HomeMy WebLinkAboutLand Use Case.328 W Main St.1977-CU-2PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
Public Notice is hereby given that a public hearing will be i
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
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Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
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PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
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Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m.-to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
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PUBLIC NOTICE 1 r
RE: Conditional Use Hearing
Copper Horse
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Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
i
PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
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Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
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PUBLIC NOTICE
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RE: Conditional Use Hearing
Copper Horse
Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
7 i /
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Planning Office (KS)
RE: Copper Horse - Conditional Use Hearing
DATE: July 21, 1977
The attached request by Neil J. Bennett is for conditional use approval
of the Copper Horse boarding house on Main Street. The public hearing
scheduled for today was noticed by publication in the Aspen Times on
July 21, 1977. In addition, notices were mailed to property owners
within 300 feet of the property.
A boarding house may be allowed as a conditional use subject to com-
pliance with three conditions which Mr. Bennett delineates under the
Conditional Use heading of his application (Section 24 -3.2 of the
Municipal Code). In addition, the Planning and Zoning Commission
must consider several factors before approving a conditional use
(Section 24- 3.3b.). These considerations and our relevent comments
are as follows:
A conditional use in the 0- Office District must have
received historic designation and must involve no more
than two conditional uses in each structure ( "not
including within such limitations accessory dwelling
units recognized as moderate income housing by the
approved housing plan. ") The structure did receive
historic designation on March 28, 1977. The request
is specifically triggered by an application for two
additional employee units. In the absence of a housing
plan, we have asked Brian to review the application.
By letter of July 5, 1977, Brian Goodheim supported
the application stating that the envisioned housing
plan will encourage employers to create their own
employee housing without public sponsorship.
2. A second condition requires that off - street parking
be provided with alley access for those conditional
uses on Main Street. Five parking spaces are avail-
able on the rear of the building. With 15 rooms, the
parking requirement should be 15 spaces.
However, an arguement may be made that a boarding
house generally and particularly this one needs less
parking due to the student or youth nature of the
guest, who presumably does not have a car. The use
is located in close proximity to town and is on the
major transportation line to all points. The appli-
cant represents they discourage use of automobiles.
Parking spaces will accommodate all employees.
Impact on the surrounding neighborhood is a major
consideration. A 52 bed facility does appear to be
very dense for a small area. However, in view of
the fact that the use pre- existed this particular zoning
and that there are other equally impacting lodge uses
along Main Street, we do not feel that the addition
of two employee units will not increase the impact.
Memorandum
Page Two
July 21, 1977
The parking question a
borhood are interrelat
be felt by residential
cants representations
cars, we have no good
We recommend that you listen
concerning the neighborhood
nd impact
ed. Any o
neighbors.
that his gu
way of eval
on ;surrounding neigh -
verflow of parking will
Beyond the appli-
ests do not bring
uating the situation.
to any public comment
parking impact.
Barring major objections by the neighbors, we would recommend approval
of the conditional use permit conditioned on the two additional units
remaining employee housing acceptable to the Housing Director. We
don't believe that the proposal will aggravate problems which may
have pre- existed the zoning. Conversely, the use itself provides an
important housing function for students and youthful guests to Aspen.
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DIRECTOR OF HOUSING • 506 E. Ma ill ASPEN, COLORADO 81611 • PHONE: (303) 925 -6612
MEMORANDUM
DATE: July 5, 1977
TO: Aspen Planning
Planning Office
Neil Bennett
& Zoning Commission
FROM: Brian Goodheim
RE: Copper House Conditional Use Request
The Housing Office has reviewed the application for a
conditional use determination on the Copper House and, is
supportive of the applicant's proposal to create two
employee housing units from currently substandard housing
units.
It is envisioned that the City Housing Plan will contain
provisions allowing employers to create their own employee
housing without public sponsorship. The Housing Office
believes that the subject proposal is an example of such
a situation and recommends approval provided that occupancy
of the affected units is restricted to employee housing.
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Petition: A conditional use permit is requested for the following
reasons:
1) The requested improvements are for employee housing, not
income producing space. The facilities in question are
provided free to employees. With the current rental market,
it is very difficult for seasonal employees to rent. It is
therefore difficult to attract and keep help without
housing facilities.
2) The Copper Horse is immediately adjacent to the Aspen
free shuttle route, within two blocks of the ski area
bus stops, near the Music tent, and within easy walking
distance of town. Summer and winter guests are discouraged
from bringing automobiles to Aspen because of the lack of
necessity for their use.
3) During the past three winters, the maximum number of
employee cars has been 2 (two), the average being 1.33.
With a 45' alley frontage, it is possible to park up to
5 (five) cars off - street. This is more than adequate to
accommodate all employees assuming each had a car.
4) During the summer, the Copper Horse is used to house
music students almost exclusively. During the winter, we
house transients and guests ranging in age from 16 to 35
with the vast majority in their early twenties. Our guests
are almost exclusively students with low incomes. Few have
cars. This summer with 35 students, we have four (4) cars.
5) The Copper Horse has been a rooming house for many years.
Its density has remained constant since 1970 when an addition
was built. Its present use was established prior to the
current zoning plan and parking requirements.
6) The building was designated historic on 3/28/77 (Ordinance
10)
Your earnest consideration of this request is appreciated.
�Sincerely,
Neil J. Be ett
To: Planning and Zoning Commission
From: Neil J. Bennett, Owner, The Copper Horse
Subi: A conditional use permit is requested for the Copper Horse
so that a building permit may be issued to add new windows
to two existing rooms making them habitable as employee
housing.
Legal Descri tion: The East 2 of Lot L, and all of Lot M, Block
, City of Aspen
Location: 328 West Main
Size: Approximatele 3900 square feet
Zoning: 0 - Office district
Conditional Uses: Fraternal lodges, boarding houses, shop craft industry,
restaurants, antique store, fu-�ure s ore, bookstore, florist,
visual arts gallery,..... provided however the conditional uses
shall be considered
1) Only for structures which have received historic designation.
2) For no more than two such conditional uses in each structure
(not including within such limitations accessory dwelling
units recognized as moderate income housing by an approved
housing plan)
3) Only when off - street parking is provided with alley access
for those conditional uses along Main Street.
Background Data: The Copper Horse employs four employees during the
win er season and two employees at all other times.
After inspection of the premises by the fire inspector last
winter, two existing employee rooms were deemed inhabitable
due to insufficient emergency egress and ventilation. After
discussion with the fire inspector, sanitarian and assistant
building inspector, plans were drawn for the addition of a
24 x 34 window in each room. (Enclosure) However, under
Section 24 -3.3 of the Municipal Code, Grant of Conditional
Use, a building permit cannot be issued without a conditional
use permit subject to the approval of the Planning and Zoning
Commission.
The two rooms in question are 70/ below grade. They are access-
ible only thru the basement portion of the house which is used
as a workshop and storage area and is off - limits to residents.
Because of their location, these rooms could not be used except
as employee housing.
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PUBLIC NOTICE
RE: Conditional Use Hearing
Copper Horse
Public Notice is hereby given that a public hearing will be
held on July 26, 1977, before the Aspen Planning and Zoning Commission
at their meeting beginning at 5:00 p.m..to be held in the City Council
Chambers, City Hall, Aspen. Conditional use approval is requested
generally for the boarding house and specifically for the addition
of two employee units. Further information may be obtained from the
Planning Office in City Hall.
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Special. Meeting Planning and Zoning Commission July 76 1977
Tom Isaac said that the issue.is the use for the park.
It is a good location for a children's park. There is
no need for cars. It is an appropriate use. The equipment
is worth discussing. It would be a crime to have it sit
there and not have kids using it. The architecture would
add more variety to the neighborhood. He did not feel it
would be harmful. I
Hunt reiterated that the intensity would be greater than
it should be.
Kienast said that the other parks are in objectionable
condition. If this is going to turn out like the other
parks then he was against developing it. It is appropriate
to have parks as the city becomes more crowded. He objecte-
to putting kids in pits. You can't watch them. It is
appropriate to put anything there. He would like to see
a playground there. Open space and empty lots are
disappearing in the West End.
Hunt moved to table action and to have an inspection on
Thursday at noon. Isaac seconded the motion. All in
favor; motion passed.
Dick Kienast Chic Collins accepted a letter of resignation from Dick
letter of resig. Kienast and thanked him for his fine work and laborious
hours on the Commission.
Copper Horse The Copper Horse is a boarding house in the O office
district which is requesting conditional use approval.
They must fulfill three conditions: 1) historic
designation which it received on 28 March 1977; 2) off -
street parking for 15 spaces; and 3) no objections from
neighbors. After conditional use is permitted the
Copper Horse can be issued a building permit to add new
windows to two existing rooms making them habitable as
employee housing.
Karen Smith submitted for the record a letter from Brian
Goodheim in support of the 2 units as employee housing.
PO felt that parking requirements could be waived because
most of the renters did not have cars. It is housing
which accomodates guests at a lower price close to town.
the Planning Office supports the conditional use,
Neil Bennett, owner of the Copper Horse, said he purchased
the building in 1974. Neither of the rooms in the basement
were being used. He decided to let his employees stay
there free of charge. They cannot be used by guests ever
since that is where he keeps his supplies. He has kept
a record of cars. The employees average 1.13 cars per
employee per winter. Guests average 6.29 cars per month.
Other businessmen on Main Street do not have off - street
parking. Bennett would like to install windows in his
employees rooms so that they have adequate egress and ingr,
Collins onened the meeting to the public.
Ruth Wyatt, a neighbor, had no objections to window
building. She has never had a problem with the parking
since most people who live there do not have cars.
DENVER R E C O R D O F P R O C E E D I N G S
Rnncial Meetinq Planning and zoning Commission July 26, 1.977
Hunt moved to approve the expansion of conditional use
for the Copper Nouse boarding house specifically
recognizing the addition of two windows for existing
employee units on the basis of the units being employee
type housing once and the history'of significantly lower
auto usage than normal. It is the Commission's
determination that auto parking need not be expanded.
Kienast seconded the motion. All in favor; motion
passed.
Kienast moved to adjourn at 7:15 p.m., seconded by Isaac.
All in favor; meeting adjourned. r '�
Elisabeth Sherrill, Deputy City Clerk
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