HomeMy WebLinkAboutminutes.council.20100607Regular Meeting Aspen City Council Juue 7.2010
CITIZEN PARTICIPATION .............................................................................................. 2
COUNCILMEMBER COMMENTS .................................................................................. 2
RESOLUTION #43, SERIES OF 2010 -Contract Amendment - Duroux Ditch ............. 2
RESOLUTION #41, SERIES OF 2010 -Aspen Institute Parking Temporary Use .......... 3
RESOLUTION #42, SERIES OF 2010 -Burlingame Ranch Phase II Design Direction . 5
ORDINANCE #12, SERIES OF 2010 -Aspen Valley Hospital Facilities Master Plan
Phase II ................................................................................................................................ 9
ORDINANCE #9, SERIES OF 2010 -Land Use Code Amendments ............................ 15
ORDINANCE #13, SERIES OF 2010 -Urban Runoff Management Plan ..................... 15
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Reeular Meetine Aspen City Council June 7, 2010
Pro Tem Skadron called the meeting to order at 5:05 p.m. with Councilmembers Johnson,
Romero and Torre present. Mayor Pro Tem Skadron announced that Mayor Ireland had a
bicycle accident yesterday riding down Independence Pass and is hospitalized.
CITIZEN PARTICIPATION
1. Jannette Whitcomb, environmental health department, told Council radon is the
number 2 cause of lung cancer in non-smokers. The environmental health department
gave out 500 radon test kits; about 50% of the results have been returned. Ms. Whitcomb
showed a map indicating the locations that had radon over 4. Ms. Whitcomb said radon
can be reduced at low cost. Anyone interested can contact the environmental health
department.
2. Toni Kronberg said with the Mayor's injuries, he will be a candidate for therapy
and a warm water pool would help. Ms. Kronberg said she hopes he becomes an
advocate for warm water pools.
COUNCILMEMBER COMMENTS
1. Councilman Romero noted the Board of Realtors held their fund raising golf
tournament last week. Several hundred people attended; the proceeds go to fund local
scholarships.
2. Councilman Romero said the Chili Brew fest at Snowmass last weekend had a
great turnout. Councilman Romero thanked all the volunteers who worked hard for the
event.
3. Councilman Johnson congratulated the graduating seniors from Aspen High
School. Councilman Johnson said there is a lot of community support in funding
scholarships.
4. Councilman Torre congratulated the Red Onion for re-opening. The Red Onion
has been a long standing part of this community and it is back.
5. Councilman Torre noted there are a lot of great comedy coming to the Wheeler at
affordable ticket prices.
6. Councilman Skadron welcomed the Mayor of Indian Wells, California.
Councilman Romero announced the RFTA board retreat is this week.
RESOLUTION #43, SERIES OF 2010 -Contract Amendment -Duroux Ditch
Councilman Romero moved to approve Resolution #43, Series of 2010, approving the
Duroux Ditch amendment; seconded by Councilman Johnson. All in favor, motion
carried.
Regular Meeting Aspen City Council June 7, 2010
RESOLUTION #41, SERIES OF 2010 -Aspen Institute Parking Temporary Use
Ben Gagnon, community development department, told Council this is a request for
temporary use approval to use two tennis courts on Meadows road for 46 overflow
pazking spaces for the next 2 yeazs. Gagnon noted various departments met with the
applicant. The issues for staff are overflow parking on the tennis courts appeazs to
contradict a policy of the Aspen Meadows 1992 master plan, which talks about limiting
to the degree feasible the use of the car on the campus. The request appears to make
parking more convenient. Gagnon said another issue was a request for transportation
demand measures that might offset this parking use.
Gagnon told Council this is a 2 year experiment and staff requested a study of baseline
data before and after the courts are used to get reliable information. Gagnon said the
applicants suggest the parking on the tennis courts be high occupancy vehicle parking
only as a TDM. The applicants suggested eliminating 23 parking spaces on Meadows
road and provide an on-demand shuttle service for large groups. Gagnon said staff liked
those suggestions; however, they still want baseline data gathered. Gagnon noted there
are two resolutions, #41, which would allow the Institute to use the tennis courts as
overflow parking for 2 years and 41-A which would require the Institute to do a traffic
study, the scope of which would be approved by the transportation department.
Gagnon pointed out this idea was brought up with the Doerr Hosier application in 1994
and Council's reaction was to wait and see. Mayor Pro Tem Skadron asked if the tennis
courts will be removed. Gagnon said the parking will be on top of the courts.
Jim Curtis, representing the Aspen Institute, ~assed out an existing conditions map
showing the tennis courts, Meadows road, 7` and 8`" streets. Curtis told Council when
the Institute submitted the 2004 SPA application for the Doerr Hosier center, they
proposed overflow pazking at the tennis court. Doerr Hosier opened in June 2007 and
has been successful. The Institute has 3 summers of experience and the applicants feel
overflow parking would be beneficial to the participants and to the neighborhood. Curtis
said the Institute knows there are impacts on the neighborhood and this proposal would
be a way for the Institute to consolidate pazking on their property.
Curtis said staff feels adding overflow parking is actually adding traffic. Curtis told
Council the Institute is not proposing to increase the event capacity of the Doerr Hosier
' or to increase the size of the building. Curtis said traffic is already coming to the events
at Doerr Hosier. Curtis said this plan could be tried for the next two summers or the plan
could be scrapped. Curtis stated the Institute does not have the inclination to pay to study
this proposal. The Institute feels this deals with an existing situation and makes an
existing situation better by better managing the impacts that already take place on
property.
Councilman Romero asked why the Institute does not want to do a traffic study. Curtis
pointed out the Institute's business is cyclical, based on business, based on private
funding, every summer the number of events and the number of attendees varies. Once
Regular Meeting Asaen City Council Juue 7, 2010
the data is collected, it can be interpreted in many different ways; another hesitation is
and the cost and time of the study. Councilman Romero noted data is data and it would
be interpreted together with the city and the applicant and he would prefer to approve
formal data collection.
Councilman Torre stated he does not favor this application. The description is adding 46
parking spaces while taking away 23 parking spaces on the street for a net gain of 23
parking spaces. Councilman Torre asked if the courts are being paved over. Curtis said
the solution is temporary, installed for special events only and the courts will still be used
for tennis. Councilman Torre said there are other ways to take care of 23 automobiles,
better use of the gazage instead of storage. Councilman Tone said there may be better
use of the Boettcher and Paepcke pazking lots. Councilman Tone said he has not seen
any information from the Institute on using their transportation to get to their events.
Councilman Tone said he would like to know who is using the shuttles. Councilman
Tone suggested surveying users and user groups asking why so many people drive.
Councilman Tone stated changing the use of tennis courts does not seem to be reversible;
one oil spot on a tennis court would make it unusable. Councilman Tone suggested the
applicant abandon this application and looks for ways to accommodate 23 cars.
Councilman Johnson asked how often the courts are used and would this change in use
disrupt classes. Jud Hawk, general manager, told Council focus groups were formed
including tennis players from the west end to determine if this was a workable solution.
Hawk said the groups said as long as the clay courts were preserved, two of the four hard
courts could be used for temporazy pazking.
Mayor Pro Tem Skadron opened the public hearing.
Anne Blackwell presented letters from CMC tennis coordinator and the city's tennis
teacher saying these courts are heavily used. Using the two tennis courts in the middle
would make playing on the other four courts complicated. Ms. Blackwell said these
tennis courts are a terrific value to the community.
Nicholas Kuhn said he has seen the tennis program grow over the years. Kuhn said this
is a place where a lot of young professionals play and if these 2 courts are taken away,
the program will have to be cut. Kuhn agreed the parking could be better managed at the
Institute and perhaps the race track could be used as parking.
Mayor Pro Tem Skadron closed the public hearing.
Curtis noted the race track is zoned open space by the 1992 SPA plan and the applicants
consider that land untouchable. Curtis said the applicants feel that parking spilling over
into the residential areas should be consolidated internal to the property. Councilman
Romero asked how the applicant works with CMC and the city's tennis program. Hawk
told Council the Institute was going to work with both groups to make sure everyone was
accommodated. Councilman Johnson said eliminating 23 parking spaces and losing
tennis does not seem like a gain for the community. Councilman Johnson said he would
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Re¢ular Meetine Aspen City Council June 7, 2010
like the applicant to gather data over the summer to see if this program is warranted for
the future.
Mayor Pro Tem Skadron noted the original master plan has a goal "to reduce automobile
use" and this request does not seem to do that. Mayor Pro Tem Skadron said the trade off
for 23 spaces is not persuasive.
Councilman Tone moved to adopt Resolution #41, Series of 2010; seconded by
Councilman Romero.
Councilman Torre said he would like the applicant supply further information on how
traffic and parking at the Meadows could be accommodated.
No member in favor; all opposed. Motion NOT carried.
RESOLUTION #42, SERIES OF 2010 -Burlingame Ranch Phase II Design Direction
Chris Bendon, community development department, noted that Council is reviewing
Burlingame as both an owner and a regulator. Bendon said from an ownership
perspective, Council may be concerned about the costs of a project; as a regulator
Council maybe concerned about the aesthetic effects of certain construction techniques.
The COWOP process recognizes that Council serves in a dual capacity. Bendon said
there has been good public outreach from the design team with the residents at
Burlingame and with the general public, out at Burlingame and at Rio Grande meeting
room. Bendon showed the public notice, which includes what the meeting is intended to
do, a map of the project, a diagram of the proposed project, and people to contact.
Chris Everson, asset department, told Council all this information is also available on the
city's website. Everson reminded Council there were work sessions May 4`h and May
17`h where Burlingame Phase II was discussed. Everson said there were meetings
between city staff and the Burlingame homeowners on the density, which came to the
2009 density agreement. Everson showed a proposed site plan with access roads, the
different types of buildings proposed. Everson said the design team received a lot of
feedback from homeowners, stakeholders, the public and possible partners.
Everson showed the concept master plan, which has fewer buildings than the 2009
density agreement. Fewer buildings allows more open space on site, which is a result of
comments from Burlingame homeowners as well as other owners in affordable housing.
Will Henschel, Oz Architecture, noted the earlier plan was autocentric and the road
alignment has been moved to the outside of the project. The architects have developed
some vignettes to illustrate some of the schemes. Everson told Council the under
building parking has been replaced with carport parking and leveraging the retainage
against Deer Hill to support these carports, integrating external lockable storage into
these buildings.
Regular Meeting Aspen City Council June 7, 2010
The design team has created efficiencies into the design which allow more livability and
amore reasonable cost. Everson went over 3 vignettes to better illustrate how buildings
are laid out, how outdoor spaces are used. Councilman Torre said green and open space
in the project are important to Council. Everson said the team has looked at adding sod
between buildings.
Councilman Johnson asked whether there will be one or two homeowner's association.
Everson said staff has been looking at one association to get economies of scale. Everson
noted there are 5 different pod types which creates 14 different buildings on site. The
team looked at how many times each specific combination of pod occurs and the
maximum is 3 times. The pods are combined where appropriate to work with the grade,
to help avoid too much repetitiveness. Everson showed a combination of buildings from
the uphill and downhill sides. In some cases, the downhill side is 3 stories.
Everson noted Council expressed concern about the massing of some buildings at the last
work session. The design team reconfigured units and moved units within buildings.
Everson showed a slide of mass improvements on downhill side elevations, more varied
roofs to lower the mass and make the building appear more broken up. Councilman
Tone asked if the density agreement is worded "up to" a certain number of units with a
flexibility to do less. Everson said they did not approach it that way but there is that
flexibility. Councilman Torre said he has been concerned about massing, especially
about 3 story units which are more visible. Councilman Torre suggested eliminating one
unit/building in the pursuit of reducing massing and visibility and increasing livability.
Councilman Romero asked for a copy of the 2009 density agreement. Everson pointed
out eliminating units would be spreading out the costs of roofs and foundations to fewer
units and the cost/unit would increase. Everson said staff should also figure in the cost of
relocating those 13 units somewhere else in the community. Everson said one of the
items staff is looking for comment on is density of the project.
Everson showed a showed a design of the carport parking and storage units. The master
plan has 161 carport parking spaces and 161 surface parking spots for the HOA to assign
and manage, which was part of the density agreement. Everson told Council there will
also be interior storage for all the units. Everson noted with these carport structure, the
under building parking and storage can be removed. This saves money and gains
efficiency as well as provides covered parking for 161 cars. These carport units are up
against Deer Hill. Everson pointed out that the ends of these carport structures can be
trash storage areas, recycle, incorporate transit stops. Councilman Torre asked
construction costs for these structures. Everson said individual components of the project
have not been broken down. Everson said the retaining wall against Deer Hill has to be
built.
Everson told Council the design team interviewed 9 people from existing affordable
housing complexes to see what is successful in their complex, what is not successful and
what creates pride of ownership. Richard Shaw, design team, noted the emerging themes
are have good external and internal storage; consistency in cars and the entrance to the
Regular Meeting Aspen City Council June 7, 2010
units exist; spaces with multi-functionality; avoid high ceilings; usable open space;
ability for customization. Councilman Johnson asked what interviews were the most
beneficial for the design team. Shaw said the existing homeowners at Burlingame have
had a lot of ideas about livability and have worked with the design team throughout the
process. Shaw told Council each variety of interviews contributed different ideas to the
project.
Everson showed density comparison of Burlingame I and Burlingame II compared to
other affordable housing development. The Burlingame I, II and combined are between
6.7 and 10.2 units/acre about in the middle of the spectrum of other projects. Everson
showed the multi-family unit mix that is broken down among 3 bedrooms units, flat 50;
townhouses 15, 2 bedroom flat 32, townhouses 17 and 1 bedroom units 47, at about 40%
3 bedroom; 30% 2 bedroom and 30% 1 bedroom. Everson said going into detail design,
it is more difficult to make changes to the unit mix. Councilman Johnson said he would
like to have the unit mix for Burlingame phase I. Everson said there is 46% 3 bedrooms,
19% 1 bedroom and 35% 2 bedrooms.
Everson showed the building area and footprint comparisons between Burlingame phase I
as built, the phase II density agreement and the phase II conceptual master plan. Everson
pointed out the gross building area per unit is smaller than that of phase I. Everson said
phase I had a minimum of stacked units and used up more land area; phase II has more
stacked units and uses less site area. Councilman Romero said the total building square
footage is 70,000 squaze feet for 161 units; phase I was 73,000 squaze feet for 81 units;
this plan is much more efficient as a result of the last 3 years of community and staff
work.
Everson listed the items for conceptual approval at the next meeting; density and unit
mix; building configurations overall and the use of flat and townhouses; the land
utilization; parking and storage; relationships and connections to phase I; and the
architectural massing, height, scale and chazacter.
Mayor Pro Tem Skadron opened the public hearing. There were no comments. Mayor
Pro Tem Skadron closed the public hearing.
Councilman Romero brought up flexibility and phasing and stopping the construction at
natural break points given funding constraints. Councilman Romero asked if the design
team has looked at the project and can identified break points depending on the funding.
Shaw said the master plan is capable of being phased in many ways. Shaw said Council
needs to decide the delivery of the number of units and their capital costs. Shaw pointed
out there are infrastructure pieces that are not flexible, like the fire safety protection of
phase II requiring a road built to be accessed as a loop. Shaw said there is logic in having
discrete phases that do not create a construction impediment for the existing residents.
Shaw said construction could start at the north end, move to the middle, then move to the
south.
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Regular Meeting Asaen City Council June 7, 2010
Councilman Romero said he would like the idea of flexibility and phasing added as one
of the bullet points for the next meeting. Councilman Romero acknowledged this may
cause the costs to rise. Councilman Romero said he would like to see some phasing
scenarios. Everson said the design team does have some work on phasing; they are
designing a construction project and a construction management plan around that.
Everson said this can be looked at as deliveries, the project in 2 deliveries or 4 deliveries
versus how much will it cost to deliver it all at once.
Councilman Torre said he would like a timeline for when decision on deliveries is
required. Steve Barwick, City Manager, told Council those decisions will be made based
on the economy, demand for affordable housing, and interest of partners. Councilman
Johnson said he feels the project is self-contained. Councilman Johnson stated he does
not favor losing any units and is willing to look at what is the city getting for return on
investment analysis. Councilman Johnson said his concerns aze livability in context with
return on investment. Councilman Johnson said he would like the design to look at
anything that could be done working with the Burlingame homeowners to see if any of
the shortcomings of that phase can be addressed. Councilman Johnson said he likes the
design of the loop road and how it fits in with the parking and storage strategy. ,
Councilman Johnson stated he is okay with the unit mix and would like more information
on how phase I Burlingame one-bedroom units only and how do they fit in with the mix
of families at Burlingame. Councilman Johnson said he would prefer to see more
townhouse units in 3 bedroom rather than flats. Councilman Johnson said rather than
rush, he would like to take time and let the plans get out into the public, have the city
discuss this with potential partners. Councilman Johnson said overall he is pleased with
the general look and feel of the project
Councilman Romero said the city is in an appropriate position doing what owners would
do with limited resources; to continue to refine and inform the city on the optimum use of
the city based on market conditions and those of the community. Councilman Romero
said the city has to spend some money to get to the position where enough details on the
project are known to shaze with the community, to shaze with potential partners.
Councilman Romero said there will be a time where there is sufficient details to start
making decisions that are not irreversible. The city is still planning around this project,
not actually digging, and the planning should continue.
Mayor Pro Tem Skadron said he feels all aspects ofthe project have been thoroughly
considered. Mayor Pro Tem Skadron said Councilman Torre wants the natural beauty
maintained and integrated into the development, including the ability of walk out into
green spaces. Mayor Pro Tem Skadron said he would like more discussion of massing of
the project. Council would like more discussion of phasing and wants to be sensitive to
the optimal use of this resource; continue community outreach and keep moving forward.
Mayor Pro Tem Skadron noted livability is important to Councilman Johnson, as well as
more information on unit mix and hearing what residents have to say about the mix.
Mayor Pro Tem Skadron said for him the essence of the project is pride of ownership and
what equation results in something attractive to the homeowners. Mayor Pro Tem
Regular Meeting Aspen City Council June 7, 2010
Skadron questioned whether the city delivered a project in phase I that allows the
residents to have pride of ownership. Mayor Pro Tem Skadron noted he was opposed to
increasing the number of units from 236 to 258. Mayor Pro Tem Skadron said he would
not be against reducing the number of units if the project results in greater pride of
ownership. Mayor Pro Tem Skadron likes the land utilization, approves of the economy
of scale on the parking and storage units.
Everson announced there is a design team meeting Thursday June 10t° at Burlingame and
a design team meeting for the community Thursday June 17`h at the Rio Grande plaza to
take more feed back from the community about the project.
Councilman Romero agreed with the goal of pride of ownership; there are levers to get
there from lessons learned, feedback from the residents, the construction experts group; it
is not just a density issue. Councilman Torre stated he would like as much community
input before adopt of conceptual plan.
Councilman Johnson moved to continue Resolution #42, Series of 2010, to June 28`h;
seconded by Councilman Romero. All in favor, motion carried.
ORDINANCE #12, SERIES OF 2010 -Aspen Valley Hospital Facilities Master Plan
Phase II
Jennifer Phelan, community development department, reminded Council the Hospital's
master plan is 4 phases of redevelopment. This is phase II. Ms. Phelan said this process
started at P&Z in July 2008; P&Z had 4 meetings on the conceptual plan. Council had 6
public hearings on the conceptual plan and approved it in May 2009 for a site specific
development plan. The building is multi-story with a gross square foot 214,000 square
including 22,000 square feet medical office space; 18 to 22 units of affordable housing;
future expansion of Whitcomb Terrace of up to 10 senior housing units; a partially
subgrade parking garage, loop service road, improvements to the bus stop and other
improvements. Phase II is the lazgest component of the 4 phases; it is 63,000 square feet
of hospital gross squaze footage, 12,000 square feet of that is medical office space; 22
units affordable housing at 20,500 square feet. The parking garage and improvements to
the bus stop are part of phase II.
Ms. Phelan said Council has final PUD approval for a site specific development plan;
subdivision approval; growth management review for an essential public facility. Ms.
Phelan said this property is 19 acres, zoned P, public, and the applicants would like a
PIJD designation. Ms. Phelan noted there are specific criteria associated with the land
use review, like compatibility with the AACP, mass and scale issues, landscaping criteria,
public infrastructure criteria, suitability of land for development. Ms. Phelan stated land
use criteria doe not include how projects are funded or budget issues, or services
provided by the applicant.
Mayor Pro Tem Skadron opened the public hearing.
Regular Meeting Aspen City Council June 7, 2010
Kathleen Mitchell, nurse at Aspen Valley Hospital, said this expansion is needed because
there is not enough privacy for the patients. Ms. Mitchell said the staff cannot provide
the kind of service they should. Joe High, patient representative, said this is a needed
project; it is a well thought out project. High stated there is not enough storage, Jan
Allen, physical therapist, told Council there aze 10 therapists working in 300 square feet.
Patients have to walk over bicycles to reach other equipment and there is a concern about
patient safety. The director of the out patient clinic told Council the space is not
conducive to meet patient needs; the quality of care is excellent, the space is inadequate.
Myles Wagoner, emergency room nurse, pointed out the treatment rooms double as
supply rooms; there is no privacy, curtains between beds are used. The trauma room is
too small. Frank Goldsmith said he favors the project; AVH has been great to work with.
There are story poles on the property and the employee units will be so tall, they can be
seen from the roundabout. Goldsmith said the applicant put parking under the employee
units at the direction of Council and it raised them up a story. Goldsmith said he heard
that no dogs will be allowed in these units and that should be memorialized.
Steve Wickes, Meadowood homeowner, said the expansion is necessary for the
community. The hospital has been cooperative in dealing with the concerns of the
neighborhood. Wickes said a good design can help keep the rural neighborhood rural,
like being mindful of the number of windows and where they would face. Cristal Logan,
community advisory committee, said she is in favor of the expansion and renovation.
Ms. Logan said in her experience at the hospital she has observed that the facilities are
not up to paz with the excellent service. Ms. Logan told Council she worked there 13
yeazs ago and it was becoming outdated them. Ms. Logan said the medical offices on site
will allow doctors to attend to patients quickly.
Peggy Carlson, Meadowood resident, told Council they see the hospital from the side,
from above, from below. There is neighborliness; however, the hospital is increasing in
size 3 times. The hospital has been good about getting the word out about what is going
on. The neighbors need to collaborate and have some input into tweaking of the plan.
Ms. Carlson said the neighbors are concerned about mitigation on Meadowood Drive and
screening with landscaping. Ms. Carlson said this is about dealing with the effects of the
development.
Nancy Hall, Meadowood resident, told Council she can see the hospital and can hear the
hospital from her house. Ms. Hall said as the hospital gets taller, the mechanical
equipment on top will be generating more noise. Ms. Hall said she does not think the
residents should wait for 10 years to make sure the noise issue is addressed.
David Perry, citizen advisory committee, told Council that group was asked to be critical
and to ask the hard questions about the hospital plan. Perry said he is impressed with the
process over the last 4 years. Perry stated he is convinced there is a need for this
expansion and that the plan is not over-reaching. Perry told Council he is also convinced
that medical care has changed since the hospital was built. Barry Mink, doctor, told
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Regular Meetiu¢ Aspen City Council Juue 7, 2010
Council this hospital was built under different circumstances; it was built as an in-patient
facility and now 55% of the care is out-patient.
Elaine Gerson, hospital counsel, noted the spaces are cramped. Ms. Gerson said she is
concerned the government will cite and/or fine the hospital for not meeting the required
privacy standards. Katherine Chamberlin, chief nursing officer, said the hospital is
steadfast in their commitment to serving the community. Ms. Chamberlin said the
proposed expansion of medical offices is important for patient safety for quick responses.
King Woodwazd, Meadowood resident, told Council the residents have worked with the
hospital on concerns. Woodward said there are no citizens from other locations in the
community testifying. Woodward said most citizens are concerned about the light, noise,
more vegetation, and visibility.
Becky Ayers, Meadowood resident and hospital volunteer, told Council the hospital has
been good neighbors and has listened to the neighbors' concerns. The residents have
been invited into the planning process and allowed to comment. Ms. Ayers said this
hospital is second to none in medical care and lacking in facilities. Bart Alson, director
diagnostic imaging, told Council a story about how the lack of privacy affects patients
and visitors.
Mayor Pro Tem Skadron closed the public hearing.
Councilman Romero asked about the Council requirement for parking under the
affordable housing units. Ms. Phelan said at conceptual review, the design showed a lot
of parking in front of the building. Council commented the design was autocentric and
the applicant should make it a nicer space for the residents. Ms. Phelan said the
affordable housing has been revised and it is a balancing act to accommodate the density,
make the units livable and have pazking.
Ms. Phelan entered into the record written correspondence, Bobby Berkeley, Peter Yang,
emergency staff and medical staff in favor; Mazk Lewis, Gibby Forster, Jordan Rogers
opposed.
Dave Ressler, CEO Aspen Valley Hospital, reminded Council the hospital received
conceptual approval about one year ago. Ressler pointed out staff has testified that space
is an important issue. Ressler told Council the applicants have tried to make the plan
cost effective and efficient. Ressler said they have tried to communicate with the
neighbors in various ways and to tell their story. Ressler said the driving force behind
moving medical offices to the hospital is patient care, having physicians on site to
respond to emergencies. Ressler said most of the physician's offices in town are sub-
standard. The space will be rented to physicians at fair market value. Ressler showed
pictures of conditions at the existing hospita- and a rendition of modern hospital rooms.
Councilman Johnson asked if 100% of all doctors will be at the hospital. Ressler told
Council all of the physicians surveyed indicated they were interested in moving to the
hospital campus. Ressler said this phase II will be 100% occupied, mostly by surgeons.
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Regular Meeting Aspeu City Council June 7, 2010
Phase II is 12,000 squaze feet and 8 physicians will be located there; the total space for
physicians is anticipated at 27,000 squaze feet, which is designed to meet the needs to
physicians in Aspen. Councilman Torre asked staff to find out how much doctor space
there is in town currently. Ressler said their calculations are based on modern
requirements for a doctor's office; many physicians are in cramped space in their cun•ent
locations. Councilman Torre questioned the appropriateness of the size of the
development; impacts to the current medical facilities and care in the community.
Russ Sedmak, architect, showed slides of the site plan, what the AVH will look like at the
end of phase II, showed the view of the northern most part of the building. Sedmak
showed the view of the number of windows and where they are located, which ones are
spandrels and which ones are tempered glass. Sedmak told Council one measure they
looked at is blinds that will automatically close at the end of the day. Sedmak showed a
view of the housing development. Window coverings in private units cannot be
controlled by the hospital. The designers looked at how the building works within the
landscape, how views of windows and balconies can be shielded with trellises. Sedmak
showed a plan of how the affordable housing looked when presented to P&Z and the
changes they have made in response to neighbors' concerns since then.
Sedmak showed elevations of the affordable housing from the east and from the west.
Sedmak told Council the site is such that if the tuck under space was not used, there
would be a tall retaining wall. The site slopes down 20' from the entrance of Whitcomb
terrace to Castle Cree road. The buildings are designed into the hill side and it seems
appropriate to use that space for garages rather than building a retaining wall. Sedmak
said there is a possibility of using that space for housing and all residents would have to
park remotely.
Councilman Romero asked what part of the project mandates this parking. Ms. Phelan
said the conceptual approval required 18 to 22 affordable housing units on site.
Councilman Romero said the medical office space is not the driver for the parking.
Councilman Romero noted the site constraints are driving the design and he is interested
in seeing a design better massaged into the landscape. Sedmak said one has to consider
when eliminating parking from the site and not accommodating cars, people still have
cars and there has to be some place to put them. Sedmak said he would rather consider
subterranean housing. Councilman Romero requested the applicant to look at the design
and the parking ratio to lower the impact of the building. Gideon Kaufrnan, representing
the hospital, reminded Council the applicants designed the affordable housing at
Council's request to make it livable and open to green spaces. Councilman Romero said
the building seems tall at the nose end of the parcel and more visible from the highway.
Councilman Torre said he feels the height and mass should be looked at and possibly
amended to meet more balanced community goals. Councilman Tone said he does not
want to restrict the units so that they do not meet the needs of the hospital.
Sedmak went through a series of slides showing the hospital from the road and from
Meadowood in daylight and what the lighting will appear at night, driving up and down
12
Regular Meeting Aspen City Council June 7, 2010
the road. Sedmak agreed the eastern and northern comers are prominent because there is
such severe topography. From the neighbors' side the topography is a positive in the
design. Sedmak said the plans for mitigating light from the hospital is 3 fold; they are
being careful to not put more windows in the building than are absolutely necessary, both
for light and for energy consumption; mechanical shades activated by a photocell; and
landscaping to help shield the windows and the lighting.
Sedmak went over the circulation of the site, the fire truck and service loop on the
northwest side, showing the entry points and the areas of delivery. Sedmak reminded
Council the hospital is required to relocate the bus stop. Jason Janes, DHM, told Council
the applicant has been working with transportation, engineering and parks and with the
neighbors, to work on traffic and transportation. Janes said they are re-aligning the entry
on the south end to make it safer. Janes said they have also committed to improving the
safety going east across Castle Creek road with traffic calming devices, signs and inlaid
crossing. Janes noted they have worked on the detention basin to meet the standards of
the engineering department. Janes told Council they have worked with the parks
department on the location, entrance and exiting of the Nordic trail. Janes said they have
worked with neighbors on increasing the vegetative screening; they have an excess of soil
on site and will use that to screen housing where the vegetation will do the most good.
They will create vegetative screening along Castle Creek road maintaining spaces to keep
the views up the valley. Councilman Torre asked if vegetative screening can be used as
noise mitigation. Janes said land forms can dampen sound around caz and track traffic;
there will not be mitigation of noise coming from the roof.
John Scheid reminded Council this is a 33 year old building with dated technologies.
This remodel is a good opportunity as in the past 33 yeazs, engineering enhancements
have been made which should help with the noise issue. Helicopter analysis has been
done to determine the base line. The physical plant analysis has also had a baseline done
to determine if the plant is operating appropriately. Scheid said they have operated the
equipment at the highest noise levels to test that and are below the code. Scheid said the
new equipment has acoustical baffling and vibration elimination. Scheid told Council
they have hired consultants to looks at the noises generated in phases II and III and the
applicant hopes to have that analysis by the next meeting. Scheid said they are
committed to doing all they can to mitigate sound and noise vibration for their neighbors
and for the patients, too. Mayor Pro Tem asked for a list of mechanicals. Scheid said he
will provide that.
Ressler said the care provided at the hospital is some of the best in the nation and this
plan is to bring the hospital building up to the standazds of the staff. Ressler noted the
packet has lists of all the public outreach done by the applicant. Mayor Pro Tem Skadron
said one issue is that the Council needs to feel comfortable about the amount of office
space proposed and the need for it. Mayor Pro Tem Skadron noted there are questions
about the parking ratio and using subterranean units. Councilman Romero said he does
not favor pushing units into a subterranean configuration. Councilman Romero said the
employee housing as a component of the over all plan was a requirement of the
conditional approval. Councilman Romero said some of the mitigation of units is from
13
Regular Meetin¢ Asaen Citv Council June 7, 2010
the addition of office space. Councilman Romero said varying the parking ratio or the
unit count may result in less mass. Councilman Romero said the housing may be part of
the hospital's overall need. Councilman Romero said the quantity and scale of affordable
housing on site seems heavy.
Mayor Pro Tem Skadron said the prominence of the affordable housing on the north end
of the site is a core issue and Council would like to see that impact reduced. Councilman
Romero noted that off site housing does not meet the spirit of this application but he
would like to see the affordable housing kept on site in a different configuration.
Councilman Romero asked about the continuing care initiative and the community debate
around that need. Councilman Romero said he is clear about the inclusion and the need
of medical office space at the hospital. Councilman Romero said the detox facility has
been discussed at length.
Ressler said the applicant have been working on the CCRC concept, which needs a
location with adequate space. Ressler said the hospital has been engaged with providers
and to understand the best community approach to a detox center and there is not space
planned in this facility. Ressler noted that is not a land use issue; it is an operational
issue.
Councilman Johnson asked about an on-site pharmacy. Ressler said the only pharmacy
planned at this time is one for the patients. The hospital does not have a license to
provide anout-patient pharmacy. Ressler reiterated there is not enough land at the
hospital to provide a continuing care facility with or without the affordable housing. The
continuing care needs to find its own location. Ressler said he will get an opinion from
New Life about the suitability of the hospital's land for the next meeting.
Councilman Tone said he would like to see the mass for the employee housing
minimized. Councilman Tone noted there are 436 off street parking spaces, 221 in the
garage, 171 on the surface and 44 allocated to employee and senior hours. Councilman
Tone asked if there is an opportunity for movement of parking and parking allocation to
eliminate the tuck under parking from the affordable housing. Councilman Tone said he
needs better understanding of the proposed parking structure, what is the usage of the
parking spaces, how many are allocated, for whom, current uses, current employees.
Councilman Tone said his other issues are the noise and light complaints and that the
applicant will mitigate these, the affordable housing program, the parking and parking
allocation.
Mayor Pro Tem Skadron asked if it was Council's direction to put all affordable housing
units on site. Ressler said that served as the impetus and they believe the on site housing
fits within their strategic plan. Mayor Pro Tem Skadron asked if some of the affordable
units could be accommodated in other places, like Burlingame, to reduce the size of the
affordable housing proposal. Chris Bendon, community development department, said
there are discussions about optimizing the site and one of the things to optimize are
opportunities for affordable housing without compromising the community's opinion of
housing.
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Regular Meetin¢ Aspen City Council June 7 2010
Kaufrnan noted redesigning the affordable housing will cost a lot of money. Kaufinan
said he would like to know what Council expects, like parking creativity and eliminating
a few units to balance with the visual components of the site. Kaufinan said the
topography will not allow mitigation of some of the height and mass. Kaufinan said they
will explore this and return. Mayor Pro Tem Skadron reiterated the applicant will
provide information on the CCRC program, the list of mechanicals, the parking
configuration. Councilman Torre said he would like more information on the lighting
mitigation and views from other sites. Councilman Romero said he would like to see the
height of the affordable housing brought down, which may alleviate some of the lighting
concerns from the neighbors. Councilman Torre said he would like a 360° view of the
hospital. Councilman Torre said he would like to see changes in the affordable housing
so he can feel more comfortable with that piece of the development.
Councilman Torre moved to continue Ordinance #12, Series of 2010, to June 28;
seconded by Councilman Johnson. All in favor, motion carried.
ORDINANCE #9: SERIES OF 2010 -Land Use Code Amendments
Councilman Johnson moved to continue Ordinance #9, Series of 2010, to June 8`h;
seconded by Councilman Romero. All in favor, motion carried.
ORDINANCE #13, SERIES OF 2010 -Urban Runoff Management Plan
April Barker, engineering department, reminded Council these are design guidelines for
development and redevelopment pertaining to drainage. Council asked for more public
outreach. Ms. Bazker told Council since first reading they have contacted their
committee members, architectural and engineering firms and did a press release. Ms.
Barker said there has been some confusion about the stormwater management fee; this
manual has nothing to do with fees, which will be in front of Council later in this year.
Mayor Pro Tem Skadron asked if small projects under 1,000 square feet aze exempt from
this ordinance. Ms. Barker said they are and simple landscaping also does not have to
have a permit unless they aze altering drainage patterns.
Mayor Pro Tem Skadron opened the public hearing. There were no comments. Mayor
Pro Tem Skadron closed the public hearing.
Councilman Romero moved to adopt Ordinance #13, Series of 2010, on second reading;
seconded by Councilman Johnson. Roll call vote; Torre, yes; Johnson, yes Romero, yes;
Mayor Pro Tem Skadron, yes. Motion carried.
Councilman Torre moved to go into executive session at 11:20 p.m. pursuant to 24-6-
402(4) (b) Conferences with an attorney for the local public body for the purposes of
receiving legal advice on specific legal questions and (e) Determining positions relative
to matters that may be subject to negotiations; developing strategy for negotiations; and
instructing negotiators; seconded by Councilman Romero. All in favor, motion carried.
15
Regular Meetine Aspen City Council June 7, 2010
Councilman Tone moved to come out of executive session at 12:10 a.m.; seconded by
Councilman Johnson. All in favor, motion carried.
Councilman Torre moved to continue the meeting to June 8`h at 4 p.m.; seconded by
Councilman Johnson. All in favor, motion carried.
Kathryn .Koch, City Clerk
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