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HomeMy WebLinkAboutLand Use Case.CU.620 E Hyman Ave.4-82 le No. 9 - ia, CASELOAD SUMMARY SHEET City of Aspen 1. DATE CERTIFIED COMPLETE: &in. &S 19P- STAFF: 4 //ee LrlUiJ 2. APPLICANT: ', U), :I. I R' wr h /7`G/Ye t %ore/i &Ca tee 10 � i u F- e)1)/(19// air✓ J S .. ,� ;�^,. ; ca 3. REPRESENTATIVE: /err y //). & z 4I ern / �(frh PROJECT NAME: *f,(l rr V l l�( , 1 �fi<'' — (1, -/cY . . (.P , 5. LOCATION: /, O £ . M 14 vyi cwt. , I p , at - /1/ 6. TYPE OF APPLICATION: 4 Step: GMP ( ) PUD ( ) Subdivision 2 Step: Subdivision Exception ( ) GMP Exception ( ) Rezoning ( • ) SPA 1 Step: Use Determination X Conditional Use Special Review ( ) HPC No. of Steps: Other: 7. REFERRALS — To P on 'lei) Ito , X Attorney Sanitation District ___ School District X Engineering Dept. Mountain Bell _ Rocky Mtn. Nat. Gas _ Housing _ Parks State Highway Dept. Water Holy Cross Electric Fire Chief City Electric _Fire Marshal /Building Dept. X Other .3l)/, //PQ44 k 8. DISPOSITION P & Z ‘, Approved (/– Denied Date - Fi h I(nt rig .a. .v. ••d )r 4 • ,.,c s r ac- t t55oin tISP. to - f ('a Wia 4 +- , -6, s* *,o 5Uhj -fhP coro(t4inn 7104. -tie o re-et-hog 5(1q°5�c( b �l h P ppllCcpn�- (Ko% lima( _(f l t La l71 sh �x��_ o , L . L reei k , - loam Irn 0 . SeCr1(5 i fq/tor - ) i5 main fa/nee. • Ter y ., r" MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alice Davis, Planning Office RE: Nature's Storehouse - Conditional Use DATE: February 9, 1982 Location: 620 E. Hyman Avenue Zoning:. C -1 Applicant's Request: The applicant is requesting approval for a restaurant as a conditional use in the C -1 zone district. Nature's Storehouse currently has two spaces, a health food store and an herb shop located at 630 E. Hyman. The applicant plans to combine the two stores by moving to a larger space at 620 E. Hyman. In addition to combining the two stores, the applicant would like to operate a small restaurant with seating for 15 -20 people. This seating is to accommodate customers who purchase the sandwiches, soups, salads or various health foods that have been and will continue to be offered by the establishment. This request is made under Ordinance 9, series of 1981, which allows restaurants as a conditional use in the C -1 zone district. Referral Comments: The City Attorney has no problems with the request for a restaurant as a conditional use in the C -1 zone district. The Environmental Health Department is in favor of the request due to the following health considerations regarding the storage, handling and service of food: 1. Even though the overall sanitation level has been good at Nature's Storehouse, previous inspections have noted problems with food storage, problems which can be corrected by proper planning in a new facility. 2. While not in violation of any regulations, several changes can be made at the new location which should improve the overall sanitation level and greatly facilitate maintenance and cleaning operations. Currently several pieces of equipment are in use which do not fully meet the most recent health requirements regarding design and effective fabrication (July, 19.78). Relocation and remodeling of a facility allows the Environmental Health Department to require more prompt replacement of equipment. In addition, the redesign and construction of new work surfaces, improved plumbing facilities and better finishes to improve the cleaning of floor, wall and ceiling surfaces can be required. 3. There is a definite advantage in centralizing the food preparation and repackaging areas into one location as opposed to the two locations that currently exist. The new space, with proper planning in conjunction with the Environmental Health Department, can be arranged in a more sanitary, efficient manner according to current code regulations. Planning Office Review: According to Section 24- 3.3(b) of the Code, in evaluating the appropriateness of a conditional use, the Planning and Zoning Commission shall determine: • 4. Memo: Nature's Storehouse - Conditional Use Page Two . February 9, 1982 1. Whether the proposed use otherwise complies with the Code, 2. Whether the proposed use is consistent with the objectives and purposes of this zoning code and the applicable zone z district, and 3. If the proposed use is designed to be compatible with '''' ` ^'� surrounding land uses and uses in the area. The proposed use, a health food and herb shop with a small restaurant, complies with the regulations, objectives and purpose of the zoning code. The health food and herb shop have been determined to be a permitted use in the C -1 zone district. In evaluating any restaurant as a conditional use in this zone district and determining if the restaurant is compatible with the surrounding area, the Planning Office believes that three issues are of primary concern: 1) local vs. tourist orientation; 2) parking; and 3) noise. Approximately 80% of the total sales at Nature's Storehouse are from local patrons. It is one of the few health food stores serving the needs of the Aspen area. Parking should not be a problem as a large percentage of the customers are pedestrian and the number of customers who drive will not be ' ignificantly greater than the number generated at the old '✓ location next door. Noise should not be a significant problem at the proposed restaurant as the store's hours of operation will be 9:00 A.M. to 6:00 P.M. Monday through . Friday and 10:00 A.M. to 6:00 P.M. on Saturday. Since the establishment will not be open at night, surrounding resi- dential uses will . not be adversely affected. During the hours of operation, the noise generated by the establishment and the resulting traffic are not considered to be a sub - stantially different from the current noise levels in the area. Planning Office Recommendation: The Planning Office recommends that the Planning and Zoning Commission grant approval to the request for a restaurant as X a conditional use at 620 E. Hyman, Nature's Storehouse. .f' , l o \' ,Jt i � c• - • • • Council Approved Denied Date • 9. PRELIMINARY PLAT REFERRALS: _Attorney _Sanitation District School District _Engineering Dept. _Mountain Bell Rocky Mtn. Nat. Gas _Housing _Parks _State Highway Dept. _Water _Holy Cross Electric Other City Electric Fire Marshal /Building Dept. 10. PRELIMINARY PLAT - PUBLIC HEARING P & Z Approved Denied Date 11. FINAL PLAT Council Approved Denied Date 12. ROUTING: Attorney Building Engineering. ✓ Other t'nu lronn PUBLIC NOTICE RE: NATURE'S STOREHOUSE - CONDITIONAL USE NOTICE IS HEREBY GIVEN that a public hearing will be held before the Aspen Planning and Zoning Commission on Tuesday, February 16, 1982 at a meeting to begin at 5:00 P.M. in the City Council Chambers, City Hall, 130 S. Galena, Aspen, to consider a Conditional Use application for Nature's Storehouse to add a restaurant to their existing uses. The applicant plans to relocate from 620 E. Hyman to 630 E. Hyman (both locations are in the C -1 zone). For further information, contact the Planning Office, 130 S. Galena, Aspen, 925 -2020, ext. 227. s/ Olof Hedstrom Chairman, Aspen Planning and Zoning Commission Published in the Aspen Times on February 4, 1982 City of Aspen Account • �. -J %✓ CERTIFICATE OF MAILING I hereby certify that on this second day of February, 1982, a true and correct copy of the Notice of Public Hearing regarding Nature's Storehouse - Conditional Use Application (requesting a restaurant in the C -1 zone) was deposited into the United States mails, postage prepaid, and addressed to the following: See attached list. - n� .+ AIR. Hunter St. Assoc. Gary G. Troyer c/o L.H. Clark Box 1645 319 N. 4th St. Aspen, CO 81612 Aspen, CO 81611 Jack Crandall Chapman, Anne Box 1066 Box 311 Aspen, CO 81612 Snowmass, CO 81654 Mary Babic Goodrich Taylor 701 E. Hopkins Box 373 Aspen, CO 81611 Aspen, CO 81612 Edge of Ajax, Inc. George Vicenzi Box 2202 Box 2238 Aspen, CO 81612 Aspen, CO 81612 Boris Lemos Ted Koutsoubos 6635 De Longre Avenue Box 9064 Hollywood, CA 90028 Aspen, CO 81612 Jerald P and Patricia E. Long Patricia Moore Box 1282 610 E. Human Aspen, CO 81612 Aspen, CO 81611 M & B Company Cdes Partners Box 1709 Box 4949 Aspen, CO 81612 Aspen, CO 81612 Hannah Dustin Building & Assoc. Adam Walton Box 2238 Box 665 Aspen, CO 81612 Aspen, CO 81612 Waukesha Block Leo Roland 10919 West Bluemound Rd. 2220 South Broadway Milwaukee, Wis. 53220 Grand Junction, CO 81503 MEMORANDUM TO: Alice Davis, Planning Office FROM: Jay Hammond, Engineering Department DATE: February 10, 1982 RE: Nature's Storehouse Conditional Use, 620 E. Hyman, Lots P & Q, Block 99, O.A.T. Having reviewed the above application to establish a conditional use restaurant in the C -1 Zone, and having made a site inspection, the Engineering Department finds no particular engineering related problems with the proposed use. While the applicant proposes a "new" restaurant, the bulk of the business will be unchanged. The C -1 Zone requires no parking and, since the Storehouse is simply relocating next door, resultant parking impacts should be minimal. JH /co MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Alice Davis, Planning Office RE: Nature's Storehouse - Conditional Use DATE: February 9, 1982 Location: 620 E. Hyman Avenue Zoning: C -1 Applicant's Request: The applicant is requesting approval for a restaurant as a conditional use in the C -1 zone district. Nature's Storehouse currently has two spaces, a health food store and an herb shop located at 630 E. Wyman. The applicant plans to combine the two stores by moving to a larger space at 620 E. Hyman. In addition to combining the two stores, the applicant would like to operate a small restaurant with seating for 15 -20 people. This seating is to accommodate customers who purchase the sandwiches, soups, salads or various health foods that have been and will continue to be offered by the establishment. This request is made under Ordinance 9, series of 1981, which allows restaurants as a conditional use in the C -1 zone district. Referral Comments: The City Attorney has no problems with the request for a restaurant as a conditional use in the C -1 zone district. The Environmental Health Department is in favor of the request due to the following health considerations regarding the storage, handling and service of food: 1. Even though the overall sanitation level has been good at Nature's Storehouse, previous inspections have noted problems with food storage, problems which can be corrected by proper planning in a new facility. 2. While not in violation of any regulations, several changes can be made at the new location which should improve the overall sanitation level and greatly facilitate maintenance and cleaning operations. Currently several pieces of equipment are in use which do not fully meet the most recent health requirements regarding design and effective fabrication (July, 1978). Relocation and remodeling of a facility allows the Environmental Health Department to require more prompt replacement of equipment. In addition, the redesign and construction of new work surfaces, improved plumbing facilities and better finishes to improve the cleaning of floor, wall and ceiling surfaces can be required. 3. There is a definite advantage in centralizing the food preparation and repackaging areas into one location as opposed to the two locations that currently exist. The new space, with proper planning in conjunction with the Environmental Health Department, can be arranged in a more sanitary, efficient manner according to current code regulations. Planning Office Review: According to Section 24- 3.3(b) of the Code, in evaluating the appropriateness of a conditional use, the Planning and Zoning Commission shall determine: 0 Memo: Nature's Storehouse - Conditional Use Page Two February 9, 1982 1. Whether the proposed use otherwise complies with the Code, 2. Whether the proposed use is consistent with the objectives and purposes of this zoning code and the applicable zone district, and 3. If the proposed use is designed to be compatible with surrounding land uses and uses in the area. The proposed use, a health food and herb shop with a small restaurant, complies with the regulations, objectives and purpose of the zoning code. The health food and herb shop have been determined to be a permitted use in the C -1 zone district. In evaluating any restaurant as a conditional use in this zone district and determining if the restaurant is compatible with the surrounding area, the Planning Office believes that three issues are of primary concern: 1) local vs. tourist orientation; 2) parking; and 3) noise. Approximately 80% of the total sales at Nature's Storehouse are from local patrons. It is one of the few health food stores serving the needs of the Aspen area. Parking should not be a problem as a large percentage of the customers are pedestrian and the number of customers who drive will not be significantly greater than the number generated at the old location next door. Noise should not be a significant problem at the proposed restaurant as the store's hours of operation will be 9:00 A.M. to 6:00 P.M. Monday through Friday and 10:00 A.M. to 6:00 P.M. on Saturday. Since the establishment will not be open at night, surrounding resi- dential uses will not be adversely affected. During the hours of operation, the noise generated by the establishment and the resulting traffic are not considered to be a sub- stantially different from the current noise levels in the area. Planning Office Recommendation: The Planning Office recommends that the Planning and Zoning Commission grant approval to the request for a restaurant as a conditional use at 620 E. Hyman, Nature's Storehouse. CIT PEN 57 130 ' 1 -, re e t _ :L�1 as p• ' etc r 1611 10 'iR - 10c/2 I i' 0 FEB ASPEN j r . ,. f'•N o. Pt.WMNG OFFICE MEMORANDUM DATE: February 5, 1982 TO: Alice Davis FROM: Gary Esary� ��� RE: Nature's Storehouse - Conditional Use I have reviewed your memo request for comment in this matter and the attached correspondence from the appli- cant. This office confirms that a restaurant is a con- ditional use in the C -1 zone. However, the applicant's letter of January 25, 1982, indicates that he also will be operating a specialty health foods retail business from that space. I recommend that your office make a specific factual determination as to whether a health foods store is a "permitted or similar" use or a condi- tional use in a C -1 zone. GSE:mc ASPEN*PITKIN ENVIRONMENTAL HEALTH DEPARTMENT MEMORANDUM TO: Alice Davis, Planning Office FROM: Robert Nelson, Environmental Health Officer DATE: February 5, 1982 RE: Nature's Storehouse - Conditional Use This office has reviewed the referenced proposal with regard to the Colorado Department of Health's Rules and Regulations Governing Food Service Establishments. We would recommend approval of this application based on the following two public health considerations: 1. The facility is currently licensed as a food service. However, previous inspections have noted a problem with food storage. While the overall sanitation level has been good, there has also been a predominance of food storage violations (i.e. food containers stored on the floor, personal items belonging to employees intermingled with product storage, and improper storage of food containers adjacent to or below cleaning Products.) These can be corrected by proper planning in a new facility. 2. While not in violation of any of the food service establishment regulations, there are several other considerations which should improve the overall sanitation level and greatly facilitate the maintenance and cleaning. Currently, several pieces of equipment are in use which do not fully meet the most recent health requirements (regarding design and effective fabrication in July, 1978). Relocation and remodeling of a new facility is an approach where this department can require more prompt replacement of equipment. In addition, the redesign and construction of new work surfaces, improved plumbing facilities, and better finishes to improve cleanability on all floor, wall, and ceiling surfaces must be provided. The extra square footage (270 square feet) only compensates for the adding of seating capacity and is in reality not a net increase. However, the real advantage comes in centralizing 130 South Galena Street Aspen, Colorado 21611 303/925 -2020 Nature's Storehouse - Condition Use February 5, 1982 Page 2 the food preparation and repackaging areas into one location in the store. This will ease the problems of having to go from one store to the other to get water for cleanup and to transport the utensils used to repackage back to the food side to be washed. With proper planning, which this department actively participates in, the food service facility can be arranged in a much better manner and the facility layout planned, designed and constructed to current codes. In summary, it appears that there are several distinct advantages to the proposal and if completed, the food service facility should be improved in all aspects of food sanitation including storage, handling and service. RN /co cc: Terry Badger MEMORANDUM TO: Paul Taddune, City Attorney Dan McArthur, City Engineering Department Tom Dunlop, Environmental Health Department FROM: Alice Davis, Planning Office RE: Nature's Storehouse - Conditional Use DATE: January 25, 1982 Nature's Storehouse has submitted an application for a Conditional Use Review as they would like to change the existing facility by adding a small sit -down type lunch area, i.e., restaurant. This application is being reviewed under Ord. No. 81 -9, which amended Section 24 -3.2 of the Municipal Code, by including restaurant as a conditional use in the C -1 Zone District. The applicant is also planning a move from 620 E. Hyman Avenue to 630 E. Hyman Avenue (both locations are in the C -1 zone); the new facility will have 270 additional square feet and the two separate store areas will be combined into one store space. Please review and return any comments to me no later than Monday, February 8, 1982; this item is scheduled for the City Planning and Zoning Commission Meeting on February 16, 1982. Thanks! • January 25, 1982 Aspen Planning Office City Hall Aspen, Colorado Re: Change in Location of Nature's Storehouse Gentlemen: This letter shall set forth the reasons behind my request to move Nature's Storehouse to the new location at 620 E. Hyman Avenue in Aspen. Currently Nature's Storehouse is located in two separate spaces at 630 E. Hyman. - First, let me fully describe just what Nature's Storehouse is. The store is primarily a specialty health foods store marketing such items as vitamins, food supplements, frozen and fresh organic foods, natural cosmetics, herbs and a large selection of healthy "munch" foods. In addition, many locals regularly purchase sandwiches, soups, salads, eggrolls and fruit juices as takeout lunches. This particular segment of the business has increased dramatically as restaurant prices have gone literally through the roof. I don't mean to sound like an advertisement, but $2.00 still buys a nutritious lunch at the Storehouse. The present physical arrangement of the premises causes many unnecessary problems for our customers. In the winter season, it is especially difficult to shop in one space for groceries, and then leave only to enter the other shop for the rest of the buyer's needs. Doors are constantly opened and closed causing unnecessary waste of heat. Many mothers are carrying armloads of packages and small infants. Unlike City Market, we have no automatic doors. Employees must leave and enter constantly to assist with deliveries, requests for product information and the like. In other words, the present situation grew as the shop grew and no longer makes sense. In moving to the new location, the shop will be approximately 270 square feet larger, and everything will be under one roof. • Aspen Planning Office January 25, 1982 Page 2 Currently, packing is not a problem. The new location is next door and should pose no additional packing problems. If anything, any vehicular congestion should diminish. For that small percentage of our clientele who drive, they will be able to shop in less time and thus to park for less time. You have also requested that I address the issue of possible noise problems. Currently there are no such problems in the new operation. In fact, the only problem experienced outside of the store relate to U. P. S. or other deliveries made during busy hours. All deliveries in the future could be handled directly from the alley, and customers would have freer access to the sidewalks and street. Let me also address in more detail who we serve. Approximately 80% of total sales are from local patrons. The recent demise of The Little Kitchen has made it even more important that a quality health foods store serves Aspen's needs. The Storehouse attempts to fill this role. As real estate developers have gobbled up the Aspen A's, the White Kitchen, the old Arthur's, Carl's lunch counter and many others, the need for a quick; inexpensive yet seated lunch is greater than ever. Many locals eat their sandwich or salad outdoors seated on one of several benches. During the winter or poor weather, there is no place to sit. Many customers have asked me to install simple interior seating. Now this is impossible, however, the new location will offer room for perhaps 15 to 20 small seats with tables. On cold or rainy days locals can still buy lunch, sit down and relax without big prices or any tips. I have had preliminary discussions with Mr. Nelson at the Health Department. He could see no problems with the proposed arrangement and was favorable towards my request. In summary, the new Nature's Storehouse can and will serve the public better, more efficiently and at far lower prices for locals to buy organic foods and lunches. Thank you for your time and efforts in considering this request. Sincerely, t 9 10. 80-Cr Terry W. Badger • / -as ba • Nature's Storehouse 630 East Hyman Aspen, CO 81611 Planning Office Aspen, Colorado 81611 - Gentlemen: t c r As requested, my store hours are 9:00t 6:00 pm Monday through Friday and Saturday, 10:00 am to 6 :00 pm. Sincerely, /� e s h Terry Badger • • • • January 25, 1982 Aspen Planning Office City Hall Aspen, Colorado Re: Change in Location of Nature's Storehouse Gentlemen: This letter shall set forth the reasons behind my request to move Nature's Storehouse to the new location at 620 E. Hyman Avenue in Aspen. Currently Nature's Storehouse is located in two separate spaces at 630 E. Hyman. First, let me fully describe just what Nature's Storehouse is. The store is primarily a specialty health foods store marketing such items as vitamins, food supplements, frozen and fresh organic foods, natural cosmetics, herbs and a large selection of healthy "munch" foods. In addition, many locals regularly purchase sandwiches, soups, salads, eggrolls and fruit juices as takeout lunches. This particular segment of the business has increased dramatically as restaurant prices have gone literally through the roof. I don't mean to sound like an advertisement, but $2.00 still buys a nutritious lunch at the Storehouse. The present physical arrangement of the premises causes many unnecessary problems for our customers. In the winter season, it is especially difficult to shop in one space for groceries, and then leave only to enter the other shop for the rest of the buyer's needs. Doors are constantly opened and closed causing unnecessary waste of heat. Many mothers are carrying armloads of packages and small infants. Unlike City Market, we have no automatic doors. Employees must leave and enter constantly to assist with deliveries, requests for product information and the like. In other words, the present situation grew as the shop grew and no longer makes sense. In moving to the new location, the shop will be approximately 270 square feet larger, and everything will be under one roof. Aspen Planning Office January 25, 1982 Page 2 Currently, packing is not a problem. The new location is next door and should pose no additional packing problems. If anything, any vehicular congestion should diminish. For that small percentage of our clientele who drive, they will be able to shop in less time and thus to park for less time. You have also requested that I address the issue of possible noise problems. Currently there are no such problems in the new operation. In fact, the only problem experienced outside of the store relate to U. P. S. or other deliveries made during busy hours. All deliveries in the future could be handled directly from the alley, and customers would have freer access to the sidewalks and street. Let me also address in more detail who we serve. Approximately 80% of total sales are from local patrons. The recent demise of The Little Kitchen has made it even more important that a quality health foods store serves Aspen's needs. The Storehouse attempts to fill this role. As real estate developers have gobbled up the Aspen A's, the White Kitchen, the old Arthur's, Carl's lunch counter and many others, the need for a quick, inexpensive yet seated lunch is greater than ever. Many locals eat their sandwich or salad outdoors seated on one of several benches. During the winter or poor weather, there is no place to sit. Many customers have asked me to install simple interior seating. Now this is impossible, however, the new location will offer room for perhaps 15 to 20 small seats with tables. On cold or rainy days locals can still buy lunch, sit down and relax without big prices or any tips. I have had preliminary discussions with Mr. Nelson at the Health Department. He could see no problems with the proposed arrangement and was favorable towards my request. In summary, the new Nature's Storehouse can and will serve the public better, more efficiently and at far lower prices for locals to buy organic foods and lunches. Thank you for your time and efforts in considering this request. Sincerely, Terry W. Badger PUBLIC NOTICE RE: NATURE'S STOREHOUSE - CONDITIONAL USE NOTICE IS HEREBY GIVEN that a public hearing will be held before the Aspen Planning and Zoning Commission on Tuesday, February 16, 1982 at a meeting to begin at 5:00 P.M. in the City Council Chambers, City Hall, 130 S. Galena, Aspen, to consider a Conditional Use application for Nature's Storehouse to add a restaurant to their existing uses. The applicant plans to relocate from 620 E. Hyman to 630 E. Hyman (both locations are in the C -1 zone). For further information, contact the Planning Office, 130 S. Galena, Aspen, 925 -2020, ext. 227. s/ Olof Hedstrom Chairman, Aspen Planning and Zoning Commission Published in the Aspen Times on February 4, 1982 City of Aspen Account • • • ASPEN /PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 LAND USE APPLICATION FEES County 00100 — 63711 09009 — 00000 Subdivision /PUD 63712 Special Review 63713 P &Z Review Only 63714 Detailed Review 63715 Final Plat 63716 Special Approval 63717 Specially Assigned t Cil, - y - 7, 1- City 00100 — 63721 09009 — 00000 Conceptual Application 63722 Preliminary Application 63723 Final Application 63724 Exemption 1. 63725 Rezoning 63726 Conditional Use PLANNING OFFICE SALES 00100 — 63061 09009 — 00000 County Land Use Sales 63062 GMP Sales 63063 Almanac Sales Copy Fees Other Name: � t, • INaini 'up Address: L j. - : e Check No. Receipt No. P ,lilt __ a a * 1 ! ! ! , , C 0 . m t4 Y W i z0 o w o I i N 1 N CO "' O o ' ~ W N '- z_!w „^,, I- U ° s s m o + o + + • 0 - C ++ c LO U q - ' ::;":41 O ' 0 I ° z U CD c 1 K R - .. J O N r0 J N C 'J e .y1 W �� �� O O ID z • Q m Z Q Z w 0 4 - z O Q 4 • Q e Z J a J (t? � I a. (I p a. N O F O O • m U z ^ U Z 0 U 4 U I h Q H I u a I •