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HomeMy WebLinkAboutLand Use Case.CU.400 W Main St.1976-CU-8f t . RT!� RIJSUI A. PIELgM, ARGHncr TO: Aspen Planning Commission FROM: Russell A. Pielstick, AIA RE: Floradora - Conditional use of restaurant in Office Zone on Main Street Date: August 30, 1976 As agent for the owners, I would like to respond to the memo from the Planning Office Staff. I would like to state, first, that we are in agreement with the technical analysis as presented on their memo. We agree with the square footages, the breakdown of use areas, and the number of parking spaces required. As to the comments at the top of page two, I would like you to consider the following. In comment number one the planning office memo correctly indicates that we have provided 26 parking spaces, which is 5 spaces more than the maximum required by zoning. The memo also indicates their concern for landscaping above the parking garage. It is common, particularly in the age of energy conservation, to landscape over structures located underground. The planting of trees would necessitate the use of planters but would not constitute a technical problem. I agree that the concept is somewhat urban; however, I feel that when handled carefully, the visual difference from the Main Street side should be almost undetectable. As to the last sentence in comment one, the Planning Office is in error. I refer you to the Zoning Code Article III - Zone District Definitions and Regulations 24 -3.1 items y and AA pages 8 and 9, 24 -3.7 item D page 13, and 34 -3.7 item F. I also refer you to the Uniform Building Code Chapter 4 Section 426, I further would refer you to the precedence of The Miner's Building, The Cooper Building, and Mountain Plaza Building and to the opinion of the City Building Inspector. All of these references indicate that open space, yard, and building line is measured from the ground level upward. Comment number two indicates that perhaps we are considering service to this structure from Main Street, which is not the case. Service is to be from the alley and, if necessary, we would gladly reduce our parking to 25 spaces (4 above the maximum) to provide easier maneuvering of hand trucks and dumpsters. SUITE 205 520 EAST COOPER ST. ASPEN, COLORADO 81611 TELEPHONE 303/925 -1666 1 -2- ..,J Comment number three refers to the potential congestion which could be caused by the restaurant. Use of restaurants are allowed by right only in CC district where no parking is required. They are a conditional use in 0, L -1, and L -2. In L -1 and L -2, 4 spaces are required per 1000 sq. ft. while in the 0 zone only 3 spaces are required per 1000 sq. ft. If I went to the maximum number of spaces required anywhere in the code (L -1 and L -2) for a restaurant, I would need two additional spaces for a total of 23. We have already privided 26. The corner of 3rd and Bleeker is on the city bus route as is the corner of 3rd and Hopkins; either bus brings customers to within 2 blocks of our site. Numerous lodging accommodations are within easy walking distance of this site. If a restaurant is located on our site, more people will have the opportunity to walk to a restaurant, therefore reducing the potential for noise generation and automobile traffic. As to comment number four by the Planning Office, it is hogwash. We have not even been able to determine, at this point, whether the restaurant is a viable use and therefore, have no lease or operator to tell us when he will be open, what type of service he will provide, or what color the menu will be. The Planning Office memo summarizes by saying they like the restaurant as a use but cannot support it in conjunction with the offices. Yet the zone code requires the same parking for office use as for restaurant use. They say this is an overly intensive use of the site, but the code says we can have 2292.5 more square feet. The Planning Staff recommends denial of the conditional use of a restaurant to the Planning and Zoning Commission, then turns around and encourages the applicant to proceed with a request for a restaurant. Further comments unrelated to the Planning Office memo: 1. The site at 3rd and Main is an ideal location for a restaurant serving the residents and guests of the West end of Aspen. It would eliminate the requirement of going into the commercial core area for a meal. It is located at the corner with the best, most used access to the North and South in the West end. 2. As an historic structure, the use as a restaurant is the best possible use which will allow the general public to view, use, and enjoy one of the finest Victorian structures in Aspen. 3. A game is going on between myself and the Planning Office which has nothing to do with use or parking. It has to do with the "mass" and "size" of the building. However, we have met with the HPC several tiems and worked out a scheme, larger than this one, which meets with their approval where Wd a -3- J "mass ", "size ", "open space ", and "design" have been carefully considered. We have compromised with the Planning Office by removing 2100 sq. ft. from the "mass" and "size" in our present scheme. I don't want to play the Planning Office game any more and I don't think the Planning and Zoning Commission should be sucked into this game by the subterfuge of considering parking and floor area ratios when both have been more than adequately met. Mrol ITIMA FRS RUSELL A. PIE srm. ARGMTEGT July 14, 1976 Chairman, Aspen Planning and Zoning Commission c/o Planning Office City of Aspen 130 S. Galena St. Aspen, Colorado 81611 Re: Conditional Use for the Floradora Dear Sir: I would like to make application for a Conditional Use in the 0 Zoning District for the building located on Block 37, Lots P,Q,R & S, Aspen Townsite, better known as the Floradora. The Conditional Use requested would be for a restaurant located on the ground floor of the existing Victorian house. It is our belief that with the substantial remodelling that we will be doing within the existing house, particularly in the areas of mechanical and electrical equipment, that the building will conform to the Zoning Code as it presently exists in the City of Aspen. It is our belief that this use as a restaurant is consistent with the objectives and purposes of the Zoning Code and the historic character of buildings along Main Street. This use seems to be compatible with surrounding land uses. Enclosed please find the list of land owners within a 300 -foot distance of the referenced site. Please advise me of any addi- tional requirements you may have for us to be considered for this Conditional Use. ncerely, Russell A. Pielstick RAP:lw Enc. SUITE 205 520 EAST COOPER ST. ASPEN, COLORADO 81611 TELEPHONE 303/925 -1666 ��� � � -Cic�� C�z �ztim� -a Liu 4e .�� � tca -tee ��� axt L y 4 2 CHRI' 1ANIA LODGE & CHAI 7S 501 WEST MAIN STREET • ASPEN, COLORADO 81611 TO CHARlMAN ASPEN P AND L DATERECEIVED CITY OF ASEPN 13 SOUTH GALENA STREET ASS IOPJE0 TO ASPEN COLO 61611 DATE REPLIED L d /y/76 ROUTE DATE Gentlemen: As already written, I think a quali Floradora would be an asset to this restaurant in the d of Town. However, the proposed addition to thFloradora is MUCH TOO LARGE and no matter how cleverly the Archi ect shows open green space this proposed expansion is much too large. In addition to the proposed restaura t within the present Floradora buiiding, an addition of a small off Ice or one or two apartments seems realisiic on such a small parc 1 of land. gut if we are going to reduce cones ion and grov,th then each additional structure should be minim m size. etc. as opposed to maximum. Cordially, Steen Gantzel BY SIGNED CHRISTIANIA LODGE & CHALETS 501 West Main Street • Aspen, Colorado 81611 • 303- 925 -3014 DATE REPLIED ROUTE - 1 - �. _ , U v^ , I '7 DATE RECEIVED ASSIGNED TO Ott- DATE REPLIED ROUTE - 1 - �. _ , U v^ , I 1 k\j J', C DATE RErEIVED ASSIGNED TO DATE REPLIED ROUTE August 3. 1976 Mr, Charles Collins Planning and Zoning Committee City of Aspen Dear Sirse As a resident of the West End (620 N. 3rd. Street) I would like to voice my disappr6val of the project planned for the Flora Dora Building on Main and 3rd Streets. I disapprove on the grounds that the introduction of a restauant will upset the delicate balance of residental life especially affecting Bleeker Street between 3rd and 4th. We already faced this same problem with the application to add a restrauant to the second floor of the Mesa Store Bakery. I feel that it is important to minim- ize heavy traffic_ not to mention exhaust fans, delivery trucks, and air pollution. Sinc ely. Ann Altemus 620 N. 3rd, Street Aspen Co. 81611 �•• lZe G cp4,h iv_ CO A ��L (!C�)till, o �4 pr 7- ZnvLz )41 /�o PIA Sue W. Hall P. 0. Box 2088 Aspen, Golo. 81611 July 30, 1976 Mr. Chick Collins Aspen Planning & Zoning Commission City of Aspen 130 So. Galena Aspen, Colorado 81611 Dear Mr. Collins; As a full time resident of Aspen since 1967 at the corner of 4th & Sleeker Streets, I have watched the West End become a less desirable neighbor- hood each year as car and heavy truck traffic in- creased. I realize some traffic increase is in- evitable as our town grows, however, I have just examined the new plans for the Floradora and am appalled! The traffic congestion and parking problems created by a 2000 sq. ft. restaurant, 6 apartments, and 6 or 7 business offices and ONLY eleven off street parking spaces, is much more than this neigh- borhood can handle. One has only to observe the chaos created by the Mesa Store Bakery and Restaurant- - which I do daily - -to realize that commercial business is the West End must be sharply curtailed. The residents of Sleeker St. now have patrons parking in front of our homes to visit the Bakery and other existing businesses on Main St. Truck traffic making deliveries has also become an ob- noxious problem. Please take these things into consideration before granting Conditional Use to the Floradora. I would like to go on record as being opposed to granting Conditional Use for this project. Thank you. Sincerely, Sue W. Hall ;�5*or.c. ceSPI� iO`'- Cprnvx� e¢ &Yv a .a,t bloclL {s,o.µ h„ t 1p�rtposadl �C�GQ c �►��- �`�iau s Oti¢, . Imp;,n.1 �u px2t� 9� ` ue-* %tt pass . T A ^^off S.b� .�•'� �w.a eon. 'oA 8er�,a. - ASPEN 'TITLE COMPANY A TITLE INSURANCE AGENCY POST OFFICE BOX 27 ASPEN, COLORADO 51611 (303) 925 -4444 VARIANCE REPORT 1176 - - RE: Lots P, Q, R and S (Floradora) Block 1137 Per your request we have searched the records of the Pitkin County Clerk and Recorder of Pitkin County, Colorado and find the property owners within a 300 foot radius of the above reference property are as follows: BLOCK #29 Lots R and S Sue Hall, 500 W. Bleeker, Aspen, Colo. aTnry filn Lots F, G and E.1 /2 E� — Sara Linderme, z;o address.✓ 2 L,ovr✓muv� Lots H and I Herman Dearing, no acdress �D 44101 Lots P, Q and E.1 /2 0 -iHenry Siever, no address r\- - Lots R and S -'J. Cooke Wilson, Jr., no address ✓( BLOCK 31 % -770roZ Lot I Christiana Lodge, Swen & Frances Gantzel 501 W. Main St., Aspen BLOCK 36 Lots K thru S John F. Weaver, 422 W. Bleeker St., Aspen BLOCK 37 Lots A, B, C, D, John and Jane Strandberg, 433 Bleeker St., E.1 /2 E, F, 3�, {2�^ and W.1 /2 of G. 3(�0 Lot:: H, I and E. 1/2 G- Maude Helms, no address' r -770 Lots K, L and M Alma Beck, no address/ 6 ° X Lots E. 8' of L and ''Frank & Mary Warhust, no address�/l'�-.' W. 22' of M Lots N and 0 Wm. & Patricia Comocowich, 420 W. Main, Aspen BLOCK 38 Lots A thru I Mary Perkins, 435 E. Main St., Aspen Lots K thru S Russell & Mary H. Scott, 400 W. Hopkins, Aspen, VARIANCE REPORT #76 -07 -32 Page #2 BLOCK 44 Lots A, B, C, and Francis Coates, 333 W. Bleeker, Aspen w. 28' of D Lots E, F, G, H, I Ruth Whyte, 117 N. 2nd. St., Aspen and e.2' of D I �y Q Lots K and w.15' of I-'Dwight Morss, no address �t�'S 0.nmw� �� 1' AP01 0ko , Lots M and e.1/2 of L -.Joseph & Bridgett Luciaea, no address ) A' a �� ,yy f 0 Lots N, 0 and P Mrs. Lawrence Elisha, 320 W. Main, Aspen Lots Q, R and S Leroy M. Fink, no address ✓ BLOCK 45 o-d' k0Z02�- Lots A and w.20' of B Herron Apartments Unit #lA - Stanley Prins, 330 W. Main St., Aspen. Unit #lB - Stephen Wishart, 330 W. Main St., Aspen Unit #2B - David Chamberlain, 330 W. Main St., Aspen Unit B - RobettBar and & Joel Hartmeister, no address/ Carriage House - Susan Bennett, 330 W. Main St., Aspen Lots C, e.9.5' of B J.Sterling Baxter, 323 W. Main St., Aspen and w.15' of D Lots E, F, G, H, I, and e. 2' of D Tor Corp (Applejack Inn) 311 W. Main St., Aspen Lots K and L -Ted & Sylvia Brown, no address ✓Z3[J gw,.P, HA p, Lots M and e.1/2 of t - Tames Porter, no address V � � O` To-7,- -7 -7d29 Lots M, N and 0 Shadowview Condominiums Unit A - Sue Crowley, 324 W. Hopkins St., Aspen Unit B - John Stoddard, 324 W. Hopkins St., Aspen Unit C - Priscilla Harper, 324 W. Hopkins St., Aspen Unit D - John Poppell, 324 W. Hopkins St., Aspen BLOCK 43 IS '1i5) Lots K, L, M, and w. 8' of N''- Ruth J. & Raymond Maxwell, no address Lots 0 and w. 8' of N Estate of Wilford Fultz V" W avtk. T�s�c b (0-7 VARIANCE REPORT 176 =07 =32 Page #3 Although we believe the facts stated are true, this report is not to be construed as an abstract of title, nor an opinion of title, nor a guaranty of title, and it is under— stood and agreed that Aspen Title Company neither assumes nor will be charged with any financial obligation or liability whatever on account of any statement contained herein. Dated this 22nd. day of July, 1976 ASPEN TITLE COMPANY r By C6Q S C A"Ad& IA- -tty L CC LLj-1, 7 -$J X - 7, z , -- — ..- (o4 Ca�z J . ' 4 r ('- AFT _ - 1 , (.01 Zt C.o.A 7 � . 5 c] 24 IZ�OOU } 000 2 n._s � Do DOo �� '� f �� ^ 1 D z � _ � ?� q � r_ ) , t an 0 D. 1 2. - I � ca't, MEMORANDUM TO: Aspen Planning Commission FROM: Planning Staff (HC) RE: Conditional Use - Restaurant in Floradora DATE: July 30, 1976 This is a public hearing to consider the conditional use of a restaurant in the O,Office zone to be located in the Floradora building on Block 57, Lots P, Q, R & S, Aspen Townsite. The Floradora has received Historic Designation and the proposed remodel is under review by the Aspen Historic Preservation Committee. The proposed remodel of the Floradora would create a building composed of the following: Basement 3,704 square feet Ground Floor 5,560 square feet Second Floor 3,858 square feet Third Floor 2,845 square feet TOTAL 15,967 square feet TOTAL LOT AREA 12,000 square feet The uses consist of eight (8) offices; six (6) apartment units; and a restaurant of 3,000 square feet with accessory space of 1,300 square feet. The parking spaces shown on site total eleven (11) spaces. The comments of the Planning Office are as follows: 1. The configuration of the building design is under review by the H.P.C. and subject to change. The above figures are taken from plans currently on file with the Planning Office. A meeting of the H.P.C. is scheduled for Friday, July 30, 1976 at which time additional revisions may be made to the building plans. 2. Including the basement storage building size is substantially ratio of 1 to 1 for the office feet to 12,000 square feet lot The building size must be redu the zoning code requirement. and restroom areas, over the floor area zone (15,967 square area). Zed to conform to 3. Only eleven (11) parking spaces are reserved for the entire building complex. This is insufficient for the restaurant alone without considering that allocated for office and residential uses. 4. We are informed that the restaurant would be owned and operated by the present owners of the Weinstube Restaurant. As such it is predictable that the rest- aurant will be of a high quality and attract a significant number of persons. Details of the hours of operation, types of service, etc. are not available at this time. The restaurant use would offer an excellent opportunity to display the fine Victorian archecture of the Floradora. u MEMO P & Z FLORADORA July 30, 1976 Page Two 5. The Planning and Zoning Commission is reminded that on August 17, 1976 the revised office zone will be considered at public hearing. An element of this revision would require offices on Main Street to receive conditional use approval. The Planning Office would support the operation of a restaurant together with accessory housing apartments on this site. However, we cannot support a restaurant in conjunction with eight(8) office units; six (6) apartments; and only eleven (11) parking spaces. This represents an overly intensive use of this site. Undoubtedly, substantial impaction of Bleeker Street will occur by automobiles seeking parking spaces. Such use would occur at late evening hours creating a potential for nuisance compliants in the existing residential neighborhood. Only limited public parking is available on Main Street and the adjacent Third Street. The Planning Office recommends denial of the conditional use as proposed and encourages the applicant to proceed with a request for the restaurant and apartments only. s.