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Home My WebLink About161017_Gorsuch Haus Supplemental MaterialGORSUCH HAUS PROJECT REVIEW APPLICATION - SUPPLEMENTAL MATERIALS SUBMITTED TO THE CITY OF ASPEN BY NORWAY ISLAND, LLC MARCH 29, 2016 AMENDED SEPTEMBER 1, 2016 UPDATED OCTOBER 17, 2016 NORTH 0 ORIGINAL SCALE: 37'6"75'150' 1"=75' Lot 1 Lot 2 Elev.8025 So u t h A s p e n S t r e e t 1 GORSUCH HAUS Land Use Metrics 10/16/2016 % of Area Reduced from FAR Generation Sq. Ft. Reduction in Lot Area attributed to Steep Slopes 75,466 62,142 ‐ 24,870 ‐ 50% 35,135 17,567.39 100% 2,266 2,266.41 19,834 32% 25% 15,535.53 1) Rights‐of‐way proposed for vacation are not included in the lot area from which steep slopes are calculated. 3) Total reduction in floor area attributable to a property's slopes shall not exceed 25%, slope calculations are based off of existing grade. Maximum sf reduction in lot area attributable to a property's slopes3 Maximum % reduction in lot area attributable to a property's slopes Total Reduction from Steep Slopes (based on Interpolated Natural Grade below 8025 and existing grade above 8025)2 Percent of Site (not including ROWs) Encumbered by Steep Slopes3 2) Historic Contours are used from the Falcon Air Maps 1950s data estimating predevelopment contours for elevations below elevation 8025, above 8025 the existing contours from Sopris Engineering's Existing Conditions Survey are used. Slopes 20%‐30% Slopes more than 30% Slopes < 20% Proposed Lot Area ‐ Excluding ROWs1 Slope Analysis Slope Range: Gross Lot Area Lot 1 Lift One Lodge Lift One Lodge Shadow MountainCondominiums MountainQueenCondominiums CaribouCondominiums SLOPE ANALYSIS (FOR NET LOT AREA/FAR GENERATION) NORTH 0 ORIGINAL SCALE: 37'6"75'150' 1"=75' 2 GORSUCH HAUS Land Use Metrics 10/17/2016 Lot Area / Floor Area Ratio Lot 1 (Primary Lot + Column Stabilization) Lot 2 Dedicated ROW Total 75,466 213,303 6,477 295,246 13,324 ‐ 13,324 2,973 ‐ 2,973 Lot 1 Lot 2 3,655 ‐ 5,086 ‐ 4,583 ‐ 13,324 ‐ % of Area Reduced from FAR Generation Sq. Ft. Reduction in Lot Area attributed to Steep Slopes 75,466 62,142 ‐ 24,870 ‐ 50% 35,135 17,567.39 100% 2,266 2,266.41 19,834 32% 25% 15,535.53 1) Rights‐of‐way proposed for vacation are not included in the lot area from which steep slopes are calculated. 3) Total reduction in floor area attributable to a property's slopes shall not exceed 25%, slope calculations are based off of existing grade. Lot 1 Lot 2 75,466 213,303 13,324 ‐ 15,536 53,326 28,859 53,326 46,607 159,977 62,142 213,303 Net Lot Area Reductions (To determine Allowable Floor Area) Gross Lot Area Vacated ROW / Vehicular Easements Total Reductions Net Lot Area (FOR FAR CALCULATIONS) Net Lot Area (FOR Density CALCULATIONS) Maximum reduction in lot area attributable to steep slopes ‐ 25% Maximum sf reduction in lot area attributable to a property's slopes3 Maximum % reduction in lot area attributable to a property's slopes Total Reduction from Steep Slopes (based on Interpolated Natural Grade below 8025 and existing grade above 8025)2 Percent of Site (not including ROWs) Encumbered by Steep Slopes3 2) Historic Contours are used from the Falcon Air Maps 1950s data estimating predevelopment contours for elevations below elevation 8025, above 8025 the existing contours from Sopris Engineering's Existing Conditions Survey are used. S. Aspen Street Hill Street Area of Reserved Air Rights Slopes 20%‐30% Slopes more than 30% Total Slopes < 20% Proposed Lot Area ‐ Excluding ROWs1 Slope Analysis Slope Range: PD Lot Composition ROW / Vehicular Easements ‐ Proposed for Vacation Gross Lot Area Rights of Way (ROW) 1 Summit St Gross Lot Area 1. Block 10 (Lot 1) includes the original Aspen Town sites and the survey notes a previously vacated alleyway by Ordinance Number 13, 1971, according to Ordinance No.4 Series of 2015, ROW vacations prior to 1975 are not deducted from lot area the FAR generation within the Lodge District Lot 1 LOT AREA / FAR CALCULATIONS 3 GORSUCH HAUS Land Use Metrics 10/17/2016 FLOOR AREA RATIO 1 USE TYPE Proposed Program Floor Area (Including Sub‐grade Reductions) Proposed Floor Area Ratio (FAR) Proposed Program Floor Area (Including Sub‐grade Reductions) Proposed Floor Area Ratio (FAR) FAR Total2 71,559 1.54 ‐ ‐ Lodge 52,444 1.13 ‐ ‐ Affordable Multi‐family Housing 869 0.02 ‐ ‐ Free Market Multi‐Family Housing 12,045 0.26 ‐ ‐ Commercial 4,690 0.10 ‐ ‐ Non‐Unit (Lift Canopy) 1,512 0.03 ‐ ‐ Commercial Parking Facility3 N/A N/A N/A N/A 2. Non‐unit space is assigned according to percentages of each use with the exception of the Lift Canopy which is represented separately. 3. No Commercial Parking Facility is currently contemplated for this site. LOT 1 LOT 2 1. This FAR Schedule includes the net lot area for FAR generation which subtracts steep slopes up to 25% of the site and the portions of the site generated by proposed vacated rights of way. The area of reserved air rights above the porte cochere has not been included in lot size for the generation of Floor Area. 4 REQUESTED GMQS ALLOTMENTSGORSUCH HAUS Land Use Metrics 10/16/2016 GMQS Allotments / Affordable Housing Mitigation Requirements Regular Hotel Rooms 60 Owner Restricted Condo Lock offs 21 Total Number of Keys (Regular Hotel Rooms + Owner Restricted Lock Off Units) 81 Total Lodging Net Livable Area (sf) 42,164 Average Unit Size ‐ Total Lodging Net Livable Area / Total Number of Keys (sf) 520.54 0 Total Reqested GMQS Allotments 2016 Requested Allotments 2017 Requested Allotments Lodging (Pillows) 162 112 50 Commercial (Net Leasable sf) 6,810 Residential ‐ Free Market (Units) 6 Residential ‐ Affordable Housing 1 Lodging Take‐offs Requesed GMQS Allotments 5 AFFORDABLE HOUSING CALCULATIONSGORSUCH HAUS Land Use Metrics 10/16/2016 30% 60% Lodge Land Use Category # of Keys Employee (FTE) Generation per Key (Code Generation) FTE Employees Generated (Total Keys x FTE Generation) % of Employee Generation Required for Mitigation Requited Mitigation (FTEs Generated x Mitigation Requirement %) Lodge / Owner Restricted Condominiums 81 0.6 48.60 60%29.16 29.16 11,664.00 Commercial Land Use Category Net Leasable Square Feet (sf)6 Employee (FTE) Generated for each 1,000 sf (Code Generation) FTE Employees Generated (Net Leasable SF x FTE Generation) % of Employee Generation Required for Mitigation Main Floor Commercial Space (at grade entry) Restaurant, grab n' go, Ski Company Ticketing 1,990 4.70 9.35 60%5.61 Basement / Upper Floor Commercial (Ski Company Lockers and Offices, Restaurant Storage and Kitchen) 4,820 3.525 16.99 60%10.19 15.81 6,322.44 Free Market Multi‐Family Residential % of Square Footage Required for Mitigation Net Livable Area 30.00%3,259.50 8.15 3,259.50 Affordable Housing Migation for New Construction 53.11 21,245.94 Total Employee Generation Required (FTE) New Development ‐ Affordable Housing Generation / Mitigation Requirements Free Market ‐ Net Livable Area Percentage Requiring Mitigation Lodging/Commercial ‐ Employee Generation Percentage Requiring Mitigation Total Square Footage Mitigation Requirement (sf) Total Employee Mitigation Required (FTEs) (Lodging FTE + Commercial FTE + Free Market Net Livable Conversion to FTE) Total Square Footage Requirement Total Employee Mitigation Required (at 400 sf per FTE) 10,865 Net Livable Square Feet (sf) Total Square Footage Requirement (at 400 sf per FTE) Total Employee Generation Required (FTE) Required Mitigation Percentage ‐ 26.470.070.8.b (projects with less than 1 lodge unit per 500 sf of lot area) Total Square Footage Requirement (at 400 sf per FTE) 6 GORSUCH HAUS Land Use Metrics 10/16/2016 Basement*497 sf First Level 606 sf Second Level 839 sf Third Level 128 sf Ticket Shed 47 sf Total Net Leasable 2,117 sf Classification of Commercial Space Total Square Feet (sf) Generation Rate FTEs Generated Main Level 1,620 4.7 7.615 Basement / Upper Floor (*) 497 3.53 1.754 Total Reconstruction Credits (FTEs) 9.369 53.11 FTEs 9.37 FTEs 43.75 FTEs 3.0 FTEs 40.75 FTEs Total Employee Mitigation Required (FTEs) (New Construction Requirement less Reconstruction Credits) Mitigation Fulfilled Onsite (one three‐bedroom onsite AH Unit totaling 1,357 net livable sf) Notes: FTE Generation for Existing Square Footage / Reconstruction Credits Affordable Housing Requirement Strategy/Summary ‐ For lodging projects with flexible unit configurations, also known as "lock‐off units," each separate "key" or rentable division shall constitute a unit. ‐ 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. ‐ AH calculations for commercial and residential areas are based on the Net Leasable and Net Livable are measured per the Per Code Section 26.575.020.I Measurement of Net Leasable Area and Net Livable Area. Remaining off‐site FTE to be fulfilled Lift 1A / Aspen Skiing Company Building ‐ Existing Square Footage Total Employee Mitigation Required for New Construction Reconstruction Credits ‐ 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. ‐ 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 square feet of net livable area. Total Reconstruction Credits 7 South Aspen View from Main Street EXISTING PROPOSED PROPOSED SKETCH UP VIEWS ALONG SOUTH ASPEN STREET 8 South Aspen View from Durant Avenue EXISTING PROPOSED LIFT ONE LODGE SHADOW MOUNTAIN 9 South Aspen View from Dean Street EXISTING PROPOSED LIFT ONE LODGE SHADOW MOUNTAIN 10 POURED-IN-PLACE CONCRETE WALL W/ REINFORCING AND FOOTING AS REQUIRED STONE VENEER F.F.E. 8008' T.O.W. 8010' 2' - 0 " F.F.E. 8009 POURED-IN-PLACE CONCRETE WALL W/ REINFORCING AND FOOTING AS REQUIRED STONE VENEER 8037' T.O.W. 8041' 4' - 0 " VA R I E S - SE E P L A N POURED-IN-PLACE CONCRETE WALL W/ REINFORCING AND FOOTING AS REQUIRED STONE VENEER 8042' T.O.W. 8046' 4' - 0 " VA R I E S - SE E P L A N NORTH 0 1.5'3'6' 1"=3'-0" Detail 1 - Typical Detail 2 - Typical Detail 3 - Typical Detail 3 Detail 2 Detail 1 RETAINING WALL DETAILS 11 7990 8000 8010 8020 8030 8040 8050 8060 8070 8080 8090 7990 8000 8010 8020 8030 8040 8050 8060 8070 8080 8090 7990 8000 8010 8020 8030 8040 8050 8060 8070 8080 8090 Mountain Queen Shadow MountainGorsuch Haus 45 ' - 9 " Mountain Queen Shadow MountainGorsuch Haus 41 ' - 1 0 " Mountain Queen Gorsuch Haus 28 ' - 0 " 26 ' - 6 " Section 2 Scale 1":40' Section 3 Scale 1":40' Section 1 Scale 1":40' Scale 1":250' 1 2 3 1 2 3 Existing Grade Existing Grade Existing Grade 30 ' - 6 12" 40 ' - 6 " ADJACENT PROPERTY COMPARISON CROSS-SECTIONS 12 !"#$#%&'()!"#$#%& ! 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