HomeMy WebLinkAboutMemo_8.16.16Page 1 of 3
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jennifer Phelan, Deputy Planning Director
THRU: Jessica Garrow, Community Development Director
RE: Gorsuch Haus (S. Aspen Street) –Planned Development and Associated Reviews –
Resolution No. , Series 2016 – Public Hearing
MEETING
DATE: August 16, 2016
Since the July 19th hearing, the applicant has updated the design of the building based on comments
from the commission. Generally speaking, the commission raised concerns about the mass, scale,
and dimensions of the lodge building with regard to neighborhood context, a concern over closed
off views to the lift and mountain, and concern on the uphill relocation of the lift. Additional
commissioner comments included providing a shorter vesting period, concern over the layout of
the lots, the need to revise the cul-de-sac, the need for additional detail on the ‘public amenity’,
the need for more information on the transit connection, and further discussion on preserving the
cultural identity of 1A with open views and the ability to ski further down the mountain.
At the time of the writing of this memo, staff has received an amended site plan (Exhibit P) and
summary memo (Exhibit O) outlining proposed changes to the proposed project. A number of
items that have changed are outlined below. Staff has provided a hand sketched overlay of the
original site plan compared to the new site plan below (Figure 1).
Site Plan:
The lower ‘hook’ portion of the building has been removed and some of the massing has been
reconfigured into the remaining lower portion of the building by widening it and providing a
portion of the building cantilevered over the cul-de-sac. The cul-de-sac has been enlarged. It
appears that the building also climbs further uphill. The exterior terraces and stairs have been
substantially reduced. The location of the lift has been brought downhill about twenty feet. A wider
skier return is provided in the area of the Mountain Queen and Caribou condominiums. A more
direct access is provided to the ski lift.
RECOMMENDATION: The conceptual design has begun to respond to some of the issues raised
by the commission. Due to the level of information provided to staff, no detailed analysis can be
provided at this time. The Commission will need to determine if the scope of changes is heading
in an appropriate direction and has responded adequately to commissioner concerns. Staff would
recommend focusing on basic site planning and massing issues:
• Building. Is the building’s footprint improving and opening up access to the lift? Should
the building go further up the hill? How has the mass and scale been affected with the
footprint changes? Does the building better fit with the neighborhood context?
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• Public access. Is the modified access to, and the location of, the lift appropriately accessible
to the public? Is the lift easily accessible to someone with a disability? The terraces have
been reduced in size, how will the smaller size accommodate the public, lodge guests and
provide added vitality to the base area?
• Site. Have retaining walls been minimized? Is the width of the skier return appropriate and
less pinched? How will the enlarged cul-de-sac function?
The Commission should direct the applicant on any further changes to consider or questions that
need to be answered. Additional detailed information will then need to be provided by the applicant
to staff by September 1st so that a detailed analysis of the project can be developed for the next
hearing.
Figure 1: Comparison of site plans
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PROPOSED MOTION: “I move to continue the Gorsuch Haus application to September 20th.”
ATTACHMENTS: (ATTACHMENTS IN BOLD ARE PROVIDED FOR THIS MEMO)
EXHIBIT A – Planned Development Review Criteria
EXHIBIT B – Subdivision Review Criteria
EXHIBIT C – Commercial Design Review
EXHIBIT D – Growth Management Review Criteria
EXHIBIT E – Rezoning
EXHIBIT F – 8040 Green Line Review
EXHIBIT G –View Plane Review
EXHIBIT H – Referral Agency Comments
EXHIBIT I – Public Comment
EXHIBIT J – Application
EXHIBIT K – Affidavits of Public Notice
EXHIBIT L – Public Comment, post 7/5/16
EXHIBIT M – Public Comment Sign-up sheet, July 5 and 19, 2016
EXHIBIT N – Applicant’s 7/19/16 PowerPoint presentation
EXHIBIT O – Applicant addendum memo dated 8/8/16
EXHIBIT P – Amended site plan dated 8/8/16