HomeMy WebLinkAboutminutes.apz.20030715ASPEN PLANNING & ZONING COMMISSION Minutes July 15, 2003
COMMISSIONER, STAFF and PUBLIC COMMENTS ........................................ 2
DECLARATION OF CONFLICTS OF INTEREST ............................................... 2
MISCELLANEOUS LAND USE CODE AMENDMENTS .................................... 2
ASPEN VALLEY HOSPITAL DISTRICT - ASSIGNMENT OF ZONING .......... 2
ASPEN PLANNING & ZONING COMMISSION Minutes July 15, 2003
~, Jasmine opened the regular meeting of the Aspen Planning & Zoning Commission
at 4:30 pm in Sister Cities Meeting Room. Jack Johnson, Ruth Kruger, Dylan
Johns, Roger Haneman and Jasmine Tygre were present. Eric Cohen was excused.
City 0fAspen staff in attendance: David Hoefer, Assistant City Attorney; Chris
Bendon, Joyce Allgaier, Scott Woodford, Community Development; Jackie
Lothian, Deputy City Clerk.
COMMISSIONER~ STAFF and PUBLIC COMMENTS
Ruth Kruger thanked whoever had the construction trailer from in front of the Pine
Lodge removed.
Jack Johnson noted the Aspen Highlands PUD was continued from this agenda, but
it wasn't on tonight's agenda. Joyce Allgaier replied that it had to be re-noticed.
Allgaier said that the Aspen Highlands Village wanted to define new parameters
for their own s~gn regulations.
Chris Bendon stated that there was a COWOP application for a Visitor Center m
the comer of Galena and Main Street. The idea came from the civic master plan
discussions; the Hines Offices were the current occupants and the building owner
was interested in the civic value of the visitor center possibility. Bendon said that
it would be a small and streamlined COWOP review for about 6-8 weeks. Ruth
Kruger volunteered to be the P&Z representative.
Jackie Lothian said that Council was interviewing possible P&Z members today.
DECLARATION OF CONFLICTS OF INTEREST
None.
CONTINUED PUBLIC HEARING (06/17/03):
MISCELLANEOUS LAND USE CODE AMENDMENTS
Jasmine opened the continued public hearing for Miscellaneous Land Use Code.
MOTION: Ruth Kruger moved to continue the public hearing on the
Miscellaneous Code Amendments to August 5, 2003; seconded by Roger
Haneman. APPROVED 5-0.
PUBLIC HEARING:
ASPEN VALLEY HOSPITAL DISTRICT - ASSIGNMENT OF ZONING
Jasmine Tygre opened the public hearing for the Aspen Valley Hospital initial city
rezoning. David Hoefer stated the proof of notice was provided and met the
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ASPEN PLANNING & ZONING COMMISSION Minutes July 15~ 2003
jurisdictional reqmrements. Hoefer distributed what land uses were permitted in
the Public (PUB) and the Residential Multi-Family (R/MF) zone districts.
Scott Woodford stated the hospital had an annexation petition into the city, which
was approved last night; part of that process was to establish initial zomng for the
property. The proposal was for two different zone districts on the property that
contain the hospital, ambulance barn, the semor center, a single family house, the
health and human services building were proposed for the public zoning and the
Mountain Oaks affordable housing was proposed to R/MF. Woodford utilized a
map to show the locations of the buildings.
David Hoefer noted that the final authority was with City Council; the only issue
before P&Z tonight was the rezoning.
Woodford explained the purpose of the public zone district was to provide for the
governmental, quasi-governmental and non-profit facilities for cultural,
educational, civic and other non-profit purposes. Staff felt that all the uses with the
exception of the affordable housing fall within that category. The ambulance barn,
assisted living center and the single family dwelling would be accessory uses to the
hospital. Accessory use was defined as subordinate and secondary to the principal
use of a lot, parcel, unit or structure. The single-family dwelling was deed-
restricted to a hospital administrator or another hospital employee. The affordable
housing was on a separate lot and more appropriately zone R/MF. Woodford
stated that a requirement of the Public Zone District was to submit the types of
uses in a formal master plan PUD submission process. Staff felt the criteria of
both zone districts were met and recommended approval.
Jasmine Tygre asked if the all of the zoning criteria "A through I' had to be met.
Woodford replied that the code read that the P&Z and Council shall consider the
criteria.
Joyce Allgaier stated that the pre-annexation agreement was being developed to
define the terms of the actual annexation. Allgaier said that there was a Hospital
Master Plan approved by the county in 1997 and as part of the pre-annexation
agreement the hospital, which would be allowed to move forward on an expansion
of the cafeteria and kitchen, some space for business functions, relocating the
helipad but would not be different, develop 4100 square feet of additional floor
area for physical therapy, 2000 additional square feet for cardiac rehabilitation and
some internal remodel. Allgaier said that anything else would have to come in for
approval by the city. Tygre asked if the approved county master plan, with the
exception of a few approvals in the annexation agreement, was not binding on
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ASPEN PLANNING & ZONING COMMISSION Minutes July 15~ 2003
future decisions by P&Z and Council. Allgaier answered that was correct; P&Z
and Council would have a chance to look at it a new.
Glenn Horn, land use planner representing the hospital, introduced Randy
Middlebrook, the hospital administrator. Horn said that there was a long
discussion last night with City Council on the annexation process; the primary
reason the hospital applied to be annexed was that it would ultimately be annexed
into the city. The hospital would be initiating a new master plan and it made sense
to develop that PUD master plan in a partnership with the city so there wouldn't be
that inheriting a plan approved by the county like in the case of the Aspen
Highlands. Horn said the interim plan would be the portions of the proposed
approved master plan that were supported by the City of Aspen. Horn noted the
Medical Office Building and underground parking associated with that building
were abandoned portions of the proposal. There were minor entitlements in the
county that would be carded forward regarding internal remodeling, additional
floor area for physical therapy and rehab unit and a patient care umt.
Tygre asked with the approval for the smaller expansions and addition of the
patient care area was employee mitigation taken into the equation. Horn replied
that these smaller additions and changes were deemed to be insignificant with no
mitigation required. Horn said the hospital acquired the Beaumont Inn on the east
side for housing and there will be a plan for the Beaumont linked to the master
plan for the hospital. Horn said the hospital recently entered into an agreement
with the Obermeyer for some office functions.
Randy Middlebrook said that the 23,000 square foot building with underground
parking also had multiple housing units associated with it on the campus, which
would have partially filled in the meadow but has been abandoned. The Beaumont
Inn was the plan for the affordable housing. Johnson asked if the Mountain Oaks
were the only employee housing dedicated for hospital employees. Allgaier
replied that there were some units at Five Trees dedicated to school employees.
Horn stated that there were 2 units from the Moore PUD for the hospital as well.
Public Comments:
Chuck Frias, public, stated that he was a neighbor and wanted confirmation on the
giving up of the past 10 years of approvals from the county for the office building,
parking and housing. Horn replied that was correct; the hospital board thought that
the hospital campus may not be the best place for employee housing. Horn
reiterated the only entitlements carded forward were the internal remodeling,
additional floor area for physical therapy and rehab unit and a patient care unit; the
helicopter pad would remain. Frias said there was a concern for FAR on the
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ASPEN PLANNING & ZONING COMMISSION Minutes July 15, 2003
difference in the county and city PUB zone; he said that it was explained that to
qualify for any more square footage it would have to go through the reView process
with P&Z and City Council and requested clarification for no other allowable
building in the R/MF zoning. WOodford replied that was correct. Frias cited the
development in the area over the last 9 years. Frias stated that there was no public
notification for the annexation from last night's City Council meeting. Hoefer
responded that annexation was published and individual notices were not required.
Tygre noted that.the PUD would be a public hearing process with public notces to
anyone within 300 feet of the project.
Sally Golden, public, stated that she also was a Meadowood homeoWner; she asked
the total number of square feet over the 4100 plus 2000 Square feet ~dditional
would be counted for the expansion of the kitchen and cafeteria. Horn replied that
the only change in the footprint would be the PCU and physical therapy;
everything else was moving interior walls around. Golden inquired about the
relocation of the helicopter pad because the right was included, which concerned
her and requested that it be taken out. Middlebrook responded that they had
already made a decision that they were not moving it; yes, it could be taken out.
Golden asked about the detox center being allowed. Horn replied that the hospital
and city will be a partnership to address the needs of a detox center for the
community. Middlebrook stated that they were not even sure if the hospital was
the right place for it. Golden stated that they wanted to be in the loop with the
hospital development.
Tygre reiterated that this public hearing was to decide whether the zoning was
appropriate for this property; the other issues and changes would come forth at the
public hearing in a different process.
Bill Ball, public, stated that he lived in the neighborhood with 2 sides facing the
meadow below the assisted living. Ball said that he was most concerned about was
the Public zone district because it was hospital land that could be subject to
pressures from the city goVernment with regards to taxation. Middlebrook
answered that the hospital was it's own tax district. Ball voiced concern for a
piece of private property zoned public because of the 17 uses that could be put on
this property and were not directly related to the hospital.
Patti Clapper, public, asked if the helipad was an allowed use. Allgaier replied it
would be accessory to the hOspital.
King WoOdward, public, said that the Castle Creek Road was included in the
annexation; he asked if it were rezoned and who would maintain the road.
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ASPEN PLANNING & ZONING COMMISSION Minutes July 15~ 2003
Woodford replied that the city would maintain that portion of the road. Woodward
asked if the Open space could be maintained as open space or could the city put a
ball field in it. Tygre reiterated that any significant changes to the property other
than what was mentioned would have to come through an entirely new public
process with the appropriate criteria for evaluation. Woodward said that the
hospital's prior approvals came through with approval from the Meadowood
subdivision; he hoped that the hospital would continue to work closely with
Meadowood.
Sally Golden asked if there was another zone district besides Public that the
hospital could be zoned. David Hoefer replied that under current zone district as
they exist in the city, hospital comes under the category and is the appropriate zone
district. Jack Johnson stated that the city couldn't dictate what would have to go in
that space, it's not the city's property, and the hospital owns the property and
would have to apply for any type of change in use.
Patti Clapper said that the city and county public zone districts were similar; the
city has to rezone the property as part of the annexation process.
MOTION: Ruth Kruger moved to approve Resolution #16, series 2003,
recommending that City Council approve the proposed rezoning application
to rezone the parcels of Aspen Valley Hospital Annexation (as shown on the
attached map and legal description) to PUB (Public) and R/MF (Residential
Multi-Family) meeting criteria "A-I" from the staff report. Seconded by Jack
Johnson. Roll call vote: Haneman, yes; Johns, yes; Kruger, yes; Johnson, yes;
Tygre, yes. APPROVED 5-0.
Meeting adjourned at 5:45 p.m. and Jack Johnson provided the Board Report on
Burlingame.
~ckie'Lo~-hi~n,~Deputy City Clerk