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HomeMy WebLinkAboutcoa.lu.sp.Little Nell 675 E Durant.A67-92Little Nell Insub. Amend. SPA 2737-182-50-101 (LL) 1467-92 7 ASPENTITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 (303)920-5090 LAND USE APPLICATION FEES CITY: -63250-134 -63270-136 -63280-137 -63300-139 -63310-140 -63320-141 -63330-150 -63432-157 -63432-157 -00100-00000-31070 HISTORIC PRESERVATION: -63335-151 -63336-152 -63337-153 -63338-154 -63339-155 COUNTY -63160-126 -63170-127 -63180-128 -63190-129 -63200-130 -63210-131 -63220-132 -63230-133 -63240-149 -63450-146 -63235-148 REFERRAL FEES: -63360-143 00115-63340-163 00123-63340-190 00125-63340-205 PLANNING OFFICE SALES: -63080-122 -69000-145 GMP/Conceptual GMP/Final SUB/Conceptual SUB/Final All-2 Step Applications All 1 Step Applications Staff Approval Zoning Plan Check Sign Permit Use Tax for Sign Permits Exemption Minor Major Devel. Signif. Devel. Demolition GMP/General GMP/Detailed GMP/Final SUB/General SUB/Detailed SUB/Final All 2 Step Applications All 1 Step Applications Staff Approval Board of Adjustment Zoning Plan Check Engineering - County Engineering - City Housing Environmental Health County Code Other (Copy Fees) TOTAL Name: �L�- W 56 L , Phone: Address: i �Lea� l�� Project: Check #: f /T C;L— Date: -- No of Copies CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 8 5492 PARCEL ID AND CASE NO. DATE COMPLETE: �9 2737-182-50-101 A67-92 STAFF MEMBER: LL PROJECT NAME: Little Nell Insub. Amendment to SPA Project Address: 675 E. Durant Ave., Aspen, CO 81611 Legal Address: APPLICANT: Aspen Skiinq Co., Eric Calderon, General Manager Applicant Address: 610 Dean St., Aspen, CO 81611 REPRESENTATIVE: Bob Sharp/ John Cottle,Cottle, Graybeal, Yaw Representative Address/Phone: 510 E. Hyman, Aspen, CO 81611 925-2867 FEES: PLANNING $ 200 # APPS RECEIVED 3 ENGINEER $ # PLATS RECEIVED 3 HOUSING $ ENV. HEALTH $ TOTAL $ 200 TYPE OF APPLICATION: STAFF APPROVAL: X. 1 STEP: X 2 STEP: P&Z Meeting Date CC Meeting Date DRC Meeting Date ----------------------- ----------------------- REFERRALS: City Attorney _ n City Engineer _ D�v Housing Dir. (J Aspen Water _ City Electric Envir.Hlth. _ Zoning _ PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Parks Dept. Bldg Inspector Fire Marshal Holy Cross Mtn. Bell ACSD Energy Center School District Rocky Mtn NatGas CDOT Clean Air Board Open Space Board Other Other DATE REFERRED:'INITIALS: DUE:_ FINAL ROUTING: + � i'i INITIALD�'L7 DATE ROUTED: City Atty City Engineer Zoning Env. Health Housing Open Space Other: FILE STATUS AND LOCATION: P4 for ►{ 4 It -So S l 52 5.5 .s :&7 5- 58 S9 r PON -f I all a- 9 ti s� nzi far 721 ►Z/ ar► 51I sit a . ah � 12-+ i ZY 129 t 3 o li l 132 133 1,,�� �a c� . O� Ihi W bf► 84't �Fl s� 4� • 4b� ' FIN Ga_[Ji1�iN5 WA 2Z 1 -0 co p/i 7aQ - 2q 1 F[r��U7bw, LLs �P,a%sa. 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PAP-7-7A-L {-oT4=L 93 J �� GRAYBEAL YAW ARCHITECTS LTD 510 EAST HYMAN, SURE 21 ASPEN, COLORADO 81611 PHONE 303/925-2867 l f� / I g11 Co Nc- RET>✓ WADI. '�YPE.A,�--E2NR• SEPAP.AToN� I Z Fee. ll3 S AfRIL- 19- C�YF.WAIL,E co 101' o. L . "ll I l� A L L 'rim V IZ FEB,193 IP COTTU GRAYBEAL YAW ARCHrrEC rS U W510 EAST HY'IAN, SUITE 21 ASPEN. COLORADO 81611 PHONE 303M52867 J J 0 v� 2 COTT LE GRAYBEAL YAW ARCHITECT'S Un . AO EAST HYMAN, 511(iE 21 ASPEN, CALO b 816ll PHONE 3OU925.2867 I IA-2- MEMORANDUM TO: Bill Drueding, Zoning Officer FROM: Leslie Lamont, Senior Planner - DATE: August 28, 1993 RE: Little Nell Parking Inventory Based upon our site visit, August 27, 1993, we have concluded that the Little Nell Hotel has 118 underground parking spaces that would be classified as legal, conforming spaces. Our site visit determined that of the 148 mapped spaces, 30 of those spaces are either obstructed or located in a manner that preclude the use of those spaces - i.e. next to an exit door, blocked by a column, or filled with material. The Little Nell precise SPA plan approved 118 spaces. In the past, the Hotel has permanently enclosed parking spaces for storage purposes. Recently the Hotel has requested to enclose six more spaces and replacing one lost space. In addition, Shlomo's restaurant seeks to expand the restaurant space by approximately 200 square feet. Based upon the SPA approval and our site visits, staff has determined that the Little Nell can enclose six more spaces for storage purposes and, provided a GMQS Exemption is requested for the additional restaurant space, an additional 200 square feet of net leasable space may be added with the following conditions: 1. one new parking space is created with the storage enclosure (please see attached plans); 2. two existing parking spaces, of the many that are currently obstructed, shall be cleared and remain open for parking availability; 3. the total number of useable parking spaces shall be maintained at 118; and 4. any additional requests for storage space or additional net leasable square footage for the building must provide parking spaces or pay a cash -in -lieu for additional parking required. cc: Peter Olsen, Assistant Engineer Little Nell • MEMORANDUM TO: Bill Drueding, Zoning Officer FROM: Leslie Lamont, Planner RE: Little Nell Insubstantial Plat Amendment for Expansion of Bar Area DATE: September 30, 1992 SUMMARY: The applicant seeks to amend the Little Nell Final SPA Plan to enlarge the existing bar area by 507 square feet and convert parking spaces into storage. ZONING: Commercial Core (CC) with SPA Overlay REFERRAL COMMENTS: Having reviewed the above referenced application, and having made a site inspection, the engineering department has the following comments: 1. The application did not contain sufficient detail regarding the enclosure, i.e. providing permanent heaters, lights and outlets. In reviewing this application staff has considered the enclosure as an increase to net leasable space. With an increase in net leasable space, parking spaces and the trash area must be reviewed. From a parking space count in April of 1988, staff determined there were 144 spaces (note that there were two questionable spaces with respect to size and design). The SPA precise plan calls for 118 spaces, therefore parking spaces are not an issue. The trash area appears to be sufficient to handle the existing use and any increase that might be derived from the new space. Should there become a problem in the future the applicant will be required to increase its removal times. 2. Upon completion of the work, but prior to a final inspection, the applicant must submit a revised plat to the engineering department for review and recordation. STAFF COMMENTS: The applicant proposes to enclose approximately 507 square feet of outdoor seating area of the Little Nell Hotel. The enclosure will enlarge the seating area for the bar in the Hotel. The applicant also seeks to convert some parking spaces in the underground parking garage for desperately needed storage. • • Pursuant to Section 24-7-804 E. an insubstantial amendment of an approved SPA plan may be authorized by the Planning Director provided that the amendment does not: a. change the use or character of the development; RESPONSE: The character of the Little Nell SPA is tourist/guest and ski orientation. The character and use of the patio will not change with the enclosure. b. increase by greater than 3% the overall coverage of structures on the land; RESPONSE: The patio enclosure does not increase the site coverage by greater than 3%. C. substantially increase trip generation rates of the proposed development, or the demand for public facilities; RESPONSE: This area currently functions as a seating area for the bar in the summer and in the winter during warm weather. Enclosing the seating will not increase trip generation rate or place a greater demand on public facilities. d. reduce by greater than 3% the approved open space; RESPONSE: This is an interior courtyard of the Hotel and does not meet the definition of open space. e. reduce by greater than 1% the off-street parking and loading space; RESPONSE: Based upon the underlying zoning, Commercial Core, the Little Nell was originally required to provide 77 off-street parking spaces. The SPA agreement approved a total of 118 spaces. In an April 1988 memo, staff indicated that a parking space count found 144 parking spaces on -site. The expansion of the bar requires an additional parking space as long as the conversion of parking to storage does not reduce the off-street parking to below 118 spaces parking may be converted to storage. f. reduce in required pavement widths or rights -of -way for streets and easements; RESPONSE: The proposal will not affect pavement widths or rights - of -way for streets and easements. g. increase greater than 2% the approved gross leasable floor area of commercial buildings; RESPONSE: The enclosure of the outdoor seating represents an increase in net leasable and floor area. The 507 square feet 2 equals 3.1% of the approved gross leasable floor area according to the information submitted by the applicant. However, the current use of this space seating for bar patrons, this amendment encloses that but does not affect or change the original intent of the SPA Plan approval. However, because the enclosure is considered an increase in net leasable, employee housing mitigation is required. Pursuant to Section 24-8-104.F, the employee generation rate in the CC zone district is 3.25 - 5.25 employees/1,000 of net leasable and 60% of the employees generated shall be mitigated. Because of the Little Nell's high -end service orientation the middle range for employee generation (4.25) and moderate cash -on -lieu guidelines ($25,000) have been used to assess employee mitigation. 507 sq. ft. net leasable = 2.15 employees generated 60% = 1.29 employees to be mitigated $25,000/employee = $32,321 cash -in -lieu According to the memorandum submitted by the applicant's representative, Cottle, Graybeal, Yaw, and staff research, the allowable floor area for the Little Nell Hotel, for development that is in the Commercial Core zone district, is 86,248 square feet. The total floor area that was built is 84,522. Thus 1,726 square feet of floor area was left over for future development. However, the recent approval of the ATM machine for the Hunter Street courtyard used 44 square feet of floor area. With the 507 enclosure of the outdoor seating area, staff calculates that there is 1,175 square feet of floor area remaining for future development. i. create a change which is inconsistent with a condition or representation of the project's original approval or which requires granting of a further variation from the project's approved use or dimensional requirements; RESPONSE: The approved use and allowable floor area will not be varied. Although the Little Nell Hotel was developed through the GMP process, and impacts of growth were mitigated at the time, the requirement of employee mitigation for the expansion of the bar is consistent with the original development approvals. RECOMMENDATION: Staff recommends approval of the SPA plan amendment for the 507 square foot enclosure of outdoor seating and conversion of parking spaces in the below grade parking garage with the following conditions: 1. The enclosure shall total no more than 507 square feet. 3 E • 2. Prior to the issuance of any building permits the applicant shall make a one time cash -in -lieu of $32,321 for employee mitigation payable to the Aspen/Pitkin County Housing Authority. 3. The Aspen Ski Company has 180 days from final approval by the Planning Director to file an amended plat. The amended plat shall indicate the location of the ATM booth, the enclosed seating area and shall adjust the survey boundary to include the vacated portion of Hunter Street as part of Aspen Ski Company Ownership. 4. All representations made in this application and during site visits shall be adhered to. 5. Conversion of parking spaces to storage shall not reduce the on -site parking below 119 parking spaces. I hereby approve of the insubstantial amendment to the final development of the Little Nell SPA pursuant to Section 24-7-804 of the Mu icipal Code. (� ,, -M GgJ_'- /1 lq2-- Dia oore, City Planning Director 4 • 1� �4 Aspen/Pitkiy Planning Office 130 South Galena Street Asp , Colorado 9MI (303) 92 0 Fax: (303) 920-5197 November 11, 1992 Aspen Ski Company Attention: Mr. Doug Carlson P.O. Box 1248 Aspen, Colorado 81612 RE: Little Nell Bar Expansion Dear Doug, Leslie Lamont has updated me with regard to the employee mitigation requirement for the bar expansion at the Little Nell Hotel. She indicated that the Ski Company intends to first provide a cash - in -lieu payment of $32,321 in order to receive a building permit. However, the payment will be refunded if and when the Ski Company fully deed restricts an employee dwelling unit to the satisfaction of the Housing Authority and Planning Department I concur with this procedure. I have discussed, with Tom Baker and Fred Smith, the possibility of deed restricting a studio unit in Snowmass to comply with employee mitigation requirements. Conceptually, this appears to be a reasonable solution. Staff always supports the provision of actual dwelling units verses cash - in -lieu. When the deed restriction have been executed and filed, I will direct the City Finance Department to refund the Ski Company's payment of $32,321 for employee mitigation for the Little Nell bar expansion. Please give Leslie or myself a quick call if you have further questions. Si cerely, Diane Moore, City Planning Director cc: Dallas Everhart, City Finance Director Tom Baker, APCHA recycledpaper • • COTTLE GRAYBEAL YAW ARCHITECTS LTD October 12, 1992 Mr. Doug Carlson Vice President of Finance Aspen Skiing Company Re: Little Nell Hotel Dear Doug, M I met with the Planning Office today and this letter documents the agreements reached in that meeting. Gorsuch Remodel. Per Bob Wade's letter of October 8, the entire space that has been the Ute Alpinist's was accounted for in the GMP. Therefore, no additional mitigation is required, and a building permit will be issued. 2. The ASC's proposal for mitigating employee generation for the Little Nell Bar expansion is acceptable in theory: A. Pay cash in lieu per Leslie Lamont's September 30 memo, or B. Deed restrict a Willows studio unit in Snowmass, or C. Find documentation that shows that mitigation is not required. 3. The ASC needs to get together with the Planning Office and resolve the mitigation method before a building permit can be issued. It was discussed that perhaps the ASC could write a check to be held by the City Finance Department for a period of time while the ASC researches its back files. It was also discussed that both the ASC and our office would be willing to cooperate to 'update' the files on the Little Nell for future reference. 4. The Planning Office needs to know if the ASC disagrees with any other findings in Leslie's September 30 memo. JOHN COTTLE AIA DOUG GRAYBEAL, AIA LARRY YAW. AIA MARK HENTHORN, AIA 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 PHONE 303/925-2867 FAX 303/925-3736 E Mr. Doug Carlson Page 2 I am copying this memo to Leslie Lamont for her review with the understanding that if the above is not her understanding she contact me as soon as possible. Please let me know if there is anything else that we can do for you on this matter. Sincerely, John Cottle, Principal JC:kj cc: Leslie Lamont Eric Calderon MEMORANDUM To: Leslie Lamont, Planning Office From: Rob Thomson, Project Engineer I?S i Date: September 30, 1992 Re: Little Nell Insubstantial Amendment to SPA Having reviewed the above application, and having made a site visit, the engineering Department has the following comments: 1. The application did not contain sufficient detail regarding the enclosure, i.e. providing permanent heaters, lights and outlets. In reviewing this application staff has considered the enclosure as an increase to net leasable space. With an increase in net leasable space, parking spaces and the trash area must be reviewed. From a parking space count in April of 1988, staff determined there were 144 spaces (note that there were two questionable spaces with respect to size and design). The SPA precise plan calls for 118 spaces, therefore parking spaces are not an issue. The trash area appears to be sufficient to handle the existing use and any increase that might be derived from the new space. Should there become a problem in the future the applicant will be required to increase its removal times. 2. Upon completion of the work, but prior to a final inspection, the applicant must submit a revised plat to the engineering department for review and recordation. cc Chuck Roth, City Engineer CASELOAM025 • CITY OF ASPEN PRE-APPLICATTION CONFE�RENCE SUMMARY PROJECT: I� > � > (q r( � j /___X _'4 i cs(�,, APPLICANT'S REPRESENTATIVE::1<:5 Vo ��) �' n C' 0 �i REPRESENTATIVE'S PHONE: � U — (0 a OWNER' S NAME: P�� SUMMARY c 1. Type of Application: -_l,n 50 Qs. An y� 2. Describe action/type ofdevelopmentbeing requested: &cno C S ,"�"_ 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Agent &, JCl 4. Review P&Z Only) Comments (CC Only) (P&Z then to CC) 5. Public Hearing: (YES) (NO) 6. Number of copies of the application to be Ibmitted: 7. What fee was a licant re uested to submi 8. Anticipated date of submission: 9. nACOMMENTS/UNIQUE CONCERNS: %1 l � Il e �x t frm.pre app 0 ATTAC114ETT 1 . OLAND USE APPLICATION FORK 1) Project Name LITTLE NELL BAR ADDITION 2) Project Location 675 E. DURANT AVE. BLOCK 102 --SEE ATTACHED (iixiicate street address, lot & block number, legal description where appropri.-. te) 3) Present zoning CC AND C 4) Lot Size 88,567 SQ. FT. 5) Applicant's Name, Address & Phone ASPEN SKIING COMPANY 610 DEAN ST ASPEN 6) Repr+esestative,s Name, Address & Phone # COTTLE GRAYBEAL YAW 510 E. HYMAN, ASPEN 925-2867 7) Type of Application (please check all that apply): Conditional Use Special Review 8040 Online Stream Margin �— Mountain View Plane Condom i n i i nn i za tion Lot Split/lDt Line Adjustment Cbnoeptual. SPA v Final SPA — Cbrceptual PUD Final PUD _ Subdivision Z}Pxt/Map Amerriment •. •_.. . = Final Historic Dev. Minor Historic Dev- Historic Demolition Historic Designation CMD6 Allotment 8) Description of na,st-ing Uses (camber and type of existing ate; approximate sq_ ft.; zamber of bedro=s: any previous approvals granted to the property) - 4 story building at the base of Little Nell, Aspen 77,718 sq. ft. hotel and common space Mountain which will include a hotel and hotel accessory-15,668 sq. ft. hotel subgrade space spaces along with commercial, food and beverage, and -16, 078 sq. ft. commercial ski area operations facilities. -9,976 sq. ft. ski area facilities -77 subgrade parking spaces 9) Description of Development. Applications ENCLOSE OUTDOOR SEATING FOR HOTEL BAR 77TY 50. FT. 10) Have you attar the folloving' Response to Attachment 2, Mi.nimmm SZion Caxstents Respon-se to Attact r 3, Specific Submission scion Oontents Response to Attacimmcrct 4, Review Starr3ards for Your Application AUG 05 '92 14:41 • THE LITTLE NELL P.1/1 August 5, 1992 Hagman & Yaw 210 East Galena Street Aspen, CO 81622 FAX: 925-3 73 6 Attn: Bob Sharp Dear Mr. Sharp, Please use this letter as authorization to act as our agent for a project to enclose The Little Nell bar patio. Th ou. a&, Eric Calderon General Manager 675 EAST DURAN'f STREET . ASPEN. COLORADO 81611 • 303.920-$600 . FAX 303-920-4670 • Alpine Surveys 414 North Mill Street Post Office Box 1730 Aspen, Colorado 81612 303 925 2688 April 3, 1986 Job No. 85-121 REVISED DESCRIPTION OF ENTIRE LITTLE NELL S.P.A. (This description supersedes that of February 24, 1986) A PARCEL OF LAND SITUATED IN THE CITY OF ASPEN, PITKIN COUNTY, COLORADO, MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF BLOCK 102 IN SAID CITY OF ASPEN; THENCE S 75009'11" E 220.00 FEET ALONG THE NORTHERLY LINE OF SAID BLOCK 102 TO A POINT 10.00 FEET EASTERLY OF THE NORTHWEST CORNER OF LOT H OF SAID BLOCK 102; THENCE S 14050'49" W 241.76 FEET TO A POINT HALFWAY, BETWEEN THE NORTHERLY LINE OF WATERS AVENUE AND THE SOUTHERLY LINE OF UTE AVENUE; THENCE N 75009'11" W 29.34 FEET ALONG SAID HALFWAY LINE TO THE INTERSECTION WITH THE NORTHERLY LINE OF LOT 21, UTE ADDITION; THENCE N 38035'40" W 16.98 FEET ALONG SAID NORTHERLY LINE OF LOT 21, TO THE NORTHWEST CORNER OF SAID LOT 21; THENCE S 45021'00" W 124.28 FEET ALONG THE WESTERLY LINE OF SAID LOT 21 TO THE SOUTHWEST CORNER OF LOT 21, UTE ADDITION, SAID CORNER BEING ALSO A POINT ON LINE 1-9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE N 75009'11" W 50.00 FEET; THENCE N 14050'49" E 51.30 FEET; THENCE N 30009'11" W 34.00 FEET; THENCE N 75009'11" W 235.35 FEET; THENCE N 15030'00" E 126.67 FEET TO A POINT ON LINE 8-9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE N 74023'18" E 13.11 FEET ALONG LINE 8-9 TO CORNER NO. 9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE S 40001'52" E 52.02 FEET ALONG LINE 1-9; THENCE S 75009'11" E 4.92 FEET TO A POINT ON THE WESTERLY LINE OF LOT R, BLOCK 981 CITY OF ASPEN; THENCE N 14050'49" E 10.00 FEET ALONG SAID WESTERLY LINE OF LOT R TO A POINT ON THE SOUTHERLY LINE OF DEAN AVENUE; THENCE S 75009'11" E 60.24 FEET ALONG SAID SOUTHERLY LINE TO A POINT ON THE WESTERLY LINE OF VACATED HUNTER STREET; THENCE N 14050'49" E 50.00 FEET ALONG SAID WESTERLY LINE TO THE SOUTHEAST CORNER OF LOT I, BLOCK 97, CITY OF ASPEN; • Page 2 Job No. 85-121 Revised Description of Entire Little Nell S.P.A. April 3, 1986 THENCE S 75009'11" E 75.00 FEET TO THE SOUTHWEST CORNER OF LOT A, BLOCK 102, CITY OF ASPEN; THENCE N 14050'49" E 100.00 FEET ALONG THE WESTERLY LINE OF SAID LOT A TO THE POINT OF BEGINNING; CONTAINING 88,567 SQUARE FEET, MORE OR LESS. • , I.. • , it I . .� �•.: - � � � • • a•. tom., •.y I•° ;"'1 +'T .�. i.: .'t: • .:i: •�ri:l , ;• a• is •'•�` .:I: .� � ,��• ?r _ � . LU f'• ax . �� . LLIC : 3. ct CL I �z _� A¢ s /. mzw , Ly,-LMu. mat[ .. to c°C1 W wa & o E--z CL a C d>Q ¢ � Z� t ... • �, ;�f �JE 1 Z En Ct F- tY IT CD �-► } Q W. .. '•',.tip. •••r• :; :'S:. "•�, . ISUDQ T � � 3 OL2 1Si �• t ,`. -• •.�• •-Y •-.`i -.ti •,+•. •: ; .r '4j yd T•f to f0 >�� ' ir mZWO a b Z :� ,'t• 11 c» z cvYti0 fi ii Cc ;r: .•/' ii .S. 'r,. ;t - q .N En VZ V 2 ri W t ;+0i_I ' 4.1 M ii to °, Z � in¢ Naa¢ �J ¢ram ' `. •t,• •'� ' � ••, ,:t, c rt • •.� _ r • . -^�.—t T�•�•.-,.�A..�.,..�+tw-•�._.... �r-.w..-.r....,,+•rr+r� L V 9EL£ 5Z6 EOE 4-ANbdW00 JNIINS N9dSV! lb:£L Z6-5 -9 eaad IMS ssewMouS:Jq AN S t w U -' i l 7 3 tl I s ----------- El ❑ 1 0 1 ! ` 1 i lLi H � l` If �o I Y o I I I , gg u �� ¢ Aux � a��•I:' 1 m ;. If I � �t{ ��I Z 8 SI81 L rLLrpa�, I G f I � 1 v, f• \1�I r � � I � II ��� fit. it ,o � ---------------- �- L--133 M t s.— `e — o _ 0 og ol8 � I 1 U 1- ��,{� —r■ BSI• �I 'All L V I I M , _ -Iy o • Fig. 7 • COTTLE GRAYBEAL YAW ARCHITECTS LTD JOHN COTTLE, AIA DOUG GRAYBEAL, AIA LARRY YAW, AIA MARK HENTHORN, AIA 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 PHONE 303/925-2867 FAX 303/925-3736 LITTLE NELL SPA INSUBSTANTIAL AMENDMENT Existing Conditions & Proposal The Little Nell Hotel Bar Lounge has a total of 980 sq.ft. The Bar Lounge is adjacent to the Hotel's lower living room, and the outdoor courtyard. There is outdoor seating that exists in the courtyard during the spring, summer and fall. There is a great need and desire to add some of this seating capacity to the winter months for the Bar Lounge. There is an area of the courtyard that is directly adjacent to the Bar Lounge that is enclosed by built-in concrete planter boxes that are about 1-1/2 feet high off of the paving. This enclosed area is about 570 sq.ft. with about 210 sq.ft. already covered by a soffit from the hotel above. Our intention is to cover the rest of the 360 sq.ft. with a glass green house type structure. The structure would sit on top of the existing planter walls and have a similar look as the nearby hot tub gazebo. See Plans & Drawings for more. Bob Sharp • • ZONING STANDARDS Like the Planned Unit Development regulations, the specially planned area allows for the specifications of traditional zoning guidelines to be set in response to the details of a site plan. The specifications are referred to here as "use and area and bulk requirements" and based upon the site plan as submitted, the following area and bulk requirements shall apply to the project site. a. Minimum lot area b. Minimum lot area per dwelling C. Minimum lot width d. Minimum front yard e. Minimum side yard f. Minimum rear yard g. Minimum height h. Minimum distance between primary and accessory buildings i. Percent of open space required for building site j. External floor area ratio k. Internal floor area ratio Off Street Parking Spaces a. Internal to the project building b. External to the project building Uses Permitted 3,000 sq. ft. no requirement no requirement 26' no requirement no requirement 40' no requirement 25% 2.00:1 no requirement 14 The following uses for the project will be permitted. a. Hotel b. Retail Commercial 12 4 COM-T-- GRAYBE•AL YW ARCHITECTS of R: (oi ri,i .IIA [W)LG GI:.I)'W"AI . A.! 1 I.AF.,I' Y+%V AI'i '-ARK IifXTIt, )3X :111 `d� C:1<T II1'�I:1C �l;llf 'I A?Pf\ C ?L14'.AI '.�!Nl IPfi(AI "oIo!;'µ„i .IX hot 0`1 '. '�� LITTLE NELL "- PA INSUBSTANTIAL ANIENDJIENT ory DULY l Jr /<792 T� P£=V/�5r=D Z�TTL 7 cc::> 7 177, AL-) n tall FLn::n�-p, • E m HAGMAN YAW ARCHITECTS LTD MEMORANDUM TO: Mr. Bill Kane Design Workshop From: John Cottle echitects 4Hagman Yaw x 2 RE: Little Nell's Base Facility - FAR g�plI� �4g AU_OtQ DATE: 26 November 1985 I would like to point out the Floor Area Ratio of the current project relative to the size of the existing lot zoned 'Crl(43, 124 SF) . Previously, we provided you with an area calculation of 111,549 for the project eligible for FAR calculation. This number is erroneously conservative as it includes ALL overhangs, balconies, and the like. The area eligible for FAR calculations within the 'C' zone is as follows: 111,549 SF - 1,760 32 level in CC zone - 3,410 22 level in CC zone - 3,486 12 level in CC zone - 4,900 0 level in CC zone - 5,488 0 level retail in CC zone 92,505 SF - 2,150 Size reduction due to drop off - 5,833 Trash, sidewalk, auto ramp, per Municipal code 84,522 SF TOTAL FAR IN C ZONE FOR FAR OF 1.96/1. 210 SOMI I GAI LNA SlIITL 24 ASHN COLORADO 81611 303-925-2867 MEMORANDUM TO: Aspen City Council THRU: Hal Schilling, City Manage FROM: Alan Richman, Planning and Development Director t4 RE: Little Nell Precise Plan DATE: March 19, 1986 APPLICANT: Aspen Skiing Company ZONING/LOT SIZE: The base area of Little Nell is presently zoned CC/SPA and C. Ordinance No. 53, Series of 1985, which received first reading approval from Council at the conceptual stage, will place an SPA Overlay on that portion of the base area zoned C. Final action on that ordinance should only be taken when Council is ready to take final action on the Precise Plan. The area zoned CC/SPA comprises 43,124 s.f., while the area zoned C requested for inclusion within the SPA Overlay comprises 45,738 s.f., for a total lot size of 88,862 s.f. APPLICANT'S REQUEST: At this stage of the review process, the following land use reviews are before the City Council: 1. Final action on SPA Precise Plan; 2. Final action on Ordinance 53, Series of 1985; 3. Final action on change in use GMP exemption to convert the Holiday House from lodging to employee housing; 4. Final action on encroachment (vendor's agreement) into Dean Street; and 5. Allotment of lodge units to the project (multi -year allotment requested; allotment for additional commer- cial space not yet submitted, but anticipated on August 1, 1986) . Final actions taken by the Planning and Zoning Commission included the following: 1. Grant of Conditional Use Permit for hotel in CC zone and ski lifts in the C zone district; and 2. Grant of mountain viewplane and 8040 greenline ap- provals. PERMITTED AND CONSTRUCTION SCHEDULE: Section 24-7.6 (c) requires that the application specify the zone district regulations and variations which are to apply to the development, while Section 24-7.6(d) requires the provision of a schedule specifying the timeframe of the development. The zone district regulations recommended by the Planning Office and Planning Commission are a combination of those of the two underlying zones (CC and C). In all cases, however, the regulations are limited by the Precise Plan as it has been presented to the P&Z and Council, since Section 24- 7. 5 (b) states that "the plan (including all conditions of approval and representations of the applicant) shall constitute the development regulations for the parcel 1. Area and Bulk Requirements (with variations from underlying zone noted) a. Minimum lot area 3,000 s.f. b. Minimum lot area per dwelling unit No requirement C. Minimum lot width No requirement d. Minimum front yard 26 feet e. Minimum side yard No requirement f. Minimum rear yard No requirement g. Maximum height 40 feet h. Minimum distance between primary No requirement and accessory buildings i. Percent of open space required 25 percent for building site (minimum) j. External floor area ratio 1.93:1 (maximum) (83,265 s.f.) (variation) k. Internal floor area ratio No requirement 1. Utility/trash service area 3 6 f e e t i n length (variation) 2. Off -Street Parking Spaces a. Internal to the project building 118 b. External to the project building 15 (9 in drop- off lane, 4 in p a r a l l e l parking along drop-off island and 2 service delivery bays) 3. Permitted and Conditional Uses The following uses for the project will be permitted, unless identified as conditional uses (variations from 24 LITTLE NELL BASE AREA AND HOTEL DEVELOPMENT Fact Sheet Location: Little Nell at the Base of Aspen Mountain, Specially Planned Area (S. P.A.) Commercial Core zoning. Description: 4 story building at the base of Little Nell, Aspen Mountain which will include a hotel and hotel accessory spaces along with commercial, food and beverage, and ski area operations facilities. - 77,718 sq. ft. hotel and common space - 15,668 sq. ft. hotel subgrade space - 16,078 sq. ft. commercial (replacing existing 13,396 sq. ft. commercial) - 9,976 sq. ft. ski area facilities - 77 subgrade parking spaces Improvement will require relocation of maintenance shop to an on -mountain site. Proposed uses: Hotel lodging in 96 luxury rooms Commercial retail space Restaurant and deck space Skier facilities ski school skier services offices food and beverage special events accommodations child care center lockers and ski storage rentals and repair public restrooms Architect: Larry Yaw, Hagman Yaw Architects Ltd. Site Planners: Design Workshop Inc. Legal Council: Gideon Kaufman Project Manager: Peter Forsch, Aspen Skiing Company Proposed start date: Optimum - Spring 1987 Proposed construction period: 20 month construction i LITTLE NELL COMMERCIAL AND OFFICE SPACE FLOOR AREA SUMMARY GMP APPLICATION IN "CL AND OTHER ZONES" CATEGORY I, Gross Floor Area A. Ski Administrative Offices 3,684 sf B. Ski Administrative Lockers, Mechanical, Stairs, Restrooms 6,394 sf C. Retail 4,868 sf D. Public Lockers 2,008 sf Gross Floor Area Total 16,954 sf II. Space Requested For Exemption From GMP Allocation A. Ski Administrative Lockers, Mechanical, Stairs, Restrooms (6,394 sf) B. Public Lockers (2,008 sf) Space Requested For Exemption ( 8,402 sf) III. Gross Floor Area Applied For In GMP 8,552 sf IV. Floor Area Credit Due To Removal Of Existing Space A. Mountain Admin./Ski School (1,296 sf) B. Ticketing ( 264 sf) Total Credit ( 1,560 sf) V. Total Net Floor Area Applied For In Commercial GMP For "CL & Other Zones" Category 6,992 sf -16- existing west wing service corridor, mach, equip. 0 UP J- T-r j-- hot tub T T J] . L pool 1b cc zone pool terrace terract 7"1 X . . . . . . . . . . r dining terrace . . . . . . . . . . . . . . . . ... . I we C Ov Y/ •. . . . . . . . . . ......... . .... ... fowl P�F4Q , F_r1WA '-W4 '44 § #4 'b Wp_4 VA 4 b1W �- V_F44FA IS/ ---------- 1 4f Its ��� �` o M INVA XNA IOWA W It WMA My------ ---------- N-------- ------- .... trash ramp down .......... ...... .. Legend it terrace , lam" ......::::::..':�+. ' ; : T�q • ..... .......... L.>� NOTE: area L / �l �!• I^yo�iror� {Iv��l►4 �raanr .... �T� : w: • ' ..:. : � �;', :MYln�i: �oorir ... ... a `p`p vv ... .: i�•t;at ram; ::: ' , i - ,, ; leTi • .......... /. .Ill --CO$t•8................................ • • `� /` �-r �/ _�: \!- it/� ................................. desk- �.�..� Qf?icQ• II , 71 7 ...... 1•� �!\� I�\�/y; /l.�l_-Imo./l'�!-1.!I �Ir /.\�1� ramp down • I & ac a sory in cc zone T retai� arealin1cc zone f. mou i over not ; over atfril hgte (�U moul to"I p rations in.cc zone tang r eck in cc zone ttrib a le to f.a.r. sang r eck in cc zone utab t f.a.r. dy rQ i i�r•e-zone tain p tionS in c zone 2 noshading a e not counted 0 total cc zone 20. 3. , total c zone 1���'• rr w / of _. C / V f Spring street I' Legend hotel & accessory in cc zone vqe) retail area in cc zone ou taip 4 rations in cc zone Via 6 l/ T' lover ang r feck In cc zone not . trib a ple to f.a.r. 01212 S.f. over ang r #eck in cc zone 0 S.f. 0 attrib utab f.a.r. C hqtel !Aitry re . . I -xv" '.T p mour tain tions In c zone ir MOTE: are v with nosbading a e not counted total cc zone 20.192s.f. I id ........ total c zone S.f. ....... ,a....ge.. . ... ....... 2, IJ .6d \7 J .1 LEVELI 0 8 16 0 0 0 ME�lfiI C�•f� . d• ,.: I `` /' ' _ ply I � , �e N E AG;.. I- p IOA s. LL— rI .. II � � .l _��E of •1.lOI�,,Ki -� I . , f�"�t m / _l.— � . AbOL GOuxr,YIARV ,� I I ice✓ a _ 1\13� 3 No . ir TL r --�-. ' r . F��s ko 2. 0. Poll jk— if N c f J/ r. ' `, t•' 7: / ' •� 1. r ,` SIN ,;.% •/!y+ .. : P- N rF-e. r-,X/--S74 e/-,A/CS -'r- cy1L__y�#w-irLcrs - _ 4:E-,/ AIFzs �157' WlN�v�' /Tf'L NULL - �L-a--VATrON =/ --0 (o%- Z TWiN�S g8 lt� u I LII7-L_EL LL.-Z- DLIv • 11'1_1K 51-9 ra.:4(i4 SPA AGREEMENT FOR LITTLE NELL BASE DEVELOPMENT THIS SPA AGREEMENT is made and e..tered into this 2ZL day oL'l.1L�0 1996, by and between the CITY OF ASPEN, COLORADO,'aa —municipal corporation and home -rule city (hereinafter referred to as "City") and the ASPEN SKIING COMPANY, a Colorado general partnership (hereinafter referred 3 to ar "Owner"). n r fV - O n rn CID RECITALSt ,may N V p atCn = A rw 0o r" N 1. The Owner has submitted to the City focP approval, execution and recordation, an SPA Precise Plan for Development (hereinafter referred to as the "Precise Plan") pertaining to the development of a gondola, lift facilities and lift buildings known as the "West Wing" and a hotel and commercial project known as the "Little Nell Hotel" (hereinafter collectively referred to as the "Project") on a tract of land situate within the City of Aspen, Colorado, legally described on Exhibir "1" attached hereto and incorporated herein by this reference) and, 2. The Owner has received all requisite development approvals from the City for the -olect except for a Growth Management Allocation for the n,:w commercial space produced by the Project which applicant will apply for in August, 1986. The development approvals that the Owner has received include the following: • e.-:x 54 S :x 457 (a) Growth Management Allocation for ninety-two (92) lodge units for the hotel (approved by City Council on April 14, 1966), (b) 8040 Green Line Review approval (approved by P&Z on March 18, 1966), (c) Mountain Viewplane Review approval (approved by P&Z on March 18, 1986)0 (d) Conditional Uss approval for hotel in the CC Zone, ski lift and other ski facilities in the Conservation Zone (approved by P&Z on March 10, 1986), (e) Change of Use approval for employee housing at Holiday House (approved by P&Z on March 18, 1986, and by City Council on April 14, 1986), (f) SPA Conceptual Plan approval and Precise Plan approval (approved by P&S on March 18, 1986 and by City Council on April 14, 1986), (g) Rezoning of Conservation Zone to SPA (approved by P&Z on March 18, 1986 ano by City Council on April 28, 1996) 3. The City has fully considered the Precise Plan and the proposed development and improvement of the lands therein, and the anticipated benefits and burdens to other adjoining neighboring properties in the downtown area in gbneral by rcamon of the proposed development and improvement of the lands included in the Precise Plan, all in accordance with Article VII and other related provisions of the - 2 - a Y'k, :r 4 e :K 59 a,:4,% Municipal Code of the City of Aspen, Colorado (hereinafter referred to as the 'Municipal Code") 1. The City has fully considered the Precise Plan and finds that the Precise Plan submitted by the owner has met the standards set forth in Section 21-7.7(a) of tha Municipal Code and further finds that the owner has met its burden and has demonstrated the reasonableness and suitability of the Precise Plan, its conformity to the requirements of Article VII of the Municipal Code, that the adverse effects of the proposed development have been minimised to the extent practicable, and the project complies with the City Council's intent in originally designating this site with an SPA overlay, including the reasonable conformance of the Precise Plan with the approval granted to the Conceptual Planl and, S. The City is willing to approve, execute and accept for.recordation the Precise Plan on the agreement of Owner to the m ttrms hereinafter described, subject to all of the requirements, terms and conditions of Article VII of the Municipal Code as presently constituted and such other laws, rules and regulations as are or may be applicablei and, 6. The City has imposed conditions and requirements in connection with its approval, execution and acceptance for recordation of the Precise Plan and such matters are - 3 - LJ pacossary tb Ftoteotj 4raaote and enhance the public health, 't Ott and 1►l 1 la ril) ` a�,�'�� � 'P • i. ' �s ._ � ,�� �.a x 7.' Under the authority of Arti.clo V22 of t!»' lfnnicipal Cod+, the City is'entit.1" to assurances that the matters here inaftar •'agreed to will be faithfully performed by.Owner rti. - •Y., .i . and Owner's successor* ,atid assignsi ard�r4{ t. owner is willing to enter into such agreements with, and to provide such assurances to, the City. WITNESSETHt NOW THEREFORE, in consideration of the premises, the mutual covenants herein. contained, .and the approval, execution, and acceptance of the Precise Plan for recordation by the City, it is agreed as followai 1. USE, AM AND SULI( "QUIRLKMS The Precise Plan attached hereto as Lxhibit 'I• including all _•� conditions of approval and representations of the applicant incorporated within the body of this agreement shall constitute • the developewnt regulations for this parcel of land. The underlying some on the parcel upon which an SPA -�, designation exists shall retain as CC and C as they are 0 'riessintly designated on the officially ado ted City of 'Aspen son Nape 44� of April 14, ind bulk rtVirements shall serve as quid lines ip a ftiat*r' the development of the Project which is to be.built-La'accordance with the Precise Plan. _41 1. Minimum lot area 3,000 sq. ft. 2. Minimum lot area per dwelling unit No requirement 3. Minimum lot width No requirement 4. Minimum front yard 26 ft. S. Minimum side yard No requirement 6. Minimum rear yard No requirement 7. Maximum height 40 ft. 8. Minimum distance between No requirement p rLmary and accessory buildings 9. Percent of open space requltkd for building site (minimum) • 251 yet 10. Rxternal floor area ratio 1.931l 83,265 sq. ft. (maximum) (variation) 11. internal floor area ratio No requirement 12. off street parking spaces Internal to,the Project building III external to the Project building 15 (9 in drop-off lanes 4 in parallel parking along drop-off island, and 2 service delivery bays) 13. Utility/trash service area no less than 34 ft. In length (variation) . S . 1�- Bcx 51 469 • open space for the parcel shall include all areas meeting the definition of Section 24-3.7(d) of the Municipal Code, provided that the requirements of Subsection 24-3.7(d)(3) shall not apply to this parcel. a. Uses Permitted. She following uses shall be permitted in the area governed by the Precise Plan or shall be conditional uses if so noted& 1. Hotel (conditional) 2. Retail commercial 3. Ski accessory retail to include ski shops, repair, rental and storage 4. Open use recreation S. Restaurant and Little Nell apres ski deck 6. Additional retail commercial as specified under permitted uses in the CC lone, Section 24-3.2 of the Municipal Code 7. Ski area administrative offices and ski school B. Shipping and receiving for hotel and mountain food service and other mountain operations 9. Storage of materials accessory to the above 10. Cabaret and night club 11. Activities associated with emergency medical service for treatAent of injured skiers 12. Ski lifts and lift buildings (conditional) 13. Mazes and skier milling areas - 6 - r :y r: • ?t��f r � I C, f fir} ti 11• Hotel accessory retail --I 51.9 --:-470 II. VARIATIONS run. THE UNDERLYING ZONE DISTRICT A. In conjunction with the above set forth use, area and bulk requirements, the following Variations from the underlying Zone district regulations governing the property shall apply to the project, 1. Us_e. Hotel protruding into C Zone. 2. Area and Bulk. The trash access and truck dock area shall be no less than thirty-six (36) feet wide, containing approximately sixteen hundred (1,600) sq. ft. The external floor area ratio shall be 1.93:1. Open space shell be calculated as specified in Section I.A.(9) of this Agreement. III. CONSTRUCTION SCHEDULE A. Owner and City mutually acknowledge that exact construction schedules cannot be submitted or agreed to at this time. Amer shall construct the Project in two phases, the first phase being the construction of the 'West Wing' and gondola with associated buildings and accessory structures, - 7 - . 4 &5+iL" r.. Akn -r 5 N and the second phase being the construction of the Little Nell Hotel. owner anticipates that the first phase of the Project shall be commenced on April 15, 1986, and the estimated completion date of the first phase is December 15, 1986. owner shall apply for a building permit for the second phase of the Project no later than thirty-three (33) months after the GMP submission date of December 2, 1985, which date is September 2, 1988. Owner anticipates that the Project will proceed in accordance with tie following time frames, which time frames shall not constitute binding representations or scheduleai 1986 April 15 Begin utility relocation at Little Nell June 1 Begin excavation for West Wing and grading for new lift. June 15 Begin regrading on Little Nell slope. August 1 Begin construction of gondola terminal. Begin construction of lower lift terminal for IA. December 15 Structural work and lift terminal complete. No later than September 2, 1988 Begin demolition of Little Nell complex. January 2, 1989 Hotel framed and roofed. 18 months later Hotel certificate of occupancy. - 8 - •. Detailed Construction $chedule. 518 %:471 1. In scheduling and constructing the first phase of the Project, Owner agrees to provide the City Engineering Department with plans and schedules as moon as they become available, ar.d work with the City tngineering Department to address and alleviate any construction and safety concern■ the City Engineering Department may have. 2. At the time of applicction for a Building Permit for demolition of the Little Nell complex and construction of the Hotel portion of the Project, and as a condition precedent to the issuance thereof, owner agrees to provide the City Engineering Department with a detailed Construction Schedule for the construction of the hotel, to the satisfaction of the City Engineer and Chief Building official in the exercise of their reasonable discretion, which Construction Schedule shall address how construction will best accommodate under the following circumstancesi (a) barricading and provision of pedestrian protection, (b) maintenance of adequate public vehicular access and circulation in the development area, (c) excavation access and large truck traffic circulation and staging areas, (d) disposal of demolition and excavation • 518 -At- 47:1 materials, (a) delivery and storage of major construction materials, (f) construction equipment access and storage, —(g) contractor vehicle parking, (h) compliance with City noise regulations, (i) how circulation will occur and what the base area will look like during construction, (1) how Owner shall maintain the barricade and walkway system throughout the course of construction, including repairs and removal, (m+) how utility relocetione, replacements and undergrounding ehall be scheduled and designed, (n) limits of excavation, construction easements and shoring needs, and, (o) proposed landscaping of areas where demolition Is contemplatod without immediate reconstruction. 3. The detailed Hotel Construction Schedule shall be verified by the City Engineer and the Chief Building Official and (if the City so desires) recorded as a supplementary exhibit hereto. 1. Major amendments to the Botel Construction Schedule set forth in Section III.B.2. which, in the view of the City Engineer, represent a substantial deviation from the original - 10 - • • ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 Phone 920-5090 FAX 920-5197 MEMORANDUM TO: City Engineer Zoning Administration FROM: Leslie Lamont, Planning Office RE: Little Nell Insubstantial Amendment to SPA DATE: August 13, 1992 Attached for your review and comments is an application submitted by the Aspen Skiing Company. Please return your comments to me no later than August 24, 1992. Thank you.