HomeMy WebLinkAboutcoa.lu.sr.520 E Durant Ave.A103-95
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 11/13/95 PARCEL ID AND CASE NO,
DATE COMPLETE: 2737-182-22-006 A103-95
&.1<- /"'~! ,STAFF MEMBER: DM
PROJECT NAME: Aiax Buildinq Special Review for Outdoor Dininq
Project Address: 520 E Durant #110A
Legal Address: Block 96 Lots N thru S
APPLICANT: Keith Herbert
Applicant Address: P.O, Box 8070 Aspen. CO 81612
REPRESENTATIVE: Same
Representative Address/Phone: 544-9081
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FEES: PLANNING
ENGINEER
HOUSING
ENV, HEALTH
TOTAL
$1020
$ 100
$
$
$1120
# APPS RECEIVED
# PLATS RECEIVED
TYPE OF APPLICATION: STAFF
P&Z Meeting Date Ll- 5 -'15"'
CC Meeting Date
APPROVAL: 1 STEP: X- 2 STEP:
PUBLIC HEARING: YES !J:i@...
VESTED RIGHTS: YES NO
PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
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REFERRALS:
City Attorney Parks Dept, School District
>< city Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir, Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
city Electric Mtn.Bell Open space Board
Envir.Hlth, ACSD Other
:>< Zoning Energy Center Other
DATE REFERRED: /lkvl--- INITIALS: SV DUE: 11/215
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___ City Atty ___ city Engineer ___Zoning ___Env. Health
___ Housing ___ Open Space Other:
FILE STATUS AND LOCATION:
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I""". I1lND USE APPIJ:C'ATICN FORM ,~
Project Nane C;A~ 1'.3 /G '.
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awropriate)
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6) ~ sentative's Nane, 1\dd:teSs & lbcne "
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~ 7) 'lYPe of A{:plication (please dleck all that awly):
_ O:lOOanini.umi.tion _ Text:jMap A11lenll.dlt
_ IDt SplitjIat Line
1!dju..t.-:.,L
III 8) Description of Exist:in.J Uses (ro'lrivar ani type of existiDJ st:rucb.Ires:
awz:oxi:mate sq. ft.: romh>r of J...,.h.0<.IJEs: any previws awrovaIs granted to the
prq;lerty) .
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CoIXlitional Use _ 0:lIlCept:ual SPA
K Speci"l Review Final SPA
_ 0:lIlCept:ual Hi.st:oric IJev.
Final Hi.stori.c IJev.
8040 Greenline _ Conceptual RID
_ stream Mi=Jin Final RID
Mcunta:in view Plane SUbdivisian
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Minor Hi.stori.c IJev. .
_Hi.st:oric DellPlitian
_ Hi.st:oric Designation
_ QU:l Allvt.-:.lt
_ QU:l Exempti.an
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Descr~, of Deval<JPl""'d;' AQ?lication
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Have yell attadled the followinj?
_ Response to At:t:adlment 2, M:inimJm $nhni_iaJ. Cant:ents
_ Rla:spOllse to Att:adlIIIent 3, Specific Snhni ""'lien Cant:ents
_ Response to At:t:adlment 4, Review standards for Yoor AI:PJ.icatian
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MEMORANDUM
FROM:
Aspen Planning and Zoning comjj))on
Leslie Lamont, Deputy Di~
Dave Michaelson, Planner
TO:
THRU:
DATE:
December 5, 1995
RE:
Ajax Building. Special Review for Commercial Use of Open Space in the
CC Zone District
SUMMARY: The applicant is requesting special use approval to allow the use of
approximately 250 square feet for outdoor dining in the lower maIl of the Ajax Building. Staff is
recommending approval with conditions.
APPLICANT: Cafe Ink!, represented by Keith Herbert and Alan Giaquinto.
LOCATION/ZONING: Lots N thru S, Block 96 Lot 1,520 East Durant. The property is zoned
CC (Commercial Core).
REQUEST: The applicant's are requesting approval to utilize approximately 250 sJ. (12' x 12')
of the lower courtyard of the Ajax Building for outdoor seating in association with Cafe Ink! and
D and E Snowboards. Cafe Ink! is a smaIl specialty coffee shop, which serves non-alcoholic
beverages and a smaIl selection of muffins and bagels. There are no wait staff, and all sales are
over-the-counter. Existing interior seating capacity is approximately 10 patrons. Current
employee levels are two (2) people behind the counter, which would not increase with the
requested outdoor seating.
A photograph depicting area proposed for seating is shown as Attachment A, and a cover letter
from the applicant is attached as Exhibit B. The applicant has obtained written pennission from
Steve Marcus, general manager of Ajax Mountain Associates (Exhibit C), and have submitted a
letter of support from adjacent tenants (Exhibit D).
Staff Comments
Pursuant to Section 3-101 - Definition of Open Space, required open space may be used for
commercial restaurant use if the Commission detennines that such use is compatible with or
enhances the purposes of open space requirements and that adequate pedestrian and emergency
vehicle access will be maintained. In addition, additional requirements are imposed in Section
7-404 - Review Standards for Special Review. The requirements of Sections 3-101 and 7-404
are summarized below:
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Section 3.101 Pedestrian and Emerl!encv Access
The Ajax Mall lower plaza is accessed by a descending stairway adjacent to the Durant sidewalk,
and is separated approximately 50 feet from the proposed table locations. Therefore, pedestrian
access to other businesses are not affected, and emergency access is essentially unchanged.
Section 7.404 Review Standards for Soecial Review
1. The mass, height, density, configuration, amount of open space, landscaping and
setbacks of the proposed development are designed in a manner which is compatible-with or
enhances the character of surrounding land uses and is consistent with the underlying zone
district.
The lower plaza of the Ajax Building is currently void of any street furniture or landscaping.
. The use of a portion of the open space for outdoor seating will improve the functionality of the
plaza, and provide additional outdoor amenities for the entire mall. With the exception of
approximately 5 smail profile tables, the configuration and mass of the Ajax Building will
remain unchanged.
Staff contacted adjacent leasees as well as the mail management to discuss the request. In short,
there is no opposition to the proposed outdoor seating, as long as it neither interferes or blocks
entry or window views of adjacent businesses.
2. The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses or will mitigate those impacts, including but not limited to the
effects of shading, excess traffic, availability of parking in the neighborhood or blocking of a
designated viewplane.
Virtually all of the tenants in the mail have indicated their support for the proposal, based on the
above caveats. No siguificant impacts are associated with the additional tables, and any increase
in pedestrian traffic would be an asset to other tenants of the Ajax Building.
Recommendation: The Planning Office recommends approval of the Special Use, with the
following conditions:
I. All representations made in the application or by the applicant at the Planning and
Zoning Commission meeting shall be adhered to during development.
2. That the proposed seating will be consistent with the representations of the applicant at
the Planning and Zoning meeting and within the application.
3. The outdoor seating shall not interfere or encroach on adjacent businesses or doorways.
The specific location of tables shall not extend beyond an approximately 12' x 12' area
adjacent to D and E and Cafe Ink! and shall not be placed adjacent to windows of either
"Ross Andrews Jewelry" (Unit I lOB) or "Geraniums N Sunshine" (Unit 108). A
maximum of five (5) tables are allowed in the desiguated area.
4, Any expansion of the seating shall require an application for special review and a
meeting before the Planning and Zoning Commission.
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RECOMMENDED ,MOTION: "I move to approve a Special Review for Commercial Use
of Open Space in the CC zone District for Cafe Ink! located at 520 East Durant, with the
conditions contained in the Staff Memorandum,"
Attachments:
Exhibit A - Photograph depicting location
Exhibit B - Applicant's Cover Letter'
Exhibit C - Permission from Property Owner
Exhibit D - Lett~r of Support from Tenants
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Exhibit B
THIS APPLICATION SERVES AS A REQUEST TO ALLOW OUTDOOR
SERVICE AND SEATING IN 3/4 OF THE COURTYARD DIRECTLY ADJACENT TO
CAFE INK! , D+E SNOWBOARD SHOP OF THE AJAX MTN. BUILDING, 520 E.
DURANT.
THE SITE AS IS PROVIDES MORE THAN THE OPEN SPACE REQUIRED
AND THE PROPOSED SEATING WILL BE CONSISTENT WITH THE SURROUNDING
AREA BY THE USE OF ATTRACTIVE TABLES AND UMBRELLAS.
THE PROPOSED SEATING HAS SUPPORT OF AREA TENANTS AS NOTED
BY THE ENCLOSED SIGNATURES.
THE OUTDOOR AREA WILL BE USED FOR THE CONSUMPTION OF FOOD
AND NON-ALCOHOLIC BEVERAGES. THERE WILL BE NO ADDITIONAL HIRING OF
EMPLOYEES NEEDED. THE OUTDOOR SEATING WILL NOT ENCROACH ON OR
)ilNDER ANY ENTRANCE OR EXIT TO ANY PROPERTY OR PROPERTY DOOR.
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Exhibit C
THE PURPOSE OF THIS LETTER IS TO GIVE MY PERMISSION FOR
CAFE INK! TO SIT 3/4 OF THE OUTSIDE PATIO AREA SUBJECT TO THE
RULES AND CONDITIONS OF THE CITY OF ASPEN. THIS AREA SHALL
NOT INTERFERE WITH EITHER OF THE ADJOINING TENANTS.
I HOLD AS GENERAL PARTNER IN AJAX MOUNTAIN ASSOCIATES LTD
THE RIGHT TO APPROVE THE ABOVE DECISION.
STEPHENJ.MARCUS
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GENERAL PARTNER
AJAX MOUNTAIN ASSOCIATES
AS A TENANT OF 520 E. DURANT AJAX MTN. BUILDING. I SUPPORT THE
SEATINGkTHE OUTSIDE PATIO AS LONG AS IT DOES Nor INTERFERE WITH OR
BLOCK ANY ENTRANCE TO MY PLACE OF BUSINESS.
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Exhibit 0
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ASPENIPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920-5090 FAX (970) 920-5439
MEMORANDUM
TO:
City Engineer
Zoning Officer
FROM:
Dave Michaelson, Planner
RE:
Cafe Ink! Special Review for Outdoor Dining
Parcel ID No. 2737-182-22-006
DATE:
November 21, 1995
Attached for your review and comments is an application submitted by Keith Herbert.
Please return your comments to me no later than November 28.
Thank you.
City of Aspen
Pre-Application Conference Summary
t>tv'\,
Planner
6 - Z3-V
Date
Project ~'t ~1"'1>I,.l~ -~I>l.. 'ee.~l~ fOil- OV1'l?OO(L DIII''''lo\. ~0feA Sl"~L
Applicant's epresenlative Kt,~ ~~f"1'
Representative's Phone (Q10 'i I
Owner's Name 7r12\llS" Jo.{AlUV.$
Type of Application Sf'ec..tI>L-1?"'~lIa.\N ~"'T"'J~ Vse;.or- 0f>eA t;f'i-LE. ">
Description ofthe project/development being requested
The applicant has been requested to respond to the following items and provide the following
reports:
Land Use Code Section
~(/>o>(3)
Comments
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The review is: P&Z only) (CC only) (P&Z and CC)
Referral Agencies
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TENANT LIST OF 520 E. DURANT
AJAX MOUNTAIN BUILDING
101- CHARCUTERIE
102- COCKNEY REBELS
103- JOAN BOYCE JEWELRY
104- SUREFOOT
105- FUNKY MOUNTAIN THREADS
106- THE FRAGRANCE BAR
107- D+E SNOWBOARD SHOP
108 GERANIUMS N SUNSHINE
109- D+E
11M. CAFE INK
1108- ROSS ANDREWS JEWELRY
111- SKI FOTO
201-REVO
202- ASPEN T SHIRT
203- OPTICAL OPTIONS
204- CHANEL
205- CHANEL JEWELRY
206- PEACHES N REGALIA
207- AJAX MOUNTAIN ASSOCIATES
208- RALPH LAUREN
209- POLO
210- POLO
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Applicants:
KEITH HERBERT
ALAN GIAQUINTO
P.O. BOX 8070
ASPEN, CO. 81612
970..544..9081
PROPOSED PROPERTY FOR REVIEW:
OUTSIDE AREA ADJACENT TO SPACES 109-110A
520 E. DURANT
AJAXMTN. BUILDING
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