HomeMy WebLinkAboutMemo_Gorsuch Haus_Detailed PD Review_11122020Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/3/20
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Garrett Larimer, Planner II
THRU: Amy Simon, Interim Planning Director
RE: Gorsuch Haus (S. Aspen Street) – Detailed Planned Development and
Associated Reviews – Public Hearing
MEETING November 17th, 2020
DATE:
APPLICANT /OWNER:
Norway Island, LLC
Aspen Skiing Company, LLC
(owner)
REPRESENTATIVE:
Design Workshop, Inc.
LOCATION:
Lot 1 & 2: Gorsuch Haus
Planned Development (PD)
and Subdivision
APPROVED ZONING
Lot 1: Lodge (L) Zone District
with a PD Overlay.
Lot 2: Conservation (C) Zone
District with a PD Overlay
CURRENT USE
The current use of the property
is as the base of a ski lift (Lift
1A)
STAFF RECOMMENDATION:
Staff recommends the Planning and Zoning Commission
approve the requested Land Use Reviews with conditions.
SUMMARY:
The application requests Detailed Planned Development,
Final Commercial Design Review, a Setback Variance, and
Special Review by the Planning and Zoning Commission to
develop the property with a mixed-use lodge.
Proposed Rendering
LAND USE REQUESTS:
The Applicant, Norway Island, LLC (with consent to submit a land use application by the Aspen
Skiing Co., LLC) is requesting Detailed Planned Development, Final Commercial Design, a
setback variance, and Special Review to redevelop the subject site at the end of S. Aspen Street
where Lift 1A is located.
The Applicant is requesting Planned Development – Detailed Review before the Planning and
Zoning Commission (P&Z), the final step in a two-step land use review process for the Gorsuch
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Haus Planned Development and Subdivision. The Planning and Zoning Commission is the final
decision-making authority on the following land use reviews:
• Planned Development - Detailed Review (Chapter 26.445) to refine a project’s design and
operational characteristics. (City Council granted Project Review approval which established
dimensional requirements for the project.)
• Final Commercial Design Review (Chapter 26.412, and the Commercial Design Guidelines)
for construction of a mixed-use lodge building.
• Special Review (Chapter 26.430) for tandem and compact parking spaces proposed in the
subgrade parking garage.
• Setback Variance: (Chapter 26.314) for a utility infrastructure enclosure in the east setback.
BACKGROUND:
The Gorsuch Haus mixed-use hotel is part of the Lift One Corridor project that includes the
redevelopment of the present-day Lift 1A base area. The Lift One Corridor project includes the
development of two mixed use lodging projects (Gorsuch Haus and Lift One Lodge) containing
lodge units, restaurant, commercial space, free-market multi-family housing, affordable housing
and accessory uses. A key element in the project is the relocation and replacement of Lift 1A,
bringing a new lift closer to Dean Street. The project includes the relocation of the historic Skier’s
Chalet Lodge and Skier’s Chalet Steakhouse, along with the restoration of the original bull wheel
and towers that remain from Aspen’s original chairlift, the creation of the Dolinsek Garden Park,
and improvements to the base of Aspen Mountain.
The Lift One Corridor project has gone through numerous revisions and has included
collaboration and coordination between numerous stakeholders including, Aspen Skiing
Company, and Gorsuch Haus and Lift One Lodge Applicant teams, the Aspen City Council,
Planning and Zoning Commission, Historic Preservation Commission, Pitkin County Open Space
and Trails Board, various City of Aspen Departments including the Community Development,
Parks, and Engineering departments, and private consultants. Extensive Public Outreach has
been conducted throughout the project to get feedback from the residents of Aspen. The original
application was submitted in March 2016 but due to restudy and revisions to the project, the
Project Review Ordinance was referred to a public vote City Council in. After a City Council review,
the Ordinance was approved
The Planning and Zoning Commission reviewed the original design for the Gorsuch Haus Planned
Development Project Review and associated reviews in July, August, and September of 2016
and recommended Council deny the project. City Council tabled that application and the Gorsuch
Haus design team, along with the all Lift One Corridor Stakeholders, pursued a restudy of the Lift
1A alignment to look at the feasibility of bringing the new lift closer to town. After the restudy, the
Gorsuch Haus resubmitted a revised design in September 2018 that was considered by City
Council in January 2019 and Council referred Ordinance No. 39, Series of 2016 to a public vote
that was approved by the voters of Aspen in March 2019.
The voter approved Ordinance established all dimensional and use requirements for the project.
The Ordinance allows minor changes to dimensions to be reviewed and approved by the Planning
and Zoning Commission and Community Development Staff.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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The approved project consists of:
• 81 lodge unit keys ,
• 4 free-market residential units,
• 1 affordable housing unit,
• 7,730 square feet of Commercial Net Leasable,
• 56 parking spaces located in a subgrade garage,
• Relocation and replacement of the existing Lift 1A ski operations building to Lift One
Lodge property and replacement of lift infrastructure on both Lot 1 and 2.
Overall, 64,023 sq. ft. of Floor Area for the entire development is proposed. Typical lodging
amenities such as a meeting/banquet room, spa, and fitness room as part of the lodge.
Currently the subject site consists of 4 parcels (with 3 Parcel IDs) and is zoned Conservation (C).
Subdivision approval was granted to subdivide the subject site into Lot 1 and 2. Rezoning of Lot
1 from Conservation (C) to Lodge (L), while Lot 2 remains in the Conservation zone district. Lot 2
contains development restrictions prohibiting residential development and limiting development
to activities to those in support of uses approved in the Ordinance.
All allotments for the project were allocated from the 2016 and 2017 available allotments. The
project received Special Review for the employee generation rate as part of the lodge incentive
program in the Land Use Code. This resulted in a reduction of the projects mitigation requirement
of 4.64 FTE’s. Since a mitigation reduction was approved, an employee generation audit is
required two years after completion of the project to confirm employee generation.
The project is providing 1, one-bedroom employee housing unit as part of the required mitigation.
The remaining mitigation must be provided as additional on-site units, “buy down” units, or
Affordable Housing Credits. Cash-in lieu is not an available mitigation option.
City Council approved incentives for the project based on the provision of generous lodge amenity
space for lodge guests and a good mix of lodges unit sizes and configurations. Council granted
incentives including an increase in lodge unit density, floor area, height, and employee mitigation
incentives established for a project with a higher density.
CURRENT REVIEW:
The Planned Development Detailed Review provides an opportunity for Staff and the Commission
to check-in on the project as the design develops further to ensure the continued compliance with
the approved Ordinance. Details of the project not included in the Project Review approval are
considered during this review, including architectural details, materials, glazing, landscaping, and
site plan details.
Any changes from the Project Review approval are evaluated, and if within the allowance and
limitations of the Ordinance, are memorialized. The application has been reviewed by City Staff
and revisions that are relevant to this discussion are outlined below.
PROJECT REVISION SUMMARY:
Changes from the Project Review design relevant to this review include:
- Reconfiguration of 2 rooms on Level 5 from north-south orientation to east-west,
- Refined restaurant and bar floor plans,
- Relocation of commercial space to create vaulted “Library” on 3rd level,
- Elimination of the second sub-grade parking level,
- Extension of exterior stairs to the south on the west side of the structure,
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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- Increase in the size of the roof top deck,
- Increased deck sizes for lodging and free-market residential units,
- Refinement of the material and fenestration plan,
- Further refinement of the grading and utility plan, and,
- A revised shape of Lot 1.
COMPLIANCE WITH ORDINANCE NO. 39, SERIES OF 2016: Staff has reviewed all changes and has
found the revisions to be within the allowances and limitations of Ordinance No. 39, Series of
2016.
Floor Area: Minor revisions to the project and further refinement of the grading plan resulted in a
reduction in overall floor area. No increase in floor area is requested. Staff has found the current
plans to comply with floor area limitations. Final compliance with Ordinance No. 39, Series of
2016 will be confirmed prior to building permit issuance. A comparison of the Project Review
approval floor area allocations vs. current design are shown below.
Growth Management Quota System: Adequate allotments were granted for the project and no
additional allotments are required. Updated Affordable Housing mitigation calculations for the
most recent design are shown below using current floor area numbers. Final Affordable Housing
Mitigation requirements will be calculated prior to building permit issuance using the methodology
approved during Project Review Approval.
Lodge Use 11.67 FTEs
Free Market Residential Use 4.64 FTE mitigation1
Commercial Use 8.04 FTE Commercial mitigation requirement
Sub Total 24.35, Category 4
Total Required Mitigation w/
Employee Generation Review 19.71 FTE, Category 4
Exhibit B: Updated Affordable Housing Mitigation
1 Employee Generation Review Granted via Ordinance No. 39, Series of 2016 for a 4.64 FTE credit. Free market
mitigation requirement =0.
Exhibit A: Floor Area Comparison
Dimensional Limitation Established via
Ord. 39, Series of 2016 Current Design
Total Floor Area 64,023 sq. ft. 63,614 sq. ft.
Lodging Floor
Area 42,077 sq. ft. 40,163 sq. ft.
Commercial
Floor Area 7,730 sq. ft. 4,791 sq. ft.
Free-Market
Residential (Net
Livable)
8,000 sq. ft. 8,000 sq. ft.
Affordable
Housing
(Net Livable)
730 sq. ft. 750 sq. ft.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Public Amenity: The Public Amenity requirement is 25% of the lot size, for this project that equals
11,136 sq. ft. of public amenity space. The proposed design provides various public spaces on
the main level, east side patio, roof top bar, and public access to the mountain along the western
stair. Compliance will be confirmed prior to building permit issuance.
Height: Staff has reviewed the design for compliance with the height limitations approved in
Ordinance No. 39, Series of 2016 and have found the project to comply with the dimensional
limitations established in the PD approval. Minor revisions to the roof plan have been made and
include changes to dormers and a revised roof design on the southern portion of the building. The
Grading plan has changed but the project continues to show compliance with maximum height
limitations. Final compliance with height limitations will be confirmed prior to building permit
issuance.
Setbacks & Lot Reconfiguration: The current design includes additional stairs on the west side of
the structure. The stairs extend further to the south than shown during Project Review. The stairs
were extended to accommodate building code required egress. Staff has found the additional
stairs to comply with dimensional requirements of Ordinance No. 39, Series of 2016, and be
consistent with design alterations expected as the project design progresses.
Minor changes to the shape and configuration of Lot 1 and Lot 2 are proposed but no increase in
size is requested for Lot 1, containing the Gorsuch Haus. All changes are between the boundary
of Lot 1 and Lot 2 in the Gorsuch Haus PD.
Exhibit C: Site Plan – Project Review Approval
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Exhibit D: Site Plan – Current Plan
Massing Changes: The current plan has shown larger decks for the free-market, lodge units, and
roof top deck. The individual unit decks result in a minor increase in perceived massing and
comply with dimensional limitations and all applicable review criteria.
The relocation of one lodge room, and change in orientation of two rooms, on the 5th level results
in a massing change. Staff has found the change to comply with all dimensional limitations. The
additional room is relocated from the change on the 4th floor to create a vaulted ceiling for the
“Library” room. Staff finds this to be a minor change in massing that is appropriate given the
refinement of the internal programming and design on the hotel. See Exhibits E-H.
Exhibit E: Level 5 Floor Plan – Current
Exhibit F: Level 5 Floor Plan – Project Review (Previous)
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Grading Plan: As the project continued to develop the grading and Engineering for the project
to incorporate ski corridor requirements, Engineering Design Standards, the provision of utilities
to the project the grading plan has been modified and refined. All revisions are considered
minor, do not significantly deviate from the approved conceptual plans, and are consistent with
revisions expected during project development. The changes to grading do not result in issues
with dimensional or design requirements as outlined in Ordinance No. 39, Series of 2016.
CHANGES RESULTING IN ADDITIONAL LAND USE REVIEWS:
Special Review Parking: The applicant has revised the design of the subgrade parking plan to
eliminate the second level below grade. The revised design only requires one subgrade parking
level. The revised plan provides
the required number of parking
spaces. However, in order to
accommodate the revised design,
Special Review is requested to
allow a parking configuration that
includes tandem parking spaces
and compact parking. Special
Review is required any time a
project requests a variation from
the requirements of the parking
code. The project contains
compact parking spaces that
equal 25% of the overall parking
plan (14 spaces), which is
permitted by the current code, but
not the code the project is vested
Exhibit G: Level 4 Floor Plan – Current
Exhibit H: Level 4 Floor Plan – Project Review (Previous)
Exhibit I: Parking Level Floor Plan – Current
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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in. Unobstructed access to the ROW is required for each parking space which is why Special
review is requested for the tandem spaces.
Setback Variance: Through coordinated efforts with the City of Aspen and the various
stakeholders, it was determined the provision of utilities was most appropriate and functional on
the west side of the building. Because of the relationship to the ski corridor and public amenity
space on at the restaurant and bar patios, a utility enclosure is proposed. The exact location of
utility infrastructure was not understood during Project Review and the location of that
infrastructure is the result of anticipated project refinement. Utility infrastructure is allowed in a
setback, the setback variance is requested to accommodate the enclosure that surrounds the
utility equipment, which is not expressly permitted by the code.
STAFF COMMENTS:
PLANNED DEVELOPMENT – DETAILED REVIEW: While Project Review focuses on the general
concept for the development and outlines underlying dimensional requirements, Detailed Review
focuses on confirming continued compliance with the approved Ordinance and a comprehensive
evaluation of the specific aspects of the development, including utility placement, landscaping,
and architectural design.
The project includes detailed landscaping, including a mix of trees, shrubs, flowers and sod. The
plans considers replacing trees removed through the development, plantings that are appropriate
around the ROW and pedestrian area, and in consideration of the proximity of the project to ski
corridors. The Applicant is coordinating all plantings with the City Parks Department to ensure
the landscaping plan is appropriate.
The architectural details and design are consistent with expected design elements of a lodge at
the base of Aspen Mountain. The design responds to Aspens historical architectural past while
provided a design that is appropriate given the current development context in Aspen and similar
high-end alpine destinations. The materials used are high quality and will withstand the climate in
a mountain environment. The project has one unique design element - the roof shingles combine
design and function. The proposed shingles look like typical slate shingles, but are photovoltaic
panels producing electricity to offset the energy needs of the development.
Exhibit J: East Façade Rendering – Highlighting Utility
Enclosure
Exhibit K: Current Site Plan – Highlighting Utility Enclosure
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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All exterior lighting and signage will meet City of Aspen requirements and will be confirmed at
Building Permit review.
The building is located within Mudflow zones. The applicant has coordinated with the City of
Aspen Building and Engineering Departments and understands what is required to show
compliance prior to building permit issuance.
The project is required to provide pedestrian, bike, and transit facilities. The project has
completed the required Transportation Impact Analysis (TIA), and is providing mitigation for
approximately 54.43 new vehicle trips, when mitigation for just 52.7 is required. The project
includes a mix of attached sidewalks, detached sidewalks, and crosswalks that improve
pedestrian access and reduce pedestrian/vehicle conflicts at the top of S. Aspen Street. The
Applicant has coordinated with the COA Engineering Department to ensure the project complies
with the Engineering Design standards for all ROW and transportation improvements.
Various multi-modal transportation improvements are included in the Lift One Corridor plan
collectively and this project benefits from, and contributes to, those improvements. Specific
provisions including a bike rack at the main entry to the lodge and pedestrian access to the base
of Aspen Mountain. The project will include “end of trip facilities” including protected bike parking,
lockers and showers for residents and staff members to encourage biking to and from work.
COMMERCIAL DESIGN: The property is located within the Mountain Base Character Area. The
Applicant has proposed a design inspired by alpine architecture in Aspen and other mountain
communities. The design includes various roof forms, articulation of building facades, and
materials to help provide visual interest to the design and break up perceived massing. The
massing is consistent with what was approved in the Conceptual Review with some minor
changes. Changes include, roof form changes, larger exterior decks for lodging and free-market
units, and refinement to materiality and fenestration. Staff supports the revisions since all changes
are minor, appropriate for the continued refinement of the project, and meet the applicable Review
Criteria.
The minor roof form changes do not impact the overall mass of the building, and result in a more
cohesive design. Staff supports the increased size of the decks which have a negligible impact
on perceived massing. In addition, staff supports the refined landscape plan, as it responds to the
proximity to the ski corridor and neighborhood context.
The street level character of the front entry is appropriately scaled and inviting. The design is well
rounded and includes articulation and visual interest on all sides, including the roof. The proposed
materials include stone veneer cladding, wood siding, heavy timber, and metal finishes. Roofing
materials will consist primarily of the Sunstyle photovoltaic shingles with green roofs incorporated
into the roof plan. Staff supports the proposed materials and design and has found the project to
comply with all applicable Commercial Design Review Criteria.
SPECIAL REVIEW – PARKING: Special Review is required for the tandem and compact parking
spaces. Eliminating the second sub-grade parking level creates the need for compact and tandem
parking spaces. A parking operation plan is included as a condition of approval to ensure
appropriate management and function of the tandem parking spaces. The plat will be required to
show assigned parking spaces for the free-market residential and affordable housing units and
they can’t one of the tandem spaces.
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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The provision of 25% of the parking as compact parking spaces is allowed under the current Land
Use Code and Engineering Design Standards. Eliminating the second parking level below grade
has numerous benefits to the site and surrounding neighborhoods and is seen as an improvement
to the overall design of the project. Staff has found the proposed design meets the review criteria
for Special Review. With an approved parking operation plan, the parking needs of the
development are still met and granting a variation to the parking requirements results in a better
development outcome.
SETBACK VARIANCE: Detailed Review requires the applicant develop the infrastructure of the
project, including the provision of utilities to the development. The Applicant worked with the City
of Aspen and Lift One Lodge design team to develop the utility plan. Based on site constraints
and existing utility infrastructure it was determined the best location for the utility service for this
project be on the east façade of the building, extending from Lot 1 into Lot 2.
The equipment and enclosure will require a utility easement documented on the Final Plat for both
Lots. Ordinance No. 39, Series of 2016 restricted development on Lot 2, but allowed for uses and
activities consistent with the intent and contents of the approval. Staff believes the location of the
utility infrastructure is appropriate given the development context and is consistent with the use
allowances outlined in Ordinance 39, Series of 2016. A setback Variance is request for both Lot
1 and Lot 2.
Staff has found the enclosure to be a reasonable response to the proximity or the utility equipment
to the ski corridor and the negative visual impact it would have if it were uncovered. The proposed
utility enclosure matches the architectural character of the lodge. The Land Use Code allows utility
equipment in the setback, however, there is not an allowance for the utility enclosure. The code
acknowledges setbacks are an appropriate location for utilities. A unique site constraint exists
with the setback and adjacent land to the east of the property containing a ski corridor. Staff has
found this to be a modification consistent with the Project Review approval and a reasonable
response to the further refinement of the project. Staff has found that the request for a setback
variance to allow for a utility enclosure meets the Variance review criteria and supports the utility
infrastructure and enclosure in the setback.
MISCELLANEOUS ITEMS: Staff recommends a condition of approval that a Noise Mitigation Plan be
included in the Development Agreement to address impacts of the roof top deck and associated
events. Preliminary discussions have taken place with the Applicant regarding potential mitigation
techniques, but more time is needed to define the plan. Staff has found approval of a Noise
Mitigation Plan during the Approval Document and Development Agreement phase to be an
appropriate time to address compliance with the COA Noise Ordinance. In similar projects it’s
been beneficial to have a Noise Mitigation Plan in place. The topography, design, function and
location all necessitate a plan to mitigate noise impacts. Staff wanted to provide an opportunity
for input from the Commission on requirements to be considered.
ENHANCED PUBLIC OUTREACH: Enhanced Public Outreach was required for this project and the
applicant satisfied this requirement by hosting various neighborhood meetings to review the most
recent design. A summary of those meetings can be found in Exhibit L.
COLORADO TRAMWAY PASSENGER SAFETY BOARD APPROVAL: The lift design was reviewed, and
a variance was granted by the Colorado Tramway Passenger Safety Board, approving the lift
alignment. An additional lift tower was added since Project Review, and the height of the lift towers
adjacent to the Gorsuch Haus were increased to reduce potential conflicts between the lift and
the Gorsuch Haus. These changes are within the allowances and limitations established by
Gorsuch Haus Planned Development – Detail Review & Final Commercial Design Review
P&Z Meeting 11/17/20
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Ordinance No. 39, Series of 2016. The approved lift configuration will be depicted and
memorialized on the Final Plat.
REFERAL REVIEWS: The Detailed Review Application was reviewed by the City of Aspen
Building, Engineering, Parks, Environmental Health, Parking, and Zoning Departments as part of
the Development Review Committee and has recommended approval with conditions. A number
of specific conditions are included in the draft Resolution. Additional requirements have been
communicated to the Applicant that will require compliance prior to the recordation of Approval
Document or prior to building permit issuance.
RECOMMENDATION: Staff recommends the Commission approve the Gorsuch Haus Planned
Development Detailed Review, Final Commercial Design Review, Special Review, and Setback
Variance, with conditions.
PROPOSED MOTION: “I move to approve a Planned Development Detailed Review, Final
Commercial Design Review, Setback Variance, and Special Review for the Gorsuch Haus, Lot 1
and Lot 2, of the Gorsuch Haus Subdivision and Planned Development, with conditions.”
Attachments:
Exhibit A – PD Review Criteria, Staff Findings
Exhibit B – Commercial Design Review Criteria, Staff Findings
Exhibit C – Special Review, Staff Findings
Exhibit D – Variance, Staff Findings
Exhibit E – Detailed Review Plans
Exhibit F – Application
Exhibit G – Supplemental Information from Applicant, received 9.21.20
Exhibit H – Supplemental Information from Applicant, received 11.2.20
Exhibit I – Ordinance 39, Series 2016
Exhibit J – DRC Comments
Exhibit K – Public Comments
Exhibit L – Enhanced Public Outreach
Exhibit M – Public Noticing Affidavit