HomeMy WebLinkAboutLand Use Case.624 E Cooper Ave.20A-88
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED: L//;9/i?3'
DATE COMPLETE:
L ID AND
(::2 - <5
. STAFF MEMBER:
PR0.!ECT NAME:li'<(jr"awJIU I#i&MV M(II'A~~-
PrO) ect Address: U ./ ~
APPLICANT:.i)]h,~ ;~~;~' ~n... r , ~; I
Applicant Addr' V'tP~ 1-/JtJU) CO:1-_ 'fl. (
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TYPE OF APPLICATION:
PAID: @ NO AMOUNT:
1 STEP APPLICATION:
46~/)./J(1
P&Z
MEETING DATE: :> '-'-~"1
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DATE REFERRED:
"4'>>-"1/1
PUBLIC HEARING: YES ~Q)
INITIALSMt~.
2 STEP APPLICATION:
~
CC MEETING DATE:
PUBLIC HEARING: YES NO
DATE REFERRED:
INITIALS :.
REFERRAIS: ~
Schoo1 District
Rocky Mtn Nat Gas
state Hwy Dept(GW)
StateHwy Dept(GJ)
B1dg:Zon/Inspect
Roaring Fork
Energy Center
Other
City Attorney
City Engineer
Housing Dir.
Aspen Water
city E1ectric
Envir. H1th.
Aspen Conso1.
S.D.
Mtn. Be11
Parks Dept.
Ho1y Cross
Fire Marsha11
Fire Chief
Roaring Fork
Transit
DATE ROUTED: b -1- 8.d INITIALH~-
FINAL ROUTING:
City Atty
City Engineer
B1dg. Dept.
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
Tom Baker, Principal Planner
Mezzaluna Restaurant - Outdoor Dining
RE:
DATE:
May 25, 1988
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APPLICANT: Anthony J. Mazza
APPLICANT'S REPRESENTATIVE: Anthony J. Mazza
LOCATION: Hunter Plaza Building, northeast corner of Cooper and
Hunter streets.
ZONING: C-1
APPLICANT'S REQUEST: The applicant is requesting outdoor dining
in a portion of their required open space, (see exhibits 1,2,3).
REFERRAL COMMENTS: Environmental Health has determined that
existing toilet facilities can accommodate restaurant seating up
to a total of 200 seats, (see exhibit 4). (Existing indoor
seating is approximately 90, proposed outdoor seating 52).
STAFF COMMENTS: In staff's opinion this request is consistent
with the intent of the Code to allow commercial restaurant uses
in required open space and that adequate emergency vehicle and
pedestrian access is maintained. Mezzaluna restaurant is located
adjacent to this open space. While the application is compatible
with the standards of the code, the staff feels that the size of
the outdoor dining borders on excessive (650 square feet or
approximately 30% of the courtyard). Please note that earlier
drafts of the outdoor dining section of the new code would have
limited the size of such areas to 500 sq ft or 50% of the size of
the open space on-site, whichever is less.
During our research for this application staff reviewed P&Z' s
conditional use approval for Mezzaluna's. staff has attached a
copy of the applicant's representations as additional information
for P&Z, (see exhibit 5). Additionally, in May, 1988, the
applicant submitted an application amending the Hunter Plaza GMP
approval, see exhibit 6, case disposition. Based upon a staff
site inspection the applicant has complied with all aspects of
the amendment; however, while the courtyard fountain may be
considered installed, it is not operational.
RECOMMENDATION: Staff recommends approval of outdoor dining in
a portion of the required open space for Mezzaluna's restaurant
with the condition that the fountain shown in exhibit 1 become
operational within one month after this approval.
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A3rgN/PITKIN PLANNING OFFLCE
l30 S. Galena Street
Aspen, CO 8l6ll
(303) 925-2020
Date: 4'16- ff
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Dear
:
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This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have determined
that your appl ication ~ NOT romplete.
Additional items required inClude:
Disclosure of OWnership (one ropy 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 all\9UnE <J~.$'
Your application iSl:OlIIplete' and we hqvEl sched111eEi. ,it ~or
review by the ~....!f. ~ ' on\ J~ / '7 . '. .," We will
call you if we need any additional information pdo,,) to: that
date. Sevel:al days pdor tc) your headng, we will call, and
make available a <>>I!.i.of tl1.~,lI\.emorandum~, Please note that it
IS' NO~, YO~EJi;es~l);~ibil~tytopol>tyour I,>EOpe[~ with a,
sign., which w.e can provide YoU for at ~l3'.O~ fee.. .
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If you have any questions, please call
the planner assigned to your case.
B., Your application is incomplete, we have not schedUled it
I:eview at this time. When ""e I:eceive the matedals we have
I:equested, we will place you on t f. next al.la 'le agenda.
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Sincel:ely,
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3!5-.,( 14" I:!> ,.,- rG' (
LAW OFFICES
GIDEON I. KAUFMAN
A PROFESSIONAL CORPORATION
BOX 10001
315 EAST HYMAN AVENUE, SUITE 305
ASPEN. COLORADO 81en
RICHARD S. LUHMAN
April 23, 1987
TELEPHONE
AREA CODE 303
925-8166
GIDEON I. KAUFMAN
Alan Richman
Pitkin County Planning Office
130 South Galena Street
Aspen, Colorado 8l6ll
Re: Conditional Use of a
Restaurant in C-1 District -
Metsoluna Restaurant
Dear Alan:
Please consider this an application for a grant of
conditional use in the C-1 District pursuant to Section
24-3.2 and Section 24-3.3 of the Aspen Municipal Code. My
client, R.C.T., Inc. intends to open an Italian pasta
restaurant serving Italian cuisine in the new building to be
constructed at the present Texaco location. This building,
with a restaurant use, was approved in the Commercial GMP.
Pursuant' to the grant of conditional use ][ offer the
following information: the owner of the restaurant intends
to offer moderately priced meals of fresh Italian pasta and
vegetables. It .also .intE;!nds to offer desserts and an after
h.OUl;" menu intended to cater. to locals. U is. the intent of
m:Ji' clients to haye the. restaurant open virt.ually year round.
We believe that with keeping the restaurant open virtually
year round and with its proposed hours .of operation it.wHl.
primarily accommodate the local population~ It is ourint.ent
to have a bar similar to the bar at the Ute City Banque where
people can quietly sit, drink and meet. This restaurant is
to be located in a new building next to. the commercial core
and I believe the area near this. building has a character
closer to the commercial core character than to the C-I
character. An examination of that corner suggests that major
changes are taking place in the area. Texaco is being
replaced by a commercial building, the Shaft building is
being replaced with a new commercial building and the tone
and feel of that corner is in line with C-C uses rather than
C'-I uses. In addition, behind this building there is a
Mexican restaurant which has applied for a liquor license and
is open until very late at night. Despite the restaurant's
proximity to the C-C type uses, it is not the owner's intent
to create an atmosphere of loud music or noise but it is
Alan Richmr
April 23, 1987
Page 2
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crucial for a viable restaurant operation to be able to sell
food and liquor in the late hours. The hours of operation
will be between ll:OO a.m. and 2:00 a.m. and a seating
capacity of approximately lOO is anticipated. Since the new
building with its restaurant use was recently approved in the
GMP I believe that the concerns of Section 24-3.3 have been
reviewed by the Planning and Zoning Commission. Since the
adoption of the C-1, Sumo's restaurant and the Weinerstube
have both been approved as conditional uses in the C-1
District. These supplement the existing restaurant uses in
the C-l zone. I believe that time has shown that restaurant
uses in the C-1 zone are appropriate and have not become a
burden or inconvenience for any of the adjacent property
owners. I believe therefore that a restaurant such as being
proposed by my clients should be approved as a conditional
use in the C-l zone district. I would appreciate your
placing this on the next available P & Z agenda since it is
important for us to begin the process of preparing
construction documents as soon as possible. Enclosed please
find the planning fee. A list of the adjacent property
owners will be supplied.
Thank you for your consideration in this matter.
Very truly yours,
LAW OFFICES.OF GIDEON 1. KAUFMAN,
a Professional Corporation
By 9f J;.
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GKlbsr
Enclosure
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ANTHONY J. MAZZA
M & W PROf'ERI'IES
SUITE SOIA
205 SOUTH MILL STREET
ASPEN, COLORADO 81611
APR '9
AREA--CoDE'303
FRANK J. Woooe. III
TELEPHONE 925-8032
April 18, 1988
Ms. Cindy Houben
Aspen/Pitkin Planning Department
130 South Galena
Aspen, Colorado 18611
Re: Mezzaluna Restaurant - Outdoor Dininq
Dear Cindy:
Enclosed please find a diagram which depicts the
outdoor dining area which Mezzaluna proposes to use at Hunter
Plaza. Enclosed please also find a copy of a letter from
Robert Nelson, Environmental Health Officer, indicating there
are more than adequate bathrooms to service said outdoor
dining. We will be delivering to you by separate cover a $680
check from Mezzaluna for your planning fee.
As I have informed you and as the aforementioned
documents show, Mezzaluna is applying for outdoor dining in
part of our open space. Section 24-3.7(8) provides that
commercial restaurant usage is permitted in open space as long
as "such use (can) not be in derogation of the purposes of the
open space requirements of this section;". The proposed dining
is immediately adjacent to the Mezzaluna Restaurant in the
courtyard. The proposed dining in no way interfers with
circulation for the building. Indeed, we believe that the
dining as proposed enhances the open space use as it will be
bordered by two planters and the operative fountain.
Obviously, this use will only occur when weather permits. It
is felt this use is comparable or better than other restaurant
usage of open space presently permitted in this town.
We also believe that this type of use will enhance
the summer dining experience for the local and tourist alike.
VtI~ D,u?-;:;~/ d1 "
AnthcMy J. Mazza
AJM:dr
cc:
Mr. Charif Souki
Mr. Rich Perez
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CASE DISPOSITION
HUNTER PLAZA GMP AMENDMENT
On January 5, 1988 the Planning and Zoning commission rescored
the Hunter Plaza GMP application, reducing the scores in site
design by .4 points (resulting in 2 points) and amenities by .3
points (resulting in 2 points) and confirming the appropriateness
of the proposed modifications subject to the condition that:
- two bicycle racks shall be installed near the intersection
of Hunter and Cooper in the public right of way to the
satisfaction of Commercial Core and Lodging commission
regarding type and specific location.
The modifications approved are: replacement of brushed concrete
for aggregate concrete: reduction in bands of brick pavers:
reduction in the number of benches in the plaza from 8 benches to
4 benches: and deletion of terrace-level landscaping. The
applicant also stated at the P&Z meeting that they will install
in the Spring: the courtyard water fountain, the two bicycle
racks and a total of three benches in the public r.o.w.
sb.hunter.case
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E~_ .tIRONMENTAL HEALTH OE....ARTMENT
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January 25, 1986
Mr. Tony Mazza
M & W Properties
205 South Mill St. i301A
Aspen, Colorado 81611
Re: Expansion of Seating and Outdoor Food Service
Mezzaluna Restaurant
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Dear Tony:
The purpose of this letter is to respond to your request and
to indicate to you that this department has evaluated seating
capaci ties at the referenced restaurant. After discussing the
matter with Rick Bossingham of this office,. we have found. that
the numbers of toilet facilities are adequate for additional
seating in the outside courtyard, up to a total of approximately
200 seats. . Therefore, the proposE;ld extra seating capacity is
found to be in compliance with the toilet fixture requirements of
the Uniform Plumbing Code.
We remindyQu that ~U~~heJt.aJ?i.>rf)va1s, rrom this department
may be necessary-if there. ill' to be #l?Od preparation or stora~ein
the area of proPf)ti;ed outsideseatingl" li'Urther such facilities.
such as,wait st~tionsshou~~ qe p~a~ned and constructed to meet
the requiremE;ln~s oUt:l,.ined ~Ilithe ~11]e~andRe9ul ations Gove~ninq
the, Sanitatiol'l\ of F'oodS'ervif:lelEst:ablishlilents in the Statel ofi
Colorado. . ... ,... ..... '
If you have any further ques,tiollls regarding this matter,
please call.
S~?~
~t F. Nels..
Environmental Health Officer
..~a South Galena Street: .
Aspsn. Colorado a'16.,.,
303/925-2020
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