HomeMy WebLinkAboutresolution.council.003-09RESOLUTION N0.3
(SERIES OF 2009)
A RESOLUTION OF THE CITY OF ASPEN CITY COUNCIL APPROVING
CONCEPTUAL PLANNED UNIT DEVELOPMENT FOR THE ASPEN VALLEY
HOSPITAL DISTRICT FACILITIES MASTER PLAN, LOCATED ON PARCEL C,
ASPEN VALLEY HOSPITAL DISTRICT SUBDISVION, COMMONLY DESCRHiED AS
401 CASTLE CREEK ROAD, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
ParcellD:2735-121-29-809
WHEREAS, the Community Development Department received an application from the
Aspen Valley Hospital District (Applicant), represented by Leslie Lamont of Lamont Planning
Services, requesting approval of a Conceptual Development Plan for a Planned Unit
Development (PUD) for the Aspen Valley Hospital District Facilities Master Plan; and,
WHEREAS, the application for the Aspen Valley Hospital District, proposed a
redeveloped and expanded multi-story hospital building and parking gazage on parcel C of the
Aspen Valley Hospital Subdivision, as more fully described in Exhibit A of this resolution; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Fire Protection District, Pitkin
County Community Development Department, Environmental Initiatives Team, Parks
Department, Aspen/Pitkin County Housing Authority, the Roaring Fork Transportation
Authority, and the Transportation Department 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 heazings 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 opened a duly noticed public hearing to consider the project
and continued the heazing until August 5, 2008 for further discussion. At the August 5, 2008
public heazing, the Planning and Zoning Commission opened a duly noticed public hearing to
consider the project and continued the project to August 19, 2008 for further discussion. At the
August 19, 2008 public heazing, the Planning and Zoning Commission opened a duly noticed
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,
RECEPTION#: 559342, 05/26/2009 at
City Council Resolution No. 3, 02:21:26 PM,
Series 2009. Page 1 of 6 1 OF 24, R $121.00 Doc Code
RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
WHEREAS, the Aspen City Council has reviewed and considered the Aspen Valley
Hospital Facilities Master Plan on January 12, 2009, January 26, 2009, February 9, 2009, April
13, 2009, April 27, 2009, and May 11, 2009, according to the applicable provisions of the
Municipal Code as identified herein, has reviewed and considered the recommendation of the
Community Development Director and the recommendation of the Planning and Zoning
Commission, and has taken and considered public comment at a public heazing; and,
WHEREAS, the Council finds that the development application meets the review
standards for a Conceptual PUD approval as long as certain conditions are implemented; and,
WHEREAS, the City Council finds that this Resolution furthers and is necessary for the
promotion of public health, safety, and welfare.
NOW, THEREFORE BE IT RESOLVED that the City Council approves the Conceptual
Planned Unit Development for Aspen Valley Hospital Master Facilities Plan, subject to the
conditions listed herein.
Section 1: Master Facility Plan
The Aspen Valley Hospital Facilities Master Plan is granted Conceptual PUD approval as
depicted and described in Exhibit A to this resolution.
Section 2: Revisions and Considerations
In addition to the elements of the project that the City Council felt met the Code standards for a
PUD review, the Applicant shall consider the following revisions and requests for further
analysis:
A. Overall Building Size, Uses, Architecture, and Site Design. The proposed building size,
massing and scale are appropriate for the site and the proposed uses. The parking garage
aesthetics should be evaluated and treated to minimize visual impact. The proposed materials
and azchitecture of the building aze appropriate for the site. The site plan for the proposed
expansion of Whitcomb Terrace and on-site affordable housing shall be reconsidered to
enable a less auto-centric living environment. See Exhibit A -Site plan and renderings.
B. Green Technologies. The Applicant shall continue to collaborate with the City of Aspen to
explore ways to incorporate environmental "green" technologies into the project. The energy
conservation plan for AVH shall include program(s) to encourage transit usage by employees
and customers.
C. Employee Generation & Mitigation. 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 for the Hospital. On-Site
medical office space employee generation should be evaluated by using the Mixed-Use Zone
District standards for offices.
The APCHA board and City Council recommends that credits be allowed to be used for the
employee mitigation requirement. A credit shall be applied recognizing existing employees
housed by AVH through efforts prior to the Master Facilities Plan. A detailed inventory of
the total number of employees expected to be generated by each phase and applicable credits
is attached as Exhibit B. The credit is based on actual FTEs housed in 2009. The credit may
be used in future phases as determined by AVH.
City Council Resolution No. 3,
Series 2009. Page 2 of 6
Applications for each phase shall include an updated actual employee generation from the
previous phase of development. Discrepancies between expected and actual employee needs
shall be assessed to the phase of development being considered for approval.
D. Nordic Trail Location. Any relocation of the Nordic trail will be finalized with the input of
neighbors and the City of Aspen Parks Department.
E. Drainage & Snow Storage. The Applicant has developed several proposals for snow storage
and drainage. The location and design depicted in Exhibit A is one possible solution, but
further analysis is needed. The Applicant shall continue to work with the City Engineer and
the City Pazks Department on acceptable snow storage and drainage locations and designs
that minimize operational conflicts with pedestrians, trail users, and vehiculaz circulation.
All drainage and snow storage issues shall be resolved during the review of Phase 2
improvements.
F. RFTA Bus Stop Refinement. The Applicant shall continue to refine the design of the RFTA
bus stop to enable queuing of two busses and ensuring that wheel paths and turning radiuses
work appropriately. The Applicant should consider installing the improvements to the bus
stop and pedestrian crossing during Phase 2 rather than Phase 4 of the redevelopment.
G. Traillmprovements. Related to the Master Facilities Plan improvements the Applicant shall
propose improvements to the pedestrian bicycle trail along Castle Creek Road that address
changes to vehicle circulation patterns and minimizes auto bicycle conflicts to the extent
possible. The Applicant shall work with the City Parks Department on signage, trail
dimensions and design specifications, adjacent grading and drainage, and landscape designs.
This shall be pazt of the Phase 2 review.
Pedestrian pathways and crossings within the site (which will change as development occurs
in phases) will be reviewed and evaluated for safety and conflicts during construction of that
phase and in their final configuration.
H. Castle Creek Road Trail Crossing Improvements. The Applicant shall continue to work
with the City Engineer and the City Pazks Department on possible Castle Creek trail crossing
improvements. The Applicant shall financially participate in the construction of
improvements made to the Castle Creek crossing in an amount that accounts for the
proportionate increase in trail use and auto trips on Castle Creek Road south of the facility
and any remaining quality of service deficiency after improvement to the pedestrian/bicycle
trail parallel to Castle Creek Road (See item G).
The proportionate share for this improvement shall be determined during review of Phase 2.
Funds for this improvement shall be either held by the City, in an interest beazing account, or
shall be bonded or otherwise secured and payable to the City prior to construction of the
improvement. If improvements to the crossing aze not commenced by the City within seven
years of the issuance of a development order for Phase 2, the proportionate shaze obligation
shall expire and any funds held by the City shall be returned to the AVH with accrued
interest.
I. Highway 82/Roundabout and Cemetery Lane Intersections. The vast majority of existing and
projected traffic within the State Highway 82 comdor is not associated with the expansion of
facilities at Aspen Valley Hospital. However, the AVH facility expansion does have an impact
on the roundabout and Cemetery Lane intersections and is expected to financially contribute to
capital projects to improve capacity. The total impact associated with the AVH expansion and
proportionate financial contribution for capacity improvements to either of these two
City Council Resolution No. 3,
Series 2009. Page 3 of 6
intersections is .3% (.003) of funds the City of Aspen spends on the project(s). The per-phase
proportionate share for capacity improvements shall be determined during the review of each
phase.
If a capital project has been identified and construction expenses have been determined, the
per-phase contribution shall be payable to the City and held in an interest bearing account
until the time of construction. If the capital project does not proceed within seven yeazs of
the issuance of a development order for the particulaz phase, the funds shall be returned to
the AVH with accrued interest.
If no capital project is yet identified for one of these two intersections at the time of final
review of a phase, a future financial contribution shall be bonded or otherwise secured and
payable to the City prior to construction of the improvement. If improvements to either the
roundabout or the Cemetery Lane/Highway 82 intersections are not commenced by the City
with seven years of the issuance of a development order for each phase, the proportionate
share obligation for that phase shall expire.
J. Castle Creek Road Elevation. Based upon the concerns voiced by the City Engineer with regazd
to raising the height of Castle Creek Road and the associated construction impacts, staff
recommends that the Applicant continue evaluating options that that aze less impactful and meet
the goals of the master plan. The Applicant shall continue to work with staff on the
improvements associated with development of the service road.
K. Transportation Demand Management Program. The AVH shall be subject to a TDM
Program approved by the City of Aspen as part of the Phase 2 approvals. The purpose of this
plan is to minimize single-occupant auto trips to or from the hospital campus.
The Applicant and City Transportation Department staff shall jointly develop a reliable
methodology for measuring the effects of the TDM Program, including baseline data. The
TDM Program shall be re-evaluated and adjusted from time to time but not more frequently
than once per yeaz or as may be necessary during the review for each phase. Elements of the
TDM program should include increased transit service, van pooling, carpooling, preferential
HOV parking, paid pazking, car sharing, and other strategies.
The TDM Program may be amended from time to time as needed and as agreed upon by the
AVH and the City Transportation Department as an Insubstantial PUD Amendment.
L. Subdivision Platting and PUD Documents. Phase 2 approvals shall include a re-filing of a
subdivision plat and recording of PUD Plans for all phases. The affordable housing `pazcel'
designation shall be vacated as part of the re-platting. The 100-foot trail easement shall be
vacated as part of the re-platting and replaced with an easement(s) that coincides with actual
trail locations.
Section 3: Conceptual Aaaroval
Approval of this conceptual development plan does not constitute final approval or permission to
proceed with any aspect of the development. Approval of this conceptual development plan
authorizes the Applicant to submit an application for a final PUD development plan in
accordance with the City Council Resolution granting conceptual PUD approval.
The Aspen Valley Hospital Facilities Master Plan contemplates four (4) phases of development
over time to enable the hospital to maintain daily operations of the facility as development
occurs. The Applicant anticipates as much as a 20-yeaz build-out timeline. Each Phase shall
City Council Resolution No. 3,
Series 2009. Page 4 of 6
require Final PUD approval and associated land use reviews as applicable. Future phases shall
continue to be reviewed as an Essential Public Facility.
Components of the Conceptual PUD plan shall be confirmed or amended in conjunction with the
final approval of each phase. Development program, components, operational chazacteristics, or
design characteristics of future phases or of the entire facility plan may be amended in
conjunction with final approval for each phase.
In consideration of the phased aspect of the Facilities Master Plan, City Council hereby exempts
the development from the limitations of Conceptual Development Plan approval as specified in
Section 26.445.030.D of the Land Use Code. No prescribed limit or timeframe for submitting a
final development plan for the project, or phases thereof, shall apply until or unless the Applicant
withdraws the conceptual application.
Section 4: Final PUD Applications: General Conditions of Anarovat
The Final PUD application for each phase shall reflect and demonstrate compliance with the
Conceptual approval, as may be amended. The Final PUD application for each phase shall include:
1. An application for Final PUD and associated land use review approvals pursuant to the
Municipal Code. Apre-application conference with a member of the Community
Development Department is required prior to submitting an application.
2. Delineation of all dimensional provisions for the phase and any amendments to the overall
build-out dimensions.
3. Final PUD Plans showing existing and planned development and remaining future phases.
4. A proposed PUD Agreement.
5. An employee generation summary which includes actual employee generation for the prior
phase and number of credits to be assigned to the current phase.
6. An architectural character plan showing the chazacter and materials of proposed buildings.
This may be a model, digital model, detailed elevations, or renderings.
7. A proposed Subdivision Plat (Phase 2) highlighting proposed amendments to the plat of
record.
8. A drainage report and grading & drainage plan developed using the criteria and
specifications of the City Engineer. This analysis must account for all off site basins and
must consider downstream facilities and whether these facilities are sized appropriately.
The report must also include the analysis of drainage along Castle Creek Road associated
with project improvements.
9. A snow storage and snow removal operations plan.
10. A detailed civil plan showing the geometric design for improvements to Castle Creek,
vehicle and ped/bike path intersections, and improvements to RFTA bus stops, including
bus staging and fuming radii.
11. Proposed Transportation Demand Management Program, or amendments thereto as
applicable.
12. A detailed landscape plan for all areas affected by that phase. A formal vegetation
protection plan shall be required with building permit application. An approved tree
City Council Resolution No. 3,
Series 2009. Page 5 of 6
permit will be required before any demolition or access infrastructure work takes place.
Final layout of the plantings and park designs require Parks Department approval.
Section 5: School Lands Dedication and Imnact Fees
School Land Dedication is not required for the hospital facilities or the medical office space, but
shall be required for on-site affordable housing development.
TDM/Air Quality Impact Fees for the hospital facilities and medical office space are hereby
waived in recognition of the proposed capital improvements to the RFTA bus stop and the
proposed TDM Program. TDM/Air Quality Impact Fees shall be assessed on the development of
residential units, unless otherwise waived by City Council during the review of that phase.
Parks Development Impact Fees shall not be assessed on the hospital facilities. Parks fees shall
be assessed on the medical office space and on any residential development, unless otherwise
waived by City Council during the review of that phase. The Parks fee may be reduced
commensurate with on- and off-site improvements to the trail system.
The final approval for each phase shall detail the dedication and impact fees due according to the
fee schedule in effect at the time of submission. All dedication and impact fees for the phase
shall be paid at building permit issuance.
Section 6:
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 7:
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
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
FINALLY, adopted, passed and approved this 11 m day of May, 2009.
Attest:
Kathryn S. ch, City Clerk
~C =Z6 -op
Michael C. Ireland, ayor.
Approved as to form:
~~:
o m P. cester, City Attorney
Exhibit A -Summary of AVH Master Facility Plan
Exhibit B -Employee Generation Expectations and Credits
City Council Resolution No. 3,
Series 2009. Page 6 of 6
AVH Resolution No. 3 Series of 2009
Exhibit A
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MFP Space Program
Feb-09
Area Description Existing DGSF MFP Program DGSF Deficiency (DGSF)
Administration _ 1407 1725
~I __ 318
Admissions 690 _
700 10
Business Office 1040 ~ 2000 960
Cardiac Rehab _ 635 ! _ 4300 _ 3665
Cardiology/Physicians Sleep _ 1890 1050 -840
Cardiopulmonary 791 _ 2700 1909
Central PIanUFaclities 6035
_19,500 _
13465
Central Sterile 1292 _
2200 908
Community Relations 313 313 0 _
Emergency
4440 9700 5260
_
Food Service _ ____3113 6400 3287
Foundation Office 316 316 0 _
Human Resources 230
--- 850 620
-
Imaging __4666 6500 1834
Infectious Control 89
100 _
11
Intensive Care Unit 930 3300 2370
Laboratory 2440 _
5250 2810
M.I.S. 490 2200 1710
Maill Copy 140 175 35
Medical Records 790 1100 310
Meeting Rooms 1275 3100 1825
_ _
Nuclear Medicine 305 600 ___
295
Obstetrics Unit (existing) 1720 9100 7380 _
Patient Care Unit 11,235 18,500 7265
Pharmacy 865 900 35
Physical Therapy 2635 7200 4565
Same Day Surgery 1965 (in Phase 3 Surgery) ' (In Phase 3 Surg_e_ry)
Surgery 7100 13,500 I 6400
VolunteerlGift Shop 865 1200 335
Total Existing DGSF 59702
Total Deficiency 66742
Occupational health 853
Outpatient Clinic 2900
Oncology Clinic 2440
Breast Center 2325
Ambulance/Maintenance 2190 _ _
Medical Offices 22600
Chapel 308
i
Total MFP DGSF 158095
Perimeter Wall @ 12" 1800! 6000
Stairs, Elevators, Lobbies 400 13500
Circulation, Storage, M, E 13798 36500
Existing 1st Flr GSF (70700)
Exist Basement GSF (5000)
Existing GSF 75700
MFP GSF 214095
Efficient 0.738433873
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AVH Resolution No. 3 Series of 2009
Exhibit B
#ls -Employees Currently Housed in AVH Units Inventory
Unit # Bedrooms Employees
Mountain Oaks 102 studio 1
104 studio 1
105 1 BR 1
106 2 BR 2
107 2 BR 2
108 2 BR 2
109 2 BR 2
110 1 BR 1
111 studio 1
112 studio 1
201 1 BR 1
202 1 BR 1
203 2 BR 2
204 2 BR 2
205 2 BR 2
206 2 BR 2
207 2 BR 2
208 studio 1
209 studio 1
Beaumont #A 1 BR 1
#B studio 1
#C studio 1
102 studio 1
103 studio 1
104 studio 1
110 studio 1
111 studio 1
122 studio 1
123 studio 1
124 studio 1
12s studio 1
126 studio 1
127 studio 1
Apt 100 2 BR 2
Apt 101 2 BR 2
Apr 102 studio 1
Apt 103 1 BR 1
Apt 104 1 BR 1
Apt 200 2 BR 1
Apt 201 2 BR 1
Apt 202 studio 1
Apt 203 2 BR 2
Apt 204 studio 1
CEO House 3 BR 2
Total Employees Housed 57
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