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Home My WebLink About170213_CouncilPresentationCITY COUNCIL FEBRUARY 13, 2017 GORSUCH HAUS Gorsuch Haus GORSUCH HAUS PRESENTATION OUTLINE • Introduction • The Neighborhood Context • The Project »The Proposed Base Area »Lift Replacement »The Proposed Hotel • Conclusion and Discussion Gorsuch Haus Gorsuch Haus Holland House Skier Chalet Along with the origin of skiing on Aspen Mountain, lodging was a part of the site’s historical use. LIFT #1: WHERE SKIING AND HOSPITALITY BEGAN: Gorsuch Haus A FUTURE INSPIRED BY THE PAST Gorsuch Haus WELCOMING VISITORS & LOCALS TO A HANDMADE EXPERIENCE Gorsuch Haus THE PUBLIC PROCESS Gorsuch Haus Photographer: Jeremy Swanson Aspen Mountain Gondola LIFT 1A SITE Wheeler Opera House Wagner Park WHERE THE MOUNTAIN MEETS TOWN Gorsuch Haus NEIGHBORHOOD CONTEXT GORSUCH HAUS Lift OneLodge Lift OneLodge Ski Return S. A S P E N S T . JUAN S T . DEAN S T . DURAN T A V E . S. M O N A R C H S T . SUMMI T S T . Shadow Mountain Condos Mountain Queen Condos Gorsuch Haus EXISTING SITE Gorsuch Haus Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community FUTURE NEIGHBORHOOD Lift OneLodge Lift OneLodge Shadow Mountain Condos Mountain Queen Condos S. M O N A R C H S T . S. A S P E N S T . SUMMI T S T . JUAN S T . ASPEN SKIING COMPANY Pitkin C o u n t y City o f A s p e n Lif t O n e P a r k DEAN S T . CITY OF ASPEN Willoughby Park One Aspen Townhomes Approved Building Location Gorsuch Haus EXISTING ZONING PROPOSED ZONING SKI C C C SKI-REC SKI-REC EXISTING ZONING PROPOSED ZONING SKI C C C SKI-REC SKI-REC EXISTING NEIGHBORHOOD Gorsuch Haus EXISTING ZONING PROPOSED ZONING SKI C C C SKI-REC SKI-RECEXISTING ZONING PROPOSED ZONING SKI C C C SKI-REC SKI-RECPROPOSED NEIGHBORHOOD Gorsuch Haus SKI Previous Conditions Existing Condition SILVER QUEEN GONDOLA REVITALIZATION Gorsuch Haus City of Aspen Land Use Code Part 700, SKI zone Page 1 26.710.330 Ski Area Base (SKI). A. Purpose. 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. B. Permitted uses. The following uses are permitted as of right in the Ski Area Base (SKI) Zone District: 1. Alpine and Nordic ski areas, related uses and support facilities typically associated with the uses and operations of ski areas. 2. Lodge units. 3. Hotel. 4. Multi-family dwellings. 5. Detached residential or duplex dwellings. 6. 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. 7. Accessory residential dwellings restricted to Affordable Housing Guidelines and Section 26.520.040. 8. Ski area administrative offices. 9. Restaurants and bars. 10. Special events associated with ski areas including such events as ski races, bicycle races and concerts; with special event committee review. 11. Parks, outdoor recreational uses and trails. 12. Recreational facility. 13. Retail establishments. 14. Public transportation stop. 15. Terminal building and transportation related facilities. 16. Medical clinic accessory to the ski area. 17. Fire, police and emergency services facilities. 18. Accessory buildings and uses. City of Aspen Land Use Code Part 700, SKI zone Page 2 19. Outdoor vendor carts or areas for food and beverages sales and preparation. 20. Timeshare lodge. 21. Exempt timesharing. 22. Vacation rentals. Pursuant to Section 26.575.220 C. Conditional uses. The following uses are permitted as conditional uses in the Ski Area Base (SKI) Zone District, subject to the standards and procedures established in Chapter 26.425: 1. Daycare center. 2. Offices, business. 3. Public and private surface and underground parking areas. 4. Essential governmental and public utility uses, facilities, services and buildings (excluding maintenance shops). 5. Post office substation. D. Dimensional requirements. The dimensional requirements which shall apply to all permitted and conditional uses in the Ski Area Base (SKI) Zone District shall be set by the adoption of a final development plan, pursuant to Chapter 26.445, of planned development. E. Signs. Signs within the Ski Area Base (SKI) Zone District shall be subject to the provisions of Chapter 26.510, Signs. A sign master plan may be approved in conjunction with a PD review process allowing for the establishment of dimensional and quantity sign standards for the PD. (Ord. No. 35-2000, §1; Ord. No. 21-2002 §§5, 6 [part]; Ord. No.34-2011, §21) SKI AREA BASE ZONING Gorsuch Haus Gorsuch Haus SKIER SLOW DOWN SKIER MAZING PUBLIC ARRIVAL SKIER RETURN MILLING 5 TH AVENUE NORWAY SKIING AND LIFT PLACEMENT ORGANIZES THE SITE Lift OneLodge Lift OneLodge Shadow Mountain Condos Mountain Queen Condos One Aspen Townhomes Gorsuch Haus PROPOSED LIFT LOADING Gorsuch Haus NORTH 0 10'20'40' 1"=20'-0" G o r s u c h H a u s Site Plan A s p e n , C o l o r a d o WORKSHOPDESIGN 120 East Main Street Aspen, CO 81621 August 8, 2016 LIFT LOCATION: COMPARISON Gorsuch Haus ShadowMountainCondos Mountain QueenCondos Proposed Lift SUMMI T S T . GORSUCH HAUS Horizontal Distance from Existing Lift: 66’ Proposed Lift Load: 8016.5’ Existing Lift Load: 8018’ Horizontal Distance from Existing Lift: 66’ 8016.58018 Vertical Distance from Existing Lift: -1.5’ LIFT LOCATION: COMPARISON Gorsuch Haus GONDOLA APPROACH EXISTING 1A APPROACH PROPOSED 1A APPROACH 260’ Linear Feet Durant St. S. Aspen St. S. Aspen St. 19’ 16’8,002’ 7930’ 7949’ 8,000’ 165’ Linear Feet 8,018’ 8,016.5’16.5’ 160’ Linear Feet Existing Access Proposed Access EXISTING VS. PROPOSED ACCESSIBILITY Gorsuch Haus Existing Conditions Proposed Conditions - Enhanced Access EXISTING VS. PROPOSED ACCESSIBILITY Gorsuch Haus 8002’ 8000’ 8018’ 8016.5’ RESTORED SKI RETURN Lift OneLodge Lift OneLodge Shadow Mountain Condos Mountain Queen Condos One Aspen Townhomes Gorsuch Haus GORSUCH HAUS S. A S P E N S T . JUAN S T . DEAN S T . S. M O N A R C H S T . SUMMI T S T . SHUTTLE STOP SHUTTLE STOP SKIER RETURN 5 TH AVENUE NORWAY PROPOSED SKI RETURN TO DEAN ST. Gorsuch Haus SKIER RETURN Lift OneLodge Lift OneLodge Lift 1A Gorsuch Haus Shadow Mountain Mountain Queen S. ASPEN ST. PROPOSED SKI APPROACH Gorsuch Haus Why is the lift located where it is? 1. Alignment is approved for the replacement lift 2. This is a functional ski base Gorsuch Haus Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community LIFT LOCATION: GONDOLA PLAZA RUTHIES LIFT EX I S I T N G 1 A L I F T LIFT 1A RE P L A C E M E N T 1 A L I F T LIFT LOCATION Why is the lift located where it is? 1. Parcel Configuration and Ownership 2. Previous Approvals for Lift One Lodge 3. Conservation Easement Restrictions in Dolinsek Property Gorsuch Haus Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community S. M O N A R C H S T . S. A S P E N S T . SUMMI T S T . ASPEN SKIING COMPANY Pitkin C o u n t y City of A s p e n LI F T O N E LO D G E CITY OF ASPEN Willoughby Park Lif t O n e P a r k DOLINSEK PROPERTY (Future City Park) JUAN S T . DEAN S T . S. M O N A R C H S T . S. A S P E N S T . SUMMI T S T . DEAN S T . JUAN S T . LI F T O N E LO D G E GORSU C H HAUS Li f t O n e P a r k CITY OF ASPEN Willoughby Park DOLINSEK PROPERTY (Future City Park) LI F T O N E LO D G E LIFT LOCATION Why is the lift located where it is? 1. The proposed lift is in the most suitable location 2. The approved Lift One Lodge blocks extension of the lift corridor. 3. The Dolinsek Property easement prohibits lift equipment and operations on- site and overhead. 4. The lift corridor is not precluded from above if cirumstances change. Gorsuch Haus APRÈS SKI DECK AND LIFT LOADING AREA WINTER VIEW Gorsuch Haus VIEWPOINT BUILDING CONFIGURATION & SITE PLAN Base Area Amenities • Public lift plaza • Public rest rooms / day lockers • Restaurant / Bar & Après ski deck • Ski ticketing / skier services • Ski operations offices and patrol lockers Hospitality • 81 total lodging keys (67 Units) »67 Hotel Rooms »Standard room size 417 sf. »7 Condo-lodge Units (21 Keys) • Lobby and hotel space - meeting room, spa, fitness area • 61 Sub-grade Parking Spaces Residential • 6 free-market units under 2,000 sf • 1,400 sf. affordable housing (Remaining affordable housing to be built elsewhere in town) Gorsuch Haus GORSUCH HAUS ShadowMountainCondos Mountain QueenCondos Lift OneLodge Lift OneLodge One Aspen Townhomes S. A S P E N S T . S. M O N A R C H S T . SUMMI T S T . APRÈS SKI DECK AND LIFT LOADING AREA SUMMER VIEW Gorsuch Haus VIEWPOINT TURNAROUND Gorsuch Haus 8019.5+ 803 0 8035 802 5 8 0 2 0 TW 8005 + 8000+ 8017.5 SNOW LOAD + 8016.5+ 8016.5+ 7999+ 7999+ 7998+ 8016.5+ 8029.5+ 7993 7992 7990 7997 7996 79957995 7998 7994 7991 7990 7985 7991 7992 7993 7994 NORTH 0 5'10'20' 1"=10'-0" G o r s u c h H a u s Revised Site Plan - Turnaround Zoom-in A s p e n , C o l o r a d o WORKSHOPDESIGN 120 East Main StreetAspen, CO 81621 August 10, 2016 R 50’ 11’ 13’ 6’ 50’ Radius Porte Cochere 13.5’ Minimum Overhead Clearance Vehicle Queuing/Drop-off 11’ GORSUCH HAUS Lift OneLodge S. A S P E N S T . Pedestrian Zone Skier Plaza Pedestrian Zone 13’ Wide Sidewalk TURNAROUND AND PUBLIC ARRIVAL Gorsuch Haus VIEWPOINT TRANSPORTATION SERVICES • Evaluation of shuttle route and potential schedule. • Branded City Transit Route • 4-wheel drive vehicle Gorsuch Haus * *►►►► ►►►►*Rubey Park Wagner Park Grand Hyatt Gorsuch Haus Lift One Lodge St. Regis ELEVATION: EAST Gorsuch Haus 32’ 36’36’ 41’47’45’ 8’ 4’10’8” ELEVATION: EAST Gorsuch Haus 32’41’ 8’ 47’ 45’ 4’10’8” 36’ 36’ ELEVATION: EAST 94% of the building measures less than 40’ in height Gorsuch Haus • New lift in the lowest location possible • Access improved for public and lodge guests over existing conditions from S. Aspen Street and Summit Street • Restored up-slope views of the historic Lift 1 corridor • Ability to return ski to Dean Street • Improved views to the new lift • Enhanced terminus to S. Aspen Street • Year-round multi-use public bus transportation A PUBLIC PORTAL NEW SKI LIFT RESTORE HISTORIC LIFT 1 CORRIDOR PUBLIC BENEFITS OF THE SITE PLAN Gorsuch Haus DEAN STREET PERSPECTIVE S. ASPEN STREET PERSPECTIVE SKI RETURN PERSPECTIVE 48.8 53.3 47.5 34.8 25.8 34 33 28 40.2 41.4 23.3 54 39 40 60.5 40 38.3 52.7 54 0 10 20 30 40 50 60 70 Maximum Building Heights (Not including mechanical/rooftop elements) 47.0 NEIGHBORHOOD CONTEXT: HEIGHT COMPARISON ADJACENT PROPERTIES Fe e t Building heights as identified on plats, *Determined from GIS Wireframe Data and City 2 ft contours AJAX BASE HOTELS OTHER HOTELSGHNEIGHBORHOOD PROPERTIES Gorsuch Haus NEIGHBORHOOD CONTEXT: MAXIMUM NUMBER OF STORIES Rubey Park Grand Hyatt Little Nell RLN North of Nell Fifth Ave.Condos Gorsuch Haus Lift One Lodge One Aspen St. Regis Gorsuch Haus 2 STORIES 4 STORIES 3 STORIES 19.5’ 19.5’ 19.5’ 19.5’ 19.5’ 23.3’-25.5’ 17.8’-27.4’ 24’-27.9’ 33.6’ 28.3’ 33.9’’ 34.5’ 34.6’ 34.7’ 34.7’ 20.4’ 35.9’ 43.2’ 39.5’ 33’31’ 37’ 38.5’ 39’ 39.3’ 47.3’48.5’ 52.5’ - 53.3’ 36.2’ Average 47’ 41’ 32’ 42’ 36’ NEIGHBORHOOD CONTEXT: ACTUAL HEIGHTS Gorsuch Haus Caribou - 3+ Stories Skiers Chalet 3 Stories Mountain Queen 3 Stories Lift One Lodge - 3 and 4 Stories Shadow Mountain 2 & 3 Stories (7 terraced) 34.7 Feet 33 Feet 20 Feet-Each Level UNDERSTANDING THE CHARACTERISTICS OF THE CONTEXT Gorsuch Haus Mountain Chalet 4 & 5 Stories St. Regis 5+ Stories South Point - 4 Stories One Aspen Condos - 4 Stories 350 Summit St. - 3+ Stories Dancing Bear 4 Stories UNDERSTANDING THE CHARACTERISTICS OF THE CONTEXT Gorsuch Haus 81 92 92 85 104 179 94 126 0 20 40 60 80 100 120 140 160 180 200 GORSUCH HAUS Lift One Lodge The Little Nell Residences at the Little Nell Sky Hotel St. Regis Jerome Limelight Number of Keys / Lodging Rooms 417 537 650 750 543 600 600 485 0 100 200 300 400 500 600 700 800 GORSUCH HAUS Lift One Lodge The Little Nell Residences at the Little Nell Sky Hotel St. Regis Jerome Limelight Average/Standard Room SizeStandard / Average Room Size: Number of Keys / Lodging Rooms: S q u a r e F e e t Ke y s / R o o m s ASPEN LODGES ASPEN LODGES GH GH A MODEST SIZE HOTEL Gorsuch Haus 1.5 1.95 0.83 1.93 1.61 2.33 3.03 2.41 2.4 0 0.5 1 1.5 2 2.5 3 3.5 GORSUCH HAUS Lift One Lodge One Aspen Townhomes The Little Nell Residences at the Little Nell Sky Hotel North of Nell Hotel Jerome Limelight FAR COMPARISON (Source: Approval Documents/Plats) GORSUCH HAUS NEIGHBORHOOD PROPERTIES AJAX BASE LODGING OTHER HOTELS NEIGHBORHOOD COMPATIBILITY DIMENSIONAL COMPARISONS: FLOOR AREA RATIO NEIGHBORHOOD COMPATIBILITY Gorsuch Haus 70,133 76,123 73,381 83,265 108,000 86,402 84,524 114,934 134,700 - 20,000 40,000 60,000 80,000 100,000 120,000 140,000 160,000 GORSUCH HAUS Lift One Lodge One Aspen Townhomes The Little Nell Residences at the Little Nell Sky Hotel North of Nell Jerome Limelight FLOOR AREA COMPARISON -Square Feet (Source: Approval Documents/Plats) GORSUCH HAUS Sq u a r e F e e t NEIGHBORHOOD PROPERTIES AJAX BASE LODGING OTHER HOTELS DIMENSIONAL COMPARISONS: FLOOR AREA NEIGHBORHOOD COMPATIBILITY Gorsuch Haus NEIGHBORHOOD CONTEXT Hotel Other: Fractional Use, Timeshare, Condo, Private Residence Club, SF or MF Home Mountain Chalet Grand Hyatt Little Nell RLN North of Nell Fifth Ave.Condos Gorsuch Haus Lift One Lodge One Aspen St. Regis Gorsuch Haus GORSUCH HAUS Gorsuch Haus