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Neighbors press Aspen Valley Health on height, noise and future short-term rentals
Summary
Residents at the March 4 hearing raised concerns about building height and views, noise and whether rezoning or future ownership changes could permit short-term rentals; the applicant said deed restrictions and AVH's operational intent would limit that risk.
Several neighbors spoke during public comment about the Beaumont proposal's impacts on views, noise and the potential for future conversion to short-term rentals if deed restrictions or other protections are not secured.
Connie Power, who lives directly adjacent, asked whether RMF zoning could allow short-term rentals later: "If it's rezoned... is it suddenly going to become STRs?" The applicant team and staff responded that recorded deed restrictions will limit the property's permitted occupancy and that AVH does not intend to operate the units as lodging. As Kate (staff) emphasized, "There are currently deed restrictions on this property that limit its use and its occupancy... the hospital is committing to, recording deed restrictions prior to certificate of occupancy."
Near-neighbor Steve Baron described visual and noise concerns, saying he would "essentially be looking at a 37 foot wall" if the proposed massing were built as presented. The applicant replied that heights are measured under city code to a roof midpoint and stated the proposed measured heights are between 25 and about 30.5 feet under the RMF standards. The team also said it will produce a revegetation plan, add screening and adjust lighting to address headlight and visual impacts.
Applicants asserted AVH's management intention to keep the units occupied by employees, not to shift the site into STR inventory; AVH's Tom Macauley clarified that AVH controls tenancy and that tenants for these units would not need prior APHA pre-approval to live there. The commission recorded the concerns and included conditions addressing revegetation, lighting, TIA mitigation and deed restriction language in the recommended resolution.
