HomeMy WebLinkAboutcoa.lu.pu.Hotel Jerome Landscape Plan.A41-90 CASELOAD SUMMARY SHEET
City of Aspen
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DATE RECEIVED: 5/30/90 PARCEL ID AND CASE NO.
DATE COMPLETE: A41-90
STAFF MEMBER:
PROJECT NAME: Hotel Jerome Insubstantial PUD Amendment for a
Revised Landscape Plan
Project Address: 333 E Main Street
Legal Address:
APPLICANT: Hotel Jerome .
Applicant Address:
REPRESENTATIVE: Nick McGrath
Representative Address/Phone: 600 E. Hopkins
Aspen, CO 81611
PAID: YES NO AMOUNT: NO. OF COPIES RECEIVED:
TYPE OF APPLICATION: 1 STEP: 2 STEP:
P&Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
REFERRALS:
City Attorney Mtn. Bell School District
City Engineer Parks Dept. Rocky Mtn Nat Gas
Housing Dir. Holy Cross State Hwy Dept(GW)
Aspen Water Fire Marshal State Hwy Dept(GJ)
City Electric Building Inspector
Envir. Hlth. Roaring Fork Other
Aspen Con.S.D. Energy Center
DATE REFERRED: INITIALS:
FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Engineer Zoning Env. Health
Housing Other:
FILE STATUS AND LOCATION:
CLOSING MEMO TO FILE
Hotel Jerome Insubstantial PUD Amendment
for Revised Landscape Plan
Date: June 11, 1990
From: Kim Johnson, Planner
On June 8, 1990, Planning Director Amy Margerum signed approval
to allow the Hotel Jerome to revise their approved landscape plan
to include decking in the garden area. Four conditions of
approval are:
1. The large deck will not exceed the size shown on the plan
dated 6/8/90. Planters and benches will be included as deck
amenities.
2 . The disturbed turf area between the large deck and the Main
Street frontage must be replanted with sod no later than June 13,
1990.
3 . The small deck adjacent to the Jerome Bar must be removed by
October 31, 1990 unless subsequent PUD Amendments allow it to
remain.
4 . An application for PUD Amendment reflecting changes not
included in this approval and/or the 1986 approval must be filed
with the Planning Office no later than July 31, 1990.
The Hotel began work without any approvals during the week of May
21. They were instructed to seek approval for their changes.
This Insubstantial Amendment fulfills this requirement.
MEMORANDUM
TO: Bill Drueding
FROM: Kim Johnson, Planning Office4t
RE: Jerome Insubstantial PUD Amendment Revising the
Approved Landscape Plan
DATE: June 8, 1990
Summary:
Planning Staff recommends approval of an Insubstantial PUD
Amendment with conditions for deck areas within the Hotel Jerome
open space / garden area.
Background:
In 1986, an amended PUD was approved for the hotel expansion and
renovation. Included within the approval was a landscape plan in
which the open space on the west side of the hotel was to be
turf, flower beds and trees. The PUD agreement filed with the
County Clerk states:
all required landscaping for the project shall
substantially conform to the landscape plan, annexed hereto
as Page 3 of Exhibit "A" and the amended plat, which plan
shows the extent and location of all plant materials and
other landscape features, flower and shrub bed definition,
proposed plant material at mature sizes in appropriate
relation to scale, species and size of existing plant
material, proposed treatment of all ground surfaces (e.g. ,
paving, turf, gravel, etc. ) . . . "
A subcommittee of the Historic Preservation Committee reviewed
and approved a proposed plan on May 25. At this time, it was not
recognized that the approved landscape plan existed which
specified turf lawn.
On or about May 29, 1990, the Zoning Department issued a red tag
to the Hotel Jerome for construction of decks within the open
space turf area without approval of a PUD Amendment.
Planning Director Amy Margerum and staff then concluded that this
plan exceeded the intent of the 1986 PUD Approval in that it
removes too much turf area, thus changing the "Victorian Garden"
character of the originally approved open space.
Staff Comments:
Representatives of the Hotel Jerome (Nick McGrath, Wolfgang
Triebnig, Peter Killian, and Dave Gibson) met with Planning Staff
on June 7 and came to an agreement for an Insubstantial PUD
Amendment for Planning Director ' s approval. This plan
(Attachment "A") shows the large deck to be approximately 880
s. f. , a smaller deck of approximately 250 s. f. , and bluegrass
lawn area of approximately 1, 000 s. f. As discussed between
Planning Staff and Hotel Jerome representatives, the smaller deck
will be allowed to exist only until October 31, 1990 unless full
PUD Amendment is approved to allow it to continue. The turf area
excavated for deck construction but not approved for deck in this
Insubstantial Amendment must be returned to turf as a condition
of this Insubstantial Amendment approval. A consensus was
reached at the June 7 meeting that the conditions of approval for
the Insubstantial PUD Amendment revising the approved landscape
plan shall be:
1. The large deck will not exceed the size shown on the plan
dated 6/8/90. Planters and benches will be included as deck
amenities.
2 . The disturbed turf area between the large deck and the Main
Street frontage must be replanted with sod no later than June 13 ,
1990.
3 . The small deck adjacent to the Jerome Bar must be removed by
October 31, 1990 unless subsequent PUD Amendments allow it to
remain.
4 . An application for PUD Amendment reflecting changes not
included in this approval and/or the 1986 approval must be filed
with the Planning Office no later than July 31, 1990.
I approve this Insubstantial PUD Amendment to the Hotel
Jerome' s landscape plan with the 4 conditions listed above.
a (7 Amy Y rgerum,�/Manning Director ate
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"INSUBSTANTIAL AMENDMENT" TO P.U.O. APPROVALS
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HOTEL JEROME 5- 24 10
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J. NICHOLAS MCGRATH,P.C. 600 East Hopkins Avenue
A Professional Corporation Suite 203
Aspen.Colorado 61611
Attorneys At Law Telephone(303)925-2612
J.Nicholas McGrath' Telecopier(303)925-4402
Michael C.Ireland
May 30, 1990
Vy
Hand Delivered
Ms. Amy Margerum
Aspen/Pitkin Planning Office
130 South Galena Street MAY 3 ® 1990
Aspen, CO 81611
Re: Hotel Jerome deck
Dear Amy:
This is a request, on behalf of the Hotel Jerome Limited Partnership, for
a ruling that the construction of a deck and attendant landscaping features,
approved by the Historic Preservation Commission, is an "insubstantial
amendment" to the existing PUD agreement pursuant to Section 7-908 of the
City's Land Use Regulations.
As you are aware, the Jerome believes that either Mark Feller, its
engineer, or Braeburn Builders, its contractor, was informed initially that no
building permit or other approvals were necessary. Subsequently a stop work
order was issued specifying the necessity to process the HPC approval. Since
the project was at least half completed, your office and the HPC kindly
accommodated the Jerome with prompt processing of the HPC application.
Our architects, Gibson and Reno, developed an acceptable plan, which was
approved by an HPC subcommittee on Saturday, May 26. On Monday or
Tuesday, the Building Department called with a go ahead as to completion
according to the HPC approved plan. Later, on Tuesday, a new stop work
order was entered because a PUD amendment was necessary.
Clearly, the Jerome did not process the matter properly. On the other
hand, it was in communication with various people in the planning office and
building inspector's office, and no one thought to raise any issue as to an
application other than as to HPC approval. Thus, the Jerome acted in good
faith, and if an accommodation is necessary for a speedy resolution of the
matter, one would seem warranted in the circumstances,
'Member,Colo.(1971),Coll).(1969),and O.C.(1966)bars
J. NICHOLAS MCGRATH, P.C.
Ms. Amy Margerum
May 30, 1990
Page 2
Some sort of deck is highly desirable since the lawn area is constantly
damaged in the Summer by the many events held outside at the Jerome, e.g.,
weddings, music festival gatherings, 4th of July parade, etc. HPC members
recognized the need for a change, and ultimately agreed upon our architect's
plan, which changed the original Jerome plan, to meet specific suggestions of
HPC members.
Section 7-908 allows you as the Planning Director to approve an
"insubstantial amendment" to an approved PUD. The Amended and Restated
Planned Unit Development Agreement--Hotel Jerome--Renovation and
Addition, dated July 31, 1986, and recorded in Book 518 at Page 921 is the
operable PUD agreement. It deals with landscaping in paragraph 4.
Apparently a detailed landscaping plan accompanied that document, and I
believe your office has a copy. Assuming that to be so, a landscaping change
in the area westerly of the hotel would seem to require an amendment.
However, the amendment also seems insubstantial in light of the many other,
more important matters covered in that extensive PUD agreement, keeping in
mind the Jerome is only changing a portion of the landscaping. Further, none
of the items specified in Section 7-908-(A)(1) to (9) is present, which nine
listings specify amendments that are not insubstantial. For example, the
change from lawn to deck, pavers with lawn, etc., does not change the use or
character of the development, increase structures more than 3 percent,
especially since the deck is uncovered, reduce open space, or increase
density.
We would appreciate your approval of the landscaping-deck plan as an
insubstantial amendment. Normally, I would not make special time requests,
but as you know, the Hotel Jerome Limited Partnership is bringing in a new
partner and that event is set to close on June 5. Thus, we need to get this
matter resolved, so the required opinions and representations as to land use
compliance--customary in such transactions--can be given.
J. NICHOLAS MCGRATH, P.C.
Ms. Amy Margerum
May 30, 1990
Page 3
If I can give any further assistance, please let me know.
Sincerely,
J. NICHOLAS McGRATH, P.C.
By /Nicholas McGrath
cc: Mr. Wolfgang Triebnig
Mr. Mark Feller
Messrs. Gibson and Reno
j 1:marge530.1tr
Hotel Jerome Landscape Revisions
May 30, 1990
Kim Johnson, Planner
I visited the Hotel Jerome yesterday to consider their revised
landscape plan. The plan indicates installation of redwood
decking in conjunction with a paver/sod surface. I feel this to
be a great improvement over the all-deck proposal . The placement
of the paver/sod surface near the front planting beds gives a
good transition from the streetscape to the interior part of the
courtyard. Reducing large expanses of sod within a landscape is
a good idea for reducing landscape water consumption. This is
one of the basic tenets of Xeriscaping (water conservation in
landscapes. ) In this case, the turf was more of a visual element
rather than a functional one.
The plan also indicates the addition of other elements such as
benches, planters and aspens. This serves to help break up the
expanse of decking and provide a human scaled environment
adjacent to the hotel building. I have concern with the planters
in that they appear to be placed on top of the wood decking. It
would be better if they were placed in direct contact with the
ground. This would allow for more efficient open bottomed
drainage, and would prevent drainage from staining the deck. I
would also suggest an alternative to aspens in the planters-
some smaller specimen tree variety which adds character but will
less likely outgrow the limited soil area and have to be removed.
From a strictly visual and functional perspective, I feel the
proposal before me works very well and does not conflict with
open space requirements or landscape design standards.
I have researched Council and P&Z minutes and resolutions from
1986 when the PUD Final Development Plan was adopted. Mention
was made of open space in general but no specific references were
made regarding turf areas or decks. Francis has already produced
the approved landscape plan filed with the County Clerk.
From my previous job experience, landscape changes were a staff
review situation. The P&Z had given specific direction to this
effect. If staff felt the changes were deleterious to the
project, they could require the request to be reviewed by P&Z .
In the Jerome' s case, the area is apparently used frequently for
large, active gatherings anyway. It is my opinion that this
change in ground surface and planting additions does not change
or detract from the original intent of the PUD.
jtkvj/jerome.notes
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L. GIBSON & RENO • ARCHITECTS
If 7 1990
May 16, 1990
Ms . Roxanne Eflin
}Iistoric Preservation Commission
130 S . Galena Street
Aspen , CO 8161]
RE: PROPOSED NEW EXTERIOR TERRACE SURFACE
HOTEL JEROME
Dear Roxanne:
The Hotel Jerome proposes to change the surface material of their
Main Street courtyard from grass to redwood decking. Grass has
proven difficult to sustain in good condition with the frequent
outdoor gatherings which occur in this area.
A 2x6 redwood decking surface is proposed, which would be
installed "flush" with the existing grass and sidewalk surfaces ,
and would match the nearby existing redwood decks . All existing
ground cover, flowers , shrub and tree planting areas which
presently exist would be allowed to remain and only the Kentucky
Bluegrass areas would be replaced with Redwood Decking. ( See
attached drawing) .
As part of this project , a row of juniper shrubs would be added
just behind the iron fence parallel to the City sidewalk.
We hope to have this improvement ready for our summer season .
Thank you for your consideration in this matter .
Yours trul ,
113----
''David F. Gibson , AIA
cc: W. Triebnig
M. Feller
N. McGrath
41e E. COOPER AVENUE • ASPEN, COLORADO 616611 • 303/925 5968
M E M O R A N D U M
TO: Amy Margerum
Tom Baker
Kim Johnson
Bill Drueding
FROM: Francis Krizmanich
DATE: May 29, 1990
SUBJECT: HOTEL JEROME -- NEW DECK
The recent work in the Hotel Jerome "garden" is not in compliance
with the landscaping plan approved as a part of the "Amended and
Restated Planned Unit Development Agreement Hotel Jerome--
Renovation and Addition" filed in Book 518, Pages 921 through
953 .
Basically, the Agreement states that the garden will be
landscaped in accordance with the plan attached as Exhibit "A" ,
page 3 (attached to this memo) .
My opinion is that the current "landscaping" -- decking over the
required bluegrass and planting areas -- requires review pursuant
to Section 15, page 19, of the Agreement (recorded at Book 518,
pages 939 through 942) . In addition, if the project has not been
stopped voluntarily, Zoning should issue a "STOP WORK" order
until this issue is resolved.
FXK/cic
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0 -}- )� MAIN' STREET
City of Aspen sidewalk
( existing fence ) ..
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PROJECT TRIES HOTEL JEROME Ica = 1 , 1 DATE:
LYNN •Y. DRAWING ND.