HomeMy WebLinkAboutcoa.lu.sp.Little Nell Sub Lot 2 601 E Dean.0037.2007THE CITY OF ASPEN
City of Aspen Community Development Department
CASE NUMBER 0037.2007.ASLU
PARCEL ID NUMBER 2737-182-50-102 / ~j
PROJECT ADDRESS 601 E. Dean St. ~~~-( ~~~/ `S~"
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PLANNER Jennifer Phelan
CASE DESCRIPTION Insubstantial PUD
REPRESENTATIVE Steven Speazs
DATE OF FINAL ACTION 9/2/07
CLOSED BY Amy DeVault
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafrer "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 afrer 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 Co., PO Box 1248, Aspen Co 81612
Property Owner's Name, Mailing Address and telephone number
Lot 2, Little Nell Subdivision also known as Gondola Plaza
Legal Description and Street Address of Subject Property
Approval of an Insubstantial SPA Amendment request to remove existing landscape planters
adjacent to Dean Street and install an accessible lifr.
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Administrative Insubstantial SPA Amendment, Aueust 22, 2007
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
September 2, 2007
Effective Date of Development Order (Same as date of publication of notice of approval.)
September 3, 2010
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 4`h day of September, 200, by the City of Aspen Community
Chris Bendon, Community Development Director
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NOTICE OF APPROVAL
For An Insubstantial Specially Planned Area (SPA) Amendment to Gondola Plaza,
Parcel ID No. 2737-182-50-102
APPLICANT: Aspen Skiing Company, LLC
REPRESENTATIVE: Chris Kiley, Aspen Skiing Co.
SUBJECT & SITE OF Insubstantial SPA Amendment to Lot 2 of the Little Nell
AMENDMENT: Subdivision.
SUMMARY:
The Applicant has requested an Insubstantial SPA Amendment for the lot that contains
Gondola Plaza. The request is to allow the removal and replacement of certain hardscape
features and the relocation of the handicap accessible elevator.
An existing concrete landscape planter adjacent to both the ticket office building and
Dean Ave. shall be removed. In addition to relocating the elevator closer to the ticket
office and adjacent to Dean Ave., smaller planters will replace the demolished planter as
well as two sets of concrete stairs. There is an existing grade difference between the
lower level of Gondola plaza (adjacent to the ticket office building) and Dean Avenue.
The proposed stairs create a transition between the grade difference and connects the
building to Dean Avenue rather than being screened by the existing planter.
In 1985, through Resolution No. 33, the City Council granted conceptual approval for the
Little Nell Base Redevelopment SPA. The Little Nell SPA was approved on April 14,
1986 by the City Council and was a precise plan for a parcel of land containing both the
Little Nell and Gondola Plaza. Subsequently, on August 11, 1986, City Council granted
Subdivision Exception with conditions and the parcel of land was subdivided into two
lots.
STAFF EVALUATION:
Staff supports the proposed changes to Gondola Plaza. The changes will create additional
visibility and access to the ticket office building, integrate better with the im rovements
occurring on Dean Ave., and provide a more centrally located accessiblly t
access to the upper level of Gondola Plaza.
AU>a~k~
DECISION:
The Community Development Director finds the Insubstantial SPA Amendr
build the proposed improvements as noted above and on Exhibit `A' to ~ ~~~
with the review criteria (Exhibit B) and thereby, APPROVES the amendment as
specified below.
RECEPTION#: 541250, 08/22/2007 at
12:10:13 PM,
1 OF 3, R $16.00 Dac Code NOTICE
Page 1 oft Janice K. Vos Caudill, Pitkin County, CO
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The approved amendment to Lot 2, Little Nell Subdivision, commonly referred to as
Gondola Plaza, allows for the removal of the planter adjacent to Dean Ave. and the
ticket office building, replacement of the planter area with new planters and stairs,
and relocation of the handicap accessible elevator as per Exhibit `A'.
APPROVED BY:
Development Director
BY:
Aspen Skiing Company, LLC
Attachments:
Exhibit A -Proposed Site Plan
Exhibit B -Review Standards
Exhibit C - Application
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AUG 2 2 2007
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Exhibit B
Review Criteria and Staff Findings
PUD Insubstantial Amendments
1. A change in the use or character of the development.
Staff does not feel that the proposal will significantly change the character of the
subdivision. The addition to the residence encloses an at grade area that is presently
below an above grade deck and building structure.
2. An increase by greater than three (3) percent in the overall coverage of structures on
the land.
The addition does not increase coverage of the site because the existing deck and
building structure are already in place and the addition does not exceed the existing
footprint.
3. Any amendment that substantially increases trip generation rates of the proposed
development or the demand for public facilities.
The addition will not increase trip generation or public facility demands.
4. A reduction by greater than three (3) percent of the approved open space.
Open space is not reduced by this proposal.
S. A reduction by greater than one (1) percent of the off-street parking and loading
space.
Off-street parking spaces are not affected by the proposal.
6. A reduction in required pavement widths orrights-of--way for streets and easements.
No pavement widths orrights-of--ways will be reduced by the proposal.
7. An increase of greater than two (2) percent in the approved gross leasable floor area
of commercial buildings.
There is no leasable floor area associated with this proposal.
8. An increase by greater than one (1) percent in the approved residential density of the
development.
The density of the development does not change with this request.
9. Any change which is inconsistent with a condition or representation of the project's
original approval or which requires granting a variation from the project's approved
use or dimensional requirements.
As noted in the memo, the dimensional requirements for the subdivision were not
memorialized. As proposed setbacks for the addition will not be any closer to the
property line than the existing footprint. Staff finds this criterion met.
Page 3 of 2
.- ,_ ~~~Bti~ C
ATTACHMENT 2 -LAND USE APPLICATION
PROJECT:
Name: q % UGMA1e. eUM1ONI
Location: q (,(j
(Indicate street a re s, lot & block number, le al descri tion where a ro riate)
Parcel ID # (REQUIRED) 2 ~ - S ~,~
APPLICANT:
Name: ~IXM ~~ (..~1~ • / l /I~IY'l~J' h11GN
Address: ~~~d~ ~ 2 Gp
TYPE OF APPLICATION: (please check
^ 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
Mazgin, 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 LL~~L p,~
~n$QW~aN A~ f w
IMVAt
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
SC
R a
PROPOSAL: (description of oronosed buildings. uses. modifications. etc.l
Q Q I/l~ ~ P.Gci .
w (J
Have you dttached the?fillowing? t FEES DuE: $ 70S t /,~„-{ ~1 .
^ Pre-Application Conference Summary p~a~
^ 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 lazge project
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.
Phone #: ~7.Cj - ~ 2'LD
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Pavmen,~~t~o,,,,,,f~~-Ci"""t~~-y of~~~Aspen De/v~Iehopment Application Fees
CITY OF ASPEN (hereinafter CITY) and ~I nA l~Yh~[tuvl
(hereinafter APPLICANT) AGREE AS FOLLO S:
has submitted to CITY an
(hereinafter, THE PROJECT). t/
2. APPLICANT understands and agrees that the City of Aspen has an adopted fee structure for Land
Use applications and the payment of all processing fees is a condition precedent to a determination of application
completeness.
3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application.
APPLICANT and CITY further agree that it is m the interest of the parties [hat APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis.
APPLICANT agrees additional costs may accrue following their heazings and/or approvals. APPLICANT agrees he
will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they aze necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. C[TY and APPLICANT further ogee that it is impracticable for CITY staff to complete
processing or present sufficient information to the Historic Preservation Commission, Planning and Zoning
Commission and/or City Council to enable the Historic Preservation Commission, Planning and Zoning
Commission and/or Ciry Council to make legally required findings for project consideration, unless current billings
are paid in full prior to decision.
5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the
amount of $~OS pD which is for ~ hours of Community Deve pment staff time, and if actual
recorded costs exceed the initial deposit, APPLICANT shall pay additional mon y billings to CITY to reimburse
the CITY for the processing of the application mentioned above, in ing post royal review at a rate of $235.00
per planner hour over the initial deposit. Such periodic paymen h be mad ithin 30 days of the billing date.
APPLICANT further agrees that failure to pay such accrued cost hal ou for suspension of processing, and
in no case will building permits be issued until all costs associate wtt pr ssing have been paid.
CITY OF ASPEN A>tPLI
By:
Chris Bendpn t
Community Development Director Date: ~
Billing Address and Telephone Number:
SKUn1G- ~oNlPatJ'(
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Gondola Plaza/ Dean Ave. Elevator Insubstantial PUD Amendment
Project Description
The existing stairs and concrete tree planter with Aspen trees in front of the Aspen Skiing
Company offices at the lower gondola plaza/ Dean Ave. interface will be removed. An
ADA elevator, brick steps and two concrete tree planters will be constructed in the same
footprint.
A steel bridge will connect the top of the elevator to the upper gondola plaza to provide
permanent accessible access from Dean Ave to the gondola plaza, Tavern and Silver
Queen Gondola.
This project is undertaken both to provide a permanent, easily accessible location for an
ADA elevator and to respond to the Dean Ave regrading and streetscape improvement
project that is currently underway.
A tree removal permit has been previously acquired.
Response to Land Use Code Review Standazds
A. PUD Insubstantial Amendments.
An insubstantial amendment to an approved development order for a final development
plan may be authorized by the Community Development Director. The following shall
not be considered an insubstantial amendment:
1. A change in the use or character of the development.
Response: The project will not change the use or character of the development. It
will serve to enhance accessibility to both the upper plaza and the ticket office.
The paving materials will blend into the Dean Avenue streetscape improvements
as well as the existing gondola plaza.
2. An increase by greater than three (3) percent in the overall coverage of structures
on the land.
Response: the project will not increase the overall coverage of structures on the
land.
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3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demand for public facilities.
Response: the project will not substantially increase trip generation rates nor will
it increase demand for public facilities. The project will increase pedestrian
accessibility to arul from the gondola plaza public spaces.
4. A reduction by greater than three (3) percent of the approved open space.
Response: the percentage of open space on the site will remain the same.
5. A reduction by greater than one (1) percent of the off-street parking and loading
space.
Response: Off-street parking and loading space will not be affected by this
proposal. The elevator and bridge are set back from the Dean Ave
auto/pedestrian zone in a location that is currently occupied by a tree planter.
6. A reduction in required pavement widths or rights-of-way for streets and
easements.
Response: The project will require an encroachment license as it is located in the
Dean Ave right-of--way. It will not reduce required pavement widths as it is
located entirely in an area that is currently occupied by a tree planter.
7. An increase of greater than two (2) percent in the approved gross leasable floor
azea of commercial buildings.
Response: The project will not increase commercial floor area.
8. An increase by greater than one (1) percent in the approved residential density of
the development.
Response: The project will not increase residential density.
9. Any change which is inconsistent with a condition or representation of the
project's original approval or which requires granting a variation from the
project's approved use or dimensional requirements.
Response: The project is consistent with all conditions and representations of [he
project's original approval and does not require variances from approved uses or
dimensional requirements.
~ '~
Gondola Plaza/ Dean Ave. Elevator Insubstantial PUD Amendment
Project Description
The existing stairs and concrete tree planter with Aspen trees in front of the Aspen Skiing
Company offices at the lower gondola plaza/ Dean Ave. interface will be removed. An
ADA elevator, brick steps and two concrete tree planters will be constructed in the same
footprint.
A steel bridge will connect the top of the elevator to the upper gondola plaza to provide
permanent accessible access from Dean Ave to the gondola plaza, Tavem and Silver
Queen Gondola.
This project is undertaken both to provide a permanent, easily accessible location for an
ADA elevator and to respond to the Dean Ave regrading and streetscape improvement
project that is currently underway.
A tree removal permit has been previously acquired.
Response to Land Use Code Review Standazds
A. PDD Insubstantial Amendments.
An insubstantial amendment to an approved development order for a final development
plan may be authorized by the Community Development Director. The following shall
not be considered an insubstantial amendment:
1. A change in the use or chazacter of the development.
Response: The project will not change the use or character of the development. It
will serve to enhance accessibility to both the upper plaza and the ticket office.
The paving materials will blend into the Dean Avenue streetscape improvements
as well as the existing gondola plaza.
2. An increase by greater than three (3) percent in the overall coverage of structures
on the land.
Response: the project will not increase the overall coverage of structures on the
land.
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3. Any amendment that substantially increases trip generation rates of the proposed
development, or the demand for public facilities.
Response: the project will not substantially increase trip generation rates nor will
it increase demand for public facilities. The project will increase pedestrian
accessibility to and from the gondola plaza public spaces.
4. A reduction by greater than three (3) percent of the approved open space.
Response: the percentage of open space on the site will remain the same.
5. A reduction by greater than one (1) percent of the off-street parking and loading
space.
Response: Off-street parking and loading space will not be affected by this
proposal. The elevator and bridge are set back from the Dean Ave
auto/pedestrian zone in a location that is currently occupied by a tree planter.
6. A reduction in required pavement widths or rights-of-way for streets and
easements.
Response: The project will require an encroachment license as it is located in the
Dean Ave right-of--way. It will not reduce required pavement widths as it is
located entirely in an area that is currently occupied by a tree planter.
7. An increase of greater than two (2) percent in the approved gross leasable floor
area of commercial buildings.
Response: The project will not increase commercial floor area.
8. An increase by greater than one (1) percent in the approved residential density of
the development.
Response: The project will not increase residential density.
9. Any change which is inconsistent with a condition or representation of the
project's original approval or which requires granting a variation from the
project's approved use or dimensional requirements.
Response: The project is consistent with all conditions and representations of the
project's original approval and does not require variances from approved uses or
dimensional requirements.
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