HomeMy WebLinkAboutagenda.apz.20100316P1
_-~_ AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY, March 16, 2010
4:30 p.m. regular meeting- Sister Cities Room
CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES
IV. DECLARATION OF CONFLICT OF INTEREST
V. PUBLIC HEARINGS:
A. Aspen Valley Hospital: Phase II, 401 Castle Creek- Final PUD
and associated land use reviews (continued from 3/2)
VI. OTHER BUSINESS
VII. BOARD REPORTS
VIII. ADJOURN
Next Resolution Number: 8
P3
-J' MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jennifer Phelan, Community Development Deputy Director
RE: Aspen Valley Hospital -Master Facilities Plan (401 Castle Creek Road) -Final
Planned Unit Development, Phase II -Resolution No. ,Series 2010 -Public
Hearing (Continued from Mazch 2, 2010)
MEETING
DATE: Mazch 16, 2010
SPECIAL NOTE: This staff report addresses the questions raised since the last hearing. It
contains the following:
A summary of the issues raised from the last meeting with additional
information provided by Staff and the Applicant;
Staff recommendation & motion; and
• A revised resolution.
If a copy of the March 2nd memo is needed please contact me.
SUMMARY AND FIRST HEARING QUESTIONS:
At the March 2"d public hearing on the Aspen Valley Hospital Master Facilities Plan, the
Planning and Zoning Commission raised a number of issues that they asked be addressed in
further detail at the next heazing.
Staff has addressed some of the questions raised at the previous heazing and the Applicant has
provided additional information included as Exhibit I of this memo. Some questions will be
addressed at the hearing and a written response is not provided in those instances.
1. Affordable Housing Component:
A. Fifty percent of each affordable housing unit's finished floor is required to be at or above
natural or finished grade, whichever is higher. Is this standard met?
B. A number of questions were geared towazd "mountain climate",design: roof line, stair
treads, drainage, snow storage, ice damming and maintenance over time. How will these
issues be incorporated into the design of these new units?
C. Provide more detail on the exterior materials of the affordable housing components.
D. Has there been any consideration of reducing the height and presence of the residential
component?
E. Are there any lessons to be Teamed from Truscott?
Staff Response: The AVH team will address these questions at the hearing.- Included in
Exhibit I are standard floor plans and updated elevations of the housing.
Page 1 of 5
P4
tF. -How will renting to non-AVH employees work?
Staff Response: APCHA requires a minimum six month rental term. Currently this same
minimum rental term is used at Mountain Oaks. In speaking to Cindy Christensen, she
noted that owners of affordable rentals typically have enough interested employees to
keep their housing stock occupied.
G. Affordable Housing is supposed to provide for a range of incomes so there is not
segregation.
Staff Response: The specific Aspen Area Community Plan (AACP) policy that is being
referred to is, "Affordable housing should reinforce and enhance our community. ~ A
healthy social balance that includes all income ranges should be a primary goal of our
affordable housing program. Segregating types of people based on their housing need
challenges our social stability and should be avoided. Celebrate our diversity by
reflecting it in our housing inventory. Avoid housing developments that inadvertently
create segregation. "
This policy indicates the affordable housing program, as a whole, should include a range
of income levels. The policy also notes that "segregating types of people based on their
housing needs (or incomes) should be avoided. This- sentence can be interpreted as to
encourage both an income mix and physical location mix of units within a development.
The Land Use Code requires that the units be mitigated at a Category 4 level; however,
the applicant has stated that the units will be more diverse containing both Category 3
and Category 4 units.
2) Hospital Component
A. Is there a buffer between the gazage and fagade of the hospital?
B. Do the population projections (AACP related) dovetail with the hospital's projections of
needs?
Staff Response: The AVH team will address these questions at the hearing, additional
modeling will be provided.
C. Why is the squaze footage necessary fot the hospital space as approved?
Staff Response: During the Conceptual PUD review, the AVH team detailed the sizing
needs of the hospital for both the Commission and Council. The AVH team considered
the long-term needs and uses of the hospital campus, current trends with the population
being served (aging and increasing population) as well current service standards where
the hospital is defcient and expansion is necessary to meet national standards. As a
result of these deliberations the City Council approved the conceptual square footage of
the hospital expansion.
3) General Questions
A. What was approved at Conceptual?
Page 2 of 5
P5
Staff Response: Resolution No.3 (Series of 2009) approved a full build-out hospital
building footprint with an approximate area of 130, 750 sq. ft., containing 214, 095 sq. ft.
of hospital and medical office space. A proposed parking structure with an approximate
footprint area of 26,233 sq. ft. was also approved. As part of the approval, an area near
Whitcomb Terrace was designated for the future development of approximately eight
additional units to Whitcomb Terrace and eighteen to twenty-two affordable
housing units. Also included in the resolution, which is provided in the Applicant's
application for reference, were exhibits showing the site plan, phasing of the project, as
well as conceptual elevations of the hospital expansion.
B. Are there any substantive changes from conceptual to Phase II final with Square footages?
Table 1. Comparison of Conceptual PUD approval to Proposed Pinal PUD
Conceptual Phase Phase II - Phase Phase New
Approval I (proposed III IV Total
(sq. ft.) in Final at
PUD) build
out
Existing .75,700 75,700 75,700
Sq. Ft.
Sub- 1,489 1,489
basement
Basement 24,558 0 10,094 10,671 3,813 24,578
Level
Level One 63,194 5,721 18,856 32,715 6,128 63,420
Level Two 28,043 0 19,761 6,319 0 26,080
Medical 22,600 0 12,000 15,000 0 27,000
Office
Sub-Total 214,095 81,421 62,200 64,705 9,941 218,267
Affordable 18-22 Units (no 0 20,500 0 0 20,500
Housing sq. ft. defined)
Whitcomb 10 units 0 8,000 8,000
Terrace (no sq. ft.
defined)
Total 214,095 81,421 90,700 64,705 9,941 246,767
Notes:
1) According to Conceptual PUD approval, Full Build-out Building Footprint Approximate Area
130,750 sq. ft. '
2) According to Conceptual PUD approval, Proposed Pazking Structure Approximate Area of Footprint
26,233 sq. ft.
3) The net increase to ross s uare foota a from Conce tual = 4,171 s ware feet,
Page 3 of 5
P6
<FC. How did the numbers get originally get approved?
Staff Response: The hospital parcel is located in the Public zone district. Any
development in the zone district is required to be reviewed through the Planned Unit
Development process to set the dimensional requirements of the project. Through the
PUD process, the Commission recommended and the Council conceptually approved,
with conditions, the master facilities plan.
D. Explain how allotments work and how they can be spread over the phases/entitlements?
Staff Response: For every calendar year, the city permits a certain amount of annual
development allotments to be made available for development applications. Currently,
the annual allotment is capped for Residential free market (18 units), Commercial
(33,000 net leasable sq. ft.), and Lodging (112 pillows) development. Once a year, if
these capped allotments are not allocated to a project, Council may rollover any unused
allotments to the subsequent calendar year.
Generally, a request for a project to be allocated growth management allotments is
permitted twice in a calendar year. For the hospital, a total of 27,000 net leasable sq. ft.
is being requested from the 2010 allotment year leaving a balance of 6, 000 net leasable
sq. ft. for other projects requesting allotments in the 20/0 calendar year.
The phased nature of the project will be memorialized with individual ordinances for
each phase of development. It is anticipated that 12,000 sq. ft. of net leasable will be
memorialized in phase II. Once a development order is issued for phase II, the allotments
will be valid for the term of the vested rights.
4) Transportation
A. Additional Comments on the Feedback on the TDM plan?
B. More detail on pazking (LJ) plantings, numbers
Staff Response: The AVH team will address these questions at the hearing. Staff has also
asked a representative from the Transportation department to attend. Below is an updated
table of the proposed parking for the site.
_ T _1 _ l~ ~ .. .
L CIUIG L. 10.1 }1111b' I..VLLI1JU++.,va+
Conceptual Approval
Phase IV
Hospital Surface azking I10 98
Parking Gazage 234 209
Whitcomb/AH Surface parking 26 44
RECOMMENDATION: Since the submission of the application, the Applicant has provided
additional refinement on the design of the affordable housing. Staff recommends that the
Applicant continue to refine the design, considering the mountain climate location of the housing
Page4of5
P7
anc consider additional refinement of the group gathering space. Staff has some concern as to
whether the space will be successful. Additional work with both the Engineering and the
Transportation departments needs to continue with regazd to the drainage and TDM plans;
however, Staff recommends that the application be approved with the conditions listed in the
draft resolution.
PROPOSED MOTION: "I move to approve and make recommendations of approval of the
AVH Master facilities plan for Phase II with conditions."
ATTACHMENTS:
(Bold exhibits aze provided in this staff memo. Contact Staff if copies of previous
exhibits aze needed)
EXHIBIT A -Application (provided previously to the Commission)
EXHIBIT B-Growth Management Review Criteria (provided 3/2/10)
ExH-B1T C-Conditional Use Review Criteria (provided 3/2/10)
EXHIBIT D-Subdivision Review Criteria (provided 3/2/10)
Exe-siT E -Amendment to the Official Zone District Map Review Criteria (provided 3/2/10)
EXHIBIT F-Planned Unit Development Review Criteria (provided 3/2/10)
ExHtBIT G-Referral Agency Comments (provided 3/2/10)
EXHIBIT H-Addenda to the application dated Febntary 16, 2010 (provided 3/2/10)
ExxisiT I -AVH team's response to questions raised on 3/2/10
Page 5 of 5
P8
RESOLUTION N0. _
_ .y, _ .:. (SERIES OF 2010)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION
APPROVING GOWTH MANAGEMENT REVIEWS, CONDITIONAL USE REVIEW
AND RECOMMENDING APPROVAL OF A GROWTH MANGEMENT REVIEW,
SUBDIVISION, AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP AND
FINAL PLANNED UNIT DEVELOPMENT FOR PHASE II OF THE ASPEN VALLEY
HOSPITAL DISTRICT FACILITIES MASTER PLAN, LOCATED ON PARCEL C,
ASPEN VALLEY HOSPITAL DISTRICT SUBDIVISION, COMMONLY DESCRIBED
AS 401 CASTLE CREEK ROAD, CTTY 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 Final Development Plan and associated land use reviews for a
Planned Unit Development (PUD) for Phase II the Aspen Valley Hospital District Facilities
Master Plan; and,
WHEREAS, the Conceptual PUD approval (via Resolution No. 3, Series of 2009)
conceptually approved a redeveloped and expanded multi-story hospital building and pazking
gazage, affordable housing and site improvements on Pazcel C of the Aspen Valley Hospital
Subdivision, to be developed in four phases; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Fire Protection District, Pitkin
County Commissioners, Environmental Health Department, Pazks Department, Aspen/Pitkin
County Housing Authority, the Roaring Fork Transportation Authority, the Transportation
Departrnent, and the City Utilities Department as a result of the Development Review Committee
meeting; and,
WHEREAS, said referral agencies and the Aspen Community Development Department
reviewed the proposed Final PUD and- associated land use reviews for Phase II and
recommended approval wit(i conditions; and,
WHEREAS, pursuant to Section 26.445 of the Land Use Code, Final PUD approval and
associated reviews 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, prior to City Council approval, Final PUD and associated land use reviews
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 regulaz meeting on February 16, 2010, the Planning and Zoning
Commission opened a duly noticed public hearing to consider the project and continued the
public hearing to March 2, 2010 for further discussion. At the Mazch 2, 2010 public hearing, the
Planning and Zoning Commission opened a duly noticed public hearing to consider the project
and continued the heazing until Mazch 16, 2010" for further discussion. At the Mazch 16, 2010
Planning and Zoning Commission
ResolutionNo._, Series 2010
Page 1 of 8
P9
public hearing, the Planning and Zoning Commission opened a duly noticed public hearing to
consider the project and approved certain growth management quota system reviews, a
conditional use review and recommended City Council approve the Final Planned Unit
Development application and associated reviews for Phase II by a---- to ----- L-~ vote, with the
findings and conditions listed hereinafter; and,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND
ZONING COMMISSION AS FOLLOWS:
Section 1: Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves Growth Management Review for Expansion
or New Commercial Development, Growth Management Review for Affordable Housing,
Conditional Use Review, and recommends approval by City Council of Growth Management
Review for an Essential Public Facility, Subdivision, Final Planned Unit Development, and
Amendment to the Zone District Map for Phase II of the Aspen Valley Hospital Master Facilities
Plan.
Specifically, these approvals and recommendations of approval permit the Applicant to develop
Phase II of a four phase master facilities plan inclusive of 12,000 sq. ft. of net leasable
commercial and office space for the development of medical offices, twenty-two affordable
housing units, an expansion of the hospital facility by ' :50.200 Gross square feet (excluding
the parking garage) and site improvements as shown in the floor plans of Exhibit A of this
resolution.
Section 2: Growth Management Annual Allotments
The Applicant requests 27,000 sq. ft. of net leasable commercial and office space from the 2010
annual allotment allowance for commercial development. This allotment represents the total net
leasable square feet necessary to construct the entire master facilities plan over the course of the
proposed four phases of development. For Phase II, only 12,000 sq. ft. of net leasable
commercial and office space is proposed leaving a balance of 15,000 sq. ft. to be used in
subsequent phases in subsequent years. Required affordable housing mitigation shall be based on
the amount of net leasable commercial and office space proposed in each phase of development.
Section 3: Plat and Agreement
The Applicant shall record a subdivision/PUD plat and agreement that meets the requirements of
Land Use Code Section 26.480, Subdivision, withal 180 days of approval if City Council provides
final approval of the growth management review for an Essential Public Facility, Subdivision=
Amendment to the Zone District Map, and Final PUD request.
Section 4: Building Permit Application
The building permit application shall include the following:
a. A copy of the final Ordinance and recorded P&Z Resolution.
Planning and Zoning Commission
Resolution No._, Series 2010
Page 2 of 8
P10
b. The conditions of approval printed on the cover page of the building permit set.
c. A completed tap permit for service with the Aspen Consolidated Sanitation District.
d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil
Engineer, which meets adopted city standards.
e. An excavation stabilization plan, construction management plan (CMP), and drainage and
soils reports pursuant to the Building Department's requirements.
1) As part of the construction management plan for Phase II improvements, provisions shall
be made to ensure that parking for Aspen Valley Hospital visitors, staff and construction
workers will be accommodated in a location other than in the Health and Human Services lot.
2) As the Hospital, Health & Human Services Center and Senior Center are all co-located on
one campus, and there will be the addition of at least affordable housing and structured
parking in Phase II, the Hospital is required to work collaboratively to improve traffic flow,
pedestrian access and signage to the greatest extent possible to provide auser-friendly
experience for citizens using all of the facilities.
f. A fugitive dust control plan to be reviewed and approved by the Environmental Health
Department.
g. A detailed excavation plan for review and approval by the City Engineer.
h. Accessibility and ADA requirements shall be addressed to satisfactorily meet adopted
building codes.
V V~.llV ll J• 1.1 alai a.aa.aav ~.»~ ~~--~---- ------ -
The Planning and Zoning Commission recommends to City Council that !the redevelopment o
the property in Phase II as presented shall meet the dimensional standards as outlined in Exhibit
B of this resolution.
Section 6: Engineerin6
Adequate handling of snow storage and drainage capacity along Castle Creek Road is required.
Final design direction with regard to additional infrastructure and ;storm drainage ~~ _ '•'~ ~'~
)shall be agreed upon ' ,. ' !' ~ ~ . ' ''' ' `• ~ ' ~ ~ ~~ prior to issuance of the
building permit: : -' ':. ~ '. The CEO house impervious area Basin Z of the
submitted drainage report and PUD plansi is required to be detained or a drainage impact fee be
,paid prior to issuance of a building permit. ' , , ~ , - ~ ~ ~ ' ' ~ - ~ ~ - ~ ~'
. , ~ , ~ ; ! : Pedestrian/bicycle access though the site
~~.
must be maintained during construction via the construction manaPement plan.
Final design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21
and all construction and excavation standards published by the Engineering Department.
Additional detailed comments are included in the Development Review Committee minutes of
Planning and Zoning Commission
Resolution No._, Series 2010
Page 3 of 8
P11
February 8, 2010 and shall be incorporated into the construction documents associated with
Phase II.
Section 7: Affordable Housing
a. The affordable housing provided in Phase II of the project shall be eight (8) studios and
fourteen (14) one-bedroom dwelling units meeting the size and rental rates of Category 3 and 4
affordable housing units of the APCHA guidelines.
b. Rental units area allowed with the following conditions:
The deed restriction shall state that the hospital has a priority to rent the units for hospital
employees; however, if a unit is unoccupied for forty-five (45) days, the hospital shall rent
the unit to another qualified employee of Pitkin County.
2) All tenants shall be approved through APCHA prior to occupancy.
3) The owner shall convey an undivided 1/10' of 1% ownership interest in the deed restricted
units to APCHA. The APCHA ownership interest shall be in perpetuity or until such time
as the units are converted to ownership units.
4) If the owner elects to sell the units, the hospital shall condominiumize the units by forming
a condominium association for the deed restricted units only. All documents associated
with creating an HOA shall be approved by APCHA
5) A deed restriction shall be recorded prior to the issuance of a Certificate of Occupancy. All
units require a lease for a minimum of six months.
Section 8: Fire Mitigation
NFPA 13 needs to be applied to the residential component of the project. Final configuration of
the fire sprinkler and fire alarm systems needs to be approved prior to installation. Adequate
turning radii need to be provided at the main entrance of the hospital and the grade level
parking. Fire hydrant locations must be approved prior to installation. The top level of the
arkinr structure must accept the superimposed weig~it of fire department apparatus.
Section 9: Utilities Department Requirements
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 Department. Additional
Phase II.
i !: ~~ ~ ~~
~ ' ,n_„~;t1, _th~ ~n _,1., +,. mil; D~
bI'leaso-i~c~ttEle-a--r , ~~or~~}ver-~tll-~trli-t3~~1-at-r.
Planning and Zoning Commission
Resolution No._, Series 2010
Page 4 of 8
P12
4 a ~ ~ `
7
~ t
+ it + + , •t>;' , T rt•i'+ >r ~+~ _ ^ t`, ,,
J
rl, 1 11 T f+'1'+• + IIe~{~~zi~r-~~a~, r '~
.7
X171 '+..~,,,1, T~,r~~.-.,\
~ Tea t ~~ 1 1 1 1 .,ta
r} rnuaJ D ~
TI ,] + ,- + ~ ~ a
Section 10• Sanitation District Requirements
a. Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office. ACSD will review the approved
Drainage plans to assure that clear water colmections (roof, foundation, perimeter, patio
drains) are not connected to the sanitary sewer system.
b. On-site utility plans require approval by ACSD.
c. Oil and Grease interceptors (NOT traps) are required for all food processing establishment,:
Locations of food processing shall be identified prior to building permit.
d. Oil and Sand separators are required for parking garages and vehicle maintenance
establishments. Driveway entrance drains must drain to drywells. Elevator shafts drains must
flow thru o/s interceptor. •
e. Old service lines must be excavated and abandoned at the main sanitary sewer line according
to specific ACSD requirements. Below grade development may require installation of a
pumping system. One tap is allowed for each building. Shared service line agreements may
be required where more than one unit is served by a single service line. Permanent
improvements are prohibited in sewer easements or right of ways.
f. Landscaping plans will require approval by ACSD where soft and hard landscaping may
impact public ROW or easements to be dedicated to the district.
g. All ACSD fees must be paid prior to the issuance of a building permit.
h. Any' ' :glycol heating and snow melt system must be designed to prohibit and discharge of
glycol to any portion of the public and private sanitary sewer system. The glycol storage
areas must have approved contaimllent facilities.
i. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3
feet vertically below an ACSD main sewer line.
j. Applicant's civil engineer will be required to submit existing and proposed flow calculations.
k. Easements for the main sanitary sewer line as well as access easements, dedicated to the
district, will be required.
1. Applicant will be required to deposit funds with the district for construction costs,
engineering fees, construction observation fees, and fees to clean and televise the new main
sewer line extension into the project.
Plannin; and Zoning Commission
Resolution No._, Series 2010
Page 5 of 8
P13
m. The sewer service line from the ambulance barn shall be connected to the proposed new
sanitary sewer service line in the access road loop.
n. Both the sewer service line from the hospital and the ambulance barn shall be excavated and
capped off adjacent to Meadowood Road in the Meadowood subdivision, and the
corresponding easements shall be properly and legally abandoned.
o. The applicant shall provide the district with proper representation that will show all means
aild methods to preclude any and all pathological, radioactive, heavy metals, and any other
hazardous material on the list of EPA prohibited toxic discharges.
Section 11: Environmental Health
1-',~~ , This development will increase vehicular trips resulting in a negative effect on the air
quality if mitigation measures are not implemented. To provide such mitigation, the Applicant
may pay the City of Aspen's Air Quality Impact Fee. The Applicant should design the parking
garage to ensure ventilation is adequate to prevent carbon monoxide from reaching high levels
and exhaust ventilation should not be placed near any windows or doors. Adequate recycling
space needs to be provided as well as wildlife proof trash containers.
Section 12: Exterior Li~htinQ
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 13: Parks
A. An approved tree permit will be required before any demolition or access infrastructure work
takes place. Please contact the City Forester at 920-5120. Mitigation for removals will be
paid cash in lieu or on site. The overall mitigation for removals during this phase of
improvements already has a carry over from the construction of the Obstetrics Unit.
B. A vegetation protection fence shall be erected at the drip line of each individual tree or
groupings of trees on site. The vegetation fence shall be installed at the edge of the
construction impact : as depicted on page P101, Master Site Phasing Diagram. This fence
must be inspected by the city forester or his/her designee (920-5120) before any
construction activities are to commence. No excavation, storage of materials, storage of
construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip
line of any tree on site. There should be a location and standard for this fencing denoted on
the plan.
C. General Landscaping notes:
1) New landscape along the paved trail should be no closer : , than 2-feet when the species
reaches maturity. A 2-foot fall zone should be maintained along both sides of the paved
trail. Locations will be reviewed approved during building permit submission and field
verified.
2~The drip lines of the new landscaping along the proposed Nordic alignment should not
encroach over the edge of the trail easement. Mature landscaping should not grow into
the trail easement requiring maintenance or interfere with the grooming equipment.
Planning and Zonin; Commission
Resolution No._, Series ?010
Page 6 of 8
P14
Locations will be reviewed approved during building permit submission and field
verified.
New landscaping at the trail intersections for the Terrace and the Hospital entrance, pages
• ,, .,
. _ ~ _ __
L-105 and L-106, needs to be reconsidered. `. ' ' , ~ ~~ ' , ~ ' • ~' - • ~ - ~ ~ ~ ~ ` "~ ~' 1
~ ~.. _, ....-Site lines are required to be maintained..::=r~-n~~ `'s~-=j~=1~=~=
t t.~` Y[l+nt•ilH-tl ~~~•+ AI .
T ~ Z Y'1TRi7T-L~f'ITI~ , b
. ~ ~ .i _1_ ,.+,. ,.F +l. ..ht
-- - - .~
b
l~~El tt~'"iTr ac°c
D. Parks reserves the ri~htr :. ~: . ~ ~ ' ~ , , ~' -' "~ ~ ";, to field locate the Nordic trail in an effort
to decrease some of the proposed slopes. Once a final alignment for the Nordic trail is
determined and approved by the Parks Department the alignment and use shall be
memorialized with a trail easement granted by the Hospital to the City of Aspen for use as a
trail easement. This should be identified (called out) on the site plans and in a signed
easement document. Support of the proposed Master Plan Facility is contingent on acquiring
an easement.
E. Staff will: - ~, : • % review in more detail the proposed culvert crossing for the summer trail
aid the proposed Grasscrete access the paved trail for snow re >moval with the construction
drawines. Warning signs will need to be installed at the snow dump entry, "driveway
crossing"
F. The current proposed Nordic alignment should align with the connection to the existing trail
located across Castle Creek Road. The connections and turns have to be able to allow for the
operation of a snow cat based on the machines specifications and capabilities to properly
groom.
G. It is critical that that the construction of the detention ponds and the trail aligrunents are
completed prior to the start of the winter seasons. No~':. ' ~ .'' .', ~ ~'' '• • , '~' construction
activities of any kind shall:: > take place within the Nordic aligrnnents, or around the Nordic
aligmnents. Construction impacts to these areas will greatly reduce the skiers experience and
more importantly viability of the snowpack.
H. A trail detour plan shall ; .:. ! ~ ; be developed as part of the construction management plan
during the construction project in order to allow for the continued public access along the
south side of Castle Creek Road.
I. If there is any storm runoff terminating on or in the Marolt property into the storm basin
located near the roundabout, there should a discussion on formatting an agreement for
maintenance and to make improvements to the out fall located on City property in order to
correctly convey the water to the pond.
Planning and Zoning Commission
Resolution No. ,Series 2010
Pave 7 of 8
P15
Section 14: Transportation
An initial transportation demand management (tdm) plan has been submitted with the Final PUD
application for Phase II of the AVH master facilities plan. The tdm plan, as presented, needs
additional detail to be comprehensively evaluated. The Applicant shall work with Transportation
department representatives to develop a detailed tdm plan, based upon the comments provided in
the DRC minutes dated 2/3/2010, prior to review of the Final PUD application by City Council.
Section 15:
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented before
the Planning and Zoning Commission, are hereby incorporated in such plan development approvals
and the same shall be complied with as if fully set forth herein, unless amended by an authorized
entity.
Section 16:
This resolution shall not effect 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 17:
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.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 16a' day of
March, 2010.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
Jim True, Special Counsel Stan Gibbs, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
Exhibit A AVHMaster Facility Plan, Phase II
Exhibit B -Dimensional Standards, Phase II
Planning and Zoning Commission
Resolution No._, Series 2010
Page 8 of 8
P16
~~g~ ~
~~
_..~-
u
2~~ ~ ~ ~' 3
~ _ $; °
Rim ~ ~ yq
A> 4~
~o~~ 3~~'3
Q~ti ~~=~;
a~ym s<~q4
€m~ ~§$o'
s5p gg~~~
Pam Nog m;
H~8 E"
s ~
~i'{~®
cst~
~ i
a r yyF~~. nz
i
- f~
~1~~~~~`~,'j{ C
jC
I
~ S lyis~~
~
!
~ ~~'' +~a"gS~ ~ e
l~e
u
0 ~ • ' o
~
3 l
g
j ~I~
eA; ~'~ro
f o.i E
~ N ~i ®a~ II I I II II ~I I ~ ~ F r
z ~ g~ ~ ~
t ~ i
;
!
~C >~
~< .o
~~41~~c$ ~ P17
Phase II Dimensions Matrix & Empbyee Housing Mitigation Matrix ~-
REVISED March 11, 2010 ~-~J~
_-._t- -
A. Section 26.445.050 Review Standards Final PUD -Establishment of
Dimensional Requirements
There are no prescribed dimensions for the Public zone district. All dimensional requirements shall be
established with the adoption of a final PUD development plan. The proposed dimensions for Phase 11
are:
1. Existing Site Conditions
Description Area
' (s. F.) (Acres)
Total property -Parcel "C"* - 832,085 19.1
Building foot prints 90,849 2
.Impervious surface -buildings, parking areas, paved roads including curb and
gutter, drainage pans, sidewalks and bike path 190,700 4.3
Open Space 550,536 12.6
2. Proposed @ Build Out (PhaselV)
Description Area
(S. F.J (Acres)
Tota I property - Pa rce I "C" * 818,883 18.8
_ 820,315
Building foot prints Se parking garage '~9,~39 1.433
191,289 4.4
Impervious surface -buildings, parking areas, paved roads including curb and FiO 3-769
gutter, drainage pans, sidewalks and bike path paved roads including curb and 193,850 4.4
gutter, drainage pans
Open Space `^",°°~ 9.9
435,176
*minus the 13;-779311,770 square feet that will be granted to adjacent property owners
Revised Dimensions Matrix March 11, 2010 Page 1
P 1 $ 3. Slope Analysis
Slope % Land Area Sq. Ft. Reduction Net Area
-"''-0-20% 85% X702,788.5 0 798;$36:5702,788.5
20%-30% 7.6% 63,546.5 50% 31,773.2
309'0> 6.5% 53,980.0 100% 0
Total 818;3&3 820,315 or
18.8 acres "',~ `~-T 734,561.7 or 16.8
acres
_,_
Note: based upon a review of the slope analysis map ror rarcei ~, mosc of uie ~~.o ~~ s•~a,=~ ~~~r=~ ~~~
not natural and appear to have been formed as part of the development of the site.
4. Existing & Proposed Floor Area for Phase II:
Existing Floor Area Additional Floor Area Total @ Phase II
Build Out
Ambulance Barn 3,830 3,830
Whitcomb Terrace/ Senior 17,206 8,000 25,206
Center
CEO Residence 3,500 3,500
Hospital' 7-5,~1-76,421 49349-50,617 ~7&127,038
On-site Employee Housing 20,500 20,500
Total Floor Area Sq. Ft. 490x2-~7 g 6
Defined by the LUCZ 100,957 79,117 180,074
Floor Area Ratio w/out .13:1 .z4:1
parking garage3
Parking Garage 44,160 44,160
Total Floor Area Sq. Ft. '^~ ^'x','99 ~~
Defined by the LUC 100,957 123,277 224,234
Floor Area Ratio w/garage .3:1
1 includes Phase I square footage -5,721 sq. ft.
z A subgrade story with no exposed exterior surface wall area is excluded from floor area calculations.
a Lot Area =732-,§39 sq. ft. 734,561.7 square feet
Revised Dimensions Matrix March 11, ZO10 Page 2
5. Additional Project Dimensions for Phase II:
Minimum Lot Size: 18.8 acres or 8' o~ 820,315 square feet
Minimum Lot Width: The approved site plan will establish a site
specific location of the buildings.
Minimum Front Yard: The approved site plan will establish a site
specific location of the buildings.
Minimum Side Yard: The approved site plan will establish a site
specific location of the buildings.
Minimum Rear Yard: The approved site plan will establish a site
specific location of the buildings.
Maximum Site Coverage: 42°6 23% or 4.4 8 acres or'~ 193,850
square feet -which includes all buildings,
pavement, stairs, walkways, bike paths and the
parking garage (impervious surfaces)
Maximum Height of Hospital Addition & Garage:
Two story element: 31 feet to the top of the parapet
Three story height at new service yard: 54 feet -this is greater than conceptual because
[he grades for the loading dock has been pushed
down to avoid raising Castle Creek Road elevation by
roughly 3' os originally proposed
Parking structure of north end (max. exposure): 30 feet 6 inches
Parking structure stair tower at north end: 36 feet
Height of the on-site employee housing:
From the courtyard: 23 feet 6 inches
From the driveway side: 33 feet 6 inches
Height of Whitcomb addition:
From entrance grade: 24 feet
From lower level driveway: 36 feet
P19
Revised Dimensions Matrix March il, 2010 Page 3
P20
Minimum distance between buildings on the lot: between the AH and Whitcomb addition-60'
between the Hospital and Whitcomb
Terrace/Pitkin County Senior Center - 70'-8"
-;:$=
Minimum %open space for the building site: ~% 53% of the site will remain open which
ircludes all pervious surfaces and detention
basins
Trash access area: the first service yard area back'of the property -
4,192 square feet
the second service yard area adjacent to the
parking garage - 5,286 square feet
Minimum off-street parking spaces: 436 - includes garage r'~ (210), surface
~,~ (215), employee & senior housing (44)
Revised Dimensions Matrix March 11, 2010 Page 4
P21
_ _~_ .._
Chapter 26,470, Growth Management Quota System
EXHIBIT B
26.470.070 (4), Affordable housing. The development of affordable housing deed-restricted in
accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on the
following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be
required for this standazd. The Aspen/Pitkin County Housing Authority may choose to
hold a public hearing with the Board of Directors.
Stuff Finding: The Applicant notes that each studio will be approximately SOS sq. ft.
while the one bedroom units will be 701 sq. ft. At Category 3 and 4, the units will meet
the minimum size requirements required by APCHA Guidelines.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly
built units or buy-down units. Off-site units shall be provided within the City limits.
Units outside the City limits may be accepted as mitigation by the City Council, pursuant
to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a
cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation
requirement is one (1) or more units, acash-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. Required affordable housing may be
provided through a mix of these methods.
Staff Finding: The Applicant is proposing 22 on-site studio and one-bedroom units to be
located on the hospital campus. Eight studio units are proposed housing 10 employees,
while fourteen one-bedroom units will house 24.5 employees for a total of 34.5 employees
housed on the site. Additionally, Resolution No. 3 (Series of 2009) notes that the hospital
district may use 57 credits for employee mitigation in the form of previously
purchased/developed affordable housing units (Beaumont, Mountain Oaks and the CEO
residence). With both the housing being developed on-site and the credit available to the
district, the total employees housed equals 91.5 employees.
c. Each unit provided shall be designed such that the finished floor level of fifty percent
(50%) or more of the unit's net livable azea is at or above natural or finished grade,
whichever is higher.
Staff Finding: The applicant has noted that this standard is met in the design of the units.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified
purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The
owner may be entitled to select the first purchasers, subject to the aforementioned
P22
-- qualifications, with approval from the Aspen/Pitkin County Housing Authority. The
,r deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to
own the unit and rent it to qualified .renters as defined in the Affordable Housing
Guidelines established by the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by
an employer or nonprofit organization, if a legal instrument in a form acceptable to the
City Attorney ensures permanent affordability of the units. The City encourages
affordable housing units required For lodge development to be rental units associated with
the lodge operation and contributing to the long-term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin
County or other similar governmental or quasi-municipal agericy shall not be subject to
this mandatory "for sale" provision.
Staff Finding. The Applicant is requesting that the new unit be permitted to be rental unit.
As a taxing district, the hospital is not subject to the 'for sale "provision.
26.470.080 (1), Expansion or new commercial development. The expansion of an existing
commercial building or commercial portion of a mixed-use building or the development of a new
commercial building or commercial portion of a mixed-use building shall be approved, approved
with conditions or denied by the Planning and Zoning Commission based on general
requirements outlined in Section 26.470.050.
Staff Finding: In Phase 11, the applicant is requesting to develop 12,000 sq. ft. of net leasable
commercial offrce space in the form of medical o~ces. As part of Resolution No 3 (Series 2009),
the Applicant is permitted to use the Mixed Use zone district employee generation rate. As such
3.7 employees are generated for every 1,000 sq. ft. of net leasable area (NLA); however, the
employee generation rate is reduced by 25% or 2.775 when located on a second story. Section
26.470.050 requires that "60% of the employees generated by the additional commercial or
lodge development" be mitigated. Following is the employee generation calculation:
12, 000 sq. ft. / 1, 000 sq. ft =12
12 X 2.775 = 33.3 employees generated
33.3 *.6 =19.98 employees required to be mitigated
The on-site affordable housing, with its mix of studio and one-bedroom units will house 34.5
employees. This in excess of the requirement generated with the development of 12, 000 sq. ft. of
medical off:ce space.
26.470.090 (4), Essential public facilities. The development of an essential public facility, upon
a recommendation from the Planning and Zoning Commission, shall be approved, approved with
conditions or denied by the City Council based on the following criteria:
P23
:ra:..The Community Development Director has determined the primary use and/or structure
to be an essential public facility (see definition). Accessory uses may also be part of an
essential public facility project.
b. Upon a recommendation from the Community Development Director, the City Council
may assess, waive or partially waive affordable housing mitigation requirements as is
deemed appropriate and warranted for the purpose of promoting civic uses and in
consideration of broader community goals. The employee generation rates may be used
as a guideline, but each operation shall be analyzed for its unique employee needs,
pursuant to Section 26.470.100, Calculations.
Staff Finding: In Phase II, the applicant is requesting 47, 860 in gross square footage to develop
and expand the hospital function of the parcel. The director has found the hospital function of
the property to be considered an Essential Public Facility and Council has determined that the
employee generation rate for the hospital be based on actual audits.
P24
Exhibit C
Sec. 26.425.040.Standards applicable to all conditional uses.
When considering a development application for a conditional use, the Planning and Zoning
Commission shall consider whether all of the following standazds aze met, as applicable.
A. The conditional use is consistent with the purposes, goals, objectives and standazds of the
Aspen Area Community Plan, with the intent of the Zone District in which it is proposed to be
located and complies with all other applicable requirements of this Title; and
Staff Finding: The affordable housing component implements parts of the AACP and located in a
neighborhood that contains a mix of residential and institutional uses. Specifically, the
neighborhood contains both single family and multi family residential dwelling types, as well as
other affordable housing developments.
B. The conditional use is consistent and compatible with the character of the immediate vicinity
of the pazce] proposed for development and surrounding land uses or enhances the mixture of
complimentary uses and activities in the immediate vicinity of the parcel proposed for
development; and
Staff Finding: The neighborhood contains both single family and multi family residential
dwelling types, as well as other affordable housing developments.
C. The location, size, design and operating characteristics of the proposed conditional use
minimizes adverse effects, including visual impacts, impacts on pedestrian and vehiculaz
circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties;
and
Staff Finding: The proposed development of affordable housing is clustered on the more
developed portion of the site and is designed to tray and minimize adverse effects. Vehicular
circulation is proposed around the perimeter of the housing and off-street parking is generally
proposed to tuck under the existing units, limiting impacts to other user groups on the site.
D. There aze adequate public facilities and services to serve the conditional use including but not
limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems and schools; and
Staff Finding: Referral departments have reviewed the proposal and believe adequate services
are available for the development.
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use;
Staff Finding: Not applicable. The conditional use request is for the development of affordable
housing.
P25
-r' Exhibit D
Sec. 26.480.OSO.Review standards.
A development application for subdivision review shall comply with the following standards and
requirements:
A. General requirements.
1. The proposed subdivision shall be consistent with the Aspen Area Comprehensive Plan.
2. The proposed subdivision shall be consistent with the character of existing land uses in
the area.
3. The proposed subdivision shall not adversely ,affect the future development of
surrounding azeas.
4. The proposed subdivision shall be in compliance with all applicable requirements of this
Title.
Staff Finding: The proposed redevelopment and expansion of the hospital is consistent
with the character of the neighborhood that includes a mix of housing types as well as
social services, is consistent with policies of the AACP, will not impact future
development ofsurrounding areas and will meet required adopted standards.
B. Suitability of land for subdivision.
1. Land suitability. The proposed subdivision shall not be located on land unsuitable for
development because of flooding, drainage, rock or soil creep, mudflow, rockslide,
avalanche or snowslide, steep topography or any other natural hazazd or other condition
that wilt be harmful to the health, safety or welfaze of the residents in the proposed
subdivision.
2. Spatial pattern efficient. The proposed subdivision shall not be designed to create spatial
patterns that cause inefficiencies, duplication or premature extension of public facilities
and unnecessary public costs.
Staff Finding: The proposed redevelopment and expansion of the hospital is Zocated on
land suitable for development and the redevelopment is proposed on an area of~the site
that already contains development minimizing the impact of development of the meadow
area on the northerly end of the parcel.
C. Improvements. The improvements set forth at Chapter 26.580 shall be provided for the
proposed subdivision. These standards may be vazied by special review (See, Chapter 26.430) if
the following conditions have been met:
1. A unique situation. exists for the development where strict adherence to the subdivision
design standazds would result in incompatibility with the Aspen Area Comprehensive
Plan, the existing, neighboring development azeas and/or the goals of the community.
P26
__v-
2. The applicant shall specify each design standazd variation requested and provide
justification for each variation request, providing design recommendations by
professional engineers as necessary:
Staff Finding: The proposed redevelopment and expansion of the hospital site are
proposed to meet adopted subdivision design standards.
D. Affordable housing. A subdivision which is comprised of replacement dwelling units shall
be required to provide affordable housing in compliance with the requirements of Chapter
26.520, Replacement housing program. A subdivision which is comprised of new dwelling units
shall be required to provide affordable housing in compliance with the requirements of Chapter
26.470, Growth Management Quota System.
Staff Finding: The proposed redevelopment and expansion of the hospital site provides for on-
site affordable housing and is in compliance with Chapter 26.470, Growth Management Quota
System.
E. School land dedication. Compliance with the School land dedication standards set forth at
Chapter 26.620.
Staff Finding: The proposed redevelopment and expansion of the hospital site provides
affordable housing and a placeholder for the future development of senior housing. The
application notes that the school land dedication fee-in-lieu shall be paid for the affordable
housing units but requests that the future development of senior housing not be subject to the fee-
in-lieu. The applicant will need to be granted an exemption, in the future, from the school
district.
F. Growth management approval. Subdivision approval may only be granted to applications
for which all growth management development allotments have been granted or growth
management exemptions have been obtained, pursuant to Chapter 26.470. Subdivision approval
may be granted to create a parcel(s) zoned Affordable Housing Planned Unit Development (AH-
PUD) without first obtaining growth management approvals if the newly created pazcel(s) is
required to obtain such growth management approvals prior to development through a legal
instrument acceptable to the City Attorney. (Ord. No. 44-2001, §2; Ord. No. 12, 2007, §§29, 30)
Staff f nding: The proposed redevelopment has requested growth management allotments as
required.
P27
__ ,-~= >: Exhibit E
Sec. 26.310.040.Standards of review.
In reviewing an amendment to the text of this Title or an amendment to the Official Zone District
Map, the City Council and the Planning and Zoning Commission shall consider:
A. Whether the proposed amendment is in conflict with any applicable portions of this Title.
Staff Finding: The amendment is not in conflict with any portion of the Land Use Code and
simply memorializes the site specific development plan proposed by the hospital and required by
the Public zone district by designating it with a PUD overlay.
B. Whether the proposed amendment is consistent with all elements of the Aspen Area
Community Plan.
Staff Finding.• The redevelopment and expansion of the hospital campus implements goals and
policies of the AACP.
• By providing affordable housing, it contributes towards a critical mass of permanent
local residents with the Aspen Community Boundary -Managing Growth, Goal B, pg 18.
• The redevelopment of the campus contains development within the urban growth
boundary to contain and limit sprawl- Managing Growth, Goal D, pg 19.
• The site has multi modal transportation options through the trail system and bus service,
promoting transit and pedestrian friendly lifestyles -Managing Growth, Goal E, pg 19.
• The Applicant is proposing a Transportation Demand Management plan to reduce the
impacts of automobiles and promote alternative modes of transportation -
Transportation, Goals E and G, pg 23.
• By making improvements to the trail and bus stop the Applicant is able to "Maintain and
improve the appeal of bicycling and walking... by adding sidewalk connections, replacing
sidewalks, and requiring sidewalks as part of development approvals, where
appropriate... " (Goal C, pg 22)
• By using a palette of materials and range of building forms the design "Makes every public
project a model of good development, on all levels, from quality design to positive
contributions to the community fabric. " (Goal B, pg 43)
• The provision of affordable housing on the site helps "Create an affordable housing
environment that is appropriately scaled and distributed throughout existing and new
neighborhoods... " (Intent, pg 25)
C. Whether the proposed amendment is compatible with surrounding zone districts and land
uses, considering existing land use and neighborhood chazacteristics.
Staff Finding: The proposed amendment memorializes the proposed expansion and
redevelopment of the hospital campus including affordable housing units and the essential public
facility. Both uses are compatible with surrounding land uses that include other residential and
essential public facility uses.
D. The effect of the proposed amendment on traffic generation and road safety.
P28
Stg~f' Finding: The proposed PUD overlay will not affect traffic generation; however, the
-expansion of the existing hospital facility and addition of affordable housing will increase tra)~c
generation. The applicant is responsible for a proportionate share of the impacts (as outlined in
the Conceptual PUD approval) and is proposing other measures to mitigate traffic impacts.
E. Whether and the extent to which the proposed amendment would result in demands on public
facilities and whether and the extent to which the proposed amendment would exceed the
capacity of such public facilities including, but not limited to, transportation facilities, sewage
facilities, water supply, pazks, drainage, schools and emergency medical facilities.
Staff Finding: Demands on public facilities can be met, for example water supply and sewage
serviced, and additional mitigation measures are proposed to limit the impacts the
redevelopment will cause.
F. Whether and the extent to which the proposed amendment would result in significantly
adverse impacts on the natural environment.
Staff Finding: The application proposes to structure the expansion and redevelopment on the
southerly portion of the property, where development currently exists. The northerly portion is
proposed to remain in essentially a natural state.
G. Whether the proposed amendment is consistent and compatible with the community
character in the City.
Staff Finding: The hospital use of the property and proposed affordable housing is consistent
with the existing use of the property and surrounding uses that include residential an d public
services.
H. Whether there have been changed conditions affecting the subject pacel or the surrounding
neighborhood which support the proposed amendment.
Staff Finding: The proposed PUD overlay is consistent with the existing uses of the parcel
(hospital) and adds residential housing which surrounds much of the hospital campus.
I. Whether the proposed amendment would be in conflict with the public interest and whether it
is in harmony with the purpose and intent of this Title.
Staff Finding.• The proposed redevelopment of the campus is not in conflict with the public
interest and meets the purpose and intent of the land use code.
P29
:~_ - EXHIBIT F
Chapter 26.445, PLANNED UNIT DEVELOPMENT
Sec. 26.445.050. Review Criteria conceptual, final, consolidated and minor PUD.
A development application for conceptual, final, consolidated, conceptual and final or
minor PUD shall comply with the following standards and requirements. Due to the
limited issues associated with conceptual reviews and properties eligible for minor PUD
review, certain standazds shall not be applied as noted. The burden shall rest upon an
applicant to show the reasonableness of the development application and its conformity
to the standards and procedures of this Chapter and this Title.
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area Community
Plan.
Staff Finding: The redevelopment and expansion of the hospital campus implements
goals and policies of the AACP.
• By providing affordable housing, it contributes towards a critical mass of
permanent local residents with the Aspen Community Boundary -Managing
Growth, Goal B, pg 18.
• The redevelopment of the campus contains development within the urban growth
boundary to contain and limit sprawl- Managing Growth, Goal D, pg 19.
• The site has multi modal transportation options through the trail system and bus
service, promoting transit and pedestrian friendly lifestyles -Managing Growth,
Goal E, pg 19.
• The Applicant is proposing a Transportation Demand Management plan to
reduce the impacts of automobiles and promote alternative modes of
transportation -Transportation, Goals E and G, pg 23.
• By making improvements to the trail and bus stop the Applicant is able to
"Maintain and improve the appeal of bicycling and walking... by adding sidewalk
connections, replacing sidewalks, and requiring sidewalks as part of development
approvals, where appropriate... " (Goal C, pg 22)
• By using a palette of materials and range of building forms the design "Makes every
public project a model of good development, on all levels, from quality design to
positive contributions to the community fabric. " (Goal B, pg 43)
• The provision of affordable housing on the site helps "Create an affordable
housing. environment that is appropriately scaled and distributed throughout
existing and new neighborhoods... " (Intent, pg 25)
2. The proposed development shall be consistent with the chazacter of existing land
uses in the surrounding area.
Staff Finding: The proposed development is on a large tract of land that acts as a
campus setting for the hospital, senior housing, ambulance barn, and health and
human services building. The property is close to open space and some dense
P30
.~= :residential neighborhoods. The development is an expansion of an existing use with
the addition of affordable housing. The site is adjacent to other .residential and
affordable housing developments a well as institutional uses. Staff finds this criterion
to be met.
3. The proposed development shall not adversely affect the future development of
the surrounding azea.
Staff Finding.• Staff believes that this development will not adversely affect the future
development of the area.
4. The proposed development has either been granted GMQS allotments, is exempt
from GMQS, or GMQS allotments aze available to accommodate the proposed
development and will be considered prior to, or in combination with, final PUD
development plan review.
Staff Finding: The Applicant has made a Growth Management Application as part of
the Final PUD application of Phase II. Under the current proposal, the application
will be reviewed as an essential public facility (for the hospital operation) which has
no cap on the square footage granted in a calendar year, require growth management
approvat for the development of new commercial space/medical clinics (net leasable)
where the 27,000 sq. ft. requested (for tall phases of development) is available from
the 2010 growth management year and the development of affordable housing is not
capped.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD as described in Genera] Provisions, Section 26.445.040, above.
The dimensional requirements of the underlying zone district shall be used as a guide in
determining the appropriate dimensions for the PUD. During review of the proposed .
dimensional requirements, compatibility with surrounding land uses and existing
development patterns shall be emphasized.
1. The proposed dimensional requirements for the subject property are appropriate
and compatible with the following influences on the property:
a. The character of, and compatibility with, existing and expected future land
uses in the Surrounding area.
Staff Finding: The dimensional requirements allow for the expansion of the
hospital while minimizing the footprint of the hospital and maintaining open
space. At a final review level, the proposed building expansion and its
location on the site, as well as the affordable housing location, is compatible
with the character of the area.
b. Natural or man-made hazards.
P31
_ :~.~
Staff Finding: No known natural hazards exist on the lot. The relocation of the
hell pad will reduce a potential man-made hazard.
c. Existing natwal characteristics of the property and surrounding azea such
as steep slopes, waterways, shade, and significant vegetation and
landforms.
Staff Finding: Most of the development proposed is within areas of the site
that have already been impacted by development. The applicant is proposing
to maintain a large percentage of open space and natural vegetation on the
site.
d. Existing and proposed man-made chazacteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding.• The applicant is proposing a service loop road with certain
improvements to separate circulation by use. Improvements with regard to
vehicular circulation are appropriate as well as pedestrian improvements.
2. The proposed dimensional requirements permit a scale, massing, and quantity of
open space and site coverage appropriate and favorable to the character of the
proposed PUD and of the surrounding azea.
Staff Finding.' The Applicant is proposing to concentrate the redevelopment to an
area that is already developed with both the hospital and Whitcomb Terrace,
minimizing the impact of the new development and maintaining a large amount of
undeveloped land on the site. As noted earlier, a large portion of the site is
undeveloped and the proposal will maintain that feeling of openness.
3. The appropriate number of off-street pazking spaces shall be established based on
the following considerations:
a. The probable number of cazs used by those using the proposed
development including any non-residential land uses.
b. The varying time periods of use, whenever joint use of common parking is
proposed.
c. The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d. The proximity of the proposed development to the commercial core and
general activity centers in the city.
P32
__;~_ .Staff Finding; The current on-site parking totals 201 spaces. The Applicant provided
a summary of the parking needs analysis in the. Conceptual PUD application. The
analysis considered alternative modes of transportation that can be used to get to the
hospital and reduced the estimated number of off-street parking spaces needed for the
redevelopment by approximately 20% from the originally estimated need of 350-400
for Whitcomb Terrace, the hospital and the medical office space. The conceptual
PUD application approved 339 spaces without considering the impacts of an
expansion of Whitcomb terrace or new affordable housing units. Twenty four
additional parking spaces are proposed currently,for a total of 363 spaces. Staff finds
the minor expansion in parking a reasonable accommodation to the additional
development on the site approved by council.
4. The maximum allowable density within a PUD may be reduced if there exists
insufficient infrastructure capabilities. Specifically, the maximum density of a
PUD may be reduced if:
a. There is not sufficient water pressure, drainage capabilities or other
utilities to service the proposed development.
b. There aze not adequate roads to ensure fire protection, snow removal and
road maintenance to the proposed development.
Staff Finding: Sufficient infrastructure exists to service the development although
some upgrading is required.
5. The maximum allowable density within a PUD may be reduced if there exists
natural hazazds or critical natural site features. Specifically, the maximum density
of a PUD may be reduced if:
a. The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, rock falls or avalanche dangers.
b. The effects of the proposed development aze detrimental to the natural
watershed, due to runoff, drainage, soil erosion and consequent water
pollution.
c. The proposed development will have a pernicious effect on air quality in
the surrounding azea and the City.
d. The design and location of any proposed structure, road, driveway or trail
in the proposed development is not compatible with the terrain or causes
harmful disturbance to critical natural features of the site.
Staff Finding: The applicant is proposing to mitigate for stormwater impacts as well
as incorporate Transportation Demand~Management techniques mitigate potential
impacts.
6. The maximum allowable density within a PUD may be increased if there exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns and
with the site's physical constraints.
P33
-_ a. The increase in density serves one or more goals of the community as
~ ~ expressed in the Aspen Area Community Plan (AACP) or a specific azea
plan to which the property is subject.
b. The site's physical capabilities can accommodate additional density and
there exists no negative physical chazacteristics of the site, as identified in
Subparagraphs 4 and 5, above, those azeas can be avoided or those
chazacteristics mitigated.
c. The increase in maximum density results in a development pattern
compatible with and complimentary to, the surrounding existing and
expected development pattern, land uses and characteristics.
Notes:
a. Lot sizes for individual lots within a PUD may be established at a higher
or lower rate than specified in the underlying Zone District as long as, on
average, the entire PUD conforms to the maximum density provisions of
the respective Zone District or as otherwise established as the maximum
allowable density pursuant to a final PUD Development Plan.
b. The approved dimensional requirements for all lots within the PUD aze
required to be reflected in the final PUD development plans.
Staff Finding.• The applicant is proposing housing on-site as approved by council and
not requesting an increase in density.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent public
spaces, and ensures the public's health and safety. The proposed development shall
comply with the following:
1. Existing natural or man-made features of the site which aze unique, provide visual
interest or a specific reference to the past, or contribute to the identity of the town
aze preserved or enhanced in an appropriate manner.
Staff Finding.• A large portion of the site is undeveloped and in a natural state. The
redevelopment is proposed to maintain that feel and limit the developed area of the
19 acre site. Staff finds this criterion to be met.
2. Structures have been clustered to appropriately preserve significant open spaces
and vistas.
Staff Finding: As mentioned previously, a large portion of the site is undeveloped and
in a natural state. The redevelopment is proposed so as to maintain that feel and limit
the developed area of the 19 acre site. Staff finds this criterion to be met.
3. Structures are appropriately oriented to public streets, contribute to the urban or
rural context where appropriate, and provide visual interest and engagement of
vehiculaz and pedestrian movement.
P34
._,~= ..
Staff Finding: The proposed building is generally oriented towards the public street
but is set back from the street which contributes to the more open feel of Castle Creek
Road. Existing vegetation currently screens the hospital. The proposed affordable
housing does not face the street and additional consideration should 6e given to the
interaction of the housing with Cas#le Creek Road.
4. Buildings and access ways are appropriately arranged to allow emergency and
service vehicle access.
Staff Finding: The City of Aspen Fire Marshal has reviewed the proposal, and has
noted that final details on the service loop road will be necessary in the future. The
Fire department has also discussed necessary turning radius for the ground level
parking.
5. Adequate pedestrian and handicapped access is provided.
Staff Finding.• According to the Application, the project will comply with all
applicable requirements.
6. Site drainage is accommodated for the proposed development in a practical and
reasonable manner and shall not negatively impact surrounding properties.
Staff Finding: According to a letter submitted by the Applicant's engineer, site
drainage will be handled with retention ponds in the more natural, undeveloped area
of the site. Additional work and information is currently being handled with the City
Engineer.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic functions associated with the use.
Staff Finding: The Application has developed -the master plan to accommodate the
multiple functions at the site: helicopter access, ambulance and service access, as
well as patient access. Stafffinds this criterion to be met.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape with the
visual chazacter of the city, with surrounding parcels, and with existing and proposed
features of the subject property. The proposed development shall comply with the
following:
1. The landscape plan exhibits a well designated treatment of exterior spaces,
preserves existing significant vegetation, and provides an ample quantity and
vaziety of ornamental plant species suitable for the Aspen azea climate.
P35
= „~- Staff Finding: The Applicant has provided landscaping on the site plan in the
application and has developed the landscaping to correspond with the two
development zones of the project: developed and natural. A number of new plantings
are proposed with a more intensive/traditional landscaping near the hospital and
natural grasses, service6erry and gambel oak in the natural areas.
2. Significant existing natwal and man-made site features, which provide uniqueness
and interest in the landscape, are preserved or enhanced in an appropriate manner.
Staff Finding: The undeveloped area of the site provides a natural open setting.
Enhancements in this area preserve these features.
3. The proposed method of protecting existing vegetation and other landscape
featwes is appropriate.
Staff Finding: The Applicant will provide a final landscape plan in with the Final PUD.
This will ensure existing landscaping is preserved or mitigated for if it is to be, removed.
Parks has reviewed the plan and has some minor comments.
E. Architectwal Character.
1. Be compatible with or enhance the visual chazacter of the City, appropriately
relate to existing and proposed azchitectwe of the property, represent a chazacter
suitable for and indicative of the intended use and respect the scale and massing
of neazby historical and cultwal resources.
Staff Finding.• A variety of materials are being proposed for the redevelopment of the
hospital: glass, masonry, and stone. As an institutional type of use, the conceptual design
reflects the use of the building with a palette of materials that fit well on the site. With
regard to the affordable housing, a simple palette of materials is proposed. Staff
recommends that the Applicant consider additional massing and articulation options to
vary the massing of the affordable housing, based on the elevations submitted in the
application.
2. Incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solaz access, shade and vegetation and by use of non-
or-less-intensive mechanical systems.
Staff Finding.• The Applicant has noted that the building is expected to be designed to
achieve LEED cert fcation and that it is anticipated that the building is designed and
constructed in an environmentally sustainable way. Stafffnds this criterion to be met.
3. Accommodate the storage and shedding of snow, ice and water in a safe and
appropriate manner that does not require significant maintenance.
Staff Finding: Snow storage is anticipated to be handled by removal and relocation in the
drainage basin.
P36
- ~-
F. Lighting.
1. The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns.
2. All exterior lighting shall in compliance with the outdoor lighting standards
unless otherwise approved and noted in the final PUD documents. Up-lighting of
site features, buildings, landscape elements and lighting to call inordinate
attention to the property is prohibited for residential development.
Staff Finding: The Applicant will comply with all lighting regulations in place.
G. Common Park,-Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation azea for
the mutual benefit of all development in the proposed PUD, the following criteria shall be
met:
1. The proposed amount, location, and design of the common pazk, open space, or
recreation area enhances the character of the proposed development, considering
existing and proposed structures and natural landscape features of the property,
provides visual relief to the property's built form, and is available to the mutual
benefit of the various land uses and property users of the PUD.
2. A proportionate, undivided interest in all common park and recreation areas is
deeded in perpetuity (not for a number of yeazs) to each lot or dwelling unit
owner within the PUD or ownership is proposed in a similaz manner.
3. There is proposed an adequate assurance through a legal instrument for the
permanent care and maintenance of open spaces, recreation areas, and shazed
facilities together with a deed restriction against future residential, commercial, or
industrial development.
Staff Finding: There is no specific common open space for the benefit of the
development; .however, two trails on the site are for the benefit of the public and will
be provided appropriate easements.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an undue
burden on the City's infrastructure capabilities and that the public does not incur an
unjustified financial burden. The proposed utilities and public facilities associated with
the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the development.
P37
_ _.,~- Staff Finding: The Water, Sanitation, and Electric Departments reviewed this
application and determined there is adequate service for this development.
2. Adverse impacts on public infrastructure by the development will be mitigated by
the necessary improvements at the sole cost of the developer.
Staff Finding: At this time no adverse impacts on the public infrastructure are
anticipated
3. Oversized utilities, public facilities, or site improvements aze provided
appropriately and where the developer is reimbursed proportionately for the
additional improvement.
Staff Finding.• The Applicant has been working with a number of city departments to
ensure that adequate utilities/facilities are provided on-site.
I. Access and Circulation. (Only standazds 1 &2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible, does not
unduly burden the surrounding road network, provides adequate pedestrian and
recreational trail facilities and minimizes the use of security gates. The proposed access
and circulation of the development shall meet the following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access to a
public street either directly or through an approved private road, a pedestrian way,
or other azea dedicated to public or private use.
Staff Finding: Staff believes that all structures and uses will have appropriate. access
to a public street.
2. The proposed development, vehicular access points, and pazking arrangement do
not create traffic congestion on the roads surrounding the proposed development,
or such surrounding roads are proposed to be improved to accommodate the
development.
Staff Finding: Staff believes the adding a service access road, improvements the
access drives for both the hospital and Whitcomb Terrrace will improve circulation
on the site.
3. Areas of historic pedestrian or recreational trail use, improvements of, or
connections to, the bicycle and pedestrian trail system, and adequate access to
significant public lands and the rivers aze provided through dedicated public trail
easements and aze proposed for appropriate improvements and maintenance.
Staff Finding.• The Applicant will provide specific easements for both the Nordic trail
and the Castle Creek trail.
P38
_ -_ 4. The recommendations of the Aspen Area Community Plan and adopted specific
_ plans regarding recreational trails, pedestrian and bicycle paths, and transportation
aze proposed to be implemented in an appropriate manner.
Staff Finding: The Parks department has reviewed the application and found that the
proposed improvements are adequate.
5. Streets in the PUD which are proposed or recommended to be retained under
private ownership provide appropriate dedication to public use to ensure
appropriate public and emergency access.
Staff Finding.• There are no internal streets proposed as part of this PUD.
6. Security gates, guazd posts, or other entryway expressions for the PUD, or for lots
within the PUD, aze minimized to the extent practical.
Staff Finding: There are no gates or guard posts proposed as part of this PUD
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not create an
unnecessary burden on the public or surrounding property owners and impacts of an
individual phase aze mitigated adequately. If phasing of the development plan is
proposed, each phase shall be defined in the adopted final PUD development plan.
Staff Finding: As required by the Conceptual PUD each phase of development is
required to be memorialized and mitigated for prior to development of the subject phase.
~$~~ ~ P39
''-'Y- ~-
Memo
To: Ms. Jennifer Phelan, Assistant Director Aspen Community
Development Department
From:Leslie Lamont
Date: March 11, 2010
Re: Aspen Valley Hospital Master Facilities Plan -Phase II Final PUD
P&Z Response
Jennifer, the purpose of this memo is to respond to the questions and
comments that were conveyed by the Planning and zoning Commission at
their March 2, 2010 public hearing. Our response to the questions and
comments from the P&Z has been categorized by topic. Please find
attached to this memo several exhibits as part of this response.
1. Affordable Housing Component
A. Fifty percent of each affordable housing unit's finished floor is required to
be at or above natural or finished grade, whichever is higher. Is this
standard met?
B. A number of questions were geared toward "mountain climate" design: roof
line, stair treads, drainage, snow storage, ice damming and maintenance
over time. How will these issues be incorporated into the design of these
new units?
C. Provide more detail on the exterior materials of the affordable housing
components.
D. Has there been any consideration of reducing the height and presence of
the residential component?
E. Are there any lessons to be learned from Truscott?
Response: The 50% standard will be met with the first flooY AH units. Please
find attached to this memo elevations of the proposed housing, floor plans and
revised slides of exterior materials and colors will be presented at the P&Z
meeting.
In addition, the applicant will discuss with the P&Z at the March 16, 2010
meeting:
p:97Q-963-8434 e:llamont@sopris.net c:970-948-7357
P40
• lessons learned from Truscott
-r_ •-' the height of the housing and how it is integrated into the site
• design for mountain climate
2. Hospital Component
A. Is there a buffer between the garage and fagade of the hospital?
B. Do the population projections (AACP related) dovetail with the hospital's
projections of needs?
Response: The applicant will address these questions at the hearing.
3. General Questions
A. Any substantive changes from conceptual to Phase II final with square
footages?
Response: As Phase II has been refined for the final PUD some of the proposed
square footages have changed. A revised matrix has been included in the
Resolution.
4. Transportation
A. Feedback on the TDM plan?
B. More detail on parking, plantings, numbers
Response: The AVH team continues to work with the City's Transportation
Department on the TDM program. Please find attached a parking
assignment plan that allocates parking spaces to the various TqM programs
such as Car to Go, van pools, and car pools. In addition, the team will
discuss the overall site planning with regard to parking.
2
P41
Li
=m=
~~~ `
~; m
~~
si
n~
/ ~ F
~~ ; __ _
~r_~+ .-. _.._ .__.
". \~~
~~ :£
~_
t :5 .~ a~
°~i
y~IO y
\ ~
2 1
~ ;~- ~
j °~a~
~m~
m
m
m
m r
o~
.o i
D
;f)
~~
Z
r,
r
O
c~
D
~,
O''
Z'
~_
D
D
0
w
0
0
E'er
EII
~~
Y,, ^:-
P . ~,,.,... ~..
i ~ .' ~
r _ _ - - _
~`^:~ ~
M ~
~ 3~zb ~
m e~g$
~~
a ~
n
L
n
0
v
L
n
n
n
9
fl
7
1
=oo
n
'Z~
1
p1 ccfil '[
9 ^ Q$q
~ XI
~ o~
ov 1
g
1441
(I
~~o
~N
s~
ovoa H77v~ 7usv7
:a
A
o Z
r
m
N
-. ~
.p
,. z
°z
n
r
rn
c„
P42
P44
P45
_~=
o '
0
B
o
I Q
0 ~ KU
r-
Ik 1 O
L____
F t J
~-
! t Q
L____
F t
L,
I F
Q I F F
O
i
I I
I i I I
S I I I I
m I ~ I I I .. I ,.. I
__I___j k__L__i
$ A I ~ p
J
W
W
J
Z
N
N
J
W.
I
J I
Z
W