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HomeMy WebLinkAboutcoa.lu.gm.675 E Durant Ave.0012.2015.ASLU0012.2015. ASLU 675 E. DURANT AVE GMQS EXEMPTION 273718250101 SMEADO No. ET2-150C tl .,.iurt:.uW .kBG 5 C a ^ -.-e d q/l c1 0 PATH: G/DRIVE / MASTER FILES/PLANNING/ r C� THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0012.2015.ASLU PARCEL ID NUMBERS 2737 18 250 101 PROJECT ADDRESS 675 E DURANT AVE PLANNER HILLARY SEMINICK CASE DESCRIPTION GMQS EXEMPTION REPRESENTATIVE DANA ELLIS, ROWLAND+BROUGHTON DATE OF FINAL ACTION 7.1.2016 CLOSED BY KARLA HENRICHON 9.6.2016 2737 192- �-O /V Do l ( - 2015- /-� Permits File Edit Record Navigate Form Reports Format Tab Help { .7�lump 1 I?� 0 0 Main Custom Fields Routing Status Fee Summary Adians Routing History IPermit type lAspen Land Use Permit # 0012.2015 ASLU r Address 675 E DURANT AVE Apt/Suite � Io°� ASPEtJ State CO Zip 81611 V xXO Permit Information O Master permit Routing queue aslul5 Applied 0213/2015 Project status pending Approved F RZ Ca Description APPLICATION FOR THE LITTLE NELL SUB LOT 1 & 2 Issued GMQS EXEMPTION Closed/Final Submitted JDANA ELLIS - ROWLAND & BROUGHT Clock Running Days Expires 02�08l2016 Submitted via Owner Last name JASPEN SKIING COMPANY First name PO BOX 1248 ASPEN CO 81611 Phone (970) 9251220 Address Applicant r❑ Owner is applicant? ❑ Contractor is applicant? Last name ASPEN SKIING COMPANY First name PO BOX 1248 ASPEN CO 81611 Phone (970) 925-1220 Cust # 127837 Address Email Lender Last name First name Phone () Address • 0 DEVELOPMENT ORDER of the City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit application submittal is accepted and deemed complete by the Chief Building Official, pursuant to Section 26.304.090, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Aspen Skiing Company, PO Box 1248 Aspen CO 81612 Property Owner's Name, Mailing Address 675E Durant Ave. Legally Described as Lot 1 First Amended Little Nell Subdivision, City and Townsite of Aspen, Pitkin County, Colorado. Legal Description and Street Address of Subject Property The applicant has received approval for to allow for a 243 sf addition to an existing ski concierge space at the Little Nell Hotel. Written Description of the Site Specific Plan and/or Attachment Describing Plan Planned Development - Project Review Approval, GMQS, and Commercial Design Amendment granted by City Council in Ordinance No. 16, Series 2016 on June 27, 2016 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) July 71h, 2016 Effective Date of Development Order (Same as date of publication of notice of approval.) July 7, 2019 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 111 day of July, 2016, by the City of Aspen Community Development Director. Je sica Garro mmunity Development Director AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO STATE OF COLORADO ) ) ss. County of Pitkin ) I, 42� (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (E) of the Aspen Land Use Code in the following manner: V Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. Publication of notice: By the publication in the legal notice Section of an official paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. Signatur The for oing "Affidavit of Notice" was acknowledged before me this 7 day of , 23by PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of asite-specific development plan, and the creation of a vested pro�arty right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 611 Colorado Revised Statutes, pertain ing to the following described property: Parcel ID 1t2737-182-50-102 675 E. Durant Ave.., legally de scribed as Lot 1 First Amended Little Nell Subdrvi Sion, City and Townsite of Aspen, Pitkin County, Colorado. Planned Development - pPproja. Review Approval, Growth Manageman, Ae r Cis Coon mercial Design Amendment, g y H cil in Ordinance No. 13 Series 2016 on June 27. 2016. The approval is depicted in the land use ap Plication on file with the City of Aspen. For further information contact Hillary Seminick at the City of Aspen Community Development Dept., 130 S. Ga lens St., Aspen, Cdorado. (970) 429-2741. City of Aspen Published In The Aspen Times on July 7, 2016. (12227861) WITNESS MY HAND AND OFFICIAL SEAL My, commission ex ires: ✓/�/ � �W , 1 Notary Public , NICOLE ELIIABETH HENNING NOTARY PUBLIC - STATE OF COLORADO Notary Identification #20154012950 ATTACHMENTS: My Commission Expires 3/31/2019 COPY OF THE PUBLICATION AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: I rm?►a.n-,,,.e. 2"1 P 5: OoPm , 20 1 L STATE OF COLORADO ) } ss. County of Pitldn ) (name, please print) being or representing an Applicant to the ity of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 ($) of the Aspen Land Use Code in the following manner: Publication of notice:. By the publication in the legal notice section.of an official paper or a paper of general, circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15)' days prior to the public hearing on the day of , 20 to and including the date and time of the public hearing. A photograph of the posted notice (sign).is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and. attached, was conducted • prior to the first public hearing as required in Section 26:304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current• tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and. new Specially Planned Areas, are subject to this notice requirement. Rezoning or tezt.amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signatu& The foregoing "Affidavit of Notice" was acknowledged before me this3r�day of : unQ , 20 I0, by Anc442 kX Scoralk WITNESS MY HAND AND OFFICIAL SEAL BONNIE L. SHILES NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20054038739 My COmm1SS10n expires: 10 I3a �O I� MY COMMISSION EXPIRES OCTOBER 30, 2017 crnn�Q �• �Y1r �2 S Notary Public - - -- - . ATTACB9gENTS AS APPLICABLE: • COPY OFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGH) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCLES NOTICED BY VIA 17 • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS" NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 NOTICE OF PUBLIC HEARING RE: Little Nell Planned Development Amendment 3ublic Hearing: Monday, June 27th, 2016, 5:00 �M Meeting Location: City Hall, Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: Little Nell Planned Develop- nent Amendment, 675 E. Durant Ave. Aspen, CO 31611 Legal Description: PID Nos. 2737-182-50-102, the property is legally described as Lot 1 First 4mended Little Nell Subdivision Description: The applicant requests land use re- new to allow for a 243 sf addition to an existing ski :oncierge space at the Little Nell Hotel. .and Use Reviews Req: Planned Development - Project Review Amendment, Growth Management Review. Commercial Design Amendment Decision Making Body: City Council applicant: Aspen Skiing Company PO Box 1248 Aspen CO 81612 More Information: For further information related to the project, contact Hillary Seminick at the City of Aspen Community Development Department, 130 S. Galena St.. Aspen, CO, (970) 429,2741, Hillary.seminick O cityofaspen.com. Published in the Aspen Times on June 2. 2016. (12141353) RECEIVED JUN 0 9 2016 CITY OF ASPEN %OMMl11V(TY DEVELOPMENT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: CST 5EAST P1A1QA►t- T A•VZ"LtE. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Z- , 201I V STATE OF COLORADO ss. County of Pitkin ) 1, .3 bDI (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ✓ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. ✓Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the A_ day of ,LLI.lk, , 20j0, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Vo Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy ofany documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si at re The foregoing "Affidavit of Notice" was acknowledged before me this I. day of 20A , by D w A V A04 5 -- - - % % NIs 0 WITNESS MY HAND AND OFFICIAL SEAL vorgHy = My commission expires: z S i t�0 •.......• P Notary Public R.`, ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 THE CITY OF ASPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING RE: Little Nell Planned Development Amendment Public Hearing: Monday, June 27th, 2016, 5:00 PM Meeting Location: City Hall, Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Name: Little Nell Planned Development Amendment, 675 E. Durant Ave. Aspen, CO 81611 Project Location: PID No. 2737-182-50-102, The property is legally described as Lot 1 First Amended Little Nell Subdivision Description: The applicant requests land use review to allow for a 243 sf addition to an existing ski concierge space at the Little Nell Hotel. Land Use Reviews Planned Development — Project Review Amendment, Growth Management Review, Requested: Commercial Design Amendment Decision Making Body: City Council Applicant: Aspen Skiing Company PO Box 1248 Aspen CO 81612 More Information: For further information related to the project, contact Hillary Seminick at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2741, Hillary.seminick@cityofaspen.com. 1. PUBLIC NOTICE Date: June 27. 2016 Time: 5:00 pm Place: 130 S. Galena St., basement of City Hall Purpose: City Council shall consider an application submitted by Aspen Skiing Company. The applicant requests Planned Development -Project Review Amendment, Commercial Design Amendment, Growth Management Reviews to allow for a 243 sf addition to the existing ski concierge area. For questions call City Planning Dept. at 970-429-2741. • 0 Pitkin County Mailing List of 300 Feet Radius From Parcel: 273718250101 on 05/26/2016 �i1'KIN COUNT Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. htti)://www.pitkinmapsandmore.com DURANT AH LLC SARGENT ELIZABETH VAUSE FAMILY TRUST PO BOX 4068 PO BOX 4450 3020 PLAZA DE MONTE ASPEN, CO 81612 ASPEN, CO 816124450 LAS VEGAS, NV 89102 BAKER HUGH LEE JR WORCHESIK JILL WORCHESIK SHANNON 555 E DURANT AVE #2K 202 4TH ST 202 4TH ST ASPEN, CO 81611 CROSBY, TX 77532 CROSBY, TX 77532 ANDINA SUPER LLC SMALLPAGE LEASING LLC 555 E DURANT HOLDINGS LLC PO BOX 1177 6316 HUMPHREYS ST 221 E MAIN ST #203 MANLY NSW AUSTRALIA 1655, HARAHAN, LA 70123 MILFORD, MA 01757 JACKSON JERRY & SHARON COLORADO HOLDINGS LLC COOBAC SANDRA L TRUST #1 2823 PROVIDENCE RD #173 990 S ROCK BLVD #F 4468 JUNIPER DR CHARLOTTE, NC 28211 RENO, NV 89502 KEWADIN , MI 94648 COOBAC DEAN P TRUST #1 BACSANYI ERNEST A TRUST VIEREGG ROBERT TODD TRUST 4468 JUNIPER DR PO BOX 89 2221 WYNDANCE WAY KEWADIN, MI 94648 HIGGINS LAKE, MI 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CO 81611 EQUITUS CAPITAL LLC 720 E DURANT # E8 ASPEN, CO 816112071 450 S GALENA ST INVESTORS LLC 450 S GALENA ST #202 ASPEN, CO 81611 KELLER KURT E PO BOX 840 ASPEN, CO 81612 SPAR CONS MINING & DEVELOP 3773 E CHERRY CRK NORTH DR #775 DENVER, CO 802093833 COOPER NORTH OF NELL CONDOS LLC 903 N 47TH ST ROGERS, AR 72756-9615 OTTO GERDAU CO 700 S LITE AVE ASPEN, CO 81611 WILSON JOSEPH B UND 50% INT 39 MOUNTAIN LAUREL DR ASPEN, CO 81611 AJAX SLOPESIDE LLC 240 RAMSAY RD DEERFIELD, IL 60015-3438 SPENCER DAVID B 1217 ROYAL ST #1 NEW ORLEANS, LA 70116 GADA 777 REVOCABLE LIVING TRUST PO BOX 2061 ASPEN, CO 81612 NAM REAL ESTATE LLC 1230 PEACHTREE ST NE #3100 ATLANTA, GA 30309 ASPEN VALLEY LAND TRUST 320 MAIN ST #204 CARBONDALE, CO 81623 RESIDENCES AT THE LITTLE NELL CONDO 777 UTE ASPEN ALPS ASSOC 501 DEAN ST 777 LITE AVE ASPEN. CO 81611 ASPEN. CO 81611 CHATEAU DU MONT CONDO ASSOC 715 E DURANT AVE ASPEN, CO 81611 ASPEN SQUARE CONDO ASSOC BLD A COMMON AREA E COOPER AVE ASPEN, CO 81611 DURANT GALENA CONDOS COMMON AREA 500 E DURANT AVE ASPEN. CO 81611 DURANT MALL CONDO ASSOC 1000 DOLORES WAY #B CARBONDALE, CO 816232251 ASPEN ALPS WEST CONDO ASSOC ASHKENAZY ASPEN HOTEL LLC RESIDENCES AT LITTLE NELL DEV LLC COMMON AREA 150 E 58TH ST PENTHOUSE 150 E 58TH ST PENTHOUSE 700 LITE AVE NEW YORK, NY 10115 NEW YORK, NY 10155 ASPEN, CO 81611 • • ASHKENAZY ASPEN REALTY LLC 150 E 58TH #3900 NEW YORK, NY 101550012 GORDON DAVID F & LETICIA LLC 555 E DURANT ASPEN, CO 81611 AV STEIN LLC 601 E HYMAN AVE ASPEN, CO 81611 GADA 777 REV LIVING TRUST PO BOX 2061 ASPEN, CO 81612 ASHKENAZY ASPEN COMMERCIAL LLC 150 E 58TH ST PENTHOUSE NEW YORK, NY 10155 NORTH OF NELL CONDO ASSOC COMMON AREA 555 E DURANT AVE ASPEN, CO 81611 RG COOPER ST 601 E HYMAN AVE ASPEN. CO 81611 GRENKO PROPERTIES LTD PO BOX 2327 GLENWOOD SPRINGS, CO 816022327 NJ STEIN LLC 418 E COOPER AVE #207 ASPEN, CO 81611 STEIN BUILDING LLC 601 E HYMAN AVE ASPEN, CO 81611 9 • P223 IX.0 MEMORANDUM TO: Mayor Skadron and Aspen City Council FROM: Hillary Seminick, Planner THRU: Jessica Garrow, Community Development Director RE: Little Nell Planned Development and Subdivision, Commercial Design Review, Planned Development — Minor Amendment to a Project Review Second Reading of Ordinance No. 13, Series of 2016 MEETING DATE: June 27, 2016 APPLICANT /OWNER: Aspen Skiing Company PO Box 1248 Aspen, CO 81612 970.923.8752 REPRESENTATIVE: Dana Ellis, Rowland + Broughton LOCATION: 675 E. Durant Ave. Aspen CO 81611 Little Nell Hotel, Lot 1 of Little Nell Subdivision and Planned Development CURRENT ZONING: Conservation (C) with a Planned Development Overlay SUMMARY: M The Aspen Skiing Company proposes to Figure 1. Vicinity Map expand the existing ski concierge area by 243 sq. ft. STAFF RECOMMENDATION: Staff recommends restudy of the solarium design but approval of the dimensional changes. Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 1 of 9 • 9 P224 1x.0 CHANGES SINCE FIRST READING: During First Reading, City Council indicated general support for amending the planned development approvals to allow for a 243 sf addition to the existing ski concierge space. Council also indicated support for the Staff recommendation that the architecture of the ski concierge addition match the existing fagade. The Applicant has provided revised drawings that amend the following architectural elements: ■ Anchoring column detail at either end of the addition. ■ Increased the width of the window frames and changed the color to match other window frames on the second and third floors. ■ Changed the color of the roof window framing from tan to dark brown; and widened these frames to match the frame width at the vertical window elements. ■ Added four operable windows. ■ Raised the height of the stone base to match the existing exterior stone base framing. Staff has provided a side -by -side comparison of the drawings provided at First Reading and the revised drawings provided by the Applicant for Second Reading. Figures A and B, on the following page, compare the east -facing elevations and Figures C and D compare the north - facing elevations. A complete set of the revised drawings can be found in Exhibit D of this memo. [Continued on following page] Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 2 of 9 9 • P225 1x.0 Figure A. REVISED Ski Concierge Proposed Elevation, Facing East Figure D. First Reading - Ski Concierge Proposed Elevation, Facing East Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Mcmo Pagc 3 of 9 P226 Ix.0 Figure B. First Reading - Ski Concierge Elevation, Facing North Councilwoman Mullins requested a sun shadow study in addition to a discussion regarding the orientation of the addition. The Applicant has not yet provided this information. The Applicant feels the solarium design matches the third floor skylight; however, Staff would prefer the addition match the existing materials and fenestration adjacent to the addition. While Staff appreciates the revisions to the design revisions, a shingle roof would be preferable to a glass roof. Additionally, Staff would prefer to see window proportions that better related to the upper floors. Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 4 of 9 • • P227 IX.c RECOMMENDATION: Staff recommends approval for a 243 sq. ft. addition to the ski concierge at the Little Nell Hotel. While Staff is generally supportive of the expansion to the ski concierge area, Staff recommends a restudy of the solarium design. Should Council elect to approve the proposed design, a proposed motion has been included below. Staff recommends Council require the roof material to be changed to shingles, and that the windows match the size of the windows on the upper floors. PROPOSED MOTION: "I move to approve Ordinance Series 2016, City Council grant approval for a Planned Development, Minor Amendment to a Project Review. BELOW IS THE FIRST READING MEMO NOTE: The Application is subject to the 2015 Land Use Code. REQUEST OF CITY COUNCIL: The Applicant is requesting approval from City Council for the following land use reviews: • An Amendment to a Commercial Design Review Approval (Chapter 26.412) for exterior changes to the Little Nell Hotel. (City Council is the final review authority.) • A Growth Management Review for minor expansion of a mixed0 use development. Cit Council is the final review authority.) • A Planned Development Project Review, Minor Amendment (Chapter 26.445) to increase floor area requirements of the Little Nell Planned Development (PD) and Subdivision. (City Council is the final review authority.) EXISTING CONDITIONS AND HISTORY: The Little Nell Hotel is located at Gondola Plaza at the intersection of the vacated Dean and Hunter Street right of way(s). The Planned Development overlay has two underlying zone districts including Commercial Core and Conservation. The subject of this amendment, the Little Nell Hotel, is located on Lot I of the subdivision and within the Conservation zone district. The Little Nell Specially Planned Area (SPA) overlay was approved in 1986 (Exhibit B). In 2013, all SPA in the city were converted to Planned Development (PD). Final dimensional requirements of the Little Nell Subdivision/PD were set by the 1986 SPA. The maximum "external floor area" was 1.93:1 of the Commercial Core portion of the parcel, or 83,265 sq. ft. Figure 2 provides an overview of the PD, which includes The Little Nell Hotel and Gondola Plaza. Figures 3 and 4 depict the exterior of the existing ski concierge area. Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 5 of 9 Ci • P228 IX.c CL $� r ' cc J60mmerical Core (CC) !' a Ir Conservation (C) fit �.. •r i' � C jP o' Figure 3. Ski Concierge, Facing North Few'*,' Figure 3. Ski Concierge, Facing East PROPOSAL: The Applicant wishes to expand the existing ski concierge area, resulting in an overall floor area increase of 243 sq. ft. The ski concierge area is considered accessory lodge. A site plan showing a schematic of the addition in relationship to Gondola Plaza is shown in Figure 4. A proposed floor plan of the expansion is depicted in Figure 5 and exterior elevations are shown in Figure 6 and 7. Staff has highlighted the areas of expansion for the memo, unedited drawings can be found in Exhibit C. to this memo. Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 6 of 9 P229 Figure 4. Ski Concierge Site Map IX.0 Figure 5. Ski Concierge Proposed Floor Plan Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 7 of 9 0 • P230 IX.0 Figure 6. Ski Concierge Proposed Elevation, Facing North Figure 7. Ski Concierge Proposed Elevation, Facing East STAFF COMMENTS: Commercial Design Review The Applicant has proposed to expand the existing ski concierge area with a solarium. While the stone footing offers a nod to the existing design, a solarium is a departure from the existing design of the Little Nell Hotel. Staff recommends the addition be consistent with the existing facade of the Little Nell Hotel. Planned Development Project Review There have been several amendments to the code in the past 30 years with respect to how floor area is calculated. "External Floor Area", as defined by the 1980 Land Use Code, is considered Total floor area of building(s) or structure(s) as it compares to the total area of the building site. This definition appears to be closest to what would be considered Floor Area today, which refers Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 8 of 9 0 P231 IX.0 to the gross floor area of a structure. Comparing the addition to the "external floor area" allowances stipulated by the 1986 SPA. The 243 sq. ft. expansion represents a 0.3% increase to the allowed "External Floor Area" of the SPA. Relative to the overall development, the scope of the project represents a minor expansion. There is an existing bocce ball court to the west of the ski concierge area. The court will be located further to the west to accommodate the expansion. A mud flow analysis will be conducted and submitted at Building Permit to address any potential geotechnical issues. Additionally, tree protection fencing will be installed at the dripline of the large spruce to the south of the project. GMQS — Minor Expansion to a Commercial Lodge, or Mixed -Use Development Typically, floor area increases less than 250 sq. ft. and less than 500 sq. ft. net leasable area may be approved administratively by the Community Development Director. No employee mitigation nor growth management allotments are required for an expansion of a Lodge use. Attachments: Exhibit A.1 — Commercial Design Review Criteria, Staff Findings Exhibit A.2 — Planned Development Project Review Criteria, Staff Findings Exhibit A.3 — Growth Management Review Criteria, Staff Findings Exhibit B — Aspen Meadows SPA & Subdivision Agreement Exhibit C — Application Exhibit D — Revised drawings, June 15, 2016 Little Nell Planned Development — Minor Project Review Amendment June 27, 2016 Memo Page 9 of 9 0 • P232 IX.c ORDINANCE NO. 13 (SERIES OF 2016) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING AMENDMENT TO A COMMERCIAL DESIGN APPROVAL, PROJECT REVIEW — MINOR AMENDMENT TO A PLANNED DEVELOPMENT, AND GMQS — MINOR EXPANSION TO A COMMERCIAL, LODGE, OR MIXED -USE DEVELOPMENT APPROVAL, FOR THE PROPERTY LEGALLY DESCRIBED AS LOT 1 FIRST AMENDED LITTLE NELL SUBDIVISION, COMMONLY KNOWN AS 675 E. DURANT AVENUE, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel IDs: 2737-182-50-102 WHEREAS, the Community Development Department received an application for the Little Nell Hotel (the Application) from Aspen Skiing Company (Applicant), represented by Rowland + Broughton for the following land use review approvals: • Amendment to a Commercial Design Review, pursuant to Land Use Code Chapter 26.412; and, • Planned Development — Minor Amendment to a Project Review Amendment, pursuant to Land Use Code Chapter 26.445; and, • GMQS — Minor Expansion of a Commercial, Lodge or Mixed -Use Development, pursuant to Land Use Code Chapter 26.470; and, WHEREAS, the subject property is zoned Commercial Core (CC) and Conservation (C) with a Planned Development (PD) Overlay; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application — February 13, 2015 as applicable to this Project; and, WHEREAS, the Application for the Little Nell Planned Development and Subdivision proposes to expand an existing ski concierge area at the Little Nell Hotel by 243 sq. ft.; and, WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures, and Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use reviews, as identified herein, have been combined to be considered by the City Council at a duly noticed public hearing after considering recommendations by the Community Development Director; and, WHEREAS, such combination of review procedures was done to ensure clarity of review, was accomplished with all required public noticing provided as evidenced by an affidavit of public noticing submitted to the record, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, the Aspen City Council approved Ordinance No. 13 on First Reading on May 23, 2016; and, WHEREAS, during a duly noticed public hearing on June 27"', 2016, the Aspen City Council approved Ordinance No. 13, Series of 2016, by a to (_-� vote granting approval of the Little Nell DP and Subdivision application and all necessary land use reviews, as identified herein, with the conditions of approval listed hereinafter. City Council Ordinance No. 13, Series 2016 Pagel of 3 • • P233 NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO THAT: Section 1:Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Aspen City Council grants following approvals for the Little Nell PD and Subdivision: Amendment to a Commercial Design Review, Planned Development — Minor Amendment to a Project Review, GMQS — Minor Expansion of a Commercial, Lodge or Mixed -Use Development; subject to the conditions of approval as listed herein. All conditions outlined in all previous approvals remain valid and in effect except as modified herein. Section 2: Approved Dimensions: Lot 1: Little Nell Hotel The Little Nell Hotel is permitted a 243 sq. ft. expansion to an existing ski concierge area as shown in the plans attached to this Ordinance as Exhibit A. Section 3: Parks Department The Parks Department requires tree protection fencing be placed at the dripline of the large spruce tree on the south side of the building. The Applicant will coordinate with the Parks Department to determine the placement of the fencing at Building Permit. Section 3 The Little Nell Hotel ski concierge expansion design is approved as outlined in Exhibit A. Section 4: A mudflow analysis will be required at Building Permit. Section 5• 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, the Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 6• 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 7• 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. City Council Ordinance No. 13, Series 2016 Page 2 of 3 P234 IX.c INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 23`d of May, 2016. Attest: Linda Manning, City Clerk Steven Skadron, Mayor FINALLY, adopted, passed and approved this 27"' day of June, 2016. Attest: Linda Manning, City Clerk Approved as to form: James R. True, City Attorney Exhibit A: Approved design Steven Skadron, Mayor City Council Ordinance No. 13, Series 2016 Page 3 of 3 P235 IX.c L X W (D Cl) 0 J W Z LAJ S F— P236 i IX.c a O a M c c W C0 S W Z L1 �C cn J J L AJ Z W J J W S N� P237 T Ix.0 mar N O�CO ,cli 7E O 0 N O d O OC S W V W C 3 Z O V Y C/m J J W Z IX.c WON L-J J F� F— J LJJ F� P238 L Q 5 X O C: - w Q NCO C y co 2`� ,co O P239 T Ix.0 �. x 2 W Q _rn (D C ry� cz � m —'C 3e � o cn v; L W �J F— f J IX.c J ,y J 0 • P240 i oa�. Lf �e t O �a(O CU ��d •c 3�d o to _C6 E O 0 0 W C0 L1J C, Z 0 CU J �J W Z W J H J W S F-- P241 T Ix.0 O 11 P242 1x.0 26.412.050. Review Criteria. An application for commercial design review may be denied based on conformance with the following criteria: Exhibit A.I approved, approved with conditions or A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Staff findings: The project proposes a 243 sq. ft. solarium to an existing ski concierge area. While Staff is supportive of the addition, the new element should be consistent with the existing fagade of the Little Nell Hotel. Stafffinds the criterion is not met. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the fagade of the building may be required to comply with this Section. Staff findings: The project does not propose a change in the accessory lodge use to a commercial use. Staff finds this criterion does not apply. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. Staff findings: The project is for a relatively minor expansion for an existing lodge. The review criteria are intended for larger projects where site planning and various additional design criteria are considered. A majority of the guidelines do not apply. Staff has reviewed the project for compliance with the applicable guidelines below. Building Height, Mass & Scale Staff findings: The project is for a first- story addition and will result in greater articulation of the existing facade. No increase in the approved height for the PD is proposed. Staff finds the project meets the following guidelines: 1.26 A new building or addition should reflect the range and variation in building height of the Commercial Area. Refer to the zone district regulations to determine the maximum height on the subject property. A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. Little Nell PD and Subdivision Amendment Exhibit A.1 — Commercial Design Staff Findings Page 1 of 2 i • P243 Exhibit A.l 1X.0 Additional height, as permitted in the zone district, may be added for one or more of the following reasons: o In order to achieve at least a two -foot variation in height with an adjacent building. o The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire station, etc.) o Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. o To benefit the livability of Affordable Housing units. o To make a demonstrable (to be verified by the Building Department) contributed to the building's overall energy efficiency, for instance by providing improved daylighting. Building and Materials Staff findings: The project proposes glass and stone to match existing materials of the Little Nell Hotel. Staff finds the project meets the following guidelines: 1.46 High quality, durable materials should be employed • The palette of materials should be specified, including samples of materials as required Architectural Materials Staff findings: While the form and scale of the addition is appropriate, the solarium design is a departure from the existing materials of the Little Nell Hotel. The design should be more compatible with the existing materials and appearance of the Little Nell Hotel. The project does not meet the following guidelines: 1.47 Building materials should have these features: • Convey the quality and range of materials seen traditionally • Reduce the perceived scale of the building and enhance visual interest of the fagade • Convey a human scale 1.48 A building or addition should reflect the quality and variation in material seen traditionally. The following Guidelines do not apply: • Street and Ally System (1.1-1.6) • Public Amenity Space (1.7-1.17) • Building Placement (1.18-1.21) • Building Height, Mass & Scale (1.22-1.25, 1.27-1.28) • Building Design & Articulation (1.30-1.45) • Architectural Materials (1.49-1.50) • Paving & Landscaping (1.51) Little Nell PD and Subdivision Amendment Exhibit A. I — Commercial Design Staff Findings Page 2 of 2 0 P244 Exhibit A.2 D. Minor Amendment to a Project Review approval. An amendment found by the Community Development Director to be generally consistent with the allowances and limitations of a Project Review approval or which otherwise represents an insubstantial change but which does not meet the established thresholds for an insubstantial amendment, may be approved, approved with conditions or denied by the City Council, pursuant to 26.445.040.B.2 — Step Two. An applicant may not apply for Detailed Review if an amendment is pending. 26.445.050. Project Review Standards. The Project Review shall focus on the general concept for the development and shall outline any dimensional requirements that vary from those allowed in the underlying zone district. The burden shall rest upon an applicant to show the reasonableness of the development application and its conformity to the standards and procedures of this Chapter and this Title. The underlying zone district designation shall be used as a guide, but not an absolute limitation, to the dimensions which may be considered during the development review process. Any dimensional variations allowed shall be specified in the ordinance granting Project Approval. In the review of a development application for a Project Review, the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, and City Council shall consider the following: A. Compliance with Adopted Regulatory Plans. The proposed development complies with applicable adopted regulatory plans. Staff Findings: The property is not subject to any regulatory plans. Staff finds this criterion is not applicable. B. Development Suitability. The proposed Planned Development prohibits development on land unsuitable for development because of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable for development if adequate mitigation techniques acceptable to the City Engineer are proposed in compliance with Title 29 — Engineering Design Standards. Conceptual plans for mitigation techniques may be accepted for this standard. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The project proposes a 243 sq. ft. addition to an existing ski concierge space at Gondola Plaza. A mud flow analysis will be submitted with Building Permit. Staff finds this criterion is met. C. Site Planning. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The site plan responds to the site's natural characteristics and physical constraints such as steep slopes, vegetation, waterways, and any natural or man-made hazards and allows development to blend in with or enhance said features. Little Nell PD and Subdivision Amendment Exhibit A.2 — PD Minor Amendment Staff Findings Page 1 of 4 0 P245 Exhibit A.2 1 x. C 2. The project preserves important geologic features, mature vegetation, and structures or features of the site that have historic, cultural, visual, or ecological importance or contribute to the identity of the town. 3. Buildings are oriented to public streets and are sited to reflect the neighborhood context. Buildings and access ways are arranged to allow effective emergency, maintenance, and service vehicle access. Staff Findings: The project will not affect any important natural features. The Application was referred to the Parks Department. Parks will require tree protection fencing be placed at the large spruce tree on the south side of the building. The Applicant will coordinate with the Parks Department to determine the placement of the fencing at Building Permit. The addition is similar inform to the existing development; however, the solarium design is not consistent with the existing exterior. The design should better relate to the existing Little Nell Hotel to be consistent with the visual character of the area. Staff finds this criterion is not met. D. Dimensions. All dimensions, including density, mass, and height shall be established during the Project Review. A development application may request variations to any dimensional requirement of this Title. In meeting this standard, consideration shall be given to the following criteria: 1. There exists a significant community goal to be achieved through such variations. 2. The proposed dimensions represent a character suitable for and indicative of the primary uses of the project. 3. The project is compatible with or enhances the cohesiveness or distinctive identity of the neighborhood and surrounding development patterns, including the scale and massing of nearby historical or cultural resources. 4. The number of off-street parking spaces shall be established based on the probable number of cars to be operated by those using the proposed development and the nature of the proposed uses. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development, and the potential for joint use of common parking may be considered when establishing a parking requirement. 5. The Project Review approval, at City Council's discretion, may include specific allowances for dimensional flexibility between Project Review and Detailed Review. Changes shall be subject to the amendment procedures of Section 26.445.110 — Amendments. Staff Findings: Staff supports increasing the allowed floor area by 243 sq. ft. lot achieves a community goal in that it creates a better functioning ski concierge facility serving the needs of Little Nell guests at the base of Aspen Mountain. The project is consistent with the uses of the Little Nell PD and Subdivision Amendment Exhibit A.2 — PD Minor Amendment Staff Findings Page 2 of 4 P246 IX.c Exhibit A.2 base area. The project is very minor and will not generate additional parking needs. Staff finds this criteria is met. E. Design Standards. The design of the proposed development is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The design complies with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. 2. The proposed materials are compatible with those called for in any applicable design standards, as well as those typically seen in the immediate vicinity. Exterior materials are finalized during Detailed Review, but review boards may set forth certain expectations or conditions related to architectural character and exterior materials during Project Review. Staff Findings: The project is subject to Commercial Design Review. The proposed solarium design is not consistent with the character of the Little Nell Hotel. Stalffinds this criterion is not met. F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on existing or proposed pedestrian, bicycle, and transit facilities. The City may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The project is for a minor expansion to the Little Nell Hotel. Staff finds this criterion is not applicable. G. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the project to comply with the applicable requirements of Municipal Code Title 29 — Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The Applicant will provide a mud flow analysis of the project at Building Per-Init. Stuff finds this criterion met. H. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be Little Nell PD and Subdivision Amendment Exhibit A.2 — PD Minor Amendment Staff Findings Page 3 of 4 • • P247 Exhibit A.2 'X.0 at the sole costs of the developer. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The project is for a minor expansion to the Little Nell Hotel. Staff finds this criterion is not applicable. I. Access and Circulation. The proposed development shall have perpetual unobstructed legal vehicular access to a public way. A proposed Planned Development shall not eliminate or obstruct legal access from a public way to an adjacent property. All streets in a Planned Development retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. Staff Findings: The project is for a minor expansion to an existing facility. Staff finds this criterion is not applicable. Little Nell PD and Subdivision Amendment Exhibit A.2 — PD Minor Amendment Staff Findings Page 4 of 4 • • ,-6 IX.c Exhibit A.3 5. Minor enlargement of an historic landmark for commercial, lodge or mixed -use development. The enlargement of a property, structure or portion of a structure designated as an historic landmark for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. If the development increases either floor area or net leasable space/lodge units, but not both, then no employee mitigation shall be required. Staff response: The application proposes an increase of 243 sq. ft. of floor area. The ski concierge area is considered accessory lodge and will not increase net leasable area. No employee mitigation shall be required. Staff finds the criterion met. b. If the development increases both floor area and net leasable space/lodge units, up to four (4) employees generated by the additional commercial/lodge shall not require the provision of affordable housing. An expansion generating more than four (4) employees shall not qualify for this administrative approval and shall be reviewed pursuant to Paragraph 26.470.070.1. Staff response: The project will not increase both floor area and net leasable. The criterion does not apply. c. No more than one (1) free-market residence is created. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 14, Series of 2007. Staff response: The project does not propose any free market residential. The criterion does not apply. Little Nell PD and Subdivision Amendment Exhibit A.3 — GMQS Staff Findings Page 1 of 1 WE N P249' ;Y IX.c you 51.8 me 464 SPA AGREEMENT FOR LITTLE NELL BASE DEVELOPMENT THIS SPAAGREEMENT is made and entered into this 7_ _ day oE'-� , 1986, by and between the CITY OF ASPEN, (/ COLORADOO, a municipal corporation and home -rule city (hereinafter referred to as "City") and the ASPEN SKIING COMPANY, a Colorado general partnership (hereinafter referred C11> -a rn v to as "Owner") -:`o N n M Q7 X a RECITALS: o ro � �v z v o z :0 M CT1 1. The Owner has submitted to the City for 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 Exhibit "1" attached hereto and incorporated herein by this reference; and, 2. The owner has received all requisite development approvals from the City for the Project except for a Growth Management Allocation for the new 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: 0 P250 . IX.0 ) ` � r t LL,�f.`��-5,. T M" `fie. �l �'�` - �'• � g •: - Etm 518 FASE 4U5 (a) Growth Management Allocation for ninety-two (92) lodge units for the hotel (approved by City Council on April 14, 1986), (b) 8040 Green Line Review approval (approved by P&Z on March 18, 1986), (c) Mountain Viewplane Review approval (approved by P&Z on March 18, 1986), (d) Conditional Use approval for hotel in the CC Zone, ski lift and other ski facilities in the Conservation Zone (approved by P&Z on March 18, 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&Z 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 and by City Council on April 28, 1966) 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 general by reason 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 - 0 S � 1 P251 ' :IX.0 eoo, 51-8 mr. 466 Municipal Code of the City of Aspen, Colorado (hereinafter referred to as the "Municipal Code") 4. 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 24-7.7(a) of the 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 minimized 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 Plan; and, S. The City is willing to approve, execute and accept for recordation the Precise Plan on the agreement of Owner to the matters 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 avid regulations as are or may be applicable; 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 - P252 ` IX.0 43� 51-8 457 necessary to protect, promote and enhance the public health, safety and welfare; and, 7. Under the authority of Article VII of the Municipal Code, the City is entitled to assurances that the matters hereinafter agreed to will be faithfully performed by Owner and Owner's successors and assigns; and, 8. Owner is willing to enter into such agreements with, and to provide such assurances to, the City. WITNESSETH: 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 follows: I. USE, AREA AND BULK REQUIREMENTS The Precise Plan attached hereto as Exhibit "2" including all conditions of approval and representations of the applicant incorporated within the body of this agreement shall constitute the development regulations for this parcel of land. The underlying zones on the parcel upon which an SPA designation exists shall remain as CC and C as they are - 4 - 1 • P253 presently designated on the officially adopted City of Aspen Zoning Maps as of April 14, 1986. A. The following area and bulk requirements shall serve as guidelines to help administer the development of the Project which is to be built in accordance with the Precise Plan. 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. 5. Minimum side yard No requirement 6. Minimum rear yard No requirement 7. Maximum height 40 ft. 8. Minimum distance between No requirement primary and accessory buildings 9. Percent of open space required for building site (minimum) * 25% 10. External floor area ratio 1.93:1 83,265 sq. ft. (maximum) (variation) 11. Internal floor area ratio No requirement 12. Off street parking spaces: internal to the Project building 118 external to the Project building 15 (9 in drop-off lane; 4 in parallel parking along drop-off island, and 2 service delivery bays) 13. Utility/trash service area no less than 36 ft. in length (variation) - 5 - z F r f1 P254 IX.c 3Y, eco;( 518 r4a 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. B. Uses Permitted. The following uses shall be permitted in the area governed by the Precise Plan or shall be conditional uses if so noted: r; 1. Hotel (conditional) 2. Retail commercial 3. Ski accessory retail to include ski shops, repair, rental and storage l 4. Open use recreation 5. Restaurant and Little Nell apeas ski deck 6. Additional retail commercial as specified under pernitted uses in the CC Zone, Section 24-3.2 of the Municipal Code 7. Ski area administrative offices and ski school i 8. 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 I i 11. Activities associated with emergency medical service for treatment of injured skiers 12. Ski lifts and lift buildings (conditional) 13. Mazes and skier milling areas - 6 - `J P255 ' p IX.0 14. Hotel accessory retail Be -A 518 !.rc 7 II. VARIATIONS FROM THE UNDERLYING ZONE DISTRICT i 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 -f shall apply to the project: Use. 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 shall be calculated as specified in Section I.A.(9) of this Agreement- s f III. CONSTRUCTION SCHEDULE 1 I A- Owner and City mutually acknowledge that exact t construction schedules cannot be submitted or agreed to at this time. Owner shall construct the Project in two phases, i the first phase being the construction of the "West Wing" and f gondola with associated buildings and accessory structures, ) 7 - • . P256 IX.0 518 mc-r 4 71 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 the following time frames, which time frames shall not constitute binding representations or schedules: 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 4A. 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 - 1 P257 ` Axx B. Detailed Construction Schedule. t"L-X 51-8 ?A -AV 1. In scheduling and constructing the first phase of the Project, Owner agrees to provide the City Engineering Department with plans and schedules as soon as they become available, and work with the City Engineering Department to address and alleviate any construction and safety concerns the City Engineering Department may have. 2. At the time of application 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 circumstances: (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 - 9 - 1 P258 IX.c := . materials, (e) 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 relocations, replacements and undergrounding shall be scheduled and designed, (n) limits of excavation, construction easements and shoring needs, and, (o) proposed landscaping of areas where demolition is contemplated 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. 4. Major amendments to the Hotel 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 - N P259 ' t= IX.c 154 tiotel Construction Schedule, shall be processed in accordance with the procedures established in Section XI hereof, and shall also be verified by signatures of the City Engineer and Chief Building Official and (if the City so desires) recorded as supplementary exhibits hereto. i `` IV. LANDSCAPING IMPROVEMENTS. `.S In accordance with Section 24-8.16 of the Municipal Code, all required landscaping for the Project shall substantially conform to the Landscape Development Plan. An -� 5I Interim Plan, Phase I, has been supplied to the City and will be made more detailed prior to the issuance of a building permit for the. hotel portion of the Project. as part of Exhibit "2". The Owner shall file a Final Landscape Plan, i Phase II, which shall be processed as an amendment to the adopted Precise Plan, and which shall he adopted prior to the i I initiation of construction of the second phase of the Project. The Owner shall implement the Interim Plan, Phase I t. -.l in conjunction with the first phase of the Project, and __j review the performance of these improvements annually with t{ the City Council until the Final Landscape Plan, Phase II is j put into effect. The Final Landscape Plan, Phase II will i ,i depict and describe the nature, extent and location of all plant materials at mature sizes in appropriate relation to scale, species and size of existing plant material, flower i and shrub bed definition, a plant material schedule with 7 i" x 1 P260 ` IX■C lf: - _ u!_-t:-as�_F��`:. �tS'�_. '.. i2�i ♦.`��"i� .:r�.i tr .!_• common and botanical names, sizes and quantities, proposed treatment of all ground surfaces (e.g., paving, turf, gravel, terracing, etc.), irrigation water systems, decorative water features, retaining walls, fencing, benches, site lighting, and all other agreed -upon landscape features. If Phase II is built, the Final Landscape Plan, Phase II shall provide that landscaping will be completed in a logical sequence commensurate with the staging of improvements as contemplated in the Construction Schedule, but in no event later than one j (1) year after the date of issuance of the Certificate of Occupancy for the Hotel portion of the Project. It is the mutual understanding of the parties that a Certificate of Occupancy may in fact issue for the Project even though the alandscaping improvements related thereto have not yet been completed, so long as the portion of the financial guaranty provided for in Section V hereof which covers the estimated cost of such unfinished landscaping remains available to the .j City pursuant to the terms of said Section V. A listing of all planting and their costs is included on Exhibit "S". iJ guarantees uarantees will be supplied to the City insuring y the landscaping commitment contained in this paragraph. Financial guarantees for Phase I will be required prior to the issuance of a building permit for Phase I. Financial i guarantees for Phase II will be required prior to the I Ic 1 issuance of a building permit for Phase II. i - 12 - C 0 `•c.7x 51-8 rzic 476 V V. FINANCIAL ASSURANCES. In order to secure the performance of the construction J and installation of the landscaping improvements and site ! improvements described in Sections IV and VIII.A.(1) herein, and to guarantee one hundred percent (100%) of the current estimated cost of such improvements, which estimated cost is approved by the City Engineer to be $536,000.00 for Phase I i and $320,995.00 for Phase II (as such amount may be updated from time to time as herein provided), owner shall guarantee by irrevocable bond, sight draft or letter of commitment or jcredit from a financially responsible lender that funds in the amount of such estimated cost are held by it for the -:1 account of Owner for the construction and installation of the i above -described improvements. Said guaranty for Phase I shall be delivered to the City prior to the issuance to Owner of a building permit for the West Wing, and the guaranty for Phase II shall be delivered to the City prior to the issuance to Owner of a building permit for the Hotel portion of the `t J Project. The guarantees shall be in a form acceptable to the City Attorney and the City Manager, and shall give the City 3 the unconditional right, upon clear and unequivocal default by the Owner, to withdraw funds as necessary and upon demand 1 to partially or fully complete and/or pay for any of such improvements or pay any outstanding bills for work done J thereon by any party, with any excess guaranty amount to 1 be applied first to additional administrative or legal r i 13 - J Ab P261 .IX.0 z F r 1 P262 ` IX.0 9 A 477 costs associated with any such default and the repair of any deterioration in improvements already constructed before the unused remainder (if any) of such guaranty is released to Owner. Provided, however that Owner shall be given fourteen (14) days written notice of default prior to City's ability to make a call under the letter of credit. As portions of the required improvements are completed, the City Engineer shall inspect them, and upon approval and written acceptance, he shall authorize the release from the guaranty delivered by owner of the agreed estimated cost for that portion of the improvements except that ten percent (10%) of the estimated cost shall be withheld until all proposed improvements are completed and approved by the City Engineer. Provided, that the withheld ten percent (10%) which relates to the improvements described in Section VIII.A.(1) herein shall be released by City upon completion and approval by the City Engineer of all such Section VIII.A.(1) improvements and regardless of the stage of completion of landscape improvements described in Section IV above. Furthermore, owner hereby agrees to and does hereby warranty all such improvements to accepted standards of good workmanship for a period of one (1) year from and after acceptance thereof in writing by the City. in addition to this warranty, the owner shall obtain from its contractors customary warranties of good workmanship with the City as beneficiary, with respect to all improvements required by Sections IV and VIII.A.(1) herein. - 14 - P263 ' 1X.0 It is the express understanding of the parties that the procedure set forth in Section XI of this Agreement regarding non-compliance shall not be required with respect to the enforcement and implementation of the financial assurances 1 set forth herein and required by Section (20-16(c)) of the Municipal Code. i VI. EMPLOYEE HOUSING. As an inducement to approve the Precise Plan and grant the Growth Management Allocations necessary for the Project, Owner has agreed to and does hereby acknowledge its obligation to provide off -site employee housing for thirty-four (34) employees generated by the Project. Accordingly, Owner agrees to house thirty-four (34) employees t jby converting and deed restricting seventeen (17) rooms in the existing Holiday House Lodge located at 127 West Hopkins Avenue. Employees shall be housed at two (2) employees per room. Each lodge room shall have a private bath and small 1 i kitchen. Lodge rooms may vary in sizes, but shall average 172 sq. ft. of net living space per employee. The lodge shall provide a swimming pool, two laundry rooms, ample ? storage closets and a small common lobby as on -site , amenities. On -site parking spaces shall be provided at the rear of the building off the alleyway to serve residents of the lodge. No less than twelve (12) parking spaces shall be t 6 provided. In addition to the improvements to the lodge - 15 - • P264 IX.0 already made by the owner, which include painting and clean-up, and upgrading the mechanical systems, Owner agrees to add small kitchens to rooms currently without kitchens so ; that approximately eleven (11) new kitchens will be added to the lodge prior to the issuance of a Certificate of Occupancy for the hotel. All proposed improvements will be reviewed, itemized, and documented with the City Council or its housing designee. Two (2) rooms in the Holiday [louse shall be deed restricted at the time the gondola goes into operation. Fifteen (15) rooms of the Holiday House shall be deed restricted at the time of the issuance of the Certificate of Occupancy for the Little Nell Hotel. Rent for the rooms shall be deed restricted to the low-income rental guidelines in effect at the time of deed restriction, and may be adjusted annually according to the annually adopted City guidelines. Private lodge rooms vary in individual sizes, but in total the twenty-eight (28) rooms in the lodge contain 9,658 sq. ft. of net living space. Rents for the herein restricted seventeen (17) rooms, housing up to thirty-four (34) employees, shall be calculated as follows: PHASE I: ' Four employees (2 rooms) shall be restricted when the gondola goes into operation. Rental Formula: 4 (employees) X 172 (average sq. footage X .60 (low income per employee) guidelines) 16 - r P265 ` IX C. This figure may be amended as the low income rental guidelines are annually adjusted. ` PHASE II: Thirty employees (15 rooms) shall be restricted when a Certificate 1 Of Occupancy is issued for the hotel. Rental Formula: :{ 1 30 (employees) X 172 (average sq. footage X g (low income t .60 _ per employee) guidelines) - This figure may be amended as the low income rental guidelines are annually adjusted. .� Rents shall include all commonly metered or assessed 1 utilities, management costs and taxes. Employees employed directly by Owner shall be given first priority to occupy the units. No rooms shall be rented for a period of less than thirty (30) days without the permission of the City Council or its housing designee. If vacancies occur, Owner shall be 1 permitted to rent to other employees and music students in accordance with the low-income price and income guidelines I adopted by the City. The City Council or its housing i designee shall have the right to review rents and confirm i employee status prior to and as a condition of employees { occupancy for compliance with adopted City guidelines. The 1 employee housing to be provided in accordance with this i section shall comply with the housing size, type, income and - 17 - P266 X C ' .}t; `F �;'ri �� •` . � � ti n � .4;fji .ty � lit t a _ I'�l3 AS � . _ t=. R�r .. Y.���'�'(Ia+� !ti-7tGti.•i1.i.�{�� 4'. .�..:. r :r �7( _ occupancy guidelines of the City of Aspen and the provisions of Section 24-11.10 of the Municipal Code. The employee housing commitments described herein shall be performed in the following manner. Contemporaneously with the execution of this Agreement, Owner has signed, acknowledged and delivered into escrow with the Aspen City Clerk a "Dedication of Real Property to Employee Housing Restrictions and -4 Guidelines" covering the Holiday House, which Dedication is to be held by the City Clerk subject to the following instructions: at the same time that the City issues and j delivers to Owner a valid and effective Certificate of Occupancy for the Little Nell Hotel, the City Clerk shall and is hereby authorized, empowered and instructed to record in the Pitkin County, Colorado real property records the Dedication covering the fifteen (15) rooms in the Holiday House. At the time the gondola goes into operation, the City j li Clerk shall and is hereby authorized, empowered and instructed to record in the Pitkin County, Colorado real property records the Dedication covering the two (2) rooms in the Holiday House. Owner agrees to confirm to City the status of title to i the above -described employee housing property as follows: At i the time that Owner applies for a Certificate of Occupancy for Hotel, Owner shall deliver to the City Attorney a current i Owners' and Encumbrancers' Report issued by a local title insurance company covering the property, together with either 7 1 ' P267 ` IX.c . a� . .. -,� .,; .. .< 1y�yam! >>t�, r� t: '�. .,•:� . 48? a release or a subordination of any monetary liens disclosed # ' by such Reports as those liens may affect the subject Dedications. Finally, Owner covenants that from and after the date hereof any entities lending funds secured by such 1 employee housing properties shall be given actual notice of the Dedication requirements contained in this Agreement. { VII. PARKING. 'i Prior to the issuance of a Certificate of Occupancy for the Little Nell Hotel, and as a condition precedent thereto, Owner shall construct 118 subsurface parking spaces for the Project. The forty-six (46) spaces required to be provided through approvals granted to the Aspen Mountain Ski Area ' Master Plan contained in Resolution No. 85-99 of the Board of County Commissioners shall be in addition to the one hundred jj eighteen (118) spaces required on -site. Owner has expressed a willingness to consider providing additional parking spaces 7 if a parking structure is built proximate to the ski lifts. i \ VIII. SITE IMPROVEMENTS. R i A. Owner shall and hereby agrees to accomplish the 2� 1 i following improvements in the Project area. Utility Plan. Owner shall relocate underground all i electrical, telephone and cable television lines, and upgrade i - 19 - I • water and sewer service and fire protection specified on the Utility Plan attached hereto as Exhibit "3" and incorporated herein by this reference. The specific cost breakdown of all items on Exhibit "3" are set forth on Exhibit "4". In accordance with the Utility Plan, Owner shall construct the following improvements in the Project area. (a) Underground Utilities. Owner shall relocate underground all electrical, telephone and cable television lines, in accordance with the Utility Plan prior to the issuance of a Certificate of Occupancy for the hotel. (b) Water. Owner shall construct or accomplish the following water system upgrades: abandon the 12" Little Nell steel line; relocate the 12" DIP connection from the Hunter Street pumphouse to the one million gallon reservoir; install a 12" DIP loop in Dean Avenue; relocate booster pumping facilities to the snowmaking plant; maintain supply to Aspen Alps via a new 12" DIP line. Owner shall install a 12" fire main in Spring Street. This work will be accomplished- prior to the issuance of a Certificate of Occupancy for the West Wing, Owner shall relocate the well control and treatment facilities from the Hunter Street pumphouse into the stairwell on Hunter Street. This will be done prior to the issuance of a Certificate of Occupancy for the hotel. The pumphouse shall be relocated within two years of the date of adoption of this Agreement, irrespective of a hotel Certificate of Occupancy. Plans and specifications for - 20 - 1 M • P269 ' i rc x 518 Fm-4k'34 all water system improvements shall be subject to the approval of the City Water Superintendent in the exercise of his reasonable discretion, and final acceptance by the City is conditioned upon submission of final test reports by a registered civil engineer verifying conformance with approved plans and specifications. (c) Sewer. Owner agrees to construct and/or accomplish the following sewer system upgrades: relocate and upgrade the 10" main which runs from Spring Street-Ute Avenue across the maze to Galena Si.reet-Dean Street with a 12" PVC main in Spring Street to Durant, and then a 15" PVC main in Durant Street to Galena Street. This work will be accomplished prior to the issuance of a Certificate of Occupancy for the West wing. (d) Fire Protection. Owner agrees to install a fire hydrant at the South end of Spring Street and a second hydrant on Dean Avenue behind the North of Nell building. This work will be accomplished prior to the issuance of a Certificate of Occupancy for the West Wing. (e) Vacate Old Easements; Grant New Easements. The City agrees to vacate any water, sewer or other utility reservations at such time as these utilities are either abandoned or relocated in accordance with the Owner's commitment set forth herein. Owner agrees to grant any new easements for relocated utility facilities in accordance with the location of the utilities as constructed and in place as may be required by the City Engineering Department. - 21 - 1 7 1 P270 ' IX.0 - t"r .', !� rt ?i l,. .-. � �f't- _._d�L�;i�-�4.:'j4-Y�•*Se,•u;i•'c�i`ti��n`t3' ., .y' �iY _.t ..` -. " ec_a 51-8 --485 2. Sidewalks, Curbs and Gutters. Owner agrees to provide sidewalks, curbs and gutters in accordance with Engineering Department requirements, prior to the issuance of a Certificate of occupancy for the Hotel. j B. owner shall and hereby agrees to accomplish the r following dedications and/or improvements in the Project area: 1. Drainage. owner shall install and maintain storm drainage facilities for the storm drainage from the site in +� :1 it accordance with Rea, Cassens ti Associates Storm Water Drainage Report dated November, 1985. A Final Plan based on - the Rea, Cassens plan will be submitted to the City Engineer for his review and approval prior to the commencement of drainage work at the hotel, and necessary drainage facilities will be installed prior to the issuance of a Certificate of j Occupancy for the hotel. C. Ski Lifts. Owner agrees to provide and construct the gondola, the relocated new lift 4A, and associated lift i buildings and ski accessory improvements as indicated on the Precise Plan. It is the Owner's intention to begin the 1 construction of these lifts in the Spring of 1986, and have f them operational during the 86-87 ski season. i - 22 - P271 IX_ .0 .i�°.��,. f�. ...'.l ), ., - _-i'e�-. .. .. I:....ord.�It�a_-b �jJr'..s�4:4�, �!i '�►�����r+)r 1;' 51.8 Pv A86 IX. OTHER COMMITMENTS BY OIMER A. Access, Circulation and Parking. 1. Owner agrees to provide an auto -taxi -limo drop off facility for the needs of the ski area and hotel guests as t i r specified on the Precise Plan (Exhibit 11211). Owner agrees that j the drop off area will be managed during the ski season. A landscaped island buffering the drop-off area shall also be provided, including the pedestrian walkway all as shown on the 1i1 Precise Plan. The paving in the pedestrian portion of the 1 drop-off area shall be complementary to that on the Hunter and Dean Street malls, and shall be accomplished prior to the issuance l �-{ Ji of a Certificate of Occupancy for the hotel. 1 2. Owner agrees to provide a service yard for the Project as shown on the Precise Plan. The Owner shall, prior to the issuance of a Certificate of Occupancy for the hotel, construct a cul-de-sac at the end of Spring Street to enhance the circulation ' of service vehicles and cars in the area as shown on Exhibit "2". L S The design of the cul-de-sac shall be coordinated with the City Engineer (who may consult with the Lodge Improvement District), 1 whose final approval of all construction plans for the cul de sac s i shall be required. The landscape plan to screen the Aspen Alps f from the cul-de-sac shall be implemented by the applicant, and signage shall be provided according to the plan on file with the Planning office prior to the issuance of a Certificate of Occupancy for the hotel. - 23 - j IX.0 3 s i ��cox 51.8 ms 8 7 3. Owner shall provide and construct a pedestrian easement connecting the Ute Avenue Trail with Dean Street and a pedestrian easement connecting to Aspen Mountain Road as shown on the Precise Plan. The Owner shall also provide signs to prohibit bike riding in the gondola maze area of the trail. The Owner shall also provide a defined, unpaved trail from the base area to Aspen Mountain Road for summer hiking purposes. The Owner shall provide year-round trail easement to the City of Aspen for the cross country skiing trail proposed to cross the Little Nell Run, and will accommodate the needs of said trail in the regrading program, provided that the trail design and maintenance acknowledge the primacy of alpine skiing and will not interfere with the needs of the alpine skiing area. Except for the pedestrian easement connecting Ute Avenue and Dean Street, the remaining parts of this paragraph will be accomplished prior to the issuance of a Certificate of Occupancy for the West Wing. 4. The Owner shall take full responsibility for the construction and maintenance of all improvements for the Hunter Street mall shown on the Precise Plan, and Zone I of the Dean Street mall. The Owner shall participate with its neighbors in the Lodge Improvement District for that section of the Dean Street mall labeled as Zone II, provided that if the District is not underway by the time the rest of the malls are finally built, the applicant will at least pave Zone II with materials consistent with that in Zone I and - 24 - a P272 ` 1 P273 ` L,clx 51.8 .1 _A S restrict the entrance to the street to authorized vehicle access only. The Owner shall coordinate all mall and mall -type improvements with the work of the District to insure compatibility of materials and design style. Financial assurances for this work are covered by Section IV and V of this Agreement. 5. The Owner shall construct the improvements shown on the Precise Plan in the Hunter Street intersection, including the paving pattern which designates this corner as the principal entrance to Aspen Mountain. This work will be accomplished prior to the issuance of a Certificate of Occupancy for the hotel. The Owner agrees to remove the neckdown if required by the City of Aspen. 6. In the event that any municipal improvements or improvements of a kind contemplated in Section 20-16 of the Municipal Code of the City of Aspen as amended, become necessary or desirable to the area of the above described property, Owner agrees to join upon the demand therefor by the City any special improvement district, urban renewal district, or downtown development district formed for the construction of such improvements, including without limitations signage, drainage, underground utilities, paved streets and alleys, planting, curbs, gutters, sidewalks, streets, lights, traffic circulation, trails, recreation facilities, parking, etc. in the area of the above described - 25 - s`. IX.0 1 �+ P274 IX./ 51 B ?- 39 property; however, in view of the public improvements to be provided under this Agreement, the Owner reserves the right to contest the scope of the improvement district and the reasonableness of any assessments or assessment formula imposed against the property by the district. i 7. The Owner expresses its willingness to evaluate the results of the Transit Development Plan as it is adopted by f ! the City of Aspen, and incorporate those results in the :.� Precise Plan if the results are timely and appropriate. owner has expressed a willingness to provide a shuttle service between the IA base area and the Nell base area `-i through RFTA if a need is demonstrated for that service. Owner commits to provide a taxi/auto drop off facility at the 1 t base of Lift IA by the beginning of the 1986/87 ski season. i owner also agrees that in conjunction with operation of the hotel, the following auto disincentive techniques will be provided: i (a) courtesy vans for hotel guests, (b) valet parking during peak use periods, and 1 (c) employee shuttles to and from work for those employees who live beyond walking distance. t i t B. Building Design. t 1 E 1. owner agrees that the hotel will be built as shown on the Precise Plan as Exhibit "2", and per detail elevation - 26 - P275 ` 22J.�IX.0 .. ,t.`.. - � :i".. � _ - ... r'_ - r '5:�..f�)�/°.E hs_.a"hv. �.T \�''-�ij�j,rjl •mot '�'i_ ,� rr and renderings on file with the Planning Office 2. Owner agrees that the base lift, lift buildings and i storage areas for the gondola shall be designed, located and constructed in accordance with the criteria set forth on the Precise Plan and on file with the Planning Office. , 3. Substantial change in design of the hotel or gondola building shall require conditional use review by the Planning and Zoning Commission. C. Miscellaneous Technical Issues: 1. Owner agrees to comply with the requirements of the following geologic studies by Chen and Associates: (a) Preliminary Engineering Geologic 1 Investigation, Little Nell Base Development, Job No. r t , 1-990-85, November 4, 1985. (b) Preliminary Geotechnical Study Phase II, ti jInterim Report, Foundation Considerations and Preliminary \ � I Evaluation of Proposed Site Grading, Little Nell Base Development, Job No. 1-1122-85, November 27, 1985. (c) Soil and Foundation Study, Proposed Earth Covered Retail Sales Area and Ski Lift Terminal, Little Nell Base Development, Job No. 1-112-86, March 14, 1986. f - 27 - P276 ' IX.0 i The Owner shall complete the additional soils and hydrology studies recommended by Chen in their three already completed studies, and provide these studies to the City Engineer, whose recommendations as to construction practices shall be followed by the Owner. The final structural design and grading plan shall be certified by the geotechnical engineer as not impacting slope stability and surface hydrology to the detriment of this Project or its neighbors. The Owner hereby commits to participation in the ongoing geologic hazard and mud flow risk study for the upslope areas of Aspen Mountain, and to engineering design and mitigation construction in those areas of the mountain under their control via direct ownership, leasehold or other usage agreement. 2. Owner agrees to implement grading plans in substantial conformance with those submitted. Final grading plans must be approved by the City Engineer. 3. Owner commits to provide lift service on Little Nell for special events, ski instructions and secondary access to Lift S by relocating the current Little Nell lift (Lift 4). Conditions for the present operation of Lift 4 are more fully set forth in Alan Richman's letter of March 18, 1986, attached hereto as Exhibit "6". 4. Owner agrees that only gas log type fireplaces - 28 - 1 `s 1 P277 ' 492' shall be allowed in hotel rooms, and only one wood burning fireplace shall be placed in the main hotel lobby. Further, air handling facilities shall be designed to satisfy concerns of the Environmental Health Department in the underground l parking structure to eliminate buildup of air coikt-aminants. I i 5. Owner agrees that the rezoning expressed in Ordinance No. 53, Series of 1986, is conditioned upon Owner receiving a Building Permit for the hotel within the alloted time. In the event the Growth Management Allocation for the . i Project shall expire, the boundary of the SPA shall be its configuration prior to the adoption of Ordinance No. 53, It Series of 1986. ! 6. The Owner shall submit an application to Pitkin jCounty for an excavation permit for the regrading work which 1 will affect Aspen Mountain Road. Affected portions of the Road shall be reconstructed at the applicant's expense at a grade not to exceed fourteen percent (148), and to include any drainage facilities consistent with the Rea Cassens Report which the County Engineer may require. 7. The UBC life, health and safety problems identified by the Chief Building Official in his memo dated January 6, 1986, shall be corrected in the final building plans to be submitted for each phase of the Project. i ( 29 - fit.`. P278 ' IX.0 8. owner hereby guarantees that the building to be constructed beneath the gondola terminal (hotel west wing) and all other commercial or office areas will not be occupied as administrative offices, retail spaces or any other commercial use until necessary commercial development allotments are received. The space shall not be provided with plumbing or electrical fixtures, light and ventilation, or otherwise made ready for commercial occupancy as determined in the sole discretion of the Building Inspector until commercial allotments have been granted by resolution of the Aspen City Council. The building plans for the West Wing will not show the space as habitable space. Revised building plans shall be submitted if GMP allotments are secured. 9. In the event that the Tippler boundary dispute which involves ownership of land including a portion of the Tippler deck shall be resolved in the owner's favor and the owner shall determine that the land be retained in their ownership, the Owner shall process a minor amendment to the Precise Plan to include said land in the project boundary. 10. Owner commits that a commercial trash compactor shall be included in the hotel service area to service the hotel and mountain restaurants. - 30 - a j ,z. • P279 ' .. �'i S- .t T-. .. 15• .'i1£ .. \!£:11�!c.e �M�'�.-f�:: i1h�\��'7' .:,� •�t:!.! - 51-9 D. Easements. ! Owner shall execute and deliver to City such documents requested by City as may be reasonably necessary to carry out 1 and effectuate the terms and conditions of this Agreement, t including documents granting to City all utility easements, easements for public trails or rights -of -way described or depicted on the Precise Plan. Provided however, that the + easement for a public trail at the base of the gondola which will connect the Dean Street Trail and the Ute Avenue Trail will be an undefined floating easement. The trail easement must, however, reasonably connect the trail system. -� X. PERMANENT CARE AND MAINTENANCE OF LANDSCAPING Owner agrees that it shall be the perpetual responsibility of the Owner or Owners from time to time of the lands described within the Precise Plan to design, maintain, care for, and replace when necessary, trees, shrubs, plants, and other landscaping features which may be s t planted or otherwise incorporated in the Project. owner, in � its discretion, may change or modify the landscaping in the Project provided the overall design of the landscaping provided is consistent with or an improvement on the i landscaping initially provided for the Project. f 1 'i - 31 - `1 `AS ^vtaf,95 XI. NON-COMPLIANCE AND REQUEST FOR A14ENDMENTS OR EXTENSIONS BY OWNER. i In the event that the City Council determines that the { i Owner is not acting in substantial compliance with the terms } of this Agreement, the City Council shall notify the Owner in writing specifying the alleged non-compliance and asking that the Owner remedy the alleged non-compliance within such reasonable time as the City Council may determine, but not less than forty-five (45) days. If City Council determines that Owner has not complied within such time, the City Council may issue and serve upon the Owner a written order specifying the alleged non-compliance and requiring the Owner to remedy the same within thirty (30) days. Within twenty 1 (20) days of the receipt of such order, the owner may file with the City Council either a notice advising the City Council that it is in compliance or a written petition 1 requesting a hearing to determine any one or both of the 1 following matters: t . \ ' (a) Whether the alleged non-compliance exists or did exist, or I (b) Whether a variance, extension of time or amendment to this Agreement should be granted with respect to any such {� 1 non-compliance which is determined to exist. r r Upon the receipt of such petition, the City Council - 32 - J P281 ' i I x r.3t„t - ` � �' 'F �c -:�+1-�[�i .i. - ink,*. ; �-.•7'� . t:M� 31-8 IIVA 1i shall promptly schedule a hearing to consider the matters set forth in the cease and desist order and in the petition. The hearing shall be convened and conducted pursuant to the procedures normally established by the City Council for other hearings. If the City Council determines by a preponderance of the evidence that a non-compliance exists which has not been remedied, it may issue such orders as may be appropriate; provided, however, no order terminating any approval granted herein shall be issued without a finding of the City Council that substantial evidence warrants such action and affording the owner a reasonable time to remedy such non-compliance. A final determination of non-compliance which has not been remedied or for which no variance has been granted may, at the option of the City Council, and upon written notice to the Owner, terminate any of the approvals contained herein which are reasonably related to the requirement(s) with which owner has failed to comply. Alternatively, the City Council may grant such variances, extensions of time or amendments to this Agreement as it may deem appropriate under the circumstances. In addition to the foregoing, the Owner or its successors or assigns may, on its own initiative, petition the City Council for a variance, an amendment to this Agreement or an extension of one or more of the time periods required for performance under the Constructions Schedules or otherwise. The City Council may grant such variances, - 33 - - is 0 P282 ` t�° .. ... .;j f,, tie -Ix ') �:�5� 497 amendments to this Agreement, or extensions of time as it may deem appropriate under the circumstances. The parties expressly acknowledge and agree that the City Council shall not unreasonably refuse to extend the time periods for performance indicated in Section III.B. of the Construction Schedules if Owner demonstrates by a preponderance of the evidence that the reasons for the delay(s) which necessitate said extension(s) are beyond the control of the Owner, despite good faith efforts on its part to perform in a timely manner. XII. GENERAL PROVISIONS. A. Notice. Notices to be given to the parties to this Agreement shall be deemed given if personally delivered or if deposited in the United States mail to the parties by registered or certified mail at the addresses indicated below, or at such other addresses as may be substituted upon written notice by the parties or their successors or assigns: City of Aspen: City Manager 130 South Galena Street Aspen, Colorado 81611 Owner: Aspen Skiing Company Attention: Jerry Blann P.O. Box 1248 Aspen, Colorado 81612 - 34 - P283 �z� with a copy to: Gideon I. Kaufman 315 E. Hyman, Suite 305 Aspen, Colorado 81611 B. Binding Clause. The provisions hereof shall run with and constitute a burden upon the title to the subject property, and shall be binding upon and shall inure to the benefit of the Owner and the City and their respective heirs, personal representatives, successors and assigns. C. Applicable Law. This Agreement shall be subject to and construed in accordance with the laws of the State of Colorado and the Municipal Code of the City of Aspen. D. Severability. If any of the provisions of this Agreement or any paragraph, sentence, clause, phrase, word or section or the application thereof in any circumstances is invalidated, such invalidity shall not affect the validity of any such provision, paragraph, sentence, clause, phrase, word or section under any other circumstances shall not be affected thereby. E. Incorporation of Recitals and Written Submittals. The City and Owner hereby stipulate and agree that the "recitals" preceding this Agreement, and all of the written submittals (as amended and presently effective) made by Owner to City throughout the course of the Little Nell Hotel SPA approval - 35 - A P284' IX.0 process, shall be deemed to be part of this Agreement and to be incorporated herein by this reference. F. Entire Agreement; Amendment. This Agreement contains the entire understanding and agreement between the parties herein with respect to the transactions contemplated hereunder and may be altered or amended from time to time only by written instrument executed by each of the parties hereto. j G. Acceptance of SPA Precise Plan; Ratification by Owner. Upon execution of this Agreement by all parties hereto, the City agrees to approve and execute the SPA Precise Plan for the Little Nell Hotel, and to accept the same for recordation in the Recording Office of Pitkin County, Colorado, upon payment of the recordation fee and costs to the City by Owner. For its part, Owner hereby ratifies and confirms each and every representation set forth in the Plan, and made in the course of submittals and hearings (as amended and i; presently effective), upon which approvals granted may have been based. IN WITNESS WHEREOF, the parties have hereunto set their hands and sells the day and year first above written. f . .{J,. CITY: THE CITY OF ASPEN, COLORADO a _ a municipal orporation i - - � By ^ Kathryn-ch, City Clerk William stxrjjncj, Mayor - 36 - r�� • P285 ' APPROVED`' AS -TO FOR14: `t Paul d. Taddune, City Attorney ASPEN SKIING COMPANY, a Colorado general partnership By ,.... ` IX.0 518 r C STATE OF COLORADO) ) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this IL / day 0' Dc� City by William Stirling p(Afgs `61ayor, and KaC ryn och as City Clerk of the City o X�4Asp"P. State of Colorado, a municipal corporation. =tIV U0 �c'ta ,p o S,.c, WITNESS my hand and offic al �1. 1.1y Commission expires: �3 ��U�� Notar Public STATE OF ss. COUNTY OF The foregoing instrument was acknowledged be Fore me this- •.3 day ofAW 1986, by the Aspen S iin Company, a Colorado artnership. Expires WITNESS my hand and official1 • AS It Commission expires: C ` Notary Publ c spa agreement/ASC2 - 37 - Ab • ' a-* Me Mc :',si •t s . . ,1 �,i �f-�' tti7:S�i.•.' ��s i4"f``_•r��3`i�Ly�ff.! �;' Exhibit i Alpine Surveys North Mill 515i��_ Post Office Box 1730 ec'm 19 Pilo Aspen, Colorado 81612 303 925 2688 1 - i 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 75009111" E 220.00 FEET ALONG THE NORTHERLY LINE OF SAID BLOCK 102 TO A POINT 10.60 FEET EASTERLY -_ OF THE NORTHWEST CORNER OF LOT H OF SAID BLOCK 102; THENCE S 14150149" W 241.76 FEET TO A POINT HALFWAY BETWEEN THE. NORTHERLY LINE OF WATERS AVENUE AND THE SOUTHERLY LINE OF UTE AVENUE; THENCE N 75*09'11" 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 45021100" W 124.28 FEET ALONG THE WESTERLY LINE OF SAID LOT 21 TO THE SOUTHWEST CORNER OF I.OT 21, UTE ADDITION, SAID CORNER BEING ALSO A POINT ON LINE 1-9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE N 75009111" W 50.00 FEET; THENCE N 14150'49" E 51.30 FEET; THENCE N 30009/11/, W 34.00 FEET; THENCE N 75109111" W 235.35 FEET; THENCE N 15130'00" E 126.67 FEET TO A POINT ON LINE 8-9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE N 74023118" E 13.11 FEET ALONG LINE 8-9 TO CORNER \ _ NO. 9 OF THE ORIGINAL ASPEN TOWNSITE; THENCE S 40*01152" E 52.02 FEET ALONG LINE. 1-9; - THENCE S 75*09111" E 4.92 FEET TO A POINT ON THE WESTERLY LINE OF LOT R, BLOCK 96, CITY OF ASPEN; THENCE N 14050149" E 10.00 FEET ALONG SAID WESTERLY LINE OF LOT R TO A POINT ON THE SOUTHERLY LINE OF DEAN AVENUE; THENCE S 75109'11" E 60.24 FEET ALONG SAID SOUTHERLY LINE TO A POINT ON THE WESTERLY LINE OF VACATED HUNTER STREET; {{ THENCE N 14050149" E 50.00 FEET ALONG SAID WESTERLY LINE TO THE SOUTHEAST CORNER OF LOT I, BLOCK 97, CITY OF ASPEN; i] .i t' a A I 7.j P287 IX.0 Page 2 Exhibit 1 51 B r,iv--502 Job No. 85-121 Revised Description Of Entire Little Nell S.P.A. April 3, 1986 THENCE S 75'09'11" E 75.00 FEET TO THE SOUTHWEST CORNER OF LOT A, BLOCK 102, CITY OF ASPEN; THENCE N 14'50'49" 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. 11 • • P288 ` IX.c ;:... (� ► I I o N jo LU CC 1.1 I• 1• I ,Ili ' jlt I ' ;II�t •' ; I� tj ��1lC'sif �i {'ti ��'i � !II � ; j i : � R ��� I� �`�-, c i '!;Ftly_:''.1,', it��: i11ii�,t i!l�...�� � i• j � I,il 1 ! �I '; � ;� �� a �11� .x i t'*!s�`ij;F.�•i'� i �.,1 .. .._... s. s li;_I tiii t �t t Is II I� Si��Il 11 �11 . z s" 1 1•I \ \ S1 1 y\ ! 1 I tl I ;�--i_� � � li_..-. a.�— —i � f 11 • � 4 �, o� � I�1 // It m ///ii�� �Oy1. f / Y «.•ids . S 1 P289 IX.c o cl Oil L---- of. '� h'ilia :dlh� F&A, m awl WII-I |X.O - -■ •:\ _ - � � #� k |! g2 &/9§ 2 G@ • :jz ! � : �r ►;�� q Q� � � : ,; •§': |rah � � � �� #�! �� O§� �§:m� � � §�G� �A �� ./ • fill � 2 § §� tji!i § _---- �r- !§� ��• �i ! ; |if k ! Mo � % � x t - 1 1 Or — P 1 I 1 + — I 1 1 • P291 t; IX.c :t.`."' Tfi � � I�I�IIII - ►ill ;; ,�� 1 i 1 ( � I / � i ; . It I iI I s• \ ' is /'� � I � 1 i � 1 N n !I P292 IX.0 t;` >._... .�t�t --.. __ ..'a tg� :U-?:.rt F:���6:��� � �.L��.Y�1s�:•`` �i:��.s%' . N Y^_ L W AD • P293 IX.0 jcr�nr�r!�n I I jai C] lit; r, LI I 3 I 13 I i n I I o I dv � I o Jo I dQ I �.. p , tarots Bullds I - I I I � - J • • P294 ` r.,K P,,,jE5j9. cr> It .g ' �z Ili r-- o i O �— s I= E .� P295 t= IX.c - '`•�. p::C ... - _, :. - c. .. .r3, ..r..: �c:� 1 :ag.`il�i.i�':-trt rtlit53� i��r=:��{ .li. �" � a !1`� . . 1 ■■E®®■■■■� Nil ' mimm ® � i IS mom wormMONENNIM IS MENEM 1011111rMumma11B11n Emummi!IMME MM®®II■IIII®0E ENE ! ME 'OEM HMIME mom Mimi MOORE OEM mom 11,1110111m MEE Ellen ME MENEM IS ME MEE MEN NO MINES! II ®MEN �imm ■■I �MW . Ch It 0 CV X � W u> � I(t 1 1 •' coox J t u Pt+GE 5 ` i_ h v 0 � M C X p� 1I N o®© ®imo� P296 ' P297 i 'X■c I-V LLI Uo , is CJs ;a ZL A ` P2982 ec)s 51.8 v,;c�51�3 F-XIIIBIT 4 Little Nell Base Development SPA Agreement Site Utility Costs • Phase 1: Water Sanitary Sewer Electric Telephone Phase 1 Subtotal Phase 21 Water Total $ 207,100 69,500 125,400 1$,600 $ 417,600 $ 45,000 $ 462,600 •' P299 `A 'X.0 j.• a • e`J �.3 : • '4L..•1 a'�. t .i . .ire ! j v tfi .. . - com 51.8-,,v51.4 EXHIBIT 5 Little Nell Base Development SPA Agreement Landscape and Paving Costs Zone 1: Planting, paving, irrigation and street furniture 19,250 of 0 $15.00/sf $ 288,750 Zone 2: Special finish concrete 8,750 of 0 $3.50/sf 30,625 Zone 3: 10 trees 0 $500 ea. _ $5,000 3,000 of of sod or ground cover and irrigation - 0 $1.75/sf = 5,250 10,250 Zone 4: 25 trees 0 $500 ea. = $12,500 75 shrubs a $25 ea. - 1,875 3,000 of of irrigation 0 $1.50 of = 4,500 1,920 of of sidewalk ® $3.50/sf = 6,720 700 if of curb and gutter 0 $10/lf 7,000 32,595 Zone 4a: 30 trees 0 $500 ea. _ $15,000 125 shrubs 0 $25 ea. = 3,125 3000 sf of irrigation A $1.50/sf = 4,500 22,625 Zone 5: 30,000 sf of wildflower/ native grass seeding 0 $.30/sf 9,000 Total $ 393,845* * Includes $118,400 for Phase 1 improvements in Zones 1, 2 and 5 IX.c ho W F- 0 0 P300 i 0 0 d 0 a L-Li C.D W CU Z C= C-.> 5C C!7 J J W z W J F--- H— J z z 0 z fN W 52 zLU o _cn U H Z0 � Z P301 T IX.c -02 c= co 3 o� 0 • IX.c J J W Z W S H- P302 i os �Z W� �Z Z� INC cn J J W Z J W P303 i Ix.0 _0 C- IX.c m J I I I I I I I I 5g I I Ito! 1 � I I I I I I I I I I I I I I P304 i 0 • P305 i IX.c 0 �n 7C3_ �C con W J F—• F� J LJLi F— I kfij&'fi7AjdhJff 11 0 0 6 W cm G: W C. 3 Z O V cn J P307 T Ix.0 P308 i IX.c <17 LLJ J F— W S P309 aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com rowland+broughton architecture / urban design / interior design TRANSMITTAL Project: The Little Nell Subject: Land Use Application Date: 5 February 2015 To: Justin Barker From: Dana Ellis, Rowland+Broughton Via: Hand Delivery Attachments: See Below If you do not receive all attachments listed above please call immediately. Dear Justin, Please find enclosed: 1. Copy of the Pre -Application Conference Summary 2. Land Use Application 3. Signed Fee Agreement with a check for $650. 4. Dimensional Requirements Form 5. HOA Compliance Policy 6. Authorization and Ownership Disclosure 7. Vicinity Map 8. Parcel Detail 9. Survey for Reference — Scope <1,000 SF 10. Description of Proposal 11. Applicable Drawings: • AO.2 FLOOR AREA AND PARKING CALCULATIONS • A2.00e EXISTING P2 LEVEL FLOOR PLAN • A2.Oe EXISTING P1 LEVEL FLOOR PLAN • A2.1e EXISTING LEVEL ONE FLOOR PLAN • A2.2e EXISTING SKI CONCIERGE FLOOR PLAN • A2.00 PROPOSED P2 LEVEL FLOOR PLAN • A2.0 PROPOSED P1 LEVEL FLOOR PLAN • A2.1 PROPOSED LEVEL ONE FLOOR PLAN • A2.2 PROPOSED SKI CONCIERGE FLOOR PLAN Thank you and please be in touch with any questions! Dana Ellis Rowland+Broughton Ix.0 Page 1 of 1 P310 1X.0 CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Justin Barker, 970.429.2797 PROJECT: 675 E. Durant Street (Little Nell) REPRESENTATIVE: Gert van Moorsel REQUEST: GMQS Administrative Review DESCRIPTION: DATE: 1.7.2015 The Applicant would like to expand the existing ski concierge area by bumping the space out approximately 7'. An administrative approval may be granted if the proposed expansion involves no more than five -hundred (500) square feet of net leasable space and no more than two -hundred -fifty (250) square feet of Floor Area. This exemption is cumulative. The Little Nell has previously been granted exemptions for a total of 223 square feet of net leasable space. This leaves 277 square feet of net leasable and 250 square feet of Floor Area eligible for exemption. No employee mitigation is required if the expansion is under these thresholds. Additionally, the Applicant would like to reconfigure several accessory use spaces within the basement, ground floor kitchen, and gondola ticket and restroom areas. This includes expansion of the existing fitness and spa, and relocation of parking spaces. The Applicant has represented that there will be no net loss of parking spaces. The remodeling of existing lodge development is exempt from growth management under Section 26.470.040, provided that no additional net leasable square footage or lodge units are created, and there is no change in use. These uses are all considered accessory to the lodge. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www.aspenpitkin.com/Portals/O/docsICity/Comdev/Apps%20and%2OFees/2013%2Oland%20use%20app%20form.pdf Land Use Code: http://www.aspenpitkin.com/Departments/Community-DevelopmenUPlanning-and-Zoning/Title-26-Land-Use-Code/ Land Use Code Sectionls 26.304 Common Development Review Procedures 26.470.040.6 Remodeling or replacement of existing commercial or lodge development 26.470.060.5 Minor expansion of a commercial, lodge or mixed -use development 26.575.020 Calculations and Measurements Review by: Staff for complete application Staff for determination Public Hearing: None Neighborhood Outreach: None Planning Fees: Planning Deposit — Administrative Review ($650 flat fee) Total Deposit: $650 ASLU GMQS 675 E Durant (Little Nell) 2737-182-50-101 0 P311 1x.0 To apply, submit the following information: ❑ Completed Land Use Application and signed fee agreement. ❑ Pre -application Conference Summary (this document). ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ HOA Compliance form (Attached) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. ❑ Written responses to all review criteria. ❑ An 8 112" by 11" vicinity map locating the parcel within the City of Aspen. ❑ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: ❑ 2 Copies of the complete application packet and, if applicable, associated drawings. ❑ Total deposit for review of the application. ❑ A digital copy of the application provided in pdf file format. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P312 IX.c ATTACHMENT 2 —LAND USE APPLICATION PROJECT: Name: The Little Nell Location: 675 E. Durant Avenue, Aspen, CO 81611 Subdivision: Little Nell Sub Lot: 1 &2 (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) 273718250101 APPLICANT: Name: Aspen Skiing Company - Gert VanMoorsel, Dana Dalla Betta - Project Managers Address: PO Box 1248, Aspen, CO 81612 Phone #: 970-923-8752 REPRESENTATIVE: Name: Rowland+Broughton Architecture - Dana Ellis, Project Manager Address: 234 E. Hopkins Avenue, Aspen, CO 81611 Phone #: 970-544-9006 TYPE OF APPLICATION: (please check all that apply): GMQS Exemption ❑ GMQS Allotment ❑ Special Review ❑ ESA — 8040 Greenline, Stream Margin, Hallam Lake Bluff, Mountain View Plane ❑ Commercial Design Review ❑ Residential Design Variance ❑ Conditional Use ❑ Conceptual PUD ❑ Final PUD (& PUD Amendment) ❑ Subdivision ❑ Subdivision Exemption (includes condominiumization) ❑ Lot Split ❑ Lot Line Adjustment ❑ Temporary Use ❑ Text/Map Amendment ❑ Conceptual SPA ❑ Final SPA (& SPA Amendment) ❑ Small Lodge Conversion/ Expansion ❑ Other: EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) The Little Nell is a lodge building that contains hotel rooms, 2 restaurants, accessory functions and offices and some retail spaces. PROPOSAL: (description of proposed buildings, uses, modifications, etc.) The Little Nell would like to expand the existing ski concierge by approximately 7'-0". The back of house areas including offices, kitchen, restrooms and gondola ticket office will be reconfigured and remodeled. Have you attached the following? FEES DUE: $ 650 Pre -Application Conference Summary ❑ Attachment #1, Signed Fee Agreement ❑ Response to Attachment #3, Dimensional Requirements Form ❑ Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards ❑ 3-D Model for large project N/A All plans that are larger than 8.5" X l 1" must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre -application conference summary will indicate if you must submit a 3-D model. • 0 P313 Agreement to Pay Application Fees An aqreement between the LAty of Property Aspen Skiing Company Owner ("I"): ana Phone No.: 970-923-8752 Email: Address of 675 E. Durant Avenue Billing Aspen Skiing Company Property: Aspen, Colorado 81611 Address: PO Box 1248 (subject of (send bills here) application) Aspen, Colorado 81612 I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ 0 flat fee for Select Dept $ 0 flat fee for Select Dept $0 flat fee for Select Dept $ 650 flat fee for Flat Fee 3 (Admin GI For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 0 deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. n City of Aspen: Property Owner:�"� Chris Bendon Community Development Director Name: -Da V 1 60 V (Jl V1 City Use: Title: i m 1l 1 + Fees Due: $ 650 Received: $ 130 S. Galena St. 1(970) 920-5090 0 • P314 1x.0 ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: The Little Nell Applicant: Aspen Skiing Company Location: 675 E. Durant Avenue, Aspen, CO 81611 Zone District: CC - Central Core. SPA --Specially Planned Area & C - Conservation Lot Size: 64,984 sf Lot Area: N/A - SPA (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: L'50 5F add i 4-i o na j Number of residential units: Existing: N/A Proposed.• Number of bedrooms: Existing: N/A Proposed: Proposed % of demolition (Historic properties only): N/A DIMENSIONS: Floor Area: Principal bldg. height: Access. bldg. height: On -Site parking: % Site coverage: % Open Space: Front Setback: Rear Setback: Combined F/R: Side Setback: Side Setback: Combined Sides: Distance Between Buildings Existing: Allowable: Existing: Allowable: Existing. Allowable: Existing.•_ __ Required-_ Existing: Required: Existing.-____ Required, Existing. _ Required.• Existing. __ _Required-_ Proposed:2 U IF &JJi}icr14J Proposed-_ Proposed: Proposed: Proposed: -Proposed.-__ Proposed. Proposed: Existing: ---Required-__ Proposed: _ _ _____ Existing: Required: Proposed: Existing: Required: Proposed: Existing: Required. ,Proposed - Existing Required: Proposed. Existing non -conformities or encroachments: tJvZA Variations requested: W A 0 0 P315 Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or AttorneV representing the property owner. do Property Name: De V j Owner ("I" ): Email: Phone No.: G�C��I�►yt (� 115tx►ts►�c��►-tn�ss.(ntit �171i �jz3 Address of Property: 675 E. Durant Avenue (Little Nell) , Aspen, CO 81611 (subject of application) I certify as follows: (pick one) This property is not subject to a homeowners association or other form of private covenant. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. Evidence of approval is attached. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public do ment. Owner signature:oe Owner printed name: Attorney signature: date: Attorney printed name: 0 • P316 IX.0 SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK January 28, 2015 City of Aspen Community Development Department 130 S. Galena Street Aspen CO 81611 Reference: GMQS Administrative Review ASPEN SNOW MASS, ASPEN SKIING COMPANY 675 E. Durant Avenue Lot 1 and Lot 2, Little Nell Subdivision (Parcel ID 2737 182 50 102) To Whom It May Concern: I am an authorized representative of Aspen Skiing Company and an attorney licensed to practice in the State of Colorado. The subject property referenced above is owned Fee Simple by Aspen Skiing Company, a Colorado limited liability company. Aspen Skiing Company hereby consents to the filing of the above referenced Land Use application. In addition, Aspen Skiing Company authorizes Rowland + Broughton and their employees to act on behalf of the applicant. As always, please feel free to call me if you wish to discuss any of the contents of this letter. Sincerely; i CI Associate General Counsel P.0. Box 1248 Aspen, CO 81612-1248 970.925-1220 www.espenM=Mwss,00m 0 n�am e«yda r.P_ IX.c - Z O CO g GAG Lo LU rW v! p O Jus' ~ LL � w S Woo �w� J o 0 n. NU z W 0 3 nw. 0�2 3 z `r° o W o W U) /J I— m4 CO Ian U • f 6 S 12 119 { lot a m dt� s € a } }F} Slog," 5 D / .pv�c•c m argc.rl s _: f �:- i i s I •r.S S J I i i i I �l N •A m� P318 H i • 9. Z e 3Y i LU Z Z jai i E5 ' q .fIF'4S 3.EtAS.tl N Z Wgn p U J C cc CL c� ?fi 0 an r mo• a.•rAs.nN/ � : m of tl l .•33 - .f t n� R r --T .Bt.OS.rI N .�i fi3 J.R>.OS.>4 N �9i�� • 0 1X.c /�9 U LLJ J Z z (n CD lL F i Z = $ 4 SA Z 9^ LU J O aaC O V) ¢0 i 0 • P320 1x.0 rowland+broughton architecture / urban design / interior design 05 February 2015 aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com Justin Barker City of Aspen Community Development RE: The Little Nell GMQS Exemption Administrative Review Please find the attached document submission for the remodel and addition to The Little Nell Hotel. This project is located at 675 E. Durant Avenue. This is an addition to the Ski Concierge and an interior remodel of the Back of House of The Little Nell. The intent is to modernize/update the existing back of house offices, kitchen and employee areas and enlarge/remodel the existing Ski Concierge. Ski Concierge: The exterior addition will match the existing materials and forms of The Little Nell. There will reconfigurations and additions to the existing fire suppression system. All the new windows/doors will be energy compliant and will meet or exceed City of Aspen standards. The landscape/bocce courts will be reconfigured and re -vegetated. A drainage plan for the disturbed area will be submitted to the City of Aspen Engineering Department with the Building Permit. Additional Net Leasable Exemption Remaining: 277 SF Additional Net Leasable Requested: 230 SF Additional Floor Area Exemption Remaining: 250 SF Additional Floor Area Requested: 250 SF Back of House: The interior accessory use spaces on the Main Level and P1 level will be reconfigured and renovated. All accessory use spaces are accessory to the hotel use and there are no proposed changes in use. This includes the office for Accounting, Human Resources, IT, Food and Beverage, Employee Lockers and the main commercial kitchen used for the restaurant Element 47 and room service. This also includes reallocating the parking spaces, resulting in no net loss of parking spaces. The addition of storage in the basement has not been calculated towards FAR as the space is completely below grade. We included the existing and proposed drawings to clearly see the scope of work. Please let us know if you need and clarifications or questions per the documents. Please reference the SPA, Precise Plan for the Little Nell Hotel dated December, 1985 for additional information. Thank you for your efforts in reviewing this application. Dana Ellis, LEEP AP Rowland + Broughton Architecture Page 1 of 1 0 P321 IL IX.0 aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com rowland+broughton architecture / urban design / interior design Project: The Little Nell — Ski Concierge Expansion Subject: Review Criteria Responses Date: 9 May 2016 Aspen Skiing Company and The Little Nell Hotel are requesting approval to expand the existing ski concierge space by 243 SF (as measured from interior face of finish). Below please find a response to the review criteria as outlined in the City of Aspen Land Use Code Chapter 26.412 Commercial Design Review and Chapter 26.445.050 Project Review Standards as well as the Commercial Design Guidelines Commercial Character Area. Commercial Design Review Criteria: per 26.412.060 A. Public Amenity Space. 1. Dimensions of proposed on -site public amenity sufficiently allow for a variety of uses and activities to occur. The public amenity space outside of the Ski Concierge maintains existing access around the building as well as the bocce ball court. The area between the hotel and the Gondola is maintained and mountain uses will not be affected by the expansion. 2. The outdoor public amenity contributes to an active street vitality. The on -mountain nature of this public amenity space is conducive for an active pedestrian experience. 3. The outdoor public amenity and the design and operating characteristics of adjacent structures, rights -of -way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity promotes the purpose of the public amenity requirements. B. Utility, delivery and trash service. The existing utility, delivery and trash services of The Little Nell are sufficient for the lodge and accessory uses, in which the Ski Concierge is a part. Suggested Design Elements. A. Signage. The gondola plaza has a comprehensive signage plan. The Ski Concierge signage will remain as previously permitted and no changes are anticipated. B. Display Windows. The proposed addition will add additional glazing to the fagade of the Ski Concierge, thereby distinguishing it from the lodge room use, which is adjacent to this accessory use. The activity of the ski concierge seasonally (summer and winter) will promote on mountain activities. C. Lighting. The interior lighting is will remain as currently configured. The space is operational only during daylight hours (summer and winter) and therefore will not be lit, beyond Page 1 of 3 P322 IX.c owland+broughton architecture / urban design / interior design emergency lighting. This may adjust as the interior layout is finalized. Exterior lighting is existing to remain. Commercial Design Guidelines — Commercial Character Area The Little Nell Hotel and its accessory uses straddle the Commercial and Mountain Base Character Areas. Below is a summary of responses to the applicable Design Objectives and Guidelines are outlined in the Commercial Character Area section of the Commercial Design Guidelines. • Reflect the variety of in building heights seen traditionally. The Little Nell is a four-story hotel located at the base of Aspen Mountain. The single story addition provides additional single story variation to the mountain base. • Accommodate outdoor public spaces while establishing a clear definition to the street edge. Although this addition is not on a street, it is on a pedestrian way connecting the Aspen Mountain Gondola and mountain edge. The outdoor public space is specific to the adjacent uses and functions well. • Public Amenity Space. The existing public amenity space includes a bocce ball court and a patio that is used seasonally for ski storage or outdoor gathering. The base of Aspen Mountain is an activity node in the City of Aspen and this public amenity, though considered second story to the building, creates an important threshold between mountain and town. • Building Design & Articulation. The character of the Commercial Area relies upon a human scale and a variation in building height, massing, design, architectural detail and materials. The City of Aspen Planning staff is recommending an extension of the existing roof pitch, which will reduce the relationship and scale of the human experience. By transitioning to a shallower roof pitch, we are able to maintain a better relationship at the building edge. Because this transition of pitch is mid -pitch, the transition to a "solarium" type addition was most appropriate. This is in keeping with existing forms on property. See the photo exhibit attached for reference. The transition of fagade articulation from mainly solid to mainly transparent creates a visual cue that the function of that interior space is different (hotel room to hotel amenity). Thereby giving an architectural hierarchy to the fagade a clear delineation of use. Being that the additions use is tied directly to the public experience of the Gondola plaza, an increased visibility through additional glazing is appropriate. By enhancing the "at -grade" experience, further refining a fagade articulation found on -site, the addition provides emphasis on the first floor (as perceived on -mountain) element. • Architectural Materials. The proposed building materials are in line with the existing conditions. The sandstone base will be carried at the display knee wall. The window frame color will match existing. • Paving and Landscaping. The proposed plaza and landscaping will match the existing conditions. Page 2 of 3 5� P323 rowland+broughton architecture / urban design / interior design Project Review Standards. per 26.445.050 A. Compliance with Adopted Regulatory Plans. This project is a part of a Specially Planned Area (SPA) and complies with this document. B. Development Suitability. This project is a 243 SF addition to a four-story lodge at the base of Aspen Mountain. A mudflow analysis will occur prior to building permit submission. C. Site Planning. 1. The location of this small addition is fitting for the overall site plan of the lodge property. It is expanding in the direction of development and does not impact the steep slopes. 2. No vegetation (other than grass) is disturbed. By increasing the visibility of the ski concierge use it is enhancing the ski town identity. 3. The orientation of the addition speaks to the existing public amenity space. D. Dimensions. 1. The 250 SF addition has minimal if any effect on the experience of this pedestrian plaza. 2. The proposed addition creates an at -grade, single story element, minimizing the scale for pedestrians using the plaza. We feel that this is in character for the use of the lodge. 3. The addition is compatible with the identity of the lodge while enhancing the visual differentiation for the ski concierge use. 4. Parking spaces are not applicable for this project. 5. The project grows out 5'-6" to the west and south. This does not impact any setbacks or other dimensional requirements. The existing bocce ball court will be adjusted to allow circulation around the building perimeter. E. Design Standards. The property is located within the Commercial Character Area, as defined in the Commercial Design Guidelines. Applicable criteria are referenced and responded to above. F. Pedestrian, bicycle & transit facilities. Located on an existing pedestrian plaza, the plaza has many amenities that are geared towards the seasonal pedestrian. G. Engineering Design Standards. Not applicable based on the small scale of the addition to an existing lodge. H. Public Infrastructure and Facilities. Not applicable based on the small scale of the addition to an existing lodge. I. Access and Circulation. Not applicable based on the small scale of the addition to an existing lodge. IX.c Page 3 of 3 E IX.c • �I P324 It • • P325 IX.c L7 W CU Z O V J J W Z P326 It IX.c LLJ A wf g ... 0 W W O W N O O S d uJ cm C W V Z O C-1) 0 J J W Z W J H J W P327 i Ix.0 P328 7 a 0 0 w w CU Z O CU W P329 T Ix.0 L 2 - c - o J J W Z W J J W 2 I I 11 • P331 s V Q� W W Z • IX.c J J W Z W J J LAJ H� P332 i • • P333 , Ii rowland+broughton a0iitech1ire / urban design / inter for design Project: The Little Nell — Ski Concierge Expansion Subject: Review Criteria Responses Date: 15 June 2016 IX.0 aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com Aspen Skiing Company and The Little Nell Hotel are requesting approval to expand the existing ski concierge space by 243 SF (as measured from interior face of finish). Below please find a response to the review criteria as outlined in the City of Aspen Land Use Code Chapter 26.412 Commercial Design Review and Chapter 26.445.050 Project Review Standards as well as the Commercial Design Guidelines Commercial Character Area. Commercial Design Review Criteria: per 26.412.060 A. Public Amenity Space. 1. Dimensions of proposed on -site public amenity sufficiently allow for a variety of uses and activities to occur. The public amenity space outside of the Ski Concierge maintains existing access around the building as well as the bocce ball court. The area between the hotel and the Gondola is maintained and mountain uses will not be affected by the expansion. 2. The outdoor public amenity contributes to an active street vitality. The on -mountain nature of this public amenity space is conducive for an active pedestrian experience. 3. The outdoor public amenity and the design and operating characteristics of adjacent structures, rights -of -way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity promotes the purpose of the public amenity requirements. B. Utility, delivery and trash service. The existing utility, delivery and trash services of The Little Nell are sufficient for the lodge and accessory uses, in which the Ski Concierge is a part. Suggested Design Elements. A. Signage. The gondola plaza has a comprehensive signage plan. The Ski Concierge signage will remain as previously permitted and no changes are anticipated. B. Display Windows. The proposed addition will add additional glazing to the facade of the Ski Concierge, thereby distinguishing it from the lodge room use, which is adjacent to this accessory use. The activity of the ski concierge seasonally (summer and winter) will promote on mountain activities. C. Lighting. The interior lighting is will remain as currently configured. The space is operational only during daylight hours (summer and winter) and therefore will not be lit, beyond Page 1 of 3 E • P334 IX.c owland+broughton architecture / urban design / interior design emergency lighting. This may adjust as the interior layout is finalized. Exterior lighting is existing to remain. Commercial Design Guidelines — Commercial Character Area The Little Nell Hotel and its accessory uses straddle the Commercial and Mountain Base Character Areas. Below is a summary of responses to the applicable Design Objectives and Guidelines are outlined in the Commercial Character Area section of the Commercial Design Guidelines. • Reflect the variety of in building heights seen traditionally. The Little Nell is a four-story hotel located at the base of Aspen Mountain. The single story addition provides additional single story variation to the mountain base. • Accommodate outdoor public spaces while establishing a clear definition to the street edge. Although this addition is not on a street, it is on a pedestrian way connecting the Aspen Mountain Gondola and mountain edge. The outdoor public space is specific to the adjacent uses and functions well. • Public Amenity Space. The existing public amenity space includes a bocce ball court and a patio that is used seasonally for ski storage or outdoor gathering. The base of Aspen Mountain is an activity node in the City of Aspen and this public amenity, though considered second story to the building, creates an important threshold between mountain and town. • Building Design & Articulation. The character of the Commercial Area relies upon a human scale and a variation in building height, massing, design, architectural detail and materials. The main intent for using a glazing system is increased visibility, weight of construction and articulation of corner in relation to the mountain. The transition of fagade articulation from mainly solid to mainly transparent creates a visual cue that the function of that interior space is different (hotel room to hotel amenity). Thereby giving an architectural hierarchy to the fagade a clear delineation of use. Being that the additions use is tied directly to the public experience of the Gondola plaza, an increased visibility through additional glazing is appropriate. By enhancing the "at -grade" experience, further refining a facade articulation found on -site, the addition provides emphasis on the first floor (as perceived on -mountain) element. • Architectural Materials. The proposed building materials are in line with the existing conditions. The sandstone base will be carried at the display knee wall and has been increased per Staffs recommendation. The window frame color will match existing and the transition from wall to skylight has been expanded to match the existing fascia condition. • Paving and Landscaping. The proposed plaza and landscaping will match the existing conditions. Page 2 of 3 E • P335 rowland+broughton architecture / urban design / interior design Project Review Standards. IX.0 per 26.445.050 A. Compliance with Adopted Regulatory Plans. This project is a part of a Specially Planned Area (SPA) and complies with this document. B. Development Suitability. This project is a 243 SF addition to a four-story lodge at the base of Aspen Mountain. A mudflow analysis will occur prior to building permit submission. C. Site Planning. 1. The location of this small addition is fitting for the overall site plan of the lodge property. It is expanding in the direction of development and does not impact the steep slopes. 2. No vegetation (other than grass) is disturbed. By increasing the visibility of the ski concierge use it is enhancing the ski town identity. 3. The orientation of the addition speaks to the existing public amenity space. D. Dimensions. 1. The 250 SF addition has minimal if any effect on the experience of this pedestrian plaza. 2. The proposed addition creates an at -grade, single story element, minimizing the scale for pedestrians using the plaza. We feel that this is in character for the use of the lodge. 3. The addition is compatible with the identity of the lodge while enhancing the visual differentiation for the ski concierge use. 4. Parking spaces are not applicable for this project. 5. The project grows out 5'-6" to the west and south. This does not impact any setbacks or other dimensional requirements. The existing bocce ball court will be adjusted to allow circulation around the building perimeter. E. Design Standards. The property is located within the Commercial Character Area, as defined in the Commercial Design Guidelines. Applicable criteria are referenced and responded to above. F. Pedestrian, bicycle & transit facilities. Located on an existing pedestrian plaza, the plaza has many amenities that are geared towards the seasonal pedestrian. G. Engineering Design Standards. Not applicable based on the small scale of the addition to an existing lodge. H. Public Infrastructure and Facilities. Not applicable based on the small scale of the addition to an existing lodge. I. Access and Circulation. Not applicable based on the small scale of the addition to an existing lodge. Page 3 of 3 aspen 234 e hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com rowland+broughton architecture / urban design / interior design Project: The Little Nell — Ski Concierge Expansion Subject: Images for Staff Discussion Date: 2 June 2016 The proposed expansion initially took a minimal structure, greater glazing approach. The attached represents what was suggested by staff. We still prefer our original option. This is such a small addition, that giving it an exact matching aesthetic to the rest of The Little Nell does not seem appropriate to us. The original concept allows the addition to read as additive rather than expansive while still using the built language found already on site. It reads as something other than lodge. The existing ski concierge has larger window openings than found in the lodge rooms. We are expressing this further. These renderings are in progress and aim to match the trim and the existing window color. Thank you for your consideration and review. Dana Ellis Rowland+Broughton .I% R "• ji _f " eb 0 THE LITTLE N L L- SKI CONCILIGE PROPOSED VIEW FROM GON D 0 L A 201 .................. . ........ ---- ---- ... Dvi no-[ 05.02 Cv-p rowland + broughton r� architecture / urban design / interior design i. _ .__bob.- Ali uo T, - fi„-, .._ - - - —- �Y�►tee. 41 ty 4w .� FPO :F ,_ .� ..i..•ry top- iA4 dow. - 4i 4 ftwi ALTA/ACSM LAND TITLE SURVEY OF: A PORTION OF LOT 1 AND LOT 2, FIRST AMENDED LITTLE NELL SUBDIVISION SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO NORTH OF NELL CONDOMINIUMS 0 w "M- FIRE HYDRANT STATUE CITY OF ASPEN WATIRIA111 UTILITY EASEMENT — DEAN AVENUE RIGHT-OF-WAY r� AREA UNDER CONSTRUCTION ELECTRIC TRANSFORMER ����1`f NEW ELEVATOR AND BRIDGE FROM DEAN AVENUE TO FF� UPPER GONDOLA PLAZA WATER ] L�l METERS .9(r UPPER PATIO AJAX TAVERN RESTAURANT I�I� �I♦■■�■■■■■■iilYl�■■■■■�l.� ■■■■il■■■■■■■■■■■■l:ll�..i3 ��■■■■.■■■■■■■■■■■■iililliltr■■■■■■■■■■■■■■■■■■■irrliitilriillii■■■■■■■■■■■■■■■ :i:ifLt4!!■������ ��a■■■■■■■■�■■■■■■■■■■��■■■■iiilli4L�`1 i�■J■■■■■■■■■■■!±r�1�i ' i■a■■■■■■m�■■■■ ■■■■■���■■■■■■■■■■■■• e■■■■■■■■■■■■ ■■■■■i�■■■■■■■��■■■■■■■■■■■■■■■■■- •/ .■■m■■■■■\`\w■w!■�1!■Ii�iYl■■■■■■■■■■■■■�G�ill�■■■■■■■■■■■■■�G3te".lU■■■■■■ .__ ! .,, !s .:, , [] ■�® ■l�ll�l�yy��■ram■■■■■■■■■■■■!!�■■i • ' �j1:i•�it111e � RM "i■ mo■�11x!!fi1•.1pm■■zimI ■■■■■ ��•1•.. . ■■o■■■■■■■■■■■ILa •• ' 1■■■■■■■■■■■■■■■, ■■■■■■■■■■■■■■■■I ,■■■■■■■■■■■■■■■, - ■■■■■■■■■■■■■■■■I ii '•, o■■■■■■■■■■■■■■m -awoommommommommom ��' ' ^*``�.i : �r.■■■■■■■■■■■■ul ' 7950.5 SKI SLOPE GRADINGAND LANDSCAPING EASEMENT. EXTENDED GONDOLA PLVA STA1RCASECONNECTIDN HE EN APRES SKI DECK AND EXTENDED GONDOLA PLAZA. STAIRCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AND EXTENDED GONDOLA PLAZA AND EMERGENCY EGRESS EASEMENTS. PER RECEPTION Nos. 5'0216AND 528410. AS THEY AFFECT SUBJECT PROPERTY. UTILITY ENCROACHMENT REC. 051M UTILITY EASEMENT REC. #510202 ---------- -- - --- - HOT TUB .47. 2 �s — 79u9 x it 1 3 DECIDUOUS 5DEC70 9 , ' S'X/0' 4'X8' . TELEAFIONE '*ER [ . • • MT3TANE5 .• ./ t'i3611 ': 4T GRCU :. . •. 79339T FlO0RDRILN 7� / jDECIDUDUS z POOL a 7936.3T X'�. - - �•. 7936 ( 79:6p1 DECIDU - I OUS 5 2 ;7 G40', 5'X 10' . DECIDUOUS \, CONffER CONIF� 2 CID UOUS •• ., a irxz0 Ec s „�9 "X1 To UPS,\ P '.O -. NIF 6' 3g�9 pg99 8.57 CONIFER • �� �g O • �B :%T94B.5ff' . _ 737 7949.42 - - T DOORWA I-- 6A' SKI SLOPE IRRIG.CTL BOX UGHT 53.89' k — /I' 28S M75°091m LINE TABLE CURVE TABLE LBIE BFNLNG LBIGTH CURVE LENGTH RADIUS TANGENT CHORD BEARING DELTA L7 540.0!57E 24.05 C1 I 4A5 1 14,917 1 2AP 4AP S 72.28W W 15' 1• S 75'1L411' E 14.BS • 79484 FF HOTEL DRAWING SCALE 0 0 5 '0 I NF13:T7 1 M• 1DL SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 BASIS OF ELEVATION FOUND CITY MONUMENT AT THE APPROXIMATE INTERSECTION OF GALENA STREET AND DURANT AVENUE FLEV=793297 PARCEL 1, NORTH OF NEL'- CONDOMINIUMS REC. 9135723 278.86' ALTNACSM LAND TITLE SURVEY OF: A PORTION OF LOT 1 AND LOT 25 FIRST AMENDED LITTLE NELL SUBDIVISION SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO SHEET 1 OF 2 I (BASIS OF BEARING) S 75.09-11- E 220.00' FOUND P.K AND / FOUND A D BAR CAP SHINER JJJ AND CAP LS 428643 LS 420151 FOUN CITY MONUMENTATTH APPROXIMATE INTER CTION OF GAL ENAs ET AND �HOW NSAVENUE a.SxN S,[W-- CUI.RPANY 0 LR" OF ASPEN FOUND REBAR AND CAP 'g �_R ITl'FJSEIAENT LS. a28643 BK WIG. ICI eye, NOR-H OF NE,_ ivFCA-ED HUN-ER STREET PARCE_3 ^4GRESWRESS ' ASEMENTJ REC. a135723 / SITE BENCHMARK FOUND REBAR AND CAP US, 428643 ELEV.=7935.91' (TIE ONLY) S 58°2975 W BAB- FOLIO REBAR AND CAP _S. Iml51 DEAN STREET RIGHT# -WAY o LFOUND REBAR AND CAP UTILITY (UNDER CONSTRUCTION) 0 LS.#28643(80' WITNESS CORNER) ENCROACHMENT R _ 051C206 LU m w 7 575'09'13'E T4.60 FOUND REBAR AND CAP r=roi g wla \. LS.-151 (2.35'WRNESS CORNER) Z OF ASPEN UTILITY EASEMENT uoi S 75*09'11" E 60.24'0 SK. 187 PG. 101 c ? L2 61.16' l 14.75� r0 N S 5'Wti" E \ io ci Z i ' 4.92'unuTY EA59E \ 4`N 22 REC.06102 7FF�7NF7 NA , sn f I '^ S 75a09'11" E m LOT I FIRST AMENDED LITTLE NELL SUBDMSION 64,984K L" IA92 spat REC. 11510202 ---- r CITY OF ASPEN UNDERGROUND UTILITY EASEMENT BK. 195 PG 521 FOUND REBAR AND CAP L.B. 42C151 sD 4.10' �-zsj fJ) CITY OF ASPEN -C� 1 w l LOT 2 �' S \ UTILITY EASEMENT RESIDE. NCESAT - EASEMENTS FIRST AMENDED �� BK. 187 PG. 101 CENTERLINE OF W WIDE Lrrr[FmELL Q REC. e510216845284101 LITRE NELL Sl1BDIVISION `� WATERLINE EASEMENT N 503DIVISIO(AS THEY AFFECT 17737 sol, `-� � REC. 9510202 �. REC 4510209 SUBJECT PROPERTY) 0407 avast e :UNDER C'iNSTRl_'. TI.-N 1 REC. a510202 Z- _____--____ N 75'09'11" W 4, N 14=50'49" E 21.19- FOUND REBAR l FOUND REBAR AND CAP AND CAP - L.B.aAlEGIeIE LS. 4Ni51 144.73' N75a09'11"W 198.62' P�• /. /, 3 09, ry4 FIRST AM AMENDED FOUND REBAR AND CAP v:1p LF� LE NELL SU90W51CN (y __ 11:7.2 LS. AaIPGiBLE UTILITY ENCROACHMENT REC. 451026 UTILITY EASEMENT REC. I510202 GRADING AND LANDSCAPING EASEMENT, EXTENDED GONDOLA PLAZA, STAIRCASE CONNECTION BETWEEN APRES SKI DECK AND EXTENDED GONDOLA PLAZA, STAIRCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AND EXTENDED GONDOLA PLAZA AND EMERGENCY EGRESS EASEMENTS. PER RECEPTION Nos. 510216 AND 528410. AS THEY AFFECT SUBJECT PROPERTY. LINE TABLE LINE BFMING LENGTH L' S 40°0157 E ZkOS L2 I S75°09'11-E 14.98 CURVE TABLE CURVE LENGTH I RADIUS I TANGENT I CHORD BEARING DELTA sears woxrscr Naas swwv wrtrwitgamvasKas- C- 4,0E 14.9D 20a O.Ot S12'28"i2W tY3571• Dt:ov-W SIIpN tt�ST, w W EVENT nor aW 4CTVIBa�aVi Ni+06v"n mW TB1 wNt5 apNrKDsRor FOUND REBAR FOUND REBAR AND CAP ANDCAP LS. aN151 L.S.a.^.0151 N 75-09'11-W 50.00' SOPRIS ENGINEERING - CIVIL CONSULTANTS 502 MAIN STREET, SUITEA3 CARBONDALE, COLORADO 81623 (970) 704-0311 FOUND NAIL AND CAP L S. ILLEGIBLE DRAWING SCALE N 0 10 N 40 BO ;NNEETI t lore• 206 speA, e y VICINITY MAP SCALE 1'=2N PROPERTY DESCRIPTION Lot 1 and Lot 2, eccordag me the Fast Amended Pat of Lek Not SubdviSm recorded May 17, 2DD5 as Reception No. 510232 CITY OF ASPEN PITKIN COUNTY COLORADO SURVEY NOTES 1) (LATE OF SURVEY: Ape - Decmar 2007 and January NOB 2) DATE OF PREPARATION Derernban 2007 - J ..y 200E 3) BASIS OF OF BEARING: A baring d S T5°09'11' E MMan He arbors and plank caps nsvnsnhg tic rataat comer and lc norllesesl corner of Lot 1. First Amanda Plat of LXIe Nd Subdv'eon. L.S. 1201'. as alum hamu 4) BASIS OF SURVEY: The OlGdal Map of lc City of Aspen, pepaed by G.E Butlwian. date December 15. 1959, The Plot Plan of Norm of Nall CoMomutlums prepared by G.E Bucn-an, recorded Decenoar 3.'968. Remp loo No. 133194. The GPS Card M--ddon Map d Gty ef Aspen. pepana by DmW Bartel 8 Go., revised Sepbnber 23,'999, The FastAmandetl Plat of Life Nd SLMmon. remrded May 17. 2005 m Reesphan No. 510202, The Final Plat of Resi leeces M Lbe Nei Subdivision, remnled Maf'7, 2D05 as Reoeplon No. 5102W, various tlmrnents of Aare and the fbucl suvey ems % as a.- 5) BASIS OF ELEVATION: The pubkhed elereao, of 7932.97 . me Cify of Aspen mrkd n-ft bbebd an ec eppron'Nk Inlerset3m of Galena Seal and Durant Avenue. per the said GPS Control M.umenafion Map of Clty of ANpat TNs established a local ails benchmark deviation of 7935.91' on me Gonbd Pont nett ant cap L.S. 12Bfi43. s sham hereon 6) This survey does not cenatlbde a title search by Soprb ErginewN. LLC (SE) to dal ni re ownashp or earemeria of record. For d lnlanatlbn regarding easement righbcfmay and lor Ile d record, SE rake upon me hers ou6xd M Nob 4 antl Ie The Cmmkrcd papaw by POi1 Crony TMe a Cmnanslt No. PCT21790L. oflalre dab Demmta 10, 2001. 7) No pmpaty comas were w at mle time due is ongeng mrendon work In Ie Ara B) CONTOUR INTERVAL One (1) feel. 9) H.b Sweet wad vabead by tosCHy d Aspen crenate No. BS3. Series d 1947. warA afro mbbkh d sob easement aaoa k locos Wgh sd-Way. Owrcrshjt.f the bens Hunb Shed RlghtaLWay b feted as Aspen Skkg Cmgany LLC by ale PNH1 C-* GIS Denatnan4. 10) T. 5labpd proprly Iles In Flood Zone X, acmrtling b FEMA Flood Inau - Rate Map Ne. O809701 C. revbee June 4, 1907. and is ouwa fe SOD-yW flood PUN SURVEYOR'S CERTIFICATE To: Aspen Sk" Company, He City of Aspen and Plkm Canty Tale. Inc. This a to mrHy teal to under quad's a "Maned pokssod Wee -wW In tic Stab of Colorado: that cob map or pall and me saver. which f is based went male in amordenca wki TNiram Sartlad Deal RegM,ents kX ALTAIACSM Lad Title Surveys°. jdnfly esaWalw and adopted by ALTA and NSPS lo 2005, ant hvddes bans 1-5, 8-11a, 13, 14 ad 17 dTeds A tlNreof. alap wM are lol bAN City of Aspen a4Lian m-& a folarc 1. Mmunanb placed (or a reference monument or nfness to the comer) at al reapr corers dtic bomlary of Has Pop". unless already marked m abeaa0 by en ad kg emnraaenl a wlhex b to mrw. IS.Snmwy Note 7 cods Stwq 2. VMdly r'iap stnwrhng IM wmerlr surveyed b reference b nevoy nigeray(s) a najor weal Fib lv4s). Irnb SN.4 3. Flood one designation (wlm proper annotation Used on Fede al Flood hwxanre Rah Maps or f sorb or local equivalentby sled map Iocabbn and papNc Plotting only.) IS. Survy Nob 10 Vtla Sheet] a. Gross and area (ant oars areas B spadied by Ie dent). (Ibis Slwl] 5. C A urs and datm d akaaHAw. 13. Survey Netts 5 end 8 tNa R-q 8. Sunsantel. va)W anprovemena (m addlaon To buildings) such as boards. sips )skip asn m es, wk-N pmb, et (SNwt 21 9. Par" seas cod, d 5L'tped, tie sMphg 9M me type ie.g. NadkaooM, nrobrtyde. ieQrr etj antl nrrtan d paHSg spate IShW 21 10. Indieabon of aecess to a public way on and duct as curb cuts ad drheways, and to and tan webs egdalg tie Rpayee tad, sudn as boat sips. launches, pas ad! dodos [Sheet 21 11.(a)'bondutieesddM oodb/Olnmed-dnae ISlwt2I 13. Narcs d adpAwg owners d pl med lads [Thb Shah] 14. The dsanee be tie neaneM Inta-bbg street as d,,*.ta by 8c dot IThb Shsaq 17. Any otangm in street right of way d s e9w cmplead os proposed. and evadable tan me mdalik )Ab6apn. Dmavable &4damn( saal b, adewA rmstrucfl. or rq- I" "punt] 18. Sway prbmed vlmlo He ast 12 -Iz jSa Survy Notes 18 2, cob Stwq 19.S urrey Had to lod gaanareY mnnmenl sysl- [This WN Q N. Tea: lobed., spades, trunk dmabr at 4 5' horn laporsd, ant exbib d trlpk . [ShW ZI 21, Show sear anal trash sarag0 wren. IShat 21 Paaent to /c Actuary Sandals as adapted by ALTA and NSPS and In eared. me dad of Ma mrikalDn, Be udasged kr mi0. hall to Relative Positional M ary d mM surrey does not fu ceea that wNM Is spttilkd comet, in PHsari g see Survey, me u derslgnwl has abrnel to the Tile Cwwrihwt pepeneel by Plblo County TIAe ceder CmrNtrred No. PCT2179DL, asedNe late D-low 10 2007. Date' M. Mack aaWODI p.Wd1 aiND_EaNre41DAC I r � 1 R15 (PUD) � ♦ i I RESI NCE / ter° I I O 11 1 saor itE�ID NCE O♦ `OO. 100 ¢ 11 rp AJAX CONDOS \ �F 1 BLDG. eoo i SPEN A �± RE CES 2 'I xa Mr.l IIL�JJ l O BLDG.1 TIPP CON OS 0 w W ' OpY N/callo N 1 BLDG. loo I I L-� /� ❑ ¢ 1 = TIPPME INN — ' v i� CONTINENTAL INN G 1 ' IN o r r s � WOODSTONE INN 1 ]M I.ra l00%nou % . x. I.rN loos Y M 100%MNI T1., �— I STREET I� LITTLE NELL ' cs =I I x I C ATE DUM NT NORTH OF NELL BLDG. oox W Y ; M la~ I ;oOY corgomNun i' /\flfl 100 c 00% coMomn4m c CO ' I..b'f ��. DURANT AVENUE ---1---!---a_a_a_—a---- .��a_�������a_ a_�. DURANT — —AVENUE ....... _.. . _.._ 1 ' I � RUBEY PARK SOUAR w DURAN ALL BLDG. e...m. 0. r na DG. AJAX DURANT/ i o o G R. m lox �.n uI I..I sox <on.r.lso%�oroo w TN. GALEN x oo�,.,,.r m n rrN laox conaomN.,m D.r r l00% rcBLDG. ' (D.T.H) n cul i . 1 0%con % 0 M.. 0' '4 ]M I.rN 100%corWamn I n1.10 ' o.r[ rs51E0 .a1. , 121L1! I 2 - � � G Existing Conditions - ' LAND USE - COOPER AVENUE • c ND CO rlZ mAZy�� - ¢�'nryun ¢ W WyF3o'u^ W �> •�u'n _ ` °n os0 14 r r 0 e r i owuwwa� wwe��we�� u' ■ • From: Dana Ganssle Ellis (mailto:dana@rowlandbroughton.com) Sent: Tuesday, January 5, 2016 2:28 PM To: Hillary Seminick<hillary.seminick@cityofaspen.com> Cc: VanMoorsel, Gert H. <GVanMoorsel@aspensnowmass.com>; Surfas, Jodi <jsurfas@aspensnowmass.com> Subject: TLN PROPERTY ANALYSIS - Meeting Hello Hilary, Thank you for your time today on the phone. We look forward to meeting with you on Tuesday, January 121h at 2:30pm. Attached please find the surveys that we have on file. As I mentioned, they do not show the slope conditions. The questions we have: It' • We have approved/recorded SF's on file with the City and are unclear on their relevance. There is a FAR listed in the Ordinance for the property, but it does not relate to the entire property, only the portion in the CC zone district. See attached (purple zone is CC zone). 111¢; [ , i.. - : r (0 ,1 -Q> u i IL,4- , v\ ce._ x • The SPA Precise Plan has floor are listed as well. See attached. This also inconsistent and measures it both the CC tract and entire tract (Lots 1 and 2). This has great bearing on the recorded maximum FAR of 1.93:1 listed in the SPA Precise Plan. • Level One is about 50% subgrade, set in to the mountain. We have made the assumption that the entire level would count toward FAR based on today's standards. • Non -Unit Space — We are unsure if this would apply to this property at all. • Decks — We have not found any code language that would require decks or overhangs to count towards FAR but would like confirmation. Thank you! dana ganssle ellis, feed ap/associate aia rowland+broughton architecture and urban design 234 e. hopkins avenue, aspen, co 81611 970.544.9006 office; 970.544.3473 fax; 970.429.8707 direct; 203.610.7633 cell dana@rowlandbroughton.com www.rowlandbroughton.com Please note that I am out of the office on Fridays. If you need immediate assistance please call my cell or the Aspen Studio 970.544.9006. 2015 IIDA BESTaward —Game On 2015 AIA Colorado West — Citation Award, Game On + Der Berghof: Maison Bianca 2015 AIA Colorado West — Merit Award, McLain Flats 2015 ASID Award — McLain Flats CONFIDENTIALITY NOTICE: This e-mail may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution, or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by e-mail and delete the message and any file attachments from your computer. Information given or attached herewith is provided for informational purposes only. Rowland+Broughton Architecture and Urban Design cannot guarantee the accuracy of this data and assumes no responsibility for any liability incurred by the recipient from the use of this data. Any information used for engineering or surveying purposes must be verified by a licensed engineer or surveyor and can only be used if written permission is obtained from Rowland+Broughton Architecture and Urban Design. 19 9`�tia:epaper, uersand mrnry.Pnntthtenrtltonly ifnecessary. • Il Hillary Seminick From: Dana Ganssle Ellis <dana@rowlandbroughton.com> Sent: Monday, January 11, 2016 1:00 PM To: Hillary Seminick Cc: VanMoorsel, Gert H.; Surfas, Jodi Subject: RE: TLN PROPERTY ANALYSIS - Meeting Thanks Hillary, The calculations are not in a condition for release as there are so many outstanding questions. We will be in touch with some additional information and set up a meeting time to review. Thank you! dana ganssle ellis, leed ap/associate aia rowland+broughton architecture and urban design 234 e. hopkins avenue, aspen, co 81611 970.544.9006 office: 970.544.3473 fax: 970.429.8707 direct; 203.610.7633 cell dana@rowlandbroughton.com www.rowlandbrouahton.com Please note that 1 am out of the office on Fridays. If you need immediate assistance please call my cell or the Aspen Studio 970.544.9006. 2015 AIA Colorado West — Citation Award, Game On + Der Berghof: Maison Bianca 2015 AIA Colorado West — Merit Award, McLain Flats From: Hillary Seminick [ma ilto:hiIlary.seminick@cityofaspen.com] Sent: Monday, January 11, 2016 12:51 PM To: Dana Ganssle Ellis <dana@rowlandbroughton.com> Cc: VanMoorsel, Gert H.<GVanMoorsel@aspensnowmass.com>; Surfas, Jodi <jsurfas@aspensnowmass.com> Subject: RE: TLN PROPERTY ANALYSIS - Meeting Hi Dana, Thank you for the FA calcs. I will review and address your questions. Can you please submit a paper copy of the calculations for the file? Thanks, Hillary Hillary Seminick Planner I Community Development Department City of Aspen 130 S Galena St I Aspen, CO 81611 970.429.2741 www.aspenpitkin.com Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. • LJ Inn. Due to its proximity to the lift #4 base area and surrounding land use and current zoning for the property, first class lodging is the highest and best use for the property in a classic land use planning and zoning context. b. Density - The Little Nell project is proposed with an overall FAR of 1.96:1. * This is calculated for the land pacel zoned CC only. This compares to 4:1 for North of Nell and greater than 3:1 for other surrounding projects. The project is well within the design intent of the underlying CC zoning. C. Height - The hotel complies with the 40' height limitation specified in the area, height, and bulk requirements for the CC zone. d. Bulk - The building configuration provides a 16' front yard setback to accomodate drop off and open space requirements. The use of interior court land space, mass reduction techniques in the design of the building and the placement of the building against the open space of the ski mountain all contribute to a building with less visible bulk than other buildings in the immediate vicinity. * 84,522 sq. ft. of building space defined by FAR rules, divided by the CC tract of 43,124 sq. ft. = 1.96. Use of the entire tract produces a FAR of 1.05:1 which is a more realistic measure of the overall project density. The existing conditions of the site have been mapped and are included in a reduced version in the GMP portion of this application. This mapping includes the following information: 1. Building 2. Utilities 3. Transportation, Parking and Circulation 4. Zoning and Land Use Plan The proposed plan for the Little Nell Hotel and supporting ski facilities is summarized on the attached SPA drawings labeled SPA Technical Plan and SPA Illustrative Plan. The technical plan is submitted in response to the requirements of Sec. 24-8.9, which outlines the information requirements for submission of preliminary PUD plans. The major plan elements with corresponding building floor areas are outlined below: Hotel and Accessory 107,325 sq. ft. Retail Accessory 1,100 sq. ft. Ski Accessory 2,000 sq. ft. Parking 58,175 sq. ft. Leasable Commercial 19,433 sq. ft. Ski Area Administration 4,838 sq. ft. Total (includes overhangs) 192,871 sq. ft. --------------- -3- ecax 518 ,*E 4559 * open space for the parcel uiiall 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.- S. Uzcs Permitted. The 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 Lu inc'uuc Ski shops, ;:ci.a: rental and storage 4. Open uzc recreation 3. j%cstaurart and 1•irrlp Nell apres ski deck 6. Additional retail commercial as specified under permitted uses in the CC Zone, Section 24-3.2 of the Municipal Ccde 7. Ski area administrative offices and ski school S. Shipping and receiving for hotel and mountain fnou service and other mountain operations 9. Storage of materials accessory to the above 10. Cabaret and night club 11. Activities associated with emergency medical ccrvics fnr treatment of injured skiers 12. Ski lifts and lift buildings (conditional) 13. Mazes and skier milling areas - 6 - •Y prc5eutly designated on the officially adopted City of Aspen #' Zoning Maps as of April 14, 1986. A. The following area and bulk requirements shall serve as ,4uidalires to help administer the development of the Project which is to be buiit in accordance wiLh Liic PLC�.iaC 1. Minimum lot area 3,000 s tea. q• ft. • 2. Minimum lot area per dwelling unit No requirement J. Minimum lot width No requirement 4. Minimum front yard 26 ft. i 5. Minimum side yard No requirement b. Minimum rear yard No requirement 7. Maximum height 40 ft. B. Minimum distance between No requirement p1:i;--,arl and accessory buil::inga 9. Percent of��open space required g sits for r 10. External floor area ratio 1.93:1 63,265 sq. f:. (maximum) (variation) 11. Internal floor area ratio No requirement 12. Off street parking spaces: internal to the Project building 118 external to the Project building 15 (9 in drop-oif lane; 4 in parallel parking along drop-off island, nn. l 2 Ecrvicc dcllverl bays) 13. utility/trash service area no less than 36 ft. in i^ngth (variation) - 5 - • 9 SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK August 31, 2015 City of Aspen Planning Department Attn: Hillary Seminick, via Email Dear Hillary, ASPENOANOWMASS. Per our discussions, please find the updated floor plans for the proposed back of house remodel. The changes from the application submission are minor, but the attached reflects the drawings which have been submitted for building permit. The set of documents is summarized as follows: A2.00e: Existing P2 Level Floor Plan ■ Please see the existing storage space clouded on this drawing A2.01e: Existing Enlarged P1 Level Floor Plan A2.02e: Existing Enlarged P1 Level Floor Plan AO.2: Parking ■ This sheet clarifies the swap of three parking spaces on P1 with three created on P2 by the deletion of storage space. A2.00: Proposed P1 Level Floor Plan ■ Please reference the enlarged plans for detail on the changes A2.0.1: Proposed Enlarged P1 Level Floor Plan Changes as follows: ■ Expand and renovate Men's and Women's locker rooms ■ Expand, renovate and replace furniture in F&B offices ■ Revise layout of Housekeeping area ■ Relocate mailroom function into space currently occupied by Laundry, use remaining space as storage for Laundry ■ Renovate existing laundry and housekeeping area (new ceiling, flooring etc.) ■ The Corridors and Employee Dining room will receive new lighting only A2.0.2: Proposed Enlarged P1 Level Floor Plan Changes as follows: ■ Renovate existing accounting offices into HR offices and expanded linen/housekeeping supply storage ■ Build new accounting and IT offices along with a Banquet Plating and storage area. These functions will be built in the three parking spaces which are then replaced on the P2 level ■ Relocate the cashier function to an existing space on P1. All areas hatched on the plans are out of the scope of this project, as are any spaces which are accessible by guests. Please review the drawings and feel free to let me know if you require any further clarification. Thank you very much for your assistance in reviewing this application. Sincerely, Dana Dalla Betta Aspen Skiing Company, Project Manager P.O. Box 1248 Aspen, CO 81612 970-925-1220 www.aspensnowmass.com C7 • Hillary Seminick From: Dalla Betta, Dana M. <ddallabetta@aspensnowmass.com> Sent: Monday, August 31, 2015 9:28 PM To: Hillary Seminick Subject: RE: Little Nell PD Amendment Attachments: The Little Nell Hotel. LUA Insubstantial Amendment. Drawings.pdf; 675 Durant Ave Little Nell Hotel PD Amendment. Updated drawings.pdf Hi Hilary, Thank you for your email. In respect to the plans, please use the attached documents which do not have the ski concierge included and represent the latest drawings. I included the previous set in my email as I thought you wanted an electronic version of what had been submitted previously. The square footage for the two areas requested is as follows: 1. Storage on A.2.00e a) Reclaimed parking space: 627 SF 2. New area on P-1 shown on A2.0 a) Banquet Plating: 230 SF b) IT/Accounting Office: 720 SF c) Storage: 540 SF (this space was not shown on the prior application but is updated on the attached drawings). Please keep in mind that the space added on P-1 also utilizes circulation and access space to the previous parking spaces- so the swap will not be one for one even though the number of parking spaces remains constant. Please let me know if the attached narrative will suffice- I apologize, I thought I had attached this to the drawings I sent previously but I was mistaken. Thank you for the old zone map. To clarify- the ski concierge would be a council review because it is expanding a non- conforming use within the Conservation District? I'm not sure I understand your last comment- do you mean confirm the current zone district as still being Conservation? Thanks, Dana Dana Dalla Betta P: 970.923-8710 1 C: 970-456-6601 From: Hillary Seminick [mailto:hillary.seminick@cityofaspen.com] Sent: Monday, August 31, 2015 5:14 PM To: Dalla Betta, Dana M. Subject: Little Nell PD Amendment Hi Dana, • 0 Do you have an updated narrative of the interior reconfigurations within the Little Nell? The application information is out of date. I need to know the floor area calculations for the following, which I've highlighted in the attached drawings. Storage on A.2.00e New area on P-1 shown on A2.0 Additionally, the ski concierge area and the interior plans are still on the same plan set. I am going to delete the pages from the plan set that refer to the ski concierge for the purposes of the PD amendment. It leaves four pages, attached. I have also attached the zone district map from 1983, which was just prior to the development of the Little Nell. It appears the base area was conservation when it was redeveloped as the Little Nell. Based on that information; while conservation is not subject to Ref. 1, the dimensional change to allow for the expansion of the ski concierge area would be subject to a council review. I would need to confirm the zone district for the area to accurately determine this information. Thanks Hillary Hillary Seminick Planner Technician Community Development Department City of Aspen 130 S. Galena St. Aspen, CO 81611 970-429-2741 www.aspenpitkin.com Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. 0 • DEVELOPMENT ORDER of the City of Aspen Community Development Department ` This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Aspen Skiing Company, 675 E. Durant Ave, The Little Nell Hotel, 970.923.8710 Property Owner's Name, Mailing Address and telephone number A PARCEL OF LAND BEING A PORTION OF THOSE PROPERTIES DESCRIBED IN RECEPTION NO. 125959 OF THE PITKIN COUNTY RECORDS AND LOTS 1 AND 2, LITTLE NELL SUBDIVISION, ACCORDING TO THE SUBDIVISION EXCEPTION PLAT RECORDED IN PLAT BOOK 19 AT PAGE 35 OF THE PITKIN COUNTY RECORDS; SAID PARCEL OF LAND IS SITUATED IN SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO; COMMONLY KNOWN AS 675 E DURANT AVE. Legal Description and Street Address of Subject- Property The Applicant has received approval for an interior remodel to reconfigure space on two subgrade levels. Written Description of the Site Specific Plan and/or Attachment Describing Plan September 10, 2015 Effective Date of Development Order (Same as date of publication of notice of approval.) September 10, 2018 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 3 day of September, 2015, by the City of Aspen Community Development Director. n Al _ . %% Chris Bendon, Community Development Director AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO STATE OF COLORADO ) ) ss. County of Pitkin ) I, X C) to (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. ' Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A cop of the ublication is attached hereto. ignature The foregoing "Affidavit of Notice" was acknowledged before me this Lkday of Aakk f^kQ4 20dS by PUBLIC NOTICE RE: INSUBSTANTIAL PLANNED DEVELOP- MENT AMENDMENT AT THE LITTLE NELL HO- TEL NOTICE IS HEREBY GIVEN to the general public of the approval of a use determination pertaining to the following legally described property: a parcel of land being a portion of those properties described in reception no. 125959 of the Pitkin County records and lots 1 and 2, Little Nell Subdivision, according to the subdivision exception plat record- ed in plat book 19 at page 35 of the Pitkin County records; said parcel of land is situated in Section 18, Township 10 south. Range 84 west of the Sixth Principal Meridian, City of Aspen, County of PRkin, State of Colorado; Parcel ID: 2735-182-50-101. commonly known as 675 E. Durant Ave. by order of the City of Aspen Community Development Di- rector on September 4, 2015 For further informa- tion contact Hillary Seminick, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen. Colorado (970) 429-2741. s/ City of Aspen Publish in The Aspen Times on September 10, 2015 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 8a 1(00 Notary Public KAREN REED PATTERSON NOTARY PUBLIC ATTACHMENTS: STATE OF COLORADO NOTARY ID #19964002767 W commission Expires February 15, 2011 COPY OF THE PUBLICATION ASP 0 • Page 1 of 1 Janice K. Vos Caudill Clerk and Recorder 530 East Main Street Aspen, CO 81611 (970) 429-2707 www.PitkinClerk.org *73272* Print Date: Pitkin County Transaction #: 73272 9/8/2Pri 11 ate: Receipt #: 201506153 AM Cashier Date: 9/8/2015 11:44:26 AM (PNADON) Customer Information Transaction Information Payment Summary DateReceived: 09/08/2015 Source Code: Over the Counter () DANA & BRIAN DALLA BETTA Q Code: Over the Counter Total Fees $56.00 33 CHEYENNE AVE CARBONDALE, CO 81623 Return Code: Over the Total Payments $56.00 Counter "Trans Type: Recording Agent Ref Num: 1 Payments WA ME CHECK 444 $56.00 1 Recorded Items It BK/PG: 0/0 Reception:623038 Date:9/8/2015 L�J (APPROVAL) APPROVAL ANY 11:44:25AM TYPE From: To: Recording @ $11 for 1 pg and $5 for 2 or more pgs $1 Surcharge 10 $56.00 0 Search Items 0 Miscellaneous Items file:///C:/Program%20Files%20(x86)/RecordingModule/default.htm 9/8/2015 REGION#: 623038, 09/08 2015 at 10 11:4 . AM, 1 OF 10 R $56.00 Doc Code APPROVAL Janice K. Vos Caudill, Pitkin County, CO NOTICE OF APPROVAL FOR AN INSUBSTANTIAL PLANNED DEVELOPMENT AMENDMENT TO THE PROPERTY LEGALLY DESCRIBED AS A PARCEL OF LAND BEING A PORTION OF THOSE PROPERTIES DESCRIBED IN RECEPTION NO. 125959 OF THE PITKIN COUNTY RECORDS AND LOTS 1 AND 2, LITTLE NELL SUBDIVISION, ACCORDING TO THE SUBDIVISION EXCEPTION PLAT RECORDED IN PLAT BOOK 19 AT PAGE 35 OF THE PITKIN COUNTY RECORDS; SAID PARCEL OF LAND IS SITUATED IN SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO; COMMONLY KNOWN AS 675 E DURANT AVE. Parcel ID: 2735-182-50-101 APPLICANT: Aspen Skiing Company 675 E. Durant Ave, The Little Nell REPRESENTATIVE: Dana Ellis, Rowland + Broughton Architecture 234 E. Hopkins Ave. Aspen, CO 81611 970-319-0442 SUBJECT & SITE OF APPROVAL: Insubstantial Planned Development (PD) Amendment at The Little Nell, 675 E. Durant Ave. ZONING: CC- Commercial Core PD — Planned Development C - Conservation SUMMARY: The applicant proposes an interior remodel to The Little Nell. The remodel would reconfigure space on two subgrade levels. The remodel would not result in a loss of approved parking spaces, increase the overall floor area of The Little Nell, nor increase net leasable space. Three parking spaces would be eliminated on the first level of parking (P-1) and IT/accounting offices and a banquet plating room would be constructed in its place. 627 SF of existing storage on the second level of parking (P-2) would be relocated to P-1 and the three spaces from P-1 would be relocated to this area. The following Accessory Lodge uses will be relocated to P-1 and expanded upon to create a total of 1,490 sf of accessory lodge space: Accounting & Information Technology (720 sf), Banquet Plating (230 sf), and Storage (540 sf). The changes result in a net increase of 863 sf of Accessory Lodge space. The changes to the interior space is outlined below. New P 1 Level Floor Plan ■ New Accounting and Information Technology (IT) offices (+720 sf) ■ New banquet plating (+230 sf) ■ New storage area (+540 sf) ■ Expand and reconfigure Linen/Housekeeping supply storage (0 sf) ■ Expand and renovate men's and women's locker rooms (0 sf) ■ Expand and renovate Food and Beverage offices (0 sf) ■ Relocate Mailroom into space currently occupied by Laundry, use remaining space as storage for Laundry (0 sf) ■ Relocate the cashier office (0 sf) ■ Renovate existing Accounting offices and repurpose this space for Human Resources (0 sf) ■ Eliminate three parking spaces to allow for expansion of the above Accessory Lodge uses (0 sf) New P2 Level Floor Plan ■ Remove existing storage area -(627 sf) ■ Convert storage area to three parking spaces (0 sf) STAFF EVALUATION: The remodel consists of existing area of operation including: Linen/Housekeeping, Banquet Plating, Mailroom, Accounting, Information Technology (IT), Locker Rooms, Laundry, and Cashier. Reconfiguration and minor expansion of the interior Accessory Lodge space is consistent with its current use and prior approvals for The Little Nell. A remodel of the interior space will result in an increase of 863 sf of Accessory Lodge Space. The area of expansion is subgrade; therefore does not result in a floor area increase. This increase of Accessory Lodge will not result in an increase of Net Leasable area nor contribute to an increase of the dimensions, including floor area, of the project. Parking shall be maintained by swapping three spaces between the P 1 and P2 Levels. Staff finds that the proposed exemption to meet the criteria for an Insubstantial Planned Development Amendment pursuant to section 26.445.100 of the City of Aspen Land Use Code. When the reconfiguration of the interior accessory lodge uses are completed the applicant may wish to update the plat; however, it is not required at this time. DECISION: The Community Development Director finds the application is consistent with the review criteria for an Insubstantial Planned Development Amendment as noted above and Exhibit B and thereby, APPROVES the request. (SIGNATURE ON FOLLOWING PAGE) 2 • • APPROVED BY: W - Chris Bendon Community Development Director z�e� 1 10145 Date Attachments: Exhibit A — Approved Plans (recorded) Exhibit B — Insubstantial PD Amendment Review Criteria (not recorded) Exhibit C — Application (not recorded) rng re •x � �{i��i�� zLLJM aia 1t ygp"�ys¢Rg W t E9d ypa� 1�� i� z �Z - ot� Y�3 W yLLJ�� a<< ° x {;? w 0 z Z L w NIM I �i y3FWD a o C i 3 3 S N �.y1S ? 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Napklnv ava. 1830 N * a ate 200 ayron, m 81811 danver, co W202 970.5AA.9008 v 303.308.1373 v 970.5 .34731 303.308,1375 I Imo: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO 21l58 00 DWG FILE 21458_A2-0 PLANS.dw9 SHEET TIRE PROPOSED P1 LEVEL FLOOR PLAN SCALE: 3i32"=1'-0' A2.0 2) 0 Q Q O i p rowland + broughton architecture and urban design 2M .. h."..v.. 1830 W,M 9 .1. 200 aspen. m 81611 tl. —. m W202 970.5N.9008 v W3.308.1373 v 970.54 3.73 / W3.308.13751 ConsuBanb I.Su. 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO 21458.00 DWG FILE 21458_A2.00- PLANSAW9 SHEET TITLE EXISTING P1LEVEL FLOOR PLAN SCALE: 3/32"=1'-0' A2.Oe I Q- E) Q m a rowland + broughton architecture and urban design 234 e. eeomoe — 1830 a aL aee 200 aspen, m $1611 dam.. 8=2 970.SN.9DD6 v 303.306.1373 v 970.S" 34731 303.308.1375I Issue: 01.302015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO 21458 DO DING FILE 21458_A2-00e_P2 PLANS.dw9 SHEET TITLE EXISTING P2 LEVEL FLOOR PLAN SCALE: 3132'=1'-0' A2.00e Col • E = • ,O --- - - —. . - _ CORRIDOR - - — — --- r 0 LOCKER -CM. 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B0M 970.544.9006 v 303.306.1373 v 670.514.3473 f 303.306.1375 f Conwifants IskOs: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO 21458,00 DWG FILE 21456_A2-1 PLANS.dwg SHEET TITLE PROPOSED LEVEL ONE FLOOR PLAN SCALE: 3/32'=V-0" A2.1 • • o • s 0 o p oqo ® 0— —I O FALL 0 p rowland + broughton - _ G architecture and urban design 23 e. nppl s a 1830 -ke It - 200 aspen. m 81611 Cen— w 80202 LOCKER 97C Sa4.9 v 303.308T373 v O O o 970.5" M731 303.3NA3751 O OILi MENS � WOMENS ❑ ❑ ❑ 0 O o 0 0 SERVICE 'ORRIDOF® Cpnsuttants STARt LOCKER -al 0 o O LOBBY B HALL LOCKER �a1a� 0 I \\ N O OO STORAGE m e: / I 01.30.2015 / SKICE RE^^TAIL , PRICING SET `u / � 02.05.2015 LAND USE APPLICATION / R-S. COOLER KITCHEN O .. / STO C/WR9 .� F O II ❑ o O ® / PAS ��� • I� / RETAIL WN / TATIO BANOLIET % KITCHEN \ \ KITCHEN - PRNLlIkINING ` • • p O o � ❑Rv \ f / � i STORAGE / , LOLOBBV o RETAIL �j. 0OFFICE 0 0 o 0 / LOWER L.R. o O THE LITTLE NELL / o O 0 RETAIL MOUNTAIN STORAGE Ilpp�� / _= GUE`� \ O ♦ STIR. UPPER DINING UPPER LR — 675 EAST DURANT AVENUE O MEz ' O ASPEN, CO 81611 O S. LUG GE TOR HALL HALL ❑ o O ALPQ T M NERAT RECEIVING / .LOBBY SERVIC ROO ART OFFOIC ODOCK .. LOADING GALLERY VEST COATS C' 0 0 49 4- ` Q HALL HIE HR $TATIO O HALL / SK OPROJECT NO W BACK DES I 21158 00 H /s DWG FILEHR : 21458_A2-1 e_PLANS.Jwp O MEN 0 RECEPTION O p M 0 SHEET TITLE O / � EXISTING © - o o O LEVEL ONE ~� \ O FLOOR PLAN ® Q --- --___ s _ - SCALE:3/32'=1'-O' 0 ° A2.1 e .� - •• •t• ALTA/ACSM LAND TITLE SURVEY OF: A PORTION OF LOT 1 AND LOT 2, FIRST AMENDED LITTLE NELL SUBDIVISION SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO NORTH OF NELL CONOOMNLUNIS FIE HYDRANT LiWATER VALVE DEAN AVENUE RIGHT-OF-WAY AREA UNDER CONSTRUCTIONI ELECTRIC TRANSFORMER -) NEW ELEVATOR AND BRIDGE FROM DEAN AVENUE TO g{UPPER GONDOLA PLAZA UTI�fTY, %7 . 3COWF'a6MXe' n795'2CONFEflB ENCROACHMENT, � II II PXP �REC. N510206 • \ ELE tRIC METER � !MI: =- 11' E 1.9z 14' TALL STATUE 8 A N WATER METERS L T. x 783L1z VACATED HUNTER STREET (ASPEN3 UING COMPANY) S 7508' P E 75,00' 39' 61.00 CITY OF ASPEN UTLLTY EASEMENT 99 p; 17Y 3 XIMAS • , ' UPPER PATIO • PLANTER AIAX TAVERN RESTAURANT ' I 7958.60 X 7916 60 F TAVERN 1 1 .. .. SlLVEFt QUEEN GONDOLA �•�` _�.._ �� 1r J A,EA UNDER CONSTRUCTION Y . ' , . _ _ ^ •q,. :.1 ' _ J1 1 . • . ... .. %799ASf .. _ _ _ _ _' � _`rP .. •zAH' . 521• _ 798.47 . •I 7961 3 DOORWA I— SA SKI SLOPE IRi1G.Cii BOX �. A I I SKI SLOPE / GRAOLNG AND LANDSCAPING EASEMENT, EXTENDED GONDOLA PLAZA STAIRCASE CONNECTION BETWEEN AERIES 510 DECK AND EXTENDED GONDOLA PLAZA, STAIRCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AND EXTENDED GONDOLA PLAZA AND EMERGENCY EGRESS EASEMENTS, PER RECEPTION N_ 510216 AND 528110, AS THEY AFFECT SUBJECT PROPERTY. UTILITY ENCROACHMENT REC. 0510206 UTILITY EASEMENT REC. /510202 51W N75'09'11-W 293 LANDSCAPE LIGHT LINE TABLE CURVE TABLE LINE BEARING LENGTH CARVE LENGTH RAOKIS TANGENT CHORD BEARING DELTA L1 S.0131E N.OS CT 4.115' . 2Af 4A0 572'7F W 1 15.3571' 1LI 575'OS17'E 11AI "ll]NFFR �O a ^ b FF HDTEL _ DRAWING SCALE a 3 5 m F=E- SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 sopris@sopriseng.com xrec of o•.mm i60➢0_EIlCU`•m rAw ALTA/ACSM LAND TITLE SURVEY OF: - A PORTION OF LOT 1 AND LOT 21 FIRST AMENDED LITTLE NELL SUBDIVISION :'.,open, SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M A CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO�,= SHEET 1 OF 2 DURANT AVENUE R'GRTDc-WAY (BASIS OF BEARING) S 75-09-11• E 220.00' PARCEL; SITE BENCHMARK FOLIO PIL MO FOUND REBAR FOUND RERAR AND CAP i S11�° am EC l'357<. AND CAP L S. FOUND REBAR L.B. f18849 L.S. 120151 EIEV.=M5.01' AND CAP LS. Y20151 . , (TIE ONLY) S 58.29'J5' W 8 M - j -- g VICINITY MAP BASIS OF ELEVATION w SCALE: 1'a2000 FOUND CITY MONUMENT AT THE FOUN CITY MONUMENT AT THE APPROXIMATE O LOT 1 APPROXIMATE INTERSECTION OF CnON OF GALENA 7 AND FIRST AMENDED PROPERTY DESCRIPTION GALENA STREET AND DURANT AVENUE j HOPI( SAVENUE rn ASPEN �Y.IING COMF=N'� LITTLE NELL SUBDIVISION EIEV•7932.97 Z 64,9U aq fL± CITY OF ASPEN 1 492 "1 let 1 real ld 2, sasa6lp Me er First Amended Plat of Uttle Nell SW?Ain recorded May 17 2005 as Re aloft No. 510202 /7iF�W5j. FOUND RE BAR AND C/P UTILITY EASEMENT REC. 0510202 %713y CITY OF A�BI L.S.:R8613 BK. 187 PG. 101 Jy$ NORTH OF NE., ryALATED HUNTER STREE - FOUND REBAR PARCEL 3 Pft10N COUNTY 11NGRESSEGRESS AND CAP COLORADO EASEMENT) I-S. Mi 51 REC 4t35723 278.8.E i S 75°09'11° E 61.00' 1.t - CITY OF ASIPEN DEAN STREET RN;HT-0E-WAY o FOUND REBAR AND CAP UNDERGROUND UTILITY EASEMENT ' I DATE OF SURVEY Apd - December 2007 bend �suTy 200E UTI.ITY (UNDER CONSTRICTION) LS. I28643(BOWTTNESS CORNER) BK IBB PG.521 @OROACIMBR 2) DATE OF PREPARATION: D.-Iber 2007 - Jvbay 2008 N 3) BASIS OF OF BEARING A benng of S 7S'08'1!' E between the mW a and OAsbc ape moor 6m lw nwtkvw mrrr and es pArs ama d Let T 1.Amnded Plot of U.Ns SuD6viam. L S a20t5'. s anpan Moon. 87501113-E _24.6P FOUND REBAR AND CAP E 3 LS. OZ151 zI v 4)BASIS OF SURVEY: The OfBaelMpoftheCryof Aalm,MpaedoyGE.Bu&r ,dead Dwwr/m!5,l*g,Tie Pbt HandNwlhdNee (2,36 WIRESS CORNEA) Z CITY OF ASPEN o Carborniniuma, PrepMed by G.E. Buchanan, reaNed December 3, 19U w Real No. 133194, TM GPS C." MauarMd a Map Gy d UTILITY EASEMENT N Aspen, prepared by Coastal Swayed a Co., r enomed SeptemeE 23. 1999, The Fran Amwrad PW dtATe Nall Suedission, sanded May 17. 2005 m S 75°09'11 • E 60.24' 0 BIC 1e7 PG. 101 a Receptlon No 510202, The FIrW Rat of Rsaleraes at Little Neil Subdivision, remded May 17, 200E a Reaplm No. 510279, ralsa d carmb d a \FJA fn hard And tlw found survey--ft E shown. < i� = 611E o C, 5) BASIS OF ELEVATION. The pulliahed elevation of 7932.9T m the Guy of Aeon cord mwunwl based at er wom-ral. rib:aon d Gaiwu Stud ib D~ A-. pan 1. a GPS Conan Mawnwnlalon Mp d C,ly f AWo n. Ths WYW. h* le bwtlnw k d.e ism d 79M 9- S 75'O>I U • E m on eta C.MoI Ram Taber a d alp L S. rAll as ll- loner. Z 1 4.92' UII11Y m 6) Th,a survey dose rot Pon WNs a aloe eeartl� DY Soda En¢riwnng,LLC (SE) b daknmYw uwwrrp werronb d nemtl. Fw al adom�on \ T Ilsm anilrl n Nple 1 sal tr TRIe Camuhml pnpsa try, Klan Crony m`ry,rp ����T� \ A, � \ , � 11' TNssuuME CorrO wit No PCT2179DL.�elwuve, data DearrEw 10. 2007 �p•1 °lY �, -\ 0 MI 7)No props!y amen nwie sal at this era due m ongoing mMda work Yl Me via � 875a08'11•E 4, `\ `\ � BA\ e)CONTOUR INTFRva:Da(1)Ipw. m 4.10' \ \ W CITY OF ASPEN LOT 1 LOT 2 \ \ UTILITY EASEMENT 9) Humr Sbeel tau vaasd by the City of Aspen Ordnance No. B-53, Swea d 1947, aria also eahbMrd ulryesmmh arms Met rrr RESDENCESAT W �, El1�Bf18 FIRST AMENDED �\ �\ Sir 187 PG. 101 /•• \ CENTERLINE OF 3PWOE Rgh4d-Way.OWnerdp d the former Hunb Sbeat RigMapWayis listed as All Slung Corpany, LLC by er Pid. Cosy CIS Dementia. LITTLE NELL y ICI.'. A1RI8B1Q8110 I LITTLE NELL SUBDIVISION ` \ \ WATERLINEREC SUBDIVISION . _ _ 17.737 sq.e.d: 7 ` O / 10) The wbjed Property Ion n Flood Zone X. according to FEMA Flood Iauance Rate Mp No. OW97CO204 C, moised.ame 4, 1997, and h bedside to REC e510209 �1PR01lWM 0107 aweax \ - 506yeer8md Pan. :'L EP r'NCT-Urn;w 1 REC. 0510201 \� Z SURVEYOR'S CERTIFICATE 521r182gE -_ \ To Aspn SW.�gCorpany Me Ceyof AlenaM o2an County Tlbe,n insrobconkaMu dwagwdsa epraapaseami idauvwNn - - the SIte d C--, Mon this map 01 pat and be survey on srnixa t n based awe mare n Mebelala tali Vft- S1sMid DesF Rep hmb tr _ _ _ - / ALTNACSM Lab Tole Swwya'. pray staoslved and adopmd by ALTA tab NSPS n 20M, anal Mlals Mew ld 511; 13, 14 itl 17 drabs A N14.50WE _ �-_ I tlr ed slag ,in eta p10 rig City d Alm ngawnw s xi obwa 21.19 FOUND REBAR FOUND REBAR AND CAP AND CAP - _ r _ -- FCUND NAIL 7. Mornurlrnb Matadi I,a a Mama monument or wlbm b the roman) at al myw throws der mMalrydlr Ppib, ukr eseany mewed a LS. ILLEGIBLE LS. 120151 _ �_ _ µD CAP rd n and by m easing m w-nl w wMb b eta corer. (Su Sury y Nm 7 d* W-q 144.73' t 53M / ""�j. LS. LLEGIBLE / 2. Vwnity cop drwsg Me pepaty surveyed'. derma b r-by Woayp) or myo seed nlnetllwn(al. [Ths Shaoq / N75°09'11 °W 198.62' �T ea9^a ( pis eGuivelna.MEaledmplpatlm bete 3. Flood zone c Ion WO Pope, amm8on based n Federal Flood Inwma Rate M or lob cos w sal 3 �O° / / , �17s gral Pill"[Sad 9wvsy Nos 10 Utla Shoo[ A. Gnea Ind axe lend other areas A spealed by me tlierd) (Thm Shast[ 5. Cnburs do- Survey Notaa 5 I this Shan[ P� FIRSTLAMENDED and of sav�pna [Ses and LITTLE NELL SUBDMSION FOUND REBAR AND CAP ,ry / / j 8. SubetanAmI nssb mprovernn, Ir add2on b buildings) awc s ti6aaa. We. pal snasaea arming pool, eb [Shoat 21 REC a510202 LS, aI1EGIBLE 9. Pabrrg anaa and, of .taped. dw sloping and the type (e.g. handicapped. mobn.Tda. repdw, eb.) ad nmhar dpadmg space. [Shah A n� / / /r 10. kid. no! accessb a publa Way on Ina sus a dab als and drvi e, ante b ate hor antes adlarig lro wrveydf YMJ suer as to- Aps. L, Isaacsies tab . pdodo (Short 21 N.11.to) / Ors _ / Local d ebliaea deWmawd by Observed evalma [Sh k 21 13. Nina d adjwdng cra,aa d Iadla Iwa l7Ns BIwa4 UTILITY ENCROACHMENT REC. I5t0208 07 -F .fr^�,, CO r • 1/. Tho darane: s lM nearest ortenederg ,treat a desigwbd by the 3mt [Thla Shoo[ / 17 Any d wgsa in sheet right of Way ins saner conpsted w proposedand avaaabe hm pan mntrelkg jultldon Otwwvade evidence of ras-t asset w sbeWals co,uor con a repan [Not pplicabs] UTILTY EASEMENT REC. Ill LU / 18. Savvy perfisned vorn the tan 12 -to ISa Survy Not. 1 L 2, this Shrtj / ill Survey bed n local govenrmi nvrarrre sysomm [iris Shoat] GRADING AND LANDSCAPING EASEMENT, EXTENDED GONDOLA FU47A STAIRCASE CONNECTION BETWEEN ARRES 90 G ASPEN ALPS WEB" DECK AND EXTENDED GONDOLA PLAZA STAIRCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AND 0 / / COHCOMINIUAl 20. Two ten ice+, penes, save armeter at d 5 Tom eta graaal, sus evens de par. 18hrt 21 21. Show iww and hash abramp cams. [Shot 2] EXTENDED GONDOLA PLAUL AND EMERGENCY EGRESS EASEMENTS, PER RECEPTION Na 510210 AND 528410, AS THEY v FOUND REBAR FOUND FEW / AFFECT SUBJECT PROPERTY. Z AND CAP AND CAP Puwant to the Accuracy Standards a adopted by ALTA and NSPS and in effect on the data of this o"f wonagrwo . ale uldarfurewr Patti deal the L.S. CM151 L.S.1120151 Relative Posaonal Accuracy at NI suety does MI exam that whorls speafiaa hoes. In prepang eta Survey, lie underaigad has natured b the Ties / Canrat"nt prepare by RB.in County nm nee under CumNrwm No. PCT21790L, efleMbw e des Derem10, 2007. TINE TABLE N 75'09'11" W 50.00' LIKEBEARING LENGTH L1 S40.0152'E �.� SOPRIS ENGINEERING LL / Oate. 2008. Li S 15'OB'11' E 1 14.8E - CIVIL CONSULTANTS DRAWING SCALE 20 0 10 20 40 80 Mark $. Betluw Cdaabe P.L.S. No. 28643 CIRVE TABLE 502 MAIN STREET, SUITE A3 CURVE I LENGTH I RADIUS TANGENT CIORD BEARING,DELTA•�z1• CARBONDALE,COLORADO81623 ao cpwwaropawMnpwaw.m.aa�w n.nro e�naa�aryw�.w,�,wae,yan«,Me,.rwAr,maww. 4.0s 14av z0s 40r sn•2�w 1sIIaF},I Pone ar $ar. sapaanw.am rnate®uaAwma a 11ESiaE,'EmaBIC®rO1E MW arlfMnlanletlEw (970) 704-0311 a= mA rar.awna beta. aema SGDriSOSODiisenamm 2f0ac On 0144,0e aoao_Exlvr.mm.v • • , NEW WINDOWS /WINDOWS ROLLING STORAGE ROLLING STORAGE 1C SHELVING ABOVE ROLLING STORAGE SLIDING OR OVERHEADDOOR - TSD NEW W NDOWS NEW 13ENCIffS BEVERAGE COUNTER LOCATION, TBO SKI CONCIERGE NEW FINISHES NEW INNDOWS NEW WINDOWS EXTERIOR 0 HOTEL GUES" CORRIDOR PROPOSED PLAN TRUE 1 SKI CONCIERGE FLOOR PLAN NORTH NORTH A2.2 SCALE: 111' = 1'-0' q M rowland + broughton architecture and urban design 234 .. Mpl Y eve. 1930 Nets.L see 2W open, m SIB" denier, m 90202 970.SH.9008 v 303.309.1373 v 970.5M.34731 303.308.1375 f I.sue' 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO. 21458.00 DWG FILE: 21458_A2-2_ENLARGED PLANS.dwg SHEET TIME PROPOSED SKI CONCIERGE FLOOR PLAN SCALE: 1 /2'=1'-0' A2.2 i 0 s EXISTING 1 SKI CONCIERGE FLOOR PLAN A2.2e SCALE: 1/2— 1'.T rowland + broughton architecture and urban design 234 e. bopNns — 1 W blab at, sb 2W aspen, . 81911 tlen— . W202 970.'" 9008 v 303.300 1373 v 970.544 3473 ( 303.309. 1375 / Consubants Inue: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 21453DO DWG FILE: 21458_A2-2e PLANS.dag SHEET TrlE EXISTING SKI CONCIERGE FLOOR PLAN SCALE: 1/2"=V-0" A2.2e • � -Q � .�► � 9 � 9 0 4 - - _ - - - - 02 \. STORAGE O TSTORAGE STORAGEd 1 I ' - 1111W - - STL 4 STORAGE STORAGE / ;1- - — - - -- - - — - --- — —^— - (D TORAGE STORAGE ' STORAGE 0 PARKING cl STORAGE / - }}} ITS ELEV. ROOM 02 ELEV. STORAGE / J / STORAGE d PUMP ROOM I� ELEV. —. n - O �j STORAGE (� Y/ O O - I O Op Q rowland + broughton architecture and urban design 2M e. M1pdm ava. 1830 dab aL M 200 aqw. w 81611 d —. w 80202 970.W'9008v 303.308 1373 v 970.5&1.U731 303.308.13751 lasue: 01-30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO'. 21458.00 DWG FILE. 21458_A2-00-P2 PLAN.dwg SHEET TITLE PROPOSED P2 LEVEL FLOOR PLAN SCALE: 3/32"=1'-0- A2.00 itm GL CONSERVATION -` S P A r •✓ice �..'��� A' t l v ik Y _ , r i� .. '• K+%%��0".rrt�i9.';N,itsf�_t�"�Y4f�l�ilii+. , , ' ' ! i •�:1C r„ m co E O O ry T 9 11 A FCO oD12 , 2W-. OSLLI PEPIN.., 7 FIL' . Agreement to Pay Application Fees An agreement between the amity of Aspen (--L;ity ) ana Property Aspen Skiing Company Owner ("I"): Address of 675 E. Durant Avenue Property: Aspen, Colorado 81611 (subject of p application) FEB 1 Phone No.: 970-923-8752 Email: Billing Aspen Skiing Company Address: PO Box 1248 (send bills here) Aspen, Colorado 81612 I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ 0 flat fee for Select Dept $ 0 flat fee for Select Dept $ 0 flat fee for Select Dept $ 650 flat fee for Flat Fee 3 (Admin GI For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 0 deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. I n City of Aspen: Property Owner: K,1.0 �'Aj Chris Bendon Community Development Director City Use: 650 ��%� Qo Fees Due: E Received: $ Name:�A V l d n Title: UP plawild %r'iV�/1��� 0 • rowland+broughton architecture / urban design / interior design 05 February 2015 Justin Barker City of Aspen Community Development RE: The Little Nell GMQS Exemption Administrative Review aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit www.rowlandbroughton.com Please find the attached document submission for the remodel and addition to The Little Nell Hotel. This project is located at 675 E. Durant Avenue. This is an addition to the Ski Concierge and an interior remodel of the Back of House of The Little Nell. The intent is to modernize/update the existing back of house offices, kitchen and employee areas and enlarge/remodel the existing Ski Concierge. Ski Concierge: The exterior addition will match the existing materials and forms of The Little Nell. There will reconfigurations and additions to the existing fire suppression system. All the new windows/doors will be energy compliant and will meet or exceed City of Aspen standards. The landscape/bocce courts will be reconfigured and re -vegetated. A drainage plan for the disturbed area will be submitted to the City of Aspen Engineering Department with the Building Permit. Additional Net Leasable Exemption Remaining: 277 SF Additional Net Leasable Requested: 230 SF Additional Floor Area Exemption Remaining: 250 SF Additional Floor Area Requested: 250 SF Back of House: The interior accessory use spaces on the Main Level and P1 level will be reconfigured and renovated. All accessory use spaces are accessory to the hotel use and there are no proposed changes in use. This includes the office for Accounting, Human Resources, IT, Food and Beverage, Employee Lockers and the main commercial kitchen used for the restaurant Element 47 and room service. This also includes reallocating the parking spaces, resulting in no net loss of parking spaces. The addition of storage in the basement has not been calculated towards FAR as the space is completely below grade. We included the existing and proposed drawings to clearly see the scope of work. Please let us know if you need and clarifications or questions per the documents. Please reference the SPA, Precise Plan for the Little Nell Hotel dated December, 1985 for additional information. Thank you for your efforts in reviewing this application. Dana Ellis, LEEP AP Rowland + Broughton Architecture Page 1 of 1 • LJ 'I Am rowland+broughton architecture / urban design / interior design TRANSMITTAL Project: The Little Nell Subject: Land Use Application Date: 5 February 2015 To: Justin Barker From: Dana Ellis, Rowland+Broughton Via: Hand Delivery Attachments: See Below aspen 234 a hopkins ave, aspen co 81611 + t 970 544 9006 denver 1830 blake st, ste 200, denver co 80202 + t 303 308 1373 visit wvvw.rowlandbroughton.com If you do not receive all attachments listed above please call immediately. Dear Justin, Please find enclosed: 1. Copy of the Pre -Application Conference Summary 2. Land Use Application 3. Signed Fee Agreement with a check for $650. 4. Dimensional Requirements Form 5. HOA Compliance Policy 6. Authorization and Ownership Disclosure 7. Vicinity Map 8. Parcel Detail 9. Survey for Reference — Scope <1,000 SF 10. Description of Proposal 11. Applicable Drawings: • AO.2 FLOOR AREA AND PARKING CALCULATIONS • A2.00e EXISTING P2 LEVEL FLOOR PLAN • A2.Oe EXISTING P1 LEVEL FLOOR PLAN • A2.1e EXISTING LEVEL ONE FLOOR PLAN • A2.2e EXISTING SKI CONCIERGE FLOOR PLAN • A2.00 PROPOSED P2 LEVEL FLOOR PLAN • A2.0 PROPOSED P1 LEVEL FLOOR PLAN • A2.1 PROPOSED LEVEL ONE FLOOR PLAN • A2.2 PROPOSED SKI CONCIERGE FLOOR PLAN Thank you and please be in touch with any questions! Dana Ellis Rowland+Broughton Page 1 of 1 • P_ G10 IS,-iLi �000 CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Justin Barker, 970.429.2797 DATE: 1.7.2015 PROJECT: 675 E. Durant Street (Little Nell) REPRESENTATIVE: Gert van Moorsel REQUEST: GMQS Administrative Review DESCRIPTION: The Applicant would like to expand the existing ski concierge area by bumping the space out approximately 7'. An administrative approval may be granted if the proposed expansion involves no more than five -hundred (500) square feet of net leasable space and no more than two -hundred -fifty (250) square feet of Floor Area. This exemption is cumulative. The Little Nell has previously been granted exemptions for a total of 223 square feet of net leasable space. This leaves 277 square feet of net leasable and 250 square feet of Floor Area eligible for exemption. No employee mitigation is required if the expansion is under these thresholds. Additionally, the Applicant would like to reconfigure several accessory use spaces within the basement, ground floor kitchen, and gondola ticket and restroom areas. This includes expansion of the existing fitness and spa, and relocation of parking spaces. The Applicant has represented that there will be no net loss of parking spaces. The remodeling of existing lodge development is exempt from growth management under Section 26.470.040, provided that no additional net leasable square footage or lodge units are created, and there is no change in use. These uses are all considered accessory to the lodge. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%2OFees/2013%20land%20use%20app%20form.pdf Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use-Code/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.470.040.6 Remodeling or replacement of existing commercial or lodge development 26.470.060.5 Minor expansion of a commercial, lodge or mixed -use development 26.575.020 Calculations and Measurements Review by: Staff for complete application Staff for determination Public Hearing: None Neighborhood Outreach: None Planning Fees: Planning Deposit — Administrative Review ($650 flat fee) ASLU GMQS 675 E Durant (Little Nell) 2737-182-50-101 • Total Deposit: $650 To apply, submit the following information: ❑ Completed Land Use Application and signed fee agreement. ❑ Pre -application Conference Summary (this document). ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ HOA Compliance form (Attached) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. ❑ Written responses to all review criteria. ❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: ❑ 2 Copies of the complete application packet and, if applicable, associated drawings. ❑ Total deposit for review of the application. ❑ A digital copy of the application provided in pdf file format. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 2 Agreement to Pay Application Fees An agreement between the t; ana Property Aspen Skiing Company Phone No.: 970-923-8752 Owner ("I"): Email: Address of 675 E. Durant Avenue Billing Aspen Skiing Company Property: Aspen, Colorado 81611 Address: PO Box 1248 (subject of (send bills here) application) Aspen, Colorado 81612 I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $0 flat fee for Select Dept $ 0 flat fee for Select Dept $ 0 flat fee for Select Dept $ 650 flat fee for Flat Fee 3 (Admin G1 For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 0 deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. I City of Aspen: Property Owner: 61LA) Chris Bendon Community Development Director City Use: Fees Due: $ 650 Received: $ Name:-N V 1 GI 60V �I 0 Title: Uf PlUwria + ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: The Little Nell Applicant: Aspen Skiing Company Location: 675 E. Durant Avenue, Aspen, CO 81611 Zone District: CC - Central Core SPA - Specially Planned Area & C - Conservation Lot Size: 64,984 sf Lot Area: N/A - SPA (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: 230 SF add i 4-i o naJ Number of residential units: Existing: N/A Proposed.• Number of bedrooms: Existing: N/A Proposed: Proposed % of demolition (Historic properties only): N/A DIMENSIONS: Floor Area: Existing: Allowable: Proposed: 150 F 6-J44ion41 Principal bldg. height: Existing: Allowable: Proposed: Access. bldg. height: Existing: Allowable: Proposed: On -Site parking: Existing: Required: Proposed: % Site coverage: Existing: Required.• Proposed: % Open Space: Existing: Required: Proposed: Front Setback: Existing: Required: Proposed: Rear Setback: Existing: Required.• Proposed: Combined F/R: Existing: Required: Proposed: Side Setback: Existing: Required: Proposed: Side Setback: Existing: Required: Proposed: Combined Sides: Existing: Required: Proposed: Distance Between Existing Required: Proposed: Buildings Existing non -conformities or encroachments:�NZA Variations requested: Ir -I Ah Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Name: DA V I d Ur vi r I Owner ("I'T Email: Phone No.: dG0✓�I� 45P1SriDvJvUt�sS.[ivt� �O 123 t75) Address of Property: 675 E. Durant Avenue (Little Nell) , Aspen, CO 81611 (subject of application) I certify as follows: (pick one) 9 This property is not subject to a homeowners association or other form of private covenant. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. Evidence of approval is attached. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public do ment. Owner signature: / a e: Owner printed name: NJ or, %U" t G Attorney signature: date: Attorney printed name: ATTACHMENT 2 —LAND USE APPLICATION PROJECT: Name: The Little Nell Location: 675 E. Durant Avenue, Aspen, CO 81611 Subdivision: Little Nell Sub Lot: 1 &2 (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) 273718250101 APPLICANT: Name: Aspen Skiing Company - Gert VanMoorsel, Dana Dalla Betta - Project Managers Address: PO Box 1248, Aspen, CO 81612 Phone #: 970-923-8752 REPRESENTATIVE: Name: Rowland+Broughton Architecture - Dana Ellis, Project Manager Address: 234 E. Hopkins Avenue, Aspen, CO 81611 Phone #: 970-544-9006 TYPE OF APPLICATION: (please check all that apply): 0 GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use ❑ GMQS Allotment ❑ Final PUD (& PUD Amendment) ❑ Text/Map Amendment ❑ Special Review ❑ Subdivision ❑ Conceptual SPA ❑ ESA — 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Final SPA (& SPA Margin, Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane ❑ Commercial Design Review ❑ Lot Split ❑ Small Lodge Conversion/ Expansion ❑ Residential Design Variance ❑ Lot Line Adjustment ❑ Other: ❑ Conditional Use EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) The Little Nell is a lodge building that contains hotel rooms, 2 restaurants, accessory functions and offices and some retail spaces. PROPOSAL: (description of proposed buildings, uses, modifications, etc.) The Little Nell would like to expand the existing ski concierge by approximately 7'-0". The back of house areas including offices, kitchen, restrooms and gondola ticket office will be reconfigured and remodeled. Have you attached the following? FEES DUE: S 650 0 Pre -Application Conference Summary ❑ Attachment # 1, Signed Fee Agreement ❑ Response to Attachment #3, Dimensional Requirements Form ❑ Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards ❑ 3-D Model for large project N/A All plans that are larger than 8.5" X 11" must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre -application conference summary will indicate if you must submit a 3-D model. • • SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK January 28, 2015 City of Aspen Community Development Department 130 S. Galena Street Aspen CO 81611 Reference: GMQS Administrative Review 675 E. Durant Avenue ASPEN &SNOWMASS, ASPEN SKIING COMPANY Lot 1 and Lot 2, Little Nell Subdivision (Parcel ID 2737 182 50 102) To Whom It May Concern: I am an authorized representative of Aspen Skiing Company and an attorney licensed to practice in the State of Colorado. The subject property referenced above is owned Fee Simple by Aspen Skiing Company, a Colorado limited liability company. Aspen Skiing Company hereby consents to the filing of the above referenced Land Use application. In addition, Aspen Skiing Company authorizes Rowland + Broughton and their employees to act on behalf of the applicant. As always, please feel free to call me if you wish to discuss any of the contents of this letter. Sincerely; vi Cl Associate General Counsel P.O, Box 1248 Aspen, CO 81612.1248 970.925.1240 www.asponmmmass.com 43.I«a-Aft)111aP•va 0 Pitkin County Assessor Parcel Detail Information Assessor Property Search I Assessor Subset Query I Assessor Sales Search Clerk & Recorder Reception Search I Treasurer Tax Search Search GIS Map I GIS Help Basic Building Characteristics I Value Summary Parcel Detail I Value Detail I Sales Detail I Residential/Commercial Improvement Detail Owner Detail I Land Detail I Photographs Tax Area Account Number 11 Parcel Number Property Type 2014 Mill Levy 001 R012297=1 273718250101 LODGE 33.542 Primary Owner Name and Address kSPEN SKIING COMPANY LLC 'O BOX 1248 \SPEN, CO 81612 Additional Owner Detail Business Name ITTLE HELL HOTEL Legal Description Subdivision: LITTLE NELL SUB Lot: 1 LITTLE NELL HOTEL Location Physical Address: 75 E DURANT AVE ASPEN Subdivision: ITTLE NELL SUB Land Acres: .000 Land Sq Ft:64,984 2014 Property Value Summary Actual Value Assessed Value Land: 20,000,000 5,800,000 Improvements: 1 24,145,5001 7,7070 2,200 Total: 44,145,50011 12,802,200 Sale Date: Sale Price: 0 0 Additional Sales Detail Basic Building Characteristics Number of Residential Building 10 Number of Comm/Ind Buildings: Commercial/Industrial Building Occurrence 0 Characteristics LODGE UNDERGROUND PARKING: 1,288 LODGE FOURTH FLOOR: 16,312 LODGE BSMT: 6,034 LODGE FIRST FLOOR: 19,032 LODGE SECOND FLOOR: 20,182 LODGE THIRD FLOOR: 1122,340 Total Area: 11103,683 Property Class: ODGMG-IMPROVEMENTS Actual Year Built: 111990 Effective Year Built: 111995 Quality of Construction: VERY GOOD Exterior Wall: ERY GOOD Interior Wall: I VERY GOOD Neighborhood:[ASPEN LUXURY LODGE Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2014 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. - ALTA/ACSM LAND TITLE SURVEY OF: A PORTION OF LOT 1 AND LOT 2, - - 7 FIRST AMENDED LITTLE NELL SUBDIVISION ..;Pen ;- SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO SHEET 1 OF 2 •� - • $ DLRAAT AVENUE RIGHT: -WAY (BASIS OF BEARING) S 75-09-11- E 220.00' _ PARCEL: SITE BENCHMARK FOUND P.K AND FOUND Rl FOUND REBAR AND CAP FOUND REBM EC 4'35723 - S \ . SHINER �� �. AND CAP L.S. 128643 L.&SM151 ELEV.z7M.9l' I S 420151 (TIE ONLY) S SB'29 W W 8.48 'J Ilk PARCEL 1 NORTH OF NE_L CONDOMINIUMS O - REC 0135723 0 - - o VICINITY MAP BASIS OF ELEVATION 111 SCALE -20W FOUND CRY MONUMENT AT THE FOUN CITY MONUMENT AT THE APPROAUMATE y LOT I 'Mo1 APPROXIMATE INTERSECTION OF INTEF SECTION OF GALENA STRI ET AND FIRSTAMENDED PROPERTY DESCRIPTION GALENA STREET AND OURANTAVENUE .a H 9AVENUE T ASPEN SKIING COMPkN, LITTLE NELL SUBONI SION ElEV•7932W, Z 81.492 1 Fret Plat May mFyN,{y. CITY OF ASPEN sows Lot and Lai 2 -ding de he Amended of Life Nell Suadv aon recorded 17 2005 as Recedfon No. 510202 FOUND REBARAND CAP LTIUTY EASEMENT REC.a510202 LS. RB643 PG. C'TY OF ASPEN BK. 187 fOi Jot$ NORTH OF NELL (VACATED HUNTER STREET FOUND REBAR -AlCOLORADO PfTKIN COU4-Y n 'G ;INGRESS,EGRESS ANDS EASEMENT) L.S. 120151 RED $135723 278.Be Op - - - --- -- - - - - - ---- - --- - - 1 S75°D9'11'E 61.D0' i 1-------------- SURVEY NOTES CITY OF ASPEN DEAN STREET RIGHT-OF-WAY o FOUND RERAR AND CAP UNDERGROUND UTL EASEMENT ' I DATE OF SURVEY'. April - Dam i 2007 and Janay 2008 1I1111TY (UNDER CONSTRIICTIDN) o US. Ill (&(r Wg E55 COMM BK 19B PG. St1 BltliDaOYENT N 2) DATE OF PREPARATION[, DewnOr 2007Janusy, 200E T\ m n ffi ffih 3) BABABI� L F1O, Fnl RING d Pbmft oIeSNe1 W 15Wdu bot Qn h 5' a lbws Mreon� ro MNBte nath.eat m atl the n&tma 57SW13� 24.60 FOUR REBAR AND CAP \ \ w LS. f1U151 :t I v 4) BASIS OF SURVEY. The Olin Map of the City of Asian, prepared by G.E. Bhntnn, deed Demea 15, 1959, The Plot Pan of Nam of Ned (2.9W 1IATNF.A9 CITY o CORNER) Z i Caado , prepared by G.E. Buchan. recorded our 3, 1988 tetras No. 133194, The CAPS Ca1ha Mncorded an Map a Clly d \ • �\ UTILITY EASENEH7 EASEMENT inter 2 Aspa1, prepared q Drertl Banal 6 Co., rtnaad September 23. 1999, The FiretAmaded PW ol LMe Ne1980ivladrk recorded May 17 20co of props a S 75°0511" E 60.24' BIL 197 PG. 101 I 0 Faceplate No. 510202. The Final Plal of Residences at Ude Nall Subdiana , remand May' 7, 2705 in Recoprlatn No. 51 U09, arias occur she d record and hu found ermay mmamata As Va- Q 14.T8 o M^f _ 5) BASIS OF ELEVATION. The published tlevation of 7932.9T on are Cy d Aepal mtoa rrauneM Imhb m tic appmneb nbnxtion d Cdara N \ \ Sal l ertl Duril Avenue, pan the seal CPS Coned MonumedBlion Map of CRy of Aapm. TNa associated a boll aid bndnbh de imal of 7935 9- -E S 75'09•y1' E - d cap L S 41 as shown 11ancn an Oa ContrailPant rebaid z h 4.97 ` \ \ B) This -" done not c nsbNte a tide search by Sopr% Englneenng, LLC ISE) b delerrnne darse" or aaMnnala d rerad. For all lrtamaoon mgadi g Yncmans, nghtsal-way and la bale of record. SE rated upon he ikaru *ad in Nob 4 ad Ne TO CanMneht prepared by Plan County REC. ' \ h ` \ , y TNa a & Cmmahnat No PC'21790L, eBecblB oat. Decanter 10, 2007 �h '� W \ \ '\�\ 7) No bropeM bamxs wnra site at this dine due b agang anstru6n auk in Nib sea S75*09'11"E \ 8)CONTOUR INTERVAL :0.(1)boL 4.10' CITY OF ASPEN LOT 2 \ ` \ UTILITY EASEMENT 9) Hunter Sheet was vaatad by the City of Aspen Ordnance No. B-53. Snee .11947. wadi aao esaaated haSY man - a soon the bmbr RESDENCES LU EASEMENTS FIRST AMENDED \ \ BK 187 PG. 101 / RighRd W4Y. Ownership of the loaner Hunter Street Right-o4Wey is Ibtad cue Aspn Slang CompnY LLC by ale P1tl®Canty GAS OePshned UTTLE NE__ Q RFC. 0510216 B 05MI0 I LfITLE NELL SUBDNISION 1 CENTERLINE OF 30' WOE WATERLINE EASEMENT SUBDIVISION p OAS THEY AFFECT 17,737 so I'` REC. 1510201 / The auopd adDenY Las n Flood here X acratdng m FEMA Flood '.nurance Fab Map No. ^$097CO201 C. nexaad Aro 4, 19D. and b ounce M REC 0510209 `v SU&IECT PROPERTY) 0 407 aaaax \ - - _ _ rA0'yev B°°d peon S (UNDER CC'r,:.'a'.:'-^r, , _ REC. N510202 \ � � _ Z \� - - _ SURVEYOR'S CERTIFICATE N75°09'11"W 5.21' an _ ' - _ - 3�1�•E - - _ _ To. Aspen Skkng Canpny, to City of Aspen and Ftitln Canty Tab, Inc. Than bon* tW ate uldersil .. repabrad pmfelsW Isd surveyor in ale state at Calibrated: that this map a plat and ate survey an which it a based were made in e®Nsee wlh'kYavn Standard Dealt RepMn4lay _ -' - - ALA SM L� 711.Suveye', joidry eatablelud aid adopad by ALTA aid NSPS n M. sad lrnsdea lens 1-5, 8-11a, 13,14 ad 17 efTehlaA N 14°50'49° E _ _ ` I a°^g Io1� T9 GNaAgel lepNsrwAentolav[ 21 .19' FOUND RESAR FOUND REBAR AND CAP AND CAP _ - - - v - FOUND NAIL /_ 1. Masumenb placed (or a reference monument or wares to the comer) at ail mW canes olalb baeday ate prspedy, unless already marked a LS. ALLEGIBLE L S 120151 _ _ .' AND GAP referenced by an edstlng monumarlt axNneae b the inner. (bee Burry Mae 7 tlMe BMat) VA.78 t 53M / "y'i• L.S. ILLEGIBLE 2. Yhdrny rap amnrg ter proparry surveyed n rdance b wrty ApNnvrylel or nlaja Peel lraaee6atrVe1. [ alwtl N75°09'11 °W 198.6Z' /a ~a70. 3. Flood zee Oesgnation (wish proper nwa9on based on FOdaN Food I, -Rae Maps a No sale a loco( prsyssw. by ease] rap braoon and OT 3 Oy, / / / gypNc pbttng sty; [Ses aunt' Note 10 M Shmq 1. Grose Iona ere (era otlher sea. t aped6 ] by ire derrt) [ma SIw] FIRST AMENDED 7) P 5. Conm,m and saber d elnvatiou. (Sr Survey Maas 5 and B Min lMatl LITTLE NELL SUBDIVISIONSUBDIVISIONFOIRD fE9AftAND GIP •ry / / W. [Shee B. Subste�vmbb Impnov to In addiecn'o baling,) sun ee m®rds. a^ pwM% Obsidians,Obsidians,smani Pons, e10 t it REC 4SIG202 LS. ALEGIBIE 9. Pam rig seas atd. d is pad. the sNprng and nil type (e:g. h dcapped. mcbm ift. mgL&, eb) sd manta r pslag epacoe. (Shed 21 / 10 Indirabn of access to a putic way n land such as orb cuts and driveways, and bad hen wabm ad)onrg ale surveyed hart vat as boat sups, �O. •00 / / launchesto rs ad dadcs. [Shad °ry 1' I.) Locaban at uMeea -awned by Observed eadam (Sheet 71 3 N- d Adjoining Mind white rrA Sh.4 UTILITY ENCROACHMENT REC. 1610T08 re� 4.dMaco(Tatee 17. Anychanges b street nglt d way lines eiNer W mplead a prapased, and availade hem. ate anboNng juhedloNon. Obarvade eYdaha: d ne ant / > Iepai's�tl t [Se UTILITY EASEMENT REC 0610202 W /r 18 Survey ~ Survey rry Mabw 1 & 2, Ma Shaaq GRADING AND LANDSCAPING EASEMENT, E3TENDED GONDOLA PLAZA STAIRCASE CONNECTION BETWEEN APIES Sq o / ASPEN A1P$ WEST 19. Surrey and .,.el goermmt rammed ayesen. [This Steel 20. Tree: bceben, spedee, bunk dhemeer e16.5 Mom he gmW, send ears adpAe [Shaer A DECK AND EXTENDED GONDOLA PLAZA STARCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AID ;O / CONDOMINIUMS 21. Slaw snow and bashataap ar aa. (Shwt 2) EXTENDED GONDOLA PLAZA AND EMERGENCY EGRESS EASENEINTS, PER RECEPTION N. 510216 AND 5254%AS THEY ? FOUND RFRAR FOUND REBAA ° AFFECT SUBJECT PROPERTY, Z ANC CAP All CAI / / Panamint m it. Accuracy Standards as whi by ALTA end NSPS and in afted or the oat d the erlicaddr. he udaegred fi Tor -15 That he L.S 420151 L 5. 42015' RelaMe Paveowl Aavmry d tlIa survey does rat armed Mat weir a spea5ed martin. n preparg ale Shrvey, ale uMxagrM nos mkmd b he Tdk Canmlhnnt prepared by Phln County Title rider Danmibtea No. PCT21790L, eBemva data December 10, 2007. LINEBEARIIC TABLE N 75°09'11" W 50.00' LINE / L2 S �'„ E ;,':7 SOPRIS ENGINEERING LL / oar-. 2008 - CIVIL CONSULTANTS DRAWING SCALE 20 0 %0 a0 e0 Colorado PUS Mark S Becker . . No28M CURVE TABLE 502 MAIN STREET, SUITE A3 race 0aamcaauoowan.aeaea. saner e4tn haw a«Y dssna,tr vwkEvemu,raeslrwe Arles tor, nil. LENGTH weAB rwDENr cNam BFARBIG oflrA CARBONDALE, COLORADO81623 CI 1.04 14.98 20h IOp S72'2N3TW 1s•'!t' IaFt3T; oecuaararasar. aao even w.ANr,a.,ore.�uaraYrhsha-e (970) 704-0311 tea• me ,ate Aare. ee ea.aanm awe wa rd New nib Ire win or fON11e'°°' sopris@sopriseng.com atel + alienate am( -Et ddl)i _ w ALTA/ACSM LAND TITLE SURVEY OF: lw A PORTION OF LOT 1 AND LOT 2, FIRST AMENDED LITTLE NELL SUBDIVISION SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6th P.M CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO - -, ..,-. .37 -71166 — — — — — — — Ac 7I50.5T f� 7 DOORWA sLa BLnPE MRIfi,CTI Box LANDSCAPE SKI SLOPE 7$ 1 GRADING AND LANDSCAPING EASEMENT. EXTENDED GONDOLA KAZK STAIRCASE CONNECTION BETWEEN APRES SIO DECK AND EXTENDFJ3 GONDOLA PLAZA STAIRCASE CONNECTION BETWEEN RESIDENCES RETAIL PROMENADE AND EXTENDED GONDOLA PLAZA AND EMERGENCY EGRESS EASEMENTS, PER RECEPTION Nn 510216 AND 52I4'0. AS THEY AFFECT SUBJECT PROPERTY. UTILITY ENCROACHMENT REC. #51a IB UTILITY EASEMENT REC f51= 285 N75'09'11'A `_' \ 156.I7 LINE TABLE CURVE TABLE 11NE BEAPJNG LENGTH CURVE LENGTH RADAIS TANGENT CHORD BEARING DELTA L1 S40101WE 24.W Cl l.BS' tI.0 20f A.00 S7r2I77W is -=I- 575'OP11'E 1/LIB 1 i ~.. -• '. �S0.S•tg73—� - �--- __- FF HOTEL DRAWING SCALE '0 0 5 10 20 40 NFl:EfI t�=Lot SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE,COLORAD081623 (970)704-0311 sopris@sopriseng.comMMMOMMMM o 1 LEVEL P1 DEMOLITION PLAN A0.2 SCALE: 1H6'=1'-0' FLOOR AREA CALCULATIONS CODESUMMARY CITY OF ASPEN LAND USE CODE SECTION 26.575.020 CALCULATIONS AND MEASUREMEMS. MEASURING FLOOR AREA. IN MEASURING FLOOR AREAS FOR FLOOR AREA RATIO AND ALLOWABLE FLOOR AREA THE FOLLOWING APPLIES. GENERAL FLOOR AREA SHALL BE ATTRIBUTED TO THE LOT OR PARCEL UPON WHICH IT IS DEVELOPED. IN MEASURING A BUILDING FOR THE PURPOSES OF CALCULATING FLOOR AREA RATIO AND ALLOWABLE FLOOR AREA, THERE SHALL BE INCLUDED ALL AREAS WITHIN THE SURROUNDING EXTERIOR WALLS OF THE BUILDING OR POTION THEREOF. THEN MEASURING FROM THE EXTERIOR WALLS, THE MEASUREMENT SHALL BE TAKEN FROM THE EXTERIOR FACE OF FRAMING, EXTERIOR FACE OF STRUCTURAL BLOCK EXTERIOR FACE OF STRAW BALE, OR SIMILAR EXTERIOR SURFACE OF THE NOMINAL STRUCTURE EXCLUDING SHEATHING, VAPOR BARRIER, WEATHERPROOFING MEMBRANE, EXTERIOR -MOUNTED INSULATION SYSTEMS, AND EXCLUDING ALL EXTERIOR VENEER AND SURFACE TREATMENTS SUCH AS STONE, STUCCO, BRICKS, SHINGLES, CLAPBOARDS OR OTHER SIMILAR EXTERIOR VENEER TREATMENTS. IN COMMERCIAL CALCULATION SUMMARY - FLOOR AREA PROPOSED NEW FLOOR AREA SKI CONCIERGE 250 SF TOTAL 250 SF 3 SKI CONCIERGE - FLOOR AREA CALCULATION A0.2 SCALE: IM'= 1- PARKING SPACES - EXISTING SPACES 118 SPACES TO BE REMOVED 3 PARK SPACER TO BE ADDED 3 SPACES BE PROPOSED SPACES 118 NOTE: NO CHANGE IN OVERALL NUMBER OF PARKING SPACES. 1 LEVEL P2 PROPOSED FLOOR PLAN A0.2 SCALE: 1116'=1'-0' 4 SKI CONCIERGE - NET LEASABLE CALCULATION A0.2 SCALE. 11" = V-1' NET LEASABLE CALCULATIONS CODE SUMMARY CITY OFASPEN LAND USE CODE SECTION 26.575.020 CALCULATIONS AND MEASUREMENTS. MEASUREMENTOF NETLEASABLECOMMERCIAL SPACE, THE CALCULATION OF NET LEASABLE SPACE SHALL INCLUDE ALL INTERIOR SPACE OF OF A BUILDING MEASURED FROM INTERIOR WALL TO INTERIOR WALL INCLUDING INTERIOR PARTITIONS AND INCLUSIVE OF ALL AREAS WHICH CAN BE LEASED TO AN INDIVIDUAL TENANT INCLUDING OFFICES. HALLWAYS MEETING ROOMS, DISPLAY AREAS, SHOWROOMS, KITCHENS, DINING ROOMS, BATHROOMS, STORAGE, STORAGE ROOMS, WALK-IN REFRIGERATORS OR FREEZERS, CHANGING ROOMS, WAITING ROOMS AND SIMILAR SPACE WHICH MAY BE LEASED TO A TENANT. THE CALCULATION OF NET LEASABLE SPACE SHALL EXCLUDE COMMON AREAS OF A BUILDING NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT SUCH AS COMMON BATHROOMS, COMMON STARWAYS, COMMON CIRCULATION CORRIDORS, COMMON MECHANICAL AREAS, COMMON STORAGE AREAS OR SIMILAR COMMON SPACES NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT. NET LEASABLE CALCULATION SUMMARY - NET LEASABLE ADDITIONAL ALLOWABLE NET LEASABLE 277 SF PROPOSED NEW NET LEASABLE SKI CONCIERGE 230 SF TOTAL 230 SF rowland + broughton architecture and urban design ZK a. MoPkm— 1M Mahe K as 2W aspen, m 51611 d— m W292 970.5449008 v 3M.308.1373 v 970.544:34731 303.305.13751 C—ftan laws: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO. 21458.00 DWG FILE: 21458_A0-2_AREA AND PARKINGAwg SHEET TITLE FLOOR AREA AND PARKING CALCULATIONS SCALE:1l4'=1'-O' -- 0 it rowland + broughton architecture and urban design 2m .. bopb m. 19M blab s4 m 200 aspen. m $1611 damp, m 90202 970.544.9006 v 303.308.1 J73 v 970.544.3473 f 303.306.13751 Cannubnb IssW: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 61611 PROJECT NO: 21450.00 DWG FILE: 21456_A2-006_P2 PLANS.dw9 SHEET TITLE EXISTING P2 LEVEL FLOOR PLAN SCALE: 3t32'=1'-0' A2.00e B 0 rowland + broughton architecture and urban design 234 e. I,oplm. — ,930 d.k ft 200 ."—. o0 91911 denier, w 9=2 970:544.9M v 303.305.1373 v 970544 34731 303.305.1375 / C00 Wft laaue: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 21458.00 DWG FILE: 21459_A2-0.-PLANS.dwg SHEET TITLE EXISTING P1 LEVEL FLOOR PLAN SCALE: 3/32'=1'-0' A2.Oe • LOCCLU KER • LOCKER HALL _ -- O LOCKER qHALL 0 iI--YFG�Lr—i�Jlua MENS O WOEEMS O 0 0 O SERVICE 'ORRIDOFi ._. STAILOCKER _ Nt 13 v LOBBY & HALL 0LOCKER ffl • 0 i O O O STORAGE� / STORAGE O i / \ p / KITCHEN \ \� COOLER O O O II o O O / PASTRY ® u WATATI IT STAIR p / BANQUET • � / KITCHEN KITCHEN PRIVATE DINING • • • O O Q o / j • DRY STORAGE / / O M O LOLOBBV �� � RETAIL 6- � � DINING -p \ \ OFFICE O O O- . RETAIL O \ \ \ MOUNTAINSTORAGE \ \ \ \ • STORT UPPER ��. p = O UM FL MEZ \ _ \ O O LUG GE TOR HALL ` — 0 -0 OO 0 \\ \ ERAT / / ALPINE \ \ RECENING // LOBBY SER ROOM GALLERY DOCK V ENTRY LOBB OFF�IC LOADING 0 IR HALL A / BK O HALL • -®- OFFICE BACKHR BESH 0 � H j O O RECEPTION MEN p .� O O% © - - - -- - - - o o O ® F o 0 rowland + broughton architecture and urban design 231 e. Iroykkte 1830 - st, - 2W Y ' m 81811 ""1, 1 1202 970.814.900E v 303308.1373 v 970.5 .34731 303. 308. 13751 Issue. 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 2145E.00 DWG FILE: 21458_A2.1a_PLANSAwq SHEET TITLE EXISTING LEVEL ONE FLOOR PLAN SCALE: 3132'=1'-O' A2.1 e i • 0 0 EXISTING 1 SKCONCIERGE FLOOR PLAN A2.2e S— I-=r-0• rall WA Imo\ rowland + broughton architecture and urban design 234.. h Wl 183 — 0 w n, M 200 m 81611 d—. m 8=2 970.544.9006 v 303.308.1373 v ...W 3473 f 303.308 1375 1 Issue: 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 21458.00 DWG FILE: 21458 A2.2._PLANS.Avp SHEET TIRE EXISTING SKI CONCIERGE FLOOR PLAN SCALE: 1l2'=1'-0' A2.2e ® o o o 0 0 4 .o LOWtEvv- a2 �O srO STORAGE I� STORAGE STORAGE 0 ELEV. /t O STAR 111 I� J O . STORAGE t STORAGE� STORAGE- O STORAGE / STORAGE PARKING x / STORAGE ® MACHINE - '\ ROOM _ - - - - - - - - - - - ELEV. STORAGE O i \ STORAGE O - - - - ELEV... - _- O ® SWARKNG CE� yO -- - -O W PARKJNGSPACE NEW PARKING SPACE ELEV. O a s MACHINE �. O z 4 + PUMP r : ROOM STOORAGE / ` O 0 © O ® n rowland + broughton architecture and urban design 2U e. nopkins ave. 1830 Wake K M 200 aspen. m 516'` Came.. m Smm 9]0544. 100,v 303.308." v 970 Su 3a731 303 308.13757 Cpr.sultanis Issue. 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO. 21458.00 DWG FILE. 21*58-A2-00_P2 PLAN.dAg SHEET TITLE PROPOSED P2 LEVEL FLOOR PLAN SCALE: 3132'=V-0' A2.00 0 • t i STORAGE I� C / STORAGE j i PARKING i STORAGE V V T M2 O I� UPPER V.V.T. #2 — — ELEV. EQUIP O --------- _ PLATING STAIR KI V.V.T F1 I - � L . POOL STRRUUCTURE u — IT/ ACCOUNTINQ W. LOCKER O O i POOL MECH. NEW COOLER kHR LIN IRR CSTORAGE � FIB BOARD ROOM OFFICE / II HOUSEKEEPINal � M.LOCKER LAUNDRY 0 MAIL. ROOM -..- - \• CR - Lout ORRIDO� sr�ap 0 ELEV. �'- N4 EMPPDINING ENGINEERING MO ) O SALES OFFICE TEL EOWIP. ELECOEQUIP. MECHOEQUIP. ® n G_ Q (E) 0 GRAND SALON i i Y p O O rowland + broughton architecture and urban design 234 s. hopicre a... I830 N tL m 2W rpen, w 81611 dnrver. m W= 870.5NW8 W .Bv 3.308.1373 v 970.W.34731 303.308.13751 Con ftrft 1. 01.302015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 21458.00 DWG FILE 21458_A2-0_PLANSAW SHEET TITLE PROPOSED P1 LEVEL FLOOR PLAN SCALE: 3/32'=1'•0' A2.0 • • LOCKER • LOCKER CORRIDOR LOCKER BATH CHG. RAL CORRIDOR -BATH MEN'S - warms a o 0 SERVICE CORRIDOR — - ELEV. �-- - STAIR LOCKER --- a .. CORRIDOR - LOCKER Q o - o STORAGE RETAL / � \ STORAGE -4 CORRIDOR / RSvc ` / COOLER CHEF O OMER RETAIL STATION IT S#21R p KITCHEN 0 \ // E�LOBBY CORRIDOR RETAIL DINING _ / o \\COMERS BAR RETAIL 0UPPER - - - O = yffif J UPPER R O - - - RECEIVING ENTRY LOBBY CO /DO WINE DOCK `_ _— -- —. - _ 0 VESTIBULECORRIDOR ; - @ HR-- 2 WO&MEN OFFICE ,.t � - C \ �• _ - TRASH OQ MEN �I (D OFFICE L7 rowland + broughton architecture and urban design 231 .. Mp— — 1930 N.R..L . 200 .. , . 61611 C. .. W202 970.544.9006 v 303.308.1373 v 9)0.544.3473I 303.308.13751 C.-.K . I- 01.30.2015 PRICING SET 02.05.2015 LAND USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO 21458,00 DWG FILE 21458_A2-1-PLANS.dw9 SHEET TITLE PROPOSED LEVEL ONE FLOOR PLAN SCALE: 3/32'=1'-0' A2.1 0 • 0 s 7NEWROLLING STROLLING STORAGE INGRAGE STORAGE NEW NEW WMOWS WINDOWS NEW BENCHES BEVERAGE COUNTER LOCATION, Teo SKI CONCIERGE SHELVING ABOVE O ROLLING STORAGE NEW FINISHES SLIDING OR OVERHEADDOOR - TBO SERVICE COUNTER NEW WINDOWS NEW WINDOWS Ell EXTERIOR 0 HOTEL GUEST CORD PROPOSED PLAN TRUE 1 SKI CONCIERGE FLOOR PLAN NORTH NORTH A2,2 SCALE: 1/T'=V-Ir Elm rowland + broughton architecture and urban design 2M a. SaPkku.v.. M0 Elaka sL.I. 200 81611 d—, m 80202 970.514.9008 v 303.308.1373 v 970 544.U731 301".13751 COn-IW. 1. 01.30.2015 PRICING SET 02.05.2015 LAID USE APPLICATION THE LITTLE NELL 675 EAST DURANT AVENUE ASPEN, CO 81611 PROJECT NO: 21458,00 DWG FILE. 21458 A2-2_ENLARGED PIANSAd g SHEET TITLE PROPOSED SKI CONCIERGE FLOOR PLAN SCALE: 1 /2'=1'-0' A2.2 u CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Hillary Seminick, 970.429.2741 DATE: March 5, 2015 PROJECT: 675 E Durant Ave, The Little Nell Hotel REPRESENTATIVE: Dana Ganssle Ellis, Rowland + Broughton REQUEST: Insubstantial Planned Development Amendment DESCRIPTION: Proposal: The applicant is interested in expanding the existing ski concierge space into an adjacent hotel room (Room #33). This will expand the existing ski concierge area by approximately 600sf. The applicant wants to reconfigure several accessory use areas and create an additional storage area, accounting, IT, and banquet services. The proposed changes will be within the existing footprint of the Little Nell Hotel and will not result in an increase in floor area. The expansion of the ski concierge and other uses are considered accessory to lodge use. Review Process: An Insubstantial Planned Development Amendment is required to memorize the expansion of the ski concierge and to reduce the number of approved lodge units. The amendment will also memorialize the reconfiguration and expansion of several accessory lodge uses. All of the review criteria in Section 26.445.110.A will be addressed by the applicant as part of the application process. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%2OFees/2013%2Oland%20use%20a pp%20form. pdf Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use- Code/ Applicable Land Use Code Section(s) 26.304 Common Development Review Procedures 26.575.020 Calculations and Measurements 26.445.110.A Planned Development, Amendments, Insubstantial Review by: Staff for complete application Staff for recommendation Referrals: Engineering Community Development Director for approval Public Hearing: N/A Neighborhood Outreach: N/A ASLU PD Amendment, Insubstantial 675 E Durant Ave (The Little Nell Hotel) 2737.182.50.101 • 0 Planning Fees: Planning Deposit — Administrative PD Amendment ($1,300 for 4 hours) Referral Fees: Engineering (per hour, billed with planning case) - $275 Total Deposit: $1,575 (additional planning hours over deposit amount are billed at a rate of $325/hour; additional engineering hours over deposit are billed at a rate of $275/hour) To apply, submit the following information (apply to both options unless otherwise noted): ❑ Completed Land Use Application and signed fee agreement. ❑ Pre -application Conference Summary (this document). ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ HOA Compliance form (Attached) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. Building elevations, plans and renderings are required. ❑ A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. ❑ Written responses to applicable review criteria. ❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: ❑ Total deposit for review of the application. ❑ A digital copy of the application provided in pdf file format. Two 24"x36" paper draft plats will be submitted for review two at completion of the project (upon approval). Two 24" x 36" plats on mylar will be required for recordation of the amended plat Disclaimer: 2 CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Justin Barker, 970.429.2797 DATE: 1.7.2015 PROJECT: 675 E. Durant Street (Little Nell) REPRESENTATIVE: Gert van Moorsel REQUEST: GMQS Administrative Review DESCRIPTION: The Applicant would like to expand the existing ski concierge area by bumping the space out approximately 7'. An administrative approval may be granted if the proposed expansion involves no more than five -hundred (500) square feet of net leasable space and no more than two -hundred -fifty (250) square feet of Floor Area. This exemption is cumulative. The Little Nell has previously been granted exemptions for a total of 223 square feet of net leasable space. This leaves 277 square feet of net leasable and 250 square feet of Floor Area eligible for exemption. No employee mitigation is required if the expansion is under these thresholds. Additionally, the Applicant would like to reconfigure several accessory use spaces within the basement, ground floor kitchen, and gondola ticket and restroom areas. This includes expansion of the existing fitness and spa, and relocation of parking spaces. The Applicant has represented that there will be no net loss of parking spaces. The remodeling of existing lodge development is exempt from growth management under Section 26.470.040, provided that no additional net leasable square footage or lodge units are created, and there is no change in use. These uses are all considered accessory to the lodge. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www.aspenpitki n.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2013%201and%20use%20app%20form.pdf Land Use Code: http://www.aspenpitkin.com/Departments/Community-DevelopmenVPlanning-and-Zoning/Title-26-Land-Use-Code/ Land Use Code Section(s 26.304 Common Development Review Procedures 26.470.040.6 Remodeling or replacement of existing commercial or lodge development 26.470.060.5 Minor expansion of a commercial, lodge or mixed -use development 26.575.020 Calculations and Measurements Review by: Staff for complete application Staff for determination Public Hearing: None Neighborhood Outreach: None Planning Fees: Planning Deposit — Administrative Review ($650 flat fee) ASLU GMQS 675 E Durant (Little Nell) 2737-182-50-101 • Total Deposit: $650 To apply, submit the following information: ❑ Completed Land Use Application and signed fee agreement. ❑ Pre -application Conference Summary (this document). ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ❑ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ HOA Compliance form (Attached) ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. ❑ Written responses to all review criteria. ❑ An 81/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: ❑ 2 Copies of the complete application packet and, if applicable, associated drawings. ❑ Total deposit for review of the application. ❑ A digital copy of the application provided in pdf file format. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 2