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HomeMy WebLinkAboutresolution.apz.007-72ASPEN PLANNI~IG AND ZONING CO~.~,K[SSION RESOLUTION CONCER~WING THE HOTEL JER0f,~ REZONING REQUEST Location: Lots A,B,C & D in Block 79 situated as a portion of the Hotel Jerome properties on the southeast corner of Monarch and Bleeker Streets in the City of Aspen, Colorado. From: R-6 Residential To: AR-1 Acconm~odations Recreation--Urban Purpose: Residential development (condominiums) and related uses WHEREAS, JOHN F. GILMORE has filed an application to rezone Lots A,B,C & D situated in Block 79 within the City of Aspen, Colorado from R-6 Residential to AR-1 Accommodations Recreation-- Urban; and WHEREAS, a public hearing was scheduled for, advertised for and held on September 21, 1972 before the Aspen Planning and Zoning Commission; and WHEREAS, based on the evidence, testimony, letters and exhibits submitted and a study of the 1966 Aspen Area General Plan the. Aspen Planning and Zoning Commission finds as follows: 1. The proposed change in zoning, without an increase in the density allowed under existing zoning, conforms with the intent and purpose of the Aspen City Zoning Code as outlined in Section 24-1 (a) 2. "To lessen congestion in the streets; to secure safety from fire, panic and other dangers; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate adequate provision of transportation, water, sewerage, schools, parks (a) 1. and other public requirements." Section 24-1 promote health, safety and geaeral welfare of the community," and Section 24~-1 (a) 3., "To con~erve the value of buildin~s and encourage tim most al>i~ropriate use of land throt~;!~ut -2- the municipality," are advanced by the proposed zone change, without increase in density,~because it would allow a more appropriate use of the land and a site plan that insures the preservation of a building that contrib- utes character an~ prestige to the entire community. 2. The preservation and protection of the established residential area north of Bleeker Street and west of Monarch Street is of utmost importance and through this rezoning said streets can be established as a buffer between residential land use and development of a higher intensity by requiring site planning that relates the development to the Hotel Jerome and not toward Monarch and Bleeker Streets. Testimony from many area residents voiced the concern that this request, if granted, would establish a precedent for additional high density encroachment° The use of anothers' property for a residential buffer zone is not correct and a street used to form a buffer is the best possible alterna- tiveo The architectural design of the buildings constructed on the applicant's property on Bleeker and Monarch Streets is critical to the protection of the forementioned residential area° Block 79 is at present, and should continue to be, oriented toward Main and Mill Streets. However, this cannot be assured by the present zoningo 3~ Significant changes in the condition of the area have occurred that warrant the proposed zoning alteration° Commercial floor space, off-street parking and activity in general in the area have substantially increased since April of 1967 when the R-6 Residential zoning classification was placed on the property. Relocation of the City's public swimming facility a~ay from the property constitutes a -3o significant chauge in condition. The zoning code has been ame~dcd to include an H-Historic Overlay District which · e for the preservation and continued exlstenc of provides historic sites and structures. 4. Site development approval by essential if the ~ublic safety, the public sector is interest and general welfare are to be advanced. Planning and development of the property as a total entity (under appropriate zoning) is the best possible way to ensure compliance with the intent of the General Plan and create development that is aesthetically pleasing and economically viable. Duplex development (4 units) as allowed under the existing zoning, would not be compatible with other uses in Block 79 and because site plan approval is not required traffic could be generated directly onto Bleeker and Monarch Streets with development under the existing zoning. This would not create the buffer desired would development oriented toward Mill as practically as and blain Streets. 5. The remainder of the applicant's property is zoned C-1 Commercial (as is the rest of Block 79) and the densities and uses allowed are as listed in the zoning code. The density recommended is four (4) by these 4 lots toward th total project should remain in . compliance with that recommendation (4 dwelling units) to keep the density at a level that will create a density transition bet~een the higher intensity uses in Block 79 and the established residential area to the north and west. As ~ncntioned above, this development concept is more suitable for the property than duplex dev~opmc{~t. for the property in question by the General Plan dwelling units (duplexes). The density contributed 6. The preservation and restoration of the Hotel Jerome, in ~eeping with the City's H-Historic Overlay Zone District, is an important consideration for the protection of Aspen's historic--cultural resources and general welfare. 7o A development plan encompassing just the applicant s property now zoned C-1 would be more economically feasible if the Hotel Jerome were replaced. 8. A previous petition for rezoning (to C-1 Commercial) was denied because it was felt it would set a precedent for additional rezonings along Bleeker Street and it was suggested that the applicant approach the Board of Adjustment for a use variance. The proposed rezoning before us now would seem to satisfy our interpretation of that decision in that it would a) establish a legally sound buffer (Monarch and Bleeker Streets) between existing commercial and planned accommodations uses and the established residential area b) would not increase density, and c) would allow the applicant land use site 'planning flexibility. NOW THEREFORE BE IT RESOLVED, that the Aspen Planning and Zoning Commission does hereby recommend to the Aspen City Council that John F. Gilmore's application to rezone Lots A,B=C & D in Block 79 from R-6 Residential to AR-1 Accommodations Recreation- Urban be granted subject to the following conditions: 1. Density contributed to the total project from Lots A,B,C & D be four (4) dwelling units as recommended by the 1966 Aspen Area General Plan. 2. The applicant shall agree to allow H-Historic Overlay District designation of the Hotel Jerome building and the patio area which exists between the hotel and the Aspen Times building. .~. Development of shall L'e by a the total property owned by the appllc:in~' plm cq~I',roved by l;he Plam~[n!; and Zo~i~',~, ComMission and the City Council and shall eucompass the following: ao Architectural review of the Monarch and Bleeker Street building frontages; b. Review of' pedestrian and vehicular access from ~11 streets; Co Landscaping plans for Bleeker and Monarch Street property lines; do Complimentary design to the Hotel Jerome and compatibility with the character of the surrounding residences on Monarch and Bleeker Streets; eo Limit Lots A~B,C & D to accommodations, residential and related open space and recreational uses; f. Underground parking° BE IT FURT~IER RESOLVED, that the Aspen Planning and Zoning Commission recommends that the applicant for the zoning change enter into an agreement with the City placing such conditions as are recommended herein as covenants affecting and running with said property. James Breasted, Vice Chairman Aspen Planning & Zoning Commission Approved thisbe, day of ,~.~.~_1~,~, 1972.