203-205 Bear Creek Avenue

The Colorado-based developer, Root Architecture + Development, has dedicated the past year to devising plans for a new boutique hotel located on Morrison's main street.

Chad Wallace and Zeke Freeman, the founders of Root Architecture and Development, are envisioning a 21-room hotel that would not only serve as the headquarters for their firm but also include a café and a rooftop patio.

The project, planned for the addresses 203 and 205 Bear Creek Avenue, would involve the demolition of two retail stores (currently occupied by Morrison Glass and Blend Smoothie Cafe) and a garage.

In the Applicant Report, Chad Wallace stated that Root Architecture and Development was looking for a location for their home office, and when they found Morrison, it felt special and like a once-in-a-lifetime opportunity.

Morrison is the perfect segway between the city and Mountains. Root Architecture and Development expressed that they worked hard to incorporate the town's motto "Keep Morrison Morrison".

The property has been co-owned by Jim and Charlie Kerr since 1975 and is currently under contract for sale to Wallace and Freeman, pending town approval.

Jim Kerr expressed his desire to sell the property for beneficial redevelopment, citing the buildings' 150-year history and the substantial investment required for their refurbishment. He believes the property is in dire need of improvement.

Wallace highlighted the demand for additional accommodation in Morrison and is confident that their Red Hotel would have a positive impact the local economy and other businesses.

This belief is bolstered by the recognition of the nearby Red Rocks as a leading outdoor venue by Billboard Magazine, coupled with its significant contribution of over $700 million in economic activity in 2022, as identified by a study from BBC Research and Consulting.

Root Architecture projects that the Red Hotel could inject $1 million into Morrison through retail, parking revenues, and various taxes, bolstering the town and its commercial sector.

Wallace emphasized the opportunity to enhance Morrison's appeal to visitors attending concerts at Red Rocks, encouraging them to stay and dine within the town rather than traveling from Denver or Golden.

During the March 12th Planning Commission Meeting, many staff members and residents voiced concerns. Commissioner Stefansfottir stated that while the application is beautiful, she believes the building is too tall and that it would set a precedent for tearing down other historic buildings.

Commissioner Bute expressed her opposition to Morrison looking like Breckenridge and questioned the approval of a hotel when Airbnb rentals are not allowed. She also felt that the proposed building's height would change the character of the main street.

The height of the proposed hotel was permitted through legislation; however, it will stand at 50 feet instead of the allotted 40 feet due to the elevator shaft and pergola on the roof. The town wrote an exception in the building ordinance for maximum building height, stating that those items shall not count towards it.

Not all were opposed to the hotel, Krista Nash, the owner of the adjacent Morrison Mercantile Building, initially felt shocked by the proposal but commended the design. She acknowledged that change is inevitable and difficult to navigate. Nash stated that if the design is approved as is, she would consider tearing down her Morrison Mercantile building for further redevelopment, which not everyone in attendance found favorable.

Ultimately, Commissioner Anderson made a motion to deny the site development plan, citing that it doesn't preserve the historic eclectic character of Morrison. All members voted in favor.

Commissioner Feehery then made a motion to recommend the Board of Trustees' denial of the major site improvement application based on the finding of substantial conformance of the Old Town's Historic Overlay District Design Guidelines inconsistencies.

Commissioner Anderson followed with another motion to recommend denial of the special review application, focusing on the patio size and its impact on surrounding businesses and the hotel's compatibility. All members voted in favor.

"We are continuing to work closely with the city, listen to local business and residence, and look for a solution that can be economically viable for us a local small business.   As Architects we’re in the business of change. Change is often difficult but change is not good or bad it’s just different. It’s up to us as place makers, architects, citizens, and builders to continue to give our best to bring new life and create great city’s.  A project like the Red Hotel is a thoughtfully conceived design that challenges the status quo, takes clues from the past and takes bold steps toward the future." - Zeke Freeman CEO of Root Architecture

The current fate of the Red Hotel is unknown.  It appears the only clear path to approval would be to reduce the building size to two-stories, which, according to Wallace and Freeman, would make the development economically unfeasible.