MEMORANDUM TO: Pitkin County Board of County Commissioners FROM: Mike Kraemer, Planner MK . sw Uri . THRU: Cindy Houben, Community Development Director RE: Mountain Rescue Aspen Charitable Trust Rezoning, Master Plan Review for a'Major Public Facility, GMQS Exemption for Civic and Institutional Uses, and Site Plan Review (continued Reading and Public Hearing) DATE: March 2013 SUMIMARY OF REQUEST: Mountain Rescue Aspen (MRA) is requesting to rezone the subject parcel to Public -- Institutional (P--I) and create a Master Plan for the property in effort to construct a new facility for the MRA operations. The new facility is proposed as a significant upgrade to the existing building in town that no longer serves the needs of this non--profit organization. Mountain Rescue Aspen Charitable Trust REPRESENTATIVE: Stan Clauson, Associates LOCATION: 31925 Hwy 82. Within the Urban Growth Boundary (UGB). Former business: Planted Earth PREVIOUS BOCC HEARING: On February 2013, the BOCC heard the request at 15' Reading. Staff had recommended that the item be continued to allow the Applicant additional time to address Staffs and the concems regarding the height and location of the building and training tower and to allow for the Applicant to rectify a notice of violation for demolition of the former Planted Earth structure. Though not rectified yet, demolition permit applications are in process for both the greenhouse and main structure and it is anticipated that the permits will issue prior to the date of this hearing. On a 5-0 vote, the BOCC continued the 15' reading and asked the Applicant to address the following items: 0 Alter the roofline of the training tower to lessen its visual presence; 0 Address outside equipment storage in the parking lot; 0 Deed restrict the CDU so that either a MRA volunteer or other emergency response employee can reside in the residence; 0 Prioritize parking so that cars are not always next to the trail; I Acknowledge any nighttime operations and lighting of the training tower in the master plan document; 0 Provide more landscaping along the westem property line; I Provide reasoning for altematives explored for siting the training tower; I Provide information on any backup power that might be used and its location. The Applicant has provided drawings showing an altemative location for the training tower to the rear of the Lot and lowered building height from 34' to 33'9" (Attachment C). The alternative site for the 000001 of <93 training tower to the rear of the lot is not the Applicant's preferred alternative due to a lessened "safety viewing area". STAF DISCUSSION AND RECOMIVIENDATION: The Applicant's preferred training tower site, and possibly the proposed building even with the reduced height, obstructs a ridgeline as viewed from Hwy 82. The alternative training tower site to the rear of the Lot will lessen the visual impact of the tower from Hwy 82, though, to what extent, is not yet known. Staff acknowledges that the site to the rear of the lot lessens the amount of "safety viewing area" in this location, and that it is not the Applicant's preferred location, however, the reduced visual impact might be significant. Staff recommends that the training tower be sited to the rear of the lot, and prior to 2"d Reading, the Applicant should erect story poles for a better understanding of the visual impact of the tower at this location. Staff further recommends that the Applicant erect story poles prior to Reading for an evaluation of the visual impact of the reduced building height from 34' to 339". With these conditions, Staff recommends that the BOCC adopt a motion approving the Mountain Rescue Aspen Charitable Trust Rezoning, Master Plan Review for a Major Public Facility, GMQS Exemption for Civic and Institutional Uses, and Site Plan Review subject to the draft ordinance and resolution and setting Reading for March 2013. ATTACHMENTS: A. Draft BOCC Rezoning Ordinance B. Draft BOCC Resolution C. Applicant submittal Page 2 0f2 $80002 A ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, REZONING 31925 HIGHWAY 82 FROM THE AR-10 ZONE DISTRICT TO THE PUBLIC - INSTITUTIONAL ZONE DISTRICT Ordinance No. -2013 RECITALS 1. Mountain Rescue Aspen Charitable Trust ("hereafter referred to as the Applicant") has applied to the Board of County Commissioners of Pitkin County, Colorado to rezone 31925 Highway 82, also known as the former "Planted Earth" property. 2. The property is legally described and depicted in Attachment A. The Lot is currently zoned AR-10. 3. The Pitkin County Planning and Zoning Commission considered the proposed rezoning at a regularly scheduled meeting on December ll, 2012, and recommended approval by a vote of 5-0. 4. The BOCC reviewed the application on 15' Reading at a regularly scheduled, duly noticed public hearing on February 2013 and at a continued 15' Reading on March 2013. 2" Reading was heard at a regularly scheduled public hearing on March 27th 2013. Evidence and testimony were presented with respect to this application. 5. The BOCC finds that the proposed parcel is eligible for the Public-Institutional (P-I) zone district designation as it meets the intent of this zone district. 6. The BOCC further finds that the rezoning is consistent with Sections 2-30-40(i) and of the Pitkin County Land Use Code. NOW, THEREFORE, BE IT ORDAINED by the BOCC that it hereby rezones 31925 Highway 82 from AR-10 to P-I, as shown in Exhibit A. NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE ORDINANCE PUBLISHED IN THE ASPEN TIMES WEEKLY ON 2013. NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE ORDINANCE POSTED ON THE OFFICIAL PITKIN COUNTY WEBSITE ON THE DAY OF 2013. NOTICE OF PUBLIC HEARING published in the Aspen Times Wefl on the 10th day of January, 2013. INTRODUCED AND FIRST READ AT A PUBLIC HEARING on the 13"' day of February, 2013. 000003 Ordinance No. -2013 Page 2 CONTINUED ON FIRST READING to the 13"' day of March, 2013 APPROVED AND ADOPTED AFTER SECOND READING on the 27"' day of March, 2013 PUBLISHED AFTER ADOPTION in the Aspen Times Weekly on the day of 2013. THIS ORDINANCE SHALL BECOME EFFECTIVE 30 DAYS AFTER PUBLICATION FOLLOWING FINAL ADOPTION BY THE BOARD OF COUNTY COMMISSIONERS. ATTEST: Jeanette Jones, Clerk to the BOCC APPROVED AS TO FORM: John Ely, County Attorney P100-12 PID 273 503100045 BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO By George Newman, Chairman Date APPROVED AS TO CONTENT: y\kC gal CiT1dy Houben, Community Development Director Ordinance No. -2013 Page 3 Attachment A Legal Description Section: 3 Township: 10 Range: 85 LANDMIN NE4 OF SEC 3-10- 85 com 1.00 AC DESC BY BEING PART OF NE4NE4 OF SEG 3 ALSO DESC AS PART OF LOTS 1 7 OF SEC 3-10-85 DESC Subject Property 31925 82 Former Planted Earth Property 2010 Aerial Photo 000005 ,4n7h%%msuT' RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, APPROVING THE MOUNTAIN RESCUE ASPEN CHARITABLE TRUST MASTER PLAN REVIEW FOR A MAJOR PUBLIC FACILITY, GMQS EXEMPTION FOR CIVIC AND INSTITUTIONAL USES, AND SITE PLAN REVIEW Resolution No. -2013 RECITALS Mountain Rescue Aspen Charitable Trust ("hereafter referred to as the Applicant") has applied to the Board of County Commissioners of Pitkin County, Colorado for a Master Plan Review for a Major Public Facility, GMQS Exemption for Civic and Institutional Uses, and Site Plan Review to construct a new 13,500 square foot facility and training tower for use for the Mountain Rescue Aspen operations. The property is located at 31925 Hwy 82 and legally described and depicted in Attachment A. The subject property has been rezoned pursuant to Ordinance No. - 2013. The Pitkin County Planning and Zoning Commission considered the proposal at a regularly scheduled meeting on December 1 1, 2012, and recommended approval by a vote of 5-0. The BOCC reviewed the application on 15' Reading at a regularly scheduled, duly noticed public hearing on February 2013 and at a continued 15* Reading on March 13": 2013. Reading was heard at a regularly scheduled public hearing on March 27"' 2013. Evidence and testimony were presented with respect to this application. The BOCC finds that the proposal is consistent with the applicable Land Use Code Sections and is a candidate for adoption of a Master Plan. The BOCC further finds that pursuant to Section there is no alternative building site and the proposed building and training tower may obstruct a ridgeline as viewed from Highway 82. NOW, THEREFORE, BE IT RESOLVED by the BOCC that it hereby approves the Mountain Rescue Aspen Charitable Trust Master Plan Review for a Maj or Public Facility, GMQS Exemption for Civic and Institutional Uses, and Site Plan Review subject to the following conditions, which shall run with the land and be binding on all successors in interest: 1. The Applicant shall adhere to all material representations made in the application and public meetings and hearings. Prior to submission of any future development permit applications, the Applicant shall be required to submit for approval by the County Attorney and Community Development an amended Master Plan with an Activity Envelope and Site Plan in accordance with Land Use Code Section 2-30-20(g) and Application Manual Section 2.1.12 showing all improvements on the property. The above referenced approvals shall be a condition precedent to finalization and recordation. 000006 U3 The Applicant shall also provide, at building permit submittal: A. A construction management plan to Pitkin County Planning and Zoning for review and approval. B. A drainage and erosion control plan to Pitkin County Planning and Zoning for review and approval. C. A copy of an approved State Stormwater Management Permit, if necessary. The Applicant shall obtain an approved Access Permit for closure of the Hwy 82 access and improvements to the access off the north side of the property. 5. The building and tower shall utilize earth tone colors and non-reflective roof materials. 9' The Applicant shall comply with the following general conditions regarding wildlife: A. Fruit bearing trees and shrubs shall be prohibited. This does not include pre-existing native trees and shrubs. 7. The Mountain Rescue Aspen development is subject to the uses outlined in Attachment B, the "Mountain Rescue Aspen Facility Document". This Master Plan approval is valid for a ten year period from the date of this approval. 8. The following variances of dimensional requirements are approved as part of this Master Plan: A. The Mountain Rescue Aspen building shall have a 33' 9" height limit as measured at the time of building permit subniittal. B. The Mountain Rescue Aspen training tower shall have a 45' height limit as measured at the time of building permit submittal. C. The Mountain Rescue Aspen building is limited to 13,500 square feet of floor area. D. Lot setbacks are established and depicted by the development shown on the recorded site plan. 9. Prior to building permit issuance, the Applicant shall record a deed restriction acceptable to the Community Development Director and County Attorney that restricts the occupancy of the residential unit to a Mountain Rescue Aspen volunteer or other local emergency service employee. 10. The subject site is located within a low wildfire hazard area and shall comply with the following conditions: A. Defensible Space: The area around all buildings/ structures, limited by property boundaries that may limit a property owner's ability to comply with this section, shall incorporate landscaping with wildfire defensible space considerations as follows 1. Brush, debris and non-ornamental vegetation shall be removed within a minimum ten- foot perimeter around all structures. 2. Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels at a minimum of a thirty (30) foot perimeter around a structure built on flat ground. 3. Spacing between clumps of brush and vegetation up to the thirty (30) foot perimeter shall be a minimum of two (2) times the height of the fuel. Maximum diameter of the clumps shall be equal to the height of the fuel. All measurements shall be from the edges of the crowns of the fuel. 4. All branches from trees and brush within the thirty (30) foot perimeter shall be pruned to a height of ten (10) feet above the ground with removal of ladder fuels from around trees and brush. 5. Tree crown separation within the thirty (30) foot perimeters shall have a minimum of ten (10) feet between the edges of the crowns, except for mature stands of aspen trees where ladder fuels have been removed. 6. All branches that extend over the roof eaves shall be trimmed and all branches within fifteen (15) feet of chimneys shall be removed. 7. All deadfall up to a one hundred (100) foot perimeter shall be removed. 8. No new conifer trees shall be planted within ten (10) feet of buildings. 9. No flammable mulches shall be placed within two (2) feet of buildings. 10. The property owner shall be responsible for the continued maintenance of the defensible space vegetation requirements. Water Supply for Fire Safety 1. Sprinklering structures shall be in accordance with adopted County Ordinances and the Aspen Fire Protection District. Roofing Materials, Roofing Vents and Projections At and Below Roof Line. Roofs and projections at or below roof line shall be constructed according to the following specifications: 1. Low Hazard Area A. Roofing: a) Class A covering or Class A Assembly as defined by the currently adopted Building Code. b) No wood shakes or shingles. Roofs with less than a 3: 12 pitch are not permitted unless they comply with the following: 1. All roof coverings shall be constructed of non--combustible materials and installed on a Class A roof assembly. 2. All roof coverings shall have a surface that shall facilitate the natural process of clearing roof debris. 3. Protrusions above the roofline, such as parapets, shall be prohibited. 4. Roofs shall be installed as required by the adopted Building Code and shall have a minimum pitch of 1:48. 5. All roof designs, coverings, or equivalent assemblies shall be specifically approved by the Fire Marshall prior to subrnittal of a building permit application. E. Maintenance and Miscellaneous Requirements 1. 2. 3. 3'-3 Roofs and gutters shall be kept clear of debris. Roof vents shall be screened with corrosive resistant wire mesh, with mesh one-fourth (14) inch maximum. All flammable materials shall be stored on a parallel contour a minimum of fifteen (15) feet away from any structure. Weeds and grasses within the ten (10) foot perimeter shall be maintained to a height not more than six (6) inches. Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen (15) feet away from the structure. Fences shall be kept clear of brush and debris. Wood fences shall not connect to other structures. Propane tanks shall be buried, if possible, or installed according to NFPA 58 standards and on a contour away from the structure with standard defensible space vegetation mitigation around any aboveground tank. Any wood enclosure around the tank shall be constructed with materials approved for two (2) hour fire-resistive construction on the exterior side of the Walls. Each structure shall have a minimum of one ten (10) pound ABC fire extinguisher. . Addresses shall be clearly marked with two (2) inch non-combustible letters and shall be visible at the primary point of access from the public or common access road and installed on a non-combustible post. 11. Failure to comply with these conditions of approval and the adopted master plan shall result in revocation of the approvals and permits. NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE RESOLUTION WAS PUBLISHED IN THE ASPEN TIMES WEEKLY ON 2013. NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE RESOLUTION POSTED ON THE OFFICIAL PITKIN COUNTY WEBSITE ON THE DAY OF 2013. NOTICE OF PUBLIC HEARING published in the Aspen Times Weekly On the 103' day Of January, 2013. INTRODUCED AND FIRST READ AT A PUBLIC HEARING on the 13*" day of February, 2013. CONTINUED ON FIRST READING to the 13"' day or March, 2013 APPROVED AND ADOPTED AFTER READING on the 27"' day of March, 2013 PUBLISHED AFTER ADOPTION in the Aspen Times Weekly on the day Of 2013. BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO By ATTEST: George Newman, Chairman Date Jeanette Jones, Clerk to the BOCC APPROVED AS TO FORM: APPROVED AS TO CONTENT: A LH John Ely, County Attomey C'1'Ddy\HOuben, Community Development Director 100-1 2 PID 273503100045 Attachment A Legal Description Section: 3 Township: 10 Range: 85 LAND IN OF SEC 3-10- 85 CONT 1.00 AC DESC BY BEING PART OF NE4NE4 OF SEC 3 ALSO DESC AS PART -OF LOTS 1 7 OF SEC 3-10--85 DESC Subject Property 319.25 Highway 82 Former Planted Earth Property 2010 Aertal Photo /m/twm 9" Y5 -- To Mountain Rescue Aspen C.B. Cameron Education Training Facility Facility Use Building Use Frequency: 0 Rescue: Mountain Rescue Aspen conducts approximately 50 missions per year, often in conjunction with the Pitkin County Sheriffs office. The mission commander (Rescue Leader) will usually run the mission from the facility and the first few (usually 3 or 4) responding members will go to the facility to pick up equipment and vehicles. Many of the responding rescuers respond directly to the trailhead/staging area for that specific mission. 0 Meetings: The only two consistently scheduled meetings are the General Meeting (usually the first Monday of the month from 6:30pm to approximately 8pm) and the Rescue Leader Meeting (usually the second Monday of the month from 6:30 to 8pm). 0 Training: The team usually conducts 3 to 4 trainings per month with around 20 participants per training. Usually these trainings are from 6:30pm to approximately 8:30pm. MRA usually conducts one "weekend" per month which would involve a few members collecting vehicles and equipment from the facility before heading into the field. The "weekend" training is usually from 9am until just after lunch. Building Use Tvpe 1. Rescue Mission Command Control 0 The facility will be the primary location for mission management and command. We have approximately 50 missions per year. The mission command (Rescue Leaders and Sheriff Deputy' s) will run the operations from the internal command room located on the second floor of the proposed building. This command room in conjunction with the map/planning room will greatly improve the effectiveness of operations from our current facility. Currently mission management occurs in the same room and area as the team prepares for deployment, the reporting parties are interviewed, briefing is conducted, etc. This separation will increase the effectiveness of command which ultimately increases the safety of team members and the community. 2. Team Meetings 0 General Meeting: MRA's general meeting occurs and is open to all team members to discuss the current status of all team related matters 0 Rescue Leader Meeting: MRA has two rescue leaders on call at all times thorough the year. This "Rescue Leader Group" (Up to 15 members) meets to discuss rescue missions, command and control, and any personnel issues that may arise. Board of Director Meeting: The BOD (5-7 members) meets to manage team fundraising, budget, and other team related issues. This meeting does not always occur at the facility. Work "Parties": These meetings occur every two months and are held so that members can inspect the various rescue equipment. The vehicles in the bays are examined to ensure all equipment is in place and in good working order. 3. Classroom Trainings Medical Training: Medical training occurs to keep up the medical competencies that member's provide to injured parties. ICS: Incident Command System training on mission management and responsibilities. The incident Command System (ICS) is a standardized, on- scene, all-hazards incident management approach that: Allows for the integration of facilities, equipment, personnel, procedures and communications operating within a common organizational structure. Enables a coordinated response among various jurisdictions and functional agencies, both public and private. Establishes common processes for planning and managing resources. This training keeps MRA and other public safety agencies up to speed for interoperability of all responders. Search: Review of search techniques, interviewing people along trails, and how to look for clues which will help the rescue mission. Helicopter Safety: No helicopters will be at our facility but our building will be used for the classroom portion of helicopter safety and operations prior to the practical/hands-on portion occurring across the street at the airport. Navigation: Review for members on how to locate yourself with map, compass, and GPS as well route finding to a specific location. Avalanche Rescue: Review for members on how to use beacons, hasty searching, probing, shovel techniques, RECCO searching, probe line use and setup. Ropes and Knots: General review for members on the use and characteristics of ropes. Class reviews static vs. dynamic ropes, construction and uses, webbing and its uses, knots (Figure 8, fisherman, butterfly, water, bowline), prussiks and load releasing hitches, system loads and for rescue, load distribution. Reporting Party/Subject Debriefing: This classroom training for members reviews how to interview a reporting party/patient to gather information on how to better perform rescues, gather information on missing or overdue persons, and how to further prevent incidents from happening in the future. 4. Practical/Hands-On Training - 0 High-Angle Rope Rescue: The training tower will be utilized to practice patient pickoffs, rappel techniques, belaying rescuers, raising and lowering, etc. Medical Stations: The facility will have space to practice hands on medical training to include patient simulations on how to treat and care for different injuries and illnesses. Tyrolean Highline: Inside the facility we will have the ability to tension ropes across the interior of the vehicle bays. This will allow us to train on "Highline" systems and techniques by incurring minimal risk. To accomplish this training currently, we have to span rivers and ravines which puts rescuers at greater risk. Swiftwater Rescue: This training practices the ability to practice throw bag training utilizing the bays and parking lot. Te building is setup with simulated tensioning and haul systems that would be used in water rescue. Anchors Systems: The training room, vehicle bays, and training tower will all have different types of anchor areas to practice the different types of anchors used in rescue missions (tensionless, wrap 3 pull 2, pickets, back ties, etc.). Equipment Testing: All equipment is tested for safety to determine how it will function within our rescue systems. MRA like all other rescue teams has different rescue systems for High Angle Rope rescue, low-angle scree rescue, tentioned highlines, swiftwater rope rescue, etc. All equipment in each system is tested to ensure appropriate safety margins. Personal Rope Skills: This training would involve individual members using the training tower to practice ascending and descending ropes and passing knots in a vertical environment. The ability to do this training in a controlled environment like the training tower allows for increased safety and control measures rather than "hanging" off a 200' cliff in the back country. 5. Training Tower 0 A 40' training tower is vital for the training and testing of MRA's members and equipment. Rocky Mountain Rescue Group (RMRG) in Boulder County has a tower of similar height. This height is needed to safely and adequately test equipment and systems. As Bill May, a retired University of Colorado engineering professor, and 38+ year RMRG member states: As a mountain rescue team, it is essential for safety that we understand the rescue loads encountered and the behavior of all of our rescue equipment under these loads, especially ropes, knots, carabiners, anchor materials and descending devices, as well as the breaking and failure modes of this equipment. Mountain Rescue Aspen is one of the leaders in development and testing of mountain rescue techniques and equipment. Much of our operational equipment is of our own design, and we are serious about its evaluation and testing. To assure appropriate safety margins, MRA must make quantitative measurements of loads encountered in actual field situations. Conducting and evaluating failure tests under controlled conditions at a specialized test facility allows MRA to design for appropriate rescue safety factors. To amplify why the tower as proposed is so vital to the operations of MRA, we provide the following example: Ideal climbing gear placement is 6-10' between placements. For this example we will use Most climbing falls occur while trying to place a piece of gear which is roughly 8' above the last placement. Most climbing accidents resulting in major injury or fatality involved a failure of at least one piece of protection. The average stretch in a dynamic rope is 8% (70kg l54lbs). Given the above established factors, a fall while placing gear with 8' spans, a "last placement failure" results in a fall of 32' with a dynamic stretch of 1.3' of the 16' section to the pro) for a total fall distance of 33.3'. 33.3' is the distance from last piece of protection to harness tie in. If you factor in 3.6 feet of legs below the climber's harness and add 0.20% stretch for someone who weighs 190lbs, this rescuer suffering a single top gear failure would fall 37.1 feet from the top (distance to shoes) 2.9 feet from the ground. Therefore, you need a 40' foot tower to simulate this basic gear failure testing. CLAUSUN landscape architecture.pianning.resort design i 412 North Mill Street Aspen, Coiorado 81611 info@scaptanning.corn wv.rw.scapianning.com 7 March 20! 3 Mr. Michoel Kroemer Pionner. Pitkin County Community Deveiopment Deporlment 130 S. Goleno Street. Floor Aspen. CO 81611 Re: Mountain Rescue Aspen 1 Sugglernentoi Mote-riots Deor Mike: On behalf of our client. we ore providing the enclosed supplernentol nnoteriois responding to comments mode by Commissioners ot the i3 February BOCC heoring. The rnoteriols enctosed include: Drag Zones Studies Mountoin Rescue Aspen (MRA) ond the orchitects hove looked ot vorious iocotions tor the tower. Two locotions hove been identified os vioble iocotions: the currently proposed locotion oi the front corner of the building ond location to the reor of the properly on the south side. MRA strongly believes thot the iocotion ot the front corner of the building is the preferred olternotive. The most important reoson for this preferred locotion is the sofety of troinees ond MRA members viewing troining ond testing operotions. When someone climbs up the outside of the tower or equipment is dropped over the side with extreme torces opplied. on odequote oreo is required otthe bottom of the tower which will provide sufficient seporotion between spectotors if or person tolls or the equipment toits. Equipment foilure con hoppen in spectoculor foshion cousing metol ond other domoging rnoteriols to sproy the immediote vicinity. Mountoin Rescue does conduct tests to push equipment to octuol foilure. without using live subjects of course. to discover where the octuot breok point will be in order to provide for on odequofe morgin of sotety in the fietd. The ottoched "Drop Zone Studies" review the two olternotive tower locations by superimposing the required drop zone onto the plon. when the tower is moved to the reor of the property, the oreo from which tr-dining ond testing con be viewed sofely is significontly restricted. Without the obiliiy to demonstrote to sufficient group of people. the Usefulness of the tower is severely diminished. Additlonot Tower Helqht Options The otfoched conceptuot renderings token trom the up voliey trove! tone of Highway 82 show only existing vegetotion. olthough some odditionoi vegetotion hos been proposed in the londscope plan. The first rendering shows or 45-foot tower with the voried gobte heights. The second view shows the tower oi 43 feet with motching goble heights. These view simulotions ittustrote how the reduction of two feet hos negligible effect on the perceived height of the tower. Given the limited benefit of the 2-toot reduction. MRA - - . - - .-- .. - .. -- 1: .. . -- fze' 3 if Mr. Michaei Kraemer "35' Piilciri Coaniy Community Develoiomeni Deparimeni Maunioin Rescue Aspen I Sapplemeniai Maieriais 37 March 20i 3 -I Page Two respealiuily reauesi coaiirmaiion of ihe preferred iower heighi of 45 fee? as The approved option. as ii wiil more support ihe mission of MRA. Eievailons of Varied Gable Heights Finaliy, we aiiach eievaiions of ihe proposed building wiih the varied gabie heighis. The varied gabie heighi option was ihe originai condition preseoied io The Planning and Zoning i Commission. Based on commenis received from fhe MRA modified the roof plan io show a uniform gabie height Varied gable heighis seemed to garner 'me most supper? of ihe iasi BOCC hearing. MRA agrees ihai ihe varied gable heights convey a more gracious View of The buiiding, wiihoui oreaiing any imposition an adjaoeni ridgeiines or vistas' The varied gabie heighis produce a roof heighi of 3316" from exisiing grade (33' from finished grade} on ihe main gable in the ironi, 33*? from exisling grade (329 from finished grade}. and 32'8" from existing grade 'i from finished grade} on ihe norih eievaiion. On ihis basis, we respeciiuliy request lhai ihe Masier Pian designaie ihe heighi Eimii io be 33 feet 10 inches. We are pleased to repori ihai ihe Board of Adiusimeni approved our reqaesi' io vary ihe P~l zone disirioi 200' arierioi seibaak from a highway. This approval was on ihe removal of the Noiice of The Board of Adiusimeni deiermineci ihai The narrowness of The property made The sirici adherence to the seiback reauiremeoi impossibie. Ail apgiicani regarding ihe permii have been compieied or this iime. and i we are simply conilrmaiion regarding ihe process. Ai This time, if appears ihoi ihe Notice of Violaiion wili be able io be iified by he-xi Wednesdayfls hearing. i Finailyfiai ihe BOCC meeiing that provided a furiher continuance, ihe quesiioh was raised as to I wheihe? some poriion of Ciiy of Aspen properiy could be used to locaie ihe proposed faciliiy furiher away from Highway 82. I brooghi ihis auesiion fa Assisiam' Ciiy Manager, Barry Crook. 3 who is in charge of The Ciiy's iriieresis in ihe Prolfiuild property. Mr. Crook Lmeauivocaliy siaied ihai ihere was no of obtaining a portion of Ciiy land for ihis purpose. i Piease coli me Iwiih any quesfiorrs. Very iruiy yours. Pairick S. Rawley. AICP, ASLA Siam Ciauson Associoies. inc. Eaciosure Cc: Jeffrey Edeisorz. Mountain Rescue Aspen Hugh Zuker. Mounlain Rescue Asoen Ryan Hoffrrer. Charies Cuonifie Archiiecis aumua-: . ra-Ia:-roan-SIATE menwmr No.32. - DROP TEST 8. VIEWING AREA FKEVLXI. - Wm-fl FRONT TOWER - . DROP TEST VIEWING AREA 000019 'Ilka. Qfiiaifl 1: I mwcfin am uaaum:m:s%fl__ (C). . 3 @-1..- I I I I $35' I I WEHEEWDN (E) 000020 flu 1- 2 xurzmo . maummx zozfliu dd zmamamaawumzctafia NORTH QEVHTKIC an: un- EAST 3"l'l'I 000021 uuntain Rescue Assn Rendering of-13 foot tower 5-MAR--1 3