HomeMy WebLinkAboutMEMORANDUM_315 Dean315 E. Dean St. / Temporary Use
City Council Hearing – November 27, 2017
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MEMORANDUM
TO: Mayor Skadron and Aspen City Council
FROM: Garrett Larimer, Planner Tech
THRU: Jessica Garrow, Community Development Director
RE: Temporary Use Request – St Regis, 315 E. Dean St., Resolution No.
158, Series of 2017
MEETING DATE: November 27, 2017
APPLICANT: 315 E Dean Associates,
Inc., c/o St. Regis Aspen Resort, 315 E
Dean St., Aspen, CO 81611
REPRESENTATIVE: Alan Richman,
Alan Richman Planning Services, Inc.,
PO Box 3613, Aspen, CO 81612
LOCATION: 315 E. Dean Street
CURRENT ZONING: Lodge (L) with a
PD Overlay
SUMMARY: The applicant is seeking
temporary use approval for special event
tent structures to be erected on various
locations on the St Regis property,
including the Fountain Plaza, Mountain
Plaza, and Pool Deck. The applicant is
requesting approval of a total of forty
(40) days throughout the year.
STAFF RECOMMENDATION: Staff is recommending
the City Council approve the applicant’s request for
a forty (40) day temporary use approval. Staff
recommends approval based on the location of the
proposed tents, the limited impact on the
surrounding area, and the St Regis hosting special
events being consistent with the allowed and
expected uses of a Lodge in this zone district.
Additionally, staff is recommending annual
recurrences be granted for five (5) years.
REQUEST OF CITY COUNCIL: The applicant is requesting Temporary Use approval related to
various temporary structures in accordance with Chapter 26.450 of the Land Use Code for a
period of forty (40) days. The Code allows City Council to grant temporary use approval for up
to 180 consecutive days within a calendar year. The applicant is also requesting City Council
grant a minimum of five (5) annual recurrences, and ideally would like to receive the maximum
ten (10) annual recurrences. City Council is the final review authority.
315 E. Dean St. / Temporary Use
City Council Hearing – November 27, 2017
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Figure 2- Mountain Plaza Tent
Figure 3 - Fountain Courtyard Tent
LOCATION/BACKGROUND: The St Regis Aspen Residence Club and Hotel Condominium is
located in the Lodge zone district on Lot 1 of the Aspen Mountain PUD. The Aspen Mountain
Subdivision was approved via Ordinance 14 Series 1985. The lot is 128,941 square feet and is
bordered to the east by S Mill St., to the west by S Monarch St. and to the north by E. Dean St.
The property received a PD Amendment in 2003 that altered the programming of the Hotel.
Ordinance No. 25 Series 2003 allowed the conversion of 98 of the existing 257 hotel rooms into
24 timeshare lodge units and one residential unit, and other changes to common elements such as
the Spa and hotel offices.
CURRENT REQUEST: The applicant is requesting temporary use approval to erected tents in four
areas of the property. The request is for a total of forty (40) days for the temporary use structures.
The applicant analyzed previous annual usage for each area to determine the total number of
days requested. The Fountain Courtyard is used the most, using an anticipated thirty-two (32) of
the forty (40) days. The Fountain Courtyard has the capacity for a 60’x60’ tent capable of
hosting up to 350 guests. The Mountain Plaza is anticipated to use only two (2) days, and the
Pool Deck will host one (1) event requiring a temporary use structure. The Chef’s Club
Courtyard has not had events in the previous two years, but the applicant would like to have the
ability to use temporary structures in this
location if the need were to arise. The Mountain
Plaza tent is approximately 30’x 30’ and can
accommodate approximately 70 guests, while
the Pool Deck tent is 10’x10’ and is used to
cover cooking areas during the Food and Wine
Classic. The applicant has indicated use of
thirty-five (35) of the forty (40) days total,
allowing five (5) days of flexibility for use of
temporary structures on site.
The applicant has also requested City Council
approve annual recurrences for the temporary
use structures. The applicant has requested at
least five (5) annual recurrences, but would ideally receive ten (10) annual recurrences. The
Figure 1- Fountain Courtyard Tent
315 E. Dean St. / Temporary Use
City Council Hearing – November 27, 2017
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applicant indicated there is significant time and cost associated with annual applications. Staff is
recommending recurrences of five (5) years to allow for check-ins on design and visual impact.
STAFF FINDINGS: Staff has reviewed the applicant’s request against the relevant review criteria
and finds the following:
The proposed temporary use structures at the Hotel Regis are consistent with what you would
expect to see in a Lodge zone district. The intent of the Lodge zone district, especially in the
Mountain Base area, is to provide guest services and amenities that enhances Aspen’s resort
based economy. The proposed tents would further enhance the St Regis’ ability to provide
services to their guests.
The proposed location of the tents would have a minimal impact on the surrounding area. The
main area of use is the Fountain Plaza which is surround on three sides by prominent, four story
buildings, not visible from the right of way or down town, and would not be in any view planes.
The Fountain Plaza is sunken relative to Monarch St. and Mill St. which would further reduce
the visual impact of the proposed tent structure. The Mountain Courtyard, would have a limited
visual impact as seen from Monarch St, but would not affect view planes, and would have a
minimal visual impact relative to the surrounding buildings. The materials and designs presented
are consistent with other tent structures used for special events in the area. Given the limited
visual impact as seen from the surrounding area, staff finds the materials used to be consistent
with the Design Guidelines.
Growth Management: The applicant has requested approval for forty (40) days in the
upcoming year. The Fountain Plaza tent measures approximately 3,960 sq. ft. and would be used
for thirty-two (32) days, requiring $4,436.19 in mitigation. The Mountain Plaza measures
approximately 900 sq. ft. and would be used for a minimum of two (2) days, requiring $112.03
in mitigation. The third temporary use structure proposed would be located on the Pool Deck and
would measure approximately 100 sq. ft. and is indicated as being used for only one (1) day,
requiring $6.22 in mitigation. The total mitigation for the thirty-five (35) days indicated is
$4,554.44. The additional five days the applicant is seeking approval for will be calculated and
mitigation collected on an individual basis to allow the applicant flexibility.
STAFF RECOMMENDATION: Staff recommends approval of the applicant’s temporary use
request, finding that the request does meet the review criteria. Staff recommends a five (5) year
reoccurrence, which would allow a check in related to design and visual impacts.
PROPOSED MOTION (WORDED IN THE AFFIRMATIVE): “I move to approve Resolution #158
Series of 2017 to allow the erection of various tents on site at 315 E. Dean St. for 40 days in each
calendar year from 2017-2022.”
Attachments:
Exhibit A – Staff Findings
Exhibit B – Affordable Housing Mitigation
Exhibit C – Application