HomeMy WebLinkAboutcoa.lu.sp.Little Nell.14A88
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CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 3/D?3/8'8' 7'.4: CEL ID AND
DATE COMPLETE: d- ':5J -, - > Q
PROJECF NAKE(J~ ~ oP<<;F O;;:;k~> '
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REPRESENTATIVE:
Representative Address/Phone:
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1) TYPE OF APPLICATION:
1 STEP:
2 STEP:
/
2) IF 1 STEP APPLICATION GOES TO:
P&Z
CC -l!'tmMC HEARING DATE: ~ \ L'
3)
PUBLIC HEARING IS BEFORE:
mi
P&Z
CC.
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N/A
DATE REFERRED:
INITIALS :
'-f(JC
REFJmRALS:;
.,/ city Attorney
=L City Engineer
Housing Dir.
Aspen Water
City Electric
.Envir. H1th.
Aspen Consolo
S;'.D:;,..
-----ytL, '.. Mt:n. Ben
~ Parks Dept.
Holy Cross
Fire Marshall
Fire Chief
Roaring Fork
Transit
School District
Rocky Mt:n Nat Gas
state Hwy Dept(GW)
State, Hwy Dept(GJ)
Bldg:Zon/Inspect
Roaring Fork
Energy Center
Other
FINAL ROUTING:'
DATE ROUTED:
INITIAL:
City Atty
City Engineer
Bldg. Dept.
Other:
FILE STATUS AND LOCATION:
.
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HAGMAN YAW ARCHITECTS, LTD
210 South Galena Suite 24
ASPEN, COLORADO 81611
OJEuu[E[m @I! uOO~~~!K1JOuu~[L
(303) 925-2867
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DATE
JOB NO.
Cff1 C1F A-:>fePJ
JJN 8 1988
WE ARE SENDING YOU 0 Attached 0 Under separate cover via
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o Shop drawings
o Copy of letter
o Pri nts
o Change order
o Plans
o
o Sa;';,,-ies--
o Specifi calions
COPIES DATE NO_ DESCRiPtiON
,
THESE ARE TRANSMITTED as checked below:
0 For approval 0 Approved as submitted
0 For your use 0 Approved as noted
0 As requested 0 Returned for corrections
0 For review and comment 0
0 FOR BIDS DUE 19
o Resubmit_copies for approval
o Submit_copies for distribution
o Return_corrected prints
o PRINTS RETURNED AFTER LOAN TO US
REMARKS
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COPY TO
SIGNED:
"'--.. PROOOCT2:.~MniS/I~.GIOIon,Mass. 0141\.
If enclosures are not as noted, kindly notify us at once.
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MEMORANDUM
TO:
Aspen Planning and Zoning Commission
FROM:
Alan Richman, Planning and Development Director
RE:
Little Nell SPA Amendment
DATE:
May 13, 1988
================================================================
SUMMARY: The Planning Office recommends approval of the
requested SPA amendments, with conditions.
BACKGROUND: On April 14, 1986, the City Council granted final
approval to the Little Nell Base Redevelopment SPA. Since the
applicant had only prepared an interim landscape plan for the
initial construction phase at that time, the SPA Agreement
established a requirement that a Final Landscape Plan be
submitted prior to the initiation of construction. The applicant
and the City agreed that the Plan would depict and describe the
nature, extent and location of all plant materials, ground
surfaces, irrigation water systems, decorative water features,
retaining walls, fencing, benches, site lighting and all other
agreed-upon landscape features.
The applicant has submitted a Final Landscape Plan in accord with
this requirement. Additionally, during the detailed zoning
compliance check performed by the Planning Office, it was
determined that the applicant wanted to make several changes to
the design of the hotel which staff and the applicant agreed went
beyond the parameters of our administrative authority. These
changes are also being brougl;lt to you at this time. Copies of
the applicant's drawings illustrating the requested changes are
being submitted to you in addition to this packet. Further, the
applicant will have several models at the meeting to illustrate
the design change requests.
PROBLEM DISCUSSION: To simplify the review, we have organized
our comments to first address the final landscape plan and then
the requested hotel design changes.
Final Landscape Plan
Based on our review of the final landscape plan, we conclude that
overall, the objectives of the original landscape concept for
this project are intended to be accomplished. The Plan appears
to include the types of features we anticipated for the site in
the appropriate locations and at the requested dimensions.
Following is an analysis of the plan, organized according to the
various zones into which it has been broken.
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Zone 1: The pedestrian plaza area has been designed consistent
with prior representations. The formal planting arrangement is
highlighted by the use of Norway Maples, consistent with the
treatment proposed throughout the Lodge District. The trees
appear to be adequately spaced and are of a 4" caliper. other
plantings, including Blue Spruce, Aspen and various shrubs and
groundcovers are standard for this area and should grow well.
Approximately 12 benches are placed throughout the area, in what
appear to be appropriate locations. Two ticket kiosks are shown,
in the locations which were approved by the City Council in
response to neighbors' complaints at the time of review of the
applicant's vendor's license. Lighting is indicated at a height
of 14' 6", which is within the limit established of 12' to 15'.
However, as noted by Jay Hammond, certain of the lights appear to
be designated as "supplied by City", which is not possible since
the City lighting project is now complete.
A new feature in the design is a concrete sun rose, which should
be a positive addition as an identifiable meeting place for
people at the beginning of the ski day. The remainder of the
area is to be paved with brick paving and colored broom finish
concrete. Jay Hammond notes that for these and other high level
improvement areas, ASC should be responsible for surface and
landscaping replacement in the event of excavation required to
repair or replace underground utilities.
Zone 2: The design for the Dean Street side of the plaza between
the Tippler and North of Nell has been coordinated by and will be
built by ASC. The drawings we received showed a narrow band of
colored broom finish concrete in this area, but the applicant has
indicated that more recent discussions with neighbors have led to
a paving plan for this entire area. The Precise Plan approval
required this area to be treated in a matter which is compatible
with the remainder of the SPA, which we believe will be best met
by a paving plan for the entirety of Zone 2. If this revised
design is not submitted prior to your review, you should require
it during the course of this review process. The applicant
should also demonstrate to you that adequate access will be
maintained for neighbors, as this was a prior review concern.
Zone 3: The design for the gondola plaza has been established by
the first phase of construct~on and will be expanded toward the
hotel in the second phase. We note that the original landscape
plan showed planters on the plaza itself which were not built and
which are no longer shown on the final plan. We would like to
know why this feature, which was intended to soften the feel of
the plaza, has been removed and why it should not be restored to
the plan. We would also note that the plans show a replacement
of the paving on the gondola plaza. As we understand it, this is
required due to a water infiltration and drainage problem, which
will be corrected with pavers of the same quality.
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Zone 4: Key features within this area include the drop off area,
the service area and the pedestrian trail. Adequate planting and
irrigation is committed to along the drop off area. Jay Hammond
notes that a small portion of the porte cochere encroaches into
the right-of-way, a situation which should be eliminated or an
encroachment license obtained. He also notes that encroachments
are generally not granted for new buildings.
An important feature of the approved SPA was a "neck-down" of
Durant Street at the Hunter Street intersection. Jay states that
the curb line is shown some 18 feet into the existing paved
street, which he believes is excessive.
The extent of the neckdown was also of concern during the prior
review. As a result, the SPA Agreement states that the City can
require the applicant to remove this feature, at the applicant's
expense, if circulation or other problems arise. We suggest that
the applicant adjust this design to the satisfaction of the City
Engineer now, when it is an anticipated problem, rather than wait
until we actually experience circulation problems in the future.
The applicant was required to screen the service area from view
by the Alps by planting conifers. This objective does not appear
to be fully met by the plan and additional plantings appear to be
necessary. Furthermore, following planting, provision should be
made for revegetation of areas disturbed by large equipment,
since some of the planting areas are off the applicant's
property. Finally, the plans show several al ternati ve paving
programs for the CUl-de-sac, based on the possibility of
participation by neighbors. P&Z should also obtain clarification
of what is actually committed to in this area.
Zone 4A: This area is the internal hotel courtyard and its
features include the pool, jacu2:zi and other hotel amenities
represented by the applicant. We have no comments in this
regard.
Zone 5: This area is the hillside above the base area and has
been regraded and planted previously. There is, however,
material from the current excavation being stockpiled in this
area and additional contouring of the grades in this area appears
to be taking place to accommodate the base development. The
applicant should be required to restore the hillside to the
approved grades and revegetate again prior to the next ski
season, to the satisfaction of the city Engineer.
Costs for utilities and landscaping for Phases I and II of
construction were established at the time of approval of the
orginal SPA. We have determined that a letter of credit for
$320,000 has been posted with the City to cover the costs of the
final landscape plan, and further guarantees are not required.
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Hotel Design Changes
There are six design changes requested for the hotel, as follows.
1. Add 2' sandstone base to the building.
From discussions with the applicant, it has been represented to
me that the sandstone will replace the stucco treatment used in
the west wing and intended for the hotel. The height of the
building will be unaffected by this change. We recommend its
approval.
2. Eliminate sloped shingle roof at third level and replace
with flat decks and handrail.
The applicant suggests that there are two principal reasons for
this change. First, the decks will serve as a snow protection
mechanism by catching slides and drips from various portions of
the roof. The decks will be snowmelted and have internal drains
and are expected to perform this function in a superior manner to
the "snow skirt". Second, the decks allow people to move about
on the exterior of the building and therefore add a pedestrian
character to it.
We tend to agree with the applicant's observations, but have a
concern that the linear, repetitive design of these decks may be
somewhat inconsistent with our prior efforts to break up the mass
of the building. If you share this concern when you view the
model, you may wish to have the architect propose methods to
further break up their appearance. It has also been represented
to us that these decks fall well within the 15% limit for such
features within the floor area calculation. We suggest that this
representation be a condition of approval.
3. Reduce width of snow skirt from 5' to 2'.
The purpose of the snow skirt is to catch snow and drips coming
from the roof onto pedestrians around the buildi~g. The
applicant states that by adding the decks and uSlng cedar
shingles and snow stop devices on the roof, a narrower snow skirt
can be built, which will allow more sunlight to enter the
underlying pedestrian arcade (which will therefore be 10 rather
than the previously represented 13 feet in width).
The question of protecting pedestrians from falling snow received
significant attention during the original review process. The
solution of using a snow skirt, along with other, unspecified (at
that time) snow retaining devices was arrived at after careful
study of the problem. While the objective of getting more light
into the arcade is desirable, we do not want to accomplish this
result at the expense of the protection from falling snow. We
should insure that there are no areas of the building where snow
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may fall outside of the snow skirt. We suggest that you have the
applicant fully demonstrate the adequacy of the system of snow
stop devices, decks and the reduced snow skirt.
4. Enlarge size of apres ski lounge
The applicant has explained to us that during the Precise Plan
review, when the building was shifted away from Durant Avenue,
not enough attention was given to the resulting size of the
Little Nell apres ski lounge. As shown on the approved SPA Plan,
this area will amount to approximately 2,800 sq. ft., as compared
to Little Nell's former area of about 4,600 sq. ft. The
applicant would like to extend this area to about 4,000 sq. ft.
by adding an upper level balcony and increasing the deck area.
The increased area is within the applicant's allowed commercial
reconstruction credits and approved floor area ratio.
The effort to replicate the size of the former bar is desirable,
given the importance of this feature to both residents and
visitors. However, our review of the minutes from the SPA
hearings indicates that P&Z and Council were both very concerned
about having a "grand" entrance/view of the mountain and wanted
to avoid the feeling that the Hunter Street pedestrian plaza was
walled in between the hotel and the North of Nell. The result
was that the roof form along the western edge of the hotel was
required to be stepped back. Also, at a City Council hearing on
April 1, Larry Yaw stated that this section of the building had
been dropped to 22' in height (presumably from the plaza level).
While we are not concerned about extending the deck further to
the south, as this seems like a reasonable response to the prior
shift of the building from Durant, we are concerned about height
increases which will impact views up Hunter Street or create more
of a closed in feeling in the plaza. Unfortunately, at the time
of final approval of this project, we did not require the
applicant to record a set of elevations for the project (a
mistake for which we have paid dearly during the building permit
check, and one which we hope to never make again!), making it
most difficult to compare approved versus proposed designs. The
applicant has provided us with an "approved" elevation, which
shows this portion of the building to be about 40 feet to the
peak, but with gradual step-downs from that height. The
requested revision will increase the peak height of the bar to 45
feet from Hunter Street, with a less effective use of the step-
down technique.
It is our recollection that the applicant represented that the
apres ski bar would be replaced in its prior location and at the
same approximate size. The issue, therefore, should not be
whether the bar will be about 4,000 sq. ft., but whether you give
the applicant additional building mass to achieve this size. We
recommend that you require this facility to be approximately
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4,000 sq. ft., but that you reject the increased height as the
method to accomplish this purpose. This will likely require some
internal shifts within the hotel to accomplish a bar of the size
previously represented.
5. Add decks on third and fourth level at the Aspen Alps end of
the building.
The applicant ~ould like to add decks to the rear portion of the
building for reasons not explained in the application. When
looking at the design of this portion of the hotel, we recognize
that not as much attention was given to this area as to the
street sides of the hotel, even though it will be visible to
visitors to the mountain every day.
We have reviewed the model showing the design for this corner of
the building under the approved and proposed configurations and
are not as pleased with the proposal as with the approved design.
We have communicated this concern to the architect, who shares
some of our viewpoint and is continuing to work on its design.
We suggest that your review be sensitive to the approved design
objective of reducing mass through a variety of techniques,
including stepped roof forms, using materials which will cause
the upper portions of the building to recede from view, use of
dormers and angled building corners. We need to insure that the
added decks and the reconfigured roof enhance or do not detract
from the mass reduction techniques previously approved.
6. Footprint of the building in the area of the "boot lounge"
has been expanded out to the roof line.
The boot lounge is the area in the building where guests will
change into and out of ski equipment. The applicant wishes to
enlarge this area, which falls within the inner courtyard of the
hotel, by an increase of approximately 200 sq. ft. This proposal
is also tied to the re-design of this end of the building, as
discussed above. We are not opposed to the small extension of
the footprint in this area if the design issues discussed above
with respect to this co.rner of the building can be resolved to
your satisfaction.
RECOMMENDATION: The Planning Office
recommend that Council accept the final
approve the design changes to the hotel,
conditions:
recommends
landscape
with the
that you
plan and
fOllowing
1. with respect to the final landscape plan:
a. The applicant shall be required to supply lighting
fixtures along Durant to match those in place along the
remainder of the street.
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b. The applicant shall submit a revised plan for Zone 2
which shows that the entire area will be paved, in a manner
compatible with the remainder of the plaza.
c. The applicant shall obtain an encroachment license from
city council for that portion of the porte cochere which
protrudes into the right-of-way at the time of final
approval of these amendments, or shall commit to redesign of
the structure to eliminate the encroachment.
d. The applicant shall redesign the neck-down into Hunter
street prior to installation, to the satisfaction of the
city Engineer.
e. The applicant shall demonstrate, to the satisfaction of
the P&Z, that the service area is adequately screened from
view of the Aspen Alps and shall commit to revegetation of
disturbed areas where plantings occur.
f. The applicant shall clarify for P&Z the intention for
paving of the cul-de~sac on Spring street.
g. All proposed concrete paving in Spring and Dean streets
shall be designed to support truck loading.
h. ASC shall be responsible for surface and landscaping
replacement in the event that repair or replacement of
underground utilities is necessary.
1. The applicant shall submit detailed design drawing of
the ticket kiosk in Hunter Street to the planning Office
prior to its installation for a check of compliance with
prior representations.
j . The applicant shall restore the disturbed portions of
the Little Nell slope to their approved grades and shall
revegetate the area to the satisfaction of the City
Engineer.
2. with respect to the hotel design changes:
a. The applicant shall demonstrate, to the satisfaction of
P&Z, that the proposed new decks do not add to the mass of
the building, or shall propose further design changes to
accomplish this Objective.
b. The total area of all decks, balconies, terraces and
similar areas external to the building shall not exceed 15%
of the approved floor area of the building.
c. The applicant shall demonstrate, to the satisfaction of
P&Z, the adequacy of the revised snow protection system
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proposed for the hotel.
d. The extended deck for the apres ski lounge is accepted
but the increased height of the building in this area is not
approved. The applicant shall re-design the building to
provide a total area of the apres ski lounge of
approximately 4,000 sq. ft.
e. The applicant shall demonstrate, to the satisfaction of
P&Z, that the revised design of the third and fourth levels
at the rear of the building and the extension of the
footprint in the area of the boot lounge results in a design
which is consistent with prior representations regarding
reduction of mass.
nellamend
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Exhibit 1
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Alpine Surveys
414 North Mill Street
Post Office Box 1730
Aspen. Colorado 81612
303 925 2688
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 75009'11" E 220.00 FEET ALONG THE NORTHERLY
LINE OF SAID BLOCK 102 TO A POINT 10.00 FEET EASTERLY
OF THE NORTHWEST CORNER OF LOT H OF SAID BLOCK 102;
THENCE S 14050'49" W 241.76 FEET TO A POINT HALFWAY
BETWEEN THE NORTHERLY LINE OF WATERS AVENUE AND THE
SOUTHERLY LINE OF UTE AVENUE;
THENCE N 75009'11" 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 45021'00" W 124.28 FEET ALONG THE WESTERLY
LINE OF SAID LOT 21 TO THE SOUTHWEST CORNER OF LOT 21,
UTE ADDITION, SAID CORNER BEING ALSO A POINT ON LINE 1-9
OF THE ORIGINAL ASPEN TOWNSITE;
THENCE N 75009'11" W 50.00 FEET;
THENCE N 14050'49" E 51.30 FEET;
THENCE N 30009'11" W 34.00 FEET;
THENCE N 75009'11" W 235.35 FEET;
THENCE N 15030'00" E 126.67 FEET TO A POINT ON LINE 8-9
OF THE ORIGINAL ASPEN TOWNSITE;
THENCE N 74023'18" E 13.11 FEET ALONG LINE 8-9 TO CORNER
NO. 9 OF THE ORIGINAL ASPEN TOWNSITE;
THENCE S 40001'52" E 52.02 FEET ALONG LINE 1-9;
THENCE S 75009'11" E 4.92 FEET TO A POINT ON THE WESTERLY
LINE OF LOT R, BLOCK 98, CITY OF ASPEN;
THENCE N 14050'49" E 10.00 FEET ALONG SAID WESTERLY LINE
OF LOT R TO A POINT ON THE SOUTHERLY LINE OF DEAN AVENUE;
THENCE S 75009'11" E 60.24 FEET ALONG SAID SOUTHERLY
LINE TO A POINT ON THE WESTERLY LINE OF VACATED HUNTER
STREET;
THENCE N 14050'49" E 50.00 FEET ALONG SAID WESTERLY LINE
TO THE SOUTHEAST CORNER OF LOT I, BLOCK 97, CITY OF ASPEN;
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Page 2
Job No. 85-121
Revised Description
April 3, 1986
THENCE S 75"09'11" E
OF LOT A, BLOCK 102,
THENCE N 14050'49" E
OF SAID LOT A TO THE
Exhibit 1
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of Entire Little Nell S.P.A.
75.00 FEET TO THE SOUTHWEST CORNER
CITY OF ASPEN;
100.00 FEET ALONG THE WESTERLY LINE
POINT OF BEGINNING;
CONTAINING 88,567 SQUARE FEET, MORE OR LESS.
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^SPEN/PITKIN PLANNING OFFICE
130 S. Galena stceet
^spen. CO 81611
.;jl31 925-2020
Date: '()!tPl/,-J9,lqJ/g
~' Co.
I d-- /'J
sPtL /)JVAf rl/1-UtfJ
--
This is to infocm you that the Planning Office has completed its
. pcelim, inacy r.eview of the ~aJ?tioned application_ We have detecmined
that youc appl ication IS ~ complete.
Addi tional i tcros requiced include:
Disclosure of Ownership (one ropy on~y needed)
Adjacent Property Owners List/EnvelopeS/Postage (one ropy)
Additional copies of entire application
Author i2:ation by owner for representative to submit applica-
tion .
Response to list of items (attached/below) demonstrating
compliance with the applicable policies and regulations of the
COde. or other specific materials
A. clieE:l\\ in the ClllIOUflt: o.f $
A~ YO~Ir, appl ication is oompli~t:e and. we have scheduled it for
cevi~. by the , ~l.-"k." ", ...'. '.'... ", ()n -r"f'1\ n .." we will
~alili you., if. w~ n~ed' all.l.{. additiol\~info.anat:ion- pd.o.C to. ~t
cate. . Several aayspdo.rt to yciiir fit!"adng. we will' ea~~ and
make availaoh a col?}f .o.t.the m~ralldum~ . Pleas~ Mte that. it
IS NOT your responsibility, (;0, pE>st yo.ur properq with< a.
sign, which we can pro.vide Yo.U foc a $3,.00 fee.
B. YOUIr application is incomplete, we have Mt scheduled it
ceview at this time. When we ceceive the matecials we have.
'~.~ ..~::;~:~~~~~:: ::.- ~;;Yf,.,',ai;A~;:7' .
the planner assigned t:(!i youf ease. ~
j~";;
/
Sincecely,.
ASPBNJ'PITltIN PLANNING Ol"f'ICI!:
(
~(ja1!it~
. ( .
r
~
,
MEMORANDUM
FROM:
City Attorney
City Engineer
Parks Department
Alan Richman, Planning and Development Director
TO:
RE:
Little Nell Hotel SPA Amendment
DATE:
March 28, 1988
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review and comments is an application submitted
by Fred smith on behalf of the Aspen skiing Company requesting
SPA Amendment to specify the landscaping requirements for Phase
Two of the Little Nell Hotel project.
Please review this material and return your comment no later than
April 29, 1988 in order for this office to have adequate time to
prepare for its presentation before P&Z.
Thank you.
,......,
ASPEN SKIING COMPANY.
1"""\
Post Office Box 1248
117 Aspen Airport Business Center
Aspen, Colorado 81612
(303) 925-1220
-21 March 1988
MAR 23
Ms. Cindy Houben
Planning Department
City of i\spen
130 South Galena
Aspen, CO 81611
..
RE: Little Nell - Final Landscape Plan
Dear Cindy:
Enclosed are five sets of the Little Nell Hotel Final Landscape Plan
and written narrative which are required to complete the SPA Agreement as
described in Section IV, page 11, of the Agreement dated July 3, 1986.
As you know, this section calls for a SPA Amendment to clarify all land-
scaping requirements for Phase Two of our project. We are filing these
drawings in compliance with the requirements of the above-referenced section.
Please schedule us for any necessary review and advise us of dates of any
additional public presentations which may be required. We will contact
you within the next several days to verify that these drawings meet with
your proval.
S:gw
Enclosures
cc: John Cottle, Hagman Yaw Architects
HAND DELIVERED
ASPEN MOUNTAIN. BRECKENRIDGE. BU17ERMILK MOUNTAIN. SNOWMASS
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