20161207 TOG Master Plan Vision

TOWN OF GYPSUM 

MASTER PLAN VISIONING 

07 DECEMBER 2016

After our initial meetings with the 

Advisory Group, two additional days 

of meetings with various Gypsum 

stakeholder groups were held. This 

included ranchers, small business 

owners, senior groups, non-profits, 

economic development, housing 

and students. This also included an 

open public forum meeting where 

over 200 residents came to disucss 

and expressed their ideas on what 

Gypsum was and what Gypsum 

means to them. 

THIS IS WHAT 

WE HEARD.... 

TOWN OF GYPSUM MASTER PLAN VISION INTRO 

12.07.2016 | 2

What We Heard 

HERE’S WHAT WE HEARD 

Grit, independent, doers, 

bootstrappers, can do attitude 

Grit, Independent, 

Doers, Boot-strappers, 

Gypsum is unique in Eagle County 

Can 

- the outlier, 

Do Attitude 

independent, local’s 

Gypsum community is unique that relies in Eagle on County: hard work 

the and outlier, determination independent, to achieve local’s any 

community 

goals they set. 

that relies on hard work 

and determination to achieve any 

goals they set. 

Outdoors, relationship with land, 

recreation 

Outdoors, Recreation, 

Eagle River, Gypsum Creek, 

Relationship BLM and USFS access with abound 

the in Gypsum. LandRecreation and 

Eagle enjoyment River, Gypsum of the outdoors Creek, BLM brought and 

USFS people access here abound and keeps in Gypsum. people here. 

Recreation The Town has and continued enjoyment to of the invest 

outdoors in its recreation brought infrastructure, 

people here and 

keeps including people a state here. of The the Town art has 

continued recreation to center, invest golf in its course recreation and 

infrastructure, gun range. including a state of 

the art recreation center, golf course 

and gun range. 

TOWN 

TOWN 

OF GYPSUM 

OF GYPSUM 

MASTER 

MASTER 

PLAN 

PLAN 

VISION 

VISION 

INDUSTRIAL 

WHAT WE 

RANCH 

HEARD 

28 

12.07.2016 

JUNE 2016 

| 

| 

39 

DRAFT

Permanence, 

What We Heard 

Relationships, 

Stability 

Permanence, relationships, 

stability 

In a mountain community 

In a mountain community 

surrounded by seasonal residents 

surrounded by seasonal residents 

and travelers, Gypsum maintains a 

stable, 

and travelers, 

long term 

Gypsum 

community. 

maintains a 

stable, long term community. 

Community, 

Inclusive, Family 

Community, inclusive, family 

Gypsum is is a family a family place place and and 

community amenities abound. 

Schools, the the recreation center center and and 

library, and the the greatest amenity of of 

all all - other - other kids kids to to play play with. with! 

Value, Affordable, 

Home Grown 

Value, affordable, home grown 

Move here for affordability, stay 

People move here for affordability, 

here because of the community 

but stay here because of the 

community 

values. 

values. 

Convenient, 

Connected, Walkable 

Residents are interested in the 

safety, convenience, accessibility 

and sense of place offered by 

connected, walkable neighborhoods, 

particularly in and around the core 

areas of the community. 

TOWN TOWN OF GYPSUM OF GYPSUM MASTER MASTER PLAN PLAN VISION VISION INDUSTRIAL WHAT WE RANCH HEARD 

2812.07.2016 JUNE 2016 | | 

49 

DRAFT

Interpreting this into a VISION: 

TOWN OF GYPSUM MASTER PLAN VISION THE VISION 

12.07.2016 | 5

Gypsum. An intimate small mountain town 

that embraces its casual style, its hometown 

feel, and its community. A community of gritty, 

independent, do the impossible, real working 

people. A community of permanence where 

family and friends want to establish roots, 

create memories, and celebrate life. These 

qualities have been instilled and inspired by 

the convergence of Gypsum’s longstanding 

hard working ranching heritage and industrial 

commerce. Gypsum doesn’t shy away from 

either. Instead it embraces them both, making 

these qualities an integral part of its spirit, its 

attitude, its DNA: INDUSTRIAL RANCH. 

It is authentic. It is real Colorado. 

THIS IS 

GYPSUM 

TOWN OF GYPSUM MASTER PLAN VISION GYPSUM’S DNA 

12.07.2016 | 6

family friends community relationships 


12.07.2016 | 7

outdoors 

recreation 

relationship with land 


12.07.2016 | 8

grit 

doers 

“can do” attitude 


12.07.2016 | 9

stability 

permanence 


12.07.2016 | 10

authentic 

common sense 


12.07.2016 | 11

value 

affordable 

home grown 


12.07.2016 | 12

creative 

independent 

opportunity 


12.07.2016 | 13

Translating this into GOALS & PLANS... 

TOWN OF GYPSUM MASTER PLAN VISION TRANSLATED INTO A PLAN 

12.07.2016 | 14

OVERALL GOALS 

• Recognize Gypsum as a 

permanent community with 

industry and commerce to support 

a healthy longterm, year round 

community. 

• Promote a centrally located Town 

core at “Main and Main” (Valley 

Road and Highway 6. 

• Build a network of safe, visible 

pedestrian links between the 

neighborhoods/districts, the Eagle 

River, Gypsum Creek and regional 

bike trails. 

• Create a cohesive local identity 

from the I-70 interchange and 

eastern gateway connecting into 

the Town core. 

• Improve wayfinding signage and 

vehicular connections. 

• Explore future locations for 

a community center that is 

centrally located with potential for 

pedestrian access. 

TOWN OF GYPSUM MASTER PLAN VISION OVERALL GOALS 

12.07.2016 | 15

Creating a “downtown” that truly 

I-70 

Glenwood Canyon Trail 

celebrates Gypsum isn’t just about a 

single place. It’s not about just doing 

one move, one single part. It is about 

THE 

FRONT 

DOOR 

THE FRONT DOOR 

GYPSUM 

ON THE 

RIVER 

GYPSUM ON THE RIVER 

1/2 MILE WALKING CIRCLE 

Gypsum 

Ponds 

Eagle River 

1/4 MILE WALKING CIRCLES 

celebrating the best parts of Gypsum, 

leveraging the opportunities and 

connecting these parts together. 

This will be something bigger; the 

core for the Town of Gypsum. It’s this 

connection, this confluence, this sum 

THE YARD 

RAIL ROAD 

THE YARD 

THE MARKET 

School 

Campus 

THE 

CAMPUS 

THE MARKET 

JULES DRIVE 

HIGHWAY 6 

Airport 

of the parts. This is what will be 

Municipal 

Campus 

THE HEART OF 

THE CAMPUS 

COOLEY MESA RD. 

GYPSUM. 

GYPSUM CREEK 

VALLEY RD 

GYPSUM’S DNA - DISTRICT DIAGRAM 

Legend 

Major Rd (improved) 

Major Rd 

Bike Trail 

Linear Park Trail 

Rail Road 

NTS | NORTH 

0 250 500 1000 

THE “HEART of GYPSUM” 

TOWN OF GYPSUM MASTER PLAN VISION 12.07.2016 | 

= SUM of the PARTS 

16

0 300 600 

1200 

NORTH 

SCALE: 1"= 600' 

TOWN OF GYPSUM MASTER PLAN VISION THE “HEART OF GYPSUM” 

12.07.2016 | 17

0 300 600 

1200 

NORTH 

SCALE: 1"= 600' 

THE “HEART OF GYPSUM” 


WALKABILITY 

18

The CORE DISTRICTS... 

TOWN OF GYPSUM MASTER PLAN VISION THE CORE DISTRICTS 

12.07.2016 | 19

THE 

FRONT DOOR 


I-70 

THE 

FRONT 

DOOR 


GYPSUM 

ON THE 

RIVER 




Gypsum 

Ponds 

Eagle River 

RAIL ROAD 

THE YARD 

THE MARKET 

HIGHWAY 6 

School 

Campus 



CHARACTER IMAGES 

20 

ARKET 

THE


• Work with private landowners 

to celebrate Gypsum’s industrial 

and ranching identity through 

the use of building elements and 

materials while continuing to 

encourage industrial business. 

• Create a sense of arrival 

immediately upon exiting I-70 to 

suggest to visitors that they have 

entered an eclectic and vibrant 

Town. 

• Create an iconic gateway that 

directs visitors to the other key 

locations in town. 

• Orient and plan highway 

commercial uses together that 

create a more attractive and 

genuine sense of place. 

• Create pedestrian connection from 

commercial uses to the river via 

Trail Gulch Road improvements. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: THE FRONT DOOR 

12.07.2016 | 21

TRAIL GULCH 

ROAD 

BERTROCH LANE 

TRAIL GULCH 

ROAD 

HIGHWAY 6 

HIGHWAY 6 

0 50 100 

200 

RIVER VIEW 

ROAD 

NORTH 

SCALE: 1"= 100' 

FRONT DOOR 


EXISTING 

22

BERTROCH LANE 

3 

TRAIL GULCH 

ROAD 

TRAIL GULCH 

ROAD 

FUTURE VISITOR & 

TRANSIT CENTER 

HIGHWAY 6 

2 

EXISTING 

DISTILLERY 

1 

HIGHWAY 6 

0 50 100 

200 

PEDESTRIAN 

BRIDGE 

NORTH 

SCALE: 1"= 100' 

BUILDING 

NUMBER 

SQUARE 

FOOTAGE 

1 900 sq. ft. 

BUILDING 

DESCRIPTION 

Relocated Gas Station 

with Additional 

Restaurant 

NUMBER OF 

STORIES 

REQUIRED 

PARKING 

PROVIDED 

PARKING 

1 9 9 

2 10,500 sq. ft. Hotel 3 68 79 

3 3,600 sq. ft. Restaurant 1 36 36 

RIVER VIEW 

ROAD 



PROPOSED CONCEPTUAL PLAN 

23

1 

2 

3 

4 

5 

6 

7 

8 

9 

DESIGN WORKSHOP 

Landscape Architecture Land Planning 

Urban Design Tourism Planning 

Asheville Aspen Austin Denver Lake Tahoe 

A 

NOTE: Design and implementation of future 

Visitor/Transit Center to be coordinated 

with appropriate agencies including CDOT, 

FHWA, ECO Transit, and Town of Gypsum. 

120 East Main Street 

Aspen, Colorado 81611 

(970)-925-8354 

Facsimile (970) 920-1387 

W W W . D E S I G N W O R K S H O P . C O M 

B 

C 

D 

Dog Run Area 

Parking 

Playground 

Lawn 

Picnic Pavilion 

I-70 EASTBOUND OFF-RAMP 

Visitor Center 

Ornamental Grass Type 3 

Ornamental Grass Type 1 

Native Re-vegetation 

Proposed Evergreen Trees 

Oversized Vehicular Parking 

(Potential Future ECO Transit Area) 

GYPSUM PARKWAY 

CORRIDOR IMPROVEMENTS 

GYPSUM, COLORADO 

US HWY 6 

ISSUE DATE: 

October 25, 2014 

REVISIONS 

1 

Proposed Deciduous Tree 

Improved Crosswalk with 

Change in Pavement 

2 

3 

4 

5 

6 

E 

7 

DRAWN: 

MS/ DC 

REVIEWED: 

KJ 

SCHEMATIC 

DESIGN 

PROJECT NUMBER: 5057 

F 

0’ 10’ 20’ 40’ 

SCALE 1:20 

NORTH 

SHEET NUMBER 

PLAN BY DESIGN WORKSHOP, GYPSUM PARKWAY CORRIDOR 

IMPROVEMENTS L-01 PACKAGE, OCTOBER 25, 2014 

1 

2 

3 

4 

5 

6 

7 

8 

9 

C 

C O P Y R I G H T D E S I G N W O R K S H O P, I N C. 

13 

TOWN OF GYPSUM MASTER PLAN VISION FUTURE VISITOR/TRANSIT CENTER 12.07.2016 | 24

TOWN OF GYPSUM MASTER PLAN VISION 12.07.2016 | 25 


CONCEPTUAL PERSPECTIVE

E 

GYPSUM ON 

THE RIVER 

I-70 

THE 

FRONT 

DOOR 

ONT DOOR 

GYPSUM 

ON THE 

RIVER 




Gypsum 

Ponds 

Eagle River 

ROAD 

THE YARD 

THE MARKET 

HIGHWAY 6 

School 

Campus 

MARKET 




26


• Create meaningful spaces through 

and along the edge of the Eagle 

River. 

• Improve wildlife habitats. 

• Encourage designated recreation 

access points to the river and 

Gypsum ponds. 

• Reinforce existing bridge, convert 

to pedestrian use only. 

• Incorporate trail connections 

along river’s edge 

• Encourage public gathering 

area along the river, consider 

community center in this location. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: GYPSUM ON THE RIVER 

12.07.2016 | 27

SCOTCH CREEK ROAD 

TRAIL GULCH ROAD 

HIGHWAY 6 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 



EXISTING 

28

TO GYPSUM 

PONDS 

BUILDING 

NUMBER 

SQUARE 

FOOTAGE 

BUILDING 

DESCRIPTION 

NUMBER OF 

STORIES 

REQUIRED 

PARKING 

PROVIDED 

PARKING 

1 3,300 sq. ft. Rittenhouse 1 33 23 

2 3,800 sq. ft. Restaurant / Retail 1 17 - 38 22 

10 Trailer 

3 3,200 sq. ft. Boat Launch 

Spaces at 

1 - 

10'x40' OR 

20 Spaces 

4 2,500 sq. ft. Restaurant / Retail 1 12 - 25 12 

5 1,100 sq. ft. Outdoor Pavilion - - - 

PEDESTRIAN 

BRIDGE 

77 Spaces Total OR 57 Spaces Total + 10 Trailer Spaces 

TO GLENWOOD 

CANYON TRAIL 

5 

4 

3 

SCOTCH CREEK ROAD 

RESIDENTIAL 

1 

TRAIL GULCH ROAD 

2 

HIGHWAY 6 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 




29

TOWN OF GYPSUM MASTER PLAN VISION 


CONCEPTUAL PERSPECTIVE 

12.07.2016 | 30 

NEW BRIDGE OPTION



CONCEPTUAL PERSPECTIVE 

12.07.2016 | 31 

EXISTING BRIDGE OPTION

Scho 

Camp 


THE 

THE YARD 

FRONT 

DOOR 


GYPSUM 

ON THE 

RIVER 

GYPSU 

1/2 MIL 

1/4 MILE 

RAIL ROAD 

THE YARD 

THE M 

THE YARD 

THE 

CAMPUS 

Municipal 

Campus 

THE CAMPUS 

THE YARD 


CHARACTER IMAGERY 

32 

VALLEY RD

THE YARD 

• Encourage infill development 

while preserving historic 

character, scale and architectural 

vernacular. 

• Enhance connectivity into the 

district with wayfinding signage. 

• Support the growth of an arts 

district and creative industries. 

• Explore vehicular access 

improvements from Highway 6. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: THE YARD 

12.07.2016 | 33

RAILROAD AVENUE 

HIGHWAY 6 

BRIDWELL AVENUE 

2ND STREET 

1ST STREET 

EAGLE STREET 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

THE YARD 


EXISTING 

34

RAILROAD AVENUE 

MIXED - USE BUILDINGS 

HIGHWAY 6 

BRIDWELL AVENUE 

2ND STREET 

1ST STREET 

EAGLE STREET 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

THE YARD 



35

Simulation of Improvements — View 2 

Existing 

IMAGE BY DESIGN WORKSHOP, GYPSUM PARKWAY CORRIDOR 

IMPROVEMENTS PACKAGE, OCTOBER 25, 2014 

31 

THE YARD 

TOWN OF GYPSUM MASTER PLAN VISION RAILROAD OVERPASS 

12.07.2016 | 36 

IMPROVEMENTS


THE YARD - STREET VIEW 



THE YARD - BIRD’S EYE VIEW 



THE MARKET 

THE 

FRONT 

DOOR 


GYPSUM 

ON THE 

RIVER 



Gypsum 

Ponds 


RAIL ROAD 

THE YARD 

THE MARKET 

THE YARD 

School 

Campus 

THE 

CAMPUS 

THE MARKET 

JULES DRIVE 

Municipal 

Campus 

THE CAMPUS 

THE MARKET 


CHARACTER IMAGERY 

39 

VALLEY RD 

COOLEY MESA RD

THE MARKET 

• Work with private land owners to 

promote development of service 

oriented businesses, restaurants 

and entertainment to create a 

walkable commercial center. 

• Build a street presence within 

the market area using minimal 

road setbacks and unique 

architectural character. Orient 

building facades parallel to the 

street. 

• Encourage community supported 

agriculture to integrate Gypsum’s 

unique ranch character into the 

downtown. 

• Redevelop street network to 

create a viable pedestrian 

experience while providing 

vehicular access and parking. 

• Explore shared opportunities 

for shared parking between land 

owners and businesses. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: THE MARKET 

12.07.2016 | 40

EXISTING 

GROCERY STORE 

CREST WOOD DRIVE 

OAK RIDGE DRIVE 

OAK RIDGE COURT 

HIGHWAY 6 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

THE MARKET 


EXISTING 

41

Open Space 

Residential 

Mixed Use 

Grocery 

Store 

Mixed Use 

Mixed Use 

Mixed Use 

Existing Gas 

Station 

Mixed Use 

Future Subway 

Existing Gas 

Station 


THE MARKET 


12.07.2016 | 42 

ROAD NETWORK OVERLAY

1 5,000 sq. ft. Office 1 25 

2 4,500 sq. ft. 

BUILDING SQUARE 

Office 

BUILDING 

1 

NUMBER 

23 

REQUIRED 

3 NUMBER 5,500 sq. FOOTAGE ft. Restaurant DESCRIPTION OF 1 STORIES PARKING 65 

4 4,250 1 sq. ft. 5,000 Restaurant Office 1 1 5325 

2 4,500 Office 1 23 

3 5,500 Restaurant 1 65 

4 4,250 Restaurant 1 53 

NEW 

GROCERY STORE 

PARK / 

OPEN SPACE 


ENHANCED 

INTERSECTION 

O A K R I D G E D R I V E 

EXISTING 

GAS STATION 

3 

O A K R I D G E C O U R T 

EXISTING 

GAS STATION 

1 

4 

UNDERPASS 

2 

H I G H W A Y 6 

0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

0 25 50 

Planning | Landscape Architecture | Project Promotion 

THE MARKET 

TOWN OF GYPSUM MASTER PLAN VISION PROPOSED CONCEPTUAL PLAN 

12.07.2016 NORTH | 43 

BUILDINGS 1 - 4 

SCALE: 1”= 5 


proposed market 05 DECEMBER 2016 I

5 4,500 sq. ft. Mixed-Use 1 23 

6 5,000 sq. ft. Residential 

BUILDING SQUARE BUILDING 

2 

NUMBER 

27 

REQUIRED 

7 NUMBER 4,500 sq. FOOTAGE ft. Residential DESCRIPTION OF 2STORIES 

PARKING 24 

8 9,000 5 sq. ft. 4,500 Residential Mixed-Use 2 1 4823 

9 9,000 6 sq. ft. 5,000 Residential Residential 2 2 4827 

10 10,000 7 sq. ft. 4,500 Mixed-Use Residential 1 2 5024 


7 

8 

9 

NEW 

GROCERY STORE 


13 4,000 10 sq. ft. 10,000 Mixed-Use Mixed-Use 1 1 2050 

14 4,000 11 sq. ft. 4,500 Mixed-Use Mixed-Use 1 1 2023 

12 4,500 Mixed-Use 1 23 

13 4,000 Mixed-Use 1 20 

14 4,500 Mixed-Use 1 20 

PARK / 

OPEN SPACE 

6 

10 

11 

12 


14 

13 

ENHANCED 

INTERSECTION 

5 


EXISTING 

GAS STATION 


EXISTING 

GAS STATION 

UNDERPASS 


0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

0 25 50 


THE MARKET 


12.07.2016 NORTH | 44 

BUILDINGS 5 - 14 

SCALE: 1”= 5 



15 5,700 sq. ft. Retail 1 19 

16 6,500 sq. ft. 

BUILDING SQUARE 

Retail 

BUILDING 

1 

NUMBER 

22 

REQUIRED 

17 NUMBER 3,250 sq. FOOTAGE ft. Retail DESCRIPTION OF 1 STORIES PARKING 11 

18 7,750 15 sq. ft. 5,700 Retail Retail 1 1 2619 

19 6,250 16 sq. ft. 6,500 Retail Restaurant / Retail 1 1 2122 

Grocery 60,000 17 sq. ft. 3,250 Grocery Restaurant Store / Retail 1 1 20011 

18 7,750 Grocery Store 1 26 

NEW 

GROCERY STORE 

19 6,250 Restaurant / Retail 1 21 

Grocery 60,000 Restaurant / Retail 1 200 

19 

PARK / 

OPEN SPACE 


ENHANCED 

INTERSECTION 

15 17 


EXISTING 

GAS STATION 

18 


16 

EXISTING 

GAS STATION 

UNDERPASS 


0 50 100 

200 

NORTH 

SCALE: 1"= 100' 

0 25 50 


THE MARKET 


12.07.2016 NORTH | 45 

BUILDINGS 15 - 19 & Grocery 

SCALE: 1”= 5 




THE MARKET 


12.07.2016 | 46 

MASSING MODEL



THE 

FRONT 

DOOR 


GYPSUM 

ON THE 

RIVER 



THE YARD 

RAIL ROAD 

THE CAMPUS 

THE MARKET 

THE YARD 

School 

Campus 

THE 

CAMPUS 

THE MARKET 

Municipal 

Campus 

THE CAMPUS 

VALLEY RD 

THE CAMPUS 



47 

GYPSUM CREEK

SCHOOL CAMPUS 

• Work with the school district 

to ensure future expansions to 

promote a cohesive architectural 

presence along Highway 6 and 

Valley Road. 

• Locate parking lots internal 

to site to promote pedestrian 

accessibility. 

• Encourage building facades to be 

oriented parallel to the street. 

• Promote safe routes to school. 

• Extend and enhance linear park 

through school campus. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: THE SCHOOL CAMPUS 

12.07.2016 | 48

MUNICIPAL CAMPUS 

• Enhance existing campus core by 

encouraging development with 

complimentary uses. 

• Expand linear park into this area. 

TOWN OF GYPSUM MASTER PLAN VISION GOALS: THE MUNICIPAL CAMPUS 

12.07.2016 | 49

FRISCO 

Norris Design 

310 Main Street, Unit F 

Frisco, Colorado 80443 

t 970 485 4478 

Community Builders 

817 Colorado Ave, #200 

Glenwood Springs, Colorado 81601 

t 970 928 3412 

BOULDER 

505Design, Inc. 

2520 Broadway Street 

Boulder, Colorado 80304 

t 720 565 0505 

www.505design.com 

Thank You. 

STOCK IMAGERY DISCLAIMER: 

Lifestyle or stock imagery used in this publication is intended 

for inspiration and reference only, and is not to be used for 

commercial or marketing purposes without the recipient obtaining 

proper licensing. Use of this imagery without proper licensing will 

be at the recipient’s sole risk and without liability or legal exposure 

to 505Design, Inc.

20161207 TOG Master Plan Vision

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