Case Study: Cirque Residences at Viceroy Snowmass

Redefining Mountain Living

Introduction

The Cirque Residences at Viceroy Snowmass adds 48 new slope-side residences to the expanding Snowmass Base Village. Marking over seven years of partnership between Haselden and East West Partners, these residences are the fourth project in a suite of curated developments this team has collaborated on in the heart of the village. Their design blends timeless luxury with slopeside ease to match the adjacent Viceroy Hotel. Though residences are individually owned, they share all the amenities and services of the Viceroy Hotel.

Project Features

Along with spacious two- and three-bedroom residences and four-bedroom grand penthouses, the Cirque Residences added further world-class amenities including a spa pool, ski and boot storage, fitness center, and three onsite restaurants. The Cirque Residences’ design focuses on biophilic materials with light hardwood floors, natural stone, and decorative tiles. Kitchens are equipped with high-quality appliances, and all residences have expansive views of the ski mountain or the surrounding valley.

The Cirque not only redefines mountain living, it also prioritizes the environment and aims to preserve our mountain winters. It is currently seeking LEED Gold certification and joins a suite of sustainable-focused developments in Snowmass Base Village. It will also provide three employee housing units to help address the growing shortage of affordable housing for the local community.

Challenges Overcome

Building a tower addition connecting to an existing hotel presented unique challenges for the Haselden team. The parking garage for the existing Viceroy Hotel extended below the construction zone of the new Cirque Residence tower, with the structure connecting underground.

The Haselden team, alongside the architect, was tasked with determining how a structure could be added on top of the existing garage to create a seamless connection between the hotel and the residences. Original plans required the garage top level to be demolished and rebuilt, which would have added significant strain to the hotel and its guests. The team worked closely with the structural engineer to devise a new construction method that allowed the garage to remain operational throughout the project while maintaining the original schedule and budget.

Because these residences were essentially an extension of the hotel, the utilities were designed to tie into the existing Viceroy Hotel. This required extensive coordination with the Viceroy facilities team to schedule connections during off-peak hours and major work during the hotel’s seasonal shutdown.

The biggest challenge came two-thirds into the project when it became clear that the Viceroy’s boiler system would not be able to handle the increased load for both buildings, due to their age and reliability. The Haselden team was able to purchase and install new boilers to avoid schedule delays. Despite the last-minute adjustment, the team was able to deliver the building on time.

Excellence in Project Management

With the Viceroy Hotel in full operation a mere hundred feet from construction, the team made it a priority to keep as many amenities open to guests as possible. Many of the outdoor recreation spaces are shared between the residences and the hotel, which presented challenges to the sitework and subsequent construction. The heated pool and spa area was located directly below the south face of the new construction. To keep the pool open, the Haselden team designed the scaffolding one level above the work zone to prevent any dropped items or safety concerns. They were also able to keep one spa fully operational, despite needing to close the other due to its proximity to the construction site.

The team attended weekly meetings with Viceroy Facilities Management to keep them updated on all changes and any potential risks. If at any time they had questions for the team, they had a direct line to the Haselden project manager and superintendent to receive answers to questions and solutions to any problems as quickly as possible. With the existing hotel footprint already making material laydown and delivery extremely tight, Haselden was simultaneously constructing the Aura residences on virtually the same construction site. Both buildings were set to be completed within a week of each other, which required significant coordination, but the team was able to deliver both buildings on time.

Construction Innovation

With space at a premium and a special structural design to accommodate the existing parking garage, the team made the decision to utilize prefabricated metal studs as the primary structure, which supported and accelerated the schedule. The stud system was designed in partnership with the engineers to prefabricate both load-bearing and exterior infill walls.

Once completed, they were delivered onsite for installation. Because these walls also serve as the base framing for the residences, they had to come assembled for all components such as electrical, plumbing, and ductwork. The team began coordinating for the walls a year in advance to ensure that they would be to the correct specifications.

As part of the quality control process, the Haselden virtual design and construction team ran the panel design through BIM modeling software to identify any potential collisions and address them before production, therefore reducing issues on-site. The team also designed all exterior walls to be installed with a structural framework, regardless of whether they were structural or infill, allowing the building to be enclosed more quickly, saving time and protecting the construction from the unpredictable mountain winters.

Additionally, the Cirque Viceroy project was the first job to incorporate sloped Redicore walls at the roof connection, simplifying the design and reducing the amount of structural steel required to support the roof at the top of the cores, saving money and helping the overall budget.

Safety and Environmental Stewardship

The team faced several safety challenges throughout the Cirque project. Although it was a new build, the team had to treat the site as if it were occupied due to the proximity of the Viceroy Hotel and other base village amenities and residences.

Keeping access to the parking garage and hotel required extensive signage and safety measures to protect pedestrians and vehicles. With the entrance to the hotel located on the project site, the team also monitored deliveries closely to ensure they entered the correct area to avoid back-ups and delays.

Not only was the site feet away from the existing hotel, there is also a ski trail that runs adjacent to the construction site with a gondola directly above. Each week the project team held an all-hands safety meeting with onsite workers to go over the work and any necessary precautions for the coming week.

Several safety mechanisms were implemented to protect patrons during both the summer and winter months. Extra signage was placed to ensure patrons had clear access to the base village and pathways through construction. During the winter, additional barricades were added to prevent skiers and snowboarders from accidentally entering the site. The gondola easement extends 15 feet into the project site with the last few feet overlapping with a corner of the building, and as a result the team had to work with the Colorado Passenger Tramway Safety Board to receive a variance to build the project.

Throughout the duration of the project, Haselden attended weekly meetings with the Town of Snowmass including the police force, fire department, and town leadership to inform them of any potential hazards or changes to the construction plan to ensure they could all serve the town to the best of their abilities.

Community Impact

Haselden’s work on the Viceroy Snowmass reflects a commitment not only to excellence in design and construction, but also to the people who call Snowmass home. The majority of the project team calls the Roaring Fork Valley home, making all the efforts to engage the community even more meaningful.

Throughout the duration of the Cirque project, the Haselden team made it a priority to contribute in ways that enriched and strengthened the surrounding community. They supported local traditions through events like the Snowmass Wine Festival with the Snowmass Village Rotary Club and the Aspen Ducky Derby with the Rotary Club of Aspen. Their participation in the annual Snowmass clean-up day reflected a commitment to preserving the natural beauty of the valley, while involvement with Youthentity career fairs and donations helped inspire and support the next generation of builders and leaders.

The Cirque Residences are also mindful of the challenges of addressing Colorado’s mountain regions as climate change and housing shortages continue to affect the population. By seeking LEED Gold, the Cirque Residences have prioritized environmentally conscious construction in the mountains, setting a standard for new developments across the region. It also includes three units that will be designated housing for Snowmass employees with rents set at an achievable percentage of the median income.

Conclusion

The Cirque Residences at Viceroy stand as a testament to the relationships that Haselden has built with East West Partners and the town of Snowmass. Each project has built on the success of the previous allowing them the unique opportunity to shape the base village for future generations.