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Home My WebLink AboutAmended Gorusch Haus narrativePROJECT REVIEW AMENDED APPLICATION GORSUCH HAUS A SKI AREA BASE PLANNED DEVELOPMENT SUBMITTED TO THE CITY OF ASPEN BY NORWAY ISLAND, LLC SEPTEMBER 4, 2018 Gorsuch Haus Amended Application GORSUCH HAUS DEVELOPMENT TEAM APPLICANT NORWAY ISLAND, LLC c/o Lowe Enterprises, Suite 420, 420 East Main Street Aspen, CO 81611 970.544.6900 | jdefrancia@lowe-re.com PO Box 12393 Aspen, Co 81612 ____________________________________________ PLANNER + LANDSCAPE ARCHITECTURE Design Workshop, Inc 120 East Main Street, Suite 100 Aspen, CO 81611 970.925.8354 | www.designworkshop.com ARCHITECTURE 4240 Architecture 3507 Ringsby Court, Suite 117 Denver, CO 80216 303.292.3388 | www.4240architecture.com INTERIOR DESIGN TAL Studio 10801 West Charleston Boulevard, Suite 440 Las Vegas, NV 89135 702.888.5000 | www.tal-studio.com CIVIL ENGINEERING + SURVEYING Sopris Engineering, LLC 502 Main Street, Suite A3 Carbondale, CO 81623 970.704.0311| www.sopriseng.com CONSENTING LAND OWNER ASPEN SKIING COMPANY Dave Corbin, Vice President P.O. Box 1248 Aspen, CO 81611 970.923.1220 | www.aspensnowmass.com ________________________________________________ MUDFLOW ANALYSIS Tetra Tech 130 Ski Hill Road, Suite 130 Breckenridge, CO 80424 970.453.6394 | www.tetratech.com GEOTECHNICAL ASSESSMENT HP Geotech 5020 County Road 154 Glenwood Springs, CO 81601 970.945.7988 | www.hpgeotech.com PUBLIC COMMUNICATIONS O Communications P.O. Box 5128 Aspen, CO 81611 970.925.8480 | www.ocommunications.net LEGAL REPRESENTATION Holland & Hart, LLP 600 East Main Street, Suite 104 Aspen, CO 81611 970.925.3476 | www.hollandhart.com HOTEL OPERATIONS Two Road Hospitality 10333 Dry Creek Road, Suite 450 Englewood, CO 80112 303.799.3830 | www.tworoadshotels.com Gorsuch Haus Amended Application 2 TABLE OF CONTENTS I. INTRODUCTION 1. Amended Project Description 2. Lift 1A Replacement II. PROPOSED AMENDED DEVELOPMENT 1. Re-zone Request 2. Project Components 3. Proposed Subdivision / Lot Configuration 4. Development Data III. REVIEW REQUIREMENTS UPDATED PER AMENDED APPLICATION [This application is subject to City of Aspen Code date March 27, 2016] 1. Planned Development Review (Code Section 26.445.050) 2. Growth Management (Code Section 26.470.050) 3. Rezoning Request (Code Section 26.310.080 + .090 and 26.710.330 + .220) 4. Subdivision (Code Section 26.480.070) 5. Development in Environmentally Sensitive Areas (Code Section 26.435.030) 6. Public Amenity (26.575.030) 7. Commercial Design Review (Code Section 26.412.050) 8. Off-Street Parking (Code Section 25.515) 9. Special Review for Density Standard Incentive (26.710.190.E) IV. NEIGHBORHOOD AND PUBLIC OUTREACH (SECTION 26.304.035) 1. Summary / Overview 2. Informational Meeting / Community Open House / Individual Outreach 09/04/2018 Gorsuch Haus Amended Application 3 APPENDIX A. Illustrative Site Plan B. Existing and Proposed Development Overlay C. Lift Corridor Context Plan D. Architectural Floor Plans 1) Proposed Floor Plan – Arrival North Level 1 2) Proposed Floor Plan – North Level 2 3) Proposed Floor Plan – North Level 3 4) Proposed Floor Plan – North Level 4 5) Proposed Floor Plan – North Level 5 6) Proposed Floor Plan – South Level 1 7) Proposed Floor Plan – South Level 2 8) Proposed Floor Plan – South Level 3 9) Proposed Floor Plan – South Level 4 10) Proposed Floor Plan – South Level 5 11) Proposed Floor Plan – Lower Level Parking 1 12) Proposed Floor Plan – Lower Level Parking 2 E. Proposed Exterior Elevations 1) Proposed Elevation – East and North 2) Proposed Floor Plan – West and South F. Conceptual Engineering Letter 1) Gorsuch Haus Conceptual Engineering Letter 2) Conceptual Site Improvements Exhibit 3) Draft Planned Development / Subdivision Plat 4) Intent to Serve Letters 5) Wheeler View Plane Analysis G. Transportation Impact Analysis H. SE Group Lift Corridor Option 7 I. Lift Corridor Cost-Sharing Proposal 09/04/2018 Gorsuch Haus Amended Application 4 I. INTRODUCTION 1.PROJECT DESCRIPTION This amendment to the Gorsuch Haus application represents an update to the Lodge and the replacement of Lift 1A to support the Lift 1A Corridor Plan. The Lift Corridor is multiple parcels that together can meet the needs of providing the replacement lift closer to the core of Aspen. Norway Island, LLC (Applicant) has worked with Aspen Skiing Company, the City of Aspen and Lift One Lodge to achieve consensus in locating the replacement of Lift 1A at Dean Street and develop a vision that reflects the Aspen community needs. Replacement of Lift 1A is essential to retaining World Cup skiing in Aspen as has been made clear by FIS, the Cup governing body. Lift replacement, in turn, necessitates investment in the overall base area to upgrade insufficient infrastructure, improve accessibility and provide a supportive community focal point. This application includes a mixed-use lodge program and the replacement of Lift 1A as the primary components of this amended application. The Lift 1A Corridor Plan is forward-thinking and ensures that this area serves as a new portal to Aspen Mountain. The components of the plan encourage a much larger vision than provided by individual projects. Great community benefit is realized though the replacement of the lift, the continuation of the skiway to Town and the expanded public amenities. The development proposal from Norway Island, LLC address the lack of new lodging options, particularly true operating hotels in recent years, which has resulted in an aging bed base. This Plan is designed to fulfill the need of a true operational hotel in light of the continued loss of hotel rooms that support the guest economy. The Gorsuch Haus site at the base of the mountain and adjacent to recreation and skiing represents an ideal hotel site. This modest sized hotel provides 81 hotel rooms with a smaller average room size than neighboring lodges like The Little Nell, W Hotel [currently under construction], St. Regis and Limelight. This Project is the right size, in a good location, and fulfills an important need in our tourist-based economy. The Project is fundamentally following the intention of the Lodge district with modest exceptions in the Planned Development. To accommodate replacement of the lift and redevelopment of the western portal to Aspen Mountain, the Applicant proposes adjusting the site area property boundaries to create two lots. One lot will remain under ownership of the Aspen Skiing Company zoned as C, Conservation District. The other lot is proposed to be rezoned from C, Conservation District, to L, Lodge, which will be incorporated as the Gorsuch Haus Planned Development. Rezoning will permit continuation of the site’s existing uses including the ski lift corridor, skiway, as well as allow for complementary lodging and hospitality uses including food and beverage, affordable housing, and limited multi- family residential. These improvements will activate this part of town with critical infrastructure improvements, lodging and community-oriented spaces, resulting in a high level of public benefit. The Proposed Project Illustrative Plan (Figure 1) identifies the major components of the Project as follows: A.Lift corridor and realigned lift towers B.New pedestrian walkways and street crosswalks connecting to the site C.Gorsuch Haus Mixed Use Lodge will include: •81 hotel lodging rooms •4 free-market multi-family units 09/04/2018 Gorsuch Haus Amended Application 5 • 1 affordable housing unit • Undergrounded structured parking with 56 spaces • Outdoor restaurant/après ski deck with direct ski-in/ski-out access • Indoor restaurant and bar • Hotel amenity space D. World cup race staging area E. Relocated ski operations access road F. Snowcat turnaround and ski return G. Expanded South Aspen Street cul-de-sac and other infrastructure improvements that relate to the neighborhood 09/04/2018 Gorsuch Haus Amended Application 6 G o r s u c h H a u sIllustrative Site Plan A s p e n, C o l o r a d o APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT SO U T H A S P E N ST R E E T HILL STRE E T R O W SHADOW MOUNTAIN CONDOMINIUMS MOUNTAIN QUEEN CONDOMINIUMS AN S I S E T B A C K Lift Corridor & Proposed Lift Towers New Pedestrian Walkway New Pedestrian Crosswalk Outdoor Restaurant / Apres Ski Deck Indoor Restaurant & Bar World Cup Race Staging Area Relocated Ski Operations Mountain Access Road Snowcat Turnaround & Ski Return Expanded South Aspen St. Cul-de-Sac Gorsuch Haus Footprint Landscaped Event Area 1 2 3 4 5 6 7 8 9 1 3 4 5 6 7 8 9 2 10 10 11 11 Figure 1: Amended Illustrative Plan Gorsuch Haus Lodge: • 81 Hotel Lodging Rooms • 4 Free-Market Multi Family Units • 1 Affordable Housing Unit • Underground Structured Parking: 56 spaces 09/04/2018 Gorsuch Haus Amended Application 7 Fi g u r e 2 : Ae r i a l P e r s p e c t i v e o f t h e G o r s u c h H a u s 09/04/2018 Gorsuch Haus Amended Application 8 Fi g u r e 3 : Do w n h i l l C o u r s e V i e w D u r i n g a W o r l d C u p E v e n t 09/04/2018 Gorsuch Haus Amended Application 9 2.LIFT 1A REPLACEMENT The replacement of the existing Lift 1A terminal has been relocated to a planned Dean Street location. The lift replacement is a component of the Gorsuch Haus Project and will be a joint effort facilitated by the Norway Island, LLC and the Aspen Skiing Company in cooperation with Lift Oe. PROCESS TO DEFINE THE LOCATION OF THE REPLACEMENT LIFT The City of Aspen organized a one-year process to determine the location of the replacement for Lift 1A. This has involved numerous stakeholders including the Lift One Lodge property, Aspen Skiing Company, Aspen Historical Society, City of Aspen Departments, and Gorsuch Haus. This process originated when the land use application for Gorsuch Haus was tabled by City Council during its review. The lift replacement component of previous Gorsuch Haus applications and amendments was at the current site because no other lower option seemed feasible due to approved projects, property ownership and Conservation Easements that pre-existed. Following the study of the neighborhood by a third-party consultant, City Council selected several options to develop further. Phase Two of the study examined the lift terminal location and design of these options in further detail. The Final Report presented in a Council Work Session May 15, 2018 included three-dimensional studies, grading, lift profiles, and the width of corridors for lift and skiway return. The lower lift to a terminal site at Dean Street was determined by City Council as the location preferred. This Project has utilized information from the study to define the lift centerline, setbacks and the ski way boundary. The Site Plan and information contained in this amended application is consistent with the depiction in the Lift 1A Corridor Assessment. The Applicant has been supportive of the selected option that brings the lift to Dean Street. However, to accommodate the lower replacement lift terminal, major design programming and architectural design has been reorganized. Reference Appendix H. for the site plan depicting the selected option, prepared by SE Group. Figure 4. Lift 1A Corridor Context illustrates the proposed lift corridor context. DESIGN MODIFICATIONS REQUIRED TO GORSUCH HAUS The last Site Plan reviewed by City Council on March 27, 2017 contained two buildings with a Lodge on Lot 1 and an Aspen Skiing Company Skier Services building on Lot 2. The proposed replacement Lift 1A terminal was located near the existing lift location. The outdoor Public Amenity space was located on the east side of the building. The Plan proposed to accommodate access with a transit solution and pedestrian connection via sidewalk improvements. The Project has been modified in the following ways to accommodate the lower lift and associated skiway and base operations: Lift Corridor: •The alignment of the lift corridor through the Gorsuch Haus site has shifted approximately 32-ft to the west when compared to the originally proposed replacement location. This results in the need to move the overall Gorsuch Haus Project west to accommodate the new lift as defined in the Lift 1A Corridor Assessment. The lift corridor proposed is 40-ft wide to accommodate the preferred telemix lift technology (both gondola and chairlift on a cable) and minimum setback requirements per ANSI standards as identified in the study. The lift alignment is illustrated in the Site Plan. 09/04/2018 Gorsuch Haus Amended Application 10 Skiway: •A skiway has been amended to accommodate a minimum 60-ft wide corridor throughout the Project site, as determined from the study. Providing space for the skiway is a major generation of design changes to the Gorsuch Haus including: accommodating grading for skiing, providing matching elevations to the adjacent properties, and maintaining the width and setback of the skiway. •Tree and shrub removal will be required south of the Proposed Lodge to facilitate ski return from the Norway ski run to the proposed skiway. Subdivision: •The Subdivision Plan required modifications and permanent easements to accommodate the lift corridor and skiway and remove impediments within the area of the Gorsuch Haus site. The Plan subdivides the site with a provision for the lift corridor and permanent easements to ensure continued use. Lodge Components: •The building footprint of the Gorsuch Haus has been reconfigured; the angled wing of the building has been straightened and redesigned to be parallel with the lift corridor. •The eastern building face has been reduced in overall length by 35 ft since the second building is no longer included. The amended service entry is mostly below grade, thereby not creating a building facade to the same extent as previously shown. •The outdoor terraces and dining previously proposed have been located further to the west to reduce the terrace area affected by the overhead chairlift. A portion of the outdoor terrace space has been covered with a roof structure that will provide protection from falling snow and objects onto dining area below. This area with the roof structure will not hinder the lift operation or setback requirements. •The amount of après ski space and some Public Amenity previously proposed is reduced at the Gorsuch Haus site as it will now be located with the lower terminal. Aspen Skiing Company Building: •The two structures proposed in March 27, 2017 have been consolidated into one structure due to the westward shifting of the corridor. The area of affordable housing, which previously was located on the second floor of the Aspen Skiing Company building, has been included in the Lodge building. •The program for 2,500 sf of Skier Services and Ski Patrol replacement program are associated with the lift terminal function and are located with the lower terminal near Dean Street. Replacement of this program, while not on the Gorsuch Haus site, will be paid for by the Gorsuch Haus at the replacement lift terminal site. Access and Emergency Vehicles: •Dean Street will accommodate skier drop-off and emergency vehicles. No skier drop-off will be accommodated at the top of South Aspen Street since it is planned at Dean with proposed loading space. 09/04/2018 Gorsuch Haus Amended Application 11 G o r s u c h H a u sNeighborhood Plan A s p e n, C o l o r a d o Lift Corridor Context Plan SO U T H A S P E N S T R E E T HILL STRE E T R O W SHADOW MOUNTAIN CONDOMINIUMS MOUNTAIN QUEEN CONDOMINIUMS DEAN ST R E E T SO U T H M O N A R C H S T R E E T DOLINSEKPROPERTY Skiway Dean Street Lift Terminal Restored Historical Steakhouse Restaurant Proposed Historical Society Ski Museum Historic Lift 1A Willoughby Park World Cup Race Staging Area Gorsuch Haus Footprint Approximate Proposed Lift One Lodge Footprint 1 2 3 4 5 6 1 2 3 4 5 6 7 7 8 9 8 9 Figure 4: Lift 1A Corridor Context 09/04/2018 Gorsuch Haus Amended Application 12 II. PROPOSED DEVELOPMENT 1.RE-ZONING REQUEST This Application is a request to re-zone a 44,545 sf Parcel from the current designation of Conservation District (C) to Lodge District (L). This change in zone district will be for the area indicated as Lot 1 on the Preliminary Subdivision Plan. This is requested to be Planned Development, and the specific development standards for the Lodge District are to be followed and documented in Chapter II. 4. Development Data of this amended application. Calculations and Measurements (Chapter 26.575) contained in the Land Use Code as of March 27, 2016 are used in this Application and will apply to the Project. 2.PROJECT COMPONENTS LODGE UNITS The number of lodging units proposed in the application totals 81 units. This represents 2 more rooms than the previously reviewed plan (March 27,2017) and is considered positive feature for the operation of the Project as a true Lodge. The additional lodging rooms have been included without more visible building mass because they occur where prior retaining walls were needed to retain the slope. The configurations proposed will provide flexibility to accommodate party size, number of occupants and family stays. Singles, Kings, Queens/Doubles will be available in the Lodge rooms. Some rooms will have connecting doors to allow for flexible unit configurations. The hotel rooms are located along internal corridors to allow each room to face an exterior building wall and accommodate balconies on most rooms. The density of the proposed development’s Lodge use is one key per 550 sf of gross lot area. These units contain a total net livable area of 34,987 sf. The average net livable are per lodge unit is then 431.9 sf. The relevant density and average unit size calculations are as follows: Density 44,545 sf Gross Lot Area ÷ 81 lodge units = 550 sf of gross lot area per lodge unit Average Unit Size 34,987 sf lodge unit net livable area ÷ 81 Lodge Units = 431.9 sf/lodge unit The proposed development exceeds the Lodge zone district’s minimum density standard of one lodge unit per 500 sf of gross lot area that must be met to take advantage of the related incentives. This standard may be increased to one unit per 550 sf under special review. The Density Standard for the Gorsuch Haus Planned Development is proposed to be established at 550 sf of gross lot area per lodging key. This standard establishes qualification for floor area and growth management incentives described in Code Section 26.710.190.E. 09/04/2018 Gorsuch Haus Amended Application 13 FREE MARKET MULTI-FAMILY RESIDENTIAL UNITS The free market multi-family residential component consists of four (4) 3-bedroom units under 2,000 sf net livable area for each unit. The unit size will be supported by extinguishing historic Transfer of Development Right (TDR) certificates per Code Section 26.710.190 to increase from 1500 sf each. The floor area of the free-market residential is 8,000 sf of net livable space and totals approximately 12% of the Project’s total Lodge unit and affordable housing net livable area. This confirms the Project is a true operating hotel with full service amenities. AFFORDABLE HOUSING The amended Project accommodates one unit of 730 net livable sf on-site with additional mitigation requirements fulfilled through the purchase of Affordable Housing Certificates, buy-down units or newly constructed and deed- restricted units within the City of Aspen. This one-bedroom Affordable Housing is for an on-site management employee of the hotel. The on-site unit will be a rental unit with priority given to employees of the hotel to contribute to the long-term viability of the Lodge as encouraged by the City code. On-site parking will be provided at one parking space per unit, and a separate private entry is provided with the unit. COMMERCIAL USES The Commercial floor area within the amended Project is 6,100 sf. The Project’s commercial component consists of a restaurant and bar which will serve hotel guests as well as the public with indoor and outdoor seating. In addition to the restaurant and dining terrace, a World Cup Terrace has been added to North Level 4 to allow causal gathering après ski and an informal serving environment. A small retail space is also located adjacent to the ski in, ski out world cup terrace. LODGE AMENITIES AND NON-UNIT SPACE The amended Project will provide on-site amenities available for hotel guests and residents. These amenities include: •An arrival lobby area on North Level 1 will welcome guests and provide access to the guest elevators and gracious stairway leading to the restaurant and dining terrace on North Level 3 and the World Cup Terrace and Lounge on North Level 4. Lobby and arrival area are classified as non-unit/support space. •A ski concierge/outfitters and ski boot and summer recreation area will be located at North Level 4 with at- grade access to Aspen Mountain. •A spa, fitness room, group meeting room, and rooftop pool area are included as amenities. The hotel’s meeting space will accommodate seasonal and shoulder season small group meetings, events and gatherings, and can accommodate groups of differing sizes. A spa with treatment rooms, relaxation areas, changing rooms, and a reception area located South Level 1 and a fitness room located a level below the spa and are classified as non-unit space. Rooftop amenities will be open to the public and include a pool, outdoor spa, and barbecue/bar area. •The remaining floor area in the hotel is non-unit space that includes back of house, administrative offices, laundry, storage, internal circulation and miscellaneous space designed to operate a hotel of this size. •The parking to support the included uses are located below ground and accessed via a driveway from the cul-de-sac at South Aspen Street. 09/04/2018 Gorsuch Haus Amended Application 14 Table 1. Net Livable / Net Leasable Summary GORSUCH HAUS NET LIVABLE/LEASABLE CALCULATIONS Floor Level Net Leasable / Livable Sf Affordable Housing Lodge Free Market Residential Commercial Below Grade Parking Level North Level 1 North Level 2 730 2,500 642 North Level 3 2,085 4,505 North Level 4 5,731 953 South Level 1 7,525 South Level 2 8,373 South Level 3 8,773 South Level 4 5,072 South Level 5 2,928 Total Net Livable / Leasable 730 34,987 8,000 6,100 Total Number of Keys (Hotel Rooms) 81 Average Net Livable Area of Individual Lodge Units 431.94 Figure 5. Existing and Proposed Development Overlay locates the proposed development of the Site Plan. Following, Figure 6-17: Architectural Floor Plans illustrates the proposed building uses and configurations as described below. These exhibits are also included as large format exhibits in Appendix B. and Appendix D.1 - 12). 09/04/2018 Gorsuch Haus Amended Application 15 80 6 0 8065 8 0 8 5 8014 80 5 5 80 6 0 8 0 6 5 8 0 7 0 80 3 5 80 2 5 8 0 2 0 8012 8030 7995 + 7999.5 BS 7992 TS 7995 7993 7994 7995 7996 + ( 8 0 0 1 ) + (8 0 0 2 ) + (8 0 0 3 ) 8020 8010 8008 8008 8006 8016 7996 + 8000 . 3 TW 8 0 1 2 80 3 0 + 8009 . 5 +8003.5 + 8001. 7 +8014 +8020.5 TW 8062 + 8031 8065.5 3. 1 % 799 9 + 8002 +8020.5 +8009.5 8026 8034.3 TW 8 0 4 0 8049.6 + 8 0 5 2 TW 8 0 3 6 TW 8 0 3 4 TW 8 0 3 4 +8040 + 8 0 3 1 + 8 0 5 2 + 8 0 5 2 + 8 0 5 2 + 8 0 5 2 TW 8 0 5 2 + 8 0 4 1 . 5 TW 8 0 4 4 . 5 + 8 0 5 2 + 8 0 6 2 TW 8062 + 8052* * * * * * + 8015 September 4, 2018 DESIGN WORKSHOP Landscape Architecture · Land Planning · Urban Design · Tourism Planning 120 East Main Street · Aspen, Colorado 81611 · 970-925-8354 Facsimile 970-920-1387NORTH0ORIGINAL SCALE:10 20 401"=20'-00" 40'*per SE Group 60' *per SE Group G o r s u c h H a u sSite Plan A s p e n, C o l o r a d o 60-foot Minimum Skiway Shadow Mountain Lift, Proposed Towers & Required Setback Gorsuch Haus Property Boundary Gorsuch Haus Property Boundary Setback Building Below Grade Building Overhead Skier Access to Gorsuch Haus Public Amenities World Cup Terrace Restaurant Terrace Pedestrian Access to Gorsuch Haus Public Amenities Gorsuch Haus Arrival & Guest Check-In South Aspen Street Cul-de-Sac Aspen Skiing Company Plaza Snowcat Turnaround Mountain Access Road Neighborhood Skier Access to Dean Street Lift Terminal Pedestrian Stair Connection World Cup Events Area Vegetation to be Removed 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 191 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 17 18 APPROX. PROPOSED LIFT ONE LODGE APPROX. PROPOSED LIFT ONE LODGE SO U T H A S P E N S T R E E T HILL STRE E T R O W SHADOW MOUNTAIN CONDOMINIUMS MOUNTAIN QUEEN CONDOMINIUMS AN S I S E T B A C K GORSUCH HAUS FOOTPRINT81 KEYS Figure 5: Existing and Proposed Development Overlay 09/04/2018 Gorsuch Haus Amended Application 16 DN UP UP DN UP 8 7 6 5 3 2 D E G RE C E I V I N G JF CH I L L E R AR R I V A L L O B B Y VE S T I B U L E 1 EL E V A T O R 1 EL E V A T O R 2 FI R E AR E A WE L L SE R V I C E C O R R . EM E R G E N C Y G E N E R A T O R MA I N E L E C T R I C A L HO U S E K E E P I N G & L A U N D R Y BR E A K RO O M EL E V . L O B B Y 7, 9 9 9 . 0 0 ' BO H A A2 0 2 1 A2 0 1 1 16 . 8 % 8. 3 % 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 SE R V I C E ST A I R 2 35'-0" BE L L CO N C I E R G E EN G I N E E R I N G RE C E P T I O N ME N S WO M E N S ST O R . FI R E FR O N T O F F I C E LU G G A G E S T O R . JA N . TR A S H / R E C Y C L I N G AD M I N S U P P O R T 4 9 10 11 PRO POSED LIFT CO RR I D OR 1 A2 5 2 4 A2 5 1 3 A2 5 1 VA L E T PL A N T E R PL A N T E R B C H CO N C . W R K . SE C U R I T Y PR O P E R T Y L I N E IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:49:36 PM A1 0 1 NO R T H L E V E L 0 1 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 NO R T H L E V E L 0 1 ( 7 9 9 9 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 6 : No r t h L e v e l 1 - A r r i v a l E l e v a t i o n 09/04/2018 Gorsuch Haus Amended Application 17 Page Intentionally Left Blank DN DN UP DN UP DN UP 8 7 6 5 3 2 D E G AH U ME N WO M E N JF F& B O F F I C E KI N G KI N G KI N G KI N G 1 WA R M I N G K I T C H E N AR E A W E L L SE R V E R Y MT G S T O R BR E A K R O O M 8, 0 0 9 . 5 0 ' A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 EL E V A T O R 2 EL E V A T O R 1 SE R V I C E ST A I R 2 BA R S T O R . BO T T L E ST O R . BA R SE R V . CO R R . MA I N E L E C T R I C A L 8, 0 0 9 . 5 0 ' 4 KI N G KI N G 9 10 11 PRO POSED LIFT CO RR I D OR 1 A2 5 2 4 A2 5 1 3 A2 5 1 PL A N T E R B E L O W TE R R A C E JA N ME E T I N G R O O M B C H AD M I N . OP E N T O B E L O W PR O P E R T Y L I N E IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:49:55 PM A1 0 2 NO R T H L E V E L 0 2 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 NO R T H L E V E L 0 2 ( 8 0 0 9 . 5 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 7 : No r t h L e v e l 2 09/04/2018 Gorsuch Haus Amended Application 18 Page Intentionally Left Blank UP DN U P DN UP UP 8 7 6 5 3 2 D E G KI T C H E N ME N WO M E N AI R L O C K KI N G KI N G KI N G KI N G KI N G JF 1 BA R HS K ME C H . A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 ST A I R 2 SE R V I C E EX I T C O R R I D O R EL E V A T O R 2 EL E V A T O R 1 CO R R I D O R GA R D E M A N G E R & P A S T R Y CO O L . T W R FI R E BA R S T O R . PO D I U M 4 9 10 11 1 A2 5 2 4 A2 5 1 3 A2 5 1 8, 0 2 0 . 5 0 ' RE F . F R Z . B C H PRO POSED LIFT CO RR I D OR EX T E R I O R S K I S T O R A G E PO D I U M PR O P E R T Y L I N E TE R R A C E IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:50:07 PM A1 0 3 NO R T H L E V E L 0 3 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 NO R T H L E V E L 0 3 ( 8 0 2 0 . 5 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 8 : No r t h L e v e l 3 09/04/2018 Gorsuch Haus Amended Application 19 Page Intentionally Left Blank UP UP DN DN 8 7 6 5 3 2 D E G KI N G KI N G KI N G E X T . Q/ Q KI N G KI N G JF Q/ Q 1 KI N G BO H KI N G KI N G OP E N T O CO O L I N G TO W E R BE L O W A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " CO R R I D O R A2 0 1 2 ST A I R 2 SE R V I C E EL E V A T O R 1 EL E V A T O R 2 FI T N E S S WO R L D C U P BA R KI N G E X T Q/ Q KI N G 4 9 10 11 EL E V A T O R 3 PRO POSED LIFT CO RR I D OR 1 A2 5 2 4 A2 5 1 3 A2 5 1 B HS K C H GU E S T S K I S U P P O R T WO R L D C U P TE R R A C E PL A N T E R IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:50:30 PM A1 0 4 NO R T H L E V E L 0 4 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 NO R T H L E V E L 0 4 ( 8 0 3 1 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 9 : No r t h L e v e l 4 09/04/2018 Gorsuch Haus Amended Application 20 Page Intentionally Left Blank UP DN DN 8 7 6 5 3 2 D E G KI N G KI N G KI N G Q/ Q Q/ Q KI N G E X T . Q/ Q KI N G JF A2 KI N G E X T . Q/ Q KI N G 1 BO H SE R V I C E EL E V A T O R 1 EL E V A T O R 2 Q/ Q A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 ST A I R 2 EL E V A T O R 3 SP A KI N G 4 KI N G KI N G KI N G 9 10 11 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B PRO POSED LIFT CO RR I D OR C H KI N G IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:50:56 PM A1 0 5 SO U T H L E V E L 0 1 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 SO U T H L E V E L 0 1 ( 8 0 4 1 . 5 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 0 : So u t h L e v e l 1 09/04/2018 Gorsuch Haus Amended Application 21 Page Intentionally Left Blank UP 8 7 6 5 3 2 D E G Q/ Q Q/ Q KI N G E X T . KI N G KIN G KI N G JF A2 KI N G KI N G E X T . 1 KI N G E X T . BO H A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 EL E V A T O R 2 EL E V A T O R 1 SE R V I C E ST A I R 2 KI N G KI N G KI N G KI N G KI N G KI N G KI N G KI N G KI N G 8, 0 5 2 . 0 0 ' 4 9 10 11 KI N G 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B C H PRO POSED LIFT CO RR I D OR IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:51:22 PM A1 0 6 SO U T H L E V E L 0 2 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 SO U T H L E V E L 0 2 ( 8 0 5 2 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 1 : So u t h L e v e l 2 09/04/2018 Gorsuch Haus Amended Application 22 Page Intentionally Left Blank DN UP UP 8 7 6 5 3 2 D E G KI N G Q/ Q Q/ QKI N G KI N G KI N G JF A2 KI N G KI N G LI N E O F R O O F AB O V E RI D G E A B O V E KI N G 1 BO H / H S K EL E V A T O R 1 EL E V A T O R 2 A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 23 9 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 SE R V I C E ST A I R 2 KI N G KI N G KI N G KI N G KI N G KI N G PO O L E Q U I P KI N G KI N G KI N G KI N G EL E V A T O R 3 KI N G 8, 0 6 2 . 5 0 ' 4 9 10 11 BO H KI N G E X T 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B C H PRO POSED LIFT CO RR I D OR VO I D VO I D IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:51:50 PM A1 0 7 SO U T H L E V E L 0 3 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 SO U T H L E V E L 0 3 ( 8 0 6 2 . 5 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 2 : So u t h L e v e l 3 09/04/2018 Gorsuch Haus Amended Application 23 Page Intentionally Left Blank UP DN DN DN 8 7 6 5 3 2 D E G 13 4 5 S F CO N D O L O D G E JF A2 PO O L 1 SP A 8, 0 7 3 . 0 0 ' A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 23 9 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 DR Y S A U N A 13 3 6 S F CO N D O L O D G E 12 5 1 S F CO N D O L O D G E 12 6 4 S F CO N D O L O D G E UN I S E X 8, 0 7 4 . 0 0 ' 8, 0 7 6 . 0 0 ' 8, 0 7 4 . 0 0 ' 4 9 10 11 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B C H PRO POSED LIFT CO RR I D OR BE N C H BE N C H FIR E IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:52:10 PM A1 0 8 SO U T H L E V E L 0 4 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 SO U T H L E V E L 0 4 ( 8 0 7 3 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 3 : So u t h L e v e l 4 09/04/2018 Gorsuch Haus Amended Application 24 Page Intentionally Left Blank 8 7 6 5 3 2 D E G JF A2 CO N D O L O D G E CO N D O L O D G E 1 A A2 0 2 1 A2 0 1 1 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 LI N E O F R O O F A B O V E RI D G E A B O V E CO N D O L O D G E CO N D O L O D G E OP E N T O BE L O W OP E N T O BE L O W OP E N T O BE L O W OP E N T O BE L O W 4 9 10 11 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B C H PRO POSED LIFT CO RR I D OR IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:52:29 PM A1 0 9 SO U T H L E V E L 0 5 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 SO U T H L E V E L P E N T H O U S E ( 8 0 8 2 ' ) *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 4 : So u t h L e v e l 5 09/04/2018 Gorsuch Haus Amended Application 25 Page Intentionally Left Blank DN 8 7 6 5 3 2 D E G JF A2 1 A A2 0 2 1 A2 0 1 1 10' - 8"14' - 10"22' - 0"12' - 0"14' - 0"14' - 0"14' - 0"14' - 0" 115' - 6" 23 9 ' - 6 " 1' - 6 " 14 ' - 0 " 27 ' - 8 9 / 2 5 6 " 28 ' - 3 2 4 7 / 2 5 6 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " A2 0 1 2 4 9 10 11 1 A2 5 2 2 A2 5 2 4 A2 5 1 3 A2 5 1 B C H 3" / 1'-0" 3" / 1 ' - 0 " 1/ 2 " / 1 ' - 0 " 3" / 1'-0" 3" / 1 ' - 0 " 3" / 1 ' - 0 " 3" / 1'-0" 3" / 1 ' - 0 " 3" / 1 ' - 0 " 3" / 1 ' - 0 " FL A T R O O F W I T H I N T E R N A L DR A I N S A N D V E G E T A T I O N SL O P E D R O O F W I T H VE G E T A T I O N PO O L D E C K T E R R A C E - F L A T RO O F W I T H I N T E R N A L DR A I N S A N D P E D E S T A L PA V E R S Y S T E M RO O F L E G E N D IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:52:48 PM A1 1 0 RO O F P L A N 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 RO O F *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 5 : Ro o f P l a n 09/04/2018 Gorsuch Haus Amended Application 26 Page Intentionally Left Blank UP UP 8 7 6 5 3 2 D E G JF 1 16 0 S F FA N R M . 20' - 0" 24 ' - 0 " 5.3% 2.4% AR E A W E L L OP E N T O BO I L E R BE L O W 79 8 9 ' - 6 " BO H 7. 3 % A A2 0 2 1 A2 0 1 1 7, 9 8 6 . 2 5 ' 8. 3 % 17 . 0 % 16 . 8 % A2 0 1 2 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " SE R V I C E EL E V A T O R P I T AB O V E EL E V A T O R 1 PI T A B O V E 1 2 3 4 5 66 7 ( A D A VA N ) 8 ( A D A ) 9 10 11 ( A D A ) 12 13 14 15 16 17 18 19 20 23 4 9 10 11 1 A2 5 2 4 A2 5 1 3 A2 5 1 2415161718192021222324 B C H IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:49:25 PM A1 0 0 PA R K I N G L E V E L 0 1 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 PA R K I N G L E V E L 0 1 ( 7 9 8 8 ' ) PA R K I N G S C H E D U L E - P A R K I N G LE V E L 0 1 Ty p e CO U N T 9' x 1 8 ' - 9 0 d e g 2 1 9' x 1 8 ' - 9 0 d e g A D A 3 Gr a n d t o t a l : 2 4 *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 6 : Pa r k i n g L e v e l 1 09/04/2018 Gorsuch Haus Amended Application 27 Page Intentionally Left Blank UP 8 7 6 5 3 2 D E G JF 1 FA N R M . 24 ' - 0 " PA R K I N G ST A I R 1 VE S T . ST A I R 2 EL E V A T O R 2 BO I L E R AR E A W E L L 24' - 0" 79 8 0 ' - 0 " 79 7 7 ' - 0 " 7. 3 % 7.7% A A2 0 1 1 17 . 0 % 22 ' - 4 1 / 8 " 47' - 6"12' - 0"14' - 0"14' - 0"28' - 0" 115' - 6" 15 5 ' - 6 " 1' - 6 " 14 ' - 0 " 56 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 1411121314 15 16 17 18 32 31 30 29 28 27 26 25 24 23 22 21 20 19 7 8 9 10 3 2 4 5 6 1 4 9 10 11 1 A2 5 2 4 A2 5 1 3 A2 5 1 B C H IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/15/2018 3:49:17 PM A0 0 1 PA R K I N G L E V E L 0 2 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R 0' 8' 16 ' 32 ' SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 PA R K I N G L E V E L 0 2 ( 7 9 7 7 ' ) PA R K I N G S C H E D U L E - P A R K I N G LE V E L 0 2 Ty p e CO U N T 9' x 1 8 ' - 9 0 d e g 3 2 Gr a n d t o t a l : 3 2 *A R C H 1 0 0 ' = E L E V 8 0 2 0 ' - 6 " CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 1 7 : Pa r k i n g L e v e l 2 09/04/2018 Gorsuch Haus Amended Application 28 Page Intentionally Left Blank ARCHITECTURAL DESIGN OF THE GORSUCH HAUS The revised architecture of the Gorsuch Haus captures the chalet style and evokes the feel of the established alpine architectural style. The Project includes low-pitched roofs oriented with the mountain slope that will keep the scale, height, and mass to an appropriate level for the base area setting. This look will embody a classical mountain feeling that is a signature of the Project. The building’s material selection and adjacent landscape design seek to blend the building with the natural surroundings and create a pedestrian scale and feel, minimizing the visible mass of the structure. Exterior materials include stained horizontal wood siding, wood clad windows, vertical wood posts, and dry-stacked stone veneer. Design elements of the building include stepping of the mass, balconies, and decks that create a relationship to the outdoor spaces, and the play of shadows and sunlight on the building. The following amendments have been made to the design of the Gorsuch Haus to modify the mass, height, and scale of the Project and provide for a ski lift corridor and skiway to Dean Street. •The Lodge is the smallest that can successfully operate long-term with quality service expected in a full- service hotel. To avoid diminished function, it is maintained as one building as it would be functionally infeasible to accomplish multiple buildings with needs of circulation, housekeeping, room service, deliveries among others. •The Lodge has significant articulation of the massing. This occurs with balconies, off-sets in the building faces, and the intermixing of sloped roofs in the building façade. •There is an outdoor space at the midpoint of the Lodge that creates a visible separation of the building mass. This rooftop deck, with public pool and spa amenities, divides the eastern side of the building into two visual parts. •The proposed building floor area does not maximize the allowable floor area permitted in the Lodge zone district. Rather, the request for the Special Density bonus allows the site area to accomplish better site amenity, rather than to build to a larger Floor Area. •Where acceptable for long-term operation of a lodging facility, certain uses are located below grade such as spa and fitness. •The scale is benefited by the breaking up of the roof planes into three sloping roofs with dormers under low pitched gable roofs. This creates hotel space in the structure normally used for roof and attic space but does not create additional building mass. 09/04/2018 Gorsuch Haus Amended Application 29 Fi g u r e 1 8 : Go r s u c h H a u s A r r i v a l R e n d e r i n g 09/04/2018 Gorsuch Haus Amended Application 30 LOT AREA AND FLOOR AREA The Gross Lot Area of the Gorsuch Haus Property totals 44,545 sf. This Property total defines the exchange of current private property and the vacation of Summit Street and the eastern one-half portion of South Aspen Street Right-of-Way. The lot configuration also grants 3,462 sf of private property to City of Aspen Right-of Way. This planned Right-of-Way dedication is not included in the lot area of Lot 1. The Net Lot Area is calculated pursuant to Code Section 26.575.020 – Calculations and Measurements which subtracts for abandoned Rights-of-Way and a percentage of steep slopes. The following summarizes the principal deductions that have been applied to the Property to determine the Net Lot Area. While development can occur within a vacated Rights-of-Way, vacated Rights-of-Ways cannot be used for purposes of calculating Net Lot Area, required density, allowable floor area or required Public Amenity space. The Property’s Net Lot Area for density purposes, therefore, consists of its Gross Lot Area less its vacated Rights-of-Way. •Based on the survey, the Property’s Net Lot Area for density purposes is 37,734 sf after the exclusion of the proposed Right-of-Way vacations. Additionally, the Property’s Net Lot Area for floor area purposes consists of a required adjustment for slopes greater than 20%. The total reduction in floor area attributable to steep slopes for any given site may not exceed 25%. Based on the slope analysis in Figure 19, the application of slope reduction to the Property results in a 33% floor area reduction. Therefore, the land Use Code maximum 25% reduction applies. •The Property’s Net Lot Area for floor area purposes with the required adjustment for slopes greater than 20% is 28,301 sf. The proposed development’s maximum allowable lodge floor area is limited to 70,751 sf as calculated below: Table 2. Net Lot Area Net Lot Area Reductions (To determine Allowable Floor Area) Lot 1 Gross Lot Area 44,545 Vacated ROW / Vehicular Easements1 6,811 Maximum reduction in floor area attributable to a property's slopes - 25%2 9,434 Total Reductions 16,245 Net Lot Area 28,301 Allowable FAR [Net Lot Area x 2.5] 70,751 1)See Appendix C.11: Gorsuch Haus Planned Development/Subdivision Plat prepared by Sopris Engineering. 2)See Figure 19. Slope Analysis for percentages of the site impacted by steep slopes. Decks, terraces, balconies, loggias, gazebos, trellis, exterior stairway and non-street facing porches and similar feature of a mixed use lodge described in Section. 26.575.020.D.4, shall be exempted from Floor area calculations regardless of their finished floor level. 09/04/2018 Gorsuch Haus Amended Application 31 Gorsuch Haus Property Boundary 44,545 SF NORTH 0 ORIGINAL SCALE: 50' 100'200' 1"=100'-00" OR I G I N A L C O N T R A C T B O U N D A R Y GROSS LOT AREA NET LOT AREA44,545 SF 28,301 SF ALLOWABLE FAR 70,751 *LOT AREA LESS DEDUCTIONS X 2.5 So . A s p e n S t r e e t R O W Hill Stre e t R O W Net Lot Area and FAR CalculationsG o r s u c h H a u sA s p e n , C o l o r a d o DEDUCTIONS To determine the Allowable Floor Area, the following method and assumptions were used: ·81 Lodge Rooms ·44,545SF Gross Lot Area ·Required Reduction of ROW totaling 6,811SF ·Required Reduction of Steep Slopes results in an FAR reduction in excess of 25% [26.575.020-1 Note 3] SLOPE DEDUCTION TABLE Slope 0.00% to 20.00% Color Total Area SF 14,076 22,852.7 876.7 Area Deduction SF 20.00% to 30.00% 30.00% + Summit S t r e e t R O W 0 12,038 1,035 % Deduction 0% 50% 100% Percent of Site (not including ROWs) Encumbered by Steep Slopes 33% Maximum sf reduction in lot area attributable to a property's slopes 25% Gorsuch Haus Property Boundary 44,545 SF NORTH0 ORIGINAL SCALE: 50' 100'200' 1"=100'-00" OR I G I N A L C O N T R A C T B O U N D A R Y GROSS LOT AREA NET LOT AREA 44,545 SF28,301 SF ALLOWABLE FAR 70,751 *LOT AREA LESS DEDUCTIONS X 2.5 So . A s p e n S t r e e t R O W Hill Stre e t R O W Net Lot Area and FAR CalculationsG o r s u c h H a u s A s p e n , C o l o r a d o DEDUCTIONS To determine the Allowable Floor Area, the following method and assumptions were used: ·81 Lodge Rooms ·44,545SF Gross Lot Area ·Required Reduction of ROW totaling 6,811SF ·Required Reduction of Steep Slopes results in an FAR reduction in excess of 25% [26.575.020-1 Note 3] SLOPE DEDUCTION TABLE Slope 0.00% to 20.00% ColorTotal Area SF 14,076 22,852.7 876.7 Area Deduction SF 20.00% to 30.00% 30.00% + Summit S t r e e t R O W 0 12,038 1,035 % Deduction 0% 50% 100% Percent of Site (not including ROWs) Encumbered by Steep Slopes 33% Maximum sf reduction in lot area attributable to a property's slopes 25%G o r s u c h H a u sNet Lot Area and FAR Calculations A s p e n, C o l o r a d o GROSS LOT AREA 44,545 NET LOT AREA 28,301 ALLOWABLE FAR 70,751 Figure 19: Slope Analysis 09/04/2018 Gorsuch Haus Amended Application 32 The Project design steps with the topography therefore the sub-grade calculations for floor area apply to each floor. With the sub-grade calculations as described in Code Section 26.575.020.D.8 – Measuring Floor Area, the proposed development includes the following breakdown of Floor Area: Table 3. Floor Area Calculations Affordable Housing Lodge Commercial Residential 0 0 0 0 28,226 28,226 0 28,226 0 3,875 0 0 8,476 12,351 100 12,251 780 7,792 642 0 2,550 11,764 0 11,764 0 2,761 4,505 0 3,809 11,075 0 11,075 0 9,440 953 0 763 11,156 0 11,156 0 12,740 0 0 763 13,503 0 13,503 0 10,913 0 0 724 11,637 0 11,637 0 11,863 0 0 474 12,337 372 11,965 0 0 0 5,602 745 6,347 457 5,890 0 0 3,031 0 3,031 0 3,031 780 59,384 6,100 8,633 46,530 121,427 929 120,498 1% 80% 8% 12% Floor Level % of Exposed Wall Affordable Housing Lodge Commercial Residential Non-Unit Space AH, L, C ,R Below Grade Parking Level 0.0%0 0 0 0 0 - Level 1 Arrival 31.3%0 1,213 0 0 2,653 3,865.9 Level 2 41.7% 325 3,249 268 0 1,063 4,905.6 Level 3 66.0%0 1,822 2,973 0 2,514 7,309.5 Level 4 69.9%0 6,599 666 0 533 7,798.0 Level 5 70.4%0 8,969 0 0 537 9,506.1 Level 6 78.8%0 8,599 0 0 571 9,170.0 Level 7 98.0%0 11,626 0 0 465 12,090.3 Level 8 Rooftop Deck 100.0%0 0 0 5,602 745 6,347.0 Level 9 100.0%0 0 0 3,031 0 3,031.0 325 42,077 3,907 8,633 9,081 64,023 Total Lot Area (slopes and rights-of-ways excluded)28,301 0.01 1.49 0.14 0.31 0.32 2.26 Level 9 Total Interior Conditioned Space for each floor Total Floor Area Exemptions* Gross SF for each floor, less exemptions Lot 1 Floor Area Before Subgrade Exemptions GH Lot Floor Area - Subgrade Exemptions Applied Floor Level Below Grade Parking Levels Level 1 Arrival Level 2 Level 3 Proposed Unit Space Non-Unit Space AH, L, C ,R Level 4 Level 5 Proposed Floor Area Ratio Percentage of Building (not-including non-unit space) Total Above Grade Floor Area Total Proposed Unit Space SF Level 6 Level 7 Level 8 Rooftop Deck 09/04/2018 Gorsuch Haus Amended Application 33 SETBACKS The Project is subject to 5 ft setbacks from the property line, per the Lodge zone district. Due to the nature of the sloping site, ski run and lift, roadways and the existing conditions between the edge of the constructed building and the property boundaries, there shall be no limitation on the grading changes for finished grade within the setback of any lot. Required setbacks are to be unoccupied and unobstructed, with the following allowable projection into setbacks: •Exceptions for stairs and retaining walls. Uncovered steps, not exceeding 30 in above or below finished grade, are allowable projections into required setbacks; however, step improvements may exceed 30 in below grade if necessary for the structural integrity of the improvement. The Project proposes a public stairway on the west side of the building. This is to serve the neighborhood, skiers and provide a critical safety egress per adopted Building Codes. The stairs and retaining wall, set on a slope, require accommodation of a greater than 30 in below grade to connect the elevation of the cul-de-sac to the finished floor elevation of North Level 4. HEIGHT The Project adheres to the intent of the Lodge zone district and complies with required maximum height limits. Code Section 26.575.020, Calculations and Measurements, in effect as of March 2016, contains definitions and measurement descriptions applicable to the proposed development and will be used to define the standards for this Planned Development. To establish pre-development grade, a topographic survey certified by a registered surveyor submitted to Community Development in April of 2016 has been utilized. The height of the structures in the application is typically shown as the most restrictive of the natural grade, using this survey, or finished grade measured vertically to the roof per Code Section 29.575.020. However, proposed finished grade is to be the standard of measurement for building height of this Project. The perimeter of the building is defined where the exterior of the building meets the ground. The height of a building with a roof pitch of 3:12 is measured from the ground to the point of the roof vertically halfway between the eave point and the ridge, or the midpoint. There is no limit on the height of the ridge. In compliance with Code, instances where areas of the building greater than 15 ft from the perimeter of the building, the natural grade of the site is to be projected up to set the allowable 40 ft height, and the Lodge will be measured using this projected topography in place of the building perimeter. Dormers are excluded from the calculation of height if the footprint of the dormer is 50% or less of the roof plane on which the dormer is located and the ridge of the dormer is not higher than the ridge of the roof on which it is located per Code Section 26.575.020.F.2g. The development proposal utilizes dormers to provide additional guest rooms without increasing the building mass. The following describes proposed exceptions to height limitations: •Exceptions for light wells. Light wells are not counted toward maximum permissible height. With the proposed finished grade of the sloping site, there are six ground-level rooms with 100 sf light wells that will be fully or partially enclosed by retaining walls but be at the same floor plane elevation of the guest room that they surround to create a walk-out condition. These conditions are not used in the height calculation. •Exceptions for Elevators. For Lodge buildings, elevator overruns are an allowed exception to height limitations. Elevator enclosures may extend up to 10 ft above the specified maximum height limit. The 09/04/2018 Gorsuch Haus Amended Application 34 proposed north and south elevators and required overruns extend above the 40 ft maximum height limit, but will not exceed 10 ft. •Exceptions for Rooftop Railings. Rooftop railings and similar permanent rooftop amenities are permitted to extend up to 5 ft above the height of the building at the point the railing connects. The Project proposes a public rooftop amenity overlooking the City of Aspen. Permanent amenities include a spa, pool, bar and firepit. A 3 ft variance to the maximum height limit of the Code Section 26.710.190.D.8e is requested to extend the finished floor of this Public Amenity to the north and create approximately 750 sf of additional deck for the rooftop amenity. The elevations on Figure 20-21: Proposed Exterior Building Elevations and Appendix E.1-2 show the east and western façade and the proposed massing of the Gorsuch Haus Mixed-Use Lodge. The proposed building has been shortened in overall length by 35 feet. The elevations demonstrate how the building profile steps up with the slope, ranging from two to four stories. The height of the building and the finished and natural grade are defined at the perimeter of the building in these elevations. Height measurements are shown pursuant to Code Section 26.575.020 - Calculations and Measurements with the dimensions and methods used with specific exceptions noted. 09/04/2018 Gorsuch Haus Amended Application 35 Page Intentionally Left Blank LE V E L 0 1 ( 7 9 9 9 ' ) 78 ' - 6 " LE V E L 0 2 ( 8 0 0 9 ' - 6 " ) 89 ' - 0 " LE V E L 0 3 ( 8 0 2 0 ' - 6 " ) 10 0 ' - 0 " LE V E L 0 4 ( 8 0 3 1 ' ) 11 0 ' - 6 " LE V E L 0 5 ( 8 0 4 1 ' - 6 " ) 12 1 ' - 0 " LE V E L 0 6 ( 8 0 5 2 ' ) 13 1 ' - 6 " LE V E L 0 7 ( 8 0 6 2 ' - 6 " ) 14 2 ' - 0 " LE V E L 0 8 ( 8 0 7 3 ' ) 15 2 ' - 6 " 8 7 6 5 3 2 LE V E L 0 9 ( 8 0 8 2 ' ) 16 1 ' - 6 " RO O F ( 8 0 9 8 ' - 6 " ) 17 8 ' - 0 " 1 PA R K I N G 1 ( 7 9 8 8 ' ) 67 ' - 6 " PA R K I N G 2 ( 7 9 7 7 ' ) 56 ' - 6 " ME T A L C L A D W O O D W I N D O W S , T Y P WO O D S I D I N G , T Y P RO O F T O P P O O L T E R R A C E W / G L A S S R A I L I N G AC C E P T A B L E P E R M A N E N T R O O F T O P A M E N I T Y PE R 2 6 . 5 7 5 . 0 2 0 . f . 4 . k WO O D B A L C O N Y R A I L I N G HE A V Y T I M B E R P O S T S , S T A I N E D ST O N E V E N E E R 4 9 10 11 GR E E N R O O F AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g HI G H E S T R I D G E P O I N T A T 5 1 ' 6 " A B O V E G R A D E AC C E P T A B L E S T A I R / E L E V A T O R O V E R R U N PE R 2 6 . 5 7 5 . 0 2 0 . f . 4 . c HI G H E S T C O R N E R A T 4 7 ' 6 " A B O V E G R A D E AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g HI G H E S T R I D G E P O I N T A T + 5 5 ' 6 " A B O V E G R A D E AC C E P T A B L E E L E V A T O R O V E R R U N P E R 26 . 5 7 5 . 0 2 0 . f . 4 . c HI G H E S T C O R N E R A T 4 8 ' A B O V E G R A D E AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g LE V E L 0 1 ( 7 9 9 9 ' ) 78 ' - 6 " LE V E L 0 2 ( 8 0 0 9 ' - 6 " ) 89 ' - 0 " LE V E L 0 3 ( 8 0 2 0 ' - 6 " ) 10 0 ' - 0 " LE V E L 0 4 ( 8 0 3 1 ' ) 11 0 ' - 6 " LE V E L 0 5 ( 8 0 4 1 ' - 6 " ) 12 1 ' - 0 " LE V E L 0 6 ( 8 0 5 2 ' ) 13 1 ' - 6 " LE V E L 0 7 ( 8 0 6 2 ' - 6 " ) 14 2 ' - 0 " LE V E L 0 8 ( 8 0 7 3 ' ) 15 2 ' - 6 " D E G LE V E L 0 9 ( 8 0 8 2 ' ) 16 1 ' - 6 " J F RO O F ( 8 0 9 8 ' - 6 " ) 17 8 ' - 0 " A B C H IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/29/2018 8:23:32 AM A2 0 1 BU I L D I N G E L E V A T I O N S 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 EA S T E L E V A T I O N SC A L E : 1 / 1 6 " = 1 ' - 0 " 2 NO R T H E L E V A T I O N PR O P O S E D G R A D E 4 0 ' O F F S E T PR O P O S E D G R A D E PROPOS EDGR ADE INTERP OLATEDNA TURALGRADE40'OFFS ET RO O F M I D P O I N T ( + 3 9 ' 2 " ) RO O F M I D P O I N T ( + 3 8 ' 8 " ) RO O F M I D P O I N T ( + 3 7 ' 1 0 " ) RO O F M I D P O I N T ( + 3 9 ' 9 " A B O V E L E V E L 1 A R R I V A L ) RO O F M I D P O I N T ( + 3 9 ' 9 " A B O V E L E V E L 1 A R R I V A L PROPOS EDGR ADE40'OF FSET CI T Y C O U N C I L 15 A U G 2 0 1 8 RO O F M I D P O I N T ( + 3 9 ' 9 " A B O V E L E V E L 1 A R R I V A L Fi g u r e 2 0 : Ea s t a n d N o r t h E l e v a t i o n 09/04/2018 Gorsuch Haus Amended Application 36 Page Intentionally Left Blank LE V E L 0 1 ( 7 9 9 9 ' ) 78 ' - 6 " LE V E L 0 2 ( 8 0 0 9 ' - 6 " ) 89 ' - 0 " LE V E L 0 3 ( 8 0 2 0 ' - 6 " ) 10 0 ' - 0 " LE V E L 0 4 ( 8 0 3 1 ' ) 11 0 ' - 6 " LE V E L 0 5 ( 8 0 4 1 ' - 6 " ) 12 1 ' - 0 " LE V E L 0 6 ( 8 0 5 2 ' ) 13 1 ' - 6 " LE V E L 0 7 ( 8 0 6 2 ' - 6 " ) 14 2 ' - 0 " LE V E L 0 8 ( 8 0 7 3 ' ) 15 2 ' - 6 " 8 7 6 5 3 2 LE V E L 0 9 ( 8 0 8 2 ' ) 16 1 ' - 6 " RO O F ( 8 0 9 8 ' - 6 " ) 17 8 ' - 0 " 1 GR E E N R O O F ME T A L C L A D W O O D W I N D O W S HE A V Y T I M B E R P O S T S , S T A I N E D WO O D S I D I N G WO O D B A L C O N Y R A I L I N G ST O N E V E N E E R 4 9 10 11 RO O F M I D P O I N T ( + 3 9 ' 7 " ) RO O F M I D P O I N T ( + 3 9 ' 8 " ) RO O F M I D P O I N T ( + 3 7 ' 1 0 " ) RO O F M I D P O I N T ( + 3 9 ' 9 " ) ST A I R B E Y O N D RO O F T O P P O O L T E R R A C E W / G L A S S R A I L I N G AC C E P T A B L E P E R M A N E N T R O O F T O P A M E N I T Y PE R 2 6 . 5 7 5 . 0 2 0 . f . 4 . k AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g HI G H E S T R I D G E P O I N T A T 5 2 ' 7 " A B O V E G R A D E AC C E P T A B L E S T A I R / E L E V A T O R O V E R R U N PE R 2 6 . 5 7 5 . 0 2 0 . f . 4 . c HI G H E S T C O R N E R A T 4 9 ' A B O V E G R A D E AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g HI G H E S T R I D G E P O I N T A T + 5 4 ' 6 " A B O V E G R A D E AC C E P T A B L E E L E V A T O R O V E R R U N P E R 26 . 5 7 5 . 0 2 0 . f . 4 . c HI G H E S T C O R N E R A T 5 2 ' A B O V E G R A D E AL L O W A B L E D O R M E R P E R 2 6 . 5 7 5 . 0 2 0 . F . 2 . g LE V E L 0 7 ( 8 0 6 2 ' - 6 " ) 14 2 ' - 0 " LE V E L 0 8 ( 8 0 7 3 ' ) 15 2 ' - 6 " D E G LE V E L 0 9 ( 8 0 8 2 ' ) 16 1 ' - 6 " F A2 RO O F ( 8 0 9 8 ' - 6 " ) 17 8 ' - 0 " A B H IS S . # 42 4 0 A r c h i t e c t u r e I n c . co p y r i g h t 2 0 1 7 AR C H I T E C T ' S P R O J E C T N O . : DE S I G N E R : DR A F T E R : CH E C K E R : AP P R O V E D B Y : DE S C R I P T I O N DA T E NO T F O R C O N S T R U C T I O N OW N E R 8/29/2018 8:27:15 AM A2 0 2 BU I L D I N G E L E V A T I O N S 21 1 4 4 . 0 0 De s i g n e r Au t h o r Ch e c k e r Ap p r o v e r ASPEN, CO 81611 GORSUCH HAUS NO R W A Y I S L A N D , L L C AS P E N , C O 8 1 6 1 1 42 4 0 A R C H I T E C T U R E I n c . 35 0 7 R I N G S B Y C O U R T , S U I T E 1 1 7 DE N V E R , C O 8 0 2 1 6 AR C H I T E C T U R E ST U D I O N Y L 29 9 5 B A S E L I N E R D . , S U I T E 3 1 4 BO U L D E R , C O ST R U C T U R A L EN G I N E E R BG B U I L D I N G W O R K S 16 2 6 C O L E B L V D . S U I T E 3 0 0 LA K E W O O D , C O 8 0 4 0 1 ME P EN G I N E E R SO P R I S E N G I N E E R I N G , L L C 50 2 M A I N S T R E E T , S U I T E A 3 CA R B O N D A L E , C O 8 1 6 2 3 CI V I L EN G I N E E R DE S I G N W O R K S H O P 12 0 E A S T M A I N S T R E E T AS P E N , C O 8 1 6 1 1 LA N D S C A P E EN G I N E E R TA L S T U D I O 10 8 0 1 W . C H A R L E S T O N B L V D . , # 4 4 0 LA S V E G A S , N V 8 9 1 3 5 IN T E R I O R DE S I G N E R SC A L E : 1 / 1 6 " = 1 ' - 0 " 1 WE S T E L E V A T I O N PR O P O S E D G R A D E 4 0 ' O F F S E T PR O P O S E D G R A D E I N T E R P O L A T E D N A T U R A L G R A D E 4 0 ' O F F S E T SC A L E : 1 / 1 6 " = 1 ' - 0 " 2 SO U T H E L E V A T I O N PR O P O S E D G R A D E PR O P O S E D G R A D E 4 0 ' O F F S E T CI T Y C O U N C I L 15 A U G 2 0 1 8 Fi g u r e 2 1 : We s t a n d S o u t h E l e v a t i o n 09/04/2018 Gorsuch Haus Amended Application 37 Page Intentionally Left Blank PUBLIC AMENITY Vitality, hospitality and a well-designed built environment are essential components of a successful mountain base area. This Project will provide lodging accommodations, facilitate skiing and a continuation of international ski racing events on Aspen Mountain and support vibrant public spaces. The proposed Public Amenity orients uses toward the skiway and the public street. The Public Amenity provision pursuant to Code Section 26.575.030 typically requires orientation of amenities toward public Rights-Of-Way. For this Project the Public Amenity is primarily oriented toward the ski slope since the street serves primary access and emergency access and is located on the shaded, north side of the building site. This unique opportunity to create Public Amenity along the ski slope edge at the base of the mountain is different than the more common situation of a street frontage downtown environment. This orientation also captures the best views, provides visitors with engaging gathering places, and contributors to the neighborhood revitalization. Public Amenity oriented toward the street level includes the arrival, enlarged pedestrian walkways, hardscape terraces and outdoor spill-out space for Lodge meeting rooms. The Public Amenity at street level connects the top of South Aspen Street to the skiway and Lodge Public Amenities. Because Public Amenity is designed to connect street level amenities with slopeside amenities, a grade change in excess of the 4 ft permitted will be required. Retaining walls will also be necessary around the perimeter. Not all Public Amenity will be open to view from the street at pedestrian level but most of these spaces will be open to view from the skiway. Additional consideration for covered outdoor Public Amenity is requested due to the proximity of the ski lift which passes over the Public Amenities. A terrace covered with an open sided roof structure to make the space usable and safe shall count as a Public Amenity. The resulting Public Amenity will be a rich pedestrian use area, improving the overall public environment and neighborhood connections. For this Planned Development, Public Amenity includes outdoor terraces, public decks area, sidewalk and pedestrian circulation, access to events venues or an access area to Aspen Mountain and ski runs. Rooftop recreational use areas available to the public and operated and managed for the benefit of the hotel will be eligible as a Public Amenity. The proposed rooftop amenities will invite the public as patrons of facilities subject to reasonable use of the space and operation. Figure 22 illustrates the Project complies with the Public Amenity requirement that 25% of the lot area is designated as Public Amenity. Public Amenity areas shall permit such uses and temporary lay down space and other activities with activities associated with ski operation and events hosting. 09/04/2018 Gorsuch Haus Amended Application 38 September 4, 2018 DESIGN WORKSHOP Landscape Architecture · Land Planning · Urban Design · Tourism Planning 120 East Main Street · Aspen, Colorado 81611 · 970-925-8354 Facsimile 970-920-1387 SHADOWMOUNTAINCONDOMINIUMS MOUNTAINQUEENCONDOMINIUMS NORTH 0ORIGINAL SCALE:10 20 401"=20'-00" GORSUCHHAUS 60 F T M I N SK I W A Y HILL STR E E T R O W SO U T H A S P E N ST R E E T RooftopBar andSpa G o r s u c h H a u s Public Amenity Plan A s p e n , C o l o r a d o SkierAccess WorldCupTerrace DiningTerrace MeetingRoomTerrace DiningTerrace SkierAccess PublicArrival South AspenStreetCul-de-sac DiningTerrace SUMMIT STREET ROW SU M M I T S T R E E T R O W G o r s u c h H a u sPublic Amenity A s p e n, C o l o r a d o APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT MOUNTAIN QUEEN CONDOMINIUMS GORSUCH HAUS SHADOW MOUNTAIN CONDOMINIUMS Figure 22: Public Amenity 09/04/2018 Gorsuch Haus Amended Application 39 SOUTH ASPEN STREET IMPROVEMENTS The proposed terminus at South Aspen Street is designed to welcome all modes of transportation including pedestrians, bicyclists, private vehicles and shuttles. The provision for a cul-de-sac and transit loading point has been made at the top of South Aspen Street which will connect passengers to the pedestrian plaza leading to the lift. The improvements to the terminus of the South Aspen Street cul-de-sac include a turnaround with a radius of 50 ft. The sidewalk encircling the cul-de-sac is 8 ft wide and there is 5 ft of buffer/pervious area between the back of curb and sidewalk. This facilitates new pedestrian access to the ski slope from the adjacent neighborhood. A separate drop-off will accommodate guest check-in, hotel shuttles, service and emergency vehicles. The typical shuttle service, airport services and guest transport to and from the downtown core or other local destinations will be made available to hotel guests. Other forms of transportation that have been made available like uber, downtowner, and shared-ride services will be accommodated at the hotel guest drop-off. Auto entry to the Lodge parking is located outside of the newly created Right-of-Way. Both valet service and self-park option will be available with access to the sub-grade parking garage provided along the eastern edge of the cul-de-sac. Skier drop- off was expected to take place here prior to the lower lift location. With the replacement terminal for Lift 1A being located at Dean Street, the South Aspen Street cul-de-sac will not serve this function. Outside of the Right-of-Way, provisions for the Aspen Skiing Company to access the Mountain is included for unloading of truck, Snow Cat delivery, and logistics for mountain maintenance and Special Events. SKIER ACCESS The site design and building location accommodates returning skiers. Returning skiers will be directed to the skiway to the eastern side of the Gorsuch Haus where a 60 ft corridor will provide access to the Lift 1A replacement terminal at Dean Street. ASPEN SKIING COMPANY OPERATIONS The Applicant has worked in concert with the Aspen Skiing Company to ensure that their site access, operational needs and capacity to host international events is accommodated. Two important features to note are the snowcat turnaround and staging area locations. This area will also provide access to the realigned ski operations mountain access route. EMERGENCY ACCESS AND FIRE PROTECTION The cul-de-sac provided completes a safe terminus to South Aspen Street for the benefit of surrounding neighbors. Currently, emergency access to this locale is limited and inadequate. The proposed enhancements on private land will solve emergency access issues though the installation of a cul-de-sac meeting City Engineering Standards. Fire protection and emergency access has been a significant design consideration from the outset of the Project. This plan proposes that emergency access will be served by the proposed 50-ft radius cul-de-sac at the top of South Aspen Street. This 50-ft radius complies with the Engineering Design Guidelines and has been included to accommodate the emergency services and fire protection access to the proposed Project. The building will comply with the International Building Code’s requirements for fire protection and prevention as a Type Three commercial building designed with primarily non-combustible construction materials and a full sprinkler system including potential standpipes in the garage. An additional fire hydrant will be located in close proximity to the site. 09/04/2018 Gorsuch Haus Amended Application 40 A fire department connection and hydrants along the west-facing side of the Mountain Queen Condominium will be installed. This system would be charged with water by a new fire department connection and provide water to areas not currently available. This is a general neighborhood benefit for fire suppression and protection of the existing structures. TRANSPORTATION IMPACT ANALYSIS The Gorsuch Haus is a mixed-use lodge at the western portal to Aspen Mountain. The project includes an 81-key lodge, four free-market residential units, one affordable housing unit, a restaurant and bar and underground parking for the uses. The new commercial net-leasable square footage totals 6,000 square feet. The lift terminal currently located on site will be replaced at a lower Dean Street location in closer proximity to the Town Core. The Project will accommodate a skiway for skiers returning to the lift and access points to Aspen Mountain for the neighborhood. Additional site improvements include an enhanced pedestrian cul-de-sac and terraces serving skiers, guests of the lodge and the general public. The project has been designed and planned to incorporate the following Multi Modal Level of Service and Transportation Demand Management strategies to mitigate 49.82 total trips and manage the maximum 46.9 peak hour trips that will be generated. It is the Applicant's intent to ensure that multi-modal transportation to the site is accommodated. The Applicant will work with the Transportation Department and adjacent land owners, including the Aspen Skiing Company, to improve transit access to the lower lift replacement location. Reference Appendix G. for the full Transportation Impact Analysis. OFF-STREET PARKING The Project contains a below grade parking structure to meet the off-street parking requirements established in Code Section 26.515 – Off Street Parking. The following table illustrates the number of required spaces and those included in the proposed parking garage. Parking Requirements # of Required Spaces Parking Spaces for Lodging Units + Condo Lock offs 0.5 spaces per room at 325 sf/space 41 Free Market Residential Parking 1.0 spaces per unit 4 Affordable Housing 1.0 spaces per unit 1 Commercial Parking (Restaurant Area + Ski Club Office Space - Does NOT include Ski Company Parking Space)* 1.0 spaces per 1,000 sq. ft. 7 Total Required Off-Street Spaces 53 Proposed Spaces 56 09/04/2018 Gorsuch Haus Amended Application 41 COST SHARING Many project components in this application specifically reference public benefits to be provided by the applicant and other stakeholders in the Lift Corridor. These items necessitate a cost-sharing agreement as they affect the ability to locate the lift at the Dean street location, accommodate the return skiway, provide infrastructure improvements, and provide public amenity. These individual references have not been included in the review section of the application but because of its overarching nature will be applicable to this Proposed Development and all other Stakeholders in the corridor. See Appendix I. for the draft cost-sharing proposal. 3. PROPOSED SUBDIVISION / LOT CONFIGURATION: The Preliminary Subdivision Plat will contain 2 Lots. The Lot configuration is a rectangular parcel created from the 4 irregular shaped parcels that exist today. The Applicant proposes to vacate City of Aspen Rights-Of-Way including the unimproved Summit Street Right-Of-Way between Parcels 1 and 2, as well as the eastern half of the southernmost portion of South Aspen Street between the Shadow Mountain Property and the Aspen Skiing Company Parcels. PROPOSED SUBDIVISION Figure 23 shows the requested lot line revisions to accommodate the Applicant’s proposed development and the ski return to the replacement of Lift 1A at Dean Street. In summary, the Lots are intended to provide the following uses: • Lot 1: Contains a total gross land area of 44,545 sf (1.023 acres) and will be the primary development parcel for the Gorsuch Haus mixed-use Lodge. • Lot 2: This represents an area of 238,189 sf (5.468 acres). This lot will contain ski facilities, ski runs, and includes access road, ski lift and grading for the ski runs. 09/04/2018 Gorsuch Haus Amended Application 42 August 31, 2018 DESIGN WORKSHOP Landscape Architecture · Land Planning · Urban Design · Tourism Planning 120 East Main Street · Aspen, Colorado 81611 · 970-925-8354 Facsimile 970-920-1387NORTH0ORIGINAL SCALE:10 20 401"=20'-00" G o r s u c h H a u s Lot Configuration A s p e n , C o l o r a d o G o r s u c h H a u sProposed Lot Configuration A s p e n, C o l o r a d o SO U T H A S P E N S T . MOUNTAIN QUEEN CONDOMINIUMS SHADOW MOUNTAIN CONDOMINIUMS3,462 sf ROW to be Exchanged Summit S t . R O W t o b e V a c a t e d LOT 144,545 SF Hill St. R O W So u t h A s p e n S t . RO W t o b e V a c a t e d Figure 23: Proposed Lot Configuration LOT 2238,189 SF APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT APPROX. PROPOSED LIFT ONE LODGE FOOTPRINT 09/04/2018 Gorsuch Haus Amended Application 43 EXCHANGE OF RIGHT-OF-WAYS AND THE CREATION OF THE NEW PUBLIC STREET The proposed Site Plan requires vacation of 8,206 sf of public Right-of-Way to accommodate the Lift Corridor to Dean Street and construct an operable Lodge at the western portal to Aspen Mountain. The Project has shifted to the west into the South Aspen Street Right-of-Way because the lift alignment that has been recommended and endorsed by City Council (SE Group study, May 15, 2018). The Applicant proposes exchanging 3,462 sf of private property to be dedicated to public Right-of-Way. The vacations of the Right-of-Way are consistent with the multitude of vacations that have been granted in the area because the platting of the Eames Third addition and most other adjacent streets were not realizable for public use given the topographic conditions and the base conditions of the slope of Aspen Mountain. The most recent extension of this history are the vacations from 2011 as part of the Lift One Lodge subdivision, in which multiple Rights-of-Way were reorganized, including the vacation of the eastern side of South Aspen Street and several east- west streets. Figure 24 illustrates the pattern of Right-Of-Way vacations that have occurred in the immediate neighborhood. Figure 24. Prior Right-of-Way Vacations 09/04/2018 Gorsuch Haus Amended Application 44 This application makes possible all infrastructure facilities to be constructed, maintained, and remain fully in the control of the City. The request for vacation totaling for 8,206 sf of public Right-of-Way and the Project dedication of 3,462 sf of private lands makes the terminus of South Aspen Street a reality. The purpose that may have been served in the South Aspen Street Right-of-Way has been provided via permeant easements to the eastern side of the mountain including Ski Lift Easement, Ski Run Easement, and surface water drainage easements. Utility provision will occur in the existing Hill Street Right of Way with additional easements to be granted for water, sanitary sewer, and other surface utilities. The public benefits of the Right-Of-Way exchanges that largely can only occur through cooperative exchange of lands include: • Dedicate land for the construction of an improved terminus and pedestrian environment at South Aspen Street. • Improve alignment of utilities in this area of the of the City, particularly a 16-in water line. • Provide a lift at Dean Street to create a new portal to the Mountain. • Accommodate the lift corridor and skiway, essential to the Dean Street Lift placement, by shifting of the Gorsuch Haus to the west • Maintain public access to Aspen Mountain from the perspective of any user in any season and improved access with pedestrian improvements between Monarch and South Aspen Street. • Mitigate mudflow in a corridor of park land appreciably better than the limited space in this section today. A better management plan, incorporating comprehensive research and modeling, can be achieved cooperatively for this entire section of Aspen. • Implementable surface water management plan for the Lift Corridor rather than a piecemeal infrastructure replacement. Appendix F.3 provides further detail on the ROW vacations requested. Hill Street Right-of-Way: The Hill Street Right-of-Way shall be retained by the City of Aspen and will connect to the proposed expanded cul-de-sac at the Top of South Aspen Street. Summit Street Right-of-Way: The Summit Street Right-of-Way is located between the private parcels and has never served the function of a developed Right-of-Way. Summit Street has never functioned as a public use area and is not obtainable as a street or public corridor to Aspen Mountain due to the east/west orientation and the topographic. The full 3,652 sf of this Right-of-Way is proposed to be abandoned. South Aspen Street Right-of-Way: 3,462 sf of private lot area is proposed to be converted to New South Aspen Street Right-of-Way to make it possible to terminate the Top of South Aspen Street, allowing the Engineering standards to be met for a cul-de-sac. Vacation of the Eastern one half of the Existing South Aspen Street totaling 4,554 sf of the Right of Way is proposed for the Development of Gorsuch Haus. This vacation will match the previous South Aspen Street vacation that was granted with the Lift One Lodge PUD approval in 2011. 09/04/2018 Gorsuch Haus Amended Application 45 4. DEVELOPMENT DATA DIMENSIONAL REQUIREMENTS All dimensions, including density, mass and height shall be established during the Project Review. Pursuant to Code Section 26.710.330.D. Dimensional Requirements shall apply to all permitted and conditional uses as established by the adoption of a final development plan pursuant to Code Section 26.445 which outlines the Planned Development (PD) process. The Lodge district under which the Project seeks to be rezoned identifies underlying dimensional requirements, each of the proposed dimensions are listed in this section. Required Dimensional Standards Lodge Zone District Gorsuch Haus 1. Gross Lot Area (sf) 3,000 sf minimum 44,545 sf 2. Minimum Net Lot Area per dwelling unit a) 3,000 sf free-market multi-family residential a) 3,000 sf 3. Minimum Lot Width 30 ft 30 ft 4. Minimum front yard setback (feet) 5 ft 5 ft 5. Minimum side yard setbacks (feet) 5 ft 5 ft 6. Minimum rear yard setback (feet) 5 ft 5 ft 7. Minimum utility/trash/recycle area Pursuant to Section 26.575.060 Pursuant to Section 26.575.060 with adjustment1 8. Maximum height2 e) Lodge, timeshare lodge, exempt timesharing and mixed-use projects, with one or more lodge units per 500 sf of Gross Lot Area and an average lodge unit size of 450 sf or less: 38 ft, which may be increased to 40 ft through commercial design review 40 ft height through commercial design review. 9. Minimum distance between buildings on the lot (feet) 10 FT Not Applicable 10. Public Amenity Space3 Section 26.575.030 requires 25% of the gross Lot Area 25% of Gross Lot Public Amenity space with adjustment for site slope conditions and visibility from street. 11.Floor Area Ratio Total 2.5:1 for parcels greater than 27,000 sf 2.26:1 Retail/Commercial .25:1 .14:1 Lodge 2:1 1.49:1 Commercial Parking Facility 1:1 n/a 09/04/2018 Gorsuch Haus Amended Application 46 1) Minimum area may reduce the required dimension by special review (26.755.060B) 2) Maximum height shall be measured within the Planned Development using vertical measurement from finished grade. 3) Within the Planned Development, Public Amenity shall include public plazas, pedestrian connections, ski plaza, public terraces, ski slope, ski area operations and public ski area access, and event operation areas. Public Amenity does not require view access to or from a public street and is a measure of the total public area provided to reach the 25% minimum requirement. Based on the land area of the referenced parcels within the Planned Development. See Chapter II. 2. Project Components and Chapter III. 6. Public Amenity. 4) The property owner may increase unit sizes by extinguishing historic transferable development right certificates (Chapter 26.535) subject to a) the transfer ratio is 500 sf of net livable area for each certificate that is extinguished; b) the additional square footage accrued may be applied to multiple units. However, the maximum individual unit size attainable by transferring development rights is 2,000 sf of net livable area; and 3) this incentive only applies to individual unit size. Affordable multi-family housing .25:1 .01:1 Free-Market Multi-Family Housing Allowable free market residential shall not exceed 53% of total lodge unit and affordable housing net livable area, based on 432 sf average net livable area of lodge units on the Project Equal to 12% of the Project’s total lodge unit and affordable housing net livable area 12. Maximum Multi-Family Residential Dwelling Unit Size (net livable area): 1,500 sf of net livable area. 2,000 sf4 09/04/2018 Gorsuch Haus Amended Application 47 III. REVIEW REQUIREMENTS UPDATED PER AMENDED APPLICATION The following City of Aspen Land Use Code requirements are addressed in this section of the application: 1.Planned Development Project Review (26.445 / 26.445.050) 2.Growth Management (26.470.050, 070.4, 070.6, 070.7, 070.8, & 090.1) 3.Rezoning (26.310.080 & 26.310.090) •Zoning of Vacated Areas (26.710.024) 4.Subdivision (26.480.050.C, 070.B, & .080) 5.Development in Environmentally Sensitive Areas (26.435) •8040 Greenline Review (26.435.030) •Mountain View Plane Review (26.435.050) 6.Public Amenity (26.575.030) 7.Commercial Design Review (46.412) 8.Off Street Parking (26.515) 9.Special Density Review (26.710.190.E) The following provides updates to applicable required reviews, per the changes contained in the amended application. The review standards for each section are provided in bold italicized text, followed by the Applicant’s description of conformity. 1. PLANNED DEVELOPMENT PROJECT REVIEW The application will be reviewed under the Planned Development Project Review Standards, Code Section 26.445.050. Pursuant to Code Section 26.445.040.C. Associated Reviews, the Planned Development Project Review will be combined with the Associated Reviews outlined above. PLANNED DEVELOPMENT PROJECT REVIEW STANDARDS (26.445.050) The Project Review focuses on the general concept for the development and outlines any dimensional requirements that vary from those allowed in the underlying zone district. The underlying zone district designation shall be used as a guide, but not an absolute limitation to the dimensions which may be considered during the development review process. A Planned Development is required for the Project as a part of the proposed rezoning to Lodge (L) district. A. Compliance with Adopted Regulatory Plans. The proposed development complies with applicable adopted regulatory plans. The proposed development complies with applicable adopted regulatory plans. The development is designed to comply with the Lodge zone district allowances and seeks exemptions to light wells, Public Amenity, grade 09/04/2018 Gorsuch Haus Amended Application 48 changes within setback, and rooftop amenity height. The Project will comply with the Commercial Design Guidelines for the Mountain Base Area as described in Chapter III. 7. Commercial Design Review. B. Development Suitability - The proposed Planned Development prohibits development on land unsuitable for development because of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable for development if adequate mitigation techniques acceptable to the City Engineer are proposed in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation techniques may be accepted for this standard. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. HP Geotech and Tetra Tech were commissioned to evaluate the site for potential hazards. A summary of the conclusions regarding those hazards that could potentially impact the site is included below. Conceptual mitigation techniques, if necessary for the proposed development, along with the full engineering reports are provided in the original application in Appendix B.2: Geotechnical Engineering Study and B.3: Mudflow Analysis. Steep Slopes / Mountainside Slope Movements A 75-ft-deep borehole inclinometer was installed on October 14, 2005 at the proposed Gorsuch Haus site (referenced as Lift 1A Lodge in geotech report) to evaluate mountainside slope movements. After installation, the inclinometer was surveyed annually for seven years. During this monitoring period, no slope movements were indicated and no instability requiring mitigation measures were required. Slopes in excess of 30% are present within the site area, however the majority of grading required for the building footprint does not impact areas of the site where slopes are naturally 30% or greater. Slope stabilization and bracing strategies for the proposed building where slopes exceed 30% will be required pursuant to an approved slope stabilization plan and can be achieved using a variety of systems identified in Appendix B.2: Geotechnical Engineering Study. Strawpile Slope Movements - Slope movements have historically been observed in the Strawpile ski run, located in the mid-mountain area of Aspen Mountain. The evaluation prepared for this application indicates there is low risk of this potential hazard affecting the Project site due to its significant distance from the Project site. Mine Workings / Waste Deposits Ground surface deformations resulting from the old underground Aspen Mountain mine workings do not present potential risks to the buildings proposed on the site. No mining waste deposits were identified within the Project site, and the closest mine is located approximately 550 ft to the west. Rockfall An evaluation of potential rockfall from the rock outcropping located near the top of the north-trending ridge line of Aspen Mountain was completed to assess risk. With the location of existing buildings adjacent to the Project site and the expected exposure, no additional mitigation is required. 09/04/2018 Gorsuch Haus Amended Application 49 Snow Avalanche The US Geological Survey has mapped an area of “slopes steep enough for small avalanches under certain conditions” located 40 to 100 ft upslope of the site. The potential risk to the proposed building is currently mitigated by the existing buildings located to the west of the site and the avalanche-controlled Norway Slope and Fifth Avenue ski runs (located upslope of the southern part of the site). No identified additional mitigation is warranted. Earthquake Large earthquakes at a maximum probable level of around magnitude 6.5 on the two closest fault zones (30 miles to the east and 58 miles to the northeast) should not produce strong ground shaking at the Project site. No shaking greater than that shown on the 2002 US Geological Survey National Seismic Hazards Maps is anticipated. Facilities will be designed to withstand seismic conditions per codes applied to the Project site. Mudflow The Mudflow Analysis (Appendix B.3), completed by Tetra Tech, indicates Gorsuch Haus is located on the western fringe of a mudflow path, with most of the mudflow passing to the east of the site. Under existing conditions, the largest mudflow depths of up to 6.3 ft occur along the western side of the Mountain Queen Condominiums. Mudflow modeling with the proposed conditions anticipates minor accumulations at the Lodge, in the range of 0.5 to 1.0 ft. The Project will be constructed in compliance with the City’s mudflow regulations to prevent additional impacts on downhill and surrounding properties. The building will be designed to accommodate the mudflow depths with building penetrations (e.g. windows, doors) set at or above the design depth to mitigate for potential mudflow and/or will utilize impact resistant glass. C. Site Planning. The site plan is compatible with the context and visual character of the area as described in response to code Sections 26.445.050.C below: 1. The site plan responds to the site’s natural characteristics and physical constraints such as steep slopes, vegetation, waterways, and any natural or man-made hazards and allows development to blend in with or enhance said features. For many decades the site has been used for skiing and ski operations, surrounded by lodging and multi- family development. Virtually all natural landscape features have been disturbed by the construction and maintenance of ski runs and facilities. This historic level of disturbance is indicated in the original application Appendix B.2. Geotechnical Engineering Study, showing that in some portions of the site, up to 8 ft of grading has occurred. The Project area has largely become a skiway consistent with the existing landscape. The building design responds to the site’s natural characteristics, mirroring the slope by stepping up and back in levels that correspond to the existing grade. The building ranges between 2 and 4 stories above grade, with the lowest stories placed higher on the slope. This approach provides the visual impression of the building that is appropriate to the mountain setting and creates a development that functions well for the movement of people through the site. Landscape improvements will link the architecture with the natural aesthetic of the hillside. Choices of natural and traditional building materials, including stone, heavy timber and glass will be compatible with the surrounding architectural styles and complement the natural setting. 09/04/2018 Gorsuch Haus Amended Application 50 2. The project preserves important geologic features, mature vegetation, and structures or features of the site that have historic, cultural, visual, or ecological importance or contribute to the identity of the town. No structures or features of historic, cultural or visual importance are present on the site (conversation with Amy Simons, City of Aspen Historic Preservation Officer, 3-18-2015). The existing structures include the chair lift and ski administration building. The visual qualities of these structures have not been identified as important contributions to the identity of Aspen, and their future replacement has been anticipated in previous community planning processes. With the new lift placement and ski corridor proposed at Dean Street, as a visual and functional corridor, the historic view toward Aspen Mountain from Willoughby Park will be reinforced. As described in the initial application, an assessment has been completed and a determination made that no geological or ecological features of importance are present on the site. The mature vegetation includes 3 cottonwood trees which will be impacted by the relocated skiway and replaced with comparable landscaping pursuant to the requirements of the City’s Forester. 3. Buildings are oriented to public streets and are sited to reflect the neighborhood context. Buildings and access ways are arranged to allow effective emergency, maintenance, and service vehicle access. No street grid exists surrounding the property to dictate the building’s orientation because of the limiting topography of this portion of the City. For this site and building, orientation to the ski area is equally important to the street orientation. While platted as an addition to the original town site grid, as the Eames Addition, South Aspen Street roadway improvements do not extend beyond the northern property line, though there is Right-of-Way that extends beyond the unimproved Summit Street. The proposed building is located at the end of South Aspen Street and is oriented at a proposed terminus. The main orientation of the building is parallel with the South Aspen Street Right-of-Way, similar to the approved Lift One Lodge to the north. The views up South Aspen Street will remain unobstructed with the new development. Site access includes a constructed terminus to South Aspen Street, accommodating the Lodge’s entrance and emergency, maintenance and service vehicles. The cul-de-sac will be built at a transitional grade, with a radius of 50 ft. It will connect to and improve the existing entrance to Shadow Mountain Condominiums. The drop-off and queuing of vehicles related to the Lodge will be located within a pullout adjacent to the building and out of the public Right-of-Way, to the south of the cul-de-sac. The South Aspen Street neighborhood includes predominantly 3-story lodging and multi-family residential buildings set in a recreational skiing context. There is not a well-developed pedestrian system, and the sidewalk network is incomplete. The proposed building is sited with consideration of neighboring building views. The proposed Site Plan improves access for pedestrians (both neighbors and the public) with generous 8-ft wide pedestrian walkways. Improvements constructed in 2018 along South Aspen Street will link together routes for pedestrians from the downtown core and neighboring buildings to the Lodge and ski lift. D. Dimensions. All dimensions, including density, mass and height, shall be established during the Project Review. A development application may request variation to any dimensional requirements of Title 26, Land Use Regulations. 09/04/2018 Gorsuch Haus Amended Application 51 The L zone district, under which the Project seeks to be rezoned, identifies underlying dimensional requirements for lot size, mass and scale. Exemptions from the zone district standards are being requested due to the topography of the site, the proposed lift corridor location and skiway. The Project’s proposed dimensions are included in Section II.4: Development Data. They align with the criteria for establishing dimensions as outlined in section 26.445.050: Project Review Standards, reflecting an appropriate character, advancing community goals, enhancing the identity of the neighborhood and fulfilling parking requirements. The zoning and dimensional standards of the Planned Development help to achieve the community goals of placing skiing lower on the mountain and replenishing Aspen’s lodging inventory and diversity. Additionally, the goal to facilitate world class ski racing events is accommodated with improved lift access and infrastructure, as well as the provision of a mix of lodging, services, guest and public amenities and on-site affordable housing. The site layout and building design integrate and enhance the South Aspen Street neighborhood, welcoming access from all sides, including the ski area. E. Design Standards. The design of the proposed development is compatible with the context and visual character of the area. In meeting this standard, the following criteria are used: 1. The design complies with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. The Project has been designed to be compatible with surrounding neighborhood character. The proposed development is subject to the Commercial Design Standards for the Mountain Base Character Area. These are addressed in detail in Section V.7. Compliance with the Residential Design Standards and Historic Preservation review criteria are not applicable. 2. The proposed materials are compatible with those called for in any applicable design standards, as well as those typically seen in the immediate vicinity. Exterior materials are finalized during Detailed Review, but review boards may set forth certain expectations or conditions related to architectural character and exterior materials during Project Review. The Applicant anticipates exterior materials will be stone veneer, wood siding (including heavy wood timbers) and glass. These materials will be selected and sourced to reflect the alpine setting and traditional alpine architecture. The stone base will tie the building into the landscape as the building steps into the hillside. The material selection will be compatible with materials found in the surrounding neighborhood. The architecture will be varied to create visual interest and will follow the Aspen community design intentions. The landscape plan incorporates hardscape materials that are high-quality, durable, contextually appropriate and specifically detailed for commercial and civic use. Plant materials will be native and/or hardy, providing year-round visual interest including color, texture and pattern. Final material selection for both the architecture and the landscape will be established during the Detailed Project Review. F. Pedestrian, Bicycle, and Transit Facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on existing or proposed pedestrian, bicycle, and 09/04/2018 Gorsuch Haus Amended Application 52 transit facilities. The City may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. The Planned Development seeks to address the multi-modal transportation needs of visitors, residents and employees as well as skiers, neighbors and the public by providing a variety of options. The following are a few key features of the site design and improvements that place emphasis on pedestrian and bicycle options (described in greater detail in Appendix G: Transportation Impact Analysis). Additionally, the unique location of the Gorsuch Haus Planned Development takes into consideration the connectivity needs of skiers returning downslope to the Dean Street ski lift. The visitor experience will be greatly improved by providing ADA access and a welcoming staircase, taking pedestrians from South Aspen Street to the Public Amenity terraces of the Project. A proposed walkway will provide through access in the summer, connecting to Monarch Street. The development’s streetscape and pedestrian access points will be enhanced with landscape and pedestrian amenities (e.g. benches, shade trees, lighting, etc.) to provide an enjoyable and hospitable experience. These will tie into the anticipated sidewalk and street improvements to the north of the Project site, on both the east and west sides of South Aspen Street. Bicycle parking will be located on-site to accommodate and encourage bike usage. The design seeks to minimize the impact of Lodge and ski operations vehicle access on pedestrian flow. The Lodge’s primary entrance is located along the southern edge of the cul-de-sac and will provide space for separated loading and unloading associated with the Lodge. The service dock will be located off the cul-de-sac on the eastern side, where it will have the least impact on neighboring properties. G. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the project to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. The proposed development will comply with the applicable requirements of the City’s Engineering Design Standards and its Urban Runoff Management Plan. Preliminary civil engineering drawing sheets illustrate the proposed site, grading and drainage, water quality and utility improvements as well as the details, which are will comply with the City’s standards. See Appendix F.1-2 for an updated letter from the Project Engineer and conceptual site improvements. H. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Upgrades and new public infrastructure improvements are approved as part of the redevelopment projects occurring to the north of the site along South Aspen Street. The previous Engineering Report evaluated the proposed improvements to public infrastructure and facilities serving the site, and it has been determined that capacity will be sufficient to serve the Gorsuch Haus proposed development. The full evaluation of utilities was 09/04/2018 Gorsuch Haus Amended Application 53 provided with the previous submittal. See Appendix F.1-2 for an updated letter from the Project Engineer and conceptual site improvements. I. Access and Circulation. The proposed development shall have perpetual unobstructed legal vehicular access to a public way. A proposed Planned Development shall not eliminate or obstruct legal access from a public way to an adjacent property. All streets in a Planned Development retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. Perpetual unobstructed legal vehicular access will be maintained from the improved cul-de-sac on South Aspen Street to the proposed Lot 1 (Gorsuch Haus) and Lot 2 (Aspen Skiing Company). The proposed development will include a perpetual vehicular access easement across Lot 1 to provide access to Lot 2. This east-west easement is envisioned as a private easement connecting South Aspen Street to the Mountain Access Road to enable ASC ski operations loading, unloading and setup. This easement will transition with the seasons to provide a skiable surface and snowcat access, staging area for event set up and take-down. The Project will additionally accommodate a return skiway to access the Dean Street Lift via permanent easement. An existing skier and pedestrian access easement on the Mountain Queen property will be connected to the proposed cul-de-sac providing a through route for pedestrians in all seasons. USE VARIATION STANDARDS - 26.445.060 The allowed uses for the L zone district are established pursuant to Code Section 26.710.19. This Project seeks no variation to the permitted or conditional use standards. 2. GROWTH MANAGEMENT GMQS allotments for each of the elements of the proposed Project are required, including Lodge, commercial, free- market residential and affordable housing. The existing and proposed ski area facilities are considered commercial space for the purposes of this section. The demolition of the existing commercial space provides a reconstruction credit of approximately 2,070 sf and is now relocated at the Dean Street location and no longer a factor for Gorsuch Haus. GMQS GENERAL REQUIREMENTS - 26.470.050 B. General Standards. All development applications for growth management review shall comply with the following general standards as well as the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. The Project is requesting the following growth management allotments: − Commercial: 6,100 of net leasable sf − Residential – Free Market: 4 Units 09/04/2018 Gorsuch Haus Amended Application 54 − Residential – Affordable Housing: 1 Unit (no annual limit) − Lodge Pillows: The proposed Lodge contains 81 lodging units, or keys, which generate 162 Lodge pillows, with each Lodge bedroom having two (2) Lodge pillows; however, only 112 Lodge pillow allotments are available annually. Without sufficient annual allotments, the Project is seeking a multi- year development allotment pursuant to Code Section 26.470.090 described below. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. The Gorsuch Haus Planned Development seeks to advance many of the goals established in the 2012 Aspen Area Community Plan, especially those related to “revitalizing and sustaining the Aspen Idea”. The proposed development is compatible with both the existing and proposed land uses in the surrounding neighborhood. As described in Chapter II.1: Amended Project Description, the multi-family projects directly adjacent to the site include the Mountain Queen Condominiums to the east and the Shadow Mountain Condominiums to the west. The amended proposal for the Lift One Lodge development to the north of the site is anticipated to include approximately 104 lodging units. The Lift One Lodge Project also contains affordable housing and commercial spaces, including a restaurant and public parking for skiers. Other development in the surrounding neighborhood includes One Aspen Townhomes, a mix of free-market and affordable housing units to the northwest which is currently completing construction. The proposed Gorsuch Haus development includes the replacement of the Lift 1A ski lift and facilities at a lower Dean Street location, which are community amenities in this area. 3. The development conforms to the requirements and limitations of the zone district. The proposed development involves rezoning the underlying parcels from Conservation zone district (C) to Lodge (L) zone district, which includes all the proposed uses as permitted uses as of right, including uses associated with recreation facilities. The development’s proposed Planned Development dimensional standards will be established through the Project Review. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. Conceptual Historic Preservation Commission approval is not a requirement for this Project. The proposed development is within the Mountain Base Character Area under the City’s adopted Commercial Design Guidelines, and therefore both the Conceptual Commercial Design Review and the Planned Development – Project Review approvals are being requested together with the GMQS allotments, pursuant to Code Section 26.304.060.B.1: Combined Reviews and Section 26.445.040.C.1: Associated Reviews – Project Review Combined with Associated Reviews, under which each of the associated reviews are made as part of one decision for the Project as a whole. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of 09/04/2018 Gorsuch Haus Amended Application 55 Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. With the Density Standard identified in the dimensional requirements for the Planned Development, the Applicant proposes to mitigate the development’s affordable housing generation according to the growth management incentives outlined in Section 26.470.070.8. With this standard, affordable housing equaling a percentage of employees generated by additional Lodge and commercial development (26.39%) is mitigated through the provision of affordable housing. Table 4 illustrates the Project’s employee generation and required mitigation with these incentives applied for the proposed lodging, additional commercial net leasable square footage and free-market residential units, as determined by Section 26.470.070.8.a.2 of the City of Aspen Land Use Code. Table 4. Affordable Housing Required Mitigation Percentage Lodging Take-offs1 Regular Hotel Rooms 81 Total Number of Keys 81 Total Lodging Net Livable Area (sf) 34,987 Average Unit Size - Total Lodging Net Livable Area / Total Number of Keys (sf) 431.9 Required Mitigation Percentage - Interpolated Chart - Sec. 26.470.070.8.a.2 Lodge Development 2 Chart / Average Unit Size - Net Livable Area of Lodge Units Percent (431.9-400)/100 Mitigation % of Employee Generation (Lodge/Commercial) ((40-20)*0.20+20)*100 500 40 431.9 0.32 26.39% 400 20 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 or 419.8 sf 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). 09/04/2018 Gorsuch Haus Amended Application 56 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed- restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. The required mitigation for the Project’s lodging use (81 total keys) is 12.82 FTEs. The net increase in proposed basement and upper floor net leasable commercial space is 6,100 sf, which requires mitigation for 5.63 FTEs. The total required mitigation for lodge and commercial uses is therefore 20.39 FTEs. Also illustrated in Table 5, the total net livable area for the free market units is 8,000 sf. With the density standard mitigation percentages applied, 23.19% of the floor area, or 1,855.5 sf, are required to be mitigated through the provision of affordable housing. 09/04/2018 Gorsuch Haus Amended Application 57 Table 5. Affordable Housing Calculations (Including Density Standard Incentives) Required Mitigation Percentage Free Market - Net Livable Area Percentage Requiring Mitigation 30.00% Lodging/Commercial - Employee Generation Percentage Requiring Mitigation 26.39% Lodge Land Use Category3 Totals for Mitigation Employee (FTEs) Generation Rate4 (Code Generation) FTE Employees Generated (81 x 0.6) Percent of Employee Generation Required for Mitigation1 Requited Mitigation (48.6 FTE x 26.39%) # of Keys Average Unit Size Lodge / Owner Restricted Condominiums 81 431.9 0.6 Employees / Key4 48.60 26.39% 12.82 Total Employee Generation Required (FTE) 12.82 Total Square Footage Requirement5 (at 400 sf per FTE) 5,129.76 Commercial Land Use Category5 Net Leasable Square Feet (sf)6 Employees (FTEs) Generated for each 1,000 sf7 (Code Generation) FTE Employees Generated 6,100/1000)*3.5 Percent of Employee Generation Required for Mitigation1 Requited Mitigation (21.4 x 26.39%) Total Additional Commercial Net Leasable 6,100 Total Additional Commercial Net Leasable Basement and Upper Floors 6,100 3.5 21.4 26.39% 5.63 Total Employee Generation Required (FTE) 5.63 Total Square Footage Requirement5 (at 400 sf per FTE) 2,253.51 Free Market Multi-Family Residential Net Livable Square Feet (sf)6 Percent of Square Footage Required for Mitigation Requited Mitigation (8,000 x 30%) Net Livable Area 8,000 30.00% 2,400.00 Total Employee Mitigation Required8 (at 400 sf per FTE) 6.00 Total Square Footage Requirement 2,400.00 AFFORDABLE HOUSING REQUIREMENTS SUMMARY: Total Employee Mitigation Required (FTEs) (Lodging FTE + Commercial FTE +,Free Market Net Livable Conversion to FTE) 24.46 Total Square Footage Mitigation Requirement (sq. ft.) 9,783.27 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 or 431.9 sf 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). 09/04/2018 Gorsuch Haus Amended Application 58 3. 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. 4. 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 5. 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. 6. 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. 7. 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. 8. 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 sf of net livable area. EMPLOYEE GENERATION MITIGATION PLAN: The Project’s employee generation mitigation plan complies with the requirements established in Code Section 26.470.070.4: Affordable Housing. The development’s proposed affordable housing will be deed-restricted to a maximum of Category 4 price and occupancy guidelines, in accordance with the Aspen/Pitkin County Housing Authority (APCHA) Guidelines. Mitigation for a total of 24.46 FTEs (full time equivalents) or 9,783.27 sf of affordable housing is required and will be fulfilled by the Applicant with a combination of on-site and off-site units. The Gorsuch Haus Project site will include one (1) 1-bedroom affordable housing unit which totals 730 sf of net livable area. This will provide housing for 1.75 FTEs, according to APCHAs guidelines in Table VIII: APCHA Mitigation Standards. The unit is anticipated to be a rental unit built on-site pursuant to APCHA guidelines for lodging developments. The additional mitigation requirements (22.71 FTE OR 9,053.27 sf) will be fulfilled off-site and will comply with the requirements outlined in the City of Aspen Land Use Code and the Employee Housing Guidelines. A combination of approaches for the off-site housing may include the purchase of Affordable Housing Certificates, buy-down units or newly constructed and deed-restricted units within the City of Aspen. The Applicant seeks the Housing Board’s approval to maintain ownership and management of the off-site units, so their use is tied to employment at the Lodge. The Applicant understands the management responsibilities of upholding compliance with APCHA eligibility and ensuring the units remain occupied by eligible renters. In developing the affordable housing mitigation plan for the off-site requirements, the Applicant proposes to include a conversion clause under which the units will be placed in the for-sale lottery if compliance with APCHA’s policies is not met or the units are not rented for a year. 09/04/2018 Gorsuch Haus Amended Application 59 PLANNING AND ZONING COMMISSION APPLICATIONS - 26.470.070 The following types of development shall be approved, approved with conditions, or denied by the Planning and Zoning Commission. − 26.740.070.4 Affordable Housing − 26.740.070.6 Expansion or New Commercial Development − 26.740.070.7 New Free-Market Residential units within a multi-family project − 26.740.070.8 Lodge Development - As a Lodge development, the Project complies with the requirements outlined in Section 26.470.070.a.2 with the applicable density standard incentives as described above. Because this Proposal is currently tabled by City Council, the Applicant is requesting review and a decision to be made by City Council. The Project’s Commercial and New Free Market Residential and Lodge uses comply with the requirements of GMQS Code Section 26.470.050 General Requirements, as required for the Planning and Zoning Commission Applications. Procedures for review and the review criteria for Affordable Housing are further described below. AFFORDABLE HOUSING - 26.470.070.4 a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors. One affordable housing unit is planned to be constructed as part of the west side of the Gorsuch Haus Lodge building, with a private entrance at Level 2. The net livable area for the proposed affordable housing unit is 730 sf. b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. As stated above, the Applicant proposes a mix of mitigation methods to meet Affordable Housing requirements. The additional mitigation, which is not accommodated on-site, will be fulfilled utilizing one of the strategies permitted by APCHA Guidelines. The options being considered to satisfy off-site mitigation include: 1) provision of newly built, off-site affordable housing units within Aspen city limits, 2) buy-down or conversion of existing dwelling units within Aspen city limits and/or 3) purchase of certificates of Affordable Housing, pursuant to Code Section 26.540.080. c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. 09/04/2018 Gorsuch Haus Amended Application 60 The on-site affordable housing unit is designed to meet the requirement that a minimum of 50% of the finished floor level of the unit’s net livable area is at or above natural or finished grade. The off-site units meeting the mitigation requirements for the Gorsuch Haus Planned Development will also comply with this standard. The Applicant seeks the Housing Board’s approval to maintain ownership and management of the off-site units, so their use is tied to employment at the Lodge. The Applicant understands the management responsibilities of upholding compliance with APCHA eligibility and ensuring the units remain occupied by eligible renters. In developing the affordable housing mitigation plan for the off-site requirements, the Applicant proposes to include a conversion clause under which the units will be placed in the for-sale lottery if compliance with APCHA’s policies is not met or the units are not rented for a year. d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. The proposed on-site affordable housing will be a rental unit with ownership maintained by the Lodge operation. As stated above, the Applicant’s Affordable Housing plan is to maintain ownership of the off-site units which will be rented to employees of the lodging operation and will help ensure its long-term viability. The owner/operator will have first priority to rent both on-site and off-site affordable housing units associated with the Lodge, with rental contingent on employees meeting the APCHA Guidelines for occupancy, income and assets. If no employees employed by the owner qualify, the units will be offered to other qualified persons according to the Guidelines. The leases governing rental of the on-site unit will be subject to approval by APCHA. e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540. This criterion does not apply. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. (Ord. No. 14, 2007, §1; Ord. No. 6 – 2010, §2; Ord. No. 3-2012 §17) 09/04/2018 Gorsuch Haus Amended Application 61 Each of these public infrastructure elements have been addressed in greater detail in previous engineering exhibits (see Chapter III. Proposed Development, Section 2.E and Section 4 in the original application). Additional demand on public infrastructure will be mitigated through proposed improvements to private and public infrastructure serving the site. The engineering letter included demonstrates the public infrastructure improvements. CITY COUNCIL APPLICATIONS - MULTI-YEAR DEVELOPMENT ALLOTMENT - 26.470.090 Because an insufficient allotment of lodging “pillows” is available annually, the Applicant is seeking a multi-year development allotment, requesting 112 pillow allocations in 2019 with the remaining 51 pillow allocations allotted the following year. The total allotment needed is 162 pillows for the proposed 81 lodging keys. The Applicant believes the merits of the proposed development to be “exceptional” in several ways and offers demonstrable community benefits contributing to the revitalization of the neighborhood and the western portal of Aspen Mountain. 1. Multi-year development allotment. The City Council, upon a recommendation from the Planning and Zoning Commission, shall approve, approve with conditions or deny a multi-year development allotment request based on the following criteria: a. The proposed development is considered "exceptional" considering the following criteria: (Note: A project need not meet all of the following criteria, only enough to be sufficiently considered "exceptional.") 1) The proposal exceeds the minimum affordable housing required for a standard project. The proposed affordable housing satisfies the minimum affordable housing requirements. 2) The proposal furthers affordable housing goals by providing units established as priority through the current Aspen/Pitkin County Housing Authority Guidelines and provides a desirable mix of affordable unit types, economic levels and lifestyles (e.g., singles, seniors, families, etc.). A recommendation from the Aspen/Pitkin County Housing Authority shall be considered for this standard. The Employee Generation Mitigation Plan described in III.2 of this application proposes to provide units that meet the goals identified in the October 2015 APCHA Guidelines. The on-site and off-site units necessary to fulfill the Applicant’s mitigation requirements will include a mix of unit types and categories. The on-site unit exceeds the APCHA standards, offering a desirable location in the mixed-use building, exceeding the 50% above grade and square footage requirements, providing desirable amenities such as covered parking and the locational advantage of being in proximity to the base of the ski area. The category designations for both on-site and off-site housing will be determined in the Detailed Project Review, pursuant to recommendations from APCHA. 3) The proposed project represents an excellent historic preservation accomplishment. A recommendation from the Historic Preservation Officer shall be considered for this standard. No historic structures are included as a part of this Project; however, the design celebrates the history of the site and the formative role the area has played in the history of skiing. The Project’s layout memorializes and preserves the historic ski corridor and views towards Aspen Mountain from 09/04/2018 Gorsuch Haus Amended Application 62 Willoughby Park – which were important elements documented in the historic designation of the Lift One terminal. Additionally, the architectural design and material selection will be crafted to evoke the sense of alpine heritage that has shaped architecture within the Aspen community. 4) The proposal minimizes impacts on public infrastructure by incorporating innovative, energy- saving techniques. The Applicant will minimize impacts on public infrastructure through energy-saving building and construction strategies, which are detailed in Chapter III.2.F: Sustainability Goals in the original application. The Applicant proposes to work with adjacent property owners to provide improved pedestrian access to the neighborhood and the ski area’s western portal and to minimize impacts on public roads. 5) The proposal minimizes construction impacts to the extent practicable both during and after construction. Construction impacts will be minimized during construction and post construction. Best management practices will be utilized for construction activity pollution prevention, including an indoor air quality management plan that will be utilized during construction and prior to occupancy. A construction worker carpool program will be implemented to minimize congestion into town and local neighborhood vehicular impacts during construction. 6) The proposal maximizes potential public transit usage and minimizes reliance on the automobile. The Gorsuch Haus Project has pursued creative solutions to the challenge of accessing the site. The way in which we are providing pedestrian improvements including the sidewalk enhancements, accommodation of a skiway and providing for airport shuttle demonstrate this. The Applicant’s proposed transportation methods are described in Appendix G: Transportation Impact Analysis. These will exceed the required trip mitigation minimums and provide easier access to the site for the neighborhood. 7) The proposal exceeds minimum requirements of the Efficient Building Code or for LEEDS certification, as applicable. A recommendation from the Building Department shall be considered for this standard. The latest technology and high-performance design strategies will include elements such as green roofs and daylighting to achieve a Project that excels in innovative and energy-saving techniques. The building will be designed to exceed the Efficient Building Code, and construction will meet a minimum LEED Silver equivalent. The architectural strategies envisioned to minimize the impact of the Project on public water and energy infrastructure include: Water − Water use reduction within the building will include low-flow fixtures and appliances and responsible operation strategies for minimizing waste. − Water efficient landscaped areas will employ drip irrigation and native vegetation. 09/04/2018 Gorsuch Haus Amended Application 63 − On-site stormwater design and management will employ high levels of water quality measures. Energy − Energy performance will be optimized through efficient HVAC and lighting systems, as well as a high-performance building envelope. − On-site renewable energy will be achieved by employing heat recovery strategies. − An automated lighting control system and thermal comfort systems will enhance energy-saving features. − An EnergySTAR appliance program will be utilized for all residential and commercial qualifying equipment. − Fundamental and enhanced commissioning of building energy systems. − An enhanced refrigerant management will used as part of building operations. 8) The proposal promotes sustainability of the local economy. This mixed-use Project will help to restore energy and vitality to one of the last developable areas within the city. The replacement of Lift 1A is an essential step for Aspen Skiing Company and the City to ensure that Aspen remains a viable and celebrated venue for the World Cup and future ski races and events. International coverage of high caliber racing events, such as the World Championships, at this improved portal to the mountain will highlight Aspen as a resort destination and bring major winter events to Aspen. The Project will add hotel rooms to the Aspen inventory, catering to a diverse range of interests, supporting the City’s goal to bolster Aspen’s lodging base. Additional amenities, such as the three-meal restaurant and bar, will provide a venue for community gathering and interaction between locals and visitors. The Project will also provide a location for special events like weddings and conferences, which have the potential to attract off- season visitors, sustaining a more consistent year-round economy. The lodging program will also generate additional local sales tax for the City. 9) The proposal represents a desirable site plan and an architectural design solution. The site design capitalizes on the qualities of its location at the edge of town and at the base of skiing for the western side of Aspen Mountain. The building design embraces the mountain, appropriately blending the built environment with the natural environment and surrounding community. The Gorsuch Haus Planned Development’s functionality as a ski area base is paramount to the proposed site design. Community input during the site planning phases has contributed to the siting of the renovated lift facility at Dean Street. The proposed location for loading the lift at this lower elevation than the current Lift 1A location will be easier for skiers to access. A greatly enhanced plaza is planned to be located with the terminal for skiers to access at Dean Street. Care and consideration have been taken to ensure that the site is compatible with neighboring developments to the east, west and north, creating a synergy between the established neighbors and anticipated development. Maintaining a skiway connection from the Gorsuch Haus to the Lift One Lodge property and the Lift 1A terminal has been achieved along the eastern edge of the site. 09/04/2018 Gorsuch Haus Amended Application 64 The site design and integrated approach to architecture will blur the boundaries between the indoors and the outdoors, welcoming the public to engage with the site in a variety of ways. The new public space and outdoor dining terraces, including the World Cup Terrace, create a new “living room” for the public adjacent to the winter sports events. 10) The proposed development is compatible with the character of the existing land uses in the surrounding area and the purpose of the underlying zone district. The proposed Project is compatible with the character of existing land uses and the proposed Lodge zone district; more detail on the suitability of the Project with the surrounding neighborhood is described in Chapter III. 9. Special Review for Density Standard Incentive. b. The project complies with all other provisions of the Land Use Code and has obtained all necessary approvals from the Historic Preservation Commission, the Planning and Zoning Commission and the City Council, as applicable. The current Project Review process is underway. Approval for the multi-year development GMQS allotment is being considered as part of the two-step Project Review process, combined with the other necessary approvals being requested and reviewed jointly. 3. REZONING REQUEST REZONING CONSERVATION (C) TO L (L) - 26.310.080/090 The Applicant is seeking approval to rezone a portion of the subject parcel, totaling 1.03 acres, within the ski activity area at the base of Aspen Mountain from the Conservation (C) zone district to Lodge (L) zone district, in accordance with Section 26.310.080 Rezoning. Section 26.710.190 states that the purpose of the Lodge (L) zone district is “to encourage construction, renovation and operation of lodges, tourist-oriented multi-family building through short term vacation rentals, high occupancy timeshare facilities, and ancillary uses compatible with lodging to support and enhance the City’s resort economy. The City encourages high-occupancy lodging development in this zone district. Therefore, certain dimensional incentives are provided in this zone district, as well as other development incentives in Chapter 26.470, Growth Management Quota System (GMQS)”. The Lodge zone district is the best fit to accommodate Lot 1, the Gorsuch Haus Project and the proposed complementary uses, including food and beverage, multi-family residential and affordable housing in addition to supporting improvements to community recreation amenities including the ski lift and skiway. The following proposed uses are permitted uses within Lodge (L): − Hotel or lodge − Timeshare lodge − Exempt timesharing − Office and activities accessory to timeshare unit sales Section 26.590 − Bed and breakfast 09/04/2018 Gorsuch Haus Amended Application 65 − Conference facilities − Uses associated with outdoor recreation facilities and events − Accessory uses and structures − Storage accessory to a permitted use − Affordable multi-family housing accessory to a lodging or timeshare operation and for employees of the operation − Free-market multi-family housing − Home Occupations − Vacation rentals Section 26.575.220 The following proposed uses are conditional uses within Lodge (L) Zone: − Retail and restaurant uses − Neighborhood commercial uses − Service uses − Arts, cultural and civic uses − Public uses The remainder of the subject parcels have been reconfigured to form Lot 2. No rezone request is being sought for Lot 2. Over three-quarters (76%) of the subject parcels are devoted to skiable terrain, with additional land dedicated to essential ski facilities, including a new ski lift corridor totaling 40 ft in width. The current Conservation (C) zoning district’s purpose is to provide areas of low density development to enhance public recreation (such as parks and golf courses), conserve natural resources, encourage the production of crops and animals, and contain urban development. Temporary special events associated with ski areas including, but not limited to, ski races, bicycle races and concerts are permitted uses within the Conservation Zone. Ski lift and other ski facilities are Conditional Uses in the Conservation (C) district. The Project is requesting the following uses currently occurring on Lot 2 continue to be permitted: alpine ski area, related uses and support facilities typically associated with the uses and operations of a ski area, including a ski lift, operational uses, storage; special events facilities associated with ski areas; trails and a mountain access road; and recreational facilities. A Planned Development has been anticipated for the site since the 2008 Lift 1A Community COWOP process, which envisioned lodging, hotel uses, and other development associated with a ski area base. Aspen Skiing Company has expressed that investment in replacing Lift 1A is contingent upon establishing a plan for the base area with complementary resort and guest service uses. The rezoning to the Lodge zone district would revitalize the western portal to the ski resort and accommodate lodging to support the and enhance Aspen Mountain and the City’s resort economy. The rezoning is necessary to facilitate the redevelopment of Lift 1A community concept. This vision includes lowering the lift to bring skiing into Town and enhancing Aspen’s recreation and hospitality offerings in this area. A Planned Development that accommodates the Dean Street location is demonstrated by this proposed plan. REZONING – STANDARDS OF REVIEW 26.310.090 To amend the official Zone District Map, the request for rezoning meets the following standards of review per the City’s Land Use Code Section 26.310.090, as described below: 09/04/2018 Gorsuch Haus Amended Application 66 A. Compatibility with the Surrounding Zone Districts, Existing Land Uses and Neighborhood Characteristics The Zone Districts surrounding the subject property consist of: − Lodge (L) − R-15 Moderate Density Residential (R-15) − Affordable Housing (AH) − Park (P) − Conservation (C) − Ski Recreation (SKI-REC) - Pitkin County Zoning The proposed uses of the Project are uses typical of the immediate neighborhood. The surrounding lodge and multi-family residential properties (many of which are used for short-term rentals) bordering three sides of the site are a character intended to support the City’s resort economy and provide mountain access. B. Extent of demands on Public Facilities Exceeding Capacity This Project does not propose any demands beyond the capacity of existing public transportation facilities, parks, drainage, schools and emergency medical facilities. Planned infrastructure upgrades associated with the redevelopment projects along South Aspen Street (approved as part of the One Aspen Project) for water, wastewater/sewage and stormwater are anticipated to have sufficient capacity to service the increased demands resulting from the Gorsuch Haus Project. Further detail regarding the infrastructure and utilities for the proposed Project are included in Appendix F.1-2. C. Impacts on the natural environment The subject property has disturbance associated with 75 years of ski and recreation activity and lift operations; no significant natural features exist that would be impacted by a rezoning. There are no natural resources such as streams or rivers, wildlife habitat, wetlands, or other features present that would be appropriate for conservation. Existing trees on the site will be impacted by the proposed lift realignment; however, their removal will be mitigated on-site. D. Consistency and compatibility with the community character in the City and in harmony with the public interest and the intent of this Title Ski recreation and Lift 1A are defining features of the City of Aspen’s history and its current economic base. Lift 1 is the original ski base area of Aspen and has hosted high-level ski races since the 1950s, including the Alpine Ski World Cup. The foundation of modern Aspen is tied to these locations as a ski destination. It is in the public interest for this site to be zoned in accordance with supporting a vibrant ski base area, including the uses that facilitate hosting events, serving as the community’s access point to mountain recreation and providing hospitality services to visitors and residents. Rezoning to Lodge will also allow for an increase in Aspen’s bed base in accordance with the community goal of providing lodging options for the many different types of Aspen visitors. 09/04/2018 Gorsuch Haus Amended Application 67 ZONING OF VACATED AREAS - 26.710.024 Whenever any street, alley or other public way within the City is vacated by the City Council, the land on which the street, alley or public way is located shall become a part of the zone district of the lands adjoining such street, alley or public way. Those lands shall then become subject to the regulations that apply to that zone district. In determining land available for development, however, vacated lands shall be excluded from the calculation of allowable floor area, density or required open space. Chapter II. 3. Proposed Subdivision/Lot Configuration of this application presents the request for the vacation of the unimproved Summit Street and the eastern half of the southern 150 ft +/- of South Aspen Street. The Applicant requests the vacated areas be zoned Lodge (L) in accordance with the code requirement along with the adjacent proposed Lot 1, as identified in Appendix F.1-2. Pursuant to this Code section (26.710.024), no lands proposed for vacation are included in the calculation of allowable floor area, density or required open space. 09/04/2018 Gorsuch Haus Amended Application 68 G o r s u c h H a u sExisting & Proposed Zoning A s p e n, C o l o r a d o EXISTING ZONING PROPOSED ZONING ProposedLodge Zone Figure 25: Existing and Proposed Zoning Map 09/04/2018 Gorsuch Haus Amended Application 69 4. SUBDIVISION The Applicant proposes to vacate adjacent unimproved Rights-Of-Way, identified in the updated letter from the Project Engineer and the conceptual site improvements exhibit in Appendix F.1-3. These parcels will be combined with existing Parcels 1 and 2, Block 12 Eames Addition and Block 10 Eames Addition. Parcels 1 through 4 with the vacated Rights-of-Way will be combined and subdivided into two lots within the Gorsuch Haus Planned Development, according to the review procedures and criteria listed below. The Applicant also proposes to dedicate 3,462 sf from existing Parcel 1 to the City to facilitate a full City of Aspen standard radius cul-de-sac and complete a terminus South Aspen Street. The proposed vehicular Right-of-Way abandonments, identified on Appendix F.3., include the following parcels which would be vacated to the benefit of Aspen Skiing Company, the current owners of Parcels 1 and 2, Eames Addition Block 10 and 12, respectively: - Parcel A – Northern portion of South Aspen Street – vacated to Block 10 Eames Addition - Parcel B – Southern portion of South Aspen Street – vacated to Block 12 Eames Addition - Parcel C – Northern portion of Summit Street – vacated to Block 10 Eames Addition - Parcel D – Southern portion of Summit Street – vacated to Block 12 Eames Addition The vacation of Summit Street between Eames Addition Blocks 10 and 12 would eliminate the need for the 90-ft- wide Ski Easement that is currently in place over the Right-of-Way, documented in Book 259, Page 85, to the benefit of Aspen Skiing Company. The proposed vacation of the eastern half of South Aspen Street is consistent with the approvals granted to the Lift One Lodge Planned Development and the subsequent public infrastructure plan. The Gorsuch Haus Planned Development will include easements and dedications to ensure Lots 1 and 2 meet the needs of existing and future property owners and the public while ensuring that public and private easements that currently exist on site are carried forward. Easements placed upon Lots 1 and 2 will allow for public utilities, public access, ski facilities and skiway, temporary construction activity, landscaping and drainage and other activities as described in the Notes under the Certificate of Ownership and Dedication on Appendix F.1-3. There are utilities that exist within the Hill Street Right-of-Way that will remain and be reserved for municipal use with the granting of appropriate easements. Easements will be needed, as documented on Appendix F.1-3., to accommodate the unique circumstances present in the Gorsuch Haus Planned Development area. These will be documented and recorded with the final plat and will be adopted through a Master Easement Agreement. A temporary grading and construction activity easement on each lot will be needed to accommodate construction schedules. All subdivisions shall be required to conform to the general standards and limitations as defined in Code Section 26.480.040 of the Land Use Code in addition to the specific standards applicable to each type of subdivision proposed. The Gorsuch Haus Planned Development is subject to the requirements of Code Section 26.480.050.C – Administrative Subdivisions, Boundary Adjustment and Section 26.480.070.B – Major Subdivisions – Land Subdivision (Lot Merger and Vehicular Rights-of-Way). 09/04/2018 Gorsuch Haus Amended Application 70 GENERAL SUBDIVISION REVIEW STANDARDS - 26.480.040 A. Guaranteed Access to a Public Way. All subdivided lots must have perpetual unobstructed legal vehicular access to a public way. A proposed subdivision shall not eliminate or obstruct legal vehicular access from a public way to an adjacent property. All streets in a Subdivision retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. Lot 1 will have direct vehicular access provided from the South Aspen Street Right-of-Way. The access to Lot 2 will be provided by a vehicular access easement aligning with the proposed location of the mountain operations road. This access easement will be entirely located on Lot 1 outside of the public Hill Street ROW. Lot 1 also has frontage on the Hill Street Right-of-Way. B. Alignment with Original Townsite Plat. The proposed lot lines shall approximate, to the extent practical, the platting of the Original Aspen Townsite, and additions thereto, as applicable to the subject land. Minor deviations from the original platting lines to accommodate significant features of the site may be approved. To the extent practical, the proposed subdivision aligns with the 18 original townsite parcels on Parcels 1 and 2, which contain the majority of the proposed development. The Lot is a north-south rectangle, aligned as topography permits with the existing Townsite. It is impractical to fully align with the Original Townsite Plat. Due to the site’s location at the toe of the slope and the unique configuration of the improvements related to skiing, the Applicant proposes some deviations from the original plat to accommodate ski area facilities, including the skiway and return to serve the Lift One Property, other downslope neighbors and the lift terminal. C. Zoning Conformance. All new lots shall conform to the requirements of the zone district in which the property is situated, including variations and variances approved pursuant to this Title. A single lot shall not be located in more than one zone district unless unique circumstances dictate. A rezoning application may be considered concurrently with subdivision review. A Rezoning Application is being considered concurrent with the Subdivision Review and is further detailed in Section 3, Rezoning. The Applicant proposes to rezone newly created Lot 1, inclusive of the vacated Rights-of- Way described above, as Lodge (L) zone district. This rezoning is consistent with the zone district of the surrounding neighborhood. D. Existing Structures, Uses, and Non-Conformities. A subdivision shall not create or increase the non- conformity of a use, structure or parcel. A rezoning application or other mechanism to correct the non- conforming nature of a use, structure, or parcel may be considered concurrently. In the case where an existing structure or use occupies a site eligible for subdivision, the structure need not be demolished, and the use need not be discontinued prior to application for subdivision. If approval of a subdivision creates a non-conforming structure or use, including a structure spanning a parcel boundary, such structure or use may continue until recordation of the subdivision plat. Alternatively, the City may accept certain assurance that the non-conformities will be remedied after recordation of the subdivision plat. Such assurances shall be reflected in a development agreement or other legal mechanism acceptable to the City Attorney and may be time-bound or secured with a financial surety. 09/04/2018 Gorsuch Haus Amended Application 71 The subdivision does not create or increase a non-conforming use, structure or parcel. All Lodge improvements are contained within Lot 1. ADMINISTRATIVE SUBDIVISIONS, 26.480.050. C. Boundary Adjustment. An adjustment of a lot line between contiguous lots shall be approved, approved with conditions, or denied by the Community Development Director, pursuant to Section 26.480.030, Procedures for Review, according to the following standards: The Applicant’s proposal to merge the 4 parcels and adjust the boundary between them to create 2 different lots may occur administratively in accordance with Code Section 26.480.050.C. However, pursuant to Staff’s recommendation, this request shall be reviewed concurrently per the Major Subdivision criteria included below and reviewed by City Council together with the other approvals requested herein. MAJOR SUBDIVISIONS - 26.480.070 The following subdivisions shall be approved, approved with conditions, or denied by the City Council, after receiving a recommendation from the Planning and Zoning Commission. Major subdivisions are subject to Section 26.480.030 – Procedures for Review, the standards and limitations of Section 26.480.040 – General Subdivision Review Standards, and the standards and limitations of each type of subdivision, described below. All subdivisions not defined as administrative or minor subdivisions shall be considered major subdivisions. A. Land Subdivision. The division or aggregation of land for the purpose of creating individual lots or parcels shall be approved, approved with conditions, or denied according to the following standards: 1. The proposed subdivision complies with the requirements of Section 26.480.040 – General Subdivision Review Standards. Compliance with the requirements of Code Section 26.480.040 – General Subdivision Review Standards is detailed in the section above. 2. The proposed subdivision enables an efficient pattern of development that optimizes the use of the limited amount of land available for development. The proposed subdivision presents an efficient pattern of development as an extension of the existing city grid, with redevelopment and improvements to the existing Eames Addition lots. The subdivision will require minor extensions to public utilities, the cost of which will be the responsibility of the Applicant. The density of the Project is based on not exceeding 550 sf of gross land area per lodging unit, a Lodge standard that represents the encouragement of efficient use of land. The existing City grid is impractical to extend on slopes that require roadways in excess of 16% grades. In modern times, the streets have not functioned as a grid and have been reoriented as the City has developed since the Mountain topography has been a significant factor. 3. The proposed subdivision preserves important geologic features, mature vegetation, and structures or features of the site that have historic, cultural, visual, or ecological importance or contribute to the identity of the town. 09/04/2018 Gorsuch Haus Amended Application 72 This criterion is satisfied as described in the response to Planned Development Review criteria in Chapter III. 1. of this application. 4. The proposed subdivision prohibits development on land unsuitable for development because of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable for development if adequate mitigation techniques acceptable to the City Engineer are proposed in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation techniques may be accepted with specific design details and timing of implementation addressed through a Development Agreement pursuant to Chapter 26.490 – Approval Documents. This criterion is satisfied as described in the response to Planned Development Review criteria in Chapter III. 1. of this application. 5. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined and documented within a Development Agreement. This criterion is satisfied as described in the response to Planned Development Review criteria in Chapter III. 1. of this application. 6. The proposed subdivision shall upgrade public infrastructure and facilities necessary to serve the subdivision. This criterion is satisfied as described in the response to Planned Development Review criteria in Chapter III. 1. of this application. 7. The proposed subdivision is exempt from or has been granted all growth management approvals pursuant to Chapter 26.470 – Growth Management Quota System, including compliance with all affordable housing requirements for new and replacement development as applicable. Growth Management approvals are being sought concurrently with Subdivision approvals as a part of this combined review. The criteria satisfying this Code Section is detailed in Chapter III. 2. of this application. 8. The proposed subdivision meets the School Land Dedication requirements of Chapter 26.620 and any land proposed for dedication meets the criteria for land acceptance pursuant to said Chapter. Pursuant to the requirements of Chapter 26.620 – School Land Dedication – the student generation for the proposed 4 free market and 1 affordable housing dwelling unit, based on the square footage allocation and the student generation rates described totals 2.49 students. The Applicant proposes to fulfill this requirement by paying the cash-in-lieu fee, as allowed for by the Code. 9. A Subdivision Plat shall be reviewed and recorded in the office of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents. 09/04/2018 Gorsuch Haus Amended Application 73 The Draft Gorsuch Haus PD/Subdivision Plat is included as Appendix F.3 of this application, which shall be finalized and recorded pursuant to Chapter 26.490. 10. A Development Agreement shall be reviewed and recorded in the office of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents. At the appropriate time, the Development Agreement documentation will be recorded in the office of the Pitkin County Clerk and Recorder. B. Vehicular Rights-of-Way. The dedication, boundary alteration, realignment, or any partial or whole vacation of a Street, Alley, or other vehicular Right-of-Way serving more than one parcel, shall be approved, approved with conditions, or denied according to the following standards: 1. The proposed change maintains or improves the public health, safety, and welfare of the community and is in the best interests of the City of Aspen. The proposed Right-of-Way vacations as identified on Appendix F.3 prepared by Sopris Engineering, including portions of Summit Street and South Aspen Street, serve the best interests of the City of Aspen. The portion of South Aspen Street proposed for vacation, Parcels A and B is currently closed to public access via an electronic gate, limiting access to the ski operations road which traverses Government Lot 31 owned by Aspen Skiing Company. The Summit Street Rights-of-Way are unimproved in their current state and do not provide through connections as a part of the city’s street grid. Private improvements proposed as a part of the Gorsuch Haus Planned Development will enhance the pedestrian experience in this corridor and will continue to allow for underground utilities with the dedication of applicable easements to ensure these services continue to be provided. With these Right-of-Ways incorporated into the Gorsuch Haus Planned Development, more site area is available to accommodate public areas, such as the slopeside terraces on the east side of the Project and the pedestrian and ski corridor along the western edge of the site. 2. The proposed change to the public rights-of-way maintains or improves safe physical and legal access from a public way to all adjacent properties and shall not restrict the ability for a property to develop by eliminating or hindering access. Redundant access, such as a primary street access plus alley access, is preferred. The proposed Right-of-Way vacations maintain safe physical and legal access to the proposed Lots 1 and 2 from the cul-de-sac of South Aspen Street. The proposed Right-of-Way exchange granting private property to the City of Aspen will facilitate development of a much-needed terminus to South Aspen Street that includes a 50-ft turning radius and meets all Engineering Design Standards. 3. The design of the proposed change complies with Municipal Code Title 29 – Engineering Design Standards and is consistent with applicable adopted policies, plans, and approved projects for the area (such as a highway access policy, an approved development project, an infrastructure plan, a trails plan, an improvement district plan, and the like). The design of the proposed Right-of-Way vacations will comply with the Engineering Design Standards or provide alternative strategies to address site constraints, as approved by the City Engineer. These proposed vacations are consistent with the approvals granted to the Lift One Lodge Planned Development to the north of the property. The adjacent project vacated the eastern half of South Aspen 09/04/2018 Gorsuch Haus Amended Application 74 Street and the northern half of the Hill Street Right-of-Way. The Gorsuch Haus Planned Development is therefore consistent with previous approvals and configuration of private and public properties. The Summit Street Right-of-Way is unimproved and not currently accessible to the public and does not provide any public services. 4. The proposed change maintains or improves normal traffic circulation, traffic control capabilities, access by emergency and service vehicles, pedestrian and bike connections, drainage infrastructure, street and infrastructure maintenance needs, and normal operating needs of the City including snow removal. None of the proposed vacations impact current traffic patterns as they are not currently improved roadways. Access along the northern boundary of Lot 1 will be improved from its current state to provide vehicular access and cul-de-sac dimensions, pursuant to the Design Standards. The proposed changes to the vacated Rights-of-Way and improvements to the remaining South Aspen Street Right-of-Way will greatly enhance pedestrian access to the site and improve emergency and vehicular access. The improvements for the terminus of South Aspen Street, which will remain public Right-of-Way, will accommodate a 50 ft radius cul-de-sace, 5 ft buffer and 8 ft sidewalk pursuant to the City’s engineering design guidelines; a portion of the existing parcels will be dedicated to the City of Aspen to enable the construction of the full radius. 5. For all new rights-of-way and physical changes to existing rights-of-way, the applicant shall design and construct the proposed Right-of-Way improvements according to the design and construction standards of the City Engineer. Upon completion, the Right-of-Way improvements shall be subject to inspection and acceptance by the City Engineer. The City may require a performance warranty. The requirements of this criterion shall be reflected in a Development Agreement. The Applicant agrees to comply with this Code section and will work with the City Engineer to design and construct the Right-of-Way at the terminus to South Aspen Street to serve the needs of the public, neighboring developments and the access requirements and design standards identified in the Engineering Design Standards and Urban Runoff Management Plan. 6. For partial or full vacation of existing rights-of-way, the applicant shall demonstrate the Right-of-Way, or portion thereof, has no current or future use to the community as a vehicular way, pedestrian or bike way, utility corridor, drainage corridor, or recreational connection due to dimensions, location, topography, existing or proposed development, or other similar circumstances. The City shall consider whether the interests of the applicant and the City can be achieved through a “closure” of the Right-of- Way. The Applicant believes the above requirements have been met for each of the proposed Rights-Of-Way within the Gorsuch Haus Planned Development. For Parcels A and B (identified on Appendix F.3), the portion of South Aspen Street proposed for vacation represents the terminus of the Right-of-Way. This limited segment of public Right-of-Way has been closed to public access by an electronic gate for a number of years, limiting its utility as a vehicular access route. The Shadow Mountain Condominiums hold a revocable license agreement on the western portion of the Right-of-Way for their private improvements, further illustrating that this final stretch of South Aspen Street has limited current use to the community as a vehicular way. Public drainage and/or utilities can still be accommodated on the western portion of the Right-of-Way, which is not proposed to be vacated as shown on the Appendix F.3. 09/04/2018 Gorsuch Haus Amended Application 75 Parcels C and D make up the Summit Street Right-of-Way between Block 10 and Block 12 of the Eames Addition. This Right-of-Way is unimproved and dead-ends into Government Lot 1, owned by Aspen Skiing Company. It has no primary use except as a tentative ski-way. 7. A Right-of-Way Dedication/Vacation Plat shall be reviewed and recorded in the office of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents. The plat shall demonstrate how the lands underlying vacated rights-of-way shall accrue to adjacent parcels in compliance with State Statute. The Draft Gorsuch Haus PD/Subdivision Plat is included as Appendix F.3 of this application, which shall be reviewed and recorded pursuant to Chapter 26.490. 8. A Development Agreement shall be reviewed and recorded in the office of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents. This requirement may be waived if no Right- of-Way construction is proposed. At the appropriate time, the Development Agreement documentation will be recorded in the office of the Pitkin County Clerk and Recorder. SUBDIVISION APPLICATION CONTENTS - 26.480.080 An application for a subdivision shall include the following: A. The general application information required in common development review procedures set forth at Section 26.304.030. The general application information is provided for in other sections of this Application and included as in the exhibits in the appendix. B. Written responses to the review criteria applicable to the request. Responses are included in the sections above. C. A Draft Plat meeting the plat requirements of Chapter 26.490 – Approval Documents. The Draft Plat is included as Appendix F.3 Gorsuch Haus Planned Development/Subdivision Plat. D. For Major Subdivision applications involving the addition of 10 or more residential units, 20 or more lodging units, or 20,000 square feet or more of commercial space (or any equivalent combination thereof), “ability-to-serve” letters from public and private utility providers that will service the proposed subdivision with potable water, natural gas, electricity, sanitary sewer, storm sewer, and roads stating they can service the proposed subdivision. Currently available “ability-to-serve” letters are included in Appendix F.4. E. For Major Subdivision applications, a statement prepared by a Colorado registered Professional Engineer, and depiction or mapping as necessary, regarding the presence of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock 09/04/2018 Gorsuch Haus Amended Application 76 slides, mining activity including mine waste deposit, avalanche or snowslide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Areas with slopes in excess of 30% shall require a slope stability study reviewed by the Colorado Geologic Survey. Also see Chapter 29 – Engineering Design Standards regarding identification and mitigation of natural hazards. HP Geotech completed an extensive study of the potential natural and man-made hazards that could impact the Gorsuch Haus Planned Development. Their findings were summarized in Section V.1 of the original application submission, and the detailed report was included as Appendix B.1 in that same submission. Additionally, TetraTech completed mudflow modeling and analysis and has included mitigation strategies for the planned development. This can be viewed in Appendix B.3 in the original application submission. F. For Major Subdivision applications, a narrative prepared by a Colorado registered Professional Engineer, and depiction or mapping as necessary, describing the potential infrastructure upgrades, alignment, design, and mitigation techniques that may be necessary for development of the site to be served by public infrastructure, achieve compliance with Municipal Code Title 29 – Engineering Design Standards, and achieve compliance with the City of Aspen Urban Runoff Management Plan (URMP). The information shall be of sufficient detail to determine the acceptable location(s) and extent of development and to understand the necessary upgrades and the possible alignments, designs, or mitigation techniques that may be required. Specific engineered solutions and design details do not need to be submitted for land use review. An applicant may be required to submit specific design solutions prior to or in conjunction with recordation of a subdivision plat and development agreement, pursuant to Chapter 26.490 – Approval Documents. This narrative was provided by Sopris Engineering as Appendix B.1: Engineering Report in the original application submission. G. For Major Subdivision applications, a statement regarding School Land Dedication requirements of Section 26.620.060 and a description of any lands to be dedicated to meet the standard. The response to this criterion is included above under the Major Subdivision requirements. H. For changes to vehicular rights-of-way, a draft Right-of-Way vacation/dedication plat meeting the requirements of Chapter 26.490 – Approval Documents, describing and depicting the boundary of the vacation/dedication including bearings and dimensions with adequate ties to existing monuments to permit accurate legal definition. A Draft Street and Easement Vacation Plat is included as Appendix F.3. I. For changes to vehicular rights-of-way, a statement and depiction on the draft vacation/dedication plat regarding compliance with State Statute showing which portions of vacation areas accrue to which properties. A Draft Street and Easement Vacation Plat is included as Appendix F.3. 09/04/2018 Gorsuch Haus Amended Application 77 J. For changes to vehicular rights-of-way, a statement by the surveyor that all utility companies have been contacted and a depiction of all existing utility lines in the right(s)-of-way in which the vacation/dedication is requested. This will be completed at during the Detailed Project Review stage. 5. DEVELOPMENT IN ENVIRONMENTALLY SENSITIVE AREAS (ESA) 8040 GREEN LINE REVIEW - 26.435.030 No development shall be permitted at, above or one hundred fifty (150) ft below the 8040 Greenline unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below (26.435.030.C). The Gorsuch Haus development complies with all requirements, as detailed below. C. Greenline Review Standards. No development shall be permitted at, or above or one hundred and fifty feet below the 8040 Greenline unless Planning and Zoning Commission makes a determination that the proposed development complies with all the requirements set forth below: 1. The parcel on which the proposed development is to be located is suitable for development considering its slope, ground stability characteristics, including mine subsidence and the possibility of mudflow, rock falls and avalanche dangers. If the parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the soils or, where necessary, cause them to be removed from the site to a location acceptable to the City. The parcel suitability and mitigation of hazards are described in the original Project Application in the following appendices: Appendix B.2: Geotechnical Engineering Study and Hazards Analysis and B.3: Mudflow Analysis. Slopes, ground stability characteristics, possible mudflow, rock falls and avalanche dangers are avoided or mitigated with the site preparation and design. Furthermore, the slope stability has been reviewed over a 7-year period. No hazards exist which cannot be mitigated through design strategies to make the site unsuitable for development. 2. The proposed development does not have a significant adverse effect on the natural watershed, runoff, drainage, soil erosion or have consequent effects of water pollution. The proposed development does not have a significant adverse effect on the natural watershed, runoff, drainage, soil erosion or have consequent effects of water pollution. Runoff, drainage and soil stabilization design is described in the original Project Application in the following appendices: Appendix B.2: Geotechnical Engineering Study and B.3: Mudflow Analysis. The urban runoff plan for the site will contribute to improved water quality for this site. 3. The proposed development does not have a significant adverse effect on the air quality in the City. The proposed development does not have a significant adverse effect on the air quality in the City. Construction dust mitigation measures will be described in the Detailed Review Planned Development application. Transportation Demand Management and Multi-modal site design strategies, as described in 09/04/2018 Gorsuch Haus Amended Application 78 the updated Appendix G. Transportation Impact Analysis, will minimize vehicle trips and provide connectivity to transit and pedestrian areas in downtown Aspen. 4. The design and location of any proposed development, road or trail is compatible with the terrain on the parcel on which the proposed development is to be located. The existing topography of the site predominately contains slopes of 20% grade with some portions of the site exceeding 30% slopes (on the ski area). The architectural design of the Project steps with grade levels in adaptation to the sloping topography and avoids naturally occurring steep grades. The relocation of the Aspen Skiing Company mountain operations road presents an improvement to terrain compatibility, with more moderate grades. No new roads or trails are proposed on the site requiring terrain compatibility to be addressed. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural land features. Significant existing vegetation on the site is limited to a group of three large cottonwoods which will need to be removed to accommodate the new lift alignment and required 40 ft setback and airspace clearance per ANSI. In addition, 8 spruce trees adjacent to the site’s northeastern boundary and a handful of other trees scattered across Lots 1 and 2 will need to be removed. A portion of the shrubs on Lot 2, to the south of the building, will require removal to facilitate return skiing from the Norway ski run to the skiway to the west of the Project. All of the trees removed will be mitigated on-site as part of the landscape plan to the greatest extent possible while taking skier and pedestrian safety into consideration. No significant natural land features exist on the site requiring avoidance. The slope of the site will be maintained; the proposed grading is consistent to ski area use for runs and ski trails. Naturally occurring slopes in excess of 45% are not involved in the building Project. 6. The placement and clustering of structures will minimize the need for roads, limit cutting and grading, maintain open space and preserve the mountain as a scenic resource. The structure is massed in one location on the site to reduce the amount of grading required and allow uphill views from Dean Street, through the skiway and lift corridor. Additionally, views up South Aspen Street will not be impacted by the proposed development. The proposed Project matches the western façade of the proposed Lift One Lodge Project downhill on South Aspen Street. No road extension is proposed. Rather, the Project proposed a terminus to South Aspen Street marking the point where the City core meets Aspen Mountain. Preservation of the skiable terrain and the mountain as a resource across Lots 1 and 2 will maintain most of the mountain’s existing conditions. 7. Building height and bulk will be minimized and the structure will be designed to blend into the open character of the mountain. The building steps back and up (south) with the slope to minimize height and bulk and the impact on views from neighboring properties. The design strategically locates the restaurant and public serving uses on the eastern length of the Project to site the uses in a compatible location with the proposed skiway and maintain the privacy of nearby Shadow Mountain Condominiums. The on-mountain restaurant and terraces in this location will be a community asset, inviting both visitors and locals to take in the views of the ski area to the southeast. The proposed development is consistent with comparable lodging properties within the 09/04/2018 Gorsuch Haus Amended Application 79 City and incorporates chalet-style sloped roofs and multiple building heights to avoid poorly designed “blocky” architecture. These design considerations address the desire for the architecture to blend into the alpine character of the mountain. The Building’s Proposed Exterior Elevations have been updated in the this amended application and are included as Appendix E.1-2. 8. Sufficient water pressure and other utilities are available to service the proposed development. Appendix B.1: Engineering Report, contained in the original Application, and supplemented by Appendix F.1 Conceptual Engineering Letter describes how water pressure will be accommodated through the installation of a private water pressure boosting facility. Additional utilities are planned to be upgraded with sufficient capacity to service the proposed development as described in the report. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. The proposed Project is located at the terminus of South Aspen Street, which has sufficient roadway to serve the development. Developments approved for construction along South Aspen Street have established street maintenance agreements to ensure safe travel along this roadway is accommodated with appropriate maintenance. 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Improved ingress and egress for emergency services and road maintenance vehicles for the Gorsuch Haus Planned Development as well as adjacent properties will be provided with the completion of the South Aspen Street cul-de-sac. The proposed cul-de-sac will provide access for fire protection. More details regarding the provision of emergency access to the site are described in Chapter III.2 – Growth Management. The public Right-of-Way, upon the requested exchanges, at South Aspen Street will be maintained by the City of Aspen. The public use areas in the Planned Development that are privately owned will be maintained privately. 11. The adopted regulatory plans of the Open Space and Trails Board are implemented in the proposed development, to the greatest extent practical. No adopted regulatory plans of the Open Space and Trails Board impact the site. The site design does accommodate pedestrian and skier access to the lift plaza at Dean Street through the easements that bisect the Lift One Lodge Project to the north and the proposed easements described as part of the Planned Development in Appendix F.1 Conceptual Engineering Letter. MOUNTAIN VIEW PLANE REVIEW - 26.435.050 The Gorsuch Haus Planned Development endeavors to fulfill the intent of the mountain view plane review. 26.435.010 C. Development within designated mountain view planes as set forth in Section 26.435.050 shall be subject to heightened review so as to protect mountain views from obstruction, strengthen the 09/04/2018 Gorsuch Haus Amended Application 80 environmental and aesthetic character of the City, maintain property values and enhance the City's tourist industry by maintaining the City's heritage as a mountain community. The site falls within two designated mountain view planes; the Wheeler Opera House and Main Street view planes. Views from the Wheeler Opera House and Main Street were both examined to determine the impact the proposed Gorsuch Haus development will have upon these views. Results of the analysis are discussed below. 26.435.050 C. Mountain view plane review standards. No development shall be permitted within a mountain view plane unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. No mountain view plane is infringed upon, except as provided below. When any mountain view plane projects at such an angle so as to reduce the maximum allowable building height otherwise provided for in this Title, development shall proceed according to the provisions of Chapter 26.445 as a Planned Development so as to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space and similarly to permit variations in lot area, lot width, yard and building height requirements and view plane height limitations. The Planning and Zoning Commission, after considering a recommendation from the Community Development Department, may exempt a development from being processed as a Planned Development when the Planning and Zoning Commission determines that the proposed development has a minimal effect on the view plane. When any proposed development infringes upon a designated view plane, but is located in front of another development which already blocks the same view plane, the Planning and Zoning Commission shall consider whether or not the proposed development will further infringe upon the view plane and the likelihood that redevelopment of the adjacent structure will occur to re-open the view plane. In the event the proposed development does not further infringe upon the view plane and re-redevelopment to reopen the view plane cannot be anticipated, the Planning and Zoning Commission shall exempt the development from the requirements of this Section. Sections were prepared utilizing the City’s GIS view planes and wireframe buildings as a method to describe the Project from the view plane points. In 2016 the View Plane revisions of the Land Use Code established a new method that included foreground, mid-ground, and background areas. The proposed development is within the background area of the Wheeler Opera House view plane point. The analysis indicates minor and insignificant view plane infringement from the Wheeler Opera House and only would effect the background area. Many other existing and proposed buildings within the City obscure the proposed development behind building facades. See Figure 26 and Large Format Exhibit F.5 for the view plane analysis completed by Sopris Engineering updated for this Amended Application. Main Street view plane, according to the City’s GIS model, the proposed structures are located below the Main Street view plane and will not be visible from this vantage point. 09/04/2018 Gorsuch Haus Amended Application 81 SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311 13139WheelerPlanView180830 C I T Y O F A S P E N - W H E E L E R V I E W P L A N E VIE W P L A N E C R O S S S E C T I O N 1 , 6 0 8 . 6 ' SHADOW MOUNTAIN VILLAGE VIEW PLANE INTERSECTION AT GROUND ELEVATION WHEELER OPERA HOUSE GORSUCH HAUS-WHEELER VIEW PLANE PLAN VIEW PERSPECTIVE - PROJECT VERTICAL DATUM : NAVD 88. - 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS. EXTRAPOLATED FROM NGVD 29 TO BE CONSISTENT WITH PROJECT VERICAL DATUM (+ 5.31 FT). - PROPOSED BUILDING : CLIENT SUPPLIED 3D MODEL. - ALL ELEVATIONS NAVD 88. - THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY. PROPOSED GORSUCH HAUS SITED COA "GREENLINE" SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311 - PROJECT VERTICAL DATUM : NAVD 88. - 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS. EXTRAPOLATED FROM NGVD 29 TO BE CONSISTENT WITH PROJECT VERICAL DATUM (+ 5.31 FT). 13139WheelerXSection180830 - PROPOSED BUILDING : CLIENT SUPPLIED 3D MODEL. - ALL ELEVATIONS NAVD 88. - THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY. GORSUCH HAUS-WHEELER VIEW PLANE WEST CROSS SECTION SHADOW MOUNTAIN VILLAGE PROPOSED GORSUCH HAUS SITE WHEELER OPERA HOUSE WHEELER VIEW PLANE BASE LINE ELEVATION = 7921.49' 1,608.6' D D COA WHEELER VIEWPLANE ROOF ELEVATION = 8098.6'D VIEW PLANE ELEVATION AT CENTER OF BUILDING AT "GREENLINE" TERMINUS = 8001.4' Figure 26: Mountain View Planes 09/04/2018 Gorsuch Haus Amended Application 82 Figure 27. Photo taken from the Wheeler Opera House in the direction of the Lift 1a ski terminal Figure 28. The portion of the Gorsuch Haus (in orange) visible from eye-level at the Wheeler Opera House 09/04/2018 Gorsuch Haus Amended Application 83 6. PUBLIC AMENITY PUBLIC AMENITY 26.525.030 B. Applicability and requirement. The requirements of this Section shall apply to the development of all commercial, lodging and mixed-use development within the CC, C-1, MU, NC, S/C/I, L, CL, LP and LO Zone Districts. This area represents the City's primary pedestrian-oriented downtown, as well as important mixed- use, service and lodging neighborhoods. Twenty-five percent (25%) of each parcel within the applicable area shall be provided as public amenity Right-of-Way. For redevelopment of parcels on which less than this twenty-five percent (25%) currently exists, the existing (prior to redevelopment) percentage shall be the effective requirement, provided that no less than ten percent (10%) is required. A reduction in the required public amenity may be allowed as provided in Subsection 26.575.030.D, Reduction of requirement. Exempt from these provisions shall be development consisting entirely of residential uses. Also exempt from these provisions shall be additions to an existing building where no change to the building footprint is proposed. Vacated rights-of-way shall be excluded from public amenity calculations. The proposed development is located within an area proposed for rezoning to Lodge (L). Public Amenity space is a requirement. The Applicant seeks to meet the intent of this code section with the dimensional standards as outlined in Chapter III of this application by providing a minimum of twenty five percent (25%) of the site as Public Amenity space on Lot 1. In total, the Public Amenity provided on Lot 1 amounts to 15,518 sf. Small portions of this Public Amenity space are located in Rights-of-Way proposed to be vacated and therefore must be excluded from the total Public Amenity calculation. Following this reduction, the Public Amenity provided on Lot 1 totals 13,783 sf and meets the required 25% minimum. These areas are depicted on Figure 22: Public Amenity in Chapter II. Proposed Development. C. Provision of public amenity. The Planning and Zoning Commission or Historic Preservation Commission, pursuant to the review procedures and criteria of Chapter 26.412, Commercial Design Review, shall determine the appropriate method or combination of methods for providing this required amenity. Public Amenity Space standards, pursuant to Code Section 26.412.060, require creative, well-designed public places and settings that contribute to an attractive, exciting and vital downtown retail district and pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operation improvements to public Rights-of-Way or private property within commercial areas. The Applicant proposes a combination of on-site Public Amenity spaces that allow for a variety of uses and activities to occur and improved connections through the site to contribute to the Portal’s vitality and create an interconnected network of pedestrian and recreational spaces. The Gorsuch Haus Planned Development Site Plan incorporates many elements that have public benefits tailored to the unique location and connections to the lift and ski area at Aspen Mountain’s western portal. These improvements include: - Public arrival and drop-off to the Gorsuch Haus and enhanced pedestrian connections and amenities encircling the cul-de-sac at the arrival outside of Right-of-Way - Public stairway to the slopeside terraces - Outdoor dining terraces and patio spaces 09/04/2018 Gorsuch Haus Amended Application 84 - World Cup terrace bar and event spectator space - Skier return and mountain access stairway connection - Aspen Mountain skiway connecting skiers from the neighborhood to Dean Street as well as repeat skiers - Pedestrian corridor along the northern edge of the Planned Development, which connects to the “Skier and Pedestrian Easement” through the Mountain Queen Condominium Property F. Design and operational standards for public amenity. Public amenity, on all privately owned land in which public amenity is required, shall comply with the following provisions and limitations: 1. Open to view. Public amenity areas shall be open to view from the street at pedestrian level, which view need not be measured at right angles. Due to the unique site location at the base of the mountain, not all of the Public Amenity space will be visible from the street level at the terminus of South Aspen Street. However, all of the amenity space not visible from South Aspen Street will be visible from the ski area and will foster an interesting and improved base area experience. The view from the skiway returning skiers to the Dean Street Lift 1A replacement location is arguably as important as the view from the South Aspen Street cul-de-sac. Elements that will be visible from South Aspen Street include: the skiway connecting skiers to Dean Street, the public arrival to the Lodge, the Norway stair connection, and pedestrian stairway leading to the dining terraces and outdoor patios. Elements that will be visible from the skiway include the outdoor dining terraces and outdoor patios, the World Cup terrace and spectator area, and a portion of the public rooftop deck amenity. For these elements not open to view from the street at the pedestrian level of South Aspen Street, signage and landscaping strategies will direct the public to these exciting and entertaining spaces. 2. Open to sky. Public amenity areas shall be open to the sky. Temporary and seasonal coverings, such as umbrellas and retractable canopies, are permitted. Such nonpermanent structures shall not be considered a reduction in public amenity on the parcel. Trellis structures shall only be permitted in conjunction with commercial restaurant uses on a designated historic landmark or within Historic Overlay Zones, and must be approved pursuant to review requirements contained in Chapter 26.415, Development Involving the Aspen Inventory of Historic Landmark Sites and Structures or Development within an Historic Overlay District. Such approved structures shall not be considered a reduction in public amenity on the parcel. This requirement is largely satisfied wherever feasible. It is desired by the Applicant to provide Public Amenity areas that are open to the sky and seek to maximize scenic views of the mountain. However, permanent coverings are anticipated on a portion of the World Cup terrace and the slopeside dining terraces to enhance safety of guests and prevent falling object and, or snow from the lift corridor overhead. Temporary or seasonal coverings, such as umbrellas and canopies, may be included for purposes of shade and precipitation protection. 3. No walls/enclosures. Public amenity areas shall not be enclosed. Temporary structures, tents, air exchange entries, plastic canopy walls and similar devices designed to enclose the space are prohibited. Low fences or walls shall only be permitted within or around the perimeter of public space if such structures shall permit views from the street into and throughout the public space. 09/04/2018 Gorsuch Haus Amended Application 85 Low walls or railings are proposed in locations that require enclosure for safety purposes due to grade changes. The design seeks to minimize walls as much as possible on this steep hillside to allow for access and views to the mountain from the public space. 4. Prohibited uses. Public amenity areas shall not be used as storage areas, utility/trash service areas, delivery areas or parking areas or contain structures of any type, except as specifically provided for herein. The Applicant believes this criteria to be met as storage and loading areas are not included as Public Amenity areas within the Planned Development. 5. Grade limitations. Required public amenity shall not be more than four (4) feet above or two (2) feet below the existing grade of the street or sidewalk which abuts the public space, unless the public amenity space shall follow undisturbed natural grade, in which case there shall be no limit on the extent to which it is above or below the existing grade of the street, or if a second level public amenity space is approved by the Commission. The dining terraces and outdoor patios provided as Public Amenity space are designed for slopeside skier access. The requirement for Public Amenity space to relate to street or sidewalk grade is impossible to maintain at the Project site. As Aspen Mountain begins to climb, the terraces begin to exceed 4 ft from the proposed South Aspen Street terminus due to existing slope and ski conditions. However, the terraces are accessible at-grade from the skiway which is the true amenity focus of the redevelopment. 6. Pedestrian links. In the event that the City shall have adopted a trail plan incorporating mid-block pedestrian links, any required public space must, if the City shall so elect, be applied and dedicated for such use. The Project site is not located in an area identified in a City adopted trail plan that incorporates a mid-block pedestrian link. 7. Landscaping plan. Prior to issuance of a building permit, the Community Development Director shall require site plans and drawings of any required public amenity area, including a landscaping plan and a bond in a satisfactory form and amount to ensure compliance with any public amenity requirements under this Title. More detailed plans, including a landscaping plan, and the bond will be provided prior to building permit issuance, in compliance with Public Amenity requirements. 8. Maintenance of landscaping. Whenever the landscaping required herein is not maintained, the Chief Building Official, after thirty (30) days' written notice to the owner or occupant of the property, may revoke the certificate of occupancy until said party complies with the landscaping requirements of this Section. The property owners will provide for all landscape maintenance outside of the public Right-of-Way. 9. Outdoor Merchandising on Private Property. Private property may be utilized for merchandising purposes by those businesses located adjacent to and on the same parcel as the outdoor space. This shall not grant transient sales from peddlers who are not associated with an adjacent commercial operation; this includes service uses such as massage, tarot card reading, aura analysis, etc. Outdoor merchandising shall be directly associated with the adjacent business and shall not permit stand-alone operations, 09/04/2018 Gorsuch Haus Amended Application 86 including, but not limited to, automated bike rental racks, movie rental kiosks, automated dog washes, or automated massage furniture. Outdoor merchandising will occur in a similar manner, but at a smaller scale, to the permitted activities at Aspen Gondola Plaza, adhering to all requirements within this section of the Code. 10. Outdoor Restaurant Seating on Private Property. Private Property may be used for commercial restaurant use if adequate pedestrian and emergency vehicle access is maintained. Umbrellas, retractable canopies, and similar devices are permitted for commercial restaurant uses. Outdoor seating will be provided at the plaza area and will conform to the requirements of this section. Adequate pedestrian and emergency vehicle access will be maintained. 11. Design guideline compliance. The design of the public amenity shall meet the parameters of the Commercial, Lodging and Historic District Design Objectives and Guidelines. The focus for providing Public Amenity at this site is on enhancing permeability and connections to adjacent streets, open space and public trails and improving circulation, which are the identified priorities in the City’s Design Guidelines for the Mountain Base Character Area. The Applicant feels that the 4 specific Design Objectives (4.6 – 4.9) for the Mountain Base Character have been met to the greatest extent possible and highlight the site’s natural features and open areas relating to the skiway. These Design Objectives include: 4.6 Locate Public Amenity Space such that it is conveniently accessible. Public amenity space is accessible directly off of the proposed cul-de-sac of South Aspen Street. Grade changes have been minimized to the greatest extent possible to facilitate access to the slopeside terraces from South Aspen Street with a welcoming stairway, and an at-grade access is also provided from the skiway that continues down to connect with the Dean Street lift terminal. 4.7 Locate Public Amenity Space such that it is visible from the public way and takes advantage of solar potential for outdoor activities related to hotels. Compliance with this criterion is described above. 4.8 Provide pedestrian ways that accommodate convenient access. The pedestrian walkway connection at South Aspen Street would enhance convenient pedestrian access. Both neighbors and guests would be provided at-grade access to the skiway from the northeast corner of the cul-de-sac, via connecting staircase. These access points provide convenient and permanent public access to the site’s Public Amenity spaces at the base of the ski slope. 4.9 Provide Public Amenity Space which accommodates outdoor dining space adjacent or close to and directly visible from the public way. Outdoor dining space at the plaza area is designed to be ski-in/ski-out, at-grade with the slope on the southeast side of the building. With the ski area amenity, the Applicant proposes that this location meets the intent of this guideline as it is applied to the distinctive setting of the site. 09/04/2018 Gorsuch Haus Amended Application 87 7. COMMERCIAL DESIGN REVIEW Chapter 26.412 applies to all commercial, lodging and mixed-used development with a commercial component within the City requiring a building permit. All applicable sections of the Chapter are addressed, and the requirements satisfied, as detailed below. REVIEW CRITERIA (26.412.050) An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Responses to Code Sections 26.412.060-070 are outlined below. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the façade of the building may be required to comply with this Section. This criterion is not applicable as the proposal is for a new structure. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. The Project’s compliance with the Commercial Design Guidelines for the Mountain Base Area is outlined below. COMMERCIAL DESIGN STANDARDS - 26.412.060 A. Public Amenity Space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of- way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic 09/04/2018 Gorsuch Haus Amended Application 88 Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. The Public Amenity spaces described above are designed for year-round use. The terraces, outdoor patios and World Cup après ski deck are designed to be welcoming, festive and attractive spaces for the public, skiers, Lodge guests and residents. The size of the spaces and location at multiple levels as the proposed Project rises with the slope offers a Lodge guests and visitors a variety of experiences from spill-out meeting space, slopeside dining and rooftop views at the pool deck. This Project will bring a new vitality to the neighborhood a variety of uses and activities. In addition, completing a pedestrian-friendly South Aspen Street with sidewalks provides an opportunity to enhance the connections to the proposed Public Amenity from existing and future users in the neighborhood. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. Since a formalized street grid does not exist in this area, the extension and improvements of the South Aspen Street cul-de-sac will create a more walkable and vibrant neighborhood. The Project’s stairways are oriented and designed around the proposed terminus at South Aspen Street to allow the public walkways to serve as the visible and practical connection between the Project’s public amenities and the South Aspen Street Right-of-Way. Public amenities at the Project site are largely oriented to face the skiway returning skiers to Dean Street to allow for on-snow connectivity, however, these spaces are intended to be partially visible from the South Aspen Street cul-de-sac. The pedestrian experience on South Aspen Street will provide the type of Public Amenity space typical of a ski base area with public seating, pedestrian scale lighting, landscaping and solar access. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. The relationship of the surrounding structures to the Public Amenity space is considerate of public circulation patterns. New sidewalks are proposed at the cul-de-sac and as a connection between South Aspen and Monarch Streets. The service entry and garage are located to minimize their impact on the pedestrian environment and discreetly designed to blend within the architecture. Both service entry and structural parking are enclosed, improving the visual environment. Other pathways will extend from the Gorsuch Haus staircase, reaching upslope to connect to the race finish area as needed for winter events. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. The proposed public amenities are scaled and designed for this specific mountain access portal. Appreciation for the intimate, relaxed setting of existing Lift 1A skier access will not be lost with this proposed development. The proposed amenity seeks to complement and become an extension of the amenities provided on neighboring properties. Design of the Project does not seek to duplicate the public experience that will be provided below the site at the new lift base area at Dean Street. Instead, the Project 09/04/2018 Gorsuch Haus Amended Application 89 takes advantage of its upslope location and provides Public Amenity space like the World Cup terrace, which offers upslope views of race events, and the rooftop deck, which provides a publicly accessible views into town and up to Red Mountain. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Section 26.575.030.F Design and Operational Standards for Public Amenity are described in the responses to the Public Amenity Code section described above in Section 6.F of this application. B. Utility, delivery and trash service provision (26.412.060.B). When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: Commercial Design Standards Section 26.412.060.B. are satisfied as described in the responses to the Code section below: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. Code Sections 12.10.030.a/b. require 20 linear ft adjacent to the alleyway and 15 ft in depth, with 10 ft of vertical clearance to be reserved for trash and recycling facilities. This requires a total of 301.5 sf of space. The proposed trash and recycling area serving the hotel, commercial and residential components of the Project meet the required dimensions with greater than the minimum 10-ft vertical clearance accommodated. Special Review pursuant to Section 12.10.080 from the Environmental Health Department is required pursuant to Code Section 12.10.030.C, as no alleyway is present within or adjacent to the site. Section 12.10.080 - Special Review states that The City of Aspen Environmental Health Department may reduce the required dimensions of the trash and recycling area or may approve a trash and recycling area with a different configuration by Special Review and in accordance with the standards set forth below in Subsection 12.10.080.C The proposed dimensions of the trash and recycling area exceed the 301.5 sf required; however, because there is no alleyway present within or adjacent to the property, a Special Review is required. The floor plan in Appendix D.1: Architectural Floor Plans North Level 1 demonstrates the proposed location of the trash and recycling area which is anticipated to serve the Project. This area will be accessed from the South Aspen Street cul-de-sac directly adjacent to the service entry, providing access for truck service. Trash and recycling will be stored within the service bay on rolling containers. The grades from the service dock to the pick-up points are flat and will provide unimpeded obstacles to the daily management of trash and recycling services. Tenants will use this centralized service area for all uses within the Project. The Project contains an internal system of service corridors that connect all spaces in the Project to the service and trash dock area. An external door will assist with access to the trash and receiving dock area and the public street providing access to residential units. 09/04/2018 Gorsuch Haus Amended Application 90 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. The Project will meet the specified codes. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. The proposed trash areas are co-located internal to the building, meeting this requirement. 4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. No alleyway is present; therefore, this requirement has been met as described above under criterial 1. 5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 26.430, Special Review. The utility, trash and recycle service area is proposed to be located adjacent to the service dock within the building; therefore, it will not be visible from the street. 6. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. No alleyway is present; therefore, this requirement has been met as described above under criterial 1. 7. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. The provision of utility pedestals includes public Right-of-Way and private property with appropriate easements to be granted. 8. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 09/04/2018 Gorsuch Haus Amended Application 91 The commercial and lodging building delivery area is located at-grade and is accessible in a manner that will meet the International Building Code as adopted and amended by the City of Aspen. Non-ground level commercial uses are served by interior service areas and service elevators. 9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. This requirement has been met with the use of an air curtain on the restaurant level. Other locations are smaller than 1,500 sf or meet the requirement for a vestibule. 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. Mechanical exhaust, including parking garage ventilation, occurs through the roof and does not output to the street. 11. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public Right-of-Way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. Mechanical ventilation equipment is accommodated within the structure and is not visible from the public Right-of-Way at a pedestrian level. The air handling from the parking garage will occur at-grade. A special review will be required for this air handling system at-grade. SUGGESTED DESIGN ELEMENTS. (26.412.070) The suggested design elements in Section 26.412.070 (Signage, Display Windows, and Lighting), along with the proposed development’s compliance are summarized as follows: The following guidelines are building practices suggested by the City, but are not mandatory. In many circumstances, compliance with these practices may not produce the most desired development, and project designers should use their best judgment. A. Signage. Signage should be integrated with the building to the extent possible. Integrated signage areas already meeting the City's requirements for size, etc., may minimize new tenant signage compliance issues. Common tenant listing areas also serves a public way-finding function, especially for office uses. Signs should not block design details of the building on which they are placed. Compliance with the City's sign code is mandatory The Project will comply with all signage requirements, which will be addressed in the Final Commercial Design Review submission. Signage and wayfinding are visualized to be appropriate scale for the need, attached to the building structure and sized for pedestrian use. B. Display windows. Display windows provide pedestrian interest and can contribute to the success of the retail space. Providing windows that reveal inside activity of the store can provide this pedestrian interest. 09/04/2018 Gorsuch Haus Amended Application 92 No display windows are proposed. A permeable façade will be provided on the slopeside terrace level to provide visual interest and expose the uses inside. C. Lighting. Well-lit (meaning quality, not quantity) display windows along the first floor create pedestrian interest after business hours. Dynamic lighting methods designed to catch attention can cheapen the quality of the downtown retail environment. Illuminating certain important building elements can provide an interesting effect. Significant light trespass should be avoided. Illuminating the entire building should be avoided. Compliance with the City's Outdoor lighting code, Section 26.575.150 of this Title, is mandatory. The Project will comply with lighting requirements, which will be detailed in the Final Commercial Design Review submission. COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES The Project site is located in the Mountain Base (MB) Character Area, as identified in the City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines. The applicable design guidelines (Street & Alley System, Parking, Topography, Public Amenity Space, Building Placement, Building Height, Mass & Scale) addressed at the Conceptual Commercial Design Review stage are outlined below, along with the proposed Project’s approach to these guidelines. The Mountain Base Character Area consists of the majority of the extensively developed Lodge Zone District, and is isolated between the commercial center and the base of the mountain. It is roughly bounded by Dean Street to the south. It is the concentrated focus of lodge development for the ski resort economy. The steeply rising terrain and its edge-of-city location produced a street network which departs from the grid. Although elements of the street pattern are initially evident, this is replaced first by an extended rectilinear form, and then by a more 'organic', curvilinear pattern. Block sizes also increase before the pattern is no longer evident approaching the base of the mountain. The drama of the terrain and a more natural open landscape introduce both constraint and opportunity in the form and design of future development. The Mountain Base Area includes the greatest concentration of the most intensively developed sites within the city, with some buildings rising to four stories. The steep topography creates the opportunity for visual presence but, concomitantly, increases the challenge of reducing the apparent scale of a building. Building scale is much greater than elsewhere, but is also extremely varied, with smaller and often older development within close proximity to more recent and much more extensive hotel buildings. The relationship between building and street is adversely affected where the lodge is excavated into the slope and set back and below the adjacent street level. Building materials cover a wide spectrum, from brickwork and natural stonework through other masonry to increasing use of woodwork. The district character, street pattern and building character described in the Design Objectives and Guidelines section appropriately describe the proposed Project context. Design Objectives 09/04/2018 Gorsuch Haus Amended Application 93 1. Provide a pedestrian-friendly street edge. Detached sidewalks with street landscaping are characteristic and should be encouraged. Where development abuts a street it should address the street, provide architectural interest and convey a human scale. The intent is to provide compatible transitions to the natural edges of these areas while creating pedestrian-friendly walkways along the more urban streets. The entrance to the mixed-use Lodge is located at the southern end of the South Aspen Street cul-de-sac and will be framed by an attractive, human scale canopy area and framed by 2 and 3-story building elements. Sidewalk connections will be provided along the edge of a 5 ft buffer encircling the cul-de-sac, providing a sidewalk and pedestrian-friendly access from neighboring properties. 2. Provide a sense of human scale. New development should establish a close relationship with the street frontage. Buildings should be articulated to reduce the apparent scale of larger development. This should be the case for all street façades and also for the buildings profile as viewed against the mountain side. Articulation and stepping of the building structure provide a human scale and avoids the feeling of a monolithic building. Architectural layering with components such as window boxes, building articulation, shadow patterns, material selection and placement create a human scale to the building. 3. Encourage pedestrian serving uses at the street level. Cafes, bars and other pedestrian and public serving uses should be located at the street level to help encourage pedestrian activity and animate the area. The food and beverage offerings of the Project are not located along a public street. Instead, outdoor dining is accessible through convenient at-grade connections to the skiway. It is the opinion of the Applicant that the skiway is just as important of an area to encourage pedestrian connectivity as the South Aspen Street terminus. The public spaces are designed to encourage pedestrian activity and animate the area. Seasonally appropriate food/coffee carts have the potential to supplement the public spaces at South Aspen Street for skiers accessing the skiway from the cul-de-sac. 4. Reflect the natural topography. This area is one where topography and a more natural setting increasingly influence the form and location of development. It is important that new development step in height in accordance with the natural topography. Within this area a building should also respect natural contours and scenic vistas. The proposed structure steps in height in accordance with the natural topography to provide compatibility with the surrounding mountain. Generous window openings provide the public with scenic vistas. 5. Provide an interconnected pedestrian circulation system. New development should make provision for access through and between sites. This ensures an adequate balance between public and private realm as to avoid excessive privatization. Additional public access to mountain side and public trails should be provided. Visual access through and between sites is a priority to maintain direct visual and physical connection with the setting. Improving existing public access to the mountain is a primary goal of this development. The proposed South Aspen Street terminus, sidewalks, and improved ski access seek to enhance mountain access for the public. Connections to neighboring pedestrian ways and direct pedestrian access is provided to the winter sports venue higher on Aspen Mountain. A visual connection to the mountain is also an important attribute of the architectural design. 09/04/2018 Gorsuch Haus Amended Application 94 6. Maintain views to the mountain and other natural features. The area will continue to experience pressure for increased and enhanced hotel and lodging accommodation space and facilities. As this occurs, views through properties should be provided. The view corridors from both Willoughby Park and up from South Aspen Street will be preserved with the building’s placement. Additionally, as demonstrated in the Section 5 of this Chapter, the City’s protected view planes will not be impacted by the proposed development. CONCEPTUAL REVIEW DESIGN GUIDELINES A. Street & Alley Systems 4.1 Provide pedestrian ways through a property that will connect to public sidewalks and trails. Pedestrian circulation is provided via the pedestrian walkway, lift plaza and proposed sidewalks on the eastern edge of the proposed South Aspen Street cul-de-sac. These pathways link to ski trails and the street network, connecting to the skier and pedestrian access easement which connects to Monarch Street and the pathways originating in Willoughby Park. B. Parking 4.2 Minimize the visual impacts of parking. 4.3 Structured parking access shall not have a negative impact on the character of the street. All parking is placed within a structure so that the visual impact of parking is minimized, and the site is most efficiently utilized, with a focus on pedestrians and human scale. The parking structure entrance is offset from the terminus of South Aspen Street and the structure is integrated into the overall development. C. Topography 4.4 A building on a sloping site should be designed to reduce the perceived mass and scale and reflect the natural slope of the site. 4.5 Design a building to integrate with the natural landscape. The building façade at the site entrance steps in relation to the steep slopes of the site. The building height steps with the topography. The roof form is segmented to create the appearance of distinct building components. A range of materials and details are utilized on the façade to express this modulation. The south side of the building is integrated into the ski mountain base, and favorable views of Aspen Mountain are captured. The natural setting is also addressed with the use of compatible materials such as stone, wood, and appropriate choices in landscape materials. Additionally, public access through and adjacent to the site seeks to connect people with this natural landscape. D. Public Amenity Space 4.6 Locate Public Amenity Space such that it is conveniently accessible. 4.7 Locate Public Amenity Space such that it is visible from the public way and takes advantage of solar potential for outdoor activities related to hotels. 09/04/2018 Gorsuch Haus Amended Application 95 4.8 Provide pedestrian ways that accommodate convenient access. 4.9 Provide Public Amenity Space which accommodates outdoor dining space adjacent or close to and directly visible from the public way. See Section 6: Public Amenity Space. E. Building Placement 4.10 Use setbacks to reduce building scale, enhance public access and accommodate landscaping where appropriate. 4.11 Orient a primary entrance to face the street or an area of open space adjacent to the street. The Lodge’s primary entry is facing South Aspen Street. The building placement avoids views of the skiway as seen from South Aspen Street. There will also be an entrance provided off of the skier plaza into the lounge area of the Lodge. The primary entrance for the restaurant will be provided facing the ski area. F. Building Height, Mass & Scale 4.12 A new building or addition should reflect the range and variation in building height of the Mountain Base Area. 4.13 Incorporate varied heights of building components in a development. 4.14 Provide variation in building height and roof profile The natural setting and mountain topography dictate the building heights and location of the building’s massing. Wall planes and building components vary in setback and orientation. Multiple roof profiles include gabled roof forms and stepped greenroofs. The face of the building’s alignment changes position, adapting to topography and use which has the effect of scaling the main buildings mass to a minimum possible size. These elements are described in greater detail in Chapter II.2. 09/04/2018 Gorsuch Haus Amended Application 96 8. OFF STREET PARKING B. Requirements for expansion/redevelopment of existing development. No development shall reduce the number of existing off-street parking spaces below the minimum number of existing spaces required herein for that development, unless expressly exempted by this Chapter. If existing development is expanded, additional off-street parking spaces shall be provided for that increment of the expansion as if it is a separate development. An existing deficit of parking may be maintained when a property is redeveloped. The proposed development satisfies the City’s parking requirements as described in Chapter II. 2. Off-Street Parking of this application. CHARACTERISTICS OF OFF-STREET PARKING SPACES - 26.515.020 A. General. Each off-street parking space shall consist of an open area measuring eight and one half (8½) feet wide by eighteen (18) feet long and seven (7) feet high with a maximum slope of twelve percent (12%) in any one direction… Off-street parking must be paved with all weather surfacing or be covered with gravel… All parking shall be maintained in a usable condition at all times. The parking stall size, grade and surface condition meet the requirements of this section. B. Location of off-street parking. Off-street parking shall be located on the same parcel as the principal use or an adjacent parcel under the same ownership as the lot occupied by the principal use. For all uses, parking shall be accessed from an alley or secondary road, where one (1) exists unless otherwise established according to this Chapter. All required parking is accommodated on-site in the sub-grade structure. Parking will be accessed from the cul- de-sac at the terminus of South Aspen Street as no alleyway is present. E. Restrictions on use of off-street parking areas. No off-street parking area shall be used for the sale, repair, dismantling or servicing of any vehicles, equipment, materials or supplies, nor shall any such activity adjacent to off-street parking spaces obstruct required access to off-street parking areas. Parking spaces shall be used for the parking of vehicles and shall not be used for non-auto related uses such as storage units or trash containers. Parking spaces may only be used as a commercial parking facility if approved for such use. See Subsection 26.515.010.E and the definition of commercial parking facility, Section 26.104.100. Commercial parking facilities shall require special review approval and may also require conditional use approval in some Zone Districts. The proposed development will comply with the use restrictions described above within its sub-grade parking area. No commercial parking facility is proposed. F. Surface parking. Surface parking is prohibited or requires conditional use review as a principal use of a lot or parcel in some Zone Districts. For surface parking of eight (8) or more spaces, parking areas shall include one (1) tree with a planter area of twenty (20) square feet for each four (4) parking spaces. Planter areas may be combined, but shall be proximate to the parking spaces. The Planning and Zoning Commission may waive or modify this requirement on a per case basis. Parking within structures is exempt from this landscaping provision. 09/04/2018 Gorsuch Haus Amended Application 97 No surface parking is proposed on the Project site. G. Restrictions on drainage, grading and traffic impact. Off-street parking spaces shall be graded to ensure drainage does not create any flooding or water quality problems and shall be provided with entrances and exits so as to minimize traffic congestion and traffic hazards. The cul-de-sac improvements, Lodge entrance and sub-grade parking access have been designed to minimize traffic congestion and hazards as well as vehicle/pedestrian interactions with a logical flow with the accessible parking entrance on the western corner of the cul-de-sac followed by a separated guest drop-off area along the southern edge of the cul-de-sac. H. Restrictions on lighting. Lighting facilities for off-street parking spaces, if provided, shall be arranged and shielded so that lights neither unreasonably disturb occupants of adjacent residential dwellings nor interfere with driver vision. All outdoor lighting shall comply with the outdoor lighting regulations, Section 26.575.150. No surface parking is provided; therefore this criterion is not applicable. REQUIRED NUMBER OF OFF-STREET PARKING SPACES - 26.515.030 Off-street parking spaces shall be provided for each use according to the schedule, below. Whenever the off-street parking is subject to establishment by adoption of a Planned Development final development plan, that review shall be pursuant to Chapter 26.445, Planned Development. Whenever the parking requirement shall be established through a special review, the standards and procedures set forth at Section 26.515.040, Special review standards, below, shall apply. Whenever the parking requirement may be provided via a payment-in-lieu the standards and procedures set forth at Section 26.515.050, Cash-in-lieu for mobility enhancements, below, shall apply. An existing deficit of parking may be maintained when a property is redeveloped. For lodging projects with flexible unit configurations, also known as "lock-off units," each separate "key," or rentable division, shall constitute a unit for the purposes of this Section. For projects with parking requirements in multiple categories (residential, commercial, lodging or other), the provision of on-site parking may be approved to satisfy the requirements for each use concurrently, pursuant to Chapter 26.430, Special review and according to the review criteria set forth below. (For example: A project comprised of commercial use requiring five [5] parking spaces and lodging use requiring five [5] parking spaces may be approved to provide less than ten [10] total parking spaces.) This shall not apply to parking which is provided through a payment-in-lieu. The Project meets the requirement for the number of off-street parking spaces accommodating the proposed uses as described in Chapter II. 2. Off-Street Parking with 56 proposed spaces. 09/04/2018 Gorsuch Haus Amended Application 98 9. SPECIAL REVIEW FOR DENSITY STANDARDS An adjustment of the “density standard” may be approved allowing the Project to remain qualified for the height, floor area and growth management incentives associated with this standard. The Applicant is seeking this approval from City Council during the Planned Development review process. The review shall be pursuant to the review procedures for the special review, Chapter 26.430, and the criteria found in Chapter 26.710.190E REVIEW STANDARDS FOR SPECIAL REVIEW (26.430.040A) A. Dimensional Requirements. Whenever the dimensional requirements of a proposed development are subject to special review, the development application shall only be approved if the following conditions are met: 1. The mass, height, density, configuration, amount of open space, landscaping and setbacks of the proposed development are designed in a manner which is compatible with or enhances the character of surrounding land uses and is consistent with the purposes of the underlying zone district. Figure 29. Surrounding Lodge District Neighborhood [Approved Plans] 09/04/2018 Gorsuch Haus Amended Application 99 Figure 30. Comparable Lodges 2. The applicant demonstrates that the proposed development will not have adverse impacts on surrounding uses or will mitigate those impacts, including but not limited to the effects of shading, excess traffic, availability of parking in the neighborhood or blocking of a designated view plane. PROCEDURE FOR SPECIAL REVIEW APPROVAL (26.430.050) B. Steps Required. One – Public hearing before Planning and Zoning Commission. The Applicant requests the review approval procedure occurs with the Planned Development review before City Council in place of a hearing before Planning and Zoning Commission. The Project review by City Council will occur as part of a comprehensive Lift 1A Corridor review which includes Willoughby Park and Lift One Lodge. APPLICATION (26.430.060) The development application for special review shall include the following: 09/04/2018 Gorsuch Haus Amended Application 100 A. The general application information required under Section 26.304.030 B. A sketch plan showing the configuration of the development on the lot and those features of the site which are relevant to the special review requested. C. An analysis of the characteristics of similarly situated properties in the same Zone District and neighboring parcels with respect to whether these properties comply with the dimensional review, off-street parking or utility and delivery service area requirements which is subject to special review. SPECIAL REVIEW FOR DENSITY STANDARDS (26.710.190.E) 1. The density standard may be amended by a maximum of 10% to one lodge unit per 550 square feet of Gross Lot Area. An adjustment in excess of this increase may be approved through the adoption of a PD plan, but the project shall no longer be qualified for the associated incentives. The Project is requesting a density standard increase to the maximum of 10%. The Gross Lot Area totals 44,545 sf A total of 81 keys are proposed with the Lodge which allocates one Lodge unit per approximately 550 sf of the Gross Lot Area. Approval of this request would allow the Project to remain qualified for the associated incentives with the density standard. 2. The project includes a generous amount of non-unit space, amenities and services for guests of the lodging operation. This can include both internal and external amenities. Every effort has been made to provide guests of the Project with an enjoyable experience. The lodging component contributes to approximately 80% of the total Project. The remaining amount of interior space to be allocated to amenities such as the spa and fitness facilities, meeting rooms, a variety of dining options, retail uses, lounge areas and a rooftop pool and spa. External to the Project, spill-out spaces for meetings, outdoor patios and dining terraces and access to Aspen Mountain and the skiway have been provided to compliment the Lodge’s interior amenities. 3. The project provides a range of unit sizes and configurations to be attractive to a broad segment of potential guests. Flexible units are encouraged. The Lodge units are a mix of King and Double Queen sizes and accommodate connective configurations to provide for a variety of guest party sizes. The Project is intended to be a modest size Lodge. Average room sizes are approximately 432 sf which is smaller than rooms at other Aspen hotels such as the Little Nell (650 sf), Limelight (485 sf) and Jerome (600 sf). The smaller room size proposed as part of this intimate Lodge Project will allow price points that will be attractive to a broad segment of potential guests. 09/04/2018 Gorsuch Haus Amended Application 101 IV. PUBLIC OUTREACH SUMMARY / OVERVIEW Since the last Gorsuch Haus Project review by City Council on March 27, 2017, there have been open houses, Council work sessions and individual meetings with stakeholders that have each allowed the opportunity for genuine neighbor and community input of the Lift 1A Corridor Plan. Feedback has been instrumental in the amended development proposal. During the March 2017 meeting, Council reflected public opinion and expressed a strong desire to understand the possibility of locating the lift closer to Town’s core. The land use application for Gorsuch Haus was tabled by City Council during this review. City staff was then directed to organize a process to examine the Lift 1A Corridor and potential lift replacement locations. In the time since the last reviewed Application, the Applicant has participated in and organized neighborhood and public outreach efforts that have focused on the study of the Lift Corridor by SE Group and the Lift 1A Corridor Plan. The Lift 1A study was a two-phase process that began in May 2017 and concluded in May 2018. This study involved numerous stakeholders including the Lift One Lodge property, Aspen Skiing Company, Aspen Historical Society, City of Aspen Departments and Gorsuch Haus. The Final Report presented in a Council Work Session May 15, 2018 included 3-dimensional studies, grading, lift profiles, and the width of corridors for lift and skiway return. The lower lift to a terminal site at Dean Street was determined by City Council as the preferred location. Following the selection of the preferred alternative, the City of Aspen Community Development Staff organized a three-month series of meetings to identify outstanding issues among the stakeholder group and work toward realizing the Lift 1A Corridor vision. INFORMATIONAL MEETING / COMMUNITY OPEN HOUSE / STAKEHOLDER MEETINGS The City of Aspen organized two community open houses timed with the conclusions of Phase One and Phase Two of SE Group’s Assessment Report. These informative community open houses were held to educate the public in advance of public City Council work sessions. The first was hosted on October 30, 2017. In this open house format, the community was invited to review exhibits displaying the options studied by SE Group and ask questions of City Staff. All stakeholders, including the Gorsuch Haus, were in attendance to observe and listen to feedback. The second open house was hosted on May 15, 2018. Detailed site plans and vertical exhibits of the preferred options were displayed during the open house for the community to review and understand the options and as questions of City Staff. Like the first open house, Gorsuch Haus and other stakeholders attended to observe and listen to feedback. City Council work sessions were held after each open house on October 30, 2017 and May 15, 2018. Public comment was received at both meetings. Representatives from each stakeholder group were in attendance to participate in the discussion of the preferred lift replacement option and listen to public comments on the options. During the May 15, 2018 work session, Council determined a preferred option which released the development proposals from both Lift One Lodge and Gorsuch Haus to proceed and accommodate the lift replacement at the Dean Street Location. 09/04/2018 Gorsuch Haus Amended Application 102 Stakeholders of the Lift 1A Corridor have been consistently meeting as a group for the period between May through August 2018. The City departments, Aspen Skiing Company, Aspen Historical Society, Gorsuch Haus, Lift One Lodge and lift consultants have been intensely discussing all aspects of the corridor. 09/04/2018 Gorsuch Haus Amended Application 103