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Home My WebLink Aboutcoa.lu.ec.Baker Egan - City of Aspen Community Development Dept. CASE NUMBER 0059.2005.ASLU PARCEL ID NUMBER 2735-12-1-29-008 PROJECT ADDRESS 880 MEADOWS RD PLANNER JAMES LINDT CASE DESCRIPTION REMODEL & EXPANSION OF HEALTH CTR AND RELOCATION ( REPRESENTATIVE JIM CURTIS 920-1395 DATE OF FINAL ACTION 12/2/2005 CLOSED BY Denise Driscoll (::1 [)crmll:.; '~,rh,"~ , E.le ~ &ecord _ Fgrm R_ _ lab tleIo """~M ^^^^^^__m.,,_,__^_^_~_"m ,d ';1.1 ~~ ,sf). . ","-,', -'';1 \kJ .~J l!!OdUoHe\> . 1un<> 1 ;. ';i. ~ ];on<lliorn Main 1 AO!o<ingSloluo PeuniI Type Adtr8:$s Sub fe,"" I I AlchlEr,g I P<lfCO]s ~_ P<tIcCarmenl Cus10m fjeld, I F~ I Fee S""".... Permit # 0059.2lreASLU I AllaclJrnenl' 8cliom I A """"0 !:lOto.. ^ Oy S<.I>mitted pit.! aJATlS 921J.1395 r VUilIe OI'llhe web? Clock IAUI"'lg Dlll"[-o PeunilID: AoI>ied 10810112005 ..Jl Approved l=eel fml E......I0712712OO5 ..Jl ",..tor Permit I ~ Aouli'll Queue ladu p/ojedl ~ SlelUll I~ Oe'~ REMODEL HXl'ANSIDN OF HEALTH eTR AND RELOCATION OF MAlNTENCE SHOP r5 MEADO'uI LN . PEN CO 81611 La. Nome JAsPEN MEADO'uIS Phone I ~ fm Nome I ArpVCJJ Wi C8v&. Cv& 4G~ZO05 l/!zS/OS permit owners U~ - ,'-"'.... ...<"..... ","".f DEVELOPMENT ORDER of the City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.0 I O. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. ASDen Institute. 1000 N. Third Street. Aspen. CO 816 I I Property Owner's Name, Mailing Address and telephone number Resnick Health and Wellness Center. Lot IA. of the Aspen Meadows SPA Legal Description and Street Address of Subject Property SPA Amendment and Growth Management Review for an Essential Public Facilitv for 3.327 square foot expansion to the Resnick Health and Wellness Center Written Description of the Site Specific Plan and/or Attachment Describing Plan Citv Council Ordinance No. 46. Series of2005. Approved 11/28/05 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) December 11. 2005 Effective Date of Development Order (Same as date of publication of notice of approval.) December 12. 2008 Expiration Date of Development Order (The extension, reinstatement, exemption trom expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 11 th day of December, 2005, by the City of Aspen Community Devel~r. Chris Bendon, Community Development Director ... '". PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval ofa site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: Resnick Health and Wellness Center, Lot lA, Aspen Meadows SPA, by Ordinance of the Aspen City Council Numbered 46, Series 01'2005 on November 28, 2005. The Applicant received approval of an SPA amendment and a growth management review for an essential public facility to construct a 3,327 square foot expansion to the Resnick Health Center. For further information contact Chris Bendon, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen, Colorado (970) 920-5090. s/ City of Aspen Publish in The Aspen Times on December 11,2005 " ,,",-~.... ApfYov'Cc.) j II/~/O ~ . , " '" ORDINANCE NO. 46 (SERIES OF 2005) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A SPECIALLY PLANNED AREA AMENDMENT AND A GMQS REVIEW FOR AN ESSENTIAL PUBLIC FACILITY FOR A 3,327 SQUARE FOOT ADDITION TO THE RESNICK HEAL TH AND WELLNESS CENTER, LOT lA, ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO. Parcel/D: 2735-/2/-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, ofthe 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 2004, 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 Puhlic 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 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, 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 hearing on October 4, 2005, the Planning and Zoning Commission continued review of the proposal until October 18, 2005; and, WHEREAS, during a 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 Specillily Planned Area Amendment and GMQS Review for an Essentilli Public Facility to construct a 3,327 square foot expansion to the Resnick Hellith and Wellness Center on Lot IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, during a duly noticed public hearing on November 28, 2005, the Aspen City Council approved Ordinance No. 46, Series of 2005, by a five to zero (5-0) vote, approving 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 IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council 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 City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. '. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby approved the Specially Planned Area Amendment and GMQS Review for an Essential Public Facility to construct a 3,317 square foot expansion to the Resnick Health and Wellness center on Lot 1 A, of the Aspen Meadows SPA, subject to the conditions contained herein. Section 2: Buildin~ Permit Application The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: I. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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 direct! y 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. 2. 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. 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-IO 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 Stora2e 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 Miti2ation 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 shall 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 Lil!htinl! and Sil!nal!e 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: Landscapinl! 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 driplines 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 Intemational Building Code. Access to and into pool facilities shall meet ADA accessibility requirements. Section 12: Soil Stability 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 north westernmost 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: This Ordinance shall not affect 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 construed and concluded under such prior ordinances. Section 15: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. Section 16: A public hearing on the ordinance was held on the 28th day of November, 2005, in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14'h day of November, 2005. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved by a vote of five to zero (5-0), this 28th day of November, 2005. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk - - MEMORANDUM TO: Mayor Klanderud and City Council Chris Bendon, Community Development Director ~VVl James Lindt, Senior Planner GL--- THRU: FROM: RE: Second Reading of Ordinance No. 46, Series of 2005, Aspen Meadows Health Center- SPA Amendment and GMQS Review for an Essential Public Facility- Public Hearine DATE: November 28,2005 PROJECT: Aspen Meadows Health Center Expansion ApPLICANT: The Aspen Institute. ADDRESS: 880 Meadows Road. REQUEST: The Applicant is requesting a Specially Planned Area (SPA) Amendment and a GMQS Review for an Essential Public Facility to expand the existing Aspen Meadows Health Center by approximately 3,300 squ~re feet, using primarily allowable FAR that was approved in the past but not built. EXISTING ZONING: Academic with a Specially Planned Area (SPA) Overlay. LAND USE SPA Amendment and an amendment to existing GMQS REQUESTS: Review for an Essential Public Facility. STAFF Staff recommen~ City Council approve the attached RECOMMENDATION: ordinance upon reading, approving the proposed SPA amendment and GMQS review for an essential public facility . PLANNING AND The Planning and Zoning Commission approved Resolution ZONING COMMISSION No. 32, Series of 2005, recommending that City Council RECOMMENDATION: approve the requested SPA amendment and GMQS review for essential public facility with the conditions contained therein. BACKGROUND: In 1991, the Aspen Institute. the Music Associates of Aspen, and the Aspen Center for Physics applied for and received approval of a Specially Planned Area (SPA) to make improvements to the Aspen Meadows Campus and surrounding areas. The Aspen - """" , Meadows SPA provided a master plan for the area and also allowed for certain expansion potential within the SPA. The SPA approval (which has received several subsequent extensions of the vested rights) granted approval of an expansion to the existing Health Center (please see vicinity map that was attached as Exhibit "F" in the first reading packet for location) and allocated approximately I ,800 square feet of FAR that was never used. Additionally, as part of the recent review of the new conference center and meeting facility at the Aspen Meadows that gained City Council approval in December of 2004, an additional 1,500 square feet of approved but unbuilt FAR was allocated for use in the Health Center expansion. Therefore, the Applicant has requested an SPA amendment approval for the expansion of the Health Center by 3,327 square feet. In conjunction with this application, the Applicant submitted and received approval of an insubstantial SPA amendment from the Community Development Director to move the maintenance facility that currently exists adjacent to the health center to within a subgrade extension to the existing parking garage on the site. LAND USE REQUESTS: In order to construct the expansion to the existing Health Center, the Applicant requires the following land use actions: . SPA Amendment to the approved Aspen Meadows SPA. . GMQS Review for an Essential Public Facility. . Certificate of Appropriateness for Major HPC Development (Conceptual HPC has been granted pursuant to HPC Resolution No. 36, Series 01'2005, Resolution was attached as Exhibit "D" in first reading packet) REVIEW PROCEDURE: Pursuant to Land Use Code Section 26.440.090(8), Amendment to an SPA Development Order, City Council shall approve, approve with conditions, or deny the requested SPA amendment after considering recommendation from the Planning and Zoning Commission. Also, according to Land Use Code Section 26.470.040(D)(3), Growth Management Review for an Essential Public Facility, City Council shall approve, approve with conditions, or deny the requested growth management review for an essential public facility after considering a recommendation from the Planning and Zoning Commission. STAFF COMMENTS: SPA Amendment In reviewing the SPA amendment request to expand the Health Center by 3,327 square feet (1,800 SF + 1,500 SF +27 SF), Staff believes that all of the floor area to be added to the Health Center was already contemplated to be built within the SPA, just in a different form. As was eXplained in the background section of this memorandum, 1,800 square feet of the FAR proposed in this expansion was approved to be added to the Health Center as part of the original SPA approval in 1991. An additional 1,500 square feet of 2 1" ~_.~... '-.,.' FAR proposed for this expansion was originally approved to be utilized as part of a lodging building that was not build, but was reallocated for the future expansion of the Health Center as part of the 2004 approval to construct the new Conference Facility pursuant to Ordinance No. 45, Series of 2004 (attached as Exhibit "E" in the first reading packet). Finally, twenty-seven (27) square feet of FAR that was allowed, but unused in the development of the new Conference Facility is proposed to be allocated for the Health Club expansion. Staff believes that the impact of the expansion on parking and traffic demand was already contemplated since 1,800 square feet of the Health Center expansion was reviewed and approved in 1991, and the other 1,527 square feet of the expansion was to be constructed as lodging development in the 1991 approvals. Staff believes that using the 1,527 square feet of FAR that was originally dedicated for lodging and was reallocated for the Health Center actually reduces the impact of the development since lodging is typically a more auto intensive use than that of the proposed Health Center expansion, given that the Health Center is primarily used by people that are already at the campus for other reasons (staying at the lodge, attending a conference, etc.) and not as a destination facility in itself. The insubstantial SPA amendment that was submitted and approved by the Community Development Director in conjunction with this application yields a reduction by seven (7) parking spaces in the Aspen Meadows parking garage due to the relocation of the maintenance facility from the Health Center building to a sub grade extension of the parking garage. However, the Applicant received approval to add eight (8) formal parking spaces to the development between the existing tennis courts so that there is not a net loss in the amount of parking spaces within the development. GMOS Implications The Aspen Meadows Campus originally received a GMQS exemption for an essential public facility in conjunction with receiving SPA approval in 1991. The Applicant is requesting to amend the essential public facility allotments that were granted to the facility to allow for the 1,800 square feet of net leasable space that was approved to be added to the Health Center in a different site-specific design than was originally approved in 1991. The Applicant further would like an amendment to the original allotments to allow for the 1,500 square feet of net leasable space that was originally approved as lodging to be added to the Health Center as part of this development application. as was contemplated in the 2004 approvals to construct the Conference Center. In reviewing the request, typically it would be anticipated that an expansion of net leasable square footage would generate between 3.5 and 4.1 employees per 1,000 square feet of new net leasable square feet and the Applicant would be responsible for providing affordable housing mitigation for 60% of those employees generated. However, because 1,800 square feet of exempt net leasable square footage was approved for an addition to the Health Center in 1991 but not built and another 1,527 square feet was previously exempted from employee housing mitigation as part of the lodging development that was not built, Staff believes that there is not actually an increase in net leasable square footage as a result of the proposed 3 r'"". /.;.~... "., '. , application. Therefore, Stan' feels that there is no net employee generation for this development if the previous GMQS approvals are considered. Staff also feels that the Health Center expansion is consistent with the essential public facility designation that was provided to the campus in 1991 and reaffirmed in the 2004 Conference Facility approvals. REFERRAL AGENCY ISSUES: Upon review of the project, the Parks Department requested that the Applicant push the proposed northwest building addition that is to be used as a yoga studio and the new hot tub back from the edge of the slope so that the building footers and foundation are not visible from the public trail and public open space below the site to the west. In response to this request, the Applicant pulled the proposed hot tub (please see revised site plan dated September 19, 2005, which was attached as part of Exhibit "B" in the first reading packet) back from the edge of the slope so that the hillside will not be impacted and the Parks Department has indicated that they are satisfied with the revised placement of the hot tub. The Applicant has further indicated that the foundation of the northwest building addition as originally proposed in the application will not be exposed on the hillside because they are proposing to recess the foundation at the corner of the building addition so that the floor cantilevers past the foundation for the final five feet. As a result of the Parks Department's concerns about the building addition, the Applicant staked the location of the proposed building addition on the site and invited members of the Parks Department Staff and the Planning Staff to review the location. When on the site, it became apparent to Staff that the proposed foundation would be far enough from the edge of the slope so as not to be visible to the open space located to the west of the subject property. To reinforce that the foundation will be recessed at the corner of the northwest building addition, Staff has proposed a condition of approval requiring that the building foundation be constructed as proposed on the revised site plan dated September 19th. ADDITIONAL REFERRAL COMMENTS: The proposed application was referred to the City Engineering Department, Parks Department, Water Department, Electric Department, Environmental Health Department. Building Department, Aspen Consolidated Sanitation District, and Aspen Fire Protection District for comments on technical issues. The remainder of the comments (DRC Comments were attached as Exhibit "C" in the first reading packet) from the referral agencies have been incorporated into the proposed conditions of approval as appropriate. STAFF RECOMMENDATION: Staff believes that the proposed application meets the review standards for approving an SPA amendment pursuant to Land Use Code Section 26.440.090. Amendments to SPA Development Orders. Staff further believes that the proposal meets the review standards for approving a GMQS review for an essential public facility as was originally established in the 1991 development approvals for the Aspen Meadows. Staff recommends that City Council approve the attached ordinance upon first, approving the requested SPA amendment and GMQS review for an essential public facility. with the conditions contained therein. 4 ,..-......., '. j PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed the proposal and unanimously approved Resolution No. 32, Series of 2005, recommending that City Council approve the proposed land use requests with the conditions of approval contained therein. The Planning and Zoning Commission's resolution was attached as Exhibit "G" in the first reading packet and the meeting minutes will be attached as Exhibit "H". The Commission indicated that they believed the proposal satisfied the review standards and that the scale and design of the proposal are appropriate. CITY MANAGER'S COMMENTS: RECOMMENDED MOTION: (ALL MOTIONS ARE MADE IN THE AFFIRMA TIVE) "I move to approve Ordinance No.4lo, Series 01'2005, approving with conditions, an SPA amendment and GMQS review for an essential public facility to allow for an addition of 3,327 square feet to Aspen Meadows Health Center located at 880 Meadows Road, City and Townsite of Aspen." ATTACHMENTS: Exhibit A --Review Criteria and Staff Findings Exhibit B --Application and Revised Site Plan (attached in the first reading packet) Exhibit C --Referral Comments (attached in the first reading packet) Exhibit D --HPC Resolution No. 36, Series 01'2005 (attached in the first reading packet) Exhibit E --Ordinance No. 45, Series 01'2004 (attached in the first reading packet) Exhibit F --Vicinity Map (attached in the first reading packet) Exhibit G --Planning and Zoning Commission Resolution (attached in the first reading packet) Exhibit H -Planning and Zoning Commission Minutes 5 ORDINANCE NO. 46 (SERIES OF 2005) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING 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 WELL NESS CENTER, LOT lA, ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO. Parcel ID: 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 2004, 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 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, 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 hearing on October 4, 2005, the Planning and Zoning Commission continued review of the proposal until October 18, 2005; and, WHEREAS, during a 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 1A of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, during a duly noticed public hearing on November 28, 2005. the Aspen City Council approved Ordinance No. 4b, Series of 2005, by a _ to _ (_- _) vote. approving 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 IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and. WHEREAS, the City Council 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 City Council tinds that this Ordinance furthers and is necessary tor the promotion of public health, safety, and welfare. .-,","- NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section I: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby approved 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: Buildinl! Permit Application The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: 1. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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 lin~s and shall be located away from the steep slopes abutting the building subject to this application. 2. 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. 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-10 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 Storal!:e 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 Mitil!:ation 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 up sizing 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 shall 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 Lil!htinl! and Sil!nal!e 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: Landscapinl! 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 Stability 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 northwestemmost corner 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: This Ordinance shall not affect 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 construed and concluded under such prior ordinances. Section 15: If any section, subsection. sentence, clause, phrase, or portion of this Ordinance 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 Section 16: A public hearing on the ordinance was held on the 28th day of November, 2005, in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council ofthe City of Aspen on the 14'h day of November, 2005. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved by a vote of _ to _ L-....J, this 28th day of November, 2004. Helen Kalin Klanderud. Mayor Attest: Kathryn S. Koch, City Clerk "~.. ,,, ./ Exhibit A Review Criteria & Staff Findings SPA Amendment. The Planning and Zoning Commission and City Council may approve an amendment to an approved SPA if the proposal meets the following review standards: 1. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Findinl!: Staff believes that the proposed amendment enhances the mix of development in the immediate vicinity. The design of the proposed additions to the Health Center building have received conceptual HPC approvaL Additionally, Staff feels that the proposal is consistent with the intent of the original SPA and the expansion to the Health Center that was approved but not built in 1991. Staff finds this criterion to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Findiol!: The proposed amendment will not impact the ability of the existing public facilities or roads to serve the Health Center facility. Staff finds this criterion not to be applicable to this application. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mud flow, rock falls, avalanche dangers andflood hazards. Staff Findiol!: The building already exists and the Applicants are proposing the additions to the building on the flattest portion of the site. Staff does not believe that the site subject to the expansion is susceptible to mud flow, rock falls, avalanche dangers, or flood hazards. Staff finds this criterion not to be applicable to this application. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and !iimilar amenities for the users of the project and the public at large. Staff Fiodinl!: The proposed amendment will not impact view planes or have an environmental impact on open space or trails. Staff does feel that the proposed development employs good land 6 '" '-,/ planning techniques in that the proposed additions are somewhat out of site from the historic front fayade of the building which faces the courtyard of the Meadows campus. Also, the additions are proposed in scale with the remainder of the building so as not to obstruct any significant view planes. Staff finds this criterion to be met. 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. Staff Findine:: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand recreational opportunities' in the community and provides for a historically sensitive design that was conceptually accepted and recognized by the Historic Preservation Commission as a positive addition to the overall Aspen Meadows Campus. Staff finds this criterion to be met. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood. Staff Findine:: The project does not require the expenditure of public funds or proVISIOn of public facilities. Staff finds this criterion not to be applicable to this application. 7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.445.040(B)(2). Staff Findine:: The Applicant is not proposing any development on slopes of greater than 20%. Additionally, the density and allowable FAR for the property was already established for the entire Specially Planned Area and the Applicant is only utilizing allowable FAR that was approved for other uses. Staff finds this criterion not to be applicable to this application. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Findine:: The Applicant has concurrently applied for a GMQS Review for an essential public facility to amend the original essential public facility status that was provided to the property. Staff finds this criterion to be met as long as the associated growth management application obtains approval. 7 /.,.......... "" ..." Exhibit A Review Criteria & Staff Findings GMQS Review for an Essential Public Facility. The Planning and Zoning Commission and City Council may approve a GMQS review for an essential public facility if the proposal meets the following review standards: a) The Community Development Director has determined the primary use and/or structure to be an Essential Public Facility. (See definition.) Accessory uses may also be part of an Essential Public Facility project. Staff Findinl!: As part of the 1991 approvals for the Aspen Meadows SPA, City Council made a determination that the campus and all of the uses incorporated within the campus constituted an essential public facility. The 1991 approvals allowed for an expansion of the Health Center as is currently being proposed. That being the case, Staff feels that the proposal to expand the Health Center is consistent with the development's designation as an essential public facility. Staff finds this criterion to be met. b) Sufficient growth management allotments are available to accommodate the uses, pursuant to Section 26.470. 030. C, Development Ceiling Levels and Section 26.470. 03 O. D, Annual Development Allotments. Staff Findinl!: There are sufficient development allotments available for the proposed expansion of 3,327 square feet of net leasable space. The allotment ceiling of 28,000 square feet of new net leasable space has not been reached for this year. Staff finds this criterion to be met. c) The proposed development is consistent with the Aspen Area Community Plan. Staff Findinl!: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand the recreational opportunities that are available to the community while retrofitting a valuable historic resource to make it more functional for its existing and intended use. Staff finds this criterion to be met. d) A sufficient percentage of the employees expected to be generated by the project are mitigated through the provision of affordable housing or cash-in-lieu thereof in a manner acceptable to the City Council. The Employee Generation Rates may be used as a guideline but each operation shall be analyzed for its unique employee needs. The City Council may waive, or partially waive, affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. 8 " , ~ Staff Findinl!:: As was discussed in the staff memorandum, all of the net leasable space proposed for this expansion was previously exempted from employee housing mitigation as part of other development plans that were approved but never constructed within the Aspen Meadows development. Staff feels that the proposal does not warrant affordable housing mitigation given the prior approvals that are in place for the net leasable square footage to be used. Staff finds this criterion to be met. e) Free-Market residential floor area on the parcel is accompanied by affordable housing units or mitigation pursuant to 26.470.040.C.6, unless otherwise restricted in the zone district. The City Council may waive, partially waive, or establish a different limitation as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. Staff Findinl!:: The Applicant is not proposing the addition of free-market residential floor area as part of this proposal. Staff finds this criterion not to be applicable. 1) The project represents minimal additional demand on public infrastructure or such additional demand is mitigated through improvements proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking, and road and transit services. Staff Findinl!:: Staff does not believe that the proposed amendment will place considerable additional demand on public infrastructure or necessitate additional public improvements. The applicable referral agencies have reviewed the proposed amendment and have indicated that sufficient public infrastructure exists to accommodate the proposed development. StafI finds this criterion to be met. 9 ASPEN PLA~ING & ZONING COMMISSI~ MEETg~AF~ ^ 'J d/ Minutes October 18.2005 Ex/;( \ VJ {r rJf' Jasmine Tygre opened the regular meeting of the Aspen Planning & Zoning Meeting at 4:30 p.m. in the Sister Cities meeting room. Commission members Steve Skadron, Brian Speck, John Rowland, Dylan Johns, Ruth Kruger and Jasmine Tygre were present. Brandon Marion was excused. Staff in attendan~ were Stephen Kanipe, Chris Bendon, James Lindt, Jennifer Phelan, Ben Gagnon, Community Development; Kathy Strickland, Chief Deputy City Clerk. COMMENTS Stephen Kanipe provided an overview of accessibility in building codes and how the American Disabilities Act applies to Community Development. Joyce Allgaier asked for an extra meeting on November 22nd Allgaier noted the Given Institute requested a presentation on the expansion to P&Z, HPC and City Council even though they are under the auspice of the University of Colorado and the City of Aspen doesn't have jurisdiction to oversee their land use request or grant approvals. This meeting would be tentatively scheduled at the Given Institute on November 16th at 5pm to present their ideas and concepts; Harry Teague was the architect on their team. MINUTES MOTION: Ruth Kruger moved to approve the minutes of September 2rJh with the change by Steve Skadron to add to the minutes Skadron's objection to the Aspen Club proposal; seconded by Brian Speck. All in favor APPROVED 6-0. DECLARATION OF CONFLICTS OF INTEREST None stated. CONTINUED PUBLIC HEARING: MEADOWS SPA AMENDMENT FOR HEALTH CENTER EXPANSION Jasmine Tygre opened the continued public hearing from October 4th for the Meadows SPA Amendment. Notice was provided on October 4th. James Lindt stated the application included an amendment to the Aspen Meadows SP A as well as a Growth Management Review for an essential public facility to do an approximately 3300 square foot addition to the Meadows Health Center; P&Z shall be the recommending body to City Council on the land use requests associated with this application. Lindt commented that the Master Plan for development for the Meadows SPA was approved in 1991, which approved reconstruction of60 lodge units and 50 new 1 ASPEN PLAQING & ZONING COMMISS~ MEETING Minutes October 18. 2005 lodge units. It also approved the renovation of the existing restaurant as well as an 1800 square foot expansion to the health center at that point in time; most of those 0 approvals were constructed with the exception of the health center expansion and one lodge building of about 13,000 square feet. Lindt said the FAR from that :::::c 13,000 square foot lodge was reallocated for the construction of the conference )> center currently being built on the site; there was an additional amount of square '"T1 footage allocated to the health center at that time now equaling 3300 square feet, ..... which was subject to the SPA Amendment for design and site review. Lindt stated that it was a partial interior remodel to the health center; the existing maintenance facility will be relocated to an underground extension to the parking garage. Lindt stated there would be an extension to the rear of the health center building for a Pilates/Yoga studio, an indoor/outdoor Jacuzzi area and a new leisure pool. HPC reviewed the application and found the design to be consistent to the character of the building and approved the conceptual design of the building. The expansion was one story in height, lower than the existing gym portion of the building. Lindt stated the Growth Management implications were accounted for in the previous approvals; waivers were given to employee housing mitigation in 1991 SPA and staff believes that no mitigation be warranted for this application. Lindt said Parks stated concern for the footers being seen from the open space to the west so there was a revised site plan as part of exhibit B in the packet with the floor cantilevered over the foundation, which was pulled back. The Parks Department approved this revised plan. Staff believed that the review standards have been met for an SPA Amendment and recommend approval with the conditions in the proposed Resolution. Jim Curtis, represented the Institute, introduced Olivia Emory from A-4 Architects. Curtis stated that there was a tree lined entry on Meadows Road, which was an improvement to the entrance of the complex. Curtis said the Institute broke ground in September for the new conference meeting hall facility; that will be the last major new construction on the campus with a completion date of December 2006. Curtis reiterated the 1991 SPA approval for the Master Plan without changes to the facades of the buildings and the additions were to the backsides of the buildings. Curtis stated the resolution as prepared was fine with the applicant. Ruth Kruger asked about the maintenance moving to the parking garage. Lindt replied maintenance was moving to the parking garage extension, which was completely underground. Kruger asked ifthere was going to be a loss of parking. Lindt answered there would not be a loss of parking within the Meadows SPA 2 ASPEN PLA~ING & ZONING COMMISS~ MEETING Minutes October 18, 2005 because the applicants were proposing to loose 7 spaces in the garage but between the two tennis courts there would be 8 spaces. Lindt noted there was a net increase of one space. Dylan Johns asked if the model shows the new configuration as far as the replacement and expansion of where the maintenance area was located. Olivia Emory responded the area where maintenance was now located would become health club. Steve Skadron asked if the new maintenance would be placed where the construction that was currently going on. Curtis replied yes, under that area; the dirt was stockpiled on site for the backfill for the new conference facility. Skadron asked what made this site historic. Lindt replied that it was designated historic with Herbert Bayer and Bahaus Architecture. Allgaier stated that the landscape was also considered important. Skadron asked if the new architecture mimicked the old or carry forward the Bahaus Design. Emory responded that it was intentionally different so it was not confused with the original, which was what HPC approved; each piece of architecture could be read as of its own time, it was sympathetic and similar to the underlying architecture. Skadron asked if the new addition carried the historic designation. Lindt replied that the new additions did as well. Skadron said that his goal was preserving the parcel and wanted to make sure that the underlying zoning (Academic) had some restrictions that prevented unfettered development in the future. Tygre stated that the 1991 Master Plan process was lengthy with part of the goal was to preserve the rights of the Institute to continue to function; over the years their goal was to have conference facilities for their participants and the health club, which was an integral part of the original SPA. No public comments. MOTION: Steve Skadron moved to approve Resolution #32, series of2005, recommending that City Council approve with conditions, an SPA amendment and GMQS review for an essential public facility to allow for an addition of 3,327 square feet to Aspen Meadows Health Center located at 880 Meadows Road, City and townsite of Aspen; seconded by Brian Speck. Roll call vote: Johns, yes; Speck, yes; Rowland, yes; Kruger, yes; Skadron, yes; Tygre, yes; approved 6-0. C AI )> .." -I 3 ASPEN PLAQING & ZONING COMMISS~ MEETING Minutes October 18.2005 PUBLIC HEARING: 943 SOUTH MILL STREET 8040 GREENLINE REVIEW AND SPECIAL REVIEW FOR ATTACHED ADU Jasmine Tygre opened the public hearing for 943 South Mill. Ben Gagnon provided the proof of notice and mailing. Gagnon stated the 8040 Greenline review was fairly simple because 9 of the II criteria were approved in 2002 in the original PUD; there were only 2 criteria left to be reviewed. The first was that the proposal does not have an adverse affect on the sir quality of the city. The commission adjourned into the discussion of the Information Item: LONG RANGE PLANNING UPDATE Jackie Lothian, Deputy City Clerk 4 ,""'-, f"", U1S ~v1/0~f-J q I- /11+'6/05 C 0L\I/1() I 11& .. ,"", '. .# ORDINANCE NO. 46 (SERIES OF 2005) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING 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 lA, ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO. ParcelID: 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 Hemth and WeJlness 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 approvm in 1991 for an 1,800 square foot addition to the Health Center that was never constructed; and, WHEREAS, Ordinance No. 45, Series of 2004, 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 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, 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 hearing on October 4, 2005, the Planning and Zoning Commission continued review of the proposal until October 18, 2005; and, WHEREAS, during a 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 PIllimed Area Amendment llild GMQS Review for an Essential Public Facility to construct a 3,327 square foot expansion to the Resnick Health and Wellness Center on Lot IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, during a duly noticed public hearing on November 28, 2005, the Aspen City Council approved Ordinance No. _' Series of 2005, by a _ to _ L- ~ vote, approving 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 1A of the Aspen Meadows SPA, City llild Townsite of Aspen; and, WHEREAS, the Aspen City Council has reviewed llild considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed llild considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, llild has taken and considered public comment at a public hearing; and, WHEREAS, the City Council 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 PIllil; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, llild welfare. - ,,~ /, ", '" NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby approved 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: Buildine Permit Application The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: I. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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 plalmed in a manner that will not require trenching under existing trees or under proposed landscaping. The utility plan shllil also indicate only one water tap to the main water line per building. b. The landscaping plan to be submitted to the Historic Preservation Commission for final review alld then as part of the building permit application shall include a detailed tree protection plan as described in Condition No. 14 below. c. 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 lin~s and shall be located away from the steep slopes abutting the building subject to this application. 2. 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 plall 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 dili 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. 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-IO 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 Storal!e and Removal The building pemtit application shall contain a snow storage plan identifYing sufficient snow storage around the addition to the Health Center. Section 5: Fire Mitil!ation 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: 'Vater 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 shall 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 Lil!:htinl!: and Sil!:nal!:e 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: Landscapinl!: 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 COlllinencement 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 Stability 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 northwestemmost 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: This Ordinance shall not affect 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 sanle shall be construed and concluded under such prior ordinances. Section IS: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or ll11constitutional in a court of competent jurisdiction, such portion shall be deemed a sepm'ate, distinct mld independent provision and shall not affect the validity of the remaining portions thereof. Section 16: A public hearing on the ordinance was held on the 28th day of November, 2005, in the City C0ll11cil Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 14th day of November, 2005. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved by a vote of ~ to ~ L-.-J, this 28th day of November, 2004. Helen Kalin Klanderud. Mayor Attest: Kathryn S. Koch, City Clerk .- ~ From: jim curtis <jcurtis@sopris.net> To: James Lindt <jamesl@cLaspen.co.us> Date: Wednesday, November 16, 2005 8:57 Subject: Health Center--City Council 2nd Reading--Mon., Nov. 28 ~, ..."j Wed, Nov 16, 2005 8:57 I'm out of town for Thanksgiving & will miss the Council meeting, but Amy Margerum & Olivia Emery will be there with presentation & ready to go. I fly out Tues. 22 & return Tues. 29. If you need anything contact Olivia at oemery@a4arc.com or 963-6760. I've reviewed the draft resolution with Olivia & I would be surprised if there are any problems. If by chance you need to contact me, cell is 970-319-0442. Attached is Public Notice affidavit. Thanks for all your help & have a good Thanksgiving next week. Thanks. Page 1 of 1 . o AFFIDAVIT OF PUBliC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: @f!JO ~ .~ ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: j}?\t'6vv1 ~ ~ ,200 . STATE OF COLORADO ) ) SS. County of Pitkiu ) I, ~H\ Cu r {V? (name, please print) .eeiflg 6r representing an Applicant to the City of Aspen, Colorado, hereby personmly certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ~blication of notice: By the publication in thelegal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. ~ostingofnotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed ofletters not less than one inch in height. Said notice was posted in a conspicuous place on the subject property at least fift~ (15) d'!X~ prior t~ t~e public hearing and was continuously visible from the ~ day of r t:r\6'~ P-'<(' ,200;;7 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. / Mailing of notice. By the mailing of a notice Obtained from the Cornmunity Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date ofthe public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) ..-.. ~ '"""' ~M;'~ \~ .", j PUBIIC NOTICE RE: ASPIiN MEADOWS SPECIAlLY PLANNED AREA AMENDMENT AND GMQS REVIEW FOR AN ESSENTIAL PUBIIC FACHlTY, ASPEN INSlITUTE HEALTH CENTER NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, November 28, 2005 at a meeting to begin at 5:00p.m. befcretheAspm City Council, Council ChaniJers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen Institute, 1000 N. Third Street, Aspen, CO 81611, reqrestingapproval of a Specially Planned Area (SPA) amen:lment and a GM QSreview for an essential public facility to allow for the construction of an explllSion to the existing Aspen Institute Health Center. The property subject to the application is commonly known as the Resnick Health and Wellness Center and is legally described as Lot IA of the Aspen Meadows Subdivision/SPA. For further information, contact James Lindt at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2763, jamesl@ci.ffipen.co.us. Ap,plicant: Aspen Institute, 1000N. ThiId Street, Aspen, CO 81611 s/Helen Kalin Klanderud. Mayor Aspen City Council Published in the Aspen Times on November 13,2005 ----------------------------------------------------------------- ----------------------------------------------------------------- City of Aspen Account 630 MEADOWS COLORADO TRUST CIO GOULD & RATNER/JXC 222 N LASALLE ST SUITE 800 CHICAGO, IL 60601 ASPEN INSTITUTE INC 1000 N THIRD ST ASPEN. CO 81611 CAMALOTTA ENTERPRISES LTD DUNCAN CIO 675 MEADOW RD ASPEN. CO 81611 COVENTRY JANE C/O LA SALLE JOHN D 675 MEADOWS RD ASPEN, CO 81611 ESTRIN CARRICO FAMILY TRUST 101 FIRST ST #508 LOS ALTOS. CA 94022 FORD MERRILL M & FREDERICK C III 51 MEADOWS TRUSTEE RD #51 ASPEN, CO 81611 GORSUCH JEFFREY S 48.935% INT 707 W NORTH ST ASPEN. CO 81611 HOFFMAN LARRY J & DEBORAH 1221 BRICKELL AVE MIAMI. FL 33131 IBH PROPERTY TRUST HARRIS IRVING B TRUSTEE 191 N WACKER DR #1500 CHICAGO.IL 60606-1899 LPRP RIVER LLC 50% LPRP MILL LLC 50% 201 N MILL ST #203 ASPEN. CO 81611 ,-., "'" 817W NORTH LLC CIO GARY A WRIGHT 715 W MAIN ST ASPEN, CO 81611 BAIRD STEPHEN W & SUSAN MERRITT TRUSTEES . 120 S LASALLE ST CHICAGO, IL 60603 CITY OF ASPEN 130 S GALENA ST ASPEN. CO 81611 DIGIGLlA LE RAY DIGIGLlA JOHN WILLIAM PO BOX 4305 ASPEN, CO 81612 FELDER RICHARD B & DEBORAH S 11498 E CAROL WAY SCOTTSDALE. AZ 85259-2620 GANTZEL JOAN & STEEN 705 MEADOWS RD ASPEN, CO 81611 HANSEN SALLY PO BOX 9343 ASPEN, CO 81612 HOLLENBECK FAMILY 50% CIO KATHY SHIELDS WIDLUND 5256 E MINERAL CR CENTENNIAL, CO 80122 KENROSS LUX S A C/O HANK HOLT 3765 CHAMPION BLVD WINSTON-SALEM, NC 27115 MAROUSEE CHARLES B PO DRAWER X BOCA RATON, FL 33429 -, '- / ASPEN CENTER FOR PHYSICS 700 E GILLESPIE ASPEN, CO 81611 BJS FAMILY TRUST 155 FIFTH ANITA DR LOS ANGELES. CA 90049 COLGATE S A & R W TRST 422 ESTANTE LOS ALAMOS. NM 87544 DUNCAN DAVID C/O LA SALLE JOHN D 675 MEADOWS RD ASPEN. CO 81611 FERGUSON JAMES & ESTHER PO BOX 1457 CHARLESTON. SC 29402 GOLDRICH REV TRUST MELINDA 825 W NORTH ST ASPEN. CO 81611-1173 HARRIS ROBERTA H 6 LONGFELLOW PARK CAMBRIDGE, MA 02138 HOLMES ROBERT & AUDREY 45 BERMUDA RD WESTPORT. CT 00880 LAMM RICHARD D 1700 LINCOLN ST #4000 DENVER. CO 80203 MILE HIGH HOLDING CO 1991 E ALAMEDA AVE #9 DENVER, CO 80209 -,,--~--..........,.~, MORRIS JOHN S JR PO BOX 8991 ASPEN. CO 81612 REED PRESLEY 0 & PATRICIA 999 8TH ST BOULDER, CO 80302 SHIELDS ARLENE M ESTATE OF 23% CIO KATHY SHIELDS WIDLUND 7203 S HARRISON WAY LITTLETON. CO 80122 VESTAMERICA INC 3102 N OAKLAND ZION RD FAYETTEVILLE.AR 72703 WESTVIEW HOLDINGS LLC C/O ASSESSMENT TECHNOLOGIES 111 SOLEDAD ST STE 1100 SAN ANTONIO, TX 78205 - ...... MUSIC ASSOCIATES OF ASPEN INC 2 MUSIC SCHOOL RD ASPEN, CO 81611-8500 SARPA JOHN G & JAN JONES SARPA 71 MEADOWS #7 ASPEN. CO 81611 SHIELDS ROBERT L 13.5% INT 5750 OAK CREEK LN LITTLETON, CO 80121 WALDECK VIVIAN G 915 W NORTH ST ASPEN. CO 81611-1171 WESTVIEW HOLDINGS LLC PO BOX 460567 SAN ANTONIO, TX 78266 ~ ......."" PITKIN COUNTY 530 E MAIN ST STE 302 ASPEN. CO 81611 SHERMAN HARRIS D 370 17TH ST STE 4500 DENVER, CO 80202-5647 SMITH VICTORIA LEA 1160 PARK AVE NEW YORK. NY 10128 WELLS JANE I & JONATHAN R 721 W NORTH ST ASPEN. CO 81611 WING KAREN J PO BOX 3303 SPRING, TX 77383 r ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: M~o~ /-I't!.q,//lAu~co SCHEDULED PUBLIC HEARING DATE: J ~/zjfIQ5 ,200_ STATE OF COLORADO ) ) ss. County of Pjtkin ) I, '-..::.J Ot lM.\P <; 1-;- vel t (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Xpublication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. ~ _ Posting of notice: By posting of notice, which form was obtained frol" the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed ofletters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the _ day of ,200_, to and including the date and time ofthe public hearing. A photo graph of the posted notice (sign) is attached hereto. _ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal g'Wernment, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subje~t to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) 1 i I I Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. fi!:._o 4 ._~ elf nature )-K:. The 1'?:fgoing "Affidavit of Notice" was acknowledlied befo~ this ~ day of V"IQ'V ,2002,by~ N~ WITNESS MY HAND AND OFFICIAL SEAL PUBUC NOTICE RE' ASPEN MEADr5 SPECIALLY pLANNED ARfA AMENDMENT D GMQS REVIEW FOR AN ESSENTIAL PLlBUC CJUTY, ASPEN lNSTITlJTE HEALTH CENTER NOTICE 15 HEREBY [YEN that a public hearing will be held on Monday, November 28, 2005 at a meeting to begIn at 5:00 p.m. bel?re the Aspe~ City Council, Council Chambers, CIty .Hal~, 130 S. Galena5t.,Aspen,toCOn$lderanapphcatlOns~b- "tted by the Aspen Institute, 1000 N. ThIrd ~~eet, Aspen, CO 81611. requesting approval 01 a Specially Planned Area (SPA) amendm~nt and a GMQS review lor an essential publlc fa~dlty to al- low for the construction 01 an expansIon to the exiStingAspenlnstituteHealthCenl~r. The prop-- ert sublect to the application IS commonly kn~wn as the Resnick Health and Wellness Center and is legally described as Lot IA of th~ Aspen Meadows Subdivision/SPA For lur~her mforma- tion contact James Lindt at the CIty of Aspen Corr:munity Development Department. 130 S..Ga- lena St., Aspen, CO, (970)429-2763, jamesl@cl.as- pen.co.uS. Applicant: Aspen Institute, 1000 N. Third Street, Aspen,C081611 s/HelenKalinKlanderud,Mayor Aspen City Council ~~~ished In the As~~ T;m" 00 No"em",' 13, City 01 Aspef1 Account , (3214) , My commission expi ~ Notary Public ~ ' ATTACHMENTS: COPYOFTHEPUBLICATION tPH OF THE POSTED NOTICE (SIGN) ill GOVERNMENTAL AGENCIES NOTICED BY MAIL mho MEMORANDUM FROM: Mayor Klanderud and City Council Chris Bendon, Community Development Director ~ James Lindt, Senior Planner-(fL-- First Reading of Ordinance No.'II" Series of 2005, Aspen Meadows Health Center- SPA Amendment and GMQS Review for an Essential Public Facility TO: THRU: RE: DATE: November 14,2005 PROJECT: Aspen Meadows Health Center Expansion ApPLICANT: The Aspen Institute. ADDRESS: 880 Meadows Road. REQUEST: The Applicant is requesting a Specially Planned Area (SPA) Amendment and a GMQS Review for an Essential Public Facility to expand the existing Aspen Meadows Health Center by approximately 3,300 square feet, using primarily allowable FAR that was approved in the past but not built. EXISTING ZONING: Academic with a Specially Planned Area (SPA) Overlay. LAND USE SPA Amendment and an amendment to existing GMQS REQlIESTS: Review for an Essential Public Facility. STAFF Staff recommends that City Council approve the attached RECOMMENDATION: ordinance upon first reading, approving the proposed SPA amendment and GMQS review for an essential public facilitv . PLANNING AND The Planning and Zoning Commission approved Resolution ZONING COMMISSION No. 32, Series of 2005, recommending that City Council RECOMMENDATION: approve the requested SPA amendment and GMQS review for essential public facility with the conditions contained therein. BACKGROllND: In 1991, the Aspen Institute, the Music Associates of Aspen, and the Aspen Center for Physics applied for and received approval of a Specially Planned Area (SPA) to make improvements to the Aspen Mcadows Campus and surrounding areas. The Aspen Meadows SPA provided a master plan for the area and also allowed for certain expansion potential within the SPA. The SPA approval (which has received several subsequent extensions of the vested rights) granted approval of an expansion to the existing Health Center (please see vicinity map attached as Exhibit "F" for location) and allocated approximately I ,800 square feet of FAR that was never used. Additionally, as part of the recent review of the new conference center and meeting facility at the Aspen Meadows that gained City Council approval in December of 2004, an additional 1,500 square feet of approved but unbuilt FAR was allocated for use in the Health Center expansion. Therefore, the Applicant has requested an SPA amendment approval for the expansion of the Health Center by 3,327 square feet. In conjunction with this application, the Applicant submitted and received approval of an insubstantial SPA amendment from the Community Development Director to move the maintenance facility that currently exists adjacent to the health center to within a subgrade extension to the existing parking garage on the site. LAND USE REQUESTS: In order to construct the expansion to the existing Health Center, the Applicant requires the following land use actions: . SPA Amendment to the approved Aspen Meadows SPA. . GMQS Review for an Essential Public Facility. . Certificate of Appropriateness for Major HPC Development (Conceptual HPC has been granted pursuant to HPC Resolution No. 36, Series of 2005, Resolution attached as Exhibit "D") REVIEW PROCEDURE: Pursuant to Land Use Code Section 26.440.090(B), Amendment to an SPA Development Order, City Council shall approve, approve with conditions, or deny the requested SPA amendment after considering recommendation from the Planning and Zoning Commission. Also, according to Land Use Code Section 26.470.040(D)(3), Growth Management Review for an Essential Public Facility, City Council shall approve, approve with conditions, or deny the requested growth management review for an essential public facility after considering a recommendation from the Planning and Zoning Commission. STAFF COMMENTS: SPA Amendment In reviewing the SPA amendment request to expand the Health Center by 3,327 square feet (1.800 SF + 1,500 SF +27 SF), Staff believes that all of the floor area to be added to the Health Center was already contemplated to be built within the SPA, just in a different form. As was explained in the background section of this memorandum, 1.800 square feet of the FAR proposed in this expansion was approved to be added to the Health Center as part of the original SPA approval in 1991. An additional 1,500 square feet of FAR proposed for this expansion was originally approved to be utilized as part of a 2 lodging building that was not built, but was reallocated for the future expansion of the Health Center as part of the 2004 approval to construct the new Conference Facility pursuant to Ordinance No. 45, Series of 2004 (attached as Exhibit "E"). Finally, twenty- seven (27) square feet of FAR that was allowed, but unused in the development of the new Conference Facility is proposed to be allocated for the Health Club expansion. Staff believes that the impact of the expansion on parking and traffic demand was already contemplated since 1,800 square feet of the Health Center expansion was reviewed and approved in 1991, and the other 1,527 square feet of the expansion was to be constructed as lodging development in the 1991 approvals. Staff believes that using the 1,527 square feet of,FAR that was originally dedicated for lodging and was reallocated for the Health Center actually reduces the impact of the development since lodging is typically a more auto intensive use than that of the proposed Health Center expansion, given that the Health Center is primarily used by people that are already at the campus for other reasons (staying at the lodge, attending a conference, etc.) and not as a destination facility in itself. The insubstantial SPA amendment that was submitted and approved by the Community Development Director in conjunction with this application yields a reduction by seven (7) parking spaces in the Aspen Meadows parking garage due to the relocation of the maintenance facility from the Health Center building to a subgrade extension of the parking garage. However, the Applicant received approval to add eight (8) formal parking spaces to the development between the existing tennis courts so that there is not a net loss in the amount of parking spaces within the development. GMQS Implications The Aspen Meadows Campus originally received a GMQS exemption for an essential public facility in conjunction with receiving SPA approval in 1991. The Applicant is requesting to amend the essential public facility allotments that were granted to the facility to allow for the 1,800 square feet of net leasable space that was approved to be added to the Health Center in a different site-specific design than was originally approved in 1991. The Applicant further would like an amendment to the original allotments to allow for the 1,500 square feet of net leasable space that was originally approved as lodging to be added to the Health Center as part of this development application, as was contemplated in the 2004 approvals to construct the Conference Center. In reviewing the request, typically it would be anticipated that an expansion of net leasable square footage would generate between 3.5 and 4.1 employees per 1,000 square feet of new net leasable square feet and the Applicant would be responsible for providing affordable housing mitigation for 60% of those employees generated. However. because 1.800 square feet of exempt net leasable square footage was approved for an addition to the Health Center in 1991 but not built and another 1,527 square feet was previously exempted from employee housing mitigation as part of the lodging development that was not built, Staff believes that there is not actually an increase in net leasable square footage as a result of the proposed application. Therefore, Staff feels that there is no net employee generation for this development if the previous GMQS approvals are considered. Staff also feels that the Health 3 _.,~ '.-..., Center expansion is consistent with the essential public facility designation that was provided to the campus in 1991 and reaffirmed in the 2004 Conference Facility approvals. REFERRAL AGENCY ISSUES: Upon review of the project, the Parks Department requested that the Applicant push the proposed northwest building addition that is to be used as a yoga studio and the new hot tub back from the edge of the slope so that the building footers and foundation are not visible from the public trail and public open space below the site to the west. In response to this request, the Applicant pulled the proposed hot tub (please see revised site plan dated September 19, 2005, which is attached as part of Exhibit "B") back from the edge of the slope so that the hillside will not be impacted and the Parks Department has indicated that they are satisfied with the revised placement of the hot tub. The Applicant has further indicated that the foundation ofthe northwest building addition as originally proposed in the application will not be exposed on the hillside because they are proposing to recess the foundation at the corner of the building addition so that the Hoor cantilevers past the foundation for the final five feet. As a result of the Parks Department's concerns about the building addition. the Applicant staked the location of the proposed building addition on the site and invited members of the Parks Department Staff and the Planning Staff to review the location. When on the site, it became apparent to StafI that the proposed foundation would be far enough from the edge of the slope so as not to be visible to the open space located to the west of the subject property. To reinforce that the foundation will be recessed at the corner of the northwest building addition, Staff has proposed a condition of approval requiring that the building foundation be constructed as proposed on the revised site plan dated September 19th. ADDITIONAL REFERRAL COMMENTS: The proposed application was referred to the City Engineering Department. Parks Department. Water Department, Electric Department, Environmental Health Department, Building Department, Aspen Consolidated Sanitation District, and Aspen Fire Protection District for comments on technical issues. The remainder of the comments (DRC Comments are attached as Exhibit "C") from the referral agencies have been incorporated into the proposed conditions of approval as appropriate. STAFF RECOMMENDATION: Staff believes that the proposed application meets the review standards for approving an SPA amendment pursuant to Land Use Code Section 26.440.090, Amendments to SPA Development Orders. Staff further believes that the proposal meets the review standards for approving a GMQS review for an essential public facility as was originally established in the 1991 development approvals for the Aspen Meadows. Staff recommends that City Council approve the attached ordinance upon first, approving the requested SPA amendment and GMQS review for an essential public facility, with the conditions contained therein. 4 PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed the proposal and unanimously approved Resolution No. 32, Series of 2005, recommending that City Council approve the proposed land use requests with the conditions of approval contained therein. The Planning and Zoning Commission's resolution is attached as Exhibit "G" and the meeting minutes will be attached in Council's packet for second reading. The Commission indicated that they believed the proposal satisfied the review standards and that the scale and design of the proposal are appropr' te. CITY MANAGER'S COMMENTS: '(..v,> ~ RECOMMENDED MOTION: (ALL MOTIONS ARE MADE IN THE AFFIRMATIVE) "I move to approve upon first reading, Ordinance No.U Series of 2005, approving with conditions, an SPA amendment and GMQS review for an essential public facility to allow for an addition of 3,327 square feet to Aspen Meadows Health Center located at 880 Meadows Road, City and Townsite of Aspen." ATTACHMENTS: Exhibit A --Review Criteria and Staff Findings Exhibit B --Application and Revised Site Plan Exhibit C --Referral Comments Exhibit D --HPC Resolution No. 36, Series 01'2005 Exhibit E --Ordinance No. 45, Series 01'2004 Exhibit F --Vicinity Map Exhibit G --Planning and Zoning Commission Resolution 5 ,..-. Exhibit A Review Criteria & Staff Findings SPA Amendment. The Planning and Zoning Commission and City Council may approve an amendment to an approved SPA if the proposal meets the following review standards: 1. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Findinl!.: Staff believes that the proposed amendment enhances the mix of development in the immediate vicinity. The design of the proposed additions to the Health Center building have received conceptual HPC approval. Additionally, Staff feels that the proposal is consistent with the intent of the original SPA and the expansion to the Health Center that was approved but not built in 1991. Staff finds this criterion to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Findinl!.: The proposed amendment will not impact the ability of the existing public facilities or roads to serve the Health Center facility. Staff finds this criterion not to be applicable to this application. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mud flow, rock falls, avalanche dangers andflood hazards. Staff Findinl!.: The building already exists and the Applicants are proposing the additions to the building on the flattest portion of the site. Staff does not believe that the site subject to the expansion is susceptible to mud flow, rock falls, avalanche dangers, or flood hazards. Staff finds this criterion not to be applicable to this application. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and similar amenities for the users of the project and the public at large. Staff Findinl!.: The proposed amendment will not impact view planes or have an environmental impact on open space or trails. Staff does feel that the proposed development employs good land planning techniques in that the proposed additions are somewhat out of site from the historic front fayade of the building which faces the courtyard of the Meadows campus. 6 ,.., ~ Also, the additions are proposed in scale with the remainder of the building so as not to obstruct any significant view planes. Staff finds this criterion to be met. 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. Staff Findinl!:: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand recreational opportunities in the community and provides for a historically sensitive design that was conceptually accepted and recognized by the Historic Preservation Commission as a positive addition to the overall Aspen Meadows Campus. Staff finds this criterion to be met. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood. Staff Findinl!:: The project does not require the expenditure of public funds or provision of public facilities. Staff finds this criterion not to be applicable to this application. 7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.445.040(B)(2). Staff Findinl!:: The Applicant is not proposing any development on slopes of greater than 20%. Additionally, the density and allowable FAR for the property was already established for the entire Specially Planned Area and the Applicant is only utilizing allowable FAR that was approved for other uses. Staff finds this criterion not to be applicable to this application. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Findinl!:: The Applicant has concurrently applied for a GMQS Review for an essential public facility to amend the original essential public facility status that was provided to the property. Staff finds this criterion to be met as long as the associated growth management application obtains approval. 7 -- ......." Exhibit A Review Criteria & Staff Findings GMQS Review for an Essential Public Facility. The Planning and Zoning Commission and City Council may approve a GMQS review for an essential public facility if the proposal meets the following review standards: a) The Community Development Director has determined the primary use and/or structure to be an Essential Public Facility. (See definition.) Accessory uses may also be part of an Essential Public Facility project. Staff Findin2: As part of the 1991 approvals for the Aspen Meadows SPA, City Council made a determination that the campus and all of the uses incorporated within the campus constituted an essential public facility. The 1991 approvals allowed for an expansion of the Health Center as is currently being proposed. That being the case, Staff feels that the proposal to expand the Health Center is consistent with the development's designation as an essential public facility. Staff finds this criterion to be met. b) Sufficient growth management allotments are available to accommodate the uses, pursuant to Section 26.470. 030. C, Development Ceiling Levels and Section 26.470.030.D, Annual Development Allotments. Staff Findin2: There are sufficient development allotments available for the proposed expansion of 3,327 square feet of net leasable space. The allotment ceiling of 28,000 square feet of new net leasable space has not been reached for this year. Staff finds this criterion to be met. c) The proposed development is consistent with the Aspen Area Community Plan. Staff Findin2: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand the recreational opportunities that are available to the community while retrofitting a valuable historic resource to make it more functional for its existing and intended use. Staff fmds this criterion to be met. d) A sufficient percentage of the employees expected to be generated by the project are mitigated through the provision of affordable housing or cash-in-lieu thereof in a manner acceptable to the City CounciL The Employee Generation Rates may be used as a guideline but each operation shall be analyzed for its unique employee needs. The City Council may waive, or partially waive, affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. 8 - ", Staff Findinl!:: As was discussed in the staff memorandum, all of the net leasable space proposed for this expansion was previously exempted from employee housing mitigation as part of other development plans that were approved but never constructed within the Aspen Meadows development. Staff feels that the proposal does not warrant affordable housing mitigation given the prior approvals that are in place for the net leasable square footage to be used. Staff finds this criterion to be met. e) Free-Market residential floor area on the parcel is accompanied by affordable housing units or mitigation pursuant to 26.470.040. C. 6, unless otherwise restricted in the zone district. The City Council may waive, partially waive, or establish a different limitation as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. Staff Findinl!:: The Applicant is not proposing the addition of free-market residential floor area as part of this proposal. Staff finds this criterion not to be applicable. f) The project represents minimal additional demand on public infrastructure or such additional demand is mitigated through improvements proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposa~ parking, and road and transit services. Staff Findinl!:: Staff does not believe that the proposed amendment will place considerable additional demand on public infrastructure or necessitate additional public improvements. The applicable referral agencies have reviewed the proposed amendment and have indicated that sufficient public infrastructure exists to accommodate the proposed development. Staff finds this criterion to be met. 9 N'P'tOXlW,TE LINE OF FOUNDATION BELOW EXISTING ~ETAINING WAll ; / ! ,. ; / / / / /1 ; I ! ! I \ ! ; ! ; ! / ! / ! / ! ! ! ,/ ! / / ~ J ) ! i ^--1"'",.:::---, , \)l\ i, oJ, BRUSH LINE ) i \ ~) \ 'I! ',; \ ,/ \ \ , , , ! , , , !, ~, CMUPR/VACYWALL I~\ ~i i ~\ ;\ c-------L--~~' ! \ , \ , ! eMU WALl TO eE~EMOIIED , , " "...' "... /."..... "'....." ._-- -.-, ----- "'-,-, / / ,/ "\ " , \ "; , , \ \ ! \ ,/ / ! \ \ \ ! \ , , I / / 1 I , j ) I \ , ., I i i I , , I '. \ ! ! \ \ \ / / AP'PWXIWTE TOI" OF 5ANIt\ 1'. I I / / / . /7 ! . ; ././ / / / / I / ;/// /1// , ! / / / ;1<. . ",<>\_;;}\---" "1 !\J-~-I,'~"'ENln f, ;'~ -~'~"\JJ "'-:\r'Vi ,,1 " .~ ? Ii \ ) \ ! ,) / , ! < / ! I " , i , , i / '. \ / ) ! - '. / \ ! / //~ i ) / Ii I .J 'It , ;1 Ii ,,- / ! ,....-------~ , , ! / .,./ /~ ~ ~ ~ , \ \ \ , , , , \ \ , '- '. , " , " .r........ "'.,,,' ORDINANCE NO.Lf....{,.. (SERIES OF 2005) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING 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 lA, ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO. Parcel ID: 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 2004, 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 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, 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 hearing on October 4, 2005. the Planning and Zoning Commission continued review of the proposal until October 18, 2005; and, WHEREAS, during a 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 IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, during a duly noticed public hearing on November 28, 2005, the Aspen City Council approved Ordinance No.1/Jc, Series of 2005, by a _ to _ (_- --> vote, approving 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 IA of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission. the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council 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 City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. , / NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code. City Council hereby approved 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: I. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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. 2. 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 prcvent 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. 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-IO 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 Storal!:e and Removal The building permit application shall contain a snow storage plan identifYing sutlicient snow storage around the addition to the Health Center. Section 5: Fire Mitil!:ation The Applicant shall install a fire sprinkler system and alarm system that meets the requirements ofthe 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 shall 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 Lil!:htinl!: and Sil!:nal!:e 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: Landscapinl!: 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 thc 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 Intemational Building Code. Access to and into pool facilities shall meet ADA accessibility requirements. Section 12: Soil Stability 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 northwestemmost 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. d"'-"" , Section 14: This Ordinance shall not affect 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 construed and concluded under such prior ordinances. Section 15: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. Section 16: A public hearing on the ordinance was held on the 28th day of November, 2005, in the City Council Chambers, Aspen City Hall. Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law. by the City Council of the City of Aspen on the 14th day of November, 2005. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved by a vote of ~ to ~ L-~, this 28th day of November, 2004. Helen Kalin Klanderud, Mayor Attest: Kathryn S. Koch, City Clerk ,....-'- ......." 0h\~i\f \r'lf ,,.., MEMORANDUM To: Development Review Committee From: Alex Evonitz, Com. Dev. Engineer Date: August 24, 2005 Re: Aspen Meadows Health Center SPA Amendment Parcel ID # 2735-121-29008 Attendees; Alex Evonitz, Com. Dev. Eng.: James Lindt, Com. Dev Planning; Nick Adeh, Engineering; Ed Van Walraven, Aspen Fire; Denis Murray, Building; Phil Overeynder, Water/Electric; Brian Flynn, Parks; Jim Curtis, Curtis Associates; Olivia Emery, A4 Architects. The Development Review Committee has reviewed the Aspen Meadows Health Center SPA Amendment at their August 24,2005 meeting and has compiled the following comments: General: Changes to the existing facility include some interior remodeling for locker rooms and changes in use for other areas. Additions to the existing structure are also part of the current proposaL Proposed on the northwest side of the building is new construction to facilitate Pilates and yoga uses. The northeast side will see the installation of an indoor/outdoor Jacuzzi. The final proposed use change is the demolition ofthe existing maintenance facility that also resided on the northeast side of the building. An addition to a portion of the existing parking garage is part of the current plan. This will become the relocated maintenance facility. The loss of an estimated eight (8) parking spaces will be relocated adj acent and between the existing tennis courts near the entrance to the compound. Planner - James Lindt; . The HPC has voiced concerns about the relocated parking between the existing tennis courts because of the visual impacts. . There no issues related to stream margin concerns. . Exterior lighting changes will have to meet current standards. Building Department - Denis Murray; . The following plans must be submitted as part of the building permit application: Excavation Stabilization Plan, Drainage and Soil Reports and a Construction Management Plan (CMP). The CMP at the time of pre-submittal may help to minimize comments later. .--..... ..., Page 2 01'5 August 24, 2005 Aspen Meadows Health Center . Fencing around the current lap pool and the proposed leisure pool will need to brought to current IBC standards. The Spa Jacuzzi falls into the category of a pool also. . In the area of the Jacuzzi, concern for the proximity to the adjacent steep slope will need to be addressed to prevent potential falls down the slope. . Stabilization in the areas of the leisure pool and the Jacuzzi should be included in any stability report. . Full access to both the Jacuzzi and leisure poll is required to be ADA compliant. This includes access into and out of both new water features. . Current electrical services may need to be brought current as part of this work. The same holds true for the mechanical facilities. These can be done independently from the current systems if desired. . A discussion regarding the reopening of an old sundeck ensued. It was determined that ifless then 250 s.f. was reopened that use would be allowed. The use of the existing spiral staircase is possible as long as railings are current. . The maintenance facility relocation may present issues of use separation. Depending on the equipment and materials being stored several separation concerns are triggered. . Updating of the current ramps serving the lower level of the garage would be a good option at this ti1ne. The possibility of a limited use limited access elevator may be necessary. Fire Protection District - Ed Van Walraven; . Sprinklers and alarms per code are required for the building. The new system modifications need to tie into the current systems main panel. . The necessary line sizing for sprinklers and water service will need to be submitted. Engineering Department - Nick Adeh; . The City Engineer's pre-published Standards for Design and Construction apply to this project. . Attention to potential storm water runoff and potential slope stability need to be acknowledged. . Included in the CMP should be the following topics; construction traffic routing, erosion BMP's, soil stabilization, drainage impacts, construction phasing plan. The construction traffic routing should be Meadows Avenue to Seventh Street and finally to SH 82. . That CMP should be made a condition of approval. . Drywells will likely be part of the drainage design. Those facilities should be well away from the abutting steep slope. . The City Engineer and Community Development Engineer need to be involved early in the design effort to minimize potential pit falls in the permit application. Housing Office - No attendance ~ ... Page 3 of 5 August 24, 2005 Aspen Meadows Health Center Parks - Brian Flynn; . Tree Removal: An approved tree permit is required prior to approval of the building permit. An approved tree permit requires a proposed landscape plan identifying trees for removal and means and schedule for mitigation. Please contact the City Forester for more information 920-5126. Per the SPAthe trees removed will be replaced with trees up to equal caliper inch. . Tree Protection: A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site. o A formal plan indicating the location of the tree protection will be required in the bldg permit set. o There will be no storage of construction materials, backfill, tools or construction traffic inside of the protective fence. o There is no excavation or disturbance of the native area inside ofthe protective fence. o This fence must be inspected by the city forester or hislher designee (920- 5120) before any construction activities are to commence. . Additional Tree Protection: Due to the location of excavation and work the parks Department will require and work with the Aspen Meadows to identify specific root protection measures to be used through out the length of the project. The project representative shall meet with the Parks Department to work out these details and show these plans in the building plan set. . Access: Parks is requiring a detailed plan outlining access to and from the construction area. Access plans should detail all protection vegetation measures and construction staging areas. . Erosion Control: Silt fencing shall be installed along the top of slope. Silt fencing shall be installed to City of Aspen standards. Additional erosion control measures will be needed in order to prevent any materials, backfill and debris from sliding down the hillside. . NW Elevation: Parks is reconnnending that Community Development require the building and hot tub be moved away from the slope in order to prevent negative impact to the native vegetation. Additionally, as planned Parks feels the building footer will be visible from the public trail and open space located below the site. Parks is concerned with the protection of the slope and how the new additions will affect the native vegetation on the hillside and views form the open space below. Parks would like to see an elevation of the building and hot tub area. . Native Restoration: is required on all hillside areas disturbed during the installation of any proposed construction activities. A restoration plan should be developed for the disturbed areas arO\md the leisure pool, new hot tub and studio balcony and building. . Tap Locations: when planning for new water line and sewer taps in both phases (athktic club and maintenance facility) plan around all tree drip ones and existing vegetation. ..'" Water - Phil Overeynder; . The old building services will need to be abandoned before the installation of the new servIces. .-- Page 4 01'5 August 24, 2005 Aspen Meadows Hellith Center . On the proposed service plan for the water system, the proposlli to serve the free- standing townhomes through a common line routed through the Aspen Club commercilli building does not comply with Section 25.12.1 00 of the municipal code. A separate service is required for each of these units. Extension of and looping for the water main may be required to establish water service to the proposed development. This will also improve fire protection for the proposed development. . . Only a single wall penetration will be allowed for water service and fire. . Coordination between the waterline relocation that is part of the Conference Center is necessary to ensure no conflicts with lliignment and depths. . Service for both current projects is available. ., "I Zoning Officer - Sara Oates; . The Aspen Meadows is seeking a SPA amendment for an addition and modifications to the Aspen Meadows Hellith Center. The zoning for the Aspen Meadows Health Center is Academic (A) with a SPA overlay. Dimensional requirements were set out in the originlli SPA plan in 1991 and the applicant is requesting modifications to the plan concerning the FAR for the Hellith Center. . It is does not appear the height limit of the Aspen Meadows and associated buildings were established and a height limit should be specified in this SPA approvlli. . Staff cannot determine compliance with the dimensionlli requirements, as the plans provided are not to scllie. Zoning compliance will be determined at the time of building permit submittal. . The applicant is required to meet Section 26.575.150, Outdoor Lighting and Section 26.510, Signs. Community Development Engineer - Alex Evonitz; . A coordinated schedule for the relationship between both construction projects is being required. Consideration to the issues of construction deliveries and material storage need coordination. . Drainage for the two projects must also be a coordinated design. . No encroachment licenses will be necessary since the site is llil on private property. Parking - No attendance Environmental Health - . I will not be doing a full report for the meadows since EH can only comment on the 27 s.1'. ADA bathroom expansion. . Given the size of the expansion from previous approvals, EH recommends covered bike storage to encourage locllis to bike to the club and not drive. Aspen Consolidated Waste District - Tom Bracewell; r~"" Page 5 01'5 August 24, 2005 Aspen Meadows Health Center · Service is contingent upon compliance with the District's rules, regwations, and specifications, which are on file at the District office. . ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. · On-site utility plans require approvlli by ACSD. . Oil and Sand separators are required for parking garages and vehicle maintenance establishments. o Driveway entrance drains must drain to drywells. o Elevator shafts drains must flow thru o/s interceptor . The open area next to the maintenance facility will have to drain to a separate oil and sand interceptor that will then direct the water flows to a drywell or storm sewer system. . Below grade development may require installation of a pumping system. · One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line. · If additionlli taps are needed to serve the spa or maintenance facility, an additional full tap fee will be charged to the development. · Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. · All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. . Where additionlli development would produce flows that wowd exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additionlli proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. . Any glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved contaimnent facilities. . The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. .""'-- , 'l.. .", r /.' IJ ,\ eXfllI b i r (yl RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) AND DEMOLITION FOR 880 MEADOWS ROAD, THE ASPEN MEADOWS HEALTH CENTER, WITHIN THE ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 36, SERIES OF 2005 PARCEL ID: 2735-121-29-008 WHEREAS, the applicant, The Aspen Institute, represented by A4 Architects and Jim Curtis, have requested Major Development (Conceptual) for the property located at 880 Meadows Road, The Aspen Meadows Health Center, within the Aspen Meadows SPA, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, eruarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order to authorize a demolition, according to Section 26.415.080, Demolition of designated historic properties, it must be demonstrated that the application meets anyone of the following criteria: a. The property has been determined by the city to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely mmmer, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen, or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, mld Additionallv. for approval to demolish. all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area; and " " "l WHEREAS, Amy Guthrie, in her staff report dated September 14,2005, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on September 14, 2005, the Historic Preservation COlllinission considered the application, found the application was consistent with the review standards and "City of Aspen Historic Preservation Design Guidelines" and approved tl1e application witl1 conditions by a vote of 4 in favor and 1 abstained. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants approval for Major Development (Conceptual) and Demolition with the following conditions: 1. As an advisory comment, HPC stresses the importance of minimizing the demolition of any original building walls that become interior walls as a result of this proj ecl. This is important to preserving the historical record of the building. 2. A development application for a final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. failure to file such an application within tl1is time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 3. A landscape plan (if applicable), lighting, fenestration and detailing, selection of new materials, and technical issues surrounding the preservation of existing materials will all be addressed at Final Review. 4. HPC is in favor of expediting the demolition of the non-historic wall surrounding a sunbathing area on the southeast corner of the building. The applicant may apply for such a building pennit at any time. 5. Study the possibility of reconstructing the original windscreen that sat on top of the Health Club for Final review. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of September, 2005. Approved as to Form: ATTEST: David Hoefer, Assistant City Attorney Kathy Strickland, Chief Deputy Clerk Approved as to content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair. I..UIU II11II U 't.~~~~ :.~M 10 j'f \\e SILVIA DAVIS F>ITKIN COUNTY CO R 31.00 D 0.00 ..... ORDINANCE NO. 45 (SERIES OF 2004) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN APPROVING AN AMENDMENT TO THE ASPEN MEADOWS SPECIALLY PLANNED AREA (SPA) AND AN AMENDMENT THE ASPEN INSTITUTE'S GMQS EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY TO ALLOW FOR A PREVIOUSLY APPROVED LODGE BUILDING TO BE CONSTRUCTED AS A CONFERENCE AND MEETING HALL, 845 MEADOWS ROAD, WT lA OF THE ASPEN MEADOWS SUBDIVISION/SPA, CITY OF ASPEN, PITKIN COUNTY, COLORADO Parcel No. 2735-121-29-008 WHEREAS, the Community Development Department received an application from The Aspen Institute ("Applicant") requesting an amendment to the Aspen Meadows Specially Planned Area (SPA) and an amendment to the Aspen Institute's GMQS exemption for an Essential Public Facility to allow for the construction of a Conference and Meeting Hall on Lot IA, of the Aspen Meadows Subdivision/SPA; and, WHEREAS, the Aspen Institute has provided written consent to apply for a SPA Amendment from the Music Associates of Aspen and the Aspen Center for Physics per the requirements for an amendment to the Aspen Meadows SPA; and, WHEREAS, City Council Ordinance No.l4, Series of 1991, zoned the subject " property to Academic with a SPA Overlay and approved the final SPA development plan subject to this amendment; and, WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council may approve an amendment to a Specially Planned Area during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, and after considering comments from the general public, .a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and, WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City Water Department, City Engineering, City Streets Department, and the Community Development Department reviewed the proposal and recommended approval; and, WHEREAS, during a duly noticed public hearing on November 16, 2004, the Planning and Zoning Commission recommended, by a five to zero (5-0) vote, that City Council approve an SPA amendment to the Aspen Meadows Specially Planned Area (SPA) and an amendment to the Aspen Institute's GMQS exemption for an essential public facility to allow for the construction of a Conference and Meeting Hall in the place of the unbuilt lodge structure on Lot I A, of the Aspen Meadows Subdivision/SPA; and, WHEREAS, the Aspen City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal is consistent with the goals and elements of the Aspen Area Community Plan; and, 1 ,.~.- ".,;/ '.....-.. 11111111111111111 1111111111111111111 /1/1I1111111 ~~;~ ~~! ~ 0 : 0S SILVIA ORVIS PITKIN COUNTY CO R 31.00 D e .00 WHEREAS, the City CoWlci1 finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO as follows: Section 1 That City COWlcil hereby approves an SPA amendment for the Aspen Meadows Specially Plarmed Area (SPA) and an amendment to the Aspen Institute's GMQS Exemption for an essential public facility to allow for the construction of a Conference and Meeting Hall on Lot IA of the Aspen Meadows Subdivision/SPA, with the following conditions: 1. A amended SPA agreement representing the changes to the Aspen Meadows Subdivision/SPA discussed herein shall be recorded at the Pitkin COWlty Clerk and Recorder's Office within 180 days of the final approval by City COWlcil . 2. An amended SPA Plan shall be recorded in the Pitkin COWlty Clerk and Recorder's Office within 180 days of the final approval by City Council shall include the following: '-' a. A fmal plat meeting the requirements of the City Engineer and showing: easements, encroachment agreements and licenses (with the reception numbers) for physical improvements, and location of utility pedestals. b. An illustrative site plan of the project showing the proposed improvements, landscaping, parking, and the dimensional requirements as approved. c. A drawing representing the project's architectural character. 3. The dimensional requirements approved for the Conference and meeting Hall are as follows: Per Final SPA Plans Per Final SPA Plans 11,917 SF Per the Meadows SPA approved pursuant to Ordinance No. 14, Series of 1991 2 .....""-. -, ,- 11~111111111111111~111""III~lllm III IIIII 1111 III1 :~;~~:;! ~ 0 05 SILVIA ORVIS PITKIN COUNTY CO R 31.00 0 0.00 The building permit application shall include: 4. "- a. A copy of the final Ordinance and recorded P&Z Resolution, as well as the Final HPC Resolution. b. The conditions of approval printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. Building permit plans shall include a detailed plan submitted for stream margin protection. The detailed plan shall identify; Location of silt fencing and erosion control along the hillside. The City can provide specifications if needed: minimum requirements include a silt fence and straw bales placed in a manner preventing erosion and protect the river from residual run-off. e. Building permit plans shall include a detailed plan submitted for Construction staging. This plan shall detail how the construction will take place with staging, storage of materials and locations of vehicles so that trees remaining on site will not be impacted and remain protected. .... f. Building permit plans shall include a detailed plan submitted for Tree Protection. Tree protection fences must be in. place and inspected by the city forester or hislher designee (920-5120) before any construction activities are to commence. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed.within the drip line of any tree on site. There should be a location and standard for this fencing denoted on the plan. g. Proposed art wall will need to be identified on site plans and constructed in a manner that impacts the least amount of existing vegetation. Construction plan for wall shall include tree removals and protection. h. All new plantings will need to be irrigated and landscape plan reviewed by Parks Department 1. A restoration plan should be developed for the disturl>ed areas around the terrace and patio. j. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer, which maintains sediment and debris on-site during and after construction. If a ground recharge 3 .... "" ~.,,- 11111111111111 11111111111111111111111111 ~~;~~~;! ~00S SILVIA DAVIS PITKIN COUNTY CO R 31.00 D It. 00 system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. k. A construction management plan pursuant to the requirements specified in Condition No.9 included herein. I. A fugitive dust control plan to be reviewed and approved by the Environmental Health Department, as detailed in Condition No. 4 included herein. 5. Throughout the structure, the Applicant shall install a fire alarm system meeting the requirements of the Fire Marshal. The Applicant shall also install a fire sprinkler system that meets the requirements of the Fire Marshal. 6. Prior to issuance of a building permit: a The prinuu-y contractor shall submit a letter to the Community Development Director stating that all conditions of approval have been read and understood. "..... "- b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 7. The Applicant shall submit to the Environmental Health Department a fugitive dust control plan which includes, but is not limited to fencing, watering of disturbed areas, continual cleaning of adjacent paved roads to remove mud that has been carried out, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This shall be required with the submittal for building permits. 8. The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with 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. 9. The Applicant shall comply with the Aspen Sanitation District's rules and regulations. No clear water connections (roof, foundation, perimeter drains) to sanitary sewer lines shall be allowed. All improvements below grade shall require the use of a pumping station. 10. The Applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m on Monday thru Saturday. 4 ,,-',---, " r- ....... " IIIIII~III~I 1111 11111111111' 111111111 ~~~ ~:;; ~ 0 : 05 SILVI~ DAVIS PITKIN COUNTY CO R 31.00 D 0.08 II. There will be no construction material or dumpsters stored on the public rights-of-way unless a temporary encroachment license is granted by the City Engineer. In addition, the Applicant shall submit a full set of construction management plans that are consistent with the City Construction Management Plan Guidelines at the time of building permit submittal. 12. The Applicant shall submit a food service plan for review by the Environmental Health Department and obtain a food service license if required, prior to serving food from the catering kitchen. If determined to be necessary by the Aspen Consolidated Sanitation District, the Applicant shall install an oil and grease interceptor in the catering kitchen. 13. All exterior lighting shall meet the City of Aspen Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor Lighting, as may be amended from time to time. 14. The applicant has agreed to meet with representatives of the Pitkin Green Homeowner's Association to discuss screening measures for the new building. ......-.- Section 2: That the 1,500 undeveloped square feet remaining from the Conference and Meeting Hall (given it's slightly smaller dimensions than the previously approved lodge structure) be. reserved for future expansion of the Health Club located on the same campus, subj ect to a Substantial SPA Amendment. Section 3: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing 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 4: This Ordinance shall not affect 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 5: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. 5 '" ..,p.,~. IIIIIIIIIIIIIIIIIIIIIIIIIIU II ~;~~::~ ~~05 SILVIA Dj:1VIS PITKIN COUNTY CO R 31.00 0 0.00 ,,-", Section 6: A public hearing on the Ordinance shall be held on the 13th day of December, 2004, at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (IS) days prior to which hearing a public notice of the same was published in a newspaper of general circulation within the City of Aspen. -- INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 2200 day Of November, 2004. ".' ..,.a.... A~t, _....., .,., -, '''S.';;:' .' ~.., ..... r~~.o;" ',' (,..' ....r..,. ~ ~ " , .Pi ' ~ nf' . '.!, ... ":i~'..'. \~ . , . :,:.. " . Kathryn~: . $h, City Clerk . " (')(of~":../ Helen K. KIanderud, Mayor .. .," c FINALLY, adopted, passed and approved this L~ daYOf~OO4. .1 "I,. . ..,'A" . "."'c. oJ .,' ':"r\,. ,.# '~1 Approved as to form: ~~/.i?&d~ ~orn 6 LL = ........ 0- .0 ..c >< W c.. co ~ ~ +-' .- c .- U .- > s.... CD +-' C CD () ..c +-' - co CD I J 't .., .1Ii!:. ___--{ j--------\ " , ,. f J \ {' ; f-'--_ I i -~ ; , /' l i ; (U / /'<~ / '- - 'y' il/ y~ / // '^"'."'- __/l " 'i / l ? I ; / --- /- / / . / I ./ / j J / j (///,' ~ I \// I I f /),. \. -----a---'\ -- ,. \ r\ -\ '\ -- - ~ ,- ; / I ;/ i ---- L" /':,_-'~f_" / 1--, -:O'i> . ,"',,(;) ":::I I~l .. - ~ - \ I ! I.J ' \ / / /-1' ./ i I I I I ( I ....I--/..,~ .~ I I z iD III OIL to '" o N .... o co ... o ... N o N ~ o "".., 'Z\~ \ 1:,:+ b-- ...., ./ " ./ RESOLUTION 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 lA, 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, ,.~~, ........ '. '" ';I 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 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, 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 hearing 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 ofthe Municipal Code as identified herein; and, WHEREAS, the Planning and Zoning Commission fmds 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 of 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: Buildinl! Permit Application The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: 1. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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. 2. 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. .-'''' , , 3. The building permit application shall also include a PM-10 Mitigation Plan that includes the following methods of PM-10 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 Reauirements 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 ofthe 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 Storal!e 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 Mitil!ation 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 Reauirements 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 Reauirements The Applicants shall 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 Lil!htinl! and Sil!nal!e 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. r " , Section 9: Wildlife Trash Containers The Applicant shall install a wildlife-proof trash container meeting the requirements of the Environmental Health Department. Section 10: Landscapinl! 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 drip lines 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 Stability 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 northwestemmost corner 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 commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing 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: n.. Djo City Attorney PLANNING AND ZONING ~MMISSION: \ Jasmine Tygre, Chair ATTEST: . .". --', "r,O." App voL/eJ' kJy Pre Oi/\ {o//f/O...5 . \...,d ,""Ji' RESOLUTION 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 lA, 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, ,1""'...... ,,, """F 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 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, 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 hearing 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. _' 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 IA 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 of 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 IA, of the Aspen Meadows SPA, subject to the conditions contained herein. ,.-' "~, '-~-,;' ..... ,., Section 2: Buildinl!: Permit Application The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: I. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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 subj ect to this application. 2. 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. "",,- "'" '.,,<", ....'" 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-IO 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 Storaee 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 Mitieation 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 up sizing 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 shall 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 Liehtine and Sienaee 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. -, ~"- ...... ....'" -.."J' Section 9: Wildlife Trash Containers The Applicant shall install a wildlife-proof trash container meeting the requirements of the Environmental Health Department. Section 10: Landscapine: 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 drip line 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 Stability 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 corner 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 commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing 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: PLANNING AND ZONING COMMISSION: City Attorney Jasmine Tygre, Chair ATTEST: Jackie Lothian, Deputy City Clerk ~ <C c, \.... ...:;;:-;:~:;;~ ~~:~;~ "'<>co-",... ...."'... ... ........"'00'" ~~3;;:~~ ~;':~ ;:11 ...."'''' ... <0" '~ ~~ Ul.... ~.c UlCll U+OO"CCD+oo 'i: C1l l:.E l: UlCll<(_CIl CIl J: CIl (J a:: 3: '" ~ '" 1n ;; t: ro ~ c. "' <( \. ~ f G ~ ~ / / / I ; .",/// ,/ / / ._-._--_.~- / o ! -=-~ (;~1 v- ,...,-\-.--v.-'v.,......v~~,) ~~ " " " " " " / .- / --'" .- ~ /~ ~, '" ". . g ~ .- / , u "--;.-~l~-V'.'-,," y~.y/,,", -- ~\ , / / I I , \ \ '~'" \ \ ."'.. """"-'-' . "".' ,,> ..--...-..........., [,"',... 'Z ::;~"'''' ~ ' . g ~ ~ ~ < ...... ...., " '" " '. '. ~ . ~ ~ " ~ . ~ . Z o '-''-'"'' " ". ''''''. "'.....~- I -""-'-" '" .-.----- f o z Z ~ . o z ~ B . "~. -"'" ~ ~ . < --.--.-., / / / .~ ", , , ! . '-'-''-' ", ". "~, / / / / / '\ \ e \~ \ \ ". ~~ 0 " "'.... Oil< ~ g ! ~ , ~ il< r.:I , , ! 0 <( \ < Eo-< , I ! ~ ~ ! ~ ... ~ ~ , g '" , ~ ~ ! ~ 0 ~ j , " ! g . ~ i ~-$- ~ , Ln . = = c" . c;:;> (;>.1. " CL t.LI lfJ jo;, ~ t) ~ \ \;, ,/ .......,. ]Z, c , MEMORANDUM TO: Aspen Planning and Zoning Commission <JftA Joyce Allgaier, Community Development Deputy Director James Lindt, Senior Planner ~ \JrtQIj :f. .- jJ1! I () {;;;-o THRU: FROM: RE: Aspen Meadows Health Center- SPA Amendment and GMQS Review for an Essential Public Facility- Public Hearinl!: DATE: October 4, 2005 PROJECT: Aspen Meadows Health Center Expansion ApPLICANT: The Aspen Institute. ADDRESS: 880 Meadows Road. . REQUEST: The Applicant is requesting a Specially Planned Area (SPA) Amendment and a GMQS Review for an Essential Public Facility to expand the existing Aspen Meadows Health Center using primarily allowable FAR that was approved in the past but not built. EXISTING ZONING: Academic with a Specially Planned Area (SPA) Overlay. LAND USE SPA Amendment and an amendment to existing GMQS REQUESTS: Review for an Essential Public Facility. STAFF Staff recommends that the Planning and Zoning Commission RECOMMENDATION: approve the attached resolution, recommending that City Council approve the proposed SPA amendment and GMQS review for an essential public facilitv. BACKGROUND: In 1991, the Aspen Institute, the Music Associates of Aspen, and the Aspen Center for Physics applied for and received approval of a Specially Planned Area (SPA) to make improvements to the' Aspen Meadows Campus and surrounding areas. The Aspen Meadows SPA provided a master plan for the area and also allowed for certain expansion potential within the SPA. The SPA approval (which has received several subsequent extensions of the vested rights) granted approval of an expansion to the existing Health Center (please see vicinity map attached as Exhibit "F" for location) and allocated approximately 1 ,800 square feet of FAR that was never used. I ~<.....,... "'''' Additionally, as part of the recent review of the new conference center and meeting facility at the Aspen Meadows that gained City Council approval in December of 2004, an additional 1,500 square feet of approved but unbuilt FAR was allocated for use in the Health Center expansion. Therefore, the Applicant has requested an SPA amendment approval for the expansion of the Health Center. In conjunction with this application, the Applicant submitted and received approval of an insubstantial SPA amendment from the Community Development Director to move the maintenance facility that currently exists adjacent to the health center to within a subgrade extension to the existing parking garage on the site. LAND USE REQUESTS: In order to construct the expansion to the existing Health Center, the Applicant requires the following land use actions: . SPA Amendment to the approved Aspen Meadows SPA. . GMQS Review for an Essential Public Facility. . Certificate of Appropriateness for Major HPC Development (Conceptual HPC has been granted pursuant to HPC Resolution No. 36, Series of 2005, Resolution attached as Exhibit "D") REVIEW PROCEDURE: Pursuant to Land Use Code Section 26.440.090(8), Amendment to an SPA Development Order, the Planning and Zoning Commission shall be the recommending body to City Council on the requested SPA amendment. Also, according to Land Use Code Section 26.470.040(D)(3), Growth Management Review for an Essential Public Facility, the Planning and Zoning Commission shall be the recommending body to City Council on the requested growth management review for an essential public facility. STAFF COMMENTS: SPA Amendment In reviewing the SPA amendment request, Staff believes that all of the floor area to be added to the Health Center was already contemplated to be built within the SPA, just in a different form. As was explained in the background section of this memorandum, 1,800 square feet of the FAR proposed in this expansion was approved to be added to the Health Center as part of the original SPA approval in 1991. An additional 1,500 square feet of FAR proposed for this expansion was originally approved to be util ized as part of a lodging building that was not build, but was reallocated for the future expansion of the Health Center as part of the 2004 approval to construct the new Conference Facility pursuant to Ordinance No. 45, Series of 2004 (attached as Exhibit "E"). Finally, twenty- seven (27) square feet of FAR that was allowed, but unused in the development of the new Conference Facility is proposed to be allocated for the Health Club expansion. Staff believes that the impact of the expansion on parking and traffic demand was already contemplated since 1,800 square feet of the Health Center expansion was reviewed and approved in 1991, and the other 1,527 square feet of the expansion was to be constructed 2 f..... " / '<, ,;;' as lodging development in the 1991 approvals. Staff believes that using the 1,527 square feet of FAR that was originally dedicated for lodging and was reallocated for the Health Center actually reduces the impact of the development since lodging is typically a more auto intensive use than that of the proposed Health Center expansion, given that the Health Center is primarily used by people that are already at the campus for other reasons (staying at the lodge, attending a conference, etc.) and not as a destination facility in itself. The insubstantial SPA amendment that was submitted and approved by the Community Development Director in conjunction with this application yields a reduction by seven (7) parking spaces in the Aspen Meadows parking garage due to the relocation of the maintenance facility from the Health Center building to a subgrade extension of the parking garage. However, the Applicant received approval to add eight (8) formal parking spaces to the development between the existing tennis courts so that there is not a net loss in the amount of parking spaces within the development. GMQS Implications The Aspen Meadows Campus originally received a GMQS exemption for an essential public facility in conjunction with receiving SPA approval in 199 I. The Applicant is requesting to amend the essential public facility allotments that were granted to the facility to allow for the 1,800 square feet of net leasable space that was approved to be added to the Health Center in a different site-specific design than was originally approved in 1991. The Applicant further would like an amendment to the original allotments to allow for the 1,500 square feet of net leasable space that was originally approved as lodging to be added to the Health Center as part of this development application, as was contemplated in the 2004 approvals to construct the Conference Center. In reviewing the request, typically it would be anticipated that an expansion of net leasable square footage would generate between 3.5 and 4.1 employees per 1,000 square feet of new net leasable square feet and the Applicant would be responsible for providing affordable housing mitigation for 60% of those employees generated. However, because 1,800 square feet of exempt net leasable square footage was approved for an addition to the Health Center in 1991 but not built and another 1,527 square feet was previously exempted from employee housing mitigation as part of the lodging development that was not built, Staff believes that there is not actually an increase in net leasable square footage as a result of the proposed application. Therefore, Stafffeels that there is no employee housing mitigation warranted for this development if the previous GMQS exemptions that were approved but not used are allowed to be transferred to the currently proposed Health Center expansion. Staff also feels that the Health Center expansion is consistent with the essential public facility designation that was provided to the campus in 1991 and reaffirmed in the 2004 Conference Facility approvals. REFERRAL AGENCY ISSUES: Upon review of the project, the Parks Department requested that the Applicant push the proposed northwest building addition that is to be used as a yoga studio and the new hot tub back from the edge of the slope so that the building footers and foundation are not 3 .""", '--"" " , ,",", visible from the public trail and public open space below the site to the west. In response to this request, the Applicant pulled the proposed hot tub (please see revised site plan dated September 19, 2005, which is attached as part of Exhibit "8") back from the edge of the slope so that the hillside will not be impacted and the Parks Department has indicated that they are satisfied with the revised placement ofthe hot tub. The Applicant has further indicated that the foundation of the northwest building addition as originally proposed in the application will not be exposed on the hillside because they are proposing to recess the foundation at the corner of the building addition so that the t100r cantilevers past the foundation for the final five feet. As a result of the Parks Department's concerns about the building addition, the Applicant staked the location of the proposed building addition on the site and invited members of the Parks Department Staff and the Planning Staff to review the location. When on the site, it became apparent to Staff that the proposed foundation would be far enough from the edge of the slope so as not to be visible to the open space located to the west of the subject property. To reinforce that the foundation will be recessed at the corner of the northwest building addition, Staff has proposed a condition of approval requiring that the building foundation be constructed as proposed on the revised site plan dated September 19th. ADDITIONAL REFERRAL COMMENTS: The proposed application was referred to the City Engineering Department, Parks Department, Water Department, Electric Department, Environmental Health Department. Building Department, Aspen Consolidated Sanitation District, and Aspen Fire Protection District for comments on technical issues. The remainder of the comments (DRC Comments are attached as Exhibit "C") from the referral agencies have been incorporated into the proposed conditions of approval as appropriate. STAFF RECOMMENDATION: Staff believes that the proposed application meets the review standards for approving an SPA amendment pursuant to Land Use Code Section 26.440.090, Amendments to SPA Development Orders. Staff further believes that the proposal meets the review standards for approving a GMQS review for an essential public facility as was originally established in the 1991 development approvals for the Aspen Meadows. Staff recommends that the Planning and Zoning Commission approve the attached resolution, recommending that City Council approve the requested SPA amendment and GMQS review for an essential public facility, with the conditions contained therein. RECOMMENDED MOTION: (ALL MOTIONS ARE MADE IN THE AFFIRMATIVE) "I move to approve Resolution No. _' Series of 2005, recommending that City Council approve with conditions, an SPA amendment and GMQS review for an essential public facility to allow for an addition of 3,327 square feet to Aspen Meadows Health Center located at 880 Meadows Road, City and Townsite of Aspen." 4 ,..~....... '- / ....,,0/ ATTACHMENTS: Exhibit A --Review Criteria and Staff Findings Exhibit B --Application and Revised Site Plan Exhibit C --Referral Comments Exhibit D nHPC Resolution No. 36, Series 01'2005 Exhibit E --Ordinance No. 45, Series 01'2004 Exhibit F --Vicinity Map 5 RESOLUTION 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 lA, 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 ofthe Health Center; and, WHEREAS, the Applicant has requested that 27 square teet 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 Puhlic 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 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, 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 hearing on October 4, 2005, the Planning and Zoning Commission approved Resolution No. _' Series of 2005, by a to (-) 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 1 A of the Aspen Meadows SPA, City and Townsite of Aspen; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposallmder 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 of 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 IA, of the Aspen Meadows SPA, subject to the conditions contained herein. Section 2: BuildiDl!: Permit Auulication The Applicant shall submit a building permit application prior to commencing construction activities. The building permit application shall include the following items: I. Detailed utility, landscaping, soils reports, excavation/stabilization plan, drainage report and plans. a. 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. b. 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. c. 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. 2. 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. 3. The building permit application shall also include a PM-IO Mitigation Plan that includes the following methods of PM-IO 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 shall 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 comlections 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 Signage 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: Landscapine: 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 ll: 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 Intemational Building Code. Access to and into pool facilities shall meet ADA accessibility requirements. Section 12: Soil Stability 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 mcasures. 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 Scptember 19,2005. Section 14: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or docwnentation 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 iffully 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 amcndcd 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 4th day of October. 2005. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney Jasmine Tygre, Chair ATTEST: Jackie Lothian, Deputy City Clerk ^""" /", .....,/ ....-"" Exhibit A Review Criteria & Staff Findings SPA Amendment. The Planning and Zoning Commission and City Council may approve an amendment to an approved SPA if the proposal meets the following review standards: 1. Whether the proposed development is compatible with or enhances the mix of development in the immediate vicinity of the parcel in terms of land use, density, height, bulk, architecture, landscaping and open space. Staff Findin2: Staff believes that the proposed amendment enhances the mix of development in the immediate vicinity. The design of the proposed additions to the Health Center building have received conceptual HPC approval. Additionally, Staff feels that the proposal is consistent with the intent of the original SPA and the expansion to the Health Center that was approved but not built in 1991. Staff finds this criterion to be met. 2. Whether sufficient public facilities and roads exist to service the proposed development. Staff Findin2: The proposed amendment will not impact the ability of the existing public facilities or roads to serve the Health Center facility. Staff finds this criterion not to be applicable to this application. 3. Whether the parcel proposed for development is generally suitable for development, considering the slope, ground instability and the possibility of mud Jlow, rock falls, avalanche dangers andJlood hazards. Staff Findin2: The building already exists and the Applicants are proposing the additions to the building on the flattest portion of the site. Staff does not believe that the site subject to the expansion is susceptible to mud flow, rock falls, avalanche dangers, or flood hazards. Staff finds this criterion not to be applicable to this application. 4. Whether the proposed development creatively employs land planning techniques to preserve significant view planes, avoid adverse environmental impacts and provide open space, trails and similar amenities for the users of the project and the public at large. Staff Findin2: The proposed amendment will not impact view planes or have an environmental impact on open space or trails. Staff does feel that the proposed development employs good land planning techniques in that the proposed additions are somewhat out of site from the historic front faryade of the building which faces the courtyard of the Meadows campus. 5 -- ......... ,"., "'-. ,/ Also, the additions are proposed in scale with the remainder of the building so as not to obstruct any significant view planes. Staff finds this criterion to be met. 5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan. Staff Findinl!:: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand recreational opportunities in the community and provides for a historically sensitive design that was conceptually accepted and recognized by the Historic Preservation Commission as a positive addition to the overall Aspen Meadows Campus. Staff finds this criterion to be met. 6. Whether the proposed development will require the expenditure of excessive public funds to provide public facilities for the parcel, or the surrounding neighborhood. Staff Findinl!:: The project does not require the expenditure of public funds or provision of public facilities. Staff finds this criterion not to be applicable to this application. 7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction and density requirements of Section 26.445.040(B)(2). Staff Findinl!:: The Applicant is not proposing any development on slopes of greater than 20%. Additionally, the density and allowable FAR for the property was already established for the entire Specially Planned Area and the Applicant is only utilizing allowable FAR that was approved for other uses. Staff finds this criterion not to be applicable to this application. 8. Whether there are sufficient GMQS allotments for the proposed development. Staff Findinl!:: The Applicant has concurrently applied for a GMQS Review for an essential public facility to amend the original essential public facility status that was provided to the property. Staff finds this criterion to be met as long as the associated growth management application obtains approval. 6 "...... ,-,; '''''''- ..../ Exhibit A Review Criteria & Staff Findings GMQS Review for an Essential Public Facility. The Planning and Zoning Commission and City Council may approve a GMQS review for an essential public facility if the proposal meets the following review standards: a) The Community Development Director has determined the primary use and/or structure to be an Essential Public Facility. (See definition.) Accessory uses may also be part of an Essential Public Facility project. Staff Findinl!: As part of the 1991 approvals for the Aspen Meadows SPA, City Council made a determination that the campus and all of the uses incorporated within the campus constituted an essential public facility. The 1991 approvals allowed for an expansion of the Health Center as is currently being proposed. That being the case, Staff feels that the proposal to expand the Health Center is consistent with the development's designation as an essential public facility. Staff finds this criterion to be met. b) Sufficient growth management allotments are available to accommodate the uses, pursuant to Section 26.470. 030. C, Development Ceiling Levels and Section 26.470.030.D, Annual Development Allotments. Staff Findinl!: There are sufficient development allotments available for the proposed expansion of 3,327 square feet of net leasable space. The allotment ceiling of 28,000 square feet of new net leasable space has not been reached for this year. Staff finds this criterion to be met. c) The proposed development is consistent with the Aspen Area Community Plan. Staff Findinl!: Staff believes that the proposed amendment is consistent with the AACP in that the proposal would expand the recreational opportunities that are available to the community while retrofitting a valuable historic resource to make it more functional for its existing and intended use. Staff fmds this criterion to be met. d) A sufficient percentage of the employees expected to be generated by the project are mitigated through the provision of affordable housing or cash-in-lieu thereof in a manner acceptable to the City CounciL The Employee Generation Rates may be used as a guideline but each operation shall be analyzed for its unique employee needs. The City Council may waive, or partially waive, affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. 7 r~"" .""" ,. '~'" ~ StafT Findinl!: As was discussed in the staff memorandum, all of the net leasable space proposed for this expansion was previously exempted from employee housing mitigation as part of other development plans that were approved but never constructed within the Aspen Meadows development. Staff feels that the proposal does not warrant affordable housing mitigation given the prior approvals that are in place for the net leasable square footage to be used. Staff finds this criterion to be met. e) Free-Market residential floor area on the parcel is accompanied by affordable housing units or mitigation pursuant to 26.470.040.C.6, unless otherwise restricted in the zone district. The City Council may waive, partially waive, or establish a different limitation as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. Staff Findinl!: The Applicant is not proposing the addition of free-market residential floor area as part of this proposal. Staff finds this criterion not to be applicable. f) The project represents minimal additional demand on public infrastructure or such additional demand is mitigated through improvements proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking, and road and transit services. StafT Findinl!: Staff does not believe that the proposed amendment will place considerable additional demand on public infrastructure or necessitate additional public improvements. The applicable referral agencies have reviewed the proposed amendment and have indicated that sufficient public infrastructure exists to accommodate the proposed development. Staff finds this criterion to be met. 8 o :) / / / APPROXIMATE LINE OF FOUNDATION BELOW /?/' ~) , !h~. 1:::/.' 0 ;' ,Ms;;"t.1/ ^,,'o.MA"TOPOfr~/~~~J' '0, j/e"-' '-~ ~>,i /.. . . '<). ,HOTTU , ! ,,,-- ., c" ( ~~:~t(' 'oj , ' '- -,,,,=.--. "",-' , , , "'5T,"G RET^'N'NG W^LL ~' , / 'I // , / ~ flJ} flJ} ~ '" (X ~ I ~ 1'1 I'(,tf MEMORANDUM To: Development Review Committee From: Alex Evonitz, Com. Dev. Engineer Date: August 24, 2005 Re: Aspen Meadows Health Center SPA Amendment ParcellD # 2735-121-29008 Attendees; Alex Evonitz, Com. Dev. Eng.: James Lindt, Com. Dev Planning; Nick Adeh, Engineering; Ed VanWalraven, Aspen Fire; Denis Murray, Building; Phil Overeynder, Water/Electric; Brian Flynn, Parks; Jim Curtis, Curtis Associates; Olivia Emery, A4 Architects. The Development Review Committee has reviewed the Aspen Meadows Health Center SPA Amendment at their August 24, 2005 meeting and has compiled the following comments: General: Changes to the existing facility include some interior remodeling for locker rooms and changes in use for other areas, Additions to the existing structure are also part of the current proposal. Proposed on the northwest side of the building is new construction to facilitate Pilates and yoga uses. The northeast side will see the installation of an indoor/outdoor Jacuzzi. The final proposed use change is the demolition of the existing maintenance facility that also resided on the northeast side of the building. An addition to a portion of the existing parking garage is part of the current plan, This will become the relocated maintenance facility. The loss of an estimated eight (8) parking spaces will be relocated adjacent and between the existing tennis courts near the entrance to the compound. Planner - James Lindt; . The HPC has voiced concerns about the relocated parking between the existing tennis courts because of the visual impacts. . There no issues related to stream margin concerns. . Exterior lighting changes will have to meet current standards, Building Department - Denis Murray; . The following plans must be submitted as part of the building permit application: Excavation Stabilization Plan, Drainage and Soil Reports and a Construction Management Plan (CMP). The CMP at the time of pre-submittal may help to minimize comments later. ,p..... , Page 2 of 5 August 24, 2005 Aspen Meadows Health Center . Fencing around the current lap pool and the proposed leisure pool will need to brought to current IBC standards, The Spa Jacuzzi falls into the category of a pool also. . In the area of the Jacuzzi, concern for the proximity to the adjacent steep slope will need to be addressed to prevent potential falls down the slope, . Stabilization in the areas of the leisure pool and the Jacuzzi should be included in any stability report. . Full access to both the Jacuzzi and leisure poll is required to be ADA compliant. This includes access into and out of both new water features. . Current electrical services may need to be brought current as part of this work. The same holds true for the mechanical facilities, These can be done independently from the current systems if desired. . A discussion regarding the reopening of an old sundeck ensued, It was determined that if less then 250 s,f. was reopened that use would be allowed. The use of the existing spiral staircase is possible as long as railings are current. . The maintenance facility relocation may present issues of use separation. Depending on the equipment and materials being stored several separation concerns are triggered, . Updating of the current ramps serving the lower level of the garage would be a good option at this time, The possibility of a limited use limited access elevator may be necessary. .~' Fire Protection District - Ed VanWalraven; . Sprinklers and alarms per code are required for the building. The new system modifications need to tie into the current systems main panel. . The necessary line sizing for sprinklers and water service will need to be submitted, Engineering Department - Nick Adeh; . The City Engineer's pre-published Standards for Design and Construction apply to this project. . Attention to potential storm water runoff and potential slope stability need to be acknowledged. . Included in the CMP should be the following topics; construction traffic routing, erosion BMP's, soil stabilization, drainage impacts, construction phasing plan. The construction traffic routing should be Meadows Avenue to Seventh Street and finally to SH 82. . That CMP should be made a condition of approval. . Drywells will likely be part of the drainage design. Those facilities should be well away from the abutting steep slope. . The City Engineer and Community Development Engineer need to be involved early in the design effort to minimize potential pit falls in the permit application. Housing Office - No attendance .,-.".... Page 3 of 5 August 24, 2005 Aspen Meadows Health Center Parks - Brian Flynn; ","""I "',.# . Tree Removal: An approved tree permit is required prior to approval of the building permit. An approved tree permit requires a proposed landscape plan identifying trees for removal and means and schedule for mitigation. Please contact the City Forester for more information 920-5126, Per the SPA the trees removed will be replaced with trees up to equal caliper inch, . Tree Protection: A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site. o A formal plan indicating the location of the tree protection will be required in the bldg permit set. o There will be no storage of construction materials, backfill, tools or construction traffic inside of the protective fence, o There is no excavation or disturbance of the native area inside of the protective fence. o This fence must be inspected by the city forester or his/her designee (920- 5120) before any construction activities are to commence. . Additional Tree Protection: Due to the location of excavation and work the parks Department will require and work with the Aspen Meadows to identify specific root protection measures to be used through out the length of the project. The project representative shall meet with the Parks Department to work out these details and show these plans in the building plan set. . Access: Parks is requiring a detailed plan outlining access to and from the construction area. Access plans should detail all protection vegetation measures and construction staging areas. . Erosion Control: Silt fencing shall be installed along the top of slope. Silt fencing shall be installed to City of Aspen standards. Additional erosion control measures will be needed in order to prevent any materials, backfill and debris from sliding down the hillside. . NW Elevation: Parks is recommending that Community Development require the building and hot tub be moved away from the slope in order to prevent negative impact to the native vegetation. Additionally, as planned Parks feels the building footer will be visible from the public trail and open space located below the site. Parks is concerned with the protection of the slope and how the new additions will affect the native vegetation on the hillside and views form the open space below. Parks would like to see an elevation of the building and hot tub area. . Native Restoration: is required on all hillside areas disturbed during the installation of any proposed construction activities. A restoration plan should be developed for the disturbed areas around the leisure pool, new hot tub and studio balcony and building. . Tap Locations: when planning for new water line and sewer taps in both phases (athletic club and maintenance facility) plan around all tree drip ones and existing vegetation. Water - Phil Overeynder; . The old building services will need to be abandoned before the installation of the new servIces, Page 4 of 5 August 24, 2005 Aspen Meadows Health Center . On the proposed service plan for the water system, the proposal to serve the free- standing townhomes through a common line routed through the Aspen Club commercial building does not comply with Section 25.12.100 of the municipal code. A separate service is required for each of these units, Extension of and looping for the water main may be required to establish water service to the proposed development. This will also improve fire protection for the proposed development.. . Only a single wall penetration will be allowed for water service and fire. . Coordination between the waterline relocation that is part of the Conference Center is necessary to ensure no conflicts with alignment and depths. . Service for both current projects is available. ...., '" "'",.." Zoning Officer - Sara Oates; . The Aspen Meadows is seeking a SPA amendment for an addition and modifications to the Aspen Meadows Health Center. The zoning for the Aspen Meadows Health Center is Academic (A) with a SPA overlay. Dimensional requirements were set out in the original SPA plan in 1991 and the applicant is requesting modifications to the plan concerning the FAR for the Health Center. . It is does not appear the height limit of the Aspen Meadows and associated buildings were established and a height limit should be specified in this SPA approval. . Staff cannot determine compliance with the dimensional requirements, as the plans provided are not to scale. Zoning compliance will be determined at the time of building permit submittal. . The applicant is required to meet Section 26,575.150, Outdoor Lighting and Section 26.510, Signs. Community Development Engineer - Alex Evonitz; . A coordinated schedule for the relationship between both construction projects is being required. Consideration to the issues of construction deliveries and material storage need coordination, . Drainage for the two projects must also be a coordinated design. . No encroachment licenses will be necessary since the site is all on private property. Parking - No attendance Environmental Health - . I will not be doing a full report for the meadows since EH can only comment on the 27 s.f. ADA bathroom expansion. . Given the size of the expansion from previous approvals, EH recommends covered bike storage to encourage locals to bike to the club and not drive, Aspen Consolidated Waste District - Tom Bracewell; Page 5 of 5 August 24, 2005 Aspen Meadows Health Center . Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. . ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system, . On-site utility plans require approval by ACSD. . Oil and Sand separators are required for parking garages and vehicle maintenance establishments, o Driveway entrance drains must drain to drywells. o Elevator shafts drains must flow thru o/s interceptor . The open area next to the maintenance facility will have to drain to a separate oil and sand interceptor that will then direct the water flows to a drywell or storm sewer system. . Below grade development may require installation of a pumping system, . One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line. . If additional taps are needed to serve the spa or maintenance facility, an additional full tap fee will be charged to the development. . Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. . All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. . Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. . Any glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. . The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. / E;d1,'b l't- '(yl RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) AND DEMOLITION FOR 880 MEADOWS ROAD, THE ASPEN MEADOWS HEALTH CENTER, WITHIN THE ASPEN MEADOWS SPA, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 36, SERIES OF 2005 PARCEL ID: 2735-121-29-008 WHEREAS, the applicant, The Aspen Institute, represented by A4 Architects and Jim Curtis, have requested Major Development (Conceptual) for the property located at 880 Meadows Road, The Aspen Meadows Health Center. within the Aspen Meadows SPA, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order to authorize a demolition, according to Section 26.415,080, Demolition of designated historic properties, it must be demonstrated that the application meets anyone of the following criteria: a. The property has been determined by the city to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen. or d. No documentation exists to support or demonstrate that the property has historic. architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish. all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located. and b. The loss of the building, structure or object would not adversely atlect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c, Demolition of the structure will be inconsequential to the historic preservation needs of the area; and WHEREAS, Amy Guthrie, in her staff report dated September 14,2005, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on September 14, 2005, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and "City of Aspen Historic Preservation Design Guidelines" and approved the application with conditions by a vote of 4 in favor and 1 abstained, NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants approval for Major Development (Conceptual) and Demolition with the following conditions: I. As an advisory comment, HPC stresses the importance of minimizing the demolition of any original building walls that become interior walls as a result of this project. This is important to preserving the historical record of the building. 2. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan, Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may. at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date, 3. ^ landscape plan (if applicable), lighting, fenestration and detailing, selection of new materials, and technical issues surrounding the preservation of existing materials will all be addressed at Final Review, 4. HPC is in favor of expediting the demolition of the non-historic wall surrounding a sunbathing area on the southeast corner of the building, The applicant may apply for such a building permit at any time. 5. Study the possibility of reconstructing the original windscreen that sat on top of the Health Club for Final review. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of September, 2005. Approved as to Form: ATTEST: David Hoefer, Assistant City Attorney Kathy Strickland, Chief Deputy Clerk Approved as to content: HISTORIC PRESERV A nON COMMISSION Jeffrey Halferty, Chair ~;I.IIIIIIIIIIIIIII ~ ri.~~~:::; :::Xh, ~ j} "e SILVIA DAVIS PITKIN COUNTY CO R 31.00 D 0.0e '-. ORDINANCE NO. 45 (SERIES OF 2004) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN APPROVING AN AMENDMENT TO THE ASPEN MEADOWS SPECIALLY PLANNED AREA (SPA) AND AN AMENDMENT THE ASPEN INSTITUTE'S GMQS EXEMPTION FOR AN ESSENTIAL PUBLIC FACILITY TO ALLOW FOR A PREVIOUSLY APPROVED LODGE BUILDING TO BE CONSTRUCTED AS A CONFERENCE AND MEETING HALL, 84S MEADOWS ROAD, LOT lA OF THE ASPEN MEADOWS SUBDIVISIONISPA, CITY OF ASPEN, PITKIN COUNTY, COLORADO Parcel No. 2735-121-29-008 WHEREAS, the Community Development Department received an application from The Aspen Institute ("Applicant") requesting an amendment to the Aspen Meadows Specially Planned Area (SPA) and an amendment to the Aspen Institute's GMQS exemption for an Essential Public Facility to allow for the construction of a Conference and Meeting Hall on Lot lA, of the Aspen Meadows Subdivision/SPA; and, WHEREAS, the Aspen Institute has provided written consent to apply for a SPA Amendment from the Music Associates of Aspen and the Aspen Center for Physics per the requirements for an amendment to the Aspen Meadows SPA; and, WHEREAS, City Council Ordinance No.l4, Series of 1991, zoned the subject '" property to Academic with a SPA Overlay and approved the final SPA development plan subject to this amendment; and, WHEREAS, pursuant to Section 26.440 of the Land Use Code, City Council may approve an amendment to a Specially Planned Area during a duly noticed public hearing after considering a recommendation from the Planning and Zoning Commission made at a duly noticed public hearing, and after considering comments from the general public, .a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and, WHEREAS, the Fire Marshal, Aspen Consolidated Sanitation District, the City Water Department, City Engineering, City Streets Department, and the Community Development Department reviewed the proposal and recommended approval; and, WHEREAS, during a duly noticed public hearing on November 16, 2004, the Planning and Zoning Commission recommended, by a five to zero (5-0) vote, that City Council approve an SPA amendment to the Aspen Meadows Specially Planned Area (SPA) and an amendment to the Aspen Institute's GMQS exemption for an essential public facility to allow for the construction of a Conference and Meeting Hall in the place of the unbuilt lodge structure on Lot lA, of the Aspen Meadows Subdivision/SPA; and, WHEREAS, the Aspen City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal is consistent with the goals and elements of the Aspen Area Community Plan; and, 1 "..... ...., ..... ,~ I 111111 IIIII IIIIIIIIIUIIIIII IIIU 1IIIIIIIIIIr~;~~~! ~0: 05 SILVIA DAIIIS PITKIN COUNTY CO R 31.00 D . .0" WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO as follows: Section 1 That City Council hereby approves an SPA amendment for the Aspen Meadows Specially Planned Area (SPA) and an amendment to the Aspen Institute's GMQS Exemption for an essential public facility to allow for the construction of a Conference and Meeting Hall on Lot lA of the Aspen Meadows Subdivision/SPA, with the following conditions: I. A amended SPA agreement representing the changes to the Aspen Meadows Subdivision/SPA discussed herein shall be recorded at the Pitkin County Clerk and Recorder's Office within 180 days of the final approval by City Council. 2. An amended SPA Plan shall be recorded in the Pitkin County Clerk and Recorder's Office within 180 days of the final approval by City Council shall include the following: ,- a. A fwal plat meeting the requirements of the City Engineer and showing: easements, encroachment agreements and licenses (with the reception numbers) for physical improvements, and location of utility pedestals. b. An illustrative site plan of improvements, landscaping, requirements as approved. the project showing the proposed parking, and the dimensional c. A drawing representing the project's architectural character. 3. The dimensional requirements approved for the Conference and meeting Hall are as follows: Per Final SPA Plans Per Final SPA Plans 11,917 SF Per the Meadows SPA approved pursuant to Ordinance No. 14, Series of 1991 2 .- ~, ,~. -. / -....,.I 111111111111111 n 1III1111 11111111111111 :~~~::! ~e:e5 SILVIA DIWIS PITKtN COUNTY CO R 31.00 D 0.00 The building permit application shall include: 4. - a. A copy of the final Ordinance and recorded P&Z Resolution, as well as the Final HPC Resolution. b. The conditions of approval printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. Building permit plans shall include a detailed plan submitted for stream margin protection. The detailed plan shall identify; Location of silt fencing and erosion control along the hillside. The City can provide specifications if needed: minimum requirements include a silt fence and straw bales placed in a manner preventing erosion and protect the river from residual run-off. e. Building permit plans shall include a detailed plan submitted for Construction staging. This plan shall detail how the construction will take place with staging, storage of materials and locations of vehicles so that trees remaining on site will not be impacted and remain protected. ,"". f. Building permit plans shall include a detailed plan submitted for Tree Protection. Tree protection fences must be in place and inspected by the city forester or hislher designee (920-5120) before any construction activities are to commence. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree on site. There should be a location and standard for this fencing denoted on the plan. g. Proposed art wall will need to be identified on site plans and constructed in a manner that impacts the least amount of existing vegetation. Construction plan for wall shall include tree removals and protection. h. All new plantings will need to be irrigated and landscape plan reviewed by Parks Department 1. A restoration plan should be developed for the disturbed areas around the terrace and patio. j. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer, which maintains sediment and debris on-site during and after construction. If a ground recharge 3 r-. 1111111 11111 111111 III IIIUIIII 11111 III IIIIIIIUI ~;~~~;! ~ee~ SILVIA DAVIS PITKIN COUNTY CO R 31.ee D e.ee system is required, a soil percolation report will be required to correctly size the facility. A 2-year storm frequency should be used in designing any drainage improvements. ,\, I k. A construction management plan pursuant to the requirements specified in Condition No.9 included herein. I. A fugitive dust control plan to be reviewed and approved by the Environmental Health Department, as detailed in Condition No. 4 included herein. 5. Throughout the structure, the Applicant shall install a fire alarm system meeting the requirements of the Fire Marshal. The Applicant shall also install a fire sprinkler system that meets the requirements of the Fire Marshal. 6. Prior to issuance of a building permit: a. The primary contractor shall submit a letter to the Community Development Director stating that all conditions of approval have been read and understood. r '- b. All tap fees, impacts fees, and building permit fees shall be paid. If an alternative agreement to delay payment of the Water Tap and/or Parks Impact fee is finalized, those fees shall be payable according to the agreement. 7. The Applicant shall submit to the Environmental Health Department a fugitive dust control plan which includes, but is not limited to fencing, watering of disturbed areas, continual cleaning of adjacent paved roads to remove mud that has been carried out, or other measures necessary to prevent windblown dust from crossing the property line or causing a nuisance. This shall be required with the submittal for building permits. 8. The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with 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. 9. The Applicant shall comply with the Aspen Sanitation District's rules and regulations, No clear water connections (roof, foundation, perimeter drains) to sanitary sewer lines shall be allowed. All improvements below grade shall require the use of a pumping station. 10. The Applicant shall abide by all noise ordinances. Construction activity is limited to the hours between 7 a.m. and 7 p.m on Monday thru Saturday. 4 ,..,-. '-- IIIIIIIIIIII~ I :.~~~:::: :..~ SILVIA DAVIS PITKIN COlJNTY CO R 31.88 D 8.88 11. There will be no construction material or dumpsters stored on the public rights-of-way unless a temporary encroachment license is granted by the City Engineer. In addition, the Applicant shall submit a full set of construction management plans that are consistent with the City Construction Management Plan Guidelines at the time of building permit submittal. - '...., / 12. The Applicant shall submit a food service plan for review by the Environmental Health Department and obtain a food service license if required, prior to serving food from the catering kitchen. If determined to be necessary by the Aspen Consolidated Sanitation District, the Applicant shall install an oil and grease interceptor in the catering kitchen. 13. All exterior lighting shall meet the City of Aspen Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor Lighting, as may be amended from time to time. 14. The applicant has agreed to meet with representatives of the Pitkin Green Homeowner's Association to discuss screening measures for the new building. ......", Section 2: That the I ,500 undeveloped square feet remaining from the Conference and Meeting Hall (given it's slightly smaller dimensions than the previously approved lodge structure) be reserved for future expansion of the Health Club located on the same campus, subject to a Substantial SPA Amendment. Section 3: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing 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 4: This Ordinance shall not affect 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 5: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. 5 ,,.., I~IIIIIIIIUI~ ~III UII ~ IIIII ~~~~:;~ ~~:05 SILVIA ORVIS PITKIN COUNTY CO R 31.00 0 e.00 ,,-.". Section 6: A public hearing on the Ordinance shall be held on the 13th day of December, 2004, at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same was published in a newspaper of general circulation within the City of Aspen. - INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 2200 day of November, 2004. ..' 1~ti..'~~ .. ,..' \.' ..... r~.~' 1l (J ......,. '.:. .:.'~ '. "'* if "i "~\\ ", Helen K. Klanderud, Mayor .' .," c FlNALL Y, adopted, passed and approved this L':; day Of~OO4. ~, "" , .' ,'A .. ,. l'.. "," '...I .'-' ""~ ~l Approved as to form: . -7 , ~~//J~ ~orn ~ 6 0.. co ~ ~ +-' -- e "" .- 0 u -- > I Ul 1:: :J L- a () Q) f Ul I '2 c: +-' CD f- e Q) , () ..c +-' - CO ()) I u. +oJ ..0 ..c >< W - c: CD f- o '0 :J :; III!' ....- z Q) CD au.. <0 '" o N .... o co ..,. o ..,. N o N ~ o ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: He~/!h it'&(Lc V ,~~pen:rCo A5fJ~V\ M.e~ SCHEDULED PUBLIC HEARING D:TE: 101 Lf;/ n <:; ,200 STATE OF COLORADO ) ) ss. County of Pitkin ) I, ~' 1M <f/ S l--t ' 1/1 J /~. (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner' ~ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in tile City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. o \, Posting of notice: By posting of notice, which form was obtained from the Cummunity Development Department, which was made of suitable, walerproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the _ day of ,200_, to and including the Gate and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. L Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code, At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency t~t owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall bb. those on the current tax records of Pitkin County as they appeared no more than SiXlY (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) !l.ezol1ing or {ext amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such ,-evision be made by repeal of this Title and enactment of a new land use :egulation, or otllerwise, the requirement of an accurate survey map or other iuilicient legal description of, and the notice to and listing of names and .,([dresses of owners of real property in the area of the proposed change shall 1e waived. However, the proposed zoning map has been available for public - 'Epection in the planning agency during all business hours for fifteen (15) days ,,-jar to tile public hearing on such amendments, {l:!:wM-~""'77J; <11 S ature Th~ "Affidavit of Notice" was ~~w:ed;~ befot me th:iiJ- day of , 20~, by . ~ lY'""\ l , WITNESS MY HAND AND OFFICIAL SEAL Lf,/ .:2310 =t- PUHUC NOTICE RE- ASPEN MEADOWS SPECIALLY PLANNED AREA AMENDMENT AND GMQS REVIEW FOR AN ESSENTIAL PUBLIC FACILlTY, ASPEN INSTI11ITE HEALTH CENTER . NOTICE 15 HEREBY GIVEN that a pubhc hearing will be held on Tuesday, October 4. 2005 atameeti[]gtobeginat4:30p.m.befon:'he~ pen Planning and ZoningCommission,SlsterClt- ies Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by the Aspen Institute 1000 N. Third Street, Aspen, CO 81611, requesti~g approval 01 a Specially :lanned Area (SPA) amendment and a GMQS reVIew lor an es- sential public facility to allow.fo.T the construe- lion 01 an expansion !o the eXlstmg Aspen lnsll- tute Health Center and lor the existing mainte- nance facility to be moved to the parking garage ","dore. The pmp"ty ,obj"t to th,oppb n~OG'D" "'llOF "''HEPOS''''E'D ~TO"''lC'E 'C'1G'~n tion is commonly known as the Resmck Health 'J... :.I\.L'i.r. :.I. :.I. 1 Y1:.I. {IJ. 1 Y/ andWellness Center and is legally described as Lot lA of the Aspen Meadows Subdivision/~PA. For further information, co~tact James Undt at NERS AND GOVERNl\1ENTAL AGENCIES NOTICED the City 01 Aspen~lOmmumty Development De- partment, 130 S. Gena St., Aspen. CO, (970) 429- BY MAIL 2763, jamesi@CLas ,~n.co.us. . Applicant: Aspen ~slitute, 1000 N. Thm) Street, Aspen, CO 81611 ~ s/Jasmine Tygre, Chair Aspen Planning and Zoning Commission Published in the Aspen Times Weekly on Septem- ber18,2005.(3087) My commission expires: ~ Notary Public ATTACHMENTS: COPY OF THE PUBLICATION ,r' .... ...-. '-'" AFFIDAVIT OF PUBllC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: gf!& (Y1&*4~ , Aspen, CO , 200-? SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ) SS. I, (name, please print) representing an pplicant to the City of Aspen, Colorado, hereby personally certify that I have comp d with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ~publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. ~sting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed ofletters not less than one inch in height. Said notice was posted in a conspicuous place on the subject property at least fiftee~15) days pri r to the public hearing and was continuously visible from the j2?day of , ,200 r;; , to and including the date and time of the public hearin . A photograph of the posted notice (sign) is attached hereto. /Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code, At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U,S. mail to all owners of property within three hundred (300) feet of the property subject to the development application, and, at least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) ) ,-.. ....... ...... '-' Rezoning or text amendment, Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. The to.egrg ~avit of Notice" was a of C' c- , 200 6:" by w1 CV(. 1/:7 owledged before me this --3 day WITNESS MY HAND AND OFFICIAL SEAL My commission expires: a ~A:I Notary Public :?-2-f7---0 b ~-. . :'\00 ...O~ ..,.- ~o ......-.. < ~ ,..... 4. ... .... y- o c>", \ i ~ r "." ,O:':l c . ATTACHMENTS: . ...." (J If .1. :,:' . \11,f;:...........~:~" ,,/ ""t.,~\\ COPY OF THE PUBLICATION GRAPH OF THE POSTED NOTICE (SIGN) RS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL - '-' """"",,, ....; PUBlIC NOTICE RE: ASPEN MEADOWS SPECIALLY PLANNED AREA AMENDMENT AND GMQS REVIEW FOR AN ESSENTIAL PUBlIC FAClllTY, ASPEN INSTITUTE HEALTH CENTER NOTICE IS HERFBY GIVJiN that a public hearing will be held on Tuesday, October 4, 2005 at a meeting to begin at 4:30 p.m. before the Aspf11 Plaming and Zoning Commission, Sister Cities Room, City Hal~ 130 S. Galf11a St., Aspf11, to consider an application submitted by the Aspen Institute, 1000 N. Third Street, Aspen, CO 81611, requesting approval of a Specially Plamed Area (SPA) amendment and a GMQS review for an essf11tial public facility to allow for the construction of an expansion to the existing Aspf11 Institute Health Center and for the existing maintenance facility to be moved to the parking garage structure. The property subject to the application is commonly known as the Resnick Health and Wellness Center and is legally described as Lot I A of the Aspen Meadows Subdivision/SPA. For further information, contact James Lindt at the City of Aspf11 Community Development Dep<rtment, 130 S. Galf11a St., Aspf11, CO, (970) 429-2763, jamesl@ci.a;pen.co,us. Applicant: Aspf11 Institute, 1000N. Third Street, Aspf11, CO 81611 s/Jasmine Tvgre, Chair Aspen Planning and Zoning Commission Published in the Aspf11 Times on September 18,2005 ----------------------------------------------------------------- ----------------------------------------------------------------- City of Aspen Account 630 MEADOWS COLORADO TRUST CIO GOULD & RATNERIJXC 222 N LASALLE ST SUITE 800 CHICAGO, IL 60601 ASPEN INSTITUTE INC 1000 N THIRD ST ASPEN, CO 81611 CAMALOTT A ENTERPRISES L TO DUNCAN CIO 675 MEADOW RD ASPEN, CO 81611 COVENTRY JANE CIO LA SALLE JOHN 0 675 MEADOWS RD ASPEN, CO 81611 ESTRIN CARRICO FAMILY TRUST 101 FIRST ST #508 LOS ALTOS, CA 94022 FORD MERRILL M & FREDERICK C III 51 MEADOWS TRUSTEE RD #51 ASPEN, CO 81611 GORSUCH JEFFREY S 48.935% INT 707 W NORTH ST ASPEN, CO 81611 HOFFMAN LARRY J & DEBORAH 1221 BRICKELL AVE MIAMI, FL 33131 IBH PROPERTY TRUST HARRIS IRVING B TRUSTEE 191 NWACKERDR#1500 CHICAGO,IL 60606-1899 LPRP RIVER LLC 50% LPRP MILL LLC 50% 201 N MILL ST #203 ASPEN, CO 81611 - '-' 817W NORTH LLC CIO GARY A WRIGHT 715 W MAIN ST ASPEN, CO 81611 BAIRD STEPHEN W & SUSAN MERRITT TRUSTEES 120 S LASALLE ST CHICAGO, IL 60603 CITY OF ASPEN 130 S GALENA ST ASPEN. CO 81611 DIGIGLlA LE RAY DIGIGLlA JOHN WILLIAM PO BOX 4305 ASPEN, CO 81612 FELDER RICHARD B & DEBORAH S 11498 E CAROL WAY SCOTTSDALE, AZ 85259-2620 GANTZEL JOAN & STEEN 705 MEADOWS RD ASPEN, CO 81611 HANSEN SALLY PO BOX 9343 ASPEN. CO 81612 HOLLENBECK FAMILY 50% CIO KATHY SHIELDS WIDLUND 5256 E MINERAL CR CENTENNIAL, CO 80122 KENROSS LUX S A CIO HANK HOLT 3765 CHAMPION BLVD WINSTON-SALEM, NC 27115 MARQUSEE CHARLES B PO DRAWER X BOCA RATON. FL 33429 .- .....",I ASPEN CENTER FOR PHYSICS 700 E GILLESPIE ASPEN, CO 81611 BJS FAMILY TRUST 155 FIFTH ANITA DR LOS ANGELES, CA 90049 COLGATE S A & R W TRST 422 ESTANTE LOS ALAMOS, NM 87544 DUNCAN DAVID CIO LA SALLE JOHN 0 675 MEADOWS RD ASPEN, CO 81611 FERGUSON JAMES & ESTHER PO BOX 1457 CHARLESTON, SC 29402 GOLDRICH REV TRUST MELINDA 825 W NORTH ST ASPEN, CO 81611-1173 HARRIS ROBERTA H 6 LONGFELLOW PARK CAMBRIDGE. MA 02138 HOLMES ROBERT & AUDREY 45 BERMUDA RD WESTPORT, CT 00880 LAMM RICHARD 0 1700 LINCOLN ST #4000 DENVER, CO 80203 MILE HIGH HOLDING CO 1991 E ALAMEDA AVE #9 DENVER, CO 80209 . MORRIS JOHN S JR PO BOX 8991 ASPEN. CO 81612 REED PRESLEY 0 & PATRICIA 999 8TH ST BOULDER, CO 80302 SHIELDS ARLENE M ESTATE OF 23% CIO KATHY SHIELDS WIDLUND 7203 S HARRISON WAY LITTLETON, CO 80122 VESTAMERICA INC 3102 N OAKLAND ZION RD FAYETTEVILLE, AR 72703 WESTVIEW HOLDINGS LLC CIO ASSESSMENT TECHNOLOGIES 111 SOLEDAD ST STE 1100 SAN ANTONIO, TX 78205 - '- MUSIC ASSOCIATES OF ASPEN INC 2 MUSIC SCHOOL RD ASPEN, CO 81611-8500 SARPA JOHN G & JAN JONES SARPA 71 MEADOWS #7 ASPEN, CO 81611 SHIELDS ROBERT L 13.5% INT 5750 OAK CREEK LN LITTLETON, CO 80121 WALDECK VIVIAN G 915 W NORTH ST ASPEN, CO 81611.1171 WESTVIEW HOLDINGS LLC PO BOX 460567 SAN ANTONIO, TX 78266 -.. -' PITKIN COUNTY 530 E MAIN ST STE 302 ASPEN, CO 81611 SHERMAN HARRIS D 370 17TH ST STE 4500 DENVER, CO 80202-5647 SMITH VICTORIA LEA 1160 PARK AVE NEW YORK, NY 10128 WELLS JANE I & JONATHAN R 721 W NORTH ST ASPEN, CO 81611 WING KAREN J PO BOX 3303 SPRING, TX 77383 o o MEMORANDUM TO: Chris Bendon, Community Development Director FROM: James Lindt, Senior Planner RE: Aspen Meadows Insubstantial SPA Amendment- Relocation of Maintenance Facility DATE: September 20, 2005 APPLICANTS: Aspen Institute, with consent to apply from the Aspen Institute for Physics and the Music Associates of Aspen. LOCATION: 880 Meadows Road. ZONING: Academic with a Specially Planned Area (SPA) Overlay. REVIEW PROCEDURE: Insubstantial amendments to an approved SPA may be approved, approved with conditions, or denied by the Community Development Director, pursuant to Land Use Code Section 26.440,090(A), Amendment to SPA development order. BACKGROUND: The Applicant has applied for a substantial SPA amendment to the Aspen Meadows SPA to do an extensive remodel and addition to the existing health center at the Aspen Meadows. In conjunction with the substantial SPA amendment, the Applicant has made a request for an insubstantial SPA amendment to move the existing maintenance facility from the health center building to within an underground extension to the Aspen Meadow's parking garage facility. Related to the request to move the maintenance facility, the Applicant has requested the ability to provide eight (8) paved parking spaces between the tennis courts (please see parking plan attached as Exhibit "C") that exist on the east side of Meadows Road to replace the seven (7) parking spaces that would be lost in the parking garage as a result of the relocation of the maintenance facility. STAFF COMMENTS: In reviewing the application to relocate the maintenance facility from the health center building to within the underground extension to the parking garage, Staff believes that the proposal complies with the review standards for granting an insubstantial amendment to an approved SPA. The proposal will not alter the dimensional requirements approved in the original SPA with the exception of providing one additional parking space within the SPA. Furthermore, Staff feels that the parking garage is a more appropriate location to house the maintenance facility for the campus than its existing location in the health center. Staff has proposed a condition of approval that requires that the Applicant apply for and obtain all necessary building penn its to construct the underground extension to the parking garage for the maintenance facility. The new maintenance facility space shall also be required to meet all applicable ADA accessibility requirements and building code requirements. Another condition of approval that has been proposed by Staff requires that the proposed surface parking between the tennis courts be constructed such that there is no disturbance to, - /~ -' " ,.-. ACCEPTANCE: I, as a person being or representing the Applicant, do hereby agree to the conditions of this approval and certify the information provided in this application is correct to the best of my knowledge, , xecutive Vice pr~~~dirf 2 ~ ZooS- it te ATTACHMENTS: Exhibit A --Review Criteria and Staff Findings Exhibit B --Application Exhibit C -- Surface Parking Plan 3 "'" .., . Exhibit A Review Criteria & Staff Findings Insubstantial SPA Amendment. The Community Development Director may approve an amendment to an approved SPA if the proposal meets the following review standards, 1. A change in the use or character of the development. Staff Finding:: Staff does not believe that the proposal changes the character of the Aspen Meadows SPA. The maintenance facility already exists on the site and the Applicant simply would like to move it to a more appropriate place within the campus. Staff finds this criterion to be met. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land Staff Finding:: The proposed SPA Amendment will not significantly change the land coverage of structures within the Aspen Meadows SPA because the proposal is simply to move the existing maintenance facility to within a below grade extension of the existing parking garage. Staff finds this criterion to be met. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities, Staff Finding:: Staff believes that the proposal to move the maintenance facility from the health center building to within the proposed underground extension to the parking garage will have no impact on trip generation or the demand for public facilities on the site, Staff finds this criterion to be met. 4. A reduction by greater than three (3) percent of the approved open space. Staff Finding:: The proposal does not propose a reduction in open space on the site. The proposed surface parking is in a location that is already used on an informal basis as parking by some of the tennis players. Staff finds that this criterion to be met. 5. A reduction by greater than one (1) percent of the off-street parking and loading space. - - ~'.......,< , '-".I Staff Finding: The Applicant is not proposing to reduce the amount of on-site parking within the SPA. Staff finds that this criterion does not apply. 6. A reduction in required pavement widths or rights-of-way for streets and easements. Staff Findin~: The Applicant is not proposing changes to right-of-way widths. Staff finds that this criterion does not apply. 7. An increase of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. Staff Finding: The Applicant is not proposing an increase in net leasable space over what currently exists, Staff finds that this criterion to be met. 8. An increase by greater than one (1) percent in the approved residential density of the development. Staff Findin~: The Applicant is not proposing a change in the residential density. Staff finds that this criterion does not apply. 9. Any change which is inconsistent with a condition or representation of the project's original approval or which requires granting a further variation from the project's approved use or dimensional requirements, Staff Finding: The Applicant is not requesting an amendment to the project's approved dimensional requirements. Additionally, the Applicant is not requesting a variation from the approved uses established in the 1991 Aspen Meadows SPA approvals, Staff finds that this criterion does not apply. ~ Exhibit A Review Criteria & Staff Findings Insubstantial SPA Amendment. The Community Development Director may approve an amendment to an approved SPA if the proposal meets the following review standards. . 1. A change in the use or character of the development. Staff Findin!!: Staff does not believe that the proposal changes the character of the Aspen Meadows SPA. The maintenance facility already exists on the site and the Applicant simply would like to move it to a more appropriate place within the campus. Staff finds this criterion to be met. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. Staff Findin!!: The proposed SPA Amendment will not significantly change the land coverage of structures within the Aspen Meadows SPA because the proposal is simply to move the existing maintenance facility to within the existing parking garage. Staff finds this criterion to be met. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities. Staff Findin!!: Staff believes that the proposal to move the main.tenance facility from the health center building to within the parking garage will have no impact on trip generation or the demand for public facilities on the site. Staff finds this criterion to be met. 4. A reduction by greater than three (3) percent of the approved open space. Staff Findin!!: The proposal does not propose a reduction in open space on the site. The proposed surface parking is in a location that is already used on an informal basis as parking by some of the tennis players. Staff finds that this criterion to be met. 5. A reduction by greater than one (1) percent of the offstreet parking and loading space. Staff Findinl!: The Applicant is not proposing to reduce the amount of on-site parking within the SPA. Staff finds that this criterion does not apply, 6. A reduction in required pavement widths or rights-of-way for streets and easements. Staff Findinl!: The Applicant is not proposing changes to right-of-way widths. Staff finds that this criterion does not apply, 7. An increase of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. Staff Findinl!: The Applicant is not proposing an increase in net leasable space over what currently exists. Staff finds that this criterion to be met. 8. An increase by greater than one (1) percent in the approved residential density of the development. Staff Findinl!: The Applicant is not proposing a change in the residential density, Staff finds that this criterion does not apply. 9. Any change which is inconsistent with a condition or representation of the project's original approval or which requires granting a further variation from the project's approved use or dimensional requirements. Staff Findinl!: The Applicant is not requesting an amendment to the project's approved dimensional requirements, Additionally, the Applicant is not requesting a variation from the approved uses established in the 1991 Aspen Meadows SPA approvals. Staff finds that this criterion does not apply, --. ~ ~ '-, ,,.,, CURTIS '3? ASSOCIATES MEMORANDUM TO: James Lindt Jim Curtis, Owner's Representativ~ September 19, 2005 SEP 1 9 2005 FROM: DATE: RE: Aspen Institute Aspen Meadows Health Center Remodel & Addition SPA & HPC Application, Dated July 29,2005 880 Meadows Road Parcel # 2735-121-29008 Pursuant to the attached emails, please split out and process the Maintenance Facility relocation and reconstruction as an Insubstantial SPA Amendment. Please call or email on any questions. As always, thank you for your time and assistance. Thanks. 300 East Hyman Avenue' Second Floor . Aspen, Colorado 81611. ph, (970) 920-1.195. fax, (970) 925-5046 - ,...~ - , -' From: jim curtis <jcurtis@sopris.nel> To: James Lindt <jamesl@cLaspen.co.us> Date: Friday, September 16, 2005 9:50 Subject: Re: Meadows SPA Amendment: Health Center Fri, Sep 16, 2005 9:51 Yes. I will get you a letter Mon./Tues. Thanks. > From: "James Lindt" <jamesl@ci.aspen.co.us> > Date: Thu, 15 Sep 2005 11:51:37 -0600 > To: "jim curtis" <jcurtis@sopris.net> > Cc: "Amy Guthrie" <amyg@ci.aspen.co.us>, "Chris Bendan" > <chrisb@ci.aspen.co.us> > Subj ect: RE: Meadows SPA Amendment: Heal th Center > > Jim, > It looks like you can split out the maintenance facility move as an > insubstantial SPA amendment as long as you request the above ground > parking improvements in conjunction with the maintenance facility move > so that there is not a loss in parking spaces. If you wish to split the > maintenance facility and the above ground parking improvements out as an > insubstantial amendment, please send me a letter requesting this and we > will process a decision notice. > > Thanks, > James > > -----Original Message----- > From: jim curtis [mailto:jcurtis@sopris.net] > Sent: Friday, September 09, 2005 5:12 PM > To: James Lindt > Subject: Re: Meadows SPA Amendment: Health Center > > Yes. Please discuss at Staff Meeting so I can communicate back to Amy M. > Thanks. > >> From: "James Lindt" <jamesl@ci.aspen.co.us> >> Date: Fri, 9 Sep 2005 15:34:04 -0600 >> To: "jim curtis" <jcurtis@sopris.net> >> Subject: RE: Meadows SPA Amendment: Health Center >> >> Jim, >> I think we originally said that we wanted to have the Planning and >> Zoning Commission and City Council review the move of the maintenance >> facility as part of the substantial SPA amendment in that it would >> provide a clearer record of decision and would not cause any problems > if >> you started work in moving the facility and then for some reason > Cormcil >> were to deny the SPA amendment. >> >> However, we could reconsider this decision at our staff meeting next >> Thursday if you would like us to. Please let me know if you would like >> us to discuss it further next week. >> > > Thanks, >> James >> -----Original Message----- >> From: jim curtis [mailto:jcurtis@sopris.net] Page 1 of 2 <1>/ Edge of Asphalt p - i -f ,~,., I It . It t . . . . . . . . . . . r . f ~ . "~"- L .~ . ..< ~~~ "~~ 5"I'.<:LIT "15n,JQ AS~H^,-' .,"'<<C ~ f",,,;",' .......""OI:TH ~ o 4 a 12 2D ---, A4 A4ARCHI!ECTSLLC 100 NORTH THIIlP STR~fl CARBOMDALECOLORAtlo 8162:3 970.963.671.0 FAX 970.963.6761 .3il,h4.rc.c". &l1lidJt It ?/ Aspen Institute MAINTENANCE FACILITY Aspen, co 81611 ~. l.ou..:lFa< T.,,-", S.rA.5U!lMITTAl 5.09.05 OWNERItE\IIEW P"'jo<;!No.~" PrawnBY' "'l'H UPPER LEVEL SITEWORK PLAN I , A 2.3 ~ , . ""'- .,. " j" MEMORANDUM To: Development Review Committee DRAFT From: Alex Evonitz, Com. Dev, Engineer Date: August 24, 2005 Re: Aspen Meadows Health Center SPA Amendment ParcellD # 2735-121-29008 Attendees; Alex Evonitz, Com. Dev. Eng.: James Lindt, Com. Dev Planning; Nick Adeh, Engineering; Ed VanWalraven, Aspen Fire; Denis Murray, Building; Phil Overeynder, Water/Electric; Brian Flynn, Parks; Jim Curtis, Curtis Associates; Olivia Emery, A4 Architects. The Development Review Committee has reviewed the Aspen Meadows Health Center SPA Amendment at their August 24,2005 meeting and has compiled the following comments: General: Changes to the existing facility include some interior remodeling for locker rooms and changes in use for other areas. Additions to the existing structure are also part of the current proposal. Proposed on the northwest side of the building is new construction to facilitate Pilates and yoga uses. The northeast side will see the installation of an indoor/outdoor Jacuzzi. The final proposed use change is the demolition of the existing maintenance facility that also resided on the northeast side of the building. An addition to a portion of the existing parking garage is part of the current plan. This will become the relocated maintenance facility. The loss of an estimated eight (8) parking spaces will be relocated adjacent and between the existing tennis courts near the entrance to the compound. Planner - James Lindt; . The HPC has voiced concerns about the relocated parking between the existing tennis courts because of the visual impacts. . There no issues related to stream margin concerns. . Exterior lighting changes will have to meet current standards, -/ Building Department - Denis Murray; , , ,.... Page 2 of 6 August 24, 2005 Aspen Meadows Health Center · The following plans must be submitted as part of the building permit application: Excavation Stabilization Plan, Drainage and Soil Reports/ and a Construction Management Plan (CMP). The CMP at the time \ of pre-submittal may help to minimize comments later. . Fencing around the current lap pool and the proposed leisure pool / will need to brought to current IBC standards. The Spa Jacuzzi falls into the category of a pool also. · In the area of the Jacuzzi, concern for the proximity to the adjacent V steep slope will need to be addressed to prevent potential falls down the slope. J [;1 \)-t 0. · Stabilization in the areas of the leisure pool and the Jacuzzi should /Cf-J~~J e{\) be included in any stability report. VLt~\d;-z<t~,1l'l . Full access to both the Jacuzzi and leisure poll is required to be ADA b f \"'~ compliant. This includes access into and out of both new water V' features. . Current electrical services may need to be brought current as part of this work. The same holds true for the mechanical facilities, These \ l can be done independently from the current systems if desired. n.\..lceP' · A discussion regarding the reopening of an old sundeck ensued. It ~ \f{,\J- was determined that if less then 250 s.f. was reopened that use /W would be allowed. The use of the existing spiral staircase is possible as long as railings are current. . The maintenance facility relocation may present issues of use separation. Depending on the equipment and materials being stored several separation concerns are triggered, . Updating of the current ramps serving the lower level of the garage would be a good option at this time, The possibility of a limited use limited access elevator may be necessary. ......" ,",,; Fire Protection District - Ed VanWalraven; I . Sprinklers and alarms per code are required for the building. The . new system modifications need to tie into the current systems main panel. . The necessary line sizing for sprinklers and water service will need to be submitted. Engineering Department - Nick Adeh; . The City Engineer's pre-published Standards for Design and Construction apply to this project. / . Attention to potential storm water runoff and potential slope V stability need to be acknowledged. · Included in the CMP should be the following topics; construction V traffic routing, erosion BMP's, soil stabilization, drainage impacts. .... ", Page 3 of 6 Augusf 24, 2005 Aspen Meadows Health Center construction phasing plan. The construction traffic routing should bo/ Meadows Avenue to Seventh Street and finally to SH 82/ . That CMP should be made a condition of approval. \.J . Drywells will likely be part of the drainage design. Those facilities /' should be well away from the abutting steep slope. \I . The City Engineer and Community Development Engineer need to be involved early in the design effort to minimize potential pit falls in the permit application. " / Housing Office - No attendance Parks - Brian Flynn; . Tree Removal: An approved tree permit is required prior to approval of the building permit. An approved tree permit requires a proposed landscape plan identifying trees for removal and means and schedule for mitigation. Please contact the City Forester for more information 920-5126. Per the SPA the trees removed will be replaced with trees up to equal caliper inch. . Tree Protection: A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site. o A formal plan indicating the location of the tree protection / will be required in the bldg permit set. o There will be no storage of construction materials, backfilLI tools or construction traffic inside of the protective fence. o There is no excavation or disturbance of the native area inside of the protective fence. j o This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. . Additional Tree Protection: Due to the location of excavation and work the parks Department will require and work with the Aspen Meadows to identify specific root protection measures to be used through out the length of the project. The project representative shall meet with the Parks Department to work out these details and show these plans in the building plan set. / · Access: Parks is requiring a detailed plan outlining access to and V from the construction area. Access plans should detail all protection vegetation measures and construction staging areas. · Erosion Control: Silt fencing shall be installed along the top of slope. / Silt fencing shall be installed to City of Aspen standards. Additional V erosion control measures will be needed in order to prevent any materials, backfill and debris from sliding down the hillside. Page 4 of 6 August 24, 2005 Aspen Meadows Health Center · NW Elevation: Parks is recommending that Community , r \ \ ^ fl>+ Development require the building and hot tub be moved away / \..'<' \;,V\.-JJ2.' from the slope in order to prevent negative impact to the native ,.\! \!\--~ vegetation. Additionally, as planned Parks feels the building footer L ~f{).! ~-1' will be visible from the public trail and open space located below :1>\0- the site. Parks is concerned with the protection of the slope and \ how the new additions will affect the native vegetation on the hillside and views form the open space below. Parks would like to see an elevation of the building and hot tub area. · Native Restoration: is required on all hillside areas disturbed during the installation of any proposed construction activities. A restorationJ plan should be developed for the disturbed areas around the leisure pool. new hot tub and studio balcony and building. . Tap Locations: when planning for new water line and sewer taps in both phases (athletic club and maintenance facility) plan around all tree drip ones and existing vegetation. '. Water/Electric - Phil Overeynder; . The old building services will need to be abandoned prior to the installation of the new services. . Service sizing calc's for both fire line and electric services need to submitted for review, . Only a single wall penetration will be allowed for water service and fire. · Coordination between the waterline relocation that is part of the Conference Center is necessary to ensure no conflicts with alignment and depths. . Service for both current projects is available. J v ,/ Zoning Officer - Sara Oates; . The Aspen Meadows is seeking a SPA amendment for an addition and modifications to the Aspen Meadows Health Center. The zoning for the Aspen Meadows Health Center is Academic (A) with a SPA overlay. Dimensional requirements were set out in the original SPA plan in 1991 and the applicant is requesting modifications to the plan with regards to the FAR for the Health Center. . It is does not appear the height limit of the Aspen Meadows and associated buildings were established and a height limit should be specified in this SPA approval. . Staff cannot determine compliance with the dimensional requirements, as the plans provided are not to scale. Zoning compliance will be determined at the time of building permit submittal. Page 5 of 6 August 24, 2005 Aspen Meadows Health Center . The applicant is required to meet Section 26.575.150, Outdoor Lighting and Section 26.510, Signs , , Community Development Engineer - Alex Evonitz; d I · A coordinated schedule for the relationship between both b 'I F construction projects is being required. Consideration to the issues)D\A.\ I of construction deliveries and material storage need coordination. ~: (J. ~,iJ' . Drainage for the two projects must also be a coordinated design. ~v \1"1\ · No encroachment licenses will be necessary since the site is all on -tV i~S.J private property. Parking - No attendance Environmental Health - . I will not be doing a full report for the meadows since EH can only comment on the 27 s.f. ADA bathroom expansion. j . Given the size of the expansion from previous approvals, EH recommends covered bike storage to encourage locals to bike to the club and not drive. Aspen Consolidated Waste District - Tom Bracewell; . Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. . ACSD will review the approved Drainage plans to assure that clear I water connections (roof, foundation, perimeter, patio drains) are J not connected to the sanitary sewer system. '.j'{ · On-site utility plans require approval by ACSD. -~ ~\ 0_ · Oil and Sand separators are required for parking garages and f I Q.,.,. ft 0' vehicle maintenance establishments. /' 'Vl) o Driveway entrance drains must drain to drywells. o Elevator shafts drains must flow thru o/s interceptor 0/ . The open area next to the maintenance facility will have to drain t a separate oil and sand interceptor that will then direct the water flows to a drywell or storm sewer system. · Below grade development may require installation of a pumping - ~f~' system. \ J& . One tap is allowed for each building. Shared service line -/ f.e'tjl-' agreements will be required where more than one unit is served by a single service line. . If additional taps are needed to serve the spa or maintenance facility, an additional full tap fee will be charged to the development. J Page 6 of 6 August 24, 2005 Aspen Meadows Health Center · Permanent improvements are prohibited in sewer easements or , ^ right of ways. Landscaping plans will require approval by ACSD /' ~-Q.\J' where soft and hard landscaping may impact public ROW or : I';t](]..." easements to be dedicated to the district. \J ""'1/ · All ACSD fees must be paid prior to the issuance of a building J permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. · Where additional development would produce flows that would J\ exceed the planned reserve capacity of the existing system .-"f (collection system and or treatment system) an additional '. , proportionate fee will be assessed to eliminate the downstream ct~ r b-\J\, collection system or treatment capacity constraint. Additional Ij'( '7 proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed, · Any glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. . The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. ... "', ,,.I' Jannette Murison, 04:02 PM 8/23/2005 , Aspen Meadows Page 1 of 1 X-Sender: jannette@sam X-Mailer: QUALCOMM Windows Eudora Pro Version 4.2.0.58 Date: Tue, 23 Aug 2005 16:02:36 -0600 To: alexe@ci.aspen.co.us From: Jannette Murison <jannette@ci,aspen.co.us> Subject: Aspen Meadows Cc: jamesl@ci.aspen.co,us Alex and James: I am not doing a full report for the meadows since EH can only comment on the 27 s.f. ADA bathroom expansIOn. Given the size of the expansion from previous approvals, EH recommends covered bike storage to encourage locals to bike to the club and not drive. Let me know if you have any questions. Sincerely, Jannette Murison Senior Environmental Health Specialist City of Aspen Environmental Health Department 970.920.5069 http://www.aspcnpit!.in.com Printed for James Lindt <jamesl@ci.aspen,co.us> 8/23/2005 -'~, '...., '" MEMORANDUM TO: James Lindt, Planner Sarah Oates, Zoning Officer.-S:::> FROM: RE: Aspen Meadows Health Center-SPA Amendment, GMQS Exemption and HPC Approval DATE: August 16,2005 ~~~~~~~--~--------------------------------------------------~--- ----~----------------------------------------------------------- The Aspen Meadows is seeking a SPA amendment for an addition and modifications to the Aspen Meadows Health Center. The zoning for the Aspen Meadows Health Center is Academic (A) with a SPA overlay. Dimensional requirements were set out in the original SPA plan in 1991 and the applicant is requesting modifications to the plan with regards to the FAR for the Health Center. It is does not appear the height limit of the Aspen Meadows and associated buildings were established and a height limit should be specified in this SPA approval. Staff cannot determine compliance with the dimensional requirements, as the plans provided are not to scale. Zoning compliance will be determined at the time of building permit submittal. The applicant is required to meet Section 26.575.150, Outdoor Lighting and Section 26.510, Signs. MEMORANDUM To: Development Review Committee From: Alex Evonitz, Com. Dev, Engineer Date: August 24, 2005 Re: Aspen Meadows Health Center SPA Amendment Parcel ID # 2735-121-29008 Attendees; Alex Evonitz, Com, Dev. Eng,: James Lindt, Com. Dev Planning; Nick Adeh, Engineering; Ed VanWalraven, Aspen Fire; Denis Murray, Building; Phil Overeynder, Water/Electric; Brian Flynn, Parks; Jim Curtis, Curtis Associates; Olivia Emery, A4 Architects. The Development Review Committee has reviewed the Aspen Meadows Health Center SPA Amendment at their August 24, 2005 meeting and has compiled the following comments: General: Changes to the existing facility include some interior remodeling for locker rooms and changes in use for other areas, Additions to the existing structure are also part of the current proposal, Proposed on the northwest side of the building is new construction to facilitate Pilates and yoga uses. The northeast side will see the installation of an indoor/outdoor Jacuzzi. The final proposed use change is the demolition of the existing maintenance facility that also resided on the northeast side of the building. An addition to a portion of the existing parking garage is part ofthe current plan, This will become the relocated maintenance facility. The loss of an estimated eight (8) parking spaces will be relocated adjacent and between the existing tennis courts near the entrance to the compound. Planner - James Lindt; . The HPC has voiced concerns about the relocated parking between the existing tennis courts because of the visual impacts. . There no issues related to stream margin concerns. . Exterior lighting changes will have to meet current standards. Building Department - Denis Murray; . The following plans must be ~mitted-5part of the bui~g permit application: Excavation Stabilization ~n, Drainage and Soil Reports and a Construction Management Plan (CMP). The CMP at the time of pre-submittal may help to minimize comments later. , Page 2 of 5 Augu,t 24, 2005 Aspen Meadows Health Center . Fencing around the current lap pool and the proposed leisure pool will need to J brought to current IBC standards, The Spa Jacuzzi falls into the category of a pool also. . In the area of the Jacuzzi, concern for the proximity to the adjacent steep slope ",ill need to be addressed to prevent potential falls down the slope. "'" 1/ oe tJ. . ~tabilization in the areas of the leisure pool and the Jacuzzi should be included in/ my stability report. . Fall access to both the Jacuzzi and leisure poll is required to be ADA compliant.. / This includes access into and out of both new water features, V . Cment electrical services may need to be brought current as part of this work. The same holds true for the mechanical facilities. These can be done indtpendently from the current systems if desired. . A dr,cussion regarding the reopening of an old sundeck ensued, It was determined that f less then 250 s,f. was reopened that use would be allowed, The use of the existng spiral staircase is possible as long as railings are current. ~ (N Vi . The llaintenance facility relocation may present issues of use separation. ~' Depelding on the equipment and materials being stored several separation C;t-r{) C conCITns are tnggered. ~ . U pdaing of the current ramps serving the lower level of the garage would be a I!\, good oltion at this time. The possibility of a limited use limited access elevator f'\. I{!. b . may be'1ecessary. Fire Protectior District - Ed VanWalraven; . Sprinkl<rs and alarms per code are required for the building. The new system modificaions need to tie into the current systems main paneL . The nece;sary line sizing for sprinklers and water service will need to be submitte(, v V Engineering DeJartment - Nick Adeh; . The City Lngineer's pre-published Standards for Design and Construction apply 0 Vl(12.. to this prqect. ... (,J -e V\ u . Attention b potential stof:\ll water runoff"\lnd potential slope stability need to be acknowledled. - V\O!- ;;;r~ .Q.c~b c.. . Included in he CMP should be the following topics; construction traffic routing, J erosion BMP s, soil stabilization, drainage impacts, construction phasing plan.J" The constructnn traffic routing should be Meadows Avenue to Seventh Street and V finally to SH 82. . That CMP shadd be made a condition of approval. V · Drywells will Lkely be part of the drainjlge design, Those facilities should be well away from the abutting steep slope. ./ · The City Engineer and Community Development Engineer need to be involved ~~~ IA early in the design effort to minimize potential pit falls in the permit application. . ( I 'c Housing Office _ No attendance / %1/0 7/ o~ ;<" Page 3 of 5 August 24, 2005 Aspen Meadows Health Center Parks - Brian Flynn; Tree Removal: An approved tree permit is required prior to approval of the building permit. An approved tree permit requires a proposed landscape plan identifying trees for removal and means and schedule for mitigation. Please contact the City Forester for more information 920-5126. Per the SPAthe trees removed will be replaced with trees up to equal caliper inch. Tree Protection' A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site. o A formal plan indicating the location of the tree protection will be required V in the bldg permit set. o There will be no storage of construction materials, backfill, tools or / construction traffic inside of the protective fence. V o There is no excavation or disturbance of the native area inside of the V protective fence. o This fence must be inspected by the city forester or his/her designee (920- V 5120) before any construction activities are to commence. . Additional Tree Protection: Due to the location of excavation and work the parks Department will require and work with the Aspen Meadows to identify specific , / root protection measures to be used through out the length of the project. The V project representative shall meet with the Parks Department to work out these details and show these plans in the building plan set. . Access: Parks is requiring a detailed plan outlining access to and from the construction area. Access plans should detail all protection vegetation measures and construction staging areas, Erosion Control: Silt fencing shall be installed along the top of slope. Silt fencing shall be installed to City of Aspen standards. Additional erosion control V measures will be needed in order to prevent any materials, backfill and debris from sliding down the hillside, NW Elevation: Parks is recommending that Community Development require the building and hot tub be moved away from the slope in order to prevent negative impact to the native vegetation. Additionally, as planned Parks feels the building footer will be visible from the public trail and open space located below the site. Parks is concerned with the protection of the slope and how the new additions will affect the native vegetation on the hillside and views form the open space below. Parks would like to see an elevation of the building and hot tub area. Native Restoration: is required on all hillside areas disturbed during the . / installation of any proposed construction activities, A restoration plan should be V developed for the disturbed areas around the leisure pool, new hot tub and studio balcony and building. Tap Locations: when planning for new water line and sewer taps in both phases (athletic club and maintenance facility) plan around all tree drip ones and existing vegetation. . . v . . _ ~~tt, I"'\.. f)-/1{I1V)tl! . . Water - Phil Overeynder; . The old building services will need to be abandoned before the installation of the new servIces. \/ .....'....., Page 40f5 August 24, 2005 Aspen Meadows Health Center . On the proposed service plan for th ater system, the proposal to serve the free- stand ng town om h ommon line routed through the Aspen Club commercial building doe ot comp 25.12.100 of the municipal code. A separate ser . e is required for each of these umt. tension of and looping for the ter main may be required to establish water se ' to the proposed elopment. This will also improve fire protection for the proposed develo . en!.. / . Only a single wall penetration will be allowed for water service and fire. -...J . Coordination between the waterline relocation that is part of the Conference Center is necessary to ensure no conflicts with alignment and depths. . Service for both current projects is available.J Zoning Officer - Sara Oates; . The Aspen Meadows is seeking a SPA amendment for an addition and modifications to the Aspen Meadows Health Center, The zoning for the Aspen q Meadows Health Center is Academic (A) with a SPA overlay. Dimensional 11 requirements were set out in the original SPA plan in 1991 and the applicant is requesting modifications to the plan concerning the FAR for the Health Center. . It is does not appear the height limit of the Aspen Meadows and associated buildings were established and a height limit should be specified in this SPA V approval. . Staff cannot determine compliance with the dimensional requirements, as the plans provided are not to scale, Zoning compliance will be determined at the time of building permit submittal. . The applicant is required to meet Section 26,575,150, Outdoor Lighting and J Section 26,510, Signs. Community Development Engineer - Alex Evonitz; . A coordinated schedule for the relationship between both construction projects is being required, Consideration to the issues of construction deliveries and material storage need coordination. . Drainage for the two projects must also be a coordinated design, . No encroachment licenses will be necessary since the site is all on private property. Parking - No attendance Environmental Health - . I will not be doing a full report for the meadows since EH can only comment on the 27 s,f. ADA bathroom expansion. . Given the size of the expansion from previous approvals, EH recommends covered bike storage to encourage locals to bike to the club and not drive. /0(<- vol< Aspen Consolidated Waste District - Tom Bracewell; Page 5 of 5 August 24, 2005 Aspen Meadows Health Center / . Service is contingent upon compliance with the District's rules, regulations, and V specifications, which are on file at the District office. . ACSD will review the approved Drainage plans to assure that clear water J connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system, . On-site utility plans require approval by ACSD. ~ ~~\A.. ~- . Oil and Sand separators are required for parking garages and vehi~Ye maintenance establishments. o Driveway entrance drains must drain to drywells. o Elevator shafts drains must flow thru o/s interceptor . The open area next to the maintenance facility will have to drain to a separate oiy and sand interceptor that will then direct the water flows to a drywell or storm sewer system. . Below grade development may require installation of a pumping system. . One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line, . If additional taps are needed to serve the spa or maintenance facility, an additional full tap fee will be charged to the development. . Permanent improvements are prohibited in sewer easements or right of ways, Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. . All ACSD fees must be paid prior to the issuance of a buildipg permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. . Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. . Any glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. . The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. "'>'" MEMORANDUM TO: James Lindt, Community Development Department FROM: Cindy Christensen, Housing Office DATE: August 31, 2005 RE: ASPEN MEADOWS HEALTH CENTER SPA AMENDMENT Parcel ID No, 2735-121-29-008 ISSUE: The applicant is seeking approval as follows: I, Partial interior renovation of the existing building. 2. Demolish the Maintenance Shop addition to the Health Center and rebuild this space for Health Center uses. 3. Expand the building on the northwest side for a Yoga and Pilate's studio and expand the building on the northeast side for an indoor/outdoor Jacuzzi. 4, Maintain the existing outdoor lap pool, add a separate small leisure pool and relocate the hot tub. Mitil!ation Requirement: The applicant received approval as part of the Aspen Institute's SPA Amendment for the Conference and Meeting Hall in 2004 that anticipated an additional 1,500 square foot of "approved but unbuilt" square footage for an expansion of the Health Center. In 1991, City Council approved the original SPA Plan allowing for 1,800 square feet. A total of8,857 square feet had already been approved in prior requests. The current proposal represents build out of the SPA square footage approved by the 1991 SPA Plan of 13,417 square feet. The total to be built after the requested remodel will be 13,417 square feet; therefore, no additional square footage is being requested. The maintenance shop is to be relocated to an underground extension of the existing parking garage. Because the shop is to be underground, the Code states that 100% of the underground space is not counted as floor area. RECOMMENDATION: The proposed remodel is not adding any additional square footage; therefore, mitigation is not required. o en o w o o CJ> o o ill o o ~ '" -"g '" m. ~ ,+z m - ".... 11 _SN~KY.'~ ~ "'--Q, '"" SM0C OB- ','" s:: c Ul O' O~\~'~ ,S \ '"" '1> 'to GJ. o 'J; ~ s:: '" OJ C. o ~ -I ~ c !e. '" '" -I ~ OJ :J' o 3 '" Ul ~. r......... ..,.. . ~ \ '10 - Iz I~ '0 o OJ iil' ro OJ () '" " OJ g ~ / .,.:6. ~ #c f "" ( " o '" P Qi ;c of m x w' g. (Q I '" OJ ~ o '" OJ CD ~ ;0 CD en :J -. () ::::" I CD Q) 1"'+ ::T () CD :J 1"'+ CD ..., < -. () -. :J -. 1"'+ '< s: Q) ""0 m >< ::J'" -. C'" -. ~ - - " - - MEMORANDUM TO: Plans were routed to those departments checked-off below: X......,.. Community Development Engineer X ........... City Engineer X ........... Zoning Officer X ........... Housing X ........... Parks Department X ........... Aspen Fire Marshal X ........... City Water X ........... Aspen Consolidated Sanitation District X ........... Building Department X ........... Environmental Health o ........... Electric Department 0........... Holy Cross Electric o ........... City Attorney X ........... Streets Department 0........... Historic Preservation Officer o ........... Pitkin County Planning TO: DRC Representatives FROM: James Lindt, Senior Planner Community Development Department 130 So, Galena St.; Aspen, CO 81611 Phone-429-2763 Fax-920,5439 RE: Aspen Meadows Health Center SPA Amendment Parcel ID #2735-121-29-008 REFERRAL DATE: 8/12/05 COMMENTS: Please find attached an application for an SPA amendment to construct an addition to the Aspen Meadows Health Center at 880 Meadows Road. A DRC Meeting will be held on August 24th at I :30 PM in the Sister Cities Room to review this application. Please review the application and return comments to Alex Evonitz (alexeial,ci.aspen,co.us) by August 31 st. Thanks, James DRC Meeting: 8/24/05 Comments Due: 8/31/05 - ,,, -. ~ CURTIS '&? ASSOCIATES MEMORANDUM TO: James Lindt Jim Curtis, Owner's Representative~ August 29, 2005 FROM: DATE: RE: Aspen Institute FAR Square Footage Transfer Between Health Center & Meeting Hall The Health Center SPA application is 27 sf. FAR above its 1991 & 2004 SPA FAR's as shown below. Pursuant to my earlier email to you, the Meeting Hall is 41 sf. FAR under its 2004 SPA approvals as shown below. I, therefore, request that 27 sf. of the 41 sf. FAR "surplus" from the Meeting Hall be transferred to the Health Center. This will make the combined FAR's of the two buildings under the "remaining buildout FAR" of the original 1991 SPA Plan. I. Health Center SPA-HPC Application. Dated Julv 29, 2005 A. B. C. Existing building as of 1991 SPA Plan Approved 1991 SPA Expansion Approved 2004 SPA Expansion D. Proposed 2005 SPA-HPC Application FAR Square Footage Overage 5,557 sf. FAR 1,800 sf. 1,500 sf. 8,857 sf. - 8,884 sf. + 27 sf. FAR II. Meetin!! Hall 2004 SPA Approvals A. Meeting Hall - City Council Approvals B. Meeting Hall Building Permit Submittal FAR Square Footage Surplus 11,917 sf. FAR - 11.876 sf. 41 sf. FAR The Meeting Hall Building Permit is #0040.2005. ACBK, 870 Meadows Road. R.ECEIVED As always, please give me a call on any questions. Thanks. AUG 2 i} 2005 /~~;P[N BUiLDiN;~ DEPARTMENT 30~i':'9~IJ{~W~~lMhdFloor' Aspen, Colorado 81611 . ph, (970) 920-1395. fax, (970) 925-5046 . ", _E ASPEtNSTITUTE Amy l\Iargerum Executive Vire President Administration and Finance .- - 1000 North Third Street Aspen, CO 81611 PH 970.544.7905 FX 970.544.790B amym@aspeninstitute.org \'i"",\'.aspen insti tu tc ,org -- . - - ""'-"/ June 1,2005 Mr. Jim Berdahl General Manager Music Associates of Aspen Ms. Jane Kelly Administrative Vice-President Aspen Center for Physics Re: Consent To Substantial SPA Amendment & Application Aspen Meadows Health Center Remode1& Addition & Maintenance Shop Relocation 880 Meadows Road The Aspen Institute, Owner Dear Jim & Jane, As you are aware, 'The Aspen Meadows, Specially Planned Area (SPA) Development & Subdivision Agreement" was approved by the Aspen City Council in 1991 and established a Master Plan for the Aspen Meadows Campus. Article II, H(12) "Amendments," attached, requires that any SPA or Master Plan amendments or future development applications submitted by one of the non-profit users be jointly applied for and consented to by all the non-profit users of the campus. This provision was to insure the non-profit users would communicate and coordinate their land use and building plans among one another. The Health Center was approved for 1,800 sq. ft. of expansion as part of the 1991 SPA Master Plan. The current plan calls for 1,000 - 1,500 sq. ft. of additional expansion plus remodel of the existing building. The plan also proposes to relocate the existing maintenance shop to an underground extension of the existing parking garage. These improvements are part of the Aspen Meadows on-going efforts to maintain and improve its facilities. The conceptual plans are enclosed for your review, and either I, or Jim Curtis, our Owner Representative for the project, will be happy to answer any questions. On behalf of the Aspen Institute, I respectfully request your consent to the filing of the above referenced land use application in compliance with Article II, H(12) of the SPA Agreement. Thank you for your cooperation in this matter and please feel free to call on any questions. . ........ - . - L ~ ...,.I Consent to Application: Aspen Meadows Health Center Remodel and Addition & Maintenance Shop Relocation Ck~~W ~f~v General Manager Music Association of Aspen ,- - ,.""",. - ~" ' Jf',S e Kelly D te ministrative Vice-President spen Center for Physics Aspen Meadows Health Center Remodel and Addition SPA & HPC Application July 29, 2005 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 TABLE OF CONTENTS Pal!e No I, Application Summary......................... ...................................................... I II. 1991 Specially Planned Area (SPA) Plan.................................................. 5 III. Health Center Remodel & Addition Description ...................................... 7 IV. Maintenance Shop Relocation Description ............................................... 8 V. Combined Reviews ............................ Code Section 26.304..................... 9 VI. Consolidated Specially Planned Code Section 26.440.090(B)........... 10 Area (SPA) Amendment VII. GMQS Exemption for Essential Code Section 26.470.110 ................ 10 Public Facility Amendment VIII. Certificate of Appropriateness Code Section 26.4l5.070(D)........... 14 For Major HPC Development LIST OF DRAWINGS Following Pa2e No. I. Vicinity Map.................,............................................................................ 16 2. Aspen Meadows Campus Existing Conditions ......................................... 3. Health Center Existing Conditions ............................................................ 4. Health Center Area & History Diagram .................................................... 5. Health Center Proposed Site Plan.............................................................. 6. Health Center Perspective ...............................................................,......... 7. Health Center Proposed Floor Plan ........................................................... 8. Health Center Existing & Proposed Elevations......................................... 9. Health Center Proposed Landscape Plan................................................... 10. 1991 SPA Master Plan............................................................................... II. 1991 SPA Health Center Plan ................................................................... 12. Maintenance Shop Relocation Lower Level Plan ..................................... 13. Maintenance Shop Relocation Upper Level Plan...................................... MeadowsSP AAmendCover&T ofC0705 SUPPLEMENTAL INFORMATION Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Land Use Application Form Dimensional Requirements Form Aspen Institute Programs & Events for 2005 Owner's Consent and Authorization Letter Music Associates of Aspen and Aspen Center for Physics Consent Letter Proof of Ownership Fee Agreement Adjacent Property Owners Pre-Application Conference Summary Exhibit I Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 MeadowsS P AAmendCover& T otC070S 11 I. APPLICATION SUMMARY This Application is for the following: MUNICIPAL CODE SECTION 1. 2. 3. Combined Reviews Specially Planned Area (SPA) Amendment GMQS Exemption for Essential Public Facilities Amendment Certificate of Appropriateness For Major HPC Development 26.304 26.440. 090(B) 26.470.110 4. 26.4l5.070(D) 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 I ,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. B. C. A. Existing building as of 1991 SPA Plan Approved 1991 SPA Expansion Approved 2004 SPA Expansion 5,557 sf. 1,800 sf. 1,500 sf. 8,857 sf. 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 MeadowsSP AAmcnd07255 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. B, Conference & Meeting Hall Building Additional Health Center Expansion 11,9l7sf.:!:FAR 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 I ,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 I ,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. MeadowsSPAAmend07255 2 A. Health Center Summary The current proposal is summarized as follows: I. Partial interior renovation of the existing building (no substantial exterior change to the front of the building.) 2. Demolish the Maintenance Shop addition to the Health Center, which was added in 1993, and rebuild this space for Health Center uses. 3. 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. 4. Maintain the existing outdoor lap pool "as is," and add a separate small leisure pool and relocate the hot tub. 5. Relocate and enlarge the Maintenance Shop to an underground extension of the existing parking garage. The above improvements are proposed for the following reasons: I. 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. MeadmvsSP AAmend07255 3 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, Meadov.'sSP AAmend0725 5 4 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: I. 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, MeadowsSP AAmend07255 5 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: I. 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 modem dynamic sfructure 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. MeadowsSP AAmend07255 6 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. I. 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 HaIL 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. 2. The two new spaces, the yoga studio and Jacuzzi pavilion, are expressed as free-standing volumes held away from the original structure by means oflow, mostly glazed connectors. Theyare 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. 3. The yoga studio is approximately:X 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. 4. 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. 5, 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. 1. 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. MeadowsSPAAmend07255 7 2, The connectors are primarily aluminum storefront glazing. 3. 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. 4. Roofs are membrane. Compatibility With HPC Guidelines I. There is no change to the use ofthe building. 2. None of the original building is removed or significantly altered. The character of the structure and site remain intact. 3. Additions do not seek to imitate the original. Their design is complementary and contemporary, 4. Distinctive features of the building, notably the HC graphic and gym structure, are preserved in their entirety. 5. 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 . . . . Meado\\'sS P AAmend0725 5 8 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 andfidl 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, MeadowsSP AAmend07255 9 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 approvedfinal plan. If the proposed change is not consistent with the approvedfinal 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: 1. Renovation and expansion of the Health Center was envisioned as part of the 1991 SPA Plan. 2, The expansion is compatible with the existing structure and its historical character. 3. The renovation and addition will freshen-up the building for the enjoyment of Meadows guests and locals. 4, 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: Meado\\-'sSP AAmend0725 5 10 i. Except for housing, development shall be considered an essential public facility if a. 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. 2. An applicant for an exemption pursuant to this section shall be required to demonstrate to the satisfaction of the City Council.- a. that the impacts of the essential public facility will be mitigated. including those associated with: I. the generation of additional employees, the demandfor parking, road and transit service, and ii. the needfor 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; lll. 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. 3. 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 Councilfinds asfollows in regard to the Developer's (i.e., institute & MAA) request for Growth Management Quota System development exemption for essential public facilities: MeadowsSP AAmend07255 II 1. 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. 2. The MAA's proposed expansion of the Music Tent, the addition of a year-round rehearsal/performance hall, and expansion of the Music Tent gifi shop, is essentialfor the revitalization of the Aspen Meadows property. 3. The orof!rams and activities svonsored and/or hosted bv the Institute and the MAA at the Asven Meadows facilities have historicallv vrovided intellectual and cultural enrichment to the citizens of the Citv of Asven. without which the Citv would not have attained its vresent character and standinf! in the national and international communitv. Furthermore, the Asven Meadows facilities, and those of the Institute and MAA in varticular. have served and continue to serve imvortant communitv needs and vrovosed exvansions of same will onlv enhance their value and accessibilitv to the citizens of the Citv of Asven and the f!eneral vublic. (Underline added by applicant.) 4. 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. (199]). Page] 7) Applicant feels the City Council findings made in 1991 are applicable today. As City Council stated in ] 991: "The Aspen Meadowsfacilities 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: MeadowsSP ,AA mend0725 5 12 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 bv 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. Ajoint 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. l2'h 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, MeadowsSP AAmend07255 13 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 ofthe Health Center is also unlikely to generate any or only I or 2 additional part-time employees. The existing Health Center operates with I 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(0) 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). 2. Conceptual Development Plan review. a. An application for a Conceptual Development Plan shall include the following: i. The general application information required in Section 26.304.030 The general application information is included herein, ll. A site plan and survey showing property boundaries. the location and orientation of existing and proposed improvements and predominant site characteristics. MeadowsSP AAmend07255 14 MeadowsSP AAmend07255 See site plan and survey information provided herein. 111. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roofplan: and the primary features of all elevations. See architectural drawings provided herein. lV. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. See written description ofHea]th Center Remodel and Addition provided herein. v. 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. VI. 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. 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"~z ~.~ owz w~~ ~8a '" W ~ '" \1 " ~ ;:: '" , , , _. _ _ _ _ _.J ~\ i i ~ , . ~ ; , ~ I , .!fl , "~~-- '~ , .if'- ............. 41'(; ~ -- "~ 5~t ,,, ;'ig~ ~ ! ~ :,( ~,,,_.... ~ ::l o <.j <Jl Z z l':! ~ z !ii x UJ ~ ~ n . . ~ ~ il ~ ~ q "~ h Z ...l< ~~ ...;:;:: ...li:( i:(O ...~ =-... =-,... ~- '" ('t') . C\J <( r 2 , I , .1'\ ~ \:!T " . o Exhibit 1 A IT ACHMENT 2-LAND USE APPLICATION 'PLlCANT: ame: Aspen Institute, Jim Curtis, Representative )cation: ARn Mp,l::Inn'UC! 'R("\!:In T^+ ,,^ tJ.RI'An MeflQI'U.TQ F~~'hQ::i~dRif'l1'1 (Indicate street address, lot & block number, legal description where appropriate) rrcel ill # (REQUIRED) EPRESENTATIVE: ame: Jim Curtis, Curtis & Associates 300 East Hyman Avenue, Aspen, CO 81611 ddress: hone #: 970-920-1191) Ph. p.m~;l _ ]pllrt,iR(alq,npr;c: np+ ROJECT: ame: Aspen Meadows Health Center Ramodel & Addition 880 Meadows Road ddress: hone'#: 970-920-1395 TYPE OF APPLICATION: (please check all that apply): o Conceptual POD o Final POD (& POD Amendment) o /onceptual SPA B'" Final SPA (& SPA Amendment) o Subdivision o Subdivision Exemption (includes condominiumization) o o o Design Review Appeal CJ ~MQS Allotment l&r GMQS Exemption o ESA - 8040 Greenline, Stream Margin, Hallam Lake Bluff, Mountain View Plane Conditional Use Special Review Conceptual Historic Devt. o Final Historic Development o Minor Historic Devt. o Historic Demolition o Historic Designation o Small Lodge Conversion! Expansion o Lot Split o Lot Line Adjustment o Temporary Use o Text!Ma Amendment o Other: EXISTING CONDITIONS: (descri tion of existin Existing Health Center Existing Maintenance Shop rovals, etc.) sf'. sf'. ROPOSAL: (description of ro sed buildings, uses, modifications, etc.) Remodel & expansion of' the Health Center and relocation of' the Maintenance Shop ~ou attached thefollowing? FEEs DUE: $ 3.370.00 ~~Application Conference Summary ::,echment #1, Signed Fee Agreement ~esponse to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards plans that are larger than 8.5" x 11" must be folded and a floppy disk with an electronic copy of all written t (Microsoft Word Format) must be submitted as part ofthe application. Project: Applicant: Location: Zone District: Lot Size: Lot Area: Exhibit 2 ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Aspen Meadows Health Center Remodel & Addition Aspen Institute, Jim Curtis, Representative 880 Meadows Road, Lot I - A Aspen Meadows Subdivision SPA 26.5 ac. SPA Plan (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the defInition of Lot Areain the Municipal Code.) Commercial net leasable: Existing: nla Proposed: nla Number of residential units: Existing: nla Proposed: t1/a Number of bedrooms: Existing: nla Proposed: n;'~ Proposed % of demolition (Historic properties only): SPA Plan DIMENSIONS: Floor Area: Existing: Allowable: SPA Proposed: SPA Plan Principal bldg. height: Existing: Allowable: SPA Proposed: ~PA PlAn Access. bldg. height: Existing: Allowable: SPA Proposed: nla ~ On-Site parking: Existing: Required: SPA Proposed: SPA Plan % Site coverage: Existing: Required: Sl'A Proposed: QPA Plan % Open Space: Existing: Required: SPA Proposed: SPA Plan Front Setback: Existing: Required: SPA Proposed: SPA Plan Rear Setback: Existing: Required: ~PL'l Proposed: $1'^ PIon Combined FIR: Existing: Required: SPA Proposed: SPA Plan Side Setback: Existing: Required: SPA Proposed: SPA Plan Side Setback: Existing: Required: SPA Proposed: SPA Plan Combined Sides: Existing: Required: . SPA Proposed: SPA Plan Distance Between Existing Required: Proposed:~ Plan Buildings Existing non-conformities or encroachments: n fa , , Variations requested: nl a 'f") .... '... .c '... .c ~ ~ ~ ~ ~ '" ~ "' i5 ~ ~ ~ .~ ~ V) ~ ~ ~ V) ~ ~ ~ ~ ~ lr) a a ~ ~ ~ ~ ~ ~ C/) bO ... o ,,; ~ ::l .<;; ~ ~ <:: '0 " c. ~ i * . . 'C . '" " . ~ . '" '" >- Jj . o <) u ::E 0; ~ i ;.:. ~ . . ~ ~ .'" . . '" ~ . :s = . '" . < o "' >- :a ;.:. ~ '" ~ ~ " B ~ = . '" '" :> ..0 .~ = .g ~ ~ ~ 8::: <' Q N";' .H -..0 ;':'0 ~... '2 u o ~ - " ~ ~ "'''' I 1? 'E .t '" . cr.~ .~ 1": . "",-:S o . -gJ! ~ " .s .8 " ~ . ~ .5 -g " E ~." :a ~ <X 0 ..0-5 ~ ;; . -s B = . 0. o -g~ ~ ~ . . . . ~ .~ e ~ 0.. o ~ ,., . r':C::: ~.,j .. . \0.<::: as 0- 'C .~ B eo :.a .5 o :;; <~ . 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't :: c:: ~~ ,~ E ci :l I- =~ ~ &.0 . ~ & o.~ ~~ Q;;"Q.. .,; ;>! ] . , ';'." o ,., '" cO o .;; ~ >- :a ;.:. ~ '" .c '" .HE ASPE!.STITUTE Amy Margerum Executive Vice President Administration and Finance 1000 North Third Street Aspen,C081611 PH 970..544.7905 FX 970.544.7908 amym@aspeninstiwte,org ....'WW,aspeninstitute .org . June 1,2005 Mr. James Lindt Community Development Office City of Aspen 130 South Galena Street Aspen, Colorado 81611 Exhibit 4 Re: Owner's Authorization and Consent Aspen Meadows Health Center Remodel & Addition & Maintenance Shop Relocation Specially Planned Area (SPA) Amendment Application Historic Preservation Commission (HPC) Application Dear James: I hereby authorize and consent to the filings of the above referenced Land Use Applications. Jim Curtis and A4 Architects are authorized to represent the applications. LindtAuthorizationMargerum Respectfully, Exhibit 5 MUSIC ASSOCIATION OF ASPEN AND ASPEN CENTER FOR PHYSICS CONSENT (Submitted to Planning Office under Separate Cover) Exhibit 6 PROPERTY PROFILE Account: R014027 Account Type: Tax Year: 2004 Version: Parcel: 273512129008 Area ID: Mill Levy: 30.026000 APR District: Estimated Tax: Status: * This Mill Levy is from the most recent tax roll 2694 20040426000 001 A ASPEN INSTITUTE INC 1000 NORTH THIRD ST ASPEN, CO 81611 1000 N THIRD ST ASPEN, CO 81611 Exhibit 7 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Al!reement for Payment of City of Asoen Development Application Fees CITY OF ASPEN (hereinafter CITY) and Aspen Institute. Jim Curtis. Re"Dresentati ve (hereinafter APPLICANT) AGREE AS FOLLOWS: I. APPLICANT has submitted to CITY an application for As en Meadows Health Center Re d & (hereinafter, THE PROJECT), 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness, 3, APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application, APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional. costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining grealer cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient infonnation to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $220.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid, CITY OF ASPEN APPLICANT By: By: VVl Chris Bendon Community Development Director Jul 29 200 Date: Mailing Address: 300 East Hyman Avenue Aspen, CO 81611 g:lsupportlformslagrpayas.doc 111010 I ;30 MEADOWS COLORADO TRUST ;/0 GOULD & RATNERlJXC ~22 N LASALLE ST SUITE 800 ;HICAGO, IL 60601 ~SPEN INSTITUTE INC 1000 N THIRD ST ~SPEN. CO 81611 ;AMALOTTA ENTERPRISES L TO JUNCAN C/O 375 MEADOW RD ~SPEN, CO 81611 ;OVENTRYJANE ;/0 LA SALLE JOHN D 375 MEADOWS RD ~SPEN, CO 81611 ESTRIN CARRICO FAMILY TRUST 101 FIRST ST #508 LOS ALTOS, CA 94022 FORD MERRILL M & FREDERICK C III 51 MEADOWS TRUSTEE RD #51 ASPEN. CO 81611 GORSUCH JEFFREY S 48.935% INT 707 W NORTH ST ASPEN, CO 81611 HOFFMAN LARRY J & DEBORAH 1221 BRICKELL AVE MIAMI, FL 33131 IBH PROPERTY TRUST HARRIS IRVING B TRUSTEE 191 N WACKER DR #1500 CHICAGO. IL 60606-1899 LPRP RIVER LLC 50% LPRP MILL LLC 50% 201 N MILL ST #203 ASPEN, CO 81611 817 W NORTH LLC C/O GARY A WRIGHT 715 W MAIN ST ASPEN, CO 81611 BAIRD STEPHEN W & SUSAN MERRITT TRUSTEES 120 S LASALLE ST CHICAGO, IL 60603 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 DIGIGLlA LE RAY DIGIGLlA JOHN WILLIAM PO BOX 4305 ASPEN. CO 81612 FELDER RICHARD B & DEBORAH S 11498 E CAROL WAY SCOTTSDALE. AZ. 8S259.2620 GANTZEL JOAN & STEEN 705 MEADOWS RD ASPEN. CO 81611 HANSEN SALLY PO BOX 9343 ASPEN, CO 81612 HOLLENBECK FAMILY 50% C/O KATHY SHIELDS WIDLUND 5256 E MINERAL CR CENTENNIAL. CO 80122 KEN ROSS LUX S A C/O HANK HOLT 3765 CHAMPION BLVD WINSTON.SALEM, NC 27115 MARQUSEE CHARLES B PO DRAWER X BOCA RATON. FL 33429 Exhibit 8 ASPEN CENTER FOR PHYSICS 700 E GILLESPIE ASPEN, CO 81611 BJS FAMILY TRUST 155 FIFTH ANITA DR LOS ANGELES, CA 90049 COLGATE S A & R W TRST 422 ESTANTE LOS ALAMOS, NM 87544 DUNCAN DAVID C/O LA SALLE JOHN D 675 MEADOWS RD ASPEN. CO 81611 FERGUSON JAMES & ESTHER PO BOX 1457 CHARLESTON. SC 29402 GOLDRICH REV TRUST MELINDA 825 W NORTH ST ASPEN. CO 81611-1173 HARRIS ROBERTA H 6 LONGFELLOW PARK CAMBRIDGE, MA 02138 HOLMES ROBERT & AUDREY 45 BERMUDA RD WESTPORT. CT 00880 LAMM RICHARD D 1700 LINCOLN ST #4000 DENVER. CO 80203 MILE HIGH HOLDING CO 1991 E ALAMEDA AVE #9 DENVER. CO 80209 ?LANNER: 'ROJECT: 'tEPRESENT A TIVE: )WNER: rYPEOF APPLICAIDN; )ESCRIPTlON; Exhibit 9 CITY OF ASPEN PRE-APPUCA nON CONFERENCE SUMMARY James Lind, 429-2763 DATE 5/19/05 Mead>ws SPA Amemtnent- H<llIth C61ter Building Jim Curtis Asp61 Institute SPA Amendm61t, Amendment to GMQS Exemr.tion fa' Essential Public Facility, Certificate of ApplOpriat61esS ilr Majer HPC Deve]orment. As part of the recent Meadows SPA Amendment approvals to construct a new conference center/meeting hall, 1,500 SF of building space was reserved for the future expansion of the Health Center Building at the Institute. The Institute would like to construct an addition to and remodel the Hea]th Center Building, In conjunction with the Health Center Building expansion and remodel, the Aspen Institute would like to construct an underground extension to their parking garage in order to permanently relocate their maintenance facility from the Hea]th Center Bui]ding to the proposed extension to the parking garage. In total, the proposed changes would add approximately 2,400 square feet of building to the Meadows SPA, .and Use Code Section(s) ~6.304 Common Development Review Procedures ;6.415.070(0) Certificate of Appropriateness for Major HPC Development :6.440.090(8) Amendment to SPA Development Order 6.470.110 Amendment to GMQS Development Order eview by: Staff for complete application; referral agencies for technical considerations (Development Review Committee Meeting); Historic Preservation Commission for Conceptual HPC Review, Planning and Zoning Commission for recommendation to City Council on the SPA Amendment and GMQS Exemption for an Essential Public Faci]ity, City Council for decision on the SPA Amendment and Amendmenl to GMQS Exemption, Historic Preservation Commission for Final HPC Review. Yes, at both Conceptual and Fina] HPC Review, at P & Z, and at 2"' Reading of the Ordinance before City Council. $2,640 Deposit for ]2 hours of staff time (additional staff time required is billed at $220 per hour) Engineering $365, Housing $365 $3,370 Iblic Hearing; anning Fees: ,ferral Fees; ,tal Deposit: I apply, submit the following information: Total Deposit for review of application. Applicant's name, address and telephone number, contained within a letter signed by Ihe applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. Completed City of Aspen Land Use Application Form for SPA Amendment and Amendment to GMQS Exemption. Completed City of Aspen Historic Preservation Land Use Application for a Certificate of Appropriateness for Major HPC Development. Lener of consent to apply from a person or persons owning more than 50% of the property within the Aspen Meadows SPA. Per Meadows SPA, consent to apply is also need from the MAA and Aspen Center for Physics. Signed fee agreement. Pre-application Conference Summary. An 8 ]/2" x ] I" vicinity map locating the subject parcels within the City of Aspen. Proof of ownership. Site Improvement Survey. Proposed site plan. (2 Sets -24"x 36"and 30 Sets- II"x 17"). Existing and proposed floor plans (2 Sets -24"x 36" and 30 Sets- II"x 17"). Existing and proposed elevation plans. (2 Sets -24"x 36"and 30 Sets- II"x 17") Existing and proposed landscaping plans (2 Sets- 24"x 36" and 30 Sets- I ]" x ] 7") A written description of the proposal and a written explanation of how a proposed development complies with the review standards relevant to the development application. Copies of relevant prior approvals. Applications shall be provided in paper format (number of copies noted above) as well as the text only on either of the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk, Microsoft Word format is preferred. Text format easily convertible to Word is acceptable, _Copies of the complete application packet (items 2-]4)* Additional application sets may be requested for the Final HPC review. MORRIS JOHN S JR PO BOX 8991 ASPEN, CO 81612 REED PRESLEY 0 & PATRICIA 999 8TH ST BOULDER, CO 80302 SHIELDS ARLENE M ESTATE OF 23% C/O KATHY SHIELDS WIDLUND 7203 S HARRISON WAY L1TILETON. CO 80122 VESTAMERICA INC 3102 N OAKLAND ZION RD FAYETIEVILLE, AR 72703 WESTVIEW HOLDINGS LLC C/O ASSESSMENT TECHNOLOGIES 111 SOLEDAD ST STE 1100 SAN ANTONIO. TX 78205 MUSIC ASSOCIATES OF ASPEN INC 2 MUSIC SCHOOL RD ASPEN, CO 81611-8500 SARPA JOHN G & JAN JONES SARPA 71 MEADOWS #7 ASPEN. CO 81611 SHIELDS ROBERT L 13.5% INT 5750 OAK CREEK LN L1TILETON. CO 80121 WALDECK VIVIAN G 915 W NORTH ST ASPEN. CO 81611-1171 WESTVIEW HOLDINGS LLC PO BOX 460567 SAN ANTONIO. TX 78266 PITKIN COUNTY 530 E MAIN ST STE 302 ASPEN. CO 81611 SHERMAN HARRIS D 370 17TH ST STE 4500 DENVER. CO 80202.5647 SMITH VICTORIA LEA 1160 PARK AVE NEWYORK,NY 10128 WELLS JANE I & JONATHAN R 721 W NORTH ST ASPEN. CO 81611 WING KAREN J PO BOX 3303 SPRING. TX 77383 Process: Apply. Planner checks application for completeness. Application is then referred to applicable referral agencies (a Development Review Committee meeting is held). The Historic Preservation Commission will then review the Conceptual HPC request at a noticed public hearing. Subsequently, the SPA Amendment and GMQS Exemption requests will be reviewed by the Planning and Zoning Commission at a noticed public hearing, at which hearing the Commission will forward a recommendation to City Council. City Council will then make a determination on the SPA Amendment and the GMQS Exemption for an Essential Public Facility. Finally, HPC will review the Final HPC request at a noticed public hearing. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that mayor may not be accurate, The summary does not create a legal or vested right. .~-- ----------.. . --- --~~ '. -~ '" ~ '-, " '- "\ 2313;2 \ \ .. \ ) , / / / ~Y , / ' III ~ \ '" ''', \ --------::--::- '^, '------ r'......... ~ .-------;___~,_..______., I .J..., \ '"\-'. \ '. .-~ "i~' L~: ~ ~ ~j~~ ,; \ , i- i;; ,i I j--- /' /~- ! ; ; ..//~ /,/ ..........<; L >."--- .../ / '. , /.--/, \ J'" ".. " \ ,..// '~pen Meadows I , . LOT I-A j , ) / , ) I, r--- '----, -r- f', n r- I,'~"" " . '----;1 , ,.c.. , \ .C\-\~ \ \-;' L-----' 231003 21400'1 214001 i----___. 235~; ---'''1 (/ ---/ L...-i 201QO'f' L i.- 2O~002 s~obf;lle '2010Oi 23 '. 18 Eo 'RJ 'fROW ~.' 107851 pitkin Res ~~~ "1..., ; i...J 129003 " r',,.. 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