Loading...
HomeMy WebLinkAboutSupplemental_Gorsuch Haus Final Commercial GuidelinesGorsuch Haus Detailed Review Application – UPDATE March 23, 2020 Gorsuch Haus Final Review Commercial Guidelines Mountain Base Character Area BUILDING DESIGN & ARTICULATION 4.15 To reduce the perceived mass of a building, the design shall respect the natural setting and reflect the human scale and character of the city. The massing of the Lodge relates to the existing topography and slopes with the site and immediate setting. Building levels directly correlate to the contour of the land. Distinct gable roof masses articulate sections of the Lodge and are separated by smaller flat roofs and rooftop amenity areas. Prominent structural columns and balconies articulate the facade, and like the roof profile, change according to the level of the adjacent topographic slope. Exterior materials include wood siding, veneer stone walls, and an exposed structure of heavy timber. Typical alpine architectural details include wood rails, exposed timber structure, and rafter tails. Window patterns facilitate a connection between exterior and interior spaces, cast shadow patterns, and provide character. Additional detailing includes window trim, custom style carriage doors, and laser cut metal screens for the transformer and loading area. Overall, the architectural profile is predominantly horizontal, with shallow pitched roofs and a lineal balcony pattern. STREET LEVEL CHARCTER 4.16 Develop the street edge to be visually interesting to pedestrians. Due to the limited number of streets in this district of Aspen, most of the building orients to the adjacent ski slope as their main public edge. Street improvements to South Aspen Street include a new roadway and commercial-sized sidewalks. Landscape improvements include street trees and a center island. The north-facing portion of the Lodge addresses the street edge with the main guest and public arrival. The gracious and welcoming entry is covered by a roof, portions that are two stories tall. The east elevation faces the adjacent ski slope and features related activities including multiple skier access points across terraces. Access for the adjacent neighborhood is available from the cul-de-sac. The outdoor dining spaces connect the terraces and apres-ski activities. 4.17 A new building should be designed to maintain the stature of traditional street level retail frontage. From below, the Lodge presents a gracious and protective two-story arrival and entry. With floor-to-floor dimensions of 10.5 feet, the street level façade is 6” lower than the standard. However, because all retail-related programs are oriented toward the ski slope on level three, the Lodge’s front facade presents a different pattern than typical for most commercial/retail uses within the City of Aspen. Food and beverage operations occupy the majority of the commercial floor area. Gorsuch Haus Detailed Review Application – UPDATE March 23, 2020 Gorsuch Haus Final Review Commercial Guidelines Mountain Base Character Area 4.18 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. Floor-to-floor dimensions are 10.5 feet, allowing for 9-foot interior ceilings. 4.19 The retail entrance should be at the sidewalk level. ADA-accessible lodge entrances for food and beverage services will occur from a sidewalk to be installed on the South Aspen Street cul-de-sac. The main lodge entrance is accessible from a flat walkway adjacent to the building’s entry. 4.20 Incorporate an airlock entry into the plan for all new structures. The entrance maintains an airlock to the sidewalk. As a permanent feature, the airlock does not project beyond the facade of the building. ROOFSCAPE 4.21 The roofscape should be designed with the same design attention as the secondary elevations of the buildings Visible from Aspen Mountain above, the roof of the Lodge will employ a shallow gable and green roof technology in order to be as visually discreet as possible. The building’s mechanical system is located on either the roof top or on the west side chiller yard, and enclosed by a screen wall. Sunstyle shingle solar collectors, a type of roof shingle that lays flat to the roof, are proposed for installation on the roof. Rooftop enclosures and elevator cores are fully integrated into the design of the roofs and provide a screening parapet for the rooftop amenity space. The rooftop will not be seen from the street due to the location on the roof and setbacks from the edge of the structure. 4.22 Variation in roof profile should be reflected in both the width and the depth of the roofscape of the building(s). From the east and west elevations, the roof profile consists of a gable with hyphens of flat roofs. From the north and south elevations, the roof profile consists of shallow roof ridges cascading up (or down) the slope. At the lodge’s north-facing entrance, the roof gable is rotated 90 degrees to face. Dormers provide visual interest by breaking the roof into smaller shapes. Gorsuch Haus Detailed Review Application – UPDATE March 23, 2020 Gorsuch Haus Final Review Commercial Guidelines Mountain Base Character Area ARCHITECTURAL MATERIALS 4.23 High quality durable materials should be employed. The palette of materials proposed is included on the architectural plans submitted with enlargements and details found on Sheet A. 801. Color samples and material applications are included for the project on the same sheet. 4.24 Building materials should have these features: Materials proposed for the exterior of the building are similar to those historically utilized in Aspen and other alpine regions throughout the world and include heavy timber and wood siding accented by a stone base. Deep overhangs protect the wood facade from snow and moisture. Materials are layered to create dimensional articulation along the facade. Balconies with railings create light and shadow patterns. PAVING & LANDSCAPING 4.25 Landscaping and paving should have the following characteristics: In lieu of asphalt, architectural concrete will be used in the cul-de-sac. Sidewalk enhancements will include stone paving that enhances the street frontage. A landscape feature in the form of a cascading water feature over a granite outcrop is integrated into the Lodge entrance and exterior stairway. Landscape features and materials are scaled for pedestrians and are consistent with the architectural materials. The palette of materials proposed for the Lodge include stone paving, concrete modular pavers, and concrete for the street sections of the project. The stone veneer on retaining walls and as part of the cascade feature are natural stone to match that proposed for the buildings veneer walls. 4.26 Landscaping should create a buffer between the street and sidewalk. Landscape buffers are proposed within the new cul-de-sac. These improvements include a separate driving surface delineating the sidewalk on the northern side, and along the ski run and the cul-de-sac. Due to the extreme number of utilities lines in this area, tree planting is limited. However, street trees on the south side of the cul-de-sac are proposed wherever utility conflicts do not exist. Landscape improvements will be most noticeable in the center island of the new street. Landscape on the northern side of the cul-de-sac is located between the sidewalk and the traffic lanes.