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HomeMy WebLinkAboutNOA_Final Draft NOTICE OF APPROVAL FOR AN INSUBSTANTIAL AMENDMENT TO THE LIFT ONE LODGE PLANNED DEVELOPMENT AND SUBDIVISION, COMMONLY KNOWN AS 710 S. ASPEN STREET, ALLOWING FOR THE REDESIGN OF ROOFTOP PARAPETS AND OTHER ASPECTS OF THE ROOF PLAN, AN EXPANSION OF SUB-GRADE AREA ASSOCIATED WITH THE RELOCATED SKIER CHALET STEAKHOUSE, CHANGES TO INTERNAL PROGRAMMING AND CONFIGURATION IN THE LODGE AND RESIDENTIAL BUILDINGS, AND DESIGN APPROVAL OF THREE ACCESSORY STRUCTURES. Parcel ID Nos. 2735-131-01-001 and 2735-131-01-002 APPLICANT: Lift One Lodge Aspen LLC REPRESENTATIVE: Stan Clauson, Stan Clauson Associates, Inc. SUBJECT & SITE OF AMENDMENT: An Insubstantial Planned Development Amendment for the Lift One Lodge Planned Development and Subdivision. Section 26.445.110[A] of the Land Use Code allows authorization of Insubstantial Amendments by the Community Development Director. SUMMARY: The application requested approval of three distinct aspects of the project that have changed since the Planned Development Detailed Review. This review considers: 1) Internal configuration changes in several areas of the lodge building and free-market residential building that have the effect of changing dimensions of programming and of area. This may translate into a small increase of Floor Area, but as provided in the application, remains under the allowable Floor Area of the parcel size and use. Additionally, the subgrade area associated with the Skier Chalet Steakhouse is being altered to expand the kitchen. Beyond changes to Floor Area, these changes may have the effect of increasing Net Leasable Area. Per the application, these changes would increase Floor Area from the 108,000 square feet identified in previous approvals to 109,123 square feet based on the proposed changes. Similarly, these changes would increase Net Leasable Area from 16,125 square feet to 18,100 square feet under this proposal. The specific elements of these changes are described in Exhibit A, Lift One Lodge – Narrative for Proposed FAR Additions. 2) Changes to the roof design to comply with height limitations and other technical and functional requirements. Several aspects of the roof design have been changed, but most notable the depth of the parapet features that retain the green roof. It was understood during Planned Development, Detail Review that changes of this nature would be required of the project as it moved through further design refinement – so that the project could comply with the height limits established by the voter-approved Ordinance. The proposed design change is included in a drawing, attached as Exhibit B. 3) Design approval for three (3) accessory structures that have not yet been approved by the Planned Development: a. The “pool house” that will be relocated with the Skiers’ Chalet Lodge and repurposed as a restroom facility. b. The elevator tower that connects the parking garage and Dean Street Plaza to the ski / park level c. The lift “shack” associated with the ski lift terminal. All three of these elements were identified in previous approvals, but the final design was not yet contemplated during detail review. Final design approval authority was granted to Historic Preservation staff and monitors and direction was given to memorialize the final design of these elements in a future PD Amendment. This application requests this review and approval. These accessory features are depicted in a set of drawings included as Exhibit C. STAFF EVALUATION: Lift One Lodge is a large, complex project, and as such, it was anticipated that changes would be necessary from the original approvals as design advanced and the functional realities of the project were better understood. The proposed changes addressed by this review and approval have been determined by staff to be of an insubstantial nature that do not change the approved use or character of the project. While there are dimensional changes that result, they are similarly of an insubstantial figure, and are within the allowable parameters of the approvals and the underlying Zone District. Internal configuration changes While mostly of a technical nature and to make minor changes to programming related to mechanical needs and back of house lodge functionality, there are two changes that are of a more significant nature. First, in the parking garage, the previously designed levels of the garage related to the lodge have been reconfigured to address programming changes related to trash and recycling systems. The number of parking spaces is not changing, nor are any of the aspects of the parking that required special review. The changes to the parking levels do add gross square footage to the building, but this is not a dimension contemplated by the approvals or the Land Use Code. Secondly, the proposed changes would add to the sub grade area of the Skier Chalet Steakhouse – extending the kitchen to the northernmost lot line. This area would increase the Net Leasable Area of the project and would change the footprint of the property – albeit entirely, sub grade. Additionally, it should be noted that the minimal increase to Floor Area of the free-market residential use remains under the FAR limit described in 26.710.190.D.11a.5 and Table 26.710.109.1. Staff finds these changes to be of a technical nature that could not have been foreseen during the conceptual design phases, previously approved. Changes to Roof Plan and Design These changes were anticipated at the time of Detail Review as areas of the roof were crossing the important and carefully designed height limitations of the project. Reduction of the depth of the parapet that retain areas of the living roof have brought the roof design as depicted into compliance with the height limitations established by Ordinance No. 38, Series of 2018. The depictions of these changes show a compliance with height, but as has been noted throughout the approval of the project, formal compliance with height will ultimately be determined at building permit review. In staff’s view these design changes are technical in nature and do not change the fundamental aesthetics of the building. Accessory Structures The final design of these features of the larger project was anticipated to be approved in a future Amendment to the Planned Development that would review and memorialize the design. On Friday, April 16, 2022, the Applicant’s design team met with Historic Preservation Staff and monitors to discuss the features and design choices that were made. Staff and monitors approved the design of the three accessory features. DECISION: The Community Development Director APPROVES the requested Insubstantial PD Amendment to the Lift One Lodge Planned Development and Subdivision allowing for changes to the previously approved project, subject to the following conditions: 1) The applicant will include the drawings related to these changes in an updated Plan Set currently under review as part of the entitlement documents package. 2) While this approval grants agreement in concept and substance with the identified changes, the totality of the project remains bound by Ordinance 38, Series of 2018 and subsequent approvals by the Planning and Zoning Commission (No. 9, Series of 2020) and Historic Preservation Commission (No. 23, Series of 2020). If any conflict emerges, Ordinance No. 38, Series of 2018 controls. All aspects of the project will be confirmed for conformance at the time of building permit review. 3) The expansion of the sub-grade structure related to the Skier Chalet Steakhouse shall be confined to the Lift One Lodge property. Any necessary shoring, soil stabilization, and related activities may proceed, subject to Section 6.C of Ordinance 38, Series of 2018. 4) Relating to the design of the elevator tower depicted in Exhibit C: • The clock affixed to the tower shall not be illuminated. • No associated branding or other signage may accompany the clock unless otherwise approved by the Planned Development’s signage/wayfinding plan. CONSENTED TO BY: Lift One Lodge Aspen, LLC By: ____________________________ ________________________ Date Name: _________________________ Title: __________________________ APPROVED BY: ______________________________ Phillip Supino Date Community Development Director Exhibit A – Narrative and Floor Plans – Internal Configuration Changes (recorded) Exhibit B – Roof Plan changes (recorded) Exhibit C – Drawings related to approved accessory structures (recorded Exhibit D – Review criteria (not recorded) Exhibit E – Application (not recorded)