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Home My WebLink Aboutcoa.lu.sp.Clarks Market.A0687C/z.-A'.s /Mcrr,4le f )137-073-51-60I Spf9 06A -Y7 S ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 � 737_ p73-Sl-do j (303) 925-2020 LAND USE APPLICATION FEES City 00113 - 63721 47331 GMP/CONCEPTUAL - 63722 47332 GMP/PRELIMINARY - 63723 47333 GMP/FINAL - 63724 47341 SUB/CONCEPTUAL - 63725 - 47342 SUB/PRELIMINARY - 63726 - 47343 SUB/FINAL - 63727 - 47350 ALL 2-STEP APPLICATIONS - 63728 - 47360 ALL 1-STEP APPLICATIONS/ �� Q CONSENT AGENDA ITEMS REFERRAL FEES: 00125 - 63730 47380 ENVIRONMENTAL HEALTH 00123 - 63730 47380 HOUSING 00115 - 63730 47380 ENGINEERING Q SUB -TOTAL'S County 00113 - 63711 - 47431 GMP/GENERAL - 63712 - 47432 GMP/DETAILED - 63713 - 47433 GMP/FINAL - 63714 - 47441 SUB/GENERAL - 63715 - 47442 SUB/DETAILED - 63716 - 47443 SUB/FINAL - 63717 - 47450 ALL 2-STEP APPLICATIONS - 63718 - 47460 ALL 1-STEP APPLICATIONS/ CONSENT AGENDA ITEMS REFERRAL FEES: 00125 - 63730 47480 ENVIRONMENTAL HEALTH 00123 - 63730 47480 HOUSING 00113 - 63731 -47480 ENVIRONMENTAL COORD. 00113 - 63732 - 47480 ENGINEERING SUB -TOTAL PLANNING OFFICE SALES 00113 - 63061 - 09000 COUNTY CODE - 63062 - 09000 COMP. PLAN - 63066 - 09000 COPY FEES - 63069 - 09000 OTHER Name: (?Iar S / Qr e Address: 300 /V • /y i ZZ S • A)'S4Qe;; �� K /AZI Check # /O 3 Additional Billing: SUB -TOTAL TOTAL Phone: Project: " s Date: # of Hours: I CASELOAD SUMPV RY SHEET City of Aspen o� 737-'073 — S/-Od / DATE RECEIVED: o� �// OSENO. DATE RECEIVED COMPLETE:__ STAFF: S!3 PROJECT NAME: if APPLICANT: Applicant Address/Phone: 30o 41-,H1 /, REPRES EN TAT IV E: 70 hi Clam Representative Address/Phone: T SavY!-P Type of Application: I. GMP/Subdivision/PUD 1. Conceptual Submission 20 $2,730.00 2. Preliminary Plat 12 1,6 40 .00 3. Final Plat 6 820.00 II. Subdivision/PUD 1. Conceptual Submission, 14 -- $11900.00 2. Preliminary Plat 9 1,220.00 3. Final Plat 6 820.00 III. All "Two Step" Applications 11 $1, 490 .00 IV. All "One Step" Appl ications 5 $ 680 .00 V. Referral Fees- Environmental Health, Housing Office 1 . Minor Applications 2 $ 50 .00 2. Major Applications 5 $ 125.00 Referral Fees - Engineering Minor Applications _ 80.00 Major Applications 200.00 P&Z CC MEETING DATE: r PUBLIC H E ING : YES DATE REFERRED: IN IT IALS �4� ---------------------------------------------------------------------- ----------------------------------------------------------------------- REF RRALS : City Atty Aspen Consol. S. D. School District City Engineer Mtn. Bell Rocky Mtn. Nat. Gas Housing Dir. Parks Dept. State Hwy Dept (Glenwd) Aspen Water Holy Cross Electric StateFiwy Dept (Gr.Jtn) City Electric Fire Marshall—1Bldg: Zoning/Inspectn Envir. Hlth. Fire Chief Other: Roaring Fork Transit Roaring Fork Energy Center FINAL ROUTING: D_A_T_E__R_O_U_T_ED_:_____ IN IT IAL :�- City Atty City Engineer Building Dept. Pr Other: FILE STATUS AND LOCATION: C/� Other -. CASE DISPOSITION: ! ;;;-, /ir Psi fi•''�ndey ;.- Reviewed by: As en P&Z City Counco — ADVISORY COMMITTEE VOTE: On April 7, 1987, the Planning and Zoning Commission unanimously voted to grant the requested — special review for variation of food market square footage and to recommend Council to approve an amendment to the SPA plan for the — requested expansion subject to the three conditions listed below. PL° City CL"lC=1 approved the requested SPA amendment for the expansion of Clark's Market retail space by 1,000 square feet and reconfiguration of the loading dock, to a total of 18,000 square feet of commercial floor area, subject to the following conditions: 1) The market does not expand its line of products into non-food items; 2) The proposed loading dock alteration, not to exceed 529 sq. ft. in size, will be built prior to June 15, 1987. Use of the space shall be restricted to loading dock, receiving area and cardboard compactor uses; and 3) A pedestrian walkway from the eastern entrance into the Trueman Building to the Mill Street sidewalk should be demarked on the pavement. "No parking" signs shall be posted to prevent service vehicles from blocking this walkway." MEMORANDUM TO: Aspen City Council THRU: Robert S. Anderson, Jr., City Manager FROM: Steve Burstein, Planning Office 'rO\ RE: Clark's Market SPA Amendment DATE: April 27, 1987 ---------------------------------------------------------------- ---------------------------------------------------------------- SUMMARY: The Planning and Zoning Commission and Planning Office recommend approval of the requested SPA Amendment subject to the three (3) conditions listed below. LOCATION: Trueman Building, Lot 1, Trueman Subdivision. LOT AREA: 2.552 acres (111,165 square feet). Existing floor area in total building: 47,000 s.f. ZONING: Neighborhood Commercial (NC). APPLICANT'S REQUEST: Clark's Market requests approval of a 1,000 square foot expansion of floor area. This expansion exceeds both the 15,000 square foot limitation in the Trueman SPA plan and the use square footage limitation for food market set in Section 24- 3.E of the Municipal Code. The area has already been taken over by Clark's. A building permit to add the space was issued based on a misunderstanding of the planned use by the zoning official; and the applicant has agreed to come in after the fact for the appropriate reviews. APPLICABLE SECTIONS OF THE CODE: Section 24-3.6 establishes the maximum gross floor area of a food market at 1112,000 square feet with an additional 3,000 square feet permitted for storage and accessory uses." The Planning and Zoning Commission may grant a special use approval for expansion above the limitation "when it is satisfied that there are practical difficulties or unnecessary hardship created by their street application, or that public need and demand require an increased floor area for a particular proposed use." The Trueman SPA plan approved by City Council on January 10, 1977 constitutes the site specific requirements on the property. After considerable discussion at that time, Council limited the size of the grocery store to 15,000 square feet, reduced from the requested 20,000 square feet. 0 • Section 24-7.9 establishes the requirements for amending an SPA plan, requiring P&Z recommendation and Council approval for this activity. The Trueman site is also subject to Ordinance 70 (Series of 1976) which set the zoning and some conditions of approval, but the 15,000 square foot limit is not contained in this Ordinance so it need not be amended. PROBLEM DISCUSSION: Clark's Market already exceeds the 15,000 square feet limit on grocery and accessory space with the 2,000 square feet located in the basement, and 15,000 sq. ft. on the main floor, totaling 17,000 square feet. The 1,000 square foot expansion would bring the store operation up to 18,000 square feet. Tom Clark has presented in his application the argument that additional space is needed to provide greater variety of food items and remain competitive with other markets in the valley. It is stated that the market can utilize its space more efficiently given the added retail bakery space. He has noted how much larger are the supermarkets in Glenwood Springs, and that, with the closing of Tom's Market, Aspen's market space has actually decreased. For the purpose of comparison, we note that City Market of Aspen has a total floor area of 15,700 square feet, based on a special review approval by P&Z in 1980. In 1977, City Council placed a limit on the market to keep the scale of operation in proportion for a community the size of Aspen. In addition, Council was concerned that there be a balance between the NC and SCI uses in the total Trueman Building project. Significant impacts of a market include: traffic generation, parking, service vehicles (including semi -truck - trailers, smaller delivery trucks and trash vehicles), employee generation and potentially forcing specialty shops out of business through size and dominance. Expansion of Clark's Market by 1,000 square feet does not appear to significantly change the scale of operation nor cause new burdensome impacts on the community. As the expansion is internal, no commercial floor area is added to the Trueman Building. The 111 space parking lot for the Trueman Building should continue to be adequate. The applicant has also stated that no new employees will result from the expansion. Circulation for service vehicles has been identified as a problem for the current level of Clark's operation. Service vehicles stack in front of the store and along the east side, constraining pedestrian and customer parking movement. According to the applicant, supply service and trash hauling will not require additional service vehicles because the "economy of scale" allows a larger number of food items in the same number of deliveries. A new loading dock set-up has been designed to alleviate problems of delivery trucks stacking in front of the store. (See attached "Scheme A"). The new loading dock would allow for two bays, one 2 of which may be used by smaller delivery trucks. A cardboard compactor would be located on the loading dock, allowing Clark's to recycle their cardboard. The reconfigured dock receiving area would have dimensions of 23' x 23' (529 sq. ft.) and is consider- ed mechanical space. However, no new FAR is added because the area is already covered. In addition, the largest truck/trailer fits inside the loading area, so there are no additional visual impacts created. To further improve truck/pedestrian conflicts, a pedestrian walkway from the Trueman Building to the Mill Street sidewalk should be demarked. The Planning Office supports this improvement, planned to be finished by June, 1987. Mr. Clark's arguments regarding marketing efficiency and the community need for a larger operation at this time appear reasonable. If the added space is used for food items only, as contemplated by the applicant, then there should be even less potential impact on other specialty stores in Aspen. We also note that to the extent that Aspen's food markets are improved, more shoppers can be expected to shop in Aspen and not drive down valley just for food items. This is an auto -disincentive and is another reason for supporting this request. ADVISORY COMMITTEE VOTE: On April 7, 1987, the Planning and Zoning Commission unanimously voted to grant the requested special review for variation of food market square footage and to recommend Council to approve an amendment to the SPA plan for the requested expansion subject to the three conditions listed below. MOTION: "Move to approve the requested SPA amendment for the expansion of Clark's Market retail space by 1,000 square feet and reconfiguration of the loading dock, to a total of 18,000 square feet of commercial floor area, subject to the following conditions: 1) The market does not expand its line of products into non-food items; 2) The proposed loading dock alteration, not to exceed 529 sq. ft. in size, will be built prior to June 15, 1987. Use of the space shall be restricted to loading dock, receiving area and cardboard compactor uses; and 3) A pedestrian walkway from the eastern entrance into the Trueman Building to the Mill Street sidewalk should be demarked on the pavement. "No parking" signs shall be posted to prevent service vehicles from blocking this walkway." 3 CITY MANAGER RECOMMENDATIONS: L LQ /✓G r DW nc SB.CLARK • CITY:. -.OF -ASPEN 130 south galena.`�street aspe.n;-colorado..:81611 303-925-2020 LAND USE APPLICATION FORM DATE SUBMITTED FEES NAME Clark's Market ADDRESS 300 N. Mill Street, Aspen, CO 81611 PHONE 925-8046 NAME OF PROJECT Remodel of Upstairs Bakery area PRESENT ZONING SPA LOT SIZE. "0-7 680.00 LOCATION 300 North Mill Street, Aspen CO (indicate street address, lot and block number. May require legal description. A vicinity map is very useful.) CURRENT BUILD -OUT Attached sq. ft. units PROPOSED BUILD -OUT Attached sq. ft. units DESCRIPTION OF EXISTING USES Supermarket to include; Deli, Bakery, Meat, Produce Floral Reading Center Grocery, Dairy, Frozen Food, General Merchandise Health and Beauty Aids. DESCRIPTION OF LAND USE PROPOSAL Extention of existing uses, TYPE OF APPLICATION Amendment of S.P.A./Special Review APPLICABLE CODE SECTION (S) 24-3.6 PLAT AMENDMENT REQUIRED DATE PRE -APPLICATION CONFERENCE COMPLETED YES NO ATTACHMENTS: 1. All applicants must supply Proof of Ownership in the form of a title insurance commitment or statement from an attorney indicating that he/she has researched the title and verifies that the applicant is the owner of the property (free of liens and eucumbrances.) 2. If the process requires a public hearing, a Property Owner's List must be supplied which gives all owners within 300 feet in all directions in some cases and adjacent owners in some cases. 3. Number of copies required (by code and/or in pre -application conference.) 4: Plat by Registered Surveyor Y0-9 Nb Clark's Market Current Floor Area Breakdown 2,000 square foot Basement: 1;000 square feet - Storage. 1,000 square feet - Compressor room, electrical room, elevator and janitor room, employee breakroom, employee restrooms. 15,000 square foot Main Level: 2,000 square feet checkout area and offices. 3,000 square feet preparation areas and coolers for dairy, meat, deli, produce, frozen food. 10,000 regular sales area. Percent Impact of 1,000 Additional Square Feet at Clark's Market 10% increase to current selling area, 6.6% of total main floor area, or 5.9% of total grocery store space. Clark's Market vs. Total Shopping Center Clark's Market currently operates out of 45.9% of the total center. This will increase to 51.35%. r RATIONAL FOR ADDITIONAL SPACE Aspen Consumer Demands Widest Possible Variety. There remains a direct correlation between too little retail grocery space and not having enough grocery variety. In 1984 the average store carried 15,379 items and in 1985 this rose to 17,459. While industry figures are not yet available for 1986, I believe that another upward jump in variety will be seen. Clark's carries about 14,000 items. Particularly in Aspen the demand for new items and expanded variety has never been greater. Not a day goes by that a well traveled Aspenite or a new Aspen resident asks our store to stock additional products they have purchased in other areas. We do our best to balance the addition of new items with the fact that as we make space available for them, we are cutting down the space we can devote to the more typical high volume products. This request for an additional 1,000 square feet can translate directly into approximately 1,000 new items and expansion of space on another 300 chronically out -of -stock items. I am certain that we could supply the Planning and Zoning Committee with several thousand signatures showing the adamant desire for expanded grocery variety. Current Square Footage is a Little Too Restrictive 1. Industry Standards - New store size in 1985 was 40,000 square feet, 1984 was 39,600 square feet. Clark's Market is 17,000 square feet including 2,000 square feet in the basement. Clark's by any industry standard is a small market, even with the addition of 1,000 square feet. 2. Approximate square footage increases vs. decreases in the Roaring Fork Valley over the last three years. A. Village Market in Snowmass expanded several thousand square feet. B. City Market in Aspen expanded 2,000 square feet. City Market in Basalt expanded 5,000 square feet. City Market .in Glenwood Springs expanded 20,000 square feet. C. Circle Super in Carbondale expanded 8,000 square feet. • D. Total Glenwood Springs increases in grocery space: Smiths +40,000, Safeway +20,000 to 42,000 square feet, City Market +20,000, Giant Foods at 42,000 closed 2/7/87. F. Aspen's actual grocery square footage has DECREASED with the closing of Tom's Market. 3. Since Clark's Market was opened in November of 1979, grocery sales have grown by approximately 20% to 30%. I wish I could supply a more accurate number, but I only can estimate grocery volume other than my own. More grocery shopping has stayed in Aspen that once went to Basalt and Glenwood Springs before Clark's opened. At the same time this increase in demand has occurred, Aspen's total grocery square footage has actually decreased as a result of Tom's Market Closing. 4. Upstairs bakery space was grossly underutilized after "Pour La France" moved to their own bakery at the ABC. The bakery was utilized exclusively for Clark's Market's customers. The retail selling from the bakery space was discontinued and all products were sold in the grocery store. We then consolidated all bakery production in the basement area and have not baked upstairs in about three years. The upstairs bakery has been used as a bread slicing room, offices, and storage. In actuality the space has been sort of a mess. 5. Sales per square foot are so high in Aspen that maintaining variety and stock levels is very difficult. In 1984 the average store had a sales per square foot of $8.00. In 1985 this rose to $8.43. In Aspen there are times when we will do over twice that amount per square foot. To Clark's Market an additional 1,000 square feet would help immensely in our effort to provide products at all times of the year to our customers. Minimal Impact on Aspen "Size" Considerations 1. The additional space was already existing space. No additional commercial space has been added. No additional footprint. 2. 1985 Total store size of new store construction was 40,000 square feet. The average store in the U.S. is now 33,600 square feet, roughly double the size of Clark's Market. To all visitors, our store will continue to seem quite small in scale. 3. Increased space will not require anymore employees and will have little negative effect on traffic density or pollution. -2- 4. The use of the space is a legitimate one and is authorized by the current S.P.A. 5. We do not believe that this expansion will be precedent setting to the degree that control of overall grocery space will be lost. This expansion is into existing contiguous space. It visually has no effect from the outside of the building and really has only a small effect inside the store. It is only a matter of expanding from 15,000 to 16,000 square feet on the main level. I hope it can be considered as such and not looked upon as a possible 40,000 square foot Supermarket threat. No further retail sales area expansion is contemplated by Clark's Market. We also would hope that this application will be viewed in the context of an S.P.A. zone. The implication is that your committee has certain flexibility in this zone without affect on other zoned areas. 6. We also do not believe that this expansion will adversely effect other small businesses in town. The increased space will be used for food products only. The space that is vacated in other areas of the store will serve to add additional food and pet supplies. We do not contemplate the addition of any non-food lines as a result of this expansion. Much of the space will be used to increase stock on items currently stocked in the market. -3- r L-J U BRIEF HISTORY OF CLARK'S MARKET AND BAKERY SPACE 1976 Council restricted Clark's Market to 15,000 square feet main level and 2,000 square feet in the basement. Actually because of the need,for office, checkout, and meat/deli/produce/production areas as well as frozen/dairy/produce/deli/meat back room cookers, the selling area of Clark's Market is only about 10,000. The basement area was for 2,000 square feet of storage, but about half of that was eaten up by the employees' breakroom, restrooms, elevator room, electrical room, and compressor room. 1983 All baking was consolidated in the basement area and the upstairs area was turned into office, bakery packaging, and storage. 1984 Clark's Market got a building permit to take the wall out between the grocery store and the bakery, but did not do it because of a problem with Jim Trueman. 1985 Clark's Market was reissued a building permit, but Jim Trueman stopped construction again. 1986 We agreed to revent the Deli exhaust and to quit carrying rental videos and VCR's and in return Jim Trueman allowed us to do the consolidation of the upstairs bakery and Clark's Market. We made some changes in the construction plans and for the third time, got a building permit. 1987 January we completed construction and almost immediately we were in trouble with P&Z. During the last two years, we have tried on several occasions to determine whether or not space restrictions were actually imposed on the Market. While we all thought they were, we could not find them on the final platt or in the minutes we read from the Council meetings. As usual, the restriction was found immediately after we finished construction. Please realize that we agree wholeheartedly with the Planning and Zoning process and we firmly believe if it were not -4- • for this process, Aspen would be full of large chain stores and Clark's Market would not even exist. We sincerely hope that you will approve our amendment to the S.P.A. We will cooperate in any way possible. Sincerely, J. Thomas Clark -5- Nry ' wlr N = A vO CLARK'S MARKET LOAOING OOCK �J NI 4 1 ' \1611jlI TO: Aspen Planning and Zoning Commission FROM: Steve Burstein, Planning Office RE: Clark's Market SPA Amendment/Floor Area Special Review DATE: April 7, 1987 LOCATION: Trueman Building, Lot 1, Trueman Subdivision. LOT AREA: 2.552 acres (111,165 square feet). Existing floor area in total building: 47,000 s.f. ZONING: Neighborhood Commercial (NC). APPLICANT'S REQUEST: Clark's Market requests approval of a 1,000 square foot expansion of floor area. This expansion exceeds both the 15,000 square foot limitation in the Trueman SPA plan and the use square footage limitation for food market set in Section 24- 3.E of the Municipal Code. The area has already been taken over by Clark's. A building permit to add the space was issued based on a misunderstanding of the planned use by the zoning official; and the applicant has agreed to come in after the fact for the appropriate reviews. APPLICABLE SECTIONS OF THE CODE: Section 24-3.6 establishes the maximum gross floor area of a food market at 1112,000 square feet with an additional 3,000 square feet permitted for storage and accessory uses. The Planning and Zoning Commission may grant a special use approval for expansion above the limitation "when it is satisfied that there are practical difficulties or unnecessary hardship created by their street application, or that public need and demand require an increased floor area for a particular proposed use." The Trueman SPA plan approved by City Council on January 10, 1977 constitutes the site specific requirements on the property. After considerable discussion at that time, Council limited the size of the grocery store to 15,000 square feet, reduced from the requested 20,000 square feet. Section 24-7.9 establishes the requirements for amending an SPA plan, requiring P&Z recommendation and Council approval for this activity. The SPA Agreement Ordinance does not state the size limitation and, therefore, need not be amended. PROBLEM DISCUSSION: Clark's Market already exceeds the 15,000 square feet limit on grocery and accessory space with the 2,000 square feet located in the basement, and 15,000 sq. ft. on the main floor, totaling 17,000 square feet. The 1,000 square foot expansion would bring the store operation up to 18,000 square feet. Tom Clark has presented in his application, the argument that additional space is needed so to provide greater variety of food items and remain competitive with other markets in the valley. It is stated that the market can utilize its space more efficiently given the added retail bakery space. He has noted how much larger are the supermarkets in Glenwood Springs, and that, with the closing of Tom's Market, Aspen's market space has actually decreased. For the purpose of comparison, we note that City Market of Aspen has a total floor area of 15,700 square feet, based on a special review approval by P&Z in 1980. In 1977, City Council placed a limit on the market to keep the scale of operation in proportion for a community the size of Aspen. In addition, Council was concerned that there be a balance between the NC and SCI uses in the total Trueman Building project. Significant impacts of a market include: traffic generation, parking, service vehicles (including semi -truck - trailers, smaller delivery trucks and BFI vehicles), employee generation and potentially forcing specialty shops out of business through size and dominance. Expansion of Clark's Market by 1,000 square feet does not appear to significantly change the scale of operation nor cause new burdensome impacts on the community. As the expansion is internal, no commercial floor area is added to the Trueman Buildings The 111 space parking lot for the Trueman Building should continue to be adequate. The applicant has also stated that no new employees will result from the expansion. Circulation for service vehicles has always been tight for the current level of Clark's operation. According to the applicant, supply service and trash hauling will not require additional service vehicles because the "economy of scale" allows a larger number of food items in the same number of deliveries. Tom Clark will present a new loading dock set-up designed to alleviate problems of delivery trucks stacking in front of the store. (See attached "Scheme A"). The new loading dock would allow for two bays, one of which may be used by smaller delivery trucks, and would make room for a cardboard compactor. The expanded dock receiving area would have dimensions of 23' x 23' (529 sq. ft.) and would be considered additional accessory space of the market. However, no new FAR is added because the area is already covered. In addition, the largest truck/trailer fits inside the loading area, so there are no additional visual impacts created. The Planning Office supports this improvement, planned to be finished by June, 1987. Mr. Clark's arguments regarding marketing efficiency, and the 2 • community need for a larger operation at this time appear reasonable. If the added space is used for food items only, as contemplated by the applicant, then there should be even less potential impact on other specialty stores in Aspen. We also note that to the extent that Aspen's food markets are improved, more shoppers can be expected to shop in Aspen and not drive down valley just for food items. This is an auto -disincentive and is another reason for supporting this request. RECOMMENDATION: The Planning Office recommends the Planning and Zoning Commission to approve the requested special review and recommend to Council approval of an SPA amendment for the requested additional 1,000 square feet of Clark's Market com- mercial floor area subject to the conditions that: 1) The market does not expand its line of products into non-food items; and 2) The proposed loading dock alteration, not to exceed 529 sq. ft. in size, will be built prior to June 15, 1987. Use of the space shall be restricted to loading dock, receiving area and cardboard compactor purposes. SB.CLARK 3 0 CITY::.)F ASPEN 130 south galena street aspen; .colorado.,;- 81611 303-925 -2020 J FHB 111.987 i LAND USE APPLICATION FORM DATE SUBMITTED I/ FEES $ 6 80 .00 NAME Clark's Market ADDRESS 300 N. Mill Street, Aspen, CO 81611 PHONE 925-8046 NAME OF PROJECT _ Remodel of Upstairs Bakery area PRESENT ZONING SPA LOT SIZE LOCATION 300 North Mill Street, Aspen, CO (indicate street address, lot and block number. May require legal description. A vicinity map is very useful.) CURRENT BUILD -OUT _Attached sq. ft. units PROPOSED BUILD -OUT Attached sq. ft. DESCRIPTION OF EXISTING USES Supermarket to include; Deli, Bakery, units Meat, Produce, Floral, Reading Center, Grocery, Dairy, Frozen Food, General Merchandise, Health and Beauty Aids. l DESCRIPTION OF LAND USE PROPOSAL Extentioa of existing uses_ TYPE OF APPLICATION Ameiidment of S.P.A./Special Review APPLICABLE CODE SECTION (S) 24- 36 PLAT AMENDMENT REQUIRED DATE PRE -APPLICATION CONFERENCE COMPLETED YES NO ATTACHMENTS: 1. All applicants must supply Proof of Ownership in the form of a title insurance commitment or statement from an attorney indicating that he/she has researched the title and verifies that the applicant is the owner of the property (free of liens and eucumbrances.) 2. If the process requires a public hearing, a Property Owner's List must be supplied which gives all owners within 300 feet in all directions in some cases and adjacent owners in some cases. 3. Number of copies required (by code and/or in pre -application conference.) 4. Plat by Registered Surveyor Yes No r �y Clark's Market Current Floor Area Breakdown 2,000 square foot Basement: 1;000 square feet - Storage. 1,000 square feet - Compressor room, electrical room, elevator and janitor room, employee breakroom, employee restrooms. 15,000 square foot Main Level: 2,000 square feet checkout area and offices. 3,000 square feet preparation areas and coolers for dairy, meat, deli, produce, frozen food. 10,000 regular sales area. Percent Impact of 1,000 Additional Square Feet at Clark's Market 10% increase to current selling area, 6.6% of total main floor area, or 5.9% of total grocery store space. Clark's Market vs. Total Shopping Center Clark's Market currently operates out of 45.9% of the total center. This will increase to 51.35%. r FOOD ftMHTNG FICTS Data and Statistics for 1985 Total grocery stores 154,000 Number of employees 2.3 million Total grocery sales $292.2 billion Total supermarkets (over $2 million in annual sales) 30,505 Total supermarket sales $209.8 billion Source: Progressive Grocer, Annual Report, 1985 Net profit after taxes (1985) 1.19 percent Average weekly sales per supermarket $206,543 Average size of new store built in 1985 40,000 square feet Average number of items in a supermarket 17,459 Retail sales gain over 1984 5.0% Wholesale sales gain over 1984 8.0% Weekly sales per square foot $8.43 Sale per customer transaction $16.33 Sales per labor hour $88.80 Gross margin with warehouse 24.0% Gross margin without warehouse 22.3% Source: "The Food Marketing Industry Speaks"/FMI These operating results are typical of FMI's member supermarkets. They represent average performance based on data from a cross-section of our membership. The Food Marketing Institute (FMI) is a nonprofit association that conducts programs in research, education and public affairs on behalf of its 1,500 members —food retailers and wholesalers and their customers in the United States and overseas. FMI's domestic member companies operate more than 17,000 retail food stores with a combined annual sales volume of $150 billion —half of all grocery sales in the United States. More than three -fourths of the FMI's membership is composed of independent supermarket operators or small regional firms. Its international membership includes more than 150 members from 40 nations. 1750 K Street, N.W. Washington, D.C. 20006 Phone: 202/452-8444 Telex: 892722 FMI WSH FAX 202/4294519 Contact: Karen Brown/ Vice President, Communications Oscar Katov/Director, Media Relations 0 Average Weekly Sales Per Square Foot SOURCE: Food Marketing Institute Average Sales Per Transaction $8.43 $16.33 SOURCE: Food Marketing Institute Average Weekly Food Store Sales $206,543 1981 1982 1983 1984 1985, SOURCE: Food Marketing Institute thirds of all stores closed in 1985 were conventional stores, 25 percent were super stores and 8.4 percent included combination stores, warehouse stores or "other." Slightly more than 70 percent of all supermarkets were leased from outside companies and 8 percent were leased from a subsidiary or parent company. The cost for rent a new store was, on average, $6.20 per square foot while the cost of renting an existing structure was $4.34. And Average Percent Change in Retail Food Sales —Identical Stores 8. 1 % " 7 of 80 vs. 81 81 vs. 82 82 vs. 83 83 vs. 84 84 vs. 85 SOURCE: Food Marketing Institute Average Percent Change in Retail Food Sales 9.3%' 80 vs. 81 81 vs. 82 82 vs. 83 83 vs. 84 84 vs. 85 SOURCE: Food Marketing Institute Average Supermarket Square Footage 1981 1982 1983 1984 1985 SOURCE: Food Marketing Institute for the first time, FMI tracked the percentage of stores which were acquired from another company. For 1985, this was 2.3 percent. The square foot cost for remodeling a store was typical- ly $17.00 in 1985, with a range from $6.95 to $24.00. The total cost for a major remodeling typically exceeded $400,000. Supermarkets got younger in 1985. Store opening and m N O 4' O G amw0 'C � 03 p, t ° .o 1.0 w �' w a o 0 Fr po m o° 00 0. a� .a. Z, two^' :is R b 8 c ODA 0� Q .d � � y0 04�m m ,�•mCC bU►+ya•�0U �� o''o:a a ra 3 Z C r. ya C, +� ° ° aai y bIv y o Cdto > w > m CD �8 w �.-. 'bg"om -Cl a�8 odCl�dd O0b ' ocCl o d.N�td a m wmo�m'm ca a--z; o rco z m b.... "r o Ag o g o a +� �o �,— a� � on w av N 00 0 •m m y 'O .�i m � 'd C.' 'b p a6 � � v b0 M O 'b c s� cp � V r' o o CS y 4J 00 erg. d O ^o •'a w c 1 sQ, od 'd o Fi co c mw •5 ca ;2 as [ 14 T o w 4J4 • 0) b.°y p 05 V W d > ^ Obi ^ a .,o- +. E � w "�'�' � ° �' °D N CISCC w m 8O 'C Sabi y y r+ •F� a: C G 0 o d r+ H •a Z 00 U w e [-, � Od d i. °m z cC of ra m aU _ M N v aoo m N m w E eon u o m m y O o .� ,O c.a�� 5�a�' �°�'�o�°mmaimm°wy°� °��.� � ,� � ov 0 Oc °o.aco .om4J a� ~0�°°�°0~°:50 C. o o 0 0 00 o" y O oD O -[ O 'R O b0 .a C a a� o $. p •m 00 mm' 0. � aIt 'O a0 m rn yS. z m °co co mccis° co �'C,.r°o•--a o m a — � a o°vmw��o^oo°M.0 m.w m OIL Q w ad bo O 0 m a aa be i S co .o c m •v m m m 1 co y 4.. m m r A cz oo c a ° w o w .� '7 q .'�� amm y A. 'd Oo as m q u to a0 •b cc o `° ' ti u b .o a. m a m A m p, a ' A R'. +, Qo 3 m .� o ,, v O cq a o 0 n m 4 p, .� �► ae ,`°M. N M g y p d w a a y° cd m .o G a y; °° 00 o er > `' .0 Q ° 3 etQd ch .m u O. O z N •a m m 'O H m m •°: 0. R c0 N .��x 8b 3 0 `o' c}. .�+ a .) ♦4 w O vi U d 00 o cn HAGMAN YAW ARCHITECTOTD. 210 South Galena Suite 24 ASPEN, COLORADO 81611 (303) 925-2867 TO Clark's Market 300 Puppy Smith Road Aspen, Colroado 81611 DATE 13 November 1986 JOB NO. _ ATTENTION Tom Clark RE Clark's Market Loading Dock E, WE ARE SENDING YOU .X Attached ❑ Under separate cover via_ US Mail ______the following items: CI Shop drawings [X Prints i] Plans ❑ Samples ❑ Specifications ❑ Copy of letter Change order [_J _ COPIES DATE NO. DESCRIPTION 1 ea. 11-10-86 3 Scheme A, Scheme B, Section A -A THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ For your use ❑ Approved as noted ❑ As requested ❑ Returned for corrections X For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ Resubmit_ copies for approval ❑ Submit copies for distribution El Return corrected prints ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS Tom - Please call me after you have had a chance to review these. COPY TO SIGNED: Larry Yaw PRODJCT2403 �Im Gicw Mm 01411 If enclosures are not as noted, kindly notify us at once. MEMORANDUM To: Steve Burstein, Planning Office From: Elyse Elliott, Engineering Department Date: March 4, 1987 Re: Clark's Market SPA Amendment We have no problems with the above application. • • • ASPEN/PITRIN PLANNING OFFICE 130 S. Galena Street Aspen, 00 81611 (303) 925-2020 G I Date Dear This is to inform you that the Planning Office has completed its preliminary review of the captioned application. We have determined that your application IS NOT complete. Additional items required include: Disclosure of Ownership (one copy only needed) Adjacent Property Owners List/Envelopes/Postage (one copy) Additional copies of entire application Authorization by owner for representative to submit applica- tion Response to list of items (attached/below) demonstrating compliance with the applicable policies and regulations of the Code, or other specific materials A check in the amount of $ Your applicatio ijs complete and we ha e sch duled it for review by the ' on i (' We will call you if we need any additional informzition prior to that date. Several days prior to your hearing, we will call and make available a copy of the memorandum. Please note that it IS NOT your responsibility to post your property with a sign, which we can provide you for a $3.00 fee. B. Your application is incomplete, we have not scheduled it review at this time. When we receive the materials we have requested, we will place you on II the next available agenda. If you have any questions, please call the planner assigned to your case. Sincerely, ASPEN/PITRIN PLANNING OFFICE �S S 4 44 TO: FROM: RE: DATE: MEMORANDUM C-7 J City Attorney City Engineer Zoning Official Steve Burstein, Planning Office Clark's Market SPA Amendment February 24, 1987 M P u�� MAR 2 41987 Attached for your review and comments is an application submitted by Tom Clark requesting an SPA Amendment and special review for an increase in the floor area for Clark's Market beyond that allowed in the original SPA Plan for the property which is beyond the stated requirement for FAR. The existing floor area is approximately 15,000 sq. ft., which is the maximum allowed by the SPA for the property and with an expansion, there would be an additional 1,000 sq. ft. The property is located at 300 N. Mill Street and is zoned NC/SPA. Please review this application and return your comments to this office no later than March 241 1987 so we have adequate time to prepare for its presentation before P&Z on April 7. Thank you. a. 1. 2. SUM RYt:'AV'/ n �c�,. Type of Application: 1 l�•`-`��V1'� rl Describe action/type of development being requested: L'�(Is�i� 1 CCU 3. Areas in which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Agent mme t 4. Review is:, (P&Z Only) (CC/BOCC Only) (P&Z then to CC/BOCC) (YES) (NO) (j7p-p � 41<��: Ei��t',t,lr�. ' 5. Public Hearing: '� 6. Did you tell applicant to submit list of ADJACENT PROPERTY OWNERS? (YES) (NO) Disclosure of Ownership: (NO) (�'`�.rt n p 7 7. What fee was applicant requested to submit: g, Anticipated date of submission: 9. COMMENTS/UNIQUE // CONCERI•IS jf�t""4 a ti� l/� CXiSI�n. $ .ul_, - rerta�l kn.1�c�rssp:, f vL=,r •�c-'� `� V� r8:�r� A,I X.c 2 �r i 4 r 0 19'7'7 Regular Meeting Aspen City Council March B, 1976 _ - CITIZEN PARTICIPATION 1, Dave Farney. Little Annie Ski Corporation, told Council there had been a 34 per cent growth in skiing at Vail last year, and 24.9 per cent for the Aspen area. Farney said Xrft1e he felt Pitkin County should plan ahead. Farney passed out a draft of the Environmental ,y• Impact statement done for the Little Annie Ski area. 2, Hans Brucker told Council he had come up with a personal idea to save money on the brick job for the mall, whether it is five blocks or eight. Brucker said he thought ..4yin9 this could save several hundred dollars. Mayor Standley said the City had already gotten bid specs out on the mall. Brucker answered his idea could be done independently of the bid specs and would present this to City Manager Mahoney and the planning staff this week. 3, Hans Gramiger told Council he felt Owl Creek would be developed with the rail, not necessarily with any other form of transportation. Gramiger said he felt light rail is gall a tremendous growth generator, and the impact on Owl Creek will be great. COUNCIL.'•1EMBER COMMENTS J. Councilman Behrendt said the alleys are filthy and practically impassable in certain places. The malls are still dirty. Councilman Behrendt said he would like to see an effort made in the next week to clean them up. 2. Councilman Wishart suggested the City look into a Charter amendment to stiffen up +' V° the requirement for getting petitions for initiatives or referendums. City Attorney ,•,;an- Stuller answered that could be done by extending the number of signatures required ;duns or limiting the items that can be voted on. 3. Councilman De Gregorio brought up the vendor on the Little Nell's sundeck. City At Attorney Stuller said the vendor had been cited by the City this morning. .,� •.ell 4. Mayor Standley gave congratulations to the Aspen Police Department for the fine job they did at Vail and the Colorado Law Enforcement ski race. 5. Mayor Standley told Council he and City Manager Mahoney were going to New York to ` make a presentation to Moody's on the City's electric bonds to see if they could get I+tIng Aspen an A rating in the bond market. 6. Mayor Standley said the whole deal with the Aspen Institute is getting obfuscated again. Mayor Standley asked City Manager Mahoney, Ms. Stuller, and Planner Kane to ° put together a packet for the next agenda. The Institute Board meeting is on ~larch 26, so the timing is appropriate. Maurice Mitchell of Denver University said that DU had not made.up their minds whether to put undergraduate or graduate students here. STUDENT COMMENTS There were none. BOARDS & COMMISSIONS APPOINTMENTS Councilman De Gregorio moved to nominate both Gosta Johnson and John Schlihmacher to the +:der Planning and Zoning Commission; seconded by Councilwoman Pedersen. All in favor, motion carried. John Schuhmacher was elected by paper ballot. ++1:ners Councilman De Gregorio moved to re -appoint Gene Bishop to the Board of Examiners & Appeals; seconded by Councilman Wishart. All in favor, motion carried. SPECIAL EVENT PERMIT - Aspen Ski Club Mayor Standley explained that this permit is for the Ski Club's Las Vegas night like they "':• nit did last year. It is the major fund raising event for the ski club for the Aspen Skiers Educational Foundation. The Eagle's Club is sponsoring the special event permit for the one day. Councilman Behrendt moved to grant the special events permits; seconded by Councilwoman Pedersen; All in favor, motion carried. on TRUEMAN PROPERTY - Conceptual Subdivision City/County Planner Bill Kane told Council that six major points had been agreed upon since the last meeting. Trueman agreed to a 60 foot road and proper alignment has been showed. Any reference to the post office size has been dropped; the unnecessary curb cuts on Mill street were dropped. Adequate provision for separate conveyance of land to the school district has been given (this is lot 4). The sporting goods rental has been dropped. Kane said this left two issues; the use of land in the panhandle, and the issue of the food store size. Jim Trueman told Council he had reviewed all items discussed at the last meeting and had made changes favorable to comments of Council. Trueman said he would much appreciate a motion to approve the subdivision plan as submitted. Councilman Behrendt questioned not using lot 3 for one year. Trueman said he had no problem with not developing it for a year. Mayor Standley's only comment was on a grocery store at 20,000 square feet. Mayor Standley said after talking to Bryan Johnson, ETF, and Pamela Gassman, he feels that is an inappropriate size grocery store. Mayor Standley said he would like to see a 15,000 square foot grocery store, and asked for Council's opinion. Councilwoman Johnston concurred that appropriate size is 15,000 square feet. Councilman Behrendt wanted 1978 Regular Meeting Aspen City Council March 8, 1976 ._. 15 000 square feet 'Councilwoman Pedersen-.1-5,000 square feet. Councilman Wishart e 3 , s „ . said Council had gone through the process, and he would stand by the dulyreached decision of 20,000 square feet. Councilman De Gregorio objected to,a.'-2.O,090 square foot store because Of that-,12;000' square feet is grocery"an8'the other'-B:OOO sQttare feet is other.retail uses. 20,000 square feet is too much because it is not a grocery store. Councilman Parry agreed with Councilman Wishart, and said he believed that 20,000 square feet is .the right size for that location. Jim Trueman told Council he could not get an operator capable of running a store for less that 20,000 square feet. Trueman said the grocery store is the key to the project. Trueman said that zoning exists for a 20,000 square foot store on that piece of property. Councilwoman Johnston objected to the size of 20,000 square feet because it is a traffic generator and brings people from other parts of the city. Joe Porter said that Trueman had been operating with the due process of City Council and had gone on from that point. Council has changed their minds, and Porter said he did not know where to go from here. Architect Larry Yaw said the basic problem is that if the 20,000 square feet store doesn't happen, the operator of that store doesn't happen, then the whole project doesn't happen. Yaw said he had gone through every phasing strategy possible to make this happen. Mayor Standley said when the Council changed their vote, they were being responsive to the citizens. It is unfair to say that the Council is not being predictable and con- sistent. Aspen now has a 15,000 square foot grocery store. Mayor Standley said it would be absurd for the Council to allow development of 20,000 square feet not knowing what kind of political changes are quite possibly going to occur in the next couple of months. Mayor Standley said he felt the Council had strong arguments for a smaller grocery store. Councilman De Gregorio said he did not feel it was the city's responsi- bility to guarantee a developer economic profit. Kane said it was desirable for the City to express what it wants in the way of a grocery store. Kane said he had a hard time believing that someone can't 15,000 square feet and make a store go in Aspen. Councilwoman Pedersen said the argument in favor of a large food store was based on Basalt and Glenwood Springs. This is Aspen, Colorado, and there are certain things here that are valued such as scale, not too much convenience, taste. Councilman Behrendt moved to deny the conceptual subdivision approval; seconded by Councilwoman Pedersen. Trueman asked Council to consider the following changes; second floor employee housing 10,000 square feet; ground floor 15,000 square foot grocery store, 10,000 square feet other retail; basement 10,000 square feet of health center and service retail and to include 2,000 square feet of storage for a total of 47,000 square feet. Kane said to take 5,000 square feet out of the grocery store may not accomplish Council'f goal; it may just relocate the 5,000 sguafe feet from the grocery store. The argument against the 20,000 square foot grocery store is mainly against the non-food items; this would just be moving them. Kane recommended this 5,000 square feet be.put into service retail uses. Architect Yaw said the specific uses would comply with -the neighborhood com;nercial zone. No one knows at present what uses will be in there, but they will comply with the N/C standards. Mayor Standley said if the uses are restricted enough and given identification so as not to pull away from the tourist retail, then it does not create that problem. Kane said his argument is the duplication of commercial core retailing. Councilman Behrendt withdrew his motion; Councilwoman Pedersen withdrew her second. The submitted site plan was marked to indicate the changes and resubmitted. Councilman De Gregorio moved to approve the site plan as marked of to include dropping the market to 15,000 square feet and increasing the retail to 10,000 square feet, at the zoning discretion, include 2,000 square feet in the basement as storage and to hold the panhandle in moratorium for one year; seconded by Councilman Parry. Councilwoman Pedersen said she felt the town needed service/commercial areas most; not just retail. Councilman Wishart said if, in fact, those things are needed, that is what will move there. All in favor of the motion with the exception of Councilwoman Pedersen. Motion carried. ORDINANCE #4, SERIES OF 1975 - Definition of Commercial Bakeries Mayor Standley opened the public hearing. Thera were no comments. Mayor Standley closed the public hearing. Councilman Parry moved to read Ordinance #4, Series of 1976; seconded by Councilwoman Johnston. All in favor, motion carried. ORDINANCE #4 (Series of 1976) AN ORDINANCE AMENDING THE ASPEN ZONING CODE BY THE ADDITION OF THE SUBSECTION (bb) TO SECTION 24.3-1 SUCH AS TO PROVIDE FOR THE DEFINITION OF COMMERCIAL BAKERY; WHICH DEFINITION PROVIDES FOR PRODUCTION AND WHOLESALING OF BAKED GOODS BUT PROHIBITS OVER THE COUNTER SALES THEREOF ON THE PREMISES was read by the city clerk. Councilwoman Pedersen moved to adopt Ordinance #4, Series of 1976, on second reading# -seconded by Councilwoman Johnston. Roll call vote; Councilmembers Behrendt, ayet De Gregorio, aye; Johnston, aye; Parry, aye; Pedersen, aye; Wishart, ayes Mayor ftMAJAY aye. Motion carried. TruI pro con orl Del Col Ba W l46 Regular Meeting Aspen City Council January 10, 1977 II City Clerk told Council that the Aspen Inn Club had submitted an addendum to the manage -I ment contract with the Arya, which had met the state's approval. The lease is correct; Aspen Inn Club has met with the sanitarian's inspection. There have been papers sub- i mitted for a purchase and sale, but this will be considered later. All in favor, motion carried. LE CABARET - Purchase & Sale b Councilman Parry moved to approve the purchase and sale of Le Cabaret; seconded by Councilman De Gregorio. � 4 Brooke Peterson, representing Abe Siani - the purchaser, told Council that the new I operation will not be run like the Crystal Palace but will have meals separate from the ; show, which will be more like concerts that a dinner show. The menu will range in price from moderately priced and a la carte to extensive and full meals. Peterson told I Council that out of the proceeds of the purchase price to Le Cabaret, sufficient funds are being held out to pay the outstanding debts. Siani told Council he was in charge of food and beverage operations at a country club before moving to Aspen. f All in favor, motion carried. ! i ' I TRUEMAN - Final Plat Approval and PUD 1 Hal Clark, planning office, stated that the planning office recommends approval of the final plat. The final plat, PUD and SPA rezoning are all being done at once. I Councilman Wishart moved to approve the final plat and PUD; seconded by Councilman Parry, Ali: City Engineer Dave Ellis said he recommended final plat approval but wanted to discuss the capital improvements necessary in this area with Council. Ellis stated that Trueman has agreed with the reimbursement formula worked out for Puppy Smith street. Trueman has worked with the City extensively and has used the alignment given for Mill street, which is an 80 foot right-of-way. In the plan for water and electricity, there are certain requirements that the City has the obligation to complete somewhat independent of Trueman. The capital improvement for water would provide a 12 inch main on Mill street and would cost roughly $19,334. This is a high priority. Trueman's building site will necessitate the relocation of an 8 inch line; Ellis recommended that the City pay for oversizing Trueman's 8 inch line. e In electric utilities, Trueman would be providing service to his commercial development, which is a small percentage of the total project. Ellis stated that a loop system would be best in this situation. It will cost about $20,635 to implement this. Ellis proposed that the City pay for 50 per cent of the street lighting improvements on Puppy Smith street; there is no lighting there now. All utilities that exist now will be taken out and the new ones will be undergrounded. Ellis to.'•.,..' Council that the biggest expenditure in conjunction with this project is improvin >treet and the storm drainage system. The $202,000 figure is a conceptual estimate co -vtend a 48 inch storm drain which now terminates at Bleeker and Mill. Mill s-reet r:.l.l raving to be regraded and widened. Of the total cost, the storm drainae-� .:i „ ?-.e approximately $80,000. Trueman's participation will be in the range of $3' __?is pointed out that construction of Mill street in 1977 is not feasi?:.=c ;i:. Z'Aere are four major construction projects on Mill street. Ellis stated that it is important to realize that by approving this development and the possibility of a post office, there will be extrQme traffic problems. The Council has to make a commitment for sums of money to be spent in the next couple of years to improve the roadway. The landscaping in this area will not be put in until all the improvements have been completed. City Manager Mahoney said he would like to incorporate the storm drainage to the Aspen Sanitation facility. i Councilwoman Johnston asked about these costs and the budget. Fl.lis answered that the water at $19,334 is urgent for 1977; the electric costs at $20,C35 are also important. I This is a total of $40,000 for 1977. Finance Director Butterbaugh stated that these funds are available. Councilman Wishart amended his motion to give final plat approval for subdivision and PUD and authorize the Mayor to approve the subdivision agreement and to include the recommendation of the city enqineer; that water and electric improvements are critical for this year; seconded by Councilman Parry. All in favor, with the exception of Councilmembers Behrendt and Johnston. Motion carried. ORDINANCE #70, SERIES OF 1976 - Rezoning Trueman Property Councilman De Gregorio moved to read Ordinance 470, Series of 1976; seconded by council- woman Pedersen. All in favor, motion carried. ORDINANCE #70 (Series of 1976) AN ORDINANCE REZONING THE APPROXIMATELY 8 ACRES OWNED BY JAMES R. TRUEMAN AND ASSOCIATES ACCORDI14G TO All APPROVED SPECIALLY PLANNED AREA MASTERPLAN FOR THE SITE; THE ELEMENTS OF WHICH PIASTERPLAN WILL CONSTITUTE THE DEVELOPMENT REGULATIONS FOR THE AREA, ALL AS PROVIDED BY ARTICLE VII OF CHAPTER 24 OF THE ?.:PEN MUNICIPAL CODE was read by the city clerk. iAPR CLARK38 MARKET LOADING DOCK 9 i • wt"{ L- ej4 UHr=, - _ -�- - - --A - vg WAL�, --CLARK'S MARKET LOADING DOCK 10 t,jal. 166 -- r .; ft ffd-Q P7 XIAN ass = r 0 /I r Art 7h- C.14 , 71L Y, eel 7MV -A*, 7- q-*!A-o 3 2 4174Wt LINS OM 0 MLUW i5 All I � � Now - _ —�-- - ?Or x 177dVN� wv ffYi f V7 D, M UZ S