HomeMy WebLinkAboutcoa.lu.sr.121 S Galena St.A28-92
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CASELOAD SUMMARY SHEET
city of Aspen
DATE RECEIVED:
DATE COMPLETE:
045~2/92 PARCEL ID AND CASE NO.
~__ 2737-073 30-007 A2B-92
, STAFF MEMBER: KJ
~~;Q~&'~~D6S Special Review for seatinq
'121 South Galena
Lot S.Block 87. citv & Townsite of Aspen
PROJECT NAME:
Project Address:
Legal Addr~ss:
APPLICANT: Rvanco Partners, Ltd. XVI
Applicant Address: 715 West. Main, Aspen. CO 81611 925-5889
REPRESENTATIVE:
R~presentative Address/Phone:
Roland Parker, Rvanco, Inc.
715 West Main st.
Aspen, CO 81611 925-5889
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PAID: (YES) NO AMOUNT: $912.00 NO. OF COPIES RECEIVED 31
TYPE OF APPLICATION:
P&Z Meeting Date ~~~
I
1 STEP: X
PUBLIC HEARING:
VESTED RIGHTS:
YES
NO
CC M~eting Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS:
YES
NO
Planning Director Approval:
Insubstantial Amendment or Exemption:
Paid:
Date:
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REFERRALS:
city Attorney Mtn Bell School District
City Engineer ~ Parks Dept. Rocky Mtn NatGas
Housing Dir. Holy Cross State HwyDept(GW)
Aspen Water Fire Marshall State HwyDept(GJ)
City Electric Building Inspector ~
Envir.Hlth.Roaring Fork -7 Other <::::-ONII\\&-
~ Aspen qon.S.D. Energy Center 17......,.".. - /-ff0
~ _ ~ b(Vi..... 4--1:1 I /' / ('-1) (W"'Wl'U.
(fl~ DATE REFERRED: T -c 3 -1~v INITIALS: U--
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___ city Atty ___ city Engineer ___Zoning ___Env. Health
___ Housing Other:
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FILE STATUS AND LOCATION:
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MEMORANDUM
~D
FROM:
Aspen Planning and Zoning Commission
Kim Johnson, Planning
TO:
RE:
Zele Special Review for Use of Open Space
DATE:
May 5, 1992
=================================================================
SUMMARY: The Applicant seeks to place public outdoor seating in
the required open space area in the front of the "Godiva" building.
staff recommends approval of the use with conditions.
APPLICANT: Ryanco Partners, LTD. XVI, represented by Roland Parker
LOCATION: 121 South Galena, Aspen
ZONING: CC - commercial Core
APPLICANT'S REQUEST: According to the sketch submitted in the
application, three four-person umbrella tables will be located in
the triangular area in front of the lease space formerly occupied
by Godiva Chocolate. Please see Exhibit "A". It was explained to
staff that the anticipated tenant of the interior space will be a
gourmet coffee shop selling whole-bean and brewed coffees, as well
as scones baked off-premise.
REFERRAL COMMENTS:
Complete comments are attached as Exhibit
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zoning: Bill Drueding stated that the outdoor area currently under
consideration was approved for bench seating as part of a Growth
Management project when the entire building was proposed. The
benches were not installed. It is pointed out that the original
plan called for a restaurant in the space being occupied by Zele.
However, the GMP application was amended to exclude restaurant
square footage and reduce trash service area. This resulted in a
refund of around $40,000 in mitigation fees for employee housing.
It must be noted that the space to be occupied by Zele cannot be
used as a restaurant (as per the definition of "Restaurant" in the
Land Use Code) unless employee mitigation and trash service area
is re-studied. Please see Exhibit "C" for definition of
"restaurant". In additional conversation with Mr. Drueding, he
mentioned that any outdoor signage (on the building or table
umbrellas) must comply with the city's sign regulations.
Historic Preservation Committee Roxanne Eflin forwards the
following comments: Because the proposal is in the Commercial Core
Historic District, the HPC must review the proposal as a Minor
Development. Generally, the HPC looks posi ti vely upon
pedestrian/street activity, provided the furniture is compatible
with the character of the Commercial Core Historic Distri,ct. I see
no problem with the application in general design terms.
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STAFF COMMENTS: Pursuant to Section 3-101, required open space may
be used for commercial restaurant use if the commission determines
that 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. This proposal is not being made
in conjunction with a "restaurant", which is defined by the Land
Use Code as having indoor food preparation and service. However,
staff determined that the same review criteria should be utilized.
The applicant proposes to place up to three four-person umbrella
tables in the plaza area in front of the mixed commercial building.
General public seating will be allowed. Staff believes that the
proposed tables and chairs can be placed in the proposed area
without interfering with pedestrian circulation on the sidewalk or
to/from the doorways into the building.
Currently the front of the building is under-utilized. The
original Growth Management proposal (which had included restaurant
space) had this area designed as a plaza with seating. So in
effect, the current request recalls the original intended use of
the space.
RECOMMENDATION: Staff recommends approval of up to three four-
person tables and chairs in the plaza of the Godiva Building with
the following conditions:
1. The applicant must receive Minor Development approval from the
HPC prior to placement of the tables and chairs.
2. The seating shall be available for general pUblic use.
Specific placement shall be only within the subject property lines
and shall not interfere with sidewalk traffic or access into the
two doorways into the building.
3. The lease space occupied by Zele cannot be a "restaurant" as
defined by the Land Use Code unless the requirements for employee
mitigation and trash service area reviewed and met.
4. Outdoor signage on the building or on the table umbrellas must
comply with the City's sign regulations.
RECOMMENDED KOTION: I move to approve Special Review to allow
three four-person tables and chairs in the approved open space at
121 S. Galena, with the four conditions recommended in the May 5,
1992 Planning Office memo.
Exhibits:
"A" - Proposed Table Locations and Example of Furniture
"B" - Referral Comments
"C" - Definition of "Restaurant" from Land Use Code
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FLANN. ; Il-ONING COMMISSION
EXHIBIT" ", APPROVED
19 BY RESOLUTION .
Attachment 3
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PLANN. ,& ZONING COMMISSION
EXHIBIT 1/ -p;, " , APPROVED
19 BY RESOLUTION
MEMORANDUM
,
FROM:
Kim Johnson, City Planner
~rUeding, city Zoning
A.;?:l 9, 1992
Officer
TO:
DATE:
SUBJECT: ZEL~ GODrVA BUrLDrNG
As I recall, this building competed in the growth management
process and contained a restaurant space. They were charged for
employee mitigation and trash areas. They later amended their GMP
application to replace the restaurant with retail space and, thus,
about $40,000 was returned and the trash area reduced. They also
amended their landscape plan to include the benches which were
never put in place.
They may need to amend their landscape plan. Tables or benches
outside for commercial use would be prohibited in this open space
unless adjacent to a restaurant, which I assume this will not be.
If they prepared and served food inside, we would have to look at
the use. stoves, hood vents, seating, etc., would trigger a look.
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MEMORANDUM
To:
Kim Johnson, City Planner
Off.i_Cerk.-
From:
Roxanne Eflin, Historic Preservation
Re:
121 S. Galena - outside seating
Date:
April 6, 1992
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The outside seating request for 121 S. Galena requires a Minor
Development review approval by the HPC. An application must be
completed which shall include the review fee of $100. The item
will be scheduled at the first HPC meeting possible following
receipt of a complete application.
Generally, the HPC looks upon pedestrian/street activity as
positive, provided the street furniture is compatible in character
to the Commercial Core Historic District, and generally meets the
guidelines. Plastic has not been approved in the past. Material
quality is a large consideration. I see no problem with this
application in general design terms, provided the applicable
Development Review standards are met.
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PLANNIl& ZONING COMMISSION
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EXHIBIT , APPROVED
ASPEN CODE 19 _ BY RESOLUTION
~ 3.101
,
exercise room, playground and playfield activity center or club house. A recreation club may
include kitchen facilities, bathing and toilet facilities, locker facilities and halls for assembly.
Remodeling means any act which changes one or more of the exterior architectural
features of a structure, designated as a H, HiStoric Overlay District.
Residential use means used or intended for use exclusively for dwelling purposes, but not
including hotel or lodge rooms.
Resident occupied unit means any dwelling unit which is limited, by deed restriction or
other guarantee running with the land, to occupancy (but not to price or income limitations)
by qualified employees in Pitkin County, meeting the guidelines or approval of the city coun.
cil's housing designee. When considering granting approval to an individual not meeting the
guidelines as a qualified employee, the housing designee shall take into account the length of
residence of the individual inthe community and the place where he or she votes and pays
personal income taxes. '
Restaurant means a commercial eating and drinking establishment where food is pre-
pared and served indoors, for consumption on or off premises. A restaurant shall only be
permitted to prepare or serve food outdoors, in required open spa.ce, when approved by the
commission pursuant to Section 3.101, Open Space. A restaurant shall be required to have
servi~e delivery access from an alley or other off-street service delivery area. lithe restaurant
is located off ground level, it shall have use of an elevator or dumbwaiter for service access. A
grocery store or similar establishment which prepares and serves food but which principally
sells packaged or nonperishable food and drink shall not be considered a restaurant.
Reversed corner wt means a corner lot which is bounded on three (3) sides by streets.
RighHJf-way means the land on which facilities such as roads, railroads, canals, utilities,
aIld other similar uses exist or may be constructed.
Roominglwuse means the same as boardinghouse.
Satellite dish antenna or satellite radio frequency signal reception and/or transmission
device means a dish-shaped or parabolic-shaped reception or transmission device, whose
antenna is more than two (2) feet in height and/or "dish" component is more than two (2) feet
in diameter, which is used for the reception and/or transmission of satellite signals, including
but not limited to television signals, AM radio signals, FM radio signals, telemetry signals,
data communications signals or any other reception or transmission signals using free air
space as a medium, whether for commercial or private use; provided:
A. Area and bulk requirements. The installation of a satellite dish antenna shall not
cause a violation of area and bulk requirements within the zone district in which it is
located, unless a variance is granted by the board of adjustment.
B. Right-of-way. A satellite dish antenna shall not be placed on an easement or in the
city right-of.way, unless an encroachment permit is secured.
C. Increased danger. The installation of a satellite dish antenna shall not cause any
increased danger to neighboring property in the event of collapse or other failure of
the antenna structure.
Supp. No.1
1590
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARn -*:. _
PROJEe", r J ~ - ~ /~ /.2'1). yv/
APPLICANT'S PRESENTATIVE: ~.:t ~/~ .
r V
REPRESENTATIVE'S PHONE: . e;-:.- 5 '3 g 7
OWNER'S NAME: ~ /Y~ L--m If-/h
SUMMARY . (I
1. Type of .."lieation, 7"":.JJ~ j'CS<'~ ;"rr
2. "Describe action/type. .of development being request d:
~(rd~rf, ~/4v~
D:R'G. / ~ Izr. p,cle
3. Areas is which Applicant has been requested to respond,
types of reports requested:
Policy Area/
Referral Aqent
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Comments ~..
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4.
Review is: ~) (CC Only)
Public Hearing: (YES) ~
Number of copies of the application
(P&Z then to CC)
5.
6.
7.
8. Anticipated date of submission:
9. . COMMENTS/UNIQUE CONCERNS:
ceLL
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!AND USE APPLICATIOO FOIM
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1.) P=ject Name
Coffee & Scones - RYANCO.INC.
2) Project I.oc:ation 171 So Go 1 pno, A~ppn.
Lot S, Block 87, City and Townsite of Asoen. Pitkin r:olmty
(in:licate street addl:ess, lot & block: rnnnhP..r, legal description where
appropriate) .
3) Present Zoning
CC
4) IDt Size 3000sq. feet
5) Applicant's Name, ~ & Ehane * Ryanco Partners Ltd., No. XVI
715 W. Main
Aspen, CO 81611
303-925-5889
6) Representative's Name, ~ & Ehane *
Roland Parker, Property Manaqer
RYANCO, INC. 715 W. Main St.
Aspen, CO 81611
303-925-5889
7) 'lYPe of Application (please check all that awly):
Corrlitional Use
~ Sp><'!;'" Revie\ol'
8040 Gl:eenline
_ Ccrx:eptual SPA
Final SPA
_ Ccrx:eptual Historic Dev.
Final Historic Dev.
_ Ccrx:eptual RlD
Minor Historic Dev.
.>
_ stream Mal:gin
Final RlD
Historic D=m:llition
M::llmta:in vie\ol' Plane
.
Subdivision
'-- Histaric Designation
COn:X:miniumization "'"""" n.tb~ 1\men'lment
_ ~='7..'__
_ GQ:: AlluL.u...,L
_ IDt SplitjIDt Line
l\djustnent
8) Descr:ipti.on of Exi.st:irq Uses (ro1n1h<>r am ~. of exi.st.irq stnJc:tures;
cq:praxiJnate sq. ft.; rannhP"t' of ld,u,J<......; any pl:eViaJs ~ granted to the
prqlErty) .
_ GQ:: Exenption
See AttaCbt!G
9) Descr:ipti.on. of Devel~it Application
See Attached
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1.0) Have yw. attadJed the folla.r.in:J? ,
x Response to Att:adlment 2, Mini1II.m1 Snrn.;=kn Contents
x Response to Att:adlment. 3, SpeCific snrn.i=ion Contents
---"-- Respollse to Att:adlment 4, Revie\ol' standards for Yoor Application
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Attachment 1
8. The 121 So.. Galena Building is of brick/masonry construction
and contains approximately 2075 net rentable square feet on the
first floor, divided into retail spaces of 1,028, 400, and 647
Square feet. The second level of the building is divided into four
office spaces ranging in size from 272 to 573 square feet, for a
total of 1780 net renable square feet. The lower level of the
building is entirely below grade and basement. Included are 16
individual storage spaces ranging in size from 15 to 254 square
feet. This level of the project totals 2112 net rentable square
feet.
9. The partnership would like to gain approval to use part of the
open space outside of Retail Space "A", for the placement of a few
tables and chairs for customer use in the warmer months.
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RYANCO, INC.
715 WEST MAIN STREET
ASPEN, COLORADO 81611
WARREN F. RYAN
PRESlDENT
PATRICIA 1. SMITH
CONTR.OLLER
ROLAND PARKER
PROPERTY MANAGER
April 3, 1992
Ms. Kim Johnson
ASPEN/PITKIN PLANNING OFFICE
130 So. Galena Street
Aspen, CO 81611
Dear Ms. Johnson,
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TELEPHONE 303-925-5889
FACSIMILE 303-925-2408
please be advised that I am the General Partner of Ryanco Partners
Ltd., No. XVI, owner of the property at 121 So. Galena. The
building is built on Lot S, Block 87, City and Townsite of Aspen,
Pitkin County Colorado.
Roland Parker is authorized to represent the partnership in the
application of a zoning amendment for the above described property.
He may be reached at RYANCO, INC., at the address and telephone
number above.
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OWNE::R OWNER'S N"AME
ID
R'!(G RYAH, WAAREN P., GEN. PAR:l:N;ER
R~ RYAN, WARREN i'., LTD. PAATNER.
Que QUINN, COREY
QUI QUINN, EI.IZAB:E'XR SUE
JEN JENKINS, GARY & ELIZABETH
SUI. SULLIVAN, HENRY
QUK QUINN, KEVIN
B~ BEALE I NOBOXO
I'!'N I'I'AKlJRA, NOBUYASU R., TRUS'!'
LAM LANMAN, ROBERT K., TRUST
Ri."R RYA..'l, ROSE
LAA LANMAN, RUTH s., TRUST
I':Y ITAKURA, YUXO, TRUST
ZOR ZORGER, RUGa A.
.".......,
Attachment 2
PR,OPERrl OWNERSHIp REPORT
0016 - R.YANCO PARTNERS, LID. NO. XVI
OWNER
PERCENT
18.00000
4.57143
2.28572
1.14286
13.71428
4~57143
1.14286
2'.28572
4.57143
13.71428
13.71428
13.71428
4.57143
2.00000
100.00000
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04 MAR. 1992
PAGE
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Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND. VIRGINIA
SCEJ::.lJ'T..;U A-OWNER f S POL::CY
CAS3 N'UMBE?
?CT-2:'62
DA:'3 OF POLICY
08/01/88 ~ 4:14 ?~.
P..:.\10L-'l1.'"r ,OF ::~-S...i'?A..~C3:
$ 1,750,000.00
?C:':::CY ~"'L~~~
85-0:'-097473
NA."S OF I~"SU?.ED:
~A."'CO ?A.."l.TN3RS L'!'D. NO, iWI, A CA:.IFOR.'I,'IA LI~T3D ?A."l.Th'ERS':!I?
2. T:"'"':E ESTA~, OR :~'.i:~-'.ES':' ::::x ':':-3 :'AN~ ::E?.E::N A.'\"D W:-::C:~ IS CO\i'E:'..E:) BY T:~IS ?O:::':CY :s:
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3. =~ ESTA':':S OR !~'.l.'~""'.EST RE]'~""..?ED TO EEP.E!N IS AT !)A~ OF POL::CY V!s~ ::N:
~A."'CO ?A."-::'NE?,s
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POLICY :8 ~ESc:t::E:::) AS FOLL~7S:
~o~ s ~OCS 87, C::"? AN:) ':'~S:::':'E OF AS?E'.;.~! CO"W~"".:Y OZ' P:::C:'I. S':A:Z OF CO::O?-A:XJ.
?:':X:N COL'"!\'Tl T!':"".....E. :NC.
60: E. EO?!C,,"S AV:::.
AS~T, COLO?J\DO 8:'6::
(303} 925-::'766
::s ?Q;::CY ~i..I~~ S?:OWN O~ T::":S Sc:...:~::)':.;.Z ~;.;S':' AG.?::::?:. v:T:r::.-: '::'3 P?-...:2~':!\'TE:) ~v~:::? ON ':"':2
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Form 100 Litho inU.$.A.
035.0-100-0041/2
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Insurance @rporation
NATIONAL HEADQUARTERS
RICHMOND, VIRGINIA
Sc:rc".....DlJ"...E E-owNEF'$
CASE NUMBER
PCT-2162
DATE OF POLICY
08/01/88 @ 4:14 P.M.
POLICY NUMBER
85-01-097473
':Ers POLICY DOES NOT !.."lSURE AGAINST LOSS OR J)MI!AGE FN REASON OF THE FOLLOWING:
1. Rights or claims of parties i,'1 possession not sr.own by the public records.
2. Easements, or claims of ease.'l1ents, r.ot shown by the public records.
3. Discrepa.."'..cies, com licts inba.l.."...da....ry li.."'les, s..'1ortage i..~ area, encroachments, a..."'.d any
facts whi~~ a correct survey arii i,'1Sp6ctionof ~~ praT~ses would disclose arii which
are r.ot So'1own by ~~ p-..fulic records.
4, Any lien, or right to a lie.'1, for services, labor, or material r~retofore or r~reto-
after furnished, imposed by law a.'1d not shown by ~,,~ public records.
5. Ur.patented mining claims, reservations or exceptions in patents or i,'1 Acts autr.oriz-
i,""lg ~~ issuar.ce thereof; water rig.~ts, clailr.s or title to water.
S. Taxes for tr~ year 1988 not yet dl:e or payable.
7. Reservations a.'1d exceptions as contained i,'1 Deed from ~~ City of Aspen as follows:
lIProvided tr.at r.ot title shall be hereby acquired to any J:lir~ of gold, silver,
ci."1I'..abar, or copper or a.""lY valid rr.ir..ing claim or possession r.eld Ul"..de:!' e..'\tist.:.r..g
Lawslt.
8, Encroachments as shown on Survey of Alpi,~ S1.:...-veys, dated Jur..e 23, 1988, as Job No.
86-80-2.
9. Deed of Trust from : RYANCO PARTNERS r:m. NO. XV! , A CAL!FOPN'"..A LIMITED PA1:1.'l'NERS'rlIP
to ~'le ?..fulic Trustee of Pitkin Cau.'1ty
for tr~ use of ASPEN SAVINGS AND LOAN ASSOCIAT!ON, IT'S SUCCESSORS A."lD/OR
ASS!GNS
to secu...-e
dated
:!'ecorded
receptiC4~ no.
$1,050,000.00
AUGUST 01, 1988
AUGUST 01, 1988
302569
IN BOOK 569 AT PAGE 975
)lOTS: .E\SS!G!\.'M.!NT OF LEASES AND mrrs AND OTHER INCOME RECORDED Dr BOOK 570 AT PAGE 01
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ATTACHMENT 2
5. Space "A", in the 121 So. Galena Building is currently vacant,
and formerly occupied by the Godiva Chocolate Company. The space
is currently approved for retail use, and will continue in this use
with a tenant moving in soon. The space was originally approved as
a restaurant use under the name of the "Storehouse Building", but
the developers amended the zoning for the space before the building
was completed. The number of employees in the new tenant's
business will be in line with the previous tenant's business. The
new tenant will sell specialty coffees, coffee makers and coffee
accessories. He will also sell brewed coffee and scones. The
scones will not be prepared at this location.
The building owners would like to gain approval for the tenant in
Retail Space "A", in the 121 So. Galena Building to place a few
small tables and chairs outside the shop, in the open space, for
customer use in the warmer months. There would be no food or
beverage service in this area. The request is for a "casual"
seating configuration.
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ATTACHMENT 3
B. The seating situation we are requesting would be very similar
to the corner seating for the Paradise Bakery on the corner of
Galena and Cooper Streets. Like the Paradise, we would like to
have this outdoor area so that customers from the Retail Space "A"
and anyone else that so chooses, can have a nice place to sit and
drink a cup of coffee, read the paper, etc. We feel that this use
would enhance the "neighborhood" feeling of the area.
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ATTACHMENT 4
The building is situated on the Northwest corner of Galena and
Hopkins streets. Open space is configured in a primarily
triangular shaped area, incorporating sidewalks and pedestrian
access to the corner Retail Space "A", and the office and basement
entrance on the West end of the building. The material is exposed
aggregate concrete extending from the building edge to the curbs of
the City street. Maple trees are placed at grade level, with
grates around the 130 perimeter of the South and East edges of the
. property. Brick planters with evergreens and seasonal flowers line
the outside walls of Space "A", as well as the cinder block wall to
the West which separates the Building and the Thrift Shop.
The Partnership wishes to gain approval to enhance this open space
with public seating and small tables outside Retail Space "A", so
that the open space would serve a more effective use, tying the
building needs with a pedestrian court-yard area at the corner of
the property. This seating use would not be a proprietary use of
the tenant in Retail Space "A", but rather a pedestrian gathering
place, which we feel would enhance the open space with a public
character.