HomeMy WebLinkAboutExhibit Q_Applicant addendum memo 8.15.16Design Workshop, Inc.
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Aspen, Colorado 81611
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August 15, 2016
Jennifer Phelan
Community Development Department
City of Aspen
130 South Galena Street, 3rd Floor
Aspen, CO 81611
As a follow-up to the letter amending the March application submission for the Gorsuch
Haus, additional materials have been prepared to provide more information for the
Planning and Zoning Commission’s review.
The additional materials include:
1. Architectural Floor Plans / Program Revisions:
The total building square footage has been reduced by approximately seven
percent (from 131,156 to 124,777) inclusive of all subgrade and above grade
spaces. Square footage reductions have been achieved primarily through the
reduction in non-unit space (March submission 55,608 sf non-unit square feet,
Current Design: 52,453 square feet).
The project’s key count and combination of hotel and condo-lodge units has
remained the same with 81 total keys, the average square foot per key has
gone down slightly from 548 sf. (in March) to 445 sf.
The amenity spaces, ski company uses, public spaces such as the restaurant,
and affordable housing have remained consistent with the allocations in the
March Submission, with some minor changes.
The project’s Floor Area has remained relatively consistent with the previous
design yet is smaller - approximately 67,342 with the design whereas the
March Submission included 67,781. The square footage that was relocated
from the northeastern wing of the building has been reallocated into the porte
cochere configuration and significant efficiencies have been gained in the
minimization of circulation which was required to reach the restaurant when
located at the southern end.
The major redesign of the interior program has enabled the buildings mass
and footprint to be more consistent with neighborhood’s current and
approved projects and pedestrian and ski corridors. In addition to pulling in
the northeast wing, the footprint was also pulled back along the southwest
corner to allow more room for the Norway Ski run.
Design Workshop, Inc.
2
2. Elevations:
The elevations demonstrate how the building continues to step up the
mountain with a similar profile to the March 29th submission. The massing
contains two, three and four story elements in addition to the two story
projection above the porte cochere.
Lower portions of the building (two and three stories) are maintained in the
area above the 8040 line to minimize the impact on the Wheeler View Plane,
consistent with the March submission.
While three and four story portions are retained with this design, the average
height has decreased from 37.1’ to 36.2’ above the lower of
interpolated/existing or proposed grade. Because of the sloped site, each of
the levels’ heights are highest on the northern edge and are lower to the
south (toward the mountain).
The attached Neighborhood Heights Comparison Exhibit illustrates how the
proposed building is compatible with the adjacent South Aspen Street
Neighborhood’s existing and approved projects. Three and four story buildings
make up the immediate neighborhood surrounding the Gorsuch Haus with
even more occupied levels within the broader neighborhood. The Gorsuch
Haus has a similar height profile to the approved Lift One Lodge project
immediately to the south which has heights as high as 53’ in some portions.
Even the historic structures which will be restored as a part of the Lift One
Lodge project have heights of 33’ and 31’. The Gorsuch Haus’s three story
elements are consistent with these historic buildings.
3. Four updated renderings
Four renderings have been updated to reflect the current building design.
Two of the renderings illustrate how the views and return skiing corridor
through Lift One Park have been improved with the reduction in the northeast
portion of the building.
The ski approach illustrates the revised building from the perspective of a skier
approaching the lift, with the mazing area and ski return connecting to Lift
One Park to the east.
The public approach from the turnaround/drop off area illustrates how the
views have been opened toward the lift and the mountain, with a more direct
approach to the lift and ticketing area.
Sincerely,
Richard Shaw, Design Workshop
On behalf of Norway Island, LLC