HomeMy WebLinkAboutcoa.lu.gm.305 S Mill St.A47-96
CASt'T "lAD SUMMARY SHEET. CITY or ,\"PEN
DATE RECEIVED: 5/23/96
DATE COMPLETE:
PARCELID# 2737-182-24-422
CASE# A47-96
STAFF: Suzanne Wolfl
PROJECT NAME: Aspen Redhead Tours GMQS Exemption
Project Address: Popcorn Wagon, 301 S. Mill, Aspen
APPLICANT: Susan Thomas
Address/Phone: Box 1886, Aspen "l~?-''? 55
REPRESENTATIVE: same
Address/Phone: same
FEES: PLANNING $0 # APPS RECEIVED I
ENGINEER $0 # PLATS RECEIVED 1
HOUSING $0
ENV HEALTH $0 TYPE OF APPLICATION:
TOTAL $0 One Step
AMT. RECEIVED $0
P&Z
CC
CC (2nd readin )
o
DNo
DNo
REFERRALS:
o City Attorney
o City Engineer
o Zoning
o Housing
o Environmental Health
o Parks
o Aspen Fire Marshal
o City Water
o City Electric
o Clean Air Board
o Open Space Board
o Other:
o CDOT
o ACSD
o Holy Cross Electric
o Rocky Mtn Natural Gas
o Aspen School District
o Other:
DATE REFERRED:
INITIALS:
DATE DUE:
APPROVAL:
Ordinance/Resolution #
Staff Approval
Plat Recorded:
(~lvO\
Date:
Date:
Book
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, Page
CLOSED/FILED
ROUTE TO:
DATE:
INITIALS:
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RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
GRANTING GMQS EXEMPTION TO INCREASE THE NET LEASABLE SQUARE
FOOTAGE AT THE POPCORN WAGON
Resolution No. 96-~
WHEREAS, the applicant, Susan Thomas of Aspen Redhead Tours, submitted an
application for a GMQS Exemption to book scenic and four wheel drive tours from a booth
located on the property of the Popcorn Wagon at 301 S. Mill St. from June I to October I; and
WHEREAS, pursuant to Section 26.102.040 of the Municipal Code, an expansion ofa
commercial use of less than 500 net leasable square feet may be exempted from the Growth
Management Quota System (GMQS) by the Planning and Zoning Commission; and
WHEREAS, the proposed booth represents a total increase of 12 net leasable square feet;
and
WHEREAS, the Community Development staff reviewed the application and recommended
approval with conditions; and
WHEREAS, the Aspen Planning and Zoning Commission reviewed the application at the
regular meeting of June 4,1996, and found that the expansion will have minimal impact upon the
city.
NOW, THEREFORE, BE IT RESOLVED by the Commission that it does hereby grant
approval of a GMQS Exemption to allow 12 square feet of new net leasable area for a booth on
the Popcorn Wagon property, subject to the following conditions:
I. All representations made in this application shall be adhered to as conditions of approval.
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2. Within 15 days of this approval, the applicant shall pay an affordable housing mitigation fee
of $660 to the City Finance Department. Proof of payment shall be provided to the I
Community Development Department.
," -;4
Resolution No. 96-_
Page 2
I
3. If the booth is in use for a period of more than 4 months (June 1 to October 1) of each year,
the applicant must pay additional employee mitigation in effect at the time of review.
4. Within 15 days of this approval, the applicant shall provide a copy of the Jack Stanford lease to
the Community Development Department to verify that the lessor has the ability to sub-lease the
property.
5. Within one year of approval, the applicant shall provide records of employee generation to the
Community Development Director to determine whether further review of employee mitigation by
the Planning Commission is necessary.
APPROVED by the Commission at its regular meeting on June 4, 1996.
ASPEN PLANNING AND ZONING COMMISSION
BY~~~
Sara Garton, Chairperson
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Date Signed
/9f6
ATTEST:
id, Deputy City Clerk
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Date Signed
JY.A.
MEMORANDUM
TO:
Aspen Planning and Zoning Commission
Dave Michaelson, Deputy DirectorJ:? 1,--\
THRU:
FROM:
Suzanne Wolff, Planner
RE:
Aspen Redhead Tours GMQS Exemption
DATE:
June 4,1996
SUMMARY: The applicant requests GMQS Exemption to book scenic and four wheel drive tours from
a booth located on the property of the Popcorn Wagon from June I to October I.
APPLICANT: Susan Thomas, Aspen Redhead Tours
LOCATION: Popcorn Wagon; at the intersection of Hyman Avenue and the Mill Street pedestrian mall
ZONING: CC - Commercial Core
BACKGROUND: City Council Ordinance 13, Series of 1993, amended the Land Use Code to allow the
Community Development Director to exempt from the Growth Management Quota System (GMQS) an
expansion of less than 250 net leasable square feet to an existing commercial or office uses. Prior to the
adoption of Ordinance 13, the Director could only exempt an expansion of an existing commercial or
office use in a building which does not increase its net leasable square footage, and the Planning
Commission could exempt an expansion of less than 500 net leasable square feet. When the revised
Growth Management Quota System was adopted by Council (Ordinance 54, Series of 1994), the
amendments made in Ordinance 13 were inadvertently omitted. Therefore, the Code has reverted to the
language that was in place prior to the adoption of Ordinance 13, and the Planning Commission must
review and approve this application. This discrepancy has not yet been corrected in the current Land Use
Code.
STAFF COMMENTS:
Pursuant to Section 26.102.040, an expansion of a commercial may be exempted from the Growth
Management Quota System (GMQS) by the Planning Commission, provided that the expansion will have
minimal impact upon the city. A determination of minimal impact shall require demonstration that:
1. a minimal number of additional employees will be generated;
Response: The applicant proposes to use one full-time employee to operate the booth.
2. employee housing will be provided for the additional employees generated;
Response: The booth will occupy a space of 12 net leasable square feet. Net leasable space requires
mitigation based on the generation rates established for the zone district. The standard used to calculate
1
the number of full-time equivalent employees generated by a development within the Commercial Core
is 3.5-5.0 employees/I ,000 net leasable square feet. The employee mitigation required for this use is
calculated below:
12 s.f. at 3.5 employees/lOOO s.f. = 0.042 gross employee generation
0.042 employee X 60% (minimum GMQS mitigation) = 0.025 employee to be mitigated
0.025 X $79,000 (Category I payment-in-lieu fee) = $1,975 payment-in-lieu
$1,975 + 12 months X 4 months of operation = $660 net payment-In-lieu
The applicant will be required to pay this amount for employee mitigation to the City Finance
Director within 15 days of approval by the Commission.
3. a minimal number of additional parking spaces will be demanded and that parking will be provided;
Response: The booth will not create any additional demand for parking. The booth is intended to
attract and serve visitors on the pedestrian malls.
4. there will be minimal visual impact on the neighborhood;
Response: The HPC will review the booth and any signs to ensure compatibility with the
Commercial Core historic district.
5. minimal demand will be placed on the city's public facilities.
Response: The booth will not impact public facilities.
RECOMMENDATION: Staff recommends approval of the request for a GMQS Exemption to allow a
booth for booking of tours on the Popcorn Wagon property, subject to the following conditions:
I. All representations made in this application shall be adhered to as conditions of approval.
2. Within 15 days of this approval, the applicant shall pay an affordable housing mitigation fee of $660
to the City Finance Department. Proof of payment shall be provided to the Community
Development Department.
'3. rfthe booth is in use for a period of more than 4 months (June I to October I) of each year, the
applicant must pay additional employee mitigation in effect at the time of review.
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RECOMMENDED MOTION: "I move to approve the GMQS Exemption to allow 12 square feet of
new net leasable area to allow a booth for booking oftours on the Popcorn Wagon property from June I
to October I of each year, subject to the conditions listed in the Community Development Department
memo dated June 4, 1996."
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May 23, 1996
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REDJmi\D TOllBSQ
MEMO
TO: Bill Drueding and ~ Clauson
FROM: Susan Thomas ~~
RE: Table stand on mall
Bill, I am confirming our conversation this morning about space I will be renting for a
small stand on the pedestrian mall this summer. It is for my company that provides
scenic and four wheel drive tours around Aspen.
After being in this business a year, it has become a necessity for me to compete on a
more equal level with two of the companies that also offer tour services. These
companies are Blazing Adventures and Colorado Riff Raft. They are able to book a
significant amount of their scenic and four wheel drive tours from their table locations
on the mall. They are also rafting companies but, hundreds of thousands of dollars in
tour business is booked by them from these locations.
I am enclosing information about these companies" tour aspects" of their businesses,
as well as my brochure and business background. As you can see, they are booking
tours that are directly competitive with mine.
My business plans are to add two vans and two, 7 person open top jeeps, this
summer. In order to fill these vehicles, that are a significant investment, it is essential
for me to have the opportunity to compete "head to head" with these other tour and
booking businesses. After completing an extensive marketing analyses, over the past
year, these are the additional number of vehicles that the visitors need for this type of
business in the Aspen area.
My plans are to locate a private property spot, as they have, and lease space for a
small table on the private property only. One very possible spot is on The Popcorn
Wagon property. Prior to Jack Stanford leaving town for vacation, he and I spoke and
have a general meeting of the minds on the location and the rent on his Popcorn
Wagon property. He will return the end of this month, when we will formalize our
agreement.
In order for me to move forward, for the 1st week of June opening, would you please
let me know as soon as possible, if this is alright?
Thank you for your assistance on this matter
Post Office Box 1886, Aspen, Colorado 81612. (970)925-7565. (800)560-3451 . Fax (970)920-1755
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( POPCORN WAGON)
P. O. BOX 4775
ASPEN, COLORADO 81611
Ms. Suzan Thomas
Aspen Redhead Tours
P.O. Box 1886
Aspen, Colorado 81612
Dear Suzan:
This letter will confirm our understanding to afford space to Aspen Redhead Tours in the
private courtyard of the Popcorn Wagon located at 301 South Mill Streets in Aspen.
The location of the booth will be at the far east end of the courtyard and will be operated
during normal business hours.
Should you need further clarification of this arrangement please feel free to contact me.
Sincerely,
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MANAGEMENT BIOGRAPHY
SUSAN THOMAS - PRESIDENT, Aspen Redhead Tours
Susan Thomas, is a leader in the lield 01 public relations, media relations and marketing. For the past 16
years, she has directed many lacets 01 marketing and public relations lor national and international clients.
Her primary client locus has been in health care, high tech products and IPO's. Other areas 01
specialization have included publicist, spokesperson, publisher 01 newspapers, newsletters, marketing
analyses and surveys.
Ms. Thomas' background is extensive in consumer marketing. She has been a district rnanager lor Ortho
Pharmaceutical ( a division 01 Johnson and Johnson), Max Factor and Tri-State Pharmaceutical Company.
In these positions, she was responsible lor all wholesale, retail and public level sales lor her stall.
Prior to starting her own P.R. lirm in 1979, she specialized in commercial real estate sales in Florida and
Louisiana, selling parcels, historic buildings and new construction. She also acted as a contractor on eight
historical renovations lor which she received several regional awards.
She has authored articles in numerous books and publications and was leatured in The Wall Street
Journal as an outstanding salesperson ranking in the top 5 in sales for 5 years with Johnson and
Johnson. She also served on the laculties of marketing seminars for associations and companies such as
Pfizer Pharmaceutical, and The American Society 01 Lasers in Medicine and Surgery, which she served as
the Public Relations Director lor live years.
Her clients have included: Tradesman Industries, Inc., a whOlly-owned subsidiary 01 Wincanton
Corporation; Fenwick Farms, Camden, SC; Omni Health Services, Atlanta, GA; Merrimack Laboratories,
Hudson,MA; Lasers lor Medicine, Hauppauge, NY; Rberlase, Inc.,Glasgow, Scotland; National Medical
Enterprises; Masters and Johnson Institute; Bruel & Kier Technologies and numerous other
prolessionals and Fortune 500 companies.
Her clients have received recognition in many prestigious publications including - Business Week, The
Wall Street Journal, National Geographic, McCall Magazine, Forbes Magazine, Time Magazine and over
nine hours 01 prime time nationalfinternational television coverage including -Donahue, Good Morning
America, CBS, ABC,NBC,CNN News leatures. She was part of the media launch team 01 medical lasers in
Japan, South America and China.
. In 1995 Ms. Thomas opened Aspen Redhead Tours, a scenic and lour wheel drive tour business in the
Aspen, CO. She has developed this business into a successful year-round business and is the
"concierge" prelerred tour company. The summer 011996, four additional vehicles will be added.
She has served on the Board 01 Directors 01 The American Amateur Goll Classic and The American
Amateur Tennis Classic, American Women in Radio and Television, Big Brothers/Big Sisters, National
Juvenile Diabetes Foundation - and national meeting delegate. She is currently on the Board 01 Directors
of The Aspen Youth Center and Director 01 Public Relations for the Susan G. Koman Breast Cancer
Foundation in Aspen. She is also a volunteer for the Aspen International Food and Wine Festival and
Aspen Theater In The Park.
Ms. Thomas attended Hunter College, NY, and graduated lrom The Central Polytechnic Institute, UCLA
Extension, London, England, with a major in Rim and Video.
She has resided in Aspen, CO with her 14 year old daughter, Christina, since 1992, where she is an avid
skier, polo player and goller.