HomeMy WebLinkAboutcoa.lu.sr.216 Monarch St.A42-94
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED: 05/25/94 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-073-38-008 A42-94
STAFF MEMBER: KJ
PROJECT NAME: Mirabella special Review for Patio Dininq
Project Address: 216 South Monarch
Legal Address: Lot A,B.C Block 81
APPLICANT: Aspen Arcade. Ltd.
Applicant Address: 210 S. Monarch
REPRESENTATIVE: Bav Bridqe Investments 923-6824
Representative Address/Phone: Box 2404
Aspen. CO 81611
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FEES: PLANNING
ENGINEER
HOUSING
ENV. HEALTH
TOTAL
$ 978
$ 96
$
$
$ 1074
# APPS RECEIVED
# PLATS RECEIVED
4
4
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: -1L 2 STEP:
P&Z Meeting Date 7/5'" PUBLIC HEARING: YES e
VESTED RIGHTS: YES
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
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~ REFERRALS:
city Attorney Parks Dept. School District
~b. X city, Engi~eer )( Bldg Inspector Rocky Mtn NatGas
L, ~ O' Houslng Dlr. Fire Marshal COOT
U Aspen Water Holy Cross Clean Air Board
L/~I cit~ Electric Mtn. Bell Open Space Board
I!J >X Envlr. Hl th. ACSD Other
Zoning Energy Center Other
DATE REFERRED: INITIALS: DUE:
;~;~~=;~;;~;~7================~~;;=;~;;;~7=~~~j7~;~;~~~7~~.
___ City Atty ?( city Engineer
___ Housing ___ Open Space
___Zoning Env. ~
::x: Other: (4f1v; j l ___
FILE STATUS AND LOCATION:
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MEMORANDUM
TO:
Aspen Planning and Zoning commission
FROM:
Kim Johnson, Planner
RE:
Mirabella Special Review for Outdoor Dining
DATE:
July 5, 1994
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SUMMARY: Mirabella Restaurant (soon to open at the Katie Reed
Plaza) requests the use of two open spaces adjacent to the
restaurant for outdoor patio dining.
Pursuant to section 24-3.,.101, .required open space may be .used for
a commercial restaurant activity via a review by the Planning and
Zoning Commission.
APPLICANT: Aspen Arcade, Ltd. and Bay Bridge Investments, Janet
Lightfoot
LOCATION: 216 S. Monarch
ZONING: CC - Commercial Core
APPLICANT'S REQUEST: To use open spaces along the Monarch street
frontage and within the courtyard for patio dining.
REFERRAL COMMENTS: (memos are attached as Exhibit "B")
Engineering - In a conversation with Planning Staff, Chuck Roth
stated that the request for 15" encroachment onto Monarch Street
right-of-way is not appropriate. He recommends that CCLC should
rent the space to the applicant in the manner that mall leases are
handled.
city Clerk I s Office - The CCLC reviewed this use of public property
in the context of the pedestrian mall leases. They approved the
use of the Monarch Street right-of-way for outdoor dining.
Environmental Health - The only concern is that the restaurant must
receive a standard food service license and pre-opening inspection.
STAFF COMMENTS: The Katie Reed parcel provides approximately 2,300
s.f. of open space, meeting the minimum 25% open space requirement
for the CC zone district. It was recognized durin~ redevelopment
approval in 1992 that approximately 650 s. f. of the open space
provided did not meet the exact definition of open space from the
land use code because it did not encompass at least 50% of the
parcel's frontage. The situation was compounded because the parcel
is a corner lot and the definition of open space does not treat
corner lots in a' separate manner. However, this issue has no
bearing on the current proposal.
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The Historic Preservation committee did not wish to review the
specific designs of the tables, chairs or fencing. The Commercial
Core and Lodging Commission reviewed this application because it
involves a portion of the Monarch street public right-of-way. They
approved the request.
The applicant proposes outdoor dining for lunch and dinner from
April to October. They wish to utilize four two-person tables in
an approximately 213 square foot area in the plaza between the
historic Katie Reed building and the new mixed use structure, and
four two-person tables in approximately 138 s. f. adjacent to
Monarch Street. The two spaces will be separated from pedestrian
ways by 3.5 I tall iron fences as required to serve alcoholic
beverages. As mentioned in the application, the fence on the
Monarch side needs to be placed 15" into the pUblic right-of-way
to comply with minimum walkway width requirements for th.e area
inside the fence. Over eleven feet of sidewalk remains on the
Monarch Street frontage.
Please refer to Exhibit "A" for a site plan and application
information. The property owner has consented to the outdoor
dining improvements.
RECOMMENDATION: Staff recommends approval of the review for
outdoor dining in required open space for the Mirabella Restaurant
as proposed, finding that outdoor dining in this location will not
inhibit pedestrian movement or emergency vehicle access and the use
is compatible and consistent with summer acti vi ties found in
downtown Aspen.
Staff recommends approval with the following conditions:
1. The use of the open space is for outdoor dining with up to
eight two-person tables.
2. The outdoor dining use may run from April 1 through October 1.
3. This approval may run with the restaurant until such time that
the patio use is expanded which shall require an amendment to this
approval or the property owners terminate the use of this area for
outdoor dining purposes.
4. The fencing and gates shall be in accordance
applicable Environmental Health, Building Department,
Licensing requirements.
wi th any
or Liquor
5. The outdoor dining use shall comply with all conditions of the
lease agreement with the Commercial Core and Lodging Commission.
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6. All representations made in the application or by the applicant
at the Planning and Zoning Commission meeting shall be adhered to
during development.
RECOMMENDED MOTION: "I move to approve the review for outdoor
dining in the open space at the Katie Reed parcel for the Mirabella
Restaurant with the conditions as outlined in Planning Office memo
dated July 5, 1994."
Exhibits:
A. Proposed Site Plan and Application Information
B. Environmental Health Referral Comment
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TO:
Planning & Zoning Department
Kim Johnson
FROM:
Commercial Core & Lodging Commission
RE:
Mirabella Outside Seating
DATE:
July 1, 1994
Janet Lightfoot, project manager and representative for Baybridge who
is doing the physical improvements to the Katie Reid Commercial
Building. We lease from the landlord and Baybridge is a corporation
that leases from Larry Brooks and we lease the three spaces. We are
subleasing to Mirapella Restaurant.
Leslie Thomas, representing Mirabella Restaurant: We would like to hav
eoutdoor seating alongthe front edge of their restaurant which faces
Monarch and along the side whilch faces Hopkins. The side is on private
property and the front is on private property where.we would be doing
the serving. Our problem is that per state law requirements for the
liquor permit we have to enclose our serving area which means a fence.
Per the Building Department code we have 1;0 have 44 inches between the
edge of our table and our fence and because of that we end up 15 inches
encroaching onto city property.
Doug Allen, attorney for Mirabella: We do have to have the area fenced
off according to the liquor laws and we have to have 44 inches between
the table and the railing so that people can have access and that is
emergency access and I can only assume that is for wheelchair access.
It is all outdoor and our tables will be under the overhang of the
building and on the property. For 15 inches we are required to push
that out to have the access required by some other code. There is over
eleven feet outside the railing.
Jon: The property line is the edge of the brick so it is 15 inches
beyond that which puts it slightly 6 inches beyond the drain.
Doug: There is 13 feet of sidewalk leaving 11 feet.
Janet Lightfoot: This service is only seasonal due to snowmelt etc.
Kathy: They will comply with the mall lease regulations which is
usually Until October 1st.
Jon Busch: We need to treat this as a mall lease agreement. The
Engineering Department felt the CCLC.should review this as it is not
permanent.
Doug: Being across from the park this will be a nice experience for
people in the afternoon.
Jon: I do not know why the Building Department has required this.
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Leslie: Ron Walker stated because we have over 50 people at the main
level then the requirement of the 44 inches kicks in. If we had less
there would be a different requirement.
Jon: I have no problem with this because the pedestrian walkway is
much smaller in other areas of town.
Jack Stanford: The 15 inches is not for a commercial venture it is
required for ADA access.
Doug: We do not need the 15 inches but we are required to have it.
Doug: We would like the 15 inches and if it can be worked out without
using the 15 inches we would prefer that.
Jon: This is extending the business out into the public right-of-
way and we have had those requests before. There are also tree wells
in that area. You need 8 feet in the sidewalk area.
Leslie: There is 6 feet by the tree well and then it gets wider.
The tree wells are 12 feet apart also.
Doug: We will trim those trees properly.
Rebecca: The Parks Department is concerned that everything is secure
and that paper products are cleaned up.
Taylor: I feel this is a legitimate request.
Bill: I feel this is appropriate as mall leases only apply to
restuarants.
Jack: This would be under the mall lease and granted yearly.
MOTION: Jack made the motion that CCLC approve the request for
Mirabella to have outside seating; second by Bill. . All in favor,
motion carries.
Janet Lightfoot: Instead of the black cast iron we would prefer to
paint it the color that is existing on the exterior.
Taylor: That is appropriate.
Jon: Wd don't dictate type or color of furniture.
Bill: What is the height of the fence?
Leslie: 36 inches.
Bill: Make sure in the lease that it states that the color is changed
so that the lease is clear and clean.
.~ ASPEN. PITKIN ~.
ENVI...ONMENTAL HEALTH CEPAh (MENT
MEMORANDUM PLANNING MONING COMMISSION
EXHIBIT ~, APPROVED
19 _ BY RESOLUTION
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To:
Kim Johnson, Planning Office
From:
Chris Chiola, Environmental Health Department
Through:
Lee Cassin, Senior Environmental Health Officer
Date:
June 14, 1994
Re:
Mirabella Restaurant Special Review for Patio Dining
ParcellD # 2737-073-38-008
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The Aspen/Pitkin Environmental Health Department has reviewed the details of the
Mirabella application under the authority of the Pitkin County Code, Title II, and has the
following comments.
SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200: 'It is the policy of the
County to, ensure that land is not committed to any use and that no use is initiated without adequate evidence that facilities to
collect, treat and dispose of anticipated types and quantities.of waste water are available or can and will be provided with suitable
capacity, quality of discharge, suitable point of discharge and dependability,.
There are no related concerns for this application.
ADEQUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205: 'It is the policy
of the County to.ensure that land is not committed to any use and that no use is initiated without adequate evidence that a water
supply of adequate quality, quantity, pressure and dependability is available to supportthe use intended:
The applicant has agreed to serve the project with water provided by the City of Aspen.
WATER QUALITY IMPACTS: Sections 2-22 and 5-107.2: 'It is the policy of the County to preserve
and protect its present water resources. To this end it is the policy of the County that no land use be initiated which would
adversely affect the quantity, quality, or accessibility of the County's water resources; or which would occur at the ,expense of
established water-dependent agricultural activities; or which would result in increased salinization of water resources, loss of
minimum stream flows, further destruction of wildlife habitat, or, major expenditures to reacquire or redistribute major water
resources. lt is also the policy of the County to maintain a natural vegetative buffer along its surface waters such thatthe surface
and groundwaters of the area are not encroached upon by land uses or other human activities which could cause deterioration
of water quality or impair the natural treatment processes provided by meadows and wetlands,'
There are no concerns on this issue.
AIR QUALITY: Sections 2-17 and 5-106:
significantly to degradation-of air quality in Pitkin County..
.Only that development is permitted which will not contribute
There are no concerns on this issue.
130 South Galena Street
Aspen, Colorado 81611
303/920-5070
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MESSAGE DISPLAY
TO
Kim Johnson
CC
Cris Caruso
From: Chuck Roth
Postmark: May 28,94
8:45 AM
Subject: Mirabella
Message:
I did not receive all of the pages of Krabacher, so I had to come
looking for your file, I noticed Mirabella on your desk. I have
discussed this with both Kathy strickland and Bill Drueding. I do
not believe that it should be handled as an encroachment or that the
engineering department would recommend approval of such an
encroachment. I recommended that it be handled by CCLC the same as
dining on the mall located in public ROW, and rented to them on
square foot basis if CCLC deems appropriate.
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WIL.L.IAM R, JORDAN 11\
ATTORNEY AT LAW
730 E. DURANT, SUITE 200
ASPEN, COLORADO a 1611
303~92!5~ 1214
303-928-8388 (FAX)
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May 24, 1994
City of Aspen
130 S. Galena
Aspen CO 81611
Re: Club Adventuras Liquor License Application
To Whom It May Concern:
Please be advised of the following information regarding Bay
B+"idge Investments, Ltd., a Colorado corporation, which is the
landlord of Club Adventuras Inc.:
100% Stockholder: Tarek M.A. Shawaf
President: William R. Jordan III
Sole Director: William R. Jordan III
Should you have any further
Investments, Ltd., please feel
undersigned or Janet Lightfoot at
questions
free to
923-6824.
regarding Ba~ Bridge
contact either the
Sincerely,
t/V~K
William R. Jor
WRJ/jcs
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ASPEN/PITKIN PLANNING OFFICE
Agreement for Payment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and -B/J~ &ri~ I m.wtffYY1fJYTfS
(hereinafter APPLICANT) AGREE AS FOLLOW :
1. APPLICANT has submitted to CITY an application for
ihtin 1?llili~ O+rrhvab0t Ice ~hXlA\(t:lVft-
(hereinafter, T PROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance
No. 77 (Series of 1992) establishes a fee structure for Planning Office applications
and the payment of all processing fees is a condition precedent to a determination
of application completeness.
~ 3, APPLICANT and CITY agree that because of the size, nature or
scope of the proposed project, it is not possible at this time to ascertain the full
extent of the costs involved in processing the application. APPLICANT and
CITY further agree that it is in the interest of the parties to allow APPLICANT
to make payment of an initial deposit and to thereafter permit additional costs to
be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be
benefited by retaining greater cash liquidity and will make additional payments
upon notification by the CITY when they are necessary as costs are incurred.
CITY agrees it will be benefited through the greater certainty of recovering its full
costs to process APPLICANT'S application.
4, CITY and APPLICANT further agree that it is impracticable for
CITY staff to complete processing or present sufficient information to the
Planning Commission and/or City Council to enable the Planning Commission
and/or City Council to make legally required findings for project approval, unless
current billings are paid in full prior to decision,
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5. Therefore, APPLICANT agrees that in consideration of the CITY's
waiver of its right to collect full fees prior to a determination of application 4-'
completeness, APPLICANT shall pay an initial deposit in the amount of $ ',01
which is for ~ hours of Planning Office time, and if actual recorded costs
exceed the initial deposit, APPLICANT shall pay additional monthly billings to
CITY to reimburse the CITY for the processing of the application mentioned
above, including post approval review, Such periodic payments shall be made
within 30 days of the billing date, APPLICANT further agrees that failure to pay
such accrued costs shall be grounds for suspension of processing.
CITY OF ASPEN
APPLICANT
By:~rnfW)J(
Diane Moore
City Planning Director
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Date:
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ASPEN ARCADE LIMITED
210 SOUTH MONARCH STREET
ASPEN, CO 81611
(303)925-1070
May 17, 1994
City o:f Aspen
130 S. Galena Street
Aspen, CO 81611
To Whom it May Concern,
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The :following is acting as representative authorized to act on behal:f o:f
Aspen Arcade Limited, owner o:f the Katie Reed Plaza, :for approval o:f patio
area dining :for Mirabella restaurant (located at the Katie Reed Plaza):
Bay Bridge Investments, Ltd.
P.O. Box 2404
Aspen, CO 81612
(303) 920-4217
The address :for Aspen Arcade Limited is 210 South Monarch St., Aspen, CO
81611. The phone number is (303) 925-1070.
Please :feel :free to contact me i:f you have any questions Or need additional
in:formation. I can be reached at 925-1070.
Thank you.
Sincerely,
~:JY i~
Linda Prinz' ()
Building Manager
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Mirabella Restaurant Review
Mav 14,1994
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: Section 2-2 'It is the
policy of the County to ensure that no use or development of land is permitted' which is in violation of the laws of the County,
the State of Colorado, or the United States of America..
g
The Mirabella has submitted plans to this Department for review under the food service
authority. These plans have been approved. The only remaining requirement for the
restaurant is the issuance of a food service license and pre-opening inspection. The
issue of out door dining contains few public health issues and is easily adhered to by
using common food safety practices.
...O:JT .;~V:WP:lANO_USE:MfRAsEl.1..A
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ATTACHMENT I
8,
The 'Olotie Reid Building is located on Lot A,S,C Block 81
Townsite 01 Aspen, ColoradO 8\611. The building envelope for
this puilding is 22.478 s.f.. The basement of the Katie Reid
Building houses one space for Mirabella Restaurant, Uriah Heap
retail, The Steak Pit Restaurant, liQuor storage tor The Grape
and Grain," the Electrical Room, Mechanical Botler Room,
Elevator Room, public bathrooms, and two. storage 'unUs for
employee housing, The main level of the Katie Reid Building
houses two spaces for Mirabella Restaurant, Grape And Grain
retail, Uriah Heep retail, Angels Can Fly retail, and a small
hall l'IccllslIing the passenger and freight elevators. The
second 1eval contains the Management Office, Aspen Small Works
Office and Electrical .Room,and two employee houlling units.
The third level houses Aspen Small Works.
,
"
The physical address of Mirabella Restaurant registered with
the building department is 216 South l.l<marCh, Aspen, Co. The
three spaces occupy 3628 s. f.. The basement has a prep
kitchen, storage closet and computer room, private dining area
seating 21, and men's and women's bathrooms. The main level
has an exhibition service kitchen, dining area, lounge and bar
seating 92.
Baybridge Investments is the leaseholder of the space which
is then sublet to Club Adventuras dba Mirabella Restaurant.
'The sole owner of Baybridg8 is Dr. Tarek Shawaf,
President, William Jordan. The owner's representative and
project manager during the building of the restaurant is Janet
Lightfoot, 8215 Snowmass Creek Road, Snowmass, Co. If there
are any questions regarding this' permit, please cllll her at
home telephone 3303-923-(;824, cellular .'303-319-2840, pager
'303-920-8551 or at the jobs;te 3303-920-4611.
Mirabella Restaurant would like to expand the' dining araa to
include a portion of the Katie Reid 8uilding$' patio and
enclosa the pat'io areas with cast-iron fencing and serve fOOd
and bel/erages for 16 additional patrons. We phn to use tha
patio from April through October for lunch and dinner, 11:00
-am through 11:00 pm.
Off ICE
.0.
2404
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BAYBRIDGE
INVESTMENTS LTD'
PLANNING , ZONING COMMJ:SSIOR
EXHIBIT k, APPROVED
19 BY RESOLUTION
,
.
page 2
LAND USE APPL~CATION FORM ATTACHMENT~
ATTACHMENT II
1. See ~ttached letter.
2. Lots A, B, C, Block 81, City and Townsite, Aspen, Co, Katie
Reid Building, 301 East Hopkins Ave,
3. See attached letter.
4. Copy Of map attached.
~. Mirabella Restaurant would like to expand our dining area to
incl,ude a portion of the Katie Reed Buildings' patio. We want
to enclose the patio areas with cast iron fencing 3'6" high
and serve food and beve rages for 16 add it i ona I pat rons, We
plan to use the patio from April through October for lunch and
dinner, 11~00 am through 11:00 pm. Please review Attachment
III Section A for detailed site plan and examples of furniture
and fencing.
In the Commercial Core, pursuant to Section 3-101 Land Use
Regulations, required open space may be used for commercial
rest au rant use if, the commi ss i on sha 11 det ermi ne t hat such
use is compatible with or enhances the purposes of these open
space requirements and that adequate pedestrian and emergency
vehicle access will be maintained.
The open space surrounding the Mirabella Restaurant is under
utilized and naturally lends itself to use for patio dining.
The ambianCe created with patio dining woul~ not only provide
an alternative dining experience for our clientele but would
enhance the image of the area as well,
P 0 .S T
OFF .1 C E
BOX
240 4
ASPEN
COLORADO
8 , 6 1 2
,~
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BAYBRIDGE
INVESTMENTS LTD
PAGE 3
LAND USE APPLICATION FORM ATTACHMENT 3
ATTACHMENT II I
A. See attached site plan with aerial views and pictures of cast
iron furniture.
8, In the Commercial Core, some of the other properties that
offer patio dining are Zele, The Alley Cafe, and Mezzelluna.
We believe the patio dining offered by these establishments
enhances the ambiance of these areas for everyone and allows
the clientele the opportunity to enjoy the beauty of the
surroundings.
P 0 S T
o F. F. ICE
BOX
2 4. 0 4
ASPEN
COLORADO
8 1 6 1 2
~
BAYBRIDGE
INVESTMENTS LTD
PAGE 4
LAND US~ APPLICATION FORM ATTACHMENL~
SEE ATTACHED SITE PLAN
ATTACHMENT IV
,. Adjacent to the North side of the Mirabella Restaurant there
is a small plaza in an L shape with approximately 1265 s.f..
We would like to use about 213 s.f. of this space next to the
restaurant which we would enclose with a cast iron fence 3'6"
high, 6' deep and 35'6" long with one 3'8" entrance gate
swinging into the dining area. There .would be a 4'6" walkway
between our fence and the building housing Angels Can Fly.
Adjacent to the West side of the restaurant there is
approximately 174 s.f. of private property of which we want
to use 138 s.f. along with 37'5"s,f. of City property (15"
encroachment into the sidewalk), We plan to enclose this area
with a cast iron fenc;e 3'6" high, 5'9" deep and 30' long with
two 3'8" entrance gates swinging into the dining area. There
would be 11'4" of sidewalk between our fence and the curb.
2. Our patio would be contained within private property except
for a 15" encroachment into City property. We are asking for
an easement because we are required to have a controlled area
to serve alcoholic beverages pursuant to the Colorado
Department of Revenue Liquor Enforcement Division. We need
to maintain a 44" walkway between the 25" diameter tables and
the fence thus the 15" encroachment. The narrow 15" st ri p
wi 11 not have anyt h i ng except the ra i 1 i ng 1 ocat ed in it and
will be used soley for circulation. Refer to The Uniform
Building Code Sections 3301-3303. We feel the patio would not
interfere with sidewalk traffic or access to the building.
Please review the site plan Attachment 3 Section A.
3. Refer to Attachment II Section # 5.
P 0 S T
OFFICE
BOX
2 404
ASPEN
COLORADO
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LOIIN POLIClt'
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Order t-b. 402264-M
Polley t-b. 06-3048-02-000006
Date of Policy: tblanber 24, 1992
1. Nama of I1\$UC'E'd:
BANKERS M::RIGAGE ~TI<l'l, its S1.Ic:l:Ies~ eriJ./or Assigns
Insurance l\rtrJI..Int $ 3, 000, 000.00
PrGmiun JImount $ 5,032.00
at 1:06 P.M.
2. '11le estate or int:e:Lel>~ in the land ~ch is IleO.'Iled by the insured am:tgage:
FEE SWlPLE
3. 'l'itl.e to the estate or int=e$~ in the land is V'tlSled in:
ASPEN AI1Cl\DE Ln>1lTE!l, a COlorado limited partnership
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4. '1he.insured II&J,L~ and assigrments theteof, if any, axe ..- r::r1bed as follows:
~ of Trost f'ron Asp;n Arr.ade Limited, a Colorado l:imited
partne:t:"Ship to tOO Public Trus1Ee of Pi. tkin ChJnty for the use
of Bankar's r.L.~ ec..:f>Ot:aticn, 1;0 secure S3,000,000.00,
dated Oct:d:er 1, 1992, ard .ceo:l(cled 0-.u:L:.r 6, 1992, in B:Jcj(
690 at Page 658.
Assignrrent of Rents ............L.J..a Ootcbar 6, 1992, .in I3cx:k 690 at
Page 665, given in eu"e:::t;i(:n with the aboITe Deed of Trust.
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