Loading...
HomeMy WebLinkAboutcoa.lu.gm.The Aspen.1983 GROWTH _MANAGEMENT APPLICATION L3 FOR THE ASPEN TOR CORPORATION 730 730 E DURANT ASPEN, CO PIELSTICK . &. ASSOCIATES ARCHITECTS 202 PACIFIC AVE ASPEN, CO 81611 925 -16 GROWTHS MANAGEMENT PLAN APPLICATION LODGE 3 THE ASPEN formerly the Applejack Inn prepared by Pielstick & Associates, Architects 202 Pacific Avenue Aspen, CO 81611 Fo r Tor Corporation 730 E. Durant Street Aspen, CO 81611 TOR CORPORATION Lodge 3 - GMP Application for THE ASPEN General Project pescript.ion THE ASPEN is located on Main -Street and was formerly known as the Applejack Inn. This application is for 3 additional units and for the providing of certain ammenities for the lodge as a whole. The three new units will provide two luxury units to meet a public demand for these larger units and one smaller unit. The existing lodge has recently been approved for a remodeling of two units and for the general upgrading of the lobby, entrance and interior area. This application will expand on the previous commitments. We will be adding an exterior 12 x 24 swimming pool, providing improved sound isolation in the existing 36 units between the floors and at the corridors, providing a heat recirculating system in the tall main lobby space, increasing the size of the employee unit to house more employees, and remodeling the 33 rooms not previously committed to being remodeled. The unit remodeling will include: removal of all plumbing fixture and replacement with new fixtures including water saver toilets and luxury pedestal lavatories. complete redecorating to include walls, ceilings, and floors. removal of the existing single sheet glass and the addition of insulating glass throughout, including the sliding glass doors. all new lighting fixtures. the addition of a wet bar and undercounter refrigerator in each room except the employee unit. all new furnishing throughout. The new units will be part of the same operation as the existing lodge and will require no additional employees. The project will include improvements in the community facilities by the addition of a fire hydrant on the South side of Main Street at the corner of Main and Second Street, the addition of a paved < along the Second Street side of the site, the the paving of the alley from Second Street to the West side of the site. TOR CORPORATION Lodge 3 - GMP Application for THE ASPEN Project Specifics This project is zoned Lodge 3 on a site'that already has a 15,425 square foot lodge on the property. The remaining available square footage is 1082 square feet. This application is for a 1072 square foot, 3 unit, free standing lodge on the site of THE ASPEN (formerly the Applejack Inn) at the Southwest corner of Main Street and Second Street in the City of Aspen. All of the units are free market units. The structure is elevated one level with parking underneath. The water will be supplied by the City of Aspen Water Department from the 4 inch main located in Main Street. The building will have 1.5 EQR fixture units. The main has excess capacity available which will more than accommodate this increase in water usage. There is an existing fire hydrant on the North side of Main Street at the corner of Second Street, however, it is our intention to add a hydrant on the South side of the Main Street. 7 tkP.C1-4)=. • The sewer lines will be connected to the 8 inch sewer trunk line located in the alley immediately adjacent to the project. The gewer lint ig more than ad gllato to carry this additional load. The quantity of hard surface collecting rain water will not be changed by this project although the rain water collected on the roof will be run into a drywell in the new project. This will reduce the amount of surface water. There are no indications of underground water drainages being impacted by this project and no s.irface runoff water presently runs through the site and no new conditions will create such a situation. There is a storm sewer at the corner of the lot at Main and Second Streets. The total lot area of the site is 16,507 square feet, the existing structure as remodeled (under a building permit) contains all of the allowable floor area except 1082 square feet. The new structure contains 1072 square feet. The increase in traffic count on the adjacent streets resulting from this project will be 6 cars per day. The existing parking area will be used for this project. This site is located on Main Street with immediate access to the Aspen bus system and the Skier buses. This small addition to the existing facility will be for a use already on the site and it will create no changes in land use either on the site or on any adjacent properties. TOR CORPORATION Lodge 3 - GMP Application for THE ASPEN Project Specifics (continued) Fire protection will be provided by the new fire hydrant to be located on the Southwest corner of Main and Second Streets immediately adjacent to the site. Roads will be unchanged by this development, except that the alley will be paved to the edge of the property line on the West. Exterior materials will match the newly remodeled facility. All utilities for this project are immediately available at the site and shown in the attached letters. All utilities will be underground. Energy conservation -shall include the use of solar collectors on the South side for provision of space heating. This combined with an insulated concrete mass and radiant hot water heating (which requires less Btu /Sq. Ft. to maintain the comfort level) will provide approximately 75% of the required space heating and will preheat the domestic hot water when not needed for space heating. Parking and circulation will be as existing but will provide complete cover over 4 parking spaces and partial cover over 6 other spaces. Parking is screened by the fences on the North and East sides of the site as they are to be installed under the existing building permit. No additional dining, restaurant, or bar facilities (except wet bars in the rooms) are to be provided. It is proposed that construction of this project would commence in the spring time as soon as weather permits and would be completed by the fall of 1984. This project will be going before the Historic Preservation Committee and should have approval shortly. TOR CORPORATION Lodge 3 - GMP Application for THE ASPEN Quality Consideration The architectural design is in keeping with the existing remodeled lodge and expresses the quality of the units contained inside. The sloping walls with planters empathize with the slopeing walls of the remodeled existing lodge and allow the solar collectors to fit naturally into to the design of the South balcony railing. The height of the structure is minimized by the surrounding fence. The materials are the same as those approved for the lodge remodeling. The project is sited to the South of the property away from Main Street for the convenience and privacy of the users and to avoid a visual impact on Main Street. The project is lifted above the parking so that the amount of off - street parking may be maximized. All utilities are run in the supporting columns and then underground to the mains. The project uses solar collectors which are placed in the balcony railing on the South side so that their visual impact in minimized. The solar collectors provide heated water for the hot water radiant floor heating system and when not being used for heating can provide preheating of the domestic hot water. The parking below the structure makes access to the units easy and provides shelter from the elements for the occupants while they are loading and ••nloading their vehicles. The drive through from Main Street to the alley provides a convenient drop -off at the base of the stairs to the units. The visual impact in minimized by the fencing to the East and North and by the use of the planters on the walls which provide a continuity with the existing mature landscaping along the street. Amenities The addition of the outdoor swimming pool and the 17' -6" by 9' -6" whirlpool hot tub on the deck of the canopy provide a convenience to the visitor. Employee Unit This addition will require no additional employees. However, the employee unit in the existing lodge is being enlarged so that a greater percentage of the employees may be housed on site. TOR CORPORATION Lodge 3 - GMP Application for THE ASPEN Rehabilitation and reconstruction The existing lodge has.recently been approved for a remodeling of the the lobby, the employee unit and two of the lodge units. This project will remodel the remaining 33 units and enlarge the size of the employee unit. All the interiors, plumbing fixture and the sound control are to be upgraded. All of this work will be completed on the same schedule as the new project. Bonus points This small addition to an existing facility is an excellent design which has creatively maintained a maximum of parking while minimizing the visual impacts. It has provided a new fire hydrant, sidewa':., and paved alley. It has provided ammenities for the users and created two luxury units to meet the public demand. Aspen Road Maintenance 130 So. Galena 1 Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. Aspen, CO 81611 Dear Russ I have reviewed the drawings for The Aspen project (formerly Th6 App1 @jaa Inn) and forme na problems being created by the addition. I would recommend paving the alley south of The Aspen property as a significant benefit to the surrounding neighborhood by reducing dust and maintenance. Sincerely Elbert Tacker Assistant Su er' tendent delft Rocky Mountain Natural Gas 0132 Atlantic Ave. Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. Aspen, CO 81611 Dear Russ I have reviewed the proposed addition to The Aspen, formerly The Applejack Inn, with Ernie Delto, and foresee no new prob- lems being created by that project for Rocky Mountain Natural Gas Company. Service can be provided to the project by an existing 4p gas line located in the alley. Sincerely ihafie Willard r District Manager CIT<� • SPEN 130 soutk.giten ,street aspen, color 4 1611 303 -925i 20 Aspen Engineering Dept. 130 So. Galena Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. Aspen, CO 81611 Dear Russ This letter is intended to confirm our discussion with Ernie Delto regarding The Aspen (formerly The Applejack Inn). We foresee no problems being created by the project addition. However, a new sidewalk along the west side of Second Street from Main Street to the alley will be required. Paving the alley bordering the southern property line, while not being required, would be beneficial. The surface drainage surround- ing the site has not created any problems for the city due to a storm sewer inlet located at the southwest corner of Main and Second Streets. On site water accumulation must be re- tained and dealt with on site. � cerely � ta. L / „a_ammeigib / J ;y Hammond 's- istant City Engineer Aspen Water Department 130 So. Galena St. Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. Aspen, CO 81611 Dear Russ I have reviewed by telephone your proposed addition to The Aspen formerly The Applejack Inn With Ernie Delto, This is to verify that your project will not develop any burden on the city's water system. The fixture unit count for your project is calculated as 'EQR's and equals 1.5 total. The present water supply to the building is through a tap located in Main Street. Sincerely Lu y fomwiller Administrative Assistant • Aspen Sanitation District 565 N. Mill Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. Aspen, CO 81611 Dear Russ I have reviewed the drawings for the Applejack Inn addi- tion and foresee no problems being created by that pro - ,. ject for the Aspen Sanitation District or its equipment. Sincerely ea Heiko Kuhn District Manager, Aspen Sanitation District Aspen Fire Department 130 So. Galena Aspen, CO 81611 September 28, 1983 Russell A. Pielstick Pielstick and Associates, Architects 202 Pacific Ave. ' Aspen, CO 81611 Dear Russ , I have reviewed by telephone your proposed addition to The Aspen, formerly The Applejack Inn, with Ernie Delto. I would suggest as a benefit to your project, the Fire Dept. and the surrounding neighborhood, that you provide a fire- plug at the southwest corner of the Main and Second Streets intersection. Other than for a new fireplug, I do not have any problems with your project. Si c ely Willard . Member of the Board Growth Management Review Checklist City of Aspen Engineering Department Revised January 31, 1980 �� Project Name L 4-e-- - -( I r Aff;( J 0 ,, e Address �=� Owner -Ter_ ( rr Attorney /Agent /R� presentative rPpic(,`rk s,p-C. Address i 7.0 E_ Reviewed by ? Date JO -3( I. Residential Application (section 24- 10.4)7L \q cJ � • A. Public Facilities & Services II O - Infeasible to provide 1 - Major deficiency 2 - Acceptable (standard) 3 - No forseeable deficiencies 3 *Water ( 3 pts.) Capacity of system for proposed needs without facility upgrade ( at pub is expense. PratV e-n, a �.d fen_ (N(0.3. z_ * Sewer (3 pts.) Capacity without system upgrade. 4C C; 1 Z, Storm Drainage (3 pts.) Adequate disposal �4 surface runoff. el,,- �,� dlw� Parking Design (3 pts.) Off street parking, visual, paving, s fety, and convenience. Cw a(4 e ,s■off■- ac ��: &c co■ ( I Kee, 6 Q. >- a,SZC 4o 0.. cQ- nA,cy cka *L ; GAS( c-b'+._ • Roads (3 pts.) Capacity of road system to handle needs without altering traffic patterns or overloading streets or requiring more maintenance. ' Page 2 Growth Manageme. Review Checklist B. Social Facilities and Services O - Requires new servic- at public expense 1 - Existing servic- .dequate 2 - Project impr. -es quality of service Public ansportation (2 pts.) 2 On existing route. - Within 520 feet of route. 0 - Not near service area. Bike Paths Linked to Trail System (2 pts. Design Features for Handicapped (2 •ts.) II. Commercial and Office Developmen Application (section 24 -10.5) A. Quality of Design 0 - Totally deficient 1 - Major flaw 2 - Acceptable 3 - Excellent Site Design (3 p s.) Quality and ch. acter of landscaping, extend of under - grounding of .tilities, and efficiency, safety, and privacy of circulat'.n. Ameni es (3 pts.) Usa•..e open space, pedestrian and bicycle ways. Trash and utility access areas (3 pts.) III.Lodge Development Application (section 24 -10.6) A. Public Facilities and Services (same as residential) Page 3 A Growth Manageme. Review Checklist B. Social Facilities and Services 0 - Requires new service at public expense. 1 - Existing service adequate. 2 - Project improves quality of service. Public Transportation (6 pts.) 6 - Abuts transit, within 520 feet of lift. 4 - Within 520 feet of bus route and lift. 2 - Within 520 feet of bu route or lift. 4e b (�0 ,) = fo ( C. Quality of Design r S D ign (3 t t ) / wtock C FO IAA& AC�.p�wq � cow. II SO P_../ V (t � 1/ y1/44 / C, - 1.11 L*.t e(q,,a A nities (3 pts.) ivC �e.�na�o ( / p L(ic G-✓na. C(ht Q.s I Fo Visual Impact (3 pts.) Sale and location as it affects public views of scenic areas. Conformance to Policy Goals (3 pts.) Reduction of parking in coordination with limosine service (1 pt.). Limo with regular service per 25 guests (1 pt.). Prohibition of emplp e y e parking on site (1 pt.). N 0C faA.( (fcs a.+�`y (J ��✓a40. ■tom . Zone NS - Not Sufficien NA - Not Applicable NR - No Requirement Required Actual Lot Area Lot Are- nit Lo - ront Setback Side Setbacks Rear Setback