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HomeMy WebLinkAbout0059.2005.ASLU 0059.2005.ASLU/MEADOWS HEALTH CENTERCOVER.doc ASPEN MEADOWS HEALTH CENTER REMODEL & ADDITION SPECIALLY PLANNED AREA (SPA) AMENDMENT & HISTORIC PRESERVATION COMMISSION (HPC) APPLICATION Aspen Meadows Health Center 880 Meadows Road Parcel # 2735-121-29008 Submitted To: Mr. James Lindt City of Aspen Community Development Office 130 South Galena Street Aspen, Colorado 81611 970 - 920 - 5095 Owner/Applicant: The Aspen Institute c/o Amy Margerum Executive Vice-President 1000 N. Third Street Aspen, Colorado 81611 970 - 544 - 7906 Architect: Ms. Olivia Emery A4 Architects 100 N. 3rd Street, Suite 201 Carbondale, Colorado 81623 970 - 963 - 6760 Planner: Mr. Jim Curtis Curtis & Associates 300 East Hyman Avenue Aspen, Colorado 81611 970 - 920 - 1395 Date: July 29, 2005 0059.2005.ASLU/MeadowsSPAAmend07255.docI. APPLICATION SUMMARY MUNICIPAL This Application is for the following: CODE SECTION 1. Combined Reviews 26.304 2. Specially Planned Area (SPA) Amendment 26.440.090(B) 3. GMQS Exemption for Essential 26.470.110 Public Facilities Amendment 4. Certificate of Appropriateness 26.415.070(D) For Major HPC Development This Application is illustrated by the “List of Drawings” outlined in the Table of Contents and inserted following the text of the application. The Aspen Meadows property received Specially Planned Area (SPA) approval in 1991 for a master plan for the property. The 1991 SPA Plan encompassed all of the Aspen Meadows-Aspen Institute property, Music Association of Aspen property and Aspen Center for Physics property. Under the 1991 SPA Plan, the Health Center was approved for renovation and expansion of 1,800 sf. In 2004, as part of the Aspen Institute’s SPA Amendment for the Conference & Meeting Hall Building, the Institute anticipated the upcoming renovation and expansion of the Health Center and requested an additional 1,500 sf. of “approved but unbuilt” square footage be reserved for Health Center expansion beyond the 1,800 sf. approved by the 1991 SPA Plan. City Council approved the additional 1,500 sf. for the Health Center expansion subject to submittal of an SPA Application under Ordinance No. 45, 2004, which approved the Conference & Meeting Hall Building in November, 2004. Therefore, the approved Health Center renovation and expansion (subject to a site specific SPA Plan) is the following: A. Existing building as of 1991 SPA Plan 5,557 sf. B. Approved 1991 SPA Expansion 1,800 sf. C. Approved 2004 SPA Expansion 1,500 sf. 8,857 sf. A. Current renovation and expansion proposal is 8,884 sf. As shown above, the current renovation and expansion proposal is 8,884 sf. which is slightly above (by 27 sf.) the 1991 & 2004 approvals. The 27 sf. is primarily attributed to adding a separate unisex-ADA accessible bathroom which is required by Building Code. This bathroom was not considered in the Aspen Institute’s early thinking about the remodel. As part of the Health Center renovation and expansion, the Aspen Institute also plans to relocate the Maintenance Shop which is attached to the Health Center and was constructed in 1993. The existing Maintenance Shop is approximately 1,069 sf. and provides maintenance for the total Aspen Meadows-Aspen Institute grounds and buildings. The Maintenance Shop is proposed to be relocated to an underground extension of the existing parking garage and slightly enlarged to 1,421 sf. of heated shop space and 888 sf. of unheated open wash pit. The underground shop will be “out of sight, out of mind” and better suited to service the maintenance and grounds needs of the Aspen Meadows-Aspen Institute property. The current proposal represents “buildout” of the SPA square footage for the Aspen Meadows-Aspen Institute property approved by the 1991 SPA Plan. The Aspen Institute had 13,417 sf. of “approved but unbuilt” square footage remaining to be built under the 1991 SPA Plan as documented in the Conference & Meeting Hall Building SPA Application. This square footage is being “used” as follows: A. Conference & Meeting Hall Building 11,917 sf.± FAR B. Additional Health Center Expansion 1,500 sf.± FAR 13,417 sf.± FAR Please note the following clarifications to the above buildout analysis. 1. The 13,417 sf. of “approved but unbuilt” square footage resulted from the Aspen Institute’s decision not to build Lodge Building #3 which was approved as part of the 1991 SPA Plan. 2. The Health Center had approval for an 1,800 sf. expansion as part of the 1991 SPA Plan. The additional 1,500 sf. shown above is taken from the approved square footage for Lodge Building #3 which was not built. 3. The relocated Maintenance Shop of 1,421 sf. and open wash pit of 888 sf. is not deducted against the 13, 417 sf. because the shop is underground and per the Aspen Municipal Code 100% underground space is not counted as floor area. However, this is a moot point because one of the benefits of a Specially Planned Area (SPA) is that the approval is site specific based on the merits, compatibility and impacts of the proposal. A. Health Center Summary The current proposal is summarized as follows: Partial interior renovation of the existing building (no substantial exterior change to the front of the building.) Demolish the Maintenance Shop addition to the Health Center, which was added in 1993, and rebuild this space for Health Center uses. Expand the building on the northwest side mainly for a yoga and Pilates studio and expand the building on the northeast side for an indoor/outdoor Jacuzzi. Maintain the existing outdoor lap pool “as is,” and add a separate small leisure pool and relocate the hot tub. Relocate and enlarge the Maintenance Shop to an underground extension of the existing parking garage. The above improvements are proposed for the following reasons: 1. To “freshen-up” the Health Center without distracting from its historical importance or making it too fancy. 2. To allow the Health Center to offer more “health & wellness” facilities and programs to its guests and locals. 3. To “spruce-up” the men’s and women’s locker rooms and add a new yoga and Pilates studio and indoor/outdoor Jacuzzi. 4. To add a small leisure pool and relocate the hot tub to minimize conflicts with swimmers using the lap pool. 5. To relocate and enlarge the Maintenance Shop to an “out of sight, out of mind” location. B. Health Center History Shortly after the Goethe Bicentennial in 1949, Herbert Bayer began planning the Aspen Institute. Although he had no training as an architect, his desire for integration of the all arts led him towards building design with the assistance of Fritz Benedict. In notes he made for the 1962 Design Conference, he wrote, “for me…there are two kinds of Bauhaus: the one of the past which I like to remember because of the group spirit which unified our feeling and work…but my sympathies and interests are with the Bauhaus of the present, as I am living and working along timeless and flexible principles as evolved in the old Bauhaus.” A large part of the unity he achieved at the Aspen Meadows campus is due to the sensitive relationship between manmade structures and the natural beauty of the site. The buildings are generally diminutive in scale with understated forms and materials such as simple roofs, cinder block, concrete and glass. The Health Center was designed in 1954. The drawings were most likely done by Fritz Benedict and the final design clearly evolved during the design process. Sketches in the Denver Art Museum’s Bayer Archive depict an early scheme entirely of concrete block, with no pre-cast concrete elements, such as the triangular components of the gym or the end panels on which the famous HC graphic announces the building. In fact, one early sketch showed flagstone pavers on the end panels, laid up vertically in mortar. The original structure was variously called the Health Center or the Aspen Meadows Spa on the drawings and it contained many therapeutic spaces, especially individual pool or tub rooms and small plunge pools. The Health Center was designated an historic structure by the City of Aspen in 1996. The Health Center has been renovated and expanded several times as outlined below: A. Original Construction – 1954 by Herbert Beyer and Fritz Benedict B. 1st Remodel & Addition – 1973 by Fritz Benedict and Thomas Wells ■ Mainly interior remodel ■ Added sauna room to women’s locker room which was later converted to a steam room. C. 2nd Remodel & Addition – 1993 by Ted Guy ■ Partial interior remodel ■ Added maintenance shop ■ Added 2 men’s message rooms ■ Added small storage area D. 3d Remodel & Addition – 2005 Current Proposal ■ Partial interior remodel ■ Demolish and relocate Maintenance Shop ■ Rebuild Maintenance Shop space for Health Center uses ■ Add new construction on northwest and northeast sides. ■ Add small leisure pool and relocate hot tub. One would hope Mr. Bayer and Mr. Benedict would be pleased to see the Health Center as a living structure changing over time, adapting to its times and needs, and remaining respectful to its origins. An example of living breathing architecture. II. 1991 SPECIALLY PLANNED AREA (SPA) PLAN The 1991 SPA Plan was the culmination of over 2 years of planning, meetings, and public hearings with the City of Aspen. The SPA Plan created a master plan for the total Aspen Meadows property including the Aspen Meadows-Aspen Institute parcel, Music Association of Aspen parcel, Aspen Center for Physics parcel, and Savanah Limited private holdings. The SPA Plan achieved several important community goals: 1. It recognized and applauded the consortium of non-profits as key institutions of Aspen’s heritage and their intellectual and cultural enrichment of the Aspen community. 2. It encouraged redevelopment and revitalization of the facilities and programs of the non-profits. 3. It subdivided the property to allow the individual non-profits to own “fee simple” their individual parcels. This was critical to the fundraising and revitalization of the non-profits. The Aspen Meadows facilities are owned by the Aspen Institute and the SPA Plan allowed redevelopment and expansion of the facilities. Between 1991-1993 the Aspen Institute undertook a good portion of the redevelopment activity. The Aspen Institute reconstructed 98 lodge units, did modest renovations the health center and restaurant, and constructed the underground parking garage and tennis courts. Today, the Aspen Institute is committed to continue its revitalization as follows: 1. Aspen Meadows Restaurant & Reception Center. A remodel and addition to this building opened in June, 2005. This is an exciting Harry Teague Architects design which the Institute is very enthused about. 2. Conference & Meeting Hall Building. This building is scheduled to break ground in September, 2005 with a December, 2006 opening. This will be a wonderful new addition to the Aspen Meadows Campus. The building is being designed by Jeffrey Berkus Architects and will add a modern dynamic structure to the campus. 3. Health Center Remodel & Addition. This proposal is to freshen-up the Health Center and to offer the Meadow’s guests and locals more health and wellness facilities and programs. The remodel is designed by A4 Architects who are very respectful of the history of the building. Overall, the Aspen Meadows campus has been able to revitalize itself in an exciting and community oriented manner. The Aspen Institute has and continues to renovate its facilities and bring the community stimulating and enriching programs and events. The Music Association of Aspen has provided the community the wonderful Harris Concert Hall and Benedict Music Tent plus an array of exciting programs and events. The Aspen Center for Physics has constructed a new teaching hall and continues to bring world-class physicists to the community. The 1991 SPA Plan has been hugely successful in maintaining and revitalizing a wonderful part of the Aspen Community. III. HEALTH CENTER REMODEL & ADDITION DESCRIPTION The key points of the remodel and addition are described below. The overall goal is to freshen-up the facility while also keeping the facility simple and modest. There will be no substantial change to the front of the building. The cinder block wall at the front right that was not part of the original Herbert Bayer construction is to be removed to create more breathing room between the Health Center and the new Meeting Hall. The gym space will be preserved as is, with fitness equipment treated as furniture on a floating, resilient floor surface, leaving the original floor and interior surfaces intact. The two new spaces, the yoga studio and Jacuzzi pavilion, are expressed as free-standing volumes held away from the original structure by means of low, mostly glazed connectors. They are splayed or angles in plan to allow greater visual and physical access to the site and to maintain legibility of the original rear of the building. The yoga studio is approximately ¾ the size of the gym in both plan and volume. It is the complement to the gym – north facing, more inward turning, with framed views and a curved roof. The Jacuzzi space is treated as an indoor/outdoor pavilion. Three large glass doors either rollup overhead or retract into the walls to open it as much as possible as weather permits. The original building employs a language of planes, roofs lifted off the walls below and windows as non-walls. Proposed additions explore different ways of expressing these same architectural ideas. Materials In general, the new materials complement the original building, are institutional in character and as low maintenance as possible. The new rooms (yoga and Jacuzzi) have wood windows and are sheathed in flat-seam zinc. The integral color of the zinc is a very matte gray. The connectors are primarily aluminum storefront glazing. The extension of Health Center space into the area currently occupied by the Maintenance Shop will be concrete block and aluminum storefront glazing. Alternating rows of rough and smooth faced block differentiate it from the original. Roofs are membrane. Compatibility With HPC Guidelines There is no change to the use of the building. None of the original building is removed or significantly altered. The character of the structure and site remain intact. Additions do not seek to imitate the original. Their design is complementary and contemporary. Distinctive features of the building, notably the HC graphic and gym structure, are preserved in their entirety. The proposed additions could be removed with little impact on the form and integrity of the original structure. IV. MAINTENANCE SHOP RELOCATION DESCRIPTION The Maintenance Shop is proposed to be relocated to an underground extension of the existing parking garage. The relocated shop is approximately 1,421 sf. of heated shop space and 888 sf. of unheated open wash pit and services the total Aspen Meadows-Aspen Institute grounds and buildings. Spaces in the shop include the following: General work area ( Vans, golf carts and equipment open wash pit ( Tools and materials storage ( Locker room, shower, toilet ( Office Existing fenced storage is already located along the south end of the garage. This fenced storage has been in the garage for the past 5 – 7 years due to the extreme lack of general storage space for the Aspen Meadows and is proposed to remain with the relocation of the Maintenance Shop. This fenced storage removes approximately 7 parking spaces from the 97-space garage. However, because approximately 75 – 80% of the Meadows guests fly-in without a car, parking in the garage has not been a problem. Only locally oriented events like Thursday morning Rotary, local weddings and memorials are the only times when over flow parking is necessary. The overflow parking occurs along Meadows Road. The plan for the relocated Maintenance Shop also allows for 8 spaces of tennis parking between the two sets of tennis courts. The land between the tennis courts is presently a “no man’s land” and the plan for the relocated shop will clean up this area. V. Combined Reviews, Code Section 26.304.060(B) Code Section 26.304.060(B) is addressed below: (B). 1. Combined reviews. The procedures for reviewing development plans and applications where more than one development approval is being sought simultaneously may be combined or modified whenever the Community Development Director determines, in consultation with the applicant, that such combination or modification would eliminate or reduce duplication and ensure economy of time, expense and clarity; provided, however, that all public noticing normally associated with the subject development application(s) is maintained, and that a thorough and full review of the application and proposed development as otherwise required by this title is achieved. Applicant requests combined reviews of the application. Applicant feels combining reviews would eliminate or reduce duplication and ensure economy of time, expense and clarity in reviewing the application. VI. Consolidated Specially Planned Area (SPA) Amendment, Code Section 26.440.090(B) Code Section 26.440.090(B) is addressed below: (B) All other modifications shall be approved pursuant to the terms and procedures of the final development plan, provided that the proposed change is consistent with or an enhancement of the approved final plan. If the proposed change is not consistent with the approved final development plan, the amendment shall be subject to both conceptual and the final development review and approval. Applicant feels the proposed amendment is both consistent with and an enhancement of the 1991 SPA Plan for the following reasons: Renovation and expansion of the Health Center was envisioned as part of the 1991 SPA Plan. The expansion is compatible with the existing structure and its historical character. The renovation and addition will freshen-up the building for the enjoyment of Meadows guests and locals. The relocation of the Maintenance Shop underground will put it “out of sight, out of mind.” VII. GMQS Exemption for Essential Public Facility Amendment, Code Section 26.470.070(H) Code Section 26.470.070(H) is addressed below: (H) Construction of essential public facilities. This exemption is not deducted from the respective annual development allotment established pursuant to Section 26.470.040 or from the Aspen Metro Area development ceilings established pursuant to Section 26.470.030. Review is by City Council. This exemption is available provided the following conditions are met: Except for housing, development shall be considered an essential public facility if: it serves an essential public purpose, provides facilities in response to the demands of growth, is not itself a significant growth generator, is available for use by the general public, and serves the needs of the City. An applicant for an exemption pursuant to this section shall be required to demonstrate to the satisfaction of the City Council: that the impacts of the essential public facility will be mitigated, including those associated with: the generation of additional employees, the demand for parking, road and transit service, and the need for basic services including but not limited to water supply, sewage treatment, drainage control, fire and police protection, and solid waste disposal. It shall also be demonstrated that; the proposed development has a negligible adverse impact on the City’s air, water, land and energy resources, and is visually compatible with surrounding areas. Notwithstanding the criteria as set forth in subsections (1) and (2), above, the City Council may determine upon application that development associated with a nonprofit entity qualifies as an essential public facility and may exempt such development from the growth management competition and scoring procedures and from such mitigation requirements as it deems appropriate and warranted. (Underline added by applicant.) Under the 1991 SPA Plan, both the MAA’s and Institute’s plans were granted GMQS Exemptions For Essential Public Facilities. City Council Ordinance No. 14 (Series 1991) approving the 1991 SPA Plan and Exemption For Essential Public Facilities states the following: “City Council finds as follows in regard to the Developer’s (i.e., Institute & MAA) request for Growth Management Quota System development exemption for essential public facilities: The Institute’s proposed development of new lodge units, expansion of the existing health club, expansion of the restaurant, and expansion of the tennis shop, including restrooms, is essential for the revitalization of the Aspen Meadows property. The MAA’s proposed expansion of the Music Tent, the addition of a year-round rehearsal/performance hall, and expansion of the Music Tent gift shop, is essential for the revitalization of the Aspen Meadows property. The programs and activities sponsored and/or hosted by the Institute and the MAA at the Aspen Meadows facilities have historically provided intellectual and cultural enrichment to the citizens of the City of Aspen, without which the City would not have attained its present character and standing in the national and international community. Furthermore, the Aspen Meadows facilities, and those of the Institute and MAA in particular, have served and continue to serve important community needs and proposed expansions of same will only enhance their value and accessibility to the citizens of the City of Aspen and the general public. (Underline added by applicant.) The Institute’s and MAA’s proposed development involves essential public facilities, will enhance existing essential public facilities, and is not-for-profit in nature.” (From City Council Ordinance No. 14, (1991), Page 17) Applicant feels the City Council findings made in 1991 are applicable today. As City Council stated in 1991: “The Aspen Meadows facilities have historically provided intellectual and cultural enrichment to the citizens of the City of Aspen without which the City would not have attained its present character and standing in the national and international community.” The Aspen Institute continues to provide intellectual and cultural enrichment to the citizens of Aspen as demonstrated by the extensive list of Institute programs and events for 2005 in Exhibit 3. A small sampling of the programs available to the public in 2005 are listed below: - The Aspen Institute Dialogue is a monthly interview program produced for KAJX which addresses compelling topics of the day. - Socrates Seminars and Teen Socrates. In the Institute’s half-century tradition, these seminars employ informed Socratic dialog to explore some of the core ideas and values that have arisen over 2,500 years of human history. - Shakespeare’s “A Midsummer Night’s Dream.” The Shakespeare Theatre Company will present its exciting production of William Shakespeare’s legendary play. - Annual Summer Speaker Series. For 2005, the summer speaker series will consist of public lectures or panel discussions on both national and international topics. The series is held on Tuesday evenings at Paepcke Auditorium. - Discussions Hosted by the Institute. Throughout the summer, the Institute will host discussions on various topics. Examples of discussions include Bob Woodward “From Nixon to Bush;” Michael Eisner in conversation with Walter Isaacson, and U.S. Senator Barack Obama (D-IL) in conversation with Walter Isaacson. - Great Decision and Great Books Series. Eight-week series discussing great decisions and great books. - An Evening of Words and Music. A joint evening sponsored by the Aspen Institute and Music Association of Aspen featuring Thomas L. Friedman, Pulitzer Prize winner, and Walter Isaacson, Aspen Institute President & CEO, and guest musicians and students from the Aspen Music Festival and School. - 12th Annual Aspen Institute Summer Celebration. Senator John S. McCain (R-AZ) and Joseph I. Lieberman (D-CT), co-recipients of the 2005 Aspen Institute Public Service Award, will take part in a moderated conversation with Walter Isaacson, President & CEO of the Aspen Institute. - Aspen Ideas Festival. “Inspired Thinking In An Idyllic Setting.” Panel discussions on some of the most significant ideas and issues of our time that touch all parts of our society as found in the arts, science, culture, religion, philosophy, economics and politics. GMQS EXEMPTION FOR ESSENTIAL PUBLIC FACILITY Applicant requests GMQS Exemption for Essential Public Facility for the reasons described above. The GMQS Exemption was granted as part of the 1991 SPA Plan and again as part of the City Council 2004 approvals for the Conference & Meeting Hall Building. The expansion of the Health Center is also unlikely to generate any or only 1 or 2 additional part-time employees. The existing Health Center operates with 1 full-time year-round manager and a pool of part-time employees to manage the front desk. The facility is open 7 days a week from 6:00 a.m. to 9:00 p.m. The expanded facility will operate in the same manner. Special programs or activities like physical therapy, yoga & pilates classes, messages, and wellness classes will be contracted with existing professionals in the valley. VIII. CERTIFICATE OF APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT, CODE SECTION 26.415.070(D) Code Section 26.415.070(D) is addressed below: 1. The procedures for the review of major development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. If a major development project involved additional City Land Use approvals, the Community Development Director may consolidate or modify the review process accordingly, pursuant to Section 26.304.080(B). Conceptual Development Plan review. An application for a Conceptual Development Plan shall include the following: The general application information required in Section 26.304.030. The general application information is included herein. A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements and predominant site characteristics. See site plan and survey information provided herein. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. See architectural drawings provided herein. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. See written description of Health Center Remodel and Addition provided herein. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. See context drawings provided herein. Verification that the proposal complies with Chapter 26.410, Residential Design Standards, or a written request for a variance from any standard that is not being met. Applicant request exemption from Chapter 26.410. Residential Design Standards because these standards are not applicable to this application due to the property’s Specially Planned Area (SPA) designation. 1 MeadowsSPAAmend07255 5 0059.2005.ASLU/MeadowsSPAAmendCover0605.doc TABLE OF CONTENTS Page No Application Summary 1 1991 Specially Planned Area (SPA) Plan 5 Health Center Remodel & Addition Description 7 Maintenance Shop Relocation Description 8 Combined Reviews Code Section 26.304 9 Consolidated Specially Planned Code Section 26.440.090(B) 10 Area (SPA) Amendment GMQS Exemption for Essential Code Section 26.470.110 10 Public Facility Amendment Certificate of Appropriateness Code Section 26.415.070(D) 14 For Major HPC Development LIST OF DRAWINGS Following Page No. Vicinity Map 16 Aspen Meadows Campus Existing Conditions Health Center Existing Conditions Health Center Area & History Diagram Health Center Proposed Site Plan Health Center Perspective Health Center Proposed Floor Plan Health Center Existing & Proposed Elevations Health Center Proposed Landscape Plan 1991 SPA Master Plan 1991 SPA Health Center Plan Maintenance Shop Relocation Lower Level Plan Maintenance Shop Relocation Upper Level Plan Supplemental Information Exhibit 1 - Land Use Application Form Exhibit 2 - Dimensional Requirements Form Exhibit 3 - Aspen Institute Programs & Events for 2005 Exhibit 4 - Owner’s Consent and Authorization Letter Exhibit 5 - Music Associates of Aspen and Aspen Center for Physics Consent Letter Exhibit 6 - Proof of Ownership Exhibit 7 - Fee Agreement Exhibit 8 - Adjacent Property Owners Exhibit 9 - Pre-Application Conference Summary i MeadowsSPAAmendCover&TofC0705