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HomeMy WebLinkAboutresolution.apz.023-08RESOLUTION N0.23, (SERIES OF 2008) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING CITY COUNCIL APPROVE A CONCEPTUAL PLANNED UNIT DEVELOPMENT FOR THE ASPEN VALLEY HOSPITAL MASTER FACILITIES PLAN FOR THE ASPEN VALLEY HOSPITAL DISTRICT, LEGALLY DESCIBED AS PARCEL C, ASPEN VALLEY HOSPITAL DISTRICT SUBDIVSION AND COMMONLY DESCRIBED AS 401 CASTLE CREEK ROAD ParcellD:273512307801 WHEREAS, the Community Development Department received an application from the Aspen Valley Hospital District, represented by Leslie Lamont of Lamont Planning Services, requesting the Planning and Zoning Commission recommend approval of a Conceptual Development Plan for a Planned Unit Development (PUD) for the redevelopment and expansion of the hospital through development of a master plan; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Fire Protection District, Parks Department, Aspen/Pitkin County Housing Authority, Pitkin County and the Transportation Deparhnent as a result of the Development Review Committee meeting; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Conceptual PUD and recommended approval with conditions; and, WHEREAS, pursuant to Section 26.445 of the Land Use Code, Conceptual PUD approval may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, WHEREAS, Conceptual PUD review by the Planning and Zoning Commission requires a public hearing and this application was reviewed at multiple public hearings where the recommendations of the Community Development Director and comments from the public were heard; and, WHEREAS, during a regular meeting on July 1, 2008 the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the public hearing to July 15, 2008 for further discussion. At the July 15, 2008 public hearing, the Planning and Zoning Commission re-opened the public hearing to consider the project and continued the hearing until August 5, 2008 for further discussion. At the August 5, 2008 public hearing, the Planning and Zoning Commission re-opened the public hearing to consider the project and continued the project to August 19, 2008 for further discussion. At the August 19, 2008 public hearing, the Planning and Zoning Commission re-opened the public hearing to consider the project and recommended City Council approve the Conceptual Planned Unit Development application by a six to zero (6-0) vote, with the findings and conditions listed hereinafter; and, Page 1 of 5 WHEREAS, Conceptual PUD approval shall only grant the ability for the applicant to submit a Final PUD application and the proposed development is further subject to Final PUD review as well as other associated land use review approvals pursuant to the Municipal Code. WHEREAS, an application was submitted for the Aspen Valley Hospital District, which proposed on parcel C a redeveloped and expanded multi-story hospital building generally consisting of an expanded obstetrics ward, patient care rooms, emergency department, imaging department, cazdiology clinic and lab, surgical suite, rehabilitation and therapy space, nucleaz medicine space, intensive care ward, oncology space, administration offices and central plant upgrades. Also proposed are a new parking garage, loop service road, drainage ponds, medical office space, roof heli-pad, and new primary entrance with a revised patient drop-off azea. WHEREAS, the Commission finds that the development application as proposed and identified as Exhibit A of the July 1st staff memo meets the review standazds for a Conceptual PUD as long as certain conditions aze implemented. NOW, THEREFORE BE IT RESOLVED that the Planning and Zoning Commission recommends that the City Council approve the Conceptual Planned Unit Development for Aspen Valley Hospital Master Facilities Plan, subject to the conditions listed in Section 1 below. Section 1: The approval is subject to the following conditions: 1. The Final PUD application shall reflect and demonstrate compliance with the Conceptual application reviewed by the Commission. 2. The Final PUD application shall include: a. An application for Final PUD and associated land use review approval pursuant to the Municipal Code. Apre-application conference with a member of the Community Development Department is required prior to submitting an application. b. Delineation of all dimensional provisions to become requirements of the PUD. c. A proposed PUD plat(s). 3. Prior to submitting an application for a Final PUD, the applicant shall maintain certain aspects of the proposal from conceptual to final application or make revisions to the development proposal as identified by the Planning and Zoning Commission as follows: a. Overall Building Size, Uses, Architecture, and Design. The proposed building size, massing and scale are conceptually appropriate for the site as well as the proposed uses; however, the parking gazage should be evaluated and treated to minimize visual impact. The proposed materials and azchitecture of the building aze appropriate for the site. b. Evaluation of Employee Generation. The consideration of volume, support services, decompression and increased efficiency as outlined in the Conceptual Application dated January 2008 is appropriate in determining Employee Generation. Medical office space employee generation should be evaluated by auditing other medical offices. Existing Employees Housed credits can be used for Employee Generation Page 2 of 5 mitigation; however, a detailed inventory of the total number of employees housed, credits that have been used, and those remaining shall be provided. c. Nordic Trail Location. Any relocation of the Nordic trail will be finalized with the input of neighbors and the Pazks Deparhnent. d. Drainage/ Snow Storage. The Applicant will further evaluate the feasibility of using the proposed detention ponds for snow storage, as the proposed vehicular use of the trail to access the ponds is not permitted by the city. An alternative solution for access to the ponds or for snow storage needs to be considered. e. Service Loop Road. The Applicant shall continue to work with staff on the improvements associated with development of the service road. f. Parking. By Final PUD application, the Applicant shall provide a current, detailed pazking needs assessment based upon the proposed size and use of the building. g. Enlarged Study Area. The Applicant shall include a greater study area for the main entry to the hospital to include the RFTA bus stop, the pedestrian crossing across Castle Creek and Doolittle Drive (including a separate access onto Castle Creek Road for Doolittle Drive). Any proposed options will be reviewed with RFTA, the Pazks Deparhnent, and Engineering Department. h. Housekeeping Items. Consent by deparhnents potentially affected by the removal of the 100 feet easement shall be received prior to removal of the easement. A clear history of the affordable housing `parcel' designated on the site shall be provided for the city to consider removal of the `parcel'. Section 2: Building The final design shall meet adopted building codes and requirements if and when a building permit is submitted. Section 3: Enaineerin~ Final design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21 and all construction and excavation standazds published by the Engineering Deparhnent. A comprehensive drainage report must be completed according to the engineering department's design criteria for final PUD application. This analysis must account for all off site basins and must consider the downstream facilities. It must also identify whether or not these facilities aze sized appropriately. The report must also include the analysis of drainage along Castle Creek Road associated with project improvements. A detailed Transportation Impact Analysis shall be submitted with final PUD application meeting the scope and criteria for evaluation as provided by the City Engineer. Sectiou 4: Affordable Housing The APCHA board recommends that credits be allowed to be used for the employee mitigation requirement. The credits will need to be verified and approved by staff during Final PUD application. Up-to-date employee numbers shall be provided to APCHA during Final PUD application for review. It is recommended that the Applicant work with staff on the credit and employee generation prior to Final PUD application. Page 3 of 5 Section 5: Fire Mitieation All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907). Section 6: Transportation Additional information on the existing and proposed incentives that the hospital uses and is considering in the traffic mitigation plan shall be provided at Final PUD application. Section 7: Public Works The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Deparhnent. Utility placement and design shall meet adopted City of Aspen standards. Section 8: Sanitation District Requirements Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. Section 9: Environmental Health The state of Colorado mandates specific mitigation requirements with regard to asbestos. Additionally, code requirements to be aware of when filing a building permit include: a prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, and noise abatement. Section 10: Exterior Liehtina All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor lighting. Section 11: School Lands Dedication and Impact Fees The Applicant shall pay any applicable impact fees and the school lands dedication assessed at the time of building permit application submittal and paid at building permit issuance. Section 12: Parks A formal vegetation protection plan shall be required with building permit application. An approved tree permit will be required before any demolition or access infrastructure work takes place. Final layout of the plantings and park designs require Park Department approval. A detailed landscape plan shall be provided at final application. Section 13: This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 14: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be Page 4 of 5 deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED by the Commission at its regular meeting on August 19, 2008. APPROVED AS TO FORM: P N AND ZONING COMMISSION: im True, Special Counsel pam Chair ATTEST: r ~, ckie Lothian, Deputy City Clerk Page 5 of 5