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HomeMy WebLinkAboutminutes.apz.20080715ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 COMMENTS ............................................................................................................ 2 DECLARATION OF CONFLICT OF INTEREST ................................................. 2 MINUTES ................................................................................................................. 2 411 MONARCH, DANCING BEAR PUD AMENDMENT ................................... 2 612 W FRANCIS, SUBDIVISION REVIEW .......................................................... 4 401 CASTLE CREEK ROAD -ASPEN VALLEY HOSPITAL -CONCEPTUAL PUD ........................................................................................................................... 6 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 LJ Erspamer opened the regular Planning & Zoning Commission meeting in Council Chambers at 4:50 pm. Commissioners Brian Speck, Michael Wampler, Stan Gibbs and LJ Erspamer were present. Dina Bloom joined the meeting at 5:30 pm. Jim DeFrancia and Cliff Weiss were excused. Staff in attendance were Jim True, Special Counsel; Trish Aragon, City Engineer; Jennifer Phelan, Errin Evans, Jessica Garrow and Travis Goggins, Community Development; Jackie Lothian, Deputy City Clerk. COMMENTS Stan Gibbs asked about the floor area number and how it was determined for the Aspenwalk employee housing. Jennifer Phelan replied that she would bring the issue to staff. Jennifer Phelan reminded the Commission there was a special meeting next week. Jessica Garrow provided an update on the Aspen Area Community Plan and invited P&Z and HPC to a lunch meeting on August 19th to unveil the report. Travis Coggins invited P&Z and HPC to an informal lunch on Monday, July 21St for an update to the Lift One COWOP. DECLARATION OF CONFLICT OF INTEREST Dina Bloom was conflicted on the Dancing Bear. LJ Erspamer noted that he had a conversation with the owner of the Pan Abode house on Francis Street but had no idea that this project was coming before P&Z and it was unrelated to P&Z. MINUTES LJ Erspamer corrected the spelling of John Schied's name. MOTION.• Brian Speck moved to approve the minutes with the correction; seconded by Mike Wampler. All in favor, APPROVED. PUBLIC HEARING: 411 MONARCH, DANCING BEAR PUD AMENDMENT LJ Erspamer opened the public hearing for the Dancing Bear Lodge. Errin Evans explained the Dancing Bear Lodge located, on the corner of Monarch and Durant, would like to enclose two outdoor seating areas that have rooms over them. Evans said that since there is over 250 square feet of net leasable space created; the application falls under the requirements of major planning & zoning commission applications. Evans said that during the original PUD process massing and height of the building were concerns. The areas to be enclosed are under an overhang not open to the 2 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 sky; these areas were not considered open space by the land use code. Staff recommends approval. Eben Clark stated that he represented the Dancing Bear Aspen and introduced Craig Cordes Pearce as the operator of the restaurant on the ground floor. Clark said it was a simple clarification and he utilized drawings to illustrate the change of the 18 inch wall on the east side with glass accordion windows and the fireplace will be eliminated. Clark said the change in the exterior was almost unnoticeable unless you were looking for it. Clark said that the change will increase the dining area for the winter and will be about the size of the Wild Fig. Clark noted that they were asking for 386 square feet, which was well below the approved FAR. Gibbs asked if the rotary door was or was not in the corner because some drawings indicated that it was. Clark replied that the double doors are the plans and not the rotary door. Craig Codes Pearce said that at one time they were working on creating an airlock for the space without having to place an awning outside; the circle style was an idea that they came up with. Pearce said that with the revolving door you create an entrance and an airlock, which could keep the cold air out; the door goes into the middle of that with a little oval instead of flat on the outside. Brian Speck asked how many more tables were being added, Pearce replied 4 to 5 tables, which makes it more viable for a restaurant. Speck asked if the restaurant would be totally public. Clark answered this was part of the approval and it is a public restaurant. Clark said on the south edge they will get more solar heating in that area. LJ Erspamer asked for legal notice. Jim True reviewed it. Erspamer asked if there was a requirement in the resolution for the windows to be opened. Evans replied that it was not but it could be added as a condition. Clark stated that they would be happy to add that. Clark stated housing asked that they provide a studio instead of cash-in-lieu; that was not condoned by the code. Clark said housing also requested they use the 2008 fee structure and they will have to mitigate at a higher fee schedule; they asked to be excused from the fees but staff informed them that prior approvals held this and they would do cash-in-lieu at the 2008 fee schedule for category 4. Jennifer Phelan responded that the housing authority made some recommendations that were not codified, which would not be fair to the applicant and the staff recommendations follow the land use code. Phelan said the cash-in-lieu was at category 4 and if housing wanted a different category then housing should request a change in the land use code. 3 A5PEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 Erspamer asked if P&Z was the final approval on this application. Phelan replied that the Planning & Zoning Commission was the final approval. No public Comments. MOTION: Brian Speck moved to approve Resolution #22, series of 2008 with the changes to page 2 of the resolution deleting and replacing with Growth Management, the Planned Unit Amendment and Commercial Design Review to enclose two outdoor seating areas at 411 S Monarch on the Dancing Bear Lodge in Section 1 #1 and amending the date on page 3 to the 1 S`h of July and adding the condition of sliding windows that have the capability to open entirely on both the south and east enclosure. Seconded by Mike Wampler. Roll call vote.• Gibbs, yes; Wampler, yes; Speck, yes; Erspamer, yes. All in favor, APPROVED 4-D. PUBLIC HEARING: 612 W FRANCIS, SUBDIVISION REVIEW LJ Erspamer opened the public hearing for 612 West Francis. Jim True reviewed the public notice. Amy Guthrie explained this was a subdivision review for two adjacent properties and utilized a map to show the properties; in the year 2000 there were two houses a 1996 house on a 6,000 square foot lot and a Pan Abode on a 6,000 square foot lot. Guthrie said that landmarks were allowed to have minimum lots of 3,000 square feet. Guthrie said there was no increase in FAR one property would be allowed 2400 square feet and whether or not they do the subdivision landmarks are allowed to have a second unit on the site but do not receive more FAR. Mike Wampler asked the most that could be built on this piece of land finding every bonus possible. Guthrie responded that as it stands today each lot is allowed 3,240 square feet of floor area. Guthrie said that there were exemptions of a 250 squaze foot single stall garage, a portion of a basement is not counted, porches are not counted and that is not affected by the landmark designation; it still will be calculated the same way. Guthrie said there was a possibility of a bonus for restoration work. LJ Erspamer asked if TDRs could be added to the site. Guthrie replied that a TDR cannot land on a designated site but they could sell some of their rights to TDRs. 4 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15.2008 Mitch Haas, planner for the applicant, stated this was a simple request without a developer mind set. Haas said the only change is that whatever happens on this property is subject to HPC review. Wampler asked how it was a good deal for the city. Haas said right now the Pan Abode could be torn down without review and by making it a landmark it would have to go through the HPC guidelines. Haas said that the existing house furthest to the west goes onto a 3,000 square foot lot, which it was originally built on, is built out with a zero expansion potential and remains conforming and the 9,000 square foot lot where the only expansion potential is the same that was there originally that it could be used for another dwelling but all of it becomes subject to HPC review. Haas said that it puts restrictions on the property that currently don't exist, which most property owners aren't willing to do and these owners want the space the way it used to be. Brian Speck asked if the house was for sale. Haas said that it is for sale and they are giving up 3,000 square feet of the lot. Stan Gibbs asked if this house were built today would it be conforming and if it does not require any variances. Haas replied it does not require any variances and meets all the setback requirements. LJ Erspamer asked the zoning was changed and the lot lines were changed why is it changing back. Haas replied before it was 2 owners Doremus family owned the corner property and the Silverman's owned the house on the 3,000 square foot lot and the Doremus'agreed to sell lot to the Silverman's. Marisa Silverman stated they bought the middle lot first and then bought the Pan Abode. Erspamer asked about any easements being needed and if there was subgrade space involved. Haas replied that there were no easements. Phelan responded the subgrade did not change. Public Comments: 1. Jack Wilke said that he lived at 626 West Francis and asked how the lots might be split into 2 or 31ots. Haas answered there was 12,000 square feet and it was being split into a 3,000 and 9,000 square foot lots. Haas said that the 9,000 square foot lot could not be further subdivided; the zoning would allow another house but there were no plans to do that. Haas said under the city's growth management rules a 9,000 square foot landmarked lot could have 2 homes. Wilke stated that he had no objection but commented that he was fiustrated about the over-sized houses built in the immediate neighborhood and resented the 5 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 application of the incentives. Wilke said that he was frustrated by the historic process that allows these houses to get bigger. MOTION: Stan Gibbs moved to approve Resolution #024, series of 2008, recommending City Council approve the proposed subdivision at 600/612 West Francis contingent on the landmark designation; seconded by Dina Bloom. Roll call vote: Wampler, no; Speck, no; Gibbs, yes; Bloom, yes; Erspamer, yes. APPROVED 3-2. CONTINUED PUBLIC HEARING (07/01108): 401 CASTLE CREEK ROAD -ASPEN VALLEY HOSPITAL - CONCEPTUAL PUD LJ Erspamer opened the continued public hearing. Jennifer Phelan noted this was the second in a series of 4 hearings on the Aspen Valley Hospital master plan; the hospital was remodeling and expanding the facilities. Phelan stated tonight the focus was on conceptual planned unit development; employee housing; site improvements and noise analysis for the flight for life helicopter. Phelan said that employee housing and employee generation were typically handled at final. Phelan stated that the hospital was considered an essential public facility and each operation was to be analyzed for employee needs. Volume fluctuation at certain times of the year (seasonality) for the number of employees needed at certain times of the year for the determination of employee generation. Support services at the hospital did not fluctuate seasonally like housekeeping. Phelan said another point of consideration was decompression, which some of the main expansion and renovation of the building was to meet the current design standards for hospital operations. Phelan said proposed was 17,000 square feet of medical office space; 12,400 square feet of that was net leasable space, space considered to generate employees. The applicant use mixed use zone district to determine the employee generation rate for the medical office space at 3.7 per 1,000 square feet of net leasable area. Phelan commented that another issue was that of credits for affordable housing; there will have to be more work done of this issue. The hospital bought the Beamount Inn to address affordable housing needs proactively and asked if this could be used as credit. Phelan said this was a bit of a threshold question: does P&Z think the applicant should receive credit for the existing employee housing. Staff requested more information of the medical office space; the number of offices and why that number was needed; employee generation for final and the 6 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15.2008 employee housing credits for existing employee housing; employee generation audit. LJ Erspamer asked how the offices that already were in town have mitigated for employees and to move out to the new medical offices on the hospital campus were they paying for the replacement or were they paying for the new ones. Phelan replied that if a development downtown with commercial and housing it is calculated at the time of the development approval. Phelan said that when the medical office was developed downtown the mitigation was required at that time and that office moves out the new office that moves in it has already been mitigated. Stan Gibbs asked if they were going to have to mitigate for employee generation office space. Phelan replied that the questions and fact finding begin a direction of how each use needs to be mitigated. Leslie Lamont, planner for applicant, said that they supported the staff consideration of local offices in industry standards for employee generation in mixed use commercial offices square footage zoning. Lamont said that figuring out support services and decompression and increased efficiency was part of the application process. Lamont said that there was almost 6,000 square feet of space that was approved but never built and that was acknowledged by the city when it was annexed into the city from the county. Lamont said that phase 1 would utilize that 6,000 square feet; they were working with housing to figure out the numbers. Lamont stated that they will present their strategy on employee generation numbers and ask P&Z if the direction is the right way. Phelan said that drainage and trail locations were the next topics; parcel C could be divided into 2 sections the south portion (open area) and the hospital expansion. The drainage in the meadow were a series of basins, three, for storm water drainage. Staff recommends no snow storage in the drainage ponds. Phelan said the helipad will be on the southwest portion of the roof. Staff believed the roof location was safer for the flight for life helicopter. Gibbs asked why using the retention pond was not appropriate for snow storage. Trish Aragon replied that using the trail to access the retention ponds was of concern. 7 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 Leslie Lamont introduced the team Dave Ressler, Russ Sedmak, Rich Wolfe, Tom Dunlop, Nick Adeh, Laura Kirk, Nina Eisenstat, Elaine Gerson, Steve Selby, Terry Collins and Dr. Rodman. Dave Ressler emphasized that this hospital expansion in general was not about a change in direction but about what a community hospital does and continue to do very well. Ressler said it was about decongestion of the facility for staff to provide and accommodate the services. Ressler said that they were licensed as a 25 bed facility and at build out they would be at 39 or 40. Ressler said that right now the community demand on the services at peak time bumps up against 25 beds and during the slack time is less than half of that. Ressler noted that each phase impacts different departments. Ressler stated there were 44 housing units at present. Russ Sedmak provided some illustrations that compare the existing space constraints to some of the contemporary standards in the healthcare process, changes in technology, changes in levels of services, changes in the types of services. Sedmak said there were a number of guidelines on how to design an individual room, single rooms versus double room, ADA accessible standards, life/safety codes add up to changing the required size of rooms and that was what the hospital was facing creating pressure on the facility. MOTION: Brian Speck moved to continue the meeting until 7: 30 seconded by Mike Wampler. All in favor, APPROVED. Sedmak said that the core clinical services functions were driving the space needs program to be considered in the fit of the building. Ressler said that they have been trying to add medical office space to the hospital campus for many years; current medical office space does not provide good patient access and could be corrected with the addition of medical office space to the campus. Dr. Rodman said that he would prefer to walk from his office to the hospital and take care of patients with supported medical office spaces. Erspamer asked if the medical office spaces would be for sale. Ressler replied no, at this time the hospital would lease the spaces to physicians. Tom Dunlop provided his background with the City and County Environmental Health. Dunlop stated that a normal conversation was about 55 to 60 decibels. There were mobile sources and stationary sources and both were applied to the hospital application. Dunlop said that aircraft were regulated by the FAA and not the City noise ordinance; the heaviest St. Mary's helicopter was used to try to 8 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES JULY 15, 2008 create the noise level at 15 and 30 feet above the current ground level helipad. Dunlop noted there were between 50 and 60 helicopter flights a year. The Endings of the noise level study within 600 feet of the helipad were 81 decibels exposure for 2 to 3 minutes. Nick Adeh, Sopris Engineering, said the one philosophy was to stick with the sustainable project; the storm water management used 3 bio-retention cells (ponds) that will be rotated dry vegetated cells, which the primary functions were to receive the water, to remove the suspended solids, to reduce the concentrations and allow for the plant species in and around it to absorb the contaminates to clean the water and send good water quality into the ground. MOTION.• Brian Speck moved to continue the meeting until 7.•45 pm seconded by Dina Bloom. All in favor, APPROVED. Mike Wampler excused himself at 7:30 pm. Laura Kirk, DHM Design, submitted a revised site plan regarding the Nordic Trail responding to neighborhood concerns and staff concerns. Kirk said that Engineering and Parks Departments have given much appreciated help during this process. Kirk said the irrigation for this site was provided by a ditch that starts at the Water Treatment Plant. Public Comments: 1. Dr. Kim Scheuer, a local family physician, stated that she supported staff and they could better serve their patients with the new facility. 2. Frank Goldsmith, neighbor, supported this process and the hospital has been great at soliciting the neighbors input and telling neighbors what was going on and they were concerned about the neighborhood. Goldsmith said that currently when the helicopter landed it was blocked out by the hospital; he asked how will it impact them when it is on the roof. Tom Dunlop responded the hospital acts as a reflective surface the way the helicopter lands now and reflects it up the hill and bounces it back into the valley as well so bringing it up over 30 feet. Dunlop said the noise was impacted by wind direction, inversions and orientation. Dunlop said that the last 5 to 10 seconds of the helicopter landing is the loudest. 3. Elaine Gerson, counsel for the hospital and staff member, stated that she was proactive in the employee issues. Gerson said as a practicing nurse it was always beneficial and critical to the patients having the doctors close not several miles away. 9 ASPEN PLANNING & ZONING COMMISSION MEETING -MINUTES - JULY 15, 2008 Erspamer closed the public comments portion of the meeting. Erspamer asked if the height met the code. Phelan replied that the application was for a PUD in the Public Zone. Gibbs asked if the medical office space might be converted to beds. Sedmak replied that in anticipation of 20 years beyond the medical office spaces were designed so that space could be hospital space if necessary. Bloom asked if there was an agreement on the snow storage. Aragon replied the applicant was proposing to use the public recreation trail and she asked what was the benefit to the public by allowing the applicant to use that trail for snow storage operations. John Colson, press, asked what was the commission feeling on the credits. Speck replied that they were still looking at what paradigm it fit in and was there a new formula. MOTION: Brian Speck moved to continue 401 Castle Creek Road, Aspen Valley Hospital, to August 5`" seconded by Stan Gibbs. All in favor, APPROVED. MOTION: Brian Speck moved to adjourn at 7: SS seconded by Dina Bloom. All in favor, APPROVED. ckie Lothian, eputy City Clerk 10