HomeMy WebLinkAboutLand Use Case.200 S Aspen St.SR-1983-02
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Colette Penne, Planning Office
RE: Hotel Lenado Special Review
DATE: August 16, 1983
Location: Southeast corner of Hopkins and Aspen Street.
Zoning: L-3.
Applicant's
Request:
FAR increase from the approved .84:1 to 1:1 (the
maximum allowable FAR in the L-3 zone).
Referral
Comments:
No comments were received from the City Attorney.
The Building Department points out that this
project is located in the L-3 zone, which requires
35 percent open space. The building of Phase II
will reduce current open space by 692 square feet.
The 35 percent required open space figure of 3,150
square feet would be deficient by 187 square feet.
The Engineering Department commented on the parking
situation by reference to the original application
to reconstruct the Edelweiss Lodge. They felt that
parking should be provided off the alley to satisfy
the needs of the proposal at a .84:1 FAR.
Planning
Review:
Office
When the Hotel Lenado proposal was first approved,
the possibility of a Phase II was presented. Long
Run, the partnership developing the property, now
wishes to build the exterior walls and roof of the
Phase II area. They submit that the ability to do
this exterior construction this summer will save
"very considerable construction expense" and will
avoid "disrupting the operation of t~new hotel
next summer." However, the applicants do recognize
that this space cannot be occupied as rental units
without a GMP allocation. The space could be used
for non-unit purposes (common areas, meeting room,
etc.) without an allocation.
The Enigneering Department has raised the question
of inadequate parking. However, this issue was
addressed in the original reconstruction application
and a specific condition was attached to the approval,
which is:
"Two parking spaces must be retained as a part of
this approval, therefore allowing the use of the
four remaining parking spaces of the six proposed
to be used for scoring points in a future GMP
competition."
The question of the reduction of open space below
that required in the L-3 zone has been discussed at
length by the Building Department, Planning Office
and applicant. The interpretation of Section 24-
3.7(d) is viewed differently by the applicant and
the Building Department. The calculation of open
space at the 1:1 FAR submitted by the applicant is
as follows:
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Memo: Hotel Lenado Special Review
Page Two
August 16, 1983
Remaining Open Space:
9,000 sq.ft.
4,581 sq. ft.
48 sq.ft.
918 sq.ft.
224 sq. ft.
5,771 sq.ft.
3,229 sq.ft.
Total Lot:
Hotel:
Covered Walk:
parking:
Service Shed:
Required Open Space(35%):3,150 sq.ft.
The areas being disputed are the indented areas on
the plan which have individual decks above them.
The total square footage of these areas is 416
square feet. The interpretation of Section 24-
3.7(d) by the Planning Office is that decks above
are permitted architectural projections which are
specifically exceptions and the areas should be
credited as open space. Based on this conclusion,
we feel this proposal to be consistent with the
applicable area and bulk requirements of the L-3
zone.
The applicants submit that they intend to compete
in lodge GMP competition this fall for four additional
units in this Phase II expansion area. If an
allotment is not awarded for the creation of these
units, the applicants will assure that the space be
held as non~rental area. The method of this assurance
will be as set out in Section 20-23(A) (6) (c) of the
Municipal Code, specifically that Long Run will
execute an interest-free promissory note payable to
the City of Aspen, which is secured by a trust deed
encumbering that portion of the hotel property,
with the terms allowing the City to declare a
default if that space is illegally rented.
Planning Office
Recommendation:
The Planning Office recommends approval for the
Hotel Lenado to build the exterior elements of
their Phase II area, thereby increasing from the
previously approved FAR of .84:1 to an FAR of 1:1
(the maximum allowed in the L-3 zone), with the
following conditio~
1. The area not be used for rental purposes until
such time as a GMP quota is obtained, and that
assurance of this be given through a promissory
note, and accompanying documentation as described
in this memo which the City Attorney's Office
deems acceptable.
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Memo For the Record
To: Collette Penne
From: Daniel Delano, LongRun
Date: August 10, 1983
Re: Hotel Lenado FAR increase
In response to the question raised by Jim Wilson of the Buil-
ding Department, LongRun would like to make it clear, for the
record, that we are fully aware that only accessory use of the
below-grade space designated "Potential Dining Room and Kitchen"
on the plans of Hot.el Lenado will be permitted, as this subgrade
area is not counted for the purposes of calculating FAR only in-
sofar as use of that space is subordinate to principal use, and
as in building the additional above-grade space we now propose,
we will have built out Hotel Lenado to a 1:1 FAR, the maximum
allowable in the L-3 zone district.
cc: Jim Wilson
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ASPEN.PITKIN r4EGIONAL BUILDII\....a DEPARTMENT
M E M 0 RAN DUM
TO: Colle'tile Penne, Planning
FROM: Jtm Wilson, Chdoef Building Officmal
AUG
ASPEN / ?ITKIN CO.
'- PU"JNING OFfiCE
DATE~ August 9, 1983
RE: Hotel. Lenado
I have spent considerable time reviewing this project with Bill Drueding
of this department '.tam'd several representatives of Long Run Ltd. Attempting
to squeeze the Hotel Lenado ,into the confines 6f the letter and spirit of
local ordinances.. While Phase I fits rather neatly, the additional units
proposed for Phase II and the PpotentialP restailrant 'area on Lev'el 1 create
problems in the areas of open sp.ac~ and floor area ratio. Bill Drueding
has commented on the open, space -problem, so I'll approach the F.A.R. problem.
Phase r has been approvedwitha.:84:1 F.A.R. and Phase II limited to a 1:1
,ratio. With. the Phase II addition, the F.A.R is actually over the allowable
F.A.R (by a.negligible 28S'.F';) making future expansion impossible.
Of the 4875 S.F. of gross floor area on level I, 3736 S.F. iDs exempt from the
Building F.A.R. because it is 100% below ,grade and currently subordinate to
the Hotel.use. Included in the -exempted 3736.S.F. is 1133 S.F. designated
as Ppotential" restaurant use.illf Phase II is built, the space cannot be
dev,elope<i for a. restaurant .use, because i.t will increase a maximized allowable
floor area ratio; Q.E.D. the:ir cup runneth over.
At this time, Long Run is aware of the predicament though seemingly unconcern-
ed. My concern is that we now have a large, area: designated as: "potential",
with the immediate possibility of allowing further "potenttal" area to be
constructed (Phase II). The Hotel Lenado that they claim "will be more
aesthettc.ally sUccessful as a whole and complete project" is in fact going to
be:a tremendous visual impact. with considerable bulk'-
Lets stop dealing with abstracts such. as pot-entiaL and aesthetics and get
some firm commi.ttments from Long Run. rather than vague contingencies. They
'must now choose a restaurant or the f,our lodge units with an approved
accessory use in lieu of the restaurant space that has been built to stay
within the F.A.R. limitations .of this site.
cc: Bill Drueding
Daniel Delano
offices:
'1'1p East I1ClUam Street
Aspen, Colorado S'16'11 303/925-5973
mail address:
506 East; Main St;reet;
Aspen, Colorado 81611
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MEMORANDUM
DATE:
Colette Penne, Planning Department
Jay Hammond, city Engineering Department~
August 5, 1983
TO:
FROM:
RE:
Hotel Lenado Special Review
--------------------------------------------------------
Having reviewed the above application, the City Engineering
Department has the following comment:
When the original application to reconstruct the Edelweiss
lodge was submitted, we requested that parking off the
alley be provided to satisfy the needs of the original
(.84:1) proposal. The site does not provide the opportunity
for additional off-street parking to accommodate this
expansion and we would therefore recommend denial unless
the P&Z wishes to exempt the lodge from parking requirements.
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ASPEN.PITKIN ~EGIONAL BUILDING . DEPARTMENT
.MEMORANDUM
TO: Colette penne, Planning
FROM: Bill Drueding, Zoning Enforcement Officer ~
DATE: July 29, 1983
RE: Hotel Lenado Special Revi,ew
This project located in the L-3 zone requires 35% open space.
My calculations from .the open space plan submitted indicates that
the building of Phase II will reduce current open space by 692 sq.
ft. The 35% required open space figure of 3,150 sq. ft. would be
deficient by 187 sq;.ft~ -
cc: Patsy Newbury, Zoning Official
Jim Wilson, Building Official
BEl,lar
offices:
110 East. Hallam St:rE!et:
Aspen. Colorado 81611 303/925-5973
mail address:
50S East: Main Street
Aspen, Colorado 81S11
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MEMORANDUM
TO: City Attorney
C;t:y Engineer
v5uilding Department
PLANNER: Colette Penne
RE: Hotel Lenado Special Review
DATE: July 19, 1983
Attached is a letter of application submitted for special review
approval of a proposed. increase in the FAR of Hotel Lenado from
.84:1 to 1:1.
Please review the application and floor plans/elevations, and
return yo~comments to the Planning Office by August 5 so that
we may prepare for its presentation at the August 16 City P&Z.
Thank you.
..... --- ~
July 14, 1983
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Mr . Alan Richman
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
Re: Special Review of Hotel LenadoFAR increase to 1:1
Dear Alan :
Thanks for meeting this morning with Frank and me. We're glad to hear that there
may be the possibility of doing some additional improvement to the site of the
old Edelweiss this summer and fall.
As you know" we began construe tion of Hotel Lenado in early June and now have our
foundation in the ground. Our plans presented to P&Z and approved last February
would have us build to an FAR of .84:1, with the southeast corner of our founda-
tion work decked over at groundlevel - this area being labelled on our plans as
"Phase II" or "Potential Additional Units." The model we presented to P&Z had
a removable section representing Phase II, "hieh we explained to the Commission
we'd require 1:1 FAR approval - the allowable maximum in the new L-3 zone- to
build at a later date.
Now, as we told you, LongRun would like that date to be sooner rather than 'rater.
We understand, of course, we must compete through GMP for permission to create
any additional lodge units at Hotel Lenado. What we'd like to do this summer and
fall is simply allow for the possibility of the creation of four additional lodge
units in the most economical fashioh, by building the roof and exterior walls of
Phase II while we are building Phase I - now labelling that area "Potential Addition~
a.1 Units or Non-Rental Area." Though we certainly hope to prove succ",essful ina
future GMP competition, we ,,,illingly accept the fact that we may prove unsuccessful
and that then tlNon-Rental Ar.ea" it must be. \,Je 1;,;rill install no bathrooms in that
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area, and we will agree to any conditions of approval that the City should deem
fit to impose in order to insure that no use be made of this additional area but
in complete accordance with zoning regulations.
In short, please consider this letter an application by LongRun to the Planning and
,Zoning Commission for special review of a proposed increase in the FAR of Hotel
Lenado from .84:1 to 1:1. Enclosed is our check in the amolli,t of $465.00 in pay-
ment of the required application fee.
Also accompanying this application are plans and elevations showing Hotel Lenado
both with and without the addition we now propose to build at the same t:ime that
we are building the larger part of this new small hotel, a reconstruction of the
Edelweiss Chalets. The increase we propose, on two levels, amounts to a total of
1181 square feet. He believe Harry Teague's design suits our site admirably, and
I don't think there can be much doubt that Hotel Lenado will be more aesthetically
successful as a whole and complete project than would be the part of it we origin-
ally contemplated building this summer on its own; and, in my opinion, the finished
project will be of a size, shape and appearance most compatible with surrounding
land uses, elegantly landscaped according to a plan that includes existing cotton-
.woods, new aspen and maples, lilacs and cotoneaster, blue spruce and juniper, and
provision of pedestrian walks.
He will be perfec.tly straightforward before P&Z. LongRun plans to compete through
GMP this fall for permission to create four additional lodge units at Hotel Lenado.
He request approval of an FAR increase at this t:ime,as approval this summer w,ill
save us very considerable construction expense, and as it will enable us to avoid
disrupting theoperati,~n of. the: n'evlhotel next summer. The four new units that
we will be applying to create through GMP are quite :important to the el'onomic
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.viability of this project. Nonetheless, if for any reason we do not win permission
to create those units this fall, we arc prepared to live without rental of any part
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of the additional 1181 square feet ,,,e propose to build. ,We Mould in that case
make other use of this space in keeping with the operation of a first-class
small hotel. As a guarantee of this, along the lines of that method of assurance
!)rovided for in Section 20-23 (A) (6) (c) of the Aspen Municipal' Code, LongRun might
execute an interest-free promissory note" payable to the City, secured by a trust:
,deed encumbering that portion of the hotel property, the terms of which would
allow the City to declare a default if that space is illegally rented.
Special Review approval of this application will, I helieve, result in a better,
outwardly-complete Hotel Lenado opening this Christmas, and will contribute to
the success of the hotel ts operation dur.ing its first summer season as well.
We thank the Planning Office for the work that has gone into the mapping out
of the new L-3 zone d istr ic t, making reconstruc t ion of the Edelweiss a possi-
bility, and for all the help you've been to us in the making of Hotel Lenado
a reality.
~~tdt
Daniel D. Delano, Generai Partner
LongRun
200 South Aspen Street
Aspen, Colorado 81611
920-1196
cc:' City Attorney's Office
City Engineer
Bu ild ing Depar tment
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