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DOC CODE: ORDINANCE
Pg 1 of 5, 07/17/2026 at 09:23:54 AM
Ingrid K. Grueter, Pitkin County, CO
ORDINANCE #09
(SERIES OF 2026)
AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A PLANNED
DEVELOPMENT — PROJECT REVIEW, CONDITIONAL USE REVIEW, GROWTH
MANAGEMENT QUOTA SYSTEM REVIEW, AND TRANSPORTATION AND
PARKING MANAGEMENT REVIEW TO ESTABLISH A BOUTIQUE LODGE AT
THE PROPERTY COMMONLY KNOWN AS 320 WEST MAIN STREET, LEGALLY
DESCRIBED AS LOT A OF THE HISTORIC LANDMARK LOT SPLIT AT 320 WEST
MAIN STREET, ACCORDING TO THE FINAL PLAT RECORDED SEPTEMBER 3,
2003 IN PLAT BOOK 66 AT PAGE 32, COUNTY OF PITKIN, STATE OF COLORADO.
Parcel ID: 2735-124-41-010
WHEREAS, the Community Development Department received an application from West
Main Holdings LLC, 320 West Main Street, Aspen, CO 81611 (Applicant) requesting approval
for the following land use review approvals:
• Planned Development — Project Review pursuant to Land Use Code Section 26.445;
and
• Conditional Use Review pursuant to Land Use Code Section 26.425; and
• Transportation and Parking Management pursuant to Land Use Code Section 26.515;
and
• Growth Management Quota System Review pursuant to Land Use Code Section
26.470; and,
WHEREAS, the application for development proposes establishing a Boutique Lodge use;
and,
WHEREAS, the Community Development Department Staff reviewed the application for
compliance with the applicable review standards; and,
WHEREAS, the Development Review Committee, consisting of the Engineering Department,
the Building Department, the Environmental Health Department, the Parks Department, and the
Aspen/Pitkin County Housing Authority provided referral comments to the Community
Development Department; and,
WHEREAS, the City of Aspen Historic Preservation Commission reviewed and considered
the development proposal under the applicable provisions of the Municipal Code as identified
herein, reviewed, and considered the recommendation of the Community Development Director
and took and considered public comment at a duly noticed public hearing on January 14th, 2026;
and,
WHEREAS, on January 14th, 2026, during a duly noticed public hearing, the City of Aspen
Historic Preservation Commission approved Resolution #01, Series of 2026, approving a
Ordinance #09, Series of 2026
Page 1 of 5
Certificate of Appropriateness for Minor Development and Commercial Design Review and
recommending approval of the Applicant's requests for Growth Management Quota System
Review and Planned Development Project Review; and,
WHEREAS, the Aspen City Council has reviewed and considered the Applicants' requests
under the applicable provisions of the Municipal Code as identified herein, has reviewed and
considered the recommendation of the Community Development Director, the Historic
Preservation Commission, and applicable referral agencies, and has taken and considered public
comments at a public hearing; and,
WHEREAS, the Aspen City Council reviewed the application at a regular meeting on April
28, 2026 and approved Ordinance #09, Series of 2026 in a five to zero (5 — 0) vote at First Reading;
and,
WHEREAS, the Aspen City Council reviewed the application at a regular meeting on Mmft (0/9
44ate5 2026 and approved Ordinance #09, Series of 2026 in a five to zero (5 — 0) vote to approve
the project; and,
WHEREAS, the Aspen City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE BE IT RESOLVED, THE ASPEN CITY COUNCIL APPROVES
THE PROJECT SUBJECT TO THE FOLLOWING REVIEWS AND CONDITIONS:
Section 1: Planned Development — Project Review
Council approves a Planned Development — Project Review as needed to support the community
goals reflected in the 2012 Aspen Area Community Plan.
Use
Section 2: Conditional Use, Boutique Lodae U se,
Council approves a Boutique Lodge Conditional Use. A minimum of six keys will be maintained
on property, as represented in the application. The signage plan may be updated through staff
review, so long as it meets the requirements in Land Use Code Chapter 26.510, Signs and Land
Use Code Section 26.425.035, Standards for Boutique Lodge Uses.
Section 3: Growth Management Quota System
Council approves a change from commercial to lodge uses, an allotment of 12 pillows, and
approval to pay required affordable housing mitigation via a fee -in -lieu payment.
Section 4: Transportation and Parking Management
Council approves transportation mitigation to be paid via fee -in -lieu. Per the Historic Landmark
Lot Split Plat recorded in Book 66, Page 32, any required parking mitigation that cannot fit on
the property is waived.
Ordinance #09, Series of 2026
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Section 5: Approval Documents
A. Pursuant to Land Use Code Section 26.445.090, Documents & Deadlines, the application is
not required to submit an approved plan set with the Community Development
Department.
B. Pursuant to Land Use Code Section 26.425.035.H, Standards for Boutique Lodge Uses,
the Applicant is required to enter a development agreement with the City that addresses
the ongoing operation as a Boutique Lodge within one hundred eighty (180) days
following issuance of a Development Order.
C. Pursuant to Land Use Code Section 26.425.035.D, Standards for Boutique Lodge Uses,
the Applicant is required to submit a property management plan for review and approval
by the City within one hundred eighty days (180) days following issuance of a
Development Order.
Section 6: Conditions of Approval
1. Pursuant to Land Use Code Section 26.425.035.E. Standards for Boutique Lodge Uses,
the Applicant shall submit a standard palette of decor for review by the Historic
Preservation Commission at Detailed Review.
2. A detailed preservation plan for the interior of the resource shall be submitted for review
by the Historic Preservation Commission at Detailed Review. No alterations shall be made
to significant interior features, specifically:
a. Fireplaces and surrounds.
b. Main stair area including railings, newel posts, and other wood detailing.
c. Historic doors including hardware and transoms.
d. Historic wood molding/trim.
e. Historic door surrounds.
f. Historic window surrounds.
g. Any other elements agreed to by owner and the Historic Preservation Commission
after a site visit to be finalized at Detailed Review.
h. Any proposed alterations to these elements require staff and monitor review.
3. The property management plan shall provide that the Boutique Lodge will staff an after-
hours on -call manager(s) responsible for responding to after-hours issues. The after-hours
on -call manager(s) must be available at all times outside of regular business hours to
respond to calls from guests and neighbors and be capable of being physically present at
the property within thirty minutes of receiving a call.
4. Lodge occupancy audits,, per Section 26.575.210, will be conducted two years after
Certificate of Occupancy and every two years thereafter.
Ordinance #09, Series of 2026
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Section 7: Vested Rights:
The development approvals granted herein shall constitute a vested property right attaching to and
running with the lot for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this approval shall result
in the forfeiture of said vested property right.
Section 8: Material Representations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Community Development Department, Historic Preservation Commission., or the Aspen
City Council, are hereby incorporated in such site development approvals and the same shall be
complied with as if fully set forth herein, unless amended by an authorized entity.
Section 9: Existin$! Litistation
This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein
provided, and the same shall be conducted and concluded under such prior ordinances.
Section 10- Severabili
0
If any section, subsection,,, sentence, clause, phrase, or portion of this Ordinance is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct, and independent provision and shall not affect the validity of the remaining portions
thereof.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City
Council of the City of Aspen on the 28th day of April, 2026.
Attest:
.4
Nicole Henning, City CleA
Rakael Richards, Mayor
Ordinance #09, Series of 2026
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FINALLY, adopted, passed and approved this 9th day of June, 2026
Attest:
Nicole Henning, City Clerk
Approved as to form:
Katlfarine A. JcyYydson, City Attorney
chael Richards, Ma
Ordinance #09, Series of 2026
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