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HomeMy WebLinkAboutcoa.lu.gm.Lots K-N & 1/2O Blk58.A53-90Asia 1990 Commercial GMQS 2735-124-39-070 �A53-90 Lots K-N 1/2 0, Block 58 J ASPEN/PITKIN PLANNING OFFICE 53- /C) 130 South Galena Street /�� —U7C J Aspen, Colorado 81611 3L� (303) 920-5090 LAND USE APPLICATION FEES / City -) 7o' o o 00113-63250-134 GMP/CONCEPTUAL -63270-136 GMP/FINAL -63280-137 SUB/CONCEPTUAL -63300-139 SUB/FINAL -63310-140 ALL 2-STEP APPLICATIONS -63320-141 ALL 1-STEP APPLICATIONS/ CONSENT AGENDA ITEMS REFERRAL FEES: 00125-63340-205 ENVIRONMENTAL HEALTH 00123-63340-190 HOUSING 00115-63340-163 ENGINEERING SUBTOTAL County 00113-63160-126 GMP/GENERAL -63170-127 GMP/DETAILED -63180-128 GMP/FINAL -63190-129 SUB/GENERAL -63200-130 SUB/DETAILED -63210-131 SUB/FINAL -63220-132 ALL 2-STEP APPLICATIONS -63230-133 ALL 1-STEP APPLICATIONS/ CONSENT AGENDA ITEMS -63450-146 BOARD OF ADJUSTMENT REFERRAL FEES: 00125-63340-205 ENVIRONMENTAL HEALTH 00123-63340-190 HOUSING 00113-63360-143 ENGINEERING PLANNING OFFICE SALES 00113-63080-122 CITY/COUNTY CODE -63090-123 COMP. PLAN -63140-124 COPY FEES -69000-145 OTHER SUBTOTAL TOTAL Name:Phone: Address: r % V) Project: -J's Gv CrYY'lJ.� I r) Check # �) J Date: i "7 Additional billing: #of Hours: 1 0 0 1 GROWTH MANAGEMENT QUOTA SYSTEM APPLICATION FOR 1989 AND 1990 MAY 1990 1 I 1 1 1 1 1 r� 0 0 Growth Management Quota Application For The Asia Property Submitted By Applicants: Steve Ko and Lily Ko 132 W. Main Aspen, Colorado 81611 (303) 925-5433 Prepared By: Dennis B. Green Attorney At Law 617 W. Main, Suite B Aspen, Colorado 81611 (303) 925-1885 Charles Cunniffe & Associates Architects P.O. Box 3534 Aspen, Colorado 81611 (303) 925-5590 Schmueser Gordon Meyer, Inc. Jay W. Hammond Consulting Engineer P.O. Box 2155 Aspen, Colorado 81611 (303) 925-6727 and Greg Mozian Landscape Architect 117 S. Spring Aspen, Colorado 81611 (303) 925-8963 1 1 1 1 1 1 1 1 1 1 • TELEPHONE 303-925-1885 May 30, 1990 DENNIS B. GREEN Attorney at Law 617 W. MAIN ST.. SUITE B ASPEN. COLORADO 81611 Ms. Leslie Lamont Aspen/Pitkin Planning Office 130 S. Galena St. Aspen, CO. 81611 Re: Asia Project, Growth Management Application TELECOPIER 303-925-5856 Dear Leslie: Attached for the review of the City and the Planning Office are twenty-one copies of the Application for the Asia project. Also enclosed in a check for $3,775.00, the required application fee. If there are any questions regarding this Application, or if we can be of further assistance, please do not hesitate to call. Sincerely, DBG/aw Enclosure �y JAI ' Dennis B. Green u I 1 A 1 I I TABLE OF CONTENTS Section P2 I. INTRODUCTION - PROJECT OVERVIEW ........................ 1 II. DESCRIPTION OF PROJECT ................................. 3 A. History Of Existing Building ....................... 3 B. Renovation Of Existing Building .................... 3 C. Proposed Office Building ........................... 4 D. Water System ....................................... 5 E. Sewage Treatment System ............................ 5 F. Drainage System .................................... 5 G. Fire Protection System ............................. 5 H. Statistical Analysis Of Proposed UsesAnd Zoning .............................. 5 I. Traffic Generation ................................. 8 J. Affordable Housing ................................. 8 K. Stoves And Fireplaces .............................. 9 L. Location And Impact ................................ 9 M. Effect On Adjacent Land Uses ....................... g N. Construction Schedule .............................. 11 III. ANALYSIS OF GROWTH MANAGEMENT REVIEW CRITERIA .......... 12 A. Quality Of Design .................................. 12 (1) Architectural Design .......................... 12 (2) Site Design ................................... 12 (3) Energy Conservation ........................... 13 (4) Amenities ..................................... 15 (5) Visual Impact ................................. 16 (6) Trash And Utility Access Areas ................ 16 B. Availability Of Public Facilities And Services ..... 16 (1) Water Supply/Fire Protection ................... 16 (2) Sanitary /Sewer ................................ 17 (3) Public Transportation/Roads .................... 17 (4) Storm Drainage ................................. 17 (5) Parking ........................................ 17 C. Provision Of Affordable Housing ..................... 18 i IV. RELATED APPLICATIONS FOR AFFORDABLE HOUSING IAND PARKING ................................ 20 A. Growth Management Exemption ...................... 20 ' 6. Change In Use ' ................................... 20 C. Special Review 21 V. PHASING OF ALLOTMENTS ................................ 22 VI. SUMMARY - REQUEST FOR BONUS POINTS ................... 25 APPENDIX - EXHIBITS Basic Site Plan ............................................ Architects Drawing - View From Main Street ................. Exhibit A Exhibit B Land Use Application Form .................................. Exhibit C Letter From Applicants ..................................... Exhibit D Letter From Attorney re Ownership .......................... Exhibit E Ownership Certificate ...................................... Exhibit F Vicinity Map ............................................... Exhibit G ' Existing Building - South and East Elevations .............. Exhibit H I Existing Building - West and North Elevations . Exhibit Existing Building - Lower Floor Plan ....................... Exhibit J Existing Building - Ground Floor Plan ...................... Exhibit K Existing Building - Second Floor Plan ...................... Exhibit L 1 Proposed Building - Detail Site Plan ....................... Exhibit M Proposed Building - Lower Floor Plan ....................... Exhibit N Proposed Building - Ground Floor Plan ...................... Exhibit 0 Proposed Building Second Floor Plan Exhibit P Proposed Building - South Elevation ........................ Exhibit Q Exhibit R Proposed Building - North Elevation ........................ Proposed Building - East Elevation ......................... Exhibit S Proposed Building - West Elevation ......................... Exhibit T Letter From Engineer ....................................... Exhibit U Adjacent Usage Map ......................................... Exhibit V AreaZoning Map ............................................ Exhibit W ' Landscape - Parking Plan (Proposed) ........................ Exhibit X Landscape Parking Plan (Alternative) ..................... Exhibit Y ii 1 1 • • I. INTRODUCTION - PROJECT OVERVIEW The Asia property is located at 132 W. Main Street. The property in sits the middle of the City's Historic Overlay District for the Main Street area and within the Office Zone. At present, the site holds a building which received designation as a historic structure in ' 1976. The structure has for at least fourteen years been the location for a restaurant, currently one operated by its owners, Steve and Lily Ko, as the Asia Restaurant. This has been existing structure also ' used for office and residential purposes. The objective of this proposal is to develop the unused portion of the parcel, being the area to the east of the existing building, while renovating the existing building. Thus, the project consists of two parts: (1) Construction of a new office building; and (2) Renovation of the existing building. The historic aspects of both parts of the project have already been approved by the City's Historic Preservation Catuni.ttee. On November 1, 1989 the Committee approved the design for the new building proposed for the site. On May 9, 1990 the Committee approved the design changes for the renovation of the existing building. This application for an allotment for office space is needed for the construction of the new office building. The application is ' divided into six major sections. This First Section gives an overview of the project. Section II describes the proposal in greater detail. Section III applies the criteria of the Land Use Code to the project. Section IV discusses the related applications for change in use and exemption for affordable housing. Section V addresses the ' -1- 1 1 1 I issue of phasing of allotments. Section VI summarizes this application and offers a justification for the request for bonus points. For convenience, relevant supporting documentation has been included in the Appendix. The site plan for the property showing the existing building, proposed building, and related elements is attached as Exhibit "A". The architects drawing showing both buildings as seen from Main Street is attached as Exhibit "B". The Land Use Application Form giving basic information on this proposal is attached as Exhibit "C". A letter from the applicants authorizing this application and representation is attached as Exhibit "D". The disclosure of ownership requirements are met in the attached letter from Dennis B. Green, attorney -at -law and Certificate from Pitkin County Title, attached as Exhibits "E" and "F". A vicinity map showing the location of the parcel within the City is attached as Exhibit "G" . overall, the Applicants feel that this proposal meets the basic intent of the Code and its policies. The use proposed, offices, is the exact use for which the property is zoned. The proposal will enhance and preserve an existing historic structure located in the center of the Main Street Historic District. The proposal will also create a significant amount of affordable housing within close proximity to shopping, employment, and public services. 2 - 1 0 0 1 II. DESCRIPTION OF PROJECT A. History Of Existing Building The existing building consists of two miner's cottages both dating from circa 1888 or earlier. The portion of the structure at the corner of Main and First Street was the George Moser house which location least has been confirmed to have been at this same since at 1888. The portion of the structure comprising the east side of the building was the Jason Freeman house, which had been located on the same block, but at the corner of Main and Center Street (now Garmisch Street). The Freeman house was moved to be joined together with the iMoser house in their present location and configuration. In ' October, 1976 the structure was designated as an Historic Structure. B. Renovation Of Existing Building on May 9, 1990 the Historic Preservation Catunittee granted approval for certain changes to the existing building. These are shown on Exhibit "A" (site plan) and Exhibit "B" (view from Main ' Street). Further detail is shown in Exhibit "H" and "I" (architect's drawings of elevations), and Exhibits "J", "K", and "L" (floor plans). These renovations principally involve changes to the interior of the building such as interior stairways, utilization of space, and flow of traffic. ' The only exterior changes are minor ones that will not, individually or considered as a whole, have a significant effect on the character of the existing building. The exterior will be ' repaired, refurbished, or repainted as necessary using materials consistent with the existing ones. There will be a new stairway on the Northeast corner providing access to the employee units on the 1 0 0 second floor. A handicapped access ramp will be added to the North side of the building leading to the ground floor. A dormer with windows will be added on the East side of the second story to provide light and ventilation to the employee units. ' be (wherever All building materials will either the same ' possible) as the existing materials, or materials closely compatible with them. ' The minor changes proposed should have no appreciable impact on the character of the building or of the neighborhood. The interior remodeling will maintain the present style. The exterior changes are ' all minor ones which do not materially increase the actual or apparent mass of the structure. All of the changes are located on the Fast 1 side of the building where they will be barely visible from viewers beyond the property itself, particularly from either Main or First Street. IC. Proposed Office Building On November 1, 1989 the Historic Preservation Ccunnittee granted approval for a new office building which the applicant proposes for the site. This building is shown on both the site plan and view from Main Street, Exhibits "A" and "B". Further detail is shown on Exhibits "M", "N", 110" and "P" (detailed site and floor plans) and Exhibits %", "R", "S", and "T" (architect's drawings). The Applicants presented several designs to the HPC over the course of a number of meetings. The design which was approved incorporated numerous suggestions from the members of the HPC and Planning Department staff. The Committee members comments included statements that the design was a good solution to a difficult space, a simple design appropriate for the site, and that the design was • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 appropriate in terms of massing for the location. D. Water System The proposed development will be served by City Of Aspen Water System. The details are stated in the letter from Jay. W. Hammond, P.E., attached as Exhibit "U". E. Sewage Treatment System The proposed development will be connected to the City"s system at the existing sewer line just north of the project site. See letter from Jay W. Hammond, Exhibit "U". F. Drainage System A subgrade drywell system will be utilized as explained in Exhibit "U". G. Fire Protection System The site is currently served by two existing fire hydrants and is within a short distance and response time of the fire station See Exhibit "U". H. Statistical Analysis Of Proposed Uses And Zoning This application is for a total of 3,842 square feet of net leasable office space and for two affordable housing units providing 2,390 square feet of living area. The proposal and compliance - 5 - 1 i 1 1 1 1 1 1 i 1 1 1 1 1 1 requirements of the Land Use Code are outlined as follows: BASIC INFORMATION ON PROPOSAL LEGAL: Block 58, Lots K, L, M, N and west half of Lot 0. ZONE: 0 - Office LOT AREA: 13,498 square feet BUILDING SITE AREA: 4,036 square feet FRONT YARD: 10 feet SIDE YARD: 5 feet - 10 feet between building REAR YARD: 15 feet HEIGHT: 25 feet to mid -point of roof slope F.A.R.: .75:1 - 3,027 square feet Bonus .25:1 - 1,009 square feet If 60% A.H.: or 605.4 TOTAL F.A.R.: 4,036 square feet ASIA OFFICE BUILDING - FLOOR ANALYSIS BASEMENT ACT -JAL F.A.R. (A) Gross Area: 1,645 sq. ft. 658 s.f. (B) Net Leasable: 1,388 sq. ft. -- GROUND FLOOR (A) Gross Area: 1,545 sq. ft. 1,545 sq. ft. (B) Net Leasable: 1,203 sq. ft. -- UPPER FLOOR (A) Gross Area: 1,545 sq. ft. 1,545 sq. ft. (B) Net Leasable: 1,251 sq. ft. -- TOTALS (A) Gross Area: 4,735 sq. ft. - 6 - • 0 1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 1 (B) Net Leasable (office Space): 3,842 sq. ft. (C) F.A.R. (Enclosed): 3,748 sq. ft. (Covered Porch): + 98 sq. ft. = 3,846 sq. ft. AFFORDABLE HOUSING UPPER LEVEL Net Living Area: 1,151.0 sq. ft. Area Per Person: 191.8 sq. ft. LOWER LEVEL Net Living Area: 1,239.0 sq. ft. Area Per Person: 206.5 sq. ft. GALS 2,390.0 sq. ft. ASIA REMODEL OF EXISTING BUILDING FLOOR AREA ANALYSIS BASEMENT ACTUAL F.A.R. (A) Gross Area: 4,821 sq. ft. 868 sq. ft. (B) Offices: 1,273 sq. ft. ---- (C) Affordable Housing: 1,239 sq. ft. ---- (D) Circulation: 330 sq. ft. ---- GROUND FLOOR (A) Gross Area: 5,542 sq. ft. 5,542 sq. ft. (B) Office: 1,284 sq. ft. ---- (C) Restaurant/Bar: 3,778 sq. ft. ---- (D) Circulation: 430 sq. ft. ---- UPPER FLOOR (A) Gross Area: 1,231 sq. ft. * 1,195 sq. ft. - 7 - • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i 1 1 (B) Affordable Housing: (C) Circulation: TOTALS (A) Gross Area: (B) Office: (C) Restaurant/Bars: (D) Affordable Housing: (E) F.A.R.: 1,151 sq. ft. 80 sq. ft. 11,594 sq. ft. 2,557 sq. ft. 3,778 sq. ft. 2,290 sq. ft. 7,605 sq. ft. * Including Stair and Low Headrecm Areas I. Traffic Generation The traffic impacts are detailed in Exhibit "U". J. Affordable Housing This proposal provides two dormitory units each consisting of bedrooms with kitchens, living rooms, and dining areas. Both dormitory units will be located in the existing building and are a large portion of the interior renovation of that structure. One 1,151 square foot dormitory is located on the second floor of the existing building, as shown on Exhibit "L". Another 1,239 square foot apartment is located on the lower level of that building as shown on Exhibit "J". Both units will be rented in conformance with the City"s guidelines and requirements for affordable housing and deed restricted for the required fifty-year period. - 8 - 1 1 I fl 11 K. Stoves And Fireplaces None are to be installed. L. Location And Impact This development is in an ideal location relative to many public facilities. A park is located within one block of the site. A school with playground facilities is approximately two blocks away. There is a major bus stop right on the block with service available to ski areas and throughout the R.F.T.A. routes. The size and location of the proposed building should keep the increased demand for such facilities at a minimum. The increased need generated by the provision of office space on the hospital and airport should be minimal. The intention is to provide better office space and affordable housing for existing residents and to meet demonstrated shortages in these areas. ' M. Effect On Adjacent Land Uses This proposed development should have minimal effects on adjacent land uses. In fact, due to the historic preservation and design aspects, the proposal should enhance the neighborhood. ' The office space proposed is by definition the correct, highest, and best use of the property. The site sits squarely in the middle of the Main Street Office Zone, the boundaries of which were determined ' by the City based on its comprehensive planning process. Other office buildings are located near the site and thorughout the length of this ' office zone along Main Street. The site is in fact relatively close to government buildings and the downtown core area, thus within walking distance for many of the anticipated occupants for many I 9- J II purposes. The affordable housing is also well -located, near shopping, employment centers and similar amenities, similarly within walking The traffic generated, whether vehicular, on foot, or by public transportation will generally use Main Street, the preferred corridor for such movement. Thus, the impact on residential neighborhoods a block or so from Main Street should be minimal. The adjacent land uses are idenfitied on Exhibit "V". On either side of the proposed office building along Main Street the uses are similar and compatible with the proposed use. To the East on the same side of the street one finds a hotel, another professional office building, and the public library. To the west on the same side of the street there is a hotel. Across Main Street is a hotel and Paepcke Park. There are, of course, residential uses in the area including those behind the site on the same block. This mixture of uses is an inherent feature of the zoning and planning for the area. The premise is that office and similar uses should be located fronting upon Main Street with residential uses located just off Main Street. Thus, it is not uncommon to find offices and similar uses on the same block as ' residential structures. Considerable effort was made during the HPC design review process to minimize the effect on nearby residential ' uses, particularly in terms of the heighth, scale, and massing of the proposed building. The site was placed in the Office Zone long before ' these Applicants made their proposal as a result of the City's comprehensive planning process. Again, the site location is ideal. It is within walking distance of many amenities including the Music Tent and related summertime activities. I - 10 - 1 0 0 ' overall, the porposal is supportive of and in conformity with the character of the neighborhood and the City"s planning goals. The ccmninity-oriented, rather than tourist -oriented, nature of the of the ' proposal deserves the City"s support. The historic aspects of the structures are discussed in more detail in Sections II(A) and (B). The already obtained approvals of the Historic Preservation Com-nittee demonstrate that this proposal will enhance the historic character of the neighborhood and preserve a ' designated historic structure. N. Construction Schedule ' Assuming that there are no major pre-constructin delays, construction will commence in late March or early April of 1991. Construction will take approximately six months and should thus be completed no later than November, 1991. The proposed building is relatively small and construction ' inconveniences will be mainly limited to the alley behind the building with only minimal impact on the Main Street side of the building. 1 0 0 III. ANALYSIS OF GROWTH MANAGEMENT REVIEW CRITERIA IA. Quality Of Design ' (1) Architectural Design As noted, both buildings involved have received design approval ' from the Historic Preservation Committee. The existing building dates from circa 1888 in the miner's cottage style. ' the building are The renovations to the exterior of existing ' designed to preserve the historic structure and to enhance its appearance. The building will be repainted and same construction ' finishing repaired or redone. All materials will be the same as or consistent with the original ones. The intent is to make it a better building and to substantially increase its usable life. 1 The new building was also reviewed by the HPC and found to be compatible with the neighborhood in terms of style, scale, siting, massing, height, and materials. The Applicants spent a great deal of time and resources in designing the building, including implementing ' various suggestions made by members of the HPC. ' Thus, the proposal will aid the City's efforts in preserving existing historic structures while enhancing the historic feel of the ' neighborhood. Requested Score: 3 points ' (2) Site Design: Similarly, the proposal represents a high -quality site design. 1 The Applicants presented several designs to the Historic Preservation Cammittee. The Ccnunittee felt that the initial designs were I - 12 - 1 • • inappropriate solutions to what several members referred to as a ' difficult and unusual infill space. Responding to these views, another design was sukm.itted and approved. The HPC complimented the applicants" solution to the problems posed by the site. ' The landscaping plan is similarly sensitive to the needs of the site. Whenever possible, the plan incorporates elements from the ' existing landscaping on the site, particularly the vegetation in front ' of the existing Asia building. Elements such as the hedges in the front have been continued along the same sight lines. The result of ' the landscape plan is to create a feeling of as much open space as possible within the small area available. The plan also is consistent ' with landscaping on contiguous parcels, such as the aspen trees to be located next to the existing ones on the Hotel Aspen property. All utilities will be provided underground. Walkways will be provided linking the new building, parking in the rear, and entrance and yard fronting Main Street. ' Requested Score: 3 points ' (3) Energy Conservation The building will be designed to maximize benefits in energy ' conservation and operating costs while minimizing initial expenditures and system complexity. All energy -conserving devices will be simple to understand, operate, adjust and maintain so that efficiencies ' achieved can be reasonably maintained over the effective life of the building systems. An infiltration barrier wrap such as "Tyvek" will be installed around the entire building exterior which will significantly reduce infiltration. All penetrations of the wrap will be carefully caulked tand sealed to further enhance the effectiveness of the barrier. I - 13 - 1 0 0 ' High -quality windows and doors with state-of-the-art closures and gasketing irethods will be specified throughout, and bat and rigid insulation specifications will exceed minimum standards. Insulation ' values for the projects walls and roof will be R-19 and R-38 or better. ' In addition to the exterior barrier wrap and internal bat/rigid ' insulation, an interior vapor barrier will be provided. This vinyl vapor barrier will not only further decrease infiltration but will ' tend to hold interior humidity levels at least ten (10) to fifteen (15) percent higher than exterior levels resulting in a greater degree ' of occupant comfort at lower room temperatures. All penetrations of ' the vinyl vapor barrier at wall switches, outlets, etc. will be sealed. with the individual unit envelopes sealed and insulated, an ' air-to-air heat exchanger will be used to control the indoor air environment while significantly reducing energy losses. ' Comfort heating will be provided utilizing high -efficiency, ' state-of-the-art mechanical systems. The use of individual temperature controls for major occupancy areas will be maximized to tthe greatest extent possible so that building energy inputs can be matched to the occupants" daily use patterns. ' All plumbing fixtures and fittings will be of a law -flow, law ' water consumption type. Faucet aerators will be selected to provide the maximum apparent flow at relatively low actual flows. All plumbing will be fully insulated to prevent excessive water usage at the point of use while waiting for adequate temperatures to be ' achieved. Domestic water heater design will incorporate the latest technology and may be integrated with heat recovery from the heating ' system. ' - 14 - 1 I 1 1 All of the glazing in this project will be selected with the highest "R" value practical. Glazing located within six (6) feet of the floor will be low "E" type to enhance the warmth radiating between occupant and glazing. The use of low "E" glass will permit a significant improvement in the occupants' sense of ccmfort because of its effectiveness in reradiating interior warmth. The selection of interior finishes and colors, particularly in those rooms with east, south and west -facing glazing, will carefully consider the advantages of radiant absorption and mass heating. Both interior and exterior lighting will be specified utilizing the latest in energy -efficient bulbs. Whether incandescent or fluorescent, high -lumen output/low-wattage input bulbs will be specified. In addition to using high -efficiency bulbs, multiple switching within each space will be designed to closely approximate task lighting based on probable furniture layouts while maintaining sufficient flexibility to focus on task lighting arrange ants as the structure is occupied. Requested Score: 3 points (4) Amenities The most important amenity of the project is its contribution to the vitality and historic character of the neighborhood, the Main Street area. By completion of the infill of the site, the project replaces an unimproved lot. The project will bring new office space and affordable housing into what is at present an unsuccessful portion of Main Street. The pedestrian interest and activity will be enhanced by the proposed uses, both office and affordable housing. The proposal also includes a handicapped access ramp and - 15 - 1 • • walkways. The new building provides elevator as well as stairway access, for the needs and convenience of all users. Requested Score: 3 points (5) Visual Fact As detailed in an earlier section, the design of the proposed building was reviewed and approved by the Historic Preservation MCommittee. The size and mass of the building received a great deal of attention by the Committee and the owners. The design was, in these regards, changed after comments by the Conm.ittee. All designated scenic viewplanes have been considered, and the development does not infringe upon any of the viewplanes . 1 Requested Score: 3 points (6) Trash And Utility Access Areas The project has been designed to include an approximately 110 square foot enclosed trash/utility area located behind the buildings with access from the alley, convenient for collection/service vehicles. The enclosed area is sufficient to accormdate at least two dumpsters, which should be more than adequate for the purposes. Requested Score: 3 points r B. Availability Of Public Facilities And Services For each of the following categories, the proposed development can easily be handled by existing facilities. (1) Water Supply/Fire Protection As demonstrated in the report from Jay W. Hammond, P.E., attached Exhibit "U,' this proposal can be served by the existing systems I - 16 - 1 1 1 1 1 1 without any required upgrades. mr. Hammond contacted the appropriate officials in each case to verify the information stated in this Application. Requested Score: 1 point. (2) Sanitary/Sewer The existing system can handle the proposed development without need for system improvements according to the Engineer's Report, Exhibit "U". Requested Score: 1 point (3) Public Transportation/Roads The type of project and its location mean that there will be minimal impact. As explained more fully in Exhibit "U", there is a bus stop 150 feet from the site and it is located near to a major thoroughfare. Requested Score: 1 point. (4) Storm Drainage All historic drainage patterns and off -site discharge will be maintained at historic levels by use of a subgrade drywell. See Exhibit "U". Requested Score: 1 point. (5) Parking The Applicants propose to provide twelve parking spaces as shown on the attached landscape -parking plan, Exhibit "X". The Land Use Code indicates that 3.00 parking spaces should be provided for each 1,000 square feet of net leasable office space. The proposal for 3,842 square feet of space calculates to 11.5 parking spaces. Therefore the proposal provides for over one -hundred percent of the parking need generated. - 17 - 1 1 1 Alternatively, under the special review procedures, the Applicant's proposes to provide nine spaces and make a payment -in -lieu for three spaces, as shown on Exhibit "Y". The reason this alternative is proposed in this manner is due to the limitations of the site. As originally designed, there was roan for twelve spaces all behind the new and existing building. The HPC required the Applicants to move the handicapped access ramp to the rear of the site rather than its proposed location between the existing and proposed building. The Applicants are quite willing to make this revision, but it did reduce the amount of space available for parking. The primary proposal therefore locates three parking spaces to the side of the existing building off of First Street. The spaces will be shielded from view fran Main Street by landscaping. However, if the City would prefer not to have parking in that location, those three spaces could be eliminated. The applicants would then be willing to make any in -lieu payments required. Under either solution, the Applicants feel that parking in this area is not a serious problem. Even if only nine spaces are provided on -site, the number is well above the standard of 1.5 per 1,000 feet of leasable space provided under the special review provision. There is in fact ample street -side parking available in the immediate area. No particular difficulties in parking have been experienced historically in the area and the additional need for parking can be met under the alternatives proposed. Requested Score: 1 point C. Provision Of Affordable Housing This application proposes a total of 2,390 square feet of L i 1 1 1 1 affordable housing in two dormitory units. The proposal requests 3,842 square feet of net leasable office space. The standards set forth in Section 8-106 provide for a calculation of 3.00 employees for every 1,000 square feet of office space. Thus, the proposal will be deemed to generate 11.53 additional employees. The two dormitory units are each designed to provide housing for six individuals, for a total of twelve persons. Each of the units provides well over the 150 square feet of net living area required. The second floor unit provides 191.8 square feet of living area and the lower level unit provides 206.5 square feet of living area per resident. This proposal houses more than one -hundred percent of the employees generated by the proposal as defined in the Code. The location for the housing is ideal, being within walking distance of the residents for employment, shopping, entertainment, etc. Therefore, this application is entitled to receive the full fifteen points available under this standard. Requested Score: 15 points - 19 - 1 0 0 IV. RELATED APPLICATIONS FOR AFFORDABLE HOUSING AND PARKING The affordable housing to be provided in the existing building as part of the quota application and the parking proposed require that three actions be taken under the Land Use Code. A. Growth Management Exemption First, the Applicants request a growth management exemption for ' the 2,390 square feet of affordable housing being provided pursuant to Section 8-104(C)(1)(c) of the Code. This housing is designed to accomodate twelve persons. The location for the housing close to services, employment etc., and the need for housing so located shows compliance with the City s housing Plan. More detail is provided in Sections II-J and III-C above. B. Change In Use 1 Second, the Applicants request an exemption for change in use to enable them to provide the proposed affordable housing pursuant to Section 8-104(B)(1)(b). Some of the space to be converted to affordable housing had formerly been used as part of the restaurant operation. This application clearly meets the standards required for change in use and will have a minimal impact upon the City. Indeed, the change is meant to provide needed employee housing, not to generate need for housing. The existing building is not being enlarged and ' thus will have no visual impact except for a small staircase being provided for access to the housing. The parking and public facilities impacts are discussed in Section II above. -20- 1 11 I C. Special Review This application proposes the provision of twelve parking spaces, above the amount required. Alternatively, the Applicants propose to provide nine parking spaces on -site and three by payment -in -lieu. Thus, application is made for approval of this process, if necessary, pursuant to Section 7-404 of the Land Use Code. In addition, the affordable housing canponent requires an approval under the special review provisions relating to F.A.R. requirements. The Applicants request the additional .25:1.00 available for affordable housing under Section 5-213 of the Code. The proposal is at .85:1 F.A.R., slightly above the .75:1 available without special review, yet still substantially below the 1:1 standard. See the chart in Section II-H above. - 21 - n 1 1 1 1 1 I 1 V. PHASING OF ALLOTMENTS In addition to the allotment for 1989 the Applicants request that they be awarded a multi -year allotmnt pursuant to Section 8-103(D) of the Land Use Code. Alternatively, they request that an excess development allotment be granted pursuant to Section 8-103(B). The Applicants recognize that the City has been reluctant to grant similar requests in the past. However, there are special circumstances which justify the request made here. First, the proposal meets the standards set forth in Section 8-103(D). The proposed development is for a single building which cannot be constructed or operated in phases. The public facilities such as water and sewer must be designed to handle the needs of the entire building and must be installed in the initial construction sequence. Phasing the project over two separate years of construction is logistically impractical and econanically unrealistic. Only one medium-sized building is proposed and the impact on the neighborhood will clearly be less by construction done at one time. The attached reports make it clear that the City is capable of absorbing the increases in need for services generated by the proposal. The location of the site near established facilities and along transit corridors makes this an ideal situation in many regards. For example, a bus stop is currently located on the block and the site is within walking distance of the public library, retail and service establishments, and is near to a public park. The goal of cammunity balance is supported in that there is a current demonstrated need for office space. In the past several years, the City has experienced an imbalance between office space and - 22 - other uses. Indeed, there is such a significant shortage of office ' space that a task force has recently been formed to address the situation and possible remedies. A multi -year allotment for this ' office space would serve to correct this imbalance. ' The Applicants believe that this is a quality project which should receive the scoring required under Section 8-103(D), particularly considering the historic and architectural aspects of the proposal and its location appropriate to the proposed use. In addition, simple fairness supports the request for an additional allocation. The Applicants began planning for this proposal over two years ago. Beginning in April, 1989 the Applicant began the application process for design approval for the proposed office building. The intent was to submit an application for the quota available that year. However, before the application was submitted the Applicants the learned that certain exemptions had been granted which reduced ' available 1989 quota to only the 1,200 square feet currently available. The exemptions which reduced the quota involved additions to historic structures or sites by the addition of new buildings adjacent to buildings with historic designations. be fairly considered The Applicants ask only that their proposal ' on its merits. They feel that their proposal is essentially the same as the projects which were exempted from the quota system. One fact is surely true - except for the exemptions allowed to other similar projects the full quota would be available this year. These applicants should not be forced to wait an additional year for their project under these circumstances. Principles of equity and fairness support the request for an additional allotment under these particular ' - 23 - 1 0 0 conditions. The projects which were exempted provided little or no affordable housing while this proposal provides significant amounts of the needed housing. - 24 - 1 0 0 ' VI. SUMMARY - REQUEST FOR BONUS POINTS The Applicants feel that this proposal not only meets the standards required but represents an outstanding design meriting ' recognition and the additional points available. This proposal has two major attributes, the details of which have already been discussed. First, the proposal provides affordable housing for more than ' one -hundred percent of the need generated by the proposal. Second, the proposal preserves a designated historic structure ' while enhancing the historic character of the area. r� I - 25 - • • MAIN SME'ET +nc ► sw v _ o• SITE PLAN �r r■i r� r� rr �r r� r rr ■� rr r� rr rr rr r� rr rr rr� 0 • o � • df �•.n- 6 . !ate' MAIN 0 ' 1ITACI24FNT 1 • USE APPLI=ON FOPM ' 1) project Name A S I A 2) Project Location 132 W. Main Lots K L M N and the west half of Lot 0, Block 58, City and Townsite of Aspen ' (indicate street address, lot & block number, legal diescrlption where appropriate) ' 3) pint Zoning 0 - Office 4) Lot size 13,498 sq. ft. 5) Applicant's Name, Address & Pt'ane # Steve Ko and Lily Ko, 132 W. Main, ' Aspen, Colorado, 81611, (303) 925-5433 6) Representative's Name, Address & Phone # Dennis B. Green 617 W. Main. ' Suite B, Aspen, Colorado, 81611, (303) 925-1885 ' 7) Type of Application (please check all that apply): Conditional. Use Conceptual SPA Corceptual historic Dev. ' X Special Review Final SPA Final Historic Dev. 8040 Greenline Stream Margin Final PUD Minor Historic Dev. Historic Demolition Mountain View Plane Subdivision Historic Designation p=x1ominiu i nation Text/Map Aft X QM�6 Allotment Lot Split/lot Line X avLS Enempticn Adjustment X Change In Use 8) Description of Exist-irq Uses (number and type of ex:iz� strl . 8S: appraximate sq. ft. ; number of hedrocros; any previous approvals granted to the PropertY) - See Attached Section I. 1 ' 9) Description of Development Application See Attached Section II. ' 10) Have you attached the following? yes Resporse- to Attachment 2, M i n i m rm submission CortRnts ve s pj-- e to Attachment 3, Specific Submission Contents yes Piet se to Attachment 4, Review Standards for Your Application IEXHIBIT " C " 11 fl June 1, 1990 City Of Aspen 130 W. Main Aspen, CO. 81611 To Whan It May Concern: We, Steve Ko and Lily Ko, the owners of the property at 132 W. Main, Aspen, Colorado, hereby authorize Dennis B. Green and Charles Cunniffe & Associates to act as our agents, and to present a growth management quota application on our behalf. ' Please accept this letter and attached material as our application to renovate the Asia Restaurant, and to develop an unused portion of the property; building offices and employee housing. Our request - this application - is pursuant to the requireimnts of the City"s growth management system. The building which houses our restaurant was originally a miner's cottage, was also used for offices at one time, and was added to the historic register more than a decade ago. ' You have already approved our plans for making Asia Restaurant more attractive, and efficient as a dining business. This includes design changes, and renovation. We wish now to add affordable housing and office space to an area of town in need of both. Our plans are sound, and we feel our changes to the building will ' enhance the quality of life in our neighborhood. ,•;e believe the changes to Asia Restaurant meet the intent of the Growth Management Code - and ask for your support. Sincerely, -eve Ko Lily Ko Owners - Asia Restaurant ' 132 W. Main Aspen, Colorado 81611 EXHIBIT "V E ITELEPHONE 303-925-1885 I May 30, 1990 ' City of Aspen 130 S. Galena St. Aspen, CO. 81611 DENNIS B. GREEN Attorney at Law 617 W. MAIN ST.. SUITE B ASPEN. COLORADO 81611 TELECOPIER 303-925-5856 ' Re: Ownership of 132 W. Main To: The Aspen Planning Commission, Aspen City Council, and Planning Office ' The undersigned has reviewed the ownership of Lots K, L, M, N, and the west one-half of Lot 0, Block 58, City and Townsite of Aspen, ' also known as street address 132 W. Main, Aspen, Colorado. Said property is owned by Steve Ko and Lily Ko in fee simple. The only encumbrances on the property are those indicated on the ' Certificate Of Ownership, attached as Exhibit "F". This information is accurate as of May 30, 1990. It is based ' upon the attached Certificate Of Ownership, information provided by the owners of the property, and an updated search of the relevant records of the Pitkin County Clerk and Recorder including all records through this date. Sincerely, ' Dennis B. Green DBG/aw ' Enclosure 1 ' EXHIBIT "E" ' KIN COUNTY TITLE, Inc. - • P01 Title Insurance Company 'gent J. Higens 601 E. Hopkins, Aspen, Colorado 81611 Christina M. Davis President (303) 925.1766 • (303) 925.6527 FAX Vice President 1 CERTIFICATE OF OWNERSHIP PITKIN COUNTY TITLE, INC., A DULY LICENSED TITLE INSURANCE AGENT FOR 'THE STATE OF COLORADO HEREBY CERTIFIES THAT : STEVE KO AND LILY KO ARE THE OWNERS IN FEE SIMPLE OF THE FOLLOWING DESCRIBED REAL PROPERTY SITUATED IN PITKIN COUNTY, COLORADO TO -WIT: ,LOTS K, L, M, N,AND THE WEST ONE-HALF OF LOT 0, BLOCK 58, CITY AND TOWNSITE OF ASPEN. DEEDS OF TRUST, MORTGAGES, ENCUMBRANCES APPARENTLY NOT RELEASED: DEED OF TRUST ----- BOOK 508 AT PAGE 837 NOTE: AMENDMENT TO DEED OF TRUST RECORDED IN BOOK 509 AT PAGE 763 FINANCING STATEMENT -- BOOK 518 AT PAGE 81 NOTE : EASEMENT ----- BOOK 525 AT PAGE 48 ILIEN AND JUDGEMENTS APPARENTLY NOT RELEASED: NONE ALTHOUGH WE BELIEVE THE PACTS STATED ARE TRUE, THIS CERTIFICATE IS NOT TO BE' -CONSTRUED AS AN ABSTRACT OF TITLE, NOR AN OPINION OF TITLE, NOR A GUARANTY OF TITLE, AND IT IS U*7DERSTOOD AND AGREED THAT PITKIN COUNTY TITLE, INC., NEITHER ASSUMES, NOR WILL BE CHARGED WITH ANY FINANCIAL OBLIGATION OR LIABILITY WHATEVER ON ANY STATEMENT CONTAINED HEREIN. ' CERTIFIED TO: JULY 3, 1989 AT 8:00 A.M. 'PITMAUTHOR NTY INC. BY:IYU ' I D IGNATURE k EXHIBIT "F" i m m m m L VICINITY MAP C, .,yeti A a , T Mr I - It -1 1- 1, Now-] AS 82 _-I- TO BUTTIERMIL s -q 0 GLENWOOO AIRPORT 3 L%MLMI-00�0. D rrlH IONUF E CISTINGSTAM WELL l NEW DiPLOYEE MOUSING RNTFY Nry V-6—b Mth E."- �ti 1 b lAren Ea uqnp -. � I — ---- - » 4, Nry S�mg6 Tr�mb Mevh Envrp =VVq Nav NW,.I, Sp i MM, u.INn.l Eat C� O O O �I bMrehEmaq t! m U. H j X VVV L1..1 SOUTH ELEVATION V E.YTEN"CFEKSTINGSTAUtWELL W lx g NEW DQYQ AMTWN L NEW DeLOYEE HOUSING ENTRY Q H-FIN,s my and E— Nry W�d—b Mth E." I U b Nth Emhq z IL -. - -- Earnord ensuq binldiry+b he re!-ro�stsa � nMr d rd p. Wd F - Nov fao . .__—_ .. .-. _ All buJdu,g � Nw fd�bNNch Ecn,og Nry SdsgkTrvnb MthEmuq �, "" EAST ELEVATION �Q -- I I �IIIIIIIInnnnunnuH� - �� R�r WEST ELEVATION CTTDMM GP DCRTMG STAIR WELL i NEW DipLar[[ "MING ENTRY NORTH ELEVATION GINMAL MTES Lnmq 19 Wm Ta►v d bmYetbbNuy b b r+wwM Nbb CmMbmv An ib. c<c�vvu.�n � aa<n.vmy wwnT m m a r r � am m m a■ ■r ro m is a amftw= m � mumovAL1SANDPARTUIOSTORELAIN --- CYTSTING HALLS AND PARTITIONS TO BE REMOVED -_--- NEW MALLS ANDPARTITIONS LOWER FLOOR. PLAN W t N S m Z ~ Z X U LLJ Lm J U J W W N. .1 C ta• N Q Z W t V N X� N 7 b HI m 2 Z X V LiJ VI W J 0S: 1 V j O W C Z a N Q L C Z < VALES M7DPAIM"B TOBEYAW VAUS M7DPAATIT"M TO BE REMOVED 1SMOPARTITIM GROUND FLOOR PLAN m m� m m r w m m w m m m m m m m w I W t x WN F S _ _J N _ b ►�1 Ina Z z X w V N1 W J Ltl' v J C W LL 0 i Wa N < LU QC N Q ;6TINr MALLS AND PART TIONS TO REMAIN ISTIIi6 MALLS AND PARTITIONS TO BE REMOVED !W WALLSANDPARTITIONS SECOND FLOOR PLAN m m sa m m r m wit awe m m m w m m w w i -U 0 r r N rIlk I p • �1 r 14'- 44" m m s 11 Do 3 i Q h ASIA OFFICE BUILDING CFN M Q)NNIFFE i ASSOCUM/ARCMRECM b MAIN STREET b ASPEN—COLORADO 9 .. .. .. _ PO. BOX 3534. ASPEM COLORAW 81612 TELEMF40W 303/97iSS90 m x w o_ a C � 71 le ; f a F � A a ASIA OFFICE BUILDING MAIN STREET ASPEN -COI -COLOR Ann 0 • yfT- 4 0 140 6rgouND PloCtt 1 9 `} UPPetz 1=Loom I ti 45 f!7A5EM6NT r, u6 -TOTA 3 7 4�S covEREo PvRrH ZS� 77TA" 4 0 0 4 EXIY(IWC,G FSfJil-( C? o Li t,l r_,) F L O o tZ. • L1404T wELL/"RE'YS UCX.WT WE L./EcaE" b r 0 Z J J � a 0w0 LLH(I 0NZ gZW afa EXHIBIT "0" -i • • 1 1 1 1 1 1 1 1 1 1 i 1 1 1 1 1 U�PEfL. FLC7D2 C7q EXHIBIT "P" • • U' Z C 0 _J 0 00FF0 UWp LLL �- I I 0 N Z Q Z W r a NQN Q f Q 1 ' Eo see, v • .7 �1. a ®®� Nis mix �— i r-- S y 2 cc x W a z o, 2w0 IL I 0 z aza v,ay� Q f Q 0 Z_ 0 J 0� w U0 LL F U 0Unz azw cn a cn Q�Q y v rr ar r rr r� r� rr r ri r� �r rr rr ■r r r� rr rr �r 47. A W as wWo. • p N z I l a?a ( aka I 1 1 I 1 1 1 [i SCHUMER GOAMN MEYER INC • P.O. Box 2155 Aspen, Colorado 81612 (303) 925.6727 CONSULTING ENGINEERS i SURVEYORS May 29, 1990 Mr. Dennis B. Green Attorney at Law 617 West Main Street Suite B Aspen, Co. 81611 RE: Asia Office Building Growth Managment Application Dear Dennis: This letter comprises a report on Engineering related items for an office Growth 1-lanagment Application for the Asia Office Building. I have structured this report to include the engineering related criteria of the City of Aspen Growth Managment Quota system (Gl4QS) persuant to Aspen Municipal Code, Chapter 24, Section 8-106F. Introduction The Asia Office Building Project comprises a two story office building development located on lots N and the Westerly half of Lot 0 of Block 58 of the Original Aspen Townsite. The proposed structure will include approximately 3842 sq. feet of leasable office space and new affordable housing is to be built in the remodeled Asia restraurant building. The site plan proposes to provide for parking spaces fronting on the alley as well as a trash and utility enclosure in the northwest corner of the site. While the project fronts on Highway 82 on Ilain Street it does not propose access from the Hain Street frontage.The following items comprise engineering analysis of available services pursant to City GMQS requirements. I Tater System j Tater is to be provided by the City of Aspen [later System as discussed � lith Judy McKenzie of the City Water Department on May 25, 1990. Water service to the project is available from an existing 8" main located in I -lain Street. Judy indicated that the existing water system has adequate capacity to serve this project without any required system upgrades. She further indicated that there were no problems on the existing grater system in the immediate area that might require construction by the applicant. Fire hydrants are already in existance on the northwest corner of the intersection of Main and First Street as well as the northeast ccrner of Garmish and lfain both a block or less from the project site. As a predominantly office structure this project should not place high demands on the eater s, stem, :;e would anticipate approximately 450 gallons per day. One possible concern regarding eater service to this project involves the Colorado Department of Highways near term plan to overlay the Hain Street portion of Highway 82. This Would suggest that it may be advisable to tap the City grater main as soon as possible to avoid later conflict with Department of Highways overlay work. 1512 Grand Avenue, Suite 212 • Glenwood Springs, Colorado 816011 EXHIBIT "U" ' 1-Iay 29, 1990 Asia Office Building GMA ' Page 2 Sewer System Based on conversations with Tom Bracewell of the Aspen Metropolitan Sewer District it appears that sewer system capacity is available to serve this project. Tom indicated in my conversation with him on May ' 25 that service would be available by tapping the existing sewer line in the alley north of the project site. Once again, the Sewer District through Tom has not indicated the need for any system improvements ' in the immediate area in order to provide capacity for this project. Again, as a predominantly office project, this development should not place high demands on the sewer system during normal peak flow conditions. Drainage The site plan for the Asia Office Building proposes approximately 3813 sq. ft. of new impervious surface on a lot area of 4036 sq. ft. Space is available on the site to provide on site detention in the form of a subgrade dryc-rell overflowing to adjacent storm sewer facilities. I would propose to locate the drywell and overflows in the parking area adjacent to the alley. The drywell system will be sized to provide on - site detention of any difference between undeveloped and developed flows. Off site discharge will be maintained at historic levels pursuant to City Code requirements. Fire Protection The project site is currently serviced by two existing fire hydrants, one ' is located on the northwest corner of Main and First Streets about 1/2 block from the site, the other is located at the northeast corner of Main and Garmish just under 1 block from the site. Both hydrants within 300 feet of the project site. In addition, the site is located 5 blocks from the existing Aspen Volunteer Fire Department, located on East Hopkins between 1-Iill Street and Galena Street. P.esponse time for the Volunteer Fire Department for this site could be expected to be under 5 minutes including alarm time. In a conversation with the Fire Marshall's Office no special requirements were identified to provide fire protection to this site. Traffic Generation ' Based on the Vehicle trip generation figures generated by the Regional Transportation Flan for the City of Aspen by "loorhees and Assoc. dated -uly -f 1973, ",in office facility located adjacent to a strong transit ' system could be expected to generate 8 vehicle trips per 1000 sq. ft. per Jay. For this project ::ith a net leasable square footage of 3842 sq. ft. the office portion of the building could be expected to generate 30.7 vehicle trips per day. These vehicles could be expected to impact First Street, Bleeker Street, and llain Street as they enter and exit the site. 1 • � Ilay 29, 1990 Asia Office Building GMA ' Page 3 According to the Aspen Area Comprehensive Plan; Transportation Element as published in September 1987 by the Aspen/Pitkin Planning Office and Roaring Fork Transit Agency, First Street currently expereiences less than 1000 vehicles per day in the Summertime while Bleeker Street experiences under 2000 vehicles per day and Main Street ' experiences in excess of 20,000 vehicles per day. Traffic generation by this project at 30.7 vehicles per day will not have an adverse impact nor will it exceed the system capacity of the adjacent streets. One factor that should help minimize traffic generation by the project is the availability of public transit on Main Street stopping at the Northwest corner of First and Blain Street just 150 feet from the project site. The ' project site plan proposes four paved parking spaces off of the alley. In addition, the remodel plan for the Asia Restaurant proposes to formalize seven additional parking spaces along the alley frontage of that building and one more off First Street for a total of twelve spaces. This parking exceeds the U.5 spaces required by code for the new office building. These additional parking spaces along with the differing hours of operation of the office building and restaurant should serve to keep on street parking demand for this project to a minimum. I trust that this letter report will prove adequate for GMQS application purposes. Generally, the project site is well served by existing utilities and available street capacity. None of the utilities I contacted indicated a need for utility system upgrades in the immediate area. This project ' site offers a good location close to the downtown core and can be serviced with exisiting utilities in the area. ' Please feel free to contact me if I can provide any additional assistance on this growth managment application. Respectfully submitted, SCHMUESER GORCON MEYER, INC. Jay 1. Hammond, F.E. Principal -Aspen Office ?H/ja 90125 11 r AvE. RUBEY PARK )TREET -i.iR� HYMAN AVE_ D Z r � m D G) Z -v El l D M z u� n nE:l p HOPKINS STREET r CITY rmn HALL D Wl FIRE M TATIO m Cl 0 0 0 0 0 0 BUS ROUTE ;THOUSE JAIL PARKING GARAGE �kFR sr R/p G�gND F PAaK NORTH m X w ASIA BED AND BREAKFAST EEST:AURJAd PARK - - I [_ .-I E HOTEL 00000 LIBRARY OFRCEPROFESSIONAL 0 0 0. 0 0 0 0 0 0 0 MAIN STREETS 0 0 BREAKFAST �l nHOTEL L--�� m L in o SLEEKER STREET LAYGROUND m scHooL E I AM HALLAM STREE r-I POST OFFICE m M m I E I i = O FRANCIS STREET _ ADJACENT USAGE MAP •= = MGM = = r M = it M = M = M = M M VEr— H 1 � ■ I 1 .I 1 I— W.—HYMAN — AVE. � z N Z � a Q O Z — - z`e- 1 10 --��_0_E ----t 2 0 0 1 1 IF 1C0 4o 0 1 1 N N k I � 1 . 1 1 I 1 AREA ZONING MAP m ! m = = = ! r ' 1 1 OFFICE BUILDING Yi 7 Site Plan _ _ . s . erns. B wvr� �wr•+e y�•uyw,�rl+cC ~.�'' --r.-�:� y+<�u�-lawr+w�,ut ye�4rao�re�+.w.nn.,ut. a.—.w 9ry��, 1P N fEtT 0 510 20 40 •-- uWF-- co 2 X �. i I VICE BUILDING ° e,sr U o� _ { • f' o rc u u Site T cx+rw �+b Plan 64 ''A u u'�+`tT 0 510 20 40 CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 9 14 90 DATE COMPLETE: "r PARCEL ID AND CASE NO. 2735-124-39-070 A53-90 STAFF MEMBER- kL, PROJECT NAME: Asia 1990 Commercial GMQS, GMQS Exemption, Special Review Project Address: 132 W. Main Street Legal Address: Lots K, L, M, N & 1/2 Lot O, Block 58 APPLICANT: Steve & Lily Ko Applicant Address: 132 W. Main St., Aspen REPRESENTATIVE: Dennis Green Representative Address/Phone: 617 W. Main, Suite B Aspen, CO 81611 PAID: YES NO AMOUNT: $3775. NO. OF COPIES RECEIVED: /10 TYPE OF APPLICATION: 1 STEP: 2 STEP: V P&Z Meeting Datey %.>_ PUBLIC HEARING: ,�5� NO VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Planning Director Approval: Paid: Insubstantial Amendment or Exemption: Date: -------------- REFERRALS: „ i „r, D-i rr . Aspen Water 4241�ty--Else Envir. Hlth. As�p" Con. S.D. Mtn. Bell Parks Dept. oly Cross re kai Rwilding Inspector oaring Fork Energy Center School District Rocky Mtn Nat Gas State Hwy Dept(GW) State Hwy Dept(GJ) Other // o tj DATE REFERRED: C y �? ��� INITIALS: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Engineer Zoning Env. Health Housing Other: FILE STATUS AND LOCATION: 0 0 September 27, 1990 ASPEN/PITKIN PLANNING OFFICE 130 S. Galena Street Aspen, Colorado 81611 (303) 920-5090 Dennis Green 617 West Main Street, Suite B Aspen, CO 81611 Re: Asia 1990 Commercial GMQS Dear Dennis, This is to inform you that the Planning Office has completed its preliminary review of the captioned application. We have determined that this application is complete. We have scheduled this application for review by the Aspen Planning and Zoning Commission at a public hearing on Tuesday, November 6, 1990 at a meeting to begin at 4:30 p.m.. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to the application is available at the Planning Office. Please note that it is your responsibility to post the subject property with a sign for the public hearing and mail notices to property owners within 300' of the subject property. If you have any questions, please call Leslie Lamont, the planner assigned to your case. Sincerely, Debbie Skehan Administrative Assistant 7 MEMORANDUM TO: City Attorney City Engineer Housing Director Aspen Water Department Electric Department Environmental Health Department Aspen Consolidated Sanitation District Fire Marshal Roaring Fork Energy Center Aspen Historic Preservation Committee FROM: Leslie Lamont, Planning Office RE: Asia 1990 Commercial GMQS, Exemption Parcel ID # 2737-124-39-070 DATE: September �' 1990 J7 Special Review and GMQS Attached for your review and comments is an application from Dennis Green on behalf of Steve & Lily Ko requesting Commercial GMQS Allotments and approval of Special Review and GMQS Exemption. Please return your comments no later than October 19, 1990. Thank you.