HomeMy WebLinkAboutMemo_DraftGorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/3/20
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Garrett Larimer, Planner II
THRU: Amy Simon, Interim Planning Director
RE: Gorsuch Haus (S. Aspen Street) – Detailed Planned Development and
Associated Reviews – Resolution No. XX, Series 2020 – Public Hearing
MEETING November 17th, 2020
DATE:
APPLICANT /OWNER:
Norway Island, LLC
Aspen Skiing Company, LLC
(owner)
REPRESENTATIVE:
Design Workshop, Inc.
LOCATION:
Lot 1 & 2: Gorsuch Haus
Planned Development (PD)
and Subdivision
APPROVED ZONING
Lot 1: Lodge (L) Zone District
with a PD Overlay.
Lot 2: Conservation (C) Zone
District with a PD Overlay
CURRENT USE
The current use of the property
is as the base of a ski lift (Lift
1A)
STAFF RECOMMENDATION:
Staff recommends the Planning and Zoning Commission
approve the requested Land Use Reviews with conditions.
SUMMARY:
The application requests Detailed Planned Development,
Final Commercial Design Review, a Setback Variance, and
Special Review by the Planning and Zoning Commission to
develop the property with a mixed-use lodge.
Proposed Rendering
LAND USE REQUESTS:
The Applicant, Norway Island, LLC (with consent to submit a land use application by the Aspen
Skiing Co., LLC) is requesting Detailed Planned Development, Final Commercial Design, and
Special Review to redevelop four parcels located at the end of S. Aspen Street where Lift 1A is
located.
The Applicant is requesting Planned Development – Detailed Review before the Planning and
Zoning Commission (P&Z), the final step in a two-step land use review process for the Gorsuch
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Haus Planned Development and Subdivision. The Planning and Zoning Commission is the final
decision-making authority on the following land use reviews:
• Planned Development - Detailed Review (Chapter 26.445) to refine a project’s design and
operational characteristics. (City Council granted Project Review approval which established
dimensional requirements for the project.)
• Final Commercial Design Review (Chapter 26.412, and the Commercial Design Guidelines)
for construction of a mixed-use lodge building.
• Special Review (Chapter 26.430) for tandem and compact parking spaces proposed in the
subgrade parking garage.
• Setback Variance: (Chapter 26.314) for a utility infrastructure enclosure in the east setback.
BACKGROUND:
The Gorsuch Haus mixed-use hotel is part of the Lift One Corridor project that includes the
redevelopment of the Lift 1A base area at the base of Aspen Mountain. The Lift One Corridor
project includes the development of two mixed use lodging projects containing lodge units,
restaurant, commercial space, free-market multi-family housing, affordable housing and
accessory uses. A key element in the project is the relocation and replacement of Lift 1A, bringing
a new lift closer to Dean Street. The larger project also includes the relocation of the Historic Skier
Chalet, the creation of the Dolinsek Garden Park, and various other improvements to the base of
Aspen Mountain.
The Lift One Corridor project has gone through numerous revisions and has included
collaboration and coordination between numerous stakeholders including, Aspen Skiing
Company, and Gorsuch Haus and Lift One Lodge Applicant teams, the Aspen City Council,
Planning and Zoning Commission, Historic Preservation Commission, Pitkin County Open Space
and Trails Board, various City of Aspen Departments including the Community Development,
Parks, and Engineering departments, and various private consultants. Extensive Public outreach
has been conducted throughout the project to get feedback from the residents of Aspen. The
original application was submitted in March 2016 but due to restudy and revisions to the project,
conceptual approval was granted by City Council in January 2019. After a City Council review,
the approval was referred to a public vote and was eventually approved by the voters of Aspen in
March 2019.
This application only considers the Gorsuch Haus Development.
PREVIOUS APPROVALS:
Planned Development Project Review Approval: The Planning and Zoning Commission reviewed
the previous design for the Gorsuch Haus Planned Development Project Review and associated
reviews in July, August, and September of 2016 and recommended Council deny the project. City
Council eventually tabled that application and the Gorsuch Haus design team, along with the all
Lift One Corridor Stakeholders, pursued a restudy of the Lift 1A alignment. After the restudy, the
Gorsuch Haus resubmitted a revised design in September 2018 that was considered by City
Council and referred Ordinance No. 39, Series of 2016 to a public vote that was eventually
approved the electorate.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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The voter approved Ordinance established all dimensional and use requirements for the project.
The Ordinance allows minor changes to dimensions to be reviewed and approved by the Planning
and Zoning Commission and Community Development Staff.
The approved project consists of:
• 81 lodge unit keys ,
• 4 free-market residential units,
• 1 affordable housing unit,
• 7,730 square feet of Commercial Net Leasable,
• 56 parking spaces located in a subgrade garage,
• Relocation and replacement of the existing Lit 1A ski operations building to Lift One Lodge
property.
Overall, 64,023 sq. ft. of Floor Area for the entire development is proposed. Typical lodging
amenities such as a meeting/banquet room, spa, and fitness room as part of the lodge.
The maximum height of the project is 40’ and conditions of approval were included in the
Ordinance addressing the measurement of height, including:
• The lift towers may exceed the height limitation for the zone district.
• Height is measured from the top of the retaining wall on the west side of the structure,
adjacent to the stairs.
• Height exceptions were included for elevator overruns and the roof top deck.
Rezoning and Subdivision:
Currently the subject site consists of 4 parcels and is zoned Conservation (C). Subdivision
approval was granted to subdivide the subject site into Lot 1 and 2. Rezoning of Lot 1 from
Conservation (C) to Lodge (L), while Lot 2 remains in the Conservation zone district. Lot 2
contains development restrictions prohibiting residential development and limiting development
to activities to those in support of uses approved in the Ordinance.
Growth Management:
All allotments for the project were allocated from the 2016 and 2017 available allotments.
The project received Special Review for the employee generation rate as part of the lodge
incentive program in the Land Use Code. This resulted in a reduction of the projects mitigation
requirement of 4.64 FTE’s. Since a mitigation reduction was approved, an employee generation
audit is required two years after completion of the project to confirm employee generation.
The project is providing 1, one-bedroom employee housing unit as part of the required mitigation.
The remaining mitigation must be provided as additional on-site units, “buy down” units, or
Affordable Housing Credits. Cash-in lieu is not an available mitigation option.
Special Review:
City Council approved incentives for the project based on the provision of generous lodge amenity
space for lodge guests and a good mix of lodges unit sizes and configurations. Council granted
incentives include an increase in lodge unit density by 10%, or 1 lodge unit/ 550 sq. ft. of gross
lot area, and the floor area, height, and employee mitigation incentives established for a project
with a higher density (1 lodge unit/ 500 sq. ft.).
Associated Land Use Reviews:
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Additional land use reviews approved during Project Review approval include: Conceptual
Commercial Design, Mountain View Plane, 8040 Greenline, Special Review – Affordable Housing
Design Guidelines, and Vested Property Right approvals.
PROJECT SUMMARY:
The application has been reviewed by City Staff and the following is an update on revisions from
the project from Project Review Approval and consideration of relevant reviews.
Revisions from the Project Review approval plan include:
- Internal programming changes,
- Reconfigured orientation of 2 rooms on Level 5,
- Elimination of the second sub-grade parking level,
- Extension of exterior stairs to the south on the west side of the structure,
- Increase in the size of the roof top deck,
- increased deck sizes for lodging and free-market residential units,
- refinement of the material and fenestration plan
- further refinement of the grading and utility plan.
Floor Area: Minor revisions to the project have resulted in a reduction in overall floor area. No
increase in floor area is request for any use category including, free-market residential,
commercial, lodge, or affordable housing. (Increase in lodge net livable?) Based on the review of
the Detailed Review plans the project continues to comply with floor area limitations. Final
compliance with the approved dimensional limitations in Ordinance No. 39, Series of 2016 will
be confirmed prior to building permit issuance.
Floor area for the commercial use changes slightly as a result of the relocation of the boot room,
further refinement of the restaurant and bar, and programming changes to the reception area.
It should be noted that there are no changes to the affordable housing unit size, free-market floor
area, or lodge unit count.
Growth Management Quota System: Adequate allotments were granted for the project and no
additional allotments are required. Updated Affordable Housing mitigation requirements for the
most recent design have been calculated and are shown, below in Exhibit X. Final Affordable
Housing Mitigation requirements will be calculated prior to building permit issuance using the
methodology approved during Project Review Approval.
Public Amenity: The Public Amenity requirement is 25% of the lot size, for this project that
equals 11,136 sq. ft. of public amenity space. The proposed design provides various public spaces
on the main level, east side patio, roof top bar, and public access to the mountain along the western
stair. No changes to Public Amenity Space are required and compliance will be confirmed prior
to building permit issuance.
Height: Some minor revisions to the roof plan include changes to dormers and revised roof
design to the south of the building. Staff has reviewed the current Detailed Review application
for compliance with the height limitations approved in Ordinance No. 39, Series of 2016 and
have found the project complies with the dimensional limitations established in the PD approval.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Final height calculations will be conducted, and compliance confirmed, prior to building permit
issuance.
Parking: Since project review the applicant has revised the design of the subgrade parking plan
to eliminate the second level below grade. The revised design only requires one subgrade
parking level. The revised plan provides the required number of parking spaces. However, in
order to accommodate the revised design, Special Review is requested to allow a parking
configuration that includes tandem parking spaces and compact parking. Special Review is
required any time a project request a variation from the requirements of the parking code. The
project contains compact parking spaces that equal 25% of the overall parking plan (14 spaces),
which is permitted by the current code, but not the code the project is vested in. Unobstructed
access to the ROW is required for each parking space which is why Special review is requested
for the tandem spaces.
Setback Variance: Through coordinated efforts with the City of Aspen and the various
stakeholders, it was determined the provision of utilities was most appropriate and functional on
the west side of the building. Because of the relationship to the ski corridor and public amenity
space on at the restaurant and bar patios, a utility enclosure is proposed. The exact location of
utility infrastructure was not understood during Project Review and the location of that
infrastructure is the result of anticipated project refinement. Utility infrastructure is allowed in a
setback, the setback variance is requested to accommodate the enclosure that surrounds the
utility equipment, which is not expressly permitted by the code.
Lot Configuration: Minor changes to the shape and configuration of Lot 1 and Lot 2 are
proposed but no increase in size is requested for Lot 1, containing the Gorsuch Haus.
Grading Plan: As the project continued to develop the grading and Engineering for the project
to incorporate ski corridor requirements, Engineering Design Standards, the provision of utilities
to the project the grading plan has been modified and refined. All revisions are considered minor,
do not significantly deviate from the approved conceptual plans, and are consistent with
revisions expected during project development. The changes to grading do not result in issues
with dimensional or design requirements as outlined in Ordinance No. 39, Series of 2016.
STAFF COMMENTS:
PLANNED DEVELOPMENT – DETAILED REVIEW: While Project Review focuses on the general
concept for the development and outlines underlying dimensional requirements, Detailed Review
focuses on confirming continued compliance with the approved Ordinance and a comprehensive
evaluation of the specific aspects of the development, including utility placement, landscaping,
and architectural design.
Minor changes to the floor plan and exterior elevations as depicted in Exhibit E have been reviewed
and comply with the allowances and limitations established in Ordinance No. 39, Series of 2016.
Staff has determined the changes do not have a significant impact on the overall project. Additional
floor plan or exterior elevation changes that result form continued refinement of the project will
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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be reviewed by Staff to determine if the changes are de minimis, and can be approved
administratively, or if additional land use reviews are required.
The project includes detailed landscaping, including a mix of trees, shrubs, flowers and sod. The
Plans considers replacing trees removed through the development, plantings that are appropriate
around the ROW and pedestrian area, and in consideration of the proximity of the project to ski
corridors. The Applicant is coordinating all plantings with the City Parks Department to ensure
the landscaping plan is appropriate.
The architectural details and design are consistent with expected design elements of a lodge at the
base of Aspen Mountain. The design responds to Aspens historical architectural past while
provided a design that is appropriate given the current development context in Aspen and similar
high-end alpine destinations. The materials used are high quality and will withstand the climate in
a mountain environment. The project has one unique design element. The roof shingles combine
design and function. The proposed shingles look like typical slate shingles, but are photovoltaic
panels producing electricity to offset the energy needs of the development.
All exterior lighting and signage will meet City of Aspen requirements and will be confirmed at
Building Permit review.
The building is located within Mudflow zones. The applicant has coordinated with the City of
Aspen Building and Engineering Departments and understands what is required to show
compliance prior to building permit issuance.
The project is required to provide pedestrian, bike, and transit facilities. The project has completed
the required Transportation Impact Analysis (TIA), and is providing mitigation for approximately
54.43 new vehicle trips, when mitigation for just 52.7 is required. The project includes a mix of
attached sidewalks, detached sidewalks, and crosswalks that improve pedestrian access and reduce
pedestrian/vehicle conflicts at the top of S. Aspen Street. The Applicant has coordinated with the
COA Engineering Department to ensure the project complies with the Engineering Design
standards for all ROW and transportation improvements.
Various multi-modal transportation improvements are included in the Lift One Corridor plan
collectively and this project benefits from, and contributes to, those improvements. Specific
provisions including a bike rack at the main entry to the lodge and pedestrian access to the base of
Aspen Mountain. The project will include “end of trip facilities” including protected bike parking,
lockers and showers for residents and staff members to encourage biking to and from work.
COMMERCIAL DESIGN: The property is located within the Mountain Base Character Area. The
Applicant has proposed a design inspired by alpine architecture in Aspen and other mountain
communities. The design includes various roof forms, articulation of building facades, and
materials to help provide visual interest to the design and break up perceived massing. The
massing is consistent with what was approved in the Conceptual Review with some minor changes.
Changes include, roof form changes, larger exterior decks for lodging and free-market units, and
refinement to materiality and fenestration. Staff supports the revisions since all changes are minor,
appropriate for the continued refinement of the project, and meet the applicable Review Criteria.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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The minor roof form changes do not impact the overall mass of the building, and result in a more
cohesive design. Staff supports the increased size of the decks which have a negligible impact on
perceived massing. In addition, staff supports the refined landscape plan, as it responds to the
proximity to the ski corridor and neighborhood context.
The street level character of the front entry is appropriately scaled and inviting. The design is well
rounded and includes articulation and visual interest on all sides, including the roof. The proposed
materials include stone veneer cladding, wood siding, heavy timber, and metal finishes. Roofing
materials will consist primarily of the Sunstyle photovoltaic shingles with green roofs incorporated
into the roof plan. Staff supports the proposed materials and design and has found the project to
comply with all applicable Commercial Design Review Criteria.
SPECIAL REVIEW – PARKING: Special Review is required for the tandem parking spaces and
compact parking spaces. Eliminating the second sub-grade parking level dictates the need for
compact and tandem parking spaces. A parking operation plan is included as a condition of
approval to ensure appropriate management and function of the tandem parking spaces. The plat
will be required to assign parking spaces for the free-market residential and affordable housing
units.
The provision of 25% of the parking as compact parking spaces is allowed under the current Land
Use Code and Engineering Design Standards. Eliminating the second parking level below grade
has numerous benefits to the site and surrounding neighborhoods and is seen as an improvement
to the overall design of the project. Staff has found the proposed design meets the review criteria
for Special Review. With an approved parking operation plan, the parking needs of the
development are still met and granting a variation to the parking requirements results in a better
development outcome.
SETBACK VARIANCE: Detailed Review requires the applicant develop the infrastructure of the
project, including the provision of utilities to the development. The Applicant worked with the
City of Aspen and Lift One Lodge design team to develop the utility plan. Based on site constraints
and existing utility infrastructure it was determined the best location for the utility service for this
project be on the east façade of the building, extending into Lot 2.
The equipment and enclosure on Lot 2 will require a utility easement documented on the Final
Plat. Ordinance No. 39, Series of 2016 restricted development on Lot 2, but allowed for uses and
activities consistent with the intent and contents of the approval. Staff believes the location of the
utility infrastructure is appropriate given the development context and is consistent with the use
allowances outlined in Ordinance 39, Series of 2016. Setbacks weren’t established on Lot 2, so a
variance is not required for the enclosure on this lot.
Staff has found the enclosure to be a reasonable response to the proximity to the ski corridor. Staff
also acknowledges the negative visual impacts of utility equipment in this location if it were
uncovered. The proposed utility enclosure matches the architectural character of the lodge. The
Land Use Code allows utility equipment in the setback, however, there is not an allowance for
corresponding utility enclosures. The code acknowledges setbacks are an appropriate location for
utilities. A unique site constraint exists with the setback and adjacent land to the east of the property
containing a ski corridor. Staff has found this to be a minor modification consistent with the Project
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P&Z Meeting 11/17/20
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Review approval and a reasonable response to the further refinement of the project. Staff has found
that the request for a setback variance to allow for a utility enclosure as shown in Exhibit B, below,
meets the Dimensional Variance review criteria, and supports the utility infrastructure and
enclosure in the setback.
MISCELLANEOUS ITEMS: Staff recommends a condition of approval that a Noise Mitigation Plan
be included in the Development Agreement to be approved by Community Development and
Environmental Health to address impacts of the roof top deck and associated events. Preliminary
discussions have taken place with the Applicant and we feel it’s appropriate to address, but more
time is needed to define the plan. Approving the Noise Mitigation Plan during the Approval
Document and Development Agreement phase seems appropriate, but Staff wanted to provide an
opportunity for direction from the Commission on requirements to be considered.
ENHANCED PUBLIC OUTREACH: Enhanced public outreach was required for this project and the
applicant satisfied this requirement by hosting various neighborhood meetings to review the most
recent design. A summary of those meetings can be found in Exhibit H.
REFERAL REVIEWS: The Detailed Review Application was reviewed by the City of Aspen
Building, Engineering, Parks, Environmental Health, Parking, and Zoning Departments as part of
the Development Review Committee and have recommended approval with conditions. A number
of specific conditions are included in the draft Resolution. Additional requirements have been
communicated to the Applicant that will require compliance prior to the recordation of Approval
Document or prior to building permit issuance.
RECOMMENDATION: Staff recommends the Commission approved the Gorsuch Haus
Planned Development Detailed Review, Final Commercial Design Review, Special Review, and
Setback Variance, with conditions.
PROPOSED MOTION: “I move to approve a Planned Development Detailed Review, Final
Commercial Design Review, Setback Variance, and Special Review for the Gorsuch Haus, Lot 1
and Lot 2, of the Gorsuch Haus Subdivision and Planned Development, with conditions.”
Attachments:
Exhibit A – PD Review Criteria, Staff Findings
Exhibit B – Commercial Design Review Criteria, Staff Findings
Exhibit C – Special Review, Staff Findings
Exhibit D – Variance, Staff Findings
Exhibit E – Detailed Review Plans
Exhibit E – Application
Exhibit F – Supplemental Information from Applicant, received 9.21.20
Exhibit D – Supplemental Information from Applicant, received 11.2.20
Exhibit E – Ordinance 39, Series 2016
Exhibit F – DRC Comments
Exhibit G – Public Comments