HomeMy WebLinkAboutDRC Response_Cover Letter_Detailed Review Summary of Updates 200921Design Workshop, Inc.
Landscape Architecture
Planning
Urban Design
Strategic Services
120 East Main Street
Aspen, Colorado 81611
970.925.8354
designworkshop.com
September 21, 2020
Garrett Larimer
Community Development Department
Copy to: Jennifer Phelan
Capital Assets
City of Aspen
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Dear Garrett,
In response to the collective August 17th, 2020 Development Review Committee (DRC)
Comments and subsequent requests for additional details/revisions to the Gorsuch Haus
Detailed Review Application and Draft Plan Set submitted on March 2nd, 2020 we have
prepared a package of updated materials with responses to questions raised in your
review. The package also includes previously requested materials and additional studies
useful for our upcoming Planning and Zoning review.
Summary of Amendments
The following summary of our amendments is organized around the comments we
received from the Detailed Review Development Review Committee. Life safety and
further detailing has required changes as detailed herein; the application is materially
consistent with the Ordinance 39.
Tramway Board Approval
The Aspen Skiing Company airspace variance request for the Gorsuch Haus was approved
by the Colorado Passenger Tramway Safety Board on September 9, 2020. The Project
obtained approval following review and recommendations by the Technical committee.
These changes are:
• The addition of a lift tower between the previously located Tower 4 and 5. Tower
5 shifted upslope and was renumbered Tower 6.
• Tower heights increased to achieve greater vertical separation between the public
amenity space below.
• The Gorsuch Haus roof overhang at the Northeast corner of the building was
reduced and the face of building was modified to provide 12ft of horizontal
clearance between the downhill carrier and face of building. To make this change,
a reduction of the enclosed dining area at the World Cup Terrace occurred.
Tree Mitigation and Landscape Plan
As a result of the September 1, 2020 meeting with the Parks Department, it was
determined the removal of all trees in South Aspen St. ROW would be necessary due to
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grade changes below the drip line of the trees to accommodate mudflow and stormwater
infrastructure. Submitted as part of this update are:
• Updated Survey identifying these trees to be removed and their size.
• Updated Existing Landscape Plan and tree mitigation fee calculation
• Updated Landscape Plan showing additional replacement trees and updates of
street trees type to red maple.
Engineering
Meeting between the Applicant team and Engineering occurred on August 28 and
September 10, 2020 to discuss the DRC comments received. The changes reflected in the
draft Detailed Review Plan Set included as part of this update include:
• Minor changes documented in the West Swale Plan, Profile and Sections due to
grade modification in ROW as a result of tree removal and the lower the cul de sac
wall height.
• Minor changes documented in the Perimeter Grading Plan. On the west, changes
have occurred to the top of wall heights as a result of the swale adjustments and
also the modification the exiting on Level 4 from a door on the west side to a door
and a new corridor on the east. East perimeter grades have been updated to
accommodate this new exiting strategy.
• The Cul de Sac Plan, Profile & Grading Plan reflects the adjusted wall heights at the
cul-de-sac walls and provides further clarification of spot elevations at the
entrance to the garage – indicating that the entrance is also the high point.
• Bollards have been included at the cul de sac.
• The snow-melted concrete specification has been updated to reflect a higher
strength psi.
• Design Workshop memos of August 26th and September 15th to the Engineering
Department provided additional responses to the Department’s comments.
Development Agreement, Easement Modifications and Plat Updates
The Applicant team discussed easement and plat modifications with Engineering during
the discussions on August 28 and September 10, 2020. All modifications have been
reviewed and verified with the Aspen Skiing Company. The noted changes to the Draft
Development Agreements, Easements and Plat include:
• Additional language clarifying access for pedestrians and bicyclists on the
Mountain Access Road.
• The access easement from the Project to Monarch Street has increased in width to
6ft.
• An access easement has been included for City maintenance of the mudflow inlet.
• A permanent encroachment license agreement has been included for the 16in
water line in the Hill Street ROW.
• Drainage easements have been updated.
Dimensional Standards
The Applicant team engaged Community Development and Zoning in several discussions
related to the classification of space and calculations of floor area. The Project design steps
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with the topography so minor floor area adjustments have been driven by proportionate
sub-grade area, as revised. This has resulted in updates listed below to the overall project.
The revised floor areas are documented in the tables provided.
• Adjustments have been made to the classification of space from non-unit to lodge
use. Greater detail of non-unit spaces has been provided. Additionally, calculations
have been updated to include the following areas:
o The Parking Level entry to garage
o Level 4 Mechanical space
• Average net livable are for individual lodge units has been updated to comply with
the method for measuring determined by Community Development. This resulted
in a decrease of the average unit size – impacting Affordable Housing calculations.
Table 1. Floor Area Comparison
Project Review Detailed Review
Lodge 42,077 34,022
Commercial 7,730 7,483
Affordable Housing 730 730
Free Market Residential 8,633 8,000
Total Floor Area 64,023 63,614
Total Number of Keys (Hotel Rooms) 81
Table 2. Proposed Floor Area
Floor Level
% of
Exposed
Wall
Affordable
Housing Lodge Commercial Residential
Below Grade Parking Level 0.0%0 0 0 0 0 -
Level 1 Arrival 27.0%0 806 49 0 2,595 3,450
Level 2 41.6%334 3,400 308 0 1,137 5,179
Level 3 67.3%0 1,923 3,852 0 1,793 7,568
Level 4 69.5%0 6,094 582 0 1,138 7,815
Level 5 72.5%0 9,496 0 0 718 10,214
Level 6 75.5%0 8,226 0 0 747 8,973
Level 7 85.2%0 10,217 0 0 488 10,705
Level 8 Rooftop Deck 100.0%0 0 0 5,441 1,076 6,517
Level 9 100.0%0 0 3,192 0 3,192
334 40,163 4,791 8,633 9,693 63,614
Total Lot Area
(slopes and rights-of-ways
excluded)28,301
0.01 1.42 0.17 0.31 2.25
TOTAL FLOOR AREA
PROPOSED FLOOR AREA RATIO
Total Floor Area
Total Proposed Unit Space SF Non-Unit
Space AH,
L, C ,R
Total Above
Grade Floor
Area
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The Applicant maintains the request that the approved dimensions from the Project
Approval pursuant to Ordinance 39 Series of 2016 remain in full effect. Minor adjustments
to reflect programming changes as the project moves from planning to building permit
shall be permitted, but in no instance shall any dimensions exceed what is outlined in said
Ordinance.
Table 3. Proposed Net Livable/Net Leasable Calculations
Affordable
Housing Lodge Free Market
Residential Commercial
Below Grade Parking Level - - -
Level 1 Arrival - - 180
Level 2 730 2,394 742
Level 3 - 1,944 5,723
Level 4 - 5,010 838
Level 5 - 7,704 -
Level 6 - 7,858 -
Level 7 - 9,112 -
Level 8 - - 5,072 -
Level 9 - - 2,928 -
Total Net Livable / Leasable 730 34,022 8,000 7,483
81
420.02Average Net Livable Area of Individual Lodge Units
Net Leasable / Livable Sq. Ft.
Floor Level
Total Number of Keys (Hotel Rooms)
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Affordable Housing
Updated calculations will be conducted at final review and confirmed at building permit.
The Affordable Housing requirement with the Density Standard incentives applied are
derived using 26.470.100(A)³ and interpolated from the chart in Code Section:
26.470.070.8.a.2 based on the average unit size of 420.
Table 4. Affordable Housing Mitigation Requirements
Lodging Take-offs 1
Regular Hotel Rooms 81
Total Number of Keys 81
Required GMQS
Pillow
Allotments
2016 Pillow
Allotments
2017 Pillow
Allotments
Total Lodging Net Livable Area
(sf) 34,022 162 112 50
Average Unit Size - Total Lodging
Net Livable Area / Total Number
of Keys (sf) 420.0
Chart / Average Unit Size -
Net Livable Area of Lodge
Units
Percent
(431.9-
400)/100
500
420.0 0.20
400
Required Mitigation Percentage - Interpolated Chart - Sec. 26.470.070.8.a.2 Lodge Development 2
Mitigation % of Employee
Generation
(Lodge/Commercial)
((40-20)*0.20+20)*100
40
24.00%
20
Mitigation % of Net Livable
Area (Free Market)
((30-20)*0.20+20)*100
30
22.00%
20
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Table 5. Affordable Housing Mitigation Calculations
0.00%
24.00%
# of Keys Average
Unit Size
Lodge / Owner Restricted
Condominiums 81 420.0 0.6 Employees / Key4 48.60 24.00%11.67
11.67
4,666.56
Commercial Land Use Category6
Total Commercial Net Leasable
Total Commercial Net Leasable At
Grade 4.7 25.23 24.00%6.06
Total Commercial Net Leasable
Subgrade [Level 2 & 3]3.5 8.3 24.00%1.98
8.04
3,216.34
Free Market Multi-Family
Residential
Percent of Square
Footage Required
for Mitigation
Requited
Mitigation
(8,000 x 30%)
Net Livable Area 0.00%-
0.00
-
19.71
7,882.90
Free Market - Net Livable Area Percentage Requiring Mitigation
Required Mitigation Percentage
Requited
Mitigation
(48.6 FTE x
26.39%)
Total Employee Generation Required (FTE)
Total Square Footage Requirement9 (at 400 sf per FTE)
Net Leasable
Square Feet (sf)7
Percent of
Employee
Generation
Required for
Mitigation1
Lodge Land Use Category 4
Totals for Mitigation
Employee (FTEs)
Generation Rate5
(Code Generation)
FTE Employees
Generated
(81 x 0.6)
FTE Employees
Generated
a.(5,958/1000)*
4.7
b.(642/1000)*3.
5
Percent of
Employee
Generation
Required for
Mitigation1
Requited
Mitigation
AFFORDABLE HOUSING REQUIREMENTS SUMMARY:
Total Employee Mitigation Required (FTEs)
(Lodging FTE + Commercial FTE +,Free Market Net Livable Conversion to FTE)
Total Square Footage Mitigation Requirement (sq. ft.)
Total Square Footage Requirement9 (at 400 sf per FTE)
Total Employee Generation Required (FTE)³
2,362
5,368
Employees (FTEs)
Generated for each
1,000 sf8
(Code Generation)
Lodging/Commercial - Employee Generation Percentage Requiring Mitigation
7,483
Total Employee Generation Required (FTE)
Total Square Footage Requirement9 (at 400 sf per FTE)
Net Livable
Square Feet (sf)7
8,000
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Notes:
1. For lodging projects with flexible unit configurations, also known as "lock-off units," each separate "key" or
rentable division shall constitute a unit.
2. With the density bonus established at 550 sf of gross lot area per lodging key through the dimensional
standards for the Gorsuch Haus Planned Development within the Lodge zone district, the employee generation
mitigation requirements are established utilizing the chart applicable to lodging development pursuant to the
chart in Section 26.470.070.8.a.2 of the Land Use Code. The chart requires an interpolation of the percentage of
mitigation required based on the average net livable area of the lodging units for the Gorsuch Haus
development. When the average unit size falls between the square-footage categories (in this case between
400 sf and 500 sf) the required affordable housing is determined by interpolating the schedule illustrated in the
chart for Section 26.470.070.8.a.2 (in this case between 20% and 30% for the Affordable Housing Net Livable
Area required as a percent of free-market net livable area and between 20% and 40% for the percentage of
employee generation requiring the provision of mitigation).
3. Per Code Section 26.470.100 (A) for lodge projects only: An efficiency or reduction in the number of
employees required for the lodging component of the project may, at the discretion of the Commission as a City
of Aspen Land Use Code Part 400 – GMQS Page 9 means of incentivizing a lodge project, be applied as a credit
towards the mitigation requirement of the free-market residential component of the project. Any approved
reduction shall require an audit to determine actual employee generation after two (2) complete years of
operation of the lodge.
4. AH employee generation for Lodging is based off of the number of lodging units, other uses including
administration, back of house, living room, front desk, ski concierge, ski locker, valet, storage, conference space,
business center, etc. are classified as accessory uses and therefore they do not generate employees. The spa is
also under the accessory use category as it is not anticipated to be open to the public and will serve only lodging
and residential guests. Additionally, the unit space for lodging does not include circulation, mechanical, and
other space that is not included in the calculations for net-livable or net leasable space.
5. Employee Generation Rate for the Lodge zone district pursuant to code section 26.470.100.A.1. Employee
generation is 0.6 per lodging bedroom and 4.7 employees generated per 1000 sf of net leasable space
6. Commercial uses include Food and Beverage, Retail, Service and Recreation. The accessory lodging uses such
as the spa area and conference facilities are not included in the mitigation for affordable housing as these are
accessory lodging uses.
7. AH calculations for commercial and residential areas are based on the Net Leasable and Net Livable areas
within a development as defined Per Code Section 26.575.020.I Measurement of Net Leasable Area and Net
Livable Area.
8. Section 26.470.100.A states that per the Lodge or Commercial district zoning 4.7 employees are generated per
1,000 sf of net leasable space; however, for basement and upper floors the rates of employee generation shall
be reduced by 25% (does not apply to lodge units) this equates to an employee generation rate of 3.525
employees per 1,000 sf of net leasable commercial space.
9. Per code section 26.470.100.A.4. Employee/square footage conversion. Whenever an affordable housing
mitigation requirement is required to be converted between a number-of-employees requirement and a square-
footage requirement, regardless of direction, the following conversion factor shall be used: 1 employee equals
400 square feet of net livable area.
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Building
Code compliance review performed by Jensen Hughes in addition to DRC comments from
Building resulted in modifications to the existing strategy and construction to improve life
safety. Changes are listed below:
• Emergency egress and exiting change occurred at Level 4. Exiting was redirected
from the west to the east through a new corridor and discharge door.
• Additional wall sections and code compliance reviews are included to provide
greater detail.
• The Jensen Hughes Code Compliance narrative of September 8, 2020 was provided
to the City of Aspen Building Department to provide detailed support for the
project’s IBC compliance.
Measurement of Height
Community Development, Zoning and the Applicant Team have engaged in detailed
discussions to confirm the method for measuring height. Following is the method defined
by the Land Use Code and the approach the Applicant is utilizing for this Project:
• At the perimeter of the building, height is measured from the most restrictive of
proposed or interpolated grade measured at the midpoint of the continuous roof
plane. The midpoint is defined by Aspen Land Use code section 26.575.020.f.2.b. It
is our understanding from this code section that the midpoint of each roof plane
and all portions below the midpoint of the roof line must be to be under 40ft of
the most restrictive grade.
• Within the proposed grade definition, our understanding of what is considered
finished grade is either the dirt or occupiable surface at the face of the building as
would be defined by measuring grade under the IBC.
o Within 15ft of that perimeter, we are using interpolated grade (per code
section 26.575.020.f.3.b).
• For the west elevation, proposed grade is measured at the top of the western
most retaining wall as documented in Ordinance 39 Series of 2016.
Additional modifications related to height include:
• The roof top deck amenity has been lowered and a 50% transparent pool deck
railing has been included.
• Building perimeter has been modified due to revised exiting strategy at Level 4
• The Height Plan has been updated to document all changes
Special Review
The Applicant team maintains the request for special review of the transformer, recloser
and switchgear currently proposed on the east side of the Project, within the property
setback and crossing into the proposed Lot 2. This utility vault design will include a metal,
mesh-screen lid and is considered as exterior space. No additional construction is
proposed within the setbacks.
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Supplemental Materials Package:
The materials included provide additional details and refinements to the plans submitted
as an amendment to the application on September 1st, 2016. While some of the
calculations have changed slightly due to conversations/clarifications with Staff, no
substantial changes have been made.
1. Gorsuch Haus CPTSB Variance Request – Submitted May 25, 2020
Approved September 9, 2020
2. Gorsuch Haus Subdivision and PD Development Agreements
3. Certificate of Ownership, Dedications and Reservations
Draft Plan Set Exhibit Revised Materials:
Only the updated materials have been included in this package of updated exhibits. Sheets
italicized indicate new materials prepared as requested by review agency.
P001 Draft Gorsuch Haus Subdivision/Detail Review Plan Set Cover Sheet
P002 Site Improvement Survey
P003 Proposed Illustrative Site Plan
P004.1 Existing and Proposed Development Overlay
P004.2 Proposed Development Enlargements
P004.3 Proposed Development Enlargements
P005 Existing Landscape Plan
P006 Proposed Landscape Plan
P008 Illustrative Perspective
P010 Illustrative Plan arrival at South Aspen St.
P011 Illustrative Perspective South Aspen St. Approach
R100 Reference Plan - Level P1
R101 Reference Plan - Level 01
R102 Reference Plan - Level 02
R103 Reference Plan - Level 03
R104 Reference Plan - Level 04
R105 Reference Plan - Level 05
R106 Reference Plan - Level 06
R107 Reference Plan - Level 07
R108 Reference Plan - Level 08
R109 Reference Plan - Level 09
R110 Reference Plan - Roof
G021 Code Summary
G022 Code Summary
G023 Code Summary
G024 Code Summary
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G025 Code Summary
G026 Code Summary
G031 Proposed Floor Area Calculations
G032 Proposed Floor Area Calculations
G033 Proposed Floor Area Calculations
G034 Height Plan - Proposed Grade
G090 Code Analysis – Fire Separation Distance
G091 Code Analysis – Fire Separation Distance
G100 Code Analysis – Occupancy & Fire Rated Walls
G101 Code Analysis – Occupancy & Fire Rated Walls
G102 Code Analysis – Occupancy & Fire Rated Walls
G103 Code Analysis – Occupancy & Fire Rated Walls
G104 Code Analysis – Occupancy & Fire Rated Walls
G105 Code Analysis – Occupancy & Fire Rated Walls
G106 Code Analysis – Occupancy & Fire Rated Walls
G107 Code Analysis – Occupancy & Fire Rated Walls
G108 Code Analysis – Occupancy & Fire Rated Walls
G109 Code Analysis – Occupancy & Fire Rated Walls
G110 Exterior Stair Protection
G200 Code Analysis – Egress and Travel Distance
G201 Code Analysis – Egress and Travel Distance
G202 Code Analysis – Egress and Travel Distance
G203 Code Analysis – Egress and Travel Distance
G204 Code Analysis – Egress and Travel Distance
G205 Code Analysis – Egress and Travel Distance
G206 Code Analysis – Egress and Travel Distance
G207 Code Analysis – Egress and Travel Distance
G208 Code Analysis – Egress and Travel Distance
G209 Code Analysis – Egress and Travel Distance
D200 Building Elevations
D201 Building Elevations
D202 Building Elevations Conceptual Approval vs Detailed Review
D306 Height Study – Section 1
D307 Height Study – Section 2
D308 Height Study – Section 3
D309 Height Study – Section 4
D310 Height Study – Section 5
D311 Height Study – Section 6
D312 North Height – Section 1 and 2
D312 North Height – Section 3 and 4
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G050 Snow Shedding Roof Plan
G051 Dormer Plan
A801 Material Board
C.2.00 Cul-de-sac Plan, Profile and Grading
C.2.03 Conceptual Perimeter Grading Plan
C.2.06 West Swale Plan, Profile & Sections
S.101 Gorsuch Haus PD/ Subdivision
S.102 Gorsuch Haus PD/ Subdivision
S.103 Gorsuch Haus PD/ Subdivision
S.104 Gorsuch Haus PD/ Subdivision
S.105 Gorsuch Haus PD/ Subdivision