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HomeMy WebLinkAboutpitkin.planning.273513201851 (3)DOCUMENT LAYOUT THIS FILE MAY OR MAY NOT CONTAIN ALL OF THE INFORMATION LISTED BELOW IN THE FOLLOWING ORDER Summary Sheet Resolution for the BOCC and/or P&Z Ordinance for the BOCC and/or P&Z Determination for the Hearing Officer Administrative Determination Staff Memo Application Public Notice, Acceptance Letter, Referral(s) Letter Site Plan Miscellaneous Plat copies (11x17) PARCEL ID: 2735-123-01-851 DATE RCVD: ~ #COPIES:~ CASE NO P1298-88 CASE NAME: Aspen Valley Hospital E Housing PMH Rezoning, Detailed @ Final Plat Su Planners PROJ ADbR: Doolittle Cir OWNIAPP: Aspen Valley Hospd ADR~- C/S2:~ PHN:~ REP:' ADR:~- GSIZi~ PHN:~ Email Addr: ALLOCATED HOURS: FEES DUE:- FEES RCVD:~ ^/o OVER: REFERRALS REF:r- BY~-.., DUE.: MTG-0ATE REV BODYPH NOTICED ' DATE OF FINALACTIONi ~- I~~-. No J~ gOCC Reso: ' 89-58 #312829 89-94 # 1 No ~- No ~ BOCC Ord:. REMARKS 2735-123-00-011 GF PZ: 89-33 HRG OFF: CLOSED: BY: ~~ ' HO INDEX: VR AF CASE TYP3: CASE TYPO: File Loeationi' PLAT (BK,PG):r ADMIN INDEX: ~- ,VR EXPIRES:- 4Final Plat Subm CASETYP5: oning CASETYP5:1 mpt CASE TYPT:/ Date Scanned: 8/21/09 - `{~~ ( !?eccrded at D - I ~'clo~k, ~ M (v- ~ ~• -~ DOOM ~J~^Gf 53 S':iE'!tlUfi NO ~+~-~C?GI '°"" >I:.N;~, DAYIS PITYIR'°LOU~;TY RECORDER RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COIARADO, GRANTING APPROVAL FOR PMH REZONING, DETAILED AND FINAL PLAT AND SUBDIVISION E7~TION FOR <~ COMMUNITY FACILITIES TO THE ASPEN VALLEY HOSPITAL DISTRICT Resolution No. 89-~ WHEREAS, the Aspen Valley Hospital District (hereinafter "Applicant") has applied to Pitkin County for PMH Rezoning, Detailed and Final Plat and Subdivision Exemption approvals to construct a 17 unit employee housing project located on a 1.05 acre parcel of land (as described in Exhibit "A" attached); and WHEREAS, the Board of County Commissioners (hereinafter "Board") reviewed this application at their regularly scheduled public meeting on June 13, 1989, at which time evidence and testimony was presented with respect to this project; and WHEREAS, the Board finds that the Applicant has adequately addressed the conditions of General Submission approval and that this project continues to meet or exceed the requirements of the PMH zone district. NOW, THEREFORE, BE IT RESOLVED by the Board that it hereby grants approval of this project subject to the following conditions: 1. Submittal of a Subdivision Improvements Agreement acceptable to the Planning Office and County Attorney prior to Final Plat approval and the issuance of a complete building permit, to guarantee the following improvements: a. Landscaping, revegetation of disturbed areas and associated irrigation systems; b. Provision of pedestrian links to the Hospital and ~;, _ ( ~. ``'' ~o~ 5`~6 ~as~ 54 Resolution No. 89- S8~ Page 2 RFTA including both temporary and estimated final design costs; <' c. Drainage improvement; d. Water line construction, including provisions for a "looped" system as approved by the Water Department; e. Sewer line construction; f. Re-alignment of the existing trail. Said re- alignment shall be deemed to satisfy the park dedication requirements of Section 5-501.11(h) of the Land Use Code. 2. This project shall be rented at the Moderate Zncome level as set by the Aspen/Pitkin County Housing Authority, however, Hospital employees whose income levels exceed this level may be housed in this project. Non-Hospital employees housed in this project shall be required to comply with the Authority's Moderate Income Guidelines. 3. Completion of an amended plat for the City Thomas Subdivision property. 4. Submittal of a Final Plat for recording which meets the approval of the Planning Department and County Attorney. This plat shall also show an easement for the "nordic" trail acceptable to the County. 5. Dogs shall be prohibited in this project. The Applicant shall incorporate this prohibition into its lease agreement with tenants. 6. Fire hydrants and interior sprinkler systems shall be provided as approved by the Fire Marshall. 7. Improvements to the bus stop, the provision of pedestrian "links" and the realignment of the intersection of Doolittle road and Castle Creek Road shall be provided in conjunction with the Health and Human Services building and are not specifically required for this project. 8. The Applicant shall make provisions in its lease agreement with tenants to control the outside storage of material, equipment or junk to insure that visual impacts to adjoining properties are minimized. Resolution No. 89-~ Page 3 Book 5~6 P~~. ~5 APPROVED by the Board <t its regular meeting on June 13, 1989. BOARD OF ~ OF PITLCIN ~, By i /, Colette ATTEST: J nette Jones puty County lerk APPROVED AS TO F RM: Thomas F. S ith, County Attorney ~OUNTY COMMISSIONERS COUNTY, COLARADO ~~n ~Penne, Chairman APPROVED AS TO CONTENT: Thomas M. Baker, Interim Planning Director boccreso.avheh ~s .. eooK 6u ~ F~a~~_:3C? RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS ~ m ~~ '" `.b~' PITKIN COUNTY, COLORADO GRANTING APPROVAL r .^_~ vi o > ~ ~F A DETAILED AND FINAL PLAT AMENDMENT FOR G C .D :~ =~- ~ THE ASPEN VALLEY HOSPITAL DISTRICT >_ J (J "' ~' Resolution No. 89-Q'~ ('"; :_ WMERE~S, the Aspen Valley Hospital District (hereinafter "Applicant"), has applied to Pitkin County to amend the Aspen Valley Hospital Employee Housing Project for the purpose of adding four additional studio apartments to the seventeen units previously approved by Board of County Commissioners Resolution 89-58; and WHEREAS, the project is located adjacent to the Aspen Valley Hospital (as described on Exhibit "A"); and WHEREAS, the Pitkin County Planning and Zoning Commission (hereinafter "Commission") reviewed this application at a public meeting on October 10, 1989, and recommended approval of this application pursuant to their Resolution PZ-89-33; and WHEREAS, the Pitkin County Board of County Commissioners (hereinafter "Board") reviewed this application at their regularly scheduled meeting on October 24, 1989, at which time evidence and testimony was presented with respect to this application; and WHEREAS, the Board finds that this proposed amendment is in substantial compliance with the previously approved project and will aid in reducing the current employee housing shortage in the County. NOW, THEREFORE, BE IT RESOLVED by the Board that it hereby Resolution 89-Q'~ ~[??~( 5, J ,) p Page 2 NOOH UV ! FYlGFJl1CJ grants approval to this project subject to the following _. conditions: 1. PUD approval is granted to vary the required number of parking spaces to allow 31 spaces on-site rather than the 42 spaces required by the Land Use Code. If additional parking spaces are required in the future, the Hospital shall provide additional spaces on the Hospital property as needed. 2. This project shall be rented at the Moderate Income level as set by the Aspen/Pitkin County Housing Authority, however, Hospital employees whose income levels exceed this level may be housed in this project. Non-Hospital employees housed in this project shall be required to comply with the Authority's Moderate Income Guidelines. 3. Two of the four studios shall be rented long term consistent with the other seventeen apartments in the project. The remaining two units may be utilized as "sleeper" units for on-call hospital personnel for a term not to exceed three years after a Certificate of Occupancy has been issued. After three years, the units shall be rented as studio apartments subject to the same limitations and conditions as the rest of the project. 4. Prior to the issuance of a Certificate of Occupancy, the Subdivision Improvements Agreement, the Housing Authority Deed Restrictions and the Hospital Master Plan shall be (and are hereby approved to be) amended to reflect the addition of four studio apartments to this project. 5. The original conditions of approval contained in the Board of County Commissioners Resolutions No. 89-41 and No. 89-58 shall remain in full force and effect except as expressly modified by this approval. APPROVED by the Board at its regular meeting on October 24, 1989. Resolution 89-~'~ Page 3 e Jones, County C APPROVED AS T FORM: Thomas F_ Smith, County Attorney FXK:das bocc.reso.avh u00H ~~ 17 PaG~t;J BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO 7 By Colette Penne, Chairman APPROVED AS TO CONTENT: Amy 1 Margerum, Planing Director .' • - EXHIBIT A GoDH 6i.1~ NacE310 CAI DF4CRIPTIDN _ < PARCEC C A rraU of land in the Su 1/< of the Su I/C of Section II and the Nu 1/L of the Nu I/t of Section 11, both of Township 10 South. Range 85 west. 6th Principal neridian. County of Pitkin. State of Colorado. more fully described as tollous° 6e0inninp at a point which is the most northerly point of The City Thomas Property S ub divi sion .+hence the corner Common to Sections ll. 12. f3. and IG. T.10 S.. P..B S u.. 6th P.ti. bears S 75° 28' 28' u. 8[9.15 feet: 1. Thence S 23' Ct' 00' u, 185.86 leer: 2. Thence N bb° 19' 00' t1, b7_bL feet: Thence N 23° Ct' 00' E. 280.40 feet: L. Thence N LI° 52' 21' E. 216.69 feet to the point o1 beginning. Parcel C. zs described above. contains O.S95 acres more or less. I FGAI DFSCP.IPTIDn' PP.RCEC D A tract of IanG in the Su L/L of the Su ,/t of Section Il and the Nu 1/C of the Nu 1/L of Section 1C. both of TONnShID ,0 South. Range BS west. 6th Principal heridian. County of Pitkin. State of Colorado, more fully described zs follo~~s= 6eginninq of a' point which is the most northerly Corner of Parcel D whence the corner common ro Sections Il. 1%. 13, and IL. i.tC S.. c.85 ~'_. 6th P.t7. bears S 63` Ot' L1' t,', 776.17 feet: L Thence S t6° t8' 13' E. 85.23 feet: 2. Thence S 11° 17' LS' U. IC0.01 feel 3. Thence 5 25° 15' Ot' t,'. 16.L9 feet: <. Thence S 32° 36' 2S' u. 66.97 feet: S. Thence 5 30° 38' LB' u . 136.96 feet: 6. Thence n' S3° t0' 36' u . S9.CO feet: 7. Thence N Z3` CI' 00' E. C65.6H feet to the Dotnt of be0inninq. Parcel D. zs described above, conizins 0.138 ztres more or less. ~~®R ~~~~ >/ RESOLUTION OF THE PITKIN COUNTY PLANNING AND ZONING COMMISSION TO THE BOARD OF COUNTY COMMISSIONERS APPROVAL OF A DETAILED AND FINAL PLAT AMENDMENT FOR THE ASPEN VALLEY HOSPITAL DIS?TRICT Resolution No. PZ-89- 33 WHEREAS, the Aspen Valley Hospital District (hereinafter "Applicant"), has applied to Pitkin County to amend the Aspen Valley Hospital Employee Housing Project for the purpose of adding four additional studio apartments to the seventeen units previously approved by Board of County Commissioners Resolution 89-58; and WHEREAS, the project is located adjacent to the Aspen Valley Hospital (as described on Exhibit "A"); and WHEREAS, the Pitkin County Planning and Zoning Commission (hereinafter "Commission") reviewed this application at a public meeting on October 10, 1989, at which time evidence and testimony was presented with respect to this application; and WHEREAS, the Commission finds that this proposed amendment is in substantial compliance with the previously approved project. NOW, THEREFORE, BE IT RESOLVED by the Commission that it hereby recommends that the Board of County Commissioners grant approval to this project subject to the following conditions: 1. PUD approval should be granted to vary the required number of parking spaces to allow 31 spaces on-site rather than the 42 spaces required by the Land Use Code. If additional parking spaces are required in the future, the Hospital shall provide additional spaces on the Hospital property as needed. 2. This project shall be rented at the Moderate Income . . ,,,_ Resolution PZ-89-3~J Page 2 level as set by the Aspen/Pitkin County Housing Authority, however, Hospital employees whose income levels exceed this level may be housed in this project. Non-Hospital employees housed in this project shall be required to comply with the Authority's Moderate Income Guidelines. 3. Two of the four studios shall be rented long term consistent with the other seventeen apartments in the project. The remaining two units may be utilized as "sleeper" units for on-call hospital personnel for a term not to exceed three years after a Certificate of Occupancy has been issued. After three years, the units shall be rented as studio apartments subject to the same limitations and conditions as the rest of the project. 4. The Subdivision Improvements Agreement and the Housing Authority Deed Restrictions shall be amended to reflect the addition of four studio apartments to this project. 5. The original conditions of approval contained in the Board of County Commissioners Resolutions No. 89-41 and No. 89-58 shall remain in full force and effect except as expressly modified by this approval. APPROVED by the Commission at its regular meeting on October 10, 1989. PITKIN COUNTY PLANNING AND ZONING COMMISSIO~~ ES r . l~S~tY~- /~c~ r„ Gt1+u- f--~ ATTEST: /~ /J,, ~~Z~ZGt f l i~ J~-~C//t Deborah Skehan, Administrative Assistant APPROVED AS TO FORM: APP$QVED AS~TO CONTENT: h Aml/ym /{Vi ~~~~ Marge ~~//Jrum»J , Plan 'ng Direct Thomas F. Smith, County Attorney ds/fxk pz.reso.avh EXHIBIT A 1F,Ai~fs RC IPTIOh PARCEL C A tract of land in the SI.' 1/C of the SW I/L of Section I1 and the NU t/L of the Nu 1/L of Section 1L, both of Township 10 South, Range 85 West. bth Principal tleridian. County of Pitkin. State of Colorado. more fully described as follows 6eginninp at a Doint which is the most northerly point of The City Thomas Property Subdivision whence the corner common to Sections II. 12. 13. and 1L. T.10 S_. P..85 W_. bth P.ti. bears S 75° 28' 28' W. BG9.75 tees: 1. Thence S 23° Ll' 00' W. L85.86 feet: 2. Thence N bb° 19' 00' W. b7.bl feet: Thence N 23° Ll' 00' E. 280.0-0 feet: G. Thence N Ll° 52' 21' E. 216.b9 feet to the point of beginning. Parcel C. as described above. contains 0.595 acres more or less. IF(AI rSfP1PT10N PP.RCEL D A tract of land in the SI.' 1/L of the SW 1/L of Section II and the NW 1/C of the NW 1/L of Section 1C. both of Township 10 South. Range 85 West, bth Principal neridian. County of Pitkin. Stare of Colorado. more fully described as ,follows 6eginninq at a point which is The most northerly Corner of Parcel D whence rr,e corner common to Sections 11. 12. 13_ and IL. T.10 S.. P..85 W_. bth P.n. bears S 63° Ot' U' W. 776.17 feet: 1. Thence S t8° 18' 13' E. 85.23 feet: 2. Thence S I1° l7' L9' W. 1L0.01 feet: 3. Thence S ZS° 15' O1' W. 76.L9 feet: L. Thence S 32° 36' 25' W. bb.97 feet: 5. Thence S 30° 38' LB' t,', 136.96 feet: b. Thence N 53° LO' 3b' W. 59.L0 feet: i. Thence N 23° Ll' 00' E. L65.68 feet ro the point of bepinninq. Parcel D. as described above. contains 0.138 acres more or less. is AGENDA ITEM SU1~IIdARY TO: Board of County Commissioners Regular Meeting - October 24, 1989 RE: Aspen Valley Hospital District - Detailed nd Final Plat Amendment n FROM: Francis X. Krizmanich, Planning Officel~f APPLICANT: Aspen Valley Hospital District. PROPOSAL: The applicant is applying for an amendment to their Detailed and Final Plat approval so that 4 additional employee units may be constructed. The existing project contains 17 units. During construction of the approved project, the foundation depth for building #1 was deeper than expected and can permit 4 additional studio units. The applicant would like to add these units to the project. The Planning Commission reviewed this application at a special meeting on October 10, 1989, and recommended approval subject to the conditions outlined in the attached resolution. ALTERNATIVES: The Board may approve this application subject to the conditions outlined in the Planning Commission resolution. The Board may approve this application with modifications based on today's presentation. The Board may deny this application if you find that it is inconsistent with adopted policies or regulations. RECOMMENDATION: The Planning that the Board direct us to project with conditions as Commission Resolution. Commission and the staff recommend draft a resolution approving this outlined in the attached Planning ais.avhd amend TO: Pitkin County Board of County Commissioners FROM: Francis X. Krizmanich, Planning Office RE: Aspen Valley Hospital Employee Housing - Detailed and Final Plat Amendment DATE: October 24, 1989 APPLICANT: Aspen Valley Hospital District (AVHD). PROPOSAL: The applicant is applying for an amendment to their Detailed and Final Plat approval so that 4 additional employee units may be constructed. The existing project contains 17 units. During construction of the approved project, the foundation depth for building #1 was deeper than expected and can permit 4 additional studio units. The applicant would like to add these units to the project. ZONING: PMH; FAR = .50; Proposed FAR = .33 STAFF COMMENTS: The AVHD was granted approval by BOCC resolution #89-58 (attached) for PMH Rezoning, Detailed and Final Plat and Subdivision Exemption for Community Facilities to construct 17 employee units on a 1.054 acre parcel of land on Doolittle Road. The applicant is requesting approval of an amended Detailed and Final Plat in order to add 4 studio units in the basement of building #1. The applicant is also considering the alternative of adding 2 studios and reserving 2 for "on-call" sleeping quarters. The following memo will address the areas of concern that staff has identified in this application. 1) PMH Zoning: The PMH zone district has a Floor Area Ratio (FAR) of .50. The project as proposed has an FAR of approximately .33 - well below the maximum. The PMH open space requirement is 1,200 square feet per unit which equals 25,200 square feet. The proposed Open Space equals 27, 047 square feet which exceeds the minimum requirement. The parking requirement in the PMH zone is 2 spaces per unit which equals 42 spaces. The applicant is proposing 31 spaces on-site and the reservation of 4 parking spaces in the Hospital parking lot for a total of 35 spaces which is 7 less than required by the Land Use Code. Because the PMH zone district requires a mandatory PUD submission, the staff recommends granting a PUD approval to reduce the number of required parking spaces to 31 on-site with the condition that additional spaces be provided in the Hospital lot if necessary. 2) Housing Guidelines: Under the original approval the AVHD was required to rent all units under moderate income guidelines, but could rent to employees whose incomes exceeded the moderate income level. The applicant appears to be requesting a modification to this agreement such that the project average rental would be 89¢ per square foot. In other words, a studio might rent for less than 89¢ while a two bedroom might rent for more than 89¢. The staff notes that 89¢ per square foot is the upper rental limit for the moderate income range. We do not support allowing the applicant to raise rents to the middle income level at this time. The addition of 4 studio apartments does not justify the modification of the previously approved rent structure. The Planning Commission agreed with the staff recommendation. 3) Occupancy: The applicant has indicated that 2 of the 4 studios will be rented as "normal" studio units. The remaining two units will be either rented or utilized as "dormitory" or "sleeper" units for on-call employees. At the Planning Commission meeting, the staff voiced concern about the use of dormitory units in what we had envisioned as a housing project. The staff opinion was that this project should remain as housing and should not have hospital functions intermingled with dwelling units. The staff recommended denial of the request for approval of sleeper units and suggested that it would be more appropriate to incorporate this type of facility into future hospital expansions. At the Planning Commission meeting, the Applicant indicated that the 2 sleeper units are needed for the "short- term" until other facilities could be constructed as part of future hospital expansions. Based on this commitment, the staff agrees with the Planning Commission's recommendation that the two studios may be used as "sleeper" units for a period not to exceed three years from the date of occupancy of the building. 4) SIA and Deed Restrictions: The Subdivision Improvements Agreement and the Housing Authority Deed Restrictions for this project should be amended to reflect the addition of four studio apartments if this project is approved. RECOMMENDATION: The Planning staff and the Planning Commission recommend approval of the amended Detailed and Final Plat for this project to the Board of County Commissioners subject to the Planning Commission Resolution No. PZ 89-33. boccmemo.avhd_amend 2 ~ ~1 C ~fNb' ~ U/~"~ # - I N C U ft P O R A T E D September 1, 1989 Mr. Francis Krizmanich Pitkin County Planning Department 130 S. Galena Aspen, Colorado 81611 RE: Amendment to the Aspen Valley Hospital Employee Housing Detailed Submission/Final Plat Approval, Aspen Valley Hospital District Master Plan 1989, and the Aspen Valley Hospital District Service Plan Dear Francis, Attached for the Pitkin County Planning staff's review and consideration are twenty (20) copies of the above referenced amendment as well as a check for $825.00 for payment of the application fee. The attached text has all revisions included, therefore if approvals are granted for the changes outlined below, this text should replace that of the current submission. As I have already discussed with you briefly, during the construction process of the employee housing project, it became apparent that the foundations for building two would need to be extended deeper into the ground due to poor soils. The revised depth of foundations has already been approved by the building department and construction of those foundations has been completed. The option that this has presented is the addition of four studio apartments in this space. Since the floor to ceiling height is now a conventional 8 feet, and the square footage was more than adequate, the project architect has designed four studio apartments, approximately 392 square feet each for this space. To accommodate the addition of the studios, the storage and laundry facilities of the previously approved plans have been redesigned. The floor plans and elevations which 2 have attached represent these modifications. The project program will change from providing 17 units to accommodate 26 employees to providing either 21 units to accommodate 30 employees or 19 units to accomodate 28 employees long term and two units as sleeper facilities for on- call employees. It should be noted that these units will be available to persons qualifying in the "middle" income category of the 1989 Affordable Housing Guidelines. 230 F. Hopkins. Aspen, Colorado 81611 303 ~ 925 - 6? 17 ~. As with the original approval, The Aspen Valley Hospital District shall place qualifying employees in the currently approved and the proposed units and then work with the Aspen/Pitkin County Housing Authority. to place in it's inventory for rental six beds as per the current approval. The Aspen Valley Hospital District, being the owners of the project will be responsible for rental of the proposed units. It is anticipated that two of the proposed studios will be rented on a long term basis and the remaining two studio units will be used as dormitory or sleeper units for on-call employees. The current ,approval for this project is based on units renting at $.89 per square foot. It is more realistic to rent the proposed four studios at less that $.89 per square foot to provide equity within unit rents ie; units offering the best quality of life rent for the most while the units which offer less, rent for less. This is only possible however, if the rents are averaged, with the average rent being $.89 per square foot. This would require the rent on some units to exceed the $.89 mark, while some units, specifically the proposed studios, would rent for less than the $.89 mark. The grading and drainage for the project has been modified to accommodate these changes. The area directly outside the proposed studio units has been lowered to provide adequate window space as well as emergency egress for the units. This is represented on the attached Grading and Drainage Plan. The addition of these four units will not affect the utility plans for the project. The service lines as originally designed have adequate service capacity for the proposed units. Parking for the proposed units will be by means of reserving four spaces in the existing AVH parking lot. Since these tenants will be employees of the Hospital and within walking distance of work, vehicle use will be minimal. The parking lot for the employee housing project will remain unchanged. This employee housing project is tied to the Aspen Valley Hospital District Master Plan and the Aspen Valley Hospital District Service Plan. The amendments being proposed shall also pertain to those documents if approved. Specific areas of the Master Plan document which would require amendment are Section X, Employee Housing, pages 23 and 24, and Exhibit XXV, Aspen Valley Hospital District Service Plan 1989, Section X, Employee Housing, Page 19. Within these documents, reference is made to providing 17 units to accommodate 26 employees. All statements to this effect would be amended to read 21 units to accommodate 30 employees. ~. Should you have any questions regarding this proposed amendment, or if we can be of any further assistance, please do not hesitate to contact me. On behalf of the Aspen Valley Hospital District, thank you for your assistance in the preparation of this amendment. Sincerely, The Stevens Group Inc. Thomas G. Stevens ASLA President /TGS MEMORANDUM TO: Pitkin County Board of County Commissioners FROM: Francis X. Krizmanich, Planning Office RE: Aspen Valley Hospital Employee Housing - Detailed and Final Plat Amendment DATE: October 24, 1989 APPLICANT: Aspen Valley Hospital District (AVHD). PROPOSAL: The applicant is applying for an amendment to their Detailed and Final Plat approval so that 4 additional employee units may be constructed. The existing project contains 17 units. During construction of the approved project, the foundation depth for building #1 was deeper than expected and can permit 4 additional studio units. The applicant would like to add these units to the project. ZONING: PMH; FAR = .50; Proposed FAR = .33 STAFF COMMENTS: The AVHD was granted approval by BOCC resolution #89-58 (attached) for PMH Rezoning, Detailed and Final Plat and Subdivision Exemption for Community Facilities to construct 17 employee units on a 1.054 acre parcel of land on Doolittle Road. The applicant is requesting approval of an amended Detailed and Final Plat in order to add 4 studio units in the basement of building #1. The applicant is also considering-the' alternative of adding 2 studios and reserving 2 for "on-call" sleeping quarters. The following memo will address the areas of concern that staff has identified in this application. 1) PMH Zoning: The PMH zone district has a Floor Area Ratio (FAR) of .50. The project as proposed has an FAR of approximately .33 - well below the maximum. The PMH open space requirement is 1,200 square feet per unit which equals 25,200 square feet. The proposed Open Space equals 27, 047 square feet which exceeds the minimum requirement. The parking requirement in the PMH zone is 2 spaces per unit which equals 42 spaces. The applicant is proposing 31 spaces on-site and the reservation of 4 parking spaces in the Hospital parking lot for a total of 35 spaces which is 7 less than required by the Land Use Code. Because the PMH zone district requires a mandatory PUD submission, the staff recommends granting a PUD approval to reduce the number of required parking spaces to 31 on-site with the condition that additional spaces be provided in the Hospital lot if necessary. 2) Housing Guidelines: Under the original approval the AVHD was required to rent all units under moderate income guidelines, but 2 could rent to employees whose incomes exceeded the moderate income level. The applicant. appears to be requesting a modification to this agreement such- that -the project average rental would be 89¢ per square foot:' In other words, a studio might rent for less than 89¢`while a two bedroom might rent-for .more than 89¢. Thee staff-notes that 89¢ per square foot is the .upper. rental limit for the moderate ihcome range: We ,do not support allowing-the applicant to raise. rents to thee. middle income level at this time.. Theaddition of _4 studio apartments does not justify the modification of the previouslg approved rent structure. The... Planning. Commission .agreed -with the staff recommendation. 3) Occupancy: `The applicanthas indicated that' 2- of the 4 studios will be rented as "normal" studio units. The remaining two units will be either rented or utilized as ')dormitory!' or "sleeper" units. for on-call employees.. At- the Planning Commission meeting, the staff voiced: concern about he use of dormitory units in what we had envisioned as a housing project. The staff opinion was that this project should xemain as housing and should not have hospital functions intermingled with dwelling units. The staff recommended denial of the request far approval o£ sleeper units and suggested that it would be more appropriate to incorporate this. type of facility into `future hospital expansions. At the Planning Commission meeting,- the Applicant indicated that the 2 sleeper units are heeded for the "short- term° until other facilities could be constructed as part of future. .hospital expansions. Based on this commitment, the staff agrees.. with the Planning Commission's recommendation-that the two studios may be used as "sleeper" units for a period not to exceed three years from the date of occupancy. of the building. 4) SIA .and Deed Restrictions: The. Subdivision Improvements Agreement and the Housing .,Authority Deed Restrictions for this project. should be amended to reflect the addition of four studio apartments if thisprojectis approved. RECOMMENDATIONa The Planning staff and the .Planning Commission recommend. approval of the amended Detailed and Final Plat for this project to the Board of County Commissioners subject to the Planning Commission. Resolution No. PZ 89-33.' boccmemo.avhd_amend ~ ' ~~ /vC/ ~ ~ _.. N C O R P '~ O R A T E D September 1, 1989 Mr. Francis Krizmanich Pitkin County Planning Department 130 S. Galena Aspen, Colorado 81611 RE: .Amendment to the Aspen Valley Hospital Employee Housing Detailed Submission/Final Plat Approval, Aspen Valley Hospital District Master Plan 1989, and the Aspen Valley Hospital District Service Plan Dear Francis, Attached for the Pitkin County Planning staff's review .and consideration are twenty (20) copies of the above referenced amendment as well as a check for $825.00 for payment of the application fee. The .attached text has all revisions included, therefore if approvals are granted for the changes outlined below, this text should replace that of the current submission. As I have already discussed with you briefly, during the construction process of the employee housing project, it became apparent that the foundations for building two would need to be extended deeper into the ground due to poor soils. The revised depth of foundations has already been approved by the building department and construction of those foundations has been completed. The option that this has presented is the addition of four studio apartments in this space. Since the floor to ceiling height is now a conventional 8 feet, and the square footage was more than adequate, the project architect has designed four studio apartments, approximately 392 square feet each for this space. To accommodate the addition of the studios, the storage and laundry facilities of the previously approved plans have been redesigned. The floor plans and elevations which I have attached represent these modifications. The project program will change from providing 17 units to accommodate 26 employees to providing either 21 units to accommodate 30 employees or 19 units to accomodate 28 employees long term and two units as sleeper facilities for on- call employees. It should be noted that these units will be available to persons qualifying in the "middle" income category of the 1989 Affordable Housing Guidelines. ~.,,, ~ ' c As wi#h the original approval,.The Aspen Valley ;Hospital District' shall place qualifying employees in the current y approved and the prdposed units and then `work with the AspenjPitkin County`.Housing Authority to place in it's inventory for rental six;'beds as (per I, the current-approval. The Aspen Valley Hospital District, being the owners of the project will be responsible for rental of the proposed units. It is anticipated that two of the proposed studios will be rented on a long: term basis and the remaining two studio units will be used as dormitory or sleeper units -for on-call employees. - The current ,approval for this project is based bn units renting at $.89 per square .foot. It is more. realistic o'rent the .proposed four studios at less that $.89 per square foot to .provide equity within unit rents ie; units offering the best quality of life rent i for the most while the units which offer less, rent for less. This ~ is only possible however; if the rents .are. averaged,` with the .average rent.beng $.89 per square foot. This would require the' rent on some-units to exceed the $.89 mark, while some units, specifically the .proposed studios,. would rent for less than the I $.89 mark. The grading and drainage for the project has .been modified to accommodate these changesa The area directly, outside the proposed studio units has been lowered to provide adequate window space as well as emergency egress for the units. This is represented-on the attached Grading and 'Drainage Plan: The addition of these four units will not affect the utility plans for the project. ,The service lines as-originally designed have adequate service capaci y for the. proposed units. Parking for the proposed units will be by means of reserving four .spaces in the existing'AVf: parking lot.- Since these tenants will be employees. of the Hospital. and within walking distance of work, vehicle use will be minimal. The parking lbt for the employee housing project will remain unchanged. This employee housing project is tied to the Aspen Valley'Hospital Dis rict Master Plan and,the Aspen Valley Hospital District Service Plana. The amendments being proposed shall also pertain to those ..documents if approved. Specific areas of the Master Plan document which would.. require amendment are Section X, Employee Housing, pages 23 and 24, .and Exhibit XXV, Aspen Valley Hospital District Service Plan 1989, Section X, Employee'Housng, Page 19: Within .these documents,- reference is made to providing 1Z units to accommodate 26 employees_'_ All statements to this effect would be amended to read 21 units to accommodate 30 employees... .~ •..~ Should you have any questions regarding this proposed amendment, or if we can be of any further assistance, please do not hesitate to contact me. On behalf of the Aspen Valley Hospital District, thank you for your assistance in the preparation of this amendment. Sincerely, The Stevens Group Inc. Thomas G. Stevens ASLA President /TGS __ __ . '~ecc*ded at .0 ' i ~ cloak ' ~aost ~~ asE 5~3 ,;t.,,tior Pvo ~a.~~? ~I ,: >;~";A D,4V1S P1TYt1~ COUNTY-aECORDER RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, GRANTING APPROVAL FOR PMH REZONING, 'DETAILED AND FINAL PLAT AND SUBDIVISION E7~L1P`PION FOR <' COMMUNITY FACILITIES TO THE ASPEN. VALLEY, HOSPITAL DISTRICT Resolution No. 89-~ WHEREAS, .the Aspen Valley Hospital District (hereinafter "Applicant"} has applied to Pitkin County for PMH Rezoning, Detailed and Final Plat and.SUbdivision Exemption approvals to construct a 17 unit .employee housing project. located on a 1.05 acre parcel of land (as described in Exhibit "A" attached); and WHEREAS, the Board of County Commissioners (hereinafter 'Board") reviewed this application at their regularly scheduled publid meeting on June 13, 1989,. at which time .evidence and testimony was presented with respect to this project; and WHEREAS,. the Board finds that the Applicant has adequately addressed the conditions of General Submission approval and that. this project continues to meet or axceed the requirements of the PMH zone district. NOW, THEREFORE, BE IT RESOLVED by the Board that it hereby grants approval of this project subject to the following conditions: L Submittal of a Subdivision Improvements Agreement acceptable to the Planning Office and County Attorney prior to Finale Plat approval and the issuance of a ', complete building permit.,' to guarantee ;the. following. improvements: a. Landscaping, revegetaton df disturbed areas and. associated irrigation systems; b. Provision of pedestrian links to the Hospital and .~ Resolution No Page 2 c d. e ~' s~n~ 5~6 gas, 54 89-~ RFTA including both temporary and estimated final design costs; Drainage improvement; Water line construction, including provisions for a "looped" system as approved by the Water Department; Sewer line construction; f. Re-alignment of the existing trail. Said re- alignment shall be deemed to satisfy the park dedication requirements of Section 5-501.11(h) of the Land Use Code. 2. This project shall be rented at the Moderate Income level as set by the Aspen/Pitkin County Housing Authority, however, Hospital employees whose income levels exceed this level may be housed in this project. Non-Hospital employees housed in this project shall be required to comply with the Authority's Moderate Income Guidelines. 3. Completion of an amended plat for the City Thomas Subdivision property. 4. Submittal of a Final Plat for recording which meets the approval of the Planning Department and County Attorney. This plat shall also show an easement for the "nordic" trail acceptable to the County. 5. Dogs shall be prohibited in this project. The Applicant shall incorporate this prohibition into its lease agreement with tenants. 6. Fire hydrants and interior sprinkler systems shall be provided as approved by the Fire Marshall. 7. Improvements to the bus stop, the provision of . pedestrian "links" and the realignment of the intersection of Doolittle road and Castle Creek Road shall be provided in conjunction with the Health and Human Services building and are not specifically required for this project. 8. The Applicant shall make provisions in its lease agreement with tenants to control the outside storage of material, equipment or junk to insure that visual impacts to adjoining properties are minimized. f ~. eonK 5~6 Pac5 Resolution No. 89-J~ 1 Page 3 APPROVED by the. Board zt its regular .meeting on June 13, 1989. BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY., COIARADO Bye/~ --~%"'''i,`~ • Colette Penne, Chairman ATTEST. i ~~~ J nette Jones putt' County Jerk APPROVED AS TO F RM. APPROVED AS TO CONTENT= Thomas. F. S ith, Thomas M. Baker, -County Attorney Interim Planning Director boccreso_avheh Aspen/Pitk.ini~P 130 souti''g aspen, ~„c~`lo February 1, 1990 Ms. Jane Ellen Hamilton GARFIELD & HECHT 601 East Hyman Avenue Aspen, CO 81611 Dear Jane Ellen, Wing Office treet 31611 You have requested that I provide you with a letter explaining my opinion with respect to condition #3 of BOCC Resolution No. 89-94 (Recorded at Book 607 and Page 307). Condition #3 states: "3. Two of the four studios shall be rented long term consistent with the other seventeen apartments in the project. The remaining two unites may be utilized as "sleeper" units for on-call hospital personnel for a term not to exceed three years after a Certificate of Occupancy has been issued. After three years, the units shall be rented as studio apartments subject to the same limitations and conditions as the rest of the project." Beyond the plain meaning of the above condition, it is my understanding that the hospital may apply prior to the three year deadline to continue the use of the two studio "sleeper" units for on-call hospital personnel. I would add, for your information, that the AVHD was encouraged to incorporate sleeping space into future hospital expansions to create a separation between the "workplace" and residence. In this regard, the two sleeper units in the housing project should be considered as an interim solution until such facilities can be incorporated in future hospital expansions. If you have any additional questions, please call me. Sincerely, ~- -? n i~ ~ ~ i Francis X. Krizmanich cc: Susan Sny~},er Zoning Administrator County AtE"orney Y ~~llllll lllle LLe® ~ lllllle ~llll ll- L o`1le RONALD GARPIELD* ATTORNEYS AT LAW TELEPHONE ANDREW V. HECHT** VICTORIAN SQUARE EUILDING (303) 925-1936 ROBERT E. KENDIG 601 EAST HYMAN AVENUE TELECOPIF,R (303) 925-3008 JANE ELLIiN HAMILTON ASPEN, COLORADO 81611 CATHERINE H. McMAHON*** ^ilu, ,d:::nicrl v. rve~ ~::rl: n;,r 'unu xJmiucd in uievm ..r c:a*~~mi~ll,. January 30, 1990 ~ ~ry *:J,~:::J::JU,J e. ~ J U Illlnui. Aar Susan Snyder Assistant County Attorney 506 East Main Street Aspen, Colorado 81611 RE: Amendment to Subdivision Improvements Agreement, Aspen Valley Hospital District Employee Housing Project Dear Susan: Enclosed, as discussed, is a draft of the Amendment to the Improvements Agreement for the Employee Housing Project at the Aspen Valley Hospital. I have made all the changes in the Agreement requested by you, including the deletion of the sunset provision for the two sleeper rooms. I discussed the language of the existing BOCC Resolution (No. 89-94) as to how it would impact the hospital's ability to secure approval to continue to use the two sleeper rooms as sleeper unit rooms after the initial three years has expired. Francis Krizmanich confirmed that the language of the Resolution (which states "after three years, the units shall be rented as studio apartments subject to the same limitations and conditions as the rest of the project") does not prohibit the hospital from applying to the County and to the Aspen/Pitkin Housing Authority for an extension of its ability to use the two units as sleeper rooms, provided a continued need for such use is demonstrated by the hospital at that time. Unless we hear from you to the contrary, we will assume that you concur in Francis' conclusions, and therefore we will not request that the Resolution be amended at this time to reflect this understanding. Please contact us as soon as you have had an opportunity to review this Amendment and, if it meets with your approval, we will have the Amendment signed by the Aspen Valley Hospital District immediately and will then return it to you for signature. GARFIF.LD & HEGHT, P.G. Susan Snyder January 30, 1990 Page -2- Thank you for your assistance in this matter. Sincerely yours, JEH/km Enclosure GARFIELD & HH~E~CHT, P.C. ~'~ Ja a Ellen Hamilton cc: Francis Krizmanich w/enc. t;at~~, ~Li,~,•N~~~//~~C'~~7, O SUBDIVISION IMPROV~Yi~ ~ REEMEIQ'D'/)~~.~'L; PEN VALLEY HOSPITAL DIET ~~f2~d~/^ \ 3,' ~ ' EMPLOYEE HOUSING PROJEC F`.r~,.n .aC S r.~ r ~C r N THIS AMENDMENT is made and entered into this day of 1990, by and between the Aspen Valley Hospital District (hereinafter referred to as the "District") and the Board of County Commissioners of Pitkin County, Colorado (hereinafter referred to as the "County"). W I T N E S S E T H WHEREAS, a Subdivision Improvements Agreement was made and entered into by the District and the County, dated July 24, 1989, and was recorded in the real property records of Pitkin County, Colorado at Book 599, Page 235, Reception number 314045; and WHEREAS, on October 24, 1989, in Resolution 89-94, the County amended its approvals of the Employee Housing Project being constructed by the District to increase the allowable number of units to be built by the District; NOW, THEREFORE, in consideration of the mutual promises and obligations contained in the original Subdivision Improvements Agreement and in this Amendment, the parties hereto agree as follows: 1. Description of Project. For purposes of the Subdivision Improvements Agreement the Project shall be defined as 19 qualified resident units, 16 of which will be reserved for employees of the District and 3 of which (for a total of 6 bedrooms) will be reserved for rental by qualified residents of Pitkin County; and 2 "sleeper rooms" to be used by the District, in its discretion, for its 24-hour on-call personnel for a term not to exceed three (3) years after a Certificate of Occupancy has been issued to the Project, unless otherwise agreed to by the County. 2. Miscellaneous. All other terms and conditions of the Subdivision Improvements Agreement shall remain unchanged and in full force and effect. IN WITNESS WHEREOF, the parties have executed this Amendment the day and year first written above. ASPEN VALLEY HOSPITAL DISTRICT BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO BY: BY• Chairman of the Board Chairperson ...~ SIGNATURE AND ACKNOWLEDGEMENT PAGE TO AMENDMENT TO SUBDIVISION IMPROVEMENTS AGREEMENT ASPEN VALLEY HOSPITAL DISTRICT EMPLOYEE HOUSING PROJECT ATTEST: BY• County Clerk APPROVED AS TO FORM: BY: Thomas Fenton Smith County Attorney STATE OF COLORADO ) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this day of , 1990 by as of Aspen Valley Hospital District. WITNESS my hand and official seal. My commission expires: Notary Public STATE OF COLORADO ) )ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this day of , 1990 by as Chairperson of The Board of County Commissioners. WITNESS my hand and official seal. My commission expires: Notary Public c: \j eh\avh\improv.amd TO: Aspen/Pitkin County Regional Building Department FROM: Francis Kri~nanich, Aspen/Pitkin County Planning Department DATE: December 14, 1989 RE: Aspen Valley Hospital Employee Housing 0041 Doolittle Road The Aspen Valley Hospital has applied for a Certificate of occupancy for Building 2 (200) and will be applying for a Certificate of Occupancy for dwelling units 105 through 112 of Building 1 (100) of the subject project. Pursuant to the final PUD Review and Growth Management Exemption of the Aspen Valley Hospital employee housing project, the Aspen Valley Hospital has fulfilled its requirements and/or conditions as a part of that final review pertaining to this department. This department approves the issuance of a Certificate of Occupancy on Building 100 and apartments 105 through 112 of Building Two. Francis Kri,gmanich ASPEN/PITKIN COUNT CANNING DEPARTMENT f ~~ ~ ~ -~ ~ . c '---~ Z ; c ~ ~ ~ - 7~ ~ F s c9og Zb9 ~~P~~ ~~ G ^~/ o e a /~ ~ ~ ~~~~~ ~ ~ 20 a ~~~ e ~~ ~~ ~°Z i ~b 3 ~~ ~i~ /pS X06 i ~b 7 ~ ~h ~ /oa ~b~ ~/' ~b~ ~O~ ~ ~ a 0 ~P ~o ~ ~`` ~ °w ~~~ ~ U~ 24, ~ L~vfi< ~'V~< .J ASPEN*PITKIN ENVIRI~IVMENTAL HEALTH GEPAR~KAENT MEMORANDUM To: Francis Krizmanich, Planning Office ~~I~Ov--~ From. Bob Nelson, Environmental Health Officer ~ lL Date: October 31, 1989 Re: Aspen Valley Hospital Employee Housing Amended Detailed\Final Plat Submission Parcel ID# 2735-123-00-011 The Aspen/Pitkin Environmental Health Department has reviewed the Aspen Valley Hospital Employee Housing Plan under authority of the Pitkin County Code, Title II. No significant changes to the plan relating to the areas of our review were found. The department, in the following comments, will recap our positions. SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200: The project is now served by the Aspen Consolidated Sanitation District. Please refer to the District's comments on the Sewer Plan submitted. ADEQUATE PROVISIONS FOR WATER NEEDS• Sections 2-6 and 5-205: Water service is currently provided by the City Water Department. Please refer to the Water Department's comments on the water service plan submitted. AIR QUALITY: Sections 2-17 and 5-106• The applicant notes that no units in the development have been designed with wood-burning devices. No significant air quality impacts are expected from this development. NOISE: Section 2-23 No adverse noise impacts are anticipated from this proposal. CONFORMANCE WITH OTHER LAWS: Section 2-2 This proposal is not anticipated to be in violation of any other laws which fall under this department's authority. 130 South Galena Street Aspen, Colorado fi1fi11 303/90D-6070 September 1, 1989 Mr. Francis Krizmanich Pitkin County Planning Department 130 S. Galena Aspen, Colorado 81611 RE: Amendment to the Aspen Valley Hospital Employee Housing Detailed Submission/Final Plat Approval, Aspen Valley Hospital .District Master Plan 1989, and the Aspen Valley Hospital District Service Plan Dear Francis, Attached for the Pitkin County Planning staff's review and consideration are twenty (20) copies of the above referenced amendment as well as a check for $825.00 for payment of the application fee. The attached text has ail revisions included, therefore if approvals are granted for the changes outlined below, this text should replace that of the current submission. As Z have already discussed with you briefly, during the construction process of the employee housing project, it became apparent that the foundations for building two would need to be extended deeper into the ground due to poor soils. The revised depth of foundations has already been approved by the building department and construction of those foundations has been completed. The option that this has presented is the addition of four studio apartments in this space. Since the floor to ceiling height is now a conventional 8 feet, and the square footage was more than adequate, the project architect has designed four studio apartments, approximately 392 square feet each for this space. To accommodate the addition of the studios, the storage and laundry facilities~orf the previously approved plans have-been redesigned. The floor plans and elevations which I have attached represent these modifications. The project program will change from providing 17 units to accommodate 26 employees to providing either 21 units to accommodate 30 employees or 19 units to accomodate 28 employees long term and two units as sleeper facilities for on- call employees. It should be noted that these units will be available to persons qualifying in the "middle" income category of the 1989 Affordable Housing Guidelines. 27U. E. I {opklns, Aspen; Colorado 87611 303 ~ 925 L'i 7 O As with the original approval, The Aspen Valley Hospital District shall. place qualifying employees in the currently approved and the proposed units and then work with the. Aspen/Pitkin County .Housing Authority to place in it's inventory for rental six beds as per the current approval. The Aspen Valley,-Hospital District,, being the, owners of the project°will be responsible for rental of the proposed units.' It is anticipated that two of the proposed studios will be rented on a long term basis-'and the remaining two studio units will be used as dormitory or sleeper units for on-call employees. The current approval for this project is based on units renting at $.89 per square foot. Zt is more realistic to rent the proposed four studios at less that S.89 per square foot to provide equity within unit rents ie; units offering the best quality of life rent for the most while the units which offer less, rent for less. This is only possible however, if the rents are averaged, with the average rent being $.89 per square foot. This would require the rent on some units to exceed the $.89 mark, while some units, specifically the proposed studios, would rent for less than the $.89 mark. The grading and drainage for the project has been modified to accommodate these changes. The area directly outside the proposed studio units has been lowered to provide adequate window space as well as emergency egress for the units. This is represented on the attached Grading and Drainage Plan. The addition of these four units will not affect the utility plans for the project. The service lines as originally designed have adequate service capacity for the proposed units. Parking for the proposed units will be by means o.` reserving four spaces in the existing AVH parking lot. Since these tenants will be employees of the Hospital and within walking distance of work, vehicle use will be minimal. The parking lot for the employee housing project will remain unchanged. This employee housing project is tied to the Aspen Valley Hospital District Master Plan and the Aspen Valley Hospital District Service Plan. Theiamendments being proposed .shall also pertain to those documents if approved. Specific areas of 'the Master Plan document which would require amendment are Section X, Employee Housing, pages 23 and 24, and Exhibit XXV, Aspen Valley Hospital District Service Plan 1989, Section X, Employee Housing, Page 19. Within these documents, reference is made to providing 17 units to accommodate 26 employees. All statements to this effect would be amended to read 21 units to accommodate 30 employees. w v Should you have any questions regarding this proposed amendment, or if we can be of any further assistance, please do not hesitate to contact me. On behalf of the Aspen Valley Hospital District, thank you for your assistance in the preparation of this amendment. Sincerely, The Stevens Group Inc Thomas G. Stevens ASLA President /TGS t ~ TO: Francis Krizmanich, Planning Office FROM: Tom Newland, Assistant to the County Manager RE: Aspen Valley Hospital Employee Housing Detailed Submission and Final Plat DATE: October 25, 1989 I have reviewed the materials submitted and would like to forward the following comments to you: Drainage: The submission calls to accommodate the new units. conform with County standards. for modifying the drainage plan The modification appears to Parking: The proposal calls for "reserving" four additional parking spaces in a parking lot adjacent to the development. I have no problem with this so long as the hospital understands that enforcement of these reserved spaces will not be placed upon the County. - W//WpL A G E N D/~~ /"~ PITKIN COUNTY PLANNING AND ZONING COMMISSION October 10, 1989, Tuesday 9:00 A.M. SPECIAL MEETING Commissioner's Meeting Room County Courthouse I. JOINT WORK SESSION DISCUSSION WITH BOCC A. Airport Master Plan/Location of SH 82 II. SPECIAL MEETING COMMENTS Commissioners Planning Staff Public III. NEW BUSINESS A. Aspen Valley Hospital Employee Housing - Detailed and Final Plat Amendment IV. ADJOURN MEMORANDUM TO: Pitkin County Planning and Zoning Commission FROM: Francis X. Krizmanich, Planning Office RE: Aspen Valley Hospital Employee Housing - Detailed and Final Plat Amendment DATE: October 10, 1989 APPLICANT: Aspen Valley Hospital District (AVHD). PROPOSAL: The applicant is applying for an amendment to their Detailed and Final Plat approval so that 4 additional employee units may be constructed. The existing project contains 17 units. During construction of the approved project, the foundation depth for building #1 was deeper than expected and can permit 4 additional studio units. The applicant would like to add these units to the project. ZONING: PMH; FAR = .50; Proposed FAR = .33 STAFF COMMENTS: The AVHD was granted approval by BOCC resolution #89-58 (attached) for PMH Rezoning, Detailed and Final Plat and Subdivision Exemption for Community Facilities to construct 17 employee units on a 1.054 acre parcel of land on Doolittle Road. The applicant is requesting approval of an amended Detailed and Final Plat in order to add 4 studio units in the basement of building #1. The applicant is also considering the alternative of adding 2 studios and reserving 2 for "on-call" sleeping quarters. The following memo will address the areas of concern that staff has identified in this application. 1) PMH Zoning: The PMH zone district has a Floor Area Ratio (FAR) of .50. The project as proposed has an FAR of approximately .33 - well below the maximum. The PMH open space requirement is 1,200 square feet per unit which equals 25,200 square feet. The proposed Open Space equals 27, 047 square feet which exceeds the minimum requirement. The parking requirement in the PMH zone is 2 spaces per unit which equals 42 spaces. The applicant is proposing 31 spaces on-site and the reservation of 4 parking spaces in the Hospital parking lot for a total of 35 spaces which is 7 less than required by the Land Use Code. Because the PMH zone district requires a mandatory PUD submission, the staff recommends that the Commission consider granting a PUD approval to reduce the number of required parking spaces to 31 on-site with the condition that additional spaces be provided in the Hospital lot if necessary. 2) Housing Guidelines: Under the original approval the AVHD was required to rent all units under moderate income guidelines, but ,.~a ~ ~~s 6 ~l~P. -~o ~~~~y +~~ ~I~. could. rent to employees whose incomes exceeded he ..moderate .income .level. The applicant _appears to be .requesting a 8~1,modificaton to this agreement such that the project average ~b U YY"" rental would be 89¢ per square foot, In other words, a studio G y might rent for less than 89¢ while a wo bedroom might rent for more than 89¢. The staff notes that 89¢ per square foot is the Pg ~Qpjl~ upper rental limit for the moderate income range. We do not Qh support allowing the applicant to raise rents to the middle ~~ income level at this time.: The additibn of 4 studio apartments does not justify the modification of the previously 'approved rent structure.. 3) .Occupancy: The applicant has indicated that 2 of the 4 studios will be rented as "normal" studio units..: The remaining two units will be either rented or utilized as "dormitory" or "sleeper" units for on-call employees. The staff is concerned about the use of dormitory units in what we had envisioned as a housing project. The staff opinion is that this project should remain as housing and should not have hospital functions intermingled with dwelling units. The staff recommends denial of the request £or approval of sleeper units and suggests that it would be more appropriate to incorporate. this type of, facility into future hospital expansions. The staff recommends that the four studios be approved for long term rental. housing only. 4) SIA and Deed Restrictions: The Subdivision Improvements Agreement and the Housing Authority Deed Restrictions for this project should be. amended to xeflect the .addition of four studio apartments if this project is approved. RECOMMENDATION: The Planning staff recommends that the Planning Commission recommend approval of the amended Detailed and Final. Plat for this project to the Board of .County Commissioners subject to the following .conditions:: 1. PUD approval should be _granted to vary. the required number of parking spaces to allow 31 spaces on-site rather than the 42 spaces required by. the Land Use Code. If"`additional parking spaces are required in ,the future, .the Hospital shall provide additional spaces on the Hospital property as needed. 2. This project shall be rented at the Moderate Income. level as set by the Aspen/Pitkin County Housing Authority, however, Hospital employees- whose income levels exceed this level may be housed in this project. Non-Hospital employees housed. in this project shall be required to comply with the Authority's Moderate Income Guidelines. 3. he ur s unit ha be ~s~~g term r a/l sing un' s. ~~o l ~r~~ ~ 2~ a~ 5~1~~-~ ~f1~i ~ 3 ~s ~~ C oQ © C 4. The Subdivision Improvements Agreement and the Housing Authority Deed Restrictions shall be amended to reflect the addition of four studio apartments to this project. 5. The original conditions of approval contained in the Board of County Commissioners Resolutions No. 89-41 and No. 89-58 shall remain in full force and effect except as expressly modified by this approval. pzmemo.avhd amend ~ ~ i 1 ® V~ ~`f ®~ , ~, I s ® I. September 1,.1989 Mr. Francis.Krizmanich Pitkim County Planning.. Department 1.30 S. Galena .Aspen, Colorado 81611 RE:. Amendment to the Aspen Valley. Hospital Employee 'Housing Detailed Submission/Final Plat Approval, Aspen Valley Hospital District Master Plan 1989, and the Aspen Valley Hospital District Service Plan Dear Francis, Attached for the Pitkin County Plahning staff's review .and consideration are twenty (20) copies of the above referenced amendment as well as a check. for $825.00 for. payment of the application fee. The .attached text .has all revisions included,"`:therefore if approvals are granted for the changes outlined below, this text should replace that of the current submission. As. I have: already discussed 'with you briefly,- during the construction pr6cess of fhe employee housing project, it became apparent that the foundations .for building '.two would need to be extended deeper into 'the ground due .to-poor soils..-.The revised depth of foundations. has already been approved by the building department and construction of those foundations-.has .been. :completed. The option ,that this has presented is the addition df four studio apartments in this space. Since the floor to ceiling . height is now a conventional 8 feet, and the square footage was ..more than adequate; the project architect has designed four studio apartments, approximately 392 square feet each for this space. 'To accommodate the addition of the'studios,'the storage and laundry facilities of the previously approved plans have been redesigned. The floor plans and elevations which Shave atfached represent hese` modifications: The. project- program will change from providing 17 units to accommodate 26 employees to providing either.. 21 units to accommodate 30 employees :or 19 units to accomodate 28 employees long term and two units as sleeper facilities for on-. call employees. It should be' noted that these units will be available to persons qualifying in the "middle" income category of ~ the 1989 Affordable Housing Guidelines. i 2iU EHUpAirs. Aspen. Coiprad~, 39 bt1 ;U i-925-6717 r ~ !.,_ As with the original approval, The Aspen Valley Hospital District shall place qualifying employees in the currently approved and the proposed units and then work with the Aspen/Pitkin County Housing Authority to place in it's inventory for rental six beds as per the current approval.. The Aspen Valley Hospital District, being the, owners of the project will be responsible for rental of the proposed units. It is anticipated that two of the proposed studios will be rented on a long term basis and the remaining two studio units will be used as dormitory or sleeper units for on-call employees. The current .approval for this project is based on units renting at $.89 per square foot. It is more realistic to rent the proposed four studios at less that S•89 per square foot to provide equity within unit rents ie; units offering the best quality of life rent for the most while the units which offer less, rent for less. This is only possible however, if the rents are averaged, with the average rent being $.89 per square foot. This would require the rent on some units to exceed the $.89 mark, while some units, specifically the proposed studios, would rent for less than the $.89 mark. The grading and drainage for the project has been modified to accommodate these changes. The area directly outside the proposed studio units has been lowered to provide adequate window space as well as emergency egress for the units. This is represented on the attached Grading and Drainage Plan. The addition of these four units will not affect the utility plans for the project. The service lines as originally designed have adequate service capacity for the proposed units. Parking for the proposed units will be by means of reserving four spaces in the existing AVH parking lot. Since these tenants will be employees of the Hospital and within walking distance of work, vehicle use will be minimal. The parking lot for the employee housing project will remain unchanged. This employee housing project is tied to the Aspen Valley Hospital District Master Plan and the Aspen Valley Hospital District Service Plan. The amendments being proposed shall also pertain to those documents if approved. Specific areas of the Master Plan document which would require amendment are Section X, Employee Housing, pages 23 and 24, and Exhibit XXV, Aspen Valley Hospital District Service Plan 1989, Section X, Employee Housing,. Page 19. Within these documents, reference is made to providing 17 units to accommodate 26 employees. All statements to this effect would be amended to read 21 units to accommodate 30 employees. (~ Should you have any questions regarding this proposed amendment;` or if we can be of'any further assistance, please do not hesitate to contact me. On behalf of he Aspen Valley Hospital District,' thank you for-your assistance irrthe preparation of this amendment. .Sincerely. The Stevens Group Inca. Thomas G. Stevens ASLA President /TGS MEMORANDUM TO: County Attorney County Engineer Housing Director Aspen Water Department Environmental Health Department Aspen Consolidated Sanitation District Fire Marshal FROM: Francis Krizmanich, Planning Office RE: Aspen Valley Hospital Employee Housing Amended Detailed Submission and Final Plat - Fa..-ce / .ZD #~ ~7 35-/~ 3 -o o -0/1 DATE: September 18, 1989 Attached for your review and comments is an application from the Aspen Valley Hospital District requesting an amendment to the Detailed Submission and Final Plat for the Employee Housing Project. Please review this material and return your comments no later than October 25, 1989. ASPEN/PITRIN P7~,NNING OFFICE 130 S. Galena Street Aspen, Colorado 81611 (303) 920-5090 September 18, 1989 Tom Stevens The Stevens Group 230 East Hopkins Avenue Aspen, CO 81611 RE: Aspen Valley Hospital Employee Housing Dear Tom, This is to inform you that the Planning Office has completed its preliminary review of the captioned application. We have determined that your application is complete. We have scheduled your application for review by the Planning Commission on November 7, 1989 at a meeting to begin at 9:00 am. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to your application is available at the Planning Office. If you have any questions, please call Francis Krizmanich, the planner assigned to your case. Sincerely, Debbie Skehan Administrative Assistant