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HomeMy WebLinkAboutLand Use Case.611 E Durant Ave.0076.2007.ASLU,.-,, .. .W,: THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER PARCEL ID NUMBER PROJECT ADDRESS PLANNER CASE DESCRIPTION REPRESENTATIVE DATE OF FINAL ACTION 0076.2007.ASLU 2737-18-2-50-102 611 E. Durant Ave Jennifer Phelan Spa Amendment Chris Kiley 2/12/2008 CLOSED BY Angela Scorey ~oZ6 ~ Zen7 a ~s`u 237- P -8- 25~-Gad. --, bb Ede gaad tlari}%9 FCm paWia FaOrt j.b {)~ . J >X > a3 `~ 9 G ~JJ ~ 3• V ~ - :: ~?I V: amo~ :?3 8 _ -.- ~ cc Mm~CUdon Fleda YaMapm PacNa 9aINm °Fea 6unnay •6W eemda SPAfiMaE HMnGtlWW' Fee6 PamiTpe~aa4 -Aapmlad Uae Paadp ]fi.2W].ASLU Ay~mf ~6~~ EDUtAM AK ~ ~dM~- Ea PEN siNa co zP fiiuu _] N Paml lAwma mn _ 5 '. fF F - ,.. Made Pahl J ~-- flobq Guew lm..~~ ADpbd t2/1912W] J - Ram ~J 6~aw ~P~ APaa~.p I J x Daaagion SPA PMENDMENi Ivaep ~J ~JJ FM ~J 6ibrtletl CHfll6 KIlM 913~B]GB Ooda flwenp Oral V Eipis 121~L2~Ee J Dom. Lad Name MI1NG <CMANV J F+d Name H _.. _... _. . .. _. .. IGHIPNO6 PD~mf Rare I CO 8161] ',. !~ o.md~eAmlaax~ oo6cat _ Led Name NKpNG CpTANY J FM Noma HIGHLWDfi F09D%11<B Plve~ Cudp 2]952 ~ fSPEN CD 81612 Lad NarorJ fid Name PNOre -. ` _ AmaGoHbl ~i Pecwdldl_... ATTACHMENT? AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECT`/7I~ON 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: ~ `~'N~~'' ~~ ~~~-z~ ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: ~ , 200 STATE OF COLORADO ss. County of Pitkin ) //~~ ~ I, G'~lN ~ ~ ~} C~~~~ (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) o/f 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. I 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 thantwenty-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 and was continuously visible from the day of 200_, 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. (continued on next page) 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 (IS) days prior to the public hearing on such amendments. Signatur The foregoing "Affidavit of Notice" was acknowled ed before me this ~ day ofr'eh 200 $,by~~,~~ Sc~` , ~ WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE EVELOPMENT APPROVAL Npfipe is he,eb My commission expires: ~ SC/t0 ~~ I C~ approval of a sne speciM1O Development plldn, lantl the creation of a vestetl property right pursuant 1p rn^ the Lantl Use Code of the Clty of Aspen an0 rifle Y V 24, Article 68, Coloratlo Revisetl Statutes, ~ ~ ~_~ ing to the following tlescribetl ro Pertain I` Nell Subtlivision also known as Go tl~ola Plaza, by Notary PU IC rtler of the Community Development Director on January 29, 2008 The A plicant recelvetl apprpv al of an Insubstantial SP~Amentlmenl request to remove antl replace the upper tiers of Gontlma . ARY Pt/n Plaza to makc .o..e:._._... sr City of gsPen Published in the Aspen Times Weekly on February 1],2008.(11615)2) ATTACHMENTS: V1UfY1 MEYER COPYOFTHEPUBLlCATlON ~ MY Commia6ion fizpires a8It0I2010 PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL -_,. --, „d, , yr 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 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. Awn 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 and replace the upper tiers of Gondola Plaza to make repairs to the existin dg rainage and snowmelt system and improve access. Written Description of the Site Specific Plan and/or Attachment Describing Plan Administrative Insubstantial SPA Amendment January 29. 2008 Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) Februar~7 2008 Effective Date of Development Order (Same as date of publication of notice of approval.) February 18 2011 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 18`h day of February, 2008, by the City of Aspen Community Devel~ojpment Director. Chris Bendon, Community Development Director ,. . , .. . NOTICE OF APPROVAL For An Insubstantial Specially Planned Area (SPA) Amendment to Gondola Plaza, Parcel ID No. 2737-152-50-102 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. The existing Gondola Plaza consists of three tiered plazas: one adjacent to the Hunter Street and Durant Avenue intersection (main plaza), a second mid-level tier connected by stairs to both the main plaza and top tier, and a top tier containing the gondola, outdoor restaurant seating, and a paved area (Exhibit A). Due to drainage issues (habitable space located below the upper plaza is experiencing leaks) and the improvements being proposed adjacent to the plaza with the development of the Residences of Little Nell, the Applicant is requesting to make improvements to the plaza. The Applicant is proposing, to the maximum extent feasible, to connect the second and third tier of the plaza so that the split level design is redesigned into one level (Exhibit B). Improvements to the snow melt system will be installed. An additional 1,120 sq. fr. of hardscape will be installed near the ski concierge of the hotel. There will be a minor expansion of the restaurant seating to accommodate grade changes. Better, direct accessibility will be provided to the restaurant and the plaza with the removal of the existing ramping systems. 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. The requirements of the precise plan do not prohibit the proposed improvements. Subsequently, on August 11, 1986, City Council granted Subdivision Exception with conditions and the parcel of land was subdivided into two lots. RECEPTION#: 546t81, 01f2912008 at 01:55:19 PM, 1 of 4. R 521.00 Doc Code NOTICE Page 1 oft Janice K. Vos Caudill, Pitkin County, CO ,-, ~~ STAFF EVALUATION: Staff supports the proposed changes to Gondola Plaza. The changes will create a more open and accessible plaza with the two tiers being combined into one open area. DECISION: The Community Development Director finds the Insubstantial SPA Amendment to build the proposed improvements as noted above and on Exhibit `B' to be consistent with the review criteria (Exhibit ~ and thereby, APPROVES the amendment as specified below. The approved amendment to Lot 2, Little Nell Subdivision, commonly referred to as Gondola Plaza, allows for the creation of one upper tier for the plaza, an addition of 1,120 sq. ft. of hardscape, and the minor enlargement of the outdoor restaurant seating (to be no closer than seven (7) feet to the main stairs connecting the upper and lower plaza). APPROVED BY: ~ 0 2c~~ Date O~•Z~•0~ Date Page 2 of 2 r,xmmr H - r,x~snng ~r[e rian Exhibit B -Proposed Site Plan Exhibit C -Review Standards Q CI z 0 vJ m w w J F- W Z o WC s C ~~ J o r^ g vJ ~~ a~ a CV O Z Q t'- ~... 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W m~ i7 ~1-~-~~ a W o ®~ ~, --._ ----- -- -_ ~, ~. ~-.~ w ~ ~ v ~ '' % a- LL t) ~ n V ''~~; ~ _ __ ~~ Z u7: :I•~ /-- 6 ~ ,V i 3 ,. o r . Q ~ '~ w i'~ n~C % ,~ if ~ N ~-, f~ ~ ' w~ ` ~ ~ ~ ~ ~% ~" ~l W ~~ ~ ,!II 7". if~~ us =, O W / ~P. ? ~ Y ~ ~ "~ ~ ~' ~ ;,,~ ~~~ ~. 1 ~, ' i;~~ ;. o ~ i !i i,~r II~ ~~~~ rl,~( .;I Iljll~l II,I Sf+,Cs ti~ ~ s I~ ,,~,`1 ~\ ~~ ~1-1 ~~~ ~ ~T ~ ~ tr.: Z ~= J j !l, t, z <~ ~ i #r ~l I g ~ / ' v , ~~ ~ i ~ ~ ~ ~ '~II -J ~ ; ~ ~ ; ~' ~ A T S /~ C Q- ~ I ~ ~' O d' - f. k. ~~ ~ r ~. ,. ~' ~ - ~ ca G O ~~ v~ -'-, a Exhibit C Review Criteria and Staff Findings SPA Insubstantial Amendments A change in the use or character of the development. Staff does not feel that the proposal will significantly change the character of the development. Combining the two upper plaza tiers will provide more flexibility when using the plaza and allow for less congestion when accessing the uppermost plaza. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. The redevelopment does not increase coverage of the site with regard to the 1,120 sq. ft. of increased hazdscape as it will be located on top of existing structure does not exceed the existing footprint of structure. 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. 5. A reduction by greater than one (1) percent of the off-street parking and loading space. Off-street parking spaces aze not affected by the proposal. 6. A reduction in required pavement widths or rights-of--way for streets and easements. No pavement widths or rights-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. The SPA agreement for the Little Nell base development (Book 518, Page 464) does not prohibit the proposed amendment as it does not reduce existing open space and makes improvements to the existing site. Staff finds this criterion met. ,.~.. ._, SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK ,lennifer Phelan Deputy Director City of Aspen Community Development 130 S. Galena Street Aspen, CO 81611 .lanuary 24, 2008 RE: Aspen Gondola Plaza SPA Amendment Dear Jennifer; ASPENC~SNOWMASSry ASPEN SKIING COMPANY This letter provides additional information regarding your follow-up questions to the proposed SPA Amendment for the gondola plaza repair project. The following attachments are included: Gondola Plaza Drain Plan 2. ALTA Survey, Lot 1 and Lot 2, First Amended Little Nell Subdivision (final) Plaza Grading and Layout The proposed layout of the plaza was generated as a result of our desire to make the entire upper plaza as close to a single level as possible. We wanted to minimize stairs and walls, to improve circulation and utility and still connect the many fixed points at varying elevations along the four sides of the plaza, as highlighted in yellow on Attachment One. We also need to provide anear-level surface (between 1% and 3% slope) to maintain walkability and the perception of a flat plane while allowing drainage to occur to the individual drains. Slope should ideally be held to between 1 % and 2%. Attachment One shows in pink the areas with slopes of greater than 2%, which are clustered in the area of the Tavem on the east side of the plaza. These areas have the least flexibility in terms of moving stairs or walls because of the increased slopes that would result. We were not able to make a single level connection to the Tavern without exceeding a 3% slope, but we were able to create a transition zone featuring between 0-2 stairs. We have revised the placement of the transition stairs since the original submission by moving the transition stairs closer to the Tavern entrance to create more room and to improve circulation at the top of the main stairs, garnering P.O. Box 1249 Aspen, CO 81612.1248 970.925-1220 ^NN.aspensnoNmu~.cpm 3 ® ~nrea on ae~am noN. .-, ~. .. .~.> approximately four feet of additional space for circulation. Attachment One shows the new stair layout. With this new plan we have moved the transition stairs as close to the Tavern as possible without A) adding a third or fourth riser to the stairs; B) exceeding a 3% slope; or C) adding site walls that would hinder circulation or flexibility. We believe that atwo-stair maximum provides the best circulation between the spaces. Queuing and Circulation The proposed plan will greatly enhance circulation on the plaza, and we have carefully studied the layout to minimize pinch points and cross circulation patterns. • Skier circulation will be much iml3roved with the removal of the mid-level barriers. • The single level design will allow for much greater flexibility for loading the gondola, as the ticket scanning stations can be "flexed" and the mazing area can be widened. • Circulation conflicts between users will be minimized. Tavern Seating Area Several factors influenced the layout of the Tavern seating area. • The grading and layout conditions as described above, to create as close to a single level as possible. • The goal of providing an at-grade entrance to the Tavern for wheelchair access instead of the existing ramp. • Minimizing stairs and using removable rails/ski racks provides the flexibility to combine the Tavern deck and the rest of the plaza into a single space which is especially desirable for special and summer events. • We are maintaining the flexibility to provide two entrance locations for the Tavem. The existing entrance near the top of the main stairs will be preserved through the use of a removable guardrail, while a second entrance has been created at the new at-grade wheelchair entrance on the south side of the seating area. Activation of Plaza West Side The proposed design of the plaza will help activate the currently underutilized west side of the plaza. • Street furniture (benches, tables, seats) will be placed throughout the plaza to encourage use by skiers and pedestrians of both sides of the plaza. All furniture will be removable for event flexibility. • The plaza design enhances the connection to the new apres ski deck and restaurant at the Residences. P°ec 2 of 3 ,,,.., ~. ,~ • The second set of stairs at the Residences and the new wheelchair lift provide additional means of access from the Dean Ave. corridor to the plaza's west side, • The single-level platform will improve the functionality for events by providing a larger footprint for stages, tents, and assembly of people, ALTA Survey A completed ALTA survey is included as Attachment Two. A stamped version of the survey will be included with the building permit submission. 1 am happy to sit down and review the contents of this letter with you and/or to walk through the gondola plaza to perhaps better explain some of our design constraints. .Please don't hesitate to contact me at (970) 923-8758 if I may provide any additional iprformation regarding this application. S ncere r t 1 Project Page 3 of 3 o ~~ Leo $ ~~~~ ° J a o v Z} a Q m ai m$~ ~`~ aoR~ ~ d ~ o Q '~ p Y ¢ Cn a ~ o r ~ N o d z~=# ~- ~$m~ ~~ J v ~ g W W ~ W ~ S W g c ~ ~ ,~ Z a mN 9g~ Z 2 V O N ~ ~~ ~ a - ~_~ ~ o z ~ ~ WO J a~ Z ~ p U U y Om Fy' UZ ZW > O~ ~Z W Z~ ~ w ~ w w- a ~ ~ I~ZZ ~r ~ O m KO ~N O y OZ w m~ _ ~(9 ¢4 a K~ yw y 0 og z~ ¢~ Z 2t~i ~~ y v mw 0 i 3 0 = W W3 2Q yj a W y ® ® ® O J Zy ~o `.5°/9~) ~ 1.495 ~/ ~ ~a` R /~ ~ \~~~ ~~ -- -- --..~ ~,,,-.v.~„w,,,~- -- - - ~--m.N...~ \ N ~~ ~ ~,4, ~" ~ i.3s5 ~` ~ •~ ~ Tom ~ 2 I (~- ° (~- ~ ~ J `-'F" O ~~ Q1g alb ~I~ ~ - ~4 x ~I ~ ~` ~9~~ ~ ~ ~ .,1 r~'c ~. N ~( °1 ~ po S N ~~ IX 51O °, ~• ~ ~1 ~ ~ ~"~ g R NI ~~ ~ ~ ~1 1 o ~_~ ~i ~ v W~ W J ~m ~ J W O ~_ o `~, v C ~~ ~ ~~ f ~I i a ti / I ~ ~/ ti' I~ / J Z W ~ Z W W ~ H Q ~, ~ _ ~ ~` ,- ~_ z~ f ~ ~, / ~v.r w~~,, t '~ 1p p, ~,. ~ / y ~~ ~~ ~~ / ~ ~~. ~ h ~~ P .~ m THE C[iY OF ASPEN Land Use Application Determination of Completeness Date: December 29, 2007 Deaz City of Aspen Land Use Review Applicant, We have received your land use application and reviewed it for completeness. The case number and name assigned to this property is 0076.2007.ASLU. The planner assigned to this case is myself• ^ Your Land Use Application is incomplete: We found that the application needs additional items to be submitted for it to be deemed complete and for us to begin reviewing it. We need the following additional submission contents for you application: 1. 2. 3. Please submit the aforementioned missing submission items so that we may begin reviewing your application. No review hearings will be scheduled until all of the submission contents listed above have been submitted and aze to the satisfaction of the City of Aspen Planner reviewing the land use application. ''9~ Your Land Use Application is complete: / f there are not missing items listed abovethere are not missing items listed above, to begin the land use review process. then your application has been deemed complete Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429-2759 if you have any questions. Thank You, ~~ fifer P 1 ,Deputy Director City of Aspen, Community Development Department C:\Documents and Settings\jennifep\Desktop\organized\G Drive\Templates\Completeness Letter Land Use.doc ATTACHMENT 2-LAND USE APPLICATION oo}~. a~ }. ~is~ ~~ APPLICANT: (' (~~ `~Z~OI ~ I "r ~ { 7~ 1$`~1©~ Name: ~~ ~ ~~t Address: Phone #: TYPE OF APPLICATTON: (please check all that aoolvl: ^ GMQS Exemption ^ Conceptual PUD ^ Tem Use ~~ ^ GM S Allotment Q ^ Fina] PUD (& PUD Amendment) ^ TexVMap 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 ) PROPOSAL: descri tion of ro osed buildin s, uses, modifications, etc. '~iPa¢ I,Ac~ tT-(,~n1 ~ ~I-{~z~} ~ ,1~ S~h,,.fr~G-~-~ Have you attached the following? FEES DUE: $_ZO~~ -t n__ • •.~ •.~.ruvu~rvu ~.vumtcpl.c Ju111u1G1~' Attachment # 1, Signed Fee Agreement Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standazds 3-D Model for large 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. C _ , CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT CITY OF ASPEN (hereinafter CITY) and ~' Cam. (hereinafter APPLICANT) AGREE AS FOLLOWS: APPLICANT has submitted to CITY an application for ~,m r ~-~ ~~ Af.J~~M•1+, 1•~ utti +al irJ.V 1 THE PROJECT). 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 in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs [o be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings 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 are necessary as costs aze incurzed. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree 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 City Council to make legally required findings for project consideration, unless current billings are paid in full prior [o 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 $ boy which is for _ hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $235.00 per planner hour over the initial deposit. Such periodic payments I be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs all be grounds for suspension of processing, and in no case will building permits be issued until all costs associate with cas~ processing have been paid. CITY OF ASPEN ~ 1 Y-t~ Chris Bendoo v Community Development Director Date: ~~ ~ ` ~ 1 Billing Address and Telephone Num~b~er~•~~ 1'2. C l .-. SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK Jennifer Phelan Deputy Director City of Aspen Community Development 130 S. Galena Street Aspen, CO 81611 December 18, 2007 Dear Jennifer; s_ 4.,I~ ASPENC~SNOWMASS_ ASPEN SKIING COMPANY I am pleased to submit our application for an Insubstantial SPA Amendment for Lots 1 and 2 of The Little Nell Subdivision. It is our intent to repair the upper deck of the gondola plaza beginning April 17, 2008 in order to repair critical leaks from the plaza into occupied space below and to replace the faulty snowmelt system. I am enclosing a description of the proposal, a response to applicable land use code review criteria, and the following attachments: 1. Gondola Plaza Layout Plan- Existing Conditions 2. Gondola Plaza Layout Plan -Proposed Conditions 3. Gondola Plaza Layout Plan -Proposed Over Existing 4. Gondola Plaza Survey (draft) 5. Lot 1 and Lot 2, First Amended Little Nell Subdivision (draft) 6. Application Fee 1 will submit a complete survey and plat for the area in early January to replace the draft versions included with this application. Please don't hesitate to contact me at (970) 923-8758 if I may provide any additional ~~formation regarding this application. Project P.O. Box 1248 Aspen, CO 81612.1246 970.925-1220 www.aspensnowmass.oom ® MnttE m PegLM Pope. ., ~ .~: ,. Insubstantial SPA Amendment Application Lots 1 and 2 of the Little Nell Subdivision Description of Proposal The Aspen Skiing Company desires to make repairs to the upper gondola plaza, located on Lot 2 of the Little Nell Subdivision. The plaza needs repairs in order to fix longstanding leak issues from the upper plaza into the occupied space below and to replace the leaky and in places non-functional snowmelt system. The repairs will entail demolition of the 14,690 sq.ft. weaz slab of the upper plaza as well as removal of the existing rails, walls, steps and planters next to the main stairs. The snowmelt system and waterproofing membrane under the weaz slab will also be removed. A new waterproofing membrane, snowmelt tubing network and 15,810 sq.ft. weaz slab will be constructed. As part of the repairs, the current split level design of the upper plaza will be redesigned into one level, with atwo-step step down to the Tavem apras ski deck. A 1,120 sq.ft. area in front of The Little Nell Hotel ski concierge azea that is located over structure and is currently planted with turfgrass will be hazdscaped and snowmelted as part of the project. The design changes that accompany the repairs will serve to improve circulation on the plaza as well as enhance the plaza's functionality for events. The project will tie in with the new ADA elevator to provide enhanced access for the mobility impaired. The design will also tie in with the apras ski deck currently under construction on the Residences at Little Nell side of the plaza. Transpazency between the upper and lower levels of the plaza will be enhanced by the removal of the planters on either side of the main stairs. The construction is expected to take place between April 17, 2008 and September 1, 2008. Interim access will be provided during construction to facilitate public access to the gondola per the regular summer operations schedule. Completed areas of the plaza will be opened to the public during construction as phasing allows. Responses to Review Criteria 26.440.090 Amendment to development order. (excerpted) A. 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. Little Nell SPA Amendment Application Page 1 .~.. ~. ,../ ~.. Response: the plaza repairs will change neither the use nor character of the development. 2. An increase by greater than three (3) percent in the overall coverage of structures on the land. Response: The repairs will not increase or otherwise change the overall coverage of structures on the land. The repairs will take place entirely on top of existing structured area, as indicated on the Existing and Proposed Conditions drawings attached to this application. The existing footprint of the structured area that will be repaired is 15,810 sgft., which encompasses portions of both Lot 1 and Lot 2 of the Little Nell Subdivision but does not represent the full amount of coverage of structures on these parcels. A 1,120 sgft. area next to the Little Nell ski concierge area that is over structure but is currently landscaped with turf grass (a green roof treatment if you will) will be hardscaped to provide better circulation for skiers and for guests of the Little Nell hotel. 3. Any amendment that substantially increases trip generation rates of the proposed development, or the demand for public facilities. Response: trip generation rates and the demand for public facilities will not be affected by this amendment. 4. A reduction by greater than three (3) percent of the approved open space. Response: the proposed development will not change the percent of open space on the parcel. 1,120 sgft. of area will be converted from turf grass to a hardscaped plaza surface, both of which are considered open space under the definition provided in the 1987 version of the City of Aspen land use code. 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 amendment. 6. A reduction in required pavement widths or rights of way for streets and easements. Response: pavement widths and rights of way for streets and easements will not be affected by this amendment. 7. An increase of greater than two (2) percent in the approved gross leasable floor area of commercial buildings. Little Nell SPA Amendment Application Page 2 r ^ ~,,,,, ~. Response: gross leasable floor area of commercial space will not be affected by this amendment. 8. An increase by greater than one (1) percent in the approved residential density of the development. Response: residential density will not be affected by this amendment. 9. 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. Response: this change is consistent with the conditions and representations of the project's original approval as recorded in the SPA Agreement for the Little Nell Base Development recorded on July 3, 1986. No further variation from the project's approved use or dimensional requirements is requested. B. All other modifications shall be approved pursuant to the terms and procedures of the final development plan, provided that the proposed change is consistent with or an enhancement of the approved final plan. Response: the proposed repair is both consistent with and an enhancement of the approved final SPA plan for The Little Nell. The plaza will essentially retain the same look, feel and footprint while improving circulation and usability for events, and the mechanical repairs will allow for a fully functioning snowmelt system and will eliminate the leaks into the public spaces below. Little Nell SPA Amendment Application Page 3 s g ~ n ~ ~ ~~ g~ ~ $~ ~ ope~o~o~ `uadsd i ~; ~ ~ x ~ ~ r ~ E e m m N •,~,y`,~ ~oo~m ~ NN w ~Z Q 3 ~~om S1N3W3A021dW1 t~'Zd~d ~d~00NOJ ~ ~ ? o ~ ° ~~ a ~U°i'E o ~ a ~ ~ J a~ ~~ ~~~Q ~~~ ~ I~ ~~ as ~.1J J o ~~ ~ dZd~ d d7 O d N O J ~ 1! III I i 0. 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