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Home My WebLink Aboutminutes.apz.19721017 <\1l ,I\, ,\ \" ASPEN PLANNING AND ZONING CO~rr1ISSION RESOLUTION CO~CEm~ING THE HOTEL JERO~ffi REZONING REQUEST Location: Lots A,B,C & D in Block 79 situated as a portion of the Hotel Jerome properties on the southeast corner of Monarch and Bleeker Streets in the City of Aspen, Colorado. From: R-6 Residential To: AR-l Accommodations Recreation--Urban Purpose: Residential development (condominiums) and related uses WHEP~AS, JOHN F. GILMORE has filed an application to ~ezone Lots A,B,C & D situated in Block 79 within the City of Aspen, Colorado from R-G Residential to AR-l Accommodations Recreation-- Urban; and WHEREAS, a public hearing was scheduled for, advertised for and held on September 21, 1972 before the Aspen Planning and Zoning Commission; and WHEREAS, based on the evidence, testimony, letters and exhibits submitted and a study of the 1966 Aspen Area General Plc.n the Aspen Planning and Zoning Commission finds as fo 11 m,)5 : 1. The proposed change in zoning, \vithout an increase :in the density allowed under existing zoning, conforms with the intent and purpose of the Aspen City Zoning Code as outlined in Section 24-1 (a) 2. "To lessen cor,gesti::m in the streets; to secure safety from fire, pani.c and other dangers; to prevent the overcrowding of land; to avoid Ul'ldue concentration of population; to facilitate adeqLw.te ,rovision of transportation, water, sewerage, schonl~~ p~rks ~~j}d other public L'eqiliremcnts.lI Section 2!+-1 (8) 1. 71T~) promote heaJrh, sCifety :Jnd general welfare of the corr@ll'~li.ty, II .::rnd S;~ct:ior; 2L!.~~1. (a) 3.} uTa conscrV2 the Vd lll~ of bLlildi,1['_~~ .:;n<1 c:nccnJ1:a~;~e t.he most npprc1priate use of land ~~_hrougho~lt -2- the municipality," are advanced by the proposed zone change, without increase in density, because it would allow a more appropriate use of the land and a site plan that insures the preservation of a building that contrib- utes character and prestige to the entire community. 2. The preservation and protection of the established residential area north of Bleeker Street and west of Monarch Street is of utmost importance and through this rezoning said streets can be established as a buffer between residential land use and development of a higher intensity by requiring site planning that relates the development to the Hotel Jerome and not toward Monarch and Bleeker Streets. Testimony from many area residents voiced the concern that this request, if granted, would establish a precedent for additional high density encroachment, The use of anothers' property for a residential buffer zone is not corr2ct and a street used to form a buffer is the best possible alterna.- tive, The architectural design of the buildings constL~cted on the applicant's property on Bleeker and Monarch Streets is critical to the protection of the forementioned residential area, Block 79 is at present, and should continue to be, oriented toward Main and Mill Streets. Howevec, this cannct be assured by the present zoninzo 3, Significant changes in the condition of the ar0a have occurred that warrant the proposed zoning alteration, Commercial floor space, off-street parking and activity in general in the area have substantially increased since April of 1967 when the R-6 Residelltial zom.ng classification vms placed on the property. Relocation of the City's public CW'lll1TIJ n" f.,'.l,,~l.'; t'., ~"').:.. -. t) . _.1.._ , a"\.Jay h:Oill the property cons titut C 'j Cl ..,,~-'.~"~ . .:. -3- significant change in condition. The zoning code has been amended to include an H-Historic Overlay District which provides for the preservation and continued existence of historic sites and structures. 4. Site development approval by the public sector is essential if the public safety, .interest and general welfare are to be advanced. Planning and development of the property as a total entity (under appropriate zoning) is the best possible way to ensure compliance with the intent of the.General Plan and create development that is aesthetic&ll' pleasing and economically viable. Duplex development (4 units) as allowed under the existing zoning, would not be compatible with other uses in Block 79 and because site plan approval is not required traffic could be generated directly onto Bleeker and Monarch Streets with development under the existing zoning. This would not create the buffer desired as practically as would development oriented toward Mill and Main Streets. 5. The remainder of the applicant's property is zoned C-l Commercial (as is the rest of Bbck 79) and the densities and uses allowed are as listed in the zoning code. The density recommended for the property in question by the General Plall is four (4) dwelling units (duplexes). The density contributed by these 4 lots toward th total project should remain in compliance with that recommendation (4 dwelling units) to keep the density at a level that will create a density transition between the higher intensity uses i~ block 79 and the established residential area to the TlClrth and wc,st. As mentioned above, this development concept is more suitable for the property than duplex devcloprnent. .,. .. '. -4- 6. The preservation and restoration of the Hotel Jerome, in keeping with the City's H-Historic Overlay Zone District, is an important consideration for the protection of Aspen's historic--cultural resources and general \velfare. 7. A development plan encompassing just the applicant's property now zoned C-l would be more economically feasible if the Hotel Jerome were replaced. 8. A previous petition for rezoning (to C-l Commercial) was denied because it was felt it would set a precedent for additional rezonings along Bleeker Street and it was suggested that the applicant approach the Board of Adjustment for a use variance. The proposed rezoning before us now would seem to satisfy our interpretation of that decision in that it would a) establish a legally sound buffer (Monarch and Bleeker Streets) between existing cOITillercial and planned accommodations uses and the established resident:ial area b) would not increase density, and c) would allo"7 the applicant land use site planning flexibility. NOW THEREFORE BE IT RESOLVED, that the Aspen Planning and Zoning Commission does hereby recommend to the Aspen City Cuuncil that John F. Gilmore's application to rezone Lots A,B,C & D in Bluck 79 from R-6 Residential to AR-l Accommodations RecceatiOil" Urban be granted subject to the following conditions: 1. Density contributed to the total project from Lots A,B,C & D be four (4) dwelling units as recommended by the 1966 Aspen Area General Plan. 2. The applicant shall agree to allow H--Historic Overlay District designation of the Hotel Jerome building and thc' patio area '~lich exists between the hotel and the Aspen Times building. 3,. Development of the total pl'uperty owned by Lhe ,qJjlJic'l1L shall be by fl siLe plar, approved by the Plannil'g ;md l.o'1i,,;; -5-- Commission and the City Council and shall encompass the following: a< Architectural review of the Monarch and Bleeker Street building frontages; b. Review of pedestrian and vehicular access from aU streets; Co Landscaping plans for Bleeker and Monarch Street property lines; do Complimentary design to the Hotel Jerome and compatibility with the character of the surrounding residences on Monarch and Bleeker Streets; e. Limit Lots A,B,C & D to accommodations, residential and related open space and recreational uses; f. Underground parkin!';. BE IT FURTHER RESOINED, that the Aspen Planning and Zoning Commission recommends that the applicant for the zoning change enter into an agreement with the City placing such condi~:ions as are recommended herein as covenants affecting and running with said property. ~_.J I, // 1 \ ' ~ ,;~ ,),,' J'" ,_, '. ' L ". James Breasted, Vice Chairman Aspen Planning & Zoning Commission Approved this (' /, day of :'2--:..:, 197!. < , October 17, 1972 ASPEN PLANNING & ZONING COM}!ISSION RESOLUTION UTE CEMETERY Z01','E CHANGE WHEREAS, an application was filed by the City of Aspen to rezone approximately 4.55 acres known as Ute Cemetery and under City ownership from AR-l Accomm9dations Recreation--Urban to P-Park, and WHEREAS, the Aspen Planning and Zoning Commission has met in public hearing after giving proper public notice and duly considered all statements and comments concerning said rezoning, and WHEREAS, the Aspen Planning and Zoning Commission has determined that the use of and protection for Ute Cemetery is best provided for under the P-Park zone district, NOW THEREFORE BE IT RESOLVED, that the Aspen Planning and Zoning Commission does hereby recommend that Ute Cemetery be rezoned from AR-l Accommodations Recreation--Urban to P-Park in accordance with Sections 24-8 (a) and 24-11 of Chapter 24 of the Municipal Code of the City of Aspen. ~ ! (j~VdAA, '-J II. \~1t/:n i~<1 c 1.1_\ Vice Chairman Aspen Planning & Zoning Commission Approved this Q.(t' day of r,?! ,~)i'(\>, 1972. October 17, 1972 ASPEN PLANNING & ZONING COMMISSION RESOLUTION FREDDIE FISHER PARK ZONE CHANGE WHEREAS, an application has been filed by the Pitkin County Park Association co rezone approximately .42 acres kno~vn as Freddie Fisher Park and owned by the .Park Association from R-6 Residential to P-Park, and WHEREAS, the Aspen Planning and Zoning Commission has met in public hearing after giving proper public notice and duly considered all statements and comments concerning said rezoning, and WHEREAS, the Aspen Plan~ing and Zoning Commission has determined that the use of and protection for Freddie Fisher Park is best provided for under the P-Park zone district and further finds that the Park Association has no facility for maintaining the Park, NOW THEREFORE BE IT RESOLVED, that the Aspen Planning and Zoning Commission does hereby recommend that Freddie Fisher Park be rezoned from R-6 Residential to P-Park as provided in Sections 24-8 (a) of Chapter 24 of the Municipal Code of the City of Aspen and further recommends that the City of Aspen main- tain the Park after the initial landscaping is completed. " " \ JI' /, ' i .t.. '.i'.,,'~ 1:_ \ \1 \?'\',", "J" ~!, I,' \ 1-:, , , ~ l,.1_ Vice Chairman Aspen Planning & Zoning Commission (1/ Approved this .~ day " I, f' ""Y',107~ o ." .-_,___ -" L... ,::---'..---- -