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Home My WebLink Aboutagenda.apz.19990720 AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, JULY 20, 1999, 4:30 PM SISTER CITIES MEETING ROOM, CITY HALL 4:00 PM--SITE VISIT TO THE BAVARIAN INN (meet at the site) I. COMMENTS A. Commissioners B. Planning Staff C. Public II. MINUTES III. DECLARATION OF CONFLICTS OF INTEREST IV. PUBLIC HEARING 4:45-4:50 A. Minor PUD - Text Amendment (eont'd to-8'~4'~), Chris Bendon 4:50-4:55 B. Lodge Preservation Text Amendment (cont'd to 8-24-99), Chris Bendon 4:55-s:30 C. Djuna Conditional Use Review (cont'd from 07/06/99), Joyce Ohlson 5:30-7:00 D. Bavarian Inn, Conceptual PUD (contd from 06/01/99) Joyce Ohlson V. ADJOURN Times are approximate. We recommend applicants arrive at least ~ hour prior to the scheduled time. TO: THRU: FROM; RE: DATE: MEMORANDUM Aspen Planning and Zoning Commission Julie Ann Woods, Community Development Director Joyce A. Ohlson, Deputy Director Djuna Furniture Store, Conditional Use - Public Hearing 332 West Main Street July 14, 1999 SUMMARY: Alan Richman Planning Services, representing Jeffrey Moore, owner of Djuna Furniture Store, has applied for a conditional use approval for the operation of a furniture store at 332 West Main Street. The subject property is located in the Office (0) zone district where the use is a conditional use for any structure that has received historic landmark designation. Such conditional use is permitted only after public hearing and decision by the Planning and Zoning Commission. The property is currently occupied with approximately 1,797 s.f. of net leasable area utilized for offices and a residential studio unit. The proposal would reduce the net leasable area by 181 s.f. for a total of 1,616 s.f. to be put to furniture store use. An addition is proposed to the structure that increases the overall floor area from 2,992 s.f. to 3,185 s.f. This addition allows for the renovation of the residential unit from a studio to a 1-bedroom unit and remodeling to accommodate the furniture store use. Overall, staff feels that given the location of the subject property along Main Street amongst a variety of uses, and the type of structure proposed to be utilized for the store that the furniture store use fits well with and will not cause negative impacts to the vicinity. The proposed use is in keeping with the purpose statement of the Office zone district and the general directions of the AACP. Staff has proposed conditions within the proposed resolution that address parking and signage. Exhibit "A" includes the review standards upon which the Planning and Zoning Commission bases their decision and staff s response to those standards. Staff recommends approval of the Conditional Use for the operation of a furniture store within the Office zone district, with conditions. 1 APPLICANT: Jeffrey Moore, owner of Djuna Furniture Store, represented by Alan Richman Planning Services. Carolyn and John Seals are the property owners. LOCATION: 332 West Main Street ZONING: Office (0) LOT SIZE, LOT AREA, FAR: The dimensional standards of lot size and lot area are not proposed for change. The floor area is proposed to increase with an addition to and renovation of the structure. The existing floor area is 2,992.4 s.f. and the proposed floor area is 3,185.9 s.f. for an increase of 193.5 s.f. There is a decrease in the net leasable area from 1,797 s.f. to 1,616 s.f. for a change of 181 s.f. CURRENT LAND USE: Offices and a residential studio apartment. PROPOSED LAND USE: Furniture store of 1,616 s.f. and a one (1) bedroom apartment. PREVIOUS AND/OR ADDITIONAL ACTIONS: The Planning and Zoning Commission has not previously considered this application. The Historic Preservation Commission will evaluate the proposed alterations to the building as a minor development application (set for August 11 t"). The Community Development Director will administratively handle the GMQS exemption because the proposal fits the qualifications for a minor exemption. The request for vested rights is an administrative process following Planning and Zoning Commission action on the specific proposal. REVIEW PROCEDURE: Conditional Use. With a recommendation from the Planning Director, the Commission may approve, approve with conditions, or deny a conditional use application at a public hearing. STAFF COMMENTS: Review criteria and staff findings have been included as Exhibit "A". The application has been included as Exhibit "B". Agency referral comments have been included as Exhibit "C". Recommendations from the City Engineer have been incorporated into the proposed resolution. 2 RECOMMENDATION: Staff recommends the Planning and Zoning Commission approve the Conditional Use with conditions as put forth in the attached resolution. RECOMMENDED MOTION: "I move to approve the Conditional Use for the operation of a furniture store on property located at 332 West Main Street with the conditions outlined in the Planning and Zoning Commission resolution." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Application Exhibit C -- Agency referral memoranda KJ RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING THE CONDITIONAL USE OF A DJUNA FURNITURE STORE AT 332 W. MAIN STREET, CITY OF ASPEN Resolution 999 - WHEREAS, the Community Development Department received an application from Jeffrey Moore, owner of Djuna, and authorized by Carolyn and John Seals, owner of the property, for conditional use approval for a furniture store at 332 West Main Street; and, WHEREAS, the subject property is located in the Office Zone District in which a furniture store use is designated as a conditional use which may be approved by the Planning and Zoning Commission pursuant to Section 26.425 of the Municipal Code; and, WHEREAS, the Housing Office, City Engineering, and the Community Development Department reviewed the proposal and recommended approval with conditions; and, WHEREAS, during a public hearing at a regular meeting on July 20, 1999, the Planning and Zoning Commission approved by a to vote the Conditional Use for a furniture store to be located at 332 W. Main Street, with the conditions recommended by the Community Development Department. NOW, THEREFORE BE IT RESOLVED by the Commission: That the Conditional Use for a furniture store at 332 W. Main Street is approved with the following conditions: 1. Parking for the furniture store and residential unit shall be accomplished by the three on -site spaces as arranged in Option B, with one space along the Third Street frontage be designated for the residential unit. No parking, other than for temporary delivery, is permitted within the alley right of way. 2. That no window mounted signs (internally or externally mounted) be allowed. 3. The existing fence on the front yard encroaches into the public right-of-way and must be relocated onto private property or gain approval of an encroachment license. The concrete pad and fence located within the Third Street right-of-way shall be removed prior to furniture store occupancy. 4. All trash containers must be located out of the public right-of-way. Any new utility meters, pedestals and transformers must be installed on the subject property and be located and maintained so as to be accessible year round. 5. Any expansion or other significant change in the operation of this use will be subject to all applicable requirements of the Municipal Code which may include conditional use approval from the Planning and Zoning Commission. 6. The. applicant shall record this Planning and Zoning Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk who will record the resolution. 7. All material representations made by the applicant in the application and during public meetings with the Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. APPROVED by the Commission at its regular meeting on July 20, 1999. APPROVED AS PLANNING AND ATTEST: TO FORM: ZONING COMMISSION: David Hoefer Robert I. Blaich, Chair Jackie Lothian, Asst. City Deputy City Clerk Attorney EXHIBIT A STAFF COMMENTS Section 26.60.040, Standards Applicable to all Conditional Uses (A) The conditional use is consistent with the purposes, goals, objectives and standards of the Aspen Area Community Plan, and with the intent of the zone district in which it is proposed to be located. Staff Finding: The proposed use is consistent with the Office zone district which lists "furniture store" as a conditional use for any structure that has received historic landmark designation. The structure was listed as a landmark in 1977 due to its in tact Victorian architecture and its contribution to the historic Main Street neighborhood. The purpose of the Office zone district is, "To provide for the establishment of offices and associated commercial uses in such a way as to preserve the visual scale and character of former residential areas that now are adjacent to commercial and business areas, and commercial uses along Main Street and other higher volume thoroughfares". The proposed use fits with the purpose of the Office zone district in that the building itself will continue to look residential in nature. In fact, it will continue to accommodate one residential unit. The furniture use versus other potential retail uses is one which, by comparison, generates less traffic per area committed to retail. Given the specialty type and small size (compared to more typical furniture stores) staff feels that the use will not be a destination shopping attraction but instead will be visited mostly by residents and visitors already in the area. It is ' therefore more likely that traffic generated by this use specifically and the related need for parking can be absorbed by the spaces provided and on -street parking as is common in the Aspen central core area. (B) The conditional use is consistent and compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or enhances the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Staff Finding: Staff feels that the proposed use is compatible with the surrounding uses in that a variety of uses including residences, lodges, offices and commercial businesses exist in the vicinity. The building fronts on Main Street and because it is not proposed for architectural changes will continue to contribute to the traditional streetscape and continue to "read" as a residential Victorian structure, much like the other converted historic Main Street residences. The building could be practically serviced for deliveries and trash removal by the alley located to the rear of the property. An on -site solid waste receptacle is provided. The alley is used in its conventional way and for its intended purpose as a place for the focus of the delivery, trash pick-up, and access to parking. In this way, the proposed use minimizes the impact on adjoining properties for these service - related activities. The abutting neighbors to the rear of the subject property which face Bleeker Street utilize the alley in the same utilitarian manner for services and parking access. Staff feels it is important that only the minimal amount of signage be allowed in accordance with the sign code and that no inside or outside window signage be allowed so as not to detract from the residential character of the structure and neighborhood. (C) The location, size, design and operating characteristics of the proposed conditional use minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties. Staff Finding: Parking for the proposed furniture retail use was a concern during initial discussions with the applicant. The site currently contains two (2) nonconforming parking spaces in that the spaces are not fully contained on the property. The applicant proposes to provide three (3) spaces on site with two (2) of the spaces being in a stacked arrangement. Staff feels this arrangement is workable as long as it is clear that one space must be committed to the residential use. Staff also feels that the residential space should be located so that it does not interfere with delivery and service activities off the alley. Staff's preference between the two options provided for parking arrangement is Option B with the Third Street space designated for the residential use only. The corner space along the alley frontage should be designated for delivery. It is likely that delivery vehicles will back up to the rear of the store and/or temporarily park in the alley in a typical manner for alley use. Based upon the Land Use Code, the applicant would be required to provide a total of five (5) spaces for the retail and residential use. The applicant has bettered the current situation by providing three (3). The retail use may attract more autos than the designated two (2) spaces, however staff feels that the on street parking in the vicinity can accommodate the demand. (D) There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. Staff Finding: There are adequate facilities to serve the proposed use. (E) The applicant commits to supply affordable housing to meet the incremental need for increased employees generated by the conditional use. Staff Finding: The current structure contains a studio dwelling unit which is proposed to be converted into a 1-bedroom unit and the entire dwelling unit is proposed for remodeling. Currently, the residential unit is unoccupied due the unsuitable condition of the living space which is need of repair and upgrade. With the renovation, another residential unit will be put "back into circulation". The residence size as proposed would be 474 square feet in comparison to 469 square feet in the existing condition. Staff feels, and the Housing Department agrees, that this proposed use would not generate any more employees than the current office uses occupying the site. The Housing Department is not recommending any additional employee housing after evaluating employee generation of the new use. Therefore, no additional employee mitigation should be required for this conditional use. (F) The proposed conditional use complies with all additional standards imposed on it by the Aspen Area Comprehensive Plan and by all other applicable requirements of this title. Staff Finding: The proposed use complies with the other requirements of the Municipal Code assuming Conditional Use approval and issuance of a business license. MEMORANDUM To: Joyce Ohlson, Deputy Director Community Development Thru: Nick Adeh, City Engineer,'? From: Chuck Roth, Project Engineer Date: June 18, 1999 Re: Djuna, 332 West Main Street Conditional Use Review General - (1) These comments are based on the fact that we believe that the submitted site plan is accurate, that it shows all site features, and that it is feasible... The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. This is to halt complaints related to approvals tied to "issuance of building permit." (2) If there are any encroachments into the public right-of-way, the encroachment must either be removed or be subject to current encroachment license requirements. 1. Improvement Survey — The improvement survey is unacceptable, in addition to not being wet sealed and signed, by not being accurate and complete. A sealed and stamped improvement survey should be required prior to proceeding with the application. 2. Encroachments — The fence on the front yard encroaches into the public right-of-way and must be relocated onto private property , or the applicant may apply for an encroachment license. The encroaching concrete pad and fence in the 3rd Street right-of-way must be removed. 3. Trash & Utilities — Trash containers must be stored on private property and not in the public right-of-way. Any new utility meters, pedestals or transformers must be installed on the applicant's property and not in the public right-of-way. Meter locations must be accessible for reading and may not be obstructed by trash storage. 4. Parldug — There is essentially no on -site parking for the use. 5. 'Work in the Public Fight -of -way - Given the continuous problems of unapproved work and development in public rights -of -way adjacent to private property, we advise the applicant as follows: The applicant must receive approval from city engineering (920-5080) for design of improvements, including landscaping, within public rights -of way, parks department (920-5120) for vegetation species and for public trail disturbance, and streets department (920-5130) for mailboxes , street and alley cuts, and shall obtain permits for any work or development, including landscaping, within public rights - of -way from the city community development department. 99M86 Exhibit C P. i MEMORANDUM TO: Joyce Chilson, Community -Development Deparb-nent FROM: Cindy Christensen, Housing OfficM- RE: Djuna, 332 W. Main 5treet, Conditional Use Ravi"I Parc*1 ID No. 2735-124-41007 ISSUE: The applicant is requesting approval to remodel an existing office building, which contains a studio dwelling unit, and convert it into a furniture store with a small addiflon onto the residence. BACK-1,73PROUND: This building is classified as an historic landmark, therellbre, according to Section 26.102.04OAlb(2), the enlargement of an historic landmark intended tjo be used as a commercial or office deve..1opment which increases either the building's exieting flwr area ratio or its net leasable square footage, but does not'increase both can be exempted by the Community Development Director. The applicant is propcsing to increase the floor area by approximately 1.93.5 square feet, but plans on decreajeng the net leasable area by approximately 181 square feet. RECQUAMINDAIM: After reviewing the Code, staff could not find where the applicant would be required to provide any affordable housing. c1r,:h\word=ftrraNuna.rnit Attachment 8 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26.52.060(E) I � LN V, Q . (_��.,�� being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners of property within three hundred (300) feet of the subject property, as indicated on the attached list, on the day of 199 (which is a9 days prior to the public hearing date of -5 b )• 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the LS day of ) 199 °t , to the % day of " v , 199 `� (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. a—L-,,P Signature Signed before me this � day of , 199 '� . by WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: l \\ %a �aT off\ Notary Public EXHIBIT U` 1.41�i PROPERTY OWNERS WITHLN 300' OF 332 WEST TNLA- N STREET ROSENTHAL DIANNE PO BOX 10043 ASPEN CO 81612-7311 TAD PROPERTIES LTD LIABILITY CO PO BOX 9978 ASPEN CO 81612 JACOBY FAMILY LTD PARTNERSHIP CASPER J JACOBY III GEN PARTNER PO BOX 248 ALTON IL 62002 TAD PROPERTIES LTD LLC TOWNE CENTRE PROPERTIES LLC 323 W MAIN ST #301 ASPEN CO 81611 SCOTT MARY HUGH 38 SUNSET DR CHERRY HILLS CO 80110 CONDER CANDIDA E 19816 GRAND VIEW DR TOPANGA CA 90290-3314 KEIM JAMES T PEITZ H QUINN JR 17550 BAR X RD COLORADO SPRINGS CO 80908-1500 SILVERSTEIN PHILIP SILVERSTEIN ROSALYN 25 KNOLLS CRESCENT BRONX NY 10463 HIBISCUS GRAPE CARRIAGE CORP 1/2 CHAMBERS PETE INT 12113 DELJO DR FRONSDAL ARNE 1/2 INT FAIRFAX VA 22030 PO BOX 926 TED BUTTE CO 81224 BARTON META PACKARD 6507 MONTROSE AVE BALTIMORE MD 21212 WINCHESTER ROBERT P PO BOX 5000 SNOWMASS VILLAGE CO 81615 TWIN COASTS LTD 110 WEST C ST STE 1901 SAN DIEGO CA 92101 DURBIN CAROL C/O THE ASPEN GROUP 415 EAST MAIN STREET - STE 210 ASPEN CO 81611 S:-:....JS CAROLE SAMIOS NICHOLAS A P 0 BOX 867 WESTMINSTER MD 21158 GOLD RANDAL S EPSTEIN GILBERT AND MOLLIE PO BOX 9813 ASPEN CO 81612 ROGERS REGINA 6 WOOD ACRES RD GLEN HEAD NY 11545 BLAU SETH J BLAU JUDITH 3896 DOGWOOD LN DOYLESTOWN PA PEITZ H QUINN JR KEIM JAMES T 17550 BAR X RD COLORADO SPRINGS CO 80908-1500 HUGGIN H SCOTT 205 S MILL ST #3 ASPEN CO 81611 KOVLER RONALD A 916 LATIMER ST PHILADELPHIA PA 19107 SHEEHAN WILLIAM J AND SHEEHAN NANCY E 10 GOLF VIEW LN FRANKFORT IL 60423 HOCKMAN GEOFFREY L & MARY ANN 250 MARTIN ST STE 100 BIRMINGHAM MI 48009 SIMON LOUIS & EILEEN 1576 CLOVERLY LN RYDAL PA 19046 RICKEL DAVID 8324 BROODSIDE RD ELKINS PARK PA 19027 BRAFMAN STUART REVOCABLE TRUST BRAFMAN LOTTA BEA REVOCABLE TRUST 18901 161 E CHICAGO #308 CHICAGO IL 60611 PRICE DOUGLAS L AND VALERIE 8611 MELWOOD RD BETHESDA MD 20817 HANSEN WERNER AND HARRIET WINTER ERNST & SON INC C/O PO BOX 1006 TRAVELERS REST SC 29690 CRUSIUS FRANKLIN G CRUSIUS MARGARET J 5855 MIDNIGHT PASS RD APT 507 SARASOTA FL 34242 TORNARE RENE 308 W HOPKINS AVE ASPEN CO 81611 FISCHER SISTIE CITY OF ASPEN BARKER JACK 1/2 INT 442 W BLEEKER 130 S GALENA ST BARKER CARRYN ADRIANNA TRUST 1/2 T ASPEN CO 81611 ASPEN CO 81611 INT BOX 7943 ASPEN CO 81612 POTVIN SALLY ALLEN BLEVINS J RONALD & PHYLLIS M DOBBS JOHN C & SARA F 320 W BLEEKER ST 7532 MAHOGANY BEND PL PO BOX 241750 ASPEN CO 81611 BOCA RATON FL 33434-5121 MEMPHIS TN 38124 STRANDBERG JOHN J & JANE T RICHTER SAM & LAURA 50% INT ASPEN HISTORICAL SOCIETY 2510 GRAND AVE APT 2403 7874 AFTON VILLA CT 620 W BLEEKER ST KANSAS CITY MO 64108 BOCA RATON FL 33433 ASPEN CO 81611 BECK GLENN A WHYTE RUTH COMCOWICH WILLIAM L PO BOX 1102 PO BOX 202 420 W MAIN ST VICTORVILLE CA 92392 ASPEN CO 81612 ASPEN CO 81611 CARINTHIA CORP RISCOR INC MCDONALD FAMILY TRUST 633 E HYMAN AVE 200 CRESCENT CT STE 1320 MCDONALD W SCOTT & CAROLINE ASPEN CO 81611 DALLAS TX 75201 TRUSTEES PO BOX 11347 ASPEN CO 81612 JBG SECOND QUALIFIED PERS RES CROWLEY SUE MITCHELL DEREVENSKY PAULA TRUST 409 S GREENWOOD AVE 1128 GRAND AVE C/O GILDENHORN JOSEPH B COLUMBIA MO 65203 GLENWOOD SPRINGS CO 81601 2030 24TH ST NW WASHINGTON DC 20008 THALBERG KATHARINE VOGEL ROBERT CLICK JANE 221 E MAIN ST VOGEL MARILYN1405 ACADEMY LN 333 W MAIN ST ASPEN CO 81611 ASPEN CO 81611 ELKINS PARK PA 19027 BLONIARZ JOHN W & DONNA L MOUNTAIN STATES COMMUNICATIONS KEINER ROBERT P 1839 N ORLEANS ST IN BOX E 72 COURT ST CHICAGO IL 60614 PO ASPEN E 81612 MIDDLEBURY VT 05753 SLOVITER DAVID DEROSE V F BROWDE DAVID A SLOVITER ROSALIE 1209 N 14TH AVE 176 BROADWAY STE 7A 1358 ROBINHOOD RD MELROSE PARK IL 60160 NEW YORK NY 10038 MEADOWBROOK PA 19046 SLUvITOR DAVID AND ELAINE TEMPKINS HARRY FLECK KATHRYN 1358 ROBIN HOOD RD TEMPKINS VIVIAN 25 BROAD STREET - APT 15C MEADOWBROOK PN 19046 420 LINCOLN RD STE 258 NEW YORK NY 10004-2524 MIAMI BEACH FL 33139 SCOTT MARY HUGH SCOTT CAPITAL CORP C/O 104$8 W 6TH PL i , "EMOOD CO 80215 KASPAR THERESA DOSS PO BOX 1637 ASPEN CO 81612 NAME OF PROJECT: r->J-iA "—A4c- \A105* MA� tJ CITY CLERK: STAFF: 1 WITNESSES: (1) A-� V, I C4 MCM1D j ooeep, -A-PPLLc^JT (4) r 17E-R�J�9Jq Tam r m'Z C�T� (5) EXHIBITS: 1 Staff Report ( V((Check If Applicable) P P 2 Affidavit of Notice (✓ ' (Check If Applicable) 3 Board Criteria Sheet ( ) (Check If Applicable) 4 5 MOTION: V-6 �0-r A,D q9-2- o VOTE: YES NO �YES NO ROGER HUNT YES V NO ROBERT BLAICH YES V�YO RON ERICKSON YES V NO JASMINE TYGRE YES NO TIMOTHY MOONEY YES ✓ N STEVEN BUETTOW YES NO MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Director FROM: Joyce A. Ohlson, Deputy Directo RE: Bavarian Inn Affordable Housing Conceptual Planned Unit Development. Parcel I.D. No. 2735-123-08004 DATE: July 20, 1999 BACKGROUND & DISCUSSION: The proposal for the Bavarian Inn Affordable Housing PUD has been presented by the applicants for conceptual review on April 131n and June 1st. A conceptual site plan has been presented and the public, Planning and Zoning Commission and staff have had an opportunity to comment on the proposal. A number of issues have been raised which are summarized below. At Staff s recommendation, the applicants have concurred that at this juncture it would be beneficial to utilize the July 20th meeting to present alternative site plans . which, to varying degrees, address neighborhood and Commission concerns. The alternatives represent an evolution of design taking into consideration the oftentimes competing goals between providing affordable housing, environmental preservation (trees primarily), the provision of parking and creating a project that is compatible with the existing neighborhood. The newest iterations of the site plan are included in your packet as Exhibit "A", along with Scenario spreadsheets that describe each scenario by unit type, size and employees housed. Staff feels that Alternative "4 South" best addresses the concerns raised during the previous sessions; however, the number of employee beds is the most compromised in this scenario. Staff feels that a variation of the "4 South" scenario which would add an additional wing(s) to the NI building could provide additional units, while still preserving the trees on the lot. An additional wing may also serve to reinforce the Bleeker Street setback by bringing a building front out to the same setback line as the Bavarian Inn on Bleeker. The applicants have made many changes to the plans which they will be prepared to review and discuss with the Commission. RECOMMENDATION: Review and evaluate new concepts presented and provide applicant and staff with a preferred alternative recommendation. Continue public hearing to date known to allow time for more formalized conceptual plans to be developed by applicant and for staff to draft and propose a resolution with conditions. General: ® Overall site lends itself well to affordable housing, providing infill into an existing neighborhood with good transit opportunities. ® The density of the project appears reasonable; however, this needs to be crosschecked with parking and traffic circulation/road capacity. ® The overall "feel" of the neighborhood is not "urban", therefore take this characteristic into consideration in mass, design and specific building location. • Additional open space will lend to less urban layout, increase neighborhood compatibility and increase livability. ® Project is fairly consistent with the overall goals and objectives of the AACP; however traffic and circulation issues must be addressed. Housing: • Preference was to eliminate dorm room type in the Bavarian. ® Units types in other buildings are appropriate and desirable mix. Environment: 0 Avoid mature, healthy trees by better site planning. Ensure tree locations on plans area accurate. Avoid root compaction of trees by adjoining buildings/ construction practices. ® The provision of open space, play areas and useable outdoor space is important to the livability of the units and so that new residents (esp. children) will have space other than public rights -of -way, as tends to be the case in the immediate vicinity. ® Landscape plan is acceptable with greater emphasis on preservation of existing trees. Building Design/Height: ® Heights are acceptable with the exception of the Bleeker Street building. • Bavarian Inn should be aesthetically upgraded to complement the new development component and neighborhood. ® Architecture is acceptable, especially with the front porch element. Roof forms attractive but height variances are not desirable. Access/Parking: ® Parking space counts should come closer to the requirement of the code. Investigate underground or is it cost prohibitive? ® Access from Bleeker should be investigated. Avoid alley as main access. Careful siting is necessary so as to minimize impacts to adjoining properties. ® The access points and proposed street improvements needs to be rethought for all components of the street system in the immediate vicinity so that safety and an efficient traffic flow can be accomplished. Minimize traffic impacts on neighbors. 0 Traffic and access planning should assume Main Street realignment. Bavarian Inn %*:�cenano as su-Dmitted Savanah Limited Partnership -- --------------- Existing and Proposed - Zoning Submittal Aspen AH Zone District 6/99 revision NORTH LOT EXISTING # UNITS SF/UNIT total built FAR 0 studio if 0 studio = 0.00 ems 850 0 = 0.00 ER - 0.00 parking spaces 4 1 br if 4 1 br = 7.00 ems 600 2400 cabins - 4.00 ER - 4.00 parkings aces 0 2 br if 0 2br = 0.00 ems 850 0 - 0.00 ER - 0.00 parking spaces 1 3 br if 1 3br = 3.00 ems 1250 1250 = 3.00 ER - 2.00 parking spaces 13 LODGE RM if 13 Obr = 19.00 ems 3340 7@1ernp 13.00 ER 6@2 ems 1 13.00 parking s aces 18 units Itotal ems = 29.00 ems 6990 SF 9400 SF total br 20.00 br total Parkina 19.00 parkinci overhauled in bld NEW SF/UNIT SF TOTAL BUILT 0 studio if 0 studio = 0.00 ems 440-520 1840 - 0.00 ER - 0.00'parking spaces 2 1 br if 2 1br = 3.50 ems 600 1200 1400 - 2.00 ER - 2.00 parking spaces 3 2 br if 3 2br = 6.75 ems 1100 3300 2200 - 6.00 ER - 6.00 parking spaces 4 3 br if 4 3br = 12.00 ems 1250 5000 1250 - 12.00 ER - 8.00_parking spaces 13 LODGERM if 13 Obr = 19.00 ems 315 315 7@1 emp 13.00 ER 6@2 ems = 13.00 parking s aces 22 units total ems = 41.25 ems 11655 SF 4850 SF total br = 33.00 br overhauled in bld total parking 29.00 parking SOUTH LOT NEW SF/UNIT SF TOTAL BUILT 2 1 br if 2 1br = 3.50 ems 775 1550 SF 1550 - 2.00 ER - 2.00_parking spaces 2 2 br if 2 2br = 4.50 ems 1075 21 50 SF 2150 - 4.00 ER - 4.00 parking spaces 5 3 br if 5 3br = 15.00 ems 1350 6750 SF 6750 - 15.00 ER - 10.00_parking spaces 0 LODGERM if 0 Obr - 0.00 em s - 0.00 ER = 0.00 parkino spaces 0 sf 9 units total ems = 23.00 ems 10450 sf 10450 SF total br 21.00 br total parking 1=1 16.00 parkinq OTAL 6 4.2 51 Employees J= Bavarian Inn Savanah Limited Partnership Existing and Proposed _-- ---- ocenario ---- ----- -- - -- ----------- -------- -- Zoning Submittal Aspen AH Zone District 6/99 revision NORTH LOT EXISTING # UNITS SF/UNIT total built FAR 0 studio if 0 studio = 0 ems 850 0 — 0 ER = 0 Parking spaces 4 1 br if 4 1 br = 7 ems 600 2400 _ cabins = 4 E3 _ = 4 parking spaces 0 2 br if 0 2br = 0 ems 850 0 — 0 ER = 0 _parking spaces 1 3 br if 1 3br = 3 ems 1250 1250 — 3 ER = 2 parking spaces 13 LODGERM if 13 Obr = 13 ems 3340 = 13 ER = 13 parking spaces 18 units total ems = 23 ems 6990 SF 9400 SF total br 20 br total parking 19 parkinq overhauled in bid NORTH NEW I SF/UNIT SF TOTAL BUILT 4 studio if 4 studio — 4 ems 440-520 1840 — 4 ER — 4 parkin spaces 2 1 br if 2 1 br = 3.5 ems 600 1200 1400 — 2 ER — 2 spaces _ 1 2 br if 1 2br = 2.25 _parking ems 1100 1100 2200 = 2 ER = 2 parking spaces 2 3 br if 2 3br = 6 ems 1250 2500 1250 — 6 ER — 4 Rqrkinq spaces 1 LODGE RM if 1 Obr — 1 ems 315 315 = 1 ER = 1 parkino spaces 10 units total ems = 16.75 ems 6955 SF 4850 SF total br — 15 br overhauled in bld total rking1 13 Earking SOUTH LOT NEW SF/UNIT SF TOTAL BUILT 0 1 br if 0 1 br — 0 em s 775 0 SF 0 — 0 ER — 0parking spaces 2 2 br if 2 2br — 4.5 ems 1075 2150 SF 2150 — 4 E3 — 4 _pqrHng spaces 6 3 br if 6 3br = 18 ems 1350 8100 S>= 8100 — 18 ER — 12parking spaces 0 LODGE RM if 0 Obr = 0 emps — 0 ER = 0 parking spaces 0 sf 8 units total emps = 22.5 emps 10250 sf 10250 SF total br _ 22 br total parkin2 16 parkin2 rOTAL 37.5 Employees Bavarian Inn - -- -- --- ------- 1e Scenario 73+2 Savanah Limited Partnership ----- -- ---- ,Existing and and Proposed Zoning Submittal Aspen AH Zone District 6/99 revision NORTH LOT EXIS71NG # UNITS SF/UNIT total built FAR 0 studio if 0 studio = 0.00 ems 850 0 - 0.00 ER - 0.00 parking spaces 4 1 br if 4 1 br = 7.00 emr)s 600 2400 cabins - 4.00 ER - 4.00 parking spaces 0 2 br if 0 2br 0.00 ems 850 0 - 0.00 ER - 0.00 pA[KiRg spaces 1 3 br if 1 3br = 3.00 ems 1250 1250 - 3.00 ER - • 2.00 parking spaces 13 LODGERM if 13 Obr = 19.00 ems 3340 7@1 emp 13.00 ER 6@2 ems - 13.00 parkin2 spaces 18 units total ems = 29.00 ems 6990 SF 9400 SF total br 20.00 br total parking 19.00 parking overhauled in bld NEW SF/UNIT SF TOTAL BUILT 4 studio if 4 studio = 5.00 ems 440-520 1840 - 4.00 ER - 4.00 parking spaces 4 1 br if 4 ibr = 7.00 ems 600 2400 1400 - 4.00 B9 - 4.00 parking spaces 3 2 br if 3 2br = 6.75 ems 1100 3300 2200 - 6.00 ER - 6.00 parking spaces 2 3 br if 2 3br - 6.00 ems 1250 2500 1250 - 6.00 OR - 4.00 parking spaces 1 LODGERM if 1 Obr - 2.00 ems 315 315 large room, 2 ems - 1.00 ER = 1.00 parking spaces 14 units total ems = 26.75 ems 10355 SF 4850 SF total br = 21.00 br overhauled in bld total parking 19.00 parking SOUTH LOT NEW SHUNIT SF TOTAL BUILT 0 1 br if 0 ibr - 0.00 ems 775 0 SF 0 = 0.00 ER - 0.00_parking spaces 5 2 br if 5 2br = 11.25 ems 1075 5375 SF 5375 - 10.00 ER - 10.00 parking spaces 5 3 br if 5 3br = 15.00 ems 1350 6750 SF 6750 - 15.00 8j - 10.00 parking spaces 0 LODGERM if 0 Obr - 0.00 em s - 0.00 ER = 0.00 parkino spaces 0 sf 10 units total ems = 26.25 ems 12125 sf 12125 SF total br 25.00 br total parking 20.00 parking ,0TAL 53.00 Em to ees ISF Bavarian InnScenario 1® 19 on Savana Limited Partnership -6 - ----- A'T xisting and Proposed - -- Zoning Submittal Aspen AH Zone District 6/99 revision - NORTH LOT EXISTING # UNITS SFIUNIT total built FAR 0 studio if 0 studio = 0.00 ems 850 0 = 0.00 ER = 0.00 parking s aces 4 1 br if 4 1 br = 7.00 ems 600 2400 cabins - 4.00 ER = 4.00 parking spaces 0 2 br if 0 2br = 0.00 ems 850 0 - 0.00 ER = 0.00 parking spaces 1 3 br if 1 3br = 3.00 ems 1250 1250 3.00 ER = 2.00 13 LODGE RM if 13 Obr = 19.00 -parkingspaces ems 3340 7@ 1 emp 13.00 E3 6@2 ems = 13.00 parking spaces 18 units total ems - 29.00 ems 6990 SF 9400 SF total br 20.00 br total parking 19.00 parking overhauled in bid NEW SF/UNIT SF TOTAL BUILT 4 studio if 4 studio = 5.00 ems 440-520 1840 - 4.00 ER 4 1 br if 4 1br = 7.00 em `sl J 600 2400 1400 - 4.00 ER = 4.00 parkings aces 3 2br if 3 2br - 6.75 ems 1100 3300 2200 - 6.00 ER = 6.00 Rarking spaces 2 3 br if 2 3br = 6.00 ems 1250 2500 1250 - 6.00 ER - 4.00 parkin spaces 1 L0DGERNI if 1 Obr = 2.00 em s 315 315 large room, 2 em s - 1.00 8R = 1.00 Parkings aces 14 units total ems = 26.75 ems 10355 SF 4850 SF total br = 21.00 br overhauled in bld total parking 19. 0 01 parkin SOUTH LOT NEW SF/UNIT SF TOTAL BUILT 0 1 br if 0 1 br = 0.00 ems 775 0 SF 0 = 0-.00 ER - 0.00 parking spaces 3 2 br if 3 2br - 6.75 ems 1075 3225 SF 3225 - 6.00 ER - 6.00 parking spaces 7 3 br if 7 3br - 21.00 ems 1350 9450 SF 9450 - 21.00 ER - 14.00 parking spaces 0 LODGERM if 0 Obr - 0.00 em s - 0.00 M = 0.00 parking spaces 0 sf 10 units total ems = 27.75 ems 12675 sf 12675 SF _ --Ftotal total br 27.00 br arkin = 20.00 arkin OTAL 5 4.5 01 Employees existing significant trees BLEEKER ST. ------------ Landscaping Landscaping sidewalk PARCEL AcresAcrSesF c.ved porch N1 N2 N3 Driveway N4 N5 N1 above above eliminated r covered 1 Dikj porch . R11111, ] ----------- 13 ALLEY 13 7 W1 eliminated ------- 3 toy unit snow storage L --- Fi W2 3 BR 3 story unit M r "T ri 1311 0 > 3 a Landscaping sidewalk gLonft.1-i" 180.51, existinklodge BAVA IAN INN open to below yard Iiph11 U-J r------------- Hik, 1 Racks L------------ 4 PatkiAg spaces 13 r--- rash snow stop ge 3 story unit ci 60 W3Bike 1 W4 % 3BR 'o 3 story unit m S1- ;4 ai si si S2 S3 S4 S4 one 1391 sf 1120 5f 112o.f 1391 sf one W5 story -3 1111 21111 2HR 31111 story Lc 3 Bit 3,51ory unit o o o. cove coveWd covewd covejed i L"'! PARCEL L ---------- j Pr�Wcl pore porc j P.fcn 'It-k !051 SF ------------ - ---- -------- acj,; 4N AcresCtl Pm rly in, L — - — — — — — — — — ------------- sidewalk sidewalk Landscaping Landscaping MAIN ST. ALLEY parking spaces NOTE: 1. Two (2) accessible uired by Colorado Statutee the 291sisq'natsiarlell. n ar Units room On nyade: with grade: Units �oa S2, Building S. 2. jhe existing Bavarian Inn is aroximatelv 25' t I igh,,yer Aspen Land UsS Rekatlons definition, ie, to t le In point of the slope roo 'sur aces. MAIN ST. E- cn INORTIJ Bavarian Inn Housing 4 south 7.7.99 Exhibit A U) x existing significant trees aa��- utility (-----� pedestals r Bike I earksl BLEEKER ST. Landscaping -- ---�y�.-- - Landscaping sidewalk `--�----l----- —'--�- PARCEL 1 — ----`-• -- ._—.__.-- 18,051 SF .41 Acres - r-------- ----T----- ---r----•� - t I Co vclr d I P° --cove -d -- porc�i as--� N1 N2 N3 Driveway above above N1 ' ike i aC covered porch : ; - GGalt'o• : decKabove atic, �eckabove ' F.ihtaO t I 117. ina sva s ALLEY Wl ' F•i--- ---'{ i W2 ° , E-+ a i Y I7 d H 00 , O B q I m i W3 n. ; a y r----- 4 W4 ---� w PARCEL 2 .0 Iy ° I is SF 4 Acres W5 a I ----- ' cove J porcW d i rch d i - -j L---------- d dot d 18Q51' sidewalk Landscaping TemporaryCurb cul MAIN ST. Landscaping sidewalk P>_opgoy L-1k 1so.sP 6 parking spaces BAVAARIAN INN 991owo yard liahltniisrd MI ac s -_-. _____—_ r 4 Parki g spaces i�rFlahi4 rash- 1 I snow storage ALLEY Elecirical Transfonner 4 Parking Spaces .____ ________ _-___-- park ng yar�ng -; NOTE' belo eI w 1. Two (2) accessible u�1its as r wired b Colorado E1 a oye E2 °ve 3 k11 Statute re the units substantia,, on rat e: °-0, wit a rooms on grade: Units 1 an S2, Building S. 2. he existing Bavarian Innis a oximat 1 25'iigh, er Aspe�l and Usg Rellations definition, ie, to a mi point a t e sloped roo surfaces. E1 E2 N1 I S1 S2 2BR 2BR 1BIA 2 story 2 story 1 story 1120sf 1120sf S60sf sidewalk Landscaping MAIN ST. 73 .pl 44 0�vrz� �pACE-c� (174- Z Z 4�1 J B avara an Inn Housing 3+2 south 6.28.99 NORTH BLEEKER ST. MAIN ST. MAIN ST. 5-4.tv EmptoYees 4� rooffS dark-1 Bavarian Inn Housing 6 south 6.28.99 !��, 7L cx� P� EXHIBIT ical one story wing SIDENCE sting �-,�a, pster Landscaping lk BLEEKER ST. PARCEL 1 18 051 SF .41 Acres p A-- �2 i covered porch G e � N1 N2 N3 N4 O N5 above above N1 (T)nEt d covered ��Cf r! Pl Bike •. porch Racks' --------- , g i 7 Pa •king spa s ALLEY 13 Parking Spaces G Landscaping Landscaping sidewalk 180.51' c Driveway I I I existin lod e BAVARIAI�INN open to below yard �_�_ tight bollard ❑------------, r- Bike Racks r--------------I 4 ALLEY 6 parking spaces existing u � 3 ' light hollar gash ; snow storage p umpster -------- Property Line 180.51, ----- -- -- -- -- -- - -- -- - - - - - - - - - - - - -- NOTE: 1. Two (2) accessible units, as required by Colorado Statute are the units substantially on F.rade: P}J�,-EXHIBIT i a NAME OF PROJECT: CITY CLERK: - uF, Lzitf -1 STAFF: U-ayc-c otr SD N J (�°� ��O 1 WITNESSES: (1) A- \J l- d � �t&rt`-[tj(8) T (3) 71',>^4 ID E5e014Da.Q (4) 'EA Cam(, a 1f,0 4Z" c L �P (5) ��C., 1 � EXHIBITS: I Staff Report ((Check If Applicable) 2 Affidavit of Notice ( ) (Check If Applicable)` 10 LL Z!> 3 Board Criteria Sheet ( ) (Check If Applicable) 4 I:> 2,1a E.j 1 MOTION: VOTE: YES NO �Q(voz YES NO ROGER HUNT YES NO ROBERT BLAICH YES NO RON ERICKSON YES NO R JASMINE TYGRE YES NO TIMOTHY MOONEY YES NO TSTEVEN BUTTOW NO �� TIM SEMRAU YES NO