authorize Mr.Edwards to make the proposal. It is only some separate
homeowners that want to pursue litigation. The Association does agree with the proposal
Mr.Edwards outlined.
Mr:Frank Peters stated Mr.Edwards'proposal should be considered on its merits. '
Bud Hampel stated he will oppose the development legally. He feels the homeowners are
' "being attacked by this noise."
Mr.Glen Horn stated the City and the Moore Family have been trying to work
cooperatively with the Meadowood Homeowners'Association and individual owners with
respect to the fields. He wants everyone to keep in mind the concessions made. He stated
the neighbors have made no compromises. Mr.Hom believes the plan they have for the
property is the best plan. The Moore Family needs some flexibility of where to go.
Rachel Richards asked the County to give the City some direction on how to handle the
bali fields.
Mr.Terry Burckhart,a Meadowood homeowner,is against the bali fields because of the •
noise level. He is also concemed about the increased traffic in the area because of the
proposed development. Mr.Burckhart also believes the PM10 monitor is located in the
wrong place:
Mr.$ob Francis stated he does not believe there is a great demand for ball fields.
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BOARD OF COUNTY COMMISSIONERS l6 DECEMBER 19,199'/�
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George Robinson responded soccer has taken over some of the fields that used to be used
for basebali. `
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Severaf other homeowners stated they are againsi the adult use of Yhe bal]fields. . -
Brad Nelson stated softbail games have increased. Ia the years 1990 to 1993,softball
increased 20 percent. Mr.Nelson stated adults also need some form of recreation.
Commissioner Lamont summarized the concerns voiced: noise,propensity to use alcohol,
and the games'lateness of the hour. Ms.Lamont aiso stated she feels there is too much of
a tight space for the soccer field. Could it be downsized? There is no room for accessory
use. She stated these ball fields are not the only opportunity for a regulation size soccer �
' field.
Rachel Richards stated she believes the soccer field shouid not be downsized.
George Robinson stated the City is already looking into downsizing the soccer field.
Commissioner Lamont said unfortunately,she cannot concur wiYh the Meadowood
_ Homeowners that there shou[d be no adutt use of the ball fields. We live in a very
constrained valley. It is not up to the Association to be the watch dog for the fields. She
feels the concessions should be made simpter. With regard to scheduling,Commissioner
Lamont stated it should be four nights in a row that the fieids are not going to be used by
adults,i.e.,Friday,Saturday,Sunday and Monday nights. Secondly,she is worcied if we
have regulation size fields,that the fields will get too much activity. She wants it balanced
out.
Commissioner Krawzoff stated he is sympatheYic to Meadowood's concerns. He said he
does not like the idea of"no compromise"by the homeowners. Commissioner Krawzoff
does not want the deat broken with the City of Aspen. Commissioner Krawzoff stated
there wi11 a]ways be opposition and it will always be the same anywhere. He believes the
overall project is an e�ccelient project. He wants to see it work. The objection to the bali
fields is not a basis for denial of this project. Commissioner Krawzoff said the fence
suggestion should be looked at for noise mitigation. Schedulittg is pushed as far as it can
go.He stated there should be some middle ground strategy for alcohol use. He
encouraged the Meadowood homeowners to look at the overall benefits of the project.
He supports the ase of the chair li8 for direct access to the Highlands by the Meadowood
homeowners and that they should have access by right. Mr.Krawzoff stated the chair lift
access will bring up property values in the area.
Commissioner Ireland stated he thinks the bleachers should be on the east side for noise
mitigation. He would tike to see fencing incorporated that will not interfere with skiing.
He stated he feals the balf field is too close io the affordable housing units. He stated he ,
feels the middle field should be used during dinner time hours to mitigate noise. �
Commissioner Ire(and also stated he feels the ball fields should be located here,rather than
BOARD OF COUNTY COMMISSIONERS !7 DECEMBER 17,199�
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Burlingame,because it is in closer proximity to the high schooL Commissioner Ireland `- ,
echoed Commissioner Krawzoffs comments regarding the chair lift. Commissioner �
Ireland stated liquor fias always been a problem at the balf fields. It is illegal. He , '*�
suggested deed restricting to run to the benefit of the homeowner's association for ° �
enforceable rights. �
A short break was taken at 6:50 p.m.
Rick Magill stated the new plan for the housing is better because the emergency access is
better and the walking distance has been reduced dramatically. '?
Rick Magill referred to his Memorandum as to how the breakdown of the categories of `
housing will be. Please refer to Exhibit"A"for the breakdowns. : '
Rick Magill stated with regard to some of the units,as they are proposed now,there are �
certain units that are larger. Dave Tolen and Rick Magill feel the larger units should be
allocated to the Category 4 folks.
Gten Hom stated he feels comfortable with the above proposal. Rick Magill and Glen
Horn confirmed that Dave Tolen was in agreement with the distribution oFunits. Mr: i
Horn explained the school district has thought about this a lot. They had a committee they
� got together. The hospital district has given applicants some recommendations also.
Commissioner Ireland asked how many Category 3 and 4 units there are. Rick Magill
responded there are eleven Category 4 units,eighteen Category 3 units,and two Resident �
Occupied units. Mr.Horn explained one of the Category 3 units(3 bedroom)will go to
the Moore Family,specifically Travis and Chris. Mr.Horn stated he spoke to Dave Tolen
about this. Dave Tolen does not have a problem with this with respect to the guidelines.
Commissioner Ireland stated he wanted it to be clear that he is in the RO with a cap
camp for sure. Mr.Horn stated he would pass this along to the school district. Mr.
Horn stated the school district may get a superintendent or principal that is in a situation
where they have to buy a unit because of capital gains. They may sell them the unit with a
right to buy it back or they may rent it to them. The school district wants to keep the unit
totally in the control of the school district.
Commissionec Ireland stated there was another issue conceming the teachers'pool. If
they were in the teachers'pool and they got a lottery for the teachers'unit(6 units),then
could they bid in the other pool? Commissioner Ireland stated he does not think the
Board has a problem with that. Commissioner Ireland stated he would like to see it be �
sequential so that they are not in two pools at the same time.
Mr.Moore stated with regard to the basements,it states in the memo that the cost shall
not exceed$20,000.00. He feels the cap should be IiRed because of the groundwater _`
situation. Commissioner Ireland responded the answer is simply to say to the purchasei
1
BOARD OF COUNTY COMMISSIONERS 18 DECEMBER 17,199�i
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that they caa pay whatever they want for a basement,to be worked out with the . `�
developer,but only$20,000.00 can be passed on to the next person. Mr.Moore stated �
they are going to decide which units are going to have basements with the builder. They , '':
will not be doing custom design at the far end: A discussion ensued regarding how to ' ;
decide which houses will have basements. Commissioner Lamont stated the Board's
approval should acknowledge that they support basements and they want basements.
Commissioner Ireland stated there wiil be more discussion on basements at a later time.
Mr.Glen Horn stated on page 3,regazding lotteries,it states�the first phase will be in'87 ,
[sic],the second phase in'88[sic]. Aight now,applicants anticipate the first phase to be '-`
in'97 and they would like to see the second phase in'98. But he is concerned that the '
phases might not happen in those years. � �
Rick Magill stated Staff is recommending that the Board consider allowing use by right on
the chair lift for Meadowood residents and Aspen Highlands Subdivision residents in
addition to the Moore PUD,the school district,and the ski club.
Commissioner Ireland stated if Meadowood accepts the compromise on the ball fields,he
feels this is appropriate. It does take traffic off the road. The lift does not seem to be
used to capacity so having another neighborhood utilize it makes sense.
Mr.Tom Moore has a problem with Meadowood using the chair lift,especially if they
have him in court before it is approved. He feels it would be unfair for him to provide
them a ski lift unti!such Yime that he has approval.
Mr.Edwards stated,assuming the project is going forth and there is no litigation,he is �
_ concemed about how to regulate the use of the chair lift? Would they give Meadowood
special cards so that down valley people are not able to pass themselves off as
Meadowood residents?
Chery]Lemons stated access to the chair lift would be a compensation for having to have
the ball fields. Another homeowner stated he does not think the chair lift is that big of a
"carrot." Ms.Lemons asked if the ski lift hours would be expanded? The Moores and Yhe
ski company will be setting the hours. This will have to be discussed more.
Commissioner Lamont summarized issues that stili need to be worked on:
• Parking for Dance Aspen;
. Vehicle miles traveled with regard to PM10 because construction projects are
going to be ongoing for more than 180 days. Commissioner Lamont wants the ,
Environmental Health Department brought in on that immediately;
• More inf'ormation from t6e school district regarding trafiic and parking
disincentives bePore the Moore PUD is approved. Mr.Hom stated he received a
memo from ihe school district regarding what they are working on. The memo was
not forwarded to the Board. They have a committee formed to work on this. They
feel they are doing a lot just by running a bus system when they aze not required to do __
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BOARD OF COUNTY COMMISSIONERS 19 DEC$MBER 17,199�i
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so. Mc Moore stated currently,they are�oing to start towing cars and other thiags `'{;._ .�
they have not done in the past;and :" �.
• Tweaking the far left soccer field to get more space around it and scheduling y r.� r
faur solid days at the ball fields without activity. �' '
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Commissioner Krawzoft'stated he prefers the new plan on the employee housing
area. FIe would like to see a common area in there that is isofated from the asphatt. ,;'<,
He would like to see an analysis on the Dial-A-Ride as to where the break even point
is on a service like that. Regarding PM10,he woald rather have it as a community ' "'Y
project versus just an isolated project. k-'�
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Commissioner Ireland suggested the following issues should be looked at by Statf: '
• To look at reducing the size of the soccer feld,as Commissioner Lamont
suggested;and �`;
• Commissioners Krawzoff'and Ireland want the center design of the subdivision
looked at. ���
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Robyn Keernan,a member of the public,stated lots I 1 and 15,the two houses closest to
the noRh and south property lines,should have some sort of backyard space. �.'(
N�
Commissioner Ireland continued with the following suggestions:
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• Parking and tratiic at the school district area;
• PM10 issues-have Staff and Environmenta!Health(ook at the most
appropriate way to deal with impacts of construction traffic. Construction `'
traffic should be monitored. Counters are already in place. No magnesium
chtoride is to be used;
• Deed restrictions(regarding prohibiting liquor on the ball fields)that protect
the homeowners should run to the 6ene6t of the homeowners so they have an
ability and a right to enforce them independent of the City(Commissioner -
Krawzoff stated he disagrees with this idea)(Commissioner Lamont feels the � ;
City should pursue this idea);and
• The field adjoining the affordable housing units should not be used during
dinner time(to be looked at by the City and the Applicants);
• Combination of fencing and berming on the baseball diamond and outfield for
noise mitigation, i
Mr.Horn stated he would like to address the PM10 issues in the construction �� ,
management plan. Mr.Edwards stated they should also add the dimension of time r .�:'
in the PM10 ana{ysis. Ongoing monitoring should be done rather than just creating �
a model of what is happening. This could be done in a construction management
plan. ��
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Cindy Houben clariFed what the Board wants is: (1)ensure that in the wnstruction _
management plan there is a monitoring element;and(2)have an analysis that i
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BOARD OF COUNTY COMMISSIONERS 20 DECEMBER 17,199�i ^ '
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includes canstruction as part of the overall analysis and come 6ack to the Board ,
with a recommendation where to take it. ^:,
Commissioner Lamont stated s6e feels a plan should be made before actual ''-
construction starts.
Gien Horn summarized what he understands the consensus is for the issues:
• Options about shrinking the soccer field in the physical and scheduling options
for the�eld; �
• Four-day use of the fields; � ' �
• Preference for the traditional neighborhood in this design for lots 10-16 with •
direction to look more at having additional common open space in the center of
the housing;
• Meet wifh the City to further discuss the alcohol control issue;
• Look at fencing possibilities within the outPeld and also on the border between
the f►elds and Meadowood;
• Construction management plan and monitoring being associated with it and
directing Staff to look at the issue of construction tra�c relating to PMIO. No
magnesium chloride as the primary PM10 mitigation;
� • Location of soccer field bleachers so that noise is not directed towards the
Meadowood homeowners;and
• Dance Aspen parking(reduce conflict of parking during a ballet and ball games).
Rick Magi[I reminded the Board that[he Board wants to talk to the school d'estrict `:
about tral3ic and parking mitigation. Also,the Board needs to talk about deed
restricting and whether the City wants to do this with Meadowood. Also,there
needs to be a decision on the chair lift issue. If it inciudes constructing a parking lot
for the homeowners to use the chair lift,Commissioner Ireland stated he is willing to
look at that possibility.
John Ely,County Attorney,saed the use of the lift could be a deed restriction or an
item in the covenants that is enforeeable by the Homeowner's Association or the
County because ultimately it is going to be annexed with the City and the use of the
bali fields could change however the jurisdiction that controls the ball fields wants
to change.
Commissioner Krawzoff moved to approve the tirst reading of the Moore Family
PUD Detailed Submission Application,PUD Development and Subdivision,
Rezoning,1041 Hazard Review,Ridge Line Review,Special Review for Schooi
Campus,Aspen Valtey Ski Club Facitity and Proposed Ski Lift,and GMQS
Ezempteon for a Central Community Facility,subject to conditions in the Draft
Resolution with the direction of the Stai'f and the Application to be prepared to ,
address the issues that were just enumerated above prior to second reading and set
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BOARD OF COUNTY COMMISSIONERS 21 DECEMBER 17,199�
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for second reading and public hearing on January 8,1997 at 5:00 p.m. �
Commissioner Lamont seconded the motion. T6e motion passed unanimously. ti,
ADJOURNMENT: Commissioner Krawzoff moved to adjourn the meeting '` ''-
at 8:30 p.m. Commissioner Lamont seconded the motion. The motion passed
unanimously.
• Respectful(y submitted,
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Lyrme Cordova •
Clerk to the Board o unty Commissioners ,
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y�` 7 . ,Cha�na¢r� �'rc-� �!/.4a �
Pitkin County Board of County Commissioners ,_
'�?�
PCJMJ:W WBOCC96/12-17-96
• Submitted for approval on January 22, 1997 �
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BOARD OF COUNTY COMMISSIONERS 22 DECEMBER 17,199'{�
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�,M�RANDUM 1.
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TO: Boazd of Counry Commissioners • •
Special Meeting-December 17,1996
RE: Moore Family Partnership PUD Detailed Submission- continued lst Readin� -
TIiRU: Cindy Houben.Community Development Director�'�`Z'�G' �?.;'`
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FRONI: Rick Magill,Senior Planner !
r1PPLIC?,i�tT: James E.Moore Family Partnership
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APPLIC a1VT'S REPRESENTATIVES: Glenn Hom and Gideon Kaufinan `-:,•
REQUEST: The Applicant proposes to develop 40 &ee-market lots and 31 affordable housing �/'
units on the 315 acre properry Iocated directly east of the school campus and west of the �
• Meadowood Subdivision. Other components of rhe projecx include: a ski ciub facility; a ski lift �
from the High School area to the top of Powder Bowl(Aspen Highlands);a baseball field and two
atkiledc Yields;substantiai improvements to roads and pazking lots on the public school campus;and
a multi-use trail system.
In order to proceed with the project the following approvals are requested:
, 1. Detailed Submission .r,
?. Planned Unit Development
3. Subdivision
4. Rezoning
�. Land Use Code Amendments
6. 1041 Environmental Hazard Review
7. Scenic Overlay-Ridgeline
8. Special Review for School Campus unpmvements,Aspen Valley Ski Club �
Facility,and proposed Ski Lift. �
9. GMQS Exemprion for Essential Community Facility(Ski Club Facility) '�, ,
OUTST��iDING ISSUES: A number of issues were idenufied by the Boazd at the November ��
� 20th meetin�that require further information and/or clarification.Those issues are as follows: (•
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*PM-10 mitigation pian: The Appiicant has submitted`Revised Control Strategies",prepazed by
Secor International for the Moore project,pursuant to the recommendations of tfie Environmenta! � .,
Health Department,the State Air Pollution Contro!Division,and the Clean Air Advisory Board. � i.
The attached 12/9/96 Seaor report is a supplement to the original Secor Au Quality Analysis dated %'r.' �,J'
�/9/96. The 1?J9/96 report includes the following changes to the control stracegies that were
originally recommended by Secor: Use of aitemative emissions controls other than magnesium
ctiloride;elimination of trip reductions due to the sr.tiool ski lifr;esclusion of affordable housin�
trips,as per County policy(EHD);further reducrion of emissions in the downtown area(via pavin� .-'
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of parking lots); and use of the latest Mazoon Creek Corridor Detailed Tzansportation Plan • .
information. t� r
*Environmental Health Deparnnent comments-The EHD is reviewing the lacest Secor � �
report and will provide commenu to Staffprior to the BOCC meeting.A representative of �
the Department will attend the December 17th meeting.
*Aspen School District commiunents-The Boazd requested that the School District
describe any methods that ihey woutd be willing to implement to re@uce tzafFic impacu as
they relate to che schools.Staff understands that the Disuict will commit to some form of i:,.
"auto disincentive plan"for the schools,although details of this plan are not yet available to �
Staff. Representatives of the District will atcend the meeting to further discuss this issue.
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*Other TranspoRation Issues-The Board requested an expanded discussion on �
transportation related issues for this meering,to include.but not limited to, a descriprion of i
the actual proposed improvements to the t�iaroon Creek Road/Highway 32 intersection. �
Staff has included a drawing of the proposed intersecuon improvements in the Board j ,,:_
packer.Dave Hatten of Holt 8c Ullevi�will attend the December 17th BOCC meeting to
. discuss the short and long-term improvements proposed for the Vlaroon Creek Corridor.
*Allocation of AfFordable Housing: The General Submission represented tl�at there would be 21
Category 3 units,3 Category 4 uniu and?RO units.The Derailed Submission represented that ;
there were to be 18 Category 3 dwelling units;I 1 Category 4 dwelling units;and two Resident '
• Occupied dwelline units.The Applicant and Staff are proposing the following scenario(consistent
wiih the Detailed submission)for allocation of the affordable housing units: '
Hosoital Scho�l vloore PIID Countv Pool
2-Cat 3(3 brm) 2-RO(�3 brm) 2-Cat 3(3 brm) 1-Cat 4(4 brm)
1-Cat 4(4 brm) 2-Cat 4(3 brm) 7-Cat 4(3 brm).
4-Cat 3(3 brml 10-Cat 3(3 brml . �
;uniu 8 uniu 2 unics 13 uniu
The Applicant has submitted floor plans which indicate that there are seven(7)�4 bedroom
tinits and rventy-four(24)3 bedroom units.Lots 10.16 contain al!of the a bedroom units being ,
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proposed at this time.The submitted plans represent affordable uniu that range from 1,352 square =
feet to 2,146 squaze feet in size(the�bedroom units are 1,743 SF}, Staff believes that the people ":��� `�
under Category 4 guidelines should either be allotied one of the larger units(Lots 6-9 Q 2,143 SF), � •�`�
a�bedroom unit,or one of the 3 bedroom units with a basement because there is a$64,900 �'�f ..�, .
difference in the cost of a Category 3($149,80D)and Category 4{$214,700)single-family - = '
residence under the 1996 AH Guidelines. �=`
Dave Toien verba(ly indicated to 5ta$that the proposed mix of units is acceptable Siven the present ,
affordable housing needs of the community.Ntr.Tolen will attend the December 17th meeting to • +_:.r
fur[he:discuss these issues. `� ;
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Other Affordable Housing Issues: � .
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Basements-Staff has revised condition#7 of the resolution to require that the number and locauon y. ,
of units/lou with basements be determined after site-specific soils studies ai Fina!Plat.The revised -
condition also allows the Applicant(Moore)to be reimbursed for the cost of consuvction of this �
additionai space 6y individuallot owners.?he cost of the basements to be bome by the lot owners ; '
will be added to the resale of the units(not to exceed$20,000),although the basement space shall '
not ba appreciated. �%..
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Lotteries-T1ie consuvction of the Moore PUD Affordable Housing will occur in two phases. �
Affordable Lots 17-31 will be in the lst phase(199'n,wiuie the construcrion of homes for Lots 1-
16 will occur in t6e Znd phase(1998).This will require nvo separate aeneral lotteries for the
County Pool units,because the Applicant does not want to hold lotteries until the units are built.
Presumably,the Applicant will want to sell the 1 st phase of AH uniu as soon as they are fuushed �
. - and not wait until all of the AH units ace completed before holding a!o[tery,
* Affordable Lots 10-16 Site Design: Staff expressed concems at the November 20th BOCC
meeting about the revised site design for af�'ordable housing cluster(Lots 10-1�. The plan that �`
concerned StaY�depicted one access driveway to a common garage/storage structure and visitor
pazking area. The 7 lots were shown to be approximately 2,400 square feet in size and the �
remainder of the Affordable Housing Pazcel"C"was to be designated as common open space.The
individual residences were to be accessed by pedesh-ian paths from the common cazport and visitor �
pazking area The site plan approved at General Submission depicted lots served by a main access
road into the middle of the cluster and individaal drivetivays to gazages, similar to the other
affordable housin�clusters in the Moore PUD. Staffs concems inciuded: the walking distances
required by this plan,which range from approximately�0-350 feet,with the majority of the units
being in excess of 150 feet from the pazking area to the residences;the provisions for emer�ency '
access into the center of the development appeared to be inadequate and; the potentia( for
� unacceptab[e noise and visual impacts to residences in the ad}acent Aspen Higblands Subdivision. 1
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� The Applicant has submitted an alternative site p(an(attached)which depicts a circulaz driveway , - .
off a single cut from Moore Drive which accesses single-family homes with garages. There is a �
central visitor parking area with 6 spaces.The new plan moves the affordable housing development .1:
approximately 120 feet further away from the residences in the adjacent Aspen Highlands ��r�' �.;
Subdivision(total of 320 feet of separation)as compared to the previous plan. The revised plan �.
does not appear to include any berming between the AH housing and the Subdivision,although the
plan does include the planting of�ees near Glen Eagles Drive.Staff feels that the proposed plan is
an unprovement over the previous plan because it eliminates excessive walking distances,provides ;;��'-
adequate emergency access to all of the residences,and it substantially increases the distance of
sepatation,and presumably the impacts,to the adjacent subdivision � 'r.
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* Chairlift-use and hours of oQeration: Staff review of the Vtoore PUD General Submission .
application and the minutes of both P&Z and BOCC meetings indicate that the Moore PUD has
represented that the chairlift would be used by the Aspen Valley Ski Club, the Aspen public �
schools,and the residents of the Moore PUD.Staff could not find any commitments made by the
Moore PUD, or any requirements imposed by the P&Z or BOCC to date, that wouid give the �
residenu of Meadowood Subdivision or the Aspen Highlands Subdivision the right to use the
chairlift.The representation throughout the land use review process has been that the residents of 'r
the adjacent subdivisions may be able to use the chairlift.S[aff recommends that the Moore PUD �
allow the residents of the adjacent vteadowood and Aspen Higtilands subdivisions the use of the ��
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chairlift,primarily because of the potential for fiuther reduction in VMT and PM-10 emissions.
�
* Operation and Scheduling of Athletic Fields: Tim Anderson, Aspen Recreation Director,
submitted supplemental information(memo attached) which Cvrther describes the City's posirion
on the proposed Moore PUD playing fields. Mr. Anderson describes a shift in the character of
recreational uses and an increase in the demand for recrearionai events and programs in recent �
years, all demonstrating the need for additional community recrearional facilities. Mr. Anderson
also believes that the acquisition of the Moore propeny,along with the joint venture between the
school district and the City is a very efficient and effeccive use of taspayer dollars.The City will ;
further respond the concems espressed by the Meadowood Homeowners,with respect to the adult
use of alcohol at the fields, by setting a policy that would require that the teams forfeit the r
remainder of their�ames for the season should alcohol be found on the premises.
* Dance ?�spen conflicts: The BOCC requested additional information on the potential for
coaflicts with the users of the proposed athletic fields and the people attending Dance Aspen
events,in relation to the capacity and functionality of the parking tot(s).Staff has not received any �
additional information on this issue,although Staff was told that the Applicant will address this �.
issue at the meeting. , .
Staff understands that Dance Aspen has a long-teRn wntract with the School Dishict for the use of �'
the theater facilities.The theater has a seating capaciry of approximately 500.Assuming that there �',`
are two people per caz/350 cars, the proposed parking lot adjacent to the Middle/Elementary �;,
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schoots(187 spaces as proposed)does aot have adequate capacity for Dance patrons. The other
pazking lou on the school campus(High 3chool-66 spaces,CMC-61 spaces),in addition to the
Elementary/Middle school lot,would provide enough pazking for a Dance Aspen event,although �
this is assuming That there are no other functions occurring on campus or the athtetic fietds at the �
same time.
* Revised Landscape Plans: Staff had recommended that the Applicant supplement the
(andscaping for r�ffordable Lots 22,23,24(near the High Schoot)and Affordable Lots 35 and 28
(near the playing fields and pazking lot).The Applicant indicates that the revised landscape plan is
not completed at this rime,although this plan will be provided to Staf�prior to the BOCC meeting.
In reviewing the site plan in the area of the playing fields and Elementary/Middle Schoo(pazking �
lot, Staff recognized that the area between the lovp road and soccer field and Affordable Lots 25
and ?8 is very lunited. Staff suggests that the Applicant consult with the City of Aspen and
consider re-positioning the proposed soccer field and/or reducing this field in size in order to allow
more room for landscaped screening of these Lots.
REZOMNG:The Applicant originally requested rezoning to�,F-3 (one acre minimum lot size)
under the"old"Land Use Code.The r�,F-3 zone was not inciuded in the"ne�'Land Use Code,
aithough it was anticipated to be included in the cvrrent Code by the applicant and the Planning
StafF.The reasons for not including the one-acre zone district in the current Code are not entirely
clear to StafF.In order to make the requested rezoning more consistent with the current Land Use
Code,the Community Development Deparnnent has iniriated a Land Use Code amendment to re-
establish the one-acte zone dis�ict(AFR-1).The P&Z revie�ved the proposed Code Amendment on
November 26, 1996 and fonvazded a recommendation of approval to the Boazd The Board will
have an opporiuniry to review and approve the lst Reading of the Code amendment and the
Ordinance for rezoning(attached)on December 17th.The 2nd Reading and Public Hearing for the
Detailed Submission,Rezoning,and Code Amendment is scheduled for January 3,1997.
All land located south of the single-famiIy lots will be zoned AFR-10 and aiI land north of this
point will be zone@ AFR-l. The attached draft rezoning Ordinance and rezoning map more
specifically describe the nature of the re2oning.This proposed rezoning represenis an increase in
the theoretical density allowed on the subject property.However,the Applicant is not proposing to
taka fu[1 advantage of tiie increase in density that woutd be allowed under the proposed rezoning.
The total number of units which would be allowed on the subject property under the rezoning as
currently proposed would be 128(119 dwelling units on the lands wned AFR-1 and 9 units on the
remauung 93 acres zoned AFR-10).The Applicant is proposing a tota[of 7i units. The e:cisting
zoning on the property would allow�0 dwelling vnits.
The tlppiicant's request for rezoning meeu the criteria for rezoning in the Land LTse Code.The
proposed project has been daemed at General Submission review to be generally consistent with the
applicable comprehensive plans and the policies and regularions in the Land Use Code. The
Appiicant has also demonsuated that there have been significant changes which justify the
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proposed rewning, and f3nally, the project is compatible with the surrounding neighborhood '
densiues. Staff supports the Applicant's request for rezoning. The Land Use Code states that ' `'ti �
rezoning can be finally approved at Detailed Submission. ' • � �
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RECOMNLEi�iDATION:Staff recommends that the Boazd of County Commissioners approve the
lst Reading of the Moore Family PUD Detailed Submission application(Planned Unit
Development;Subdivision;Rezoning;1041 Environmenta(Iiazard Review;Ridgeline Review; ��
Special Review for School Campus improvements,Aspen Valley Ski Club Facility,and proposed �'` :
Ski Lift;and GMQS Exemption for Essential Community Facility),subject to the conditions in ihe t Y � ,
attached resoluuon.
ATTACF3MENTS: �: `
l.draft Resolution .
2.draft rewning Ordinance
3.Stat�s Nov.20th memo to BOCC w/attachments
4.supplemental Secor report '
5.revised site plan-AH lots 10-16 r
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6.Tim Anderson memo
7.iVlaroon Ck.RdJHighway 82 intersection improvemenu plan
_ 3.supplemental Housing Office memo �
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MEMORANDUM � . ''
Id-I�-/U 11�,1 . f�
TO: Nancy MacKenzie,Pitkin County Environmental Heaith Department
Rick�Iagill,Pitkin Cuunty Community Development Department • �' �_
=, �:. .
FROM: Dave Prey
RE: Moore Family PUD ` .
;1ir Quality elnalysis-Revised Control Strategies �.
DATE: December 9, 1996 '
This memorandum summarizes the changes in the�ir Quality:�nalysis methodoloey and ` �,•
conciusions related to the Moore Family PUD. This analysis addresses the project impacu 1 .
on the PM�� emissions as it relates to the overall emission bud�et for the Aspen/Pitkin �•
Countv non-attainment area. , (
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Introduction '
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A comprehensive air quality analysis was performed for vehicular emissions resulting from
the �ioore Family PUD and Aspen Hightands Villa�e development projecu. The ori�inal -��-
analysis report.dated May 9,1996,contained transportation mitioation and PM10 emission -�
_ controls which minimized the impacts of these projects on the air qualiry within the
• :�spen�Pitkin counry area. �_ :
Several changes have been made to the above mentioned air quality analysis. These chan�es �: �
include more cost effective emission controls, use of the latest Pi[kin County Road
Standards trip Qeneration rates,use of updated transportation plan information,as wel]as ' �-
incorporation of comments/sug�estions offered by CDOT, and the Aspen/Pitkin County �
Environmental Health Department. In summary, the following list contains a brief ..
descripcion of the changes that were incorporated in the air quality analysis.
o Use of alternate emissions controls other than [iquid magnesium chloride ±
o Elimination of trip reductions due to the school ski lift ,' '
o Erclusion of affordable housing trips, as per counry policy
o Further reduction of emissions in the downtown Aspen area
o Use of the latest blaroon Creek Corridor Detailed Transportation Plan information ��
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December 9,1946 � "?;�, :}r��,
Memo ro Nancy MacKenzie.Rick Magill ��• :,:':�:,
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PART I-ENVIRONMEi�P['AL HEALTH RECOMMENDATIONS •�`�
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Alternative Emission Controls � �.
Liquid MaQnesium Chloride
,��.,
Several concerns re2arding the use of liquid magnesium chloride (MgCl2)were erpressed ��::�. .
in a memo from L.ee Cassin and Nancy MacKenzie of the Aspen/Pitkin Co�nty ; � .
Environmental Health Depanment,dated August 26, 1996. Concern over the City's use of �� �
MgC12 as a replacement to sand for roadway anti-icin�and anti-skid purposes was based .
primarily on its hannful effects on water quality and vegetation. Based upon our review
of studies that researched the environmental effects of MgC12, no conclusive evidence on
iu adverse impact on water quality or vegetation could be found. In addition to the studies,
the Ciry of Aspen regularly conducts water qualiry tesu every nvo weeks at three locations
along the Roaring Fork River. Wacer qualiry tests have shown no adverse water qualiry
impacts due to the use of MgC12 on the city streets. `>,.
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The originai Moore/Hi�htands Vitlage air quatiry ptan included the use of MeC12 along =
Maroon Creek Road as a means of reducing sandin�related re-entrained road dust. We `�
" feel that this is still a viable option that can be used to reduce emissions of Pi�I,�from roads �i
within �he non-attainment area. Despite this, the revised air quality emission control
program for the Moore Family PUD project has proposed an alternacive emission control
technique. This technique involves reducing emissions based on the elimination of mud and ; ;
" dirt canyout onto zoadway surfaces. '
- Mud and Dirt Camout
Mud artd dirt carryout from unpaved areas such as parking]ots,construction sites,ete.,ohen `
accounts for a substantial fraction of paved road silt loadings in many areas. The
elimination of this carryout can significantly reduce paved road emissions. For Aspen ciry �`
streecs and SH 82 in town, the sanding portion of the re-entrained dust only accounts for
40% of the total silt loadin� on the streets. Loca( officials in Aspen estimate that the �
remaining 60% is due mostly to mud/dirt trackin from unpaved areas. ,,
Recently,EPA has funded a study(EP.�.1995)to characterize emissions resulting from mud �
and dirt trackin onto a collector street with tra�c volumes similar to those on Main Street .
in downtown:�spen. The results of this study have been used to develop trackin related � •
emission estimates and emission controi strate�ies designed to reduce mud and dirt trackin
from unpaved parking lots near and along Main Street in downtown Aspen. l
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December 9,1996 !._;;,,'
' Memo to Nancy MacKenzie,Rick Magill �{`'�,};
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As part of the Moore PUD air quality miti;ation plan, the paving of unpave@ parkin;lots
in downtown rl5pen is being proposed. This paving is designed to eliminate sources of mud %�
and din carryout from vehicles that enter and eJCit paved roads that border these parking •
lots. The compiete pavinQ of these lots wilt eiiminate sources of mud and dirt which can be
picked up by vehicfes that frequently enter and exit these lou. By controlling these
emissions in the busiest paru of downtown Aspen,the greatest bene�t in air quality can be
�ained. This control technique �ives longer lasting benefits in that it treats the prob[em
(source of the road dust)rather than just treating the symptom like other methods such as
street sweeping. ,
� Modi6cation of Methodoiogy
In a memo from Nancy V1acKenzie of the Aspen/Pitltin County Environmental Health
Department dated August 3, 1996, she stated that it is Ciry and Caunty policy that "
affordable housing units in the non-attainment area do not require mitigation. Since these
units wiil house empioyees who travel from downvaliey locations,any impact related to ihese
units will be miti2ated by these trip reductions,
� In the ana[ysis for the �foore PUD, the affordable housing units are e:�pected to house
employees who work in the local area. For this reason, and at the direction of the
Environmentai Health Department, the automobile trips associa�ed with all affordable
housing units at the Moore PUD have been taken out of the analvsis.
The iatest Pitkin County Road Standards trip�eneration rates(199�)have been used in this
- , revised analysis. The previous trip rate, assuming a strong transit system, amoun�ed to 4
trips per unit. The revised trip generation rates use a base trip rate along with pre-approved
trip making reductions. The resu[ting trip rate of 6.» trips per unit was used in this
analysis>assuming a LS trip per day reduction for ski-in/ski-out access to Aspen Highlands
Ski rlrea and al.�trip per day reduction for transit ridership,since all hocnes are within 1/2
mile uf a transit stop and dial-a-ride is available.
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Page 4 ``.,�,;w,:,':
December 9,1996 �� ��'?`
Memo to Nancy biacKznzie,Rick Magill F"" 't���.
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PART II-PROJECT UNCONTROLLED IMPACTS-WITH AFFORDABLE HOUSING .,,���.�:;�,
The maximum project related impacu on vehicle miles traveled(VMT)and PM,o emissions �:'�:;
are addressed in this section. The VMT and air quality emissions estimates were made
assuming: �—
r:.��.
o No transportation mitigation '""'?" �
o No air quality emissions controls 'k =� `
o Inclusion of affordable housing unit trips � `
�'."_
Table 1 contains the resulting VMT and PM,a emissions from the Moore Family PUD. The !
existing 1997 VMT and PM10 LB/D columns represent the most current estimate of vehicle f.�.
�'::"
miles traveled and PM10 emissions,assuming all of the PM10 SIP control strategies are in t`
affect. ��
The Moore Family PUD related impacts include the existing 1997 VMT and emissions and ' �'�
the VMT and emissions related to this project under the TOTAL columns. The i�IET
CI-L1NGE columns indicate the project related impact that is associated with the �Ioore .�
PUD at full buildout.
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December 9, 1996 I , 's�i;..'
Memo to Yancy�IacKenzie,Rick Magill �' .
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Table 1 '
Resuiting VMT and Net PM10 Emissions '� ''.
1997 Projection
NO Mitigation,With Affordable Housing
+',E7QSTIIVG-199T -'-".=MOOREFAfvibY;PsDD" _
.Q$ - 2411 ,:i.�:T.OTAL ':t '' ° '`,-'TOTAL � NEI:CHANGE'::?
4 .�:i:'. zi...... . 1Q . .,PM70'18�D'��� . 1i�LA�O: �
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ALL ROADS IN SIP 169H75.d 7q'�.� 170625.0� 3856.1� 749.61 17.8 �
Mala.0uts0eASpen 84t17.7 1471.8 9q1a.J isn.a) 298.6 5.2 . '
SH 82 5-MCA 7808.3 138b 8009.9 /39.7 61.fi 1.1 .
� SH 82 N�ACR 76089.4 IJ332 76704.4 1337.� 235.0 d.1 '
Pamg SMUlaer EB lo MCFi
� Mapr,InsiEe Aspen . SGlB7.6 1878.7 56550.4 169t.1 26B.0 8.0
SH 82 ASPEN 2152.0 8t.1 2158.6 64.3 7.4 02
- SH 82 ASPEN CoOp. � BG57.4 257.8 9697.7 259A� OOJ 12 �
SH 82 ASPEN GaIMa 6300.6 187.6 6328.7 1 B8S 28.1 0.8
SH82ASPENMaN . ?9924.1 8972 ]0052.d 895.0 iZB.3 39 ��
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SH 82 ASPEN S-TUrns '92a7.5 275.4 93129 277.3 64.7 1.9
PaWng Unpaved Lob vr
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MNwr.Clean SaiM Roaas f3856.0 2935 1�8872 294.1 J72 0.7
Maroon Creek RoaG-9e1ow MighWMS 55�.7 t IeA 56�OP i 18.6 312 0.7
Mafoarl CteeN RoaO•ACWe HlgMantlx 1175.7 24.9 1175.7( p4.9 0.0 0.0 :�
Local.InsGIYSTREETS tl �785662 2219 �&5B62I 222.4I 0� OS
A�ill SUeN 150.1 9.1 3507 9.1 0.7 0.0
Galena . 1�35.1 372 1437.9I 77.3� 2.7 0.1
. Neale Street µ7.5 11.6 M8.3� t 7.6� 0.81 0.0
CITY STNEETS E-W 3155.7 87.8 3167.7� 81.9 B.0 02
Paving tXryravetl Lots
' lACet.Outsitle Ayp9n 1365.5 35.d 148&2 78.6� 122.7 32
MeaUOVqoEDdva 2802 7A ' 28a.2 7.a 0.0 0.0
Ot�er CCA HesWentlal 43.6 1.1 43.6 1.1� 0.0 0.0 �
CCR,MCRCUtoX 13.8 0.4 13.B 0.41 �0.0 0.0
lowet SUad RC•Exhtlng . 155.6 6.0 O.a� -155.8 �1.0
Middla SCwd Rtl-E�tlsling 153.0 6.0 u.0 -153.0 dA
UOPerSC�odHtl-'existlnq 36G.6 95 0.0 -366.8 A5 i
� �. Lower Stl�ool Rtl-Proposetl 0.0 385.8 10.3 395.9 10.9
MWtlle Schad Rtl•Pmpose0 0.0 2652 6.9 2652 B9
MCR Res 113.1 2,9 119.f 2.9 0.0 OA
Highlands Acress 215.7 6.1 235.7 6.7 I 0.0 0.0
' E�hlbitlon Wa 0.0 0.0 0.0 0.0 0.0
� ���� 0.0 OAI 0.0� 0.0 OA
F6-FB 0.0 0.0 � 0.0 0.0 0.0
Vlllago•SW 0.0 O.OI 0.0� 0.0 U.0 f'
, Perking Lo1 0.0 0.01 0.01 � 0.0 OA
. Thuntleroowl Lane 0.0 0.0 0.01 0.0 0.0 �
� W�ibw La�e 0.0 O.O I OA� 0.0 0.0 '
, Moore Praperty Conneaar OA OA� 0.0� 0.0 0.0 � •
. � VIIWgo-NE ' 0.0 O.OI 0.01 0.0 0.0 �
Man Dme 0.0 1.3 O.O I 1.� 0.0
Moore Drh�e 0.0 117.fi I 3.0� 117.6 3.0 ' '1 .
� A17-A24 ' 0.0 1.1 O.OI 1.1 OA
A72-At6 0.0 0.6 0.0� 0.6 0.0 •��
. A70•A11 OA �.f I O.OI 0.1 OA
F37-Fd0 0.0 1.5 D.0 1S OA ��S `
F32-F35 0.0 0.8� 0.0 0.8 0.0 sl.
F30-F38 0.0 0.8 OA OB 0.0 - .
Ai-A9 0.0 �.0 0.1 3A 0.1 C � --
F1.13.14.15..26 0.0 1.4 0.0 1.6 0.0 �;{ i
F20-F24 ' 0.0 0.6 0.0 Ob OA �i
-Fit OA �
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Page 6 l;,,
December 9,1996 ���°
Memo ro Nancy MacKenzie.Rick Magill
PART III-PROJECT UNCONTROLLED IMPACTS-NO AFFORDABLE HOUSING ''� �
As in Part II, the ma,�cimum project related impacts on vehicle miles traveled(VMT)and
PM,o emissions are addressed in this section. This section was prepared to indicate the
effect of not including vehicle trips associated with affordable housing units on VMTs and
emissions.The VMT and air qualiry emissions estimates were made assuming:
O No transportation mitigation
. o No air quality emissions controls
o Esclusion of affordable housing unit trips
Tab1e 2 contains the resulting VMT and PM,o emissions from the Moore Family PUD.
The Moore Family PUD related impacts include the existing 1997 VMT and emissions and
the VMT and emissions related to this project under the TOT�.I., columns. The NET
CHANGE columns indicate the project related impact that is associated with the Moore
PUD at fu11 buildout.
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December 9,1996 �...;t:.',;;
� Memo to Nancy MacKcnzie,Rick Magill �•'
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Tabie 2 -''.-;;
Resulting VMT and Net PM10 Emissions
1997 Projection
NO Mitigation,Without Affordable Hoasiag
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!ALL ROAOS IN S�P 169875.41 3B38.3 170759.6� 7bd7.Sl 37821 9.0 - '
. �Major.OUtsMeASpen 84477.7 1l71.8 8158�9 1476.7 1fi7.1 79 . �
S!i B2 3-MCR 79ae.3 1�8.6 T9�f.0 1392 74.7 0.6
� SH 82 N-MCR 76a69.4 13332 76601.8 7335.6 1ffi.I 2.3 .
Paving ShouMer EB la MCR
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�MaI�.InsltleASpan 56791.6 167G1 56133.7 16B0.6 i51.a �5
� SH 82 ASPEN 2152.0 64.1 2156.7 b<2 4.1 0.1 �
SHB2ASPENCOOP. 8657.a 25'!b e6&1.1 2585 ?27 0.7 ,
SH 82 ASPEN Galene 6300b 18�b 63165 188.7 tS.B 05 '.
� SH B2 ASPEN Maln 29924.7 891.2 ��'i.4 893.9 723 22 �.
SH 82 ASPEN S-Tums 9N7.5 D5.4 9280.0 2765 38.5 7.1
� pavMg Unpavetl Lots �
I Mlnw.Claan Sand Roa65 13856.0 293.5 13841.6 �3.2 •14.4 -0.3 �
Maroon Creek RoeE-Bebw Hlghlends 55697 118.0 55653 117.7 40.4 -0a
Maroon Creek Roetl-AboVe Hfghlanas 1175.7 2d.9 I175.7 24.9 0.0 0.0
Castle Creek Roaa � 7NOb 150.6 7H0.6 150.6 0.0 OA -
,LOCaI.InsldeASPen 19954.6 361.5 13971.6I �2A 77.1 0.4
CfTYSTPEETS 85662 221.9 85775 2222 113 0.7
µUSp�t 350.1 9.1 750.6 9.1 0.4 O.Q
i Galena tA35.7 172 1�36.7 372 15 0.0
NealeStreet de7S 7/5 we.u� 11.6 0.5 OA (-'A
i CI7YSTHEETSE-W � , 3155] B1E 3159.tI Btb 9.s 0.1
- PavMg Unpaved LaLs
� � aLDCaI.0ulslCe�lSpen 1965.5 35.4 74716 869 57.0 1S
I MeaOOwooC 0(Fre 2862 7.4 78d2 7.4 0.0 OA
OymrCCq�tlentlal �3.6 1.7 43.6' t.t 0.0 0.0
CCR,MCR CutoH �5.B 0.4 13.8 0.4 0.0 0.0
�owef S�od fid•Exislhg 155.6 4.0 0.0 -155.6 4.0
- MICEb Sdaol RO-Exlsting 153.0 a,0 0.0 -153.0 <.0
. Upper School Rtl-Existlng 766.6 9S 0.0 -368.8 -9.�
� Lower Schaol RE-Proposed a.0 3820 9.9 3820 9.9
MIA�S�rya01 pd•p�pppSOC 0.0 2652 6.9 2652 6.9
� �q qeS 113.1 29 11&1 29 0.0 0.0
� Hiqhlantls nceess 235.7 6.7 235.1 &7 0.0 OA
� 6i+ibitlonLane 0.0 aA� 0.0 OA D.0
CuM� O.OI 0.0 �.OI OA 0.0
F6•FB o.0 0.0 OAI 0.0 0.0
VlOeqe-SW 0.0 OA U.OI 0.0 0.0
py�9�� OA O.OI 0.0 0.0 0.0
7�y��rpp�y��y�¢ 0.0 OA� 0.0 0.0 U.O
yy�w� OD OAI OD O.0 0.0 ,
, MaorePropertyCOnnMOt 0.0 oAI OA 0.0 0.0 ,
yq�y�E 0.0 OA 0.0 0.0 0.0
q��pme 0.0 0.0 0.0 0.0 0.0
� MoafO Drive 0.0 73.5� 1.9 73.5 1.9
A77-A24 0.0 0.7 OA 0.7 0.0
A72-A16 �.0 O.I 0.0 0.4 0.0
' A10•A11 0.0 0.1� 0.0 0.1 OA
F37-F40 � 0.0 0.9I 0.0 0.9 OA
F32•F35 0.0 OS OA 05 0.0
f30-F36 ��0 OS OA OS 0.0
At.A9 4.4 I9 0.0 f.9 0.0 � ' _
p7.1�.14.13.�26 0.0 09 0.0 0.9 0.0 �
FZO-F26 OA OA 0.0 0.4 �-� �
. � 0.0 5 1 5
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Page8 . �';,x�.i��°
� December 9,1996 ��,•';�'�.
Memo to�Iancy MacKenzie,Rick Magill •
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PART IV-PROJECT CONTROLLED 1MPACTS-NO AFFORDABLE HOUSING , •.;y .
The acival projected individual and combined project related impacu on vehicle miles
traveled(VMT)and PM,o emissions are addressed in this section. The VMT and air qualiry
emissions estimates were made assuming:
o Transpottation mitigation
o Air quality emissions controls ;:: .
o E.ectusion of affordabie housing uni[trips
Tabte 3 contains the resulting VMT and PM�o emissions from the Moore Family PUD.
The Moore Family PUD related impacts include the e,�cisting 1997 VMT and emissions and Y
the VMT and emissions related to this project under. the TOTAL columns. The NET
CHANGE columns indicate the project related impact that is associated with the Moore
PUD at full buitdout.
- Conirols : School circulation reduction in VMT
Paving of downtown unpaved lots
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Page 9 ��ry�:.:"i:;,`; '.
December 9,1996 �t '' �'�„�
Memo to Nancy MacKenzie,Rick�tae}"lt
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Table 3 '•
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ResuIting VMT and Net PM10 Emissions •
1997 PM10 Emissions-All Projects . .
With iYlitigation,Without Affordabie Housing
`�" >EXISTIlVG 1997 � �,`MOOREFAMILYE.U.D
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�f�NaI17@ `�=TOTAL: ` ::�.TOTAC�:; ; . ` NETECiANGE+�`
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� �ALL AOAOS IN SIP I69B75.41 9838.3 170609.9t 9876.SI 72BSI 4.9 . � .
Ma�M,OmsideAspen 84tt7.7 tN1.8 8t891.3 f<76.6' 273.6 <.8 �
SHB2S-MCR 7949.3 7�8.6 80052 1]9.6� 56.9 lA , '
_ SH B2 N-AACR 76�89.4 7333.2 766862 1117AI 218.8 3.8
Paving Shou7aer EB Io MCR '
jor,InsideAspen 56281.6 1676.t 56529.6 1684.a 2<8.0 -11.7 ,
SH82ASPEN Z75Z0 64.f 2t5B.8 6�.3� 8.8 a1
SH B2 ASPEN CooP. 8857.4 257.8 869a.fi 258.91 372 1.1 �
SHB2ASPENGakna 6300.6 fe7.6 6326.6I 189.4I 2fi.0 Q8
SHB2ASPENMain 29924.1 8912 300ai6� 894.7� 118.� 35
SH 82 ASPEN S•TUms 9247.5 275< 9307.2� aT721 59.7 1.8
' PaWnqUnpaveQLOa , -�9�� •�g•�
Minar,Clean SanC Hoatls 7385B.0 2435 139?3.9 Z9a.9I 67.9 1.4
� Maraon Creek RoaA-Bebw Highlands 5569.7 118.0 5637.6� 119.4� 87.9 7.4
MaroDn CreeK RoaO•Adwe Higt118tMS 1175.7 24.9 1175,7� 26.9+ O.0 0.0
Cas4eCreekROaE 7110.fi 750.6 7170.6I I50.8� 0.0 0.0
Iloral.InSWaASpen 13951.6 361.5 139825� 3622 28.0 0.7
CfTY SiFiEEYS 85682 221.9 8584.7� Y12.4I 18.5 OS
MAISVeeI 350.t 9.7 950.7 9.1� 0.6 0.0
Galena ' 1/35.1 17.2 1<37.6� 37.2� .2.5 0.1
NealOSlree! M7.5 11.6 4I8.3 t1.B O.8 QO G=
CT(STREETSE�W J1557 81.8 3161.9I Bt.9 55 0.1
Peving lMpavetl Lo�s
'Lnol.OUlsldeASpen 1�65.5 �Sp 74�6.6I 39.3 111A 29 ,
MeatlowOdlDfNe � 28C2 7.4 284.2f 7.4 0.0 0.0
OlherCCRResideMial <3.6 7.1 a3.61 1.7 0.0 OA
CCR,MCRLWOfr 17.9 0.4 73.81 0.0 455.6 ,4.0
� lovrer Sc�od flC•Exisling f55.6 4.0 �
�'pBtSC�IRtl-P setl �6� 0.0 �82.0� 99I 382.0 9.9 �
MldCla SCAod Ptl•Prqlosed � 0.0 2652� 6.8 2652 8,9
MCR Res 119-1 2.9 113.1 2.9 0.0 0.0
NighlanGSAaess 235.7 &.� Z35.i e,i� 0.0 0.0
E�Mbilbn Lene O.O 0.0 0.0 0.0 0.
qa�{��g 0,0 0.0 0.0 a.0 0.0
� F6-F8 0.0 0.0 O.OI 0.0 0.0 '
VIIIageSW a.� 0.0 O.OI 0.0 0.0
ParldngLOt 0.0 0.0 0.0� 0.0 O.O
7'h��dgtpppy La�g OA O.0 0.0 0.0 0.0
wmow tana a.a a.o o.o o.o o.o
nnaae rrooem conne�tor o.o o.o+ o.o a,o o.o •
vuiaya•r+e a.o 0.04 0.0 0.0 0.0
aian otive O.o o.ol O.o o.a o.o
� Moore Drive � 0.0 1Z0.5� 31 120,9 �.1 �
At7-A24 0.0 1.1� 0.0 1.1 0.0
A72•A76 0.0 0.7 0.0 0.7 0.0
Atd-A11 0.0 0.1 0.0 �.1 0.0
F37•F40 QO IS� 0.4 1S D.0 '
FS2-F35 O.0 0.8 0.0 0.9 O.O -
F36F38 0.0 O.B 0.0 O.B 0.0 � '
Nt-A9 0.0 3.1 0.1 9.1 0.1
F1,17.14,15,26 0.0 7.51 OA 1.5 QD ��
F20�F24 0.0 O.fi� 0.0 0.8 O.0
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Page 10 , ;��;;r.
December 9,1996 -
Memo to Nanry MacKenzie,Rick Magill
.r
�`
P.ART V-CONCLUSIONS `�,• ':��
In this final part,the individual project mitigation measures are discussed. Summary tables
are presented which indicate project impacu with and without mitigation. �•.�;,
i�7
Existing rlir Quality - "
This air quality analysis uses the 1997 projected emissions levels of PM,o for the .
Aspen/Pitkin County non-attainment area as the basis for comparing project]evel emission t:
changes. This projected emissions inventory uses the more recently published AP-42 �
emission factors for re-entrained road dust,and follows the same me[hodology used in the
State Highway 82 Entrance To Aspen Draft Suppfemental EIS (h�1y 1996). "
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Page 11 i�:�.�::M:,�;�;'
December 9,1996 •���.�"�"=',,
� Memo to i Ianry MacKanzie,Rick�(agiil - "
; .�.
�i,
Project Impacts-Without Mitigation �'.;.;,
fln anatysis of the Moore Family PUD project impact on V\RT and PM,p emissions without
transportation mitigation or air quality emission controls was performed. This analysis
shows what the potential impacu could be without any controls. Tables 1 and 2�ve details -
on this ana[ysis assuming that the affordable housing is included and not included ;:r.�`:
respectively. In this section,affordable housin;related traffic was conservatively left in.as
in part II of this analysis. Tabie=�shows the chanQe in VMT that results from the project. .
Table S shows the change in PM,o emissions from the project assuming no emissions control ,
occurs.
Tabie�i
Project Impacts Without Mitigation
Vehicle vfiles Traveled (VMT) ��
r
PROJECT TOTAL PRO�ECT:NET'IIviPACT ; ;; �
VMT
- VMT PERCENT ;
Existing Conditions 169375.d - _
Moore Family PUD 170625.0 749.6 0.�%
��'�
� Tabie 5 �
Project Impacts Without Mitigt�tion ' i
PM10 Emissions (LB/Day) �
i
PROJECT TOTAL PROJECT:NET IMPACT ., <`
.
PM10 .,.. : <., ..,::,.;:;
PM10 PERCENT'
Eeisting Conditions ;838.3 - _
Moore Family PUD 3856.1 17.3 0.5%
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Page 12 ����y��Ur
�..�;;,�:
December 9,1996 '�;?�':;�f�;
Memo to Nancy�facKenzie,Rick Magill '�•.f,"`':=;�,
;.: -
. .<
Project Impacts-With lqitigation , '�
_,•�.
In the final analysis,a comparison of the Vloore Family PUD project impact on VMT and � �.
PM,o emissions including as much transportation mitigation possible and applyin�su�cient
air quatiry emission controls so that no increase in emissions occurs was performed. This !
analysis shows che estimated impacts which are projected to occur. Part N of this analysis
and Table 3 gives the details on the impact projections. Table 6 shows the change in V�IT .
that results from the project. Table 7 shows the change in PM,o emissions from the project
assuming all emissions controls are in place.
Table 6 `
Project Impacts With Mitigation �;
Vehicle Nliles Traveled (VM'1�
PRO,iECT TOT:1L PR07ECT:NET IIvIPAC"T .,; i
VMT VMT PERCENT '
_ E.�isting Conditions 169875.4 - -
Moore Family PUD 170603.9 728.5 0.�3%
- ��
Table 7
� - Project Impacts With Mitigation
PM10 Emissions (LB/Day)
PROJECT TQTAL F..EZ�03EGI'1�iET',TIV[PE�CT ;' ;
PM10 PM10 PERCENT
Existine Conditions 38383 - -
Moore Familv PUD 3336.=t -1.9 -0.05°l0
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Page 13 .-;r�':�
December 9,1996 - �
Memo co Nanry MacKenzie,Rick Magill
�
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,•�.
Proposed 1�Iitigation " .
Moore Family P.U.D.
(11 Improved Circulation within the Schools .
Y'
The main mitieation measure proposed in the Moore Family PUD air quality plan is the
• reduction in VNITs by reducing the distance traveled within the school drop off zone. The ' �
Moore PUD project will a(low the schools to reduce the distance a car must travel to drop '
off students. The Moore proposal allows for a more e�cient loop ori�inating and ending
, via the lower school entrance. No drop offs are allowed via the upper school entrance. The
chanee in circulation amounts to a net decrease of.6 miles for a drop off trip to the schools.
� Pavin�Unpaved Parkine Lot in Downtown Aspen
As part of the btoore Family PUD air qualiry mitieacion plan, the paving of one unpaved
parking loc in downtown Aspen is being proposed. This pavin� is designed to eliminate
sources of mud and dirt carryout from vehicles that enter and e:cit paved roads tha[border
• these parking lou. It is assumed that the entire lot area will be paved so that all potential
mud carryout from the site will be eliminated. The lot that is proposed for paving is:
Reduction (lb/dayl k`
Herron Park 19.1
(31 State Hi�hwav 32/Castle&Maroon Creek Road In�ersection Improvements
The Moore Family Partnership has committed to pay Pitkin County $350,000 for
improvements to the State Highway 32/Castle&vlaroon Creek Road Intersection. Hines has
commitced�6�0,000 to transportation improvements to the intersection and other projects
in the �Iaroon Creek Corridor as pan of the Aspen Hiehlands Villaee project.
Additionally, $350,000 will be contributed by Hines earmarked for "jump starting" the
recommended action for the Entrance to rlspen Environmental Impact Statement (State
Highway 321Castte&�taroon Creek Road). It is projecced tha� the Yiaroon Creek Road
Conidor and the intersection short-term improvemenu can be made for considerably less ,
than the total of�1,000,000 contributed by Hines and�Ioore. ,all monies not allocated to
immediate,short-term improvements may then be utilized to impiement the recommended
action for the Entrance to Aspen. It is clear that the Entrance to rlspen will feature a li;ht
rail transit corridor which will significantly reduce V�IT in che Aspen non-attainment area.
At the suegestion of the Environmental Health Depanment Staff and the Clean Air �
:�dvisory Board, the Moore Famil,v Partnership seel:s VV1T and PNI10 credits for its i`
j c�ntribution toward implementing the Entrance to Aspen mass transit system.
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Page 14 � ����'
December 9,1996 '!!�.='��`,
i��,
• Memo to Nanry MacKenzie,Rick Magill ��"``��'��:•.,
.,::"
<
ConCiusion �'
..�.
The Moore Family PUD project has demonstrated its ability to reduce PM,o emission levels •
using various emission controt sttategies. As required by the State Implementation Plan
(SIP)for PM,p and by the Land Use Code,the Moore Family PUD has demonstrated that ;..
the project does not contribute significantly to air pollution. In fact,steps have been made
to ensure that there is a net reduction in emissions of PM,o resulting from the project. A !7�'
large amount of reductions were targeted in the downtown Aspen area.where the emissions
are the highest. Overall, the project will help contribute to the protection of air qualiry ! : -
resources within the city of Aspen. :
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Page 15 !."�`=`:�i:',
• December 9,1996 ,�` ''`yc"`��'�
:.r,�;...
Memo to Nanry MacKenzie,Rick Magill ,�-'�:•". "
�
'�.
References ' �.�;
• .�;
Raile, Michael M. 1995. Characterization of d�Itied/Dirt Carryotct onto Paved Roads From
Cons[rt�crion and DemolitionActivities. EPA-600/R-95-171,U.S.Environmental Protection i�
Agency, Research Triangle Park,Nonh Carolina. �.'?- -
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December 16,1995 /a i�-9�b
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' To: Rick Magill,Community Development Department �
From: Lee Cassin and Nancy MacKenzie �-�Yr ' ��.
Environmental Healdt Department � '•.
Re: Moore Air Quality Mitigation Plan
The proposal in the December 10,1996 revised report from SECCOR,to pave a parking . , _
lot in the busiest part of downtown Aspen, is a more acceptable mitigaHon plan than } :r.
the first plan which proposed using MgC12 to mitigate increased vehicle miles traveled.
As their report states,this revised plan treats the problem and is not just treating the "
symptom. . •
This new study is based on using the adopted county standards in the 1995 'Pitkin
County Road Management and Maintenance Plan". The trip generaHon rates are based
on these standards.We have asked them to include trip generation for alt the various
types of development as is covered in this Plan. We also have not been provided with �. '
'f•
the formulas and numbers used to verify if paving a lot in downtown Aspen is enough �,
of a mitigation to off set the increased vehicle miles traveled by this develoPment. �'';
Though we haven't been provided with the exact total numbers,we think that what
they have given us is probably fairly accurate. �
.
MgCl2 2
We still do take issue with the S�CCOR report stating there is no conclusive evidence
that MgC12 has an adverse impact on water quality or vegetation..Vegetation can be
affected by salt:root systems harmed,foliage dehydration,many plants are salt
sensitive,and it can damage or kill roadside vegetaHon.
Several reports have said that M�C12 in water and ground water is a concern and -
should Ue studied.The City�vater quality tests have shown a slight increase in CL 4Ve
are concemed with the cumulative effect this slight addirion could have If every '
community adds a slight amount,it is not known what the cumulative effect would be
down stream.
' A report,'Evaluation of Alternative Deicers',December 20,1993 by Mike Silverstien of
the Colorado Department of Health,Air Pollution Control Division states that"it is �
possible that some localized problem4 could occur wfiere heavy applications are made
_ . - '����ir�'the proximity of small streams and ponds where dilurion would be low."In general, �%
the amount of deicer to enter a receiving water would be very small and would be � �'
several magnitudes less that what may cause environmentalidamage.This is due to ' �
dilution of run-off from receiving�vaters."
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ASP�N SCII00�,pIS'tRICT ��/�+ � - •'_
MEMORANUUM a a - G 'J '° :�
12/2l96 '
,
TO: DU!►RD Ol�L'OUN7'Y CONlM1SSJONL•RS .
PTtOM; T12A1�FIC ATSINCENTIVE CUMMITTF.L•' •"��' ^
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SUOIECT: SAORT i�LONG'fkRlVt TRAFFIC PLAN � -.
•R�rt��rt��rKi�at�srr�*ltti�i�swi�fv����ft�����s�r�stsr��tt�1�t�RS������tit
Short Torm
1) Wc v�rill eliminale dic opporiunity to drivc up In lhc cicmentary sch�w(to drop off -
. cl2ildren. This arca will hccome Iwrking lofs only{in frvn[of disvict of►ic;e).
. ;_.';... .
2) Cers parking on�he i1S road will bc towed at'the�wners cxpraiu. � � ��
: . •
3) All parking lotc will be dedicated as follnws; •
u) MS tmchers lat: MS atnff,&S staff,visitors.
b) 1°lot on]cil on I15 Roui: ES statl:
c) 2"'lot on lcft on HS Road: F5 staff,HS scniocs. r.onkiug at tho Iot&om the •�
GS,staffhave IeR side,seniors have right sid�.
d) HS steff lot: HS s'taff and sciccud seniors end visilnrs. �
c) Undeteld+s lot: Undcrclesc and sonior over(tow. 'i t•
n CMC lot: CMC
�`
� Long Tcrm
• ]) Thiy will be u}x+destrian cempus-the only vehictes allowed on camptts arc j
eiuergency vehieles,sclu�ol buses,defivery vchicicr und(u+ndicap vehicle.r. The new
paiking lot is furU�et from schools and thc lociRion of tbe parkipg lot is:u�twto �
disuuentive.
2) Tha MS lot will be for a11 MS�ES staff eud visitoi-s. '1'he HS 1�t will bc f�r TIS
staff,selxted se�iiors end visitars.
3) We will I+ave some kind of pe}mit(�iaid)parking. We un iiot sure for wh�m yt�t. ;
a) The paid parking W�ogram wilt be impiemenred simultxneously with thc -
armpletion of thc new parking and traffic ai�culation plun.
h) Tho commitGx will dcvolal>tlie paid�nnit parking lxogrant and it wlll be 5
�►pp�aved by 5chaot Distriet Administration end Sclwol B�nrd.
Issuas to bc dealt with:
1) Lighung ac ES 1oc(.short cerm). �.
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2) RFTA on down valley people and lighting at stop,
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3) Sehool b►�e�entry and axit on eampua. �
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4) Safn bua atpps in wsn�nunity. !�
Rcmindnr: 'Che 5chool Disufct coniiuues w providc free schoc�!bus scrviCC to and from ,iy '
rhe campus nnd tlris alone is en auta disincentivn.
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MEMORANDUM � '
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T'O: Board of County Commissioners -
..�.
THRli: Rick viagill, Cuunty Planning
FROVI: Tim:�ndezson. Cii.y of Aspen Recrestion Director
DATE: December:,1946
RE: Moore Playing Fields �
SU1�I�bIr1RY:
[n recent years che make up of achle[ic activities and special zven�s that demand time on
focal playing tields has changed in character and�own st the same�ime. The addi�ion oY
pro�rams,speeial evenu,che chanee in characrer in pro�ams.and�he�owch of events
and proerams has all led co che crowdin;of ourrent Yaciiities. Since 1930 adnit softball
has Jone from 34 womens[eams and�0 mens teams,to-�n�omens teams,?3 mens
teams.and''6 Co-Rec teams in 1.996. The Recreation DepaRment tumed away another�
�eams in 1996 do to the fact chat we eould noc handle�i tzams on�he tields�ve no�v 6ave
available. The schedule of home Ru�by�ames and Rue�e:Test has increased over rhe
��ears.soccer orograms thaz provide for over 300 children have been added.and youth ;r;
baseball has�own&om 130�outh co over_�0 in the past:years. �Iew special e��zacs
are beine added and requesting the use uf pazfc space eack year ro tunhec the imoact ui
held availability. In the past 10 years�ve have seen[he disconcinuation of the use of ,
liohts at Iselin Park.the elimination of softbalUbaseball proe*_ams aL Rio Grande oazi:,and �
due co a shift tiom womens softball to C�-Rec�ve can no lonser use nvo tields at Vl%a�ner
pazk. All of these factors lead to che zlimina[ion oT�ball2ields while pro,ams concinue
to be added and esisting progr.uns continue to grow. This trend..vithouc the addition of
future Yields, cannot continue wi[hout denying panicipa�ion to some people�nd
z!imina[ine select programs and evenu in the pazks.
CURRE�tT ISSUES:
Ler s esamine zach park and the cbanges that it has undersone or faces in[he funue.
(ScLN P.-1 RK: Several years ago lighu were used at Iselin pazk for league oames
in the summer months. The communiry of:�spen has decided not co con[inue the use of
, liehu on ballfields thus reducing the capabilicy of play by nvo(3)Qames per aieht per
field or four(4);ames per ni;ht. Iselin is also in need of sub grade stabilization due to
the fact that it sits on an old land fill. The Ciry of.4spen canno�ar'�'ord to take this facility
off line to complete that type of work until other fields are available to handle the �
r �
overflow. '
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GT!dG,VEX P.�RK.• Up undi recent years Wagner park was a prime site for watching '
womens softbal]on any�iven night. Since women typicaily don't hit the ball as faz as • �`�
men in sofcball.two(2)ftelds cvere available for play at Waener park Several years ago ', ��,„
the make up of the leagues was about?4 womens teams.and about 30 mens teams. Now
chac che Ieague make up is 26 Co-Rec ceams,4 womens teams.and 33 mens teams�ve are
no longer able to play games on two fields at the same time in Waguer park due to the �
lack of regularion fields and the possibiliry of injury to users. This has conuibuted to the
loss of one(1)field or two(21 gaznes on Ybur(4)nighu per�veeic, �Vagner park also '-;.;.- '
plays liost to many more special evenu in town such as the Food 3r,�,Vine Classic which
disp[aces league pfay for one week each summer. , -
RIn Gr2A,VDE: At one time Rio Grande park did piay hosr to adult softball ,
leagues. Through the demand of o�her spons,and special evenu that were springing up
and�rowine the softball felds were removed from Rio Grande leaving the City uf�spen '
Recreation Depaitment�vith one(I}less fieid to scheduie for sottball and basenall. Rio "
Grande aow plays host to many special events in to�vn.over�00 youth soccer
patticipants,and an expanded rugby and lacrosse schedule, !
PLC-�ITREE: Currently the Plumcree ballfreld is inadequate for adult play to che rioht
' tield. Due to the fact that this side of the field fails off inco[he viaroon Creek va[lev we
don't worry about brills that are hit in that direction. Tlie Colurado Depamnent of
Transportauon(CDOT)is lookins at a hivhway 32 alignmenc diac cou(d tal:e par[of che
�iayin�field at Piumtre�and czeate an even more severe shorta�e of balltields For adults
in tlte community. .
�:;:.
� :�nodZe:ospect we musc keep in mind are liability issues in coda�•'s society. What�r•as
unce an acceptable non re_ula[ion size tield where-someone could?et hutt in I980 is no
lon�er�ccepcable by today's scandards. If the Cinr of:�spen realizes that fee(ds are not
re�ulation and this creates a danoerous situation.such as our problem in using nvo tieids
at�ia�ner pazk Tor Co-Rec�ames.then�he city can be held liable for injuries and a
sizabie lawsuic. Societal standards of today fiave some:vha[diccaced in pan the need for
ne�v playin;fields in the fumre.
�.lso the Reczestion Department currently in[he spring monchs mustjug�le tields for
youth soccer,and IuQh school baseball and still has teams double up. In the summer
tields are used from Sam to dusk with little tune for maintenance. In the fall we again
doubie up on fields benveen the soccer pro�am,rugby,and rhe school district's needs. '
The community's demand for field space due to incre�sing numbers of pardcipan[s,a
change in[he sports being offered,and new events comin;to town has all�own while
[he availability of playin�fieids has diminished by four(=t)due to lights not beiag
urilized,a change in characLer in the league makeup,and fields beins eliminated to make °
space for new progruns and events. � -
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FINr1NCIAL CONCERNS: :�`=
Considerations that tive must keep in mind in the addition of ballfields on the Moore .
properry are:
• Wltere else can rhe commuaity benefit from rax dollars being spent to support both
the school dis�ict and ciry needs in one location?
• This move to purchase the yellow brick school and build ballfields all in one "r�'
coopera�ive agreement benefits not onty the school disnict the city parks and
recreation departmenu.out the many parents in need of aY�'ordable chi3d care ns well. � '
OTHER ISSUES:
'I'he y(esdowood homeowners are aiso concemed about the use of alcokol by adults usine
the Vtoore playing fields. The City of Aspen is willing to set policy[hat states any team
using alcohol at the V(oore Playing fieids wiil forfeit the remainder of cheir;ames for�hat
season. This type of poficy in conjunction wich�vorking c(osetv�vith ta�v enforcement �f,
otficials should keep this sort of activity in chec:t at the Yfoore playin;tields.
�-:
CONCLUSION: ! �
The V(oore piayin�tields can help to fitl a curreac vaid in Fietd space chat the communicy
" needs addressed immediateiy or the�availability of fieid space�vill only get worse. The
acquisition of[his propem along with�he joint venmre between�he school district and
�he ci[y is a very efficient and effec�ive use of ta�cpayer dollars. The�(oore Playins'ieids � .�
maincaia playing and practice facilities close�o the school campus f�r che schoo!dis[ricc
�vhile providin�for youth�utd adult recreational lea�ues a[the same time.The
coordination of the purch�se of this parcel benveen the school district:uid the ci[v ii
� �=oin�[o not oniy beneTit these two entities,but wilt heip many famiiies in need of iniant Y
` and child care at the Yellow Brick school. These are all�ubscandal reasons as to whv the
Vloore Playing flelds should and need to haopen a�this time in the_�spen communin•.
VOTE: Please tind artached a;ypical day of schedulins on che current Tields in
1980 as opposed to 1996. Ple�se nocice that in 1980 nvo helds were used in Waener
park.late;ames were played under tiQhts a[Iselin pazk.and there was a tield available
for sofrba[1 in Rio Grande. �Ione of these scenarios are�ny loneer avaiIabie as noted in
[he 1996 schedule. v �
PL.�.�I�ITYG DEP�,RTNIEN'T CONIbIE�iTS: � �
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iWAGNEft PARK 1980 •�
I iTWO FIELDS '
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� !ISELIN PARK 1980 I �
� �TWO FIELDS �
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MON. iTUES. �WED. ;THURS. iFrZl. SAT. SUN.
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WAGNER PARK 1996'
IONE FiELD '
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� :ISELIN PARK 1996 '
ITWO FIELDS �
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•P Fil@VSSSIETiB�`�` CO-REC
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Ri0 GRANDE 1996 i
. MON. �TUES. ;WED. �THURS. �FRI. SAT. SUN.
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�PLUMTRE=BALLFIELD 1996
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MON. jTUES. �WED. �THURS. jFRI. SAT. SUN.
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MEMORANDI)M �1,
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"f0: � Mayorand Ciry Council
'fHRU: Amy Margerwn, City Manager
FROM: George RoUinson, Parks Director •
ReUecca Schickline, Asst.t'ark lairccta•
Tim Anderson, Recrcation Director
` 1):�"fC: December l2, 1996
Rl:: Moore Playing C'ields
SUMMARY:
.4s you are aware,the City of Aspen has been negotiatine wiih the Moore family in
regards to the purchase of 1 G acres of land between the Meadowood subdivision and the
Scliool District property. This purchase would address the recommendations of the
Parl:s,Recreation,&Open Space Master Plan as weli as assisting in a purchase
a�reenzent between the City of Aspen and the School District on the purchase of tlie
l'ellow Cirick SchooL Cunently the purchase of�G acres for the development of two(2)
soccer fields,and one(1)ballticld will satisfy ihe recommendation of the Parks,
Kecreation,&Open Space Master Plan to build 2 uf 3 re��ulation soccer fields,and 1 of 4
r�eulation Uallfields.
�Che purchase of this land from the�foore famiiy h.is been submitted to ihe coanty undet
� the Moore PUD. To date,the plan has been throu_h an e�hausting review process oF
Counry Planning&Zoning,public hearings 6efore ihe f3oard of County Commissioners,
and several independent meetings witii the Meado�vood Homeowners Association. The
City of Aspen Parks&Recreation Departments havc heen working diligenUy with local
��eadowood homeowners to assure that the purchase of the 16 acres of land from ihe
\400re family for the use of public park space is something that can work for everyone. -
To date the Parks&Recreation Departrnenls ha��c a��reed to severat concessions and
conditions that are tisted Ueloev. The Parks and Rtcreation DepaRments Ceel at lltis time
that these concessions and conditions are as far as thc City can�o and still make effective ,
use of lhc 16 aeres to be purchased. -
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CONCPSSIONS&CONDIT[ONS: J 1;:
'I'hc Parks&Recreation Departmenls have worked witli the homeowners of the •'";'
Meadowood residcntial area regarding their concerns over the conslruction oi'recrealionai ' �.
playin�tields on the 16 acre site. Afler careful consideration,the Departments have
a,reed and bclie��e that the follo�ving concessions and conditions would allow for a fair
and cffective use nf the park space. J':�i.
C'ONCF..S57UA�,S'• �{r �
• Purchasing 1 C:�cres and utilizine 3 acres for playing fields,the rest will remain opcn �'�
space. ;� .
• The lighting of all athletic fields,streets,and parking areas associaied�vith the Moore �
PUD shall bc prohihitcd,except for die parking lot liphting that shall be required for
the�velfare and salety of lhe students,Faculty,guests and invitees of the school and
public. .
• Dnigs and alcohol are prohibited and signs�vill be posted stating the City ordinancc. �
Rules and regulations will be impletnented by the Recreation Depv�tmenl identifying _ �,'�� '-�;.
penalties for abuse by teams of this agreement between Meadowood and the City of ` � �i
�spen. �;�v �, • �';
• Time of play will be restricted to 9:00 AM lo dusk(no later lhan 5:30 1'\q). / '�'� ��
• No adult programming will be scheduled for Priday and.Saturday cvenings,and no i
schedulin�of Sund�ys will be perniitted witl�the exception of 4�veekends during the
year. (Note: all rc,ulations regarding sclieduling wil(be void if and when the Cily of x�
Aspen renovates the Iselin park ballfields).
• No bleachers are pennitted on the east side of the east ficld. Bleachers shall be
removed from dic site in the wintzr.
• Sno�a�removal�vill only be done in the Spring on the baseball field.
� • �mplified sound systems are pro!iibited. �
• No inore than 2 scheduled athletic events with adult participants shall occur on d�e
lields simultaneouslv.
• Fields may only he used t'or intended purposc; no rugby,volieybalL��r llae lootball. �
No goal posts sliall be erected on these playing fields without review b�•the special
events committee as set bp the PLiD submission.
• anty Port-O-Puth�type restrooms will be permitted. These facitities�t�ill be rcmoved
durin�,the winter months.
• �ields have been moved back 17�'to U�e west Gom original plan dcsi�ns. y
• Parking area has bcen moved back to accommodate the selting back ul thc playing �'
tields Uy l75'. "I�his created die I�ss.of 1 small playing field belongin�lo Uie School i
District.
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• \4aintenance is te�bc rcrformed to thc same hieh quatity of standard tliat prcsently '
e�is[s in other�:irks;md liclds�rc not to fall into disrepair. �, �`
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• 13crms and vegetative scrceninb will be used to buffer visual impacts of ihe fields as �•.,t;i:;;;
shown on the final plat to the adjacent neighbors. ;::`�
• Maintenance of a field as shown on!he final plai,including ll�e fer[ili�ation thereof
will be per(ormed in safe manner and cnvironmcntally sensitive methods will be used `'�
to the greatest extent possible. •
• i\eletailed submission ofa)andscape plan will hc providcd to the county delailin� ,'+. ,
location and type of plantings. "fhe ciry of/�spcn will provide approximately 200
trees at a minimum diameler of 1 1/2". Landscaping will provide a buffer be[ween
the residents to the easl adjacent to lhe park,providing lor increased privacy and an
estlSClically pleasing setting for thc entire park siic. Specific detail in landscaping will
be�i��en to creating a buffer between the�ields and lhe road
• Nordic trail easemcnts shall be dedieated to the Nnrdic Council,in a form acceptable
to the County atrornep,witiiin C months afler thc lirst season of operations of the new , -
�urdic trail system. •
• A Special Cvents Committee shall be formed madc up of rcpresentatives Irom the
f��lcado�a�ood Homeowners,the Aspen School Districl and the City of Aspen. This
Cumntittee shal]review a»y plam�ed events that Jo not confonn to the uses for wl�ich
�he plsying fields are designed.
CUI2RGIVT ISSU�S:
I'he ori��inal general submission by lhe Moore family proposed a baseUall field,a track
. and lield area,and a large open p►ay area for school children. The current detailed
su6mission proposes two soccer fields and one baseball/sofiball field along with open
space and common areas. The invclvement of the City and the interest in working with
the School llistrict in the purchase and development ol'the Moore playing fields has led
to discontent on che par[of the Meadowood Homeowners and thus concessions and .
.i��reeinents in finalizing the Moore PUD.
�t this time staff is looking for support from Council regarding the agreed upon
concessions and conditions in order to construcl 3 pla��in,fields on 16 acres of land being
purchase Crom the Moore family. Council person Rachcl Richards has been actively
invol��ed in the process from the start and along with the Parks bepartment has prompted
manp of the iiegotiations leading to the agree�ne�iu abnvc. Rachel and the Parks and
Rrcreation Departments all feel that these are concessi�ms that we can live with and still
�llecti��ely provide forcommunity needs.
RI:C0�1n9�NDATIONS:
titaCf recommends tl�at Council give informal appro��al to the f30CC to move ahead witli .
thc f inal adoption of the Moore PUD as amended�+�i�h thc list otconcessions&
cnnelitions regarding the playing fields.
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ALTCRNATIVI:S: . �
Staff teels that 111 the possible concessions have been made wiihout eompromising the
intended use of the park upon tl�e purchase by the city. lf any furtlier concession are
requireci it may not i�e in ttte city's best in[erest lo��ursue lltis project any fu�ther. `:.`"'
�:.Y: .
m,aN�cr�is commr��1•s: � ..
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UW OFFTCES � �
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HII.L,EDWAItDS,EDWARDS &A.DKISON,L.L.C. ;� �,
� CENiIIiNLV.PL�L\BUIIDING . . .y .
:02MAIN57RE£T.SU[IE-�1 ' .
GUtBONDAI.E.COLORAD08t613 � �
iHOMAS G:�1 �HONE
IOSEPH E�11R'ARDS.IR..2.G (970J%3-;900
IOffPH E�WARDS.IR FACSAtII.E ,
. 7AOMASLMIDSON (970)967-;UI '
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Decembez l7,1996 • '
FL�YD DELIVERY
P;[lcin County Board of County Cuuunissioners ;,J,
�30 East�[ain Suea: j
.a.snea,Colorado 31611 x''
, � :
Re: Yloore Family PU'D �]
Dear Commissioners:
I ;enreseat the V(eadowood Home Owners Associarion.Inc.(the".�ssociarion'�and sevezal oi the ' '
_ owners oi pronem within that subdivision. The tileadowood Subdivision is adjacent to and east oi che
pr000sed�toore Family PliD(the'PL`D'�. I reauest ehis ie:ter be eatzred in the recoid of the public
� hearineconc°:ning*hePL�. Code§6--�.lreouiresthat�orDe*.ailedSubmissionaoorovalyoumusthnd
[he anolicant has shown coaiormance wirh the condirions of Geaerai Submission �pproval. The '
a�niicanc has failed to comply with Condirions 24 and=�relarinQ to sir qualiry and traIIic issues. The
:�,ssociationhas hired an exne:�to review rhe informarionsubmined by the annlicant and the��ner�has ��
concluded the applic�nt;ailed to comply with[he requiremenrs of;he Code�nd Generai Submission
aoproval. Eacn issue is addressed be:ow and in the aaacaed reporrs. '
1:
� �ir Qualiry. With respec:to air qualiry,the aoolicarion is insui�cieat because the applicauon j
fails co eomply winc �he requirements of § :-106.3, Code; the totai inerease in P?�I-10 !a
attributable[e the project has not been dete:snine3;the new primary mirigarion snategy(paving
a currendy unpaved pazicing loc)has not be°a demonsffaLed�o be effecrive;and the Applicanr s �� '
mirigarion requirement�as not beaa saushed_ Sze 1ette:s from Bailoffes&Associate�,Inc., !
date3 November 3,1996 and Decembe:12,1996 attached he:eto. �
i.
b. Trat�ic. R%ith respect to �affic, the anolicazion is dencieat because there are si�ificant �� „`
difrerences benveea esdmated and actual�c volumes which require reevaluation of tr�ffic : , __
- impacts along V[arooa Crees Road and the intecsecrion of Vlaroon Cree!c Road and State � , i
Fiighway 3^_;the residenrial trip generarion ratzs are inadequate aad should be increased;the
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Pitkin Counrv Soard of County Commissioners ` �,
December 17.1996
P�e, �•'':,•
impac�of the ball fields are not evaivaced in�he uaxfic analysis:and the response to Condirion
�to. � is inadeqvate to assure mirigation oi ua�c imnacs. See letter from Balloae�3c J"_;,. "
�ssociates,Inc.dated November 19, 1996 amched hereto. ':
,i.:;i'
Further. all of;he air quality aad trar"�c analysis was b�ed on the amject descn'oe�t in Gene:a! ��'^
Sunmission waich is signincantly d'uzerentfrom the curreai nronosai:ae•N air quatiry and uai�c studies t: "
should be required for the new nroject. Thererore,we reouest that you deay the Ptan as pr000sed or,at ;' '
a minimum,comoiy wiih the requirements of the Code before any continued considerarion of�he ! `
apolicarioa
Please contact me if you have any quesrions. !
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HIL', DW.ARDS,EDWARDS��DKISOIv,L.L.C. �'!
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Joseaiv�E�wazds.III � . �
cc: �feadowood Home Owne:s�ssociarion.Inc.
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a Anaociaee�.rnc� � ��'.
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�Vave�wer 3, i°96 . - '
Mr.)os�n E Edwards Ifl �.�`�'
Hiil, Erfwarrs.c"dwards and Adkison . ;'r :
C��ttennial P!aa Buiiding
502 Main Strest - .
Caroondaie,Coforado 81623 . •
Re Mcore ramiiy PUD ana Aspen�Hi;hiands Village�ir Quality r'lnaiysis
Dear.�Ir.Ey.vards:
'+�.;•
!n r�eonse Eo ycur�ue�� 3ailorie:and,�ssociat�..!nc.nas,-eviewed matzrials re!a���o �'
�e;�tocre Family PUD df1G1 r�5�.c:1 H1�5iands Viila_s Air Qualiy Siiidy. Tnis (e+ser re�ors �
cur incin��,and addreszs the roiiowir,g tooi�: '�!
,
• • orore�sional�ede�riais �
• dcc::,r,ents reviewed f
- commen�ort the aGe,uac�of�e ScCOR air qualitr�s�:cy �
� otne ares of conc2r�
Protessionai Gede.�als - „ _
� Amancc F. Bailorie±,Ph.,D., P.� has over we�ry-sev�,yeurs oi exae�ienc_in air auafity �
and=r.virenne�rl anslyszs. He 5as a Sac�,eior o�:c;er.c�ce�r-�e in Civil E:,�nee7ng and ''
a oac�e?cr ci:�r�de�e in�Wail�ernaric:s�om Celw-oia llnive:si.�in,1ew Yor!c,a Mastzr
or u�gir,e�^ng cesres in E�vircnnenr�i�.ngirteer�n;��cm;,`�e tlniversity oi C�icrdo,and a
P!�.7. in Civii E��neerirg ;rom C�[oraco Stzcz Ur,ives;ry. rie has ce�.� invoived in
: avaluaung ��e iroacs or de'/ElQCf12.^.i5 and tr-ar,socrrdcn ;nrr�sJUCUn SIf1C� i971,
s�eciaiiz:ng in air quality and roise��dies. He ias c��eicoed seresai air r�ualiry ass�s�ne�c f'
mcceis,incudine mcs:e`�^.tly,a iot-s�ot O7vi,a mocei wnic:,is�e�ding aporova!7cm�°A
Tcr use on hignways in Colcracc. � '+
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Dr. Ballo'r,'e:�Nas re*aine�' by ;Li�dowcod Homeowne.s ;o review, examine, and make � �
r2�.�.mmencauons conc�rnin�sny ciar<czris��oi�e site and dte PUD procosals which !�
c�uld 'zre=,•�ir quaiity. i nis:z�iiew�N-�s done ro evaluatz�aherhe alf aooiicahle sec�iors cii �:
the Pit'<irt Ccurty Land Use Coce weee obse:`,•er'in develcoing rhe air quality s:udy�or the '
� ��tccre=amiiy PUD and As�en Hioni�r,cs Viilag? I nese inc;uCe SZ_7 j�S?-Z 9,and g�-106 ��
or�e Land�se Cade_ ,
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;000 v�.mo.�cn.�-�vr eamti,�aasss usa. ��'"
�11ane 97C:�7^72.'C.f�z Alp Z'ya1G
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Page 2 ',�.
Dncumerrts tZeviewed ,•�:
• Moore FUD Aapiication,Air Quaiity Se�on{�eptemoe�1993)
• De�ile�Sudmi�ian Aooli�tion for rhe�Noare Famiiy'UD(Cnnd'mon IVo.24),
• t,soen i-tig[ifands Viffage and Moore Famify°L�D�lir Quaii'ry Anaiysis(Apne�dix 101,
prenar2�by SiCOR Jntemauonal,,tilay o �aag_
• Nane�MaciCe�zie. E�vironmental Health Cittce�me:r:o co PiLkin Cnunry Plaaning
•and Z.oning Commission(August 2, l 9%).
� SECOR Resoonsa to Mac�enzie Memo(r�ue%!s:i-!, i 9%i � '
• y.;�tac!Cenzie anci L C�sin Resaonse to�cCOR.�le.:�c,Aug��s 26,1':96). �
• Cnlorado State lmpieme.^.ra�on Plan�or PM.�,Aspe��etr,ent,Seatemoer 22; 1 co�.
� Piticir�Cuunty I.and��sa Cede(in effe*_:Se�tz�r;cer i?9�}. (.See Attac�merrt A.)
Cnmments Qe,arding the Air Quality Analysis
The�c=OR r�saen Hi,n(ancs Vi(la¢e&�bioore F;miiy?L'D�ir Quali'ry Conrcrriiry Anaiysis
{�L�qR 5tuayj prccos� an a,ument that ove.,l! ?.'41.a wmissions�Nii! be recuced upen
impier.;eatarion oi�he�rcoosr'ceve!opre.m�,�ve,�;he?ropose�mitigaacn_ Tne_�:c�y
re^ors�at ther�wiil be a VMT inc�e�se,I7UL 3�?C�G'Of7 07 tc�i=missicns.
We orer rhe toflowing opinions:
. 1. P�tkinsounbi 1_and Use Reguirements Have voi Bea� ��lef The pe.^.ine�t P;t�cin
Cnunr�Land tJse Coce is conrairted in At�cir,;e�t i_ i ne Mocrz=amiiy PUD and As�e� �
nignfands Ullag=appiictions are souresar air�olfuricn�Nhic-�:ubmit�?an�ir Quaiiry
. Imcac Analys�s unaer �a-i 06_? oT�ai Ccde;p. 39 and 90 or A�c4ment 1), whici
sa�s:
�-i06.2 Sucmissicn Contents
(a) A repoR on air auaiity impa� orcoar�% or revie�roed by a
reco,niz� authoriry on air poll�uon ir,dtcin; z�nina�ens and
recommend'aGCf15 C:ncerning any c7ar��ris;i�oi;;�e si�e and�he
prcpasaf�.vnici could a'r,"zr air quaiity inc:u�'in�6ut aoc ne��sarly
limite�to the io[]owing:
{i) Disnersal quali�es or�e si2e anc�he xent tn wnici these
quaiities are�.nec`.ed tn provide rr,r J;e�.�n"c:er.t�ispessal oT air _ , '
po(f��nts oene.�ced dire�y 6y on-si:e aczviri�inclu�'ing sue`t
sourc�as soac_hea�rg,fire�lac�,rosurnts,e*.c.,or indire r{y
by tra£7c wiihin and around�e proccsz:i develoome�t site_
(2} Quantity and camnositton or pai(utants e:�er.e� to be �
dis�.harge� wit'^in the site and any hourly, daily, or seasanaf
v-ariation in th�a ciaract,:ristiG.
(3) Fs�mated cJrre�t and future trip C�:arcGe�5:�C5 inc,uc'ing �
average daily traric ar.d pezk volunes for�c`: mec�e on eact�
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Mr_)ose�n c.Eawards Ill - .
Navemcer 8, 1996 �
Pagp 3 '`•
route linking tfie site to signiitcant reiated d��nations within the ��.'�
region and imafied oollurant a�nissions.
(4) Disper��l qualities of routes relarea to the pr000se�
devefapme:tt si�and anticipated eitect or any added tramc ar air
waiiiy on anci a(ong suctt routes or;he:r drinag� ,
(5) C�moar�oiiity or ;he praoosa! with exising or cotentia!
alte.rnadves:o au�omobiie*rmc�o reeated derinitions. ihis snouid
inc?ude an analysis o� �e de;r� to wnic� the prepase� �
develanme:it site couid 'oe ;e:ved 'ov suc'� alternatives and �e
� ere�t to �nrnicn the rice.�ship ne�:s oi :he proposa! would
re:niorc` iac'firi� ne�'ed to se^�e oL'�er ac�viry areas oT the
Counry and�e;ion. ' �
(6} Anricpated air�oilutiort during deieicoment or"the�rcoosed
deve!oome::t site and conrsuc.:on c:ussd'oy�aciinery,c!earing
or ve;e�tiort, roc.'< and eart:7 ncvin¢, oa�iing one.ations,
pre�aration or;r.at�.�ia[s,s�cn as orave!,nci^�iz,nme�t,and any
me*.h�ds prccaszs'to miri�te suc.�rcil�ticn anri its eiie:s.
(b) Air quality imnac r2�ors snap alsa inciude statements c(the
re�gniz=_d�uthority's�incirtgs certcz.-rtine�e�oilawing:
' (1) Any sDecial c�ign,ce���c:ion nethocs,epera.tirg polices,
or p�blic or prvau imorovemencs whicn wauld reduc_ t}t�,
- auartn��ive or quafi:a�ive imoacs ci pcilutan�produc��y the
� ptcccsrr deie�ocmeat and use oi ;he prcpose� site dnd �heir
esrated�e�.^renes and coss;n�e prcpon�t and rhe puolic
(2) Any spet:a]d�ien conr-�c��on:ne�hccs,ooe�aiing policies,
or oubtic or private improve:nents �Nnici could imprnve the
prvpes��ceve'sooment�ite charac-.er,sr�cladve to air quaiity ci
tfie site and or�e C�unry anc� the9r��ma.zd�.Tec:iven�s artd
cos�s�o tfie ancticant and;,'�e pub�ic
{3) Ti:e exie.^.t�wnich the propo=al ar.d resul�rt air qualiry
leve!s(on�e proocs�deveopment sitz znd ctt�er par�cns of�e
rn�ion) wiil canfortn wiGS e.�cis5ng re^erai, s��, and local air •
qualiry re;llaecns and sanc�zres wit7 and without any saec:a!
d�i?n f�tur�, cons�uctian me*.hcc's, ooeratin� polic:es, or . .
puolic or private imorovements,disc�ssz�in(1)and(?)above.
(a) .(de,�tii�c:tion or araas ex�ec;r= to be mcs: s;gnificantiv
imnac;ed by air po(lutants ger.erzted on rhe pr000szd
development site or $e7e.ated 6y inaea:ed transportation and
other ac.ivities re!ate=to its develooment and usz. ' �
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�Nr.Jose�n E Eowards Ill ' ,
Vovemoe 3,i 946 � ti.
Page 4 ;�`" .
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ln my opinion.?fie�saen Highiands Village and,�.tcare FamiIy PUD
Air Quality Analysis orE�ared by Sc_OR lnremauonal(May?, 19961
does not wmpiy wis� s�-i 06.2. -
3 The TataLjnr�ase in °M;,,.4ririoufi-[�(e To i ne�m�,e��a �V geen f7�...+' �9„ . 7'.
rn :
Tne S�COR analysis oniy inc.•udes rhe de�reioernent oi e:7tission �ac,on and c�ntois �
:
using ,fie U.S. i�vironme:�rf ?roce�on Age�crs AP-Z re�or�, as 0000see �o �e �
ernissions r�mve�in�te Aspen?M,o SiP. In adaiucn,he mobile exhaus;cnmocr.ect �
or the emis�ion rces aoce�rs to have be�n omi,��.4evis�CdICJfaIIORS L[SiRF�i}�e�iP
e.rnission rtes are siown in A�,acirent 8,p;ge 1.
i
i ne C'ti0A s��ciy did not�ice inm cnnsideation�e�ntribucen�o PM,o cf scurcrs cther
�hatt re-entrined Qus Tcm;cacs. i ne.��n�'y,o SiP a���Ln,�iOf il'1P52 SOU!'C�. .�`,Q° ''.f•
A�cime:it C. Otl:er�ip 30UlC:S i.hat St70UfC�E iC�:urtr';cr inc'.uee: �
�'
• Mebiie�Ynaus°.missicns�rcm automobiles and diesei�•c.<s and'ous�s. �
_ • �coi6onal r��urnts anc�riils indir2`;ly`usr��y acci�ona(hom�, i
• Acditionaf�ow b(oweT.
• Tne additional tramc to �e bail nefd and ;wo scccer �;e;cs was nct taicen into
r,;nsice�aon.
• AcCiticnai?M�o reSUlhrg Tcm the c�e.^.7ical inncr_c:cn ir.the aitnosnnere oT other
' mcbile sourc�,ccilu�nts suc:;as hyc�rccarnons,ni�cge.^,axid�,and sulfur cxid�.
in ny ooinion, �tie :oral inc>��e in �M�o attrieutaoie ;c �e ��leore P(.'D anc As�.en
Higniands nss noc�e�.��e*_e.^r:ire:by the,air Qwliry�inalys�s. This si�touid'ce re:,uire�_ "
3. ]"ne �niicanY= Miti�tion Connitm �t �`
9 Has u�r e�^ tilet i ne only contrci
meas�re wnicn accears to a"rer;,5e reauc,ion in�e�i emi��ans orcposed in u4e Sc�OR ��
Sn:dy is die ssa or�tr,t:,�cr de-sc;ng on Lowe��,lzrccrt Ge�:c�oad. If this���e:ssur=wer2
net aKe�,the?;bl.a wcuiC inc;=_��z. as s;-�own in��cime.^,t 3, oage 3. Ac��rcing:e �
Condi�cn�Vo.Z�oi the Generl Subr„ission Accrovaf: i
.. �i
°1"ne anolicant c�mnits to miti;re any inaz�in PM.o at7tou�hhle b t4te?roje� �
(+ncivain;�t:at asscc:aie� with an inc�asa in venic!e miles vave(ed, V,�i�. Tne �' "
Aopficant shall wor'< with Ceuniy Sta�� b es�-b[isi enicrc�able anri verif�a'c!e �
, measures ;nr nitigaung �e inc:easz in PM�,. 1"ne P�1, mitib uon pian snall pe ��
i'
sucmi�ed at de*etailec�ubnis;;ort and;hali recuire aporova!ou the 8oard oi Ccunr/
Commissiones_ The�M,a miu�-�cn p(an snail be reie�:0 4fie�en/P't'<in County ;)
Environme�ta!Health De�arr,ent and the Air Qualir/Con�of Division cf tfie S�.e .
Environmenral NeatL4 Depar�ne:tc for ;heir comment pr"or to Board review and i� i -
appru�ral: {emphasis adced)
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,�Ir.)oserh E Etiwards llI ,
Vavesrtber 8. 1946 • �;,
Page 5
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it is not c:ear wne�.her this measare wiil be approve�l by the pspe�vpitidn E�vironmemal .
f-lealth Qepartme�t �41e:nos from this groun indicae cancem rc,arding the
�viranme�iai eitec�of M�C:on ve;eation and watc a�ta�iry. SK�K resaonded that
stvdi� at various lo�tions have not shown �tat,ti1gCJ_ has harmivl erFe� at low
conce�uauons: i ne SECOR zvciy and folfow-up memos do not evafuate the rate or "
re!ease oi,�IgC;_(slow(y over the winte or in orezter conc°ntrations during the spring `
�aw),or�e u��oT�tiese re!easzs on warer bociies and ve;etation. ' '
If�e.�eNPittdn Health Departrrient cces n�t aoprove�e:ise ot this ctiemica!de-ice.�
� and the 3oard oi Ccunry Commissione�s conc:trs,a redueian in PM�o wouid not oc�•r
wrchouc a reiucron in VMT. In my ooinion,�ve�ii��1gC?_;s aooroved,it is not yet ciear
tf�at the inc.ease in PM„a�i6u�Qie to the;wo�rojer are miII�te�6e=us�tfie acuai
:oral inc:e:se nas not�een�uily de:e�nined. Sea Par;4nn?ahove.
In �enerai, the ScCCR St1:CV �fCCOSeS ro mitiga�e air qu�iN imoac� af tite proposzd
de�re!oome��orimarity�rcu;n�nrtar,c�reauc:ion cri re-e�trined dus Tam roads. Othe
• proneses mitgstion,suc!�as tfse use or a de^.�and-ac3vated;.ansit sys�n or provisiort a�
loc!<e.�s at sc.�;ool to reduc�atie�-sc.ioci�ips,are nnt ciearly aenned with respe�to the9r
ere=:iveness. it is ncrt clear new thesz me�sures�,vould'oe moniiored or convotied.
To cenc'uce.;i)the apolicar,6 nave noi suDmittz�>n riir Quality Analysis camplying with
aiI�pe�ai?�-106?;�i) �he proie�inceaszs in°M,a and ocfre�po!(utants ha4e not 6een
. ce�=.mined;ac:c(?)Ltie prmary mitigation strate;y(�;e us�oT ��1gCl:insead oi sand)may
nct be aoerove�and�ere*'cre r-av�ot oe vi�le "cvE:i If tC is acaroved,�e i�t!incre3sa in
P.til,,, has .a �e dery�inec!�ce*cre :1ze ;ni�garion :ste;y can �e eia(uatzd. No other
(1(U�diIOf1 is preoc�sa� wnic� wo�ld r�ul� in a re�uc�on oT P,M„ as a r�uit or tfie
de�redoDment T"r,ere*or=.in mv aoinion�e Aooiic-wni h�nor,cernensrt�?camolianc�with
Condition N�,-;cer 2�cuetey above;�cr w+;h Piuin C�unr�Land Use Code_
Sinc,roly,
Baliariet anc�sscciates,Inc.
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�rmando�.Bailoii P6.D..F.E - •
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P;zsiden't
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. A7TACF-lMENT A
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Air Qaality Aspec�s oi Pi#lcin County Land Use Code
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ATTACHMEyT B
PM10 EM15510NS GILCULATIONS
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Pages 1-2: Caiculation of PM10 using VMl'�rom Table 718 oi the SECOR Study, and �
� Aspen SiP Emission factors. All SECOR conuol assumptions. `
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� Pages 3--�: Calculation of PM10 using V1v1T Kom Tabie 11 B oi the SECOR 5tudy, and �
�spen SIP Emission �ac:ars. AN S�COR contral assumotions, �1 �
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j Decembe�12. 1°96 � �
� •
. ' 3:;
� Mr.)osenh E.Edwards(1t '� '.
�,:,...
Hill,Erlwards,Edwards a�d.,�dkison
Centennial Plaza•Suiiding
I �02�Nain Streei �
Cat'bondaie,Coiarado ST623
� Re: ��toare'ramiiy FUD and Asnen Highlancs ViUags Air Quality Analysis
;
� Dear Mr. Edwards: '
• 4,�
r.
In response to your reques�Baqe�et and Assaciates,lnc.has reiiewed ad�iuoral materinls �._
( re(a•.ed b Yhe:�(oore t=amiiy pU0 and AsDen`iig:�fands Viilage Air Quali'ry Study whic!�•+ve �'
rec�ive��is weak. i hi=_ {ett=r is a sucole:�ent,o our lerer or vovember 3, 19%, wi'.i E
� comments on the zew docs�ments. {
4
Additional Dacurnent Revi¢we� ' �
� � ScCOR�Wemorandum to N.r�{ac;tenzie and Q.,�lagill GVovem6er?1, 1996) -
Comments ,
' 1. The new ScGOR study presants a diiferent ano�oach to the air qua(ity anaJysis wiu5
resoe��to:P;e;nitigaticn pragram�5an�he:r earfrer studies("Asaen Higit(ands Viilage <
and Moore "ramify P�'D Air Quality Analysis;Appendix 1 Q),"orepared 'oy ScCOR i
� , intemational, ,�tay°, 1996; and,Augur i4, iS90 SECOR Resocnse to��tac;�enzie i
• �btemo}. The use oi magnesium c;doride to reducs r�M,o, propose� in che zarlier �
studies, ha5 bee� dropped in favar oi reduc:ions oi?M;o due ;a reduC�on or the '�
amount oT mud and dirt;rcked�onto area sJe�s;rem a cur,antly unpaved paricin�
lot•,vhicn woufd be paved, resu{tin;in a possi6fe re�uriln in�M,o_ Tnis aopears to =
be:he oniy mivgation stra�ergy oresent,zd wnici would eciie=-.ively reduce PM�o. �
2_ SEC�R has used ❑etu trafric data irom the'1atest Maroon Creek Corridor Deaited •
Transocr•ation Plan"_ I do not have�accss;a;his pFan ar.d cannot verify that the •
trrric data has 6eV.�used aperooriately. ,'Vevertheless,VMT is shown to incrzase in ;
tha new s�dy,even though:,5e new study has�cluded�rom consideration addicinnal
VM i 7om the a'r,'ordable nousing a,rea. V,�tT are shown to intrease even with the
addition at improvements aimed at reducing the dis�ncs craveled within tt�e school
drap-oR znne. This is statad,0 6e the"main miti;ation measure,"out by itself would ; '-
' not reduce V,tiiT or�'vt,,. ' y �
3. ScCOR continues�o use the"more rec2ndy publisS�ed AP-42 emirion TaC�nrs"ior re-
enuairted road dus�ra�er than those pr�sestted in tfie Aspen PM,a SIP,which are
ICEO Y�rynen�C�ria`GSw G11IrtJ.CD/OAS UJA-%bna i7C IIi.i771•f�S 97G 7]]•2l2O ' - '� .
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� Mr.)oseph E, Edwards 111 � ' �
December 12, l 996 �y � ''.�'
Page 2 , �:'
higher. The higher emission�actors wauld result in hig#�er PM,o amounts entrirea _
intfl the atrnosnfiere. .
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4. The new�tudv still does not address other sourczs oi emissions pointed out in ouc ;k-�
November e lerier;includ3n� �Y°. - "
• Mo6iie exhaust emissions sram automociies and diesel wcics and buses. '
� ' • Additionai restaurants and grilfs indirealy caused by additional hames.
. - Additional=_now blowers.
• The additional�-aizic to the bail field and cwo soccer�ields was nar�ken into `
'..
consideration. r
. • Additional PM„resulting�rom�he che:-iical interar.ion in the atmosohere oi cther �:
mobiie sau�ce pollurants suc�as hydro�rocns,niuogen oxides,and sulfur oxides. �.'•;��
lAs s�ated +n our November B letter, in my oninion, the totat lncrease in PM,� ��
attri6u�ble to the�toore PUD and Asoen Higi�iands hzs not be�deLermined by the �;
Air Qualiy.�na(ysis. This should be required,
� • -
� �. In ;eneral, rhe new SECQR Saudy propases to nitigate air qualirf impac� or the
Froocsed develoomen�primariiy thraugh e�nancsd reducticn or re-entrained dus:
from raads. This�is.o Ese acenmp{ished'ay paving one currently unpaved parking fot
In ?he downtov�n �pe� arer The reductions ar� based o� assumntions an the
amount oi;nud and dirt camed outto rlspe�sve�*s 6y csrs trom such a paiking Ic�
• - Tne reierenc�;iven oy StCOR is ta a 7 995 EPA�szudy dde�: Crrarac`�rization or �
MudlCarryov�onto Paved Raads frvm Construction and Demolition Ac:ivrties. It is
,not a: all c:ear 3�at the amount oi mud and dir, trac!ced out of conmur.ion and ;<
demo(ition sites by lar,e truc4s and cons'�ruaion equipmerrt is comparable or
apoli�hie�n that�ac<ed out o�a compac;e�and;radea�ir parking fot by cars and
ltght pic?cups. I�,as is likely,much 1�s dirt ana mud were cr<cced out or;he:�npavee
par<ing loc�han from a consrrucrion site oi similar:ize,�he�the reductian in ?M,�
. given in tfie�Vovembe:27 �ECOR mema(�aSe 13)wauld be signin"cantly ove�s'ated, +
�.
The agplicability oi�he FP.�muc�ldict czrryaut study A this mitigation strategy has nat .' '
been demons•rated irt the NovemEes 2 i SEC�R memo. Tfie redue.ion in carryout
mud ana dirt is the nnly potentially effeaive mi�gation srratery proposed ror reducit�e � `+
PM,o from existing te•rels,and there is no;uarantee*,hat it would be eifective i�the ��
amovn�or dirt carried out of the paricing loi is muc5 less than assumed in the SECOR �:�y `
memo. ,
� �� i
Conclusions •' �
� Iss my opinion,(7)tf�e appficants have rtot suomiGed an Air Qe��iity Anafysis cnmplying wrth
all aspeCS o155-106?;(3) the proje�s'total inueaszs in PM,,,anc other pollutants nave noc �
besn dete*mined;and(3}the new primnry mitiga5on s7atery(paving a currenr7y un-paved �
parking lo�has not 6een 6emonsrrated s�6e e�rective sinc�it is based on a study which may .�'
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' Irir.Joseph E.Edwards ilI : 1�
` Oec°mber t z, 1996 -
1 Page 3 . � "� � '��.
; �at 6e aaplicable. Even ri this strateQ,y were v,abie, the vf) incease in PM,o has ta 6e ���
de�rmin�d beiore the mitigadon s-�rate;y can be eva[uated_ �Va other mitigation is araoosed ��'�-
;:``.
wRi�wauid resuit in a reduction of Plvt.o as a resvlt of�e development Thereiore,in my � •�
I opiniart ti�e rlppiicant has not demons�ted ccmpliance wiih Candirion vumoer 24 qu�te� '" ?" �
•in our November 6 letter,nor wiih Pitkin Counry Lano Use Code, k�'
'�: .
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� Sincerely, ': .
' Balfonet and Associates,lnc. � ���� '
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. Armando =. Hailoriet, Ph.p.,P.E. �;;'
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. BALLOF��f'� r.,. �-;.:,;
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Navember 14, 1996 -
': .�
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Jaseph E Edwards III _
Hill,edovards,E�wards ar�d Adkison
Cencenniai Piaza Buiiding . .
�02 Main Street.Suite ZOi �
Caroandale,Coiorado 816Z3 . �
� . . . ..r r-� <
RE: Moore Family P.U.D.Tra'm"c 5tudy Reyiew �
� .Dear,tiir. Edwards: . . , .
� Per your request.8allorfet&Associates has reviewed various matenats pre�ared ror ur-relate�.
to the,�ioore ramily P.U.D.developmentpr000sai. Tnis�evie�N iocuses o�potendal traffic.
imoacs to the residenu of the Meadowood Subuivision,lo�te�immediately to tfie east oi tfie �
proposed Moore Famiiy P.U.O.
Tnis lesier cantains the following iour tooics: . �
• proressional credentiais
. • documena reviewed. •
• comments regarding.adequary or zarr"tc anaiysis comole!ed co date,and �
•. areas oi.additional analysis . •
Professiona!Gederitiais � ?. ,
Mr_Ray A.�1oe,Sailo$ei&Associates'Diret2or oi i ra�sportation 5e�vices,has over�4 y�rs _ ' ��^
. or direrly related transportacion impar sudy expe�ise. ��1r.;�ioe received.a eachelor oi
Seence Deoree in Communiry P4anning irom the University o�Cncinnazi,where he ;
, speciaiized in ffansportation. He has prepares�hundrers o�:raiic impact s:udies ror various l �
cry,counry,state,and federf aae�cies througnout tfie westem Unitec States. He has and�
conunues;o review aariic impac:��udies ror various agencies wiihin the State or Colorado.
He.also develooe�ttte'Guide!ines ot Tramc Impac Studies'for Araoanoe C�unty in 1.995 on .
how to prepare tratnc impac:studies and'nas assis:ed the Gry or For Coliins,Ciry or Loveland,
; and tarimer Counry+n updating their tra'm`c impaa anafysis require.ments.
Mr.Moe was re�ained by Meadoweod Hcmeowners[o review,e.�mine,a�d make recom-
mendario�a conc>_ming arty c�arar>ristia or the site ano PUD preposal which could afrect�
trainc. • .
Docume�ts Reviewe� ' . . � .
• Aspen Area Cornmunity Plan,Trar.sportation Impiementacion Plan,June 1993 . , .
• Aspen Area Community P1an,P1an Appendix Final�r-.rt,Alan Ricnman Planning'ServicPS, . ..
September, i 492. . • . -
• i
14N Wa��SL!Swl�333.O�nrw.CO Ip7C1 U$p•Ppon�7N S3h�54.FAi�09 S1L7Ti� . •• . .
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November 19,7946 • �
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• Various Appendices(ndudetl in DevelapmentAoolicationc .
- Appertdix 3: T�c Stuciy�'�Aoore Family P.U_D_,Scnmu�er Gordart Meyer•Inc, ��:
August 1993. '"�'
. _ "r.4,
- Appendix 3: Tra�c Study Aspen Higniands Vil(age,felsburg Hoit&Uilevig,January
1494_ - .
- Appendix 11: Letter from Ronen E. Danie!)r.,Projec�ianag��Hines to Tom Maore,
�nay 22; i?96. ,
f
- Appendix 12: Various iraiiiC counts conduc:ed in�anuaty]995 along AAaroon Crea?c .
Rd.at Castle Cre>!c�oaci and at the!ower Highlands Actess.
j
- Appendix 13: Ecisting daily and peak nour currt r.�ovemenz counu and estimates along �
" Maroon Creek Road,rels6u,P-!oit&!!llevig. .
Excerpts on naw the appiication responds co Condicion 25. , �
• ;vloace Family P.U.D,Alternative�tilas;er Plan;orepued by�ternam i]esign Studios,April
20, t 994. . . , �
. ;:.
• �4taareFamily P,U.D.Re�ise�Qeai(eti 5uomission Overview Plan;by Scnmueser Gordon ��
, ��ieyer Engineen 5urveyors,Se�temoer 27,19%. . • � •
Comments Re�„arcfing Retiewed Tra�c StudiesiDaia .
Based on my review or the above-reierence�rrt�c r.udies and daca,I have identin"ed three
a�eas ar potantial.concrm refated to trainc i ne�e are discussed as roAows:
Sipnificartt Differences Betwe�ai Estimated and.�ctual Tra'm"c Volurrt�Requere.R�Evafuation .
oi Tratnc ImQacts Along,Naroon Cree!c Road and the fntersectiort of,Naroon Gee#c Raad
and SH 82: The es�imated base ior 6ac.'<ground:ra'r,ic on�Iaroon C:eek at its intersettian with
SH 82 is Figure 2(also Appendix 13)of the Traific Studv 4 en Hie�lart�s Vi}lag?,prepared' '
by Fetsburg Hait&Ullevig in January b944. This zenioit presents e�cisting trafr'tc conditiorts, , •
cased on tum movement counu or estimates_ Aopendix 12 presents actual)artuary 1995 daily
and peak hourtra"m`c.counu far this same(o�tion,,4{aroon Gee!c Road,at its inter'sac'aon wifh .
SH82: A comparison oi these twa sources is presented'in tfie rollawing table:
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Joseon E.'cdwards pl 'r;_ .�;
Novemoer 14,i946 i�' '�..
Page 3 :�..`;. .
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Aeak Hour Traffic Vo(umes
� Adaroon Cre�C Between SN SZ and Gsde•Ge�c Road'
' � . � , . .>•.Y. ;
AM AM AM PM PM PM ', k �
^�4
lnboued Outbouad Total inbaund Ouibound Total 'Z:
1994 Report 425 360 i85 340 �95 835
r�i�:
1495 cxisting 619 �21 1,041 367 658 1,0�9 •
Olifere�� ' 194 62 250 21 163 184 �
°'o Gravnh d6°l4 17 0 33°e 6°a 33 a L a ��;,''
• Tne�timated existing volumes assumeti in 1?94 are signiiicantly lower�:han ac.ual 1945� +��
. cnunrs. Tne diiierertce be:wes�d�e 1494 and 1995 estimares neads io be rectined_ If ihe
eeisting 5ase vol�mes are low,rorecasu�at include the��loore Family P.U.D,will also be '
low. Bemuse oi existing conc�tns about widening Maroon Gee!c Road to a Class IlA�AAain . �
Coilec:or,wnich would be ne�sary to accommodate preiious�orecasts based on low
e�cis.ing estimates,potential impars based on acuai counrs would'oecnme intolera6le. T'ne �+�
pr000sed mitigation measures would be inadequate. Tne tra"m"c s.udv should r�valuate .
�lrloore Famiiy P.U.D.tra�c imQac�s wich currenc ac.uai counts;rtot orevious asiimates.
Residential Trip Geaeration Rates Are Inadequate and Snould Be lecreased: The dai'�y trip. ,� '.
, ge.�eration 2te presented•in che i.raff'ic Studv�toorr Familv P .+> and theTramc Stvdv
As°en,�!ienlands is-�trips per day. Tnis is cfie published rate in the Pstkin Counry Road
Standards. The Tranic Study states that:h�e rates rerlea a"strong';ransit syscem mnsistent . �
with the app�icanrs commitmenc co a very hign level o�:ransit service. lts a comparison,the
institute ot T2nspor�tion Engine�ss i rin Generation Ahanual,wnic.`�is�the transoortation . .
indusry sfandard throughout the United States,identii�es 9.�5 daiiy.trios per single iamiiy
dwe!(ing unit,a dirlerence or 5.55 daily crios oer dwe!ling unit.
Whereas Pitkin Counry and tfie appli�nYs objecive ot pramoting a"suon�transit system to
reduce the dependene/on the automobile snould be commended,discoundng theautomobile • �� •
. � ,;�
.trip genention rate by�8 percent on a site-spetiric traisic anatysis is nignly.specviative and
inappropriate. This potential error 6asad on discounted residendaf trip gene.�rion ra[es . � , _ i
� betomes mmpounded and even-more paramounc when considerin�thac.the badcground °_'�'
trainc velume esiimates for the.+,spen Hignlands Village trart3c study similarly:used four daily �-
trios per dwelli�g unic ratfier than the°a�indusuy standard. . � �`
. • Tne Insatute oi Transporration Engine=rs srandards ror conduc�ing trmc impac.analyses is to �" �
provide a full disclosure o�the tramc impacs that may result irom a proposed project. Then r.�:.
potential mitigation measures,such as.ransit altematives,can 6e pr�ented to tf�e review . .
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)osenh E.Edwards 111
�avemoer 19,1996 ' `
Page 4 i.
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agenc�far consideration as 6eing reasonaole. The Trarr'��St�dv Moare Familv?.U_D_shouid
be updated ta retlea indusay stanaard trip generadon rates for the•endre studq area to provide
•a futl disdasure or potential tra'mc imoacts. Furthermore,same attemative mitigatiorr should'
be reeuired in tfie event thac tne Pstimateo trip generaciort is arceeded. One.opdon would 6e .
x pface a trip budgei on the projea approvai,where me maximum deveiopmenc potentiai for
the projeawould he 284 daily crips as specined in cfie traiire srudy. If accual train"c caurtts �
reacn�e trip budt3et prior to rutl development,addicional mi�igacion would be required prior •
to issuance or turtfier kiuilding permiu.
Im¢acis or Ball Fields Not Fvaivated in Train`c Analysis: Tne Augus:.1993 Trarfic Studv . •
Moore G�mitv P.U.D.e�amineti the traffic impacts that would result rrom 40 fre_marke*_and.
31 ariordanle dwelling uniu. A(thoua,'n the original pians or000sed one softball field and one
soccer tield,they were identified for sGiool purposes;�enc4,no additional trip generatian ior
� tfiese uses was identin"ed. The current plan,howeve�,has one soit6all tield and two socc�r
nelds,which would be used ror receacionai programs and anracc users Yom througnout the
_ city,caunry ana region. This change in number and use�s oi ballfie!ds wiil result in a signi- ' .
fimnt Tainc impact that was not addressed in the e.�rre.�c submittal. � .
.There nas heen no trip gene�cian,tramc imaar.,nor�aricing analysis pre�ared for the pro-
posed fiallfields. 9ased on an estimace or two teams per rieic,riiteen perso�s per[eam,a . ' ;_
twency-;we petcen[visitor rate,two umpires,and one score keeper,tfie trio generatia�rate for •
_ three tieids wou�d yie�d aoQroximate!��120 vehicles_ During periods whe.�one game ends
� and o�e oeoins,240 peak nour crios could 6e gerteraced. G�ven thac the entire trip generadon
estimate Tor�he proposed project as contai�ed in the tramc s:udy was�84 Vios,an additional
� imoac,or 240•peak��our trips•.vould be unbearable. Tne tr'mc s:udy should be re�one and
avaluate tfie tra"mc impacs assaciatea wich the three oailfie!ds as proposed. Impacts ar this
use is not limited to natnc. A comprenensive�arking analysis should also be conduaed for
. the proposed ballfields that addresses scieduling,overlau oeteveen scnedvled evenu,and '
overti�ow parking._ "
Conditioo 25 and Response!o Candition 25 is Inade�vate to Assure�Nitigation ot Traffic �
ImpaCS.. C�nditian S ates: �
At de*.ailed submission,the Appl icant shall provrde a deAiled transit plan addr�sing the
, toltawing•issues: = `
A. The level oi aansit service is to be provided oy the.ipplicant Including noun of operatian, '
. season or"operation,frequene�of service(headway),and vehide types and capacides. •
8..Where transit vehides will be stored and mai'ntaine�. , • •� �
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,
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loseph E Edwards II! . I'�;s"'`�`
� Novemoer 79.T946 { '!'•"
Page 5
, ti.
C 'Nheeherspare transit venicles wii[be provided to accnunt mairnenan�down urire,eic . " �
�D. Routes ro be served. .
E Promotion saategies.for transit service. '
f. hfanagement and operarion alan ror rrartsrt servrte atrd intended provider. • '
!n order to manitar the eifec�veness oi transit service,the Appiicanc shall also provide the '
rollowing inrormadan rn the deailed transic pJan. � � , .
G. Base�ine 4arirc volumes,cJrrent transit ridersnip in the A�Jaroon G�ee!c Vallei. :
H. Trarfic cnunu entering and errdng che��loore proje:;arter consrruc,ion.
.1: • Ride:ship or tfie proposed transit syste.m. 7his inrormauon sitould e summarized ror peak •
' arrd ori-p�lt ses.son,peak,�i�f and PM hours and by daiiy ride:snip.
. Wfiere�s�etondition 25 resoonse addresszs:he issues or rype or uansit service and potenciat '• '
ridersnio,t�e response faiis:o addcPSS the discepanc/he:we�.��on-rnsit trios and the ' �
assumed trip ge.�eration in the tra'mc stuay. The resoonse does riot address altemative
miiigations ii►he transit program does noF mitigate trafsic as proQased. Specin"cilly,the
response sates the�ioilowing assumptions; � _ �
1. ine PttJcn.Counry Road Standards and 5pet-irir.�tions assume 15 penon crips pe�single �
iamiJy dwefling unit .
2. Ten percent oi all b.toore PUO pe:son triDS wil!ocarr at peak rimes.
, 3. Twenry-five perc�nt of a!!Moore PUD penon Uips wrll be vra cransiG ', .
4. Se ienty�ve percent oi a!!rWoore P(JD penon ains via transit vvi11 be via Moore:PUD �
� demand responsive setirce(dial-a�iaei and 25 percent wil!be via RFT.i. ' �
If it is assumed that twe�ry-five percznc ot atl A�toore PUD person trips will be via transir,then `
�sevenLy-five percent will.6e bycar and other modes. This would equal 15 persan vips time; : • -
71 units times 75 a,whicii equals i?9 trins. Even with a very aggressive auto vehicle rider- •
ship and bicycfe and pedesaian usage,the 799 trips figure is signincant}y greater tlian the 294 '
Qips presented in tfie Raific study. Tnis dispariry wou[d be even greater if the ZS.percent • ' .
transit assumption was rtot achieved. Tnis response shouCd e�plain the disparity and altema- • '. ,
. tive'mitigarions. " : • • . •
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lasean E.:flwards!11 � `✓,.,.
• Navanber 19.199U �
Page 6 �i.
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Areas of Additionai Ana�ysis .
In summary,the dendenCies in tfie current Trairic Studv,�too«ramilv PU�and in response J.'.�;.
to Cnndidon Z5,the hatfic study shou(d be redone and address the rollowing issues: . '� �
. � . . . � . - �e`iY' .
• Qeveioo an.updated riatfic base using current daiiy and a.m.and p:m.peak hour trasfic
couna thai are less than one year old. � � �
• Projeci inure trainc,bo�projet:and cvmulative develoomenu,6ased on standatti ttip . ,
'� geaerations withaut discounu`or transit. •
• Candur a deraiieo program analysis orvarious scnool and field e��er.cs.EO de*.errrtine trio �:.
ge�ertion,wnere iuture users or the exisring and pr000sea atfile[ic Tields wouid travel
Tom,wnai mode of transportation they wouid use,anc:fieir imoac•s aiong Maroon Gee!c 'J'
rt
Roac and;tie Nleadawood Subaivision. Alsa e.�camine?aricing imoacs 7am the proposed '. � °
�•.�.
6aIlHeids. ,� M�
• Dese�nine alternative miti�tio�measures to Cransit in�e event that mdnsit does not cap- !
• ture the ridership esiimate<_orojere�_ ' � .
' • i
Please contac me iTyou have qu�aions,or ii 1 may provice addicional inrormation. � � , _
Si ely, . � .
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� Ray A.Mae - .
Direcsor or Transportation Services . .
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)ss. Co� of Nolice � , .'
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f.Andy Sfm�e,cto solemnly swear lliat 1 nm Il�c 13dil��r -" ' �
in ChicE of'CFIE ASPEN TIML•S:lhat tl�c san,c i.a�vcckly � �.,��t. � ' � '
newspaper printed,in,wl�oic or in yart�:Itl(I t�U(1IISIiMI 1❑ ,
the Co�mty o[I'ilkin,State of Cotorado,and has i Geneml
circtdation Uierein;lhat said newspaper h�s bcen pid,- ' ,' i�;•'' .
lished conlinuously and uninlerrupicdiy in s:iid Com�ly ;
o[Pilkin,for a period of more U�an lifty-Iwo conscculivc ���� •��• •"
AE:�P1TK1N COUNTY UND I15E CODE '
weeks next prior lo the first publicalion o(the anncxed AMEMDM6NT ADDING THE AFR-1 ZONE �: "
legal nolicc or a.dvcrtisement;��ie�S�IC�t7Ct4S�7:1��Cf�1:15 N�p ME IS HEREBY GIVEN th�H nbllc •t. �
Ueen ad�nilted lo the United States mails as sccnnd cl�ss �+��un�roaeo•r�a+xn��.n, 'i �
:1996 at-a spec4l weeti�to 6epin st 7:70 pm ' •..��
_ maller under U�e provfsions oI llie Ad of M�rct�3,tii79, edorcmeaouaac�urcommu,�..:, ?i'j�• ' i
or nny amenJmenls thercof,and U�al said iu�ws�mper is n Dkhkt CouHroom,596 E ALIn 3t..Aspeo ta
�auxw.mma�m�rium,cwwr i.w ux '�I
a�veekl news a�cr dut ualified far wblisl�in;lc�nl �m�����+�o�orm�nrna�. � ., ,
Y P 1 Y 4 1 I tr dutAct For hrtlra Wormuion conlut Rlek i�
nalices and adverlisemenls wiUi the ineanin+;of lhe la�vs M.e+t� u �+k e.xotr+�t�� com�w���y
uf Il�c Slatc of Colorado. , �v�ioom��e u�P,re�����s�o�szososz,
Copitlo(t7rcpraposadRetolutbnarcavsllaEk' � .
ro��en<wnM��o�a��s.rn�,w�u,w .
That lhe annexecl lc�a!notice or advcrtisemci�l was pub- s�sa euc`�as�f kv�C londa 916�. ,
lished in tl�e regular and entire issu¢of e��cry numbcr u( �1O"°�����,,,�,.�,wca,aqtu,k • `'
said weck(y newspaper far U�e period o(�--cvnGCCU- M1+mrsRTruqCAW • � A
live insertions;and Lhat tlta[irsl publicalion vf.aid nolice Po61ISM1edm,��n�ov ie�9s�s �
�wa in tlie issue of said newsp�per dated ;+ ' !`'
ll�_A.U.,29�� ,«a�i„�a��i,s�r���- ; :;'.
licalion o�(said nolice was 3n thc issue of said ne�vspal.cr :�.� �`�-'
daled !lqi,,b A.U.,19��. , `;t' '
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Subscri ed and sworn lo before mr., � n�lary � '�,;; .
public in nd for Ihc Co ily of 'ilkin,Slatc of Culu�ado, � , :�: ; ;
on lhis �$ day of A.U.,19�_. ! ,i! ,
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NotaryPubl�c ' . . '�.:;ia +, .
My commissiai expircs —4—Q�" " � �
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