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Home My WebLink AboutGorsuch Detailed Review notesReview Checklist: - Changes from Project Review o Floor plans o Elevations o Height o Floor area  Free market  Lodge  Commercial  AH  Non-unit o Net livable  Free market  AH  Commercial  Lodge  Average unit size o Site plan o Pedestrian Amenity - GMQS Calculations o Lodge density as it relates to gmqs - Parking - Confirm development on lot 2 complies with ordinance o Vacation of rights of way  Revocable encroachment licesnse – Hill street ROW (hardscaping, pedestrian lighting, pedestrian benches, landscaping)  Utility easements – summit ROW, Aspen St. ROW o Easement for public use of roof top deck o AH unit conditions from ordinance o Outdoor lighting o Landscape plan o Draft CMP o Snow storage/snow shedding o TIA o Review draft subdivision/vacation plat o Ski operations plan o Approval documents  1) Final Commercial Design Review/ Architectural Character Plan  2) Planned Development Project and Detail Review Plans.  3) Mud flow and Storm Water Mitigation Plans  4) Public Amenity Plans.  5) Public Infrastructure Plan.  6) Final Transportation Impact Analysis (TIA), including a monitoring plan.  7) Subdivision Plat.  8) Street, Alley and Easement Vacation Plat o Development Agreements  construction staging and sequencing plan  Easements or long-term irrevocable licenses to provide for ski operations to operate on the properties associated with the ski corridor.  Financial and Site Protection Requirements, • Site protection(subsection B) and a site enhancement guarantee (subsection C).  Performance Guarantees equal to 150% of the current estimated cost of  the improvement: • Landscape Guarantee for landscaping placed on Lot 1 and Lot 2 • Public Facilities and Public Infrastructure Guarantee associated with Lot 1 and Lot 2. • Storm Water and Drainage Improvements Guarantee associated with Lot 1 and Lot 2. o PD Detailed Review Standards o Commercial Design Review Standards Gorsuch Detailed Review initial meeting w/ Jen 3.10.20 - Grading variance? - Talk to True: o Outdated title, Tom Todd is the attorney, he can write a letter to verify proof of ownership – look for old letter in original application o Owner is skico, under contract with defrancia SKICO needs letter authorizing defrancia to be applicant - Snow storage looks a little small, is some in right of way? Might need to dig into this - Check outdoor lighting plan – reference to check lighting sheets but none provided - Need to do a completeness review letter - Commercial design standards done by nori winter, not the ones justin worked on. (previous) need to find - Pull old Gorsuch land use files from mikes office - Things to consider when reviewing: o Property line vs improvements on east side (transformers or other utilities?), do improvements go beyone prop. Boundaries o Vacated ROW not counted as ped amenity, not sure why? Check ped amentity requirements o Grading variance? Appendix C, exhibit 3 o Plans show condo lodge, may be mislabed free market o Tramway board needs to review request for variance prior to P&Z  Gorsuch/LOL need to go together  Two cycles to go to tram board  Decision could be June or July o Design guidelines – Completeness Review 3.11.20 - Application subject to land use code in effect March 29, 2016 OVERALL REVIEW QUESTIONS: Review 6.3.20 Net livable, net leasable, accessory lodge - Overall floor plan/elevation changes o Level 1  Shift in admin support/BOH areas on first floor  Addition of commercial space o Level 2  shift in north BOH support area/massing to west o Level 3  alterations to mechanical/chiller area along west of building  No exterior ski storage, now outdoor mechanical? o Level 4  no lodge units about entry – now open to below (library)  No guest ski support  To lodge units with N/S orientation moved to double east west orientation, used to be 3 stacked now 4.  Addition of mechanical room east of fitness area  World cup bar is larger  Lodge unit changed to boot room (by world cup bar) o Level 5  two lodge rooms on west side shifted to e/w orientation, all used to be n/s, this changes massing to west  Outdoor hot tub area on west side of building? o Level 6  larger and more exterior decks o Level 7  larger and more exterior decks  What are the “void” areas by the BOH/Spa Equip areas? o Level 8 – larger outdoor pool deck  No dry sauna  No pool?  Larger exterior decks o Level 9 – more floor area, less open to below for north 2 units  Exterior decks where previously open to below area existed  New exterior decks to south o North elevation  double garage to west  More massing to west around 5th level  Something shown to the east of lift terminal? o East elevation  Grade changes?  Roof form over free market changed, additional massing at south o West  Fm roof/massing  New stair/walkway  Retainage at 6  Dormer at 8  Pool deck looks different  Stairway, door at 13  More exposed?  Height measured differently on this façade, did any changes affect height measurement o South  New decks  New roof form - Avg. lodge unit size in application o Density = 550 sf of gross lot area per lodge unit (44,54 sf/81 units) o Unit size = 421.9 sf/unit (34,987 lodge net livable area/81 units) - FM units o Avg. unit size  Approved = 432 net livable  Proposed 420 net livable (requires recalc of mitigation)(34,022 net livable/81) application states an increase to 448, floor area? How did they get there? o Shall not be combined – ok o Subject to maximum 1,500 square feet net livable, permitted to land TDR for up to 2,000 sf. o Max FA for all four = 8000 o Differences from Project  Larger units  more decks  Less spa more FM?  9th level addition of decks, more interior sf. - AH Unit o 730 sf net livable at project, 750 sf current - Commercial Net leasable o 7,730 sf. o How do you determine what’s commercial and what’s not? Why did they draw the line the way they did? o Showing 25% reduction for subgrade commercial space, if accurate, total net leaseable shown = 4,795 sf?  If no deduction showing 5,989? o Ord. showed 7,730 – 5,368 above grade, 2,362 below grade o Differences from Project  180 sf commercial net leasable on level 1 by reception area o Similarities from project review  Level 2 - Lodge amenities: o Arrival lobby/arrival area = non unit space? o Increase in outdoor pool spa SF? o No dry sauna? o Level 2 – meeting room similar Floor Area - FM Units Issues o Non-unit space includes subgrade garage? o All hallways that access residential units only count toward uses floor area o Residential units are subject to non-unit space? - Level 1 o Garage entry should be shown as floor area? Check with jim o Check exposed wall (especially - Level 2 o Wall c looks more exposed on east elevation o Questions about Food and Beverage - Level 3 o What part is above grade, at grade, or below grade – different mitigation for each  Biggest question what’s above grade vs at grade, easy to delinate below grade o Vestibule exemption - Level 4: o Got rid of ski room (commercial), added boot room lodge accessory o Do we care about circulation being lodge not non-unit o Check subgrade wall on southwest corner - - ** Get clarity on allocation of non-unit space based on use** check lodge zone district, just fm non-unit goes to individual cap, not all - AH Unit - 804 - Lodge Units - 2968 + 8058 + 2783 + 8745 + 13084 + 10889 + 11966 = 58,493 - Commercial – 180 + 742 + 5723 + 1078 = 7,723 - Non-Unit: 19600 + 8532 + 2441 + 1790 + 1043 + 860 + 860 +573 + 1027 = 36,726 - FM – 5441 + 3192 = 8,633 - Exemptions – 100 (1) + 372 (7) + 457 (8) = 929* what are these for? o 110 sf level 1 = air lock TOTAL Gross = 112,504 (- 929 exemption) Subgrade Lvl 0: 0 Lvl 1: (.27)(11598) = 3,131.46 Lvl 2: (.4157)(12,045) = 5007.11 Lvl 3: (.673)(10,296) = 6929.21 Lvl 4: (.695)(10866) = 7551.87 Lvl 5: (.7254)(13944) = 10114.98 Lvl 6: (.755)(11749) = 8870.5 Lvl 7: 6468 Lvl 8: 3192 TOTAL = 51,265.13? Public Amenity - Second story dining terrace needs have easement, - Double check stairs counting toward deck area - Double check west stairs counting - Check W hotel to make sure it’s consistent Mitigation - Net unit - Calculate mitigation for free market, mitigation rate for lodge o Both use interpolated mitigation rate - Commercial needs answer on below/above grade 6/11/20 GMQS Mitigation - Increase in lodge net livable of 1,566 sf - Application shows lodge net livable = 36,554sf (avg 451.3 sf/unit) - Total from drawings = 34,022 (avg. = 420 sf/unit)