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HomeMy WebLinkAboutcoa.lu.gm.Lots K-N & 1/2O Blk58.A53-90 . c: . .0 , .~ .. . . ." 'W ." 'W 'W - - 'W ... .. ... -j \ .. GROWTH MANAGEMENT QUOTA SYSTEM ApPLICATION FOR 1989 AND 1990 .. ow .. .. .. .. .. .. .. .. .. .. - ... .. .. .. .. .. MAY 1990 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: - Oennis 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. Hanmond 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 .. - .. ... .. - .. - c , TELEPHONE 303.925-1885 DENNIS B. GREEN Attorney at Law 617 W. MAIN ST.. SUITE B ASPEN. COLORADO 8161] TELECOPIER 303-925-5856 May 30, 1990 - Ms. Leslie Lamont Aspen/pitkin Planning Office 130 S. Galena St. Aspen, CO. 81611 - Re: Asia Project, Growth Managerrent Application . , 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 Ar:plication, or if we can be of further assistance, please do not hesitate to call. - Sincerely, .. - ~~ ~ -- ----.' ..... -----... -- / ~ -... Dennis B. Green 0c=~. ~ ... ... - DBG/aw Enclosure ~ .. - .. - .. .. - - .. .. .. Section -, TABLE OF CONTENTS PaCle 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 Sys tern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 E. Sewage Treatment System ............................ 5 F. Drainage System .................................... 5 G. Fire Protection System ............................. 5 H. Statistical Analysis Of Proposed Uses And Zoning .. ....0..'.................... 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 ....................... 9 N. Construct; on Schedu 1 e .............................. 11 " - - - - - - - - - - III. - .. .. - .. - ",. - .. - .. - - - - - ANALYSIS OF GROWTH MANAGEMENT REVIEW CRITERIA .......... 12 A. Qual i ty Of Des i gn .................................. 12 12 12 13 15 16 16 16 16 17 17 17 17 18 B. (1) Architectural Design .......................... (2) Site Des i gn ................................... (3) Energy Conservation .. ......................... (4) Amen it i es ..................................... (5) Visual Impact ................................. (6) Trash And Utility Access Areas ................ Availability Of Public Facilities And Services ..... (1) Water Supply/Fire Protection ................... (2) Sani tary /Sewer ................................ (3) Public Transportation/Roads .................... (4) Storm Drainage ................................. (5) Park i ng ........................................ C. Provision Of Affordable Housing ..................... ~ IV. RELATED APPLICATIONS FOR AFFORDABLE HOUSING AND PARKING................................ 20 A. Growth Management Exemption ...................... 20 B. Change In Use ...'................................. 20 C. Spec i a 1 Rev i ew .. .. .. . .. . .. .. .. .. .. . .. .. .. .. .. .. .. 21 - V. PHASING OF ALLOTMENTS ................................ 22 VI. SUMMARY - REQUEST FOR BONUS POINTS ................... 25 - .. - APPENDIX - EXHIBITS - - Basic Site Plan........ ............................................... .... ..... Exhibit A Architects Drawing - View From Main Street. ................ Exhibit B Land Use Application Form ........ ..... ...... ............... Exhibit C Letter From Appl icants ..................................... Exhibit 0 Letter From Attorney re Ownership .......................... Exhibit E Ownership Certificate........................................................ ........... Exhibit F Vicinity Map............................................... Exhibit G Existing Building - South and East Elevations. ............. Exhibit H Existing Building - West and North Elevations. ............. Exhibit I Existing Building - Lower Floor Plan ....................... Exhibit J Existing Building - Ground Floor Plan .......... ............ Exhibit K Existing Building - Second Floor Plan ....... ............... Exhibit L 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 Proposed Building - North Elevation ........................ Exhibit R Proposed Building - East Elevation ......................... Exhibit S Proposed Building - West Elevation ......................... Exhibit T Letter From Engineer....................................... Exhibit U Adjacent Usage Map......................................... Exhibit V Area Zoning Map ............................................ Exhibit W Landscape Parking Plan (Proposed) ........................ Exhibit X Landscape - Parking Plan (Alternative) ..................... Exhibit Y - .. - - - - - - - - - - .. - .. - .. - - - ... ii .. .. '"...... - I. INTRODUCTION - PROJECT OVERVIEW 'fue Asia property is located at 132 W. Main Street. The property sits in 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 OOilding which received designation as a historic structure in 1976. 'fue 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 existing structure has also been used for office and residential purposes. 'fue 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 ~ parts: ..,..... IItt. ,.. .. - - .. - - - - - ... (1) Construction of a new office building; and (2) Renovation of the existing building. The histcric aspects of both parts of the project have already been approved by the City's Historic Preservation carmi. ttee. On November 1, 1989 the Cc:mnittee approved the design for the new building proposed for the site. On M'>y 9, 1990 the Ccrnni.ttee approved the design changes for the renovation of the existing building. This application for an allotrrent 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 N discusses the related applications for change in use and exanption for affordable housing. section V addresses the - - - - .. - .. .. .. .. .. .. - .. ... - 1 - - .. .,...., - 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 App:ndix. The site plan for the prop:rty shaving the existing building, prcposed building, and related elerrents is attached as Exhibit "A". The architect's drawing showing both buildings as seen frcxn Main Street is attached as Exhibit "E". The Land Use Application Form giving basic information on this prcposal is attached as Exhibit "C". A letter fran the applicants authorizing this application and representation is attached as Exhibit "D" . The disclosure of a.vnership requirenents are met in the attached letter fran 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 M3.in Street Historic District. The proposal will also create a significant amount of affordable housing within close proximity to shopping, employment, and public services. ,- - - - - - - .. ow - ... - ... - 2 - - r" -,,"...... - II. DESCRIPTION OF PROJECT A. History Of Existing Building The existing building consists of two miner's cottages both dating fran circa 1888 or earlier. The portion of the structure at the corner of Main and First Street was the George Moser house which has been confinned to have been at this sane location since at least 1888. The portion of the structure ccxrprising the east side of the building was the Jason Freanan house, which had been located on the same block, but at the comer of Main and center Street (now Gannisch Street) . The Freerran house was roved to be joined together with the M::>ser house in their present location and configuration. In OctOber, 1976 the structure was designated as an Historic Structure. ''11 ,- ... .. - - - - - ..~ - .. B. Renovation Of Existing Building On May 9, 1990 the Historic Preservation Camlittee granted approval for certain changes to the existing building. These are shown on Exhibit "A" (site plan) and Exhibit "B" (view fran Main Street). Further detail is shC1Nll in Exhibit "R" 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 I1I3.terials consistent with the existing ones. There will be a new stairway on the Northeast comer providing access to the enployee units on the - - - - ... - ... .. - ... - .. - 3 - .. ,.., ~",. ...... .. second floor. A handicapped access ranp will be added to the North side of the building leading to the ground floor. A domer with windows will be added en the East side of the seccnd story to prOlTide light and ventilation to the enployee units. All building materials will either be the sane (wherever possible) as the existing rraterials, or rraterials closely carpatible with them. 'n1e minor changes prqlOsed should have no appreciable intact on the character of the building or of the neighborllood. '!he interior raoodeling 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 East side of the building where they will be barely visible from viewers beyond the prcperty itself, j;articularly from either Main or First Street. , . ,.., "'~ ,,- - - - - - - c. Proposed Office Building On November 1, 1989 the Historic Preservatien CarnIittee granted approval for a new office building which the applicant prqxJSes 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 en Exhibits "M", "N", "0" and "P" (detailed site and floor plans) and Exhibits "Q", "R", "5", and "T" (architect's drawings). The Applicants presented several designs to the HPC over the course of a number of rreetings. The design which ;.as apprOlTed incorporated nurrerous suggestions from the merrbers of the HPC and Planning Department staff. The Carmittee rrembers oorrments included staterrents that the design was a good solution to a difficult space, a siIrq:>le design apprcpriate for the site, and that the design was .- - - - .. - - - .. - - - - - - - 4 - ''',,", , appropriate in tenns of I1\3.ssing for the location. .. D. Water System The proposed developrrent will be served by City Of Aspen Water System. The details are stated in the letter from Jay. W. HaIm'Ond, P.E., attached as Exhibit "u". - - - - - - .. E. Sewage Treatment System The proposed developrent will be connected to the City's system at the existing sewer line just north of the project site. See letter from Jay W. HaIm'Ond, 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 tine 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 canpliance - - - - - ... - 5 - ~ /'"' \ .. . 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 O. - ZONE: o - Office - rm AREA: 13,498 square feet - - BUILDING SITE AREA: 4,036 square feet - FRaNI' 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.: Bonus If 60% A.H.: .75:1 - 3,027 square feet .25:1 - 1,009 square feet or 605.4 - - 'lDl'AL F .A.R. : 4,036 square feet - - ASIA OFFICE BUILDING - FLCOR ANALYSIS - BASEMENI' ACI'UAL F.A.R. (A) Gross Area: 1,645 sq. ft. 658 s.f. - (B) Net Leasable: 1,388 sq. ft. GROUND FLCOR (A) Gross Area: 1,545 sq. ft. 1,545 sq. ft. - (B) Net Leasable: 1,203 sq. ft. - UPPER FLCOR - (A) Gross Area: 1,545 sq. ft. 1,545 sq. ft. - (B) Net Leasable: 1,251 sq. ft. - - 'lDl'ALS .. (A) Gross Area: 4,735 sq. ft. - - - 6 - - .... ,.......... (B) Net Leasable (Office Space): (C) F.A.R. (Enclosed): (Covered Porch): 3,842 sq. ft. 3,748 sq. ft. + 98 sq. ft. = 3,846 sq. ft. ....... "w AFFORDABLE HOOSING - - UPPER LEVEL - Net Living Area: 1,151.0 sq. ft. 191.8 sq. ft. - Area Per Person: - LCWER LEVEL - Net Living Area: 1,239.0 sq. ft. - Area Per Person: 206.5 sq. ft. 2,390.0 sq. ft. "" 'lDTALS - ASIA REMODEL OF EXISTING BUILDING FLCOR AREA ANALYSIS .- BASEMENI' ACIDAL 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. GROOND 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 FLCOR - (A) Gross Area: 1,231 sq. ft. * 1,195 sq. ft. - - - 7 - - '" '. <"-..... - (B) Affordable Housing: 1,151 sq. ft. (C) Circulation: 80 sq. ft. TOTALS (A) Gross Area: 11,594 sq. ft. (B) Office: 2,557 sq. ft. (C) Restaurant/Bars: 3,778 sq. ft. (D) Affordable Housing: 2,290 sq. ft. (E) F.A.R.: 7,605 sq. ft. * Including Stair and Low Headrcam Areas ".... '....1 "".~ - - - .. - - - - - - I. Traffic Generation - The traffic iJrpacts are detailed in Exhibit "U". - - - - J. Affordable Housing - This proposal provides two donnitory units each consisting of - bedrocms with kitchens, living roans , and dining areas. Both .. donnitory units will be located in the existing building and are a - large ]X)rtion of the interior renovation of that structure. - One 1,151 square foot donnitory 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 conforrrance with the City's ... guidelines and requirerrents for affordable housing and deed restricted - for the required fifty-year period. - - - - 8 - - .- " ..~, K. Stoves And Fireplaces None are to be installed. ""'I - L. Location And Impact This developrent is in an ideal location relative to rrany public facilities. A park is located within one block of the site. A school with playground facilities is approxillately twc blocks away. There is a rrajor 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 airpcrt should be minillal. The intention is to provide better office space and affordable housing for existing residents and to meet derronstrated shortages in these areas. ... - - .. - .. .. .. - ".-'" - - - ~ M. Effect On Adjacent Land Uses This proposed developrent 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 M3.in Street Off ice 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 len::rth of this office zone along M3.in Street. The site is in fact relatively close to government buildings and the downtown core area, thus within walking distance for rrany of the anticipated occupants for rrany - .. - .. .. - .. ... .. - 9 - - .. .. r" "-,,, ... purposes. - The affordable housing is also well-located, near shopping, - - EIDployrrent 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 moverrent. 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 M3.in 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 V€st on the same side of the - street there lS a hotel. Across M3.in 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. 'Ihis 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 M3.in Street with reslc.ential uses located just off M3.in Street. Thus, it is not uncanrnon 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 tenus of the heighth, scale, and massing of the .. .. prcposed building. The site was placed in the Office Zone long before these Applicants made their proposal as a result of the City's .. - ccmprehensive planning process. Again, the site location is ideal. - It is within walking distance of many amenities inCluding the Music - Tent and related sumrrertime activities. - - - 10 - .. :' ......... - Overall, the jXlrp:lsal is supportive of and in conformity with the character of the neighborhood and the City's pi anning goals. The canmunity-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 rr.ore detail in Sections II(A) and (B). The already obtained approvals of the Historic Preservation conrnittee demonstrate that this projXlsal will enhance the historic character of the neighborhocd and preserve a designated historic structure. - N. Construction Schedule Assuming that there are no ffi3.jor pre-constructin delays, construction will commence in late March or early April of 1991. Construction will take approxinately six months and should thus be completed no later than November, 1991. The proposed building is relatively small and construction inconveniences will be ffi3.inly limited to the alley behind the building with only mininal impact on the Main Street side of the building. ... .. .. - - - .. - - - - - - - - - ... - .. - 11 - - -, ,....... '''-., ,,," III. ANALYSIS OF GROWTH MANAGEMENT REVIEW CRITERIA A. Quality Of Design (1) Architectural Design As noted, both buildings involved have received design approval fran the Historic Preservation Carunittee. The existing building dates fran circa 1888 in the miner's cottage style. The renovations to the exterior of the existing building are designed to preserve the historic structure and to enhance its appearance. The building will be repainted and sane construction finishing repaired or redone. All rraterials will be the same as or consistent with the original ones. The intent is to rrake it a better building and to substantially increase its usable life. The new building was also reviewed by the HPC and found to be canpatible with the neighborhood in terms of style, scale, siting, rrassing, height, and materials. The Ar:plicants spent a great deal of time and resources in designing the building, including implementing various suggestions rrade by rrerrbers of the HPC. Thus, the proposal will aid G~e City's efforts in preserving existing historic structures while enhancing the historic feel of the ~ neighborhood. - Requested Score: 3 points - - ow (2) Site Design: Similarly, the proposal represents a high-quality site design. The Applicants presented several designs to the Historic Preservation ... - - Carunittee. The carrnittee felt that the initial designs were .. .. - - 12 - - c inappropriate solutions to what several merrbers referred to as a difficult and unusual infill space. Resporrling another design was sul:roitted and approved. The HPC applicants' solution to the problems posed to these views, ccrnplinented the by the site. .. The landscaping plan is similarly sensitive to the needs of the site. Whenever possible, the plan incorporates elerrents frcrn the existing landscaping on the site, particularly the vegetation in front of the existing Asia building. Elerrents 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 snaIl 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. \'1alkways 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 rraxirnize 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 rraintain so that efficiencies achieved can be reasonably rraintained 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 and sealed to further enhance the effectiveness of the barrier. - - .. ,. - - .. ... .. .. - 13 - ""'-" ..........., . High-quality windows and doors with state-of-the-art closures and gasketing llEthcds will be specified throughout, and bat and rigid insulation specifications will exceed minimum standards. Insulation values for the project's 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 level s resulting in a greater degree of occupant comfort at lower rcxxn 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 tenperature controls for rrajor occupancy areas will be rraximized to the greatest extent possible so that building energy inputs can be rratched to the occupants' daily use patterns. All plumbing fixtures and fittings will be of a low-flow, low water consumption type. Faucet aerators will be selected to provide the rraxill1lRTI 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. [)()rrestic water heater design will incorporate the latest technology and may be integrated with heat recovery from the heating systen. . .. .. - .. - .- ~ - .. .. - .. ... - - - 14 - - ... ""'" 4 ~ . 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 canfort because of its effectiveness in reradiating interior wanrrth. The selection of interior finishes and colors, particularly in those rooms with east, south and west -f acing glazing, will carefully consider the advantages of radiant absorption and rrass heating. Both interior and exterior lighting will be specified utilizing ... ... .. - .. - the latest in energy-efficient bulbs. Whether incandescent input bulbs will or .. - fluorescent, high-lumen output/low-wattage be - specified. In addition to using high-efficiency bulbs, multiple - switching within each space will be designed to closely approxirrate task lighting based on probable furniture layouts while maintaining sufficient flexibility to focus on task lighting arrangerrents as the structure is occupied. - - - - Requested Score: 3 points ... - (4) Amenities The most irnportant arrenity of the project is its contribution to the vitality and historic character of the neighborhood, the M3.in 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 - .. ~ , walkways. The new building provides elevator as access, for the needs and oonvenience of all users. Requested Score: 3 points well as stairway ." '. (5) Visual Irrpact As detailed in an earlier section, the design of the proposed building was reviewed and approved by the Historic Preservation Ccmnittee. The size and mass of the building received a great deal of attention by the ccmnittee and the owners. The design was, in these regards, changed after camrents by the Corrmittee. All designated scenic viewplanes have been considered, and the develor:ment does not infringe upon any of the viewplanes. '.. ,.. - .... .. .. - - - 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 oollection/service vehicles. The enclosed area is sufficient to accorrodate at least t\\O dumpsters, which should be more than adequate for the p.1rposes. Requested Score: 3 points - - ow - - - - - .. B. Availability Of Public Facilities And Services For each of the following categories, the proposed developrrent can easily be handled by existing facilities. (1) Water Supply/Fire Protection As demonstrated in the report fran Jay W. Harrm:md, P.E., attached Exhibit "U'; this proposal can be served by the existing systems .. .. - - .. oil .. oil - 16 - ," """"'\ ~/ ~ without any required upgrades. Mr. Hamrroro 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 developnent 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 - minirral imp>ct. As explained rrore fully in Exhibit "U", there is a - bus stop 150 feet fran the site and it is located near to a major .. thoroughfare. - Requested Score: 1 point. - ( 4 ) Stonn Drainage All historic drainage patterns and off-site discha~ge will be ,~ maintained at historic levels by use of a su!:x:frade drywell. See - Exhibit "U". - Requested Score: 1 point. - ... ( 5 ) Parking ... The Applicants propose to provide twelve p>rking spaces as shown .. on the attached larrlscape-p>rking plan, Exhibit "X". ... The Land Use Cede indicates that 3.00 p>rking spaces should be ... provided for each 1,000 square feet of net leasable of fice sp>ce. 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 - - -- ,~ Al ternatively, under the special review procedures, the Applicant's prcposes to provide nine spices and wake a payrrent-in-lieu for three spaces, as sha-m 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 spices all behind the new and existing building. The HPC required the Applicants to rrove the handicapped access rarrp to the rear of the site rather than its proposed location betw=en the existing and proposed building. The Applicants are quite willing to make this revision, but it did reduce the amount of spice available for pirking. The primary proposal therefore locates three parking spices to the side of the existing building off of First Street. The spices will be shielded from view fran Main Street by landscaping. HONever, if the City would prefer not to have parking in that location, those three spices could be eliminated. The applicants v-.<:luld then be willing to wake any in-lieu piyments required. Under either solution, the Applicants feel that pirking 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 spice provided under the special review provision. There is in fact arrple street-side pirking available in the imrediate area. No particular difficulties in parking have been experienced historically in the area and the additional need for parking can be rret under the al tematives proposed. '.. "... '.. - - - - .. - - - - .~ - - - - - - - ... - Requested Score: 1 point .. .. .. - C. Provision Of Affordable Housing This application proposes a total of 2,390 square feet of .. - - 18 - ,...--. ........" " ,#' '. affordable housing in two donnitory 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 donnitory 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 rrore 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 e:npl oyrrent , shOWing, entertainment, etc. .. - Therefore, this application is entitled to receive the full fifteen - points available under this standard. - Requested Score: 15 points - - - .. - .. .. .. .. - - - - 19 - - - -. """ \..... ,/ IV. RELATED APPLICATIONS FOR AFFORDABLE HOUSING AND PARKING ~ The affordable housing to be provided in the existing building as M ... 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 rranagement exemption for - - the 2,390 square feet of affordable housing being provided pursuant to - Section 8-l04(C)(1)(c) of the Code. This housing is designed to - - accorncdate twelve persons. The location for the housing close to - services, employrrent etc., and the need for housing so located shows canpliance with the City's housing Plan. More detail is provided in - Sections II-J and III-C above. - - - B. Change In Use Second, the Applicants request an exenption for change in use to - enable them to provide the proposed affordable housing pursuant to - Section 8-l04(B) (l)(b). Sane 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 srrall staircase being ... provided for access to the housing. The parking and public facilities ... impacts are discussed in Section II above. ... - - 20 - - - " ~ , ,/ C. Special Review - This application prop:lses the provision of twelve parking spaces, ~ above the amount required. Al ternatively, the Ar:plicants prq:Jose to .. provide nine parking spaces on-site and three by payment-in-lieu. '" Thus, application is rrade for approval of this process, if necessary, .. pursuant to Section 7-404 of the Land Use Code. - In addition, the affordable musing canp:lnent requires an .. - approval under the special review provisions relating to F .A.R. .. requirenents. The Applicants request the additional .25:1.00 - available for affordable housing under Section 5-213 of the Cede. 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 atove. - - .. ,- - - - - .. - .. .. .. .. .. - .. 21 - - .. r-- ""'" ,-/ '._" "... V. PHASING OF ALLOTMENTS "II~ ,... In addition to the allotrrent for 1989 the Applicants request that .. they be awarded a multi-year allotment pursuant to Section 8-l03(D) of ... the Land Use Code. Alternatively, they request that an excess .. developnent allotrrent be granted pursuant to Section 8-l03(B). - The Applicants recognize that the City has been reluctant to .. - grant similar requests in the past. Hcwever, there are special - circurrstances which justify the request rrade here. - First, the prcposal meets the standards set forth in Section - 8-l03(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 tw::> 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 rrake it clear that the City l.S 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 rrakes this an ideal situation in rrany ... 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 establishrrents, and is near to a public park. .. The goal of cannunity l:alance is supported in that there is a - =rent demonstrated need for office space. In the past several .. years, the City has experienced an linl:alance between office space and .. .. - 22 - .. - I""' \..-./ "'"'\ ,.--1 other uses. Indeed, there is such a significant shortage of office ~ space that a task force has recently been fonred to address the - situation and possible remedies. A multi-year allotment for this ... ... office space would serve to correct this intJalance. ... The Applicants believe that this is a quality project which ... should receive the scoring required under Section 8-l03(D) , ... particularly considering the historic and architectural aspects of the ... prcposal and its location apprcpriate to the proposed use. ... ... In addition, simple fairness supports the request for an ... additional allocation. The Ar:plicants began planning for this ... proposal over two years ago. Beginning in April, 1989 the Applicant - began the application process for design ar:proval for the proposed - office building. The intent was to sub:ni t an application for the - quota available that year. However, before the application was sub:nitted the Applicants learned that certain exemptions had been granted which reduced the 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. .. The Applicants ask only that their proposal be fairly considered ... on its merits. They feel that their proposal is essentially the same - as the projects which were exempted from the quota system. One fact ... J.s 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 allobnent under these particular ... - 23 - ... - ,-., """' ,.c/' "".,i conditions. The projects which were exempted provided little or no affordable housing while this proposal provides significant arra.mts of '. the needed housing. ,~ .. - .. - - - .. - ow - "- - - - ,- .- .. ... - ... .. ... - .. .. ... - 24 - - - .~ r \. /, ~ 4 .~ VI. SUMMARY - REQUEST FOR BONUS POINTS .. The Applicants feel that this prcposal not only rreets the - - standards required but represents an outstanding design neriting .. recognition and the additional pcints available. .. This proposal has two major attributes, the details of which have .. already been discussed. .. First, the proposal provides affordable housing for ll'Ore than .. .. one-hundred percent of the need generated by the propcsal. - Second, the propcsal preserves a designated historic structure .. while enhancing the historic character of the area. - - ,- - ,- - - .. - .. - .. ... .. .. 25 - - .. '" - oj l"l ." IIIJoo t" > '" :z ".. ;111I* ,.... I. ,. '. ~ z :3 .. ~ - - - - .. - - - .- - - I: EB - .. - .. - .. .- - - I: .. 11 n: 'i :60 II .. .~o ,I , ~ - I""- \....... NORTH PIUI' STREET """ '. / 1-- m i f f . , f I I IL. I' i . I . r.-t--~--f-----' i----' e f i : ! r : ]1 "J ] " I I !:: I L.-----"1..._~ __ ...r-- -.------... I ooJ ASIA AEMODEL 0WllS aJNNIFI'E & ASSOCIATES/ARCHITECTS MAIN STRI!I!T. ASPI!N. COLORADO I j"'31'125-"" EXHIBIT "A" DO 'r" '.---/ ,- - .. - - .. - - - - - . :n. ASIA OFFICE BUILDING MAIN STREET r 'ASPEN-COLORADO 0WlLE5 CUNNIFfE & ASSOCWES/AllCHITECTS n n EXHIBIT "B" I _ I i " ~) 2) 'I""'" ,- .". ;IHoj! 3) - 5) - - 6) - - 7) - (-', NlTAClIMENI' ~ "" '--6.No USE APPLICATICN FClRot " PI:oject Name AS I A Project IDcatia1 132 W. Main. Lots K, L. M, N. and the west half of Lot 0, Block 58. City and Townsite of ASDen (in:ticate ..L..=t ad:lresS, lot & bl=k IlllIlCer, legal des=iption IoIhere aw.<-~iate) Present Zonin;J o - Office 4) IDt size 13.498 sa. ft. Awlic:ant's Name, J\ddress & RJone j/ Steve Ko and Lily Ko. 132 W. Main. Aspen. Colorado. 81611. (303) 925-5433 Rt:9r~g:llt:ative'S Name, J\ddress & RJone j/ Dennis B. Green. 617 W. Main. Suite B, Aspen, Colorado, 8161L (303) 925-1885 Type of AWlication (please check all that ~y) : - _ Corxlitional Use CJnceptual SPA Final SPA _ CJnceptual Historic DeII'. _ Final Historic .DeII'. _ Minor Historic DeII'. _ -L Spec;'" Review _ CJnceptual RID _ 8040 Greenl.ine _ stream Mazgin Final RID Historic Deloolition - - _ K::unt:ain yiew Plane _ SUbdivision _ Historic Designation _ Q:nXminiumization _ TextjMap ADen:iment -L QfJS AllobDent -L QfJS ExaIption - _ IDt Split;Lct Line - 1\djU:.I...=1t - - 9) - - - - - ~O) ... - - - 8) ~ Change In Use Description of Exi.st:in;J Uses (ro""j-,pr ani type of existin;J sb:ucbJres~ apprcxilIIate sq. ft.; 1"'--",,,, of b.och.\A.&ID~ arrj previous appl:Ollals granted to the property) . See Attached. Section I. Description of Devel~.t AWlication See Attached, Section II. Have yaI attached the followirY;J? ~ Rb..o..ollse to Attadllllent 2, Min:iJIum Sl1l-rni <<",ion axrt:.errt:s ~ ~lSE! to Attadllllent 3, Specific Sl1m; <<",ion a:nterrt:s .EL Respollse to Attadllllent 4, Review st:an::lartIs for Yoor AWlication I EXHIBIT "C" j .r- '" .' """ '- ./ June 1, 1990 'I." "'" City Of Aspen 130 W. Main Aspen, CO. 81611 ;~~ ... ... To Whan It May Concern: ... \'Ie, Steve Ko and Lily Ko, the owners of the property at 132 W. Main, Aspen, Colorado, hereby authorize Dennis B. Green and d1arles cunniffe & Associates to act as our agents, and to present a growth rranagenent quota application on our behalf. .. ... ... - Please accept this letter and attached material as our renovate the Asia Restaurant, and to develop an unused property; building offices and employee housing. Our application - is pursuant to the requirerrents of the rranagenent system. application to p:>rtion of the request - this City's growth ... - - The building which houses our restaurant was originally a miner's cottage, was also used for offices at one tirre, and was added to the historic register !lOre than a decade ago. - ,- You have already approved our plans for making Asia Restaurant !lOre attractive, and efficient as a dining business. This includes design changes, and renovation. vie 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. ... \'Ie believe the changes to Asia Restaurant meet the intent of the Growth t-1anagerrent Code - and ask for your supp:>rt. .. ... Sincerely, - ... ---- -, ,....-,---~: '< /1'/,..- .~'-- ~eve Ko ' ':-LL- .-to> - , ~- -"., - Lily Ko - ... Owners - Asia Restaurant 132 W. 1-1ain Aspen, Colorado 81611 ... .. I - EXHIBIT "0" I 1""". .,.... 1"""'\ ,/ ~ - TELEPHONE 303-925-1885 DENNIS B. GREEN Attorney at Law 617 W. MAIN ST.. SL'ITE B ASPEN. COLORADO 8]6]] TELECOPIER 303,925-5856 . ~ ". ... .. May 30, 1990 - - City of Aspen 130 S. Galena St. Aspen, co. 81611 - - - - Re: Ownership of 132 W. Molin - To: The Aspen Planning Ccnmission, Aspen City Council, and Planning Office - - The undersigned has reviewed the ownership of IDts 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 The only encurri:lrances on the property are those Certificate Of Ownership, attached as Exhibit "F". in fee simple. indicated on the - 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 up:iated search of the relevant records of the pitkin County Clerk and Recorder including all records through this date. Sincerely, - - - - DBG/aw .... Enclosure - - .. - .. - - ~ .-.."~--". ---_./'.. , 0"'" .-0- / ,. /' - ~ Dennis B. Green ~~ ....- /- - I EXHIBIT "E" I ,r' \ ~~KIN COUNTY TITLE, Inc. . '. ,1""'\ -, -.....I ,.;ent J. Hlgens Prtlldent Title Insurance Company 601 E. Hopkins. Aspen, Colorado 81611 (303) 926.t766' (303) 926.6527 FAX Christina M. Davl. Viet Prtlidtnt CERTIPICATE OP OWNERSHIP PITKIN COUNTY TITLE. INC.. A DULY LICENSED TITLE INSURANCE AGENT POR "~THE STATE OP COLORADO HEREBY CERTIPIES THAT : STEVE KO AND LILY KO _ARE THE OWNERS IN FEE SIMPLE OF THE POLLOWING DESCRIBED REAL PROPERTY SITUATED IN PITKIN COUNTY, COLORADO TO-WIT: LOTS'K. L, M, . AND THE WEST ONE-HALP OP LOT O. - BLOCX 58, CITY AND TOWNSITB OP ASPEN. DEEDS OP TRUST, MORTGAGES, ENCUMBRAN~ES APPARENTLY NOT RELEASED: _ DEED OP TRUST ----- BOOK 508 AT PAGE 837 NOTE: AMENDMENT TO DEED OF TRUST RECORDED IN BOOK 509 AT PAGE 763 -PINANCING STATEMENT -- BOOK 518 AT PAGE 81 NOTB : EASEMENT ----- BOOK 525 AT PAGE 48 .. _LIEN AND JUDGEMENTS APPARENTLY NOT RELEASED: . ,_ NONB ALTHOUGH WE BELIEVE THE PACTS STATED ARE TRUE. THIS CERTIPICATE IS NOT -TO BE'. CONSTRUED AS AN ABSTRACT OP TITLE. NOR AN OPINION OF TITLE. NOR A _GUARANTY OP TITLE, ASD IT IS U~DERSTOOD AND AGREED THAT PITKIN COUNTY TITLE. INC.. NEITHER ASSUMES. NOR WILL BE CHARGED WITH ANY PINANCIAL _OBLIGATION OR LIABILITY WHATEVER ON ANY STATEMENT CONTAINED HEREIN, -CERTIPIBD TO: JULY 3, 1989 AT 8:00 A.M. - , INC. BY: IGNATURE . - .. .. .. , - .. .. I EXHIBIT "F" I - c. <( ~ ,-'I > - I- - - '- - z - - - u - - - > - ;':-". - C.C; /v,~"'7'(:JIH Iv) <is.,, OJ. " , . ... ~ ~ au.>. '" 0( <( u"'J: 7. Q" U a: 0. ~ iJ1 ~ ....J ,f A") - , 1- :i 'cr a: '>"-vI 0 w a a. >- 7. 0 >-vlo,! ::J 0 <I; <Il ~ o z ... '" ..J .., - - ~ ~~.",- ~ '" ~ - - EXHIBIT IIG" - - - - .. - .~ --e _. .( c ~ , >- .0 ~ ~ :, _c ~ '" -,t - f f . l f IIII " : f " I I . : i , . r . j ~: - !f"""='!1 , - I'=-' =, I:=;;:, - ,- - - .. - - - .... - .. .. ow - I'l > '" .., I'l '" I'l ~ > .., o :z .~ u ~~ ~~ ~2 .a 0" ~; ,,~ <~ ,.,' 'II,;' ,'" :i:1 ! " I " 'I'i '::1 ! :::'T :li,I'I' , ';',1 'II', II 1"II,'i '" , 'II" :!I' 11,11 !I;!., ;1 . 't ..,11 ,,'1,11 ':I[III:iil,l "II , " 'I' !l111]li :, I, . i _, "I I I ii, I ~ , '.. I' ~ ','1',',1 .' , 11."1'; ::1111111 W I, ,I." ~ '1'1''''1 ~ !,,'I' !! hili!, I I f [ f . f j i --+ u pn~ II tiP ~ .il IS' ~ I i . , i i I I :1; (n II H ASIA REMODEL , I 1111 '" o Si ::: I'l '" '" ~ > .., o :z i[8B', , '00' " i: , I,,' f f . l j r-:J] .. r' !f J~ i l f ;; , f a I !j ~ h . i f i j I I , 51 II~ ul 2; ~~ I .-u..TnT..... 111111 . nn CHARlES CUNNIFFE & AS.5OClATES/I\RCHITECTS ,- -"""\ 'f f f' , if ) IIf [ I ,i 'ii f ~I . ! l P I I i I I r ii ~ z 0 IQ " ., !I t'l :: f;; t'l ai < t"' > t'l ~~ ., < ~ > 0 ::l z 0 z -. - - . - ,- ... - ... - ... - .' - - - ... - ... \: 0 II ~~ - II" ill n Iii I ~ , I ! , J ' I i ASIA REMODEL o-..s CUNNII'FE & ASSOClAmtl\llCHlTEClS n n I "YUTRTT "T" L__n :i p 11 t" 0 ~ .., s 0 il:I .... t" ;I> Z I"'" I~ill' .. ,.. 'I'. - ,~ .- ,- - 'r.'" - f:EB - - ,~ - - - - - 0 .. - 1m .~~ ;i~ "~~ 5~" m ~~i 8=. 88 aa 5~ ~. e I'! ,.. ~ 'i m ~ 'i !; Il 1 ~ ~ ~ J ~ " ~ f ~ vv ~ ~ ';} ~ r ~ ~f~ ~ -.,. rL___.I! Il ~ I ~ Il ~ ~ ~ I m ----1 I . __ - ---1-- ___ r- ---'1!"" ----1 , , r~=-~-::..:.:=----=-:'= " ': " " U DO -1' ~ .:. !:2 . :,,,;-, I:::~ 1,:::I'lo., 'I '! ~ i - c '-" , : ~8 , , , '" i :> ~ m " " :: ~ =< ! .. -----1+------ Tr-----!--,r-.----- " " L~., t::_-_:.J~=':.::::I <:- , . ~ . a "' , ' , ' , _,:,,"::...J_ ':..- == __-== =____-:..-::1 ,_u :f- , " , -~ 'ill ' ___J1r-~ I: ~ i: It;Jlll" , CHAA~S CUNNI'" · ASSOCIATES/NlC,. HrrE~ D D! I EXHIBIT "J" ASIA REMODEL M^IN S rrlEE T _ fl,SPEN 11'1 on^OQ :J :c o ~ is o o :c .. t'" ~ ,",' '~",I '. ,- .., , - ... - ... - ... ..... - .- - - !! - EB II!!I - - ~!I !/" - 5~~ ~55 .... II; - aa .. - ;! ~. 9 - ... ... r;l ... " " " I, U ~ n '., , , ,~. ': II ~ l' ~ . t , _'"::::.__=_..l . I ~ f!i L ASI~EMODEL M^IN STnl;l1l. ^SPf,N. I,I;IO"-^UO ~ , ]1 II " U II II " " U n " " " " I! n " " :~ " c:':.:-==_-_-.::':' ~. ~ r-,.==_ " I, " " " ], " " " " ,. ~---!.1 Ill.\' : I;:", I 'l'll'W>>11 11,1', l' I, II ~"l,_~l II,:: I: t t II III ,\\ 1"",1'1 I =.:==I=I~ _L_l_L..,,;-J_..1_l:. I I . i I " " " ~:::::1 ~ f!i un I1, '- '- .-.;1 , I I ,. .; , " :11 I] h I: I] I] 1:1 ], II I] " Ii " I] " q: " " " " ~ ! i F=: n " ': ~ . r. I !' CHARLES CUNNr~ ,& ASSOCIATES/ARCHITECTS. D 01 I EXHIBIT "K" I" -"""'\ ;;J - ; o o ~ - ~ ~. 8 ~ . S! z ! S! ! ~ - - '. - ... /: Lr\ \: IJ7 ~ ~ " - ... II!!I m ~~~ S55 3~S i~:1 ii aa :=i ~. " ] l. I ] L____ _______________ - - - - - .. - G ~ > I " ASIA REMODEL CHARLES CUNNIFFE & ASSOCIATES! ARCHrTECTS DO " .;1. "i' I ,. , t " I I. ~ MAIN S rREE"'. ASPFN , 'II (HIAnO EXHIBIT ilL II .. - I I ~I<\HT 'lIEI..I.. ___- -, 1 El<I"1'I""" "SI'......"""-L.. ~'i" ". _ "'BMO'JEr.> '--~ ~"~J .,. ~". ._..-~,.._.. pI,..., ~ -- ".... '. * - ,- - - - - ,- ,- U]"ToJOr ..u'cO,...."r ,- ,- .- LI"''''r IVSU- "-'---' COVE.~ e-rr~ F'''''''i-l ------'-- .- - .- '. .. .. - - - .. - " " , . .... ,... -...~ - . -, ~'." -- 8' ':.';' 1 ;' . ( \ . .. !> + z. N 6f' '. P:9 ~ '!:~ ,.. - l\"::,;: I . .- 10'''0'' 'l12f....... , : ~ ~{ ~ - ~.,_._-- l"'.. .' . . , ' , , ' . :"-',':'. :.; . . , ,'.. ,. ~ :--::.. or. . .'~ ......:....-..::.. ..l.QGl<. ,1:> '5' i l.<7(" l-l + "."r 1!r. lit. e.F Q 'I' 11 M A I N "='TR-EET ~ IT~ pL..A-N lie." _ ,'_ Q II ~- tJ eoRTH I ~"'"'~'-~',,, - . o 0' !? EX:I~ LI6I4T 'IIElL/EME~ III -' " .s Ud,tlT 'OoQl./~~ '9 .il' ~ .' :!: EXHIBIT "M" D D i I .. I i ~ ~ I Oi . i ~ " ill ~ d . ~, Z is 0 .J Q, 5 c(; lD a: lII~g !:!1II0 II. ..a: (J II. I OUlZ c(ZIII _-II. Ulc(rtl c(:I~ ~ I L I .. c ~ ",-,./ F.A.i<:.. (1'1) " "rre AlUUo +0'(1 ,~ c:r~"LJ",Il:> r~ I "i 't'; lJrplIfl. FLOC>fl. l'i+<; e...."S-M1iNj t. 'f& - .. lJ~ "1bTAl- ~,7+~ COVERED f'G>~ 'Z.."if.> - Tc>TAi- +01:>+ - I ,- -l - ... E.xl"'ft-lOof F&t.m..oIt-lOrz: ,- L_ >IE.... LI""T W&LJ../&!fru.~ .. LSA'oe "'/""""0;: .- - Eu;.... - ,- ~l' 0,", .- .- ~ LI&Hr VN.. -~" ,- - 5~' zj I.,,'A .- - ,- - '* - - Grl'<.oWIoJO FL.OO~ 1/~1l 0:;. It.. 011 - D D ~ I i j I i I ~ "00 , -" oS .. I ~ i ~ ~ Q L u....,. Wau./ =~e.~ ~ Z is 0 .J Q, 5 0(' 1lI1-~ W W 0.1. Uwo ii:ll:U ILl-I OlllZ "zw ~~fl. (/) '!: (/), o(::I!<< "l:> -, W' ~ ~ D'~ -. ~ - I EXHIBIT "0" I - - I"""- '--- ,. '.H! ". .. ,- '.1 - '- -. - L-EA"E "PAt:.li ~ .- ,- .- .- g(QJ ,- ,," 'i~rI 1.1'-0" .* - ". - - UppER. FL-OOR. II f? II. II.. ",It - .. - 'c -~ .. I~~l - - I EXHIBIT "P" """\ ,"" " D o ~ I I ! · i I ~ ~ ~ ~ ' ~ ~ z Q 0 .I Q, 5 (' III It W ~ 9: Uwo [ltU 11.1-1 O(/)Z ~ ~ ~ ' (/) ((/), ( ~ !it ' ii 0,- -. ~ I' ,..... ~ ,. ,,"-."# , c,~ .~ ,'''t ...... 1--- I! .' '\J' . j I I - I'" I.' I, ~ 1'111','1111 If I;) I \lni\I\I: .,. - 7- t: ~ . i I III .- I Ir ' , =L 'I ~ t I' .. 1,1.\, . :d\_l\' .. f\ I III ,.. r I - m .- < I ,- ? .- r - ,- \) I - z.. -1--- .. .. - - .. .. ... - - - -n!.l' I . .! I - ! I ASIA OFFICE BUILDING MAlN STREI!T ~SPEN-CO~RADO I 0WlLES QJNN..... & ASSOCWESIl\RCHrracrs n n ~u...nTT "n,,' t___.____ I I .""1 ... - - - - - - ,.. - .. - - - .- - - ,- - ... - .. - .. ... .. - :::L <P.. 11- 0 -;-- ~ \l ::. L \TI r m ~ G r r "- "'"" ""-., r-- I I I I 1--- 0 :n. ASIA OFFICE BUILDING MAIN STREET 'ASPEN-COLORADO c.-s OINN_ & ASSOC,^TES/NlOfITECTS n~' Ii . ~Y~TRTT "R" ~ ' . .- - ,- ... - '.. ... - ... ... .. - ... - - - ,~ - - - - - .. - ~\ii \~ )> - .1\ ,- \l '\J = \Ii r m <. )> C) l. ~~.~;-O'1.'~}r,'" -nl_111 .. ..-z - .. 6" , ...--1 r I I I I [1 rI ( I 1--- r--- \ ! L__ r-- I ! III \ I 11 \ 11 I 11 1 I 11 L-- --J / II / / m ASIA OFFICE BUILDING MAIN STREET 'ASPEN-COLORADO ,.-..,., ,,/ , ~ I II I: !, Ii ;11 ' j. " . l~f5 , . ';,:~ , I i i i .,t II' ;/il' !/\) o Ii ; I "I " 1\ i i I ~; I)' ; u~ J", it .' ,.. /-,' , \- ~ ~... ; ...:...,.~,.:.'....."",.,.._....~.......f'V'''''''''''''.__ ,~.,_,...,"', ,. ..... . .......,..~~..~-.....,_... I CHI\RI,a CUNNIfI'I! & ASSOCIATES/ARCHITECTS n r-r . ~v..nTT ooroo. I! - - 'Z: cP.. ~ 1\ It\ "" ,- ~ ,.,~ \I "'Wj = .. m - 1 - {\1 - < }> - - - 0 r - - .ow ,- .- .- 'ow '. 1--- I \ \ I I 1 I I \ I \ I \ \ ~-- ,,-... "" --.-I '.. , . " ~ - , [OJ. I t ~ , ' o. " . ~ .~,....} _ [J] towl .,'-." (OJ =nmmm ASIA OFFICE BUILDING MAIN STREET 'ASPEN-COLORADO 0WlLIS CIINWR a.ASSOCIATES/NlCHITIC1S n'll / ' j I EXHTRTT "T" In._ SCHMUESER GO J P,Q, Box 2155 Aspen, Colorado 81612 (303) 925-6727 ,~ CONSUL rING ENGINEERS & SURVEYORS Hay 29, 1990 Hr. Dennis B. Green Attorney at Law 617 Hest Hain Street Suite B Aspen, Co. 81611 RE: Asia Office Building Growth l<-Ianagment Application Dear Dennis: ,- This letter comprises a report on Engineering related items for an office GroHth Hanagment Application for the Asia Office Building. - I have structured this report to include the engineering related criteria of the City of Aspen Growth Hanagment Quota system (GHQSl persuant to Aspen ',Iunicipai 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 Hesterly half of Lot 0 of Block 58 of the Original Aspen Townsite. The proposed structure Hill include approximately 3842 sq. feet of leasable office space and ne\v 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 Hell as a trash and utility enclosure in the northHest corner of the site. ~lhile the project fronts on High\vay 82 on Haln Street it does not propose access from the Hain Street frontage. The following items comprise engineering analysis of available services pursant to City GHQS requirements. ,.rater Svstem .- Hater is to be provided by the City of Aspen Hater System as discussed \lith Judy HcKenzie of the City Hater Department on I,Jay 25,1990. Hater service to the project is available from an existing 8" main located in 1.lain Street. Judy indicated that the existing Hater system has adequate capacity to serve this project Hithout any required system upgrades. She further indicated that there Here no problems on the existing \-Jater system in the immediate area that might require construction by the applicant. Fire hydrants are already in existance on the northHest corner of the intersection of l.[ain and First Street as Heil as the northeast corner of Garmish and I.Jain both a block or less from the proJect site. .ll,s a predominantly office structure this project should not place high demands on the ,later system, \;e ,;ould anticipate approximately 450 gallons per day. One possible concern regarding \Iater service to this project involves the Colorado Department of High\'lays near term plan to overlay the Hain Street portion of HighHay 82. This \'1Quld suggest that it may be advisable to tap the City \later main as soon as possible to avoid later conflict \nth Department of HighHays overlay \lork. ,- .- '* .- - - ~ 1512 Grand Avenue, Suite 212 . Glenwood Springs, Colorado 81601 EXHIBIT "U" - -- """ -..J Hay 29, 1990 Asia Office Building GHA Page 2 ,.., Sewer System ,". Based on conversations with Tom Braceweil of the Aspen Hetropolitan Sewer District it appears that sewer system capacity is available to serve this project. Tom indicated in my conversation with him on Hay 25 that service would be available by tapping the existing sewer line in the alley north of the proJect site. 0 nee 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 predominantiy office project, this development should not place high demands on the setver system during normal peak flow conditions. ., .- ,- ,- Drainaqe - ,- The site plan for the Asia 0 ffice Building proposes approximately 3813 sq. ft. of neH impervious surtace 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 drYHell overflo~ling to adjacent storm sewer facilities. I lIould propose to locate the drywell and overflows in the parking area adjacent to the alley. The drywell system Hill be sized to provide on- site detention of any difference bettveen undeveloped and developed floHs. Off site discharge Hill be maintained at historic levels pursuant to City Code requirements. - Fire Protection The proJect site is currently serviced by tHO existlng fire hydrants, one is located on the northtlest corner of Hain and First Streets about 1/2 block from the site, the other is located at the northeast corner of Hain and Garmish Just under 1 block from the site. Both hydrants Hithin 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 betHeen Hill Street and Galena Street. Response time for the Volunteer Fire Department for this site could be expected to be under 5 minutes including alarm time. In a conversation t-lith the Fire Harshall's Office no speciai reqUlrements tlere identified to provide fire protection to this site. ,~ Traffic Generation .. Based on the Vehicle trip generation figures generated by the Reqional Transportation Plan for the City of Aspen by Voorhees and Assoc. dated ,culy d 19~3, ,. ,.n office facility located adJacent to a strong transit system could be expected to generate 8 vehicle tnps per 1000 sq. ft. per day, For this proJect :;ith a net leasable squal'e footage of 3842 sq. ft. the office portion of the building could be e:,pected to generate 30.7 ':ehicle trips per day, These vehicles could be expect.ed to impact First Street. Bleeker St.reet, and I,lain Street as they enter and exit the site, ;.ftIl ... - ... ... ... --- ,......" -..,,/ Hay 29, 1990 Asia Office Building GHA 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 Hhile Bleeker Street experiences under 2000 vehicles per day and Hain Street experiences in excess of 20,000 vehicles per day. Traffic generation by this project at 30.7 vehicles per day Hill not have an adverse impact nor Hill it exceed the system capacity of the adjacent streets. 0 ne factor that should help minimize traffic generation by the project is the availability of pUblic transit on I-lain Street stopping at the Northwest corner of First and Hain Street just 150 feet from the proJect site. The project site plan proposes four paved parking spaces off of the ailey. In addition. the remodel plan for the Asia Restaurant proposes to formalize seven additional parking spaces aiong the alley frontage of that building and one more off First Street for a total of tHelve spaces. This parking exceeds the 11.5 spaces required by code for the neH office building. These additional parking spaces along \lith 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. 'h ,- 'I. '.. ,~. - ,.~ .- ,- I trust that this letter report Hill prove adequate for GHQS application purposes. Generally, the project site is Hell 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 dOl-lntown core and can be serviced \-lith exisiting utilities in the area. Please feel free to contact me if I can provide any additional assistance on this grol-1th managment application. Respectfully submitted, ,- SCHHUESER GORDON MEYER, INC. Jf.Z..~~f:t:- ~ Principal-Aspen Office .- .... JH/ja 90125 .. - .. .. .. - .. - '. '. ...., ., ....> '...0 ... c.. :: ~ m ,.. Z .- -t .- c: ,- en -> ,- G') '~ m .- s: -> -"tJ - ... ... ... '.. - -- .- . . .,, . ,.:,'.:.:.:. ... I .:.: ..... :a :c ;:;: .~:~ ~ c' :::: :;~:' " ~ .:.: :.:.-< .... .... ....... .......'... .... ..............'.....'........... ........, II .... =l (; .L33t1J.S ~- J.N.I..IH :z: :z:" ' -< o a 3: c a > (j') a Z m a ~ "0 0 (j') -i I 0 "T1 "T1 - c=; m a a a a a a i ~ H~~::l'vNO~ ;;,' :!J ~ :0 :z: Om 0 "0 " Z (j') ~ m !!1 ~t1'v'd l:l3N~'v'M ~ !!1 il . I ! 1 a i~ g !Ii a a .. it I N3d III ~ . ! I ~ ~ !I H~SI~t1V~ ~ I ~" d .., ~ f ::::;:: a ....... .:.:.:. t ill I 133t1.LS .LStll:l . : ~. , (") (j) ~ ~ a' S a m a ... a a a a a a ~ .~ m ~ :z: ~ Z > m (j') r- :0 -i !;I (j') ~' 119~I;n~n~n S OtllHl > C/) > I FXHIBIT "V" 1 I '.I~ .I.,I~ ,1U ",,"1 lltlh "u )> "" ::xJ -m ....)> -N '~O ....Z - "'Z -G') "" -3: .~ )> '"tJ -.., f"'" - - - - - - .. .. .. '* - '~'1B!B UIB~BB rr-!..-'----J s THltD st -. , i l! N THIRD III I I - ,....- t - '" II I I - t........-- !;:1 ~ I I c.l' ,_'n I ~ ~ :tJ j~ ~ ~ z_ 1~ 'I I I _ir5'1: I , ~!..)> I . ~ "", I u. Z :I: I I' I I N SdcDND - I -0::;' I I I . I I \ _ :7\ "'C_I~ :..._- IC'I IA b INSU" W-' ~'" JOlI.,... ~:I: ~~ I I ....., 0 I I ~.r ~- I , -I IN' fiRST I -r ~'.~ .~Ie" ~ 0\ ' ...., .- s;' 1 I...... '<I 1 - ,I . I, " .J .___-,.;,.....,_...,..__N..OARMISCH. '~ st I 11008~. ;'f'O~N,200N I I I I .;"'tJ ~ ~I I --i: ~ 01 I . ~", 01 T, I ==- ml J. I I '"~ I I , ',' I I J n-~--~.---T----r---T---- ---- I!.. I - I 1 - ,LJ 1 r"" !, .. ~ :?\ >y , 2 o 1] -I I r-' --1'- I I I I- I I I I ---r~---_L._- S-' FIRST I Q 1- _ I n ST. st 1 ... - ~ 2 0 " ... ~ W .. a. I 1 I- co 1 I ,.. i ... I -:o:tJ I ~.- I I S't . ..... I ,GARMISCH -"J '30.08:.: . 20~S I I I , ,.., HI ASPEN " . , . ~. : ::l\ 0 ... 0 .'"" ml , #:d, "1" , - I I ~ I I I I MONARCK , I I I I I ~ t 1 1"1'- 1 I 1 ,.;;j I - -r I ~~-! --1' I .~-r~-~----------_..~- ---- I '-I :I: I I .... 'J: ' I I~ '~J I'i~ _ ~ ''-: - ~. '...J ~. ------N .. EXHIBIT "W" c.l< 0'0 0' I:m- " - -"T :::\ I A;:" III'" '....... Ii!: :'f ~I!ll - I ... ST. I : , ST, J: I I I * Ol ,.,f' .... "~n ,,- ~ L ,,- I - 0000 t da... Q !In ~"H I': f, 4\ ,\ t" I , ' . t . .' ---" .-:..! , ( , I I 1 i ! 1 ~ I I 1 . ~ :J ~ ~ , , f , . 0 U1 ~ ., 0 1'-' ~ i Ii!; i ~ 1 ~ , " ~ € ~ . ~ 3- ~ i J J ,. i t, -5 ~ i ~~ " :. ~ 0 l' '. - ... - "'. .. :08 l!1!~! ')"1'1' 11'/ It'lli: I~p ; - , i I "en !l!!OJo -! i. ij;::;: Sii"T1(1) ; i . , ~ II ,,"'j; J' 2i:j II'ji L, i!i i ~ I ~ . I I EXHIBIT "X" ,,. '''1"'1 "..,.-.1 - .~ .~ '.. - .. .. .. -, EB .. - 0000 t, ~-': ".0... 0 ~1 !i -< > < i ~ : ~ I t.,: ' Ii ';" tt->--r , I ~'> . ' ' tlj\ . , , , :, \1\ ~ 'd - . .. ,',,'b1' .:; i I I I ' o en ... o ."1 ~ ....---l ! i i ' 1 Ii i ~ ~ " t I 1 ~ . ~ ~ ~ 11 3" ~ ~ t~ " ~ , ~~ . ~ . -I , i ~ EXHIBIT "Y" ~., t I; , -~, i t I , I - -l ! t \ : " .- I'" lj , . 'I ! i J . , , ~" ~, ....,...., A..... ....., CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 9514590 DATE COMPLETE: 9. ~? c;(':) PARCEL ID AND CASE NO. 2735-124-39-070 A53-90 STAFF MEMBER: ~L..... PROJECT NAME: Asia 1990 Commercial GMOS. GMOS Exemotion. Special Review Project Address: Legal Address: 132 W. Main Street Lots K. L. M. N & 1/2 Lot O. Block 58 APPLICANT: Steve & Lilv 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: TYPE OF APPLICATION: P&Z Meeting Date~)<0J 1 STEP: 2 STEP: HEARING:~:i) NO 10 /' 10 PUBLIC VESTED RIGHTS: YES NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Planning Director Approval: Insubstantial Amendment or Exemption: Paid: Date: REF : Mtn. Bell Parks Dept. !OlY Cross ~ I.~ 1111 ....~LM. ~ilding Inspector ,/ Roaring Fork . , Energy Center 9/:J-0 /Ck , School District Rocky Mtn Nat Gas State Hwy Dept(GW} , State Hwy Dept(GJ} Aspen Water . / Envir. Hlth. ~ \ /' 11 Spg-' .~~~.-S. D:- Other DATE REFERRED: INITIALS: v%- FINAL ROUTING: DATE ROUTED: INITIAL: ___ city Atty ____ city Engineer ___ Zoning Env. Health ~ Housing Other: FILE STATUS AND LDCAT,"No ',0rtbCh'A'V~ ~\~~:t:~-tcvv,-- ,...~ "...... ....... .,- ASPEN/PITKIN PLANNING OFFICE 130 S. Galena street Aspen, Colorado 81611 (303) 920-5090 september 27, 1990 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 -'/1~oZ 9/J l / .J-;f.- -- ...... ....... - 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, Special Review and GMQS Exemption Parcel 1D # 2737-124-39-070 DATE: september;-6: 1990 ===================~Z========================================== 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. Ii 53- 90 ASPEN/PITKIN PLANNING OFFICE -10 Jj, 130 South Galena Street .l 3'1-0~' ( -11 Aspen, Colorado 81611 / -') '1''- (303) 920.5090 5 _ c;r LAND USE APPLICATION FEES ;)13 3;;2.10.0 ( City ,-:;0 ~u't>' 00113 -63250-134 GMP/CONCEPTUAL .~""- ur---C-:\~'-' .63270-136 GMP/FINAL '. -63280-137 SUB/CONCEPTUAL -63300-139 SUB/FINAL -63310-140 ALL 2-STEP APPLICATIONS -63320-141 ALL I-STEP APPLICATIONS! CONSENT AGENOA ITEMS 00125 00123 00115 County 00113 00125 00123 00113 REFERRAL FEES: -63340-205 -63340.190 -63340-163 -63160-126 -63170-127 -63180-128 -63190.129 -63200-130\ -63210-131 -63220-132 / / . -63230.133 // -63450-146 REFERRAL FEES: -63340-20S -63340-'90 -63360.143 PLANNING OFFICE SALES 00113 -63080-122 -63090.123 -63140-124 -69000.145 ENVIRONMENTAL HEALTH ~ HOUSING ENGINEERING SUBTOTAL GMP/GENERAL GMP/DETAILED GMP/F]NAL SUB/GENERAL SUB/DETA]LEO SUB/FINAL ALL 2-STEP APPLICATIONS ALL '-STEP APPLlCAT]ONS! CONSENT AGENDA ITEMS BOARD OF AOJUSTMENT ENVIRONMENTAL HEALTH HOUSING ENGINEERING CITY/COUNTY CODE COMP, PLAN COPY FEES OTHER Name f\,-4-~ J M4--. Address: /(' / 7 V.)' " r> --- 6 SUBTOTAL ~7 7 .oiJ TOTAL ~' ~_ th.5' / ,y-':::.s (I.r; I ('..../ &.1t1IN~. r tOr,) Phone: Project: I Date: -1/ I -II --, I I # of Hours: Check # Additional billing: .---...) } =:>..:::>