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HomeMy WebLinkAboutagenda.apz.20080701AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, July 1, 2008 4:30 p.m. -Public Hearing SISTER CITIES, CITY HALL I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES ~(~-. /~'g l IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS: A. 401 Castle Creek Road, Aspen Valley Hospital Conceptual PUD, Resolution No. 23 VI. OTHER BUSINESS VII. BOARD REPORTS VIII. ADJOURN P1 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Jennifer Phelan, Community Development Deputy D~rector~ RE: Aspen Valley Hospital -Master Facilities Plan (401 Castle Creek Road) - Conceptual Planned Unit Development -Resolution No. ~, Series 2008 -Public Hearin¢ MEETING DATE: July 1, 2008 APPLICANT /OWNER: STAFF RECOMMENDATION: Aspen Valley Hospital, David Staff recommends that the Planning and Zoning Commission Ressler, CEO request additional information, if necessary, on the space needs/national standards that result in the size of the building REPRESENTATIVE: proposed and continue the hearing to July 15s'. Leslie Lamont, Lamont Planning Services. LOCATION: Pazcel C, Aspen Valley Hospital District Subdivision, commonly known as 401 Castle Creek Road. CURRENT ZONING & USE Located in the Public (PUB) zone district. Lot C contains 19.1 acres or approximately 832,085 sq. ft. of ]ot azea. PROPOSED LAND USE: The Applicant is requesting to develop a master plan for the redevelopment and expansion of the hospital. campus. SUMMARY: The Applicant requests of the Planning and Zoning Commission a recommendation of approval of Conceptual PUD. Page 1 of 7 P2 LAND USE REQUESTS AND REVIEW PROCEDURES: The Applicant is requesting the following land use recommendation of approval from the Planning and Zoning Commission to redevelop and expand the hospital site: • Conceptual Planned Unit Development (PUD) for the development of a site specific development plan pursuant to Land Use Code Chapter 26.445 (Gifu Council is the fmal review authority after considering a recommendation from the Planning and Zoning Commission). Conceptual PUD review before the Planning and Zoning Commission is the first step in a four step review process. Once heazd by the Commission, the City Council will review the application and recommendations of the Commission at a public hearing. This is the second step of Conceptual PUD review. If approved by City Council, the Applicant may then make an application for Final PUD review before the Planning and Zoning Commission (step three). City Council will then consider the Final PUD application as the fourth and final step in the review. Additional land use approvals necessary for this project can be consolidated with the Final PUD application. As noted in the application, the applicant will be proposing redevelopment in four (4) phases to maintain existing operations throughout the redevelopment and will be requesting Final PUD approval for' each phase prior to the start of the subject phase, rather than final approval of the entire project. Due to the scale of this project, the review of the proposed master plan has been scheduled over four meetings. At each meeting certain aspects of the project will be reviewed so that the Commission may comprehensively evaluate the project. The following schedule and topics aze proposed: July 1, 2008: Project Overview: Operational Needs, Program, Trends, Phasing, Architecture & Design July 15, 2008: Employee Housing, Site Improvements (grading, drainage, trail location), Noise Analysis August 5, 2008: Transportation (pazking generation, trail easement, site, roads, bikes, trails, pazking garage), Housekeeping items August 19, 2008: Conditions of approval, Vote The intent of each of these hearings is to focus on specific parts of a project and allow the Commission the opportunity to identify any major questions or concerns that the Commisson would like to have the Applicant address further, either at this stage of review (conceptual) or at a later more specific stage of review (fmal). The purpose of a PUD, as noted in the Land Use Code "is to encourage flexibility and innovation in the development of land which: A. Promotes the purposes, goals, and objectives of the Aspen Area Community Plan. B. Achieves a more desirable development pattern, a higher quality design and site planning, a greater variety in the type and chazacter of the development, and a greater compatibility with existing and future land uses than would be possible through the strict application of the underlying zone district provisions. Page 2 of 7 P3 C. Preserves natural and man-made features of historic, cultural, or scenic value. D. Promotes more efficient use of land, public facilities, and governmental services. E. Incorporates an appropriate level of public input to the planning process to ensure sensitivity to neighborhood and community goals and objectives." These aze overazching principles to consider when evaluating this project in addition to the specific PUD review criteria. PROJECT SUMMARY' The Applicant, Aspen Valley Hospital District, LLC has requested approval to redevelop and expand the existing hospital campus which was annexed into the city in 2003. The focus of the proposal is on Pazcel C of the campus, where the hospital, senior centerlassisted living (Whitcomb Terrace), ambulance barn, heli-pad and the hospital CEO's residence is located. Pazcel A of the campus includes the Schultz building and Mountain Oaks employee housing. Parcel C contains approximately 19.1 acres or 832,085 squaze feet. Figure 1: Subject Site woRrH ~ ~ 1 \ ~' i ~ i ,\ ~~ ~, ~. ~~ ~ i \1 `1 ~ ,wraa ~ wrwwu~ wwruacnv ~r~ \ 1 ` .::~ :~; ~~ o ~- ~. ~ ~, -~ ` ~ z~ i ~ `~ ~ ..~a.~.. ~ \ .~.o '+ f ' ~ ~~° ~ ~ ,.. ~1 - ~.,~ ~: Page 3 of 7 P4 The Applicant would like to redevelop the pazcel taking into account a twenty yeaz program life cycle with an anticipated 2016 build-out timeline. The following tables compaze existing and proposed development for the site and the buildings on the campus. T.,1.le 1 R..: ~f:..n oni7 l7rnrneArt (~nnrt itinnc Existin Conditions Pro osed Conditions Pazce] Area 832,085 s . ft. 832,085 s . ft. Building Footprint (residence, hospital, bus barn, & hase I) 90,849 sq. ft. 171,164 sq. ft. Irn ervious Area 190,700 s . ft. 189,854 s . ft. O en S ace 550,536 s . ft. 471,067 s . ft. Surface azkin 175 I10* Notes: * The ro osed surface azea does not include azking structures aces T~taP ~• Fvictina anA PrnnnsrA t Trnsc Cnuare Feet of Development Existin Facili Pro osed Total at Build-Out Below Grade 5,000 24,558 29,558 Above Grade 70,700 96,121 166,821 Med. Office 0 17,716 17,716 Sub-Total 75,700 138,395 214,095 Pazkin Gaza e 0 76,000 76,000 Total 75,700 214,395 290,095 Operational Needs/Trends/ Pro¢ram: The current hospital facility is approximately thirty (30) yeazs old. Since the hospital's development in the 1970s, changes have occurred in the health Gaze industry necessitating modification in the current delivery of services as well as consideration for the long-term delivery of services. The hospital has been analyzing current hospital standads and national guidelines as well as developing a formal needs assessment to develop a master facilities plan that provides for the delivery of healthcaze service. Examples of trends that have changed since the original construction of the hospital include a shift to outpatient caze and a greater demand for diagnostic testing. Staff Comments: Staff expects the Applicant to go into greater detail on the current trends in healthcare and how these trends impact the current and future operational needs of the building. Overall, staff would like to see more information on how the future needs of the building's program dictate the size of the proposal. Any national standards on recommended square footages may help the Commission and staff better understand how the proposed program meets certain size standards and why it results in the size of the building being proposed. Phasine• The project is divided into four phases, so that hospital operations can continue throughoirt construction and anticipates a five yeaz construction schedule. Each phase of development allows the hospital to continue day to day operations. Following is an overview of the proposed phases Page 4 of 7 P5 of dedelopment. The square footage proposed in the following tables aze gross numbers (not floor azea calculations) and aze conceptual in nature. Phase I: This phase is currently underway and includes the renovation and expansion of the obstetrics wazd. As part of their annexation into the city, the hospital was previously approved to develop an additiona16,100 square feet of floor azea. Subsequent to the annexation, the floor area was approved for use as either patient caze or obstetrics. Mitigation associated with this phase will be reviewed under the PUD application (at a subsequent meeting) before the Commission. Table 3, below, provides a breakdown of renovated and new squaze footage for Phase I. Table 3 • Renovated and New Construction, Phase I Renovated New Total Basement 0 0 0 Level One 4,252 5,721 9,973 Level Two 0 0 0 Medical Office 0 0 0 Total 4,252 5,721 9,973 Phase II: Development associated with the proposed secorid phase includes a majority of the site improvements including the proposed pazking gazage, the loop service road and drainage. Phase II also includes a two story addition that wraps around the north and east sides of the existing building. The uses within the new and remodeled building aze itemized on page 8 of the Applicant's application (Exhibit A). Table 4 below, provides a breakdown of renovated and new squaze footage for Phase II. Table 4• Renovated and New Construction, Phase II Renovated New Total Basement 168 10,074 10,242 Level One 22,728 18,630 41,358 Level Two 0 21,884 ~ 21,884 Medical Office 0 9,035 9,035 Total 22,896 59,623 82,519 Phase III: The third phase of development includes a two story addition on the west side of the existing hospital. The first floor will include the expansion of the emergency department, imaging department, surgical suite and central plant upgrades. On the second floor, medical office space is proposed aswell as patient/family services and a roof heli-pad. Table 5, below, provides a breakdown of renovated and new squaze footage for Phase II. Table 5• Renovated and New Construction Phase III Renovated New Total Basement 0 10,671 10,671 Level One 25,149 32,715 57,864 Level Two 0 11,043 11,043 Medical Office 0 8,681 8,681 Total 25,149 63,110 88,259 Page 5 of 7 P6 Phase N: The final phase of the development includes a new primary entrance with a revised patient drop-off azea. Upgrades to Castle Creek Road and Doolittle Drive aze proposed during Phase IV as well as the creation of a chapel. As noted in the application, the medical foundation office will be enlarged or relocated during this phase. The cazdiology clinic and lab will be relocated and enlazged s as well the occupational health and outpatient clinic. Table F~ Rennvated and New Construction. Phase IV Renovated New Total Basement 3,509 3,813 7,322 Level One 15,574 6,128 21,702 Level Two 0 0 0 Medical Office 0 0 0 Total 19,083 9,941 29,024 Architecture and Design: The subject development is considered an essential public facility. As noted in the land use code, it is "a facility which serves an essential public purpose, is available for use by, or benefit of, the general public and serves the needs of the community." The Commercial Design Guidelines aze not applicable to this project as only commercial, lodging and mixed use projects (with a commercial component) are required to meet the guidelines. As such, the PUD criteria with regazd to azchitectural chazacter will be the basis for evaluating the azchitecture and design. The three review criteria in question aze as follows: Section 26.445.050 E, Architectural Character. 1. Be compatible with or enhance the visual chazacter of the City, appropriately relate to existing and proposed azchitecture of the property, represent a chazacter suitable for and indicative of the intended use and respect the scale and massing of neazby historical and cultural resources. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade and vegetation and by use of non- or less-intensive mechanical systems. 3. Accommodate the storage and shedding of snow, ice and water in a safe and appropriate manner that does not require significant maintenance. Staff Comments: -Staff believes the current conceptual design of the building provides an appropriate character for the site and its location within the City. As an institutional building, the hospital has specific design requirements to functionally serve the public. The proposed materials and design conceptually represent a character appropriate for the use of the building. Additionally, the hospital is committed to receiving LEEDS certification and developing a green' building. Any steps to be energy efficient are worthwhile. RECOMMENDATION: At this point and time, Staff recommends the Planning and Zoning Commission continue the public hearing to July 15, 2008. PROPOSED MOTION: "I move to continue the heazing on the AVH Master facilities plan to July 15, 2008." Page 6 of 7 P7 ATTACHMENTS: ExI-IIStT A -Application (provided previously to the Commission) Page 7 of 7