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Home My WebLink Aboutcoa.lu.sr.416 E Cooper Ave.1983-1 .-, -, MEMORANDUM TO: Aspen Planning and Zoning commission FROM: Colette Penne, Planning Office RE: Mountain View Plane Review - Red Onion Addition DATE: July 19, 1983 Location: Above Stephan Kaelins on the Cooper Street Mall (between the historic Red Onion building and Aspen Sports). Zoning: CC. Applicant's Request: Special review approval for an approved commercial growth management project of 2,560 square feet to be built with an encroachment into the Wheeler view plane. Referral Comments: The Building Department notes that everything between the Wheeler and the proposed addition already appears to be two stories high. This addition will most likely not be visible from the Wheeler (except from upper floors). The Engineering Department stated that "while the letter of application is correct in its assertion that the proposed addition is entirely hidden by the adjacent Aspen Sports building, it is improper in assuming view plane approval is a foregone conclusion. The argument exists that any of the structures currently obscuring this site could redevelop in configurations in compliance with the view plane. No structure should be permitted which violates the view plane whether the site is currently visible or not." The City Attorney's office made no comment. Planning Office Review: The purpose of the mountain view plane review is "to protect from obstruction mountain views from designated parks and other public places to increase the beauty of Aspen and the enjoyment of its residents and visitors, to strengthen the City's environmental heritage, enhance its tourist industry and maintain property values, promote the general prosperity and welfare of the community." The proposed addition to the Red Onion is for a second floor office addition of 2,560 square feet (which was awarded an allotment through the GMP process of 1981). It is proposed to be built above Stephan Kaelins on the Cooper Avenue Mall. The historic Red Onion is to the east and the Aspen Sports building is to the west, both of these structures being two-story. The Sporthaus Lindner also affects the visibility of this addition, since it is two-story. The Engineering Department made the point that any of these structures could be rebuilt to be in compliance with the Wheeler view plane. We feel that the likelihood of that amount of redevelopment occurring in a new configuration in the near future is probably minimal. 1"""'\ ~ Memo: Mountain View Plane Review - Red Onion Addition Page Two July 19, 1983 The Wheeler view plane intersects this building location at an elevation of 7,933 feet. The rooftop elevation of the addition is 7,944.5 feet. The entire addition, except for a small proportion of the front section, is within the view plane. Some history of consideration of this question in the GMP scoring process should not be overlooked. In scoring the architectural design section, the Planning Office recommended that one point be awarded,(indicating a major design flaw), due to the addition's location in the Wheeler view plane. However, five members of P&Z awarded two points for an acceptable design and two members awarded three points for an excellent design. The existence of this addition in the view plane is a negative in the decision formula of whether or not it should be built. There are also several aspects which are positive. Presently, the roof of Stephan Kaelin's is occupied by exposed mechanical systems and is rather unsightly. Secondly, since the buildings surrounding the proposed structure are all two-story, the addition will complete the streetscape. The second story will be recessed by 20 feet in both the front and the rear, which will allow for the historic Red Onion to be the dominant structure. When the trees are in full foliage on the mall, the addition will be difficult to see even from across the Cooper Avenue Mall itself. Planning Office Recommendation: The Planning Office recommends special review approval for the proposed second story addition above Stephan Kaelin's Sport Shop on the Cooper Avenue Mall to be built within the Wheeler view plane. l[l]: Tf]]] ~ ," . .'.... ~ VIE. W r:;tAt..ll=. . SENE. '. P FRo,.. ~ /00'-l.cNt:J;. ~fSe I-I~ Ar aeVA7'lt>>.I 7q,,~' (Ar' B'f'l; LEVEL.. 5' At!>>w::. SfP6t A-' fI' J . RI~ 6 Pr ~ /00' (:24>63') .1=IW~ ev,n-@45"'(Ji;.) AND 6cP CW.) -, -'-,. ~r' . ';:J' . \,~~tn,(' , ',.~:.:~. ,:'.',;.".\~,.:~,.: 't,Y: - 1 -r,-r- I I I .~.' ~. .<l -~~~..'. " I ..1,' :. I I. "CKE ',.i..';.. ..-_ ,PARK,. ,'- ',c' I .:!.~ I. ".to.'.,,",..' ,__:' I -, "'"!!''-..''' --~~-!-., -I'> ':',.'. " .. 'c' , . . 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"', ',.::;;~:;:~';~~)J',:J;; ;:~:' " 'l{.1 II '-N1 ~ ~~~:";,~:>1 :L:~~~";"~URANn-'AVE..-- _______ '_",~. . ,.".1,' " " .~, ',"\",(:";', ,,' ,,(:~;,:r:~{:. .~ rY,,~. ,:j,.,~:,:.rr; . '. '-.' , .. I I ~ I 1 I I 0: UJ t- Z ::> :z: I '" 123415676 LOCATOR MAP 1" ; 200' ,~........~ "~" .:'4, 15 ,-'6 .. 'LAWN ',st',,' '~"\ . '<," , 1 l' . " ' '4 ~ GIBSON s.. RENO . ARCHITECTS 203 S. GALENA STREET ASPeN, COLORADO ra1611 ,', , , , , <'Y&~" r. A \IE N U E ';:>:'c" ( ( , . ,.... ..' "~"'( _ _ _ _ J -fl -ll- ~x17; ~ 7,'~j~:,*~/)~:\:;' ) 1 - . I , I I . / 0 I / I II I' I x I 7914,~ . ~ I I II ~"'-'--"-I ---",. '~ I WH-~I"_ J ~- ./ x '11,7 " i I >'-~ - - , J~ -- . ~,.:;...._~L-, -~,,".-. 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' .' ! ~' i 1I~ \rl~, · ~i ~ t,~ ~,"\ .' - 'I, " .:1 ., ., I', , , I :\ .. ;1, .-! :l t\ ../, .~, . ~ f~~jr .~ ~~~&l m ~ i ~f~ i~ e li ~ ~~ I. \'. . ~ .- . -; ,.;, p '~~' ~ ,~ ~ GIBSON & RENO' ARCHITECTS June 17, 1983 RE: Required Wheeler View Plane Review SYNOPSIS The new second floor office addition (approved G.M.P. 1981) of 2,560 sq. ft. above Stephan Kaelins on the Cooper Avenue Mall is to be built in the gap between two existing two-story masonry bui Idings: the historic Red Onion to the east, and the Aspen Sports bui Iding to the west. The addition is the same height as the adjacent Aspen Sports building, and somewhat shorter than the Red Onion. However, unlike the two adjacent bui Idings which have a zero front and rear setback;, this structure wi II have a deeply recessed 20 'f,oot front and rear setback, As regards view plane, the addition will be entirely hidden by the adjacent Aspen Sports building, when viewed from the view plane origination point (see photo). Therefore, this application is simply to comply with the code- required review.' 7J:;j;1/:- David F. Gibson, A.I.A. DFG/fh 20:3 s. GALENA STREET ASPEN, COLORADO 81611 303/825.5868 (JJ ~ ~rmBf 'ti 1ii ill 8 t- ~ -, 0_ I ~ U lJ Z II ' 0 <{ ~ f:: <( . <( > ~ . UJ z ...J 0 ... z UJ ~ ~ 0 J: 0 w f- '" ::;l (jj ~ 0 CJ) ~' ~ ODD ODD (!J @ 0 J IBI " . o o l;l z ~ " In .. '" ~ In Z W .. " c z o ~ w ~ W ..I ..I C :l! . ',~ " u ii Z., wI- ..0: .,0 .... ., ~ z o o W 0: o. >-it $ci ..Z t;N '-', z o f.i > w ~ w " I- 0: o Z z o I- < > UJ ..J UJ :J: I- a: o z (J) i;, ' tJL ill ~ I- II 25 g ([ . <{ z . ~ ~ 2 . ~ I c6 I ~ ~ (!J ~ JI '" w .. ~ ~ ~ o u - . '" w Z '.. '" ~ w u ~ ~ o u z w '" w ~ Z o u , > '" < '" . , 1"""', ~ . . o o . " ~ ..: ~ fa ~.. .Z' .-. ,~ .. ------- - --..."""---. - .......- . . o o . .. - -.,. .... - --_.-, - .. .~.. .,-......... ! " z ~ ~ H . '" w Z .. '" ~ .. . '" w Z ~ ~ ! = 9 w '" ~~-+ II Iii ..., I I I --...I J w ~ o o ... :c ~ . " o '" w " ~ ~ ~ d ~ . J ~ = . 2 i ,--"-- I I ~ , 1 I L I I I 1 1 1 L_____-' I , I _I . .. . ~ a .. ~ ~ ~ a w ~ ._.=::::J lIl: U' w :: Q ......,........ .".- .... . ..~. ~J\'~~)': .,~~ ~;w..~J" ',.' ~... ~. , ~~- ~.\.~. ., ,~J~~ '. . . '" w Z ~ ~ H ::: ;! .. .. ~ ~ < , . ~ ~ ;! .. :z <( ..J 0. ..J UJ > UJ ..J o Z o o UJ '" ~ i ~ ~ ~ 8 ~ f 2 . ~ I ~ i ! G ~ J ~Q ",...;.,.~, ~ r ..:Z' ~;:"';..~~~~~'\,~~':~ ~, ~' MEMORANDUM TO: City Attorney City Engineer Building Department PLANNER: Colette Penne RE: Wheeler View plane Special Review DATE: June 22, 1983 t.;; .-, Attached is an application which has been made to comply with the code-required view plane review in connection with the new second floor office addition of 2,560 square feet above Stephan Kaelins on the Cooper Avenue Mall. Please review the materials and return your comments to the Planning Office by July 6 so that we may prepare our presentation before the P&Z on July 19. Thank you. ~ .-.. t..;: . .'-" j MEMORANDUM TO: City Attorney City Engineer J Building Department PLANNER: Colette penne RE: Wheeler View Plane Special Review DATE: June 22, 1983 CoI\~ ~\~: M'",,:; a\'nu... Attached is an application which has been made to comply with the code-required view plane review in connection with the new second floor office addition of 2,560 square feet above Stephan Kaelins on the Cooper Avenue Mall. Please review the materials and return your comments to the Planning Office~~~ii~0~~~~~~~~~,e may prepare our presentation before the P&Z on July 19. . ",., .,;, Thank YOU', ., ., " ~~ ~ ~~ t;;f;j' ~~ f1J '~-:kn ~ ~ . ;', ~~~,'.$ ,J /J .,.,_I.~d*fj.v aiL ' . / ~'~,~ t;l/1f.u.JU/U ~~ d~~ .4f.- #, t/f:d~t7 __ _ __ ___ ~~., ___,.. _'~m'_~_'_' .'___..,_,_ _ '._ -, -, M E M 0 RAN DUM TO: Colette, Penne, Planning Office FROM: Jay Hammond, City Engineering~ DATE: July 12, 1983 RE: Stephan Kaelin View Plane Review Having reviewed the above application, and made a site in- spection, the Engineering Department offers the fOllowing comments:, While the letter of application is correct in its assertion that the proposed addition is entirely hidden by the ad- jacent Aspen Sports building, it is improper in assuming view plane approval is a foregone conclusion. The argument exists that any of the structures currently obscuring this site could redevelope in configurations in compliance with the view plane. No" structure should be permitted which violates the view plane whether the site is currently visible or not. While the Planning and zoning commission may choose to agree with the applicant, no view plane application is undertaken "simply to comply with the code required review" . ~ ,~ ~ GIBSON & RENO . ARCHITECTS June 20, 1983 Pitkin County Planning & Zoning Commission Pitkin County 130 South Galena Street Aspen, Colorado 81611 RE: Red Onion View Plane Approval To Whom it May Concern; The enclosed check f.6r $465.00 is to cover the application for View Plane Approval for the Red Onion. Gibson & Reno . Architects is making this application in behalf of the Red Onion Investors, which consists of the following people: Charles BL Israel, Dr. Robert aden, Leonard Oates, Morton A. Heller, Albert Glickman, Howard Engelman, and James R. and Elaine C. McDade. fZY~ David F. Gibson, A.I.A. /fh 203 S. GALENA STREET ASPEN, COLORADO 81611 303/925'5868 , . ~o ,!?;. nO '"...1 -:>:5 .. o o~ ~" z" 00 z~ Oz 0" "~- "< . " " " " w r . .; ~ < . . " > r- ;-<"