HomeMy WebLinkAboutbocc.con.amended.147.25 B-1-E2026.04.29 CDD
Contract Number
Project Name
Contractor
Budget Line Item A2506-Design-Terminal !#BUDGET# $ 1,449,000.00
$ -
$ -
$ -
$ 1,449,000.00
Procurement Method:
Form:
Contract Effective Date:
Contract End Date
Contract Type
Retainage
If this is a new contractor, please enter the New Vendor information into Munis for workflow approval.
Contact Information:
Department:
Project Lead:Diane Jackson Phone:(970) 429-1881
Provide a brief description of the Contract or Change Order:
Contract Value Summary:
$ 4,813,200.00
$ 940,000.00
$ 1,449,000.00
$ 7,202,200.00
Airport
Fifth amendment to Task Order #147.25 B-1 provides for a supplemental Schematic Design Alignment phase to address
concerns with the current Schematic Design (SD) package and will include two primary deliverables: a long-term vision for the
terminal, GTC, and parking garage, including overall massing and future phasing strategy; and a complete SD package for the
Day One terminal and landside elements based on the $191 million budget that allows the project to enter the Design
Development phase. Total NTE value of services is $1,449,000.00, which includes a NTE travel and expenses allowance of
$69,000.00 (5%) for Contractor services.
Original Contract Amount
Previous Change Order/Amendment Amount
This Change order/Amendment amount
Contract Total
No
ASE Terminal Schematic Design
ZGF Architects, LLP
Additional Budget Line
Item(s)
(Please fully allocate Contract Total if multiple lines
apply)
Formal
Services/Maintenance
1/5/2026
12/31/2026
Change Order/Contract Amendment
147.25 B-1-E
Pitkin County
Procurement Cover Sheet
Cover Sheets are to be included with the contract record to provide an accurate summary of the Contract type, amounts, budget(s), and dates.
Contract Information
Contract #: 147.25 Rev. 2022.08.04 CDD
*Increases over $25,000 and/or 10% (single increase or accumulative) of original contract must
have County Manager signature. 1
CHANGE ORDER / CONTRACT AMENDMENT
Change Order Number: 147.25 B-1-E
OWNER:
Pitkin County, Colorado
530 E. Main St., Suite #302
Aspen, CO 81611
CONTRACTOR:
Zimmer Gunsul Frasca Architects LLP
1223 SW Washington Street, Suite 200
Portland, OR 97205
The Provision of ASE Terminal Schematic Design ( "Task Order 147.25 B-1"), as previously
amended, entered into pursuant to the Architectural Design Services for Aspen/Pitkin County
Airport Landside & Commercial Apron Redevelopment MSA (the “Contract”) dated August 1,
2025 between the Board of County Commissioners of Pitkin County, Colorado (the “County”)
and Zimmer Gunsul Frasca Architects LLP (the “Contractor”), is hereby amended as follows:
Description of Change:
1. This Fifth Amendment to Task Order #147.25 B-1 incorporates the Scope, Tasks, Fees, and
Deliverables defined in Attachment A, Change Order Summary, along with supporting
documentation, incorporated hereto.
2. This amendment also allocates additional funding in the amount not-to-exceed $1,449,000.00 for
the services, deliverables, and any other milestones and/or tasks described in Attachment A,
which includes an amount not-to-exceed $69,000.00 (5%) for associated travel and production
expenses.
Reason for Change: This amendment is needed to incorporate scope, budget, and deliverables to
provide a supplemental Schematic Design Alignment phase to address a number of concerns
with the current Schematic Design package prior to entering the Design Development phase of
the project.
Original Contract Amount $ 4,813,200.00
Previous Change Order/Amendment Amount $ 940,000.00
This Change Order/Amendment Amount $ 1,449,000.00
New Contract Total $ 7,202,200.00
Contract #: 147.25 Rev. 2022.08.04 CDD
*Increases over $25,000 and/or 10% (single increase or accumulative) of original contract must
have County Manager signature. 2
In all other respects, the Contract is in full force and effect and remains unchanged by this
Amendment.
ZIMMER GUNSUL FRASCA ARCHITECTS LLP
________________________________________________
!#VENDOR SIGNATURE#! Date
PITKIN COUNTY, COLORADO
RECOMMENDED FOR APPROVAL:
_________________________________________________
!#DEPARTMENT REPRESENTATIVE#! Date
MANAGER APPROVAL:
________________________________________________
!#COUNTY MANAGER#! Date
Airport Director
Aug-03-2026
Diane Jackson
Aug-03-2026
Sharron van der Meulen
Partner
Ryan Mahoney
Deputy County Manager
Aug-03-2026
CO
ASE - Aspen / Pitkin County Airport Version 1.0
MSA #Project Manager:Carter Strothman, PE
Budget #
Contract#Change Date:
147.25 B-1-E
Change Orders to Date:
Current Contract Amount:
THIS CHANGE ORDER: (Time and Materials)
New Contract Amount
Change Order Summary
ITEM 1 – Schematic Design Alignment – Detailed Scope
Project
String
A2506,
Design,
Pro-Rated
ITEM 2 ( Expenses: Schematic Design Alignment)
Project
String
A2506, Design,
Pro-Rate
Total Change Order Amount
Required Approvals
Accepted:
By: Architectural Services
Project Manager /Principal-In-Charge
By: Airport Facilities & Construction
Director / Deputy Director / Manager
Diane Jackson / David Schneider / Greg Boyd
Date:
ASE TERMINAL DESIGN ARCHITECTURE SERVICE MSA
147.25
A2506-Design-Terminal
147.25 7/2/2026
Contact Information ZGF-CCA TO / Change Order #:
Company:ZGF Architects, LLP (dba: ZGF-CCA)Original Contract Number:147.25 B-1
Contract PM:Robert Snyder, AIA Original Contract Amount:4,813,200.00$
Address:223 SW Washington St, Suite 200 940,000.00$
City, State, Zip:Portland, OR 97205 5,753,200.00$
Phone:503-720-6237 1,449,000.00$
Email:Tony.martinez@zgf.com 7,202,200.00$
Contract Signatory:Sharron vander Meulen
69,000.00$
Email:sharron.vandermeulen@zgf.com
Diversity % of this CO NA
This change order is for the following items;
1,380,000.00$
The submitted Schematic Design package illustrates a concept that incorporates the full extents of the Common Ground Recommendations (CGR) and accommodates program
flexibility and growth necessary to meet full operational requirements within the 140,000 SF program limit.
Although the ASE Terminal Improvement Project received authorization to proceed into the Design Development (DD) Phase, pursuant to the BOCC Informal Resolution issues during
the June 24, 2026, BOCC Session, the presented Schematic Design (SD) package was not approved.
Therefore, the County is authorizing a supplemental “SD Alignment” phase intended to address a number of concerns with the current SD package as presented by the design team
and will include two primary deliverables. First, it will provide a long-term vision for the terminal, GTC, and parking garage, including overall massing and future phasing strategy. It will
not include a complete architectural design. The full terminal buildout will be achieved through phasing and will start with the Day One Schematic Design concept. Second, it will
include a complete SD package for the Day One terminal and landside elements based on the $191 million budget that allows the project to enter the Design Development phase.
The Master Plan (full site buildout) will align with:
• Meeting the CGRs to the greatest extent possible
• The ALP square footage cap
• The Planning & Zoning approval cap
Day One Schematic Design
Complete the SD package for the Day One terminal based on the $191 million budget and prepare the project to enter Design Development. There are clarifications or clear decision
points that will be needed quickly in order to ensure moving along quickly and determining what is the day one priority versus future phases, including, but not limited to:
• Jet bridge phasing
• In-line baggage phasing
• Space phasing (hold rooms/ 4th line TSA)
• 8 Gates/Positions + 1 RON and hold room size
• Baggage enclosure
• Admin building (included or external building)
• Parking phasing
• VSR and tail distance
• Temporary ConRAC
To facilitate internal communication and decision making, the design team, Program Manager, and County Staff will hold a weekly 30-minute coordination meeting to resolve
outstanding decision points, identify issues that need to be elevated to AAB/BOCC, address community feedback and ensure we remain aligned internally and externally.z
This Task Order provides scope and fees to cover the SD Alignment Phase and to cover the associated activities required to resolve the items presented in the BOCC Resolutions, as
attached.
This phase encompasses activities which are required to reconcile the Opening Day (Phase 1) SD package dated June 16, 2026 (approximately 96,500 SF) and to stay within the
budget parameters of a hard direct construction cost of $191M, and to support presentations to the Task Forces, AAB, and BOCC during July and August 2026. Most of the work efforts
will take place within a 6–8 Week period. The County requests that the ZGF/CCA Design Team collaborate with the selected CMAR to develop and present an affordable Opening Day
(Phase 1) design to the County, AAB, and BOCC, and to confirm the design that will advance into the DD Phase. The collective ASE Terminal Improvement Team (PMT, ZGF/CCA,
CMAR) will build the construction cost budget from the bottom-up to establish a new base-line cost, and will use the Value Engineering (VE) and the Cost-Driven Design (CDD)
approaches to help the County reach an affordable design that addressed the Common Ground Recommendations and falls with the programming size range of up to 140,000 SF, as
set in the Concept and Programming Book. These and other required services shall be performed on a Time-and-Materials basis and billed against the authorized Not-to-Exceed
budget.
Key Scope Items Needed to Advance Approval of the Opening Day (Phase 1) Design and Get ASE Leadership Approval (See attachment/below for detailed scope items):
- Master Plan the site for ultimate terminal and landside development (<140,000 sf per FAA EA FONSI approval)
- Provide a logical path from a Day One SD concept that will be taken forward into DD with a construction cost of $191M or less to the ultimate terminal and landside development
- Ensure the Day One SD is functionally and aesthetically better than the existing terminal and landside and/or identify areas that do not meet that criteria
- Ensure the Commercial Apron can accommodate eight (8) aircraft positions for passenger loading/unloading + one (1) position for Remain-Over-Night (RON).
Travel and production expenses for OAC, VE/CRO, and AAB & BOCC Meetings.
Executive Program Director / PM
$1,449,000.00
In accepting this change order for extras or deductions, it is agreed by all parties that the time for completing the work under the contract shall not be extended unless expressly stated herein, and that this order shall not in any way alter the terms and
conditions of the original contract.
Accepted:Accepted:
ZGF Architects, LLP (dba: ZGF-CCA)Jacobsen Daniels Associates, LLC
By: Implementation Division
Aspen / Pitkin County Airport
Representative PM / PIC Joe Christie / Carter Strothman
Date: Date:
Approved By ASE Leadership at:
Monday 7/20/2026 call with ZGF &
The 7/24/2026 ASE Managers Meeting
John C Strothman
Digitally signed by John C StrothmanDN: C=US, E=carter.strothman@jacobsendaniels.com, O="Jacobsen Daniels Associates, LLC", OU=VP Implimentation Services, CN=John C StrothmanDate: 2026.07.24 08:45:10-06'00'
Accepted Per Monday
7/20/2026 call with ASE
Leadership.
Attachment A
ZIMMER GUNSUL FRASCA ARCHITECTS LLP
ASE
ZGF Project No. 24612.ASE 20260723
TASK ORDER AMENDMENT B-1-E
MEMO TO: Joe Christie, Carter Strothman
Jacobsen Daniels.
FROM: Bob Snyder, ZGF
SUBJECT: Day One plan project alignment Amendment B-1-E
DISTRIBUTION: Above, Jason Henderson, Oanh Le.
REQUESTED BY: Jacobsen Daniels.
SCOPE OF WORK: Master Plan for Full Build Out
This establishes the long-term vision for the terminal, GTC, and parking
garage, including overall massing and future phasing. It is not a complete
architectural design. The Master Plan will provide a vision the community can
get behind and also ensure future phases are intentionally planned to integrate
seamlessly with Day One construction, and can be implemented efficiently
over time as funding and demand allows.
Day One Schematic Design
Complete the SD package for the Day One terminal based on the $191 million
budget that will prepare the project to enter the Design Development phase.
Work collaboratively with the selected Construction Manager at Risk
(CMAR) during their preconstruction phase to evaluate cost savings proposals
and to develop the project delivery schedule. This information will be used to
provide an addendum to the schematic design deliverable that will identify the
changes made to reconcile the SD package such that DD can commence with
a known scope of work in alignment with the project budget.
SCHEDULE: ZGF’s recommendation is to allow eight weeks to complete the work,
beginning with the selection of the CMAR following interviews during the
week of 6/15/26. We understand the successful CMAR to be engaged by
the second week of July 2026. ZGF recommends beginning this work prior
to CMAR contract award. This phase will follow the outline below
Weeks One and Two; 7/6 through 7/18
Confirm acceptability of changes to project program necessitated by budget.
Begin planning the phased permitting approach with the AHJ. Initial
strategies in support of the common ground recommendations and the
resolution issued from the June 24 meeting of the BOCC will be reviewed in
draft form with Jacobsen Daniels.
Week Three; 7/20-7/25
Prepare presentation materials and present to internal project stakeholders
for consensus and direction to proceed. The presentation will include a
“path to budget” identifying cost reduction strategies to meet the target
direct construction budget of 191 million dollars for the terminal.
Weeks Four through Six; 7/27 through 8/15
Design and document selected cost savings measures at SD level following
approval of the changes and receiving directions to proceed. Provide
supporting materials for the 8/4 BOCC executive sessions and attend the 8/5
VE/CRO meeting in person with the CMAR and the ASE-PMT to review
Attachment A
the short list of recommendations.
Weeks Six through Eight 8/17 through 8/29
Work with CMAR to develop design document delivery schedule for
enabling and early work packages. August 18 BOCC and August 20 AAB
meeting attendance virtually or in person if requested. The design team will
continue to coordinate with the AHJ and utility service providers in support
of developing realistic documentation and permitting schedules. Continue
SD documentation of approved changes.
In addition to the specific tasks outlined above ZGF will continue to
participate in the project OAC meetings, and the K-H commercial Apron
coordination as well as the TSA, and individual airline meetings during this
time.
ASE-PMT has identified the OAC meetings and the Monday meetings with
ASE-PMT, and ASE/County Staff to review the integration of future
masterplan phases as we define the scope to be included in the Day One
phase. Specific scope areas to be reviewed are
•Jet bridge phasing and Ground Loading access.
•Future In-line baggage phasing
•Incorporation of eight gates and one RON
•Hold room sizing criteria
•Enclosure and conditioning of the baggage sortation area
•Location of administration program and support spaces– in
terminal or stand-alone building
•Parking count and phasing
•VSR and tail distance
•MEP/IT room space allocation and location
•Waste Management Process and flow
•ASE Facilities & County support spaces.
During this alignment phase, we understand that a limited scope enabling
package(s) may be requested which may include the following:
•Earthwork and site modeling
•Sound and retaining walls
•Landscape element relocation efforts
•Utility relocations and new services
•QTS Facilities coordination
•Early coordination with the CMAR (see “Weeks Seven and Eight”
above)
We will provide a separate fee for the documentation of separate early phase
enabling packages once the scope and schedule have been defined.
FEES: ZGF and consultant time will be billed hourly against a Not-To-Exceed time
and materials contract amendment. Anticipated fees are presented in the table
below.
Consultant Total NTE Fee.
ZGF 550,000
CCA 220,000
KL&A 65,000
HDR 325,000
PAE 80,000
DW 60,000
VTC 70,000
C Carbon 10,000
Attachment A
Total Design Fees 1,380,000
Expenses at 5% 69,000
DELIVERABLES: Design team:
•Design presentation materials illustrating design intent and project scope
refinements including limited 3D views to be presented to the at
AAB/BOCC meetings.
•SD addenda to document and align changes to the SD documents with the
proposed budget, schedule, and delivery method.
•Participation in (2) workshops (3-4 hours working time) and approx. (20)
1– hour meetings with the CMAR and JD. Meetings will be held as part
of the weekly OAC to evaluate progress and plan weekly focused work
sessions with the CMAR’s team.
CMAR
•Cost estimates of proposed revisions as part of preconstruction services
•Updated cost proposals for identified scope reductions and cost saving
measures.
•Early work and enabling package scope and schedules
•Design assists in identifying systems cost drivers.
•Construction site phasing diagrams.
JD/Owner:
•Approved revisions to program requirements as outlined above and
extents of phase two accommodation to include in the opening day project
scope.
•Timely parking quantity, land survey, commercial apron tie-in, and
Geotechnical information.
•Permitting and construction phasing approach validated with the AHJ to
include
o Content of phased permit and early work packages
o Anticipated review and approval timelines incorporated into
project schedule
o Permit drawing submission schedule
Submitted by:
ZIMMER GUNSUL FRASCA ARCHITECTS LLP
By:
Robert Snyder, AIA
Principal
Attachment A
RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS (“BOCC”) OF
PITKIN COUNTY, COLORADO, APPROVING THE ASPEN/PITKIN COUNTY
AIRPORT ASE – TERMINAL SCHEMATIC DESIGN CONCEPT
RESOLUTION NO. 067-2026
RECITALS
WHEREAS, pursuant to Section 2.8.4 (Actions) of the Pitkin County Home Rule Charter
(“HRC”), all matters not required to be acted upon by ordinance or formal resolution may be
acted upon by informal resolution, and;
WHEREAS, Pitkin County (County) is the owner, sponsor and operator of Aspen/Pitkin County
Airport (Sardy Field), (Airport) located in the vicinity of Aspen, Colorado and operates,
maintains and develops the Airport, in part, with federal grants, state funds, Passenger Facility
Charges (PFC), and user fees, and;
WHEREAS, pursuant to Resolution No. 025-2024, Pitkin County received approval of the
Airport Layout Plan (ALP) from the Federal Aviation Administration (FAA), which serves as a
road map for implementing community-driven goals identified in the ASE Vision Common
Ground Recommendations (“CGR”), and;
WHEREAS, after a Request for Qualifications process for the solicitation of Terminal Architectural
Design Services, ZGF-CCA (“the Design Team”) was contracted with Pitkin County to work on the
first phase of the terminal design effort being the development and submittal of the ASE Concepts &
Programming Phase Summary Book, and;
WHEREAS, on January 28, 2026, the Board of County Commissioners (“BOCC”) approved
Resolution No. 010-2026 Approving the Aspen/Pitkin County Airport Terminal Modernization
ASE Concept and Programming Phase Summary Book, and;
WHEREAS, the ASE Concepts & Programming Phase Summary Book was meant to serve as the basis
and a starting point for the next strategic phases consisting of the Schematic Design Phase, Design
Development Phase and Construction Documentation Phase, which will continue to fall under the
project development and decision-making processes, and the document will be further refined to meet
County requirements and budget constraints, and;
WHEREAS, the recommendation for the transition from schematic to design development is based on
significant community input to date, including comments from the Terminal Design and Airport
Multimodal Connectivity Task Forces, multiple community meetings, and hundreds of community
survey responses. This input was fundamental and foundational in defining the schematic design
program in context of the CGR’s recommendations, and;
WHEREAS, at a work session held on June 16, 2026, the BOCC directed staff, upon the
recommendation of the Airport Advisory Board, to bring a resolution forward at their regular meeting
Attachment A
Resolution No. 067-2026
2
on June 24, 2026, acknowledging the transition from schematic to design development based on
significant community input to date, and,
WHEREAS, the BOCC supports the strategy to transition from full schematic design to the design
development phase. The intent of forwarding the phase I design (as well as future phase designs)
through design development based on full schematic design, while also anticipating future phases, is
to proceed with each phase and move to the next without the need to restart the design process from
the beginning of the concepts and programming phase, and,
WHEREAS, on June 18, 2026, the Airport Advisory Board made a recommendation to the BOCC for
consideration and approval of the ASE Terminal Schematic Design Concept, including Phase I, by
motion and approval by the majority of the Board, and;
WHEREAS, the BOCC considered this recommendation at their regular meeting on June 24, 2026
and determined that the ASE Terminal Schematic Design Document will serve as the basis to further
the design to be within acceptable budget, reflect the Common Ground’s recommendations, and prove
the flexibility to serve airport user, staff and community interest on opening day as well as the ability
to anticipate and adapt for future needs, and;
WHEREAS, the BOCC incorporates by this reference and adopts as part of this Resolution the June
18, 2026 recommendations from the AAB to address and find solutions, if possible, before the end of
Design Development, to the following components of the ASE design:
1. define a specific proposed solution or explanation for the current employee, guest and
locals’ adequate Opening Day parking;
2. evaluate the feasibility of an eighth gate, which the AAB believes is critical to maintain
current levels of airline service and provides enough square footage in the hold area to
accommodate an eight gate’s worth of passengers;
3. address the perception that the holding areas are too tight;
4. consider non-climate controlled baggage areas;
5. address the lack of exceptional views and a possible third story penthouse, gathering area,
restaurant, and similar amenities;
6. design to future proofing Phase 1 to enable future construction of those remaining
portions of the approved schematic design not included as part of Phase 1;
7. design for a beautiful, stunning and unique looking and functioning terminal.
WHEREAS, the BOCC finds that it is in the best interests of the citizens of and the visitors to
Pitkin County to approve this Resolution.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Pitkin
County, Colorado that it hereby adopts a Resolution Approving the Aspen/Pitkin County Airport
ASE – Terminal Schematic Design Concept, including Phase I, and authorizes the Chair to sign
the Resolution and upon the satisfaction of the County Attorney as to form, execute any other
associated documents necessary to complete this matter.
Attachment A
Resolution No. 067-2026
3
INTRODUCED, READ AND ADOPTED ON THE 24TH DAY OF JUNE 2026.
ATTEST: BOARD OF COUNTY COMMISSIONERS
By _________________________ By: _____________________________
Sam Engen Jeffrey H. Woodruff, Chair
Deputy County Clerk
Date: ______________
APPROVED AS TO FORM: MANAGER APPROVAL
By:___________________________ By:____________________________
Richard Neiley, III Kara Silbernagel
County Attorney County Manager
Jun-26-2026
Attachment A
RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO, OVERRULING THE
RESOLUTION OF THE PITKIN COUNTY PLANNING AND
ZONING COMMISSION OF PITKIN COUNTY, COLORADO,
FINDING THE ASPEN/PITKIN COUNTY AIRPORT
MODERNIZATION PROGRAM (ASE AMP) NOT IN
CONFORMANCE WITH THE 2012 ASPEN AREA COMMUNITY
PLAN (AACP) AND THE 2013 WEST OF MAROON CREEK
MASTER PLAN (WOMP) AND THE APPLICABLE PROVISIONS
OF THE WOODY CREEK MASTER PLAN AND THE BRUSH
CREEK MASTER PLAN AND AUTHORIZING
IMPLEMENTATION OF THE ASPEN/PITKIN COUNTY SARDY
FIELD AIRPORT MODERNIZATION PLAN
RESOLUTION NO. 058-2026
RECITALS
WHEREAS, pursuant to Section 2.8.3 (Actions) of the Pitkin County Home Rule Charter
(“HRC”) official action by formal resolution shall be required for all actions of the Board
not requiring ordinance power on matters of significant importance affecting citizens.
WHEREAS, Pitkin County is the owner and operator of the Pitkin County Airport/Sardy
Field (“ASE” or the “Airport”).
WHEREAS, ASE is a critical community asset that serves as an economic engine and aerial
gateway to Aspen and Snowmass while protecting our environment. The County has
undertaken an extensive, multi-year planning process spanning from the 2012 Airport
Masterplan through the current Airport Modernization Program to ensure the airport meets
FAA safety standards, preserves commercial air service, and reflects community values.
WHEREAS, on April 8, 2019, the BOCC adopted Resolution No. 006-2019 appointing
Advisory Group members for the ASE Vision Public Outreach Process.
WHEREAS, on December 18, 2020, the BOCC adopted Resolution No. 105-2020, which
provided for the Pitkin County Board of Commissioners Amendments and Additions, to the
ASE Vision Committee Common Ground Recommendations and Airport Map for the
Aspen/Pitkin County Airport and the formation of an Airport Advisory Board (the
“Common Ground Recommendations”).
WHEREAS, the stated intent of the Common Ground Recommendation is to advise and
assist the BOCC regarding airport matters recommended by the Vision Committee and to
establish the Airport Advisory Board (the “AAB”) to make recommendations to the BOCC
regarding ASE policy and modernization.
Attachment A
Resolution No. 058-2026
2
WHEREAS, on January 13, 2022, the BOCC adopted Resolution No. 005-2022, appointing
the initial members to the AAB.
WHEREAS, at a January 29, 2023, meeting, the FAA clarified that the County would be
required to evaluate alternative ALP layout plans to ensure safety and accessibility
requirements to comply with FAA grant assurances and raised safety and accessibility
issues with the Vision Committee proposed ALP, as relevant here:
Ɣ A taxiway shift to the East (potentiall\ reduceVGA apron capacity
resulting in a grant assurance violation by restricting accessibility).
Ɣ Runway Crossings (Potentially reduces airfield capacity).
WHEREAS, on January 29, 2024, Pitkin County staff and the CEO and employees of
Jacobsen/Daniels met with the Regional Staff of the Federal Aviation Administration
(“FAA”) and Local Transportation Authority representatives to present the AAB’s
recommended Common Ground Draft Airport Layout Plan (“ALP”).
WHEREAS, on March 12, 2024, and in response to the FAA’s safety concerns, staff
presented an amended conceptual ALP to the BOCC and AAB at a joint meeting. The
purpose of the presentation was to address FAA safety and accessibility concerns. The
BOCC and AAB directed staff to further refine an alternative ALP to address the safety
issues raised by the FAA.
WHEREAS, because of the safety issues raised by the FAA, on March 24, 2024, staff
presented the amended ALP to the AAB. The AAB voted 6-1 in favor of recommending
that the BOCC approve the Amended Airport Layout Plan depicting a runway shift of 80
feet to the West while maintaining all other components in the original ALP presented to
the FAA in 2023.
WHEREAS, on May 1, 2024, the BOCC adopted Resolution No. 025-2024 amending the
ASE Vision Committee Common Ground Recommendations and Airport Map
for the Airport (Resolution No. 105-2020 and Resolution No. 025-2024 will continue
to be referred to collectively herein as the “Common Ground Recommendations”).
The BOCC, further, directed staff to produce an Amended Airport Layout Plan for
public consideration and BOCC adoption.
WHEREAS, the Common Ground Recommendations, as adopted by the BOCC, state that
any major deviations to Recommendation #15, Airport Map will be brought back by the
Board of County Commissioners to the Pitkin County Airport Advisory Board for further
discussion and refinement.
WHEREAS, on November 20, 2024, the BOCC adopted Resolution No. 110-2024
authorizing the Chair to sign an Airport Layout Plan for ASE to forward to the Federal
Aviation Administration for its signature. Subsequently, the County received formal
approval of the ALP from the FAA, which serves as a critical roadmap for implementing
Attachment A
3
Resolution No. 058-2026
community-driven goals identified in the ASE Vision process as memorialized in the
Common Ground Recommendations. Critically, the FAA’s approval of an ALP that meets
standards opens the door to Federal funding opportunities for critical airport projects
including a new terminal and runway.
WHEREAS, on November 19, 2025, the BOCC adopted Resolution No. 104-2025,
approving the Proposed Capital Improvement Plan submitted by Atlantic Aviation for the
Fixed Base Facility.
WHEREAS, on March 13, 2026, the BOCC adopted Resolution No. 033-2026 affirming the
Aspen/Pitkin County/Sardy Field Airport Modernization Plan as it was submitted for
Location and Extent review.
WHEREAS, pursuant to C.R.S. 30-28-110 and the Pitkin County Land Use Code, Section
2-30-30(h)(9) Pitkin County applied to the Pitkin County Planning and Zoning Commission
for Location and Extent Review for the Aspen/Pitkin County Airport Modernization
Program (the “ASE AMP”). The ASE AMP, substantially, includes three (3) redevelopment
components designed to modernize the Airport, as follows: (1) Runway/Airfield; (2) the
Commercial Terminal/Landside; and (3) the Fixed Base Operator/Eastside. The ASE AMP
is intended and designed to meet the Common Ground Recommendations, which were
adopted through the Board of County Commissioners’ Resolution No. 105-2020 and
amended by Resolution No. 025-2024, which resulted from the ASE visioning process and
recommendations from the AAB.
WHEREAS, the Location and Extent review process is a review that operates as part of a
legislative design intended to coordinate competing governmental authorities to determine
whether a project is in conformance with the applicable Pitkin County Comprehensive Plan
or Master Plan.
WHEREAS, the Pitkin County Planning and Zoning Commission held a hearing, continued
over the course of three (3) meetings, on the ASE AMP on April 7, April 14, and April 28,
2026, during which the Planning Commission heard staff presentation, public comment/
testimony, and considered the application.
WHEREAS, at that conclusion of the hearing process, the Planning Commission voted to
adopt Planning and Zoning Commissioner Resolution No. 007-2026 (attached hereto as
Exhibit A), finding that certain aspects of the Aspen/Pitkin County Airport Modernization
Program are not in Conformance with the 2012 Aspen Area Community Plan, the 2013
West of Maroon Creek Master Plan, and the 2016 Woody Creek Master Plan and the 2022
Brush Creek Master Plan.
WHEREAS, the Planning Commission’s determination did find that development of the
FBO Campus and associated Eastside development was in conformance with the applicable
master plans and that aspect of the project could proceed to building permit application and
review.
Attachment A
Resolution No. 058-2026
4
WHEREAS, Section 9(d), Location and Extent Review in the Pitkin County Code states
that in the case of a disapproval by the Planning and Zoning Commission of a Location and
Extent Review, the Commission shall communicate its reasons to the governing body or
official having jurisdiction for the proposed project. In this case, the BOCC is the governing
body having jurisdiction over the Airport because Pitkin County is the owner, sponsor, and
project proponent of the ASE AMP.
WHEREAS, C.R.S.§ 38-28-110(b), provides that, in the case of the Planning Commission’s
disapproval of the ASE AMP, the BOCC has the power to overrule such disapproval by a
vote of not less than a majority of its members. The statute further provides that, upon such
overruling, the project may proceed. The only mandatory procedural requirement provided
by C.R.S.§ 38-28-110(b) is that the BOCC attain the requisite majority vote to move the
project forward to permitting and construction.
WHEREAS, in reaching its decision to overrule the Planning Commission or not, the
BOCC is not limited by the record from the Planning Commission meetings on the ASE
AMP application, resulting in the disapproval of the project. Instead, because the quasi-
judicial process ended with the Planning Commission’s decision, the BOCC, in exercising
its executive/administrative function to determine the proper path forward for the ASE
AMP, may and should consider other relevant sources of information, including but not
limited to: prior statements of policy and decisions with respect to the Airport, such as the
Common Ground Recommendations and ASE visioning process; the financial implications
of the project; the economic impacts from the project to the County and the surrounding
area; obligations to third-parties; requirements and standards set from the State and Federal
Governments and the practical and financial consequences for failing to meet such
standards; community values; and impacts and benefits on and to the County, its residents,
and the region.
WHEREAS, the BOCC reviewed the Planning and Zoning Commission’s Resolution at a
regularly scheduled meeting on May 13, 2026, where the BOCC considered documents and
information relevant to the ASE AMP and public comment was taken and did the same at a
further duly noticed public hearing on May 27, 2026.
WHEREAS, the BOCC approved first reading of this Resolution at their regular meeting
held on May 13, 2026, and made the following findings:
To exclude property depicted in the WOMP (current location of the Battery
Energy Storage System) for use as the temporary CONRAC, andinvestigate
as an alternative, the use of lots A-1 and A-2 of the Brush CreekParking
Lot.
To explore DarkSky compliant lighting for the landside terminal and
parking area.
That the square footage for the TSA baggage screening operations and the
Attachment A
Resolution No. 058-2026
5
Sheriff’s Office security space accommodations shall meet the programmatic
needs of the community and the requirements of the U.S. Government.
4. The ASE currently monitors environmental quality at the airport, including air
quality and sound levels and the BOCC will continue to be committed to that
environmental responsibility as follows:
a. The BOCC will continue to track air quality and continue to build out an
air quality monitoring program that recognizes nationally recognized air
quality standards and emerging environmental health science.
b. The BOCC will continue to track sound/noise levels to meet or exceed
federal standards so that future fleet mix operates quieter.
c. The ASE will continue to lower GHGs at the airport (emissions
reductions).
WHEREAS, the BOCC finds that it is in the best interests of the citizens of and the visitors
to Pitkin County to approve this Resolution.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of
Pitkin County, Colorado that it hereby adopts a Resolution of the Board of County
Commissioners Overruling Resolution No. 007-2026 of the Pitkin County Planning and
Zoning Commission of Pitkin County, Colorado, that the Aspen/Pitkin County Airport
Modernization Program (ASE AMP) is not in Conformance with the 2012 Aspen Area
Community Plan (AACP) and the 2013 West of Maroon Creek Master Plan (WOMP) and
the Applicable Provisions of the Woody Creek Master Plan and the Brush Creek Master
Plan and Authorizing Implementation of the Aspen/Pitkin County Sardy Field Airport
Modernization Plan. In so overruling, the BOCC authorizes the ASE AMP to proceed as
proposed to the Planning and Zoning Commission, as such plans may be modified by this
Resolution.
Attachment A
Resolution No. 058-2026
6
INTRODUCED AND FIRST READ ON THE 13TH DAY OF MAY, 2026 AND SET FOR
SECOND READING AND PUBLIC HEARING ON THE 27TH DAY OF MAY 2026.
NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE
RESOLUTION PUBLISHED IN THE ASPEN DAILY NEWS ON THE 14TH DAY OF
MAY, 2026.
NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE RESOLUTION
POSTED ON THE OFFICIAL PITKIN COUNTY WEBSITE (www.pitkincounty.com )
ON THE 14TH DAY OF MAY 2026.
ADOPTED AFTER FINAL READING ON THE 27TH DAY OF MAY 2026.
POSTED BY TITLE AND SHORT SUMMARY AFTER ADOPTION, ON THE
OFFICIAL PITKIN COUNTY WEBSITE (www.pitkincounty.com ) AFTER ADOPTION,
ON THE 4TH DAY OF JUNE 2026.
PUBLISHED BY TITLE AND SHORT SUMMARY AFTER ADOPTION, IN THE
ASPEN DAILY NEWS ON THE 4TH DAY OF JUNE, 2026.
ATTEST: BOARD OF COUNTY COMMISSIONERS
By _________________________ By: _____________________________
Sam Engen Jeffrey H. Woodruff, Chair
Deputy County Clerk
Date: ______________
APPROVED AS TO FORM: MANAGER APPROVAL
By: ___________________________ By:_______________________________
Richard Neiley, III Kara Silbernagel,
County Attorney County Manager
Form Revised 04/01/2026
Attachment A
Certificate Of Completion
Envelope Id: 1E7C1B7F-8497-845C-826E-62366DC6CBBB Status: Completed
Subject: ZGF Architects LLP | Pitkin County Contract 147.25 B-1-E for Review & Signature
Source Envelope:
Document Pages: 16 Signatures: 3 Envelope Originator:
Certificate Pages: 6 Initials: 1 Pitkin County Procurement
AutoNav: Enabled
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Time Zone: (UTC-07:00) Mountain Time (US & Canada)
530 East Main Street
Suite 203
Aspen, CO 81611
Procurement@PitkinCounty.com
IP Address: 2601:281:17f:45
Record Tracking
Status: Original
7/29/2026 12:31:28 PM
Holder: Pitkin County Procurement
Procurement@PitkinCounty.com
Location: DocuSign
Signer Events Signature Timestamp
Connie Baker
connie.baker@pitkincounty.com
Budget Director
Pitkin County
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Using IP Address: 74.244.9.45
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Signed: 7/30/2026 11:50:00 AM
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Diane Jackson
diane.jackson@aspenairport.com
Airport Director
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ID: 523de0c0-20ca-4875-9b32-fa488dcce4f9
Company Name: Pitkin County, Colorado
Sharron van der Meulen
sharron.vandermeulen@zgf.com
Partner
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Signed using mobile
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ID: 6a75df3e-7edc-4d22-b377-b725548f4733
Company Name: Pitkin County, Colorado
Ryan Mahoney
ryan.mahoney@pitkincounty.com
Deputy County Manager
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2601:281:3:8990:d403:38c9:1e16:e876
Sent: 8/3/2026 10:47:40 AM
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Pitkin County Procurement
procurement@pitkincounty.com
Ruslana Ivanova, Procurement Specialist
Pitkin County
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Accounts Payable
AP@pitkincounty.com
Accounts Payable
Pitkin County
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Sent: 8/3/2026 4:02:12 PM
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Carter Strothman
Carter.Strothman@jacobsendaniels.com
Vice President
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Sent: 8/3/2026 4:02:13 PM
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Joe Christie
joe.christie@jacobsendaniels.com
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G.R. Fielding
g.r.fielding@jacobsendaniels.com
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Electronic Record and Signature Disclosure
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