HomeMy WebLinkAbout1. Gorsuch Haus Project Review Application_160329PROJECT REVIEW APPLICATION
GORSUCH HAUS
A SKI AREA BASE PLANNED DEVELOPMENT
SUBMITTED TO THE CITY OF ASPEN BY
NORWAY ISLAND, LLC
MARCH 29, 2016
Page Intentionally Left Blank
Gorsuch Haus Project Review Application 2
PROJECT SUMMARY
Gorsuch Haus is a proposal to return alpine traditions and hospitality to the western portal of Aspen Mountain at
the base of the Shadow Mountain Lift, commonly referred to as Lift 1A, a location that is fundamental to both the
history and future of skiing in Aspen. This mixed-use lodging project will attract and welcome both community
members and visitors. Efforts have been made throughout the design process to ensure the project is compatible
with the neighboring existing and anticipated development projects, provides public and skier services, and supports
the needed redevelopment for this important mountain portal.
The South Aspen Street neighborhood was once renowned for providing the longest ski lift in North America and
fostering an energetic social atmosphere with lodges that attracted generations of visitors. Today, only five to six
percent of skiers access Aspen Mountain at this location and nightly hotel options in the immediate area are
extremely limited. While annual international racing events such as Aspen Winternational are held on this side of
Aspen Mountain, the infrastructure to support international level ski events has lagged dramatically behind
comparable resort communities. Previous community planning processes have informed the goal of re-invigorating
the South Aspen Street neighborhood and improving access to Lift 1A.
To achieve this vision and provide the right development in this location, the applicant proposes to rezone the
property from Conservation District (C) to Ski Area Base (SKI) Zone District. The SKI zone is specifically tailored to
address a ski base location and will allow for the outdated ski facilities on-site to be redeveloped along with the
addition of a complementary mixed-use lodge, hospitality, restaurant and associated public amenities. Anticipated
site improvements include the replacement of the 1972 fixed grip ski lift with a modern high-speed lift and skier
plaza, associated skier services and mountain operations offices, and indoor/outdoor gathering spaces. The mixed-
use lodge includes 60 rooms with seven restricted-ownership condominiums, six free-market multi-family
residences, one 2-bedroom affordable housing unit, hotel support facilities, food and beverage offerings serving
hotel guests and the general public, and underground parking supporting the proposed uses. With lock-off capability
and rental requirements for the restricted condominiums, a total of 81 rentable lodging units, or keys, will be
provided, offering a variety of room sizes and configurations to accommodate diverse visitor expectations including
party size and accommodation style.
The architecture envisioned for the Gorsuch Haus is derived out of two fundamental ideas: the creation of a
handmade hotel and architecture based in the mountain and town setting. The project will be a gathering place on
the mountain where the community and guests will be welcome. The development solutions, scale, style and
offerings of Gorsuch Haus are intended to complement the on-mountain location, influenced by Aspen’s skiing
heritage and infused with quality and craftsmanship. A primary consideration in the site design is ensuring that the
new lift, replacing the existing Lift 1A, is publicly accessible and skier access is provided through the property to the
historic ski corridor and Lift One Park, which continues to Dean Street. The lift is located at elevation 8015’ (8017’
with snow), slightly lower than the current load elevation of 8018’. These improvements are envisioned to stimulate
a bold future for the site with the return of a lively atmosphere, spurring activity accommodating skiers, continued
international level ski racing, quality lodging, and public and private events of all types and sizes. The Gorsuch Haus
Planned Development will play a critical role in cementing Aspen’s reputation as a world class ski town for
generations to come.
Gorsuch Haus Project Review Application 3
GORSUCH HAUS
DEVELOPMENT TEAM
APPLICANT
NORWAY ISLAND, LLC
A partnership between Roch North American, LLC
Bryan Peterson + Jeff Gorsuch, Partners and
Lowe Enterprises, Inc.
Jim DeFrancia, Principal
jdefrancia@LoweEnterprises.com
P.O. Box 12393
Aspen, CO 81612
970-544-6900
www.GorsuchHaus.com
____________________________________________
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 81612
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
Promo Communications
225 North Mill Street, Suite 204
Aspen, CO 81611
970.925.8480 | www.promoinc.net
LEGAL REPRESENTATION
Holland & Hart, LLP
600 East Main Street, Suite 104
Aspen, CO 81611
970.925.3476 | www.hollandhart.com
HOTEL OPERATIONS
Destination Hotels
10333 Dry Creek Road, Suite 450
Englewood, CO 80112
303.799.3830 |www.destinationhotels.com
Gorsuch Haus Project Review Application 4
TABLE OF CONTENTS
I. INTRODUCTION
1. Project Components
2. Location
3. Applicant
4. Review Requirements and Process
5. Application Organization
II. EXISTING SITE CONDITIONS
1. Location Description
2. Site Description
3. Site History
4. Existing Site Conditions and Improvements
5. Existing Right-of-Way Vacations and Licenses
6. Existing Easements
7. Surrounding Zoning and Neighborhood Context
8. Existing Conditions Engineering Report Summary
9. Hazard Report Findings
III. PROPOSED DEVELOPMENT
1. Project Description
2. Development Data
3. Public Amenity Space
4. Proposed Utilities + Drainage
5. Construction Schedule
IV. NEIGHBORHOOD AND PUBLIC OUTREACH (SECTION 26.304.035)
1. Summary / Overview
2. Individual Outreach
3. Informational Meeting / Community Open House
4. Enhanced Public Information
V. REVIEW REQUIREMENTS
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 26.435.050)
8. Off-Street Parking (Code Section 25.515)
Gorsuch Haus Project Review Application 5
APPENDIX
A. APPLICATION DOCUMENTS
1. Pre-Application Conference Summary
2. Title Insurance Commitment
3. Consenting Land Owner Letter
4. Permission to Represent Form
5. Land Use Application Form
6. Application Fee Agreement
7. Outreach Materials and Notification Affidavit
B. REPORTS AND STUDIES
1. Engineering + Drainage Reports (Sopris Engineers)
2. Geotechnical Engineering Study (HP Geotech)
3. Mudflow Analysis (Tetra Tech)
4. Transportation Impact Analysis
C. LARGE FORMAT EXHIBITS – SITE PLAN, GRADING, LANDSCAPE
1. Illustrative Site Plan
2. Existing and Proposed Development Overlay
3. Landscape Plan
4. Site Plan with MMLOS Requirements
D. LARGE FORMAT EXHIBITS – ARCHITECTURAL SET
1. Architectural Floor Plans (Parking Level through Level 8)
2. Floor Area Diagrams
3. Net Livable / Leasable Diagrams + Calculation Summary
4. Height Plan
5. Proposed Exterior Elevations
6. Proposed Building Sections
7. Materials Palette
8. Existing + Proposed Sun/Shadow Studies
9. Illustrative Renderings
E. LARGE FORMAT EXHIBITS – ENGINEERING SET
1. Improvement Survey Plat
2. Street and Easement Vacation Plat
3. Planned Development / Subdivision Plat
4. Engineering Sheets
C-1 Existing Conditions
C-2 Proposed Site Improvements
C-4 Proposed Grading and Drainage Improvements
C-5 Cross Sections
C-6 Detail Sheet
5. Viewshed Exhibit
6. Interpolated Natural Contours + Site Plan Overlay
7. Drainage Report Exhibits
Gorsuch Haus Project Review Application 6
I. INTRODUCTION
1. PROJECT COMPONENTS
The following application is a request for Planned Development Project Review approval for the redevelopment of
the western ski area base of Aspen Mountain. The development proposal includes the replacement and
enhancement of on-site ski facilities including lift replacement with the addition of a mixed-use lodge called Gorsuch
Haus. The uses include 60 lodge units and seven restricted-ownership condominiums (21 rentable units) for a total
of 81 keys, commercial space for food and beverage, six free-market residential units, one on-site affordable
housing unit, underground parking, an outdoor plaza and public spaces, replacement of the existing chair lift with a
high speed facility, Aspen Skiing Company operations/customer services, and Aspen Valley Ski Club non-profit
meeting space.
2. LOCATION
The project site is situated where Aspen Mountain meets the City of Aspen at the southern end of South Aspen
Street, where the Shadow Mountain Lift terminal (Lift 1A) and ski operations building are currently located. The
project site consists of four parcels (Parcels 1 – 4) owned by the Aspen Skiing Company. Portions of the adjoining
City of Aspen rights-of-way are proposed for vacation, including the portion of Summit Street between Parcels 1 and
2, the eastern half of South Aspen Street directly adjacent to Parcel’s 1 and 2, and the southern half of Hill Street
adjacent to Parcel 1. No addresses are associated with these parcels, property descriptions are included in Section 2:
Existing Conditions, Site Description and illustrated in Appendix E.1: Improvement Survey Plat.
3. APPLICANT
This application is submitted on behalf of local development group Norway Island, LLC, (hereinafter “Applicant”),
with the consent of the current property owner, the Aspen Skiing Company (hereinafter SkiCo) (see Appendix A.3:
Land Owner Consent Letter). SkiCo is the current owner of Parcels 1 through 4. The Applicant’s representative with
respect to the proposed development is Design Workshop, Inc. (See Appendix A.4: Permission to Represent Form).
Gorsuch Haus Project Review Application 7
4. REVIEW REQUIREMENTS AND PROCESS
This application is submitted pursuant to the land use regulations in effect at the time of the Project Review
Submission, according to the Aspen Municipal Code Title 26, Land Use Regulations (in effect as of March 2016). With
the existing parcels zoned Conservation (C), a rezoning to Ski Area Base Zone District (SKI) is requested, in response
to the improvements being proposed to the existing ski facilities as well as the supplementing proposed lodge and
other uses. Rezoning to SKI requires a Planned Development Review in order to establish all allowed uses and
dimensions. The procedure is a three-step review process as outlined in the Pre-Application Conference Summary
(Appendix A.1). The Applicant requests review consolidation, pursuant to Section 26.304.060.B.1, Combined
Reviews and Section 26.445.040.C.1, Associated Reviews.
In addition to the request to amend the City’s official Zone District Map, the proposed development requires lodge,
commercial and free market residential growth management quota system (“GMQS”) allotments, and reviews of
8040 Greenline compliance, Mountain View Plane, Off-street Parking, Conceptual Commercial Design, Subdivision
requirements for proposed lot line adjustments, and right-of-way vacations. All of these items are reviewed and
approved with a consolidated Project Review Application. A 10-year extended vested property rights period is
requested for all approvals granted pursuant to this application.
Parcel 4 as surveyed and described in this application is the portion of Government Lot 31 within the existing City of
Aspen boundary. Although a small portion of Government Lot 31 extends to the south into Pitkin County a meeting
with Pitkin County Community Development, following the City’s pre-application meeting, established that because
no development is proposed within the county, a County process is not required. According to the County, a
City/County line on a parcel does not create or necessitate a subdivision. Any development on the city portion of
Parcel 4 is subject to the City’s Development Codes and would extinguish the development opportunities for the
entire parcel, in other words development cannot occur on both the City and County sides of the parcel. It is the
Applicant’s understanding that such extinguishment would in no way effect Aspen Skiing Company’s ability to
undertake lift, skiing or mountain operations related infrastructure on the portion of the parcel remaining under
Aspen Skiing Company’s ownership.
5. APPLICATION ORGANIZATION
The application is divided into five sections:
• Section 1: Provides a summary of project information for application processing
• Section 2: Describes the project site, existing conditions and relevant background information
• Section 3: Explains the proposed development components
• Section 4: Summarizes the neighborhood and public outreach that has occurred to date
• Section 5: Addresses the proposal’s compliance with applicable regulations review criteria and conditions of
Project Review Approval
• Appendix: Includes supporting documents (e.g., reports and legal documents) along with drawings and large
format exhibits
Gorsuch Haus Project Review Application 8
II. EXISTING SITE CONDITIONS
1. LOCATION DESCRIPTION
The project location is commonly known as the “base of Lift 1A”, which serves skiers on Aspen Mountain and is
situated at the southern end of South Aspen Street. The Shadow Mountain Lift (Lift 1A) offers one of only two lift
access points to Aspen Mountain (See Figure 1: Location Map).
2. SITE DESCRIPTION
Appendix E:1: Improvement Survey Plat illustrates and provides legal descriptions of the project site, which consists
of existing Parcels 1, 2, 3 and 4 described below. There is no physical address of record for any of these parcels.
SkiCo is the current owner of Parcels 1 – 4, which total 6.4 acres. Parcels 1 and 2 contain 18 historic platted town
site lots. The Applicant proposes to include the eastern half of the southernmost portion of South Aspen Street
(from Hill Street to its southern terminus at the boundary of Parcel 4), Summit Street (from South Aspen Street to
the boundary of Parcel 3), and the remaining, southerly half of Hill Street (between South Aspen Street and the
boundary of the Caribou Condominiums), currently owned by the City of Aspen, within the new property boundary.
Together, Parcels 1 through 4 and Parcels A through E - the rights-of-way proposed for vacation - contain
approximately 291,554 square feet or 6.7 acres and are currently zoned C, Conservation District, with the exception
of Hill Street which is zoned Lodge.
PARCEL 1: 2735-131-26-001
LOTS: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13 AND 14 (0.549 Acres)
BLOCK: 10, EAMES ADDITION TO THE CITY OF ASPEN
ADDRESS: None
PARCEL 2: 2735-131-27-001
LOTS: 1, 2, 3, 4, 5, 6 AND 7 (0.251 Acres)
BLOCK: 12, EAMES ADDITION TO THE CITY OF ASPEN
ADDRESS: None
PARCEL 3: PARCEL ID # NOT ASSIGNED
LOTS: Portion of Government Lot 31 within the City of Aspen (0.068 Acres)
BLOCK: N/A
ADDRESS: None
PARCEL 4: PARCEL ID # NOT ASSIGNED
LOTS: Portion of Government Lot 1, Section 13 within the City of Aspen (5.518 Acres)
BLOCK: N/A
ADDRESS: None
Gorsuch Haus Project Review Application 9
RIGHT-OF-WAY PROPOSED FOR VACATION
PARCEL A: REMAINING SOUTHERLY HALF OF THE HILL STREET RIGHT-OF-WAY
Vacation of a portion of Hill Street north of block 10 Eames Addition.
PARCEL B AND C: SOUTH ASPEN STREET
Vacation of a portion of the easterly half (37.65 feet) of South Aspen Street from south of the Hill Street right-
of-way to the southern line of NE ¼ NE ¼ of Section13.
PARCEL D AND E: SUMMIT STREET RIGHT-OF-WAY
Vacation of Summit Street between Blocks 10 and 12 of the Eames Addition.
Summary of Existing Parcels:
SkiCo Owned Parcels Sq. Ft. Acres
Parcel 1 23,897 0.549
Parcel 2 10,917 0.251
Parcel 3 2,973 0.068
Parcel 4 240,375 5.518
Subtotal 278,162 6.39
Rights-of-way proposed for Vacation Sq. Ft. Acres
Parcel A - Remaining southerly half of Hill Street ROW 4,461 0.102
Parcels B and C – Western half of South Aspen St. 5,473 0.126
Parcels D and E - Summit St. 3,652 0.084
Subtotal 13,586 0.312
Total 291,748 6.71
*Reference Appendix E.1: Improvement Survey Plat and Appendix E.2: Street and Easement Vacation Plat
Gorsuch Haus Project Review Application 10
Figure 1: Location Map
LOCATION MAP
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Scale: 1” = 300’
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Gorsuch Haus Site
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Gorsuch Haus Project Review Application 11
3. SITE HISTORY
Skiing in Aspen began in the South Aspen Street neighborhood, with the installation of Lift No. 1 in 1946. This lift
transformed the historic mining community into a world renowned ski destination and resort community. A
tradition of ski racing on the site began even before the Lift, as early as the 1930s, and continued with the
prestigious World Alpine Skiing Championships hosted in 1950 - the first world championships held outside of
Europe. More than 400 internationally sanctioned ski races (FIS, Nor Am and World Cup) have been hosted on this
site since Lift No. 1 was built. The present Shadow Mountain double chairlift replaced Lift No. 1 in 1972. The lift
terminal was moved up-mountain from its original location to the lift building that currently exists on-site. The
original Lift No. 1 is memorialized at the base with remnants of the green single-seat structure still in place in the
recreational easement that extends from the original lift site to the current lift location. This structure has received
official historical designation.
The area around Lift No. 1 was the hub of ski activity and lodging which began to diminish when Aspen Mountain ski
access was radically changed with the installation of the Silver Queen Gondola. As a result the level of activity and
investment in hot-bed lodging has progressively diminished in the South Aspen Street neighborhood over the past
30 years.
4. EXISTING SITE CONDITIONS AND IMPROVEMENTS
The subject property has disturbance associated with 75 years of ski and recreation activity and lift operations. Each
of the Parcels has been disturbed by grading associated with ski runs, ski operations and the ski operations access
road. Parcel 1 includes the existing parking, the lift terminal, ski operations buildings and a mountain access road.
There are very few natural resources, such as high quality vegetation, streams or rivers, wildlife habitat, wetlands, or
other features present that would be appropriate for conservation since the site has been fully disturbed. The
vegetation on-site includes a mix of native grasses and shrubs on the area near Norway ski run, three mature
cottonwood trees, mostly clustered together in the north-eastern portion of the lot, and a few planted spruces in
the property’s northeast corner. See Figures 2: Existing Conditions and Appendix C.9: Improvement Survey.
Steeper slopes are present throughout the site, shaped for skier use. Several rail-road tie retaining walls represent
man-made grade change solutions. The elevation of the site ranges from 7993 ft. at northern edge the Hill Street
right-of-way to 8210 ft. at the City of Aspen/Pitkin County boundary. The site includes the 8040 Greenline, and
therefore is subject to the City’s heightened environmental review criteria.
Existing improvements on the identified parcels consist of Aspen Mountain Ski Area operations buildings, including
the Lift 1A terminal building, mechanical shed and lift towers, and an asphalt private parking area for approximately
10 SkiCo operations vehicles. Figure 3: Site Photos illustrates the site’s current conditions.
The lift terminal/ski operations building includes two primary stories in addition to a basement level and contains ski
patrol and trails crew offices and lockers, a ticket office, storage space, restrooms and the lift control room. The
existing structure totals approximately 2,340 sq. ft. of floor area (approximately 2,070 sf of which is defined as net
leasable square footage).
Gorsuch Haus Project Review Application 12
No public parking is currently provided on-site. A ski operations road controlled by SkiCo through a locked gate
provides access on the western edge of the property for ski area maintenance. This portal to the mountain is for
private SkiCo use and is gated. This access point is used exclusively by SkiCo and no other owners or public use of
the road exists as described in the Appendix A.2: Title Insurance Commitment. In the winter, essential site activities
include loading and staging for races and other on-mountain events, delivery of supplies, mountain operations. In
the summer, the site is used as a staging area for on-mountain construction projects.
Gorsuch Haus Project Review Application 13
Figure 2: Existing Conditions
Main Circulation to Site
World Cup Tents
Ski Run
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Area of more Intensive Review(150’ below Greenline)
Shadow MountainCondominiums
MountainQueenCondominiums
CaribouCondominiums
Lift One Lodge
One AspenTownhouses
Lift One Lodge
World CupFinish
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Scale: 1” = 150’
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EXISTING CONDITIONS
Gorsuch Haus Project Review Application 14
Figure 3: Site Photos
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View A
View B
View C
Gorsuch Haus Project Review Application 15
5. EXISTING RIGHT-OF-WAY VACATIONS AND LICENSES
Parcel 1 is impacted by a previous right-of-way vacation of the alley in Block 10, which was vacated by the City
pursuant to Ordinance No. 13, Series of 1971 in conjunction with the replacement of Lift No. 1 with the Shadow
Mountain Lift. Additionally, although not a right-of-way vacation, the Shadow Mountain Condominiums to the west
of the project’s boundary hold a revocable encroachment license for their site improvements within the existing
South Aspen Street right-of-way, which include their pool deck, a portion of their parking area, and lawn (Figure 4:
#6).
6. EXISTING EASEMENTS
The four existing easements impacting the proposed site are identified in Figure 4: Existing Easements, and include
three which are primarily concentrated in the site’s northeast corner and are partially overlapping. Easement #1 is a
90 foot wide Ski Easement across unimproved Summit Street, benefiting the SkiCo, to ensure their ability to operate
the ski lift over and across the right-of-way (proposed for vacation with this application). Easement #2 provides a
Fire Access and Drainage Easement to the benefit of the Mountain Queen Condominiums, which was amended by
Easement #3, a Drainage Easement that includes a seasonal gravel road. Easement #4 is a Water Pipeline Easement
to the benefit of the City of Aspen.
ADJACENT PROPERTY EASEMENTS:
The Applicant seeks to preserve the integrity and utility of the Skier and Pedestrian Easement on the northwest
corner of the Mountain Queen’s property (Figure 4: #3), identified in BK. 4 PG. 489, adjacent to the site’s eastern
boundary, which provides public access for pedestrians across the Mountain Queen property. The Applicant also
seeks to maintain skier return access to the Lift One Lodge property to the north of the site, where there is an
existing Recreation Easement.
Gorsuch Haus Project Review Application 16
Figure 4: Existing Easements
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Gorsuch Haus
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EXISTING EASEMENTS
90’ Ski Easement
Fire Access & Drainage Easement
Water Pipeline Easement
Drainage Easement
Ski Corridor Easement
Skiers & Pedestrians Easement
Recreation Easement
Sidewalk, Utility & Snow Storage Easement
Subsurface Easement
No Build & Maintenance Easement
Landscape Easement
Paved Surface
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Shadow Mountain Revocable License6
Gorsuch Haus Project Review Application 17
7. SURROUNDING ZONING AND NEIGHBORHOOD CONTEXT
The southern border of the site is zoned by Pitkin County as SKI-REC. Lodge and PUD zoning borders the remainder
of the project site. Also within the surrounding blocks are properties zoned for Parks, Affordable Housing and
Moderate Density Residential R-15. Figure 5: Surrounding Zoning Map shows the zoning within Aspen and Pitkin
County.
The SkiCo owns the land to the south of the site which is currently used for skiing and returning skiers to the Lift 1A
base area. The Shadow Mountain Condominiums (21 condominiums) are located along the western boundary of the
site. The Mountain Queen Condominiums (15 condominiums) are located to the east of the site. While no
development currently exists on the parcel immediately to the north, development approvals are in place for the Lift
One Lodge PUD, which includes a timeshare development, restaurant and public parking garage, along with the
repurposing of existing historic structures as affordable housing and a ski museum. The primary building in the Lift
One Lodge PUD has been approved with a height of 56 feet above grade at the highest point. Other parcels in the
neighborhood are currently being redeveloped, including the One Aspen Townhomes.
Figure 5: Surrounding Zoning Map
Gorsuch Haus Project Review Application 18
8. EXISTING CONDITIONS ENGINEERING REPORT SUMMARY
Appendix B.1: Engineering and Drainage Report, completed by Sopris Engineering, LLC, details the existing utilities
serving the project site and evaluates the infrastructure for the site. The following is a summary of the report:
WATER - The City of Aspen provides potable water for the project site. The existing primary looped main, providing
water to the site is routed down the west side of South Aspen Street, and along the northern edge of the property.
A 12-inch waterline heading north along the east side of South Aspen Street provides water from the 1-million
gallon Aspen Mountain water storage tank above the property (Note: this is planned by others to be upgraded to a
16” main). The existing 6-inch CIP distribution system, which is looped and tapped at 12-inch DIP transmission line
appears to have low capacity and runs redundantly along the main transmission line. The 6-inch line is proposed to
be upgraded to an 8-inch DIP line by the redevelopment projects to the north of the site. The public water
distribution system at this location has an approximate static pressure of 60 psi or less and is judged to require
private pressure boosting to enhance the fire flow. This is proposed due to the elevation of the site in relation to the
City’s service zones.
WASTE WATER - Aspen Consolidated Sanitation District (ACSD) provides sanitary sewer service to the Aspen area,
including the project site. The primary ACSD sanitary sewer main that serves the Lift One neighborhood between
Juan Street to the end of South Aspen Street is an 8-inch PVC pipe. The existing line will likely need improvements
and/or upgrades to accommodate redevelopment at this site.
DRY-SHALLOW UTILITIES
Electricity- Holy Cross Energy provides electrical service to the site, which is within Holy Cross Energy’s certified
service area. Existing site facilities obtain power from transmission lines and transformers within the area. Sufficient
power supply is available, subject to power line enlargement, relocation and extensions to serve the site.
Cable TV - Comcast provides cable television service to the site. Cables exist on the site, and deliver digital services,
though upgrades may be necessary to service redevelopment on the site.
Telephone (land lines) - Century Link provides landline service to the site. Numerous pedestals have been identified
on-site and the main telephone corridor will provide service to the site.
Natural Gas - Source Gas provides natural gas service to the site. On South Aspen Street, an existing 6-inch diameter
steel gas main delivers natural gas to the alley between Cooper and Durant Avenues. Smaller line extensions provide
natural gas to various properties in the immediate area; however a new 6-inch line will be needed to serve
redevelopment in this location, starting midway between Cooper and Durant Avenues.
Gorsuch Haus Project Review Application 19
9. HAZARD REPORT FINDINGS
Detailed hazard and mud flow studies were completed for the project site. The Tetra Tech Mudflow Analysis
(Appendix B.3) shows that the site is located in the blue zone of mudflow hazards identified on the City of Aspen
maps – areas on or within 200 feet of slope greater than 30 percent. The existing conditions model evaluated the
debris flow inundation in the vicinity of the project site, with the assumption that the South Aspen Street
Townhomes and the Lift One Lodge are fully constructed. The FLO-2D model shows debris flow path coming down
from Aspen Mountain is located to the east of the project site (Appendix B:3: Mudflow Analysis). The mudflow is
mitigatable on-site in a way that does not impact surrounding properties.
Other hazards commonly found and listed in the City of Aspen Code were analyzed in the HP Geotech report in
Appendix B.2: Geotechnical Engineering Study including: debris flows, mountainside slope movements, rockfall,
underground mine workings, avalanche and earthquake considerations.
Gorsuch Haus Project Review Application 20
III. PROPOSED DEVELOPMENT
1. PROJECT DESCRIPTION
A. PROPOSED DEVELOPMENT OVERVIEW
Replacement of the ski lift 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. Vitality, hospitality and a well-
designed built environment are essential components of a successful mountain base area. Norway Island has
collaborated with community stakeholders to develop a plan for this site that is responsive to the Aspen community's
needs and long term vision. Additionally, the Applicant has worked with SkiCo to improve the ski portal. To
accommodate redevelopment, the Applicant proposes to rezone the site area from C, Conservation District, to SKI,
Ski Area Base, and adjust property boundaries to create four Lots to be incorporated as the Gorsuch Haus Planned
Development. The rezoning will permit the site’s existing uses including: the ski lift, ski runs, operations and
ticketing, as well as allow for complementary, supporting hospitality uses including food and beverage, lodging and
limited multi-family residential. These improvements will help ensure that this area serves as a viable racing and
events venue for the next 50+ years and help to activate this part of town with critical infrastructure improvements,
lodging and community oriented spaces.
This proposal will facilitate a continuation of international ski racing events on Aspen Mountain and is forward
thinking in providing lodging accommodations. The Proposed Project Illustrative Site Plan (Figure 7/Appendix C.1)
identifies the major components of the project as follows:
A. Lift terminal
B. Base area plaza
C. Pedestrian walkway / skier access
D. Gorsuch Haus Mixed Use Lodge will include:
• 60 hotel lodging rooms
• 7 “condominium-lodge” units with separate lock-offs (21 keys)
• 6 free-market multi-family units
• 1 two-bedroom affordable housing unit
• Undergrounded structured parking with 58 spaces
E. SkiCo operations, ticketing, patrol facilities and public restrooms
F. Aspen Valley Ski Club (AVSC) meeting room/storage
G. Après ski deck with direct ski-in/ski-out access
H. Restaurant and bar
I. World Cup race staging area
J. Ski operations access road
K. Snowcat turnaround and ski return
L. South Aspen Street turnaround with skier drop off and emergency services access
M. Bus Stop / Waiting Area
N. ADA access lift
Gorsuch Haus Project Review Application 21
Figure 6: Neighborhood Context
5th
Avenue
Norway
NEIGHBORHOOD CONTEXT
World CupFinish Area
GORSUCH HAUS
ShadowMountainCondominiums
Mountain QueenCondominiums
Lift OneLodge
Lift OneLodge
One Aspen Townhomes
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Gorsuch Haus Project Review Application 22
Figure 7: Proposed Project Illustrative Site Plan
To Ruthies
5th
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Norway
ILLUSTRATIVE SITE PLAN
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GORSUCH HAUS
CaribouCondominiums
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Gorsuch Haus Entrance
Skier services, ticketing, and restrooms
AVSC meeting room / storage
Après Ski Deck
Restaurant and bar
World Cup race staging area
Ski operations access road
Snowcat turnaround and ski return
Turnaround with skier drop off and emergency services access
Bus Stop / Waiting Area
ADA Access Lift
A
B
C
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G
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0 75 150 300
Scale: 1” = 75’
Gorsuch Haus Project Review Application 23
Figure 8: Ski Approach Rendered View
SKI APPROACH RENDERED VIEW
Gorsuch Haus Project Review Application 24
B. PROPOSED PLAT / LOT CONFIGURATION:
Appendix E.2: Street and Easement Vacation Plat and Figure 9: Proposed Lot Configuration show the requested lot
line revisions to accommodate the Applicant’s proposed development and the replacement of Lift 1A. The Applicant
proposes to vacate City of Aspen rights-of-way (ROWs) including the remaining southern half of unimproved Hill
Street, the unimproved Summit Street ROW 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 SkiCo Parcels. These
abandoned ROWs will be combined with the existing Parcel’s 1-4. These are illustrated in greater detail in Appendix
E.3: Gorsuch Haus Planned Development/Subdivision Plat. The Applicant also proposes to dedicate 550 sq. ft. or
0.013 acres from existing Parcel 1 to the South Aspen Street right-of-way to facilitate a full 45 ft. radius turnaround
for the completion of the street.
Lot 1 will contain a total gross land area of 44,550 sq. ft. (1.023 acres) and will be the primary development parcel
for the Gorsuch Haus mixed-use lodge and SkiCo support facilities. Lot 2 and 3 will be common lots and will contain
a gross lot area of approximately 23,183 sq. ft. (0.532 acres) and 10,532 sq. ft. (0.242 acres) respectively. The two
common lots will have landscaping and grading improvements associated with the lodge and lift. No development
allotments aside from the lift terminal and operations support building will be associated with either parcel. The
proposed lift terminal, ski return and mazing area, landscaping, stairways and grading improvements will be located
on Lot 2. Improvements on Lot 3 will include the ski return connection and relocated ski operations access road,
snowcat turnaround and staging area, and the pedestrian access way to the lift plaza. Lot 4 will total 213,303 sq. ft.
(4.897 acres) and will contain the ski operations access road and associated retaining walls, as well as drainage and
water quality infrastructure. Easements within the Planned Development and condominium platting will be
provided, as described in Appendix E.3: Gorsuch Haus Planned Development/Subdivision Plat, to accommodate
vehicular and pedestrian access; landscaping, grading and drainage; subgrade and surface improvements and
utilities; as well as temporary construction activities.
Gorsuch Haus Project Review Application 25
Figure 9: Proposed Lot Configuration
PROPOSED LOT CONFIGURATION
Lot 144,550 sf
Lot 4213,303 sf
Lot 223,183 sf
Lot 310,532 sf ShadowMountain Condominiums
CaribouCondominiums
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Scale: 1” = 150’
600
Gorsuch Haus Project Review Application 26
C. LOT 1: GORSUCH HAUS MIXED-USE LODGE
Figure 10: Architectural Floor Plans illustrate the proposed building uses and configurations for Lot 1 as described
below (also included as large format exhibits in Appendix D.1).
LODGE COMPONENTS
STANDARD HOTEL ROOMS
The project’s proposed hotel component includes 60 hotel rooms. A variety of room types and sizes will be offered
to guests including: 7 double queen lodge rooms (averaging 507 sq. ft.) and 41 king rooms (averaging 413 sq. ft.),
and 12 suites ranging from 443 to 638 sq. ft. The configurations proposed will provide flexibility to accommodate
party size, number of occupants and family stays. A number of rooms will have connecting doors to allow for flexible
unit configurations, while the rentable condo-lodge units described below will fulfill the demand for larger units and
will serve as additional suites or rooms accommodating longer stays.
CONDO-LODGE UNITS WITH LOCK-OFF CAPABILITY
The seven (7) condo-lodge units provide an additional 21 rentable keys as defined under code section 26.104.100
Definitions, which states that for hotels with flexible unit configurations, each rentable division or “key” shall
constitute a lodge unit. These two-bedroom units average 1,479 sq. ft. with units ranging from 1,451 sq. ft. to 1,505
sq. ft. Two of the units slightly exceed the proposed 1,500 sq. ft. maximum unit size and will therefore utilize a
portion of a Transfer of Development Right (TDR) certificate. Each of the condo-lodge units will include a kitchen,
living area with a convertible bed and two bedrooms, which will each lock off as separate units. Each of the condo-
lodge owners will also have a reserved storage space adjacent to the parking garage to store their personal items
when the units are rented. These condo-lodge units add flexibility to the room mix and accommodate differing
requirements of guests including the needs of families or groups with larger party sizes.
Each of these units will be whole ownership units subject to limited annual occupancy periods as described under
the City’s definition of Lodging. The restricted ownership terms will limit condo-lodge owners to occupancy periods
not to exceed 30 consecutive days or 90 days total within any calendar year. The condo-lodge units will be operated
and managed with a lodging attitude and when not occupied by owners, the units will be available to the public as a
part of the hotel’s rentable rooms.
With the combination of standard hotel rooms (60 keys) and lock-off condo-lodge units (21 keys) the project will
contain 81 rentable units or keys with a net livable area of 38,883 sq. ft. The hotel component’s average net livable
area per lodge unit/key is approximately 480.04 square feet. The 81 keys generate a density of one lodge unit per
550 sq. ft. of gross lot area. The density and average unit size calculations are:
Density
44,550 sq. ft. Gross Lot Area ÷ 81 lodge units = 550 sq. ft. of gross lot area per lodge unit
Average Unit Size
38,883 sq. ft. lodge unit net livable area ÷ 81 Lodge Units = 480.04 sq. ft./lodge unit
Gorsuch Haus Project Review Application 27
HOTEL AMENITIES AND NON-UNIT SPACE
The project will provide on-site amenities available for hotel guests, condo-lodge unit owners and free market multi-
family residential unit owners. These amenities include:
A lower lobby/reception area on Level 1 will welcome guests and will provide access to the guest elevators and
gracious stairway leading to the living room/lounge space on Level 2 adjacent to the lift plaza area to the east. A ski
concierge/outfitters and ski boot and summer recreation area will be located adjacent to the living room level with
guest ski storage and a tuning area located on the level below. The living room adjacent to the lobby, will be
serviced by a coffee and cocktail bar and a grab n’ go area and will provide an area for guests to congregate.
Additional guest amenities include a multi-purpose event space/meeting room totaling 1,948 sq. ft. of accessory
lodging space. 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 1,285 sq. ft. spa includes treatment rooms,
relaxation areas, changing rooms, and a reception area located on Level 3 (8021’). A 1,018 sq. ft. fitness/exercise
room is located adjacent to the pool deck. The spa and fitness room will be for hotel guests only and are classified as
accessory lodge uses. Rooftop amenities will include a pool, outdoor spa, and barbecue/bar area.
The back of house components, primarily located on Level 1, are designed to support the hotel’s concept and size.
These components are considered accessory lodging uses classified as non-unit space and include: guest arrival
services, valet, bell and luggage storage, and lobby area; administration uses including offices, accounting,
management; staff and support services including a shop, loading dock, food and beverage dry storage, security,
receiving, trash, employee lockers and break room, ski tuning and storage space, and housekeeping areas.
Management offices will be located adjacent to the reception area off of the lower lobby.
FREE MARKET MULTI-FAMILY RESIDENTIAL COMPONENT
The free market multi-family residential component consists of three (3) two-bedroom units and three (3) three-
bedroom units for of a total of six (6) free market units. The six (6) units, total 10,577 sq. ft. of net livable floor area.
The two-bedroom units are each under 1,500 sq. ft. net livable area. The three (3) three-bedroom units range in size
from 1,927 sq. ft. to 1,999 sq. ft. The applicant will purchase three (3) historic transfer of development right (TDR)
certificates. This will allow for an additional 1,500 sq. ft. to be distributed between the three free market multi-
family units that exceed 1,500 sq. ft. to increase individual unit sizes, while maintaining a maximum unit size of
2,000 sq. ft. An additional eight sq. ft. will be utilized to increase the unit size of two of the restricted condo-lodge
units.
FREE MARKET MULTI-FAMILY RESIDENTIAL UNITS
Unit Type # of Units Net SF
3 Bedroom (Level 5) 1 1,950
2 Bedroom (Level 6 1 1,453
3 Bedroom (Level 6) 1 1,999
2 Bedroom (Level 7) 1 1,446
2 Bedroom (Level 7) 1 1,453
3 Bedroom (Level 7 1 1,927
Total 6 10,228
Gorsuch Haus Project Review Application 28
COMMERCIAL COMPONENT
The project’s commercial component consists of a restaurant and bar which will serve hotel guests as well as the
general public with indoor and outdoor seating for après ski. The restaurant and bar in addition, grab n’ go station
total 5,369 net sq. ft., including the dining area, bar, kitchen and food storage areas. The on-mountain restaurant
will be a destination attracting and serving both locals and visitors. An additional 285 net sq. ft. of retail space is
included adjacent to the hotel’s lobby.
SKI FACILITIES (COMMERCIAL)
GUEST SERVICES AND SKI PATROL
The Applicant proposes to replace the existing ski operations and guest services facilities within the mixed-use
building. Proposed ski related facilities total approximately 2,352 sq. ft. of net leasable space. The proposed
replacement uses on Lot 1 include:
• Ticketing
• Ski Patrol Lockers
• Guest Lobby / Circulation
• Ski Operations Offices
• Public Restrooms
• Storage / Custodial
The locker rooms will be located on Level 1 (7998’). The uses serving the public, such as ticketing and restrooms, will
be on the Level 2 (8009.6’) with direct access to the skier plaza. The project also includes a meeting room and
storage space for the nonprofit Aspen Valley Ski Club, which will be located adjacent to the turnaround on Level 1
and will have an entry off of the pedestrian walkway to help activate the space. This 273 sq. ft. space will be
contributed without charge for use by the AVSC to encourage and assist their racing programs. This area is not
included in the replacement uses attributed to the SkiCo.
AFFORDABLE HOUSING COMPONENT
The project accommodates a portion of the required affordable housing 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. The project currently accommodates one two-
bedroom affordable housing unit on Level 1. The unit exceeds APCHA’s minimum net livable square feet according
to the October 2015 guidelines, Table VII, with 1,045 sq. ft. of net livable area and will mitigate for 2.25 employees.
The Applicant’s on-site and off-site units will be restricted to a maximum of Category 4. The on-site unit will be a
rental unit owned by the hotel operator and first priority will be 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 also be provided to meet the
code requirements of one parking space per unit.
Gorsuch Haus Project Review Application 29
While a combination of the above off-site methods may be necessary, the Applicant seeks the housing board’s
approval to maintain ownership and management of the off-site units so that 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,
C. LOTS 2, 3 AND 4: LIFT TERMINAL AND SKIER FACILITIES
Development planned for Lot 2 includes the replacement and relocation of Lift 1A and the operations building. The
lift will provide a more comfortable and safer ride to enhance the skiing experience as well as meet the FIS’s
improvement requirements for the World Cup races.
Lots 2, 3 and 4 will support skiing and accommodate the ski approach to the lift from the upper mountain, a
realigned ski operations mountain access road and winter snowcat turn around which will be used for staging and
set up for racing events. Grading will be required along the proposed operations road alignment as well as some
shrub removal and grading to connect from Norway ski run to the 5th Avenue ski run to facilitate return skiing.
Additional improvements include improved access from the Gorsuch Haus après ski deck through the site to the
race finish spectator area across the snow surface in the wintertime. These lots will also include landscape and
hardscape improvements including the skier mazing area, pedestrian connections, terraces, walkways and drainage
associated with the ski area and the Gorsuch Haus building.
Gorsuch Haus Project Review Application 30
Figure 10: Architectural Floor Plans
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Gorsuch Haus Project Review Application 31
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Gorsuch Haus Project Review Application 39
D. PROPOSED ELEVATIONS AND SECTIONS
Figure 11: Building Elevations and Appendix C. 5 – 8: Height Plan, Elevation, Sections and Sun Shadow Studies
illustrate the proposed massing of the Gorsuch Haus Mixed-use Lodge. The elevations demonstrate how the building
profile steps up with the slope, ranging from two to four stories. Along the northern pedestrian walkway, the
building is three stories in height and steps back and up with the grade until the southern end of the building where
the restaurant is sited with a lower two-story profile. The highest point on the building is approximately 49 feet
above existing grade. To accommodate the permanent rooftop amenities minimal projections comply with code
Section 500.F.k. (Appendix C.5: Height Plan). The sections demonstrate how significant back of house and parking
functions are located below grade to maximize the square footage dedicated to lodging, public uses and residential
development above grade. Figure 12: Rendering Views illustrate the architectural and site planning concepts and
relationships. An exhibit showing interpolated natural grades, prepared by Sopris Engineering, is also included as
Appendix E.6: Interpolated Natural Contours and Site Plan Overlay.
The building’s material selection, illustrated in Figure 13: Exterior Materials Palette and adjacent landscape design
seek to blend the building with the natural surroundings and create a pedestrian scale and feel, minimizing the
perceived mass of the structure. Exterior materials include stained horizontal wood siding, metal clad wood
windows, vertical wood posts, and dry-stacked stone veneer. Greenroofs are anticipated for some of the project’s
flat roofs, whereas the gabled rooftop over the restaurant is anticipated to be flat seam zinc or a similar material.
E. LANDSCAPE PLAN
The design of the building embraces the flows up and down the mountain appropriately blending the built
environment with the mountain and surrounding community. Indoor and outdoor use areas are blurred to create a
strong connection to the mountain. An exterior stairway links the lobby level to the restaurant, bar, and roof terrace
above.
The landscape plan will include tree plantings to create a setting around the building which includes primarily
Colorado Spruce, Ponderosa Pine, and Quaking Aspen Trees. These trees will also serve as mitigation for the
removal of any existing trees as indicated on Appendix C.4: Landscape Plan. Additionally, in the active outdoor
spaces of the hotel, shrub and perennial plantings will be included. Greenroofs are an area that will receive
heightened landscape treatment.
A final and detailed tree mitigation plan will be submitted as a part to the Detailed Project Review. Anticipated tree
removal will include the three cottonwood trees, eight planted spruce trees along the property’s northeastern
boundary and a handful of more minor trees. Additionally, some of the natural vegetation/shrubs on Lot 4 will be
removed to facilitate the return skiing from Norway. The landscaping and planting for the Planned Development will
mitigate for the removed trees subject to the City’s requirements.
Gorsuch Haus Project Review Application 40
Figure 11: Elevations
EAST ELEVATION
WEST ELEVATION
Gorsuch Haus Project Review Application 41
Figure 12: Rendered Views
VIEW 1: LIFT PLAZA
VIEW 2: SKI APPROACH
Gorsuch Haus Project Review Application 42
VIEW 3: ARRIVAL
Approved
Lift One Lodge
Proposed
Gorsuch Haus
Gorsuch Haus Project Review Application 43
Figure 13: Exterior Materials Palette
ISS. #
4240 Architecture Inc.
copyright 2015
ARCHITECT'S PROJECT NO. :DESIGNER:DRAFTER:CHECKER:APPROVED BY:
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
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9
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NORWAY ISLAND, LLCASPEN, CO 81611
4240 ARCHITECTURE Inc.
3507 RINGSBY COURT, SUITE 117DENVER, CO 80216
ARCHITECTURE
STUDIO NYL2995 BASELINE RD, SUITE 314BOULDER, CO 80303
STRUCTURALENGINEER
BEAUDIN GANZE CONSULTING ENG.
1626 COLE BLVD. SUITE 300LAKEWOOD, CO 80401
MEPENGINEER
SOPRIS ENGINEERING, LLC
502 MAIN STREET, SUITE A3CARBONDALE, CO 81623
CIVILENGINEER
DESIGN WORKSHOP120 EAST MAIN STREETASPEN, CO 81611
LANDSCAPEARCHITECT
TAL STUDIO
10801 W. CHARLESTON BLVD. #440LAS VEGAS, NV 89135
INTERIORDESIGNER
303.292.3388
303.558.3145
303.278.3820
970.704.0311
970.925.8354
t:702.888.5000
HORIZONTAL BOARD WOOD
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OUTLOOKERS
EXTERIOR MATERIALS PALETTE
@ SLOPED ROOFS
50% SCHEMATIC DESIGN 11 MAR 2016
ISS. #
4240 Architecture Inc.
copyright 2015
ARCHITECT'S PROJECT NO. :DESIGNER:DRAFTER:CHECKER:APPROVED BY:
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
3/
9
/
2
0
1
6
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1
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5
5
P
M
A801
CHARACTER REVIEW BOARD
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NORWAY ISLAND, LLC
ASPEN, CO 81611
4240 ARCHITECTURE Inc.
3507 RINGSBY COURT, SUITE 117DENVER, CO 80216
ARCHITECTURE
STUDIO NYL
2995 BASELINE RD, SUITE 314BOULDER, CO 80303
STRUCTURALENGINEER
BEAUDIN GANZE CONSULTING ENG.
1626 COLE BLVD. SUITE 300LAKEWOOD, CO 80401
MEPENGINEER
SOPRIS ENGINEERING, LLC
502 MAIN STREET, SUITE A3CARBONDALE, CO 81623
CIVILENGINEER
DESIGN WORKSHOP
120 EAST MAIN STREETASPEN, CO 81611
LANDSCAPEARCHITECT
TAL STUDIO
10801 W. CHARLESTON BLVD. #440LAS VEGAS, NV 89135
INTERIORDESIGNER
303.292.3388
303.558.3145
303.278.3820
970.704.0311
970.925.8354
t:702.888.5000
HORIZONTAL BOARD WOOD
SIDING, STAINED
BALCONY RAILINGS:
• WOOD POSTS WITH DECORATIVE
CAP FLASHING
• CAP RAIL
• HORIZONTAL WOOD RAILS
• VERTICAL PICKETS WITH
DECORATIVE CUTOUTS AT SELECT
LOCATIONS
EXTERIOR MATERIALS
METAL CLAD WOOD WINDOWS
SOFFITS:
• T&G WOOD SOFFIT BOARDS
• NOTCHED WOOD PURLINS ALIGNED WITH POSTS
• BALCONY BEAMS
DIAGONAL WOOD POSTS SUPPORTING WOOD
OUTLOOKERS
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• INTEGRATED SMALL BOULDERS AT BASE OF WALL
• CUT STONE JAMB AND HEAD STONES AT
PUNCHED OPENINGS
WOOD DOORS
DOUBLE VERTICAL WOOD POSTS SUPPORTING WOOD
OUTLOOKERS
EXTERIOR MATERIALS PALETTE
@ SLOPED ROOFS
50% SCHEMATIC DESIGN 11 MAR 2016
ISS. #
4240 Architecture Inc.
copyright 2015
ARCHITECT'S PROJECT NO. :DESIGNER:DRAFTER:CHECKER:APPROVED BY:
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
3/
9
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A801
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4240 ARCHITECTURE Inc.
3507 RINGSBY COURT, SUITE 117DENVER, CO 80216
ARCHITECTURE
STUDIO NYL
2995 BASELINE RD, SUITE 314BOULDER, CO 80303
STRUCTURALENGINEER
BEAUDIN GANZE CONSULTING ENG.
1626 COLE BLVD. SUITE 300LAKEWOOD, CO 80401
MEPENGINEER
SOPRIS ENGINEERING, LLC
502 MAIN STREET, SUITE A3CARBONDALE, CO 81623
CIVILENGINEER
DESIGN WORKSHOP120 EAST MAIN STREETASPEN, CO 81611
LANDSCAPEARCHITECT
TAL STUDIO
10801 W. CHARLESTON BLVD. #440LAS VEGAS, NV 89135
INTERIORDESIGNER
303.292.3388
303.558.3145
303.278.3820
970.704.0311
970.925.8354
t:702.888.5000
HORIZONTAL BOARD WOOD
SIDING, STAINED
BALCONY RAILINGS:
• WOOD POSTS WITH DECORATIVE
CAP FLASHING
• CAP RAIL
• HORIZONTAL WOOD RAILS
• VERTICAL PICKETS WITH
DECORATIVE CUTOUTS AT SELECT
LOCATIONS
EXTERIOR MATERIALS
METAL CLAD WOOD WINDOWS
SOFFITS:
• T&G WOOD SOFFIT BOARDS
• NOTCHED WOOD PURLINS ALIGNED WITH POSTS
• BALCONY BEAMS
DIAGONAL WOOD POSTS SUPPORTING WOOD
OUTLOOKERS
BALCONY WOOD FLOWER BOXES @ SELECT LOCATIONS
BASE STONE:
• DRY-STACK STONE VENEER
• INTEGRATED SMALL BOULDERS AT BASE OF WALL
• CUT STONE JAMB AND HEAD STONES AT
PUNCHED OPENINGS
WOOD DOORS
DOUBLE VERTICAL WOOD POSTS SUPPORTING WOOD
OUTLOOKERS
EXTERIOR MATERIALS PALETTE
@ SLOPED ROOFS
50% SCHEMATIC DESIGN 11 MAR 2016
EXTERIOR MATERIALS PALETTE
Gorsuch Haus Project Review Application 44
2. DEVELOPMENT DATA
All dimensions, including density, mass and height shall be established during the Project Review. Pursuant to the
Land Use 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 Chapter 26.445 which outlines the Planned
Development (PD) process. The SKI Zone District under which the project seeks to be rezoned does not identify
underlying dimensional requirements, each of these are established in this section.
A. EXISTING SITE AREA, ZONING AND RECONSTRUCTION CREDITS:
The following tables summarize the existing parcels’ area, existing zoning and reconstruction credits attributed to
existing development. Parcel 3 partially extends over the City of Aspen’s boundary into Pitkin County. In a pre-
application conference with County staff it was determined that a multiple jurisdiction development application is
not required due to the fact that no development is proposed on land within Pitkin County. The portion of Lot 31
within the County will remain as it is currently. The Appendix E.1: Improvement Survey therefore has established the
area for Parcel 3 as being the area only within the City of Aspen’s limits.
Summary Table of Existing Parcels:
SkiCo Owned Parcels Sq. Ft. Acres Existing
Zoning
Reconstruction
Credits
Parcel 1 23,897 0.549 Conservation 2,070 sf
Parcel 2 10,917 0.251 Conservation 0 sf
Parcel 3 2,973 0.068 Conservation 0 sf
Parcel 4 240,375 5.518 Conservation 0 sf
Subtotal 278,162 6.39
Rights-of-Way Proposed for Vacation Sq. Ft. Acres Existing
Zoning
Reconstruction
Credits
Eastern portion of South Aspen St. 5,473 0.126 Conservation 0 sf
Summit St. 3,652 0.084 Conservation 0 sf
Remaining half of Hill Street 4,476 0.102 Lodge 0 sf
Subtotal 13,586 0.312 Total 291,748 6.70
* The Appendix E.1: Improvement Survey Plat illustrates the existing parcels. The reconstruction credits for the existing
commercial square footage on Parcel 1 are documented in Figure 14 and the following table.
Lift 1A Existing Square Footage / Reconstruction Credits
for Net Leasable Area
Basement 497 sf
First Level 606 sf
Second Level 839 sf
Third Level 128 sf
Total Net Leasable 2,070 sf
Gorsuch Haus Project Review Application 45
Figure 14: Existing Development Floor Plans
EXISTING DEVELOPMENT FLOOR PLANS / NET LEASABLE AREA
34
'
-
8
"
44
'
1
"
24' 1"
49
'
3
.
5
"
20'-11"
53
'
-
8
"
19'-912"
16
'
-
3
"
15'-4"
16
'
-
3
"
BASEMENT LEVEL FIRST LEVEL
SECOND LEVEL THIRD LEVEL
Counterweight
Tower
(Main Level
Below)
(Main Level
Below)
Counterweight
Tower
(Lower Level
Below)
Ski Patrol
Locker Room
(Access to Crawl
Space Below)
Ticket Office
Office/Break Room
Trails Crew
Locker Room
Men's and Woman's
Bathroom
Electrical
Counterweight
Room
(Basement
Below)
Tool Storage
(Crawl Space)
Counterweight
Tower
Basement/
Storage
Office
(plus loft above)
497sf Net Leasable 606 sf Net Leasable
839 sf Net Leasable 128 sf Net Leasable
Control
Room
Storage
Storage
NET LEASABLE
N
Gorsuch Haus Project Review Application 46
B. DIMENSIONAL REQUIREMENTS
All of the dimensional requirements are established by the Planned Development, documented in the table below.
Proposed Dimensional Standards Lot 1 Lot 2 Lot 3 Lot 3
Zoning Ski Area Base (SKI)
Gross Lot Area (sf) 44,550 sq. ft. 23,183 sq. ft. 10,532 sq. ft. 213,302 sq. ft.
Minimum Net Lot Area per Free
Market Multi-family dwelling unit: 6,000 sq. ft. N/A
Net Lot Area per dwelling unit -
Affordable Housing (sq. ft.): N/A N/A
Density Standard per Lodge Unit 1 550 sq. ft. N/A
Maximum Floor Area Ratios (FAR)
Total 2.5:1 0.2:1 0.10 0.09
Lodge 2:1 N/A N/A
Commercial 0.25:1 0.2:1 0.10 0.09
Free-Market Multi-Family
Housing
42% of Lodging +
Affordable Housing
net livable area
pursuant to
percentages in Table
26.710.109.1.
N/A N/A
Affordable multi-family housing 0.25:1 N/A N/A
Minimum lot frontage - measured
at street ROW (feet) 25 ft. 0 ft.
Minimum front yard setback (feet) 0 sq. ft. 0 sq. ft.
Minimum side yard setbacks (feet) 0 sq. ft. 0 sq. ft.
Minimum rear yard setback (feet) 0 sq. ft. 0 sq. ft.
Maximum height 49 ft.
Building
structures 28 ft.
terminal and lift
towers pursuant
to as built
condition.
Building structures 20 ft. terminal
and lift towers pursuant to as built
condition.
Minimum distance between
buildings on the lot (feet) N/A 0 ft. N/A
Minimum utility/trash/recycle area
Pursuant to Section
26.575.060, Subject
to Special Review N/A
Maximum Multi-Family Residential
Dwelling Unit Size (net livable
area):
1,500 sq. ft.
Increased to a
maximum of 2,000
sq. ft. with TDR
certificates
N/A
Public amenity space 2 Pursuant to final Planned Development on combined Lots 1 - 3.
Vacated right-of-way prior to 1975
Alleyways vacated prior to 1975 are included in the net lot area
calculations at 100% for purposes of determining allowable Floor Area
and Density.
Permitted Uses As established by the SKI Zone District
Gorsuch Haus Project Review Application 47
1) The Density Standard for the Gorsuch Haus Planned Development qualifies the development for floor area
and growth management incentives described in Section 26.710.190.E. These include a reduced mitigation
requirement for affordable housing based on an average room size of 468 sq. ft. per key and an FAR schedule
that aligns with the lodging requirements identified in 26.710.190.D.A.
2) Maximum height shall be measured within the Planned Development using vertical measurement from
existing or 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,
pursuant to section C. Measurements and Calculations specific to the Gorsuch Haus Planned Development.
For additional standards that are proposed in the Planned Development refer to the Measurements and Calculations
for the Gorsuch Haus Planned Development Section of this Application.
LOT AREA AND FLOOR AREA RATIO
The Net Lot Area is calculated pursuant to the Land Use Code Sec. 26.575.020 – Calculations and Measurements
which subtracts for abandoned rights-of-way and a percentage of steep slopes. Figure 15 illustrates the slope
analysis and reductions for Lots 1 - 3 (not including ROWs proposed for vacation). For Lot 1 the slope reductions
total 10,847 sq. ft., or 30% of the lot area. As this number exceeds the 25% maximum, the total reduction attributed
to slopes on Lot 1 is 9,037 sq. ft. or 25% of the lot area excluding vacated ROWs (36,150 sq. ft.). For Lot 2, the steep
slopes total 54 percent of the lot, therefor with the 25 percent maximum; 5,035 sq. ft. is reduced from the total Lot
area for FAR generation. While FAR allotments are provided for Lots 3 and 4 to accommodate future needs, no
development is currently being proposed for these parcels (other than grading, landscaping and exterior
improvements).
Net Lot Area Reductions (To determine Allowable Floor
Area and Density)
Lot 1
(sq. ft.)
Lot 2
(sq. ft.)
Lot 3
(sq. ft.)
Gross Lot Area 1 44,550 23,183 10,532
Vacated ROW / Vehicular Easements 2 8,400 549
5,006
Maximum reduction in floor area attributable to a property's
slopes - 25% 9,037 5,035
1,186
Total Reductions 17,438 5,584 6,192
Net Lot Area (FOR FAR CALCULATIONS) 27,112 17,599 4,341
Net Lot Area (For Density Calculations) 36,150 22,634 5,526
Note: Only Lot 1, 2 and 3 are shown in the above chart as they are the lots that have FAR uses proposed within this
application.
1) See Appendix E.3: Gorsuch Haus Planned Development/Subdivision Plat prepared by Sopris Engineering.
2) See Figure 15. Slope Analysis for percentages of the site impacted by steep slopes.
Gorsuch Haus Project Review Application 48
The 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 Sec. 26.575.020.D.8 – Measuring Floor Area, the proposed
development includes the following breakdown of Floor Area, documented in Appendix D.2/D.3:
LOT 1:
- Cumulative floor area of 67,781sq. ft. (inclusive of all non-unit spaces)
- The lodge component, inclusive of the restricted condo-lodge units, will contain approximately 35,657 sq. ft.
- The commercial component of the building will contain 5,870 sq. ft. (inclusive of the SkiCo’s reconstruction
credits and other retail/restaurant uses)
- The free market multi-family residential will contain 11,664 sq. ft. of floor area (inclusive of the pro-rata
share (15%) of the building’s non-unit space.
- The affordable housing component of the mixed use building will total 520 sq. ft. of floor area (inclusive to
the non-unit space allocation (2%).
LOT 2:
- The floor area of Lot 2 will include the lift terminal and operations hut and will constitute a maximum
Commercial Floor Area of 3,360 sq. ft. or an FAR of 0.2:1, the remainder of the lot will continue to serve as
ski events facilities, open space and skiable terrain.
LOTS 3 AND 4:
- A provision for modest FAR for Lots 3 and 4 is included in order to support future ski related structures. No
floor area for these future uses is included in this application. These lots will serve primarily as open space
and skiable terrain with some hardscape and landscaping improvements associated with the Gorsuch Haus
and SkiCo’s uses.
C. MEASUREMENTS AND CALCULATIONS FOR THE GORSUCH HAUS PLANNED DEVELOPMENT
Code Sec. 26.575.020, Calculations and Measurements, in effect as of December 2015, contains definitions and
measurement descriptions applicable to the proposed development and will be used to define the standards for this
planned development with the following exceptions:
1) The Density Standard for the Gorsuch Haus Planned Development is proposed to be established at 550 sq.
ft. of gross lot area per lodging key. This standard establishes qualification for floor area and growth
management incentives described in Section 26.710.190.E. These include a reduced mitigation requirement
for affordable housing based on an average room size of 481.2 sq. ft. per key and an FAR schedule that
aligns with the lodging requirements identified in 26.710.190.D.A.
2) 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.
The measurement is taken as the total public area provided on combined Lots 1 – 3 to reach the 25%
minimum requirement. Vacated rights-of-way shall be excluded from public amenity calculations. The
Design and Operational Access requirements of the Public amenity shall not require view access to or from a
public street. Public amenity for the Gorsuch Haus shall include necessary site walls and improvements to
address grade changes and safety concerns. The public amenity areas shall permit uses such as delivery,
temporary lay down of equipment and other activities associated with the ski operations. Public amenity
shall not be limited by grade limitations.
3) Decks, terraces, balconies, loggias, gazebos, trellis, exterior stairways and non-street facing porches, as
described in Sec. 26.575.020.D, shall be exempt from floor area calculations regardless of their finished floor
Gorsuch Haus Project Review Application 49
level and there shall be no limit on their square footage. Additionally these areas shall not be counted as
FAR in the determination of the total allowable floor area.
4) Between the edge of constructed buildings and the property boundaries there shall be no limitation on
grading changes for finished or proposed grades.
5) Permanent rooftop amenities as described in Section 26.575.020.4.k. shall qualify for the height exemption
and may extend up to five (5) feet above height of the building at the point the equipment is attached to the
room. This allowance is inclusive of any pad the equipment is placed on. A trellis with a maximum height of
ten (10) feet and a maximum floor area of no more than 5% of the useable deck area is permitted. All
permanent rooftop amenities shall be set back from any street facing façade of the building by a minimum
of ten (10) feet.
Gorsuch Haus Project Review Application 50
Figure 15: Slope Analysis
Lot 1
Lot 1
So
u
t
h
A
s
p
e
n
S
t
r
e
e
t
Lot 4
Lot 2
Lot 3
Approved Development
Gorsuch Haus
5. Lot Area & FAR
3/1/2016
1
% of Area
Reduced from
FAR Generation
Sq. Ft.
Reduction in Lot
Area attributed to
Steep Slopes
Sq. Ft.
Reduction in Lot
Area attributed to
Steep Slopes
Sq. Ft.
Reduction in Lot
Area attributed to
Steep Slopes
44,550 23,183 10,532
36,150 20,138 4,742
‐ 17,310 ‐ 2,735 ‐ 3,113 ‐
50% 15,946 7,973 17,807 8,904 962 481
100% 2,900 2,900 2,029 2,029 1,472 1,472
10,874 10,932 1,953
30%54%41%
25%25%25%
9,037 5,035 1,186
1 Rights‐of‐way proposed for vacation are not included in the lot area from which steep slopes are calculated.
2. 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 Lot 3
Maximum % reduction in lot area attributable to a property's slopes
Maximum sf reduction in lot area attributable to a property's slopes2
Slopes < 20% 1
Slope Analysis
Gross Lot Area
Proposed Lot Area ‐ Excluding ROWs
Slope Range:
Slopes 20%‐30%1
Slopes more than 30%1
Total Lot Reductions Attributed to Steep Slopes
Percent of Site (not including ROWs) Encumbered by Steep Slopes 2
Lift One Lodge
Lift One Lodge
Shadow MountainCondominiums
MountainQueenCondominiums
CaribouCondominiums
SLOPE ANALYSIS
0 150 300
Scale: 1” = 150’
600
Gorsuch Haus Project Review Application 51
D. OFF-STREET PARKING
The project contains a below grade parking structure to meet the off-street parking requirements established in Sec.
26.515, Off Street Parking. The following table illustrates the number of required spaces and those included in the
proposed parking garage.
Required and Proposed Sub-Grade Parking Spaces
Requirement by Land Use # of Required Spaces
Parking Spaces for Lodging Units + Condo Lock offs
0.5 spaces per room 41
Free Market Multi-family Residential Parking
1.0 spaces per unit 6
Affordable Housing
1.0 spaces per unit 1
Commercial Space (Restaurant Area, Retail, SkiCo Facilities + Ski Club
Office Space
1.0 spaces per 1,000 sq. ft.
10
Total Required Off-Street Spaces 57
Proposed Spaces 58
E. SITE ACCESS AND EMERGENCY SERVICES
The site and architecture are designed to welcome all modes of transportation including pedestrians, bicyclists,
private vehicles and shuttles. Hotel transportation functions will not conflict with the public use of the turnaround,
as a pullout is proposed along the southern edge of the turnaround to accommodate guest drop off and valet
service. The provision for a turnaround 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. More detailed information is included in
Appendix B.4: Transportation Impact Analysis (large format exhibit C.3).
MULTI-MODAL TRANSPORTATION ENHANCEMENTS
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. One of the more substantial strategies the Applicant proposes is
the potential extension of public transit to the terminus of South Aspen Street. A possible re-routing of an existing,
underutilized city route is one option that the Applicant would like to explore with the City of Aspen Transportation
Department and adjacent developments. The Applicant is committed to providing a means of public or privately run
transportation to serve skiers, residents and visitors accessing the new lift facility and/or the anticipated lodge and
residential projects along South Aspen Street.
A Minor Transportation Impact Analysis is included in Appendix B.4. The Gorsuch Haus mixed-use building will
generate a total of 51.7 trips (including AM and PM), which the Applicant will mitigate with a combination of Multi
Modal Level of Service and Transportation Demand Management strategies. As the analysis illustrates, the project’s
trip mitigation strategies will mitigate for 55.27 vehicle trips, exceeding the number of trips generated. The project
includes multi-modal site improvements such as public walkway improvements and ADA access, in addition to end
of trip facilities bike storage, showers and lockers. These will be supplemented with operational incentives such as
to minimize vehicle/traffic impacts.
Gorsuch Haus Project Review Application 52
PEDESTRIAN ACCESS
The site design seeks to cater to the public and skiers accessing the lift terminal. The east-west corridor along the
northern edge of Lot 3, between the Lift One Lodge and the proposed Gorsuch Haus, will be the primary pedestrian
corridor providing access to the public. Pedestrians will be able to walk the short distance from the end of South
Aspen Street to a short stairway taking them from elevation 7999.5’ to 8009.5’ where they will be at the main skier
plaza where skier facilities and services are available.
VEHICULAR ACCESS / ROADWAY SERVICES
The improvements to the terminus of the South Aspen Street right-of-way include a turnaround with a radius of 45
feet which will accommodate shuttle drop off and emergency vehicles. The mixed use lodge will be accessed from
the southern end of the turnaround where a pullout will provide short term space for vehicles and shuttles to load
and unload. Both valet service and self-park options will be available with access to the sub-grade parking garage
provided along the eastern edge of the turnaround. Sidewalk and drainage improvements along South Aspen Street
present a comprehensive solution to access for properties at the terminus of South Aspen Street.
SERVICE ACCESS
The loading dock serving the needs of the hotel and restaurant will also be accessed off the northeastern edge of
the South Aspen Street turnaround and has been located in a way that limits the impact on neighboring properties.
This loading area is enclosed by a door that will screen the loading dock. Trucks pulling into this dock will be able to
back in fully and garage doors will screen the entrance from view.
SKIER ACCESS
The site design and building location accommodate returning skiers. Return skiers will be directed to the eastern
side where a ski-way will provide access to Lift One Park and the existing recreational easement. A stairway will also
provide access to and from the Lift One Lodge where 50 public parking spaces are located.
SKICO OPERATIONS
The Applicant has worked in concert with the SkiCo to ensure that their site access, operational needs and capacity
to host international events is accommodated. One of the important features to note is the snowcat turnaround and
staging area located within Lot 3. This area will also provide access to the realigned ski operations mountain access
route.
EMERGENCY ACCESS – AMBULANCE AND FIRE
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 45’ radius turnaround at the top of South
Aspen Street. This 45’ 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. It is likely that an additional fire hydrant will need to be located in close
proximity to the site. Temporary ambulance parking and loading area will be provided within the pedestrian access
way along the northern edge of the site.
Gorsuch Haus Project Review Application 53
Figure 16: Accessibility Plan
45'
So
u
t
h
A
s
p
e
n
S
t
r
e
e
t
Shadow MountainCondominiums
MountainQueenCondominiums
CaribouCondominiums
Lift One Lodge
LoadingDock
Skier Plaza Access:
Internal access from
Level 1/Lower Lobby to
Level 2/Skier Plaza via
guest elevator
Restaurant Access:
Internal access from
Skier Plaza to Restaurant
and Bar via elevator
accessed from living
room
Guest Drop-off
Restaurant
Lift
Transit Drop-off
M
o
u
n
t
a
i
n
O
p
e
r
a
t
i
o
n
s
R
o
a
d
Garage
Lift One Lodge
Skier Plaza Access:
From Level 2/Skier
Plaza to Lift Loading
via ADA access lift
Pedestrian
Access from
turnaround to
ski lift plaza and
loading Area
Pedestrian
Access from
ski lift plaza to
restaurant
0 150 300
0 75 150 300
Scale: 1” = 75’
Gorsuch Haus Project Review Application 54
F. SUSTAINABILITY GOALS
High performance design strategies and technologies will blend with passive elements such as green roofs and
daylighting. The proposed building and landscape improvements will meet or exceed the standard for LEED Silver
equivalent. Some of the potential sustainable features include:
SITE
• A significant portion of the project will be allocated to connecting the community to public areas of the
project and the adjacent ski lift.
• Alternative transportation will be encouraged and attained through convenient public transportation access,
and the promotion of non-motorized modes including walking and bicycling.
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 that employ drip irrigation (or similar) and the inclusion of native plants.
• On-site stormwater design and management.
ENERGY
• Optimize energy performance through efficient HVAC and lighting systems as well as a high performance
envelope.
• On-Site renewable energy will be considered by employing heat recovery strategies along with an option for
solar thermal arrays.
• A tight building enclosure and building automation system controllability of lighting and thermal comfort
systems will enhance energy saving features.
• EnergySTAR appliance program will be recommended for all residential and commercial qualifying
equipment.
MATERIALS
• Conscious and healthy materials to be specified with the strategy to avoid material red list where possible
and specify low-emitting materials for, but not limited to, adhesives, sealants, paints and flooring systems.
• High recycled content materials and regional materials, such as gypsum, will be preferred during selection
and specification of materials.
• Use of greenroofs, and certified wood where appropriate and applicable.
Gorsuch Haus Project Review Application 55
3. PUBLIC AMENITY SPACE
The Gorsuch Haus Planned development will provide a minimum of 25% of the land area of the combined Planned
Development Lots 1, 2 and 3 for public amenity space as depicted in Figure 17. The on-site public amenity spaces,
improvements to the right-of-way, and improved connections through the site create an interconnected pedestrian
network and recreational spaces. The Gorsuch Haus Planned Development Site Plan incorporates many elements
that have public benefits which are tailored to the unique location and connections to the lift and ski area at Aspen
Mountain’s western portal. These improvements include:
- Ski slopes and return skiing corridor,
- The lift plaza area,
- Outdoor terraces associated with the lodge but open and accessible to the public,
- Improved access to winter World Cup skiing finish area via the lodge’s stairway,
- Right-of-way improvements to the terminus of South Aspen Street,
- Pedestrian connections connecting through the site to Monarch Street via the existing easement across the
Mountain Queen property , and
- Transit stop location and amenities including signage, seating and trash receptacles.
Gorsuch Haus Project Review Application 56
Figure 17: Public Amenity Space
PUBLIC AMENITY SPACE
Public Amenity Area
LOTS 1, 2 AND 3 AREA (WITHOUT ROW) - 61,030 sf
PUBLIC AMENITY AREA - 15,202 sf (25%)
S.
A
s
p
e
n
S
t
r
e
e
t
Shadow MountainCondominiums
MountainQueenCondominiums
CaribouCondominiums
Lift One Lodge
Lift One Lodge
GorsuchHaus
Aprés SkiDeck
Lot 1
Skier Plaza
Ski Area
R estaurant
Lot 4
Lot 2
Lot 3
Right-of-way proposed
for vacation, not
included in Public
Amenity percentages
Lift
0 75 150 300
Scale: 1” = 75’
Gorsuch Haus Project Review Application 57
4. PROPOSED UTILITIES AND DRAINAGE
Proposed improvements or upgrades to serve the site will be completed by the Applicant. Below is a summary of
the findings from Appendix B.1: Engineering Report.
WATER SUPPLY
The One Aspen Planned Development includes approved water line improvements to upgrade the 12” transmission
line to a 16” diameter water transmission line along South Aspen Street and the existing Hill Street ROW, which
should significantly increase capacity to provide for the anticipated needs of the Gorsuch Haus. As a portion of the
proposed building is beyond the 8040-Greenline, which identifies the elevation limit for the provision of line
pressure for fire suppression purposes, a private water pressure boosting facility will be installed within the building
to provide water quantity and pressures to meet Fire Department requirements.
SEWAGE TREATMENT/WASTEWATER
The approved system upgrades for the sanitary sewer main will be increased to a 12” diameter pipe from about 50’
south of Juan Street and an 8” line up to the existing Hill Street ROW. The 8” line will have about 5.21 CFS maximum
flow capacity, which will be capable of handling the increased wastewater flows of the Gorsuch Haus Project.
SOLID WASTE DISPOSAL
The collection of solid waste and recycling will be contracted with a private supplier for the project.
ENERGY
Holy Cross Energy has the capacity to supply adequate power supply to the area, subject to power line enlargement,
relocation and extensions necessary to deliver adequate power to the project site, which will be finalized with the
determination of power loads.
NATURAL GAS
Service to the site is provided by Source Gas. A new 6” line will need to be constructed along South Aspen Street for
natural gas, from the existing line at the junction of Cooper and Durant Avenue. The approved One Aspen
development’s Phase 1 permit plans include the construction of this 6” gas main along the west side of South Aspen
Street.
CABLE TELEVISION
Comcast provides existing service to the site. The line capacity may need to be upgraded depending on the
determination of final service demand loads for the project.
TELEPHONE (LAND LINES)
Century Link provides telephone service to the site area. Numerous pedestals exist on-site and the main telephone
corridor is routed under the buildings in the area. With the size and unit counts of the three redevelopment projects
along South Aspen Street, the capacity of the existing system will likely need to be increased; requiring new conduit
runs to be installed. The One Aspen construction plans include the installation of new underground
Power/Telephone/Cable lines along South Aspen Street which can be extended to the Gorsuch Haus.
Gorsuch Haus Project Review Application 58
DRAINAGE SYSTEM/STORMWATER QUALITY
Drainage system and stormwater quality needs will be designed to meet the requirements of the City’s Urban
Runoff Master Plan. Preliminary design recommendations for on-site improvements in the Sopris Engineering
Report (Appendix B.1) and the Conceptual Drainage Plan (Appendix E.4 – Sheet C-3) include runoff collection from
roof and terrace areas and conveyance to two WQCV treatment vaults, with release into the City’s improved
stormwater collection system being constructed by the One Aspen Development project.
5. CONSTRUCTION SCHEDULE
The construction of the proposed mixed-use lodge is expected to take approximately 24 months. Lift construction
will occur as appropriate for the operation of the ski area, coordinated with the construction of the hotel, utilities
and site infrastructure. The construction management plan and techniques will be submitted in compliance with the
City’s standards at the time of the Detailed Project Review.
Gorsuch Haus Project Review Application 59
IV. NEIGHBORHOOD + PUBLIC OUTREACH
1. OVERVIEW
Neighborhood Outreach is required prior to the first public hearing for the Gorsuch Haus Planned
Development, pursuant to staff recommendations the Applicant has pursued extensive neighborhood
and public engagement including individual outreach with several meetings with stakeholders and
neighbors, an informational public meeting and enhanced public information in the form of a project
website. Engaging neighbors, community leaders and representatives from the skiing community at the
early stages of planning and design of the Gorsuch Haus was a goal of the applicant from the outset.
Initial meetings were held in June/July 2015 with Lift 1A neighborhood HOA boards/residents,
developers of adjacent properties, as well as members of the greater Aspen community, to review the
preliminary site plan and building design and to ensure that concerns were addressed as a part of the
design process. A critical evaluation of the design and the relationship to the Lift One Lodge project
immediately to the north of the site led to some significant design changes, followed by additional
individual outreach meetings with neighbors to present the re-designed mixed use project as it
continued to evolve. The Applicant hosted an exceptionally well attended public open
house/informational meeting advertised to the general public to present the project vision and to
gather public feedback on the proposed design.
2. INDIVIDUAL OUTREACH
The Applicant made a considerable effort to engage a number of groups and individuals throughout the
design process. The following is a list of HOAs, Community Groups and Individual Stakeholders who the
Applicant met with from June, 2015 through March, 2016; many of those included on this list were
engaged multiple times.
Neighboring Property Owners and Home Owners Associations
Phil Bloemsa/HOA Manager and HOA members
Warwick Ford, Mark Goodman and Bruce
Anderson.
700 Monarch Condo Association
Brooke Peterson, Chariff Suki, Will Herndon Ajax Holdings
Jeff Halferty Architect, Historical Society Board
Marley and Jenny Hodgson Aspen Mountain Townhomes/HOA President
Skippy Mesirow Aspen Next Gen
Andrew Gerber & Phil Bloesma Caribou Condos
Andrew Gerber, Penny/Stewart, Stewart, Amy
and Ken Rottman and Laura Nolen Caribou Condos HOA Meeting
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Lara Noren Caribou HOA - Secretary
Phillip Bloesma Caribou HOA Manager
Andrew Gerber Caribou HOA President
Penny Meepos Caribou/Unit 2
Dennis Murray City of Aspen
Anneke Scholten, General Manager Dancing Bear Residences
Dusty Diaz Dancing Bear Residences
Galen Bright HOA president and Manager South Point Condominiums
Derek Johnson Juan Street HOA, Lift One Condos, Dolinsek
Brice Wanke and Larry Magge Lift 1 Condos
Michael and Aaron Brown, Jason Grosfeld Lift One Lodge
Sissy Erickson and Bryan Crowe HOA and
Michael Mizen, Property Manager Mountain Queen Condos
Sissy Erickson and Bryan Crowe Mountain Queen HOA manager
Jim East and Sissy Erickson Mountain Queen HOA/owner/board member
Michael Mizen and other HOA Board members Shadow Mountain
Shadow Mountain Homeowners (All) Shadow Mountain HOA Annual Meeting (Feb 4th, 2016)
Susan Spalding Shadow Mountain HOA Manager
Michael Mizen Shadow Mountain HOA President
Jim Cope, Brad McKee, Alex Biel and Pat
Shadow Mountain Homeowners
Ron Erickson/HOA Manager and Jerry
Silver Shadow and Timber Ridge
Jerry Elder Silver Shadow Condos
Presentations to Community Groups
Aspen Business Luncheon Dec. 10, 2015 (100+ attendees)
Aspen Rotary Club Nov 19, 2015. (90 attendees)
Meetings with Individuals/Stakeholders
Adam Frisch
Adam Roy Community Member
Andy Stone Aspen Times
Aspen Valley Ski Club Board, Director and
Bill Marolt Former CEO US Ski Team, USSA
Cherie Oates
Dave Durrance
Dave Stapleton Jr. and Senior
David Parker
Dennis Murray Trainor’s Landing
Derrick Johnson Community Member
Dwayne Romero Former City Councilman
Engel Voelkers Real Estate (12 people)
Galen Bright
Gorsuch Haus Project Review Application 61
John Cottle, Rich Carr, Cottle Carr and Yaw Architects
John Sarpa
Keving Jardin Director USOC Winter Sports US Adaptive Ski Team
Lorenzo Semple Aspen Daily News
Madeleine Osberger Aspen Daily News
Marci Krivonen Aspen Public Radio (two interviews)
Marcia Goshorn APCHA Board Member
Mick Ireland
Mike Marolt
Roger Marolt
Scott Condin Aspen Times
Sheri Oates
Steve Marolt
Steve Waldeck Steeplechase Construction
Tom Moore
Tony Mazza
Torre
LIFT ONE LODGE – MEETINGS
Following the pre-application conference, a meeting was held with Community Development staff and
the owners of the Lift One Lodge project immediately to the north of the Gorsuch Haus property, which
led to continued design collaboration to address the relationship between the two projects. In response
to feedback from Lift One Lodge and other stakeholders, the Applicant has significantly adjusted the
building’s original design and site plan (See Appendix A.7: Outreach Materials, Notification and
Comments, which includes notes from meetings and materials used, including the site plan and project
renderings)
In order to take into consideration the views of the project’s immediate neighbor, Lift One Lodge, which
has current approvals in place for the development of a timeshare/mixed use project, the Applicant held
a series of meetings with representatives of the ownership group of the Lift One Lodge project, including
Aaron and Michael Brown. Meetings were held prior to these owners acquiring the parcel (in March and
April 2014 and in January 2015) and also subsequent to their purchase. Since the Lift One Lodge Aspen
LLC (linked to HayMax Capital LLC/Michael and Aaron Brown) purchase, the Applicant and consultant
teams participated in two design meetings to review and comment on the site design and relationship
between the Lift One Lodge and Gorsuch Haus through a collaborative approach.
During the first design meeting, the response from Lift One Lodge ownership to the Applicant’s
proposed site plan included the following concerns/comments: access to the lift, more breathing room
between the two projects was desirable, and maintaining the return skier access and a more open view
upslope was critical (removal of an envisioned Gorsuch Haus “west wing” was important to them, as was
Gorsuch Haus Project Review Application 62
bringing the lift downslope as much as possible). The Applicant subsequently made significant changes
to the Gorsuch Haus design in response to these concerns.
INDIVIDUAL OUTREACH FEEDBACK:
The following feedback was received from neighbors of the proposed development:
In general, there was very positive feedback from the community about having a hotel in a part of town
amenable to lodging and where skiing began in Aspen. While there was some nostalgia for the “old
Aspen,” people were happy that the development was a hotel, liked the idea of a public restaurant
overlooking the slope, and were, in general, pleased with the scale of the project. There was
overwhelming positive response to the fact that that the project intends to fully satisfy employee
housing mitigation and parking requirements. There was mixed response to the siting of employee
housing, with expressed preference for maximizing on-site employee housing mitigation. There was an
overwhelming opinion to have the lift be as low as possible on the mountain.
Immediate neighbors were curious about whether they would be still be able to have the same ski
access, whether their views would be blocked and whether there would be parking for the public, as
street parking will be replaced in the Lift One Lodge subgrade structured parking. Caribou Condominium
owners requested that their access to the lift be maintained requiring a stairway to the skiway for their
use, as well as Mountain Queen owners and numerous neighbors and locals that access Lift 1A through
the private street below Mountain Queen. The Shadow Mountain homeowners were most concerned
about being able to ski into their condominiums. The Applicant explained that they would have to
approach the lift from the plaza instead of skiing down to it.
At the Aspen Rotary meeting, questions were raised about transporting people to the new Lift 1A and
concerns were expressed about traffic congestion. The Applicant stated that there would be a rubber
tire transportation solution, or other solutions serving both the lodge and the general public.
3. INFORMATIONAL MEETING / COMMUNITY OPEN HOUSE
The Applicant hosted a community open house/informational meeting on December 3rd, from 5:00 –
7:00pm, at the Limelight Hotel, which is centrally located with easy community access. This meeting was
advertised pursuant to the requirements of the Land Use Code Section, 26.304.060.E.c – Mailing of
Notice, which was sent to all property owners within 300 feet of the project site. The notarized Affidavit
of Public Notice is included in Appendix A.7. Additionally, although not required per the pre-application
conference, the Applicant placed ads in the Aspen Daily News and the Aspen Times (running from
November 27th through December 3rd). A Public Meeting Notice was posted on the property on
November 18th (photos of the placement are included in Appendix A.7). Other notification methods used
included hand delivering invitations to all the neighbors in the Lift 1A neighborhood, emailing all
homeowner’s association managers with the request to forward to all HOA owners, and emailing all
Aspen Chamber Resort Association members.
Gorsuch Haus Project Review Application 63
The meeting format included a presentation, followed by a question and answer session in which the
Applicant, consultant representatives and the Aspen Skiing Company were present to answer questions
regarding the proposed development. Materials to illustrate the plan included a PowerPoint
presentation with site renderings, a site plan, and a neighborhood context plan. A copy of the
presentation is included in Appendix A.7.
Over 200 community members attended the meeting. A list of all attendees is included in Appendix A.7,
along with copies of written comments. The meeting was videotaped and is available for viewing on the
Gorsuch Haus website – 31Twww.gorsuchhaus.com31T. The vast majority of the response from those
attending the meeting was positive and demonstrated excitement for the project. The general
consensus was supportive of the lift going as low down slope as possible. Questions were raised about
the proposed transportation elements getting up South Aspen Street, how the Applicant plans to
address affordable housing, and how skiing is accommodated on the site.
4. ENHANCED PUBLIC INFORMATION
The project website, 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31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31T31Twww.gorsuchhaus.com, was launched on December 3rd, the day of the Community
Open House, to provide the public with updated information regarding the project and the land use
application process. The materials available on the website include the proposal information, site plans,
renderings, contact information, and an outline of the anticipated review process. Screenshots of the
website are included in Appendix A.7. Notification of the project website was included in the mailing to
neighbors within 300 feet and in the print advertisements for the informational meeting. The website
will be active through the course of the project and will provide an on-going method of distributing
information and capturing input.
Gorsuch Haus Project Review Application 64
V. REVIEW REQUIREMENTS
The following City of Aspen Land Use Code requirements are addressed in this section of the application:
1. Planned Development 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)
o Zoning of Vacated Areas (26.710.024)
4. Subdivision (26.480.050.C, 070.B, & .080)
5. Development in Environmentally Sensitive Areas (26.435)
o 8040 Greenline Review (26.435.030)
o 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)
The review standards for each section are provided in bold text, followed by the Applicant’s description of
conformity.
1. PLANNED DEVELOPMENT REVIEW
The application will be reviewed under the Planned Development Project Review Standards, Section 26.445.050.
Pursuant to 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 Ski Area Base (SKI).
No underlying dimensional standards are established for the SKI Zone; however the proposed development
standards seek to be compatible with and complementary to neighboring properties.
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 fit the SKI zone district allowances and does not seek exemptions or variances. The project will
comply with the Commercial Design Guidelines for the Mountain Base Area as described in the Section 7
below.
Gorsuch Haus Project Review Application 65
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 reports are provided
in Appendix B.2: Geotechnical Engineering Study and B.3: Mudflow Analysis.
STEEP SLOPES / MOUNTAINSIDE SLOPE MOVEMENTS
A 75 foot deep borehole inclinometer was installed on October 14, 2005 at the proposed Gorsuch Haus site
(referenced as Lift 1A Lodge in 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 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 indicates there is low risk of
this potential hazard affecting the project site, due to its location significantly away from the project site.
MINE WORKINGS/WASTE DEPOSITS
Ground surface deformations resulting from the old underground Aspen Mountain mine workings do not
present potential risk 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 feet 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.
SNOW AVALANCHE
The US Geological Survey has mapped an area of “slopes steep enough for small avalanches under certain
conditions” located 40 to 100 feet 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 up slope of the southern part of the site). Further
mitigation is not warranted.
Gorsuch Haus Project Review Application 66
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.
MUD FLOW
Appendix B.3: Mudflow Analysis, completed by Tetra Tech, indicates Gorsuch Haus is located on the western
fringe of a mudflow path, with the majority of the mudflow passing to the east of the site. Under existing
conditions, the largest mudflow depths, of up to 6.3 feet, occur along the western side of the Mountain
Queen Condominiums. The mudflow modeling with the proposed conditions anticipates minor
accumulations at the lodge, in the range of 0.5 feet to 1.0 foot. The project can be constructed in
compliance with the City’s mudflow regulations and prevent additional impacts on downhill and
surrounding properties, with the exception of a minor increase in mud depths within the public open space
immediately north of the development. 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 to 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. The level of disturbance is indicated in Appendix B.2. Geotechnical
Engineering Study, showing that in some portions of the site, up to eight feet of grading has occurred. 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 two and four stories above grade,
with the lowest stories placed higher on the slope. This approach addresses 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 additionally 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.
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, as a visual
Gorsuch Haus Project Review Application 67
and functional corridor, the concept of maintaining views toward Aspen Mountain from Willoughby Park has
been reinforced. As described in the Existing Conditions section of this document, an assessment has been
completed and a determination made that no geologic or ecological features of importance are present on
the site. The mature vegetation includes three cottonwood trees which will be impacted by the relocated lift
facility and replaced with comparable landscaping pursuant to the requirements of the City’s forester in
addition to a number of evergreens which will be mitigated on-site.
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, the 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, 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 to create public access to the new ski lift. 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, yet it is also slightly angled to open up the space between the buildings and provide a welcoming
public approach to the ski lift. 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, as well as future transit vehicles. The turnaround will be built
at a transitional grade with a radius of 45 feet. It will improve and connect to 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, to the south of the turnaround right-of-way.
The South Aspen Street neighborhood includes predominantly three 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 to the site for pedestrians (both neighbors and the
general public) with generous pedestrian walkways and signage. Improvements will link together routes for
pedestrians from the downtown core and neighboring buildings to the 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.
The SKI Zone District, under which the project seeks to be rezoned, does not identify underlying dimensional
requirements for development of lot size, mass and scale or dimensional requirements, therefore no
variances from the zone district standards are being requested, however the project has been designed to
be compatible with surrounding neighborhood character. The project’s proposed dimensions for are
included in Section V.3.B: 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 SKI
Gorsuch Haus Project Review Application 68
zone district is the district which best reflects the nature of the land and recreational uses at the base of the
ski area. The zoning and dimensional standards of the Planned Development help to achieve the community
goals of encouraging recreation and replenishing Aspen’s lodging inventory and diversity. Additionally, the
goal to maintain and facilitate world class ski racing events is accommodated with improved lift access and
infrastructure, as well as providing a mix of lodging, services, 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. The lodge project pays special attention to the ski slope with a
design that relates to mountain access, lift accessibility and an allocation of uses that relate to an Aspen
Mountain portal.
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 proposed development is subject to the Commercial Design Standards for the Mountain Base Character
Area, 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 predominantly stone veneer, wood (including heavy
wood timbers), and glass (See Appendix D.7: Materials Palette). These materials will be selected and
sourced to reflect the alpine setting and Rocky Mountain region as well as recall the site’s historic mining
heritage. 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 neighborhood, including recently approved
but unconstructed buildings. The architecture will be varied to create visual interest and will follow the
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 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 and improve the multi-modal transportation needs of visitors,
residents and employees as well as skiers, neighbors and the general public. The following are a few key
features of the site design and improvements that place emphasis on pedestrian, bicycle and transit options
Gorsuch Haus Project Review Application 69
(described in greater detail in Appendix B.4: Transportation Impact Analysis). Additionally, the unique
location of the Gorsuch Haus Planned Development also takes into consideration the connectivity needs of
skiers returning downslope of the ski lift.
As one of the main pedestrian and trip generators within the South Aspen Street neighborhood, the location
of the new ski lift facility was a primary consideration in the site design. The lift has been located to be
accessible to the public and neighbors of the property, as low as possible at the elevation of the current lift
terminal. The visitor experience will be greatly improved from existing conditions by providing ADA access
and a welcoming staircase, taking pedestrians from South Aspen Street to the lift in one continuous
connection. The South Aspen Street turnaround will provide for transit use loading and unloading for
pedestrians. A generous mall like walkway will lead to the lift plaza. This 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, which 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 accommodated on-site in convenient locations to accommodate and
encourage bike usage.
The design seeks to minimize the impact of vehicle access to the lodge and the ski operations access road on
pedestrian flow as well as its visual importance. The lodge’s primary entrance is located along the southern
edge of the turnaround will provide space for loading and unloading associated with the lodge, which will
seamlessly flow to the sub-grade parking entrance, minimizing vehicle interactions in the proposed South
Aspen Street turnaround. The service dock will be located off of the turnaround, where it will have the least
impact on neighboring properties and the east-west pedestrian movement to the ski lift.
Improving public access from the downtown core to the South Aspen Street Neighborhood has been a
longstanding challenge. The Applicant proposes to address this challenge with a “rubber tired” transit
solution, serving all of the properties along South Aspen Street and possibly connecting other small lodges.
The Applicant has had preliminary discussions with the City of Aspen Transportation Department regarding
the potential to re-route an existing City transit route to incorporate the base of the new Lift 1A, the
Gorsuch Haus Lodge, and other existing and anticipated developments along South Aspen Street. Although
the possibility for this has not been confirmed as part of the Project Review Application, 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 SkiCo, to improve transit access in
the South Aspen Street Neighborhood, where challenging slopes make walking and bicycling difficult,
especially in winter conditions. The improvements identified in the site plan include significant
improvements to the South Aspen Street turnaround and a proposed bus stop to serve transit users. The
circulation on South Aspen Street has been improving with a street plan and the enhanced maintenance
program approved as well as the relocation of street parking to more suitable areas.
Gorsuch Haus Project Review Application 70
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 intended to comply with the City’s standards. These sheets are included in Appendix E.4: Engineering
Sheets C-1 through C-6.
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 Engineering Report included in Appendix B.1
has evaluated the proposed improvements to public infrastructure and facilities serving the site and has
determined that sufficient capacity will be available to serve the Gorsuch Haus Planned Development. The
full evaluation of utilities is included in Appendix B.1: Engineering Report.
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 turnaround on South
Aspen Street to the proposed Lot 1 (Gorsuch Haus) and Lot 3 (Ski Base Common Lot). The Planned
Development will include a perpetual vehicular access easement across Lot 3 to provide access to Lot 4. This
east-west corridor is envisioned as a privately owned, publically accessible corridor connecting South Aspen
Street to the skier and pedestrian access easement on the Mountain Queen property and providing for ski
operations loading, unloading and setup. This corridor will transition with the seasons to provide a skiable
surface and snowcat access / turnaround area for event set up and take-down in the winter, when the ski
mountain is operating and a through route for pedestrians in all seasons, providing an east west connection
from South Aspen Street to Monarch Street. The eastern portion of this corridor will accommodate return
skiing access to Lift One Park, connecting skiers via an existing recreational use easement to Dean Street
when snow conditions allow. When the ski area is not in operation, the corridor will serve as the SkiCo’s ski
operations road.
USE VARIATION STANDARDS - 26.445.060
The allowed uses for the SKI Zone District are established pursuant to an approved Planned Development as
proposed in this Application (See Section 3: Rezoning Request for proposed uses), therefore this section of
the code is not applicable to the approvals requested.
Gorsuch Haus Project Review Application 71
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 sq. ft., the replacement of this square footage is exempt from Growth Management
allotments and employee generation. This exemption is described in Code Section 26.470.040.6 Exempt
Development which states that, “remodeling or replacement after demolition of existing commercial or hotel/ lodge
buildings and portions thereof shall be exempt from the provisions of growth management… If redevelopment
involves and expansion of net leasable square footage or lodge units, only the replacement of existing development
shall be exempt.”
GMQS GENERAL REQUIREMENTS - 26.470.050
As is stated in the Land Use Code Section 26.470.050.B: General Requirements, 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: 7,041 sq. ft. of net leasable square feet
− Residential: Free Market: 6 Units
− 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 (including restricted condominiums - each with three separate lock-offs) 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 III: 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 approved Lift One Lodge development to the north of the site is anticipated to include
approximately 22 three and four bedroom lodging units, offering 73 keys, envisioned as timeshare units. The
Lift One Lodge project also contains affordable housing and commercial spaces including a restaurant, ski
museum, and public parking for skiers. Other anticipated development in the surrounding neighborhood
includes the One Aspen Townhomes, a mix of free market and affordable housing units to the northwest
Gorsuch Haus Project Review Application 72
which are currently under construction. The proposed development also includes the replacement of
existing ski facilities and the Lift 1A ski lift, 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
Ski Area Base (SKI) Zone district, which includes all of the proposed uses as permitted uses as of right,
including the existing ski area facilities, which represent a conditional use as currently zoned. Further detail
regarding the proposed rezoning and the suitability of the zone district for this site is discussed in Section C:
Rezoning Request. The development’s proposed Planned Development dimensional standards are
established through the master planning process, and therefore, no variations are being requested.
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 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. The approval requirements and criteria for these associated reviews are
detailed in Section A. Planned Development Review and Section F. Commercial Design Review.
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 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 the project’s net livable free-market residential (28.0%) area and a percentage of employees
generated by additional lodge and commercial development (36.01%) is mitigated through the provision of
affordable housing. The table below 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 Land Use Code.
The required mitigation for the project’s lodging use (81 total keys) is 17.5 FTEs. The net increase in
proposed net leasable commercial uses is 7,041 sq. ft. which requires mitigation for 15.42 FTEs. The total
required mitigation for lodge and commercial uses is therefore 32.92 FTEs.
Gorsuch Haus Project Review Application 73
Lodging Take-offs1 Regular Hotel Rooms 60
Owner Restricted Condo Lock offs 21
Required GMQS
Pillow Allotments
2016 Pillow
Allotments
2017 Pillow
Allotments
Total Number of Keys (Regular
Hotel Rooms + Owner Restricted
Lock Off Units) 81
162 112 50
Total Lodging Net Livable Area (sf)
38,88
3
Average Unit Size - Total Lodging
Net Livable Area / Total Number of
Keys (sf) 480.0
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
(481.2-
400)/100
Mitigation % of Net Livable
Area (Free Market)
((30-20)*0.80+20)*100
Mitigation % of Employee
Generation
(Lodge/Commercial)
((40-20)*0.80+20)*100
500 30 40
480.0 0.80 28.00% 36.01%
400 20 20
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.
Also illustrated in the table below, the total net livable area for the six free market units is 9,111 sq. ft. With
the density standard mitigation percentages applied, 28.0% of the floor area or 2,551.42 sq. ft. are required
to be mitigated through the provision of affordable housing.
Gorsuch Haus Project Review Application 74
Affordable Housing Calculations (Including Density Standard Incentives)
The Affordable Housing requirements with the Density Standard incentives applied are interpolated from the chart in Code Section:
26.470.070.8.a.2 based on the average unit size of 480.04 sq. ft.
Required Mitigation Percentage
Free Market - Net Livable Area Percentage Requiring Mitigation (typically 30%) 28.00% Lodging/Commercial - Employee Generation Percentage Requiring Mitigation (typically
60%) 36.01%
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
36.01%) # of Keys Average
Unit Size
Lodge / Owner Restricted
Condominiums 81
480.0 0.6 Employees / Key4 48.60 36.01% 17.50
Total Employee Generation Required (FTE) 17.50
Commercial Land Use Category5 Net Leasable
Square Feet (sf)6
Employees (FTEs)
Generated for each
1,000 sf7
(Code Generation)
FTE Employees
Generated
(7,041/1000)*4.7
Percent of
Employee
Generation
Required for
Mitigation1
Requited
Mitigation
(42.8 x 36.01%) Restaurant, bar, kitchen, dry storage,
retail space, ski operations and
ticketing, AVSC
9,111
Reconstruction Credits (exempt
from GMQS generation) 2,070
Additional Commercial Net
Leasable
7,041 4.7 42.8 36.01% 15.42
Total Employee Generation Required (FTE) 15.42
Free Market Multi-Family
Residential
Net LivableSquare Feet
(sf)6
Percent of
Square Footage
Required for
Mitigation1
Requited
Mitigation
(9,111 x 28%)
Net Livable Area 9,111 28.00%
2,551.42
Total Square Footage Requirement
2,551.42
AFFORDABLE HOUSING REQUIREMENTS SUMMARY:
Total Employee Mitigation Required (FTEs)
(Lodging FTE + Commercial FTE) 32.92
Total Square Footage Mitigation Requirement (Residential sq. ft. percentage)
2,551.42
Gorsuch Haus Project Review Application 75
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 SKI 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 468.3 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).
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 SKI 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 uses; ski operations, guest services and ticketing; AVSC meeting space; and retail space.
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. The proposed Aspen Skiing Company program aligns with the grandfathered commercial space existing
on-site.
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. Due to the unique
configuration of the building as it steps up along the slope, employee generation for each commercial area which has an "at grade" entry
is counted as a "main level or the 1st floor" generating the full amount of employees.
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 square feet of net livable area.
EMPLOYEE GENERATION MITIGATION PLAN:
The project’s employee generation mitigation plan complies with the requirements established in Section
26.470.070.4: Affordable Housing detailed below. 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 32.92 FTEs (full time equivalents) and 2,551.42 sq. ft. of affordable housing is
required and will be fulfilled by the Applicant with a combination of on-site and off-site units. The mixed use
project will include one two-bedroom affordable housing unit which totals of 1,045 sq. ft. of net livable area.
This will provide housing for 2.25 FTEs, according to APCHAs guidelines in Table VIII: APCHA Mitigation
Gorsuch Haus Project Review Application 76
Standards. The unit is anticipated to be a rental unit, built on-site pursuant to APCHA guidelines for lodging
developments.
The additional mitigation requirements (30.67 FTE and 2,551.42 sq. ft.) 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 methods for the offsite 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 that 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,
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 mixed-use building occupying the
northern end of the building at elevation 7,998’. The net livable area for the proposed affordable housing
unit is 1,045 sq. ft.
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.
The applicant is proposing a mix of mitigation methods to meet the requirements of Affordable Housing.
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, offsite affordable housing units within Aspen city limits, 2) buy-down or conversion
of existing dwelling units within Aspen city limits and/or 3) through the purchase of certificates of
Affordable Housing, pursuant to Chapter 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.
The on-site affordable housing units are designed to meet the requirement that a minimum of 50% of the
finished floor level of each 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.
Gorsuch Haus Project Review Application 77
The Applicant seeks the housing board’s approval to maintain ownership and management of the off-site
units so that 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 the long-term viability
of the lodge operation.
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 unit will be offered to
other qualified persons according to the Guidelines. The leases governing rental of the on-site units 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)
Each of these public infrastructure elements are addressed in greater detail in Appendix B.1: Engineering
Report and are summarized in Chapter III. Proposed Development, Section 2.E and Section 4. Additional
demand on public infrastructure will be enhanced as necessary or mitigated through proposed
improvements to private and public infrastructure serving the site.
Gorsuch Haus Project Review Application 78
PLANNING AND ZONING COMMISSION APPLICATIONS - 26.470.070
The project’s Lodge, Commercial and Free Market uses comply with the requirements of GMQS Code Section
26.470.050 General Requirements, as required for the Planning and Zoning Commission Applications. Therefore, as
a combined review, the requirements for the following Code sections are captured in the preceding section:
− 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.
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 2016 with the remaining 51 pillow allocation 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 a number of 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 Section 2.6 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 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 ample natural light, desirable amenities such as
covered parking and restaurants, and the locational advantage of being at the base of the ski area – only
steps away from the new Lift 1A. The category designations for both on-site and off-site housing will be
determined in the Detailed Project Review pursuant to recommendations from APCHA.
Gorsuch Haus Project Review Application 79
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 of the project celebrates the
history of the site and the formative role the area has played in the history of skiing. The project’s layout
seeks to memorialize and preserve the historic ski corridor and views towards Aspen Mountain from
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 a sense of
alpine heritage that has shaped architecture within the community as well as referencing the historic legacy
of the Aspen community.
4) The proposal minimizes impacts on public infrastructure by incorporating innovative, energy-saving techniques.
The Applicant seeks to minimize impacts on public infrastructure through energy saving building and
construction strategies detailed in Chapter III.2.F: Sustainability Goals. The Applicant proposes to work with
adjacent property owners to implement a transit solution to provide improved public access to the
neighborhood and the ski area’s western portal and 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 for the duration of construction as well as post construction. Best
management practices will be utilized for construction activity pollution prevention, indoor air quality
management plan both during construction and prior to occupancy, and 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
Applicant’s proposed transportation solutions are described in Appendix B.4: Transportation Impact Analysis
which well exceed the trip mitigation minimums and seek to provide a solution for the neighborhood as a
whole in addition to serving the needs of employees and guests of the lodge and the SkiCo.
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 blend with passive 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 a minimum LEED Silver equivalent for
construction. The following are the architectural strategies envisioned to minimize the impact of the project
on public water and energy infrastructure.
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 that employ drip irrigation and native vegetation.
− On-site stormwater design and management will employ high levels of water quality measures.
Gorsuch Haus Project Review Application 80
Energy
− Optimize energy performance 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.
− Building automated system control of lighting 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.
− Enhanced refrigerant management will used as part of the 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 the SkiCo and the City to ensure that Aspen remains a
viable and celebrated venue for the World Cup and future ski races and events. The 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 brings major winter events to Aspen. The project will add more
hotel rooms, catering to a diverse range of interests, supporting the City’s goals 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 and a location for special events like weddings and
conferences, which have the potential to attract off-season visitors to sustain a more consistent year-round
economy. The lodging program will generate additional local sales tax for the City of Aspen.
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 as the base of skiing for
the western side of Aspen Mountain. The design of the building embraces the flows up and down the
mountain, appropriately blending the built environment with the mountain and surrounding community.
The functionality of the Gorsuch Haus Planned Development 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 as far downhill on the site as possible. The proposed location for loading the lift is at a
lower elevation than the current Lift 1A location, which will be easier for skiers to access. A greatly
enhanced plaza space will be linked to an east-west pedestrian corridor. From the turnaround area,
pedestrians will have a short walk to Lift 1A, with less grade change than today’s condition.
Care and consideration have been taken to ensure that the site is compatible with neighboring
developments to the east, west and north of the site creating a synergy between the established neighbors
and anticipated developments. Maintaining a skiable connection from the Gorsuch Haus Planned
Development to the Lift One Lodge property was another primary consideration which has been achieved
along the eastern edge of the site. The building has also been angled to face the ski lift and create a dynamic
pedestrian environment between the Gorsuch Haus, the ski hill, and the Lift One Lodge building.
The site design and integrated approach to architecture seek to blur the boundaries between the indoors
and the outdoors, welcoming the public to engage with the site when accessing the proposed new high
speed lift. The public plaza and outdoor dining terraces create a new “living room” for the public adjacent
to the winter sports events.
Gorsuch Haus Project Review Application 81
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 the existing land uses and the proposed SKI zone
district; more detail on the suitability of the project with the surrounding neighborhood is described in
Section B.2 above.
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.
Approval for the multi-year development allotment is being considered as part of the two-step Project
Review process, combined with the other necessary approvals being requested and reviewed jointly.
Gorsuch Haus Project Review Application 82
3. REZONING REQUEST
REZONING CONSERVATION (C) TO SKI AREA BASE (SKI) - 26.310.080/090
The Applicant is seeking approval to rezone the subject parcels, totaling 291,748 sq. ft. or 6.70 acres, within the ski
activity area at the base of Lift 1A, from the Conservation (C) Zone District to Ski Area Base (SKI) Zone District, in
accordance with Section 26.310.080 Rezoning (see Appendix E.1: Improvement Survey Plat).
Section 26.710.330 states that the purpose of the Ski Area Base (SKI) Zone District is “to provide for areas which
allow for a mixture of uses related to ski area uses and operations, including, skiing and appurtenant uses and
structures, ski area administrative offices, recreation, lodge/hotel, retail, restaurant and bar uses, tourist-oriented
service uses, residential uses, and short term vacation rentals. It is intended that this Zone District will apply to areas
located at the base of ski areas and all development within this district will be master planned through a planned
development (PD) process.”
The SKI Zone District is the best fit to accommodate improvements to the existing uses including the ski lift, ski runs,
ski support and ticketing and the proposed complementary uses, including food and beverage, lodging, multi-family
residential and affordable housing. Over three-quarters (76%) of the site is devoted to skiable terrain, with
additional land dedicated to essential ski facilities including a new ski terminal and plaza area. The land adjacent to
the southern boundary of the site within Pitkin County is zoned SKI-REC (SKI-RECREATION), a comparable district in
both purpose and allowable use. The proposed rezoning to SKI will create greater continuity in zoning at the
boundary between the City and the County. Additionally, it is important to note that the location proposed for
redevelopment is within the area identified as the Mountain Base Character Area within the City’s Commercial
Design Guidelines, demonstrating the intent for these parcels to contain commercial oriented uses, rather than the
uses allowed for under the Conservation Zone District.
The requested rezoning is to provide for such purposes to be permitted under the SKI Zone District. 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 to contain urban development. The existing and historic land uses on the site for the past 75 years are
not permitted uses within the Conservation (C) District. The parcels proposed for rezoning currently contain:
− alpine ski area, related uses and support facilities typically associated with the uses and operations of a
ski area, including a ski lift;
− ski administrative offices;
− special events facilities associated with ski areas;
− trails and an access road;
− recreational facilities; and
− surface parking.
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 existing lift towers exceed the maximum 25 foot height allowed in the Conservation
(C) District. Ski Area Base (SKI) is the only zone district that permits ski lifts and ski facilities as permitted uses in
addition to the other associated uses listed above.
Gorsuch Haus Project Review Application 83
A Planned Development (PD) 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. The SkiCo has
expressed that their investment in replacing Lift 1A is contingent upon establishing a plan for the base area with
complementary resort and guest service uses. This is one of the only sites in Aspen appropriate for the City’s SKI
zoning district. The rezoning to the SKI zone district would allow for existing uses to be brought up to date with state
of the art facilities and the addition of permitted uses as approved in the Planned Development process to create a
true ski area base appropriate for this location. The rezoning is necessary to facilitate the redevelopment of Lift 1A
and to enhance Aspen’s recreation and hospitality offerings in this area.
The following proposed uses are permitted uses within Ski Area Base (SKI) Zone:
− Lodge units
− Hotel
− Multi-family dwellings
− Dining rooms, customary accessory commercial uses, laundry and recreational facilities located on the
same site of and for guests of lodge units, hotels and dwelling units
− Accessory residential dwellings restricted to Affordable Housing Guidelines and Section 26.520.040.
− Restaurant and bar
− Special events associated with ski areas including such events as ski races, bicycle races and concerts;
with special event committee review
− Retail (in the form of ski concierge and guest retail)
− Vacation rentals
− Public transportation stop
− Terminal building and transportation related facilities
− Outdoor vendor carts or areas for food and beverages sales and preparation
− Alpine ski areas, related uses and support facilities typically associated with the uses and operations of a
ski area
− Ski administrative offices
− Trails and ski access road
− Recreational facilities
− Nonprofit Offices
− Parking
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:
A. Compatibility with the Surrounding Zone Districts, Existing Land Uses and Neighborhood Characteristics -
26.310.090.A
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
Gorsuch Haus Project Review Application 84
These uses are typical surrounding uses for the SKI Zone District and are the same as the uses surrounding
the Ski Area Base (SKI) zoning at Aspen-Highlands base. 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 for a ski area base with mountain access.
B. Extent of demands on Public Facilities Exceeding Capacity - 26.310.090.B
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 B.1: Engineering Report.
C. Impacts on the natural environment - 26.310.090.C
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. The 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 - 26.310.090.D
Ski recreation and Lift 1A are defining features of the City of Aspen’s history and its current economic base.
Lift 1A 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 a 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 SKI 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.
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.
Section 4: Subdivision of this application presents the request for the vacation of the unimproved Summit
Street, the eastern half of the southern 150 feet +/- of South Aspen Street, and the remaining southern
portion of Hill Street. The Applicant requests the vacated areas be zoned Ski Area Base (SKI) in accordance
with the code requirement along with the adjacent Parcels 1 – 4, as identified in Appendix E.1: Improvement
Survey Plat. 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.
Gorsuch Haus Project Review Application 85
Figure 18: Existing and Proposed Zoning Map
EXISTING ZONING
PROPOSED ZONINGGorsuch Haus Project Review Application 86
4. SUBDIVISION
The Applicant proposes to vacate adjacent unimproved rights-of-way, identified as Parcels A – E on the Street and
Easement Vacation Plat (Appendix E.2). 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 four lots within the Gorsuch Haus Planned Development, according to the review procedures and
criteria listed below. The Applicant also proposes to dedicate 550 sq. ft. or 0.013 acres from existing Parcel 1 to the
City to facilitate a full 45 ft. radius turnaround at the completion South Aspen Street.
The proposed vehicular right-of-way (ROW) abandonments, identified on Appendix E.2: Street and Easement
Vacation Plat, include the following parcels which would be vacated to the benefit of the SkiCo, the current owners
of Parcels 1 and 2, Eames Addition Block 10 and 12, respectively:
- Parcel A – Remaining southern portion of Hill Street - vacated to Bock 10 Eames Addition
- Parcel B – Northern portion of South Aspen Street – vacated to Block 10 Eames Addition
- Parcel C – Southern portion of South Aspen Street - vacated to Block 12 Eames Addition
- Parcel D – Northern portion of Summit Street – vacated to Block 10 Eames Addition
- Parcel E – 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 foot
wide Ski Easement that is currently in place over the right-of-way, documented in Book 259, Page 85, to the benefit
of the SkiCo. The northern half of Hill Street has been vacated to the benefit of the Lift One Lodge Planned
Development adjacent to the Gorsuch Haus project; the proposed vacation of the eastern half of South Aspen Street
is consistent with the approvals granted to the Lift One Lodge Planned Development.
The Gorsuch Haus Planned Development will include easements and dedications to ensure Lots 1 through 4 meet
the needs of existing and future property owners and ensure that public and private easements that currently exist
on site are carried forward. Easements placed upon Lots 1 through 4will allow for public utilities, public access,
temporary construction activity, landscaping and drainage and other activities as described In the Notes under the
Certificate of Ownership and Dedication on Appendix E.3: Gorsuch Haus PD/Subdivision. There are utilities that exist
within the Hill Street ROW that will remain and will be reserved for municipal use with the granting of appropriate
easements.
Easements will be needed, as documented on Appendix E.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.
The applicable review criteria and the proposed project’s compliance are summarized below:
All subdivisions shall be required to conform to the general standards and limitations as defined in 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 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).
Gorsuch Haus Project Review Application 87
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 and Lot 3 will both have direct vehicular access provided from the South Aspen Street right-of-way.
The access to Lots 3 and 4 will be provided by a vehicular access easement aligning with the proposed
location of the mountain operations road. Lot 3 will have a non-exclusive access easement for the public,
emergency and service vehicles and public utilities dedicated in the subdivision plat and the Final Planned
Development Approvals, as drafted in the Gorsuch Haus PD/Subdivision Plat.
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. 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 ski approach 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 Lots 1 through 4, inclusive of the
vacated rights-of-way described above, as Ski Area Base (SKI) Zone district. This rezoning is consistent with
keeping the lots in the same zoning district.
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.
The subdivision does not create or increase a non-conforming use, structure or parcel.
Gorsuch Haus Project Review Application 88
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 four parcels and adjust the boundary between them to create four
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 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 sq. ft. of gross land area per lodging unit.
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.
This criterion is satisfied as described in the response to Planned Development Review criteria in Section
V.1.C.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 Section
V.1.B of this application.
Gorsuch Haus Project Review Application 89
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 Section
V.1.G of this application.
6. The proposed subdivision shall upgrade public infrastructure and facilities necessary to serve the subdivision.
Improvements shall be at the sole cost of the developer.
This criterion is satisfied as described in the response to Planned Development Review criteria in Section
V.1.H 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 Section V.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 six free market and one affordable housing dwelling unit, based on the square footage allocation
and the student generation rates described totals 1.79 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.
The Draft Gorsuch Haus PD/Subdivision Plat is included as Appendix E.3 of this application, which shall be
reviewed 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 Sheet 1 of the Draft Street and Easement Vacation Plat
prepared by Sopris Engineering (Appendix E.2), including portions of Summit Street, Hill Street and South
Aspen Street serve the best interests of the City of Aspen. The portion of South Aspen Street proposed for
vacation, Parcels B and C, is currently closed to public access via an electronic gate limiting access to the ski
operations road, which traverses Government Lot 31 owned by the SkiCo. The Hill Street and Summit Street
Gorsuch Haus Project Review Application 90
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 able to accommodate
public areas, such as an improved plaza surrounding the new lift facility and the pedestrian and ski corridor
along the northern 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 Lots1 and
3from the turnaround of South Aspen Street. Access to Lot 2 and 4 is anticipated to be provided in the form
of vehicular access easements. Lot 3 is proposed as a common lot for the Planned Development and does
not propose development on the lot with the exception of improved hardscape and a pedestrian stairway.
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
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. The functional aspects of Hill Street include the provision of utilities which will be maintained with
the granting of utility easements through Lot 3.
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 3 will be improved from its current state to provide
vehicular and emergency ambulance access, pursuant to the Design Standards, with the inclusion of a 20
foot wide unobstructed access and 13.5 feet of vertical clearance. This area will provide pedestrian and
bicycle access connecting to Monarch Street when the ski area is not in operation and will provide an
important ski connection from north to south when the ski area is operating.
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 45’ radius turnaround 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.
Gorsuch Haus Project Review Application 91
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 B and C (identified on Appendix E.2: Street and
Easement Vacation Plat) the portion of South Aspen Street proposed for vacation represents the terminus of
the right-of-way into a turnaround. Furthermore, 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 holds 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 Sopris Engineering plans.
Parcels D and E make up the Summit Street right-of-way between Block 10 and Bock 12 of the Eames
Addition. This right-of-way is unimproved and dead-ends into Government Lot 1, owned by the SkiCo. It has
no primary use except as a tentative ski-way.
Parcel A, or the southern portion of the Hill Street right-of-way, is also unimproved in its current state and
dead-ends into the Caribou Condominiums Property. The Hill Street right-of-way is currently a utility
corridor and provides a recreational connection to Lift 1A. This will be improved upon in the Planned
Development, and provided as a privately owned and maintained pedestrian corridor with limited vehicle
access. Utilities and public access which exist along this parcel will be accommodated with appropriate
easements as described in Appendix E.3: Planned Development/Subdivision Plat.
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 E.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.
Gorsuch Haus Project Review Application 92
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 E.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 as an attachment to Appendix B.1. Engineering
Report completed by Sopris Engineering, others have been requested.
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 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 are summarized in Section V.1 of this application
and the detailed report is included as Appendix B.1. Additionally, TetraTech completed mudflow modeling
and analysis and has included mitigation strategies for the planned development, Appendix B.3.
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 is provided by Sopris Engineering as Appendix B.1: Engineering Report.
Gorsuch Haus Project Review Application 93
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 E.2.
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 E.2.
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.
Gorsuch Haus Project Review Application 94
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) feet 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.
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 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. In
particular, the slope stability has been reviewed over a seven 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 Appendix B.2: Geotechnical Engineering Study and B.3: Mudflow Analysis. The urban
run-off 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
the Appendix B.4: 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 steps with grade levels in adaptation to
the sloping topography and avoids naturally occurring steep grades. The relocation of the SkiCo ski
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.
Gorsuch Haus Project Review Application 95
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 in addition to eight spruce trees adjacent to the site’s
northeastern boundary and a handful of other trees scattered across Lots 1-3. A portion of the shrubs on Lot
4, to the south of the building, will require removal to facilitate return skiing from Norway ski run to the
west. All of the trees removed will be mitigated on-site as part of the landscape plan. No significant natural
land features exist on the site requiring avoidance. The slope of the site will be maintained and grading is
consistent to ski area use for runs and ski trails. Naturally occurring slopes in excess of 30% 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 through the ski run and lift corridor. Additionally, views up South Aspen Street will not be
impacted by the proposed development. No road extension is proposed. Preservation of the skiable terrain
and the mountain as a resource will maintain a good deal of the mountain’s 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 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 at the upper
end of the building and heights are two stories in this area. The on-mountain restaurant 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 City and
incorporates multiple building heights to avoid poorly designed “blocky” architecture. All of these design
considerations address the desire for the architecture to blend into the character of the mountain. The
Building’s Height Plan and Proposed Exterior Elevations are included as Appendix D.4 and D.5, respectively.
8. Sufficient water pressure and other utilities are available to service the proposed development.
Appendix B.1: Engineering Report by Sopris Engineers 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 turnaround. The proposed turnaround will provide access for fire protection. More details
Gorsuch Haus Project Review Application 96
regarding the provision of emergency access to the site are described in Chapter V.2.7 – Growth
Management.
The public right-of-way 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 access to the pedestrian walkway and lift plaza from the proposed pathway through the
center of the Lift One Lodge project to the north.
MOUNTAIN VIEW PLANE REVIEW - 26.435.050
The Gorsuch Haus Planned Development seeks 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 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.
Gorsuch Haus Project Review Application 97
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. It is clear from both Main Street and the Wheeler Opera House that
many intervening buildings block the view of the proposed project. The proposed building would not impose
or infringe on the view plane corridor due to the existing conditions and therefore does not affect the view
plane. See Figure 19 and Large Format Exhibit E.5 for the view plane analysis completed by Sopris
Engineering.
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.
Wheeler Opera House view plane - Figure 19: Wheeler View Plane Section illustrates the Wheeler View
Plane and the actual site line projected towards the Gorsuch Haus project, which demonstrates that the
project does not impinge on this view plane. As shown in the photo below, the existing ski lift terminal is not
visible from the Wheeler Opera House due to the distance, existing structures and vegetation that screens
the view of lower Aspen Mountain where the project is proposed.
Photo taken from the Wheeler Opera House in the direction of the Lift 1a ski terminal
Gorsuch Haus Project Review Application 98
Figure 19: Mountain Views Plane Sections
SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311
- 3D SURFACE : bare_earth DEM - CITY OF ASPEN GIS.
- 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS.
- TOPOGRAPHY : PITKIN COUNTY GIS.
13139MainPlanView160225
- PROPOSED BUILDING EXTRUDED FROM CLIENT SUPPLIED DATA 02/23/16.
- ALL ELEVATIONS NGVD 29.
- THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY.
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SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311
- 3D SURFACE : bare_earth DEM - CITY OF ASPEN GIS.
- 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS.
- TOPOGRAPHY : PITKIN COUNTY GIS.
13139MainXSection130225
- PROPOSED BUILDING EXTRUDED FROM CLIENT SUPPLIED DATA 02/23/16.
- ALL ELEVATIONS NGVD 29.
- THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY.
FOR REVIEW ONLY
GORSUCH HAUS-MAIN St. VIEW PLANE WEST CROSS SECTION
MAIN ST. VIEW PLANE
BASE ELEVATION - 7906.90'
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Gorsuch Haus Project Review Application 99
SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311
- 3D SURFACE : bare_earth DEM - CITY OF ASPEN GIS.
- 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS.
- TOPOGRAPHY : PITKIN COUNTY GIS.
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- PROPOSED BUILDING EXTRUDED FROM CLIENT SUPPLIED DATA 02/23/16.
- ALL ELEVATIONS NGVD 29.
- THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY.
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SOPRIS ENGINEERING – LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 970.704.0311
- 3D SURFACE : bare_earth DEM - CITY OF ASPEN GIS.
- 3D VIEW PLANE & BUILDING WIREFRAME : CITY OF ASPEN GIS.
- TOPOGRAPHY : PITKIN COUNTY GIS.
13139WheelerXSection160225
- PROPOSED BUILDING EXTRUDED FROM CLIENT SUPPLIED DATA 02/23/16.
- ALL ELEVATIONS NGVD 29.
- THIS MAP IS CONCEPTUAL AND IS INTENDED FOR GENERAL PLANNING PURPOSES ONLY.
FOR REVIEW ONLY
GORSUCH HAUS-WHEELER VIEW PLANE WEST CROSS SECTION
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Gorsuch Haus Project Review Application 100
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 Ski Area Base (SKI). In this
district, public amenity space is not a dimensional requirement and is not identified as a requirement by
staff in the pre-application summary as it is not required in the SKI zone district. 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 shared between
Lots 1, 2 and 3. These areas are depicted on Figure 17: Public Amenity Space in Chapter III. 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.
As the provision of public amenity is not required by Section 25.575.030.B, the Applicant proposes a
combination of on-site public amenity spaces and improved connections through the site to 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:
- Pedestrian corridor along the northern edge of the Planned Development, which connects to
the “Skier and Pedestrian Easement” through the Mountain Queen Condominium Property,
- Lift plaza area and stairway leading to race finish area,
- Improved access to the winter World Cup skiing finish area ,
- Right-of-way improvements to the terminus of South Aspen Street, which will provide the
neighborhood and public with mountain access, and
- Transit stop location and amenities including signage, seating and trash receptacles.
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.
Gorsuch Haus Project Review Application 101
Due to the unique site location at the base of the mountain, not all of the public amenity space will be
visible from the public right-of-way. The pedestrian walkway leading to the lift plaza will be directly visible
from the terminus of South Aspen Street and signage and landscaping strategies will direct the public to the
lift plaza. All of the amenity space will be visible from the ski area and will foster an interesting and
improved base area experience.
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 satisfied as the public amenity areas are open to the sky and seek to maximize scenic
views of the mountain. 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.
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 finds 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 ski plaza public amenity space is designed for skier access to the lift and is adapts to the slope for ski lift
accessibility. There is grade that is traversed and exceeds four feet due to existing slope and ski conditions.
The requirement for public amenity space to relate to street or sidewalk grade is not applicable due to the
location of the site at the terminus of the street grid.
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.
Gorsuch Haus Project Review Application 102
A preliminary landscape plan which includes the the public amenity areas is included as Appendix C.3. More
detailed plans 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, 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 four 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 ski slope. 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 turnaround at the terminus of South Aspen
Street. Grade changes have been minimized to the greatest extent possible to facilitate access to the ski
lift/plaza area with wide and welcoming stairway.
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 from South Aspen Street to the Skier Plaza and the Mountain Queen
Easement provides convenient and permanent public access to the site’s additional public amenity spaces at
the base of the ski slope.
Gorsuch Haus Project Review Application 103
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.
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 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
PUBLIC AMENITY SPACE (26.412.060.A.)
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
Preservation Commission, as applicable, according to the procedures herein and according to the following
standards:
Gorsuch Haus Project Review Application 104
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 plaza and après ski deck
are designed to be welcoming, festive and attractive spaces for the general public, skiers, lodge guests and
residents. Additionally, the pathway extending to the east beyond the formalized public walkway leading to
the plaza stairs, will allow for both pedestrian and bicycle connections to the skier and pedestrian easement
across the Mountain Queen Property, linking to Monarch Street. Without a formalized grid in this area, the
extension and improvements of the pedestrian corridor will create a more walkable and connected
neighborhood. Other pathways will extend from the Gorsuch Haus staircase, reaching up slope to connect
to the race finish area as needed for winter events.
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.
The plaza and stairways are oriented and designed around the ski area, with the public walkway serving as
the visible and practical connection between the site’s public areas from the South Aspen Street right-of-
way. The pedestrian corridor will be an at-grade, visible amenity, drawing people in from South Aspen Street
and leading them to the lift plaza.
The lift location has also been sited at the lowest possible point to accommodate easy access from the
public parking on the Lift One Lodge property, pedestrians coming from other areas of town, and transit
users. Views from the lift plaza are oriented to the southeast towards Aspen Mountain. The walkway and
plaza 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, with ticketing windows and skier services activating the plaza with accessible public
restrooms provided. New sidewalks and pedestrian crossings are proposed with a potential transit loading
and unloading area. The service entry and garage are located to minimize their impact on the pedestrian
environment and designed to minimize their visual impact.
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 pedestrian 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. For example, the improvements to the Gorsuch Haus
Planned Development will allow for a pedestrian connection from Monarch to South Aspen Street and will
provide a winter time connection to the recreational easement and ski corridor traversing the Lift One
Lodge property.
Gorsuch Haus Project Review Application 105
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.
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 feet adjacent to the alleyway and 15 feet in depth, with 10
feet of vertical clearance to be reserved for trash and recycling facilities, with an additional 1.5 sq. ft. of
space provided for each of the two residential units exceeding the five included in the code to
accommodate the project’s seven residential units. This requires a total of 304.5 sq. ft. of space. The
proposed trash and recycling area serving the hotel, commercial and residential components of the project
totals approximately 330 sq. ft. with greater than the minimum 10 foot 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 304.5 sq. ft. 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, Sheet A001 demonstrates the proposed location of the
trash and recycling area which is anticipated to serve the project. This area will be accessed off of the South
Aspen Street turnaround directly adjacent to the service entry, providing access for truck service. Trash and
recycling shall 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.
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.
Gorsuch Haus Project Review Application 106
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.
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
including skier services are smaller than 1,500 sq. ft. 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.
Gorsuch Haus Project Review Application 107
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.
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 is visualized to be appropriate scale for the need, be
attached to the building structure and will be sized for pedestrian use.
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.
No display windows are proposed; however, a ski ticketing window will face the plaza area. A permeable
façade will be provided on the lift plaza level and at the restaurant level to provide visual interest and
expose the uses inside.
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.
Gorsuch Haus Project Review Application 108
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
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 turnaround
and will be framed by an attractive, human scale canopy area and framed by two and three story building
elements. Sidewalk connections will be provided along the edge of the turnaround providing access from
neighboring properties to the stairway leading to the lift and the restaurant.
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 provides 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 development is not conveniently located along a public street. Instead, outdoor dining is located on the
same level adjacent to the ski area portal and 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 for skiers accessing the ski lift.
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.
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The proposed structure steps in height in accordance with the natural topography, to provide compatibility
with the surrounding mountain. Curvilinear lines support the pedestrian routes. 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 transit
route, 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.
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 turnaround. 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 relationship 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
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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, the 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.
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 setback at the property line is proposed with the SKI Development Standards at 0 ft. This however is
surrounded by common lots that contain considerable landscaping and pedestrian features providing public
access and interest. The building placement avoids blocking the terminus of South Aspen Street. Arrival to
the lodge and pedestrian space occurs at the 8009.5 level and incorporates planter, street trees, lighting,
and pedestrian amenities. 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 manageable
size. These elements are described in greater detail in Chapter III.1.D.
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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 III.8: Parking
Requirements 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 of the required parking is accommodated on-site in the sub-grade structure. Parking will be accessed
from the turnaround 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.
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.
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The turnaround improvements and lodge entrance and subgrade parking access have been designed to
minimize traffic congestion and hazards as well as vehicle/pedestrian interactions with a logical flow from
the pullout/guest drop off area along the southern edge of the turnaround to the parking entrance on the
eastern edge of the turnaround.
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 III.D: Off-Street Parking with 58 proposed spaces.
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