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HomeMy WebLinkAboutcoa.lu.gm.CacheCache205 S Mill St.A16-93Cache Cache GMQS Exemption 2737-073-38-004 A16-93 ti ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 r_ (303)920-5090 lD 3 LAND USE APPLICATION FEES CITY: -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 -63330-150 Staff Approval -63432-157 Zoning Plan Check -63432-157 Sign Permit -00100-00000-31070 Use Tax for Sign Permits M ko) I HISTORIC PRESERVATION: -63335-151 Exemption -63336-152 Minor -63337-153 Major Devel. -63338-154 Signif. Devel. -63339-155 Demolition COUNTY: -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 -63240-149 Staff Approval -63450-146 Board of Adjustment -63235-148 Zoning Plan Check REFERRAL FEES: -63360-143 Engineering - County 00115 -63340-163 Engineering - City 00123 -63340-190 Housing 00125 -63340-205 Environmental Health PLANNING OFFICE SALES: -63080-122 County Code -69000-145 Other (Copy Fees) TOTAL Name: (,�1 Phone: E tk (k-1 f� C Address: + ` "� Project: / -7 / Check #: Date: ----- No of Copies: CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 03 24 93 PARCEL ID AND CASE NO. DATE COMPLETE: 2737-073-38-004 A16-93 i If STAFF MEMBER: LL PROJECT NAME: Cache Cache GMOS Exemption Project Address: 205 S. Mill St. Legal Address: APPLICANT: Phillipe Mollicchi. Cache Cache Restaurant Applicant Address: 205 W. Mill St., Aspen, CO REPRESENTATIVE: Sunny Vann Representative Address/Phone: 230 E. Hopkins Aspen, CO 81611 5-6958 -------------------------------------------------------------- -------------------------------------------------------------- FEES: PLANNING $ 207.00 # APPS RECEIVED 3 ENGINEER $ # PLATS RECEIVED HOUSING $ ENV. HEALTH $ TOTAL $ 207.00 TYPE OF APPLICATION: STAFF APPROVAL: X 1 STEP: 2 STEP: P&Z Meeting Date CC Meeting Date DRC Meeting Date ------------------- ------------------- REFERRALS: City Attorney City Engineer Housing Dir. Aspen Water City Electric Envir.Hlth. Zoning DATE REFERRED: PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Parks Dept. Bldg Inspector Fire Marshal Holy Cross Mtn. Bell ACSD �<_ Energy Center School District Rocky Mtn NatGas CDOT Clean Air Board Open S ace and Other ' c--,(vt, Other �S� . DUE: " '�� FINAL ROUTING: DATE ROUTED: INITIAL:` INITIALS: City Atty City Engineer Housing Open Space FILE STATUS AND LOCATION: Zoning Env. Health Other: MEMORANDUM TO: Bill Drueding, Zoning Officer FROM: Leslie Lamont, Planning RE: Cache Cache Restaurant GMQS Exemption by Planning Director DATE: April 30, 1993 ---------------------------------------------------------------- ---------------------------------------------------------------- SUMMARY: The applicant, Phillipe Mollicchi, as represented by Sunny Vann, seeks to exchange 246 square feet of net leasable square feet for 246 square feet of storage in order to expand the main dining area. ZONING: Commercial Core, CC STAFF COMMENTS: Pursuant to Section 24-8-104 A.1.(d) the Planning Director may exempt the expansion of a commercial or office space if no new net leasable is added. The applicant, seeking to expand the main dining area, proposes the following: * eliminate a second dining room; * turn 246 square feet of the second dining area into storage; * move the existing office space into the remaining space of the second dining room; * extend the main dining room to include the area under the covered walkway for a total expansion of 246 square feet. Zoning and Engineering questioned whether this expansion was encroaching into non -conforming open space. When the building was built, in the early 180's, the definition of open space pertained to unobstructed open space from the ground to the sky. The second floor balcony that overhangs the courtyard prevents the open area below to be considered calculable open space. The 246 square foot dining room expansion is not considered net leasable because 246 square feet of storage space is being created in exchange. RECOMMENDATION: Staff recommends approval of the GMQS Exemption for the expansion of commercial space which does not increase the new leasable with the following conditions: 1. The dining room is to be expanded by 246 square feet (excluding the old office space) and 246 square feet of the second dining room shall be converted to storage only. 2. Prior to issuance of a Certificate of occupancy, an inspection of the expansion and converted storage and office space shall be conducted to confirm no new leasable has been added to the restaurant space. 3. All representations made by the applicant and on the submitted plans shall be adhered to during development. 4. Prior to issuance of any building permits, plans shall be reviewed for zoning compliance. I hereby approve the GMQS Exemption for the enlargement of a commercial use which does not increase its net leasable square footage pursuant to Section 8-104 A. of Chapter 24 of 1i�he Muil{1ic�pal Code. v v L r 4 iane Moore, City Pla ing Director 2 MEMORANDUM To: Leslie Lamont, Planning Office From: Chuck Roth, City Engineer Date: April 20, 1993 Re: Cache Cache GMQS Exemption Having reviewed the above referenced application, and having made a site inspection, the Engineering Department has the following comments: 1. Parking - In CC zone, 2 parking spaces are required per 1,000 square feet of net leasable space. The application requests an additional 198 square feet. The parking space requirement for this increase would be 0.4 spaces. The Code provides for disregarding parking requirements of less than 1/2 space. If any other applications are received in the future for the Mill Street Plaza, this fractional parking space impact should be accumulated with parking calculations at that time. 2. Drainame - Since the increased space is underneath an existing balcony, there would be no changes to storm runoff drainage patterns. 3. Trash - The requested increased net leasable space represents a potential for a small increase in trash for the Mill Street Plaza. This increase should and must be able to be handled on site. 4. Previous Reviews - Other spaces in this building have been reviewed at least once in the past (Gordon's ?). I do not know if this space has been reviewed. 5. Sidewalks - Sections of the sidewalk along Hopkins Avenue are in a deteriorating condition. Portions meet the Code Section 19-104 as "hazardous sidewalk." I will separately notify the property owner of the need to repair the hazardous sidewalk. It would be best to completely replace the deteriorating portions of sidewalk. It is my understanding that there is electric heat in the sidewalk. This may be part of the concrete decay problem. Currently, Public Works will not issue a permit for electric sidewalk snow melt systems. There was an incident some years ago of a dog tied to a railing being electrically shocked on wet sidewalk that contained an electric snow melt system. a Sections of the interior walkways at the Cache Cache level are also in deteriorating condition. Walkways on private property are not regulated by City Code or UBC, to the best of my knowledge, however I suggest that their repair be a condition of approval. There are concrete benches at the Cache Cache level, in the courtyard, that are in a state of decay. 6. Curbs - The curbs along both the Mill Street and Hopkins Avenue frontages are in generally poor condition. Some sections are completely missing. The Code does not define "hazardous curb." In any event, I suggest that replacement of the missing sections of curb be required. Recommended Conditions of Approval 1. Prior to issuance of a building permit, the missing sections of curb shall be replaced, and the sidewalks and interior walkways shall be repaired. cc: Bob Gish, Public Works Director M93.113 MESSAGE DISPLAY TO LESLIE LAMONT CC BILL DRUEDING From: Bill Drueding Postmark: Apr 06,93 10:14 AM Subject: CACHE CACHE GMQS EXEMPTION REFERRAL Message: THE ONLY QUESTION I HAVE IS DOES THIS REDUCE REQUIRED OPEN SPACE? THE LOWER COURTYARD WAS COUNTED IN THEIR REQUIRED OPEN SPACE WHEN THIS BUILDING WAS BUILT..THE DEFINITION OF OPEN SPACE HAS BEEN CHANGED CAUSING THIS AREA TO BECOM NON-COINFORMING OPEN SPACE. IF THE ARE UNDER THE OVERHANG WASPREVIOUSLY COUNTED, THEN THE ENCLOSURE WOULD REULT IN INCREASING A NON -CONFORMITY.. I WILL RESEARCH THEIR ORINGIAL APPROVALS AND WE SHOULD GET TOGETHER ON THIS ISSUE. ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 Phone 920-5090 FAX 920-5197 MEMORANDUM TO: City Engineer Zoning Administration HPC FROM: Leslie Lamont, Planning Office RE: Cache Cache GMQS Exemption DATE: March 24, 1993 Attached for your review and comments is an application submitted by Cache Cache Restaurant. Please return your comments to me no later than April 16, 1993. Thank you. VANN ASSOCIATES Planning Consultants March 19, 1993 HAND DELIVERED Ms. Leslie Lamont Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Cache Cache Restaurant GMQS Exemption Dear Leslie: Please consider this letter an application for a growth management quota system (GMQS) exemption for the remodeling of the Cache Cache restaurant, which is located at 205 North Mill Street in the Mill Street Plaza building (see Exhibit 1, Pre - Application Conference Summary, attached hereto). Please note that a separate application for HPC minor development plan approval has been submitted to Kim Johnson. This application is tentatively scheduled for review by the HPC on April 28, 1993. Both applications are submitted by Phillipe Mollicchi, the owner of the restaurant. Permission from the building's owners, Mill Street Plaza Associates, for Mr. Mollic- chi to submit the application is attached as Exhibit 2. A letter from Anthony J. Mazza attesting to Mill Street Plaza Associates' ownership of the building is attached as Exhibit 3. Permission for Vann Associates to represent the Applicant is attached as Exhibit 4. Pursuant to Section 8-104.A.1.d. of the Land Use Regulations, the Planning Director may exempt from the GMQS the expansion of an existing commercial use in a building which does not increase its net leasable square footage. Section 8-104.A.2., however, requires that an application for a building permit for the proposed expan- sion be submitted prior to the Director's approval of the GMQS exemption. As no increase in net leasable area is proposed, and the Applicant wishes to confirm his ability to expand the restaurant use prior to the preparation of construction docu- ments, we respectfully request that this requirement be waived. A building permit application will be submitted upon the receipt of HPC minor development plan approval and the requested GMQS exemption. As the accompanying architectural plans illustrate, the Applicant wishes to consoli- date the restaurant's two (2) dining rooms to improve service, and to provide for an 230 East Hopkins Avenue • Aspen. Colorado 81611 • 303/925-6958 • Fax 30T920-9310 Ms. Leslie Lamont March 19, 1993 Page 2 enlarged office and a new internal storage area. To accomplish these objectives, the Applicant proposes to expand the main dining room to include the covered walkway which abuts the restaurant's south facade. The expansion will involve approximately two hundred and forty-six (246) square feet. Of this amount, approximately one hundred and ninety-eight (198) square feet meet the definition of net leasable area. To offset the resulting increase in the restaurant's net leasable square footage, an equivalent or greater amount of the secondary dinning room will be converted to tenant storage. As you know, such areas are exempt from the calculation of net leasable square footage pursuant to Section 3-101 of the Regulations. The restau- rant's existing office will be relocated to the remainder of the secondary dining room, and the old office area converted to dining space. With respect to floor area, a substantial portion of the two hundred and forty-six (246) square foot addition is exempt from floor area calculations, as it is located one hundred (100) percent below grade. The remainder, while countable as floor area, does not increase the building's total floor area above the maximum allowed. Based on the CC zone district's floor area ratio of 1.5:1, the eighteen thousand (18,000) square foot Mill Street Plaza property is allowed a maximum floor area of twenty- seven thousand (27,000) square feet. As Table 1, below, indicates, the existing building's floor area is significantly less than the maximum allowed. Table 1 Floor Area Calculations Mill Street Plaza Building 1. Legal Description 2. Lot Area (Sq. Ft.) 3. Maximum Allowable Floor Area @ 1.5:1 (sq. Ft.)' 4. Existing Floor Area (Sq. Ft. )2 Lower Level Ground Level Upper Level Lots D, E, F, G, H and J, Block 81 18,000 27,000 25,630 2,670 11,760 11,200 Increasable to 2:1 by special review, provided that sixty (60) percent of the additional 0.5 floor area bonus is approved for affordable housing. Ms. Leslie Lamont March 19, 1993 Page 3 From takeoffs prepared by Cottle Graybeal Yaw, Architects. All numbers rounded to the nearest ten (10) square feet. Please note that a set of floor plans with Cottle Graybeal Yaw, Architects' floor area takeoffs accompanies this application. As the Applicant wishes to renovate his restaurant during this year's off-season, your timely response would be sincerely appreciated. Should you have any questions, or require additional information, please do not hesitate to call. Yours truly, VANN ASS(JCIATES Sunny Vann, AICP SV:cwV Attachments cc: Anthony J. Mazza c:\bus\city.app\app22093.exe EXHIBIT 1 CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PROJECT• APPLICANT'S REPRESENTATIVE: REPRESENTATIVE'S PHONE: — OWNER'S NAME• 1 SUMMARY 1. Type of Application. �b 2. Describe action/type of development being requested: 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Agent Comments f r _ 4. Review is: (P&Z Only) (CC Only) (P&Z then to CC� -� 5. Public Hearing: (YES) NO 6. Number of copies of the application to be submitted: 7. What fee was applicant requested to submit:rc- 8. Anticipated date of submission: 9. COMMENTS/UNIQUE CONCERNS: frm.pre app EXHIBIT 2 March 19, 1993 HAND DELIVERED Ms. Leslie Lamont Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Apply Dear Ms. Lamont: As a partner in Mill Street Plaza Associates, which is the owner of the Mill Street Plaza Building, please consider this letter authorization for Phillipe Mollicchi to submit such applications as may be required to obtain approval for the remodeling of his restaurant, Cache Cache. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, A6thony Mill Stre Plaza Associates 205 South Mill Street, Suite 301A Aspen, CO 81611 (303) 925-8032 SV:cwv cAbuskity.Itr\1tr20692.112 01/06/93 14:27 ^b303 925 1736 Hagman law M & W PaoPFR"F's Surrz 301A 205 SouTH MILL STREET Arrmomy J. M^zzA AePE 4. COL0RADO 81611 FRANK J. WOOD& III December 28, 1992 TO WHOM IT MAY CONCERN: 005 EXHIBIT 3 AREA Cons 303 TELMIHONE 925-8032 FAx 92"995 Please be advised that the Mill Street Plaza Building is owned by Mill Street Plaza Associates, which is comprised of Frank J. Woods, III and Anthony J. Mazza and a minor interest by Joan Slattum. The existing mortgage on the Mill Street Plaza Building is held by Commercial Federal Mortgage. ly yours, nthorly J. Mazza ' AJM:dr EXHIBIIT 4 March 19, 1993 HAND DELIVERED Ms. Leslie Lamont Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Lamont: Please consider this letter authorization for Sunny Vann of Vann Associates, Planning Consultants, to represent me in the processing of my application for a GMQS exemption for the remodeling of my restaurant, Cache Cache, which is located in the Mill Street Plaza Building in the City of Aspen. Mr. Vann is hereby authorized to act on my behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, i Phillipe ollicchi Cache Cache Restaurant 205 South Mill Street Aspen, CO 81611 (303) 925-3835 SV:cvw cAb us \ci t y.1 t rV t r 206 92.111 11, E)(15TNG- DINIW:r - 415EA75 01 1 0 ( t A� ENTRI 41 SF-P;:S P L A-f4 \A F-W o" NO i�m i> i om,2, Rm z- 31 suATs TO A L 14Z MiW- SrRE.V-r Pi- AZA H"ANV4- — - F---- - - -- -�.: - - �- - - - — - 5�lk -5 -119kz M ki A 0 1 N I rA 46 L 1 5F— Fcl&- W&W DIN1to- 5COT,S -rOT;q. 74 !SCATS 7, 77 77—., VLAW VIEW �/+" -\'O" New 17L401K PLA4 kNt,) :5ENr01,6- -ro-TA,1- :SF.ATI tV-- - 74- r-,'t\C,HF- CAC4f- Rv:-MDL;eG a4C S.M'L..L- ASPS" I Q.OL6 3-2-13 T-R^,Oq BY VFr--R*'oa4 Hkt4 D11` iY46- - (ol -%A-a Fl C) • I ! 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