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MEMORANDUM
TO:
Pitkin County Board of County Commissioners
Regular Meeting - April 12, 2006
THRU:
Cindy HOUj(~~ty Development Director
Ezra Louthis{planner
FROM:
RE:
Aspen Fire Protection District Rezoning, Public Master Plan, GMQS Exemption for Essential
.community Facilities, Special Review, and Scenic Overlay
REOUEST: The Applicant is proposing to develop a 15,500 to 16,000 square foot fire sub-station on Lot 2,
Block 2, North Forty PUD/Subdivision. The sub-station would be located on the Highway 82 side, or west side
of the Lot, and would be two-stories in height. The front of the station, or west side would be buried into a
small bench on the property, with one level being buried, and one level exposed, thus being perceived as a one-
story building from the highway. The upper level for this portion of the station would contain an entrance area,
a meeting room, an office and a one-bedroom, deed restricted apartment for a station manager. The lower level
would contain storage, gathering space and four small bunks for volunteer fIrefighters. There would also be
three bays for emergency vehicles located on the west side, as well as some parking spaces.
The rear of the station would contain three drive-through bays (going north to south) for emergency vehicles, a
training tower, and additional parking. The fa<;ade of the station would be brick, and the design would be
pueblo style with flat roofs, similar to that of many buildings in the AABC. On the east portion of the Lot, a
berm would be constructed with associated landscaping to be left as open space for now.
The proposal requires the following approvals:
... Scenic Review;
... GMQS Exemption for the development of an Essential Community Facility, and a deed restricted
apartment for a station manager;
... Special Review for the development of the facility;
)> Master Plan Approval;
... Rezoning of the property from AH2IPUD to the Public zone district.
APPLICANT: Aspen Fire Protection District (AFPD)
PROPERTY OWNER: Sage LLC
REPRESENTATIVE: Alan Richman
LOCATION: The subject parcel is located just to the north of the AABC gas station, adjacent to the North
Forty housing development.
WNING: The current zoning for the parcel is AH2/PUD.
ACCESS: Access to the site is off of Highway 82 at the AABC traffIc light, Sage Lane and Front Way.
BACKGROUND: The Board approved I" Reading of the Rezoning request from AH2IPUD to Public, and set
2"" Reading and Public Hearing for the Rezoning April 12, 2006. The Board also continued the Resolution for
the Aspen Fire Protection District GMQS Exemption for Essential Community Facilities. Special Review,
Adoption of a Master Plan and Scenic Overlay to April 12, 2006, with direction to Staff to change some
conditions. The requested changes will be reflected in the Draft Resolution, and are listed below:
I
Aspen Fire Protection District Substation
April 12, 2006
Page 2
... Clarify the language in Condition No.5 regarding who is allowed to be housed within the Caretaker
apartment;
... Add a line to Condition No.8 that mandates a Housing Audit in 5 years to verify that the appropriate
housing mitigation has been provided;
... Add a condition that the Applicant will work with County Staff regarding the secondary emergency
access to Highway 82 in order to determine what is needed to be done;
... Add a condition that requires a warning signJ1ight system on Sage Way and Baltic.
RECOMMENDATION: The Board should adopt the following motion, "to approve the Aspen Fire
Protection District Substation at the North Forty GMQS Exemption for Essential Community Facilities,
Special Review, Scenic Overlay and adoption of a Public Master Plan" subject to the conditions in the draft
Resolution, and "to approve 2"" Reading and Public Hearing for Rezoning from AH2IPUD to Public" subject to
the conditions in the draft Ordinance.
ATTACHMENTS:
A. Draft Reso
B. Draft Ordinance
1.--
RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, GRANTING APPROVAL FOR GMQS EXEMPTIONS FOR AN ESSENTIAL
COMMUNITY FACILITY AND AFFORDABLE HOUSING, SPECIAL REVIEW, SCENIC
OVERLAY AND ADOPTION OF A MASTER PLAN FOR THE ASPEN FIRE PROTECTION
DISTRICT SUBSTATION AT THE NORTH FORTY
Resolution No. _-2006
Recitals
1. Aspen Fire Protection District, hereafter "Applicant", has applied to the Pitkin County Board of
County Commissioners, "BOCC", for approval of the Aspen Fire Protection District Substation at
the North Forty GMQS Exemption for an Essential Community Facility and Affordable Housing,
Special Review, Scenic Overlay and adoption of a Public Master Plan.
2. The parcel is currently undeveloped.
3. The parcel is specifIcally described as Lot 2, Block 2, North Forty PUD/Subdivision.
4. The Planning and Zoning Commission heard this application at a special public meeting on
February 23, 2006, at which time they unanimously recommended approval of the Substation,
Master Plan and Rezoning. The P&Z voted 4-0.
5. The Board heard the request on March 22, 2006 at their regularly scheduled meeting and public
hearing at which time evidence and testimony were presented with respect to this application.
The Board continued the Resolution to April 12, 2006 and set Second Reading and public
hearing for the Rezoning on April 12, 2006.
6. The Board finds that this application is consistent with the Aspen Area Community Plan and the
Pitkin County Land Use Code.
NOW THEREFORE BE IT RESOLVED by the Pitkin County Board of County
Commissioners that it hereby approves the Aspen Fire Protection District Substation at the North Forty
GMQS Exemption for Essential Community Facility and Affordable Housing, Special Review, Scenic
Overlay and adoption of a Public Master Plan, subject to the following conditions:
I. The Applicant shall adhere to all material representations made in the application and public
meetings.
2. The Applicant shall be required to submit for approval and recordation an Aspen Fire Protection
District Substation at the North Forty Master Plan in accordance with Section 3-240-030 of the
Land Use Code within 60 days of final approval. This Plan shall be substantially as presented in
the Application including, but not limited to: proposed development, table of Dimensional
Standards and Uses, and Maps.
3. Lighting shall comply with the Pitkin County lighting standards at the time of installation.
4. The Applicant shall deed restrict the unit to Category 3, and the unit's occupancy shall be limited
to Aspen Fire Protection District (AFPD) volunteers or employees.
5. The employees to be housed in the deed-restricted unit should be members of the volunteer Fire
Protection District. In the event the unit is to be occupied by someone other than a volunteer
( f
, "
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Resolution No. _-2006
Page 2
fIrefighter from the AFPD, then they shall meet the qualification criteria contained within the
AspenlPitkin County Employee Housing Guidelines for Category 3.
6. The Applicant shall meet the minimum occupancy requirements for the unit proposed.
7. The bunkrooms located on the lower level shall be occupied for no more than 24 consecutive
hours, except under extended emergency circumstances.
8. The Applicant shall pay applicable road and affordable housing impact fees, and appropriate
credit will be given for on-site housing as allowed by the Code. Five years from the date of
approval, the Applicant shall complete an employee audit. The Housing Office shall approve the
auditor, but the Applicant shall pay any fees associated with the audit.
9. Prior to issuance of a building permit, the Applicant shall provide a landscape plan to
Community Development for review and approval.
10. The Applicant shall provide a Comprehensive Drainage and Erosion Control Plan for review and
approval by the County Engineer prior to the issuance of a Building Permit.
II. No noon whistle shall be employed.
12. The Applicant shall provide a detailed Construction Management Plan that addresses among
other items: parking, staging of equipment and material, trailers if required, proposed hours of
work, traffIc control and construction signing. There is to be no use of County Roads or road
rights of way for parking, staging or storage of material.
13. Prior to submittal for any building permit applications, the Applicant shall submit a Fugitive
Dust Plan to the Environmental Health Department for review and approval. The plan shall
include measures to ensure that dust does not become a nuisance and travel onto adjacent
properties.
14. Prior to the submittal of a building permit, the Applicant shall provide letters of intent to serve
from the City of Aspen Water, and Aspen Consolidated Sanitation District.
15. The Applicant shall be required to demonstrate to the BOCC that there is adequate mitigation for
the internal lighting impacts on the surrounding neighbors; for example, shading or minimizing
garage door glazing.
16. Prior to the issuance of a building permit, the Applicant shall provide emergency signage on
Baltic Avenue and Sage Way suitable to the County Engineer.
17. The Applicant shall make a good faith effort to work with the appropriate entities (County,
CDOT, etc.) regarding the potential need for emergency egress from Sage Way directly to
Highway 82.
18. Failure to comply with the conditions of this approval may result in revocation of this approval,
or any subsequent permit(s) or approval(s) related to this property, or vested rights associated
with this property.
19. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin
County Land Use Code and Colorado Statutes, subject to the exceptions set forth in Pitkin
)'
.
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Resolution No. -2006
Page 3
County Land Use Code, S 4-140 and C.R.S., S 24-68-105. The statutory vested rights granted
herein shall expire on
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES on the 19th day of
February, 2006.
HEARD at the regular meeting and public hearing on the 22nd day of March, 2006.
. ADOPTED at the regular meeting and public hearing on the 12th day of April, 2006
PUBLISHED AFTER ADOPTION FOR VESTED REAL PROPERTY RIGHTS IN THE
ASPEN TIMES WEEKLY ON
ATTEST:
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
Jeanette Jones
Deputy Clerk
Mick Ireland
Chair
Date:
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
John Ely,
County Attorney
KL\{\O~ (U 4~
cindy Houben,
Community Development Director
Case #254-05
PID #264334416300
.s
ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, GRANTING A REZONING FROM AH2/PUD TO PUBLIC (PUB) FOR THE
ASPEN FIRE PROTECTION DISTRICT SUBSTATION AT THE NORTH FORTY
Ordinance No. _-2006
Recitals
1. Aspen Fire Protection District. hereafter "Applicant". has applied to the Pitkin County Board of
County Commissioners, "BOCC". for approval to rezone Lot 2, Block 2, North Forty
PUD/Subdivision from AH2/POO to Public (PUB). in order to build a substation.
4. The Lot is locatedjust down valley of the AABC, and is legally described as Lot 2, Block 2,
North Forty PUD/Subdivision.
5. The Planning and Zoning Commission heard this rezoning application at a special public meeting
on February 23,2006, at which time they recommended approval of the requested zoning change
and Master Plan.
6. The Board heard the rezoning request on I" reading at their regularly scheduled hearing on
March 22, 2006, at which time evidence and testimony were presented with respect to this
application. Second reading and public hearing was held on April 12, 2006.
7. The Board fInds that this rezoning application is consistent with the Aspen Area Community
Plan and the Pitkin County Land Use Code.
NOW THEREFORE BE IT ORDAINED by the Pitkin County Board of County
Commissioners that it hereby rezones Lot 2, Block 2, North Forty POO/Subdivision as shown in Exhibit
A, from AH2/POO to Public (PUB).
,
<-
\c
Ordinance No. -2006
Page 2
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES on the 26th day of
March, 2006.
INTRODUCED AND FffiST READ at the regular meeting on the 22nd day of March, 2006.
APPROVED AND ADOPTED AFTER SECOND READING AND PUBLIC HEARING on
the 12th day of April, 2006.
2006.
PUBLISHED AFTER ADOPTION IN THE ASPEN TIMES on the _ day of
ATTEST:
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
Mick Ireland
Chair
Jeanette Jones
Deputy Clerk
Date:
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
1rA'^Ip- J~~
Cindy Houben,
Conununity Development Director
John Ely,
County Attorney
Case #254-05
Pill #264334416300
7