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HomeMy WebLinkAboutLand Use Case.CU.710 S Aspen St.1981-CU-2 .",- "" "" MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Colette Penne. Planning Office RE: Skier's Chalet Conditional Use DATE: August 14. 1981 Location: Lots 12. 13 and 14. Block 8. Eames Addition. 710 S. Aspen Street Zoning: Parcel Size: L-2 Applicant's Request: 5.400 square feet To expand the restaurant facility (a conditional use) at the Skier's Chalet Referral Agency Comments: Engineering Department "Having reviewed the above application and made a site inspection. the Engineering Department has the following comment: The only issue of major concern to this office is that of parking. As stated in the application. on-site parking is currently non-existent and the proposed expansion would require additional spaces. Clearly. provision of the spaces on the limited site would have an extremely detrimen- tal effect on the "park" area associated with the base of the historic Lift One. It would be our suggestion that the applicant be required to formalize his parking arrangements with the Aspen Skiing Corporation and supply an agreement according the Chalet parking spaces in the lot across Aspen Street. The agreement should address dining hours and seasons and be made a covenant on the Ski Corporation property. If. as the applicant states. such an agreement existed in the past. there should be little problem with updating the document to "allow the traditional solution to endure." We would also caution against what the applicant requests regarding "acceptance" of the existing non-conformities. Any formal action should be phrased to allow the non-conformities to continue. but should in no way waive the City's right to full use of its rights-of-way and associated removal of encroachments by the owner." Planning Office Review: The structure is presently 4.466 square feet. of which the entire first floor and half of the second floor is used for restaurant operation. The remainder of the second floor is used as housing for the restaurant manager. and storage and boiler space. The third floor has six rental lodge rooms. The proposed expansion will add 1100 square feet of usable area. that area consisting of 700 additional square feet of restaurant area and 400 square feet in an above-grade basement which will be restroorns, The building was constructed in 1953 and is a non-conforming structure at present. It does not satisfy current setback requirements and encroaches street rights-of-way on two sides. Specified parking spaces are also in absence. It has been a long-standing tradition to angle park on the East side of Aspen Street. and an agreement between the applicant and the Aspen Skiing Corporation has allowed customers of ,',-, .. 'j Memo: Skier's Page Two August 14. 1981 Chalet Conditional Use the Skier's Chalet to use the lot across Aspen Street. The continuation of this arrangement seems to be the best solu- tion. especially in light of the positioning of the historic Lift 1 and Boat Tow. With the addition. 54% of the parcel will remain open space. Planning Office The Planning Office recommends approval for the expansion of Recommendation: the Skier's Chalet restaurant. which is a conditional use in this L-2 zone. The expansion is to consist of 700 square feet on the main floor and 400 square feet of usable space in an above-grade basement. As suggested in the Engineering Department memo. a condition of approval should be the formali- zation of the parking agreement between the Skier's Chalet and the Aspen Skiing Corporation. -....... . July 20, 1981 Planning and Zoning Commission City of Aspen Aspen, Co. 81611 Dear f.1embers: Mr. Howard Awrey has for many years owned and operated the Skiers Chalet Restaurant. Mr. Awrey now wishes to upgrade and slightly expand the facility and gen~ra11y improve the operation. Preliminary meetings with Mr. Sunny Vann and Mayor Herman Ede1 have led Mr. Awrey to believe that the City of Aspen is anxious to have some of the long-standing businesses such as the Skiers Chalet up- graded and improved. Inasmuch as numerous ordinances and regulations have been instituted since the Chalet was built in 1953, certain waivers and concessions by the City of Aspen would be necessary to allow such improvements to be made since in some physical respects the existing facility is non-conforming. Following is a description of the intended improvements and application for consideration by the Commission. PLANNING INFORMATION - PHYSICAL DESCRIPTION Site Location The project is located on Lots 12, 13 and 14, Block 8 of the Eames Addition, City of Aspen. The site is bordered on the North by the now-abandoned lower lift station of the original Lift No.1 and an alley way, on the South by Gilbert Street, on the West by Aspen Street, and on the East by private property. The total area of the site is 5,400 square feet. Zoning The site is presently zoned L-2. Present Use The restaurant business presently occupies all of the ground floor and approximately one-half of the second floor. In addition, the second floor contains storage and boiler space and two 1 iving units, each with bath. The second floor living space is occupied by the restaurant mana- ger. The third floor contains six rental rooms, each with bath. These rooms are rented on a short-term basis as lodge rooms. Planning and Zon, 0 Commission July 20, 1981 Page 2 .~ Existing Building The existing building contains three stories. The ground floor covers 1,384 square feet, all of which is used for the restaurant operation. The second floor contains 1,290 square feet consisting of two living units, boiler room, storage areas and restaurant seating. The third floor contains 1,290 square feet of area containing six living units. There are approximately 502 square feet of roof overhang on the building. The total building area including roof overhang is 4,466 square feet. Of this total, 2,160 square feet is used for the restaurant operation, 502 square feet is overhang and 1,804 sqaure feet is used for lodging. Floor Area Ratio In calculating the building for floor area ratio requirements, the total building area was used including roof overhangs, less mechanical equip- ment areas and unusable storage areas. In summary: Building Less mechanical equipment & storage areas 4,466 sf (176) sf Subtotal 4,290 sf FAR allowed in L-2 zone is 1:1 Therefore, allowable area to be added may be 5,400 - 4,290 ; 1,110 sf. Proposed Addition (See drawings) The.app1icant wishes to expand the seating area on the ground floor and add two restrooms, storage area and additional mechanical equipment area on the lower level. The ground floor addition will contain approxi- mately 700 square feet and the lower floor approximately 400 square feet of usable area. The remainder of the lower floor will be storage and mechanical space. Existing Non-Conformance The applicant recognizes non-conformance of existing regulations as the structure presently stands and asks that these non-conformities be accepted. In summary, they are: 1. Setbacks: The building does not.satisfy current setback re- quirements, but was built before any of these requirements were necessary. 2. Encroachments: The building presently encroaches street rights- of-way on two sides. The fire escape on the Aspen Street side en- croaches the right-of-way approximately 3~ feet. This structure was required by a previous administration as a secondary exit from the upper floors. Similarly, a set of steps on the Gilbert Street side encroaches approximately 4 feet into the right-of-way. Planning & Zonin< Immission -" July 20, 1981 Page 3 3. Open Space: The existing open space is well in excess of that required by the Code. Presently there is approximately 65% open space on the site. The configuration of the open space, however, is non-conforming. The proposed expansion would result in approximately 54% open space. 4. Off-Street Parking: The current regulations require that a total of fourteen parking spaces be furnished. The present facility has none. Traditionally, parking for the restaurant has been satisfied by an agreement between the applicant and the Aspen Skiing Corporation. They have permitted the applicant's customers_ to use their lot across Aspen Street. In addition, it has been a long-standing tradition to angle park on the East side of Aspen Street. The additional space proposed by the ex- pansion would require the addition of four spaces. APPLICATION - PROPOSED EXPANSION The applicant is asking the Planning and Zoning Commission to consider. and approve the following: 1. Expansion of, a conditional use. 2. Acceptance of existing non-conformities described above, in- cluding: a. Setbacks b. Encroachments c. Open Space d. Off-Street Parking Of these items the applicant is most concerned about the off-street parking. It is physically possible to accommodate the four off-street spaces required by the expansion, but to do so would not only destroy the site, it would have a decidedly negative impact on the community. The old Aspen Skiing Corporation Number 1 lift line traverses the eastern edge of this site. For many years skiers stopped at the base area an~ are at the Skiers Chalet. When the base of 1A was relocated in 1975, the old station was left intact as an historical feature. Skiers till use this space to park their skis and dine at the Chalet. The intro- duction of four parking spaces would not only disrupt this function, it would destroy the historical significance of the lift. More sig- nificantly, it would do this without materially solving the parking problem. The project is in an area of high pedestrian and vehicular impact to be sure, but the parking problem has been accommodated over the years and will continue to be despite the expansion proposed. The applicant therefore requests that on-site parking be waived and allow the traditional solution to endure. Respectf l1y sUbmitted'~ Howard Awrey LANDOHNERS"JACENT TO THE SKIERS CHALET A ZTZC C O}lDO 1. Smith, Fred G. 1;51 ". Durant Ave. Aspen, CO 81611 Dolinsek, John & Frank, Jr. p. O. Box 275 Aspen, CO 81612 2. Lockh~ad, Raymond 1. & Emily M. P.O. Box 11;52 Harrison, Ark. 72601 Armstrong, Theodore T. P. O. Box 1524 Aspen, CO 81612 }. Carlson, Thomgs J. 5}0 E. ,,:ain St. Aspen, CO 81611 Ci t:r of Aspen 1}0 S. Galena St. Aspen, CO 81611 4. Lockhead, RaJ~ond E. & Emily M. P. O. Box 1132 Harrison, Ark. 72601 Cantrup, Hans B. & June P. O. Box 50 Aspen, CO 81612 5. Perreault, George C. 4725 Gulf of gexico Dr., Apt. 218 Longboat Key, FL }3548 Hearst, James S. Meryl c/o Hans Gr9miger P. O. Box 67 Aspen, CO 81612 6. Gentry Real Estate Corp. }10 Ellis Blvd. Jefferson City, MO 65101 Peck, David B, III & Fay G. As Trustee 20 N. Wackeo Drive, Room }600 Chicago, IL 60606 TELEMkiK CO:~DO dePagter, Jacobs Adrian & Johanna Suzanna ~. P. O. Box 182 Aspen, CO 81612 Dunsdo~, Sharon ~ichaele Box 2225 Aspen, CO 81612 Aspen Skiing Corporation p. O. 30x 1248 Aspen, CO 81612 Hill, Preston & Claudia }910 So. Rillcrest Drive Denver, CO 80237 Ecklund, Effie ~. - Trustee 221 N. Kenilworth Ave. Oak Park, IL 60}02 Simpson, Dr. Roger A. 2440 Towncres~ Dr. Iowa City, IA 52240 Kleiner, James H. }27 Bartlett Court Eau Claire, ~I 54701 Kleiner, John P. }27 Bartlett Court Eau Claire, WI 54701 ..._'M" " \ -r, ,e / '...... PUBLIC NOTICE RE: Skiers Chalet.- Expansion of Conditional Use NOTICE IS HEREBY GIVEN that a public hearing will be held before the Aspen Planning and Zoning Commission on Tuesday, August 18, 1981 at a meeting to begin at 5:00 p.M. in the City Council Chambers, City Hall, 130 S. Galena, Aspen, to consider a conditional use application submitted by Howard Awrey requesting expansion for the Skiers Chalet located at 710 South Aspen Street, Aspen. For further infonnation, contact the Planning Office, 925-2020, ext. 223. sf Olof hedstrom Chairman, Aspen Planning and Zoning Commission Published in the Aspen Times on July 30, 1981 City of Aspen Account ~-~ - /~~ --"~~~"~~- 0". .._ -\;\~ <, MEMORANDUM TO: Paul Taddune, City Attorney City Engineering Department Fire Marshal/Building Department FROM: Colette Penne, Planning Office RE: Skiers Chalet - Expansion of Conditional Use DATE: July 21, 1981 f Attached is an application submitted by Howard Awrey requesting approval for expansion of a conditional use for the Skiers.Chalet and Steakhouse located at 710 South Aspen Street, Aspen. The lodge is a non-conforming lodge and the application references the non-conformities involved. A Public Hearing is being scheduled for Tuesday, August 15, 1981. Please review and return any comments to me by Wednesday, August 5. Thanks! ~---' -~ ~ """", '" '.. -,> MEMORANDUM TO: Colette Penne, Planning Office Jay Hammond, Assistant City Engineer ~ FROM: DATE: August 6, 1981 RE: Expansion of Conditional Use, Skier's Chalet Steak House Having reviewed the above application and made a site inspection, the Engineering Department has the following comment: The only issue of major concern to this office is that of parking. As stated in the application, on-site parking is currently non-existent and the proposed expansion would require additional spaces. Clearly, provision of the spaces on the limited site would have an extremely detrimental effect on the "park" area associated with the base of the historic Lift One. It would be our suggestion that the applicant be required to formalize his parking arrangements with the Aspen Skiing Corporation and supply an agreement according the Chalet parking spaces in the lot across Aspen Street. The agreement should address dining hours and seasons and be made a covenant on the Ski Corporation property. If, as the applicant states, such an agreement existed in the past, there should be little problem with updating the document to "allow the traditional solution to endure." We would also caution against what the applicant requests regarding "acceptance" of the existing non-conformities. Any formal action should be phrased to allow the non-conformities to continue, but should in no way waive the City's right to full use of its rights-of-way and associated removal of encroachments by the owner. - ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 8161' Copy Fees L/ /l. Other FI tJ7 V; rd CU: It? 'f I SkiffS (})CJfl Project:Shf'--1.5/~a./U'- 130< .,;2 </ !? S-- 338/ 1'7""'fJN'_ a. ['Ib /L Phone: 9d").~O(/(i;-- ; ~--37ZI c2 / <f L./ q Date: -t /2/ / g ( LAND USE APPLICATION FEES I I I .1 County 00100 - 63711 09009 - 00000 63712 63713 63714 63715 63716 63717 (;) 00100 - 63721 09009 - 00000 63722 63723 63724 63725 @) PLANNING OFFICE SALES 00100 - 63061 09009 - 00000 63062 63063 Name: Address: Check No. Receipt No, P '~ hiS \0 r Subdivision/PUD Special Review P&Z Review Only Detailed Review Final Plat Special Approval Specially Assigned Conceptual Application Preliminary Application Final Application Exemption Rezoning Conditional Use :4;:Jn .m County land Use Sales GMP Sales Almanac Sales 1 I I