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HomeMy WebLinkAboutLand Use Case.CU.400 W Main St.1976-CU-8ion(,..- Cu.- � U� RLSELL A. PIELS11CK. ARCHITECT TO: Aspen Planning Commission FROM: Russell A. Pielstick, AIA RE: Floradora - Conditional use on Main Street Date: August 30, 1976 of restaurant in Office Zone 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 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 R� "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. R� �s-e oex-ea - ff� RUSSELL A, PIEL nac ARGHITECT 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, �C�iG/1�12� Russell A. Pielstick RAP:lw Enc. SUITE 205 • 520 EAST COOPER ST. ASPEN, COLORADO 81611 TELEPHONE 303/925-1666 9 0 0 cz / mot at-lo� � "AL RIM CHRIONANIA LODGE & CHAI0TS 501 WEST MAIN STREET • ASPEN, COLORADO 81611 To CHARIMAN ASPEN P AND Z DATE RECEIVED CITY OF ASEPN 130 SOUTH GALENA STREET ASSIGNED TO L ASPEN COLO 61611 DATE REPLIED 6/y/76 ROUTE DATE Gentlemen; DATE �( "7' /(6 As already waitten, I think a qualitt restaurant in the Floradora would be an asset to this nd of Town. However, the proposed addition to th Floradora is MUCH T00 LARGE ana no ,natter how cleverly the Archi ect shows open green space, this proposed expansion is much too arge. In addition to the proposed restaura t within the present Floradora building, an addition of a small off ce or one or two apartments seems realisiic on such a small parc 1 of land. But if we are going to reduce congestion and growth then each additional structure should be minimum size, etc. as opposed to maximum. Cordially, ' Steen Gantzel 'L BY SIGNED Form N-N73U,C The Drawing Board, Inc Bo. 5n5. Dallas, Te... 75221 I_RUCTIONS TO SENDER. IISTRUCTIONS TO RECEIVER: t. KEEP YEUEDW COPY. 2. -- —TE .N0 PINK —1— 1—CT. —TI Rrf "IT Uf 110- .. TUf3. Kr EP PINK COPY. RETURN —1111 COPY Tr] 40 % CHRISTIANIA LODGE &CHALETS 501 West Main Street • Aspen, Colorado 81611 • 303-925-3014 V 1111�iL.JLIr .i�i. _.•lr i_....1�1. �1.�J :t.., �Ci'1i.G vVIt1.1.J.J iC'1. DATE RECEIVED 130 :;;OUln IJ.Llil Ll .a .,__1 ASSIGNED TO .'SPM, ,;CLOD ADO DATE REPLIED 7/26/7!S ROUTE SuuJett ;,onditional Use for the Floradora; ;�eritlemen; I shall llok at tine plans for the expansion of the Floradora. r,ov+ever, in uirect re,�,ard to the proposed Restaurant. as president of the Christiania Lod,-;e and chalets I think a restaurant v;ould be aii acceptable use. the historic designation along; gain Street is very appropriate anu the Floradora should be preserved. ho,:.ever to preserve such a uuildin,, a logical and ;financial use should be .Wade of it. ,lhe present o�_ners have demosntrateu a fine ability in the restaurart field and I kno,i and our Luests -�,ould appreciate bein6 able to eat closeby. Therefore I a6ree ti.ith ,r,r. Velstick that sucii a use is certain*y compatiule %.ith the uses alon,, l,,ain Street. I stronly uelieve that such establishments as restaurants should be spread around the city of Aspen and not completely concentrated do-r;n in the more Area. thus a quality restaurant in the ;lest end of Aspen is ueneficialy helpful too the lodges located in this area. lliere are traffic and con�ettion problems uut T„ain 3tireet is not residential and a restuurant should create nor more problems then any of the presently proposed uses along; ;,,ain a+reet. As for parkin, facilities: I hope that the p and Z ,ill ericoura"e a philosphy of provi.dint, no parkin. facllities. I believe that any effort to provide parkin. facilities just creates more auot traffic. obviously so:ae parkin. V.-ill occur along, t.'li: streets of the residential sectio_L but this is only natural and not purticulary harmful. 0ordially, Steen giant -el p i lQ- A,y ' 1 V ` -�Lv�. �7 C�l�-✓+-YL.�-•�=2fC--c�.� t� y � `Ck-�'wC lY�l C:G.Cy� yC DATE RECEIVED .(� .I ASSIGNED TO___� DATE REPLIED ROUTE 40 % August 3, 1976 Mr. Charles Collins Planning and Zoning Committee City of Aspen Dear Sirs: As a resident of the West End (620 N. 3rd, Street) I would like to voice my disapproval 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, �r din Altemus 620 N. 3rd, Street Aspen Co. 81611 eAA",',� a cf cn 'La/ � A&,�h el�i w vo �-�ofio�r:�� c�rxr �dn, .�''cL�',�` "l�rt1 .� 6�✓v P,tU- it 4�W �i 46 3, aq--,t-4Pr-Z%��P, eal-;Cz& , u w -, , &?" W� v Sue W. hall P. 0. Box 2088 Aspen, Colo. 81611 July 3011 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 & Bleeker 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 Bleeker 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 Onrnw�,Atvive, 1M�,o4 O�►� �J �e,2 - �� t j� 1 o C k �1 o%AA - t-yy '� �pos.�d� �o�ed� • C� ��r•2� Stnas�'s IL T o�ccY`^ob� `*`a , L,, ?s • 0:1� ASPEN TITLE COMPANY A TITLE INSURANCE AGENCY POST OFFICE BOX 27 ASPEN, COLORADO 81611 (303) 925-4444 VARIANCE REPORT #76-07-32 RE: Lots P, Q, R and S (Floradora) Block #37 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: nr nnv 4nn Lots R and S Sue Hall, 500 W. Bleeker, Aspen, Colo. n•nnv aF7n Lots F, G and E.1/2 E' Sara Linderme, rho ad.dress.✓ Lots H and I _ Herm$n Dearing, no address Lots P, Q and E.1/2 0- - Henry Siever, no address-" ►`o Lots R and S J. Cooke Wilson, Jr., no address✓(o03 BLOCK 31 j-Fo -TX ,770OZ 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, and W.1/2 of G. 3(K73 Lot:: H, I and E. 1/2 0�- Naude Helms, no address'`,, �,�,,����'y`''������7 Lots K, L and M -Alma Beck, no address ✓ 6�x 58� )1y-�`"-' - Lots E. 8' of L and ~'Frank & Mary Warhust, no address,.,/Y'_e W. 22' of M Lots N and 0 Wm. & Patricia Comocowich, 420 W. Main, Aspen nT nnv 10 Lots A thru I Mary Perkins, 435 E. Main St., Aspen Lots K thru S Russell & '111ary H. Scott, 400 11. Hopkins, Aspen, r • VARIANCE REPORT #76-07-32 Page #2 UT nI,V A A 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 �,Q �a - 'APO�U y* Lots K and w.15' of 1� - •Dwight Morss, no address `�u'S _'._4 1' Lots It and e.1/2 of L -.Joseph & Bridgett Luciana, no address"--'gX1-nA'--"f " Lots N, 0 and P Mrs. Lawrence Elisha, 320 W. Main, Aspen Lots Q, R and S Leroy 11. Fink, no address ✓ '��.[;'j j �, (� , � BLOCK 45` 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 - Robeht"Bar and & Joel Hartmeister, no addressz/ 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✓Z3p �ti l'I�Qk Lots M and e. l/2 of t -Tames Porter, no address V V\, Q '`��`�'�' -7-762-y Lots 14, 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 16X Lots K, L, M, and w. 8' of N'-- Muth J. & Raymond Maxwell, no address Lots 0 and w. 8' of N - Estate of Wilford Fultzi/ y�33 w� -7 b l 0-7 I 4% VARIANCE REPORT #76=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 i Byte tz.-- cop J APT, _ • _ , _ _� , , 53-7 �.4q r oo. a7�-7,5 �z 1 C,LkL 7, Co 14 caA"4-, f..a��,x, ailowG��lt 0DO �,066 ✓i ~D� 0- 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 and restroom areas, building size is substantially over the floor area ratio of 1 to 1 for the office zone (15,967 square feet to 12,000 square feet lot area). The building size must be reduced to conform to the zoning code requirement. 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. 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.