HomeMy WebLinkAboutLand Use Case.316 E Hopkins Ave.A40-96
CAS~OAD SUMMARY SHEET - CITY O~PEN
DATE RECEIVED: 5/24/96
DATE COMPLETE:
PARCELID# 2737-073-29-008
CASE # A40-96
STAFF: Suzanne Wolf1
PROJECT NAME: Howling Wolf Special Review - Trash Area
Project Address: 316 E. Hopkins, Aspen
APPLICANT: 316 E. Hopkins Ltd.
Address/Phone: 316 E. Hopkins, Aspen
REPRESENTATIVE: Sven Alstrom, Architect
Address/Phone: 312 F. Aspen Airport Business Center, 81611 ----- 925-1745
FEES: PLANNING $1050 # APPS RECEIVED 1
ENGINEER $105 # PLATS RECEIVED 9
HOUSING $0
ENV HEALTH $0 TYPE OF APPLICATION:
TOTAL $1155 One Step
AMI. RECEIVED $1050
P&Z
CC
CC (2nd readin )
REFERRALS:
D City Attorney
~ City Engineer
D Zoning
D Housing
D Environmental Health
D Parks
DATE REFERRED: 2lz4-
D Aspen Fire Marshal
D City Water
D City Electric
D Clean Air Board
D Open Space Board
D Other:
D CDOT
D ACSD
D Holy Cross Electric
D Rocky Mtn Natural Gas
D Aspen School District
D Other:
DATE DUE: ~
INITIALS:
OrdinanceIResolution #
Staff Approval
Plat Recorded:
APPROVAL:
Date:
Date:
Book
, Page
CLOSED/FILED
ROUTE TO:
DATE: 7//1.91/;
INITIALS: .:S ttJ 111
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N. A.
MEMORANDUM
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TO:
Aspen Planning and Zoning Commission
Dave Michaelson, Deputy Director J:::..t..A .
Suzanne Wolff, Planner
THRU:
FROM:
RE:
Howling Wolf Special Review for Trash Area Reduction
DAlE:
June 18, 1996
SUMMARY: The applicant is requesting special review approval to reduce the required trash service area.
The application packet is attached as Exhibit A. Staff recommends approval of the special review with
conditions.
APPLICANT: Howling Wolf, represented by Sven Alstrom
LOCATION: 316E.HopkinsAve.
ZONING: CC, Commercial Core
LOT SIZE: 3,000 square feet
BACKGROUND: The Howling Wolf is constructing an addition at the rear of the building to expand the
kitchen and adding a basement to accommodate storage areas for the restaurant. The patio in the rear of the
restaurant will be used for seasonal dining. HPC apI?foved the addition on March 13, 1996.
STAFF COMMENTS: In the Commercial Core, a trash/utility service area is required abutting the alley.
For up to 6,000 square feet of net leasable floor area, the trash area shall be a minimum of20 feet in length,
measured parallel to the alley, with a minimum vertical clearance of 10 feet and a minimum depth of 10 feet
at ground level. The applicant is proposing to reduce the required trash area to 10 feet by 10 feet. Pursuant
to Section 26.64.040(C), the criteria for a special review to reduce the required trash service area are:
1. There is a demonstration that given the nature of the potential uses of the building and its total square
footage, the utility/trash service area proposed to be provided will be adequate.
Response: The Howling Wolf has approximately 2,500 square feet of net leasable floor area, including
the patio dining area. Since the 20' x 10' x 10' trash area is intended to accommodate up to 6,000
square feet of net leasable floor area, a 10' x 10' x 10' trash area should be adequate.
2. Access to the utility/trash service area is adequate.
Response: The trash area is accessed directly from the alley.
3. Measures are providedfor enclosing trash bins and making them easily movable by trash personnel.
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Response: The trash area will be enclosed by a 6 foot fence. Dumpsters shall be oriented with the
"ears" facing the alley so as to be easily removed by trash personnel.
4. When appropriate, provisions for trash compaction are provided by the proposed development and
measures are taken to encourage trash compactions by other developments on the block.
Response: Trash compaction is not proposed at this time.
5. The area for public utility placement and maintenance is adequate and safe for the placement of
utilities. it'"
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Response: The existing utilities in the alley wilfbe impacted.
6. Adequate provisions are incorporated to ensure the construction of the access area.
Response: The trash area is accessed directly from the alley.
STAFF RECOMMENDATION: Staff recommends approval of the Howling Wolf special review to
reduce the required trash area to 10' x 10' x 10', subject to the following conditions:
1. All material representations made by the applicant in the application and during public meetings
with the Planning and Zoning Commission shall be adhered to and considered conditions of
approval, unless otherwise amended by other conditions.
2. Dumpsters shall be oriented with the "ears" facing the alley so as to be easily removed by trash
personnel.
3. Access to the trash area from the alley shall be unobstructed.
RECOMMENDED MOTION: "I move to approve the special review for the Howling Wolf review to
reduce the required trash area to 10' x 10' x 10', with the conditions as outlined in the Community
Development Department Memo dated June 18, 1996".
Exhibits:
"A" - Application Packet
2
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ExhiJ>it A
20 May, 1996
via fax / 920 5580
ALSTROMGROUP P.C.
ARCHITECTURE and INTERIOR DESIGN
312 F ASPEN AIRPORT BUSINESS CENTER
ASPEN, COLORADO B 1611
9709251745
Suzanne Wolff, Planner
ASPEN / PITKIN COUNTY COMMUNITY DEVELOPMENT
130 S.Gialena
Aspen, Colorado 81611
HOWLING WOLF / 316 East HQpkins Ltd.
SPECIAL REVIEW TRASH AREA
Building Permit Number 6 - 146
Dear Suzanne,
Attached is our special review application for a 10 foot by 10 foot
trash area for the Howling Wolf.
FAR
our current proposed FAR is 1557.62 square feet. this is 35% of the
allowable FAR on this site in the commercial core.
this project is mostly a kitchen and storage addition. although we are
adding a dining patio for seasonal use we will have adequate trash
area capacity with the 10 x 10ft area proposed.
SPECIAL REVIEW REQUIREMENTS
1.Atthis time we are less than half of the allowable FAR and therefore
strongly can demonstrate that our trash area of lOx 10 will be
sufficient.
2. The trash area is immediately accessible from the alley.
3. The area is enclosed by a wood fence. required by HPC.
4. Current construction has not disturbed utilities in the area.
the proposed location does not impact utility lines.
5. This trash area does not impact the main utility locations in the alley.
please sc;hedule our hearina as soon as possible we understood last week
that the meetin9 prior to June 18 was alreadv filled.
Si~~
Sven Erik Alstrom AlA
ARCHITECT
cc:' Warren Ryan / 316 East Hopkins Ltd.
r;/C70/Q(p ,
~ ATl'ACHMENl' 1
. lAND USE APPLICATION FORM
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1)
2)
Project Nalre HOWL.I>>e IJJOL F'
Project IDeation .~I(p t:A-sT--l::i1'1Pt=:::.. /k) 5 rl-
LoT 0 eLoc.t::.. 80 0/1:'(' As'P~
(in:licate street address, lot & block 11\.1IIber, legal description TNhere
awrq>riate)
Present Zo1"1i.n1 00 4) lot Size 3006
Applicant's NaJre, Mdress & ItJone #..3)ip 'EA5T ~/~S em,
0/0 ?YANCO 7/5 /IV, tY\AtN A-sPEN q;;25 sgg1
Representative's Nalre, Mdress & ItJone #~Vet-..l AL5TROM
AL.S1ROTr\ ~p 'f?C, 312. 'F AA'&::J Q;;.51'7-+?
3)
5)
6)
7)
Type of Application (please dJeck all that awly):
_ eorrlitional Use _ ConcepbJal SPA
v... TRA$t4 AReA-
r Special Review _ Final SPA
8040 Greenline _ Conoepb1al RID
_ Conceptual Historic DEw.
Final Historic DEw.
Minor Historic DEw. '
_ stream Margin
Final roo
Historic Dem:>lition
M::>untain view' Plane
,
SUbdivision
_ Historic Designation
Corrlaniniumization _ TextjMap A1neIx3loont
_ Ga> Allotment
_ Ga> ExeDption
_ lot SplitjIDt Line
l\djustIlent
8) Lescription of Exist:in:J Uses (I1lmilPr ani type of ex:i.st:inJ stJ:uctures;
awroximate sq. ft.; ramile.r of k.h.u..m:;; any previoos awrovaJ.s grantOO to the
property) .
-e)(\ST\N~ ~e$~' c.o~SE
9) Lescription of DEwel~lt Application
~'F:ClAL. 'Revl1=(,(~ FOR let<- 10 --r1<~.st+ A'R'M
10) Have you attached the foll~?
Response to Attad~lt 2, MinilIum SI1l-mi""c;:ion Contents
Response to AttadlJoont 3, SpeCific SI1l-mi """ion Contents
r Response to Att:admsIt 4, Review starrlards for YaIr Application
COR~tJT &..-oDe. 'PE.~/Y\IT #- (tJ-'4~
dEE +tPO t=/LE ON 'f="Rope'Rn' Al..~O .
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26.64.040
3. Off~street parking provided for multi-family dwelling units which do not share a common parking
area is not required to have unobstructed access to a street or alley, but may consist of garage area, parking
strip or apron provided that the applicant demonstrates that adequate landscaping will be installed to reduce
the parking's visual impact Developments consisting of three or more dwelling units shall install one (1)
planter buffer per three parking spaces. Planter buffers shall be a minimum of ten (10) feet long by two and
one-half (2-1/2) feet wide by two (2) feet high unless otherwise varied by the Commission. The location
and dimensions of the planters may also be varied by the Commission based on site specific circUmstances
provided that no fewer than one (1) planter buffer is provided per three (3) off-street parkihg spaces. Multi-family
projects using this provision shall access parking from the alley, if available.
c. UtiIity/lIash seIVice area. Whenever the special review is for reduction of the dimensions of a utility/lIash
service area, the development application shall be approved only if:
1. There is a demonStration that given the nature of the potential uses of the building and its total
square footage, the utility/trash service area proposed to be provided will be adequate.
2. Access to the utility/trash service area is adequate.
3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel.
4. When appropriate, provisions fortrash compaction are provided by the proposed development and
'me~res are taken to encourage trash compaction by other developments on the block.
'5. The area for public utility placement and maintenance is adequate and safe for the placement of
utilities.
6. Adequate provisions are incorporated to ensure the construction of the access area.
~ Hallam Lake Bluff ESA encroachment into fifteen-foot setback from top of slope or height limit.
Wh~e;er a special review is for development above or below grade withiri the fifteen-foot setback from top
of slope as identified on a site specific section drawing or above the height limit established by the ESA, the
development application shall be approved only if th~,fOllowing conditions have been met:
I. A unique condition exists on the site where strict adherence to the top of slope setback will create
an unworkable design problem.
2. Any intrusion into the top of slope setback or height limit is minimized to the greatest extent possible.
-3. Other parts of the structure or development on the site are located outside the top of slope setback
,.
line or height limit to the greatest extent possible.
4. Landscape treatment is increased to screen the structure or development in the setback from all
adX' ini properties. .' .
. Subdivision design standards. Whenever a special review is for development which does not meet
th bdivision design standards of Section ~6<88.040(C)( 4). the development application shall be approved
only if the following conditions have been met:
1. A unique situation exists for the development where strict adherence to the subdivision design standards
would result in incompatibility with the Aspen Area Comprehensive Plan, the existing, neighboring development
areas, and/or the goals of the community.
2. The applicant shall specify each design standard variation requested and provide justification for
each variation request, providing design recommendations by professional engineers as necessary. (Ord. No.
6-1989, ~ 9; Ord. No. 7-1989, ~ 2; Ord. No. 16-1989, ~ 3; Ord. No. 71-1990, ~ 4: Ord. No. 35-1992, ~ 2;
Ord. No. 4-1993, ~ 2; Ord No. 50-1994, ~ 2; Ord. No. 69-1995, ~ 2: Code 1971, ~ 7-404)
593
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Suzanne Wolff DATE: 4/5/96
PROJECT: Howlin Wolf S ecial Review & G tion
REPRESENTATIVE: Sven Alstrom Phone/Fax: 925-
OWNER: Rvanco
TYPE OF APPLICATION: S ecial Review to reduce trash
DESCRIPTION OF PROJECT/DEVELOPMENT: Pro 0 e
allow increase in net leasable s uare foota e - the rivate sto
footage. but does not count as FAR.
10)( 10
The applicant shall respond to the following items and provide the following reports:
Land Use Code Section
Comments
26.64.040(C), Special Review standards (attached)
26.1 02.040(A)( l)(b), Commercial GMQS Exemption - address use of the private storage and impacts (employee
generation, parking)
Referral Agencies: Engineer
Review by: Director - GMQS Exemption
P&Z - Special Review
Public Hearing: No
Planning Deposit: $1050 Referral Agency Fees: $105 (Engineer)
TOTAL DEPOSIT: W55 (additional hours are billed ata rate of $ 175/hour)
To apply, submit the following information:
1. Proof of ownership
2. Signed fee agreement
3. Applicant's name, address and telephone number in a letter signed by the applicant, which also states the
name, address and telephone number of the representative.
4. Total deposit for review of the application
5. 10 copies of the complete application packet and maps (for Special Review)
6. Summary letter explaining the request (existing conditions and proposed uses), inlcuding street address
and legal description of the property.
7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
8. Site plan shall include property boundaries, lot size, proposed access, and physical features
(drainageways, streams, rivers, etc.)
Submit the following items, if circled:
a. Site photos
b. Historic Preservation Commission review/approval
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ASPEN/PlTKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(970) 920-5090 FAX# (970) 920-5439
May 30, 1996
Sven Alstrom, Architect
312 F. AABC
Aspen, CO 81611
Re: Howling Wolf Special Review - Trash Area
Case A40-96
Dear Sven,
The Planning Office has completed its preliminary review of the captioned application. We have
determined that this application is complete. I have enclosed an Agreement to Pay Form, please
have it signed and returned as soon as possible.
We have scheduled this application for review by the Aspen Planning and Zoning Commission on
Tuesday, Jun 18, 1996 at a meeting to begin at 4:30 p.m. Should this date be inconvenient for you
please contact me within 3 working days of the date of this letter. After that the agenda date will be
considered final and changes to the schedule or tabling of the application will only be allowed for
unavoidable technical problems. The Friday before the meeting date, we will call to inform you
that a copy of the memo pertaining to the application is available at the Planning Office.
If you have any questions, please call the planner assigned to your case, Suzanne Wolff, at 920-
5093. .
Sincerely,
1t1~
Rhonda Harris
Administrative Assistant