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Home My WebLink AboutLand Use Case.200 S Aspen St.SR-1983-02S R A -- . 0 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Colette Penne, Planning Office RE: Hotel Lenado Special Review DATE: August 16, 1983 Location: Southeast corner of Hopkins and Aspen Street. Zoning: L-3. Applicant's Request: FAR increase from the approved .84:1 to 1:1 (the maximum allowable FAR in the L-3 zone). Referral Comments: No comments were received from the City Attorney. The Building Department points out that this project is located in the L-3 zone, which requires 35 percent open space. The building of Phase II will reduce current open space by 692 square feet. The 35 percent required open space figure of 3,150 square feet would be deficient by 187 square feet. The Engineering Department commented on the parking situation by reference to the original application to reconstruct the Edelweiss Lodge. They felt that parking should be provided off the alley to satisfy the needs of the proposal at a .84:1 FAR. Planning Office Review: When the Hotel Lenado proposal was first approved, the possibility of a Phase II was presented. Long Run, the partnership developing the property, now wishes to build the exterior walls and roof of the Phase II area. They submit that the ability to do this exterior construction this summer will save "very considerable construction expense" and will avoid "disrupting the operation of the new hotel next summer." However, the applicants do recognize that this space cannot be occupied as rental units without a GMP allocation. The space could be used for non-unit purposes (common areas, meeting room, etc.) without an allocation. The Enigneering Department has raised the question of inadequate parking. However, this issue was addressed in the original reconstruction application and a specific condition was attached to the approval, which is: "Two parking spaces must be retained as a part of this approval, therefore allowing the use of the four remaining parking spaces of the six proposed to be used for scoring points in a future GMP competition." The question of the reduction of open space below that required in the L-3 zone has been discussed at length by the Building Department, Planning Office and applicant. The interpretation of Section 24- 3.7(d) is viewed differently by the applicant and the Building Department. The calculation of open space at the 1:1 FAR submitted by the applicant is as follows: .. Memo: Hotel Lenado Special Review Page Two August 16, 1983 Total Lot: 9,000 sq.ft. Hotel: 4,581 sq.ft. Covered Walk: 48 sq.ft. Parking: 918 sq.ft. Service Shed: 224 sq.ft. 5,771 sq.ft. Remaining Open Space: 3,229 sq.ft. Required Open Space(35%):3,150 sq.ft. The areas being disputed are the indented areas on the plan which have individual decks above them. The total square footage of these areas is 416 square feet. The interpretation of Section 24- 3.7(d) by the Planning Office is that decks above are permitted architectural projections which are specifically exceptions and the areas should be credited as open space. Based on this conclusion, we feel this proposal to be consistent with the applicable area and bulk requirements of the L-3 zone. The applicants submit that they intend to compete in lodge GMP competition this fall for four additional units in this Phase II expansion area. If an allotment is not awarded for the creation of these units, the applicants will assure that the space be held as non-rental area. The method of this assurance will be as set out in Section 20-23(A) (6) (c) of the Municipal Code, specifically that Long Run will execute an interest-free promissory note payable to the City of Aspen, which is secured by a trust deed encumbering that portion of the hotel property, with the terms allowing the City to declare a default if that space is illegally rented. Planning Office Recommendation: The Planning Office recommends approval for the Hotel Lenado to build the exterior elements of their Phase II area, thereby increasing from the previously approved FAR of .84:1 to an FAR of 1:1 (the maximum allowed in the L-3 zone), with the following condition: 1. The area not be used for rental purposes until such time as a GMP quota is obtained, and that assurance of this be given through a promissory note, and accompanying documentation as described in this memo which the City Attorney's Office deems acceptable. \1 m /-1 1.400 4 , F / 1 T k i /t. -'44 (Â·L W ** 5. / t-3 .2Â·.1-Qu Y-â‚¬ 76 \ rÂ¢ blÂ·- 1 -C ~L . t j 'I, c. 7/j -1 i- Â· '4 0, vt, v..C) 2 4 1 . p . 1 7 Fâ€¢- i. 1 'r r 1.-i L A- 0 & /' LI ,./ 71 .. Memo For the Record To: Collette Penne From: Daniel Delano, LongRun Date: August 10, 1983 Re: Hotel Lenado FAR increase In response to the question raised by Jim Wilson of the Buil- ding Depar tment, LongRun would like to make it clear, for the record, that we are fully aware that only accessory use of the below-grade space designated "Potential Dining Room and Kitchen" on the plans of Hotel Lenado will be permitted, as this subgrade area is not counted for the purposes of calculating FAR only in- sofar as use of that space is subord ina te to principal use, and as in building the additional above-grade space we now propose, we will have built out Hotel Lenado to a 1 :1 FAR, the max imum allowable in the L-3 zone district. ec: Jim Wilson ASPENd~PITKIN ~EGIONAL BUILDI~ DEPARTMENT MEMORANDUM TO: Collette Penne, Planning a J FROM: Jim Wilson, Chief Building Official ~~~\ DATE: August 9, 1983 ASPEN / PITKIN CO. ' P:2- 1.!NING OFFICE RE: Hotel Lenado I have spent considerable time reviewing this project with Bill Drueding of this department .and several representatives of Long Run Ltd. Attempting to squeeze the Hotel Lenado into the confines of the letter and spirit of local ordinances. While Phase I fits rather neatly, the additional units proposed for Phase II and the "potential" restaurant area on Level 1 create problems in the areas of open space and floor area ratio. Bill Drueding has commented on the open space problem, so I'll approach the F.A.R. problem. Phase I has been approved with a .84:1 F.A.R. and Phase II limited to a 1:1 ratio. With the Phase II addition, the F.A.R is actually over the allowable F.A.R (by a negligible 28 S.F.) making future expansion impossible. Of the 4875 S.F. of gross floor area on level 1, 3736 S.F. is exempt from the Building F.A.R. because it is 100% below grade and currently subordinate to the Hotel use. Included in the exempted 3736 S.F. is 1133 S.F. designated as "potential" restaurant use. If Phase II is built, the space cannot be developed for a restaurant use, because it will increase a maximized allowable floor area ratio; Q.E.D. their cup runneth over. At this time, Long Run is aware of the predicament though seemingly unconcern- ed. My concern is that we now have a large area designated as "potential", with the immediate possibility of allowing further "potential" area to be constructed (Phase II). The Hotel Lenado that they claim "will be more aesthetically successful as a whole and complete project" is in fact going to beatremendous visual impact with considerable bulk. Lets stop dealing with abstracts such as potential and aesthetics and get some firm committments from Long Run rather than vague contingencies. They must now choose a restaurant or the four lodge units with an approved accessory use in lieu of the restaurant space that has been built to stay within the F.A.R. limitations of this site. CC: Bill Drueding Daniel Delano offices: mail address: 110 East Hallam Street 506 East Main Street Aspen, Colorado 81611 303/925-5973 Aspen, Colorado 81611 .. MEMORANDUM TO: Colette Penne, Planning Department FROM: Jay Hammond, City Engineering Department -19A.- DATE: August 5, 1983 RE: Hotel Lenado Special Review Having reviewed the above application, the City Engineering Department has the following comment: When the original application to reconstruct the Edelweiss lodge was submitted, we requested that parking off the alley be provided to satisfy the needs of the original (.84:1) proposal. The site does not provide the opportunity for additional off-street parking to accommodate this expansion and we would therefore recommend denial unless the P&Z wishes to exempt the lodge from parking requirements. JH/co *49,â€ž2-Imâ€ž~- ASPEN4PITH:l~CS:C:.:AL Crit.:~ G DEPARTMENT MEMORANDUM TO: Colette Penne, Planning FROM: Bill Drueding, Zoning Enforcement Officer 1,+0 DATE: July 29, 1983 RE: Hotel Lenado Special Review This project located in the L-3 zone requires 35% open space. My calculations from the open space plan submitted indicates that the building of Phase II will reduce current open space by 692 sq. ft. The 35% required open space figure of 3,150 sq. ft. would be deficient by 187 sq.ft. CC: Patsy Newbury, Zoning Official Jim Wilson, Building Official BD/ar offices: mail address: 110 East Hallam Street 506 East Main Street Aspen, Colorado 81611 303/925-5973 Aspen, Colorado 81611 .. MEMORANDUM TO: City Attorney City Engineer Â«Building Department PLANNER: Colette Penne RE: Hotel Lenado Special Review DATE: July 19, 1983 Attached is a letter of application submitted for special review approval of a proposed increase in the FAR of Hotel Lenadofrom .84:1 to 1:1. Please review the application and floor plans/elevations, and return yourcomments to the Planning Office by August 5 so that we may prepare for its presentation at the August 16 City P&Z. Thank you. . I july 14,1983 ~ Mr. Alan Richman Aspen/Pitkin Planning Office 130 South Galena Street- Aspen, Colorado 81611 Re: Special Review of Hotel Lenado FAR increase to 1:1 Dear Alan: Thanks for meeting this morning with Frank and me. We're glad to hear that there may be the possibility of doing some additional improvement to the site of the old Edelweiss this summer and fall. As you know, we began construct-lon of Hotel Lenado in early June and now have our foundation iii the ground. Our plans presented to P&7 and approved last February would have us build to an FAR of .84:19 with the southeast corner of our founda- t i.on work decked over at groundlevel - this area being labelled on our plans as "Phase ZI" or "Potential Additional Units." The model we presented to P&Z had a removable section representing Phase II, which we explained to the Commission we'd require 1:1 FAR approval - the allowable max iluum in the new L-3 zone - to build at a later date Now, as we told you 5 LongRun would like that date to be sooner rather than later . We understand, of course, we must compete through GMP for permission to create any additional lodge units at Hotel Lenado. What we'd like to do this summer and fall is simply allow for the possibility of the creation of four additional lodge units in the most economical fashioh, by building the roof and exterior walls of Pha se II while we are building Phase I - now labelling that area "Potential Addition- al Units or Non-Rental Area." Though we. certainly hope to prove successful in a fultire. GMP competition, we willingly accept the fact that we may prove unsuccessful and Lhat then "Non-Rental Area" it must be. We will install no bathrooms in that .. area, and we will agree to any conditions of approval that the City should deem fit to -impose in order to insure that no use be made of this additional area but in complete accordance with zoning regulations. In short, please consider this letter an application by LongRun to the Planning and Zoning Commission for special review of a proposed increase in the FAR of liotel Lenado from .84:1 to 1:1. Enclosed is our check in the amount of $465.00 i.ii pay- ment of the required application feeÂ© Also accompanying this application are plans and el.evations showing Hote]. I,enado both with and without the addition we now propose to build at the same time that we are building the larger part of this new small hotel, a reconstruction of the Edelweiss Chalets. The increase we propose, on two levels, amounts to a total of 1181 square feet. We believe Ha Try Teague's design suits our site admi-rably, and -I don't think there can be much doubt- that Hotel Lenado will be more aesthetically sticcessful as a whole and complete project than would be the part of it we origin- ally contemplated building this summer on its own; and,in my opinion, the finished project will be of a size, shape and appearance most compatible with surrounding land uses; elegantly land scaped according to a plan that includes existing cotton- woods, new aspen and maples, lilacs and cotoneaster, blue spruce and juniper, and provision of pedestrian walks. We will be perfectly straightforward before P&Z. LongRun plans to compete through GMP this fall for permission to create four additional lodge units at Hotel Lenado. We request approval of an FAR increase at this time,as approval this summer will. save us very considerable construction expense, and as it will enable us to avoid disrupting the operation of the new hotel next summer. The four new units that we will be applying to create through GMP are quite important t.o Lhe economic .viabi.lity of this project. Nonetheless, if for any reason we do not win permission to create those units this fall, we are prepared to live without rental of any part - .. of the additional 1181 square feet we propose to build. We would in that case make other use of this space in keeping with the operation of a first-class small hotel. As a guarantee of this, along the lines of that method of assurance vrovided for in Section 20-23(A)(6)(c) of the Aspen Municipal Code, LongRun mighl - execute an interest-free promissory note payable to the City, secured by a trust d eed encumber ing that portion of the hotel property, the terms of which would allow the City to declare a default if that space is illegally rented. Special Review approval of this application will, I believe, result in a better, outwardly-complete Hotel Lenado opening this Christmas, and will contribute to the success of the hotel's operation during its first summer season as well. We thank the Planning Office for the work that has gone into the mapping out of the new L-3 zoo'e district, making reconstruction of the Edelweiss a possi- bility, and for all the help you've been to us in the making of Hotel Lenado a reality. Sincerely yours Daniel D. Delano, General Partner LongRun 200 South Aspen Street Aspen, Colorado 81611 920-1196 ce: City Attorney's Office City Engineer Building Department /.'1 r----7 - 14 0- ,=01 1 -- lut 1111.1118-1 H[-Itt- 14 Il-/ill FIE- LE U 12 11 -1 T'i [*Ch - /'.. - 15 -M-&..LL !19,1 1-43 -ft-j LEJ 7EI ~ -- 1//lib- (0324)-Fl p -2--ti-, m-- E < 11 ED Ill ~ 15 -r 1 le'l %41 L//7 U 1 --- i -Â¢.11 N-1. .2=2 1. 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