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HomeMy WebLinkAboutcoa.lu.gm.2 Music School Rd.0032.2007.aslu THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0032.2007.ASLU PARCEL ID NUMBER 2735 14401802 PROJECTS ADDRESS GMQS PLANNER JEN PHELAN CASE DESCRIPTION CAMPUS MASTER PLAN REPRESENTATIVE SUZANNE WOLF DATE OF FINAL ACTION 8.10.11. CLOSED BY ANGELA SCOREY ON: 8.10.11 • t, Ms. Suzanne Wolff, Senior Planner Community Development Department Pitkin County 130 S. Galena Street Aspen, CO 81611 August 6, 2007 ASPEN /PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Dear Ms. Wolff, Thank you for providing the City of Aspen the opportunity to comment on the campus master plan land use application submitted by the Aspen Music Festival and School (AMPS). As a property that is located within the Urban Growth Boundary (UGB) and is serviced by certain city utilities, the City would like to provide the following comments for consideration during the land use reviews. 1) Park Trails and Easements. The property is located within a major riparian corridor and the development should be sensitive to its surroundings, protecting as much existing vegetation and natural resources as possible. Current plans do not reference conveyed easements, as depicted in plat Book 6, Page 148. All plans should be updated to reflect these easements. All new development should be designed around and avoid any encroachments to the existing trail easements. If development into these easements can not be avoided, alternatives should be / proposed and reviewed by both Pitkin County and the City of Aspen. All newly proposed easements should be consistent with the goal or providing a safe link through campus to trail connections on Castle Creek Road and Shadow Mountain. In order to address non - vehicular access and to complete trail links to and from the campus, the new development should take into consideration the need to provide a safe and useable linkage /easement across the MAA campus from Castle Creek Road to the proposed ore cart trail located on Shadow Mountain. In addition, -these links should include an easement running parallel to Castle Creek Road which would link to the end of the proposed trail out of the MAA Housing up through campus to the Southern most boundary. The project should consider the direct benefits the proposed trail along Castle Creek Road, from the MAA housing to campus, will provide for safe passage and decreased traffic into the school. This trail is a vital link in the overall planning for pedestrian use and will address a safety concern. The City feels strongly that the MAA should be a financial partner in the construction of this trail. 2) Utility Service. The Public Works Department's preliminary comments for the Aspen Music Festival and School and Aspen Country Day School Campus Master Plan: • The developer's engineers must work with the City of Aspen Water Department to insure the new system has adequate pressure for meeting all of the campuses needs; and, 130 Scum GALENA STREET ASPEN, COLORADO 81611-1975 PHONE 970.920.5090 • FAX 970 920 5439 Primed on Recycled Paper C a • • Public Works has concerns regarding the proposed water booster pump station, we believe this pump would better serve the campus if it was located in the vicinity of the water treatment facility; and, • The Water department will need to review and approve all plans showing proposed waterline work; and, • All standards apply (water, electric, stormwater). 3) Historic Resources. The applicant has noted that the campus site contains historic structures from both the Victorian and ' modern era. The two Victorian era buildings currently being used as the administration building and the business building are associated with the Newman Mine (and compound) while there a number of more modern buildings associated with the architect Fritz Benedict. The application proposes to demolish the business building and Fritz Benedict buildings. The community continues to lose part of its past, whether from the Victorian era or from its more recent past as a cultural destination, with the demolition of buildings. As Suzannah Reid, Pitkin County Historic Preservation Officer notes in her referral, "careful consideration" of the, demolition requests should be undertaken. 4) Affordable Housing. The City recognizes that AMFS and Aspen Country Day School (ACDS) provide important services and benefits to the community. The lack of affordable housing for workers in the community is also of great concern to the City and community as a whole. The application submitted by AMFS requests that ACDS not be required to mitigate for additional employees generated by the expansion and states that AMFS is not expected to increase its employees. In light of recent statements by AMFS concerning lack of affordable housing and this submission to develop a master plan for the parcel, it would be a missed opportunity to not include affordable housing in the master planning process. 4) Castle Creek Road Trail Extension. Since the students of the campus will benefit greatly from the proposed trail extension from Aspen Valley Hospital to the campus, the City recommends that AMFS financially contribute to the trail extension project. Thank you for the opportunity to review the application. Sincerely, 6 0tAkiCkAr-- Jennifer Phelan Senior Long Range Planner �1 Periits He ,ht land Maw* Err Pert Fermat lab tie ) 'X v V -] 3 G: 2 - = s^n :: 8 y J .J 1 Mm(futlan FAN lFee! Acker; Pa* RoigSlaw Fro Smeary L Roityitla/. 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Lag Noe lASwa'+T¢F °sr el SS F'NNaml 2 MOSIC SCHOOL RD ASPEN CO ING11 F}one Cud It 12 ?.D Led Na t 3 FutNanel Noe I II _ -- -- Ae4en6olti Me Revd Aspen Music Festival and School Aspen Country Day School CAMPUS MASTER PLAN • �, .,.. •/ t 4 - " 4, P • , • , • 4* 14 ' $0 * 41' ' ' ri 'if ''t, i , 4.. 1 • ,1, , . , _ . .. . 41 4 • 'I II I 'I' _ AO ' f _ • 4 �p r m . ti - , 1 , y • • • • April, 2007 • • • ASPEN MUSIC April 24, 2007 FESTIVAL Mr. Michael Owsley and Board of County Commissioners SCHOOL 40 Courthouse Plaza 530 East Main Aspen, CO 81611 Dear Mr. Owsley and BOCC, It is my great honor to submit to the Board of County Commissioners a Master Plan for the 1 redevelopment of the Castle Creek Campus on behalf of the Aspen Music Festival and School. ') This redevelopment will be carried out in the closest collaboration with the Aspen Country Day School, with whom we have had a long- standing and successful shared -use agreement. The AMFS and ACDS have worked together for over four years to develop a plan that will form the foundation for the future of these two important Aspen institutions. The process has been painstaking, thorough, and deeply rewarding, as we have mutually defined and refined our ) programs. We seek to create a campus appropriate to our Aspen history in its rustic character and human scale, yet simultaneously addressing logistical needs in a way expressive of our international standing. While our 23 -acre site for this campus is optimal in location and pastoral character, we did encounter some challenges with space and natural hazards. Therefore, we are asking the County to use the flexibility that is authorized by the Land Use Code, only when it is essential to the success of the project as a whole and only when the overall benefits to the project and to the community are clear and important. Both the environment and community were foremost in our minds in creating this plan, and we r have engineered it with the utmost concern for safety and utility. Through the programs possible in the new space, the Castle Creek Campus will support and make accessible to the community the world's finest classical music and musicians, as well as promoting the work of a school whose educational success has achieved national stature. In addition, this redevelopment :' represents a highly efficient use of land, as it will meet both organizations' needs in a single location, all within the Urban Growth Boundary. Last, we hope to build to the most rigorous green building standards, which we will explore in greater detail when we move beyond site planning into the building design phase. 1) We look forward to the dialogue with the commissioners on the details of this plan, as we know there will much to discuss. And we look forward to building a campus that will enhance the AMFS, the A P S, and the community all together. 0 Sincerely, • an Fletcher President and CEO 0 Aspen Music Festival and School 0 2 Music School Road . Aspen, CO 81611 . 970 - 925 -3254 . www.aspenmusicfestival.com ® General Administration festival@aspenmusic.org / 970- 920 -1643 fax I Student Services srudentservices @aspenmusic.org / 970 - 925 -5708 fax Music Associates of Aspen, Inc. 0 TABLE OF CONTENTS ) PAGE I. INTRODUCTION 1 ) ) II. OVERVIEW OF EXISTING AND PROPOSED CONDITIONS 2 A. Site Context and Description 2 B. A Brief History of the Campus 4 C. Inventory of Campus Buildings and Uses 6 C. Description of Proposed Campus Master Plan 8 III. REZONING FROM AFR -10TO PUBLIC AND INSTITUTIONAL (P -I) 14 IV. DEVELOPMENT IN THE PUBLIC AND INSTITUTIONAL ZONE DISTRICT 20 V. GMQS EXEMPTION FOR CIVIC AND INSTITUTIONAL USES 24 VI. COMPLIANCE WITH DEVELOPMENT STANDARDS 28 A. Site Preparation and Grading (Sec. 7- 20 -10) 28 B. Steep and Potentially Unstable Slopes (Sec. 7- 20 -20) 32 C. Water Courses and Drainage (Sec. 7- 20 -30) 34 D. Floodplain Hazards (Sec. 7- 20 -40) 36 E. Geologic Hazards (Sec.7- 20 -50) 38 F. Wildfire Hazards (Sec. 7- 20 -60) 41 G. Wildlife Habitat Areas (Sec. 7- 20 -70) 42 H. River and Stream Corridors and Wetlands (Sec. 7- 20 -80) 45 I. Historic Preservation (Sec.7 -20 -100) 47 J. Scenic View Protection (Sec. 7 -20 -120) 49 K. Landscaping and Vegetation Protection (Sec. 7 -20 -130) 51 L. Lighting (Sec. 7 -20 -140) 52 M. Roads, Driveways, and Parking (Sec. 7 -30) 53 N. Public Services and Utilities (Sec. 7 -50) 53 VII. COMPLIANCE WITH POLICIES OF THE LAND USE CODE 54 VIII. VESTED RIGHTS 57 0 IX. CONCLUSION 57 0 0 0 0 0 a LIST OF EXHIBITS AND MAPS f EXHIBITS f #1. Proof of Ownership of Subject Property #2. Letter Authorizing Submission of Application #3. Pre - Application Conference Summary #4. Traffic Analysis and Transit Review by Krager and Associates, Inc., August, 2006 !' #5. Engineering Report by Schmueser Gordon Meyer, April, 2007 (' #6. Geological Hazard Evaluation by Yeh and Associates, Inc., April, 2007 #7. Wetlands Report by Beach Environmental, LLC, July, 2006 #8. Geologic Hazard Analysis by Arthur I. Mears P.E., Inc., July, 2001 C #9. Snowslide Hazard Analysis by Arthur I. Mears P.E., Inc., March, 2007 (" #10. Wildfire Hazard Review by Rocky Mountain Ecological Services, Inc., July, 2006 #11. Wildlife Assessment and Riparian Delineation by Wildlife & Wetland Solutions, LLC #12. Historic Building Inventory Record for Campus CI #13. List of Adjacent Owners C MAPS /DRAWINGS Vicinity Map Existing Conditions m „ Proposed Conditions Geologic Constraints Water and Wildlife Constraints e, Circulation and Parking ACDS Winter Usage Plan ar AMFS Summer Usage Plan Tree Survey Riparian Mitigation /Restoration Plan Tree Removal and Protection Plan • Landscape and Restoration Plan e Proposed Elevations: Administration Building Schematic Utility Plans 0 G w Q 0 C c c C CONSULTANT LIST Architect: Planner: Harry Teague Architects Alan Richman Planing Services 412 North Mill Street Box 3613 j Aspen, Colorado 81611 Aspen, Colorado 81612 925 -2556 920 -1125 Civil Engineer: Landscape Architect: Schmueser Gordon Meyer Design Workshop 118 West 6th Street 120 East Main Street Glenwood Springs, Colorado 81650 Aspen, Colorado 81611 945 -1004 925 -8354 Traffic Consultant: Geotechnical Consultant: Krager and Associates, Inc. Yeh and Associates, Inc. 899 Logan Street, Suite 210 0170 Mel Ray Road Denver, Colorado 80203 Glenwood Springs, Colorado 81601 303- 446 -2626 384 -1500 Wildlife Consultant: Natural Hazards Consultant: w Colorado Wildlife Science, LLC Art Mears, P.E., Inc. 100 Elk Run Drive, Suite 128A 555 County Road 16 Basalt, Colorado 81621 Gunnison, Colorado 81230 927 -4549 970 - 641 -3236 r Wetlands Consultant: Wildfire Consultant: Beach Resource Management, LLC Rocky Mountain Ecological Services, Inc. 517 East Hopkins Avenue 0222 Bobcat Lane Aspen, Colorado 81611 Redstone, Colorado 81623 925 -3475 963 -2190 4) C) 1) 9 9 0 0 n 0 a 0 ID a a I. INTRODUCTION This is an application for a master plan for the campus that is jointly used by the Aspen Music Festival and School (AMFS) and the Aspen County Day School (ACDS). The application is being submitted by AMFS (hereinafter, "the applicant "), the owner of the property. Proof that AMFS is the owner of the property is provided in the form of a Commitment for Title Insurance, attached as Exhibit #1. The Parcel ID# for the subject property is 273514401802. The applicant is being represented by Alan Richman Planning Services and Harry Teague Architects for this application. A letter from the applicant confirming this arrangement is attached as Exhibit #2. Several pre - application conferences were held with members of the Community Development Department. Following these meeting, the staff issued a Pre - Application Conference Summary (see Exhibit #3 ) verifying that the following land development ' ' approvals are required by the Pitkin County Land Use Code to accomplish this project: Rezoning of the property from AFR -10to Public- Institutional (P -I); Master Plan Review for development of the proposed facilities on the property; and GMQS Exemption for the expansion of existing and development of new civic and institutional uses on the property. 1 Staff has also identified the County's development standards that apply to this proposal, including many sections in Article 7, Development Standards, of the Land Use Code. In addition to these review procedures, the applicant has also identified the possible need for an Amendment to the Text of the Land Use Code with regard to steep slopes. The rationale for and proposed language of this text amendment has been included in this w y application. The applicant also requests Vested Rights for the proposed development, pursuant to Section 4 -140 of the Land Use Code. 0 Sections III through VI of this application identify the provisions of the Land Use Code $ applicable to these development review procedures and provide responses to the applicable County review standards. First, however, an overview of existing conditions is provided, followed by a description of the major elements of the proposed Campus Master Plan. 0 0 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 1 0 e II. OVERVIEW OF EXISTING AND PROPOSED CONDITIONS A. Site Context and Description The AMFS /ACDScampus is located along Castle Creek Road, approximately 1 mile past the intersection of Castle Creek Road with State Highway 82. The campus consists of approximately 22.78 acres of land. The campus is the home to the Aspen Country Day School during the fall, winter, and spring, and the Aspen Music Festival and School during the summer. AMFS operates its school and festival from June 1 to August 31 each year. There are approximately 780 students enrolled in the school. The AMFS uses the campus buildings • for classrooms, practice rooms and rehearsal areas. The administrative offices for the school and festival are also located on the campus, with approximately 35 staff persons working on the campus year round, and many more on campus in the summer, when school is in session. There is no student or faculty housing on the campus, although there is a cafeteria on site. ACDS operates a pre -K to 8th grade private school from September 1st to May 31st each year. There are approximately 190 students enrolled in the school. The ACDS uses the campus buildings for classrooms and assembly areas. The administrative offices for the school are also located on the campus. There are approximately 38.5 full time equivalent faculty and staff employed by the school. There is no student or faculty housing on the campus, although there is a cafeteria on site. A vicinity map illustrating the location of the campus in relation to surrounding properties Ave is provided on the following page. This section of Castle Creek Road has developed over the years with a mix of public /institutional uses and residential uses. Major institutions located in this neighborhood include the Aspen Valley Hospital and the County's Social Services Building. Residential uses in the area consist of a mix of single family and multi- °°' family uses. Multi - family developments in the area include Twin Ridge, Castle Ridge, and Marolt Housing, all of which are 100% deed restricted affordable housing. The Marolt Housing project is used as housing for students of the Music School during the summer, and is linked to the campus by seasonal bus service. A trail along Castle Creek Road is planned to be built in 2007, which will create another link among these facilities. The subject property is currently zoned AR -10. Surrounding zoning consists primarily of areas zoned AR -10, except for the Hospital, which is zoned Public /Institutional (P -I) and the Twin Ridge affordable housing complex, which is zoned AH. The property is located within the Aspen Urban Growth Boundary. 40 An existing conditions map has been provided on the next page, which shows the overall layout of the existing campus facilities. • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 2 • • • a `*s • Ha / , . i It �.�� � c 8. , ° � � M �. a1> • / :94 ha 4 ;‘-. diliC } 013Eail__It • 1. i At. ... 44- - -- -4 • )..."/ ...) 43 • Mak i I _ I 1 5-"' . 4 :zit - titl ii_. 7 , ..' a , — i /1110114444441-15 .. III ,,, , ftiz . • lir'''l 4 „ ? Maroon Creek Road � • IIMINE L.. I� F � `` �7 � OM 111 • c Asp C"`� �r' , t ?�" • - + f Hospital Housin , \' �' I 'a► lop . � - _ 1 O A -t, * Aspen , Olik , - r • 4•11 Schools i • . 1 4.111■ ' / .,,-' ,./.. .* ' .4s, " 0 r y • 1 r l 1 , r/ �� I.R • O if. ►J~ r � 1 1 .. , / ... . .7 '''.' di‘ 1 ...., i Aspen • • mountain • i • .......) • 1 • s en Music Festival & School I , . � and Aspen Country Day School 3 3 Ai _ VICINITY MAP ASPEN MUSIC FESTIVAL No M uddle Date Ndvemoer13,2036 — 0 DESIGNI�Y)RKSH()I' AND SCHOOL Parcel boundary Sources. — l reel 120 East Main Street AA data wag created ty the d 275 550 1 100 Aspen. Cdaraee 81611 C or Aspen As pen, Colorado City of AspeIWedn Dourly GIS 970.309.5712main 1 970 920 1337ra< p Department in 2306. 1:a+• 11OO www designwarkshdp.com The campus environment has been established by a series of natural and man -made features. First, Castle Creek flows through the campus in a generally south to north direction, splitting the campus into two parts. The Creek supports a diverse natural environment within the campus, evidenced by the mature vegetation and riparian areas that can be found along its banks. At the center of the campus is a series of man -made ponds, known as the Enchanted Pond, the Great Pond, the Shallow Pond, and the Swimming Pond. These ponds are interconnected by open channels and buried pipes. Most of the existing buildings on the property surround the ponds, creating an attractive campus setting for the students. The eastern and western fringes of the property are characterized as steep slopes. The slopes on the western side are only about 50' in height, where they reach up to Castle Creek Road. The slopes along the eastern edge of the property rise considerably higher, along the western side of Aspen Mountain. Remnants of past mining activity can be found near Keno Gulch. Keno Gulch itself is an important natural feature of the property. There is an active landslide area approximately 1,500 feet above the campus, which can r deposit mud and debris into Keno Gulch, causing debris flow conditions in Keno Gulch. These flows have periodically affected the campus, with the last major events occurring in 1983 and 1996. There is a relatively limited road network on the campus today. The campus entry occurs along Music School Road, which intersects with Castle Creek Road in a "Y" configuration. Music School Road parallels Castle Creek Road and Castle Creek along the western side of the property. It provides access to the primary parking area on the campus, and comes to a dead end at the back of the property, where a series of practice rooms are located. There is a single automobile bridge located midway along the road which provides access to the eastern side of the campus, allowing vehicles to reach all of the campus buildings and leading to a secondary parking area. L % B. A Brief History of the Campus 0 This property has had a rich and colorful history and has evolved in ways that have mirrored the overall changes in Aspen from mining, to a more quiet rural town, and • ultimately into an internationally recognized resort community. The recorded history of the property began in the 1880's, when George Newman and • Percy LaSalle established the Newman Mine. The mine was so productive that the Colorado Midland Railroad built a spur to serve it. • Proceeds from the mine enabled Mr. Newman to turn the remainder of the property into • what was described as an English country estate, with buildings designed in the "Tudor" • style (similar to the Redstone Castle and Inn and the Glenwood Hot Springs Lodge and Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 4 O a Pool). A series of bungalows and a "clubhouse" were built on the property (now the administration building). The existing boggy, 9)� g ggy, marshy area at the center of the property was dug out to create two man made ponds, which were stocked with fish. The mine ceased to operate around 1920 and the complex was used for various purposes for the next twenty years. It was sold to the Herron Brothers in 1940, and then to Walter Paepcke in 1946. Mr. Paepcke renovated several bungalows and eventually turned the property into The Four Seasons ", a country club with dining and recreation activities. (, Following Mr. Paepcke's passing, the property was acquired by Mr. Robert O. Anderson. Mr. Anderson donated the property to the Music Associates of Aspen in the 1960's, for E" use as a music school. Aspen Country Day School became a tenant on campus in 1969. Since that time, the owner and tenant have applied to Pitkin County on several occasions for improvements to the campus. These applications can be summarized as follows: f 1. MAA Subdivision: In 1973 the MAA Subdivision Plat was approved by the County. This plat subdivided the original property into 2 lots; Lot 1, which would be the i Music School property, and Lot 2, which contained an existing house. Lot 2 was subsequently conveyed to the Hall family. In 1978 a Subdivision Exemption was el approved pursuant to BOCC Resolution 78 -62. This action added just over 5 t 1 acres to Lot 1, which had been offered for sale by the adjacent neighbor. 2. BOCC Resolution 83 -84: In 1983 the MAA obtained special review approval to extend service lines from the City of Aspen water system and the Aspen Consolidated Sanitation District sewer system to the campus. 3. BOCC Resolution 84 -89: In 1984 a number of inconsistencies were discovered in the compliance with the conditions of Resolution 83 -84. The MAA was required to submit an amended application which established a new set of conditions for completion of the water and sewer system upgrades. 4. Minor Approvals: Several approvals were granted in the 1980's for the addition of minor buildings to the campus, including a 1980 approval to relocate the KSNO C" building to the campus (known today as the percussion building) and a 1982 approval for a modular temporary classroom. A theme that runs throughout these actions is that they were granted on the premise that they were temporary solutions to problems that would ultimately be resolved in a campus master plan. 5. BOCC Resolution 93 -161: In 1993 ACDS obtained approval to replace two small modular classrooms with a new, larger building (known today as the Castle Creek Building). Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 5 c c s C. Inventory of Campus Buildings and Uses Table 1 provides an inventory of the existing buildings on the campus. The location of each of these buildings is shown on the existing conditions map, with the number assigned to each existing building corresponding to the number used to identify the building on the existing conditions map. The inventory shows that there are twelve buildings (or groups of buildings) located on the campus. In total, the buildings include approximately 50,500sq. ft. of floor area. Of this total, approximately 13,000 sq. ft. is used for administration of the two organizations that occupy the campus and for maintenance. An additional 11,000 sq. ft. is used solely by the AMFS for practice rooms and for the percussion building. The remaining space (approximately 26,500 sq. ft.) is used by both organizations for their classrooms /rehearsal spaces and other educational spaces. TABLE1 INVENTORY OF EXISTING BUILDINGS 4G p Building Number /Name Existing Building Sizes Used By il'i) 1. Administration 8,890 sq. ft. AMFS and ACDS Building 2. Business Building 3,290 sq. ft. AMFS only 3. Castle Creek Building 14,099 sq. ft. AMFS and ACDS ) 4. Classroom Building 1,500 sq. ft. AMFS and ACDS 0 5. Modular Classroom 1,468 sq. ft. AMFS and ACDS 6. Music Hall 3,796 sq. ft. AMFS and ACDS 0 7. Opera Hall 3,354 sq. ft. AMFS and ACDS 8. Percussion Building 1,300 sq. ft. AMFS only I�1 9. Practice Rooms 9,648 sq. ft. AMFS only 10. Studio Building 912 sq. ft. AMFS and ACDS 11. Tristan and Isolde 1,152 sq. ft. AMFS and ACDS 12. Maintenance Building 1,090 sq. ft. Serves AMFS and Complex ACDS Total 50,499 sq. ft. AMFS and ACDS ID 0 • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 6 • • 410 • • • e f Following is a brief description of how each building is used and the condition of these buildings. A. Existing Buildings To Be Retained as Part of Campus Master Plan C 1. The AdministrationBuilding is used by both organizations. There is office space in this building that is used solely by AMFS for its year round and seasonal staff. There is also a cafeteria that provides food service for students of both organizations. This building is one of the two remaining historic structures on the campus. It has experienced significant foundation movement and requires extensive restoration and preservation work. f'"h to 3. The Castle Creek Building is the newest building on the campus, having been built in the mid 1990's. It is used by both organizations for classrooms and other teaching spaces. It is currently used by ACDS grades 4 though 8 and also Ck provides administrative offices for ACDS. The building is used by AMFS as a (^a rehearsal space and for teaching. This building will be retained and expanded as part of the Campus Master Plan. 0 B. Existing Buildings To Be Demolished as Part of Campus Master Plan 0 2. The Business Building is used solely by AMFS for office space. It is the other historic structure on the campus. It has become functionally obsolete on the campus and would require extensive restoration work to be used in the future. 0 0 4. The Classroom Building is located toward the back of the campus and is used by both organizations. ACDS uses the classrooms for grades K and 1, while AMFS uses it as teaching studios. Because of its location, distant from the car 'R parking areas, parents of young children attending ACDS must walk across the 0 entire campus just to drop off their children for school. 5. The Modular Classroom is located along the back road, near the center of efr campus. It is a temporary building that was moved onto the campus to replace 0 a dilapidated classroom building. This building is used by both organizations for teaching. 6. The Music Hall is one of the larger buildings, and is also located near the center 0 of the campus. The building provides the largest rehearsal space for AMFS on the Q campus, however it suffers from poor acoustics. There is also a library within the building, where orchestra members pick up their sheet music. The building is used by ACDS as a gymnasium. The roof trusses hinder the use of the building 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 7 3 w for recreation activities such as basketball and the overall size of the building is also a limiting factor for indoor recreation. The building has experienced a great deal of foundation movement. 7. The Opera Hall is a similarly -sized building in the center of the campus. It provides the second largest rehearsal space for AMFS on the campus, along with several smaller teaching studios. It too suffers from poor acoustics. The building ie is used by ACDS for its art program and for classrooms. This is a drafty building with no real water supply. 8. The Percussion Building is a small building that was moved to the campus in the 1980's. It is located in the northeastern corner of the property, in the portion of the campus that is subject to geologic hazards. To ensure occupants are not exposed to these hazards, it is used solely in the summer by AMFS as teaching/ practice /storage spaces for percussion. It badly needs a basic remodel as its functional elements are in a poor state of repair. 1 9. The Practice Rooms line the main road along the western side of the property. There are approximately 61 such rooms, clustered into three small building ✓ complexes. The rooms are used solely by AMFS for practicing and for storage. The buildings have been victims of leaks and floods and show evidence of moisture damage. Several of the buildings are within the floodplain or are relatively close to the high water mark of Castle Creek. 10. The Studio Building is located toward the rear of the campus and is used by both organizations. It is used by AMFS as an electronic music studio and by ACDS for small group instruction and as an office space. This is a relatively simple, reliable (though oddly configured) building. 11. Tristan and Isolde are two small buildings located toward the rear of the campus. The buildings are used by AMFS as teaching studios and by ACDS for their pre -K and kindergarten programs. As with the Classroom Building, their location means that parents of young children attending ACDS must walk across the entire ver campus just to drop off their children for pre -K. a 12. The Maintenance Building Complex is a small group of buildings that serves both organizations. The complex consists of a small assortment of structures that • house equipment to maintain the campus. The buildings can best be described as old and funky. • D. Description of Proposed Campus Master Plan s The following maps have been prepared to illustrate the proposed Campus Master Plan: • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 8 • • • a Campus Master Plan: Proposed Conditions t Campus Master Plan: Circulation and Parking • Aspen Music Festival and School: Summer Usage Plan • Aspen Country Day School: Winter Usage Plan f The Campus Master Plan shows the location and configuration of each of the proposed buildings on the campus. It also shows the proposed circulation system and parking areas, and the open space areas (the main campus plaza, the playing field, and the ponds) that establish a central focus or identity for the campus. The Campus Master Plan shows that most of the new buildings will be located in the C ' same general areas as the existing buildings they are replacing. The principal exceptions t' to this statement are: (1) the Lower School, which replaces a portion of the existing entry C area parking lot; and (2) several of the new practice rooms, which are in different C , locations than the existing practice rooms. Otherwise, the overall locations for the proposed buildings is quite similar to those of the existing buildings on the campus today. 1r The circulation system on the campus will be improved in several respects. E ♦ Whereas today's road system includes several dead ends, the proposed road system will provide a complete loop around the campus, significantly improving the ability of emergency and other vehicles to circulate throughout the property. Two new bridges are planned, one near the entry and another at the rear of the property, to facilitate this circulation. ♦ The proposed road network has been designed to improve student safety by significantly reducing the vehicle traffic through the middle of the campus, making the central campus more of a pedestrian -only environment. This will be a major improvement over the current situation, where there is no separation between vehicle and pedestrian traffic, putting students at some risk. �I! ♦ An improved turn around area for busses is planned with a new, larger shelter. ®h Q ♦ Parking will be slightly increased from today's inventory of approximately 145 spaces (difficult to precisely calculate due to the absence of striping in the main Q lot) to a proposed total of 153 spaces. Table 2 lists the proposed buildings on the campus, with the number assigned to each building corresponding to the number used to identify the building on the map. The total built square footage on the campus is proposed to slightly more than double, from 50,499 sq. ft. to 104,059 sq. ft. However, this expanded area is not planned to result in a proportionate increase in school enrollment by either organization. In fact, the AMFS is not planning any increase in enrollment or faculty size over the next ten years. Ct Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 9 C c c 0 TABLE 2 INVENTORY OF PROPOSED BUILDINGS Building Number /Name Proposed Building Sizes Used By 1. Administration 8,890 sq. ft. AMFS only Building 2. Administration/ 16,463 sq. ft. AMFS and ACDS Cafeteria Building 3/4 Practice Rooms 4,970 sq. ft. AMFS only 5. Percussion Building 2,286 sq. ft. AMFS only 6. Maintenance Building 2,313 sq. ft. Serves AMFS and Complex ACDS 7. Classroom /Studios 7,272 sq. ft. AMFS and ACDS Building 8. Large Ensemble #1 7,218 sq. ft. AMFS and ACDS 9. Large Ensemble #3 3,737 sq. ft. AMFS and ACDS 10. Ensemble Support 3,167 sq. ft. AMFS and ACDS Building 11. Large Ensemble #2 5,530 sq. ft. AMFS and ACDS 12. Practice Rooms 5,419 sq. ft AMFS only 13. Castle Creek Building 4,789 sq. ft. AMFS and ACDS 11 if Addition a 14. Castle Creek Building 14,468 sq. ft. AMFS and ACDS 15. Lower School 17,216 sq. ft AMFS and ACDS O 16. Bus Shelter 130 sq. ft. AMFS and ACDS 11) 17. Practice Rooms 1,806 sq. ft. AMFS only O Total 105,674 sq. ft. AMFS and ACDS 0 0 1 1 p 0 O Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 10 0 vivo 0 e The new facilities will instead bring the quality of the campus up to that recently achieved by AMFS' new performance facilities in Aspen. These facilities will also allow AMFS to consolidate on- campus certain activities (such as large ensemble rehearsals) that now occur off - campus. This is important because the off- campus facilities are not owned by C AMFS, leaving the organization in an uncertain position from year -to -year as to the availability of needed spaces. Some of the off- campus facilities also have less than C . adequate acoustics, a problem that will be remedied by the new campus facilities. ACDS plans to gradually increase its school enrollment by 60 students over the next ten f` years, from 190 students up to 250 students. The faculty will also gradually increase in f" r size, from today's total of 38.5 FTE's up to a projected level of 57 FTE's. Q Following is a brief description of each of the proposed buildings. Itt G1"t 1. The AdministrationBuilding will maintain its current appearance, but will be fully Q� "t restored, including structural improvements to the foundation and a new Class A roof. The interior of the building, which has previously been split into small office QT► spaces, will be opened up to create a student commons and lounge on the ground level, along with a few offices and meeting spaces. Most of the administrative space will be shifted to the upper floor, where it will connect to similar space in Building #2. Storage areas will be provided in the lower level. 0 2. The Administration /Cafeteria Building will provide an addition to Building #1. This addition will be a modern compliment to the historic structure, providing a cafeteria on the ground level and administrative space on the upper level. Storage areas will be provided in a lower level. Building #2 will be used by both 0 organizations. 3/4/5. Practice Rooms and the Percussion Building are proposed to be built into the toe of the slope at the base of the hillside below Castle Creek Road. These 0 buildings will be built in the form of a concrete bunker with comb partitions, with 0 a front face of glass and a sod roof, so that they will appear to be part of the hillside. These buildings will function as concrete retaining walls to protect the Q adjacent roadway and nearby buildings from the potential impacts from rockfall, avalanche hazards, and related geologic hazards. These buildings will only be used during the summer months, to ensure that the geologic hazards will not threaten any users. e 6. The Maintenance Buildings Complex will be located at the rear of the property, e where the existing maintenance buildings are located. These buildings will serve l both organizations. The buildings are planned to be barn -like one story structures. c. 7. The Classroom /Studios Building is proposed to be located toward the rear of the 0 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 11 0 0 Q 0 property, in the general area where the existing Classroom Building is located. This two story building would be used as classrooms for ACDS grades 3, 4 and 5. In the summer, the classrooms would be split in half using movable panels, to provide AMFS with rehearsal spaces for small chamber groups. 8. The Large Ensemble #1 Building is a new building that would be built where Tristan and Isolde are now located. AMFS has five orchestras that require rehearsal space, but only two ensemble spaces exist today. This building would provide an additional rehearsal space for large ensembles, allowing AMFS to • consolidate its program on campus, instead of using the High School and other facilities around Aspen. ACDS will use this building for an indoor recreation gym. Given these functions, this building is proposed to have a height of up to 40'. 9. The Large Ensemble #3 Building would provide another space large enough for an orchestra. It would replace the existing Opera Hall, which is not large enough for an orchestra. ACDS will use this building for an art studio. To achieve the desired acoustics for rehearsals, it too is proposed to have a 40' height limit. 10. The Ensemble Support Building is located between two ensemble buildings and • provides several uses that are related to the ensemble buildings. It will provide frfre AMFS with spaces for a sheet music library, instrument tuning, and practice. ACDS will use this building primarily for classrooms, including its music program. 11. The Large Ensemble #2 Building would provide a third space large enough for one of the orchestras. It would replace the existing Music Hall. ACDS will use this building as a small performance stage, where school plays and similar activities would occur. These functions require this building to have a height of up to 40'. 12. Practice Rooms are proposed to be built into the toe of the slope at the base of "'' the hillside behind the campus. These rooms would be designed and built in the same manner as those proposed for the other side of the campus. 0 13/14 The Castle Creek Building is proposed to be retained and expanded. AMFS would use this building for classrooms and practice rooms. ACDS would use this building as its primary space for grades 6, 7 and 8. ACDS would also have a 1/ library in this building and year round space for offices. 0 15. The Lower School is a new two story building that would provide space for pre -K through grade 2 for ACDS. Therefore, it has purposefully been located near the entrance to the campus, to eliminate the need for parents to walk all the way 0 across the campus just to drop off their young children. The building includes 4/ classrooms and some internal assembly /play areas for children. It opens up onto an outdoor play area. AMFS will use the building for teaching studios. 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 12 • 0 0 0 r c 16. A small Bus Shelter is proposed near the planned bus turn around. • 17. Additional Practice Rooms are proposed adjacent to the Lower School. These rooms would be designed and built into the hillside below Castle Creek Road and ( would function in the same manner as practice rooms #3 and #4, which are described above. tf t C 0' 0 0 0 0 0 0 0" 0' 0 0 0 0 0 0 0 0 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 13 0 0 0 e III. REZONING FROM AR -10 TO PUBLIC AND INSTITUTIONAL (P -I) The subject property is currently zoned AR -10. A school is a use allowed by Special Review in this zone district. Special review is a procedure that is well suited for discrete or piecemeal changes to an existing building or use. However, the special review process does not provide sufficient flexibility or certainty to permit a plan for the long term needs of the two institutions to be formulated. The applicant proposes to rezone the property to Public- Institutional (P -I), so a comprehensive campus master plan may be reviewed and adopted by Pitkin County. The standards for rezoning are found in Section 2 -30 -40 (i) and Section 2 -40 -10 (c) (2) and (3) of the Land Use Code. The applicant's responses to these standards are as follows. Section 2 -30 -40 (1). An application for Two -Step Review shall be recommended for approval and shall be approved if it complies with: (a) All applicable provisions of this Land Use Code; Response: The applicant's demonstration of the compliance of this application with all applicable provisions of this Land Use Code is found in Section VI of this application. (b) All applicable Land Use Policies listed in Section 1 -60; and Response: The applicant's demonstration of the compliance of this application to the applicable policies listed in Section 1 -60 is found in Section VII of this application. (c) All prior development approvals applicable to the subject property. Response: The prior approvals granted to this property are identified in Section II of this application. The applicant has reviewed these development approvals and believes that the current proposal is consistent with the representations made during these review :r, procedures and the conditions imposed upon those approvals. ID Section 2 -40 -10 (c)(2). In addition to complying with the provisions of Sec. 2 -30 -40 (i) 46 in connection with each proposed rezoning, the Board shall consider the following. ID (a) Whether there have been changed conditions affecting the subject parcel or the surrounding neighborhood which support the proposed amendment. ID h Response: There have been changed conditions affecting the campus which support its proposed rezoning. Most importantly, the applicant has determined that the existing buildings on the campus do not meet the needs of either of the two organizations which ID ID Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 14 ID ID • • ( ( occupy them. As is described in the analysis of the existing buildings, there are numerous practical problems with these buildings. Many are in serious need of repair, ( while others are truly inadequate for the functions they serve (particularly the large assembly halls). Furthermore, the applicant wishes to improve the campus setting by creating a more pedestrian environment in the center of the property and by doing a better job of mitigating the potential for hazards to threaten users of the property. All of these improvements will be made as part of the master plan for the campus. (b) The effect of the proposed rezoning and development on traffic generation and road safety. Q „ Response: A traffic analysis and transit review has been prepared by Krager and Associates, Inc. of Denver (see Exhibit #4). The report provides an analysis of existing r and projected traffic volumes, transit services, and parking demand from activities on the r.I campus. ¢°'I The executive summary of the report concludes that: "AM FS activities are not projected to significantly increase traffic after the renovation and expansion of the Castle Creek?t facilities...TheACDS expansion by year 2016 will increase traffic generation by about 47 AM and 47 PM peak hour vehicles. This amount of traffic can be accommodated without significant additional delays on existing roadways." These conclusions are based on the following analysis. 01 Traffic Volumes: According to the report, traffic volumes on the site range from 154 AM and PM peak hour vehicle trips for the current ACDS program, to 58 AM and 95 PM peak hour vehicle trips for the current AMFS program. Peak hour traffic is expected to 0/ increase to 201 AM and PM peak hour vehicle trips for the proposed ACDS program. 0 No increase in peak hour vehicle trips is expected for the proposed AMFS program. 01 Transit Service: There are two RFTA routes that serve the campus three times per hour, 0 " morning through late night, while AMFS is in session. One route serves Burlingame, 0 Marolt and the campus. This route is paid for by AMFS. A second route travels between the campus and Rubey Park. It stops at Marolt and it also serves the Music Tent. If there are enough students on the bus that need to go to the Tent (such as prior to a performance), it diverts directly to the Tent; if not then it drops passengers off along Main ' Street. This route is paid for by the City and RFTA. AMFS also provides approximately 100 bicycles to students, helping to reduce vehicle "• ram trips. Use of bicycles and other non - vehicular means of travel between the AMFS facilities is expected to increase once the new trail along Castle Creek Road is built. 0 a. According to the traffic study, the existing RFTA bus service provided to AMFS should �. continue to adequately serve the campus. AMFS hereby agrees that if demand for transit 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 15 0 C a e service should increase beyond the present capacity of these routes, then AMFS will work with RFTAto meet the additional service demands. ACDS currently provides four bus routes (Aspen, Snowmass Village, Woody Creek, and Down Valley) for students, which serve 85 students on a consistent basis, and as many as 120 students from time to time. ACDS plans to add a second down valley bus route and to increase the size of its Aspen bus route to serve the new campus. There is also a down valley shuttle for faculty that is used by approximately 10 staff members on a regular basis. Section 2 -40 -10 (c)(2). A proposed rezoning shall not be approved, and should not be recommended for approval, unless the decision making body finds that the proposed rezoning will result in development or activities that: (a) Are consistent with the applicable Pitkin County master plan(s). Response: The Aspen Area Community Plan (AACP) is the County's master plan that addresses this portion of the community. Some of the themes of the 2000 Aspen Area Community Plan which a revitalized campus will promote include the following: ♦ Encourage a more balanced, permanent community; ♦ Maintain and create places and opportunities for social interaction and lifestyle diversity; ♦ Promote a healthy and diverse economic base that supports both the local economy and the tourist industry; ♦ Promote density and a sustainable mix of land uses within the Growth Boundary to limit sprawl; and ♦ Provide assurances for the continued vibrancy of arts and culture as part of our community. In the Plan Chapter which focuses on Arts, Culture and Education, the following policies are established: a ♦ Make educational, cultural and artistic experiences more accessible for all valley residents. ♦ Recognize the extent to which arts, culture, and education strengthen and stabilize our year -round economy. Increase community support for all facets of quality a education. 0 11 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 16 c 0 e r A revitalized campus will help to achieve these policies, by making the educational and cultural opportunities offered by ACDS accessible to more valley residents and by modernizing and upgrading the facilities used by music students, which will in turn improve the overall experience provided to students and visitors as part of the Music f Festival. ( (b) Are consistent with all applicable sections of this Land Use Code. Response: The proposed development will not conflict with any applicable section of the Land Use Code. (c) Are compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. C ' ( 1 Response: The subject property has been used as a school campus since the 1960's. CI Its unique physical characteristics, in which it is located along the valley floor, well below Castle Creek Road and surrounded by an undeveloped buffer, afford it a degree of privacy and keeps its activities and impacts quite separate from surrounding land uses. Atl This creates a level of land use compatibility that might not otherwise be possible with the immediately surrounding single - family residential uses. From a broader land use perspective, this would appear to be an ideal location for the 01 campus. It is in close proximity to the Marolt property, where many of the students live. 01 It is linked to that housing and the Burlingame housing by regularly served bus routes. A trail is just about to be built along Castle Creek Road to provide a better walking /biking connection to the campus. Finally, the campus is within the Aspen UGB, allowing 0 students to easily get into the center of town and permitting faculty and visitors to easily Eh reach the campus. r (d) Do not exceed the capacity of such public facilities, including but not limited to, 0 transportation facilities, sewage facilities, water supply, parks, drainage, schools, 0 and emergency medical facilities. C+* Response: The development proposed for this property will not exceed the capacity of available public facilities for this portion of the County. A report has been provided by Matt Webster of Schmueser Gordon Meyer providing an analysis of how each of the relevant facilities will be provided for this project (see Exhibit #5). c Water Supply: The campus has been served since 1984 by Aspen's water supply G> system. Water is delivered in an 8" ductile iron pipe water main. Service comes straight '0 from the clear well at the Castle Creek Water Treatment Plant. This form of service has resulted in a few service disruptions over the years. 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 17 0 0 0 e There are several issues with the system that will be rectified as part of the master plan. First of all, the service line is not looped. Secondly, there are some water pressure deficiencies on campus, because some buildings are served by water lines in series. These problems will be resolved by constructing an internal looping within the campus and by running individual lines to each building on the campus. In addition, a booster pump station will be added to the 8" line that serves the campus, to increase fire flow pressures. Sewage Disposal: The campus is served by the Aspen Consolidated Sanitation District system. Although the Sanitation District questions whether the grade of the existing line is adequate, SGM is not recommending any changes to the line itself, as these would be very costly and difficult to accomplish. Instead they recommend annual inspections of the existing system be conducted via video, accompanied by system flushing and maintenance as needed. Transportation Facilities: A complete discussion of traffic volumes, transit service, and parking demand has been provided above. In addition, SGM has evaluated the roads on -site. Detailed consideration was given to the intersection of Music School Road and Castle Creek Road. SGM has concluded that there is not enough room to re- design the intersection to comply with Pitkin County design standards, nor is there an alternate place to which the intersection could be relocated. No changes to the intersection are proposed. The road system on campus will see significant upgrades and re- alignments. Roads were designed to meet County grade and turning radius standards. Roads will be designed to accommodate two way traffic in a 20' width, except for a short section between Practice Rooms 3 and 4, where only one 16' lane could be provided (sufficient for fire vehicle) and yet traffic will be two way. Two new bridges are proposed to allow for traffic flow around the campus, while helping to reduce traffic through the central portion of the campus, so it can become more of a pedestrian environment. The bridges will significantly improve access for emergency vehicles and will create a loop for campus traffic. Today vehicles only have one way to get across the creek, which could lead to a very unsafe situation in the event the bridge is blocked during an emergency. Parks: There should be no need for additional park facilities as a result of the • development proposed for the campus. 0 Other: There should be no impact from this project upon public drainage facilities, schools, or emergency medical facilities. (e) Do not result in significant adverse impacts on the natural environment. Response: The applicant has worked carefully to ensure that any impacts on the natural • • • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 18 • • • • e f environment will be appropriately mitigated. For a detailed summary of these mitigation proposals, please see the applicant's responses to the County's applicable development standards in Section VI of this application. (f) Are consistent and compatible with the community character. ( Response: Arts, culture, and education have been an essential element of this community's character since the re- emergence of Aspen in the post World War II era. The redevelopment of the campus will allow the educational and cultural opportunities (' offered by ACDS to be accessible to more valley residents, thereby enhancing the �- permanent residential community. The new campus will also improve the overall experience provided to students and visitors as part of the Music Festival, thereby improving the community's resort economy. "' (g) Are not in conflict with the public interest. Irk Response: The proposed re- development of the campus will advance the public interest �'ly by providing modern, quality facilities for AMFS and ACDS students, faculty, and staff. Many buildings on campus today are dilapidated and in serious need of repair or redevelopment. The master plan will also advance the public interest by improving safety on campus. This will be accomplished by (1) creating a looped access system for emergency and other vehicles; (2) implementing a more comprehensive approach to 0 mitigating geologic hazards (particularly the debris flow) on site; and (3) routing traffic around the edge of the campus, thereby reducing the potential for conflicts between pedestrians and cars. 0 0 et fin 0 . G 0 n C Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 19 0 0 0 IV. DEVELOPMENT IN THE PUBLIC AND INSTITUTIONAL ZONE DISTRICT Tables 4 -1 and 5 -1.D and Sections 3 -70 -10 and 2 -40 -100 of the Land Use Code describe the manner in which development in the Public and Institutional zone district may be authorized to proceed. The Permitted Use Table (Table 4 -1) of the Land Use Code lists "School or university" as a use that is only permitted as part of a master plan. The applicant hereby requests that School or University be designated as the permitted use of this property following the approval of this Master Plan. Section 3 -70 -10 of the Land Use Code describes the intent of the P -I zone district, as follows: "TheP -I (Public and Institutional) zone district is intended to provide for the development of institutional uses, facilities, and services for governmental, civic, educational, humanitarian, health care and other non - profit purposes consistent with the Pitkin County Comprehensive Plan and to provide for related uses that are customarily incidental or accessory to public and institutional uses...Public and institutional uses may only be established in Urban areas of the County. The proposed campus development is consistent with this intent because it will provide facilities for cultural and educational purposes. The property is located within the mapped Aspen Urban Growth Boundary (UGB). The statement of intent goes on to state that: "Because of the high degree of public interest in public and institutional uses, proposed development within the P -I zone district is subject to...the preparation and approval of a Public- Institutional Master Plan, pursuant to Sec. 2 -40 -100. The Master Plan shall cover the entirety of the property and shall address all permitted activities /uses on the property." The proposed Master Plan is depicted in the attached maps and has been described in Section II.D, above. It should be noted that the master plan maps do not depict the entirety of the property. The property extends up onto the bench above the campus, in • an undeveloped, heavily forested area. The applicant has no plans for development in • this area and so it has not been shown on the master plan maps. AO Although the provisions of the Public and Institutional (P -I) zone district do not appear to require the designation of an activity envelope as part of the Master Plan, other sections of the Land Use Code (particularly the provisions of Chapter 7) would appear to require s this to be accomplished. The applicant has, therefore, designated an activity envelope around the proposed areas of development on the campus. • • • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 20 • • • • ( Section 2 -40 -100 establishes the following general standards for Master Plans: The time frame of the master plan shall be no less than five ( ) (5) ()years, nor more than ten (10) years. Response: The time frame of the proposed Campus Master Plan is ten years. The applicant is currently formulating a detailed program for how the re- development of the campus will occur in phases. The applicant anticipates being able to present this (` phasing program to the County during the public review of the Master Plan. (2) Activities that have substantial impact on County or municipal capital facilities shall be identified. CI Response: The applicant has prepared an engineering report (Exhibit #6) and a traffic f , l , report (Exhibit #5) analyzing the projected impact of the proposed development on County and municipal facilities. As described in detail in the prior section of this C! application, these reports conclude that the proposal will not have a substantial impact County roads or municipal services, such as water supply and sewage treatment. �ryif A future activity that could have substantial impact on County or municipal capital facilities 0 would be the establishment of high school grades on this campus. The applicant has 0 considered this possibility during the preparation of this Master Plan, but does not believe 0 it is timely to include such a request in this application. For this reason, the applicant would request that the addition of high school grades to this campus be listed as an activity that is subject to further review, as contemplated by the Public and Institutional 0 (PI) zone district. 0, (3) If there is any substantial variance between a proposed activity or development �f and the actual construction of that activity or development, the proposed activity 0 or development will be subject to an amendment procedure. Response: The applicant agrees to comply with this requirement. 0 (4) Unless the GMQS, by its terms, is inapplicable to the proposed activity or 0 development, or unless a growth management exemption is obtained at the master plan review stage, a growth management allotment is required for any development to occur. Response: The proposed development is eligible for a GMQS exemption as a civic and institutional use. Section V of this application addresses the standards for obtaining said GMQS exemption. es Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 21 CI e c e (5) Area and bulk requirements shall be as set forth in the master plan. Response: Table 3, on the following page, lists each of the applicable dimensional standards of the P-1 zone district, as found in Table 5 -1.D of the Land Use Code. The table also sets forth the proposed dimensional standards pursuant to this master plan. The dimensional standards that require some discussion are the proposed setback from Castle Creek Road, the stream setback and the floor area ratio. The applicant would request a setback from Castle Creek Road as shown on the Master Plan (ranging from approximately 75' at Building #17 to approximately 50' at Building #3). All of these buildings are practice rooms, which will be buried into the slope well below the road, and will, therefore, be invisible to anyone along the road. The rationale for the proposed 20' stream setback is addressed in Section VI of this application. The proposed floor area ratio of just over 0.11:1 is only approximately 20% of the maximum floor area allowed in the P -I zone district. This reflects the fact that there will continue to be significant open areas on the campus, and that many of the buildings will remain as one story buildings. (6) The height of principal structures shall not exceed twenty -eight (28) feet and the height of accessory structures shall not exceed twenty (20) feet unless the master plan demonstrates that the use or building cannot function properly within those limitations, or unless other substantial reasons for exceeding the limitations are demonstrated. Response: The height of principal structures on the campus will comply with the 28' height limit, except as described in Note 2 on Table 3. This note states that the height of Buildings #1, 2, 8, 9, and 11 will exceed the 28' height limit. The functions of Buildings 8, 9, and 11 (ensemble and gymnasium) make it essential that these heights be achieved. The rehearsal spaces need larger volume because of the acoustic needs of orchestral and choral performance. The volume of the spaces allows clear and long reverberations of sound frequencies that blend musical notes and match the characteristics of classical �i music performance. It is important to have the acoustic performance of these rehearsal halls match the performance halls where the students perform. The height of the existing Administration Building ( #1) is 36'. The proposed addition to ® this building ( #2) will also achieve this height, to allow the administrative space on the 0 second floor of the addition to function seamlessly with the space on the second floor of the existing building. This building has been designed to step along the slope, so it appears to be a 2, not a 3 story building. Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 22 O 0 • TABLE3 PROPOSED DIMENSIONAL STANDARDS FOR CAMPUS MASTER PLAN Code Standard Proposed Conditions Minimum Lot Area Established by Master Plan 22.78 acres Minimum Lot Area Per Established by Master Plan 22.78 acres Principal Use f' Minimum Usable Open Space Established by Master Plan Not applicable Per Dwelling Unit (.. Minimum Lot Width Established by Master Plan As shown on Master Plan C Minimum Setback from Castle 100' See Note 1 below. (' Creek Road Minimum Front Yard Setback Established by Master Plan As shown on Master Plan (' Minimum Side Yard Setback Established by Master Plan As shown on Master Plan Minimum Rear Yard Setback Established by Master Plan As shown on Master Plan Minimum Stream Setback Established by Master Plan 20' e I' Maximum Height of Principal 28' or as established by Master See Note 2 below. SCI Structure Plan 0 Maximum Height of Accessory 20' or as established by Master 20' P Structures Plan P1 Maximum Gross Floor Area 0.5:1 106,000 sq. ft. (Approximately 1 Ratio 0.11:1) Cl , Notes: 1. The practice rooms on the western side of the campus are located from 50' to 75' from the edge of Castle Creek Road (but they are also approximately 50' below that road). All Ci other structures on the campus exceed the 100' road setback. e 2. The buildings on the campus will comply with the 28' height limit for principal structures, except for the following buildings, which will be limited to the following heights: ♦ Building #1, the Administration Building and Building #2 the Addition to the �* Administration Building, will each have a maximum height of 36', as measured to the peak of the roof. ♦ The three Ensemble Buildings ( #8, 9, and 11) will each have a maximum height of 40', measured according to the Land Use Code. 0 0 0 c 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 23 Q) G e 0 e V. GMOS EXEMPTION FOR CIVIC AND INSTITUTIONAL USES Section 6 -30 -120 of the Pitkin County Land Use Code provides an exemption from the Growth Management Quota System (GMQS) for the development of civic and institutional uses. The standards for obtaining this exemption, and the applicant's responses to these standards, are as follows: (a) General. To be eligible for an exemption from GMQS an applicant shall demonstrate the development: (1) Is listed in Table 4 -1 as a Civic and Institutional Use and provides a basic or fundamental public service or public amenity, will be available to the general public or will be held for the public's benefit, serves primarily the . local community, provides facilities in response to growth and is not itself a growth generator; or (2) Is a necessary facility of a not - for - profit institution whose mission is consistent with the purposes of this Land Use Code and the policies of the Comprehensive Plan. Response: A school is a use listed in Table 4 -1 as a Civic and Institutional Use. The campus provides a fundamental public service or public amenity, by providing education for local students from pre - school through 8th grade during the traditional school year, and by providing education for Music Students during the summer months. The campus provides necessary facilities for two not - for - profit institutions whose missions are w consistent with the purposes of the Land Use Code and the policies of the AACP. (b) Employee Mitigation of Demand for Services. The applicant shall agree to mitigate any employees that are generated by the proposed development, as specified in Sec. 8 -30. 0 Response: Section 8 -30 (c) (4) states that development which does not fit within the 0 residential, commercial or tourist/lodge accommodation land use categories shall be subject to the provisions of Section 8 -3 -60, Impact Fee for Unclassified Development and Land Use. That section provides that the employee housing impact fee shall be calculated based upon the most comparable of these three development and land use 4 categories. If an applicant believes that none of these categories applies, then an applicant may submit an independent fee calculation study. The applicant does not believe that the operation of a private school is comparable to any of the three categories. Therefore, both organizations have performed a detailed analysis of the number of full time equivalent (FTE) employees they will have over the ten year period of the master plan. c Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 24 0 0 0 r c Aspen Country Day School is forecasting an increase in employment over the 10 year r period. In 2006, ACDS calculates its employment at 38.5 FTE, including 29.6 faculty positions and 8.9 staff positions. This is based on a faculty that works 40 hours per week, 40 weeks per year (1,600 hours per year) and a staff that works 40 hours per week, 50 weeks per year (2,000 hours per year). They forecast that their employment will r increase to 57.0 FTE, including 45.4 faculty positions and 11.6 staff positions. This increase will occur gradually over the 10 year period, as facilities are built and as enrollment is able to increase from its present level of approximately 185 to 190 students up to its forecast level of 220 to 250 students. ACDS would request that during the review of the master plan, there be an opportunity to discuss whether the County should require mitigation for this increase in employment. As a private school, ACDS provides an essential service to the community. There are approximately 120 students from the Aspen School District who are enrolled at ACDS. 0 If these students could not attend ACDS, then enrollment in the Aspen School District would increase by this amount, with consequent impacts on the need for new facilities and employees in the District. However, State law makes the School District exempt from local land use regulations, including requirements to mitigate affordable housing impacts. (► ACDS would hope that these factors could be taken into consideration in the County's 0 determination of whether to apply its affordable housing requirements to the master plan. • If the County decides that its affordable housing requirements should apply to the master 0 plan, then the applicant would propose that the amount of affordable housing to be • required be established through an audit of ACDS' employment that would be conducted by an independent auditor chosen by the applicant and the Housing Authority. The audit is proposed in recognition of: (a) the uncertainties associated with any forecast of future • enrollment and future employment for a private school; (b) the likelihood that employment • will increase gradually over time and not all at once; and (c) the fact that the factors used in the County's affordable housing impacts fee (3.9 employees per 1,000 sq. ft. for "government uses ") are not applicable to the development proposed in this master plan. 0 The applicant proposes that the first audit of ACDS employment take place during the 0 school year that occurs two years following the approval of this master plan. Subsequent audits would occur every two years thereafter. The purpose of the audit would be to confirm the number of employees on the payroll for that school year. If there is an • increase in FTE employment beyond the 38.5 FTE's who work for ACDS at the time of this application, then ACDS would be responsible for submitting a plan to mitigate those 0 employees. • AMFS is not forecasting an increase in employment as a result of the activities planned • in this master plan. AMFS currently has 35.0 full time employees who work 35 hours per week, 12 months per year. AMFS also has 2 staff who work half time, year round, which • is equivalent to 1 additional FTE. AMFS also has the equivalent of 27.7 seasonal staff, 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 25 0 0 0 based on a total of 104 persons who work 40 hours per week for 10 weeks out of the year. Therefore, the total existing employment for AMFS is 63.7 FTE's. To ensure that the AM FS forecast of no increase in employment is accurate, the applicant would propose that an audit of AMFS' employment also be conducted by an independent auditor chosen by the applicant and the Housing Authority. The first such audit would take place during the summer season that occurs two years following the approval of this master plan. Subsequent audits would occur every two years thereafter. The purpose of the audit would be to confirm the number of employees on the payroll for that school year. If there is an increase in FTE employment beyond the 63.7 FTE's who work for AMFS at the time of this application, then AMFS would be responsible for submitting a plan to mitigate those employees. ) The applicant would also request that the organizations only be required to provide mitigation for employees who are added as a result of the development of new or ,„ expanded facilities from this master plan, and not from a change in employment that would have occurred even if this master plan had never been submitted (such as a decision to increase the quality of a particular type of service being provided by either school, rather than an actual expansion of the school's program). (c) Parking. The applicant shall accommodate the parking necessary on -site or in another appropriate location to serve the proposed development. Response: The traffic analysis and transit review (see Exhibit #5) also provides an analysis of parking demand for the campus. It indicates that the current campus provides approximately 145 parking spaces. Since many of these spaces are located in graveled areas that are not striped, or in other undefined areas of campus, providing a precise count is difficult. The study goes on to state that the average weekday peak demand for parking is approximately 135 spaces. This occurs during the summer, when AMFS is in operation. The peak winter parking demand, when ACDS is in operation, is just 75 spaces. O The proposed Master Plan provides approximately 153 spaces, a slight increase over today's situation. The traffic study does not anticipate any significant increase in peak O parking demand over today's conditions, since there will not be increased enrollment by O AMFS at the campus and since there will continue to be transit service to the campus. Although there will be more orchestra rehearsals on campus than occur today, the study recommends staggering the times assemblies commence or terminate, to allow existing transit service to adequately handle the additional students on campus. The applicant * agrees to follow this recommendation. Therefore, the study concludes that the 150 proposed spaces should adequately provide for future peak parking demand during the summer. 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 26 • • • a t Peak parking demand in winter is only expected to increase by about 2Q spaces, to a total of 95 spaces. This level of demand is well below the proposed supply (even with the seasonal limitation on the use of the parking lot below Keno Gulch, which would eliminate approximately 30 of the 150 spaces supplied on the campus). r" (d) Facilities. The applicant shall agree to provide any improvements to water supply, sewage treatment, drainage control, fire and police protection, roads, transit, trails, schools, library, hospital and parks that are necessitated by the proposed (1' development. r„ Response: The applicant agrees to provide the improvements necessary for facilities to serve the proposed. Campus Master Plan. The engineering report (Exhibit #5) CI describes the applicant's proposals for improvements to water supply, sewage treatment, 0 drainage control, fire protection, and road facilities. Any other requests for improvements CO by referral agencies will be addressed during the review of the master plan. (e) Environmental and Visual Resources. The applicant shall mitigate any adverse • impacts on the community's air, water, land, and other natural resources and any • adverse visual impacts on surrounding properties that are caused by the proposed • development • Response: Proposals for such mitigation are specified in Section VI of this application. • • • • • • c a • • • • • • • • a G Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 27 0 0 • e VI. COMPLIANCE WITH DEVELOPMENT STANDARDS Chapter 7 of the Land Use Code establishes the standards related to the quality of development in Pitkin County. Following are the applicants responses to the applicable standards of that chapter, as specified in the pre - application summary form. 7 -20 -10 Site Preparation and Grading 7 -20 -20 Steep and Potentially Unstable Slopes 7 -20 -30 Water Courses and Drainage 7 -20 -40 Floodplain Hazards 7 -20 -50 Geologic Hazards 7 -20 -60 Wildfire Hazards 7 -20 -70 Wildlife Habitat Areas 7 -20 -80 River and Stream Corridors and Wetlands 7 -20 -100 Historic Preservation 7 -20 -120 Scenic View Protection 7 -20 -130 Landscaping and Vegetation Protection 7 -20 -140 Lighting 7 -30 Roads, Driveways, and Parking 7 -50 Public Services and Utilities The applicable standards found within each of these sections are addressed in the materials that follow. A. Site Preparation and Grading (Sec. 7- 20 -10) •eiV (a) Grading and Fill Placement. The applicant agrees that all grading and filling on- site will take place within the activity envelope depicted on the Master Plan: Proposed Conditions. (b) Clearing, Grubbing and Vegetation Removal. The applicant agrees that all clearing, grubbing and vegetation removal will take place within the activity envelope depicted on the Master Plan: Proposed Conditions. (c) Tree Removal and Mitigation. The applicant has completed a survey that identifies CO the location of the trees within the activity envelope that are 6" or larger D.B.H. This # information has been depicted on the Tree Survey. • The applicant has also prepared a Tree Removal and Protection Plan which depicts the areas within the campus where trees will be protected (these areas are shown in green) • and the areas where trees will be removed (these areas are shown in brown). It also • includes a tabular summary of the trees that are proposed to be removed. d Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 28 0 r* F The Tree Removal and Protection Plan shows that extensive areas with trees will be protected throughout the campus, particularly around the entire perimeter of the developed portion of the campus, and also through the middle of the Campus, along Castle Creek. The applicant has attempted to estimate of the number of trees that will f be protected, based on the field surveys that have been conducted, using factors to represent the density of trees per 100 sq. ft. of wooded area. The applicant estimates that at least 1,500 to 2,000 trees will be protected on the campus, which will maintain the canopy of trees that characterizes this site and maintain the important wildlife habitat and riparian resources on the campus. The drawing also shows that there are 11 distinct areas within the campus (labeled as C' A though K) where trees are proposed to be removed. Some of these areas (B, C, D, fj' and E) are along the hillsides where the practice rooms are proposed to be built. such area (K and J) is located where the debris flow channel is proposed to be ir111 widened below the new box culvert to mitigate the geologic hazard from Keno Gulch. A third significant area (F,G, and H) is where the lower school is planned, and where uhf improvements are needed along the entry road to facilitate a bus turnaround area. SIN Finally, trees are proposed to be removed in scattered locations throughout the central campus area (A), particularly where existing trees are located adjacent to an existing building footprint (which, in most cases, is where the replacement building will go). The applicant has calculated the total caliper size at D.B.H. of those trees that will need 3 to be removed within the proposed activity envelope to accomplish the development proposed by this master plan. The applicant estimates that approximately 430 trees will need to be removed, with a total D.B.H. of approximately 5,600 caliper inches. This total is simply an estimate for planning purposes, since it is not possible to precisely calculate 0 the number of trees that must be removed until an actual footprint for each building is • placed on a site plan showing where all site disturbance would need to occur. • The applicant has prepared a Landscape and Restoration Plan that depicts where on the A campus trees will be replaced. It also includes a preliminary planting schedule, showing co the number, type, and size of trees that are proposed to be planted. It shows that Q approximately 340 new trees will be planted, with a total D.B.H. of approximately 1,120 caliper inches. 0 The applicant recognizes that the total caliper size at D.B.H. of trees that will be planted 0 on site is significantly less than that of the trees removed. The Land Use Code requires replacement of an equal caliper amount of trees "to the maximum extent practicable ". This is a defined term in the Land Use Code, as follows: Q "Maximum Extent Practicable means under the circumstances, that • reasonable efforts have been undertaken to comply with the regulation or requirement, that the costs of compliance clearly outweigh the potential • f 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 29 • • 0 Q e benefits to the public or would unreasonably burden the proposed project, and that steps have been taken to minimize any potential harm or adverse impacts resulting from noncompliance." Following is an explanation of why the applicant is unable to fully comply with this regulation, but has done so to the maximum extent practicable: • As described above, trees will only be removed to the extent absolutely necessary to build the proposed new buildings and associated infrastructure and mitigate the natural hazards on the site, in order to create a safer, modern campus. ♦ The applicant proposes to plant at least 340 replacement trees on -site. However, 1 many of the trees that are proposed to be removed are large, multi -stem trees of a substantial caliper size. It is impractical to replace these with trees that are similar in size to those being removed. Proper landscape practice suggests that the applicant plant trees that are 2.5" to 3.5" in caliper, which are expected to grow rapidly given the high water table on the site. „� ♦ The Campus Master Plan seeks to maintain a diversity of different environments 111 on -site. These include grassy areas for playing fields, riparian areas with native shrubs and grasses, as well as wooded areas. In addition, areas are needed for , IIA the new buildings, paths, roads, and the plaza. This limits the areas available for 9I;,8 tree replacement. Nevertheless, as described in Section VI.H of this application, the applicant has proposed in excess of a 1:1 ratio for the restoration and enhancement of riparian areas and riparian vegetation that will be impacted by the campus re- development. This mitigation ratio recognizes the vital natural resources these areas provide. ♦ A further limit on the number of trees that can be planted is the natural requirements to provide adequate spacing between trees for their survival. The applicant believes the number of new trees proposed on -site is the approximate maximum that can be sustained to ensure that the new trees do not compete for the same light and space and to allow sunlight to reach buildings and play areas on the site, providing for beneficial solar energy opportunities in this narrow portion of the narrow Castle Creek valley. 0 4 ♦ Section 7 -20 -10 (c) of the Code also provides that the applicant is not responsible for mitigating for any tree that is diseased. Field surveys and the documented caliper size of many of the trees on the campus indicate that some of the trees that will be removed are nearing the end of their natural life cycle. This should be • taken into account in establishing the appropriate mitigation ratio for this project. • The landscape and restoration plan shows the location of the trees that are proposed to • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 30 0 • a r c be planted on -site. It shows that cottonwood trees will be planted along the entry road C into the campus, along with several clumps of spruce trees. Aspen trees will be planted throughout the central portion of the campus, around the buildings and along some of the parking areas. The applicant agrees that any of the replacement trees that do not t" survive for at least one year after installation will be replaced at the applicant's expense. Finally, it should be pointed out that this application is intended to address issues at a master plan level of detail. Given this, the applicant would hope that the outcome of the C`' master plan process would be the establishment of an appropriate mitigation ratio for the Q"" applicant to achieve during the re- development of the property. This master applicant believes that a ratio of approximately 0.20:1 (1,120 caliper inches planted; 5,600 caliper inches removed) is achievable on -site. The applicant further agrees that site specific information on tree removal and replacement will be provided with the building permit application for each phase of the project. This site specific information may reveal that less than 430 trees actually need to be removed. It may also find areas where additional trees can be planted. Therefore, 0 we suggest that the outcome of this master plan be the designation of a "tree caliper inch o replacement ratio ", rather than a condition stating how many caliper inches should be replaced on -site. (d) Protection of Natural Terrain. The applicant agrees to follow those design and 0 construction techniques that may be recommended by the County Engineer or the • Community Development Director to mitigate any physical or visual damage from the • proposed development. This shall include, but not be limited to: • ♦ Implementation of the landscape and restoration plan using native materials, to be • completed within the first planting season after construction of each building. The • landscape plan is more fully described in Section VI.K. of this application. ♦ Removing and saving topsoil prior to any mass grading or excavation, and • replacing it following construction. • ♦ Employment of appropriate weed prevention techniques, including those 0 recommended in the wildlife report included in this application (see Exhibit #11). 0 ♦ Installing utilities within roads or in combined trenches and avoiding utility cuts along slopes wherever possible, to minimize damage to the natural environment and scenic quality. 0 0 ♦ Following appropriate erosion, sedimentation and stormwater management techniques, as described in Section VI.C. of this application. 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 31 3 3 3 et 3 B. Steep and Potentially Unstable Slopes (Sec. 7- 20 -20) This section provides standards for development on slopes of 15% to 30%, 30% to 45 %, and 45% and greater. Subsection (c) of this Section states that development is prohibited on slopes of greater than 30 %, except in certain limited circumstances, while Subsection (b) (1) states that development is prohibited on slopes greater than 45 %, except in even more limited circumstances. As is shown on the geologic constraints map, virtually all of the development proposed in this master plan will take place on slopes of less than 30 %. In fact, most of the slopes within the areas proposed for development are less than 15 %. However, there is one exception to this statement, this being the proposed practice rooms (which are intended for summer -use only). These structures have all been set into the toe of the slope. For the most part, these slopes exceed 30% and in some areas exceed 45 %. The slopes are eroding in some areas, and can be the source of rockfall hazards and snowslides. As is noted in the report by Yeh and Associates (see Exhibit #6) these structures "can be designed to act as a retaining wall and may improve the stability of these slopes "...The practice rooms will provide protection from this hazard by catching rocks and debris before they reach the road." Because the practice rooms are being designed as retaining walls, to stabilize the slopes and to protect the adjacent roads from rock fall hazards and snowslides, they must be built directly into these slopes. However, there are no exceptions in the adopted Land Use Code that recognize situations such as this. The applicant requests that the County grant approval to the development of the practice rooms as a way to significantly improve health and safety for users of the campus. Since there is no provision that would permit this type of development, the applicant hereby suggests that the following new sub - section be considered for inclusion in the Code: Section 7 -20 -20 (c) (6) Retaining Structures Through the Site Plan process, an exception for "retaining structures" and similar types of construction may be permitted at the toe, or along the base of slopes equal to or in excess of thirty (30) percent, including slopes in excess of forty -five (45) percent, • provided the applicant demonstrates that all of the following conditions are met: s (a) The property on which the retaining structures are proposed to be built has previously been developed with a structure(s) that meets County Codes for human • habitation that was built pursuant to valid County land use approvals and building • permits (as applicable). • (b) An engineer or a geologist licensed in the State of Colorado shall provide a report • • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 32 110 MI e demonstrating that: (1) The proposed retaining structures are necessary to ensure the safety of previously developed areas of the property from identified geologic (' hazards, including landslide, rockfall, avalanche, or debris flow hazards; and (2) The site can be engineered so there is no hazard posed by the location of the proposed retaining structures on such slopes. 6''. (c) The proposed structures shall be designed to function principally as retaining �! structures. The retaining structures may also be permitted for human habitation that is seasonal (non - winter) only, provided the structures are designed by an engineer to withstand the impacts of any potential geologic hazard that may impact the structure. A retaining structure which also meets the Code definition • of a residential dwelling unit shall not be eligible to obtain an exception pursuant to this sub - section. • • (d) The proposed development at the toe or base of the slope shall be designed to avoid adding water to the site that would cause decreased stability or would • increase the weight load on the top of the slope. • (e) Slopes that are disturbed by the proposed development shall be re- contoured so th they can be re- vegetated, and a plan for such re- vegetation shall be provided which restores the exposed slopes to a stable, natural condition. (f) The proposed retaining structures shall comply with the standards for retaining 0 walls found in Section 7 -20 -20 (e) (6) of this Code, but shall not be subject to the • limits on changing natural grade, the limits on graded, excavated or filled man- made slopes, and the guidelines for retaining walls found in Section 7 -20 -20 (e) (2), (3), and (5) of this Code. 0 The applicant has purposely written this proposed Code amendment in as narrow a manner as possible, to only apply to properties that are previously developed with habitable structures built with valid permits, where a geologist determines that the 0 retaining structures are necessary to ensure the safety of the previously developed areas Q of the property. This should help to ensure that this provision is not used to "open C pandora's box" or to otherwise set a precedent that the County would not support. The applicant is receptive to any revisions the staff and the County's review bodies feel C' are necessary to make this provision adoptable and will work with the County on such 0' revisions or other approaches that may be proposed to accomplish the applicant's 0 objective to develop the practice rooms in the proposed configuration and location. e 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 33 0 0 0 0 OA C. Water Courses and Drainage (Sec. 7- 20 -30) Following are the applicant's responses to the standards found in this section. (b) Encroachment or Channeling. No encroachment or channeling activities are proposed in Castle Creek. The applicant has initiated contact with the Army Corps of Engineers to obtain permits to: (1) dredge material and complete bank work in the Great Pond; (2) dredge the Shallow Pond; and (3) excavate and fill in the Swimming Pond, which is a man -made, concrete lined pond (see Exhibit #7, letter from Beach Environmental, LLC). The work in the Great Pond will remove mud that entered the pond during the last debris flow incident along with accumulated silts and decomposing organic matter, all of which have reduced the functioning of the pond. This will provide greater depth for the fish population and will create a littoral zone and better food source habitat. Similarly, dredging the Shallow Pond will return it to a more acceptable depth, so fish can live in the pond through winter and will improve the biological functioning of the pond. The Swimming Pond will be removed from the property, pursuant to Nationwide Permit #39, allowing the addition to the Administration Building to be made. (c) Drainage. A drainage analysis for the entire campus was conducted by SGM (see Exhibit #5). The analysis was conducted using Natural Resource Conservation Service method TR -55. Four separate drainage basins were evaluated for existing and proposed conditions. The analysis found that the proposed development will increase the 100 year storm flow rate from the east side of Castle Creek by 1.1 cfs and from the west side of Castle Creek by 2.7 cfs. The total storm wide detention requirement for these additional flows is 0.26 acre -feet. The applicant agrees to maintain historic flow patterns and runoff amounts on campus. The applicant anticipates that the additional flows from the proposed development can be detained using the excess capacity that is available in the existing ponds, along with a few small engineered swales and depressions on both sides of Castle Creek. The applicant agrees to submit a detailed drainage plan prior to building permit review for each building on campus demonstrating how the proposed development will comply with the applicable Land Use Code standards. (d) Groundwater. No activities are proposed which would interfere with groundwater recharge or pollute groundwater. No contaminants will be introduced to groundwater as a result of this application. (e) Irrigated Areas. There are no irrigated areas on the property that would be affected by this application. No impacts on irrigation practices will occur. • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 34 • 1 ( (f) Irrigation Ditches. The are no impacts to irrigation ditches anticipated as a result C of this application. (g) Sedimentation. The applicant will comply with the standards for controlling erosion and sedimentation. Temporary erosion and sedimentation control measures will be used during construction, including, but not limited to, silt fences, hay bale sediment barriers, and temporary swales within the construction area. The applicant agrees to re- vegetate C disturbed areas as soon as possible, but no later than one growing season after C completion of each phase of development on the site. C (h) WaterQuality. The applicant's proposed setbacks from streams and riparian areas C" are described in the responses to the standards of Sec. 7- 20 -80, below. The applicant agrees to comply with all state and federal statutes and regulations governing the protection and enhancement of water quality. (i) Efficient Water Use. The applicant agrees to make all efforts to use water in an 0' efficient manner, including where practical, the recycling and reuse of water. ! tif filt E w • a a a 1 • 0 e G r* A* w Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 35 t f D. Floodplain Hazards (Sec. 7- 20 -40) This section of Castle Creek was originally mapped by FEMA. That mapping was too generalized for purposes of this Campus Master Plan. Therefore, the applicant engaged Schmueser Gordon Meyer (SGM) Inc. to perform a more detailed, site specific study of the river hydrology. SGM developed a steady state HEC -RAS model to determine the extent of the 100 year flood on the campus. A nearly one -half mile reach of Castle Creek was modeled, with 26 cross sections. The resulting mapping of the floodplain is depicted on the map entitled "Water and Wildlife Constraints ". Based on the mapping, the applicant has determined that several of the existing practice rooms are located within the 100 year floodplain. All of these buildings will be removed as part of this master plan, and none of them will be replaced within the floodplain. In fact, the Water and Wildlife Constraints map shows that the only development activity proposed within the floodplain is a parking area and the road leading to the parking area. One abutment for the upper bridge will also be located in the floodplain; the two new vehicle bridges will be designed to span the entirety of Castle Creek. The review standards for development in floodplain hazard areas are found in Section 7- 20 -40 (b) (2) of the Code. Following are the applicant's response to these standards. (2) Within the 100 year floodplain, no use, fill, construction, excavation, embankment, or alteration on or over any portion of the floodplain shall be permitted that would result in any of the following: (a) The storage or processing of materials that in times of flooding are buoyant, flammable, explosive, or otherwise potentially injurious to human, animal or plant life. (b) The disposal of garbage or other solid waste materials. (c) The human occupation of structures, either fixed or mobile, permanent or ,' temporary. 1) (d) Substantial solid debris being carried downstream by flood waters. (e) Any obstruction which would impair the flow or storage capacity of a floodplain so as to cause foreseeable damage to others either within or outside of floodplain boundaries. 4) (f) A substantial increase in sedimentation or erosion. 0 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 36 0 0 0 0 t ( (g) The infiltration of floodwaters into on -site water supply and wastewater disposal systems which would impair their functioning or pollute the stream. (h) Damage to or destruction of aquatic ecosystems, including but not limited to, wetlands and riparian habitat areas. ( Response: The proposed development will not cause any of the above - listed adverse impacts. In fact, by removing all habitable structures from the floodplain, the master plan (' will bring the campus into conformance with these standards and eliminate a pre- existing ( hazardous situation from the property. In recognition of the fact that the proposed parking area below the Percussion Building would be in the floodplain, the applicants hereby agree that no parking will be allowed (1 to occur in this lot during any period of high water. For purposes of this master plan, that is generally anticipated to occur between May 15 and June 15, but these dates may be adjusted from year -to -year in recognition of varying snow melt and runoff patterns. 0 0 0 0 0 0 0 0 0 0 0 0 0 c 0 0 0 0 Q Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 37 0i 0 0 E. Geologic Hazards (Sec.7- 20 -50) According to the County's adopted maps, there are geologic hazards present on the subject property. The geologic hazards mapped by the County for this property are that it contains avalanche areas, and an alluvial fan (the debris flow channel of Keno Gulch). Several site specific studies of geologic hazards affecting this site have been prepared by geologists and engineers in recent years. Based on these studies, it has been determined that the site may also be subject to rockfall hazards and a talus slope. Each of the potential geologic hazards is addressed below. 1. Alluvial Fan /Debris Flow Channel The potential for a debris flow hazard to impact the campus has been a significant concern for both organizations and has received considerable attention ever since 1996, when the most recent debris flow event occurred. According to a 2001 report prepared by Arthur I. Mears P.E., Inc., (see Exhibit #8) debris 4 flows initiate at the 9,600 to 9,800 foot elevation in upper Keno Gulch at an active landslide area. Although the landslide does not have the potential to affect the campus directly, it does so indirectly as the source of material for the debris flow. This can occur in May /June, when the soil is saturated with spring snowmelt runoff, causing the toe of the landslide to erode, contributing substantial amounts of mud and debris into the channel. Debris flows form, consisting of muddy water, soil, rocks, and vegetative debris. These flows continue down Keno Gulch and pass through the campus on their way to Castle Creek. Immediately after the 1996 debris flow, a lateral berm was built along Keno Gulch to keep flows within the stream channel, thereby preventing the mud and debris from spreading into the campus. The berm is approximately 300' long and 12' to 15' high relative to the base of the stream. Mr. Mears found the berm to be an effective measure if it is kept clear of debris. This requires the channel to be cleaned after each debris flow. The berm directs debris flows to a 4' diameter culvert that is located under the existing road in this portion of the campus. The depth of the channel in this area has been • increased by building parallel lateral berms that are about 6' high and 120' long directly • above the culvert. This channelization system provides approximately 600 cubic yards of storage above the culvert, which Mr. Mears calculates to be only 3% to 6% of the potential debris flow volume. Moreover, the limited diameter of the culvert means it can get blocked by mud, rocks, trees and other vegetative debris. Flows can back up into • the storage area and then overflow, impacting a portion of the existing parking lot, the northern end of the existing Castle Creek Building, and the existing Percussion Building. Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 38 V e Mr. Mears' preliminary recommendation to address this problem was to replace the existing culvert with a much large box culvert. This recommendation has been carried forward to this Campus Master Plan, with detailed geologic analysis and engineering provided by Roger Pihl, P.G. of Yeh and Associates (see Exhibit #6) and by Schmueser f Gordon Meyer. They have established design criteria for a concrete box culvert with minimum dimensions of 10' wide by 10' high. This will facilitate cleaning and maintenance by allowing a maintenance vehicle to actually work within the culvert. The drainage channel above the culvert is recommended to be graded to maintain a minimum depth f of 12' and the bench area adjacent to Keno Gulch is recommended to be graded to provide an invert channel of at least 15' deep. Channel grades are recommended to be maintained as shallow as possible, to reduce debris flow velocities. The applicant agrees to follow these recommendations. C 2. Avalanche Hazards Arthur I. Mears, P.E., Inc has prepared a report focused on the potential snow avalanche r I hazard (see Exhibit #9). He characterizes the avalanche areas on the campus as "very C I small, generally less than 60 feet vertical" which do not reach high velocities and become fully developed as avalanches. He describes them instead as "snowslide areas ". The two areas on the campus that may be exposed to snowslides are (1) some of the practice buildings and the maintenance shop on the eastern side of the campus; and (2) EMI some of the practice rooms and the road on the western side of the campus, below Castle Creek Road. Mr. Mears has collaborated with the architects on the design of the practice room roofs to ensure that they will catch snow from snowslides and retain the snow through the winter. Mr. Mears has specified the appropriate snow load designs for these structures. Retaining the snow will protect the roads that passes below these buildings from slides. Since: (a) there will be no occupancy of these structures during the winter (they will only C", be used by Music School students in the summer); (b) the road on the eastern side will be fully protected from slides by these structures; and (c) this area is timbered, Mr. Mears finds "the hazard from slides and the risk to persons will be eliminated on the east road ". E The situation is somewhat different along the road on the western side of the campus. c Today, this road is closed during the winter, so there is no risk of a slide impacting persons or property along the road. In the future, the road will be kept open to create a loop for emergency vehicles and to access the parking near the proposed bridge. The practice rooms that are proposed in this area provide some protection, although they do not fully cover the areas where small snowslides could occur. Given the low elevation of this terrain and the extent of protection provided, he finds the risk of exposure to small snowslides by persons and property along this road will be a "very low ". Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 39 CI E t 3. Rock FaII Hazard Although rock fall hazards are not a hazard mapped as potentially affecting the campus on the County's geologic hazard maps, they have been identified as a potential hazard in the report prepared by Yeh and Associates (see Exhibit #6). Mr. Pihl indicates that some of the development planned for the eastern and western edges of the campus could be exposed to a moderate degree of rock fall hazard. Specifically, the proposed parking area, the practice rooms and the road are potentially exposed to rock fall hazards. Mr. Pihl concludes that all of these areas can be protected from any impacts from such hazards. Mr. Pihl points out that reinforced earth berms, walls, engineered ditches and selective site grading can be used on the uphill side of the parking area to mitigate the impacts of the rock fall hazards. He also states that the practice rooms below Castle Creek Road can best be protected by anchored mesh or cable netting. He further points out that the practice rooms will provide protection from this hazard by catching rocks and other debris before they reach the road. Therefore, the structural loading for the potentially impacted practice rooms should be reinforced to account for the impacts from a rolling boulder of 580 pounds. This is based on the impact force from a 2' diameter rock rolling from a 40' high slope at an impact velocity of less than 27 feet per second. The applicant agrees to follow these recommendations in the design of the parking area and practice rooms. 4. Talus Slope Although a talus slope is not a hazard mapped as potentially affecting the campus on the County's geologic hazard maps, it has been identified as a potential hazard in the report prepared by Yeh and Associates (see Exhibit #6). Specifically, Building #5 (Percussion Room) is located very close to an existing talus slope. Mr. Pihl finds the talus slope to be stable. He recommends that any temporary or permanent cuts be sloped or retained with engineered structures. The applicant agrees to follow these recommendations. • 0 0 i 0 • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 40 t 0 INS a r r F. Wildfire Hazards (Sec. 7- 20 -60) t" During the pre - application conference with staff, the applicants were informed that the County's wildfire hazard maps designate this site as being in a wildfire hazard area. (' A site visit was conducted with Eric Petterson, one of the County's designated wildfire ( experts. The purpose of the site visit was to evaluate the wildfire hazard present on the property and to identify the appropriate mitigation strategy for its development. A letter C" from Mr. Petterson summarizing his conclusions from this site visit and providing his �^ recommendations for wildfire mitigation is included as Exhibit #10. Mr. Peterson's report breaks the campus into two broad areas, these being the interior of the campus, where most of the development activities are planned, and the steep ("' slopes along the eastern and western sides of the campus, which present a potentially high wildfire hazard. With respect to the interior of the campus, Mr. Petterson finds that this area will have extensive fire hydrant coverage and sprinklers within buildings. It is also quite flat and rather wet, given the presence of the ponds and Castle Creek. 0 Therefore, he recommends that the County's wildfire standards not apply in this area. Instead, he recommends that the proposed landscaping and building materials be submitted to the Aspen Fire Protection District staff for their review of potential fire hazard issues. He also recommends that the historic structures that will be preserved on the campus replace their shingle roofs with Class A roofing material. The applicant agrees Oi to follow these recommendations. Mr. Peterson also points out that the high hazard areas along the periphery of the *' property pose a wildfire hazard to adjacent structures, such as the proposed practice rooms. Typically, this would require some vegetation thinning to be accomplished on these slopes. Mr. Peterson has not recommended such thinning occur for two reasons. A First, the steepness of the slopes means that there could be increased erosion caused by removal of the vegetation. Second, he recognizes that the nature of the construction 0 planned for the practice rooms is likely to require some lay -back of the slopes above the rooms and that the materials used for the rooms (concrete) will be non - flammable. Until the design of these slope treatments has been finalized, he is reluctant to conclude that additional thinning is needed. Therefore, he recommends that once the designs for the 'C) practice rooms are finalized, the County or the Fire Protection District should make a determination as to whether a wildfire hazard still exists that requires mitigation to be accomplished. The applicant agrees to provide this opportunity to the County or the Fire Protection District. Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 41 t c e G. Wildlife Habitat Areas (Sec. 7- 20 -70) Colorado Division of Wildlife (CDOW) habitat maps (known as the Natural Diversity Information Source, or NDIS maps) indicate that portions of the campus lie within elk winter range, severe winter range and a highway crossing area. Pitkin County's adopted wildlife habitat maps (known as the Wildlife Resource Information System, or WRISmaps) also designate a portion of the campus as elk critical habitat. The critical habitat designation is no longer mapped by the CDOW. Both the Land Use Code and the CDOW recognize that the data depicted on these habitat maps are relatively crude and have been gathered at a variety of scales. They also recognize the fluid nature of wildlife habitat over time. Therefore, both CDOW and the Code point out the importance of field verification of the mapped habitats by CDOW or by a wildlife expert approved by Pitkin County. A site specific wildlife assessment of the campus, with extensive field verification, has been completed by Wildlife & Wetland Solutions, LLC (see Exhibit #11). The report makes the following finding: "Although mule deer are present on the campus throughout the non- winter months and elk occasionally venture onto the campus in the fall, winter, and spring, there are no active elk or mule deer habitats regulated by the Land Use Code within the areas proposed for development or re- development." Field work during 2005 and 2006 confirms that elk have adapted to the level of human • presence on the campus by shifting their activity to the lower slopes just above the campus. According to the report, these slopes, which are located approximately 100' above the east side of the campus, serve as winter range; however these slopes would 0 accumulate too much snow to function as severe winter range. No development is proposed on these slopes or on the "upper bench" which is part of the land owned by the applicant. 1) Field work also confirms that there is an active highway crossing area adjacent to the campus. This area does not include any of the developed portions of the campus, nor does it include any of the areas proposed for development. 0 0 The field verified boundaries of these wildlife habitat areas are shown on the Water and Wildlife Constraints Map. Considering these findings, the Wildlife Assessment concludes that: 0 "It is unlikely that implementation of the proposed Master Plan will result in any oft significant direct or indirect loss of important wildlife habitat ". w q Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 42 0 0 R" 10 0 The report goes on to recommend a series of measures to reduce the impacts of the proposed master plan on wildlife habitat. The applicant agrees to comply with these recommendations and to comply with the County's general land use standards for wildlife habitat areas, as found in Section 7 -20 -70 (c) of the Land Use Code. Following are the C applicants' responses to these standards. 1. When existing native vegetation must be altered within the Activity Envelope, the applicant may be required to prepare a habitat mitigation plan acceptable to the C County. Such mitigation plan may substitute (in a nearby area on the subject property) vegetation equal in type and quantity to that being removed to mitigate effects on wildlife species. Should there be no opportunity on the property for habitat mitigation or restoration, off -site mitigation benefitting the same species C ` may be required, or financial mitigation may be paid into a County habitat mitigation fund should such a fund be established in the future. f l Response: The applicant has prepared a riparian mitigation /restoration plan and a r landscaping plan, illustrating the applicant's plans to replace vegetation on -site. Detailed C` descriptions of these plans can be found in Section VI.H and VI.K., below. 2. Manipulation of vegetation outside of the Activity Envelope is prohibited. Pt Response: The applicant will comply with this requirement, except as may be required by the County to reduce wildfire hazards. 3. Mesh or woven wire fences are prohibited outside of the Activity Envelope. 0 0 Response: The applicant will comply with this requirement. et 4. Wood rail fencing shall employ three rails or less, be the round or split rail type, shall not exceed fifty- four(54) inches in height above ground level and 12 inches 0 in width (top view) and shall have at least eighteen (18) inches between two of the (" rails. Response: The applicant will comply with this requirement. 0 0 5. Wire fencing must be three strand or less. The top wire shall be twelve point five (12.5) gauge twisted barbless type at a maximum height of forty -two (42) inches. The middle strands (which may be barbed) should be located a minimum twelve (12) inches apart and from the top wire preventing entanglement when mule deer C' jump over. The bottom strand should be sixteen (16) inches from the ground. Response: The applicant will comply with this requirement. Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 43 • • 6. Tall, overly mature trees and standing dead trees (snags) should be retained at the rate of two (2) to five (5) per acre whenever possible as nesting or perching habitats. Response: The applicant will comply with this requirement. 7. In areas of high black bear activity, fruit bearing trees and shrubs shall be prohibited within the Activity Envelope. This does not include pre- existing native trees and shrubs. Response: The applicant will comply with this requirement. 8. Development shall be clustered to the maximum extent possible to minimize impacts on wildlife. Response: The applicant has clustered development along the valley floor, generally within the existing campus footprint. This will avoid extending the zone of influence of development into the habitat areas surrounding and above the existing campus. 9. Access shall be provided to the Colorado Division of Wildlife for trapping, tagging, studying, or otherwise managing wildlife. Response: The applicant will comply with this requirement. 10. Trash /garbage shall be kept in an approved bear resistant container or enclosure. Response: The applicant will comply with this requirement. 411 aid " ") 11. Bird feeders, including hummingbird feeders, shall be hung away from any deck or window, and be at least ten (10) feet from the ground suspended between two (2) trees or posts. All seed feeders shall include a seed catchment pan to catch 0 discarded seeds. Response: The applicant will comply with this requirement. 0 12. Horse grains, pellets, and cookies shall be stored in bear resistant containers or 40 enclosure. 0 Response: The applicant will comply with this requirement. 0 13. Pet food shall not be left outside. Response: The applicant will comply with this requirement. 41 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 44 0 r✓ H. River and Stream Corridors and Wetlands (Sec. 7- 20 -80) The report prepared by Colorado Wildlife Science, LLC also provides a delineation of riparian areas on the campus. These areas are depicted on the Water and Wildlife f' Constraints Map. The report also provides an assessment of whether the delineated f areas are low, moderate, or high quality riparian areas (see Exhibit #11). These qualitative values have been used to determine the mitigation /compensation ratio that should apply to the riparian areas that will be impacted by the proposed development. (9 Sec. 7 -20 -80 (a) (2) of the Land Use Code establishes a minimum 100' setback from perennial and intermittent streams, which may be reduced to 50' upon a demonstration that such reduction will not cause water quality degradation, stream bank erosion, and /or G't a reduction in the quality of riparian or wetland habitat. However, properties in the Public- f"! Institutional zone district are permitted to define this setback on a site specific basis as CPI' part of the master plan process (see Table 5 -1.D of the Land Use Code). The Wildlife Assessment and Riparian Delineation concludes that because Castle Creek G)?) bisects the campus, the 100' and 50' setbacks are unrealistic. Historically, many of the fl campus buildings have developed in close proximity to Castle Creek, although most (but not all) of the buildings do respect a 20' setback from the Creek. Implementing a greater setback at this time would not necessarily protect any important natural areas from 0 development, because this is where most buildings are located on the campus. Instead, 0 it would freeze the existing buildings in their current configuration (because there would be no other place for replacement buildings to be located) and create an impractical situation for improvements to the campus. 0 The applicant believes that a more reasonable approach would be as follows: ♦ First, adopt a 20' stream setback for the campus. This will mean that any existing 0 buildings that encroach into the setback (such as several of the practice rooms, Q as shown on the existing conditions map) can only be replaced if they are 0 relocated outside of the setback. ♦ Identify the riparian areas that fall outside of the 20' setback that would be impacted by the proposed master plan and require appropriate levels of mitigation 0 for them. This is the approach proposed in the report, and which is proposed for o adoption in this master plan. a The report identifies 16 distinct areas, ranging in size from just 149 square feet up to C 7,758 sq. ft., that would be impacted by the development proposed by this master plan. In total, these 16 areas that would be disturbed are approximately 25,367 sq. ft. (0.6 of ,.► an acre) in size. The location of each of the areas to be disturbed is shown on the Riparian Mitigation and Restoration Plan. 0 ts 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 45 0 a 0 0 The report classifies those areas as low, moderate and high quality riparian areas, considering the quality and functional value of the vegetation, including whether the area is contiguous to Castle Creek or isolated by development, whether the vegetation is primarily native or non - native species, and the structural diversity of the vegetation. It then sets mitigation ratios for these areas as follows: Low 1.00:1 Moderate 1.25:1 High 1.50:1 Considering these ratios, the resulting mitigation requirement would be 30,873sq. ft. (0.71 acres). However, as shown on the Riparian Mitigation and Restoration Plan, the total land area where riparian habitat will be replaced, or where existing degraded riparian habitat will be restored or enhanced will exceed 38,000 sq. ft (0.87 acres). Therefore, the proposed master plan will have on net positive impact on riparian lands on the campus. The areas chosen for mitigation include disturbed sites, areas where buildings are planned for removal, and areas where riparian vegetation is present but is in poor condition. Priority is given to areas that are contiguous to existing riparian areas along Castle Creek, where restoration will noticeably improve the overall ecological condition of the campus. The applicant agrees that the mitigation areas will be planted with native riparian shrubs and trees from the list provided in the report. Plants will be installed using the techniques recommended in the report. To the extent that it is practical, trees and shrubs that are removed during construction will be transplanted into these areas. soy dV VII MII y 1 0) 10 0 0 0 0 0 41 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 46 1 0 Iry ate.. e c f I. Historic Preservation (Sec.7 -20 -100) r The applicant has obtained from the County's Historic Preservation Officer the Historic Building Inventory Record for this property (see Exhibit #12). This inventory form t' indicates that this property has historic significance for several reasons. First, the Administration Building and the Business Building both date back to the Victorian era (1880's) and are associated with the history of mining in Aspen. Both of these buildings were built by the original operators of the Newman Mine. C The property is also considered to be significant for its association with Aspen's development as a cultural center, since it has been the home to the Music School since 1965. The school buildings were designed by Fritz Benedict and Curtis Besinger. r i,, However, the inventory form notes that due to limited funds, these buildings were not the C" best design for the climate (flat roofs) or their purpose (small relative to the size of the �It student body). As has been pointed out elsewhere in this application, the school buildings are also suffering from their age and are in need of replacement. The Campus Master Plan includes the preservation and restoration of the Administration C1 Building. The Business Building is proposed for removal because following detailed study it was determined that it would not be practical to adapt this building to meet the planned uses and proposed quality of facilities on the campus and its existing location conflicts 0 with the master plan. The applicant is not seeking the award of any of the historic X11 preservation incentives that are available in the Code (Sec. 7 -20 -100 [f]). s Concurrent with the submission of this master plan, the applicant is making a separate 0 submission of preservation materials directly to the County's historic preservation officer. 0 That submission documents the historic conditions of the administration building, its existing conditions, and the proposed restoration plans. These plans will maintain the building's existing exterior massing and materials with the following exceptions: 0 • The new cafeteria/administration building will be linked to the existing building with 0 a translucent material. • The roof material will be changed from shingle to metal to comply with the County's wildfire standards. • A loggia on the second floor that was enclosed at some point in time will be opened back up to its original condition. • The fire escape and an access stair which were not part of the original building will be removed. ,. Copies of the elevations showing these changes have been included in this application. �= Ask Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 47 0 0 0 Q J. Scenic View Protection (Sec. 7 -20 -120) The campus is visible from Castle Creek Road. However, because the campus is located some 50' below the elevation of Castle Creek Road, it is not a highly visible site to either motorists or pedestrians. Furthermore, because this site has been developed for over 100 years and used as a school campus for about 40 years, the applicant believes that many of the standards of this section have only limited applicability to planning this property. Nevertheless, following is the applicant's response to each of the standards. ) 1. The proposed development shall utilize existing topography and natural vegetation, y such as ridges, hills and existing trees, to screen buildings to the maximum extent practicable. Response: The many mature existing trees that will remain on this property following re- development will help to screen the buildings from view from Castle Creek Road. 2. The proposed development shall avoid the location of structures within the Scenic View Protection Areas and shall avoid the location of structures within any ;:; Viewplane identified in the State Highway 82 Corridor Master Plan and Down Valley Comprehensive Plan, if possible. If location outside of the Scenic View Protection Area and defined viewplanes is not practicable, then the proposed development shall not be located on the highest ground or most visible portion of the site as viewed from those corridors listed above. Response: The proposed structures have been located along the valley floor and not 44110 along the higher grounds, such as the hillsides, which are far more visible from Castle .it Creek Road. "I mII 3. The proposed development's height and bulk shall be designed to avoid, to the ") maximum extent practicable, the visibility of buildings from those corridors listed above. This may include, but shall not be limited to, breaking the mass of the building down into a series of smaller forms, articulation of the building facades to avoid a wall or row effect, and staggering rooflines to avoid a long unbroken plane. ED Response: Given the fact that this is a Campus Master Plan, many of the buildings have not yet been designed to this level of architecture. The applicant agrees to comply with these design principles for the proposed buildings. Prior to the issuance of a building permit for any building, the applicant hereby agrees to demonstrate to the staff of the Community Development Department how the building complies with these design principles. 4. The proposed structure shall be placed so that it does not project above a • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 48 11 c Po c r ridgeline such that a structure silhouettes against the sky when viewed from those f' corridors listed above, unless there are no alternate building sites on the lot or parcel. Response: The proposed structures will not penetrate a ridgeline or silhouette against the sky. F , 5. The proposed development shall be designed to compliment the natural ( ` topography of the land through the use of techniques such as earth sheltered design, the use of natural materials and coloring, the use of low- reflectance t r materials, or clustering of structures on the least visible portions of the site. When a building is proposed near a ridgeline, then its form (particularly its roof form) 0 shall replicate, parallel or compliment the natural form of the ridgeline so that it fl appears to be an element of the natural ridgeline. (1 Response: The applicant agrees to use natural materials and coloring and low reflectance materials in the campus buildings. (1 6. The proposed development shall preserve natural vegetation and avoid r1 development within irrigated meadows to the maximum extent practicable. Response: The applicant has located the buildings to preserve natural vegetation fl wherever possible. El 7. The proposed development shall install utilities in locations and through 0 procedures that minimize visual impacts to the maximum extent practicable. 0 n Response: A utility plan has been provided as part of this application. It shows that underground utilitieswill be installed within roadways and in combined trenches whenever practical. Any cuts required to provide utility service to individual buildings will be 0 revegetated within one growing season after the utility installation is completed. 0 8. All satellite dishes in the proposed development shall be located to minimize visibility from those rights -of -way listed above and shall use earth tone colors and /or screening to minimize their visual impact. Nth Response: No satellite dishes are proposed. 9. The proposed development shall not utilize earth moving and berms as the primary means of compliance with these regulations, but earth moving may be utilized in conjunction with other techniques to comply with the standards of this a section. Where earth moving techniques are necessary, man -made forms should be undulating and natural in appearance. a d. Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 49 c 0 e 0 Response: Earth moving and berms are not proposed as the means of complying with these regulations. 1 10. In the Rural Area only, development shall be located so that activities and development occur in at least one of the locations specified in subsection (f) as they may apply to the particular property. Response: The campus is not located in the Rural Area. 11. The exterior of all development shall be built or painted with indigenous earth tone materials or colors. Response: The applicant will comply with this requirement. 12. All roofs shall have a non - reflective color or composition. Reflective roof materials shall not be used unless the materials are treated prior to installation to eliminate ? reflection, with the exception of materials associated with solar or photovoltaic equipment. Response: The applicant will comply with this requirement. 13. Lands disturbed by earth moving or berms should be revegetated using native "',) species that are already growing on or near the site. Topsoil shall be stockpiled :) and placed on disturbed areas. Irrigation shall be provided to the revegetated areas if it is necessary to ensure the survival of planted native species. 1, Response: The applicant will comply with this requirement. The landscaping plan for z', the campus is described in Section VI.K., below. 14. To the maximum extent practicable, roads and driveways shall be located to skirt the edge of avoid dividing meadows and pastures and to avoid major road cuts. Roads and driveways should take advantage of the screening potential of natural topography and existing vegetation. Existing roads and driveways shall be used where practical. To enhance screening, a row of trees may be planted along the • roads or driveways. To the maximum extent practicable, roads and driveways located around the edge of or in meadows shall be laid out with soft, curving s edges and shall avoid straight line corridors that are incongruous with the natural • setting. Response: The circulation plan for the campus has been designed to create a loop road that avoids the center of the campus and instead skirts the edge of the property. The road will be screened by existing vegetation and topography, enhanced by a proposed row of cottonwood trees along the entry. It has been laid out with soft curving edges. >♦ Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 50 • • • 3Y^iv r K. Landscaping and Vegetation Protection (Sec. 7 -20 -130) (b) General Provisions. The applicant has prepared a landscaping and site restoration plan that demonstrates how natural vegetation will be protected and where native vegetation will be installed to enhance the natural environment on the campus. This plan is intended to compliment and further the riparian mitigation /restoration plan that is also included with this application. Further detail on the applicant's plans for the riparian areas, including plans to transplant small shrubs and trees that must be removed, can be found in Section VI.H. of this application and in Exhibit #11. The landscape plan focuses on several distinct environments within the campus. For the entry area to the campus, it proposes a regularly spaces row of cottonwood trees along the entry road. Disturbed areas along the road will be stabilized and restored using a (' seeded native grass /wildflower mix. Riparian shrubs and trees will also be planted in r t selected identified areas. ("Ip Proceeding along the entry road beyond the upper bridge, areas along the road and fl along the Creek are also proposed for riparian restoration. The main road intersections will receive more of an ornamental flower planting scheme, together with some riparian shrubs. Trees will be planted within the two main parking areas on this side of Castle Creek, to break up the paving and create some shade and screening. The roof of the "r practice rooms will be planted with sod, to create a green roof. l i Throughout the central core of the campus the landscaping takes on a more formal look, �► with a number of heavily used areas receiving a sod treatment. The ponds will receive a combination treatment, with some areas of ornamental planting accompanied by some ("1► riparian shrubs, while other areas receive a heavier riparian planting scheme. Aspen C" trees will be planted around the edge of buildings and parking areas. e Finally, the landscape plan recognizes the existing mass of trees and shrubs located along the slopes above the campus, and leaves these areas intact. CIP (d) Required Landscaping in Urban Areas. Most of the provisions in this section address required landscaping in the B -2 zone district. The one aspect of this section that applies to this project is the requirement to screen non - residential parking areas and service areas as viewed from public roads. The landscaping and site restoration plan shows how this will be accomplished, particularly the row of Cottonwood, Aspen and Spruce trees planned in front of the smaller parking area proposed to be located across Castle Creek, on the east side of the campus. C Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 51 C 0 0 L. Lighting (Sec. 7 -20 -140) Some of the most important areas on the campus that require exterior lighting will be the parking areas, pedestrian walkways, and other high activity pedestrian areas. The ) applicant agrees to design the exterior lighting on the campus to comply with the ) County's lighting standards, including the following: • Lighting for the parking areas will not exceed 15' in height. • Lighting for pedestrian walkways will be primarily low bollards with a maximum height of 4', spaced a minimum of 25' apart. Where pole mounted fixtures are needed along walkways, they will not exceed 10' in height and will be spaced a minimum of 50' apart. ♦ Lighting for high activity pedestrian areas (such as the campus plaza) will not exceed 12' in height. ♦ All fixtures will be fully shielded, down directional and non - adjustable. Lighting intensity shall be as specified in the Land Use Code. r '7 w1 wr 3 O 0 • • S Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 52 • w e M. Roads, Driveways, and Parking (Sec. 7 -30) Prior sections of this application have provided a complete discussion of the project's impacts on County roads, and the applicant's proposals for on -site road and parking improvements. ( N. Public Services and Utilities (Sec. 7 -50) As is discussed in a prior section of this application, SGM has prepared an engineering ( report and utility plan for the Campus Master Plan. Following is a brief summary of the conclusions of this report: Water Supply: The campus has been served since 1984 by Aspen's water supply C ' system. Water is delivered in an 8" ductile iron pipe water main. Service comes straight p r from the clear well at the Castle Creek Water Treatment Plant. This form of service has resulted in a few service disruptions over the years. rl There are several issues with the system that will be rectified as part of the master plan. First of all, the service line is not looped. Secondly, there are some water pressure . deficiencies on campus, because some buildings are served by water lines in series. These problems will be resolved by constructing an internal looping within the campus 0 and by running individual lines to each building on the campus. In addition, a booster pump station will be added to the 8" line that serves the campus, to increase fire flow et pressures. Sewage Disposal: The campus is served by the Aspen Consolidated Sanitation District 0 system. Although the Sanitation District questions whether the grade of the existing line is adequate, SGM is not recommending any changes to the line itself, as these would be et very costly and difficult to accomplish. Instead they recommend annual inspections of the existing system be conducted via video, accompanied by system flushing and 0 maintenance as needed. 0 0 0 0 0 0 C 0 a Q Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 53 0, 0 0 VII. COMPLIANCE WITH POLICIES OF THE LAND USE CODE Following are responses to the applicable policies in Article 2 of the County Land Use Code. 1 -60 -20 Conformance With Pitkin County Comprehensive Plan As described in Section III of this application, the proposed master plan will comply with the Pitkin County Comprehensive Plan. li 1 -60 -30 Community Balance The proposed master plan will protect the natural environment of the County. Furthermore, the master plan is intended to upgrade the facilities of two key non - profit organizations in Pitkin County which provide services and amenities to tourists and residents. 1 -60 -50 Growth Rate: Phasing of Public Services and Facilities The master plan is intended to provide cultural and educational services necessary to support the County's other growth sectors. 1 -60 -60 Land Use Patterns This master plan proposes to upgrade existing schools located within the Aspen Urban "' Growth Boundary, precisely where the Land Use Code and Comprehensive Plan intend such facilities to be located. 1 -60 -150 Compatibility With Existing Adjacent Neighborhoods The compatibility of the proposed activities with adjacent neighborhoods is addressed in detail in Section III of this application. 1 -60 -160 Compatibility With Public Lands • The master plan proposes that all facilities be located along the valley floor and keeps development away from the portion of the site that is adjacent to public lands. 4D 1 -60 -190 Natural and Man -Made Hazard and Resource Areas The conformance of the proposed master plan with hazard and resource areas is addressed in Section VI of this application. 40 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 54 e t r 1 -60 -200 Soil, Surficial Geologic Characteristics and Radiation The conformance of the proposed master plan with geologic hazard areas is addressed in Section VI of this application. C 1 -60 -210 Drainage The conformance of the proposed master plan with the County's drainage standards is C ''d addressed in Section VI of this application. p 1 -60 -220 Erosion P'n The conformance of the proposed master plan with the County's erosion control standards is addressed in Section VI of this application. 1 -60 -230 Scenic Quality 0 The measures proposed to ensure that the proposed activities conform with the County's n scenic quality policy and standards are addressed in Section VI of this application. ell 1 -60 -240 Cultural /Historic Resources 0 The applicant proposes to preserve and restore one of the two original structures on the campus, this being the Administration Building. 1 -60 -250 Air Quality 0 The measures proposed to ensure that the proposed activities will not degrade air quality are addressed in Section VI of this application. 1 -60 -260 Energy Conservation 0 The new buildings on the campus will comply with the County's adopted energy Q conservation and green building codes. This will be a significant improvement from the existing situation on the campus, since many of the older buildings are not energy Q efficient structures. o 1 -60 -280 Water Resources The measures proposed to ensure that the proposed activities will not degrade water 0 quality and quantity are addressed in Section VI of this application. C 0 Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 55 0r e 0 0 0 1 -60 -290 Wildlife The conformance of the proposed activities with wildlife habitat areas is addressed in Section VI of this application. 1 -60 -300 Logical Extension of Utilities ) Public utilities are already provided to the campus and no further extensions are ) contemplated by this master plan. ) 1 -60 -310 Adequate Provision for Water Needs The water supply facilities that will serve the campus are addressed in Section III of this application. a 1 -60 -320 Sewage Treatment 1) The sewage disposal facilities that will serve the campus are addressed in Section III of 11 this application. ') 1 -60 -340 Transportation/Transit/Roads 1) The impacts of the proposed activities on the County's road and transit systems are described in Section III of this application. I) 1 -60 -370 Citizen Housing The impacts of the proposed activities on the need for affordable housing are described in Section V of this application. 1 -60 -380 Require DevelopmentTo Share an Equitable Share of Related Burdens The applicant will comply with the County's fair share standards for the development contemplated by the master plan. • 1 -60 -400 Economic Sustainability and Condition The activities of the AMFS help to promote a more balanced and sustainable economy 41 for the local community. a • a 0 • Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 56 s 0 A f VIII. VESTED RIGHTS G Pursuant to Section 2 -20 -170 of the Pitkin County Land Use Code, the applicant hereby requests that this master plan be granted vested rights status. IX. CONCLUSION The applicant has responded to all applicable criteria of the Pitkin County Land Use Code, pursuant to direction given during the pre - application conference. Sufficient evidence has been provided of the project's compliance with said criteria, and commitments have been made to insure that the proposed development will mitigate its development impacts. The applicant will respond in a timely manner to requests by any reviewing agency for additional information, or clarification of the statements made herein. c „ c °' e e e e c G Campus Master Plan for Aspen Music Festival & School and Aspen Country Day School Page 57 e e 1 7 ) ) EXHIBITS ) ) ) ) C; C ,a fur 0 no • • • • • • • • • • • • • • • EXHIBIT #1 Old Republic National Title Insurance Company ALTA COMMITMENT Our Order No. Q385405 � - Schedule A Cust. Ref.: Property Address: ASPEN, CO 81611 1. Effective Date: April 12, 2004 at 5:00 P.M. 2. Policy to he Issued, and Proposed Insured: -,� Information Binder Proposed Insured: TBD 1., nr .rr wv 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4. Title to the estate or interest covered herein is at the effective date hereof vested in: MUSIC ASSOCIATES OF ASPEN INC. 11 5. The land referred to in this Commitment is described as follows: LOT 1 -A, M.A.A. INC, FILING NO. 1, ACCORDING TO THE FINAL PLAT RECORDED SEPTEMBER 13, 1973 IN PLAT BOOK 4 AT PAGE 399 AND MAMENDEDED PLAT RECORDED MAY 9, 1974 IN PLAT BOOK 4 AT PAGE 466, AND RECORDED AUGUST 31, 1978 IN PLAT BOOK 6 AT PAGE 148. COUNTY OF PITKIN, STATE OF COLORADO. D a r ALTA COMMITMENT Schedule B -2 asfs (Exceptions) Our Order No. Q385405 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. �. `Av. 2. .Easements, or claims of easements, not shown by the public records. fir: 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment: • 6. Taxes and assessments not yet due or payable and special assessments not yet certified to the Treasurer's office. • 7. Any unpaid taxes or assessments against said land. • 8. Liens for unpaid water and sewer charges, if any. • • 9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES • AS RESERVED IN UNITED STATES PATENT RECORDED IN BOOK 55 AT PAGE 588 AND • RECORDED IN BOOK 175 AT PAGE 296. 10. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED IN BOOK 175 AT PAGES 296 AND 298 AND IN BOOK 215 AT PAGE 361. Q 11. TERMS, CONDITIONS AND PROVISIONS OF RESERVATIONS CONTAINED IN DEED RECORDED e MAY 13, 1958 IN BOOK 184 AT PAGE 10. 12. TERMS, CONDITIONS AND PROVISIONS OF RESERVATIONS AND RESTRICTIVE COVANANTS CONTAINED IN DEEDS RECORDED JUNE 11, 1958 IN BOOK 184 AT PAGE 99 AND RECORDED JANUARY 18, 1960 IN BOOK 189 AT PAGE 521. " 13. EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN DEED RECORDED NOVEMBER 21, 1945 • IN BOOK 170 AT PAGE 601. • • • Of ALTA COMMITMENT Schedule B -2 (Exceptions) Our Order No. Q385405 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: " 14. EASEMENT AND RIGHT OF WAY FOR INGRESS AND EGRESS PURPOSES RECORDED JUNE 11, 1958 IN BOOK 184 AT PAGE 99: 15. UNINTERUPTED FLOW AND RIGHT OF WAY FOR THE HOLDEN DITCH. "te 16. RESTRICTIVE COVENANTS AS CONTAINED IN DEEDS RECORDED NOVEMBER 29, 1967 IN ..7 BOOK 230 AT PAGE 486 AND RECORDED DECEMBER 28, 1966 IN BOOK 224 AT PAGE MM 555. ..a 17. TERMS, CONDITIONS AND PROVISIONS OF UNDER GROUND RIGHT OF WAY GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC. RECORDED MARCH 10, 1978 IN BOOK 344 i AT PAGE 590. O ar 18. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT GRANTED TO SPAR CONSOLIDATED — MINING AND DEVELOPMENT COMPANY RECORDED SEPTEMBER 01, 1978 IN BOOK 354 AT PAGE 46. `"' 19. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 82 -121 GRANTING SPECIAL wisd REVIEW APPROVAL FOR CONSTRUCTION OF A TEMPORARY CLASSROOM BUILDING RECORDED OCTOBER 20, 1982 IN BOOK 434 AT PAGE 726. 20. GRANT OF RIGHT OF WAY RECORDED AUGUST 9, 1983 IN BOOK 449 AT PAGE 877. ri 21. EASEMENTS, RIAY AND AT MATTERS SHOWN ON RECORDED SEPTE 13 1973 GHTS IN OF P W BOOK 4 LL AT OE AGE HER 399 AND AMENDED AS PLAT RE CO RD ED PLAT ID MAY 9, 1974 IN PLAT BOOK 4 AT PAGE 466 AND EXEMPTION PLAT RECORDED AUGUST • 31, 1978 IN PLAT BOOK 6 AT PAGE 148. • • 22. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT AND GRANT OF EASEMENT RECORDED IN BOOK 450 AT PAGE 678. • 23. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION 83 -84 GRANTING SPECIAL • REVIEW APPROVAL FOR THE EXTENSION OF WATER AND SEWER SYSTEMS RECORDED • AUGUST 02, 1983 IN BOOK 450 AT PAGE 440. • a r C ALTA COMMITMENT Schedule B -2 (Exceptions) Our Order No. Q385405 Er' The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 24. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT RECORDED NOVEMBER 07, 1984 IN BOOK 476 AT PAGE 402. 25. TERMS, CONDITIONS AND PROVISIONS OF RESTRICTIVE COVENANT FOR WINTER CLOSURE Cw OF PERCUSSION BUILDING RECORDED NOVEMBER 14, 1984 IN BOOK 476 AT PAGE 716. 26. DEED OF TRUST DATED AUGUST 16, 1979, FROM MUSIC ASSOCIATES OF ASPEN INC. TO 0 THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF THE BANK OF ASPEN TO SECURE THE SUM OF $150,000.00 RECORDED AUGUST 27, 1979, IN BOOK 374 AT 0 PAGE 849. 27. DEED OF TRUST DATED AUGUST 18, 1981, FROM MUSIC ASSOCIATES OF ASPEN INC. TO • • THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF FIRST NATIONAL BANK IN ASPEN TO SECURE THE SUM OF $100,000.00 RECORDED AUGUST 24, 1981, IN BOOK • 413 ATPAGE8. • 0 28. DEED OF TRUST DATED AUGUST 20, 1982, FROM MUSIC ASSOCIATES OF ASPEN INC. TO • THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF ASPEN SAVINGS AND LOAN TO SECURE THE SUM OF $200,000.00 RECORDED AUGUST 23, 1982, IN BOOK 431 AT • PAGE 405. 0 29. PROMISSORY NOTE DATED NOVEMBER 14, 1983 FOR THE USE OF THE CITY OF ASPEN IN THE AMOUNT OF $78,900.00 RECORDED APRIL 25, 1984 IN BOOK 465 AT PAGE 30. DEED OF TRUST DATED AUGUST 22, 1984, FROM MUSIC ASSOCIATES OF ASPEN INC. TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF PITKIN COUNTY BANK & TRUST COMPANY TO SECURE THE SUM OF $200,000.00 RECORDED NOVEMBER 23, 1984, UNDER RECEPTION NO. 264178 ALSO KNOWN AS BOOK 477 AT PAGE 169. 31. DEED OF TRUST DATED DECEMBER 01, 1984, FROM MUSIC ASSOCIATES OF ASPEN INC. �^ TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF PITKIN COUNTY BANK AND TRUST COMPANY TO SECURE THE SUM OF $300,000.00 RECORDED AUGUST 14, 1985, IN BOOK 492 AT PAGE 831. fras 32. DEED OF TRUST DATED SEPTEMBER 12, 1989, FROM MUSIC ASSOCIATES OF ASPEN INC. "* TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF ALPINE BANK TO 0 0 ALTA COMMITMENT Schedule B -2 (Exceptions) Our Order No. Q385405 • The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: SECURE THE SUM OF $750,000.00 RECORDED OCTOBER 02, 1989, IN BOOK 603 AT PAGE 417. • r r ,.r r ti 4— w .r woe ,- 4 - 4 • • • • f EXHIBIT #2 C c Ms. Suzanne Wolff, Senior Planner Pitkin County Community Development Department 0 130 South Galena Street �* Aspen, Colorado 81611 O • RE: CAMPUS MASTER PLAN FOR ASPEN MUSIC FESTIVAL AND SCHOOU ASPEN COUNTRY DAY SCHOOL • Dear Ms. Wolff, A We hereby authorize Alan Richman Planning Services and Harry Teague Architects to act • as our designated representatives with respect to the land use application being • submitted to your office for the Castle Creek Campus. Alan Richman and Harry Teague • Architects are authorized to submit an application to rezone the property to the Public and Institutional (P -I) zone district and to adopt a Master Plan for the campus. They are also authorized to represent us in meetings with Pitkin County staff, the Pitkin County • Planning and Zoning Commission, and the Board of County Commissioners. w Should you have any need to contact us during the course of your review of this • application, please do so through Alan Richman Planning Services, whose address and • telephone number are included in the land development application. Sincer ;.? 0 Alan Fletcher, President and CEO Aspen Music Festival and School 2 Music School Road Aspen, Colorado 81611 t 925 -3254 w c a EXHIBIT #3 PITKIN COUNTY PRE - APPLICATION CONFERENCE SUMMARY PLANNER: Suzanne Wolff DATE: 6/26/06 • PHONE: (970) 920 -5093 E -MAIL: suzannewAco.pitkin.co.us LOCATION: 2 Music School Road, off of Castle Creek Road PARCEL ID #: 273514401802 • ZONE: RS -20 LOT SIZE: approx 2 acres OWNER/APPLICANT: Aspen Music Festival and School (AMFS) and Aspen Country Day School (ACDS) • REPRESENTATIVE: Alan Richman EMAIL: arichman @sopris.net • Type of Application: Rezoning, Public- Institutional Master Plan Review, GMQS Exemption for Essential ▪ Community Facility, Site Plan Review ur ; Description of Project/Development: AMFS owns the property and utilizes it in the summer for the Music School. ACDS leases the property from AMFS for the school year. Most of the facilities are shared, though 'r some are only used in the summer. Various approvals for the two organizations have been granted by the ▪ County over the years, but have not comprehensively addressed the needs of both organizations. The Applicant Kt. proposes to rezone the property to Public- Institutional (P -I) and to obtain approval of a master plan to address current and future uses and facilities. The facilities are proposed to be exempt from growth management. The property is within the Aspen Urban Growth Boundary and is currently zoned AFR -10. Land Use Code Sections to Address ➢ 1 -60, General Land Use Policies ➢ 2- 30- 40(i)(4), Two -Step Review Procedures — P -I Master Plans ➢ 2- 40 -10, Rezoning :.r ➢ 2-40 -100, P -I Master Plans '^ ➢ 3- 70 -10, 4 -20, 5 -1.D, P -I Zone District • ➢ 6 -30 -120, GMQS Exemption for Civic and Institutional Uses • ➢ 7 -10 -50 & 7- 10 -60, Site Plan Review ➢ 7- 20 -10, Site Preparation and Grading ➢ 7- 20 -20, Steep and Potentially Unstable Slopes ➢ 7- 20 -30, Water Courses and Drainage ➢ 7- 20-40, Floodplain Hazard — Castle Creek r ➢ 7- 20 -50, Geologic hazards — alluvial fan, avalanche ➢ 7- 20 -60, Wildfire Hazard ➢ 7- 20 -70, Wildlife Habitat Areas — mapped elk winter range, severe winter range and critical habitat on slopes above; mapped elk crossing ➢ 7- 20 -80, River and Stream Corridors and Wetlands ➢ 7 -20 -100, Historic Preservation ➢ 7 -20 -120, Scenic View Protection — within the mapped area as seen from Castle Creek Road ➢ 7 -20 -130, Landscaping and Vegetation Protection ➢ 7 -20 -140, Lighting S ➢ 7 -30, Roads, Driveways and Parking ➢ 7 -50, Public Services and Utilities — Utilities, Water Supply, Sewage Treatment & Collection • ➢ 8 -10, Road Impact Fee ➢ 8 -30, Employee Housing Impact Fee ID • 0 r Review by: P &Z and BOCC (2 readings) C '' Public Hearing? YES. The applicant shall post a public notice sign on the property at least 15 days prior to C the hearing and shall mail notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department (copy of notice to be obtained from the Community Development Department). The names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the date of the public (" hearing. Staff will refer to: Zoning, Natural Resources Specialist/Floodplain Administrator, Planning Engineer, Public Works, Housing, Maroon /Castle Creek Caucus, Division of Wildlife, County Open Space & Trails, City of 0` Aspen Planning, City of Aspen Water, ACSD, Colorado Geological Survey, RFTA, Aspen Fire, Historic 0 Preservation Officer FEES: $8,352 (make check payable to "Pitkin County Treasurer") 0 • $5,600 Planning Office flat fee (non - refundable; based on 25 hours of staff time; if staff review time exceeds 30 hours, the Applicant will be charged for additional time beyond 25 hours at a rate of $224 /hour) 4 (Please note that fees are scheduled to increase in late July /early August, 2006) o Master Plan - $3,584 IP o Rezoning - $1,344 o 1041 Hazard Review - $2,240 (waived) o GMQS Exemption - $672 • • $625 Clerk • $333 Housing Office • • $713 Planning Engineer • • $583 Natural Resources • • $448 Historic Preservation Officer • $50 Public Notice fee • A separate fee is required to be paid directly to the Colorado Geologic Survey for their review. Please contact them directly at (303) 866 -2611 to arrange for payment of their fees. To apply, submit 30 copies of the following information (unless noted otherwise): w 1. Summary letter explaining the request, providing background on prior approvals and permits, and • addressing compliance with the Code sections listed above. Summarize prior approvals and • conditions, current uses and proposed future uses or expansions. 2. Documentation of existing and proposed full -time equivalent employees • 3. Site Plan(s), showing existing and proposed improvements. 4. Wildfire hazard rating from a County certified wildfire expert. • 5. Geologic hazard report addressing potential hazards, adequacy of existing mitigation, and proposed mitigation (prepared by qualified professional geologist or engineer registered in the State of Colorado) 0 6. Engineering report addressing road design, water supply, wastewater disposal and other utilities and public services. 7. Proof of ownership of subject property. 8. Parcel description, including legal description and vicinity map. •., 9. Consent from owner to process application and authorizing the representative (1 copy). .• 10. Signed fee agreement (1 copy). 11. Total fee for review of the application as noted above. r* 12. List of all adjacent property owners and mineral estate owners (1 copy). 13. Copy of this preapp form. Q EXHIBIT #4 Aspen Music Festival and School And Aspen Country Day School Castle Creek Campus Facility Improvements Pitkin County, Colorado Traffic Analysis And Transit Review August2006 0 Prepared for: Aspen Music Festival and School And fl Aspen Country Day School ' eGISTF "'•- >II Prepared by: p! -- p C C. Krager and Associates, Inc. ; 5 0 899 Logan Street, Suite 210 ' as f � t , O:a Denver, Colorado 80203 :_ �i � i (303) 446 -2626 4itir 41) • rat 481 AMFS TIA.doc ,,,, 0 2 l 0 r Executive Summary ri The Castle Creek Campus is proposed to be renovated and improved for use by both the Aspen Music Festival and School (AMF &S) and the Aspen r Country Day School (ACDS). AMF &S Existing Traffic Generation, Transit and Parking Traffic counts were taken and indicate that the AMF &S Castle Creek Campus generated 58 AM Peak Hour vehicle trips and 95 PM Peak Hour 0 vehicle trips during a typical weekday. The vast majority of the users of AMF &S Campus utilize the two existing public RFTA routes; one from Rubey Park and one from Burlingame. The Rubey Park — Campus route serves the average weekday demand of about 1220 rides a day. The Burlingame - Campus route serves the average weekday demand of about 0 1140 rides a day. Existing parking demand was measured to be 135 o vehicle spaces during the peak hours. AMF &S Projected Traffic Impacts: �rw AMF &S does not plan to significantly increase the student enrollment or c employment at the Castle Creek Campus. With the renovations, rehearsals may be held on Campus that had previously been ongoing at off Campus locations. This change may contribute to the bus transit demand during the 0 middle of the day, but will not significantly increase the passenger vehicle 0 trips during the peak hours. Additional busing frequency may be necessary but is dependant on scheduling of events. The contribution of AMF &S traffic was found to have no significant impact to the SH 82 Castle Creek • Road traffic circle, or to the Castle Creek at Music School Road intersection • during the peak hours. Parking demand is expected to remain about the • same at 135 vehicle spaces during the peak hours. • ACDS Existing Traffic, Transit and Parking The Campus during the ACDS 2005 -06 school year, with 190 students and 37 employees, and the 34 AMF &S year round employees, was estimated to generate 154 AM and 154 PM peak hour vehicle trips. ACDS has three routes of bus service with student participation ranging from 45% to 63 %. 0 About a third of all ACDS students use the down valley bus on a daily basis. a A down valley faculty shuttle van is also provided and is utilized by 27% of the staff. The majority of students that are driven by their parents live in 0 + Aspen. Parking demand is currently estimated to be less than 75 vehicles 41 during the peak hours. ACDS Projected Traffic Impacts: G" The ACDS plans about a 30% increase in student enrollment over the next ten years. The increase to a total of 250 students with 57 full time t equivalent employees is expected to result in the addition of 94 vehicle trips per day- 47 occurring in the AM peak hour and 47 occurring in the PM peak hour. This increase in traffic volume is minor and can be handled by the existing roadway network without adding significant delays. An additional ^^ 3 0 a {Executive Summary Continued} down valley bus route is also to be provided. Peak Hour Parking demand is expected to increase by about 20 spaces, resulting in a total demand of 95 parking places. Findings and Recommendations AMF &S activities are not projected to significantly increase traffic after the renovation and expansion of the Castle Creek Facilities. The peak parking demand of 135 parking spaces is projected to be exceeded by the proposed parking supply of 150 parking spaces. Existing busing should adequately serve the facility under current operations, however if AMF &S event scheduling changes occur in the future, additional bus frequency, and possibly additional routes, may be necessary. School officials should coordinate with RFTA to monitor the situation and adjust or amend transit as necessary. The ACDS expansion by Year 2016 will increase traffic generation by about 47 AM and 47 PM peak hour vehicles. This amount of traffic can be accommodated without significant additional delays on existing roadways. The future peak parking demand of 95 parking spaces is projected to be exceeded by the proposed parking supply of 150 parking spaces. One additional down valley bus route is planned in the future. Where possible, the ACDS should encourage parents and students to utilize the school busing services. y 8 • • • • • • • 4 a r r I. INTRODUCTION Purpose of this Report f This report discusses the existing and proposed traffic, transit, and parking associated with the Aspen Music Festival and School's (AMF &S) and f^° Aspen Country Day School (ACDS) Castle Creek Campus facility in Pitkin County, Colorado. The Castle Creek Campus is proposed to be improved and modernized. This report examines both AMF &S and ACDS under C' existing and proposed conditions in vehicle traffic, transit demand, and C, parking demand as associated with the Campus improvements., Description of the Existing Campus and Uses The Castle Creek Campus is located approximately one mile south of State t Highway 82 on the east side of Castle Creek Road. A vicinity map is included as Figure 1. The existing Castle Creek Campus has been developed with a number of • buildings that are being used for various Aspen Music Festival and School (AMF &S) and Aspen Country Day School (ACDS) functions. Examples of existing building functions include: class- rooms, administrative offices, studios, music halls, music practice rooms, a cafeteria, and a building for • maintenance operations. The existing campus facilities total 49,654 square • feet. A more specific description of the AMF &S and ACDS activities are • listed below. • The Aspen Music Festival and School (AMF &S) operates from May 31 • to September 1 with about 34 administrative staff remaining year round. • AMF &S includes an enrollment of about 780 students and employs about 250 faculty and staff who participate in AMF &S activities at multiple • locations- including the Castle Creek Campus. The AMF &S currently uses w the Castle Creek facilities for class- rooms, practice- rooms, and assembly • areas for music students, as well as for some administrative offices for the • music school and the festival activities. No students or faculty are housed on campus. Campus music school and office activities generally occur during traditional business hours — typically between 8 AM and 5 PM. A cafeteria is available on -site, and the vast majority of students and faculty remain on campus through lunch and on breaks. ‘00, The Aspen Country Day School (ACDS) operates from September 1 to^, May 31 on the Castle Creek Campus. The ACDS is a pre- kindergarten to ., 8 grade independent school, with a 2005 -2006 school year enrollment of 190 students and 37 faculty and staff. The ACDS uses the facility primarily for classrooms and assembly areas for students, as well as some t administrative offices for faculty. No students or faculty are housed on .., campus. ACDS school and office activities generally occur during traditional school hours — approximately 7 AM to 4 PM. After - school programs are available. Q` 0 5 ®, a, II. EXISTING CONDITIONS AT THE CASTLE CREEK CAMPUS The Aspen Music Festival and School (AMF &S) May 31 to September 1 • Existing Traffic Volumes Weekday AM and PM Peak Hour traffic counts were taken at the intersection of Castle Creek Road/ State Highway 82 and Castle Creek • Road /Music School Road on Tuesday, July 26, 2005. Additional traffic data was obtained from traffic data by Colorado Department of Transportation (CDOT) for State Highway 82 near Castle Creek Road and from the interviews and records of AMF &S, ACDS and RFTA. Existing traffic volumes are shown in Figure 3. It was found that AMF &S generated 58 AM Peak Hour vehicle trips and 95 PM Peak Hour trips. • Existing Busing During the AMF &S season, there are two existing public Roaring Forks Transportation Authority (RFTA) routes to the Castle Creek Campus; one from Rubey Park and one from Burlingame. Both of these routes run from 7:30 AM until Campus Iockdown at 11:00 PM. The data of these routes was provided by RFTA and is included in appendix D. The Rubey Park - Campus route had a 2005 average daily demand of about 1143 rides each day. The Burlingame — Campus route serves the average weekday demand of about 1220 rides a day. In 2004, this route was in operation for 69 days and provided 83,895 rides to and from Campus. • Existing Parking Demand Average weekday peak parking demand for AMF &S was measured at the Campus in July 2005 and found to be 135 vehicle spaces. This parking demand represents normal operations at the Campus and is not indicative of any special event or engagement. The existing parking supply of the Campus, many located in graveled /un- • striped and undefined areas, is estimated to be about 145 spaces. • 0 0 0 • • 7 0 a P t` The Aspen Country Day School (ACDS) September 1 to May 31 f` • Existing Traffic Volumes C" Existing weekday AM and PM Peak Hour traffic volumes during winter were derived from Colorado Department of Transportation (CDOT) data for State'' Highway 82 near Castle Creek Road, and recent summer turning C"` movement traffic counts adjusted by seasonal factor. Data on traffic C"" volumes, monthly traffic volume variations and day to day traffic volume variations are included in Appendix A. Representation of traffic was based" on the average of September to May volumes, identified by the 2005 annual 0 comparison to occur in November. Existing traffic volumes during the ACDS 0 season are shown on Figure 9. The Campus during the ACDS 2005 -06 school year, with 190 students and CO 37 employees, and the 34 AMF &S year round employees, was estimated to generate 154 AM and 154 PM peak hour vehicle trips. Parents driving their students to school was the largest trip generation factor (56% of trips) followed by AMF &S year round employees driving (22% of trips), ACDS • employees driving (18% of trips), and busing (4% of trips). • • • Existing Busing ACDS provides three bus routes to students. The Woody Creek/ Cemetery • Lane bus route is utilized by about 10 students on a regular basis. The • Aspen route bus is utilized by about 15 students on a regular basis. The • down valley bus, with stops at Carbondale, El Jebel, Basalt, and Old Snowmass serves 60 students on a regular basis. The total number of • consistent riders is 85 students. Student busing demand reaches 120 • students on an occasional basis. Typically the demand is associated with • ongoing after school and sports activity programs. The additional demand is handled by existing busing. Therefore existing busing serves about 45% CA of the students on a regular basis, with 63% of the students on an occasional basis. ACDS also provides a staff down valley shuttle. This shuttle is utilized by G% 10 staff members. • Existing Parking Demand CP Average weekday peak parking demand for the Campus was estimated based on both the AMF &S's 34 year round employees and the ACDS's 37 G` employees. Four spaces are anticipated to be used for visitors, deliveries and miscellaneous service vehicles. The current peak demand of the Campus during winter is 75 vehicle Q' spaces. Q 8 0 O a III. PROPOSED CONDITIONS AT THE CASTLE CREEK CAMPUS The buildings on the Castle Creek Campus are proposed to be renovated, reconstructed and modernized. The primary purpose of the renovations is to relieve existing congestion and to modernize the facilities to the programs that use them. The proposed renovations will result in a facility with approximately 105,674 square feet. The site renovations will also add two creek crossings; one pedestrian and one vehicle. These crossings will allow for improved circulation and a more efficient pick up and drop off operation for students. Figure 2 depicts the AMF &S and ACDS proposed master plan. The proposed traffic and transit changes for AMF &S and r ACDS are described below. Proposed for The Aspen Music Festival and School (AMF&S) May 31 to September 1st • Traffic Volumes as Proposed °' The Aspen Music Festival and School operation is not proposing to significantly expand enrollment or employment at the facility. However, an improved Castle Creek facility will allow for a two more orchestra rehearsals to be held on site. Currently these rehearsals are held at the high school. This relocation may increase the transit demand during the middle of the day, but is unlikely to significantly change peak hour vehicular traffic. It was found that AMF &S generated 58 AM Peak Hour vehicle trips and 95 ' PM Peak Hour trips. No significant increase is expected in the future. 4 • Proposed Busing The Burlingame — Campus transit route is likely to remain about the same 4 even with the buildout of Burlingame Ranch. No additional music school student housing ;s planned in Burlingame Ranch. 40 It Rubey Park — Campus transit route demand may increase slightly in ID handling the students previously at orchestra rehearsals at the high school. It is likely that these increases can be accommodated by existing buses with the help of schedule management of AMF &S. By not scheduling • simultaneously assemblies, or by staggering the times the assemblies commence or terminate, rider demand can be spread and not overload current capacity. • • Future Parking Demand and Supply 40 The current peak parking demand of 135 vehicle spaces is not expected to significantly increase due to the proposed renovations. • The Campus parking areas are proposed to be revised, relocated and S improved. The proposed 153 parking spaces should exceed the average • peak parking demand. • 9 ver rrr e r r r Proposed for The Aspen Country Day School (ACDS) September 1 to May 31 c • Traffic Volumes as Proposed C The ACDS plans about a 30% increase in student enrollment over the next ten years. The increase to a total of 250 students with 57 full time equivalent employees is expected to result in the addition of 94 vehicle trips per day- 47 occurring in the AM peak hour and 47 occurring in the PM peak ';` hour. Total traffic generation in Year 2016 is projected to be 201 AM and 11 201 PM Peak Hour Trips. • Proposed Busing *p In addition to the Woody Creek/Cemetery Lane bus route and the existing !M down valley bus route, ACDS proposes to add another down valley bus route, and to increase the size of the Aspen bus route in the future. 0 • Future Parking Demand and Supply Peak Parking demand is expected to increase by about 20 vehicle spaces, �P resulting in a total demand of 95 parking places. The Castle Creek Campus proposes 153 spaces, and should significantly exceed the ACDS 0 sessions peak parking demand. 40 0 0 c) t w bew a 10 Q 0 , IV. TRAFFIC OPERATIONAL ANALYSIS Analyzed Intersections The study intersections examined were: • State Highway 82 at Castle Creek Road • Castle Creek Road at Music School Road (the campus access) Regional and Local Street System Within the study area, there are two primary roadways, Castle Creek Road and State Highway 82, which accommodate traffic to and from the Castle Creek Campus. Music School Road provides the physical access from Castle Creek Road. A brief description of these roadways is included below. State Highway 82 (SH82) is generally an east -west state highway and traverses from 1 -70 through the City of Aspen to Highway 24 in Chaffee County. In the area of the City of Aspen, the highway is classified by the Colorado Department of Transportation as a Non Rural Arterial (NRB). A traffic circle is present at the intersection of Castle Creek Road, Maroon Creek Road, and SH 82. The traffic circle provides for a one -way through lane and bays for right turns. The posted speed limit in the area of the traffic circle is 35 mph. Castle Creek Road is an improved two -lane collector roadway that runs south from Highway 82, along Castle Creek for about 12 miles, and then transitions to an unimproved, 4- wheel -drive road (upper Castle Creek Road). At the intersection with Music School Road, Castle Creek Road provides connectivity to residential properties and ranches. The roadway is one lane in each direction, and has a varying width of gravel shoulder. At most access and intersections, the through lane is shared for left- and right - turn movements. At the traffic circle intersection with State Highway 82, • the northbound movements of Castle Creek Road yield to traffic in the circle. s Music School Road, near Castle Creek Road, is a two -lane paved private roadway providing access to Castle Creek Campus and the adjacent residential property. This roadway also provides for easement access to • private property southwest of the Castle Creek Campus, where the roadway • is primitive and unimproved. • • ® 12 • • e A r Seasonal Traffic Volume Variation r Data collected by the Colorado De of Transportation (CDOT) for Year 2005 at the SH 82 continuous traffic counting meter (located west of t Aspen at Mile Post 26.731) indicate that the peak traffic season for SH 82 C` occurs from July to mid - August, with lows in traffic volume occurring from March to May. Appendix A includes traffic data for SH 82. Chart 1 depicts the 2005 seasonal variation of SH 82 traffic volume west of Aspen c!f using this Year 2005 data. e; CHART 1 e et 2005 Traffic State Highway 82 (MP 26.731) -w -East +west Daily Volume C 25000 .�.. �. c 0 I j1/4374: r ks � ,7. ' ' ' 1 a r 20000 e c y P a ` • sir, ,;y v� • • A-15000 a e } . E x %t 5 r is iat �Rn r , ' �i �`,`.SFe I R va 3 , iw.c4.-40:4 Irks, • • 5000 44.1 a ,i ea � � � . x 4, - • u • ";. y " < oo i nn t �t a p S :x-} 4 h°� 1 T ,��, . , ; nn _"- r ,rk i 1t . - r ' • 0 a a a a , m a a 0 DATE 0 • Day of Week Traffic Volume Variation CDOT traffic data from t continuous traffi counting meter (located west 0 of Aspen at MP 26.731) indicate that the peak traffic day of the week for SH o 82 during the July to August high - traffic season occurs on Fridays, with Sundays being the lowest and Tuesdays, Wednesday and Thursday being 0 generally equally busy. Appendix A includes collected traffic data and Q8 correlations. 0 Peak Hour Variations Using data collected for SH 82 by CDOT daily (short term) traffic volume 0 observations near SH 82 and Castle Creek Road (for peak season —July 0 and August), the weekday traffic volumes generally build throughout the day and peak between 3:00 PM and 5:00 PM. Defined AM traffic peaks 0 are not specifically observed traffic continues building throughout the day. C However, the initial surge of morning commuter traffic occurs between 6 AM and 8 AM. r. 0' 13 a 0 a Existing Traffic Operations "LEVELS OF SERVICE" The Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity Manual by the Transportation Research Board (TRB) in 2000, were used to analyze the study intersections. Additionally, the Intersection Capacity Utilization (ICU) technique incorporated by SYNCRO was utilized to identify the available or deficient capacity of the existing intersections. The analysis was completed using Synchro version 6.0 computer software program. SUMMER OPERATIONS OF AMF&S CASTLE CREEK CAMPUS Existing Traffic Operations Existing AMF &S summer traffic as counted is depicted on Figure 3. Traffic analyses were completed for existing summer peak traffic with the Aspen Music Festival and School in operation. The results of these analyses are provided in Table 1. The capacity worksheets are provided in Appendix C. "Intersection Capacity Utilization" (ICU) and "Level of Service" (LOS) definitions are provided in Appendix B. TABLE 1 INTERSECTION CAPACITY ANALYSIS SUMMARY EXISTING SUMMER PEAK TRAFFIC WITH AMFS INTERSECTION LEVEL OF SERVICE HCM (ICU) - LANE GROUPS AM PEAK HOUR PM PEAK HOUR Existing Traffic (With Music Festival and School) — US -82 / Maroon Creak / Castle Creek Traffic Circle Controlled F (E) F (H) Castle Creek Road / Music School Road (Stop - Controlled) Stop Controlled A (A) A (A) Key: ICU LOS = Intersection Capacity Utilization Level of Service - See Appendix B Stop - Controlled Intersections: Level of Service 0 a a 0 0 • 14 • s m r Trip Distribution to and from Campus Using observations taken with recent traffic counts, traffic data for US -82 from CDOT, interviews of AMF +S students and administrators, and C" information collected on bus ridership, a vehicle trip distribution of 65 C percent to and from the City of Aspen, 30 percent down - valley, and 5 percent oriented to and from Maroon Creek Road was estimated. The r' distribution is depicted on Figure 4. r AMF &S Trip Generation Derivation Existing traffic generation of the Castle Creek Campus while in session was calculated by extrapolating the volumes produced at the access to Music Road to the surrounding roadway network. Figure 5 illustrates the 0 existing AM and PM Peak Hour traffic volumes generated by the Campus �%lo during the height of summer activities at AMF &S. 40 Existing Background Traffic (Without AMF &S Castle Creek Campus) 0 The site - generated traffic was subtracted from the background traffic in 1 order to develop a summer (peak) projection of what traffic would be during the AM and PM Peak Hours without the operation of the AMF &S Castle Creek Campus. The projected traffic volumes of the US 82 roundabout and �I Castle Creek Road, without the AMF &S Castle Creek Campus, are depicted on Figure 6. 0 0 0 0 0 0 Q Q Q ' 0 a et 15 of • a N Not to Scale ^oy 2 iii • ?w e b , \ c 9 w_ 344/1669 State Highway 82 l ^ r r m� vioo_ ___________ _ l ► Key: is 0 *Traffic Does Not Enter Traffic 5r, Circe, Rigid Tom on SH 82 e A4 1961 AcD\ ^' a co N N L 17/67 w M r0/0 1 ► Music School Road w T( V N 0 it Uj • Figure 3 EXISTING SUMMER TRAFFIC VOLUMES With Music Fest and School AM / PM Peak Hour • ist N Not to Scale P r Ctc tPx t'P! tt State Highway 82 Q'Iy f 65% - ► �i► 10 0* 7* y�o .► 0► 0 0* 0 0) Music School Road 0) 0 0 i6 Figure 4 ©,, ESTIMATED @, TRIP DISTRIBUTION 3 N Not to Scale s �, fP ti 8 N � h y • r?i R-27 / 18 State Highway 82 ( ✓ N O ' � s � t KEY: • /4 s 'Traffic Does Not Enter Traffic ry<ti R ^ L O l'o Circle, Right Tum on SH 82 0 a e- d 0 �a 0 # 4 -17/67 t ► Music School Road # f # p m a # re 4 W 0 N # U # # Figure 5 # SITE - GENERATED SUMMER TRAFFIC Aspen Music Festival and School # AM / PM Peak Hour 0 a r Existing Operational Analysis without the AMF &S Castle Creek Campus ' The Signalized and Unsignalized Intersection Analysis techniques, as P ' published in the Highway Capacity Manual by the Transportation Research Board in 2000, were used to analyze the study intersections for the traffic conditions without the AMF &S Castle Creek Campus in operation. The analysis was completed using SYNCRO -6.0, a computer software program C" which models traffic at and between intersections. This program can be used to identify potential queuing problems as well as the individual intersection capacities. Traffic conditions can be compared with and without the AMF &S Castle Creek Campus in operation, in order to identify any impacts and differences caused by the facility. , A traffic analysis was completed for the projected (current) traffic conditions ( without the AMF &S Castle Creek Campus in operation. The results of 0 these analyses are provided in Table 2. Definitions of levels of service 0 are given in Appendix B. The capacity worksheets are provided in CO Appendix C. 0 0 TABLE 2 0 INTERSECTION CAPACITY ANALYSIS SUMMARY • BACKGROUND TRAFFIC SUMMER (WITHOUT AMFS) INTERSECTION LEVEL OF SERVICE O LANE GROUPS AM PEAK HOUR PM PEAK HOUR Existing Traffic (Without Music Fest and School) 0 US -82 / Maroon Creek / Castle Creek (Traffic Circle Controlled) Traffic Circle Capcity ICU LOS F (F) F (H) a Key: ICU LOS = Intersection Capacity Utilization Level of Service - See Appendix B .w htR' As depicted in Table 2, intersections are projected to operate with the same **` levels of service and general capacity conditions as with the AMF &S in operation. a 19 0 3 N Not to Scale 7 7 7 „40,,, 7 'l State Highway 82 '— t r 3 / 1651 9 'm 4n w / O ` L t ( Key , 'Traffic 'Traffic Does Not Enter Traffic /* Vry9 `�Ti � . Circle, Right Tum on SH 82 N •■ Cry e vI N 4 r Music School Road cc 41 Figure 6 # EXISTING SUMMER TRAFFIC VOLUMES 31) Without Music Fest and School AM / PM Peak Hour fw WINTER OPERATIONS OF ACDS ON CASTLE CREEK CAMPUS C 2005 -2006 School Year Existing Winter Background Traffic (Without ACDS / Castle Creek Campus) Existing background traffic for the study intersections was derived from CDOT f data, recent turning movement counts and seasonal adjustment. The peak winter C traffic was found to be approximately 83% of the peak summer traffic. Traffic data C is contained in Appendix A. Existing AM and PM peak hour winter traffic volumes are depicted on Figure 7. C" ACDS Existing Trip Generation (2005 -2006 School Year) et ACDS trip generation with ACDS was estimated based on interviews, student e) enrollment, transit data, and employment at the site. The AMF &S has 34 year round employees at the Castle Creek Campus. For the 2005 -2006 school year, • ACDS had 37 full time equivalent employees and 190 students. Four buses / vans • are utilized and transport between 85 and120 students and 10 staff. 43 parents • were estimated to drive their child to school. Table 3 depicts the existing ACDS trip generation. Existing AM and PM peak hour winter trip generation assignments • are depicted on Figure 8. • • TABLE 3 CASTLE CREEK CAMPUS WINTER WITH ACDS TRIP GENERATION • 2005 -2006 School Year (190 Students and 36 staff) • AM PEAK HOUR PM PEAK HOUR • TRIP TYPE UNIT ENTER EXIT TOTAL ENTER EXIT TOTAL 0 ACDS Staff 36 36 0 36 0 36 36 • Staff using down valley shuttle 10 -10 0 -10 0 -10 -10 • Parent driving Student(s) 43 43 43 86 43 43 86 0 Bus - Shuttle Trip 4 4 4 8 4 4 8 t ""' AMFS year -round emp. 34 34 0 34 0 34 34 ''a" Allik Ve AM PEAK HOUR PM PEAK HOUR ea ENTER EXIT TOTAL ENTER EXIT TOTAL ,, via Total Campus 107 47 154 47 107 154 ^, Winter Total Traffic with ACDS Trip Generation (2005 -2006 School Year) �" Winter background traffic volumes were added to ACDS site generated traffic .s. volumes to obtain existing traffic volumes. AM and PM peak hour volumes for the .. total 2005 -2006 ACDS school are depicted on Figure 9. C 21 e 0 a fi N Not to Scale f e 9 l �\ y 92� w"�� \`l�" coo _ ___________ l 8 -- 262/1370 State Highway 82 t or: m 1 (P Key: S *Traffic Does Not Enter Traffic y ^ � \ 't' Dry ^ �y� v `r„ u ?" Circle, Right Turn on SH 82 0 \ . �e r C N r 1 Music School Road t ,a. 2 0 4 M v cc 0 U II d m U ID lb # Figure 7 II 2005 -2006 BACKGROUND WINTER TRAFFIC VOLUMES • Without Castle Creek Campus / School 1 AM / PM Peak Hour a r ►. N � Not to Scale ( f C C : . 6 3/4)f ey c?-5 ^a \ "2 1^ ' 69/31 State Highway 82 r a� 0 ? 2s� 7 KEY: 0 ti/ s n 's s y4 'Traffic Does Not Enter Traffic o\ \ yy Circle, Right Tum on SH 82 MM 0 (5' 0 c' 0 0 0 - r-47/ 107 Music School Road t tat w Yo' U Q ° Figure 8 c SITE - GENERATED TRAFFIC C , Aspen Country Day School* (2005 -2006) ,.M. AM / PM Peak Hour *Includes 34 Year -Round Employees of AMFS •, N Not to Scale r ei- > 3A • 411 ,Y '-331 / 1401 State Highway 82 T 1' m2 .q pj f K ey: �, *Traffic Does Not Enter Traffic /� 41 ' 16p 2 Cirde, Right Tom on SH 82 N 1 47/107 N° �O /0 Wd W 1 ■ Music School Road r 2 o 2 0 • • re • 1 # _ N • A • • Figure 9 # 2005 -2006 WINTER TOTAL TRAFFIC VOLUMES • ACDS* 2005 -2006 School Year AM 1 PM Peak Hour *Includes 34 Year -Round Employees of AMFS er- r ACDS Future (2015 -2016) School Year Future Winter Background Traffic in Year 2016 G" Traffic growth statistics near the area collected by CDOT indicate that over the next 20 years a growth factor of 1.41 (or 41% increase) can be expected. The interpolated 10 year growth factor is 1.19 (a 19% increase). Existing background winter traffic volumes were increased by 1.19 to depict the 2016 background traffic volumes. These results are depicted on Figure 10. '' C1 ACDS Future Trip Generation (2015 -2016 School Year) Over the next ten years, ACDS plans to increase enrollment at the Castle Creek Campus to a total of 250 students and increase employment to 57 full time equivalent employees. The Year 2016 trip generation of ACDS was estimated based on proposed employment of 57 staff, 34 AMFS year round staff, enrollment of 250 students with a similar ratio of parents driving as to existing conditions, and the proposed busing. Trip generation for Year 2016 is depicted on Table 4. The increase is expected to result in about 94 vehicle trips per day- 47 occurring in the AM peak hour and 47 occurring in the PM peak hour. Total traffic generation in a Year 2016 is projected to be 201 AM and 201 PM Peak Hour Trips. Year 2016 trip, generation is depicted on Figure 11. CI TABLE 4 CASTLE CREEK CAMPUS WINTER WITH ACDS TRIP GENERATION 2015 -2016 School Year (250 ACDS Students, 57 ACDS staff) AM PEAK HOUR PM PEAK HOUR el TRIP TYPE UNIT ENTER EXIT TOTAL ENTER EXIT TOTAL 0 ACDS Staff 57 57 0 57 0 57 57 Staff using down valley shuttle 10 -10 0 -10 0 -10 -10 0 Parent driving Student(s) 55 55 55 110 55 55 110 0 Bus - Shuttle Trip 5 5 5 10 5 5 10 0 AMFS year -round emp. 34 34 0 34 0 34 34 0 AM PEAK HOUR PM PEAK HOUR` ENTER EXIT TOTAL ENTER EXIT TOTAL Total Campus 141 60 201 60 141 201 a a. 0 e Q ' 25 0 a, ACDS Future Total Traffic (2015 -2016 School Year) Future Winter Background Traffic in Year 2016 was added to ACDS Future Trip Generation projected for the 2015 -2016 School Year to obtain total traffic. Total future traffic volumes are depicted on Figure 12. Future Total Traffic Operational Analysis — ACDS 2015 -2016 School Year The Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity Manual by the Transportation Research Board in 2000, were used to analyze the study intersections for the year 2015 -2016 ACDS School Year total traffic conditions. The analysis was completed using SYNCRO -6.0, a computer software program which models traffic at and between intersections. This program can be used to identify potential queuing problems as well as the individual intersection capacities. The results of these analyses are provided in Table 5. Definitions of levels of service are given in Appendix B. The capacity worksheets are provided in Appendix C. TABLE 5 INTERSECTION CAPACITY ANALYSIS SUMMARY WINTER PEAK TRAFFIC WITH AMFS - YEAR 2016 INTERSECTION LEVEL OF SERVICE HCM (ICU) LANE GROUPS AM PEAK HOUR PM PEAK HOUR Winter Traffic (With Music Festival and School) US -82 / Maroon Creek / Castle Creek Traffic Circle Controlled F (G) F (H) Castle Creek Road / Music School Road (Stop - Controlled) Stop Controlled A (A) A (A) °"w Key: ICU LOS = Intersection Capacity Utilization Level of Service - See Appendix B Stop- Controlled Intersections: Level of Service .r I3 • 1 1 1 f 26 0 0 r.. f fa N c Not to Scale y9, y et '4., \' (f U '-312/1630 r State Highway 82 m m 0t e. 111 / 2e t Key 0 2 �� 'Traffic Does Not Enter Traffic ^ � ry\ �o \4) 43 3 y j g. Circe, Right Turn on SH 82 0 09 1 ' Ell N a Music School Road r M �r 1 'mac' Figure 10 e BACKGROUND WINTER TRAFFIC VOLUMES - YEAR 2016 c Without Castle Creek Campus a AM / PM Peak Hour a a 3 N Not to Scale • d ke y �di - 42 0h 7 1� '-92/39 State Highway 82 KEY: ► � j - 'Traffic Do Ps Not Enter Traffic � y92. Circle, Right Tum on SH 82 ...• s 0 a te 44' a t-so / 141 Music School Road CO •i • U 0 6ra Figure 11 • FUTURE ACDS SITE - GENERATED TRAFFIC • Aspen Country Day School Year 2015 -2016 • AM ! PM Peak Hour "Includes 34 Year Around Employees of AMFS e N ` Not to Scale f C sf o f � 4 ;. y CH! e? 7 <bN Pk O s l �U 01 X404 i 1669 1qk State Highway 82 1 i MII o In N O O' Q49 8 0! Key 4P ,S 7, 'Traffic Does Not Enter Traffic �� \ � %7 Circle, Right Turn on SH 82 0ry� 411 cP ck 4 0! ocr 0! a ;7- Lso/141 0* M r y 1 + Music School Road Gp 1 - C, U ^! Figure 12 ci TOTAL WINTER TRAFFIC VOLUMES - 2015 -2016 School Year e With Aspen Country Day School* AM / PM Peak Hour *Includes 34 Year -Round Employees of AMFS • i VII. FINDINGS AND RECOMMENDATIONS For AMFS, the proposed Castle Creek Campus renovations are intended to relieve congestion of an existing dated facility. The remodel and reconstruction, without significantly expanding the programs offered at the campus, are projected to have minimal traffic impacts on the surrounding roadway network. The existing operations of the Castle Creek Campus during the peak season with Aspen Music Fest and School does not significantly change the level of service or capacity category of the State Highway 82 /Maroon Creek/Castle Creek Traffic Circle. The site access of Music School Road with Castle Creek Road performs at Level of Service A during peak hours of the day. For ACDS, a 30 % expansion in enrollment over 10 years is planned. In Year 2016, the expanded ACDS traffic will not have a significant contribution to delays at the State Highway 82 /Maroon Creek/Castle Creek Traffic Circle. The Year 2016 winter traffic volumes and operations will be comparable to the 2006 / current summer traffic volumes and operations. Both AMF &S and ACDS are effectively utilizing transit to reduce vehicle trips at the Castle Creek Campus. Additional roadway improvements are not required because of Campus operations or the Campus proposed renovations. aY t 3 1 0 3 0 3 3 0 0 30 0 0 as EXHIBIT #5 6 SCHMUESER GORDON MEYER - `PESTER BUTT - ..___._— ____ —_____ 1 18 W. 6TH, SUITE 200 P.O. BOX 2155 P.O. BOX 3088 E N G I N E E R S S U R V E Y O R S GLENWOOD SPRINGS, GO 8 I GOI ASPEN, CO 8161 2 CRESTED BVTTE. CO 81 224 f 970-945 -1004 970-925 -6727 970-349-5355 FX: 970- 945 -5948 FX: 970-925-4157 FX: 970-349 -5358 April 4, 2007 ( Ms. Jennifer Elliot C Aspen Music Festival and School 2 Music School Road r Aspen, CO (' 81611 r ll RE: Aspen Music Festival and School Campus Master Plan, Engineering Report for Land Use Application C Ohl Introduction ell The Aspen Music Festival and School is located on Music School Road, off of Castle el Creek Road in Aspen, CO. The Music School operates in the summer and shares its campus with the Aspen Country Day School, which operates from September to May. The Music School is developing a campus Master Plan outlining the facilities and 01 infrastructure for the final build out of their campus. As part of the Master Plan • I development process, utilities, roads and bridges, grading and drainage, and floodplain • issues were evaluated with respect to existing conditions, and the required improvements for construction of the Master Plan were identified. • • Utilities a Water l Water is supplied by the City of Aspen. Water is delivered in an 8" ductile iron pipe • (DIP) water main. Phil Overeynder of the City of Aspen Water Department indicated • several issues related to the history of the water supply to the campus. There is a el recorded Water Services Agreement (Book 465, Page 294) and Promissory Note (Book 465, Page 279) related to the setup of the water supply. In 1983, the Music School" campus could no longer rely on its on -site wells for potable water. The City of Aspen t agreed to provide a water supply to the campus, and quickly designed and constructed the C existing system. Because the Music School could not afford to pay for the pipeline and G, connection charge, the City agreed to advance the applicable fees and defer payment with a 50 -year amortization as indicated in the Promissory Note. e e Detailed plans of the City of Aspen water supply to the site have been obtained. The service to the campus comes straight from the clear well at the Castle Creek Water Treatment Plant. As a result, there have been disruptions in service from the City supply C that have caused campus closures at least twice in the last few years. The line also is not C' looped. Because of this, there may be some constraints related to available water pressure. Additional lines have been added to serve the modular building and `Opera Hall' building. Campus staff has indicated that there are water pressure deficiencies in these buildings that are serviced by water lines in series. Running individual service lines • • 1:A1992V 92208 \EV Correspondence A Engineering Ap1-040407 0 0 a April 4, 2007 2 Aspen Music Festival and School Campus Master Plan Engineering Report to each new and remodeled building should alleviate these problems. Additionally, an • internal 8" loop and pump station could be constructed within campus to minimize the pressure deficiencies. The City of Aspen Water Department and the Aspen Fire Marshal's office each provided water delivery rates for the existing fire hydrants on site (see below). Fire Hydrant Flow Test Results from the Water Department (no test date given): First hydrant across bridge: Static 45 psi, Residual 40 psi, Pitot 25 psi, (no flow given). Second hydrant: Static 45 psi, Residual 40 psi, Pitot 18 psi, total flow 67lgpm Fire Hydrant Flow Test Results from the Fire Marshal — tests conducted in 1997: First hydrant: Static 45 psi, Residual 40 psi, Pitot 25 psi, total flow 838 gpm Second hydrant: Static 35 psi, Residual 23 psi, Pitot 16 psi, total flow 67lgpm Recommendations The available pressure is the most pressing issue as it relates to fire flow requirements. We propose to add a booster pump station to the 8" line serving campus. Given the extent of new buildings on campus, completing an interior loop around the ponds also makes sense, and could add some stability in the event of a line failure in that area. The issue of supply interruptions from the Water Treatment Plant is not as easily solved. One potential solution is to install a storage tank on campus. However, given the topography and available land for a tank, this solution may turn out to be more difficult and costly than it is worth. Additionally, the City of Aspen Water Department has made improvements to their facilities and response times during disruptions. At this time, we recommend moving forward with a pump station on campus, but not with on -site water storage. The pump station would be designed to improve domestic supply pressure and to provide for the necessary flows for the campus hydrants and in- building sprinkler systems. Emergency power would need to be provided for the pump station, and issues related to ownership of the pump station will need to be resolved with the Water Department. r ID The extent of existing water utilities, and the proposed improvements and needed service lines, are shown on Sheet C2: Schematic Utility Plan — Water and Sewer. It is likely that the existing water main will need to be relocated around the proposed location of 41 buildings #1/2 and #7. Potential relocation alignments are shown on the plans. 0 Sewer Per Tom Bracewell (Aspen Consolidated Sanitation District), the sewer service on campus has issues related to inadequate grade. The campus service line has had maintenance issues, and capacities for additional development will be an issue. t I:U 992\ 92208 \E \Correspondence \Engineering Rp1- 040407 tar a .na v 00. April 4, 2007 3 Aspen Music Festival and School Campus Master Plan r Engineering Report t f However, campus staff is unaware of any issues or specific past problems related to sewer service. Construction drawings showing the on -site sewer facilities were obtained and indicate the extent of existing 6 ", 8" and 10" sewer lines on campus. Recommendations The grade of the existing sewer line that exits campus along Music School Road is only C 0.28 %. However, given that campus staff has not noticed any problems with the sewer, we propose to leave the sewer as is. It would be very difficult and costly to increase the grade of the sewer line. To achieve any significant increase in grade would likely necessitate a new trench and sewer line from the core of campus all the way out to Castle Creek Road, and possibly for a significant length down Castle Creek Road. Additionally, serving the entire Campus via gravity to a low spot, and then pumping the wastewater up to Castle Creek road would incur significant additional costs, and be subject to the t reliability and maintenance of the pump system."'! An interim step would be to conduct a thorough inspection of the existing sewer system. 011 The system could be flushed out and inspected via video to identify low spots or other potential problems. Ongoing maintenance in the form of annual inspections and flushing also is recommended. 04 The existing sewer main would need to be relocated around the northwest corner of proposed building #2. A proposed realignment, along with all necessary sewer service lines to serve the proposed Master Plan are indicated on sheet C2: Schematic Utility Plan �h — Water and Sewer. j Electric Holy Cross Energy serves the existing facility with electric service. An overhead line is A`+ used to access the site, and underground lines are used to service the buildings. Four pad- mounted transformers exist on site. Sufficient capacity exists to serve the proposed Master Plan development. A rough sketch of the existing overhead and underground lines was provided, and a private locator was hired to locate and map the existing electric ;` + lines in the center of campus. The existing and proposed electric utilities are shown on sheet C 1: Schematic Utility Plan — Shallow Utilities. . It is likely that heat pump equipment that will be placed in building #2 will need 3-phase power. Holy Cross can supply 3 -phase power to campus via the overhead lines to the 0 area behind buildings 1 and 2. From there, new underground conduit would need to be provided to the other transformers on site if 3 -phase power were to be needed at other buildings. Based on the current Master Plan, three of the existing transformers will need to be relocated a short distance to accommodate new buildings and roads. 0 C \I 992V9208 \EV Correspondence A Engineering Rpt- 040407 C f April 4, 2007 4 Aspen Music Festival and School Campus Master Plan Engineering Report Gas Kinder Morgan provides gas service to the site. There is no indication of any pressure or service issues. There is an existing 2" steel gas main that serves the campus master meter. Kinder Morgan has indicated adequate capacity on their main to serve the gas requirements of the Master Plan as detailed by Beaudin Ganze Consulting Engineers. It is recommended that all old steel pipes downstream of the master meter be abandoned and replaced with new PE plastic fuel lines. At this time, only buildings 2, 14 and 15 would require gas service. The project (owner) will be responsible for any new gas line trenching, including bedding and backfill, the cost of any new pipe, and the labor cost associated with the Kinder Morgan installation crew. Telephone Qwest provides telephone service at the existing facility, and will provide the required service for the Master Plan. Phone service is proposed for all buildings except the practice buildings. Cable TV Comcast provides underground service along Castle Creek Road. Any lines into the campus would be old. The reliable line most likely ends at the Castle Creek Road - Music School Road intersection or at the neighboring house. This is probably where new service would need to be initiated. It is possible that the "Cable in the Classroom Act" would require Comcast to provide cable lines to school classrooms, but it has not been verified if this applies at a private institution. If cable service is desired, Comcast will need a site plan indicating which buildings will need to be wired. Utilities Summary The major challenges regarding utility service for the Aspen Music Festival and School Campus Master Plan will be the water and wastewater utilities. The existing water supply to the campus has experienced outages. Some pressure issues also have been experienced in lines that service more than one building in series. This issue should be 0 resolved by providing separate service lines for each new building and providing a completed loop for the inner campus. Low pressures, measured during hydrant flow tests, also may be limiting with respect to fire flow requirements. To alleviate this problem, we propose to install a central pump station on campus to ensure adequate pressure and flow for domestic supply and to meet fire suppression needs. The wastewater service on campus may have issues related to the lack of grade in the 10" PVC line that leaves the campus. However, campus staff is unaware of any recent on -site wastewater issues. It is proposed that the existing sewer infrastructure remain, but that 0 \ 1992\ 92208 \E \Correspondence\ Engineering Rpt- 040407 0 • April 4, 2007 5 Aspen Music Festival and School Campus Master Plan Engineering Report C' the lines be flushed out and inspected for any potential problems. Sewer service for each new building other than the proposed building #15 can be readily achieved via gravity. Building #15 will require a force main service to be connected to the 10" main that runs, along Music School Road. Electric, gas, telephone and cable TV service all will be available for the buildings (" specified in the Master Plan. Roads e' , Castle Creek Road Intersection The intersection of Music School Road with Castle Creek Road was evaluated against the intersection requirements of the Pitkin County Asset Management plan. Ideally, • intersection legs that will be under STOP control should be at right angles. The existing • intersection is aligned at an acute angle, making visibility an issue for vehicles leaving • campus and turning onto Castle Creek Road. However, the intersection sits on the edge of a steep drop -off that leads down to Castle Creek. Additionally, there is a private residence just a short distance down Music School Road. Therefore, there is insufficient • room to provide a 90° turn with a significant straight portion, followed by a curve back • toward the Music School Campus. The option of moving the Music School Road intersection also was evaluated. However, as the road progresses toward campus, significant elevation differences occur between • Castle Creek Road and Music School Road. Therefore, an alternative intersection • location would require cutting into steep slopes, significant grade adjustments, and likely, • the construction of significant retaining walls. • At this time, no improvements are proposed for the Castle Creek Road — Music School • Road intersection. During a project meeting, then County Engineer Bud Eylar c recognized that there were not any viable options for improving this intersection. e Campus Roads With minor adjustments for tangency, turning radii, and some grade adjustments, the roads as indicated on the Master Plan prepared by Design Workshop, Inc. are feasible to construct on site. 0 The Aspen Fire Protection District has minimum requirements for road widths, turning radii, and road grades. Ed Van Walraven and Orrin Moon of the Fire Marshal's office were consulted about the campus Master Plan, road layout and extemal fire fighting Q' features. Former County Engineer, Bud Eylar, also was present at a meeting regarding the road design criteria. • • • I: 1992V 92208 \EV Con espondenceAEngineering Rpt- 040407 a April 4, 2007 6 S Aspen Music Festival and School Campus Master Plan Engineering Report Roads were designed with a maximum grade of 12 %, and a minimum inside turning radius of 29 feet (for roads of 16 feet or greater in width, resulting in an outside radius of 45'). Where possible, the roads were designed to accommodate two lanes of traffic with widths of 20 feet or greater. Where this was impractical, or where the roads are primarily one -way, a minimum width of 16 feet was provided to meet fire requirements. Bridges Two additional vehicular bridges are proposed for campus. The original, existing bridge is being retained. However, in order to maintain a primarily pedestrian corridor in the ` y center of campus, the two additional bridges were located to allow for traffic flow into and around campus without impacting the central core. Multiple access points for crossing Castle Creek also are advantageous from a fire protection standpoint. Currently, there is only one bridge allowing access to the south side of the creek, which presents a significant potential hazard in the event of an emergency should that bridge get blocked. After the original conceptual road layout was completed, a site visit was conducted to view the proposed bridge locations. The bridge locations then were moved to avoid major areas of trees where possible, and were aligned and designed to minimize impacts on the existing ground surface and riparian areas. The Lower Bridge in particular, was lengthened significantly in order to avoid the need for extensive road cuts and fill slopes through the riparian area. Preliminary designs of the new vehicular bridges are being prepared. Drainage A drainage analysis was conducted to determine the impacts of the proposed development on stormwater runoff quantities. The NRCS (Natural Resources Conservation Service) TR -55 method was used for estimating the amount of runoff that will occur as a result of a particular precipitation event. This method calculates runoff from individual basins based on the basin area, SCS curve number, precipitation and the time of concentration. 3 Drainage Basins Four separate basins were delineated: the Main Campus, West Campus, Northeast Campus, and Keno Gulch Basin. The Main Campus was divided into two separate sub - ® basins, one on -site (Main Campus -1) and one off -site (Main Campus -2). The West Campus and the Northeast Campus each consisted of a singular basin. The Keno Gulch Basin was divided into two separate sub - basins, Keno Gulch and Spar Gulch. The Keno Gulch Basin flows through the campus and does not receive any drainage from the developed campus. The Spar Gulch Basin is on out -of -area basin that is re- directed to 40 Keno Gulch by historic drainage diversion structures. • 191992V92208\EVCorrespondenceA Engineering Rpt- 040407 April 4, 2007 7 Aspen Music Festival and School Campus Master Plan Engineering Report (' A SCS curve number is assigned to each basin. The curve number provides the relationship between the amount of precipitation and the amount of subsequent runoff. („ The curve number is a function of soil type, vegetative- cover, land use, and antecedent moisture conditions. An area - weighted average curve number is assigned to each sub- area due to the variation in soil types and land use. Precipitation r n Large runoff events in this region of Western Colorado are caused by cloudburst type storms that are characterized by short durations of high intensity rainfall. The SCS Type e I' I 24 -hour distribution best represents these types of storms and was used for this ('1i analysis. Rainfall depths were taken from the NOAA Atlas 2, Precipitation-Frequency 1 Atlas of the Western United States, Volume III- Colorado. Table 1 summarizes the rainfall used in this analysis. e1 I � k l Table 1-Precipitation `s Return Period 2 -Year 10 -Year 100 -Year �1 Precipitation [in] 1.2 1.8 _ 2.6 0 0 t Time to Concentration 0 Flow velocities were estimated using Manning's kinematic flow equation. The length1 and velocity of flow are used to calculate the time of concentration. There are three �l components to this calculation: sheet flow, overland flow, and channel flow. These components are determined using flow length, slope, Manning's "n" value, and channel 0 shape. 0 0 Basin Input Table 2 summarizes the sub -basin input values used in this analysis. 0 0 Model Results 0 Table 3 summarizes the model results for existing conditions for each of the four basins. 0 The proposed development alters the drainage of two of the basins, the Main Campus and 0w the Campus -West. Table 4 summarizes the model results for the developed condition for the Main Campus and the Campus -West. 0 0 I� AI992V92208 \EVCorrespondenceA Engineering Rpt- 040407 s April 4, 2007 8 Aspen Music Festival and School Campus Master Plan Engineering Report l Table 2 -Basin Input Basin Sub -Basin Area CN- CN- Tc [hr] [acre] Existing Developed Main Campus -1 8.14 87 89 .417 Main Campus Main Campus -2 32.16 71 71 .360 " Campus -West Campus -West 9.22 81 84 .1 Campus- Northeast Campus- Northeast 5.05 75 75 .191 Spar Gulch 246 77 77 .377 Keno Gulch Keno Gulch 229 73 73 .275 Table 3- Results: Existin; Conditions Basin Qta [cfs] Volto [all Qioo [cfs] Voltoo [af] Main Campus 9.15 1.00 26.47 2.37 Campus -West 6.34 0.37 14.2 0.78 Campus - Northeast 1.58 0.10 4.58 0.30 Keno Gulch 109 11.59 332.22 28.5 Table 4- Results: Developed Conditions "" Basin Qto [cfsJ Voi [afl Qioo [cfs] Voltoo Iafl Main Campus 10.07 1.09 27.59 2.49 Campus -West 8.33 0.46 16.92 0.92 w The proposed development will increase the 10 -year storm flow rate from the east side of • Castle Creek by 0.9 cfs. The proposed development will increase the 10 -year storm flow II rate from the west side of Castle Creek by 1.99 cfs. The difference in total storm runoff volume for the 10 -year storm is 0.09 acre -feet on the east side of Castle Creek and 0.09 acre -feet on the west side of Castle Creek. 0 The proposed development will increase the 100 -year storm flow rate from the east side ID of Castle Creek by 1.1 cfs. The proposed development will increase the 100 -year storm flow rate from the west side of Castle Creek by 2.7 cfs. The difference in total storm ID runoff volume for the 100 -year storm is 0.12 acre -feet on the east side of Castle Creek O and 0.14 acre -feet on the west side of Castle Creek. ID • • 19 1992V92208AEV Correspondence \ Engineering Rp1- 040407 rr, VV April 4, 2007 9 get Aspen Music Festival and School Campus Master Plan Engineering Report Detention of the 100 -year storm would require a campus -wide total of 0.26 acre -feet of storage. If accomplished with one facility, this would require a detention pond that was 53 ft x 53 ft in plan area and 4 ft deep. However, on the Music School Campus, it is t' more likely that the required detention would be achieved using excess capacity that is available in the existing ponds and a few additional, smaller swales and depressions on both sides of the Creek. By providing for on -site storage and treatment of stormwater C runoff using the existing ponds and other engineered swales and depressions, the development will conform with Pitkin County Land Use Code Section 7- 20 -30: Water Courses and Drainage (subpart (c) Drainage). r!I Grading Keno Gulch Debris Flow Channel Improvements to the Keno Gulch debris flow channel were recommended by Yeh and C1' Associates, Inc. (Final Geotechnical Engineering Report, July 19, 2006). The channel on " ii the upper bench above campus should be improved to maintain a channel invert of at efl least 15 feet deep. As the channel crests the hill and descends toward campus, the existing channel and berms will be improved to provide a minimum depth of 12 feet. !�N eh The Master Plan calls for a road over the channel to a parking lot in the area of the �) existing percussion building. To provide this crossing, a concrete box culvert (CBC) will �) be constructed to convey the debris flow under the road. Yeh and Associates recommended a 10' x 10' culvert, primarily to facilitate cleaning and maintenance 0 following debris flow events. Due to difficulties encountered in reconciling grades �1 between the top of culvert and surrounding roads, the height of the CBC was reduced to 8 feet. This should still allow for motorized equipment to be used in cleaning and maintenance of the culvert. It is still possible that the 8' x 10' CBC could become clogged during a debris flow event. `,, The uphill wingwalls of the CBC on the western side of the channel will be constructed to a height approximately 3' greater than those on the eastern side. This will allow for overflow to be directed toward the parking lot, minimizing the chances of a debris flow C! impacting the buildings, building #15 in particular. The parking lot also sits at the base of a steep slope with potential for rock fall. t According to Yeh and Associates (Geological Hazard Evaluation, Letter Report to Aspen C' Music Festival & School, Revised, August 15, 2006), the parking lot can be protected Ci, from rock fall hazard using reinforced earth berms, walls, engineered ditches and selective site grading on the uphill side of the parking lot. Floodplain A floodplain analysis for the property was previously approved by Pitkin County in December of 2000. However, at the time the neighboring property owner would not �I 0 AI992v92208VEACorrespondenceA Engineering RpN- 040407 April 4, 2007 10 Aspen Music Festival and School Campus Master Plan Engineering Report allow access for sufficient topographic surveys for us to acquire enough information to complete the floodplain analysis for the downstream end of the property. As part of the current Master Plan project, we were able to gain access to the property and we obtained additional cross - sections of the creek. Floodplain modeling was conducted to complete the floodplain mapping for the remainder of Castle Creek as it flows through the property. A steady state HEC -RAS model was developed to determine the extent of the 100 -year flood on the Music School Campus. FEMA's Flood Insurance Study, Pitkin County Colorado and Incorporated Areas indicates that the 100 -year flood flow rate for Castle Creek is 1150 cfs below the confluence with Conundrum Creek (upstream of the Campus) and 1300 cfs at the confluence with the Roaring Fork River (downstream of the Campus). The more conservative flow rate of 1300 cfs was used for this analysis. A two thousand one hundred and sixty foot (2160') reach of Castle Creek was modeled with twenty -six cross - sections. A Manning's "n" of 0.055 was used for the main channel, which can be described as a mountain stream with a cobble bed channel. The floodplain, consisting primarily of trees and shrubs, was assigned a Manning's "n" of 0.1. Both of these values were taken from the HEC -RAS River Analysis System Hydraulic Reference Manual, Version 3.1, November 2002. It should be noted that the HEC -RAS model could not be calibrated to confirm accuracy of these Manning's "n" values due to the lack of a stream flow gage on Castle Creek adjacent to the Campus. The existing conditions on the site included several practice buildings that were within the 100 -year floodplain (Practice Rooms, Section A). The proposed Campus Master Plan removes these buildings and replaces them with parking spaces, a road, and one bridge abutment. One abutment for the Upper Bridge will be constructed in the floodplain. No other development is proposed within the 100 -year floodplain. The two new vehicular bridges will be designed to span the entirety of Castle Creek, and with sufficient vertical clearance to prevent blockage of drainage channels during peak flood events. The development proposed in the Campus Master Plan will reduce the amount of A development in the floodplain. All existing habitable structures will be removed, and the `✓ proposed development will be limited to roadway, parking spaces and one bridge abutment. All proposed development within the floodplain will conform to Pitkin County Land Use Code Section 7- 20 -40: Floodplain Hazards, and will not cause any foreseeable damage to others either within or outside the floodplain boundaries. 41 Conclusions • Adequate capacity exists to serve the proposed Master Plan with water, sewer, gas, electric, telephone and cable television. A water booster pump station is proposed to • provide adequate pressure and flow for fire suppression. A thorough inspection of the existing sewer system is recommended, and a program of regularly scheduled inspection and maintenance should be maintained. 0 I A 1992V 92208 \EVCmTespondenceAEngineering Rpt -040407 • April 4, 2007 11 r a Aspen Music Festival and School Campus Master Plan Engineering Report The proposed road and bridge system is feasible. The goal of the road layout was to maintain the central core of campus as a primarily pedestrian Irea. The addition of two r new vehicular bridges with access to major parking areas allows for the minimal use of fin, the existing (Middle) bridge, thereby reducing traffic through the center of campus. Due CI to existing site grades, and to reduce impacts to riparian areas, the Lower Bridge will be lengthened to span a distance from the north side of Castle Creek almost all the way up Q'" the hill to the parking lot. r , Stormwater runoff flows were modeled for existing conditions and the development proposed in the Master Plan. Increases in stormwater runoff resulting from the proposed I development can be managed on site. t The Keno Gulch debris flow channel will require significant improvements, as t recommended by Yeh and Associates (Final Geotechnical Engineering Report, July 19, I 2006). The channel and berm will be improved on the upper bench and as the channel �M drops down into campus. A concrete box culvert will be constructed to convey runoff AIM and debris flows under the road that Leads to the parking lot. In the event the culvert clogs, overflow will be directed through the parking lot. • • The development proposed in the Campus Master Plan will reduce the amount of • development in the floodplain, and will not cause any foreseeable damage to others either within or outside the floodplain boundaries. I hope this engineering report adequately addresses the needs of the Land Use Application for the campus Master Plan. Please feel free to call me if you have any • further questions. Very Truly Yours, 0 Q9 Schmueser Gordon Meyer, Inc. Reviewed by: / Matthew Webster ammond, P.E. 0 rincipal — Aspen Office 0 '. cc: Alan Richman - Alan Richman Planning Services 0 Suzanne Richman - Design Workshop, Inc. • Harry Teague, Patrick Leeds - Harry Teague Architects • Lester Wells - The Wells Partnership 0 I: 1 992\92208\E\Correspondence Engineering Rpm- 040407 O a EXHIBIT #6 ITA Yeh and Associates, Inc. Geotechnical Engineering Consultants 5700 E. Evans Avenue 0170 Mel Ray Road Denver, CO 80222 Glenwood Springs, CO 81601 Tel.: (303) 781-9590 Tel (970) 384-1500 Fax (303) 781 -9583 Fax: (970) 384 -1501 April 11, 2007 Ms. Jenny Elliot Aspen Music Festival & School Project 26 -065 2 Music School Road Revision #2 Aspen, Colorado 81611 Subject: Geological Hazard Evaluation, Aspen Music Festival Campus, Music School Road, Pitkin County, Colorado. Dear Ms. Elliot: This letter presents the results of Yeh and Associates, Inc. geological hazards evaluation for the subject property. This evaluation is intended to provide an assessment of the geological hazards for redevelopment of the property. This evaluation consisted of field reconnaissance and review of existing literature and historical photographs of a past event at the site. Our investigation was conducted in accordance with Section 7 -20 -20 Steep and Potentially Unstable Slopes and Section 7 -20 -50 Geologic Hazards, Sections (b) through (i) of the Pitkin County Development Standards. This evaluation does not include assessment of avalanche or environmental hazards. INVESTIGATION AND SITE CONDITIONS Our investigation consisted of a site visit and review of three map sets, the "Geologic Map of the Aspen quadrangle, Pitkin County, Colorado" and "Map showing areas of selected potential geologic hazards in the Aspen quadrangle, Pitkin County, Colorado" prepared by Bruce Bryant, U.S. Geological Survey, "Roaring Fork and Crystal Valleys -an Environmental and Engineering Geology Study" by the Colorado Geological Survey. We also reviewed a report titled "The Geologic Story of the Aspen Region" by Bruce Bryant for the U.S. Geological Survey, 1988. Numerous additional reports have been prepared for this site concerning geological hazards, • foundation conditions, hydrology and environmental conditions. Of particular note are a total of six reports and letters by Arthur Mears, P.E. dating from 1983 through 2001 which identify potential areas of geological hazards and documentation of historic debris flows emanating from Keno Gulch. These previous, detailed studies of the conditions related to the recurring debris • flows are the basis of this report. We visited the property on May 10, 2006. The site, approximately one mile south of Aspen, is located in the Castle Creek valley and is bisected from the northeast to the southwest by the • creek. It is bounded on the northwest by Castle Creek Road. The property sits at the confluence of Castle Creek and the Keno Gulch drainage. Vegetation at the site includes native trees and • plants and landscaped areas. c 0 • • 1 C' AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 The bedrock in the lower slopes and above the site to the southeast and the northwest includes ( overturned beds, dipping at 50 to 70 degrees to the east of the Pennsylvanian- Permian age Maroon Formation, which is a red -brown siltstone, sandstone and conglomerate with occasional lenses of limestone. Surficial deposits on the southeast facing slopes below Castle Creek Road (' !' are Pleistocene age glacial deposits made up of poorly sorted sediment ranging in size from silt (" to boulders. Alluvial deposits of sand, silt and gravel are at the surface over most of the site and IV adjacent to Castle Creek. Remnant debris flow deposits are found on the northeast section of the property at the mouth of Keno Gulch. (` q (l The Castle Creek fault zone is parallel to and underlies the property. The Castle Creek and other faults of the area are believed to be inactive. el The site has a history of mining activity mostly against the hillside along the eastern boundary •9 near Keno Gulch with some associated support activities on the flatter areas in the valley bottom. • The potential for ground subsidence is low in the area of proposed development. Mine related subsidence should be considered during the geotechnical investigation. Areas of fill may be present in most places throughout the site and should be considered during the geotechnical 00 investigation. • The typical gradients in the valley bottom range from nearly level to gently sloping at grades of • 2% to 3 %. The slopes to the northwest, below Castle Creek Road are very steep and range in Ali grade from approximately 55% to 60 %. Slopes to the southeast of the site are steep and range in • grade from approximately 30% to 35 %. Elevations within the subject site range from roughly 8040 to 8100 feet. 0 0 This report divides the site into five areas which are impacted to varying degrees by geological hazards and potentially unstable slopes. The areas are shown on the attached site plan (Figure 1). • The site is not impacted by Section 7 -20 -50 (f) Mancos Shale; (g) Faults; (h) Expansive Soil and Rock; (i) Ground Subsidence. 0 A July of 2006 geotechnical report by Yeh and Associates, Inc. contains preliminary and final geotechnical recommendations for the proposed development. It includes detailed design recommendations for some of the conceptual geological hazards mitigation systems described in C this evaluation. e 0 RESULTS Q Q Area One — Near Keno Gulch Existing Site Conditions 0i This area consists of debris flow deposits which were subjected to significant modifications by Q human activities. Documented debris flows have occurred in 1983 and again in 1996. Recurrence intervals of 10 to 30 years and flow quantities of several thousand cubic yards or • more are probable from this drainage. Some channel enhancements have been constructed here in the past. Mr. Mears attributes the 1996 flows to toe erosion of an existing landslide on the • • 2 • 0 AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 north side of the basin due to heavy springtime runoff. There are very steep, unvegetated slope to the north and south of Keno Gulch. Several berms were constructed on the bench area to the east of the campus and along the channel as it passes through the campus after the 1996 event. The existing berms are typically three to ten feet high. Planned improvements Planned improvements within this area include a parking area as well as a concrete box culvert (CBC) to convey the surface flows from Keno Gulch and to provide access to the parking area. Conclusions Section 7 -20 -20 This area has steep and potentially unstable slopes along the southeast side. Cut and fill slopes in the steeper parts of this area should be stabilized as part of the future construction. Any additional cuts or fills, which are part of the future development should be sloped or stabilized with engineered walls or other solutions. Section 7 -20 -50 (b) There does not appear to be any active or historic landslide features within Area One. Investigations by Aurther Mears, P.E. in response to the debris flow events of 1996 revealed the existence of an active landslide on the north side of the Keno Gulch drainage basin approximately 1500 feet above the campus. This landslide does not directly affect the proposed development. It does impact Area One indirectly in that it is a source for future debris flow material and may play an important role in determining debris flow frequency and volume. Section 7 -20 -50 (c) Area one has a moderate rock fall hazard along the over steepened cut slopes near the mouth of Keno Gulch and also from the cut slope immediately to the north of Keno Gulch. The planned improvements will not be impacted by the over steepened slopes near the mouth of the gulch, however the parking area will be exposed to a rock fall hazard from the over steepened slope above. It is likely that the impact from this hazard can be mitigated by reinforced earth berms, walls, engineered ditches and selective site grading on the uphill side of the parking area. High capacity debris and rock fencing are also available for sites with horizontal space constraints. The parking area can be protected from rock fall hazard. Section 7 -20 -50 (d) This area contains the most recent primary flow channel for a historic debris flow for which the recurrence interval of the events is less than the service life of the proposed improvements. Debris flow mitigation should be considered during the site grading design and structure design. The 1996 debris flow event is likely to be a typical design event. The severity of future events will be determined by the intensity of spring runoff, precipitation intensity and by the amount of material available for scour at the toe of the landslide on the north side of the basin. The likelihood of continued movement of the landslide is not within the scope of this report. ® The general approach for mitigation of this hazard should be to provide an enhanced lower channel, a CBC, and earthen berms or walls in the lower part of the channel. In addition, channel improvements and berming on the elevated bench area above the site should be 0 3 AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 considered. The site grading and CBC dimensions should be chosen to convey future flows 4, under the parking lot access road then to the river along the existing flow path. Additional consideration should be given to controlling an overtopping event at the CBC to ensure that Building #13 and the lower bridge are not affected. (' (1 It is likely that the impact from this hazard can be mitigated by reinforced earth berms, C engineered ditches and selective site grading within the proposed building envelope. Sacrificial concrete walls or reinforced foundation walls which extend above grade are another option. ('' High capacity debris and rock fencing are also available for sites with horizontal space constraints. The dimensions and capacities of mitigation systems should be determined during the geotechnical investigation. The proposed improvements can be protected from debris flow hazard. Section 7 -20 -50 (e) This area is not affected by talus slopes. ets Area Two — Southeast Central Part of Site against the Hillside Existing Site Conditions This area was severely impacted by the debris flow event in 1996 when the flow changed «N direction as it moved across the bench above the valley floor. The change in direction was likely due to plugging of the channel by rocks and trees. Mitigation on the bench area as discussed in the section on Area One will reduce the likelihood of future debris flow events from impacting the improvements within this area. 0 Planned improvements Planned improvements within this area include parking areas, practice rooms #12, buildings #1, #9, #10, #11, #13, #14, as well as the middle bridge. et) to Conclusions Section 7 -20 -20 This area has steep and potentially unstable slopes along the southeast side along the hillside. ) 0 Cut fill slopes in the steeper parts of this area should be stabilized as part of the future 0 construction. Any additional cuts or fills, which are part of the future development should be sloped or stabilized with engineered walls or other solutions. Practice rooms set into the toe of the natural slope can be designed to act as a retaining wall and may improve the stability of these C slopes. Appropriate design criteria should be established as part of a geotechnical investigation and report. Section 7 -20 -50 (b) 1 This area is not considered to be a landslide area. Section 7 -20 -50 (c) 0 Area two has a low potential for rock fall hazard along the steep slopes to the south of Keno e Gulch. Practice rooms #12 may be impacted by this potential hazard. It is likely that the impact from this hazard can be mitigated by reinforcing the practice room structures. Rock loads on the 4 0 0 a AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 structures should be determined as part of the geotechnical investigation and report. High capacity debris and rock fencing are also available for sites with horizontal space constraints. The proposed improvements in this area can be protected from rock fall hazard. Section 7 -20 -50 (d) This area was impacted by the debris flow event in 1996 when the flow breeched the primary i channel above the site. Additional mitigation has been recommended for the bench area above the site which should provide additional protection to this area during future events. Debris flow mitigation should be considered during the site grading design and structure design. ) It is likely that the impact from this hazard can be mitigated by reinforced earth berms, walls, ) engineered ditches and selective site grading within the proposed building areas. Sacrificial concrete walls or reinforced foundation walls which extend above grade are another option. High capacity debris and rock fencing are also available for sites with horizontal space constraints. The planned improvements within this area can be protected from debris flow hazard. Section 7 -20 -50 (e) This area is not affected by talus slopes. Area Three — South Central Area of Campus Existing Site Conditions This area is characterized by flat ground with possible shallow ground water and springs. Planned improvements Planned improvements within this area include parking areas, buildings #2, #6, #7, #8, as well as the upper bridge. Conclusions Section 7 -20 -20 This area has steep and potentially unstable slopes along the south side near the hillside. The planned improvements are not within the steep areas. Section 7 -20 -50 (b) This area is not considered to be a landslide area. ® Section 7 -20 -50 (c) This area is not impacted by rock fall hazard. 0 Section 7 -20 -50 (d) !® This area is not impacted by debris flow or alluvial fan hazard. Section 7 -20 -50 (e) This area is not affected by talus slopes. 0 5 0 0 N AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 Area Four — North Central Part of Campus below Music School Road Existing Site Conditions This area is characterized by flat ground near the creek with the potential for shallow groundwater. The northwest part of this area lies below the Music School Road embankment. �. The embankment slope is vegetated and appears stable. Planned improvements p Planned improvements within this area include parking areas and building #15. Conclusions C' Section 7 -20 -20 e , This area is not affected by steep and potentially unstable slopes. el Section 7 -20 -50 (b) This area is not considered to be a landslide area. �p 0 Section 7 -20 -50 (c) This area is not impacted by rock fall hazard. 0' Section 7 -20 -50 (d) • 0' This area is not impacted by debris flow or alluvial fan hazard. Section 7 -20 -50 (e) • This area is not affected by talus slopes. • • Area Five — Northwest Side of Campus below Castle Creek Road 0 Existing Site Conditions This area lies between Castle Creek and the Castle Creek Road embankment from the intersection of Music School Road to the southwest property boundary. The embankment 0 consists of gravelly fill with boulders. The slope is generally well vegetated with some areas of over steepening where the vegetation is sparse and some erosion occurs. The embankment appeared stable overall with the exception of short sections where erosion produces occasional rock fall. A talus slope exists at the extreme southwest corner of the property. The talus slope 0 appears to be stable with the exception of occasional surface raveling. 0 Planned improvements Planned improvements within this area include parking areas, practice rooms #3, #4, #5, #16 0 #17, and the access road for the site. 0 Conclusions Section 7 -20 -20 This area has steep slopes which appeared generally stable but will require rock fall mitigation 0 0 6 0 0 AMFC, Geological Hazards Evaluation 26 -065; April 11, 2007 and erosion control in some areas. Any new cuts or fills, which are part of the future development should be sloped or stabilized with engineered walls or other solutions. Practice rooms set into the toe of the steep slope can be designed to act as a retaining wall and may improve the stability of these slopes. Appropriate design criteria should be established as part of a geotechnical investigation and report. The impact of steep slopes can be mitigated in this area. Section 7 -20 -50 (b) This area is not considered to be a landslide area. Section 7 -20 -50 (c) Area five has potential for rock fall hazards from the eroding areas of the embankment where the vegetation is sparse. The access road is also affected by this potential hazard. It is likely that the impact to the practice rooms from this hazard can be mitigated by controlling erosion on the slope and by reinforcing the structures. Slope stabilization with anchored mesh or cable netting is a possible solution. The practice rooms will provide protection from this hazard by catching rocks and debris before they reach the road. Potential rock loads on the structures should be determined as part of the geotechnical investigation and report. The proposed improvements in this area can be protected from rock fall hazard. Section 7 -20 -50 (d) This area is not impacted by alluvial fan hazards. Section 7 -20 -50 (e) Building #5 is located very close to an existing talus slope. The talus slope appears stable. Temporary and permanent cuts should be sloped or retained with engineered structures. Special construction techniques may be required for retaining structures which are anchored in the talus deposit. The impacts of the talus slope can be mitigated. LIMITATIONS .4' 9 This report has been prepared in accordance with generally accepted geological practices in this area for use by the client for preliminary planning purposes. The preliminary conclusions and recommendations submitted in this report are based upon data obtained from the observations made in the field and a literature review. The findings and recommendations given in this report are site - specific, and are valid for the aforementioned subject property only. Sincerely, . 1 • .ciates,4 nc. 0 ' .g >. A. ' 1 P -G., (WY #PG -3353) Principal Scientist Attachment: site plan (Figure 1) 7 0 0 a P" r. C ' r C° if t c y , 's C \ 0 I g s /, 7 e F T v, $ ■ II 1 i PI -,.. \ A `, .e . ti ` ® Q Q r • ® , `.� r IL • • S1 1 • i 1 • • • 4 / 4 ► l e a 1 ~ a . i /i 0 j • - i , i k -4,7 1 b } < 11 1 ' • 4, 1 • C a • EXHIBIT #7 Beach Environmental, LLC July 26, 2006 Alan Richman • Richman Planning Services 201 North Mill Street Aspen, Colorado 81611 Re: Aspen Music Festival & School Wetlands Dear Sir: This letter is provided in support of the1041 Permit Application for a proposed redevelopment of the Aspen Music Festival and School project at 2 Music School Road, Aspen, Colorado. The property is owned by the Aspen Music Festival and School. Beach Environmental has been retained to evaluate, define and delineate wetland areas and potential impacts from the proposed pond dredging and reconstruction portion of the overall redevelopment project. Much work has been completed and an application for a Nationwide Permit No. 39 is being prepared for submission to the U.S. Army Corps of Engineers. This letter is to advise you of the work that has been completed to date by Beach Environmental and to further advise you that this project, as described herein, qualifies ti for permitting by U.S. Army Corps of Engineers under the Clean Water Act and we anticipate receipt of a Section 404 Permit to dredge two ponds and to drain, excavate and fill a small man-made concrete lined pond, known as the Swimming Pond. These activities and the impacts associated with them have been discussed with the U.S. Army Corps of Engineers and the activities will be designed to qualify for Corps permitting. 0 Background The Corps of Engineers issues permits under Section 404 of the Clean Water Act on both an individual, case -by -case basis, and a general basis. General permits apply statewide, regionally, or nationwide, for categories of activities that can be demonstrated to cause little damage to the aquatic environment. A nationwide permit is generally issued when the impacts of a proposed project can be found to be "permit - able" under the more comprehensive individual permit. Nationwide permits are 0 97 E Hopkins Avenue limited to activities that fall within specific parameters and carry limits on the total 0 Suite 100 impacts that can occur as a result of any project. Aspen. CO 81611 fp Tel (970) 925 -3475 Fax 925 -4754 • a e BEACH ENVIRONMENTAL, LLC Page 2 July 26, 2006 r' In this case, application for a Nationwide Permit Number 39 will be presented to the Corps 0 of Engineers for approval, and the scope of the project has been determined by Beach Environmental to fall within the specific parameters of this permit. The Nationwide Permit • No. 39 is known as the "Residential, Commercial and Institutional Developments" permit and covers activities including the discharge of dredged or fill material into non -tidal waters • of the United States for the construction or expansion of institutional building foundations • and pads and attendant features that are necessary for the use and maintenance of such • structures. The discharge of dredged or fill material will not cause the loss of more than 300 linear feet of stream bed nor open water below the ordinary high water mark. • • Activities authorized by the NWP No. 39 may not exceed a total of one -half acre loss of w non -tidal waters of the United States. This project will not result in the permanent loss of • more than this amount by filling a portion of an existing man-made pond to create a building pad for Music School and Aspen Country Day School purposes. Work has been completed to determine the extent of wetlands upon this property and immediately adjacent lands. This work was completed by Gary Beach, who holds a Master of Science in environmental engineering and is a certified environmental scientist and registered wetlands delineator. • • All work undertaken to delineate the wetlands associated with this project has been • completed in accordance with the current U.S. Army Corps of Engineers, Wetlands Delineation Manual. The work completed includes identification of hydrologic conditions, a • determination of dominant hydrophytic vegetative species, and identification of hydric soils 0 and peraquic conditions. The boundary of the jurisdictional wetlands was staked/flagged • during a site reconnaissance and subsequently surveyed by Schmueser Gordon Meyer o Engineers and Surveyors of Glenwood Springs, Colorado. a Permitted Work a No- The Corps permitted portion of this project includes the dredging of material from what is known as the Great Pond. Should this material be found to be competent for placement in the Swimming Pond it will be used as fill for that pond. The Swimming Pond, which is a • man made and concrete lined pond will be excavated and then filled to create a foundation flt area for a proposed new student center and cafeteria for the Aspen Music Festival and School and the Aspen Country Day School. • • The project is being designed and will be constructed to avoid and minimize impacts and • discharges into waters of the United States to the maximum extent practical and notification of the proposed work and schedule will be provided to the U.S. Army Corps of Engineers as 0 e BEACH ENVIRONMENTAL, LLC Page 3 July 26, 2006 required by General Condition 13. Any excess dredged material that cannot be used as fill will be hauled from the project site or placed in approved upland areas. Description of Wetlands and Work to be Completed The jurisdictional wetlands have been delineated by Beach Environmental and mapped by Schmeuser Gordon Meyer. The wetlands are tributary to and may be hydraulically connected to Castle Creek, a tributary to the Roaring Fork River. The wetlands were identified as a combination of grass, willow and open water wetlands previously excavated into a bench above Castle Creek. The Aspen Music Festival and School site was once a mining load out and ore processing site and the Great Pond was at least partially constructed for mining and other industrial activities. In 1998 a portion of the Great Pond was filled by a mud -flow from the ephemeral 400 Keno Gulch. Since that event occurred, cattail, willow and sedge growth have further reduced the overall capacity of the pond and affected its biologic vitality. The area of the proposed construction includes both uplands and jurisdictional wetlands. The wetland area includes the three necessary parameters to qualify as a jurisdictional wetlands. This area contains the proper hydrology, including soils that are hydric and saturated to the surface, and a dominance of hydrophytic vegetation that ranges in classification from upland to obligate. Vegetation identified through the delineation process includes Nebraska sedge (Carex nebrascensis), small winged sedge (Carex microptera), Colorado juncus (Juncus confusus), and Bebb's willow (Salix bebbiana). Four ponds presently exist on the site, including the Enchanted Pond, the Great Pond, the Shallow Pond and the Swimming Pond. These ponds are interconnected by open channels and buried pipes. The ponds we found to freeze -over during the winter months and the measured inflow to the Enchanted Pond (the first in the series) was found to be equal to the discharge from the Swimming Pond (the last in the series). No work is proposed for the Enchanted Pond. Dredging and bank work proposed for the 0 Great Pond is intended to remove accumulated silts, mud and decomposing organic material in order to return the pond to a more vital open water wetland. The pond perimeter and pond a depth will be modified by the removal of the 1998 contaminated mud flow material, vegetation that has encroached into the pond and the removal of accumulated silts, muck and ID debris which are leading to a reduced functional vitality of the pond. By providing greater depth for the fish population, creation of a littoral zone for juvenile fish cover and rearing, re- establishment of food source habitat and the reduction of non - curvilinear banks, the pond designs will improve the functional values of this open water resource. 0 0 0 w r t" BEACH ENVIRONMENTAL, LLC Page 4 July 26, 2006 Work to fill the Swimming Pond will include the removal of the concrete liner and all non- t competent material such as mucks, debris and silts and replace the dredged material with 't' . e i structural fill. Once this has been completed, the site will be prepared to accept foundations for the new student center and cafeteria. The Shallow Pond is also proposed for minor dredging, primarily to return the pond to a more acceptable depth. Deepening this pond is proposed to allow fish to "winter over" with 0' a lower mortality rate and to allow for nutrient "turn- over" of the water leading to increased biologic activity and reduction of algae and weed growth. The water source for the ponds will remain unchanged and the precautions will be taken to 0 limit side cast of dredged material and the dispersion of dredged or erode -able material into 0 adjacent waters. The entire project site will be re- vegetated with native and acceptable plant • materials upon completion of all work. A Project Oversight and USACOE Permitting • • Beach Environmental will oversee work through the wetland area, including oversight of all restoration of disturbed wetland areas. Beach Environmental will be responsible for prosecuting the Nationwide Permit application through the Corps of Engineers, for certifying • that all work has been completed under the permit, and that full compliance with conditions • of the permit has been achieved. No work will be undertaken or completed that has not been • previously permitted by the U.S. Army Corps of Engineers. • County Permitting • We have reviewed Sections 7 -20 -30 through 7 -20 -80 of the revised county code and we 0 believe that the permitting and construction of the work proposed herein will serve to 0 improve the vitality of the existing wetland community. This project is being completed to Ct improve water quality and aquatics in the Great Pond and Shallow Pond. The proposed work to dredge these ponds will not result in the permanent loss of any wetlands and the work to fill the Swimming Pond is an activity that is permit -able under a U.S. Army Corps of Engineers Nationwide Permit No. 39. 0 0 Conclusion Q6 Because this is a permit -able activity under the Clean Water Act's Nationwide Permit 0 Program, the permanent Toss of wetlands associated with this project will be kept within the permit limits of not more than one -half acre. Beach Environmental has determined that this • BEACH ENVIRONMENTAL, LLC Page 5 July 26, 2006 project, as proposed, qualifies for Clean Water Act, Section 404 permitting under a Nationwide Permit No. 39 and believes that a permit for this project can be approved and issued by the U.S. Army Corps of Engineers. We will work with the County staff to ensure that all concerns regarding work within wetland areas is properly permitted and approved. The permit period requested for this project will be sufficient to complete all work and restoration proposed. Any monitoring of restoration or mitigation activities will be performed by Beach Environmental and completed in accordance with permit conditions and approvals. Beach Environmental has agreed to act as the environmental consultant and permitting agent for this project and to represent the Aspen Music Festival and School in the successful completion of all work under the Nationwide permit. Should you have any questions regarding the environmental aspects of this proposed project, please give me a call. Sincerely, .,> By G. t L. B-:ch SEE, CES, RWS Principal- .` "b.._.. 0271 letter to pitco wpd 9 9 0 0 0 a EXHIBIT #8 ARTHUR I. MEARS, P.E., INC. Natural Hazards Consultants 555 County Road 16 Colorado 81230 r TelFax:970 -641 -3236 artmears @nnii.com /re r p it July 3, 2001 Mr. Alan Richman ` rn, Richman Land Planning C , Box 3613 Aspen, CO 81612 • Dear Alan: • • The report describing the aerial extent of debris flow, snow avalanche, and rockfall and associated potential hazards at the Music Association campus is attached. The report • accompanies the two detached maps which delineate the extent of the hazards. • • I enjoyed meeting and working with you and Hilary last month. Please contact me if you • have any questions. • Sincerely, • • Arthur I. Mears, P.E. • Avalanche - control engineer 0 Encl. 0 c • • • • • • • Mass Wasting • Avalanches • Avalanche Control Engineering �i 1 1 REPORT OBJECTIVES AND LIMITATIONS As discussed with Mr. Alan Richman and Ms. Hilary Field, this report has the following objectives: a. Description of the debris -flow, snow- avalanche, and rockfall processes that affect portions of the MAA campus; b. Discussion of the effectiveness of mitigation current in place; c. Quantification of risk from the above processes; and d. Mapping of the processes on the best available current topographic maps. This report also has the following limitations which must be understood by all those relying on the results and recommendations of this report: a. The debris flow, avalanche, and rockfall processes discussed are reasonably foreseeable events determined from observations of current (June, 2001) topography, forest cover and traces of previous events; b. Any substantial changes in the current topography and forest cover as a result of natural or man - induced activities could invalidate the results of this report. r 2 DEBRIS FLOWS ill 2.1 Source area and characteristics Debris flows initiate at the 9,600 to 9,800 -foot level in upper Keno Gulch at an active landslide area (Figure 1). When the soil is saturated with spring snowmelt runoff, the landslide, which is approximately 150 feet wide and 330 feet long, slides downslope on water - saturated bedrock and soil into a flooding tributary of Keno Gulch. Field measurements made last month indicate that approximately 10,000 yd (cubic yards) of unconsolidated landslide material remains on and within the steep landslide scar. Additional potentially unstable material exists near the edges of the landslide and could double the volume, increasing it to 20,000 yd During heavy runoff periods, flood * waters erode the toe of the landslide and incorporate substantial amounts of mud and t) debris into the stream. Debris flows form, consisting of muddy water, soil, rocks, and vegetative debris. They continue down Keno Gulch and into the MAA campus. Individual flow surges may be as much as 10 -13 feet deep and 20 feet wide and can be • moving down - channel at 10 -20 mph on the steeper slopes above 8,200 feet elevation. Velocity will decrease to 5 -10 mph on the flat area directly above the campus but will • once again accelerate within the steep final channel to the campus. • During my site inspection last month, debris flows were not active because of dry soil conditions and relatively low runoff rates. However, they can re- activate and be a threat ® to the campus during any wet year, primarily during the May /June high runoff period. • • • • a 4 rZ i ` � FIGURE - L Location oflandslide, Keno Gulch debris -flow channel, and the MAA/ACDS campuse / , A 7I r e SCALE: 1" = 200 t \, ( 1 \ Sutt <. 1 v l ) e e e ∎, e YYY _ 111 ., ` -- \_-___/ - ;_ y___ M___ V A 1 �� , /l� � i �" �GOLF COURSE : I 0 emel'r S'. v_� i' V�o� 1 ( /' / 47 i Ia , �� u 11 7 i L_.., A i -‘5. o`� — A 1 J{S '.Sail' ) I ® I / /q' GP. 1r 1 i • `t_1:‘, . \\ / 1 ,.) 4 - � 1 � ® , s een : I , I �� n =% , ( , 1 -. B ]�o� \ ( - L �A , I i � - V / - � ` �� �.r we ov�n 1 A � 1 1 M 'ft i . _ , , .. n . h p ( / N\ ,'C I ' i 1 rV 0 : Cr \ ` ,�t / -- %: � � t - 1 ` , )N ! I � 1 i / �W ater 11,�1 � � ` .( � y p �1 4 7 j / /,r , i / / . _-- / w N ... ) P br ) / / )J ) � ( 0 fr ∎', II \ ,1 1 h _ / i .. , -�� i� . � 1 i t, i t /, �� t l \ / . �/ \ \ v I 1//,' / j�� � 1 \i \ 44 i� Ii\ tut J Y7 / { ffff l , ` nj i �� \C. �% : : � � A ::: \V � �� /� A wV /� �-� Il raj % °o ff : ��� � \ � �oA �,� .7 � �� 2 ir' � :U^ •`� � r :�' - ,/------k-b: 1 \ ) ,>l V o' 1 (�tA v/4 ili � L, /, v � �� VA , , c A .., J I �i � . / � /_ / lr I / � \\... � I ( I I , � i. l 1 Ir Am / r \\S-, - A v 1 i t l -_ �� / /7,.i 1 / �' %/ / '.:<:. w \ i , � � ` � � ,I � � � � o f r/ 1 A V A '/� / / I y I I' to , � A ti/II / . I l o i , / / / / v � �� A o , \ A 1 / , � 1 , A i ! � I � ( / / ) i I , , 1 JI I r / � i' ° a °p � % �/ �.V4: �� i . r � � l .,� � VA\ V VA � o f A r � / ��/ v � 1 ' P: 0 Ivy �. •A � / I L� c I 1 , I A , I �� 2 ✓ /f% / r / 1 r t 11 `v�� v; � K� , •�' v lo µ �lv q I 1 n n, i 'o ( / � .w..----...\\• / S . V� to � I � �� 1 I,�, t1 � � /� 1 'P � t � , ,�`, :," � V)/ 1 , % �� �O, I I J II ' � � � o ,/ i ) / � i /�, i % � � „%i//���/ /// l lI , .a, - [ l 1// v %�,-, Ji' / , /2 / 1. x i C.° �A .; y . 2 During the most recent episode of large debris flows in May, 1996, observed flows had the characteristics described above. However, they descended into the campus and parking lot at two locations, filling the parking lot east of the Castle Creek building partially with mud and debris. Since the 1996 flows, large lateral berms were built in an attempt to protect the parking lot and surrounding buildings (Section 2.1). 2.1 Existing Mitigation and Effectiveness Immediately after the 1996 debris flows, a large lateral berm approximately 300 feet long and 12 -15 feet high relative to the base of the stream was built to keep flows in the stream channel and prevent southward spreading of debris across the old flat and into the campus (Figure 2). Figure 2. This debrisflow mitigation berm was built in 1996 and is located on the flat bench approximately 200 -300 feet SE of the percussion building and staff parking area. This berm will prevent a debrisflow of 1996 magnitude from spreading to south. Channel depth and cross section must be maintained after flows to retain effectiveness. •w — 1 .✓ t I 4 i 1 F P � c �k�N�k1btrY <aq 65 rYC�^ , a r .r R w✓ w $ : ; k.. r a This berm will prevent flows similar to the 1996 event from spreading to the south if it is kept clear of debris. This necessitates cleaning the channel after each debris flow. w� Excavated debris from the channel could be used to increase the height of the berm and thereby would increase the capacity of the channel. The berm mitigation directs debris flows down the steep channel and toward a 4 -foot diameter culvert under percussion building road. The depth of the lower channel has • been increased by building parallel lateral berms at the edge of the channel about 6 feet • high and 120 feet long directly above the culvert (Figure 3). This lower channelization /berm system provides roughly 600 yd 3 of storage above the culvert or only about 3% to 6% of the total landslide volume discussed earlier. The culvert will not convey a debris flow under the road. It will quickly become blocked by mud, rocks, trees, and other vegetative debris. Flows will back up behind the culvert and spread into the northern c 0 a 3 G`M portion of the parking lot, will impact the north end of the Castle Creek Building, and r will impact the Percussion Building. Although the remainder of the parking lot and other buildings are protected by the large upper berm, some debris -flow exposure remains as discussed here and mapped on Map 1. 0 Figure 3. Lateral berms intended to direct flow toward 4-foot culvert 0 which is partially blocked by stream - transported debris. Debris flows • will completely block the culvert and fill the 600 yd storage available • between the berms and spread to the left (toward the Castle Ck. Building) and right (toward the Percussion Building). • • • • • fi • � • • • • R • • • The existing mitigation is therefore only partially effective. The upper berm will prevent lateral spreading to the south (assuming this berm is maintained after subsequent flows) • but will not protect the north end of the staff parking lot, the northern end of the Castle • Creek Building, or the Percussion building. Damage to facilities and risk from debris flows remain in this area (Map 1). • 3 SNOW AVALANCHES • • The aerial extent of snow avalanches (actually small snowslides) is shown on Map 2 where red zones (frequency greater than once in 30 years) and blue zones (frequency of once in 30 -100 years) are shown with "R" and `B" respectively. The short, steep 0 avalanche slopes above the southern part of the campus are heavily vegetated. These al small slides fall only roughly 100 feet to the access road east of the ponds. They may occasionally block parts of the road during extremely heavy snow winters and major • storms, but this will occur only one time in a 10 -30 year period and is not a significant risk to persons on the road. If the road can be closed during major storms, risk can be • eliminated. Exposed buildings will not be damaged by avalanche impact. • The Percussion Building is also located directly below a steep, sparsely - vegetated slope that can produce small snow avalanches. These avalanches will be capable of damaging • • • i. 4 the building, primarily as a result of impact of avalanches with the back wall. During extreme conditions, the wall can be pushed in and snow will enter the interior of the building. Because this building is not used during the avalanche season (November - April, at this location) a risk to persons does not exist. 4 ROCKFALL Rockfall is limited to the Percussion Building and the area near the building. Individual rockfall events will consist of relatively small rocks (up to 1 -foot long) that will bounce and roll down a soft, dirt- covered slope approximately 200 feet high. The area mapped as being affected by snow avalanches at the Percussion Building is also affected by minor rockfall. • The building itself is at greatest risk from rockfall however it effectively serves as a rockfall barrier. Adequate protection from rockfall on either side of the building could be obtained by construction of a chain -link fence extending the line of the rear building wall for 50 feet on either side. This procedure could be used if future rockfall activity become more active. 5 ADDITIONAL MITIGATION Cu) The following additional steps could be taken to improve the overall safety of the site. It 14; be noted, however, that the following steps are not recommendations. The current "' (June, 2001) level of potential risk to facilities and persons is acceptable, considering the limitations stated in Section 1 of this report. a. Debris Flows — The existing 4 -foot diameter culvert could be replaced with a large box culvert 8 feet high and 12 -14 feet wide while maintaining a steep stream gradient below the culvert. This would convey most of debris flows to Castle Creek where they terminated during pre - historic time. Any excess debris accumulating in the channel should be used to increase the height of the lateral berms. The current 4 -foot culvert will be ineffective in conveying debris flows and the storage volume uphill of the culvert is insufficient to store debris from a large flow. The risk is to the Percussion Building, north • end of the parking lot, and the north end of the Castle Creek Building. • However, the Percussion Building is not a valuable facility and the Castle AI Creek Building presumably has been reinforced for debris -flow loading as specified by Lipkin -Warner Design Partnership in 1993. Furthermore, because heavy summer use of the area does not begin until mid -June which is • approximately 2 weeks after the period of greatest debris flow risk, exposure • of persons is not likely to be significant. b. Snow Avalanches — Only the Percussion building is threatened by Snow avalanches but this building is not used at all during the November -April avalanche season. The paved road east of the ponds will be partially blocked ® only once in every 10 -to-30 year period therefore the risk is not significant to • ID ID t .r . s users of the road. Avalanche warning signs could be posted along the road C (See Map 2) and the area should be closed during periods of heavy snowfall when a snowcover at least 3 feet deep is already on the ground prior to the r` storm. Again, the road is also an area of summer use by Music School students and staff. Avalanches on the road will not be a concern to the Music r School and they will not endanger any buildings. c. Rockfall — Only the Percussion Building and the area directly on the north and south sides of the building are exposed to infrequent rockfall. The building 0 itself serves as the primary rockfall barrier. If frequent (annual events or more 0 often) rockfall adjacent to the building becomes a problem as a result of slope disturbance, a simple rockfall barrier, in the form of a chain -link fence 6- feet 0 high should be built to extend the back wall of the building. 0 0 Report prepared by, 0 0 VIL Arthur I. Mears, P.E. 0 • • • • • • • • 0 0 0 0 C' 0 0 0 * • a EXHIBIT #9 Arthur I. Mears, P.E., Inc. Natural Hazards Consultants 555 County Road 16 Gunnison, CO 81230 Tel /Fax: (970) 641 -3236 March 6, 2007 Mr. Patrick Leeds Harry Teague Architects 412 North Mill Street Aspen, CO 81611 RE: Avalanche hazard at proposed MAA campus, Castle Creek 7 Dear Mr. Leeds: This report analyzes on the snow avalanche hazard associated with the proposed reconstruction of the MAA campus. The proposed campus layout, building design in avalanche areas and conceptual design of the practice rooms are shown on Figure 1 of this report and the attached report dated June 12, 2006. Any changes to this layout may invalidate the conclusions. Avalanche areas on the Campus are very small (generally less than 60 feet vertical) and therefore more properly described as "snowslide" areas. They do not reach high velocities and become fully developed as avalanches. Two areas are exposed to snowslides: a) selected buildings on the eastern side, and b) selected buildings and road below the Castle Creek road on the western side, These areas are shown on Figure 1 following this page. • a. Eastern area — Three practice rooms and the maintenance shop are • exposed to slides. The Music School's intention is to design the roofs of these buildings to catch the snow and retain it through the winter. Snow • and snowslide Toads have been provided in the attached June 12 report. • The road passing below (west of) these buildings will be protected from slides as a result of the new construction. Therefore, the hazard from lb slides and the risk to persons will be eliminated on the east road'. b. Western area — Seven practice rooms are planned and will be cut into the slope below the Castle Creek Road. These buildings will also be designed (similar to those on the eastern area) to catch snowslide • deposits and prevent slides from reaching the road below them. The road east of these buildings currently exists but will be upgraded and widened in spots to accommodate emergency access vehicles. The snowslide • • ' During the summer season when the Music School is in session, a snowpack will not be in • place and avalanche and snowslide hazard will not exist. The Aspen Country Day School does use the campus in winter but currently eliminates or restricts use in these areas. r at ( hazard to this improved road reduced as a result of the building t" construction. This road will not be used during the avalanche season by f" the Aspen County Day School and will not be used during the avalanche r season by the Music School. However, because this road will be open during winter and is exposed to small snowslides, the risk to persons C using the road will be increased over the current condition simply because `f there is no risk now (because of no winter use). (W! c. t' "1 CI l C FE c1 f i -* ^`k t i3 4I \ l ` \.Fi s� \i' �' t { I��{{ +S ' '§`uC§ fit h a VMM69 10 00 t ' a • 1 I % • I i/` r..\ om J • Figure 1. Building "A" through "K" which will be designed for snowslide loads. 0 This is taken from the Harry Teague Architects drawing dated "02.26.07." 0 CD 0 Finally, it must be emphasized that the risk to persons or property from the small 0 snowslides is very low. The terrain on the eastern side (below buildings "A" 3 through "D ") is timbered. This prevents frequent avalanche or snowslide activity. et The terrain below the Castle Creek Road (below buildings "E" through "K ") is also very low. Neither area will be used regularly during the snow and avalanche 0 season. a You as my client should know that while our company can and does attempt to C uphold the highest professional standards, the state of scientific and engineering knowledge is incomplete, and does not always permit certainty. The complex 0 phenomena involved in avalanches cannot be perfectly evaluated and predicted, a and methods used to predict avalanche behavior change as new research `'" becomes available. While we can and will offer our best professional judgment, 0 we cannot and do not offer any warranty or guarantee of results. et 3 ', 3 ' 0 s Report prepared by, Arthur 1. Mears, P.E. Avalanche- control engineer u, 1) 11) 111 l 4 4 4 S 4 4 4 4 • • a 0 f- r° r Arthur I. Mears, P.E., Inc. ( t Natural Hazards Consultants C" 555 County Road 16 ( "' Gunnison, CO 81230 `M , Tel /Fax: (970) 641 -3236 i March 6, 2007 ` M 0 Mr. Patrick Leeds & Gary Kingsley 0 Harry Teague Architects 0 412 North Mill 0" Aspen, CO 81230 C" RE: Snow & Avalanche loads, proposed practice buildings, MAA Campus Dear Gary and Patrick: Several practice rooms on both sides of the valley are located below short slopes steeper than 30 °. These will be exposed to loads from small snow slides as a discussed below. They will also receive the normal design snow load in this area ,,, of Pitkin County (- 100 psf vertical load). The load from snow slides will be `,, simultaneous with this snow load, therefore both must be added together. 't p+ Figure 1. Snow loads and snow -slide loads on the practice- a room roofs. The two loads must be added. An additional " uniform load of 150psf (that includes the .snow load) is y e recommended on the covered walkway. ^w ..w a Qslides� ce ^'" ______________.__---------iK • • • Psn v Q9000psf) w C 9 50 psf. C I C' C) ❑ C - t The schematic (Figure 1) illustrates the snow and snow slide loads on the roofs. 0 Photo 1 shows the locations of the practice rooms exposed. The loads will vary • • II • • a with location, as provided in Table 1. This variation is due to (a) length of the steep slope, and (b) vegetation cover which retains some snow. IC J 1 A %, 1 ® ; , 1 Silk 0 k \\ 1. I 1/4 /1/6 r i MOS j • 2 I • or y Figure 1. Building "A" through "K" which will be designed for snowslide loads. This is taken from the Harry Teague Architects drawing dated "02.26.07." Photo 1. Overview of practice room locations (blue) subject to snow -slide loads. -., Table 1. Snow load, snow -slide load (maximum) and walkway load Site Snow Load* Snow -slide load** Load on walk ".. (Psnow) (Pmax) way .: A 100 psf 210 psf 150 psf „, B 100 psf 90 psf 150 psf .d C 100 psf 100 psf 150 psf D 100 psf 90 psf 150 psf `*' E 100 psf 150 psf 150 psf :r F 100 psf 170 psf 150 psf • G 100 psf 160 psf 150 psf • H 100 psf 150 psf 150 psf I 100 psf 110 psf 150 psf J 100 psf 160 psf 150 psf • K 100 psf 160 psf 150 psf • * Uniform snow load for this part of Pitkin County se ** Maximum snow slide load (triangular distribution) * ** Includes snow load of 100psf + additional load from snowslide f Reduction in hazard II c • • t The proposed design will catch snow on the slopes roof surfaces and on the covered walkway. Because of this catching ability, the practice rooms will C' ' substantially reduce or eliminate the probability of avalanches reaching the areas below the buildings. This will result in a reduction of hazard in these areas. r/ Accuracy limitations of this analysis ("'r C1 This analysis of snow slide loads is based on conceptual drawings, dated "02.26.07" provided me by Harry Teague architects. Any substantial changes to building design or locations may modify or invalidate the results provided here. 0 0 You as my client should know that while our company can and does attempt to o uphold the highest professional standards, the state of scientific and engineering • knowledge is incomplete, and does not always permit certainty. The complex phenomena involved in avalanches cannot be perfectly evaluated and predicted, w and methods used to predict avalanche behavior change as new research • becomes available. While we can and will offer our best professional judgment, we cannot and do not offer any warranty or guarantee of results. • • Please contact me if you have any questions. • Sincerely, • • Arthur I. Mears, P.E. Avalanche - control engineer • • • • 0 0 m 0 0 0 0 0 • • • ®' a EXHIBIT #10 ROCKY MOUNTAIN ECOLOGICAL SERVICES, INC. NEPA••WILDLIFE••VEGETATION ^WILDFIRE MITTGATION••WETLANDS••PLANNING July 3, 2006 Alan Richman, AICP Alan Richman Planning Services P.O. Box 3613 Aspen CO, 81612 RE: Aspen Music School /Aspen Country Day School- Wildfire Hazard Review Dear Mr. Richman • I visited Aspen Music School /Aspen Country Day School ( "AMS /ACDS ") campus in Pitkin County, on June 26, 2006 with Mr. Alan Richman, the owner's representative, as well as representatives from the Design Workshop and staff from Harry Teague Architects designing the campus layout and new building structures. The campus itself is very flat, with many ponds, ditches, wetlands and other mesic features that are effectively non- flammable, or under the worst fire weather conditions, contribute very little to fire intensity. On one side of the campus is a complex of north facing slopes dominated by Douglas -fir, subalpine fir, and Engelmann spruce. These coniferous slopes are generally very steep, ranging from 30% to 70% slopes. These conditions would qualify these slopes as "high hazard ". On the western side of the campus fuels are dominated by Gambel's oak and other shrubby fuels. Slopes in these areas exceed 20 %, which would qualify these sites �.. as "high hazard" as well. Some small sections of the campus are bordered by riparian 'r' systems sustained by Castle Creek, wetland areas, road systems, and debris flow areas with little vegetation cover. 0 0 0 • • • Fuels above the Aspen Music School here grade from a willow complex into a very steep mixed conifer stand. 0 0 0 O 0222 BOBCAT LANE • REDSTONE • COLORADO • 81623 ! PHONE /FAX: (970) 963 -2190 • CELL: (970) 309 -4454 lb EMAIL: ERIC.PETTERSON @STARBAND.NET 0 a r r .den Music SchoolWildfire Ha yard Review Jli,k.12&6 e Figure 1: High Fuel Hazard Areas at AMS/ACDS d �t ' ` ` i v . P " 4', � " ' c t 0 "b + s t Y W p � y k FF' II 0 c { , # ! � 0 t v I e *�Y� y v pr A � ] k •' � ' " 4�"" /it yy ♦° M a 0 g o. pp fir _iir, , . • 48 e • • 41erkeir 1 1 4 i 4! . • • it , .,. ,...0 OP. .. , . -.., dr 40°1 ,„ i t 0 0 S • 4 l ..a E Mountain Inc. uel Hazard Areas Drawn D Eric Pederson Ecological services. c. Fi ure r• fi ll O g 0222 B*.-at Lane, Redstone, CO 81623 9 970 963 2190 Aspen MUSIC School 1 Date: July 2006 S. eric.pen � ersontad »rq.net Pitkin County, Colorado 0 Scale: 1: 1,899 S, ver 2 vow C a Ap Mutic Scbavl Wild r Ha Review :Lela As the interior of the campus is a highly developed campus setting, with extremely low grades and very wet vegetation types, wildlife hazards within the campus are very low. Further, with the extensive fire hydrant and sprinkled rooms planned, fire risk within the campus is low. The campus setting, which could be characterized as mostly urban, is , within the Aspen Fire Protection District, and is approximately 3 to 5 minutes away from the Aspen Fire Station. The Pitkin County Land Use Code, as it is written for Wildfire Hazard Areas, does not lend itself well to a urban or campus -type setting, where the vegetation is mostly dominated by lawns, large trees, and a manicured, landscaped setting. Therefore, it is my recommendation that a landscaping plan be submitted to Aspen Fire Protection District staff, along with building materials descriptions, for a review 1 of potential fire hazard issues. At the minimum, the landscape architects designing landscaping around facilities make sure that their plans are consistent with the International Building Code (IBC). Some historic structures within the campus have shake shingle roofs, which should be replaced with a Class A roofing material. ;, The high hazard areas shown above in Figure 1 do pose a wildfire hazard threat to adjacent facilities. Under normal circumstances, some thinning should occur on these slopes to reduce fuels hazards and create defensible space for fire fighters to safely defend structures from wildfire. The extremely steep slopes (60 % +) do pose some concems with elevated erosion potential due to removal and /or modifications of the r vegetation profile. At such a site, moving structures away from this fuels hazard, or incorporating significant fire resistant construction standards would be justified. At the site meeting on June 26, 2006 it was conveyed that practice rooms would be adjacent to both ., the coniferous fuels and the deciduous fuels on either side of the campus. However, these practice rooms or "practicing studios" would effectively be an engineered retaining , wall constructed of reinforced concrete designed to shore -up the slopes surrounding the campus. As these structures would be set back into the slopes, some degree of a slope layback above these structures will be needed. This lay -back slope would likely have • most of the vegetation removed, and would likely need to be further secured from erosion with various slope treatments such as "shot- crete ", soil nails, stepped retaining walls, etc. vel Z Depending on what kind of slope treatments are proposed for these slopes, hazardous fuels thinning may not be necessary, and in areas with some native vegetation remaining post- construction, thinning may not be justified due to the construction materials of the • practice rooms, and concern for • erosion potential with increased vegetation removal. • `• , Therefore, it is my professional • recommendation that once slope • treatments and practice room engineering is finalized, the proponent • provide the County and/or Aspen Fire • • Protection District (Aspen Fire - 1 Department) the opportunity to review " IP • the remaining potential hazardous fuels • and practice room construction to II determine if a wildfire hazard still exists. If a fuels hazard still exists, and Practice room area- practice rooms are to be set back 40 thinning may be a suitable method to into the slope on the right, by about 15'. Slope I0 treatments of an unknown design are planned above the practice rooms for slope stabilization. a p ot ROCKY MOUNTAIN ECOLOGICAL SERVICES, INC 3 0 0 a r r �l, en Music School IF/iidflre Ha Retn+.w L 3 2006 r reduce this hazard, then a review with slope stability experts should also occur to make r sure that vegetation profile modifications do not increase erosion risks. The construction C materials and design of the practice rooms may also prove to meet and likely will exceed C' county construction material recommendations for High Hazard wildfire areas, and I would recommend that fuels treatments on slopes above these practice rooms should reflect the non - flammable nature of these practice rooms. }+ A review of post - construction designs is warranted though, to assess the campus as a t whole from the indirect impacts of wildfires in the area, with regards to the potential for fire t , starts within the campus from ember rain, evacuation, safety zones, access, etc. This review will primarily focus on the landscaping plan for the campus, and the urban nature t of the campus, and Aspen Fire Departments preferences for fire protection in such a• setting. In summary, due to the unique situation of a campus setting that would be protected • by a relatively close Fire Department, and 1,P.7 . • the as -yet undetermined slope treatments --,..t- :- 3,� "$` above the practice rooms, a wildfire hazard _ " review of this project using the existing ,, _ 41 County Land Use Code direction would not ' • likely provide feasible or relevant guidance. _A- , -. Either during the final design phase, or even at some point during or post- construction, a review of the remaining fuels hazards and risks by the County and _ t -: local Fire Protection District personnel • would provide a more relevant and suitable __ _ ` w suite of recommendations for the AMS /ACDS. , , Similar to other practice rooms, facilities will be set into the el hillside, with very little remaining slope between the Castle Creek Road and areas impacted by construction. ��t ° , 4 Sincerely, 0 L2 e' Eric Petterson e Rocky Mountain Ecological Services, Inc. a • 1 111* 0 ROC MOUNTAIN ECOLOGICAL SERVICES, INC 4 • 0 a EXHIBIT #11 ASPEN MUSIC FESTIVAL & SCHOOL WILDLIFE ASSESSMENT & RIPARIAN DELINEATION I .„ N y Pitkin County, Colorado April 2007 1 Prepared for - Jennifer Elliot Aspen Music Festival and School 2 Music Road Aspen, CO 81611 Prepared by — COLORADO WILDLIFE SCIENCE, LLC Jonathan Lowsky, Principal Ecologist • 0100 Elk Run Drive, Suitre 128A, Basalt, CO 81621 (970) 927 -4549 wildlife @sopris.net Copyright 0 2007 Colorado Wildlife Science, LLC. All rights reserved. No part of this document may be reproduced or Transmitted in whole or in part, in any form or by any means, electronic or mechanical, including photocopying, or by any information storage or retrieval system, without permission in writing from the author. 0 I® a Aspen Music Festival & School Wildlife Assessment & Riparian Delineation Table of Contents 1.0 INTRODUCTION 5 (" 2.0 METHODS 5 3.0 SITE DESCRIPTION 5 4.0 VEGETATION 5 5.0 IMPORTANT ECOLOGICAL RESOURCES 6 5.1 Threatened and Endangered Species 6 5.2 Ungulates 6 el: 5.3 Raptors 7 • 5.5 Black Bears 7 • 5.6 Riparian Areas 8 • 5.6.1 Mitigation 9 Containerized Trees and Shrubs 10 • Transplanted Trees 11 • Transplanted Shrubs 11 «.y Density 12 • 5.7 Other Ecological Regulations 12 6.0 CONCLUSIONS 12 • 7.0 POTENTIAL EFFECTS OF THE PROPOSED PROJECT 13 • 8.0 RECOMMENDATIONS TO MINIMIZE ECOLOGICAL IMPACTS 13 IP 9.0 QUALIFICATIONS OF THE PREPARER 16 lb 10.0 LITERATURE CITED 17 FIGURES 19 IP PHOTOS 25 • APPENDICES 38 • APPENDIX A: CDOW NDIS Ungulate Seasonal Activity Area Definitions 39 • APPENDIX B: Plant Species Recommended for Riparian Mitigation on the Aspen m Music Festival & School Campus 40 APPENDIX C: Grass Seed Mix Recommendation For Riparian Mitigation on the Aspen Music Festival & School Campus 41 e 0 ID • IP 0 Colorado Wildlife Science, LLC p. 3 April 14. 2007 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation 1.0 INTRODUCTION This report presents an evaluation of the wildlife, riparian, and other ecological attributes of the Aspen Music Festival and School Campus (the `Campus') and describes constraints on residential development as regulated by the Pitkin County Land Use Code. This analysis addresses significant, present wildlife use of the Campus, evaluates potential effects of the proposed development on wildlife and other important ecological resources, and recommends actions to reduce ecological impacts. 2.0 METHODS The information contained herein is based on the following: (1) consultations with Aspen Music Festival & School staff, Aspen Country Day staff, Suzanne Richman, Design Workshop, Inc., and the Master Plan Team; (2) several site visits (2005- 2006); (3) an August 27, 2005 riparian delineation; (4) a review of current Colorado Division of Wildlife (CDOW) Natural Diversity Information Source (NDIS) Species Distribution (formerly known as WRIS) Maps (CDOW 20060; (5) consultation with Kevin Wright, CDOW; (6) a review of pertinent local and peer reviewed research including 2002 -2004 Snowmass Elk Migration Study data (Green 2004) and current peer reviewed literature; (7) the author's observations of wildlife on and around the Campus since 1998 (including aerial reconnaissance); and (8) the author's experience in evaluating and mitigating potential impacts of development on wildlife and other ecological resources in the Aspen, Colorado area. 3.0 SITE DESCRIPTION The Campus is situated in the North- Central Highlands and Rocky Mountain Section of the Southem Rocky Mountains Steppe - Open Woodland - Coniferous Forest - Alpine Meadow Physiographic Province (Atwood 1940; Bailey et al. 1976; Bailey 1995; Bailey et al. 1998). Elevation of the campus ranges from approximately 8,051 to 8,336 feet above mean sea level and lies within Sections 13 and 14 of Township 10 South, Range 85 w West of the 6 Principle Meridian. Castle Creek, a perennial stream, runs southwest to northeast through the length of the Campus (Map 1). Keno Gulch, an intermittent stream, flows southeast to northwest across the Campus to its confluence with Castle Creek. 4.0 VEGETATION The dominant potential natural community on the Campus is a Narrowleaf Cottonwood - Apo Colorado Blue Spruce / Thinleaf Alder Riparian Woodland with Engelmann spruce present but not as common as blue spruce. Native understory shrub species within this community include currants, red elderberry, red -osier dogwood, river hawthorn, thinleaf $ alder, twinberry honeysuckle, and willows. In some areas the naturally occurring plant 41 communities are in excellent condition while other areas are degraded with significant presence non - natives and/or noxious weeds (Photo 1). In addition, patches of Gambel oak dominated mixed montane shrubland occurs in patches of upland areas throughout the 0 Campus. Aspen forest dominates the slopes and the so- called "upper- bench" above the 0 riparian zone on the east side of the campus (Map 1). Landscaping on the Campus consists of introduced lawn grasses and decorative shrubs as well as naturally occurring native trees and shrubs. 0 0 Colorado Wildlife Science, LLC p. 5 April 14, 2007 It 1 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation ( 5.0 IMPORTANT ECOLOGICAL RESOURCES The `important ecological resources' described herein are those wildlife species and other (_ ecological elements that are of significant ecological, economic, regulatory, and /or political importance. Other ecological elements may occur on the Property but are not discussed in this report because they will not be significantly impacted by development ( of this nature and /or are not specifically regulated by local, state, or federal law or code. In addition, mule deer and elk serve as `umbrella species' (Lambeck 1997; Caro & O'Doherty 1999; Roberge & Angelstam 2004). By meeting the umbrella species' ( requirements, the habitat of many other species using the Property will be adequately C supported. `` 5.1 Threatened and Endangered Species �Ll There are no other federally listed Threatened, Endangered or Candidate plant or animal •1 species known or suspected to occur on the Campus nor is there critical habitat for any • federally listed species occurring on the Campus. Although a significant portion of the Campus is Mapped by the CDOW as Canada lynx (Lynx canadensis) potential habitat • given the level of human activity at the Campus it is unlikely that it provides suitable • Canada lynx habitat (Shenk 2005). To date, Canada lynx critical habitat has not been • designated in Colorado (Federal Register: 50 CFR 17 2005). No active or inactive bald • eagle nests, communal roost sites, or winter concentrations are known or suspected to occur on or adjacent to the Campus. No active or inactive bald eagle nests (Haliaeetus 0 leucocephalus), communal roost sites, or winter concentrations, however, are known or • suspected to occur on or adjacent to the Property. • 5.2 Ungulates/ • CDOW NDIS species distribution Maps (CDOW 20060 indicate that portions of the Campus lie within active Rocky Mountain elk (Cervus elaphus) winter range, severe winter range, and a highway crossing area (Map 2). Although Pitkin County WRIS • Mapping depicts `critical habitat' on a portion of the Property as well, it is important to note that the `critical habitat' designation is no longer Mapped by CDOW NDIS (CDOW t 2006d). As described in Rick Thompson's 2001 letter to Alan Richman (Thompson 2001) these habitat areas are Mapped at a relatively coarse scale (1:24,000 or 1:50,000) • using 7.5 minute USGS topographic Maps. In addition, CDOW metadata for NDIS Species Distribution Maps notes that 0 "Care should be taken in interpreting these data. The information portrayed on these Maps should 0 not replace field studies necessary for more localized planning efforts. The data are gathered at a 0 variety of scales; discrepancies may become apparent at larger scales (CDOW 20066)." and §7 -20 -70 of the revised Pitkin County Land Use Code (LUC) requires that in "...all Cr cases, Mapping will be field verified by the Colorado Division of Wildlife or a wildlife expert approved by Pitkin County (Pitkin County 2006)." 0 With two notable exceptions, the CDOW NDIS data are relatively accurate given the 0 scale at which they were created. Field verification of the Mapped habitats revealed that although mule deer (Odocoileus hemionus) are present on the Campus through the non - winter months and elk occasionally venture onto the Campus in the fall, winter, and • spring, there are no active elk or mule deer habitats regulated by the LUC occurring within the areas proposed for development or re- development (Maps 2 & 3). �l See Appendix A for CDOW NDIS definitions of mule deer and elk seasonal habitats. • Colorado Wildlife Science, LLC p. 6 April 14, 2007 �l Aspen Music Festival & School Wildlife Assessment & Riparian Delineation In general, elk have adapted to the human activity on the Campus by shifting their activity away from the zone of influence extending out from the Campus to a distance where the effects of human disturbance are lower and they achieve a greater sense of security. This finding is as expected based upon current literature (Edge & Marcum 1985; Edge et al. 1988; Morrison 1995; Cole 1997; Burcham 1999; Phillips & Alldredge 2000; Conner 2001). For the most part, 2005 -2006 observations concurred with those reported by Rick Thompson (2001). The slopes east of the Campus are actively used by elk as winter range (Map 2). Game trails on the slopes are widespread, tracks and scat are abundant, and preferred forage shrubs were moderately to heavily browsed. Assessment of elk sign and observation of animal activity during the 2005 -2006 winter confirms that elk winter range activity increases significantly as one proceeds up the slopes (east) and away from the Campus. The lower elevational limit of concentrated elk activity in winter is indeed approximately 100 feet above the areas of human activity on the Campus (Thompson 2001). The slopes east of the Campus are Mapped (CDOW 2006a) as part of an elk severe winter range that extends from just south of the Campus north to the lower slopes of Shadow Mountain and encompassing both sides of Castle Creek (Map 2). This Mapping is inaccurate. The aspen and Gambel oak - Saskatoon serviceberry dominated slopes Mapped as severe winter range are generally westerly to northwesterly facing and would accumulate far too much snow to provide adequate resources for elk in a severe winter The Campus is situated adjacent to an active highway crossing area. The field verified crossing area, however, does not include the currently developed portions of the Campus as indicated by the CDOW NDIS Mapping (Map 2). Observation of elk migration behavior and tracks during the peak migration in the fall of 2005 and spring of 2006 revealed that the area Mapped as an elk highway crossing should not include the active portion of the Campus. Rather, it should include the gap in development immediately south of the Campus, exclude the area of human activity (i.e., existing development), and begin again at the parking area on the north end of the Campus northward. Mule deer can be found on and around the property in the non - winter and early - winter months but the Campus does not contain, nor is it adjacent to any field verified mule deer migration corridors, production areas, severe winter range, winter range, or winter concentration areas. There is no Rocky Mountain bighorn sheep (Ovis canadensis) habitat on or adjacent to the Campus. 5.3 Raptors No raptor nests were found on the Campus during the site assessments. • 5.5 Black Bears The Campus lies within high quality black bear habitat and bears are common on and around the Campus. There is a history of human-bear conflicts on the Campus. The Aspen Music Festival & School should be commended for implementing a plan to S In general, mule deer and elk do not tolerate snow depths greater than chest height and are impeded when snow is knee -deep (Loveless 1967; Kelsall & Prescott 1971; Parker 1984; Toweill et al. 2002; Ungulate Winter Range Technical Advisory Team 2005). Colorado Wildlife Science, LLC p. 7 April 14, 2007 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation C convert all waste containers to steel bear -proof containers before it was required by the County. Since doing so, human-bear conflicts have become negligible. As such, all waste on the Campus is currently stored in steel bear -proof waste containers and dumpsters. 5.6 Riparian Areas The LUC defines riparian areas as follows: "...plant communities contiguous to and affected by surface and subsurface hydrologic features of perennial Mfr or intermittent lotic and lentic water bodies (rivers, streams. lakes, or drainage ways). Riparian areas have one (1) or both of the following characteristics: a) distinctly different vegetative species than adjacent areas, and b) species similar to adjacent areas but exhibiting more vigorous or robust growth forms. Riparian areas E are often transitional between wetland and upland" On August 27, 2005 a site visit was conducted to evaluate the vegetational and hydrological characteristics of the site. Following an examination of the plant communities and hydrological gradient, boundaries between upland and riparian areas were demarcated with blue pin flags and Photographed (Delineation Photos 1 -44). In' addition, the quality of delineated riparian areas were subjectively graded low, moderate, 4ti or high based on ecological and/or functional value (Map 4). This delineation is based on: (1) Riparian area definitions described in A System for Mapping Riparian Areas in the hI' Western United States (U.S. Fish and Wildlife Service 1997); (2) Riparian plant 0' communities described in the Colorado Natural Heritage Program's A Classification of 0 Riparian Wetland Plant Associations of Colorado (Kittel et al. 1999); and (3) the author's experience in recognizing and delineating riparian areas in Colorado and the Roaring Fork Valley. Riparian areas are regulated according to §7 -20 -80 of the LUC. This section establishes a riparian area buffer of at least 100 feet from the identifiable high water line of both 0 perennial and intermittent streams (i.e., Castle Creek and Keno Gulch). This setback may, 0 however, be reduced to 50 feet "... upon demonstration by the applicant that such reduction shall not result in water quality degradation, stream bank erosion and /or a reduction in the quality of riparian or wetland habitat." Table 5 -1.D allows for site t specific setbacks established by a Master Plan developed in accordance with §2 -40 -100 r# for properties within the Public and Institutional (P -I) Zone District. The U.S. Army Corps of Engineers does not regulate riparian areas or riparian habitat. Non - riparian areas of the delineation are where the composition of the plant community consists predominantly of upland plants with few, if any riparian or hydrophilic plants, or where the ground is devoid of plants due to development (e.g., roads, structures) and has been in such a state for more than one year prior to the delineation. The potential natural riparian community on the site can be described as a Narrowleaf! Cottonwood - Colorado Blue Spruce / Thinleaf Alder Riparian Woodland with Engelmann spruce present but not as common as blue spruce. Understory riparian plant species used to delineate the riparian habitat include: Common Name Scicna Name Ql ]American vetch Vicia americana c Baneberry Actaea rubra subsp. arguta Cow parsnip Heracleum spondylium var. lanatum 1Field horsetail Equisetum arvense 1 ( Willows Salix spp. Colorado Wildlife Science, LLC p. 8 April 14. 2007 �1 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation Common Nana Scientific Name Mountain Maple Acer glabrum Muttongrass Poa fendleriana 'Red -osier dogwood Comus sericea ;Rocky Mountain columbine Aquilegia saximontana Starry false Solomon's -seal Maianthemum stellatum 'Stinging nettle Urtica gracilis ITwinberry honeysuckle Lonicera involucrata Twisted -stalk Streptopus fassettii 'Wax currant Ribes cereum Whitestem gooseberry Ribes inerme 5.6.1 Mitigation As depicted in the survey provided by Schmueser Gordon Meyer, Inc. (SGM) the - Campus contains naturally occurring riparian vegetation. The quality and functional value of the riparian vegetation varies considerably. While some areas are contiguous to the creek with few non - natives and high species and structural heterogeneity (Photo 2) others are isolated by development or infrastructure (Photo 3) with a large proportion or "° predominance of non- natives and little structural diversity (Photo 4). Recommended mitigation ratios are as follows: - Rating Rccomunended M•io• ga • RI . Low 1:1 Moderate 1.25:1 Hi•h 1.5:1 Based on the SGM survey and the DWI Site Plan we have calculated the riparian impacts and recommend the following mitigation ratios and area: To B Recommended Area To 13e Area Rating Impacted Mitigation/Restoration Mitigated (sq. €4) _ (sq. tt.) Ratio A Moderate 239 1.25:1 298 -- B Moderate 152 1.25:1 190 -- C Moderate 149 1.25:1 187 D Low 171 1:1 171 1 E Low 402 1:1 402 O F Low 5,314 1:1 5,314 O G Low 3,990 1:1 3,990 H Moderate 1,043 1.25:1 1,304 O I Moderate 454 1.25:1 567 III J Low 965 1:1 965 K High 7,758 1.5:1 11,636 L Moderate 3,490 1.25:1 4,363 • M Low 254 1:1 254 • N Moderate 263 1.25:1 329 O Moderate 230 1.25:1 287 a P Moderate 493 1.25:1 616 rp rornt 0 Colorado Wildlife Science, LLC P. 9 April 14, 2007 a • • Aspen Music Festival & School Wildlife Assessment & Riparian Delineation Proposed riparian impact areas will be mitigated according to a mitigation and restoration plan created by Colorado Wildlife Science and Design Workshop submitted as part of the Master Plan application. Fifteen areas have been identified as areas suitable for riparian mitigation. Each mitigation area selected has the ability to support native riparian f vegetation due to hydrology and soil attributes yet has one of the following characterstics: f 1. Disturbed site — The site has been significantly disturbed such that little native riparian vegetation is present; 2. Demolition site — A site where a building was removed; or 3. Restoration site — Riparian vegetation is present but in poor condition, pervasive 1,.. non - native species which may include noxious weeds. a, The mitigation plan prioritizes areas contiguous to existing riparian habitat along Castle t Creek where restoration will improve ecological conditions on the Campus. All t mitigation areas will be planted with native riparian shrubs and trees from the list in tp Appendix B and seeded with the riparian grass and forb seed mix listed in Appendix C. �l All mitigation sites will be prepared for seeding as follows: 1. Prepare soil by tilling to a depth of 4 to 6 inches (10 to 15 cm). 2. Drill seed if the site is not too moist. For saturated areas or sites too small for a drill, broadcast seed by hand and rake to cover the seed. • 3. Mulch with certified weed -free hay, crimped into the topsoil. • 4. The existing riparian topsoil should be removed from areas to be impacted should • be salvaged and stored on -site for use at mitigation sites. Riparian topsoil • contains valuable seeds and root stock, which will re- establish quickly in the • proposed project site. 5. Topsoil may be stripped to a depth of up to 18 inches (46 cm) from areas to be • impacted. 6. Restore topsoil to mitigation sites at a minimum of 4 to 6 inches (10 to 15 cm) �! deep. �1 7. Avoid topsoil which contains noxious weeds. Containerized Trees and Shrubs 1. Use native plant material that is adapted to the local hydrologic conditions (Appendix B). 2. Plant after all grading is completed and after peak flows. 3. Areas for tree and shrub planting should be staked by a riparian ecologist and/or landscape architect so that the plants are placed in areas which meet their moisture and aspect requirements. r�r" 4. Dig hole two times wider than the ball or container. 5. Place each plant 1 to 2 inches (2.5 to 5 cm) higher than surrounding ground and C backfill with soil from the hole. Aspen humus may be used to amend the soil. • 6. When planting in riparian areas or drier sites, water the plants for a minimum of • one growing season • • • Colorado Wildlife Science, LLC p. 10 April 14, 2007 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation Transplanted Trees 1. Whenever possible, salvage small riparian trees and shrubs that would otherwise be removed or damaged during construction for transplant. 2. Transplant only healthy plants. 3. Plant to areas which will not be disturbed by construction activity. 4. A riparian ecologist and/or landscape architect should stake plant locations based on each species' water requirements. 5. For optimal survival, transplant in early spring while the plant is dormant. 6. Avoid transplanting in summer. 7. Use a tree spade for transplanting. The following table gives the minimum size of spade machine equipment for transplanting, based on caliper (trunk diameter) size. It also represents the minimum diameter of rootballs for machine transplanted plants. Caliper (in.) Min. Spade Machine Size (in.) • (Based on root bap width) l to 3 44 3to6 65 1 6 to 9 80 9 to 12 90+ 8. Transport the tree directly to new site using the same spade with which it was dug. 9. Do not remove the tree from the spade. w 10. Planting pits for machine -dug trees should have the same dimension as the machine ball being placed. 11. Fill the planting pit hole half full of water and allow to drain prior to planting. 12. Once the tree is placed, fill the voids with soil and tamp. 13. Build a basin around the tree to hold a minimum 30 gallons (115 liters) of water. Water tree thoroughly. 14. Water trees twice a month with approximately 70 gallons (265 liters) of water each, watering throughout the summer. 15. Stake and guy trees. ID 16. Fence transplants to protect from deer, elk, and beaver. Transplanted Shrubs Transplanted trees and shrubs (e.g., willow "clumps ") are native species which are removed from a wetland or riparian impact area (prior to its destruction) and transplanted directly to the replacement site. Transplants allow the use of native wetland and riparian vegetation and are relatively hardy due to the retention of the entire root mass, surrounding soil and indigenous soil microorganisms. 1. These plants may be removed by hand (shovel and bucket) or by construction • equipment (e.g., backhoe, excavator or tree spade). c a Colorado Wildlife Science, LLC p. 11 April 14, 2007 ir Aspen Music Festival & School Wildlife Assessment & Riparian Delineation 2. Although direct transplanting to the replacement site is the preferred method, shrub transplants may be stored on a short term basis provided they are heeled -in, watered, stored in the shade and protected from freezing. 3. Riparian shrubs may be transplanted in the spring or fall, with higher relative survival rates if transplanted while dormant. Density Target tree and shrub densities should be based upon "reference" undisturbed riparian C areas of similar slope, aspect, and hydrologic conditions on or adjacent to the Campus. When determining planting densities, potential losses due to wildlife browse, drought, �* and natural thinning, as well as gains arising from possible natural regeneration should be considered. 5.7 Other Ecological Regulations The revised LUC now specifically regulates the removal of trees with a diameter at breast • height (DBH) of 6 inches or more. Section 7- 20 -10(c) requires the replacement of such • trees with "...one (1) or more trees with total DBH at least equal to the caliper(s) of the tree(s) removed, to the maximum extent practicable." This essentially requires that the • total basal area measured at breast height of all trees greater than 6 inches DBH removed 04 for development must be replaced with like species on the subject property. • 6.0 CONCLUSIONS The site assessment, field observations, telemetry data, and GIS analysis revealed the • following: • 1. With two notable exceptions, the CDOW NDIS data are relatively accurate given the scale at which they were created. Field verification of the Mapped habitats revealed • that although mule deer are present on the Campus through the non - winter months • and elk occasionally venture on to the Campus in the fall winter and spring, there are • no active elk or mule deer habitats occurring on the Campus that significantly • constrain development. 2. Naturally occurring riparian vegetation occurs throughout the Campus most of the Campus is within the riparian area of Castle Creek or Keno Gulch. e a. Castle Creek is a "Blue line" perennial stream shown on U.S. Geological 0 Survey Maps of the area and Keno Gulch is an intermittent stream known or C apparent from field study. Consequently both hydrologic features are regulated by §7- 20- 80(a)(2)(a) (i.e., setbacks). b. Setbacks for the naturally occurring ponds on the Campus (Map 1) are set by §7- 20- 80(a)(2)(b). ' c. Given that Castle Creek bisects the Campus, the 100 and 50 foot setbacks • described in the LUC are unrealistic. Such setbacks would preclude virtually • all redevelopment of the Campus. Given the historic uses of the Campus and the current proximity of development to Castle Creek, it is appropriate to • implement the 20 foot setback from the mean high water mark as per the 0 Colorado Wildlife Science, LLC D. 12 Anril td 911117 S Aspen Music Festival & School Wildlife Assessment & Riparian Delineation previous version of the LUC. Map 5 depicts 20 foot, 50 foot, and 100 foot setbacks from the identifiable high water lines of Keno Gulch and Castle Creek.) d. All of the 3 "ponds" at the center of the Campus are man -made (G. Beach, personal communication). As a result, riparian vegetation supported by those hydrologic features are not govemed by the revised LUC ( §7- 20- 80(1)(b) and (c)). 3. Although the Campus lies within outstanding black bear habitat and bears are common, conflicts are very rare. 4. No Threatened, Endangered, or Candidate species will be affected by the implementation of the Master Plan as proposed. 5. Based upon both CDOW GIS data (CDOW 20061) and field observations it is clear that the Campus is not within, does not contain, nor is it adjacent to any other wildlife habitat regulated by the Pitkin County Land Use Code. 7.0 POTENTIAL EFFECTS OF THE PROPOSED PROJECT Given the above assessment, it is unlikely that implementation of the proposed Master Plan will result in any significant direct or indirect loss of important wildlife habitat. In fact, given the extent of the riparian mitigation and restoration plan it is likely that the ecological conditions on the Campus will be improved. The proposed structures envelopes will completely avoid important wildlife habitat. No legally protected, sensitive, or economically important wildlife species will be affected by the project as proposed. 8.0 RECOMMENDATIONS TO MINIMIZE ECOLOGICAL IMPACTS The following measures will reduce the impacts of the proposed development on ecological communities: 1. The Master Plan as proposed minimizes extension of the zone of influence to the north, east, and south of the Campus. By restricting development to the existing Campus ecological footprint, the Master Plan minimizes impacts on surrounding • wildlife habitat. • 2. Access to the so- called "upper bench" portion of the Campus should be closed to AMF &S and ACD staff, visitors, and students during the winter, peak migration • periods, and calving season — October 1 through July 1. • 3. The integrity of the highway crossing area as described above should be preserved. 0 4. The Master Plan should include significant bear awareness and continued bear- proofing efforts given the history of human-bear conflicts. It should be noted that since the Campus embarked on a serious bear - proofing effort, conflicts were }� reduced significantly. Colorado Wildlife Science, LLC p. 13 April 14, 2007 f♦ Aspen Music Festival & School Wildlife Assessment & Riparian Delineation 5. The previous (current) LUC requires a minimum stream setback of 20 feet from the mean identifiable high water mark. Given the P -I zoning and the history of development and associated human activity on the Campus, the Master Plan f" should specify that setback for all future development addressed in the Master f l Plan (as per Table 5 -1.D). 6. Potential sites for mitigating riparian impacts on the Campus are minimal. Consequently, the Master Plan restricts riparian impacts to those deemed h °I essential. E �l a. Wherever practicable, large and ecologically important riparian shrubs • (e.g., thinleaf alder, red osier dogwood, willows) that would otherwise be �)! destroyed for construction of bridges or roads will be relocated to suitable S* areas elsewhere on the Campus. • 7. Fence restrictions: a. Fences on the Campus should be kept to a minimum. • b. Any fences deemed necessary will meet or exceed Pitkin County and • CDOW wildlife standards: • i. Wood rail fencing shall employ three (3) rails or less, be the round or • split rail type, shall not exceed fifty -four (54) inches in height above • ground level, and twelve (12) inches in width (top view), and shall • have at least eighteen (18) inches between the lower two (2) rails. • ii. Wire fencing must be three (3) strands or less. The top wire should be a twelve - point -five (12.5) gauge twisted barbless type at a maximum height of forty -two (42) inches. The middle strands (which may be •1 barbed) should be located a minimum twelve (12) inches apart and from the top wire preventing entanglement when mule deer jump over. • The bottom strand should be sixteen (16) inches from the ground to facilitate movement of fawns and elk calves as well as other wildlife. • c. Existing fences not in compliance with the standards above will be brought into compliance. C)) 8. Native vegetation: CA a. Native vegetation will be preserved to the maximum extent possible except where management is necessary to reduce wildfire hazards. b. Landscaping will be restricted to the building and landscape envelopes. Q+ c. An orange safety fence will be placed around building envelopes during construction to prevent any unnecessary vegetation disturbance during construction. • d. Building envelopes and any areas disturbed outside the building envelope • will be revegetated according to Pitkin County Revegetation Guidelines. • e. Following construction, naturally occurring vegetation will not be disturbed outside the building envelope. • • • Colorado Wildlife Science, LLC p. 14 April 14, 2007 S Aspen Music Festival & School Wildlife Assessment & Riparian Delineation f Removal of native trees greater than 6 inches DBH should be avoided to the maximum extent possible. i. The total basal area measured at breast height of all trees greater than 6 inches DBH removed for development will be replaced with like species on the Campus. 9. Riparian Habitat: a. No riparian or wetland vegetation outside of approved riparian impact • areas will be damaged or removed. b. Only plant species that are identified by the Pitkin County Revegetation Guide as being appropriate for wetland or riparian areas, or native species found to occur on site but not listed in the Pitkin County Revegetation Guide, will be introduced into or used for revegetation of any wetland or riparian area. c. Silt fences will be installed between all areas of construction activity and water bodies during all phases of construction. Silt fences should be installed and maintained according to the standards described in the current Pitkin County Asset Management Plan. d. Any riparian vegetation inadvertently disturbed during construction will be revegetated with native riparian plants according to the mitigation guidelines described above. 10. Noxious weeds will be managed by means of an Integrated Weed Management strategy according to the 2006 Revised Pitkin County Weed Management Plan. • • • • • 0 0 • Colorado Wildlife Science, LLC p. 15 April 14, 2007 Aspen Music Festival & School Wildlife Assessment & Riparian Delineation P. 9.0 Qualifications of the Preparer Colorado Wildlife Science, LLC is a small ecological consulting firm based in Basalt, Colorado specializing in wildlife and ecological assessments, baseline inventories, el ecological planning, wildlife research and monitoring, habitat management, wetlands and riparian evaluation, and ecological restoration. Owner and Principal Ecologist Jonathan Lowsky, M.S. Wildlife Biology, Colorado State University, has a broad range of knowledge. With more than 14 years of professional experience with federal, state, and county agencies as well as two major universities C'I Jonathan's career has focused on a diverse array of wildlife from bighorn sheep, elk, and �? t songbirds to northern goshawks, flying squirrels and spotted bats. Mr. Lowsky's experience includes biological assessments and evaluations for NEPA compliance, conservation planning, GIS Mapping and modeling, wildlife research, and ecological 1» monitoring design and implementation, as well as wetland and riparian delineations, evaluations, and restoration. He has authored numerous management plans and conservation easement baseline inventory reports and published scientific papers. An expert birder, certified wetlands delineator, and passionate observer of wildlife, Jonathan has spent countless hours studying and appreciating Colorado's diverse ecological 40 communities. 40 40 40 40 40 40 40 40 40 • e e e • • 40 40 et Colorado Wildlife Science, LLC p. 16 Anril 14 . 2007 it Aspen Music Festival & School Wildlife Assessment & Riparian Delineation 10.0 Literature Cited Atwood, W. W. 1940. The physiographic provinces of North America. Ginn and company, Boston, New York, etc. Bailey, R. G. 1995. Description of the ecoregions of the United States. U.S. Dept. of Agriculture, Forest Service, Washington, DC. • Bailey, R. G., United States Forest Service, and U.S. Fish and Wildlife Service 1976. Ecoregions of the United States. U.S. Forest Service, [Washington]. • Bailey, R. G., United States Geological Survey, and United States Forest Service. 1998. Ecoregions of • North America. U.S. Dept. of Agriculture, Forest Service, Washington, D.C. • Burcham, M., W. Daniel Edge, and C. Les Marcum. 1999. Elk use of private land refuges. Wildlife Society • Bulletin 27:833 -839. • Caro, T. M., and G. O'Doherty. 1999. On the Use of Surrogate Species in Conservation Biology. 13:805. • • CDOW. 2006a. Colorado Species Distribution Maps - Elk. Available online at http : / /ndis.nrel.colostate.edu/ftp /data /sam/elk.zip Natural Diversity Information Source, Colorado • Division of Wildlife, Fort Collins, CO. CDOW. 2006b. Colorado Species Distribution Maps Metadata - Elk. Available online at http: / /ndis.nrel. colostat e .edu /ftp /data/sam/meta/elk.html. Natural Diversity Information Source, Colorado Division of Wildlife, Fort Collins, CO. CDOW. 2006c. Colorado Species Distribution Maps Metadata - Mule Deer. Available online at http : / /ndis.nrel.colostate.edu/fto /data /sam/meta/mule deer.html. Natural Diversity Information Source, Colorado Division of Wildlife, Fort Collins, CO. CDOW. 2006d. Colorado Species Distribution Maps Metadata. Available online at http: / /ndis.nrel.colostate.edu/. Natural Diversity Information Source, Colorado Division of Wildlife, Fort Collins, CO. CDOW. 2006e. Colorado Species Distribution Maps Metatdata - Elk. Available online at http: / /ndis.nrel. colostate. edu /ftn /data/sam/meta/elk.html. Natural Diversity Information Source, Colorado Division of Wildlife, Fort Collins, CO. CDOW. 2006f. Colorado Species Distribution Maps. Available online at http: / /ndis.nrel.colostate.edu/. Natural Diversity Information Source, Colorado Division of Wildlife, Fort Collins, CO. Cole, E. K., Michael D. Pope, and Robert G. Anthony. 1997. Effects of road management on movement 40 and survival of Roosevelt elk. Joumal of Wildlife Management 61:1115 -1126. Conner, M. M., Gary C. White, and David J. Freddy. 2001. Elk movement in response to early- season hunting in northwest colorado. Journal of Wildlife Management 65:926 -940. . Edge, W. D., and C. L. Marcum. 1985. Movements of elk in relation to logging disturbances. Joumal of Wildlife Management 49:926 -930. Edge, W. D., C. L. Marcum, and S. L. Olson -Edge. 1988. Summer forage and feeding site selection by elk. Journal of Wildlife Management 52:573 -577. Federal Register: 50 CFR 17. 2005. Endangered and Threatened Wildlife and Plants; Proposed Designation of Critical Habitat for the Contiguous United States Distinct Population Segment of the Canada Lynx; Proposed Rule. U.S. Fish and Wildlife Service. November 9, 2005.68294- 68328. 0 PS Colorado Wildlife Science, LLC p. 17 April 14, 2007 t Aspen Music Festival & School Wildlife Assessment & Riparian Delineation ta Green, L. 2004. Snowmass Elk Migration Roadio Telemetry Study. Town of Snowmass Village, Colorado Division of Wildlife, and Pitkin County. C' Kelsall, J. P., and W. Prescott. 1971. Moose and deer behaviour in snow in Fundy National Park, New C Brunswick. Canandian Wildlife Service Report 15. Kittel, G., E. VanWie, M. Damm, R. Rondeau, S. Kettler, A. McMullen, and J. Sanderson 1999. A `1 Classification of Riparian Wetland Plant Associations of Colorado: User Guide to the Classification Project. Colorado Natural Heritage Program, Colorado State University, Fort Collins, CO. Lambeck, R. J. 1997. Focal Species: A Multi- Species Umbrella for Nature Conservation. Conservation 0 Biology 11:849. Ii • Loveless, C. M. 1967. Ecological characteristics of Mule Deer winter range. Technical Publication 20. Colorado Department of Game, Fish and Parks. • Morrison, J. R., William J. de Vergie, A. William Alldredge, A. Eugene Byrne, and William W. Andree. 1995. The effects of ski area expansion on elk. Wildlife Society Bulletin 23:481 -489. • • Parker, K. L., Charles T. Robbins, and Thomas A. Hanley. 1984. Energy expenditures for locomotion by mule deer and elk. Journal of Wildlife Management 48:474 -488. • • Philips, G. E., and A. W. Alldredge. 2000. Reproductive success of elk following disturbance by humans during calving season. Journal of Wildlife Management 64:521 -530. • Pitkin County. 2006. Pitkin County Code - Full LUC Approval Draft (May 2006). Pitkin County, Aspen, • Colorado. • Roberge, J. M., and P. Angelstam. 2004. Usefulness of the Umbrella Species Concept as a Conservation • Tool. Conservation Biology 18:76 -85. • Shenk, T. 2005. General Locations of Lynx (Lynx canadensis) Reintroduced to Southwestern Colorado • from February 4, 1999 through February 1, 2005. Wildlife Research Center, Colorado Division of • Wildlife, Fort Collins, CO. • Thompson, R. W. 2001. Letter to Alan Richman, Richman Planning Services (July 25, 2001). • Toweill, D. E., J. W. Thomas, and D. P. Metz 2002. North American elk: ecology and management. • Smithsonian Institution Press, Washington [D.C.]. U.S. Fish and Wildlife Service. 1997. A system for mapping riparian areas in the western United States. 15, Washington, D.C. Ungulate Winter Range Technical Advisory Team. 2005. Desired conditions for Mule Deer, Elk, and co Moose winter range in the Southem Interior of British Columbia. B.C. Ministry of Water, Land and Air Protection, Biodiversity Branch. Victoria, BC. Wildl. Bull. No. B -120. l8pp. 0 CO • • • • • Colorado Wildlife Science, LLC D. 18 Anrii is 911117 a - • Kr • r --. 4 , ... _ . - . -, ; ,y • , ' ,. • z� f .... �� N a te • ' • i ,i it ,C - 11. '+ ^ + .r -. ; , .. .a .e•, t a p. ' , _„. "fit, (. A .1... 4:-..., x . , s ,. 'Jl' _ ' . M. emu ' '' € '-' Y' _ �, wk s -t .! may , -, • �a 0 .�. 3 ti A sa:�'���qq,,1y,,a ?' . 6 h` L y. • "..4. ` .. „ 44, q4 ., 4 4' Al . ' .4'..- ' `y tew'`' �+ wZ a ^ 3 « .. ti a . fl. • • j `. ° . 4 ,` ! • ' ; a - ' G � 71 N • _ ., .♦ ny -t.�' : „ ' - 4i -.0 , - .:I , :,. �+ ..i;`....^-,*, LL . e. - 'f , '. J I e_s� • . i u N o t w ” ! �. a d • j,.;li r 4 t • p T ? i riS,4 r �.,...-- 4,-.4,4•-:.,..- , - 5 .r te "' S 4 • • ^ ^ " \� 'k'✓:7' �• ` !d- ° - 1 -- .;,.. . 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'' � t —fi "�a y I � � • Qt *`' -. ` + ",! ' . , • to . . +, ` U � ?,,,,* ,} . i p •. ja 6 1. '' 14,:-.. , : ° . . s r : _ . „.; O. i . ./,, .. ► ar ' f s 4 1 U . 0 -3 C r E a. . m o cn il a. • o T ; V • - ` . J 3 ),; 1111 . . _10 _ y • • L. Y col: L () ( O W • Al Aspen Music Festival & School Wildlife Assessment & Riparian Delineation APPENDIX A: CDOW NDIS ungulate seasonal activity area definitions (CDOW 2006e, 2006c) ROCKY MOUNTAIN ELK HIGHWAY CROSSING: Those areas where elk movements traditionally cross roads, presenting potential conflicts between elk and motorists. MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which would change migration routes. OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of an elk population. • PRODUCTION AREA: That part of the overall range of elk occupied by the females from May 15 to June 15 for • calving. (Only known areas are Mapped and this does not include all production areas for the DAU). RESIDENT POPULATION: An area used year -round by a population of elk. Individuals could be found in any part of • the area at any time of the year; the area cannot be subdivided into seasonal ranges. It is most likely included within the overall range of the larger population. • SEVERE WINTER: That part of the range of a species where 90 percent of the individuals are located when the • annual snowpack is at its maximum and /or temperatures are at a minimum in the two worst winters out of ten. The winter of 1983 -84 is a good example of a severe winter. • SUMMER CONCENTRATION: Those areas where elk concentrate from mid -June through mid - August. High quality • forage, security, and lack of disturbance are characteristics of these areas to meet the high energy demands of lactation, calf rearing, antler growth, and general preparation for the rigors of fall and winter. • SUMMER RANGE: That part of the range of a species where 90% of the individuals are located between spring green -up and the first heavy snowfall, or during a site specific period of summer as defined for each DAU. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. • WINTER CONCENTRATION: That part of the winter range of a species where densities are at least 200% greater than the surrounding winter range density during the same period used to define winter range in the average five winters out of ten. WINTER RANGE: That part of the overall range of a species where 90 percent of the individuals are located during • the average five winters out of ten from the first heavy snowfall to spring green -up, or during a site specific period of • winter as defined for each DAU. MULE DEER • CONCENTRATION AREA: That part of the overall range where higher quality habitat supports significantly higher • densities than surrounding areas. These areas are typically occupied year round and are not necessarily associated • with a specific season. Includes rough break country, riparian areas, small drainages, and large areas of irrigated cropland. • HIGHWAY CROSSING: Those areas where mule deer movements traditionally cross roads, presenting potential • conflicts between mule deer and motorists. MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of • which would change migration routes. • OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of a mule deer population. • RESIDENT POPULATION: An area that provides year -round range for a population of mule deer. The resident mule deer use all of the area all year; it cannot be subdivided into seasonal ranges although it may be included within the • overall range of the larger population. • SEVERE WINTER: That part of the overall range where 90% of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. • SUMMER RANGE: That part of the overall range where 90% of the individuals are located between spring green -up • and the first heavy snowfall. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. • WINTER CONCENTRATION: That part of the winter range where densities are at least 200% greater than the • surrounding winter range density during the same period used to define winter range in the average five winters out of ten. • WINTER RANGE: That part of the overall range where 90 percent of the individuals are located during the average five winters out of ten from the first heavy snowfall to spring green -up, or during a site specific period of winter as • defined for each DAU. • • Colorado Wildlife Science, LLC p. 39 April 14, 2007 • • Aspen Music Festival & School Wildlife Assessment & Riparian Delineation APPENDIX B: Plant species recommended for riparian mitigation on the Aspen Music Festival & School Campus • • WOODY PLANTS Latin Name Common Name Alnus incana ssp. tenuifolia Thinleaf alder , , M Ater glabr�rrn.. � "; e Y r �u , rrc ? Betula occidentalis (B. fontinalis) Water birch Corpus a '.j; -a, r te d -osier dogwood Lonicera involucrata Twinberry honeysuckle iced } . Picea pungens Blue spruce_ Populus angustifoha Narrowleaf cottonwood �, a. ee Ribes montigenum Gooseberry currant .LIMA . saw a ' ... 41/ Salix drummondiana Drummond's willow Salix monticola Mountain willow FOR13S Latin ,fame Common Name Actaea rubra subsp. arguta Baneberry "` Delphinium barbeyi Tall larkspur +A/ Equisetum arvense Field horsetail Erigeron 046 , ;'; ` Aspen tte ie Frasera speciosa Monument -plant Galium trifidum Threepetal bedstraw fir; e't t� v Glycyrrhiza lepidota Wild licorice 411 : R U *�s " i•s9i � Iris missouriensis Rocky Mountain iris Maiarf f ` '4 - ... i o Mentha arvensis Wild mint _ l M = 4t ;fit 7 ; -. Pedicularis groenlandica Elephanthead lousewort A< la-0410110. , Senecio triangularis Arrowleaf groudsel Streptopus amplexifolius Twisted stalk Thalmt rii:'C' tg ' } 1 Thermopsis montana Mountain thermopsis •+ VErBirufFr'i0148I43t?'` " _ f oloradu false *eta `*'"` . `, r Vicia americana American vetch a a ar Colorado Wildlife Science, LLC p. 40 April 14, 2007 • Aspen Music Festival & School Wildlife Assessment & Riparian Delineation APPENDIX C: Grass seed mix recommendation for riparian mitigation on the Aspen Music Festival & School Campus (, RECOV111ENDEI) SEED MIX Latin Name Common Name % of Mix Calamagrostis canadensis Bluejoint reedgrass 2 Elymus lanceolatus var. Sodar Streambank wheatgrass Sodar 4.5 Glyceria striata Tall mannagrass 11.5 O» Koeleria macrantha Prairie junegrass 10.5 '�'"'a 3''' `'a Y5 . - ': 0 • 0 • 0 0 0 0 • 0 0 0 m 0 0 0 a 0 • • • • • • Colorado Wildlife Science, LLC p. 41 April 14, 2007 0 a ` °• EXHIBIT #12 COLORADO HISTORICAL SOCIETY Office of Archaeology and Historic Preservation NOT FOR FIELD USE 1300 Broadway, Denver, Colorado 80203 Eligible Nominated _ Det. Not Eligible _ Certified Rehab. HISTORIC BUILDING INVENTORY RECORD Date PROJECT NAME: Pitkin County Reconnaissance COUNTY: CITY: STATE ID NO.: 5PT846 Survey, 1999, SHF#98-02 -084 Pitkin Unincorporated TEMPORARY NO.: 273514401802 (002 ) ADDRESS: 2 Music School Road OWNER: MUSIC ASSOCIATES OF ASPEN INC Aspen, CO 81611 ASSOCIATED BUILDINGS: X Yes No 2 MUSIC SCHOOL RD Multiple buildings associated with school, ASPEN CO 81611 -8500 • including studios, practice rooms, classrooms„ - TOWNSHIP 10S RANGE 85W SECTION -- -- 1/4 -- 1/4 ' music halls, administration, offices, shop. U.S.G.S. QUAD NAME: Aspen, Colo. YEAR: 1987 (7.5') BUILDING Current: Aspen Music School • NAME: UTMS: Zone- 12 Easting- Northing - Historic: Newnan Mine /Four Seasons Resort COUNTY SUBAREA: BLOCK: N/A LOT(S): 1 -A ▪ DISTRICT NAME: ADDITION: N/A YR. OF ADDITION: N/A ▪ PHOTOGRAPHER: Thomas H. Simmons PHOTOGRAPHIC J4: 2, 4, 6, 8, 10, 13, 15, 16, 19. REFERENCES: LOCATION OF NEGATIVES: Pitkin County Planning (Roll /Frame) • SKETCH MAP: See attached map with resource indicated. DATE OF CONSTRUCTION: Estimate: EXTENT OF ALTERATIONS: Actual: 1888-1995 X Minor Moderate Major Source: Colleen Collins, "The Campus," 1985. Describe: ° The 1885 buildings have undergone some rehabilitation, but USE: , retain their original character, according to Tom Coins. Present: Education ' Historic: Domestic /Industrial CONDITION: Excellent X Good CONTINUED Yes X No Fair Deteriorating STYLE: MATERIALS: Late Victorian and Modern Wood, Stone a✓ ARCHITECTURAL DESCRIPTION: STORIES: mar Music school with administration, classroom, and practice buildings. The 1888 1 - 1 1/2 Administration Building and a small house of the same era are designed with similar late Victorian features. Administration Building is a long, 1 1/2 -story SQUARE FWTAGE: -- hipped roof building with wood shingle roofing, overhanging eaves, exposed rafters, and dormers with stucco and half-timbering. Raised stone foundation. ORIGINAL LOCATION STATUS: The facade (south) has a full -width porch with log supports; wall facing the ORIGINAL SITE X porch is shingled. Bay window which is shingled and has 1/1 -light double -hung sash windows on the west end of the front wall. Small house is 1 1/2- stories, with a MOVED 0 gable roof, overhanging eaves, exposed rafters, a brick chimney, and an arched DATE(S) OF MOVE: dormer facing northeast with stucco and half - timbering and paired windows. House 0 has shingled walls and a raised stone foundation with basement windows. Windows NATIONAL REGISTER ELIGIBILITY t wA are 1/1 -light double -hung sash. Gable roof, shingled dormer on the southwest INDIVIDUAL: gliF and a gable roof porch. Stucco on the dormers is embedded with small pebbles. Small flat roof practice rooms with vertical or board and batten siding and YES X NO ,.. overhanging eaves. Two long rectangular stone buildings with flat roofs and wide CONTRIBUTING TO DISTRICT: `4111 overhangs. Small shingled cottages with hipped roofs. Two -story wood shingled, YES NO „ gable roof building with single -light windows. Two large rectangular buildings .., across from the Administration Building are one-story, with hipped roofs, board LOCAL LANDMARK DESIGNATION: No and batten siding, overhanging eaves, exposed rafters, andd covered porches. The i v Aspen Country Day School office is a 1980s frame buildi$�TWith woodYn�l shieNgall NAME: z '--r i"i'r nO DATE: ADDITIONAL PAGES: YES X NO 0 ARCHITECT: BUILDER /CONTRACTOR: STATE ID NO.: 5PT846 Frederic Benedict 8 Associates and Curtis Unknown Besinger (Music School) ORIGINAL OWNER: SOURCE: Colleen Collins, "The Campus." SOURCE: George E. Neuman (original buildings)/MAA (music school) SOURCE: THEME(S): Socio- Cultural Developments Colleen Collins, "The Campus." 4I , ..,... tR: i CONSTRUCTION HISTORY (Description, names, dates, etc., relating to major alterations to the original structure): The original buildings date to the Newman Mine era, and were reportedly built in 1888. Some small cabins were built in the 1930s. The practice rooms, Music Hall, and Classroom Building were completed in 1965. Country Day office completed /e.. in 1980s. Harris Hall was completed in 1993. • 4 fr CONTINUED YES X NO HISTORICAL BACKGROUND (DISCUSS IMPORTANT PERSONS AND EVENTS ASSOCIATED WITH THIS STRUCTURE): In 1949, an impressive group of international philosophers, musicians and speakers gathered in Aspen, Colorado, to participate in the Goethe Bicentennial. Walter Paepcke, a Chicago industrialist, brought the event to Aspen. The event was success and established Aspen as an emerging cultural center. In the summer of 1950, the festival expanded, and the p musicians brought their students to play along with them. In 1951, the Aspen Institute for Humanistic Studies was formed • to host the annual cultural events. In 1954, the musicians formed the Aspen Music Festival and School under the Music Associates of Aspen. The main objectives of the MAA were to improve the standard of musical performance in American life and stimulate appreciation for the best in music. In 1964, the AMFBS was given a home by Robert 0. Anderson. The site was the old Newman mining operation on Castle Creek Road. In 1888, George E. Newman had founded the Newman Mine, and developed the mine and the area surrounding it as an English -style country estate similar to the one which would later be O created by John C. Osgood in Redstone. Newman felt that his operation should have up -to -date mining technology and that the grounds should be aesthetically pleasing. The property included stables, a large bungalow, and a lodge with pool tables for the miners' recreation. The mine continued to operate until at least 1919. The Four Seasons resort Lodge was 40 operated here by the operators of the Hotel Jerome. Frederic Benedict of Aspen and Curtis Besinger designed the facilities of the Music School, which were completed in 1965. Due to limited funds, these buildings weren't the best design for the climate or their purpose. Many have flat roofs and are quite small for the amount of students taught at the site. In 1969, the Music Associates of Aspen leased its facilities to the new Aspen Country Day School for use during the winter • months. The Aspen Music Festival has grown from 100 students in 1950 to over 875 students for the 2000 season. CONTINUED YES X NO • SIGNIFICANCE (CHECK APPROPRIATE CATEGORIES AND BRIEFLY JUSTIFY BELOW): _ 0 ARCHITECTURAL SIGNIFICANCE: HISTORICAL SIGNIFICANCE: X REPRESENTS THE WORK OF A MASTER ASSOCIATED WITH SIGNIFICANT PERSONS POSSESSES HIGH ARTISTIC VALUES X ASSOCIATED WITH SIGNIFICANT EVENTS OR PATTERNS X REPRESENTS A TYPE, PERIOD, OR METHOD OF CONSTRUCTION CONTRIBUTES TO AN HISTORIC DISTRICT STATEMENT OF SIGNIFICANCE: �w The Aspen Music Festival and School is significant for its association with the history of mining in Pitkin County, some ®F' of the buildings having originally been associated with the Newman Mine established in the 1880s. The mine site included • company buildings designed to resemble an English country estate in a manner adopted by other wealthy capitalists who developed industries in Colorado. The property is also significant for its association with Aspen's development as a cultural center, having been the home of the Aspen Music School since 1965. The school buildings are representative of the work of noted Aspen architect Frederic Benedict, one of the city's most prolific and influential architects. The buildings dating to the Newman Mine period are representative of Late Victorian architecture, while the Benedict- designed buildings represent Modern influences. The relationship of the buildings to the site and the original buildings is a • significant component of Benedict's design, and the campus represents one of the architect's moc®Nf+p6SQngin9EBrojectsx NO REFERENCES (BE SPECIFIC): • Colleen Collins, "The Campus," Aspen Music Festival, 1985, 54 -55; Vertical Files, Aspen Historical Society; Sally Barlow - Perez, A History of Aspen (Basalt, Co.: Who Press, 1991), 57; Peggy Clifford and John M. Smith, Aspen /Dreams 8 Dilemmas • (Chicago: Swallow Press, Inc., 1970), 52; Pitkin County Assessor Records; Ton Goins, Telephone Interview by R. Laurie • Simmons, 3 August 2000. • • CONTINUED YES X NO • SURVEYED BY: T.H. and R.L. 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