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Home My WebLink AboutHotel Aspen_NOA_Recorded1v40 CE OF APPROVAL FOR AN INSUBSTANTIAL PLANNED DEVELOPMENT AMENDMENT, AN INSUBSTANTIAL AMENDMENT TO AN APPROVED COMMERCIAL DESIGN REVIEW, AND AN INSUBSTANTIAL AMENDMENT TO AN APPROVED HISTORIC PRESERVATION PROJECT FOR THE HOTEL ASPEN PLANNED UNIT DEVELOPMENT COMMONLY DESCRIBED AS 110 WEST MAIN STREET Parcel ID: 2735-124-61-800 APPLICANT: Garmisch Lodging, LLC 110 West Main Street Aspen, CO 81611 REPRESENTATIVE: Patrick Rawley Stan Clauson Associates, Inc. 412 North Mill Street Aspen, CO 81611 SUBJECT & Hotel Aspen Planned Development (PD) SITE OF APPROVAL: 110 West Main Street (Legal Description Attachment A) Zoning: Mixed -Use (MU) with a Lodge Preservation (LP) Overlay and Planned Development Overlay. BACKGROUND AND SUMMARY: The Hotel Aspen Final PD was approved by City Council in 2013 pursuant to Ordinance No. 51, Series of 2013, with Growth Management Quota System (GMQS) approval granted pursuant to Planning and Zoning Commission (P&Z) Resolution No. 6, Series 2014, and Final Historic Preservation Commission (HPC) approval granted pursuant to Resolution No. 13, Series 2014. In total, these approvals granted the development of three (3) free market units, nine (9) additional lodge rooms, eighteen (18) additional lodging pillows, and three (3) affordable housing units. Subsequent to these approvals, vested rights for the project were extended by City Council for a period of 24 months pursuant to Ordinance 1, Series 2017. Vested rights expire on July 30th, 2019. The Applicant is requesting an Insubstantial PD Amendment, an Insubstantial Commercial Design Review Amendment, and Insubstantial HPC Amendment for the Hotel Aspen Lodge for the following changes: Reconfiguration of onsite Public Amenity Space that increases said space from 433.5 square feet to 524 square feet; • Addition of rooftop decks that access 2nd floor lodge rooms and construction of associated code compliant railings; IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII RECEPTI IIIIIIIIION#: 666607, R: $63.00, D: $0.00 DOC CODE: APPROVAL Pg 1 of 11, 06/1312019 at03:62:48 PM Janice K. Vos Caudill, Pitkin County, CO • A change of the materiality and entrance design of the approved chamfered corner on the southeast building fagade; • Regrading and landscaping of public amenity space that fronts Main Street; and, • Construction of a "rainscreen" fagade on the ground level southern building elevation that will enclose an approved dining terrace. The Applicant also requests an amendment to Section 4, Table 1 of Ordinance No. 051, 2013 to refine the affordable housing final floor area dimensions. The entirety of Table 1 is not proposed to change, however, affordable housing dimensions are proposed to be amended as outlined below. Specifically, the affordable housing component of the project will increase to accommodate the three (3) affordable housing unit sizes and non -unit space allocated towards that use. The approved maximum cumulative allowable floor area for the project of 35,050 square feet identified in Section 4, Table 1 of Ordinance 051, 2013 will not be exceeded. Proposed maximum affordable housing floor area dimensions amending Section 4, Table 1 of Ordinance 051, 2013: Maximum affordable housing floor area F2,254 square feet The Applicant has indicated that if the proposed amendments are approved, building pen -nit submittal for the approved project is forthcoming. STAFF EVALUATION: Land Use Code Section 26.445.110.A regulates Insubstantial Amendments to an approved Planned Development as authorized by the Community Development Director. The Director finds that the proposed public amenity space reconfiguration, construction rooftop decks and railings, exterior changes to the southeast chamfered corner of the building, the inclusion of a rainscreen fagade surrounding the dining terrace, and the proposed floor area refinement to Section 4, Table 1 of Ordinance 051, Series 2013 will not change the use or character of the development, is consistent with the representations made in the project's original approval, does not require the granting of any variation from the project's allowed uses, and does increase height or overall floor area. , Land Use Code Section 26.412.090 regulates Insubstantial Amendments to an approved Commercial Design Review, as authorized by the Community Development Director. The Director finds that the proposed public amenity space reconfiguration, construction rooftop decks and railings, exterior changes to the southeast chamfered corner of the building, the inclusion of a rainscreen fagade surrounding the dining terrace, and the proposed floor area refinement changes to Section 4, Table 1 of Ordinance 051, Series 2013 do not violate any standard in the 2017 Commercial, Lodging, and Historic District Design Standards and Guidelines. The reconfiguration of public amenity space continues to comply with the "street level" public amenity space required by the Land Use Code and adopted Guidelines. The Director further finds that the proposed amendments are consistent with the representations made during the original review and will not require any further land use actions by the Planning and Zoning Commission or any other decision -making body. Land Use Code Section 26.415.070.E.1.A regulates insubstantial amendments that are minor in nature to approved HPC projects. In response to this request, the HPC Monitor process was initiated and, at the conclusion of several meetings with Community Development Staff and the designated HPC monitor, the HPC Monitor and Community Development Director find that the proposed exterior changes to the southeast chamfered corner of the building and inclusion of a rainscreen facade on the dining terrace will not change the overall shape or location of the building and that the proposed changes maintain the same quality and approximate appearance of the approved project. The Director finds that the proposed changes are insubstantial in nature and can be approved administratively. Land Use Code Section 26.575.020.F.4.d regulates dimensions of rooftop railings. To qualify for a height exemption, rooftop railings are required to not extend 5' above the height of the building at the point the railing connects to the building and shall be 50% or more transparent. Regardless of height, all railings are required to be setback from any street facing facade by an amount equal to the height of the railing. The Applicant has demonstrated compliance with these standards. DECISION: The Community Development Director finds the administrative application for an Insubstantial PD Amendment, an Insubstantial Amendment to an approved Commercial Decision Review, and an Insubstantial Amendment to an approved Historic Preservation approval as noted above, to be consistent with the applicable review criteria and thereby, APPROVES the request, subject to the following conditions: 1. At building permit review, the Applicant shall show compliance with the approved plans as documented in Exhibit B. 2. The maximum affordable housing floor area dimension identified in Section 4, Table 1 of Ordinance 051, Series 2013 shall be amended as outlined below: Maximum affordable housing floor area 2,254 square feet 3. The approved maximum cumulative allowable floor area for the project of 35,050 square feet identified in Section 4, Table 1 of Ordinance 051, 2013 shall not be exceeded. 4. The approved rooftop railings shall be no more than 5' high, shall maintain a 5' setback from any street facing facade, and shall be 50% or more transparent. APPROVED BY: jomJeicaGarrow, munity Deve opment Director CONSENTED TO: Patrick Rawley, Applicant's Representative Juo-c Date / l Date Attachments: Exhibit A - Legal Description (Recorded) Exhibit B - Approved plans and representations Exhibit C - Insubstantial Amendment to a PD approval -Review Criteria (not recorded) Exhibit D - Insubstantial Amendment to a Commercial Design approval— Review Criteria (not recorded Exhibit E — Insubstantial Amendment to an Historic Preservation Review — Review Criteria (not recorded) Exhibft A Units 100, 101, 102, 103, 104 105, 106, 107, 108, 109, 110, 111, 112, 114, 115, 116, 117, 118, 119, 120, 121, 122, Units 201, 202, 203, 204 through 211 inclusive, 215 through 223 inclusive, 315 through 318 inclusive and 323, HOTELASPEN, according to Condominium Map thereof recorded February 28, 1985 in Plat Book 17 at Page 1 as Reception No. 266353 and Amendment thereto recorded April 21, 1989 in Plat Book 22 at Page 36 as Reception No. 310794 and Final Plat of Hotel Aspen Planned Unit Development and Subdivision recorded September 5, 2018 in Plat Book 123 at Page 5 as Reception No, 650124 and as definel and described in the Condominium Declaration for Hotel Aspen, a Condominium recorded February 28. 1985 in Book 482 at Page 43 as Reception No. 266352 and Amendment to the Condominium Declaration for Hotel Aspen, a Condominium recorded March 4, 1985 in Book 482 at Page 134 as Reception No. 266385 and Second Amendment to the Condominium Declaration for Hotel Aspen, a Condominium recorded April 21, 1989 in Book 590 at Page 457 as Reception No. 310796. 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