HomeMy WebLinkAboutresolution.apz.032-05RESOLUTION NO. ~
(SERIES OF 2005)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING THAT CITY COUNCIL APPROVE A SPECIALLY
PLANNED AREA AMENDMENT AND A GMQS REVIEW FOR AN ESSENTIAL
PUBLIC FACILITY FOR A 3,327 SQUARE FOOT ADDITION TO THE
RESNICK HEALTH AND WELLNESS CENTER , LOT IA, ASPEN MEADOWS
SPA, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-121-29-008
WHEREAS, the Community Development Department received an application
from the Aspen Institute, owners, represented by Curtis & Associates requesting approval
of a Specially Planned Area (SPA) Amendment and a GMQS Review for an Essential
Public Facility to construct a 3,327 square foot addition to the Resnick Health and
Wellness Center, Lot lA, of the Aspen Meadows SPA, City and Townsite of Aspen; and,
WHEREAS, the Music Associates of Aspen and the Aspen Center for Physics
have provided letters of consent for the Aspen Institute to make an application to amend
the Aspen Meadows SPA as is required by the Aspen Meadows Subdivision Agreement;
and,
WHEREAS, the Aspen Institute received approval in 1991 for an 1,800 square
foot addition to the Health Center that was never constructed; and,
WHEREAS, Ordinance No. 45, Series of 2005, reserved 1,500 square feet of
FAR that was originally allotted for the construction of lodging units in the originally
approved Aspen Meadows SPA, for an expansion of the Health Center; and,
WHEREAS, the Applicant has requested that 27 square feet of FAR that was
allotted for the construction of the conference center but was not used, be reallocated for
the Health Center expansion along with the unused FAR of 3,300 square feet granted in
the 1991 and 2004 approvals; and,
WHEREAS, the Historic Preservation Commission approved the conceptual
design of the Health Center expansion pursuant to Resolution No. 36, Series of 2005;
and,
WHEREAS, pursuant to Land Use Code Section 26.440, Specially Planned Area,
the City Council may approve, approve with conditions, or deny a Specially Planned
Area Amendment request during a duly noticed public hearing after taking and
considering comments from the general public, and recommendations from the Planning
and Zoning Commission, Community Development Director, and relevant referral
agencies; and,
WHEREAS, pursuant to Land Use Code Section 26.470.040(D)(3), Essential
Public Facilities, the City Council may approve, approve with conditions, or deny a
GMQS Review for an Essential Public Facility request during a duly noticed public
heating after taking and considering comments from the general public, and
recommendations from the Planning and Zoning Commission, Community Development
Director, and relevant referral agencies; and,
WHEREAS, the Community Development Director reviewed the application and
recommended approval with conditions, finding that the applicable review standards are
met; and,
WHEREAS, during a duly noticed public heating on October 4, 2005, the
Planning and Zoning Commission continued the review of the application until October
18, 2005; and,
WHEREAS, during the continued public hearing on October 18, 2005, the
Planning and Zoning Commission approved Resolution No.32_, Series of 2005, by a six
to zero (6-0) vote, recommending that City Council approve with conditions, the Specially
Planned Area Amendment and GMQS Review for an Essential Public Facility to construct a
3,327 square foot expansion to the Resnick Health and Wellness Center on Lot lA of the
Aspen Meadows SPA, City and Townsite of Aspen; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein; and,
WHEREAS, the Planning and Zoning Commission finds that the development
proposal meets or exceeds all applicable development standards and that the approval of the
development proposal, with conditions, is consistent with the goals and elements of the
Aspen Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission finds that this resolution
furthers and is necessary for the promotion o£public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING
AND ZONING COMMISSION AS FOLLOWS:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Planning and Zoning Commission hereby recommends that City Council approve the
Specially Planned Area Amendment and GMQS Review for an Essential Public Facility
to construct a 3,327 square foot expansion to the Resnick Health and Wellness center on
Lot lA, of the Aspen Meadows SPA, subject to the conditions contained herein.
Section 2: Building Permit Application
The Applicant. shall submit a building permit application prior to commencing
construction activities. The building permit application shall include the following items:
Detailed utility, landscaping, soils reports, excavation/stabilization
plan, drainage report and plans.
The utility plan to be submitted with the building permit
application shall include the snowmelt service lines and
access points. The service lines shall be planned in a
manner that will not require trenching under existing trees
or under proposed landscaping. The utility plan shall also
indicate only one water tap to the main water line per
building.
The landscaping plan to be submitted to the Historic
Preservation Commission for final review and then as part
of the building permit application shall include a detailed
tree protection plan as described in Condition No. 14
below.
The drainage plan to be submitted shall have been prepared
by a licensed engineer and prepared to the specifications
for a 5-year storm frequency. The drainage plan shall not
show any clear water connections. Roof drains shall
discharge onto landscape areas and not directly into the
storm sewer. All drywells shall be located at least ten (10)
feet from existing and proposed water lines and shall be
located away from the steep slopes abutting the building
subject to this application.
A construction management plan shall be submitted with the
building permit application and shall meet the requirements of the
City of Aspen Building Department. The construction
management plan shall include a construction parking plan, a
construction staging and phasing plan, haul routes, a construction
access plan outlining access to and from the construction area
within the site, dust control measures, representation to cover dirt
hauling trucks. The construction management plan shall also
address compliance with noise limitations and methods to prevent
tracking dirt onto Meadows Road. The haul route specified in the
construction management plan shall be Meadows Road to North
Seventh Street, and then to Highway 82.
The building permit application shall also include a PM-10
Mitigation Plan that includes the following methods of PM-lO
mitigation:
a. Provide secured and covered bike storage on the site.
b. The Aspen Meadows shall join the Transportation Options
Program.
Section 3: Approved Dimensional Requirements
The approved dimensional requirements shall be as represented in the SPA amendment
application dated July 29, 2005; specifically the total allowable floor area of the Health
Center shall be 8,884 square feet as is shown on the Area/History diagram included in the
application. The approved height of the additions shall be as represented on the elevation
drawings included in the application and the siting of the additions shall be as represented
on the proposed site plan that included in the application.
Section 4: Snow Storage and Removal
The building permit application shall contain a snow storage plan identifying sufficient
snow storage around the addition to the Health Center.
Section 5: Fire Mitigation
The Applicant shall install a fire sprinkler system and alarm system that meets the
requirements of the Fire Marshall throughout the entire Health Center.
Section 6: Water Department Requirements
The Applicant shall comply with the City of Aspen Water System Standards, with Title
25, and with the applicable standards of Title 8 (Water Conservation and Plumbing
Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water
Department. In upsizing the water tap to accommodate the fire sprinkler system, there
shall be a single penetration in the water main and the existing water tap shall be
abandoned prior to installing new service lines.
Section 7: Aspen Consolidated Sanitation District Requirements
The Applicants shah comply with the Aspen Consolidated Sanitation District's rules and
regulations. No clear water connections (roof, foundation, perimeter drains) to ACSD
lines shall be allowed. All existing clear water connections to ACSD lines shall be
eliminated. One tap to the main sanitary line is allowed for each of the buildings within
the development. All ACSD fees shall be paid prior to issuance of a building permit.
The open area next to the new maintenance facility shall drain through an oil and sand
separator that will then direct flow to a drywell or storm sewer system.
Section 8: Exterior Lighting and Si~naae
All exterior lighting shall meet the City's Lighting Code Requirements pursuant to Land
Use Code Section 26.575.150, Outdoor Lighting. All new signage shall comply with the
City's sign code regulations pursuant to Land Use Code Section 26.510, Signs.
Section 9: Wildlife Trash Containers
The Applicant shall install a wildlife-proof trash container meeting the requirements of
the Environmental Health Department.
Section 10: Landscaping
The Applicant shall submit a detailed landscaping plan, including a tree protection plan
(should include an on-site construction access plan, detailing tree protection measures for
trees in close proximity to construction access ways) as part of the final HPC application.
The landscaping plan shall include a restoration plan for restoring the native vegetation on
the slope adjacent to the new additions and around the leisure pool and hot tub. Tree
protection fencing shall be erected around the driplines of any trees to be preserved prior to
the commencement and throughout the duration of construction activities. The City Forester
shall inspect the tree protection fencing prior to the commencement of construction
activities. No excavation, storage of materials, storage of construction backfill, storage of
equipment, foot or vehicle traffic shall be allowed within the dripline of any tree to be
preserved on the site.
Section 11: Pool and Spas
All design, installation, and maintenance of the pools and spa shall comply with the
Colorado Department of Health's "Swimming Pool and Mineral Bath Regulations". The
Aspen Consolidated Sanitation District shall review and approve the drain size for the new
outdoor swimming pool facility prior to installation. Each pool facility shall require fencing
meeting the requirements of the International Building Code. Access to and into pool
facilities shall meet ADA accessibility requirements.
Section 12: Soil Stabili~, and Sediment Control
The Applicant shall submit a detailed erosion control and soil stability plan for maintaining
the stability of the hillside adjacent to the proposed additions prior to building permit
submittal. These plans shall include the location of silt fencing and erosion control
measures.
Section 13: Recessed Foundation
The northwesternmost comer of the building foundation for the northwest building addition
that is to contain the new yoga studio shall be recessed as is shown on the site plan dated
September 19, 2005.
Section 14:
All material representations and conmfitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public heating or
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 15:
This resolution shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 16:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 18th
day of October, 2005.
APPROVED AS TO FORM:
City Attorney
ATTEST:
PLANNING AND ZONING
Jasmine Tygre, Chair
ian, Deputy City Clerk