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Home My WebLink AboutLimelight Insubstantial PD Amendment.NOA.20210610RECEPTION#: 677543, R: $128.00, D: $0.00 DOC CODE: APPROVAL Pg 1 of 24, 06/10/2021 at 03:34:03 PM Janice K. Vos Caudill, Pitkin County, CO NOTICE OF APPROVAL FOR AN INSUBSTANTIAL PLANNED DEVELOPMENT AMENDMENT, AN INSUBSTANTIAL AMENDMENT TO AN APPROVED COMMERCIAL DESIGN REVIEW, MOUNTAIN VIEW PLANE REVIEW, AND GROWTH MANAGEMENT EXEMPTION FOR THE PROPERTY LEGALLY DESCRIBED AS NORTH PARCEL, LIMELIGHT SUBDIVISION/PLANNED DEVELOPMENT, ACCORDING TO THE PLAT THEREOF RECORDED JULY 26, 2006 IN PLAT BOOK 80 AT PAGE 20, COUNTY OF PITKIN, STATE OF COLORADO. COMMONLY KNOW AS THE LIMELIGHT HOTEL. Parcel ID:2737-073-42-048 APPLICANT: Aspen Skiing Company P.O. Box 1248 Aspen, CO 81612 REPRESENTATIVE: Gert Van Moorsel Aspen Skiing Company P.O. Box 1248 Aspen, CO 81612 SUBJECT & SITE OF APPROVAL: Limelight Hotel North Parcel, Limelight Subdivision and PD 355 S. Monarch Street Aspen, CO 81611 Zoning: Lodge (L) with a Planned Development (PD) Overlay C � �11�i1i�`L17:\►17.YIP�Ii�%\I7`ii The Limelight PD was approved by City Council in 2006 pursuant to Ordinance No. 1, Series of 2006. The PD contains two parcels. The Limelight Hotel, including 125 lodge units and 1 free- market residential unit, was approved on the North Parcel. The South Parcel contains 14 free- market residential units. The current request includes the following scope of work on the North Parel: • Interior renovation of existing lodge rooms; • Reconfiguration of room #438 to allow for operational flexibility to accommodate anticipated programming on the roof top deck, in addition to, use of the subject space for the lodge unit; • Reconfiguration of the lobby and reception space; • Reconfiguring of kitchen, storage and back of house spaces on the first floor: • Addition of digital display behind reception desk; • Pool terrace and courtyard renovations; • Replace fenestration, replace awning coverings, and exterior waterproofing repairs. All proposed revisions to the Limelight Hotel are illustrated and can be found in Exhibit A. 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 amendments to the Lodge and Residences, as listed above and illustrated in Exhibit A, are consistent with the representations made in the project's original approval, do not change the use or character of the development, are technical changes that are a result of further refinement of the project, and satisfy the review criteria for an Insubstantial PI) Amendment. 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 alterations to Lodge and listed above, and illustrated in Exhibit A, do not violate any standard in the Commercial, Lodging, and Historic District Design Standards and Guidelines. The Director further finds that the proposed amendments are consistent with the representations made during the original review. Land Use Code Section 26.435.050.E regulates Administrative review of projects that fall within an established Mountain View Plane. The subject site falls in two Mountain View Planes: the Wheeler Opera House and Main Street view planes. The majority of the building falls within the Main Street View Plane. The work proposed on this portion of the structure is Exempt from Mountain View Plane review pursuant to Section 26.435.050.d.1.a. A small portion of the southwest corner of the Limelight Hotel falls within the Foreground of the Wheeler Opera House View Plane. The proposed renovations are subject to Section 26.435.050.e — Administrative Review. The proposed improvements on this portion of the structure are not visible from the point of reference. All Mountain View Plane Requirements have been met. Land Use Code Section 26.470.070 regulates Exempt Growth Management reviews. The proposed scope of work is subject to Section 26.470.070.E, Remodeling of Existing Commercial Development and is exempt from the provision of affordable housing mitigation. Demolition is not triggered, no change of use is proposed for the existing commercial or lodging components of the project, and an increase in net leasable area is not proposed. The reconfiguration of main level reception and lounge area is consistent with the current use and allocation of existing space. During the review of the application the Applicant requested to convert the existing free-market residential unit on the top floor to a lodge unit. For efficiency of review, a Change in Use review will be conducted in a separate review by the Planning and Zoning Commission. Approval shall be granted prior to issuance of a Certificate of Occupancy for the scope of work approved in this document and illustrated in Exhibit A. The Change in Use approval requirement is included as a condition of approval, below. Growth Management review for the Change in Use will be assessed during the Planning and Zoning process. If the Applicant determines they do not wish to proceed with the Change in Use Review, an amendment to this approval must be requested to address compliance with the approved use of that unit as a free-market residential use. DECISION: The Community Development Director finds the administrative application for an: • Insubstantial Planned Development Amendment, • Insubstantial Amendment to an approved Commercial Decision Review, • Mountain View Plane Review, and, • Growth Management Exemption, as noted above, to be consistent with the applicable review criteria and thereby, APPROVES the request, subject to the following conditions: 1. Per referral comments provided by the City of Aspen Parks Department, tree permits will be required to remove any code sized trees which are 6" Diameter a 4.5' above grade(DBH). Any excavation within the driplines of trees will also require a tree permit. 2. Per referral comments provided by the City of Aspen Engineering Department, prior to issuance of building permit, the applicant must provide the City of Aspen Engineering Department with a video of all private storm lines and ensure the system is working properly and that additional storm water mitigation is not required. In the event the video survey finds that the private storm drain lines are not working properly and are in need of repair, the Applicant shall complete the necessary repairs prior to the issuance of a Certificate of Occupancy or Letter of Completion. 3. Change In Use Approval shall be granted by the Planning and Zoning Commission to convert the Free -Market Residential unit on the top floor to a Lodge Use prior to issuance of a Certificate of Occupancy, or Letter of Completion, for any portion of the project included in this approval or depicted in Exhibit A. 4. A video screen wall in the reception area, depicted in Exhibit A, is approved as part of this PD amendment. If at any point after installation the City receives citizen complaints regarding light trespass it deems to be legitimate and reasonable, or light trespass into the right of way is determined to be an issue or nuisance by the City, the Limelight will be required to mitigate light trespass into the right of way by shielding the video wall. If light trespass mitigation is required, the Applicant shall work with the Community Development Department to determine appropriate mitigation at that time. 5. An amended plat shall be submitted to the Community Development Department in accordance with Chapter 26.490 — Approval documents, prior to issuance of a Certificate of Occupancy documenting all approved floor plan changes and providing clarification on current unit numbers for all rooms. APPROVED BY: Phillip S pin J �/ , Community Development Director CONSENTED TO: Date 05/26/21 Owner or Legal Representative, Aspen Skiing Company Date Gert Van Moorsel Senior Director Design and Construction Attachments: Exhibit A — Proposed Plans (Recorded) Exhibit B — Growth Management Review Criteria (Not Recorded) Exhibit C — Insubstantial Planned Development Review Criteria (Not Recorded) Exhibit D — Insubstantial Amendment to a Commercial Design Approval (Not Recorded) Exhibit E — Mountain View Plane Review Criteria (Not Recorded) Exhibit F — Application (Not Recorded) Exhibit A Exhibit A it RFI TAII F 1 °11 II _ II I I i� II � II I I A Q "O CD N m 0 m C7 m O Z r n Eli Exhibit A Exhibit A Exhibit SWIM AS .SL ja D mo i 'o CCYARCH ITECTS 'ue9 O' ASPEN LIMELIGHT ALTERATIONS Exhibit A AAAm FO�Om A� n sm"zm ymy9b � QrFr �mZy mDZ i00D mm c i00 ymy< �^ O fill -_ F 6_5b 0 e Z CCYARCH ITECTS ASPEN LIMELIGHT ALTERATIONS xhibit oop°m �opAo n'mmz, ymy� ',.. o m" m 10-> m I n m �mDo D moo Elm o m IU19 -.1 F � n rn n n rn n n n nnn n n n> T T T T T T T T T i 1 I I I I I I I I I I I �- I I I I � °I ---f-- _ — — ---I-I�-t ---- ---- - ---fi-— -- - .91 1 8 I 61 °j - --- -- ---- — — a-- -— I I I I I I .td.1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I J I I V V l3J V U kj V kD lJ V lJ V V l'J I D J D D aim CCYARCH ITECTS A ASPEN LIMELIGHT ALTERATIONS a„m. e„ Exhibit c- C c- c c- c C C C. 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