HomeMy WebLinkAbout#coa.lu.hp.303 E Main St.HPC21-98
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Aspen Planning and Zoning Commission /1: /
Stan Clauson, Community Development Direct& V
Julie Ann Woods, Deputy Directorr-
Acting Historic Preservation Officer r
June 12, 1998
TO:
FROM:
DATE:
SUBJECT:
303 E. Main--Commercial restaurants in required open space
SUMMARY: One of the two tenants in this building, Matsuhisa, applied for a HPC
exemption through the Community Development Director in order to install a retractable
awning and to place chairs, tables and umbrellas in the front patio area along Main St. I
processed the request, Stan Clauson signed-off on it, and the applicant and HPC were
informed of this on June 10, 1998.
Since that time, the owner of the building as well as the zoning officer brought to my
attention that the use of outdoor seating in the required open space requires a review by
the Plarming and Zoning Commission. Please refer to Section 26.04.100 Definitions,
Open space, item (1).
"...required open space may be used for commercial restaurant use if, the
commission shall determine that such use is compatible with or enhances the
purposes of these open space requirements and that adequate pedestrian and
emergency vehicle access will be maintained. . ."
A joint application by both Matsuhisa and Bacchus Restaurant has been submitted
requesting the joint use of this required open space. The open space will be open to view,
is on-grade, and is proposed to be landscaped. Staff believes that the proposed dining use
is consistent with similar uses of open space in the commercial core. This area was
indicated as "patio dining area" on the original set of plans submitted by the owner for
approval by the HPC on February 26, 1997. The HPC approved the plans as submitted.
RECOMMENDATION: The plarming stafffmds that the restaurant use of this required
open space meets the intent of the land use code. Staff recommends approval, subject to
the following condition:
1. That the landscape planters be installed as iridicated on the landscape plan submitted
by the owner and approved by the HPC on February 26,1997, within 15 days of this
approval or the use of this open space shall no longer be authorized by the commission.
Attachments: Exhibit A Definition of Open Space
Exhibit B HPC Approved patio and landscaping
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26.04.100
Open space means any portion of a parcel or area of land or water which is open or unobstructed from
the ground to the sky (with the exception of permitted architectural projections. such as building eaves or
trellis sttuclnres as further described in subparagraph J below. and shall include areas maintained in a natural
or undisturbed state. as well as recreation areas. pools. plazas. pathways. fountains. landscaping. and similar
areas which provide visual relief from the mass of buildings. Open space areas. shall also meet the following
characteristics:
A. Open to View. Open space areas shall be open to view from the street at pedestrian level. which
view need not be measured at right angles. Fences or walls shall only be permitted within or around the perimeter
of open space if such structures shall S' views from the street into and throughout the open space.
B. Exclusion. Open space sbal cot used for storage. utility/traSh service areas. rear access area,
parking areas or structUres of any type. t as specifically provided for herein.
C. Minimum Frontage. The open space shall have a minimum frontage on the street, or if there is
no street, on the public right-of-way. of one-half (112) of the length of the lot line on that side of the building
site. or one hundred (100) feet, whichever is less.
D. Minimum Depth. The minimum depth of the open space which is open to a street shall be ten (to)
feet measured at right angles from the front lOt line.
E. Grade Limitations. Required open space shall not be more than four (4) feet above. or two (2) feet
below the existing grade of the street which abuts the open space. unless the open space shall follow undisturbed
natural grade. in which case there shall be no limit on the extent to which it is above or below the existing
grade of the street.
F. Pedestrian Links. In the event that the City of Aspen shall have adopted a trail plan incorporating
mid-block pedestrian links, any required open space must, if the city shall so elect, be applied and dedicated
for such use.
G. Landscaping Plan. Prior to issuance of a building permit, the chief building official shall require
site plans and drawings of any required open space area, including a landscaping plan. and a bond in a satisfactOl)'
form and amount to. insure compliance with any open space requirements under this title.
H. Maintenance ofLands~g. Whenever the landscaping required herein is not maintained, the chief
building official. after thirty (30) days written notice to the owner or occupant of the property. may revoke
the certificate of occupancy until said parties comply with the landscaping requirements of this section.
1. Commercial Activity. No area of a building site designated as required open space under this section
shall be used for any commercial activity. including. but not limited to. the storage, display. and merchandising
of goOds and services; provided, however. that the prohibition of this subsection shall not apply when such
use is in conjunction with permitted commercial activity on an abutting right-of-way.
J. ~ercial Restaurant Use. The provisions of subparagraph I. above notwithstanding. required
open space ~ used for commercial restaurant use if. the commission shall determine that such use is
compatible with or enhances the purposes of ~ open space requirements and that adequate pedestrian and
emergency vehicle access will be maintained. I Trellis structures shall only be proposed in conjunction with
cotnmercial restaurant uses on a designated Historic LandmaIk or within (H) Historic overlay zones and must
be approved by the Historic Preservation Cotnmittee pursuant to review requirements contained in Chapter
26.72 of the Aspen Municipal COde and the Planning Director pursuant to Section 26.1 00.050.A.2.a.(1). Such
approved structures shall not be considered additional floor area ration <FAR) or reduce open space on the
parcel.
Open-use recreation site means land devoted to public use for recreation including such facilities as
playgrounds and playfields. golf COUJSes. tennis and similar court installations. riding rings. tracks and stables.
bicycle paths. pedestrian paths. and similar facilities.
("'P" 10/95)
454
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MEMORANDUM
DATE:
Historic Preservation Commission
Stan Clauson, Community Development DirectW"
lWi, Ann Woo,", Dop<rty lAre_lYJ, bj
February 20, 1997 r-~ -
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TO:
THRU:
FROM:
RE:
303 E. Main--Revised Landscaping Plan
SUMMARY: The applicant has submitted a revised landscape plan which addresses the
concern of the HPC regarding maintaining a sense of green space in the front yard of this
historic building. Due to a lower level being created under the front yard, the applicant
and his architect have been reluctant to provide landscaping materials which, through
watering or irrigation could result in damage to the lower level. The proposed landscape
plan attached reflects a design worked out with the monitors, the applicant, his architect,
and staff.
Though the patio dining area on the plan does not specify the surface material, it appears
to be concrete trimmed with brick or stone paving detail. The applicant should clarify
the surface material at the meeting. A two (2) foot wide planting buffer (which mayor
may not be elevated) is proposed at the property line which would be planted with a
combination of flowers and shrubs. If the planter is raised. materials and height should
be specified. The space will be enclosed by a 36" wrought iron fence. Staff believes that
this is an acceptable compromise which will result in a lively outdoor space still defined
as a front yard through the combination of fence and landscape materials.
RECOMMENDATION: Staff recommends approval of the revised landscape plan,
subject to the following:
1. That the surface material for the patio area be specified;
2. That the material and height of the planter area, if raised, be specified.
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PROPOSED LANDSCAPE PLAN
300 EAST . MAIN
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215 S Monarch 51. suite 202
Aspen, Colorado 81611
(970) 920-4535
(970) 925-4990 Fax
Memo
DATE: 6/12/98
TO: The City of Aspen
Community Development
Attn,: Julie Ann Woods, Deputy Director
Stan Clauson, Director
FROM: Jeffrey Halferty
RE: 303 E. Main St.
Matsuhisa Restaurant and Bacchus Wine Bar
Application for Planning and Zoning
Open Space Usage
COMMENTS:
J.
Dear Julie,
As you know I am representing Matsuhisa and Bacchus. They are filing this application for use of
Open space in the front of the building located at 303 E Main St. for commercial use. The code
provides, in the definition of Open Space, "...that open space may be used for commercial restaurant
if, the commission shall determine that such use is compatible with or enhances the proposes of the
open space requirements and that adequate pedestrian and emergency vehicle access will be
maintained"
As the attached drawing shows the planned patio dining use does not affect either the pedestrian or
emergency vehicle access. The restaIJrant dining use will not interfere with and will enhance the
site. The landlord has been ordered to install planters and flowers by the H.P.C. The outdoor dining
design will include decorative umbrellas, tables and chairs and will be coordinated with the exterior
landscaping. This interplay of people dining with planted flowers will provide visual relief for our
respective presentation to Main Street.
Yours Truly,
Je~
cc: Matsuhisa Aspen
Nobu Matsuhisa
Charles Fagan Esq,
Jeffrey Klein
Niklaus Kuhn
Bacchus Bar
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MEMORANDUM
TO:
Stan Clauson, Community Development Director
Julie Ann Woods, Deputy Director (;M fA) i\Jt::.:O
Acting Historic Preservation Officer ~~?~O
HPC Exemption by Community Develo~ent Direcw~ retractable
awning, table, chairs and umbrellas at ~l\.1<<ain~-~isa
Restaurant J . ~\ \l
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i~~Vj~"~" (J'i ~sl'~
June 9, 1998
FROM:
RE:
DATE:
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SUMMARY: We have received an application for an HPC exemption for the Matsuhisa
Restaurant located at 303 E. Main St. The applicant is requesting approval for the
following items:
1) A retractable awning, approximately 12' long by 14'-4 112" wide to be attached to the
non-historic brick addition facing Main St. The awning will be black canvas with a 6"
skirt, located 8' above the patio area. The name "Matsuhisa" will be in white letters, less
than 6" high centered on the awning skirt, This conforms with the sign code
requirements.
2) Riviera Teak umbrellas (3)
3) Sienna tables (3) and chairs.
Details of each of these items are included in the application packet attached.
These items require the approval of the Community Development Director for.an
exemption from HPC review. Please refer to Section 26.72.010 C.2. below:
2. Development which the community development director shall exempt from
HPC review shall include repair of existing architectural features, replacement of architectural
features when found necessary for the preservation ofthe structure, and similar remodeling
activities which create no change to the exterior appearance of the structure and have no impact
on its character. The community development director shall exempt awnings, canopies, fences,
mechanical equipment or other similar attachments to, or accessory features of a structure,
provided however, that in the process of erecting said attachments, none of the significant features
of the structure are destroyed or permanently removed. Incidental destruction or limited removal
necessary to erect any attachment shall not make the action significant development. The
community development director shall exempt signs which are not reviewed under Section
26.72.010(F)(2)(A). Within the Commercial Core, the community development director shall
exempt any insignificant changes in the site design of an individual property, such as paving and
new street furniture. ..
LOCATION: 303 E. Main St.
ZONING: CC Commercial Core
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APPLICANT: Jeffrey Klein, represented by Jeffrey Halferty.
STAFF FINDINGS: Staff finds that the proposed awning, chairs, tables and umbrellas
are eligible for an exemption from Section 26.72.010(C)(2), and do meet the
requirements set forth in that section. Staff recommends that the Community
Development Director appro e these exemptions for the Matsuhisa Restaurant located at
303 E. Main y'
Stan Clauson, C
e elopment Director
\0 l\MM.- \~C\~
Date
cc: Stephen Kanipe
Sara Thomas
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Pmject Name. MA'rVJilmP1~ ~.A?'d\ JLf lhv.
Project D:x:ation ?J#9:? t.. MAlA
(irxiicate street address, lot & bl=k J1l-.r, legal description wheI:e
apprc:priate) .
3)
5)
P:I:esent Zonin:l' (/, V.
AH;>licant's Name, 1\ddresS & B:tcne *
4) rot Size
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6)
~ s:mtative's Name, ATh ,s & Bxlne * --:k1f:"'Pr~A! -fk1/~1
f' o. l7 h. -?;?Ojt?~. A~rr~.;) I/o f; I b/ j
Type of Application (please dleck all that "awly):
7)
eoJ:rlitional Use _ CJrx:eptua1 SPA
~ 'r . J ~ew _ Final SPA
Fb,.. "'-< ",(o/e...;A.c,
_ 8040 Greeniine I \ _ ConC:ept1Jal roD
_ Conc:ept:ua1 H.isl:ori.c Dev_
Final Historic Dev.
Minor Historic Dev. .
_ .stream. Maxgin
Final roo
Historic J:SIx:>lition
M:>urrt:ain yiew Plane ~ SUkilivision
~ Cr:lD:'laniniumization _' TextJM3p Am;nJment
_ rot SplitjIDt Line
AdjusbIaIt
8) Description of Ex:i.sI::iI:q Uses (1"~ am type of existing st:ructu:res~
aw=xiJnate sq. ft_ ~ yw...m"..... of J......h.~: any previ.aJs ~ grant.ed to t:he
property) . . I'
tMtA(p(/n-r: h,;tlr Vt1U
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_ Historic I:e5ignation
_ ~ Alloblent
_ ~ ExEnytion
9)
Description of Deve1~Ji. Appligiltian
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~O) + yen att:a.dJed t:he follo;.tin;f?
Re;ponse to AttadJment 2, M:iniJrum Snr.n;""c:ion C'cIltents
Re::.flanse to AttadJment 3, SpeCific Snhn; c:c:i.cn C'cIltents .
../" Response to Atta.l,..oPllt 4, Review staIXlards for Yoor Application
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PROPOSED LANDSCAPE PLAN
303 EAST . MAIN
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. JAKE VICKE::~~~'ii #3
100 SOUTHS1612 970 925-3660
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ATTACHMENT 1
LAND USE APPUCA nON FORM
1. Owner's name 'V,y;",. iL'l!d..,.,C(lJ,v~I2.'. 114t4+"A~i''''_H$p'''''' LLL
2. Applicant's name and day phone J"{{i2"'-"I !+,.w'+,d, (1"1'() ) 11-0 - Mi:;,,,
3. Is applicant authorized to represent the owner1 rj..f'J '"
4. ProjectJocation '"=?o-"') ~..(tff.lr:,v ~~712,PC""- 11~;:"^), (;:;~!~rt.H-i)r,
.
(indicate street address. lot and bloCK number or metes and bounds description)
7. Is the property designated a historic landmark?~o '
8. Is the pr?perty .Iocated within a historic district? ::--i a'J - .
9. Explain 10 detail the proposed development. Attacn any draWings necessary
to c1earty desclibe the proposed work and explain how the proposal meets the
development review standards listed on attachment 3.
5'Ee r1 nt'lc'H.eD {err",'2, rl-wl Df1f\W:l::/IJ/.
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j e f f r e y
h a I f e r t y
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215 S Monarch St. suite 202
Aspen, Colorado 81611
(970) 920-4535
(970) 925-4990 Fax
Memo
DATE: 6/8/98
TO: The City of Aspen
Community Development and H.P.C.
Attn.: Julie Ann Woods, Deputy Director
Stan Clausen, Director
FROM: Jeffrey Klein, Owner
RE: 303 E. Main SI.
Matsuhisa Restaurant
COMMENTS:
To Whom it may concem,
Please be advised that Jeffrey Halferty has our permittion to represent any H,P.C. issues concerning
the Matsuhisa Restaurant at 303 E. Main.
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Sin~IY, C
Jeffrey Klein
-
cc: Matsuhisa Aspen
Nobu Matsuhisa
Charles Fagan Esq.
Nicholus Kuhn Landlord
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215 S Monarch St. suite 202
Aspen, Colorado 81611
(970) 920-4535
(970) 925-4990 Fax
Memo
DATE: 6/8/98
TO: The City of Aspen
Community Development
Attn.: Julie Ann Woods, Deputy Director
Stan Clauson, Director
FROM: Jeffrey Halferty
RE: 303 E. Main St.
Matsuhisa Restaurant
Application for Temporary retractable awning
COMMENTS:
Dear Julie,
As you know I am representing Matsuhisa Restaurant. Please accept our application and its
contents we discussed in our 6/4/98 meeting. As per the H, Preservation Commissions request,
please note that the mechanical equipment has been painted out to the recommended neutrai color,
Please make a note to pass by to see the difference,
We are requesting the permission to add a retractable awning to the north elevation. The temporary
installation of the awnil)g will not destroy or permanently remove any significant features of the
structure. The proposed awning is compatible in general design, massing, volume, and scale, with
the designated historic resource and with development on adjacent parcels. The proposed awning
will not extend into front yard, side yard, or rear yard setbacks. The proposed awning reflects and is
consistent with the character of the neighborhood. The proposed awning enhances and does not
detract from the Historic significance of the Historic Resource. The proposed awning enhances and
does not detract from the architectural character and integrity of the Historic Resource.
This awning will hang on the facia of the new addition not impacting on the Historic Resource. The
awning will be a flat black canvas with white letters on the skirt not to exceed 6" in height. We will
make sure that the signage is in conformance with The City of Aspen's Sign code. We are also
aware that the awning will be over some "open space" on the site, To conform with the open space
we are proposing to make this retractable and removable.
In front of the Historic Resource we are proposing some additional umbrellas and furniture as
illustrated in our package.
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Mr. Nobu Matsuhisa will be here for the Food and Wine Festival. Nobu is planning to host many
community events in his respective restaurant during the festival, and would love this improvement to
be in place at that time. Thank you for your consideration,
Yours Truly,
~
Jeffrey Halferty
cc: Matsuhisa Aspen
Nobu Matsuhisa
Charles Fagan Esq.
Jeffrey Klein
Niklaus Kuhn
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'look'" of-parquet /loOMg-. Yoii" may place"'::':
:':~~\td~rfui ~~~>:~~e~:;tfj
th/eeak:' phig' at' other tim~s~ ~~~' ~~sS~~'.~: '....
271->" high: Shown here with teak Tea. ':. : .
"' Chairs, lightweight but sturdy chairs with
:,'; gendy scooped seats and b~cks" 33y."!righ;:;
..c';~ri~f;~~;;,~~~:j~~~;st~2~iJ~i;;7';"
:"'~;:9 ~~'~/Zi!~.:;;r 1995 ~!n'ci;,II'~icC!' 5895
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c. HEAT LAMP
Open-air dining needn't cease when the
temperature dips or the season turns.
This commercial-quality stainless steel
heater. the same used on IUA-ury cruise
liners and restaurant patios~ emits up to
40,000 BTUs to cover a 20' radius-
cloaking chill with a soothing warmth.
High-efficiency furnace starts with a
push of a button, requires no electricity,
rolls easily on its rim to a new location.
and shuts off instantly if overturned. A
20-lb, propane tank (not included) in
the baselasts approximately 10 hours on
a single refilling, or lamp may be hooked
up to a natural gas line. Measures 92"
tall by 341->" wide. #5558601 5995
selected stores
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Controls include I
push~button
ignition and
temperature di31.
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Heat ra latlng
from above creates
a pleasant :zone
of coin fort in a
20' circle.
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1" canopy without
heavy lifcing.
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Wood frame is
. weather~defying
"eeak:hardwareis
solid brass.
d, RIVIERA TEAK UMBRELLAS
WITH PULLEYS
. 'ngthe ano .~~ rellas
may 13 ccomplished with ease, thanks
to a pulley system that lightens the load.
To ensure reliability season after season,
the pole and frame are crafted from
weather-hardy teak., brass-reinforced at
all stress points and fitted with solid
brass hardware. The OCtagonal canopies
are also built to last~ sewn from UV-,
mildew-, and rot-resistant Sunbrellav
canvas and vented to deflate guSts. The
8'2" size has an 1!,4" pole; a 2" pole
supports the 10' version. Bases are
available separately.
8'2" Gre", #5549261 5725
8'2" N""",i #5549279 5725
10' GreeH #5549246 $875
10' Natural #5549253 5875
20" Base #5375600 5155
24" Base #5375618 5195
'B' 800.776.3336 11
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SIENNA TABLE
ucts 0 rand e eo.ther-
defying teak slats are bolted to heavyweight
wrought iron, enamel-coated in an
eight-step process. Built to accommodate
meals alfresco, though the iron will rust
eventually ifleft outdoors. (The rectangular
table and the chaitS fold flat for stotage
during downpours and snowstorms.)
Minor assembly required for tables;
instructions included.
SiclJlla FoldillgThble (51%" long, 31%" wide,
29%" tall) #S536631 $429
Sienna Bistro Table. (not shown; 29%" across,
29%" tall) #S503300 $199
Sientla Large RotmdTable (not shown;
47" across, 29%" ,all) #S529461 $429
Sienna Foldillg Chair (shown above; 33" high,
17%" wide, 22" deep) #S503292 $159
Sieuna Folding Armchair (3334" high,
22%" wide, 2314" deep) #S529453 S199
b, SIENNA QUEEN STEAMER
Undulating like an oceaIl.;!..borne raft, the teak slats covering this
lounge welcome a reclinipg human form. An angled back adjusts
in ten positions, from stdight up to IU)"'L1riously supine. The
strong wrought-iron unq~rcarriage, though treated for weather-
resistance in eight sepa~esteps; will last longest if covered or
stored in rain or snow. 69" long by ~4" wide by 32" high.
!fS536615 originally $499 "~pecial pr~ce s439
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d. SIENNA BENCH
The scrolled arms, dished seat, and angled
backrest of this wrought-iron and teak
Ioveseat encourage perchers to _ settle in.
As with Sienna chairs and rectangular
tables, the bench scissors flat for storage
should the weather turn surly. Measures
44%" long by 33,," high by 22,," deep.
#S536649 originally $349 special price 5299
'a' 800.776.3336 ?!.