HomeMy WebLinkAboutcoa.lu.sp.675 E Durant Ave.A25-962737-182-50-101 & 102 A25-96
Little Nell Insubstantial Plat
& GMQS Exen
0
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City Land Use Application Fees:
00113-63850-041 Deposit __ -)
-63855-042
Flat Fee
-63860-043
HPC
-63885-268
Public Right -of -Way _
-63875-046
Zoning & Sign Permit____
- NR011
Use Tax
County Land Use Application Fees:
00113-63800-033
Deposit
-63805-034
Flat Fee
-63820-037
Zoning
-63825-038
Board of Adjustment
Referral Fees:
00113-63810-035
County Engineer
00115-63340-163
City Engineer
00123-63340-190
Housing
00125-63340-205
Environmental Health
00113-63815-036
County Clerk _
Sales:
00113-63830-039
County Code
-69000-145
Copy Fees _
Other
TotalS�t 6�
Date: Check02--aQ�"
Project:
91
Case No:
Phone: � ,�oLc r7, No. of Copies
CASELVSD SUMMARY SHEET - CITY OF ' N
DATE RECEIVED: 3/28/96 CASE # A25-96
DATE COMPLETE: STAFF: SuzanncWo"rfi Ebb M CVI n5
PARCEL ID # 2737-182-50-101 & 102
PROJECT NAME: Little Nell Insubstantial Plat & GMQS Exemption
Project Address: 675 E. Durant
APPLICANT: Aspen Skiing Co
Address/Phone: P.O. Box 1248 Aspen, CO 81612
REPRESENTATIVE: Charles Rosenberg Cottle Graybeal Yaw Architects
Address/Phone: 510 E. Hyman Aspen, CO 81611 925-2867
FEES: PLANNING
$450
ENGINEER
$0
HOUSING
$0
ENV HEALTH
$0
TOTAL
$450
❑ City Attorney
❑ City Engineer
❑ Zoning
❑ Housing
❑ Environmental Health
❑ Parks
DATE REFERRED:
# APPS RECEIVED 1
# PLATS RECEIVED 1
TYPE OF APPLICATION:
Staff Approval
❑ Aspen Fire Marshal
❑ City Water
❑ City Electric
❑ Clean Air Board
❑ Open Space Board
❑ Other:
INITIALS:
APPROVAL: Ordinance/Resolution #
!.Staff Approvall
Plat Recorded:
❑ CDOT
❑ ACSD
❑ Holy Cross Electric
❑ Rocky Mtn Natural Gas
❑ Aspen School District
❑ Other:
DATE DUE:
/'CLO-UaFILED DATE: OH. 0814%L INITIALS:
ROUTE O: 1
Date:
Date:
Book
0251 21,11 ld
, Page
0 9
MEMORANDUM
TO: Stan Clauson, Community Development Director
FROM: Bob Nevins, City Planner
CC: Eric Calderon, The Little Nell Hotel
Fred Smith, Aspen Skiing Company
Charles Rosenberg, Cottle Graybeal Yaw Architects
RE: Little Nell Hotel West Wing Interior Modification Plan
Request for Insubstantial Plat Amendment and GMQS Exemption
DATE: March 26, 1996
SUMMARY: The applicant is seeking a determination and authorization by the
Commmunity Development Director for an Insubstantial Plat Amendment and GMQS
Exemption in order to amend the approved Little Nell Hotel Final SPA Plan.
ZONING: Commercial Core (CC) with SPA Overlay
APPLICANT: Aspen Skiing Company, as represented by Cottle Graybeal Yaw
DIRECTOR'S COMMENTS: The applicant is proposing to amend the Little Nell Hotel
Final SPA Plan by reconfiguring interior portions of the hotel's western wing. The
proposed modification areas are to include: the two (2) guest rooms adjacent to the Ajax
Tavern (formerly Shlomo's) on level 2; and the Mountain View Banquet Room and
adjoining public restrooms on level 3. Exterior elevations of the hotel will not be
affected by this amendment. The development proposal is summarized as follows:
Level Use type Existing uses (sf )
2 Gross leasable 1) Ajax Tavern/kitchen
2) N/A
3) N/A
2 Guest rooms 4) Guest room (517 sf )
5) Guest suite (806 sf )
3 Gross leasable 6) Mtn.View Banquet (1,258 sf )
Deck (310 sf )
7) Ajax restrooms (239 sf )
3 Guest rooms 8) N/A
Remodeled area 3,130 sf (existing)
Proposed uses (sf )
Same (Ajax Tavern/kitchen)
Ajax restrooms (259 sf )
Ajax coat check (26 sf )
Guest suite (1,089 sf )
N/A
Mtn.View Banquet (1,063 sf )
Same (310sf )
N/A
Guest room (618 sf)
3,055 sf (proposed)
( - 149 sf gross leasable area)
(+ 384 sf guest rooms)
• 0
Attached are the existing and proposed schematic floorplans, dated 2-23-96, for the
western wing of the Little Nell Hotel as prepared by Cottle Graybeal Yaw Architects.
1. Insubstantial Plat Amendment.
Pursuant to Section 26.80.040(E) of the Land Use Regulations, an insubstantial
amendment to an approved order of a Final SPA Plan may be granted by the Planning
Director provided the amendment does not:
a. change the use or character of the development;
RESPONSE: The proposal retains the use and character of the existing development.
The Little Nell Hotel will continue to provide guest accommodations and services
along with commercial/retail uses. The character of the building along with its
associated uses will remain intact.
b. increase greater than three (3) percent in the overall coverage of structures on
the land;
RESPONSE: No additional site coverage will be generated by this amendment.
c. substantially increase trip generation rates of the proposed development,or the
demand public facilities;
RESPONSE: The type, number, and size of uses contained within the proposal are
similiar to the current hotel uses, hence, there will not be a substantial increase in
trip generation or demand for public facilities as a result of this plan modification.
d. reduce by greater than three (3) percent the approved open space;
RESPONSE: The appproved open space for the development will not be affected by
this plan amendment.
e. reduce by greater than one (1) percent the off-street parking and loading space;
RESPONSE: This amendment will not impact off-street parking or loading space.
f. reduce required pavement widths or rights -of -way for streets and easements;
RESPONSE: The proposal will not affect pavement widths or rights -of -way for
streets or easements.
g. increase greater than two (2) in the approved gross leasable floor area of
RESPONSE: The applicant is proposing to decrease the amount of gross leasable
square footage by 149 square feet. This is due to the reconfiguation of the Mountain
View Banquet Room and Ajax restrooms on level 3 of the Little Nell Hotel. The
proposed modifications to the gross leasable area are summarized below:
Level Existing gross leasable (sf ) Proposed gross leasable (sf )
2 1) Ajax Tavern/kitchen Same (Ajax Tavern/kitchen)
2) N/A Ajax restrooms (259 sf )
3) N/A Ajax coat check (26 sf )
3 4) Mtn.View Banquet Room (1,258 sf ) Mtn.View Banquet Room (1,063 sf)
Deck (310 sf ) Same (310 sf )
5) Ajax restrooms (239 sf) N/A
Areas 1,807 sf levels 2 & 3 1,658 sf levels 2 & 3
(449 sf gross leasable area )
h. increase residential density greater than one (1) percent in the approved residential
density of the development;
RESPONSE: This amendment does not increase the residential density (ie. the
number of guest rooms or the number of pillows ) of the approved development.
i. create a change which is inconsistent with a condition or representation of the
project's original approval or which requires a granting of a further variation from
the project's approved use or dimensional requirements;
RESPONSE: This proposal is consistent with the project's original SPA
Development Plan approval. The existing uses on levels 2 and 3 of the western
wing of the hotel will be reconfigured to provide 384 sf of additional
accommodation area while decreasing the amount of gross leasable space by
149 sf . The development's use and dimensional requirements will be unchanged.
2. GMQS Exemption.
Persuant to Section 26.102.040(A)(1)(a)(1) of the Land Use Regulations, the
Community Development Director may grant a GMQS Exemption to the proposed
remodelling, restoration or reconstruction of existing commercial, lodge or multi-
family building... which does not expand commercial or office floor area or create
additional dwelling, hotel or lodge units or involve change of use;
RESPONSE: The proposed amendment to the Little Nell Final SPA Plan does not
expand the approved commmercial floor area, create additional hotel or lodge
units, or involve a change of use. The proposal seeks to reduce the gross leasable floor
area by 149 sf and increase the amount of hotel room space by 384 sf while
maintaining the same total number of hotel rooms and guest pillows.
3. PROCEDURE.
Before any development can be considered for a GMQS exemption from the
requirements of this section by the Community Development Director, an application
for a building permit shall be submitted pursuant to Section 26.52.070. In addition to
these general requirements, if the application requests an exemption for delayed
construction pursuant to Section 26.102.040(A)(1)(a)(2), an improvements survey of
the structure shall also be submitted for verification by the Community Development
staff prior to any demolition taking place. The application shall be approved if it meets
the standards of Section 26.102.040(A)(1).
4. RECOMMENDATION.
I hereby determine and approve of the insubstantial plat amendment and GMQS
exemption to the Little Nell Final SPA pursuant to Sections 26.80 and 26.102 of the
Aspen Municipal Code.
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Stan Clauson, Community Development MhQt � 1996
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City of Aspen
Pre -Application Conference Summary
Mdf"4j LL z-/qs
P ani r Date
Project LlN Jp fvt ll
Applicant's Representative LJ
Representatives Phone I
Owner's Name „ I iCAMr.
Type of Application GI
Description of the pro ec
ng requ
The applicant has been requested to respond to the following items and provide the following
reports:
Land Use Code Section
81)4 C F)
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Referral Agencies
J
Comments
C ,41' e /N Uiei
The review is: (P&Z only) (CC only) (P&Z and CC) ( =kAC
Public Hearing: (yes) (no)
Deposit for the Application Review:.A: 1,27
Referral agency flat fees: L. g Is—C,
TOTALDEPOSIT
(Additional hours are billed at a rate of /hr.)
To Apply Submit the Following Information:
Proof of ownership.
Signed fee agreement.
Applicant's name, address and telephone number in a letter signed by the applicant
which also states the name, address and telephone number of the representative.
Total deposit for review of the application $ j,1-7-li- .
copies of the complete application packet and maps.
Summary letter explaining the request (existing conditions and proposed uses), including
street address and legal description of the property.
An 8 1/2" by I V vicinity map locating the parcel within the City of Aspen.
8. Site plan shall include property boundaries, lot size, proposed access, and physical
features (drainageways, streams, rivers, etc.)
0.
These items need to be submitted if circled:
a. List of adjacent property owners within 300 feet of the subject property with addresses.
b. Site photos.
C. Proof of legal access to the parcel.
d. Historic Preservation Commission review/approval.
COTTLE GRAYBEAL YAW
ARCHITECTS LT�
510 East Hyman Suite
ASPEN, COLORADO 81611
LFETT10001F MUSAFT-ML
(303) 925-2867
FAX (303) 925-3736
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❑ Shop drawings
Copy of letter
❑ Prints
❑ Change order
❑ Plans ❑ Samples
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❑ Specifications
COPIES
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THESE ARE TRANSMITTED as checked below:
❑ For approval
For your use
As requested
For review and comment
❑ FOR, BIDS DUE
REMARKS
❑ Approved as submitted
❑ Approved as noted
❑ Returned for corrections
19
Resubmit copies for approval
❑ Submit copies for distribution
❑ Return corrected prints
❑ PRINTS RETURNED AFTER LOAN TO US
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If enclosures are not as noted, kindly notify us at once.
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COTTLE
GRAYBEAL I Memo
YAW
ARCHITECTSLTD To: Eric Calderone
From: Bob Schiller
Re: Schlomo's, Building Permit Application
Date: 9/8/93
l .spoke yesterday with Leslie Lamont of the Planning Department. She has
received our applications for GMQS Exemption and PUD Amendment and they
are complete. Due to the Planning Department's workload she expects the
applications to be reviewed sometime next week. Based upon my pre -
application meeting with her I feel reasonably certain that they will be
approved, providing the hotel can reach agreement on how to meet the
Employee Housing Mitigation required.
Following approval by Planning, the Building Permit package will be routed to
Environmental Health. I spoke to Nancy Mackenzie there who said we need to
file a Restaurant Plan Review form and pay an additional $75.00 fee for their
review. I am presently gathering the information requested on this form.
Among the requirements are full equipment plans and specifications. As you
know, we are still working with Schlomo's staff and Thomas Ricca's office to try
to get layouts for the bar and wait stations which meet operating needs and fit
the available space. Once we develop this information and submit it to
Environmental Health Nancy says it may take up to 2 weeks for their review
and approval.
Following Environmental, the Building Permit Application will finally go back to
the Building Department for their plan check. According to Vicki Monge at
Building, their processing gives priority based upon original application date.
Since our package was originally submitted back in early August we should be
in good priority and expect their review to take one to two weeks, maybe less.
Assuming Planning approval next wednesday (9/15), two weeks for
Environmental (9/29) and one week for Building Department, the earliest we
can plan on having a permit now is October 6.
I am very concerned that this would not allow sufficient time to complete the
work by Thanksgiving. In trying to meet the schedule it is all too possible that
quality and economy would suffer. Since Schlomo has said that reopening for
Thanksgiving is an absolute requirement I think it is time to seriously consider
putting off construction until Spring. This would also allow everybody time to
resolve the equipment and mechanical system work and to have much clearer
JOHNCOTTLF-AAA cost information before proceeding. Obviously this must be discussed among
DOUG GRAYBEAL AIA I all parties before a decision is made.
LARRY YAW. AIA
MARK HENTHORN. AIA
cc: Schlomo, Mike Tangeuy, Dennis Stefa, John Cottle
310 EAST Hl MAN. SUITE 21
ASPEN. COLORADO 81611
PHONE 303'925-2867
FAX 303-925-3730
MEMORANDUM
TO: Bill Drueding, Zoning Officer
FROM: Leslie Lamont, Planner
RE: Shlomo's Restaurant Expansion -
Amendment and GMQS Exemption
DATE: September 24, 1993
Insubstantial Plat
SUMMARY: The applicant seeks to amend the Little Nell Final SPA
Plan to enlarge the existing restaurant by 220 square feet.
ZONING: Commercial Core (CC) with SPA Overlay
APPLICANT: Aspen Ski Company, as represented by Bob Schiller
REFERRAL COMMENTS: Please see attached referral comments.
STAFF COMMENTS: The applicant proposes to enclose approximately
220 sq. ft. of outdoor area beneath an existing deck off of
Shlomo's Restaurant. The enclosure will enlarge the restaurant.
This proposal represents an insubstantial amendment to the SPA plan
and a GMQS Exemption by the Planning Director to add less than 250
sq. ft. of net leasable commercial space.
A. Insubstantial Amendment - Pursuant to Section 24-7-804 E. an
insubstantial amendment of an approved SPA plan may be authorized
by the Planning Director provided that the amendment does not:
a. change the use or character of the development;
RESPONSE: The character of the Little Nell SPA is tourist/guest,
with a .ski orientation. Commercial/retail space is included in
the SPA plan. The character and use of the enclosed space will
remain restaurant oriented.
b. increase by greater than 3% the overall coverage of
structures on the land;
RESPONSE: The patio enclosure is below an existing deck and
therefore does not increase the site coverage.
C. substantially increase trip generation rates of the
proposed development, or the demand for public facilities;
RESPONSE: The space to be enclosed has functioned as a
prep/serving area for outside restaurant service. Enclosing this
area will not increase trip generation rate or place a greater
demand on public facilities.
•
•
d. reduce by greater than 3% the approved open space;
RESPONSE: This space does not meet the definition of open space.
e. reduce by greater than 1% the off-street parking and
loading space;
RESPONSE: This enclosure does not decrease off-street parking or
loading space.
f. reduce in required pavement widths or rights -of -way for
streets and easements;
RESPONSE: The proposal will not affect pavement widths or rights -
of -way for streets and easements.
g. increase greater than 2% the approved gross leasable floor
area of commercial buildings;
RESPONSE: The enclosure of the outdoor area represents an increase
in net leasable and floor area. The 220 sq. ft. equals 1.3% of the
approved gross leasable floor area (16,355 sq. ft.) according to
the information submitted by the applicant and staff's records.
Research of the Little Nell SPA final plan has confirmed that the
allowable floor area for the Little Nell Hotel, for development in
the Commercial Core zone district, is 86,248 sq. ft. The total
floor area that was built is 84,522 sq. ft. Thus 1,726 sq. ft. of
floor area was left over for future development.
The approval of the ATM machine for the Hunter Street courtyard
used 44 sq. ft. of floor area, the Little Nell bar enclosure used
507 sq. ft. which left 1,175 sq. ft. of floor area for future
development.
Plans submitted by the applicant indicate that original floor area
calculations for the hotel did not include the area beneath the
second floor balcony. Therefore, this proposal for 220 sq. ft.
reduces the available floor area to 995 sq. ft. for
addition/expansion purposes.
i. create a change which is inconsistent with a condition or
representation of the project's original approval or which
requires granting of a further variation from the project's
approved use or dimensional requirements;
RESPONSE: The approved use of this space is not changing it only
increases the interior of the restaurant. Although the Little Nell
Hotel was developed through the GMP process, and impacts of growth
were mitigated at the time, employee mitigation is required for the
expansion.
2
B. GMQS Exemption - Pursuant to Section 24-8-104 (A), the Planning
Director may exempt an expansion of commerical or office uses
provided the expansion is not more than 250 net leasable sq. ft.
and it is demonstrated that the expansion will have minimal impact
to the City. A determination of minimal impact shall require:
1. demonstration that a minimal number of additional employees
will be generated by the expansion and that employee housing will
be provided for the additional employees generated;
RESPONSE: Because the enclosure is considered an increase in net
leasable, employee housing mitigation is required. Pursuant to
Section 24-8-104.F, the employee generation rate in the CC zone
district is 3.25 - 5.25 employees/1,000 of net leasable and 60% of
the employees generated shall be mitigated. Because Shlomo's is
a restaurant it is expected to generate employees at the high end
of this range (5.25). It is also assumed that the typical
restaurant employee falls within the category 1 and 2 income range.
The average between categories 1 and 2 cash -in -lieu was used to
determine the cash -in -lieu payment:
220 sq. ft. net leasable = 1.15 employees generated
60% _ .693 employees to be mitigated
$60,000/employee = $41,580 cash -in -lieu
Submitted .plans indicate that the interior stair is being
eliminated and an exterior stair will provide access to the second
floor. The second floor is being converted to primarily conference
space for the hotel and will discontinue as restaurant space.
Elimination of the stair will provide more seating space on both
the first and second floors.
The space -that is being enclosed represents an area that for many
years has functioned as net leasable restaurant space, a wait
station -and outdoor bar have occupied this space in the past. In
addition, by relocating the bar space more seating is provided at
the west side of the restaurant.
2. A minimal amount of additional parking spaces will be demanded
by the expansion and that parking will be provided;
RESPONSE: Based upon the underlying zoning, Commercial Core, the
Little Nell was originally required to provide 77 off-street
parking spaces. The SPA agreement approved a total of 118 spaces.
Staff made a site visit in August of 1993 to inventory the number
of useable parking spaces in the Little Nell garage. Staff found
that of the 148 mapped spaces only 118 were considered legal
spaces, 30 spaces were either blocked or cluttered with material
or were never legal/functioning spaces. Some of those spaces were
proposed to be enclosed for storage. Given the proposal to enclose
3
• 0
some spaces for storage and the pending Shlomo application (.44
spaces required) staff, in August, required that one space be
replaced when the storage space was created. Also to mitigate for
both the new storage space and the Shlomo expansion, two more
spaces were to be cleared for parking purposes.
The total number of spaces provided in the garage shall be 118.
Any future net leasable expansions or increased storage plans shall
require additional parking spaces or cash -in -lieu payment for
additional parking required.
3. That there will be minimal visual impact on the neighborhood
from the expansion; and
RESPONSE: The proposed expansion encloses an area that is
underneath the second floor balcony. The visual change is
insignificant to the facade of the building. The exterior stair
is proposed at the east end of the second floor balcony and will
not interfere with circulation on the outdoor patio.
4. That minimal demand will be placed on the city's public
facilities from the expansion.
RESPONSE: The expansion does not represent an increase in space
that will impact public facilities. Employee and parking impacts
due to the expanded service area are required to be mitigated.
RECOMMENDATION: Staff recommends approval of the SPA plan
amendment and GMQS Exemption to add 220 net leasable sq. ft. to
Shlomo's restaurant with the following conditions:
1. The enclosure shall total no more than 220 sq. ft.
2. Prior.to the issuance of any building permits, the applicant
shall make a one time cash -in -lieu payment of $41,580 for employee
mitigation payable to the Aspen/Pitkin County Housing Authority.
In the alternative, the applicant may deed restrict a studio unit
within the metro area.
3. The Aspen Ski Company has 180 days from final approval by the
Planning Director to file an amended plat. The plat shall include
the new exterior stair and the new enclosed space.
4. Prior to the issuance of any building permits staff shall
inspect the parking garage to confirm that 118 spaces are provided
for off-street parking.
5. All representations made in this application and during site
visits shall be adhered to.
I hereby approve of the insubstantial amendment
to the final development of the Little Nell
SPA and the GMQS Exemption pursuant to Sections
-7-&04 and 24-8-104 f the Municipal Code
>
Di'ctiie Moore, City Pla-fin-ih4 Director
E
0
MEMORANDUM Q f, 'r
To: Planning Office
From: Environmental Health Department
Date: September 8, 1993
Re: Little Nell Insubstantial Amendment to SPA Plan and GMQS
exemption
The Aspen/Pitkin Environmental Health Department has reviewed the
above -mentioned land use submittal under authority of the Pitkin
County Code, Title II, and has the following comments.
SEWAGE TREATMENT AND COLLECTION: Sections 2-7 and 5-200:
Applicant is in Aspen Consolidated Sanitation District.
ADEQUATE PROVISIONS FOR WATER NEEDS: Sections 2-6 and 5-205:
Applicant is in Aspen Water District.
AIR QUALITY: Sections 2-17 and 5-106:
This project is not expected to contribute significantly to air
quality degradation.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: Section 2-2
Applicant will need to submit to this department a Plan Review for
additions to and remodeling of the existing restaurant before a
building permit can be issued.
W-11
LOTTLE
GGRA EAL i FAX TRANSMITTAL FAX #303-925-3736
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ARCHITECTS
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CONTACT AT 303-925-2867. THANK YOU!
JOHN COTTLE AIA
DOUG GRAYLEIL ALk I
LARRY YAW MA �
MARK HE!lTHORN..UA !
Hard copy to follow via: ❑ U.S. Mail ❑ UPS ❑ Fed Express
5I0 EAST HY>lA\.:CTE .l
ASPEN. COLORADO Sloll
PHONE 303'925-2et ,
FAX 303 0-25-1 in
MEMORANDUM
TO: Leslie Lamont, Planning Office
FROM: Cindy Christensen, Housing Office
Dave Tolen, Housing Office
DATE: September 22, 1993
RE: SHLOMO'S RESTAURANT EXPANSION
Section 8-106.F(3)b.(ii) of the City of Aspen Land Use Code
requires mitigation for 60% of the employee generation according to
the following standard:
Commercial Core (CC) and 3.50 to 5.25 employees / 1,000
Commercial (C-1): sq. ft. (net leasable), based
on review of the City CouncillIs
housing designee.
The existing restaurant use would be expected to generate employees
at the high end of this range, or 5.25 per 1,000 square feet. The
proposed expansion of 220 net leasable square feet would therefore
generate 5.25 / 1,000 X 220 = 1.155 employees. Assuming that such
an expansion might accommodate, for instance, three additional
dining tables and require just over one additional full time person
to wait tables, bus tables, seat customers, etc., the 1.155
calculation seems reasonable. The required mitigation is 60% of
the full-time equivalents (FTE's) generated, or .693.
It is assumed that the typical restaurant employee will fall within
the Category 1 and Category 2 income ranges established by the
Housing Guidelines. It would, therefore, be appropriate for the
development to provide mitigation at this level. This mitigation
may be provided in the form of housing units deed restricted to the
Category 1 or 2 levels, sufficient to provide housing for .693
employee, or in the form of a cash -in -lieu payment calculated as
follows:
Category 1 payment/employee $69,000
Category 2 payment/employee $51,000
Average $60,000
Payment = $60,000 X .693 FTE's = $41,580
The payment -in -lieu amounts are established in the Housing
Guidelines, and are based on the public subsidy required to develop
housing affordable to Category 1 and Category 2 employees.
• 0
Memorandum
TO: Stan Clauson, Community Development Director
FROM: Mary Lackner, Planner
RE: Little Nell Hotel Change in Use Pre -Application Conference
DATE: March 6, 1996
This memorandum is in response to your request for an update on this project as the applicant
has contacted the City Manager and Mayor regarding the direction provided by the Planning
Office.
I had a pre -application conference wit Charles Rosenberg on January 25, 1996 to discuss some
proposed changes to the Little Nell hotel. We had talked about this project informally in
December at which time I had asked Charles to pull together some background information on
the project. (This information cannot be located in the Clerks Office).
Request: The applicant is seeking to convert the existing 1,300 sq.ft. Mountain View room from
a banquet room to a guest suite. This conversion involves a change in use by definition in the
Aspen Municipal Code.
The applicant is also seeking to relocate the men's and women's restrooms from the second floor
to the main level immediately adjacent to Ajax Tavern. This exchange would require the
elimination of a guest room on the first floor and replacing that guest room on the second floor.
With this relocation of the restrooms the applicant is proposing an addition 161 sq. t. of new
kitchen expansion, mechanical, storage or office space for the restaurant.
The Aspen Municipal Code: I believe the applicant's request needs to obtain a change in use
pursuant to Section 8-105(B)(3)(a) as the use is changing between commercial and tourist
accommodations space. This review goes before the Growth Management Commission for
approval. Since the original hotel was approved under an SPA overlay, you may find some
latitude to permit this change in use under the SPA regulations.
The applicant will also need to obtain a substantial SPA Amendment as staff does not believe
the applicant's request qualifies for an insubstantial amendment (Section 7-804(E)(1) as it
represents the following:
h. An increase by greater than one (1) percent in the approved residential
density of the proposed development.
i. Any change which is inconsistent with a condition or representation of the
project's original approval or which requires granting of a further variation from
the project's approved use or dimensional requirements.
SPA goes on to state:
The planning director's evaluation shall compare the proposed amendment to the
original approval and if any other amendments have been approved since the
original approval, shall consider the cumulative impacts of all approvals.
The change in use from banquet to a lodge room increases the residential density of the project
by 1.1%. The Mountain View room and associated deck space has been a public amenity
associated with the Little Nell project. The gradual conversion of this space from the second
floor of Schlomo's restaurant to the present banquet facility, and the proposed lodge
accommodations suite has changed the project's original representation for use of this area.
The applicant will also need to address GMQS exemption for the additional 161 sq.ft. of new
space. Depending on the final use determined for this area, the applicant will need to obtain an
exemption from the Planning and Zoning Commission for this additional commercial space.
Summary: I hope this summary better clarifies the reasons I found why the applicant must
comply with various provisions of the Aspen Municipal Code. If you have any further questions
please feel free to ask.
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SENT BY:
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3-13-96 ; 12:55 ;
M L 1 TTLE NELL-
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99205439;# 1/ 5
MEMO
To: Stan Clawson,
Community Development Director
City of Aspen
PAX: 920-5439
From: Eric Calderon
Subject:
Date: March 13, 1996
SQUARE FOOTAGE
Guest Room 1
Exigtiny
517
Y[0d
618
Guest Room 2
806
1,089
Banquet Room
1,258
1,063
Ajax Bathrooms
239
259
Deck
310
310
Ajax Coat Check
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3,130
3,3655
RMM
• Number of guest rooms does not change.
• Number of pillows does not change,
Ajax bathrooms relocate to 2nd floor and are built to new ADA code.
• Public space only diminishes by 195 square feet.
Attached are a few notes and sketches illustrating what we are trying to accomplish.
Thanks for your time and
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