Question and Answer

The following topics were identified during the discussions with City Council and in the coverage of project in the press.

1) Does the approval require snowmelt on any City street?

No. Winter maintenance has long been a concern on S. Aspen Street due to steep grades.  The ordinances for the lodge projects recognize this concern and establish a defined process to further evaluate any increase to traffic counts, alternative maintenance strategies, and ultimately any safety concerns.  At the end of this process, if a snowmelt system is found to be the only solution that can create a safer S. Aspen Street, the Ordinances outline that both Gorsuch Haus and Lift One Lodge would each contribute 1/3 of the costs to install, operate, and maintain a snow melt system. 

2) What are the details of affordable housing mitigation for the two lodge projects?

Lift One Lodge, based on the conceptual design, is required to provide 45.62 FTE, Category 4 mitigation based on their calculated employee generation.  Parallel to this, Gorsuch Haus’ mitigation is calculated at 21.68 FTE, Category 4.  Both calculations are pursuant to the Land Use Code.  Lift One Lodge and Gorsuch Haus do utilize provisions that were established to incentivize lodge development by reducing mitigation requirements. But in doing so, both projects will be subject to audits (2 years after completion) that will calculate actual employee generation and require possible additional mitigation in response.   The new skier services and ski patrol facility operated by Aspen Skiing Company is considered “commercial net leasable” area and will provide mitigation as required under the Land Use Code.  The ski museum, operated by the Aspen Historical Society, is designated as an “Essential Public Facility” and any new employee generation will be evaluated through a future audit process with City Council.

3) When will a new lift be operational?

If the Lift One Corridor Project is approved by voters, both the Gorsuch Haus and Lift One Lodge Projects will be required to go through a final land use review process.  Both projects will have a review by the Planning and Zoning Commission, and Lift One Lodge will have an additional review with the Historic Preservation Commission due to the historically designated aspects of the project (Skiers Chalet Steakhouse, Skiers Chalet Lodge, and the original Lift 1.  Once these reviews are final, the projects can file final approval documents and apply for a building permit.  The issuance of building permits from the point of voter approval could require several years.  Once building permits are issued for both projects, the construction phasing will ultimately determine when a new lift is operational, and importantly, when the existing Lift 1A is decommissioned to allow for the construction of Gorsuch Haus.  In language from the ordinances, Aspen Skiing Company, within a future construction sequencing plan will commit to “install the new lift, including the Future Lift Terminal and towers no later than as promptly as it reasonably and safely is able following completion of the garage, subgrade structures and foundation, vertical construction and enclosing of the Gorsuch Haus and Lift One Lodge buildings.”  In a best-case scenario, there would be no lift service on the west side of Aspen Mountain for one, full ski season. 

4) What are the heights proposed for the new lodge buildings?

Gorsuch Haus is proposed at a maximum height of 4o feet.  Lift One Lodge’s west building is proposed at a maximum height of 53.3 feet; and the east building at 47.5 feet.   The Gorsuch Haus maximum height is consistent with the limitations in the Lodge (L) zone district.  Lift One Lodge’s heights were established by their original Planned Development approvals from 2011 and are retained in this proposal.  Calculating heights is a complex process, particularly on sloping grades.  Both projects are required to measure heights consistent with the City of Aspen Land Use Code, although Lift One Lodge received previous approval to use interpolated grade (historic grade) from which to measure height.   

5) Why is Dean Street proposed to change to one-way, from west to east?

Dean Street is a relatively narrow street.  With the increased activity in the area that will result from the new lift location, a street design that allows for safe, multimodal access is the priority.  A one-way design allows for an ample vehicle travel lane, a drop-off lane, and improved bicycle and pedestrian amenities.  Additionally, the one-way design creates a predictable and efficient traffic pattern that includes the access driveway for the sub-grade garage.

6) Why aren’t the various aspects of the project being approved (or denied) separately?

While the Lift One Corridor project includes four different property owners, multiple stakeholder interests, and two different ordinances, it was clear early on to the development team and the city that the individual elements of the project are inextricably linked and fully interdependent.  To paraphrase a statement that was made during one of the City Council hearings on the project, “This thing is a little like a tapestry.  If you start to pull on one thread, the whole thing may unravel.”  The single ballot question is in part a response to this condition and voters are asked to consider the project as a unified whole. 

7) What happens if the public vote does not pass?

If the single ballot measure does not pass with a majority of Aspen voters, the ordinances as proposed are denied and the project as proposed does not proceed.  What happens to the individual developments and this west portal to Aspen Mountain should the project be denied is uncertain.  Lift One Lodge has existing approvals with a vesting period through November of 2021 that would not allow a lift terminal to relocate to Dean Street but does include other aspects of the project that voters are considering, including relocation of the Skiers Chalet buildings, and a lodge development of the same height.  Gorsuch Haus is dependent on the subdivision and rezoning within this ballot issue.  If the ballot question is defeated, and Lift One Lodge does not proceed with their existing approvals, the properties contained within the corridor, including City parks will revert to underlying zoning.

Pro Statements

Con Statements