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HomeMy WebLinkAboutminutes.apz.20010206ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 DECLARATION OF CONFLICTS OF INTEREST .............................................................................................. 1 ISELIN PARK CONCEPTUAL/FINAL PUD/SPA CONDITIONAL USE .......................................................... 1 TRUSCOTT LIGHTING PLAN REVIEW ........................................................................................................... 10 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 Bob Blaich, chairman, opened the regular meeting at 4:30 p.m. in Council Chambers. The following commissioners were present: Eric Cohen, Ron Erickson, Steven Buettow, Roger Haneman, Jasmine Tygre and Bob Blaich. Staff in attendance were: Randy Ready, Assistant City Manager; David Hoefer, Assistant City Attorney; Joyce Ohlson, Community Development; Ed Sadier, Stephen Bossart, Asset Managemem; left Woods, Parks; Tim Anderson, Recreation; Tim Ware, Parking/Transportation; Jackie Lothian, Deputy City Clerk. DECLARATION OF CONFLICTS OF INTEREST None. CONTINUED PUBLIC HEARING (01/02/01 & 01/30/01): ISELIN PARK CONCEPTUAL/FINAL PUD/SPA CONDITIONAL USE Bob Blaich opened the continued public hearing on the Iselin Park Conceptual/ Final PUD/SPA Conditional Use. Joyce Ohlson stated that the issues were: ® some provision for RFTA bus service, ~) how the site plan would be amended to include that provision, ® the update from the Council/BOCC meeting regarding the use of Maroon Creek Road and parking managemem, © the leisure pool water depth and dimensions, ® architectural features, ® lighting plans from a site plan and an internal plan. Ohlson stated that Resolution #5 was included and could be amended during the course of meeting. Ed Sadler stated that they met with RFTA on visibility and safety, which resulted in the re-configuration of the parking lot with the trail connection and the possibility of stairs. This resulted in one entrance and exit to the parking lot with a longer line of visibility and a decent turn around for the RFTA buses. Sadler said that from last week's meeting with the School District, Council/BOCC and RFTA, the parking enforcement issue would be handled by the city in this area. He said there were some concerns to be worked out regarding city employees enforcing parking on a county road and where the fmcs go. He said that Tim Ware was present to discuss any questions. Sadler said that the ownership of the Maroon Creek Road was still in question. He said that there were some areas on the road that were eroded and problems where the side roads meet Maroon Creek Road with respects to drainage. He said that the county would have an independent structural stability study done of the road. Jim Charlier, Chartier & Associates stated that the handout (Exhibit 4) followed the power point presentation. He said that shared parking was recommended by the city, school district and all the people involved. He said that the limited parking required more management but there was a limited amount of space with an acre 1 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 for every 125 cars. Charlier stated that the recommended 120 spaces on site and shared use on site with the school and the use of the Tiehack parking for special events when appropriate~ Charlier recommended a display tag to be picked up at the from desk, which was a little more trouble but needed because of the limited parking at the Aspen Highlands. He posed different scenarios and strategies for scheduling that affected the parking. He said that enforcement of parking on the roadways would be accomplished and there would be monitoring reports with the neighborhoods. Steve Bossart stated that DHM Landscape could not attend this meeting; he said the path lighting would be low level with down lighting. He said the bridges would have low lighting also. Bossart said that the architecture took in the community with relation the floor plan and not make it look like a "big box" but rather a "lodge feel". He said the higher portion provided the definition of the entryway, an opportunity for natural ventilation and daylight to the core areas. He said that fenestration was of concern and Robert Sardinsky from the Rising Sun enterprises was present. Bossart stated that CORE also helped with the lighting, glazing and green building. He provided an example of the type of glazing, which would absorb the day external solar and night internal light. Bossart utilized drawings of the Lazy River portion of the pool showing the height differences for 4 feet and 5 feet of water in relation to 5 and 6 foot tall people. Robert Sardinsky stated that there were a lot of grade changes so the lighting orientation was important to make sure it was homogenous with the area and community. He said that there was a low lighting Ordinance in the City and County mitigating light pollution. Sardinsky said they were trying to create both the architecture and ambiance with more organic and less institutional lighting. He said that they tried to down play the scale of the building with the sub lighting (on the ground) and building lighting. He said that there were down lights in the covered entranceway from the bridge. There would be low intensity lighting in the parking lots and paths. He said that there was concern for the interior lighting that could be seen from the outside. There would be low lighting around the pools and some outside Iow intensity lighting not visible from overhead. Sardinsky stated there would be minimum lighting at the service entrance. He noted the drawing had fluorescent yellow for all the glazed areas of the building. He said there were day and night lighting plans for the entire building. Sardinsky said there would be more table lamps in the lobby area to create a more comfortable atmosphere and pool areas would have low lighting. Sardinsky said there may some colorful 2 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 lighting for ambiance. He said that the only high intensity lighting would be for hockey. Sardinsky stated that the luminosity Of the lights from the ice skating rink were of concern and no light would shine out directly. Ron Erickson asked the hours of operation for the Youth Center, which was the backside of the entry level. Matt from the Youth Center replied that the current winter hours were 3pm to 7pm for kids and the rented space until 1 Opm. Erickson asked how often the space was rented until 10pm. Matt responded that it was currently every Tuesday. Sardinsky said that the large space was towards the back. Erickson stated that the entryway would still be lit for the high traffic volume section. Erickson asked how high the tower feature was from the floor~ Steve Bossart answered that it was 45 ~'eet. Erickson suggested louvers'for deflecting the light. Steven Buettow said that in the 45-foot space with architectural features and he asked if the timbers would be lit with a secondary lighting system. Sardinsky replied that they were going to great lengths to have lighting that would go up To the ceiling but not escape through the windows with sconces on the columns and table lamps. Jasmine Tygre said that she had the same concerns with the light from the interior escaping to the outside. Sardinsky stated that there would not be a lot of light escaping. Tygre said that she did not see how the light would not escape the building. Sardinsky stated that it was being treated in a very understated lighting way. Roger Haneman asked what was the glass area of the entryway tower. Mark Baker replied that there were 820 square feet of glazing. Bob Blaich asked if the lighting would be on dimmers. Sardinsky replied that there could be dimmers for a price but some of the lighting was low lighting for ambiance and pool lighting. Blaich asked if there was any conflict between the ambient low-key approach in lighting and public safety. Sardinsky answered that was a challenge with cars, people, ice and light that is safe; sometime the safety lights were in excess of lighting ordinances. Sardinsky said the lighting had to be sensitive to the surroundings yet judicious from a safety standpoint. Buettow said that at the last meeting it was stated that the building was 45 feet tall; he said that he expected the building to be in the 35 to 40 foot range because even the commercial core buildings weren't that tall. Buettow noted that after studying the plans, the building was actually 58 feet tall, nearly 6 stories tall. He said the 3 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 ridge of the building was 13 feet with no function, just air space. He said that the secondary spaces in the building were at 20 feet and generally those wails were at 9 feet. Mark Baker responded that it was important for the design team to bring in fresh air, non-ventilated, which reduced the hydrocarbons and brought down the overall energy. Buettow stated that 45-foot space for mechanical was a lot of space and asked why it couldn't be brought down in size. Buettow suggested skylights and side wall openings. Baker said that if the wall were brought down to the rink room it would eliminate the natural day light and ventilation; there was a mechanical penthouse on that side which would eliminate the sidewall. Baker explained the symbiotic nature of architecture. Eric Cohen asked if it would be feasible to have one lane deeper in the pool. Sadler responded that it ,vould become a liability having an unmarked or even marked depth area in that type of pool. Bossart stated that if the depth area of the in the slide area were any deeper then kids wouldn't be able to use that area; he stated this was meant to be a multi-user pool. Buettow asked if the starting blocks would be removed from the diving area; he asked if there could be at least 10 feet between the mechanical and the starting blocks. Bossart responded that the guidelines were reviewed for spacing for official meets and there was more than enough space around the competition pool. Erickson asked who would take precedence on the scheduling of the events. Tim Anderson replied that there was a system in place that different user ~oups identified the events with an electronic calendar system to set up the sites and times. Erickson asked how the numbers were arrived at for the routine demand parking. Charlier replied that the ntunbers were conservative, over estimated anticipated demands, which were compiled by staff. Charlier said that training the staff was key to the operations. Haneman asked who had the final say on the scheduling of the entire area, Anderson replied that there may be a few rare occasions of over scheduling events but communication was most important for scheduling. Tygre asked for more details on the bus and the purchasing of an additional bus. Randy Ready responded that there was an additional bus for the Castle/Maroon route with a couple of options. One was to add the bus for a third bus onto the existing route or a direct bus dedicated to the Maroon Creek Road service. 4 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 Public Comments: Jen Alling, public, stated that they do provide hydrotherapy and aquatic therapy to their patients and this would be a central location for the hospital. She said that the only limitation was the therapist's imagination. Keith Hatanaka, public, stated that he represented Aspen Speedos. He said that Steve had a valid point about the space behind the starting blocks and the utility. He said that there were 3 timers and 2 officials behind each swimmer and he asked to increase that space behind the block. Larry Slater, public, said that the parking vouchers would be onerous having to go into the building to get but rather have a ticket receipt machines in the parking lots. Torre, public, asked if the indoor and outdoor lighting was on timers and asked about the safety lighting. Sardinsky replied that the lighting ordinance requested that the lighting be turned off an hour after the building closed. Sardinsky said that there was a computer based lighting control system. Torte asked if underground parking had been investigated. Baker replied that there was an underground water issue on the site and the costs would be about $100,000.00 per spot. Torte inquired about the access, availability and of the facility costs to the public. Anderson stated that there would be passes available for purchase or without a pass about $4.50 per day. Kevin Patrick, public, stated that he was a resident of Five Trees and had a couple of issues. He said that since the Highland Ski Area opened they have had 3. occasions where skiers have parked and blocked their private road. He said that the second issue was the height even though he liked the design of the building. He said it was 58 feet tall, not 45. He said that the community should be conscious of the fact that the dominant feature would be the structure along Maroon Creek Road. Patrick said that the interior lighting would be visible from their subdivision from a 6-story space. Tim Ware responded that the Five Trees Subdivision was private and the City had no jurisdiction on private roads. Ware said that they could have cars towed from the subdivision. Patrick said that the Aspen Valley Ski Club also added to the impacts of parking on the road. Patrick suggested entering into an IGA on parking. Bossart said that the building height was 45 feet from the grade of the parking area and entry; it dropped 13 feet below grade to the main lobby level and pool level. Sardinsky said that they have looked at the obvious perspectives with respects to the lighting provided that did not take away from anyone's experience. 5 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 LJ Erspamer, public, stated that this project has come along way to get to where this project was today. He said that he was a head ice hockey referee and he scheduled all of the referees. He said that the tournamems were scheduled here in October to the first of November; people did not want to stay in Aspen during the Ski Season because the prices were too high. Ersparmer said that the High School Team played in Colorado Springs. He said that from the renderings the building looked good behind the ~rees and the dichotomy was that we wanted, the building to disappear yet we were eager to have such a nice recreation complex. He stated that he was happy that the safety issue was brought up and lighting was also needed for the protection of the children. He said that this was such a fine building that we wanted people to see the building but it should fit into the community with the lighting. Frank Goldsmith, public, stated support for the Recreation Center but questioned the need for the 58-foot height. He said that adequate parking was important. Jackie Broughton, public, said that the management will figure out the scheduling for the events and parking seemed to work out whenever large special evems occur and people were shuffled from remote parking areas. She said that blinds or shades could be installed to diffuse the light glaring out from the tower. Broughton said that her granddaughter was handicapped and wanted the pool accessibility to remain. Jim Finch, public, stated that Steve Bossart called on him to review plans on the accessibility from the disabled point. He said this was the first time that someone has go_ne beyond from what the law requires for the disabled accessibility from the locker rooms to the pool. He said that this was one of the user-friendliest facilities for the disabled. He said that he thought that the lighting issue could be resolved. Eric Cohen excused himself at 6:45 p.m. Dave Bruton, public, said that he tried to reach out m Tim Anderson and wanted to reinforce that this went to an election. He said that there was no competition with the Maroon Creek Club or Aspen Club and last week Mr. Davies said that this was the best design for the pool. Breton said that the sun came over the hockey rink, which was like the Berlin wall against the swimming pool. He felt that the ice rink and swimming pools should be reversed for the views and sun. Bruton said that he pledged $7500.00 to hockey but he said "show me the money". He asked if there would be trophy cases. Sadler replied that there was a written agreement with the hockey group for a certain amount of cash. 6 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 Toni Kronberg, public, stated that some of the solutions could be beneficial to the project, one of which was moving the pedestrian bridge and moving the bus drop off to an area closer to the pool and school. She said that the one parking lot was a longer walk than from Hunter Creek to City Hall. Kronberg stated that she wanted to see a matrix with softball, soccer, football, rugby, volleyball, skiers, theatre, swimming (competitive, recreational, leisure, therapy), hockey, figure skating, public skating and the public coming down from Highlands. She wanted the actual numbers to work up a plan with parking. She said that the paid parking would only increase the Highlands usage of the lots. Kronberg stated that from the AACP transportation committee there was a RFTA report to have a dedicated route on Maroon Creek Road and a bus from the recreation area to the roundabout or into town. She said that the parking concerns were issues. Kronberg stated that there were specific requirements for lighting for competitive pools; she said that the booklet that she distributed to the commission tonight had 30 exhibits that she said she would refer to regarding pool requirements. Blalch asked her what her intent was for the commission to do with the booklets at this time; he stated that he pointed out clearly last 'week that the information was needed to be to the commissioners by Friday prior to this meeting, Kronberg said that her booklet showed Internet information from leading Aquatic Consulting Firms with an article called "Getting Light Right". She said that a needs assessment study was not done and she wanted to see one. She said that there were no numbers to support the activities; she said that the bond was for construction of a swimming pool not an ice arena or recreational facility. Kronberg said she wanted_an ice arena and recreation center but this was not the best plan to accomplish those things. She said that other Colorado facilities had 3 pools. She said that there were 4 purposes for the pools. #1 was recreational/leisure, #2 the schools (instructional), #3 fitness and #4 therapy. Kronberg noted that one of the goals of the AACP on the PUD application was the completion ofthe Iselin and Wagner Park Master Plan. MOTION: Roger l:Ianeman moved to extend the meeting ½ hour. Ron Erickson second. APPROVED 4-1. (Tygreopposea) Kronberg stated that she wanted to know how these pools would serve our community, what was the scheduling, what were the revenues and expenses of operating an indoor facility. She said that if a private developer came in with a plan that did not include a parking plan and without operating expenses, their plan would not be approved. She said that this project needed to be held to the same standards, as everyone else would be subjected to. She apologized for not having the information to the commission sooner and suggested tabling until the consultants were contacted. Kronberg noted that Iselin was a park and Rotary was a passive park. She said that managing growth, protection of open space and 7 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6~ 2001 wildlife were not addressed. Blaich reiterated that her information was not provided in time for review by the commission even after she promised to provide it. Blaich said that Kronberg wanted to redesign the entire project. Kronberg responded that she wanted the needs assessment and stated there was not enough information for the commission to make a decision. Heidi Hoffrnan, public, stated that there was the ability to add an outdoor pool if funding came along down the road, which would help the community feeling. She said that the afternoon thunderstorms came so an outdoors pool was not alwa?'s appropriate because then the pool was closed. Mark Baker stated that te address the comment on the feasibility study; Tim Anderson had a feasibility study and a business plan. Baker said that Vic Davies the pool expert provided the necessary information on the polls regulations. Scott Writer, public, stated that there were more pool proponents than opponents. He said this was an ice facility not a hockey facility. He apologized for the signs and applause from the last meeting because they were not meant to be offensive but rather supportive. Writer said that Toni has had a tong time to bring forward her information and said that he had supported Toni's plan in the beginning. He noted that her plan was not going to happen because the school and the county won't give up the land. He complimented the commission for their push of the project in a positive way. He said that the consultants convinced him that the height was acceptable and that the parking, though not perfect or maybe not adequate on some days, was good enough to work. Writer said that there would be a cost for the scheduling but it would open up the communication with the recreation center and all the other users. He said that if it wasn't built on this spot where would it be; he said that this was an ideal location. Writer stated that the commissioners were doing a good job in tweaking the project and that city staff bent over backwards m accommodate SPARC. He said that this would be a project to be proud of. Erickson said that the list of conditions was extensive but that there were 4 more potential conditions to consider adding: ® the deck area have a minimum of 10 feet from starting blocks to the mechanical. ® the CHASA high school swimming regulations be met, ® the parking and transportation strategies outlined be implemented ® Maroon Creek Road have a dedicated bus line and ® prior to the final (CO) Certificate of Occupancy that an IGA be in place for parking enforcement on Maroon Creek corridor. Roger and Jasmine agreed to add these conditions. Buettow suggested another condition be added to lower the height of the building to 40 feet to minimize the visual effects. Tygre stated that the height 8 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 of the building was a bigger issue than just a condition because it would not produce the results that the commission requested. Buettow said that the re-design was basically just dropping down the height from a 14 foot side wall to a 6 foot side wall; the lighting and ventilation could still be accomplished but with not as large a building. Haneman asked if Buettow would consider a separate resolution for the height because he also had the same concerns. Blalch stated that with the many uses in the building he wondered why the noise factor was not brought up. Blalch said that the over all scale of the building was not an issue for him and he would like to take the issue forward. Blalch stated that he was not sympathetic to re-designing the whole project. Erickson said that there were many opinions merged into a consensus and applauded the applicant on a fabulous job. He said that this was a community facility designed for the children primarily but also said that the project was not perfect. Erickson stated that he wasn't sure that the applicant could bring all the conditions to fruition but he said that this would be a project to be proud of. He stated that these meetings educated him in an area that he had no experience in prior to this review. He thanked staff for the effort put into the project. Tygre stated that she could not support a resolution that did not address the size and bulk of the building with the interior and exterior lights. She said that this was an 80,000 square foot building with vast interior spaces. Ohlson clarified that there were 5 additional conditions with a potential second resolution. MOTION: Ron Erickson moved to approve Resolution #5, series 2001, recommending City Council approve the Consolidated Conceptual/Final PUD, SPA and granting approval of Conditional Use for the Iselin Park project with the conditions set fort in this Resolution as amended by this commission tonight adding: the deck area have a minimum of 10 feet from starting blocks to the mechanical, the CHASA high school swimming regulations be met, the parking and transportation strategies outlined be implemented, Maroon Creek Road have a dedicated bus line and prior to the final (CO) Certificate of Occupancy that an IGA be in place for parking enforcement on the Maroon Creek corridor. Roger Haneman second. Roll call vote: Buettow, yes; Tygre, no; Haneman, yes; Erickson, yes; Blaich, yes. APPROVED 4-1. MOTION: Steven Buettow moved to limit the height of the building from the ground to the midpoint to 40 feet. Ron Erickson second. Roll call vote: Haneman, no; Erickson, no; Tygre, yes; Buettow, yes; Blaich, no. DENIED 3-2. 9 ASPEN PLANNING & ZONING COMMISSION FEBRUARY 6, 2001 MOTION: Steven Buettow moved to limit the height of the building from the ground to the top with a maximum of 48 feet. Ron Erickson second. Roll call vote: Tygre, yes; Buettow, yes; Haneman, yes; Blaich, no; Erickson, no. APPROVED 3-2. MOTION: Ron Erickson moved to extend the meeting another 15 minutes. Jasmine Tygre second. APPROVED 5-0. PUBLIC MEETING: TRUSCOTT LIGHTING PLAN REVIEW Bob Blaich opened the public meeting on the Truscott Lighting Plan. Chris Bendon and Ed Sadler presented the plan. Bendon noted that the original lighting plan had a significant mount of lighting that was not sensitive to the area. He said that the residential section on the golf course side would be hidden by the berm. The whole project contained lower poles and less intensity lighting, which met the lighting code. Bendon noted that his was a condition of the original PUD for the lighting plan to be reviewed by the Planning Commission. Sadler added that the lights were a necessity for safety. Erickson asked where the lighting plan was located. Blaich stated that the lighting was in character with the area. Erickson questioned the different lights because they were not represented correctly on the plans. The commissioners agreed that they objected to the plans as submitted since the examples of the lights were not specific to the plan. Erickson asked that the light chosen met the new lighting code. Blaich suggested the Phillips long term low energy bulbs for the most efficent MOTION: Roger Haneman moved to continue the public meeting on the Truscott Lighting Plan to February 20, 2001. Jasmine Tygre second. APPROVED 5-0. MOTION: Steven Buettow moved to adjourn at 8:00 p.m. Ron Erickson second. APPROVED 5-0. ff21~ckie Lothi~n, Dep ty C'ty Clerk lO