Browse Our Archives

Recent ski industry consolidation and partnerships that have spawned aggregated season passes, such as Alterra Mountain Company’s new Ikon Pass and Vail Resorts’ Epic Pass, are dramatically shifting the landscape of skiing in a variety of ways. Most obviously, the new competitive passes are attractive to consumers. But consolidation and passes are also a boon for developers. 

With new attention on ski resorts that are connected to these mega-passes—resorts that perhaps were previously viewed as too expensive or too far away for some markets—we in the architectural world are seeing development heat up in these communities to accommodate new guests who will visit in both winter and summer. The consolidation effect will drive a ton of guest visits, and developers will benefit. With some care, local communities will benefit, too.

Let’s Do It Right
Across the architecture, development, and real estate industries, we’re seeing previously untouched parcels of land being explored in anticipation of on-mountain upgrades, primarily at resorts affiliated with Ikon or Epic. These include Steamboat, Colo., Squaw Valley, Calif., Park City, Utah, and Big Sky, Mont. Other resorts in Colorado that have not had development in years are seeing a flurry of new activity: Keystone, Breckenridge, Copper Mountain, Telluride, and Snowmass all have new hotel-condominium projects in the works.

As architects and designers, we can’t blame the developers for taking advantage of this opportunity. But we can urge them not to squander it. We can urge them to do it right.

To do it right, we must first recognize what not to do. Real estate has come to a standstill at some resorts after mass-producing condos that have no defining characteristics or a sense of community or destination. This approach will not fly in today’s market. Instead of that cookie-cutter plan, good architects, planners, developers, and resort owners are designing places with character and soul. Places that welcome multiple generations, from Millennials to their aging grandparents.

In addition, doing it right means taking care of seasonal and year-round employees. It means hotels alongside condos (or sprinkled into the same building as condos), and incorporating experiential elements such as museums, programmed and local retail, edutainment opportunities, destination dining, family friendly entertainment, conference facilities, and theaters to entice people to enjoy the areas throughout the year.

It also means a more refined sense of design and a bit more transitional architectural style where modern forms, such as single pitched roofs and lots of glass, meet warm and traditional mountain materials. It means bringing the outdoors in, and also getting the family outdoors. Big balconies, operable walls in units, lobbies and meeting spaces, roll-up doors on restaurants and expansive plazas with activities programmed for all seasons, and nature threading between buildings to allow for direct access to trails.

Resort design is moving down a markedly different path than it was 20 years ago. It’s no longer centered on the investment property condo and a retail shopping village. Travelers today seek a memorable experience that those older options simply won’t satisfy.

The Gang’s All Here
In the resort industry, multi-generational travel has become bigger than ever. Today’s resort-goers seek experiences to satisfy the whole family. Grandparents—no longer porch-sitters, but Baby Boomers who are still active and exploring—join their adult children and grandkids. Resort designs are being carefully planned to accommodate and appeal to all ages and all adventure levels. So the accommodations, too, must be welcoming to bigger groups with multiple interests, including interests outside of skiing. Resorts are quickly becoming popular summer destinations, and design is responding.

For example, ski areas have traditionally focused on après ski bars and fine dining for late night when planning a base area. But with multi-generational families visiting year-round, architects and developers recognize visitors need more variety than just winter-focused places to eat and drink. Now we design base areas more like public courtyards, with amenities such as family-friendly ice-skating rinks and fire pits in winter, and green lawns for art festivals or concerts in summer.

Incorporating a variety of summer activities and amenities akin to summer camp—where there’s something for everyone—is vital. Consider easy access to hiking and biking trails for all abilities, high ropes courses, or skate parks in the outdoor space. Indoor opportunities can include fitness and wellness, arts and crafts, theaters, wine tastings, cooking classes, and game nights. All are rapidly becoming part of every ski area master plan.

A rendering of future development on the Mayflower property at Deer Valley, Utah, shows a mix of outdoor recreation space, restaurants and retail, and a variety of accommodations.

Keep It Local
Developers and architects alike have begun designing with the existing community in mind, not just short-term guests. For example, plans often include local restaurants and retail in the same areas as lodging. Savvy resort owners are turning the often-underwhelming tourist restaurants into more authentic and interesting locally-focused joints that attract both denizens and visitors. Restaurateurs who can showcase cuisine made from locally sourced products are joining forces with designers to create spaces that are unique and appealing to all.

Local, independent retailers are essential in new resort developments. Including space for these small businesses can be a smart way to stimulate the economy, connect
visitors with residents, and spur a more meaningful connection with the region. From the start, retail spaces need to be designed for smaller independent businesses, not just for larger chains.

The shops in these spaces need to be unusual, locally owned, or experiential because resort visitors mostly shop for things they cannot get at home. Developers are curating the retail experience, and success comes from great programming and thoughtful envisioning of the variety and quality of the shops.

Another opportunity is to build in collaboration with local businesses for guest participation, such as allowing guests to help bee keepers collect honey, and later get to taste that honey in a cocktail or a sweet dessert.

Design For Who’s Buying
As mentioned earlier, multi-generational travel is trending, and that trend extends to resort homebuyers. Baby Boomers are still buying, and they want units with room for the kids and grandkids to stay (and play) in together. The same is true of Gen X affluent families. Instead of the “crash pad” of foregone ski days, we’re seeing greater emphasis on larger, family-heirloom units that also have independent rental potential via Airbnb or VRBO.

Millennials represent the final, albeit smaller, piece of the new purchasers market. Millennials with disposable income are buying property in resorts and traveling with groups of family or friends. This generation is savvy, and they buy with an eye on the property’s rental potential, as well its appeal for home exchanges and other travel arrangements. They look for more modern design elements. Integrated technology is a must, so they can work remotely and connect seamlessly.

Finally, developers are still building for the ultra-posh set. Club properties such as Victory Ranch, Utah (near Park City), Martis Camp (near Lake Tahoe), Yellowstone Club (near Big Sky) or Marabou Ranch (near Steamboat Springs) are wildly successful. The developers are hitting a home run with exclusive experiences that connect like-minded guests.

The best of these accommodations offer family-centered spaces with multiple bedrooms, a central living room, and large kitchens. These types of places are popular with urban families who want to get their kids outdoors and off technology, while enjoying the more “camp-like” experience of seeing the same friends and families every year without sacrificing the luxury setting.

Slopeside hotel accommodations, and hotels in general, are becoming more common.

Hotels Can Expand the Market
With the ease of condo rental opportunities, and the aforementioned tendency for buyers to consider a property’s rental potential, resorts are getting creative amid this competition. The uptick in short-term rentals has triggered a surge in hotel construction.

In the past, the upkeep, cost, and competition from condos was too great for the hotel model to work. But with guests looking for more tailored rental experiences with memorable character, full-service hotel brands are becoming more and more common. Delivering similar living-room quality lobbies, luxurious but approachable accommodations, unique and beautiful spaces, and interesting dining, hotels such as Snowmass’s new Limelight or The Blake in Taos Ski Valley are changing the direction of much ski resort development.

Even select and limited-service hotel brands are finding a home at ski resorts, offering the right price for last-minute and frugal renters. These compete with Airbnb and may be cheaper alternatives for vacations. Many developers are planning such hotels at existing resorts already, including Squaw Valley, Copper Mountain, Snowmass, Aspen, Keystone, Deer Valley, and Breckenridge.

This influx of options will offer multiple experiences for different types of travelers, and developers can do more than condos, keeping the resort experience diverse.

Build For All Seasons
Ski resorts are no longer “ski resorts,” they are “mountain experiences.” And developers and designers are taking notice by emphasizing the experience, not the weather.

In fact, experiential design is now more critical than ever to the resort industry, mostly because of the popularity of season passes. In the past, people felt they needed to ski hard all day to get the most out of the day ticket they bought. Today, passholders can enjoy a guilt-free half day on the slopes and enjoy other activities the rest of the day.

The key is, resorts need to offer those other activities, particularly activities that are locally authentic. That might be a sleigh ride to a refurbished historic mining cabin that is now a restaurant, or the chance to create art with local artists, hike with local ecologists, or a back-country trek with a local guide.

In summer, while some resorts may focus more on traditional mountain activities such as hiking and biking, many owners are finding success in ropes courses, skateboard parks, fishing amenities, and even glamping. Architects and developers can work together to maximize space, style, and opportunities—without damaging the authenticity of the mountain or the eco-system—of these nontraditional ski town experiences.

Of course, it can be a bit of a challenge to attract guests during shoulder seasons. Conference centers are one solution; they can help fill guest rooms and activate a hotel. Conference centers are ideal for weddings, receptions, and corporate events. The trend is to create tech-enabled, multi-functional conference spaces that speak to the place. They have windows to enjoy the scenery, patios off of the ballroom with sliding walls for indoor-outdoor opportunities, and breakout rooms that allow for smaller meetings to occur. Flexible space is key.

Designing with year-round outdoor space in mind is a critical component to success.

The Future Is Diversity Of Design
Industry consolidation—however you feel about it—is changing the travel habits of skiers and snowboarders nationwide. Rather than one home mountain, people are exploring many resorts, and developers must strive to meet the guests’ interests.

Dozens of ski communities across North America are investing in development, and with an eye on key concepts—multi-generational travel, local integration, year-round experiences, and hotels vs. rentable condos—we can create authentic ski communities that offer unique (and affordable) experiences and adventures for all.