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HomeMy WebLinkAboutagenda.apz.20150818 AGENDA Aspen Planning and Zoning Commission REGULAR MEETING August 18, 2015 4:30 PM Sister Cities Meeting Room 130 S Galena Street, Aspen I. SITE VISIT II. ROLL CALL III. COMMENTS A. Commissioners B. Planning Staff C. Public IV. MINUTES A. V. DECLARATION OF CONFLICT OF INTEREST VI. PUBLIC HEARINGS A. 709 E Durant, Sky Hotel PD - Detailed Review, Final Commercial Design Review VII. OTHER BUSINESS A. Housing Credits Code Amendment Check-In VIII. ADJOURN Next Resolution Number: Typical Proceeding Format for All Public Hearings 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legaJ notice (affi d avit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clari fications of applicant 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal /clarification of evidence presented by applicant and public comment 1 1 ) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met o r not met. Revised April 2, 2014 Regular Meeting Planning & Zoning Commission August 4, 2015 1 Ryan Walterscheid, Chair, called the Planning & Zoning Commission (P&Z) meeting to order at 4:30 PM with members Jasmine Tygre, Kelly McNicholas, Jesse Morris, Keith Goode, Jason Elliot, Skippy Mesirow, Spencer McNight, and Brian McNellis. Also present from City staff; Debbie Quinn, Chris Bendon and Sara Nadolny. COMMISSIONER COMMENTS There were no comments. STAFF COMMENTS: Mr. Bendon asked the commissioners to confirm their attendance at the following meetings to ensure there would be a quorum. September 15th: Hotel Lenado – Six commissioners could attend September 29th: Hotel Lenado (continued public hearing if required) - Four plus two maybes PUBLIC COMMENTS: There were no comments. MINUTES Mr. Goode moved to approve the minutes for July 21st, seconded by Mr. Elliot. All in favor, motion passed. DECLARATION OF CONFLICT OF INTEREST There were no conflicts expressed. 308 S Hunter St – Final Commercial Design Review –Public Hearing Mr. Walterscheid asked if notice had been properly provided. Ms. Quinn responded she reviewed both affidavits of public notice and appears notice was appropriately provided. The affidavits were submitted as Exhibit D. Mr. Walterscheid opened the public hearing for 308 S Hunter St and turned the floor over to the Staff. Ms. Nadolny, Community Development Planner Technician, opened with a review of the application. She stated P&Z is the final review authority for the final commercial design of this property. The project will go to City Council for call up if they wish and if called up, it would be referred back to P&Z for a final decision. The location is a commercial building in the Commercial (C-1) zone district near the corner of Hunter St and Hyman Ave. it is in the Commercial Character Area of the Commercial Design Guidelines. The applicant is proposing updates to the exterior of the S Hunter St facing façade. The current materials are very monochromatic wood siding. They are proposing dark colored ceramic tile with steel C-channel P1 IV.A. Regular Meeting Planning & Zoning Commission August 4, 2015 2 trim along with white painted inset areas. Pictures of the existing exterior and proposed exterior were displayed to the commissioners. Staff has reviewed the request against the review criteria for the Commercial Design Review and the Commercial Character Area of the Commercial Design Guidelines. The Commercial Design Review is not really relevant because there are no changes in use, no impacts to the onsite public amenity space or the trash, utility or deliveries for the site. Their review did consider the Commercial Character Area. The proposed materials are of high quality and similar to materials used on the previously approved review for the 620 E Hyman building in 2014. The materials are compatible with traditional masonry found with the character area. Staff does not feel the new materials will increase the perceived scale of the building. Staff is in favor of approving the request. Mr. Walterscheid asked if there were any questions of Staff of which there were none. Mr. Walterscheid turned the floor over to the applicant. Ms. Carolyn Cipperly, Kim Raymond Architects, represents the applicant, RJJ Aspen. Ms. Cipperly did bring in samples of the proposed ceramic tile along with an actual sample of the tile installed at 620 E Hyman. The proposed material is slightly lighter than that used on 620 E Hyman. The applicant wishes to update and modernize the building to make it more inviting. She reviewed the type and location of the materials to be installed using the pictures from the agenda packet. She also provided a picture of the existing building with a portion of a neighboring building to demonstrate the proposed materials are pulling out the neighborhood character. The picture was submitted as Exhibit E. She reiterated there are no changes to the footprint or amenities of the building. She further described where the C-channel would be installed above the openings of the building. Mr. Walterscheid asked if there were any questions of the applicant. Ms. McNicholas asked and if there would any changes to the railroad ties located along the ramp. Ms. Cipperly stated there are no proposed changes with this application. Ms. McNicholas also asked about the handrails on the ramp and Ms. Cipperly replied they will be painted. Mr. Goode asked if the ramp provide access to the upper level of the building. Ms. Cipperly stated the ramp does provide access to the balcony on the right and both balconies are connected. Mr. Mesirow asked staff what would trigger this project to be reviewed under additional criteria. Ms. Nadolny stated if the building was being demolished and rebuilt, they would look at articulation. She added the applicant looked at different ADA compliant solutions but there isn’t a good solution with the alley next to the ramp. The existing ramp is ADA compliant. Mr. Walterscheid asked for public comment. There were none so the public comment portion of the hearing was closed. Mr. Walterscheid opened for discussion with the commissioners. There was none. P2 IV.A. Regular Meeting Planning & Zoning Commission August 4, 2015 3 Ms. Tygre moved to approve Resolution 16, Series 2015 approving final commercial design review for the project located at 308 S Hunter St. The motion was seconded by Mr. Mesirow. Mr. Walterscheid asked for a roll call: Mr. McNellis, yes; Mr. Mesirow, yes; Mr. Elliot, yes; Mr. Goode, yes; Ms. McNicholas, yes; Ms. Tygre, yes; Mr. Walterscheid, yes. The motion passed with a seven to zero (7-0) vote. Mr. Walterscheid then closed the public hearing. Mr. Goode asked Mr. Bendon when the Aspen Area Community Plan (AACP) would be updated. Mr. Bendon stated the current version was updated in 2012 and there are no current plans to update it. Mr. Goode asked if there was a different opinion of the AACP than what currently exists. Mr. Bendon stated it was difficult to reach consensus on contested issues which continue within certain areas. Mr. Bendon stated there is a big effort to update the land use code to more closely reflect the AACP. Mr. Bendon also stated they continue to work with Council to identify sections of code to update. Mr. Walterscheid then adjourned the meeting. Cindy Klob City Clerk’s Office, Records Manager P3 IV.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 1 of 6 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Jessica Garrow, Long Range Planner THRU: Jennifer Phelan, Community Development Deputy Director RE: 709 E Durant – Planned Development Detailed Review, Final Commercial Resign Review Resolution No.___, Series of 2015 MEETING DATE: August 18, 2015 APPLICANT /OWNER: Aspen Club Lodge Properties, LLC REPRESENTATIVE: Sunny Vann, Vann Associates, LLC LOCATION: 709 E Durant Ave CURRENT ZONING: Lodge (L) Zone District SUMMARY: The Applicant requests reviews to redevelop the existing Sky Hotel to include lodge, commercial, and affordable housing uses. STAFF RECOMMENDATION: Staff recommends approval with conditions Photo: Sky Hotel building. REQUEST OF THE PLANNING AND ZONING COMMISSION: The Applicant is requesting the following land use approvals from the Planning and Zoning Commission: • Final Commercial Design Review (Chapter 26.412, and the Commercial Design Guidelines) for construction of a mixed-use lodge building. (The Planning and Zoning Commission is the final review authority. • A Planned Development Detailed Review (Chapter 26.445) to refine a project’s design and operational characteristics. (The Planning and Zoning Commission is the final P4 VI.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 2 of 6 review authority for Detailed Review. City Council granted Project Review approval which established dimensional requirements for the project.) PREVIOUS APPROVALS: Planned Development Project Review Approval: The Planning and Zoning Commission reviewed the Sky Hotel’s Planned Development Project Review and associated reviews in September and October of 2014. The Commission recommended four-to-one that Council approve the project. City Council reviewed and approved the Sky Hotel Planned Development Project Review and associated reviews by a vote of four-to-zero on February 9, 2015 via Ordinance 39, Series 2014. The Council’s approved Ordinance established all the dimensional and use requirements for the project. The Ordinance allows minor changes to dimensions to be reviewed and approved by the Planning and Zoning Commission and Community Development Staff. The approved project consists of 104 lodge units and 117 lodge bedrooms1, 3,480 sq ft of commercial net leasable space, 2 affordable housing units, and a sub-grade parking garage of 54 spaces. 12.5 surface parking spaces are located adjacent to the Aspen Alps 100 building and serve as parking for that building. No dimensional variations were part of the final approved project. Administrative Amendment: In July 2015, staff and the Applicant realized the dimensional table included in Ordinance 39, Series 2014 did not include updated setbacks. The Applicant had initially requested different setbacks, but rescinded their request after initial feedback from City Council. The project drawings were updated, but the dimensional table in the Ordinance was not. An administrative approval to correct that error was approved on July 7, 2015. BACKGROUND: The Sky Hotel is located in the Lodge zone district at the south-east corner of Spring Street and Durant Avenue at 709 E Durant. The existing lodge is in the shape of an “L,” wrapping around the alley. The property has been used as lodging since the 1960s when the Glory Hole Lodge and restaurant occupied a portion of the site. The property was remodeled in the late 1970s and the property was renamed the Woodstone Inn. In 1981 the lodge received approval to condominiumize, though no condominium units were ever sold – the lodge has remained in various single ownership interests throughout its history. In 1984 the lodge was purchased by Richard Butera and renamed the Aspen Club Lodge. The current owners have owned the property, now known as the Sky Hotel, since 2001. The owners filed an application for redevelopment in 2005, which was ultimately withdrawn. The property is not a typical set of townsite lots and blocks, and includes portions of vacated streets and an alley. In the 1960s, there were a number of street and alley vacations in the area, with other lands being dedicated to the City for right-of-way. The existing Spring Street, for instance, was conveyed to the City in 1961, and the original Spring Street right-of-way, which is part of the Sky Hotel property, was vacated in 1962. A portion of Ute Avenue is located on the property and was also vacated in 1962. In addition, there is a 1963 15-foot access easement on the Sky Hotel property granted to the Aspen Alps Condominiums. PROJECT SUMMARY: 1 This includes 11 fractional lodge units, 10 bunk-style lodge units, and 83 traditional lodge units P5 VI.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 3 of 6 The Applicant is proposing to redevelop the Sky Hotel, adding twelve (14) new lodge units, for a total of 104 lodge units, two (2) affordable housing units, and replacing 3,380 square feet of commercial space to the site. The Applicant is requesting some minor changes to the dimensional requirements. These are listed below and outlined in Table 1, below. Floor Area: There are minor changes to the proposed floor area for the property that result in a decrease in the floor area of the building. This is due to a portion of the first floor being located below grade, which has the effect of decreasing the overall floor area calculation. This condition existed during the PD-Project Review, but was not carried forward into the floor area calculations. In addition, some refinements were made to the plans which resulted in minor decreases to the lodge and non-unit floor area numbers. There is an overall floor area reduction of 5,148 sq ft. Floor area for the commercial use changes slightly as a result of ski storage lockers in the basement. These were included in the original proposal, but were erroneously excluded from the commercial calculation. It should be noted that there are no changes to the commercial net leasable, affordable housing net livable, lodge net livable, or lodge unit count. Public Amenity: There are minor changes to the public amenity space in the project. The original calculations were done off of the gross lot size, and should have been done using the net lot size. Net lot size excludes portions of the lot that are in vacated rights-of-way. Using the correct calculation methodology, the approved project included 11,798 sq ft of public amenity space on the ground, second, and roof levels of the site. This equates to 49.2% of the site being designated as public amenity.2 The Applicant has refined the landscaping and public amenity plans for the property, including increasing the size of the pool and refining planter box layouts. In addition, the Applicant found a second level setback that was not properly calculated during Project Review. The project refinements have resulted in a decrease to the public amenity space by 431 sq ft. The proposed public amenity space is 11,367 sq ft, or 47.4%.3 Staff supports the change in public amenity, as the areas will be permanently accessible by the public and the amount far exceeds the lodge zone district’s requirement of 25%. 2 Net lot area for the parcel is 24.001 sq ft (42,645 sq ft gross – 18,644 sq ft of vacated rights-of-way). 11,798 sq ft/24,001 sq ft = 49.2% 3 11,367 sq ft/24,001 sq ft = 47.4% P6 VI.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 4 of 6 Table 1: Dimensional Data Approved Dimensional Requirements Amended Dimensions Lodge Units and Net Livable 104 units and 117 bedrooms in 56,509 sq ft net livable No Change Commercial Net Leasable 3,480 sq ft net leasable No Change Affordable Housing Units and Net Livable 2 units in 1,714 sq ft net livable No Change Minimum Gross Lot Size (sq ft) 42,645 sq ft No Change Minimum Net Lot Size (sq ft) (includes vacated right- of-way) 37,113 sq ft Minimum Lot Width (feet) 116 ft No Change Minimum Front Yard Setback (feet) Above Grade - 10 ft Below Grade - 5 ft No Change Minimum East Side Yard Setback (feet) Above Grade, East Wing - 6.4 ft Above Grade, West Wing - 5 ft Below Grade - 10 ft No Change Minimum West Side Yard Setback (feet) Above Grade - 5 ft Below Grade - 5 ft No Change Minimum Rear Yard Setback (feet) Above Grade - 5 ft Below Grade - 5 ft No Change Maximum Height (feet) 40 feet No Change Maximum Height for mechanical 50 feet No Change Public Amenity Space 11,798 sq ft (49.2%) 11,367 sq ft (47.4%) (A reduction of 431 sq ft and 1.8%) Allowed Floor Area Overall 91,552 sq ft (2.46:1)* 86,403 sq ft (2.33:1) (Reduction of 5,148 sq ft) Lodge 72,781 sq ft (1.96:1) 68,824 sq ft (1.85:1) (Reduction of 3,957 sq ft) Commercial 3,460 sq ft (.09:1) 3,377 sq ft (.09:1) (Reduction of 83 sq ft) Affordable Housing 1,876 sq ft (.05:1) 1,463 sq ft (.04:1) (Reduction of 413 sq ft) Non-Unit Space 13,435 sq ft (.36:1) 12,739 sq ft (.34:1) (Reduction of 696) Minimum Off-Street Parking Parking Garage: 54 Spaces Surface Spaces: 12.5 spaces for Aspen Alps No Change Minimum Trash/Recycle Area 560 sq ft No Change STAFF COMMENTS: PLANNED DEVELOPMENT – DETAILED REVIEW: A Planned Development Review is required for the eleven (11) approved fractional lodge units. While Project Review focuses on the general P7 VI.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 5 of 6 concept for the development and outlines underlying dimensional requirements, Detailed Review focuses on the comprehensive evaluation of the specific aspects of the development, including utility placement, and architectural materials. The project includes detailed landscaping, including approximately fifty-four (54) new street trees and 5,000 sq ft of perennial/shrub plantings. The Applicant is coordinating all plantings with the City Parks Department to ensure the new street-trees are located in such a way as to allow mature growth. In addition, the Applicant is working with the Parks and Engineering Departments to coordinate the use of silva cells. All exterior lighting and signage will meet City of Aspen requirements, and will be confirmed at Building Permit review. The building is located partially within the Yellow and Blue Mudflow zones. The applicant has addressed this through engineered site walls that will be reinforced to withstand both dynamic and static mud pressure, as well as through impact resistant glass. The project is required to provide pedestrian, bike, and transit facilities. The project has completed the required Transportation Impact Analysis (TIA), and is providing mitigation for approximately 25 new vehicle trips, when mitigation for just 5.3 is required. The project includes detached sidewalks, as well as additional landscaping, and improved crosswalks. Bike racks are proposed at the spring street Cul-de-sac, as well as at the corner of Spring and Durant. A pedestrian path that was located between the Sky Hotel and the Glory Hole Condominiums has been removed. Finally, the project will include “end of trip facilities” including lockers and showers for staff members who bike to work. COMMERCIAL DESIGN: The property is located within the Commercial Character Area. The Applicant has proposed a design inspired by chalet architecture in Aspen and other mountain communities. The chalet design is particularly evident along Spring and Durant Streets with the sweeping roof forms. There are a number of other gable roof forms and flat roof forms along the alley elevation. The massing is the same as was approved in the Conceptual Review. Minor changes, including adding an entry airlock, moving the main entry exterior ramp to the interior of the building, adding additional green roof/planters, adding additional storefront windows, and amending gable dormers to shed dormers. Staff supports all of the changes, as they are minor in nature and meet the applicable review criteria. The minor roof form changes do not impact the overall mass of the building, and act to create a more cohesive design. Staff supports the ramp relocation, as it ensures the sidewalks along Spring Street meet city requirements. In addition, staff supports the refined landscape plan, as it creates additional amenities for passersby such as benches, as well as additional green space on and around the building. The proposed materials include stone veneer cladding, wood siding, and stucco finishes. Roofing materials will consist of standing seam and corrugated metal. Staff supports the proposed materials, with the exception of the stucco. Staff recommends that the wood siding replace the stucco. The stucco is located on the highest portions of the building, above the various forms of wood siding. Staff recommends that the wood siding be continued up to the P8 VI.A. Sky Hotel Planned Development – Detail Review & Final Commercial Design Review P&Z Meeting 8/18/15 Page 6 of 6 roof line. The applicant has created a mock-up of the building, including materials that P&Z can visit prior to the meeting. The applicant will also bring sample materials to the meeting. RECOMMENDATION: Staff recommends the Commission approved the Sky Hotel Planned Development Detailed Review and Final Commercial Design Review, with conditions. PROPOSED MOTION: “I move to approve a Planned Development Detailed Review and Final Commercial Design Review for the Sky Hotel, 709 E Durant, with conditions.” Attachments: Exhibit A.1 – PD Review Criteria, Staff Findings Exhibit A.2 – Commercial Design Review Criteria, Staff Findings Exhibit B – Application Exhibit C – Supplemental Information from Applicant, received 8.12.15 Exhibit D – Ordinance 39, Series 2015 Exhibit E – DRC Comments Exhibit F – Public Comments P9 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 1 of 8 RESOLUTION NO. __ (SERIES OF 2015) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION GRANTING FINAL COMMERCIAL DESIGN REVIEW APPROVAL, AND PLANNED DEVELOPMENT – DETAILED REVIEW APPROVAL, FOR A SITE SPECIFIC DEVELOPMENT PLAN FOR THE SKY HOTEL SUBDIVISION/PLANNED DEVELOPMENT LOCATED ON PROPERTY COMMONLY KNOWN AS 709 E DURANT AVENUE, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-182-80-001 WHEREAS, the Community Development Department received an application for the Sky Hotel Subdivision/PD(the Application) from Aspen Club Lodge Properties, LLC (Applicant), represented by Sunny Vann of Vann Associates for the following land use review approvals: • Planned Development – Project Review, pursuant to Land Use Code Chapter 26.445. • Timeshare Review, pursuant to Land Use Code Chapter 26.590. • Subdivision Review, pursuant to Land Use Code Chapter 26.480. • Growth Management Review – Replacement of Existing Commercial and Lodge Development, pursuant to Land Use Code Chapter 26.470. • Growth Management Review –Lodge Development, pursuant to Land Use Code Chapter 26.470. • Growth Management Review – New Free Market Residential Units, pursuant to Land Use Code Chapter 26.470. • Growth Management Review – Affordable Housing, pursuant to Land Use Code Chapter 26.470. • Special Review to establish Parking, pursuant to Land Use Code Chapter 26.430. • Conditional Use for commercial space, pursuant to Land Use Code Chapter 26.425. • Commercial Design Review, pursuant to Land Use Code Section 26.412; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application – June 23, 2014, as applicable to this Project; and, WHEREAS, the Application for the Sky Hotel Subdivision/PD initially proposed: 102 hotel units with 102 keys and 103 bedrooms in 44,634 square feet of net livable area. 3,380 square feet of accessory commercial net leasable space. 8 free-market residential units (plus 4 lock-offs) in 14,622 square feet of net livable area. 5 affordable housing units in 4,301 square feet of net livable area. 83 parking spaces (70 of which are in an underground facility, and 13 of which are at-grade spaces dedicated to the Aspen Alps.); and, P10 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 2 of 8 WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Fire Protection District, Environmental Health Department, Parks Department, Parking Department, Aspen/Pitkin County Housing Authority, Public Works Department, and the Transportation Department as a result of the Development Review Committee meeting; and, WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a recommendation for approval by the board was provided at their July 16, 2014, regular meeting; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, the Planning and Zoning Commission reviewed the Application at a duly noticed public hearing on September 16, 2014, and continued to October 7, 2014 and October 21, 2014, during which the recommendations of the Community Development Director and comments from the public were requested and heard by the Planning and Zoning Commission ; and, WHEREAS, in response to feedback from the public, Community Development staff, and the Planning and Zoning Commission on October 7, 2014, the Applicant revised the proposal to include: 106 hotel units with 106 keys and 107 bedrooms in 47,092 square feet of net livable area. 3,380 square feet of accessory commercial net leasable space. 6 free-market residential units (plus 2 lock-offs) in 10,322 square feet of net livable area. 5 affordable housing units in 4,301 square feet of net livable area. 83 parking spaces (70 of which are in an underground facility, and 13 of which are at-grade spaces dedicated to the Aspen Alps.); and, WHEREAS, during a duly noticed public hearing on October 21, 2014, the Planning and Zoning Commission approved Resolution 15, Series of 2014, by a four to one (4-1) vote recommending City Council approve the Sky Hotel Subdivision/PD Application and all necessary land use reviews, with conditions; and, WHEREAS, the City Council reviewed the Application at a duly noticed public hearing on December 1, 2014, and continued to December 8, 2014, January 12, 2015, and February 9, 2015, during which the recommendations of the Community Development Director and comments from the public were requested and heard by the City Council; and, WHEREAS, in response to feedback from the public and City Council on December 1, 2014, the Applicant revised the proposal to include: 104 hotel units, 104 keys and 117 bedrooms in 56,509 square feet of net livable area. P11 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 3 of 8 3,480 square feet of commercial net leasable space. 2 affordable housing units in 1,714square feet of net livable area. 66.5 parking spaces (54 of which are in an underground facility, and 12.5 of which are at-grade spaces dedicated to the Aspen Alps.); and, WHEREAS, during a public hearing on February 9, 2015, the Aspen City Council approved Ordinance No. 39, Series 2014, by a four to zero (4-0) vote, approving with conditions the Sky Hotel Subdivision and all necessary land use reviews; and, WHEREAS, the Community Development Department approved an Administrative Planned Development – Project Review Amendment (Reception No 621405) to correct certain setback requirements contained in Exhibit A to Ordinance 39 Series of 2014; and WHEREAS, all required public noticing was provided as evidenced by an affidavit of public notice submitted to the record, a public open house was provided by the applicant to meet the requirements of Land Use Code Section 26.304.035, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, during a duly noticed public hearing on __________, 2015, the Planning and Zoning Commission approved Resolution __, Series of 2015, by a _______ to ______ (_-_) vote granting Final Commercial Design approval, and Planned Development - Detailed Review approval, with the recommended conditions of approval listed hereinafter. NOW, THEREFORE BE IT RESOLVEDBY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Approval Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Commission hereby grants the Sky Hotel Planned Development – Detailed Review approval and Final Commercial Design Review, subject to the conditions of approval as listed herein and as described in City Council Ordinance No. 39, Series of 2014. Section 2: Dimensions Dimensions were approved in Ordinance 39, Series 2015, and amended herein. The final approved dimensions are attached hereto as Exhibit A. As stated in Section 1 of Ordinance 39, Series 2015, minor variations may be approved subject to review by the Community Development Department. Section 3: Public Amenity Spaces A total of 11,367 sq ft of public amenity space shall be on the property. This is through a combination of at-grade, second floor deck, and rooftop deck spaces. These spaces shall meet all requirements of Ordinance 39, Series 2015. Section 4: Materials The stucco is not approved and shall be replaced with the wood siding located below it on the proposed plans. P12 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 4 of 8 Section 5: Subdivision/PD Plat and Agreement The Applicant shall submit a Subdivision/PD agreement (hereinafter “Agreement”) that meets the requirements of the Land Use Code within 180 days of final approval. The 180 days shall commence upon the granting of Final Commercial Design and Planned Development – Detail Review approvals by the Planning & Zoning Commission. The recordation documents shall be submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land Use Code. a. In accordance in Section 26.490.040, Approval Documents Content and Form, the following plans are required in the Approved Plan Set: 1. Final Commercial Design Review/ Architectural Character Plan. 2. Planned Development Detail Review Plans. 3. Public Amenity Plans. 4. Public Infrastructure Plan. 5. Final Transportation Impact Analysis (TIA). 6. Subdivision Plat. The subdivision plat shall show a non-exclusive easement for ingress and egress across the easterly portion of the Applicant’s property between Durant Avenue and the alley in Block 107, for the use of Chateau Chaumont and Chateau DuMont condominiums, as well as show the parking area currently used by the Aspen Alps 100 Building located along the southerly portion of the Applicant’s property. b. In accordance with Section 26.490.050, Development Agreements, a Development Agreement shall be entered into with the City. c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the applicant shall provide a site protection guarantee and a site enhancement guarantee. d. In accordance with Section 26.490.070, Performance Guarantees, the following guarantees are required in an amount equal to 150% of the current estimated cost of the improvement: 1. Landscape Guarantee. 2. Public Facilities and Public Infrastructure Guarantee. 3. Storm Water and Drainage Improvements Guarantee. The timeshare docs and condo map referenced e. and f., below, shall not be prepared until substantial completion of construction and should not be included in the 180 day deadline. They will be required prior to CO. e. In accordance with Section 26.590, Timeshare, the Applicant shall incorporate the requirements and restrictions of the City’s Timeshare Regulations into the final timeshare instruments, including: 1. State requirements, 2. Owner occupancy limitations and disclosure of the public rental requirement, 3. Provisions for reserve funds for ongoing maintenance, 4. Prohibited practices and uses, P13 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 5 of 8 5. Limits on marketing techniques, 6. A prohibition against long-term storage of owner vehicles, and 7. Prohibitions on offering non-Aspen gifts within a marketing plan. f. A Condominium Map shall be competed for the development in accordance with Section 26.480.050(A), Condominiumization. The Condominium Map shall depict the non-exclusive easement described in Section 8.a.6. Section 6: Engineering Department The Applicant’s design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21 and all construction and excavation standards published by the Engineering Department. 6.1. Sidewalks. All sidewalks shall meet minimum sidewalk width per Engineering requirements and shall be detached. The sidewalk along Durant as it ties into the east property shall be approved by the Engineering Department. The drop off area shall have an ADA accessible route which complies with ICC/ANSI Section 503. 6.2 Streets and Sight Triangles. South Spring Street must maintain minimum road width with the proposed hotel drop off area and median. A sight triangle analysis for the driveway access point demonstrating adequate visibility for vehicles is required at building permit. 6.3 Snow Storage. Snow is not permitted to shed off roofs onto neighboring properties. Any snow which sheds off roofs must remain onsite. 6.4 Excavation Stabilization. This section shall supersede Section 9.3 of Ordinance 39, Series 2015. Due to the proximity of the neighboring property and the excavation of the building, an excavation stabilization plan shall be submitted to the Engineering Department at building permit submittal. Section 7: Building Project shall meet adopted Building Code in place at the time of building permit submittal. The project shall be subject to the 2015 IECC Energy Code. Pursuant to Land Use Code Section 26.575.020(F)(3)(c), height is measured to the first layer of exterior sheathing or weatherproofing membrane. Any additional insulation and associated material finishes requirements imposed by the 2015 IECC Energy Code shall constitute “other veneer treatments” for the purposes of calculating height pursuant to Land Use Code Section 26.575.020(F)(3)(c). Section 8: Transportation The TIA report submitted with the application and dated July 9, 2015 is adopted. Section 9: Parks The project shall comply with Title 13 of the Municipal Code. Planting of trees is not allowed in Bio-Retention ponds, nor can the location of these ponds affect the long term health of any trees that are proposed. Tree species must be identified in the building permit and approved by the City Forester. The location of tree plantings shall be approved by the City Forester during the P14 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 6 of 8 building permit review. Larger planting stripes or Silva cells along the northwest corner of the property and the pull out area on Spring Street are required. Planting areas that will allow trees to grow to maturity are required. Utilities shall be located away from tree plantings to the greatest extent practical. All landscaping shall be approved by the Parks Department at building permit. Section 10: Aspen Consolidated Sanitation District Requirements Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. The applicant has shown an 8” sanitary sewer service on their plans to serve this development. The applicant will be required to deposit funds with the District to install a manhole to accommodate the propose 8” sanitary sewer service. The applicant must provide locations and sizing of interceptors to the District prior to the District approving service to this development. Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. Section 11: Outdoor Lighting and Signage All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code. This shall be verified at building permit review. Section 12: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use P15 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 7 of 8 Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 709 E Durant, Sky Hotel Subdivision/PD, City of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval or the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 13: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 14: This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 15: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, adopted, passed and approved this ____ day of _______, 2015. Approved as to form: Approved as to content: __________________________ ______________________________ James R True, City Attorney Ryan Walterschied, Chair Attest: _______________________________ Cindy Klob, Records Manager Attachments: P16 VI.A. Sky Hotel Planned Development & Commercial Design Planning and Zoning Commission Reso No. __, Series 2015 Page 8 of 8 Exhibit A: Approved Dimensional Requirements Exhibit A: Approved Dimensional Requirements Lodge Units and Net Livable 104 units and 117 bedrooms in 56,509 sq ft net livable Commercial Net Leasable 3,480 sq ft net leasable Affordable Housing Units and Net Livable 2 units in 1,714 sq ft net livable Minimum Gross Lot Size (sq ft) 42,645 sq ft Minimum Net Lot Size (sq ft) (includes vacated right- of-way) 37,113 sq ft Minimum Lot Width (feet) 116 ft Minimum Front Yard Setback (feet) Above Grade - 10 ft Below Grade - 5 ft Minimum East Side Yard Setback (feet) Above Grade, East Wing - 6.4 ft Above Grade, West Wing - 5 ft Below Grade - 5 ft Minimum West Side Yard Setback (feet) Above Grade - 5 ft Below Grade - 5 ft Minimum Rear Yard Setback (feet) Above Grade - 5 ft Below Grade - 5 ft Maximum Height (feet) 40 feet Maximum Height for mechanical 50 feet Public Amenity Space 11,367 sq ft Allowed Floor Area Overall 86,403 sq ft (2.33:1)* Lodge 68,824 sq ft (1.85:1) Commercial 3,377 sq ft (.09:1) Affordable Housing 1,463 sq ft (.04:1) Non-Unit Space 12,739 sq ft (.34:1) Minimum Off-Street Parking Parking Garage: 54 Spaces Surface Spaces: 12.5 spaces for Aspen Alps Minimum Trash/Recycle Area 560 sq ft *Minor changes during building permit review may be approved such that they do not exceed those in the underlying zone district P17 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 1 of 7 Exhibit A.1 – Planned Development Detailed Review Criteria 26.445.030.C Scope and Limitations of Detailed Review. Detailed Review shall be used to perfect and finalize detail aspects of the project within the parameters established during Project Review. Issues resolved during Project Review shall not be revisited or reconsidered as part of Detailed Review. (Also see amendment procedures – Section 26.445.110.) The approval of a Project Review and Detailed Review together constitute a Final Planned Development Approval. A Development Order shall be issued after Detailed Review approval and the period of statutory vested rights shall begin, subject to requirements of the Development Order regarding the submission and recording of certain documents, plats, plans, or agreements. 26.445.070. Detailed Review Standards. Detailed Review shall focus on the comprehensive evaluation of the specific aspects of the development, including utility placement, and architectural materials. In the review of a development application for Detailed Review, the Planning and Zoning Commission, or the Historic Preservation Commission as applicable, shall consider the following: A. Compliance with Project Review Approval. The proposed development, including all dimensions and uses, is consistent with the Project Review approval and adequately addresses conditions on the approval and direction received during the Project Review. Staff Response: Minor dimensional variations are proposed, as is permitted in the Project Review Approval (Ordinance 39, Series 2015). The dimensional changes are outlined in the table below. The changes are minor refinements that reflect the further refinement of the project. The floor area calculations have decrease because some portions of the first level are located below grade. Minor changes to the public amenity space have occurred as the landscaping plan was further refined and an error in the initial Project Review calculation was discovered. Staff supports all the revised dimensions. Approved Dimensions Amended Dimensions Lodge Units and Net Livable 104 units and 117 bedrooms in 56,509 sq ft net livable No Change Commercial Net Leasable 3,480 sq ft net leasable No Change Affordable Housing Units and Net Livable 2 units in 1,714 sq ft net livable Minimum Gross Lot Size (sq ft) 42,645 sq ft No Change Minimum Net Lot Size (sq ft) (includes vacated right-of-way) 37,113 sq ft Minimum Lot Width (feet) 116 ft No Change Minimum Front Yard Setback (feet) Above Grade - 10 ft No Change Below Grade - 5 ft P18 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 2 of 7 Minimum East Side Yard Setback (feet) Above Grade, East Wing - 6.4 ft No Change Above Grade, West Wing - 5 ft Below Grade - 5 ft Minimum West Side Yard Setback (feet) Above Grade - 5 ft No Change Below Grade - 5 ft Minimum Rear Yard Setback (feet) Above Grade - 5 ft No Change Below Grade - 5 ft Maximum Height (feet) 40 feet No Change Maximum Height for mechanical 50 feet No Change Public Amenity Space 11,798 sq ft (49.2%) 11,367 sq ft (47.4%) (A reduction of 431 sq ft and 1.8%) Allowed Floor Area Overall 91,552 sq ft (2.46:1) 86,403 sq ft (2.33:1) (Reduction of 5,148 sq ft) Lodge 72,781 sq ft (1.96:1) 68,824 sq ft (1.85:1) (Reduction of 3,957 sq ft) Commercial 3,460 sq ft (.09:1) 3,377 sq ft (.09:1) (Reduction of 83 sq ft) Affordable Housing 1,876 sq ft (.05:1) 1,463 sq ft (.04:1) (Reduction of 413 sq ft) Non-Unit Space 13,435 sq ft (.36:1) 12,739 sq ft (.34:1) (Reduction of 696) Minimum Off-Street Parking Parking Garage: 54 Spaces No Change Surface Spaces: 12.5 spaces for Aspen Alps Minimum Trash/Recycle Area 560 sq ft No Change The conditions of approval have been met as follows: An Outdoor Lighting Plan, pursuant to section 26.575.150. Submitted and reviewed by Zoning Officer An existing and proposed Landscaping Plan, identifying trees with diameters and values. Submitted and reviewed by Parks Department A draft Construction Management Plan. Submitted and reviewed by Engineering Department A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto neighboring properties. Demonstrate that any snow which sheds off roofs will remain on-site. Submitted and reviewed by Engineering and Building. A completed Transportation Impact Analysis. Submitted and reviewed by Engineering and Transportation. A final design plan for the Spring Street cul-de-sac and bump out. Submitted and reviewed by Engineering Department P19 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 3 of 7 B. Growth Management. The proposed development has received all required GMQS allotments, or is concurrently seeking allotments. Staff Response: The proposed project has received Growth Management allotments pursuant to Ordinance 39, Series 2015. C. Site Planning and Landscape Architecture. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The landscape plan exhibits a well-designed treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Vegetation removal, protection, and restoration plans shall be acceptable to the Director of Parks and Open Space. Staff Response: All vegetation will be coordinated and approved by the Parks Department. The current landscape plan includes fifty-four streetscape trees and approximately 5,000 sq ft of perennial/shrub plantings. Additional plantings will be installed on the second floor and roof decks. The Applicant is coordinating all plantings with the City Parks Department to ensure the new street-trees are located in such a way as to allow mature growth. In addition, the Applicant is working with the Parks and Engineering Departments to coordinate the use of silva cells. The Parks Department provided a number of comments, which have been incorporated into the Resolution: 1. Tree species to be called out and approved by the City Forester. 2. Location of tree plantings to be approved in the field by the City Forester. (Must not be too close to building) 3. Larger planting strips on both the northwest corner of property and pull out area on Spring Street or Silva cells would be required. 4. Plan on areas that can grow trees well into maturity. 5. Location of utilities to be away from tree planting areas. Staff finds this criterion is met. 2. Buildings and site grading provide simple, at-grade entrances and minimize extensive grade changes along building exteriors. The project meets or exceeds the requirements of the Americans with Disabilities Act and applicable requirements for emergency, maintenance, and service vehicle access. Adequate snow storage is accommodated. Staff Response: The project includes at-grade entrances, with the exception of the entrances along the alley. The Alley entrances are accessed by an ADA compliant ramp. Due to the natural grade changes along Spring Street, the main entry ramp that had been exterior has been moved to inside the building. This ensure adequate sidewalk widths along Spring Street. Snow storage areas are included on the site. Staff finds this criterion is met. P20 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 4 of 7 3. Energy efficiency or production features are integrated into the landscape in a manner that enhances the site. Staff Response: There are no energy production features proposed. Staff finds this criterion is not applicable. 4. All site lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. Staff Response: The proposed lighting plan proposes a variety of lighting fixtures in many locations around the property. All outdoor lighting is required to meet the City’s Outdoor Lighting Code. Verification will occur at building permit review. Staff finds that this criterion is met. 5. Site drainage is accommodated for the proposed development in compliance with Title 29 – Engineering Design Standards and shall not negatively impact surrounding properties. Staff Response: Site drainage is in compliance with Title 29. The applicant has amended the drainage plans to comply with the City’s requirements. Conformation of compliance will be required at building permit. Staff finds this criterion is met. D. Design Standards and Architecture. The proposed architectural details emphasize quality construction and design characteristics. In meeting this standard, the following criteria shall be used: 1. The project architecture provides for visual interest and incorporates present-day details and use of materials respectful of the community’s past without attempting to mimic history. Staff Response: The proposed architecture, materials and details is appropriate for the Commercial Character area and fits in with the pattern of development in the neighborhood. The architecture is a product of its own time with references to traditional developments through the chalet-inspired architecture. The design incorporates one, two, three, and four story elements, a variety of roof forms, as well as multiple balconies and decks. Staff finds this criterion is met. 2. Exterior materials are of a high quality, durability, and comply with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. Staff Response: The applicant proposes a combination of wood siding, natural patina metal panels, stone veneer, and stucco finishes. The roofing materials will consist of standing seam and corrugated metal. Staff finds this criterion is met. 3. Building entrances are sited or designed to minimize icing and snow shedding effects. P21 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 5 of 7 Staff Response: Building entrances have roof elements protecting the entrance from snow shedding. Staff finds this criterion is met. 4. Energy efficiency or production features are integrated into structures in a manner that enhances the architecture. Staff Response: Energy efficiency features, such as solar panels, are not proposed as part of this project. Staff finds this criterion is not applicable. 5. All structure lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. Staff Response: All lighting will met the City of Aspen’s Outdoor Lighting standards. The applicant submitted a preliminary plan for review. The Zoning Officer will confirm compliance during the building permit review. Staff finds this criterion is met. E. Common Parks, Open Space, Recreation Areas, or Facilities. If the proposed development includes common parks, open space, recreation areas, or common facilities, a proportionate, undivided interest is deeded in perpetuity to each lot or dwelling unit owner within the Planned Development. An adequate assurance through a Development Agreement for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a prohibition against future development is required. Staff Response: No common parks, open spaces, or other facilities are proposed as part of this development. The applicant has committed to keeping the rooftop deck permanently accessible to the public. This has also been incorporated as a condition in Ordinance 39, Series 2015. Staff finds this criterion is not applicable. F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any new vehicular access points minimize impacts on existing pedestrian, bicycle and transit facilities. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of the Project Review and as otherwise required in the Land Use Code. These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements and to determine any required cost estimating for surety requirements, but do not need to be detailed construction documents. Staff Response: The project has completed the required Transportation Impact Analysis (TIA), and is providing mitigation for approximately 25 new vehicle trips, when mitigation for just 5.3 is required. The project includes a number of MMLOS improvements the provide enhanced pedestrian and bike facilities. The project includes detached sidewalks, as well as additional P22 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 6 of 7 landscaping, and improved crosswalks. Bike racks are proposed at the spring street Cul-de-sac, as well as at the corner of Spring and Durant. A pedestrian path that was located between the Sky Hotel and the Glory Hole Condominiums has been removed. Finally, the project will include “end of trip facilities” including lockers and showers for staff members who bike to work. Transit improvements are not proposed due to the building’s proximity to Rubey Park. Staff finds this criterion is met. G. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Response: The applicant has been working with the Engineering Department to conceptually comply with Municipal Code Title 29 and the URMP requirements. Engineering is comfortable moving forward with the conceptual proposal with the understanding that construction level documents are required at building permit. The building is located partially within the Yellow and Blue Mudflow zones. The applicant has addressed this through engineered site walls that will be reinforced to withstand both dynamic and static mud pressure, as well as through impact resistant glass. Staff finds this criterion is met. H. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Response: The applicant commits to upgrading public infrastructure as described in Ordinance 39, Series of 2015. Staff finds this criterion is met. I. Phasing of development plan. If phasing of the development plan is proposed, each phase shall be designed to function as a complete development and shall not be reliant on subsequent phases. Phasing shall insulate, to the extent practical, occupants of initial phases from the construction of later phases. All necessary or proportionate improvements to public P23 VI.A. Sky Hotel PD – Detailed Review Exhibit A.1, PD Review Criteria Page 7 of 7 facilities, payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the Planned Development, construction of any required affordable housing, and any mitigation measures shall be completed concurrent or prior to the respective impacts associated with the phase. Staff Response: The applicant represents that the project will not be phased. Staff finds this criterion is not applicable. P24 VI.A. Sky Hotel PD – Detailed Review Exhibit A.2, Commercial Design Review Criteria Page 1 of 5 Exhibit A.2 - Commercial Design Guidelines – Final Design Review Guidelines for the Commercial Character Area Commercial Character Area Design Objectives: These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Staff Findings: While the overall Commercial Character Area is adjacent to the Commercial Core Historic District, this property is not located adjacent to the Historic District. The proposal includes elements that relate to other buildings and architectural styles located at the base of Aspen Mountain, including the Chalet-style architecture. The uses relate to the uses seen in both character areas. Staff finds this criterion is met. 2. Maintain a retail orientation. Staff Findings: Neither the existing or proposed development include a strictly retail component. Commercial spaces exist in the current building and are proposed to be replaced in the proposed building. These include restaurant spaces, a commercial kitchen, and a ski shop. Staff finds this criterion is met. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community’s continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. Staff Findings: The proposed redevelopment is inspired by chalet-style architecture seen in Aspen, including at Mountain Chalet and the old Guido’s building, as well as in other mountain resorts. The applicant has proposed a modern interpretation of the chalet, utilizing new materials, and emphasizing the roof form along the street elevations. The proposal includes traditional window styles seen throughout the community. Staff finds this criterion is met. 4. Encourage a well-defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street façade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. Staff Finding: As proposed the development will have a well-defined street wall oriented towards Spring and Durant that is accented with a Public Amenity space. Staff finds this criterion is met. 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be P25 VI.A. Sky Hotel PD – Detailed Review Exhibit A.2, Commercial Design Review Criteria Page 2 of 5 recognized in future developments. Larger buildings should be varied in height and reflect original lot widths. Staff Findings: The Applicant proposes a four story building with various recessed areas and deck components to break up the mass of the building. Various elements of the building are one, two, three, and four stories. Different modules are created through the material treatment and the varying roof forms. During the PD-Project Review, the Applicant provided additional variation through reduction of the massing along the eastern wing to a three-story element, and by lowering the building to meet the forty (40) foot Lodge zone district height limit (approved through this Commercial Design Review). The project has essentially the same “L” shaped footprint as the existing building. Staff finds this criterion is met. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. Staff Findings: The existing public amenity space accents the established street wall that exists and is maintained. Staff finds this criterion is met. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. Staff Findings: The applicant proposes variety in the project’s street level experience with landscaped public amenity space, and building materials. Staff finds this criterion is met. P26 VI.A. Sky Hotel PD – Detailed Review Exhibit A.2, Commercial Design Review Criteria Page 3 of 5 Staff finds the following Guidelines are met 1.29 A new building shall reflect the traditional lot width (30ft.) as expressed by two or more of the following: • Variation in height at internal lot lines • Variation in the plane of the front façade • Street facade composition • Variation in architectural detailing and materials to emphasize the building module 1.30 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using: • The fenestration grouping • The modeling of the faced • The design framework for the first floor storefront • Variation in architectural detail/or the palette of faced materials 1.31 A building should reflect the architectural hierarchy and articulation inherent in the composition of the façade. • The design and definition of the traditionally tall first floor • The vertical proportions of the upper level fenestration pattern and ratio of solid wall to window area. 1.32 A building should reflect the three-dimensional characteristics of the street façade in the strength and depth of modeling, fenestration and architectural detail. Commercial Character Area Final Review Design Guidelines Building Design and Articulation Staff Finding: As noted in the guidelines, form and scale of a building is further articulated by the expression of traditional lot widths, façade articulation and street level character. The parcel is “L” shaped and encompasses a large area. The parcel itself is unique and not reflective of traditional 30 foot lot widths. The building includes a mix of one, two, three, and four story elements, as well as material and roof form changes. These help to create visual interest as well as create building modules that meet the Design Guidelines. In addition, the design is indicative of traditional lodging seen in other building also located south of Durant Street, including the Little Nell, St. Regis, Mountain Chalet, and Grand Hyatt. The building’s first floor contains a taller ceiling height than the other levels of the building, which is traditional of commercial and lodge buildings in Aspen. The upper level fenestration appropriately balances the solid to void ratio. The first floor has a ceiling height of 10 feet 6 inches to 9 feet, while the upper floors have ceiling heights of 8 to 9 feet. The ceiling heights were reduced during the PD-Project Review in order to comply with the Lodge zone district’s height limit of 40 feet. The building’s third floor is consistent on all sides. The design approved by City Council includes a third floor that is flush with the rest of the building, and includes varying roof forms. The varying roof forms, as well as the ceiling heights, act to minimize the appearance of the upper levels. P27 VI.A. Sky Hotel PD – Detailed Review Exhibit A.2, Commercial Design Review Criteria Page 4 of 5 Staff finds the following Guidelines are met: 1.34 Maintain the distinction between the street level and upper floors. 1.35 A new building should be designed to maintain the stature of traditional street level frontage. 1.36 Minimize the appearance of a tall third floor. 1.37 The first floor façade should be designed to concentrate interest on the first level, using the highest quality of design, detailing and materials. 1.39 Incorporate an airlock entry into the plan for all new structures 1.44 A large building should reflect the traditional lot width in form and variation of its roof. This should be achieved through the following: • Reflect the traditional lot width in the roof plane 1.45 The roofscape should be designed with the same design attention as the secondary elevations of the building. Staff finds the following Guidelines are not applicable: 1.33 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. 1.38 The retail entrance should be at sidewalk level. 1.40 Window area along the first floor shall be a minimum of 60% of exterior street facade area when facing a principal street(s). 1.41 Where appropriate a building shall be designed to maintain the character and transparency of the traditional street level retail. 1.42 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design. • Depth and strength of modeling. • The palette of materials and finishes used in both the structural framework and the storefront window. • The concentration of architectural detail to ensure a rich visual experience. • The complementary use of signage and lettering to enhance the retail and downtown character. • The use of lighting to accentuate visual presence. 1.43 Retail frontage facing onto side courts or rear alleys should follow similar design principles to the street frontage adjusted for the scale of space The project does not contain any traditional street-level commercial spaces. The street level includes hotel rooms and associated functions (lobby, check-in, etc). An airlock is incorporated into the entry. The roof has been designed to be a usable space. All mechanical equipment has been grouped and screened, and extensive landscaping is included in the design. The roof also incorporates green roof areas that are incorporated into the required drainage. P28 VI.A. Sky Hotel PD – Detailed Review Exhibit A.2, Commercial Design Review Criteria Page 5 of 5 Staff finds the following Guidelines are met: 1.46 High quality, durable materials should be employed. 1.47 Building materials should have these features: • Convey the quality and range of materials seen traditionally. • Reduce the perceived scale of the building and enhance visual interest if the façade. • Covey a human scale. • Have proven durability and weathering characteristics within Aspen’s climate. 1.48 A building or addition should reflect the quality and variation in material seen traditionally. 1.49 Where contemporary materials are use they shall be: • High quality durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette Staff finds the following Guidelines are not applicable: 1.50 Materials used for third floor accommodation setback from the street façade(s) should be more subdued than the primary facades. Staff finds the following Guidelines are met: 1.51 Paving and landscaping should be designed to complement and enhance the immediate setting of the building area. Architectural Materials Staff Finding: The guidelines recommend that durable, quality materials be used in the development of new buildings and that “all facades of a building should reflect, complement and enhance the evolving form and character of the center city.” The materials include wood siding, stone veneer, and stucco finishes. A Staff supports the proposed materials, with the exception of the stucco. Staff recommends that the wood siding replace the stucco. The stucco is located on the highest portions of the building, above the various forms of wood siding. Staff recommends that the wood siding be continued up to the roof line. Paving and Landscaping Staff Finding: The guidelines encourage paving and landscaping that enhances the immediate setting of the project. In this case, the public amenity is adjacent to the street right of way, located in a second level deck, and located on the roof. Existing street trees are proposed to be maintained with no changes to the sidewalk as both meet city standards. The project’s paving and landscaping complement the design and add important pedestrian amenities to the property. P29 VI.A. P30 VI.A. U FOJWT"MI F: IJIM -fl: kyj A to] 7 9 INwk Submitted by: Aspen Club Lodge Properties, LLC c/o Northridge Capital, LLC 1101 30th. Street, NW, Suite 150 Washington, DC 20007 202) 625-7890 RUNS= Prepared by: VANN ASSOCIATES, LLC Planning Consultants P.O. Box 4827 Basalt, CO 81621 970) 925-6958 P31 VI.A. neTffff ' mmmmr kr_riilyj John Sarpa Sarpa Development 300 South Spring Street Aspen, CO 81611 970) 379-2595 ARCHITECT Scott McHale, Leed AP Rowland + Broughton 234 East Hopkins Avenue Aspen, Co 81611 970) 544-9006 W to] MIk9[It Valerie Yaw, ASLA B1ueGreen 300 South Spring Street, Suite 202 Aspen, CO 81611 970) 429-7499 Jesse Swann, P.E. Sopris Engineering, LLC 502 Main Street, Suite A3 Carbondale, CO 81623 970) 704-0311 Peggy Bailey Tetra Tech 130 Ski Hill Road, Suite 140 Breckenridge, CO 80424 720) 864-4589 1 Sunny Vann Vann Associates, LLC P.O. Box 4827 Basalt, CO 81621 970) 925-6958 Gideon Kaufman, Esq. Kaufman, Dishler & McAllister, P. C. 315 East Hyman Avenue, Suite 305 Aspen, CO 81611 970) 925-8166 Mark Beckler, L.S. Sopris Engineering, LLC 502 Main Street, Suite A3 Carbondale, CO 81623 970) 704-0311 RJ Gallagher Forte International P.O. Box 8610 Aspen, CO 81612 970) 925-6958 P32 VI.A. Section Page 1. INTRODUCTION 1 11. PROJECT REVISIONS 2 Ill. PROJECT REVIEW APPROVAL CONDITIONS 6 IV. REVIEW REQUIREMENTS 12 A. Planned Development 12 B. Commercial Design Review 18 APPENDIX A. Exhibit 1, Pre -Application Conference Summary Exhibit 2, Title Insurance Commitment Exhibit 3, Permission to Represent Exhibit 4, Land Use Application Form Exhibit 5, Dimensional Requirements Form Exhibit 6, Application Fee Agreement Exhibit 7, Homeowner Association Compliance Form Exhibit 8, List of Adjacent Property Owners B. Exhibit 1, Rowland + Broughton Memorandum Re: Architectural Revisions 11 P33 VI.A. Section EM B. Exhibit 2, Draft Sky Hotel Subdivision/PD Plan Set Exhibit 3, City Council Ordinance No. 39, Series of 2014 Exhibit 4, COMDEV Notice of Approval Exhibit 5, Engineering Report C. Exhibit 1, Draft Sky Hotel Subdivision/PD Development Agreement Exhibit 2, Construction Management Plan Exhibit 3, Transportation Impact Analysis Exhibit 4, Fire Marshall E -Mail Exhibit 5, Trash/Delivery Areas Door Details iii P34 VI.A. The following application requests Planned Development - Detailed Review approval for the demolition and replacement of the Sky Hotel, which is located at 709 East Durant Avenue in the City of Aspen (see Pre -Application Conference Summary, Exhibit 1, Appendix A, attached hereto). Final Commercial Design Review approval, and vested rights status for all approvals granted pursuant to this application and the prior Planned Development - Project Review application, are also requested. The application is submitted pursuant to Sections 26.412 and 26.445 of the Aspen Land Use Regulations (the "Regulations") by the owner of the property, Aspen Club Lodge Properties, LLC (hereinafter "Applicant"), a Delaware limited liability company see Title Insurance Commitment, Exhibit 2, Appendix A). Permission for Vann Associates, LLC, Planning Consultants, to represent the Applicant is attached as Exhibit 3, Appendix A. A land use application form, dimensional requirements form, application fee agreement, homeowner association compliance form, and a list of property owners located within three hundred feet of the project site are attached as Exhibits 4, 5, 6, 7 and 8, respectively. The application is divided into four sections. Section I provides a brief introduction to the application while Section II discusses various revisions to the project that have occurred since the receipt of Planned Development - Project Review approval. Sections III and IV of the application address the proposed development's compliance with the conditions of Project Review approval and the Regulations' Detailed Review criteria. For the reviewer's convenience, all pertinent documents relating to the project e.g., improvement survey, development agreement, engineering reports, etc.) are provided in the appendices to the application. 1 P35 VI.A. While the application is intended to address all relevant provisions of the Regula- tions, and to provide sufficient information to enable a thorough evaluation of the proposed development, questions may arise which require further information and/or clarification. The Applicant will provide such additional information as may be required in the course of the application's review. Various minor changes to the proposed hotel's architecture, dimensional requirements, site plan and landscaping, and civil engineering requirements have occurred since the receipt of Planned Development - Project Review approval. In general, these changes can be attributed to the development of more detailed floor plans and elevations, the requirements of various building codes, site plan and landscaping refinements, and further engineering analysis. The proposed development, however, is essentially the same as that which received Project Review approval. No changes to the project's basic development program (i.e., the number of lodge units, keys and bedrooms; commercial components; and affordable housing units) are proposed. The specific changes to the hotel's floor plans and elevations are outlined in the attached Rowland + Broughton memorandum (see Exhibit 1, Appendix B). The revised plans and elevations referenced therein are contained in the Draft Sky Hotel Subdivi- sion/PD Plan Set (the "Draft Plan Set") attached hereto as Exhibit 2, Appendix B. Changes to the project's dimensional requirements are limited to minor revisions to the hotel's various floor areas and proposed public amenity space. No changes to the hotel's lodge net livable area, its commercial net leasable area, or its affordable housing net livable area are proposed. Detailed floor area calculations for both the existing hotel and its proposed replacement are provided on Sheets PD0.5 and PD0.5e of the Draft Plan Set. The hotel's revised floor areas are summarized in Table 1 on the following page. 19 P36 VI.A. Table 1 REVISED FLOOR AREAS Sky Hotel Project Review Detailed Review' Floor Area Ratio' Lodge 72,781 72,360 1.95:1 Commercial 3,460 3,459 0.09:1 Affordable Housing 1,876 1,876 0.05:1 Non -Unit Space 13,435 13,632 0.37:1 Cumulative 91,552 91,327 2.46:1 The area of the hotel's subgrade basement otherwise attributable to floor area is exempt from floor area calculations pursuant to Section 26.575.020.D.7. of the Regulations. Based on a Net Lot Area of 37,113 square feet which includes the property's vacated right -of ways and excludes both the existing Aspen Alps access easement and the proposed Chateau Dumont/Chaumont access easement. As Sheets PD1.3b, PD1.3c and PD1.3d in the Draft Plan Set indicates, the hotel's proposed public amenity space totals 11,367 square feet, a decrease in the previously approved public amenity space of 431 square feet, or approximately 3.7 percent. The reduction can be attributed to the refinement of the hotel's site plan and rooftop amenity space, and to revisions to its second floor patio to reflect a required building setback that was overlooked at Project Review. The percentage of public amenity space, however, has increased from 27.6 percent to 47.4 percent. The approved percentage was erroneously calculated based on the property's Gross Lot Area. As Section 26.575.030 of the Regulations requires the exclusion of vacated right-of-ways from Gross Lot Area, the property's lot area for public amenity purposes is 24,001 square feet (i.e., 42,645 Sq. Ft. Gross Lot Area - 18,644 Sq. Ft. Vacated ROWs). The resulting percentage substantially exceeds the Lodge zone district's minimum 25 percent requirement. 3 P37 VI.A. It should be noted that several of the hotel's setbacks were misstated in the Project Review application's approved dimensional requirements. While the floor plans that were reviewed by the Community Development Department ("COMDEV") and approved by the City Council depict the correct building setbacks, Exhibit A: Approved Dimensional Requirements to Ordinance No. 39, Series of 2014, apparently was not updated to reflect the approved plans (see Exhibit 3, Appendix B). As both Exhibit A and Section 1 of the Ordinance permit COMDEV to approve minor revisions to the approved dimensional requirements, an Administrative Planned Development - Project Review Amendment was approved to correct the errors. The corrected setbacks are contained in the Notice of Approval attached hereto as Exhibit 4, Appendix B. Changes to the hotel's site plan and street level landscaping are limited to refinements to curbs, ramps, the vehicular pullout/valet area, the Aspen Alps 100 Building's parking area, the planter boxes, and plant layouts. In addition, the previously proposed on-site north/south path between the hotel and the Glory Hole condominiums has been eliminated. Changes to the rooftop amenity areas include a minor enlargement of the swimming pool, and various refinements to the bar trellis, spas, ramps, planter boxes, and plant layouts. The various site plan and landscape revisions are provided on Sheets PD1.1, L200, L300, L400 and L401 in the Draft Plan Set. Engineering Department comments and the changes to the hotel's site plan and architecture have resulted in various revisions to Sopris Engineering's previously submitted Engineering Report and associated civil drawings. The revisions pertain primarily to the project's drainage and utility plans which have been updated to reflect current project conditions. The revision are discussed in detail in the attached Engineering Report (see Exhibit 5, Appendix C) and provided on Sheets Cl through C5 of the Draft Plan Set. rd P38 VI.A. As a result of ongoing discussions between the Applicant and the owners of the condominium units in the Aspen Alps 100 Building, several additional changes to the hotel's site plan, subgrade parking garage, and Level 1 Floor Plan may be required. More specifically, the discussions contemplate a reduction in the 100 Building's existing surface parking spaces located on the Sky property from 12.5 spaces to eleven spaces. The existing parking layout would also be reconfigured to include six angle spaces and five parallel spaces. In addition, the proposed subgrade garage would be expanded to include sixteen additional spaces for the use and benefit of the 100 Building's owners. The expansion of the garage would increase its parking from fifty-four spaces to seventy spaces. To facilitate pedestrian access to the new spaces, a linen area on the hotel's ground floor would be reconfigured to include an exterior entry from the alley. The proposed revisions, which are referred to as "Option B", are provided on Sheets PD1.1b, L200b, L300b and L40lb in the Draft Plan Set. As Sheet PD2.Ob illustrates, twenty-two of the expanded garage's seventy spaces will be stacked. As the hotel's parking requirement is forty-one spaces (i.e., 32 replacement spaces + 7 new lodge spaces + 2 new affordable housing spaces), sufficient parking will be available in the expanded garage to meet applicable regulatory requirements. As Sheet PDO.5b illustrates, the garage's parking non -unit space will increase from approximately 19,260 square feet to approximately 21,511 square feet. No increase in the hotel's floor area, however, will occur as the expanded parking area is located 100 percent below grade. Given the ongoing nature of the discussions the Applicant requests that Option B also be approved by the Planning and Zoning Commission so as to avoid the necessity of a Planned Development amendment in the event the discussions are successfully concluded. Only one parking scenario, however, will be provided on the plans to be recorded following the receipt of Planned Development - Detailed Review approval. 9 P39 VI.A. Planned Development - Project Review approval for the redevelopment of the Sky Hotel was granted subject to conditions by the City Council on February 9, 2015 pursuant to Ordinance No. 39, Series of 2014. The Ordinance's specific approval conditions, and the Detailed Review application's compliance therewith, are summarized as follows. 1. Section 1: Approvals In addition to Planned Development - Project Review approval, Ordinance No. 39 granted Subdivision, Timeshare, Growth Management, Special Review, Conditional Use, and Conceptual Commercial Design Review approvals to the proposed development. This section of the Ordinance also specifically permits minor variations in the approved Project Review application's dimensional requirements. Ordinance No. 4 permits the inclusion of right-of-ways located within the Lodge zone district that were vacated prior to the adoption of Ordinance No. 11, Series of 1975, in the project site's Net Lot Area. As a result, the vacated right-of-ways located within the project site have been included in its Net Lot Area for purposes of calculating the project's allowable floor areas. The property's resulting Net Lot Area is 37,113 square feet. 3. Section 3: Subsequent Reviews This condition requires the submission of a Planned Development - Detailed Review and Final Commercial Design Review application within one year of the receipt of Project Review approval. This application complies with this requirement. Cel P40 VI.A. 4. Section 4: Timeshare Lodge Requirements This condition is addressed in Section 3.4(b) of the proposed Development Agreement (the "Agreement") which is attached as Exhibit 1, Appendix C. 5. Section 5: Growth Management Allotments The reconstruction credits and growth management allotments referenced in Sections 5.1 and 5.2 are addressed in Sections 3.2(a) and 3.2(b) of the Agreement. 6. Section 6: Affordable Housing The mitigation requirements, special review approval, and affordable housing conditions referenced in Sections 6.1, 6.2 and 6.3 are addressed in Sections 3.3(a), 3.3(b) and 3.3(c) of the Agreement. 7. Section 7: Planned Development - Detailed Review Outdoor lighting plans, Existing and Proposed Landscaping Plans, and Snow Storage and Shedding Plans, are contained in the Draft Plan Set and are provided as Sheets PD3.2, PD3.4c, PD3.5a and PD3.5b, respectively. A draft Construction Management Plan is attached hereto as Exhibit 2, Appendix C. An updated Transporta- tion Impact Analysis is attached as Exhibit 3, Appendix C. As Sheet PD1.1, Proposed Site Plan, in the Draft Plan Set illustrates, the Spring Street "bump out" has been removed. As discussed in Section 9.5, below, the Fire Marshall has reviewed the proposed Spring Street improvements and approved its existing cul-de-sac configuration. An Approved Plan Set will be submitted for recordation upon receipt of Planned Development - Detailed Review and Final Commercial Design Review approval. 7 P41 VI.A. The various required plans and a subdivision plat are included in the Draft Plan Set. Please note that the plat depicts a Chateau Dumont and Chateau Chaumont access easement. The effective date for this easement will be the date that the Sky Hotel receives a Certificate of Occupancy from the City of Aspen. A public access easement for the hotel's second floor and rooftop public amenity space is also referenced on the plat, the specifics of which will be addressed in detail on the hotel's condominium map and in the associated condominium declaration. As noted previously, a draft Development Agreement is attached as Exhibit 1, Appendix C. The required Site Protection and Site Enhancement Guarantees referenced in Section 8.c. of the Ordinance are addressed in Sections 5.1(a) and 5.1(b) of the Agreement. The Performance guarantees required pursuant to Section 8.d. are addressed in Section 5.2 of the Agreement. The various requirements pertaining to the proposed development's timeshare documents contained in Sections 8.e. and 8.f. are addressed in Sections 3.4, 3.4(a) and 3.4(c) of the Agreement. 9. Section 9: Engineering The requirement that the project comply with Title 21 of the Municipal Code is addressed in Section 3.6 of the Agreement. a) Section 9.1: Drainage. This condition is addressed in Section 3.6(a) of the Agreement. A Conceptual Grading and Drainage Plan is provided as Sheet C2 in the Draft Plan Set. b) Section 9.3: Excavation Stabilization. This condition is addressed in Section 3.6(b) of the Agreement. c) Section 9.4: Construction Management Plan. This condition is addressed in Section 3.6(d)(i) of the Agreement. A draft Construction Management P42 VI.A. plan is attached hereto as Exhibit 2, Appendix C. A final Construction Management Plan meeting applicable Engineering Department requirements will be submitted with the Applicant's building permit submission. d) Section 9.5: Traffic Flow. The requirement that traffic flow within the alley remain as currently configured is addressed in Section 3.6(c) of the Agreement. As the Proposed Site Plan illustrates, the Spring Street bump out has been removed. The Fire Marshall has reviewed the Proposed Site Plan and has determined that no improvements in the Spring Street cul-de-sac area are required (see Exhibit 4, Appendix Q. 10. Section 10: Fire Mitigation This condition is addressed in Section 3.13 of the Agreement. The requirement that tree removal permits be obtained prior issuance of a building permit is addressed in Section 3.11(a) of the Agreement. The required tree protection plan is addressed in Section 3.11(b) of the Agreement. The ACSD's requirements are addressed in Section 3.8 of the Agreement 13. Section 13: Environmental Health Department a) Section 13.1: Environmental Health Codes. This condition is addressed in Section 3.9(a) of the Agreement. b) Section 13.2: Trash Requirements. This condition is addressed in Section 3.9(b) of the Agreement. The location and size of the hotel's trash and 0 P43 VI.A. delivery areas remain unchanged from that which was approved at Project Review. Cut sheets depicting the type of doors to be installed at the hotel's trash and delivery areas are attached as Exhibit 5, Appendix C. c) Section 13.3: Deliveries and Trash Removal. The various requirements of this condition are addressed in Section 3.9(c) of the Agreement. As Sheet PD2.1 in the Draft Plan Set illustrates, the hotel's delivery and trash areas each contain only one overhead door. d) Section 13.4: Noise Requirements. The requirements of this condition are addressed in Section 3.12 of the Agreement. 14. Section 14: Transportation Department This condition is addressed in Section 3.10 of the Agreement. An updated Transportation Impact Analysis is attached as Exhibit 3, Appendix C. The TDM and MMLOS measures contained therein will be attached to the Agreement as Exhibit B prior to recordation. a) Section 15.1: Fire Lane. The hotel's required vehicular loading zone is depicted on the Proposed Site Plan. b) Section 15.2: Required Parking. This condition is addressed in Section 3.1(d) of the Agreement. As Sheet PD2.0, Basement Ll Floor Plan, of the Draft Plan Set illustrates, a total of 54 spaces are provided in the project's subgrade garage, seven of which are stacked. c) Section 15.3: Parking Garage Use. This condition is addressed in Section 3.1(d) of the Agreement. 10 P44 VI.A. d) Section 15.4: Affordable Housing Parking. This condition is addressed in Section 3.1(d) of the Agreement. 16. Section 16: Water/Utilities Department This condition is addressed in Section 3.7 of the Agreement. A Conceptual Utility Plan is provided in the Draft Plan Set as Sheet C5. 17. Section 17: Outdoor Lighting and Signage This condition is addressed in Section 3.14 of the Agreement. Outdoor lighting plans are provided as Sheets PD3.2, PD3.4c, PD3.5a and PD3.5b in the Draft Plan Set. The requirements of this condition are addressed in Section 3.1(e) of the Agreement. The hotel's public amenity space calculations have been revised in connection with the further development and refinement of its site plan, floor plans and roof plan. As depicted on Sheets PD3.lb, PD3.lc and PD3.1d of the Draft Plan Set, the hotel's revised public amenity areas contain a total of 11,367 square feet (i.e., 3,430 Sq. Ft. at grade; 1,362 Sq. Ft. on the second floor patio; and 6,575 Sq. Ft. on the rooftop deck). At approximately 47.4 percent, the Hotel's revised public amenity space substantially exceeds the Lodge zone district's minimum requirement of 25 percent. This condition is addressed in Section 3.5 of the Agreement. This condition is addressed in Section 3.15 of the Agreement. 11 P45 VI.A. A. Planned Development The Planned Development - Detailed Review standards, which are contained in Section 26.445.070 of the Regulations, and the proposed development's compliance therewith, are summarized below. 1. Compliance with Project Review Approval. The proposed development, including all dimensions and uses, is consistent with the Project Review approval and adequately addresses conditions on the approval and direction received during the Project Review. The proposed development is consistent with that which received Project Review approval. Minor changes to the hotel's architecture, dimensional requirements, site plan, landscaping and civil engineering requirements, however, have occurred as a result of the development of more detailed floor plans and elevations, the requirements of various building codes, site plan and landscaping refinements, and further engineering analysis. Compliance with the conditions of Project Review approval is addressed in Section III of this application. 2. Growth Management. The proposed development has received all required GMQS allotments or is currently seeking allotments. All required growth management allotments were granted in connection with the Project Review approval. 3. Site Planning and Landscape Architecture. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 12 P46 VI.A. a) The landscape plan exhibits a well-designed treatment of exterior spaces, preserves existing significant vegetation, and provides and ample quantity and variety of ornamental plat species suitable for the Aspen area climate. Vegetation removal, protection, and restoration plan shall be acceptable to the Director of Parks and Open Space. The proposed landscape plans exhibit a well-designed treatment of the hotel's exterior spaces. The landscape plans also provide generous detail regarding the significant areas of plantings as well a thoughtful diversity of hardy/native plant species suitable for the Aspen area climate. It is anticipated that the proposed plant list will be refined prior to building permit submission and in coordination with the Parks Depart- ment. Aspen Tree Service has indicated that the majority of the property's existing trees were planted approximately thirty-five years ago and that, due to extensive hadscape conditions, existing plant material has reached its maximum potential. The overall health and condition of the majority of the existing trees is poor, and their replacement with more suitable species is highly recommended. All vegetation removal will be coordinated with the Parks Department and required permits will be obtained prior removal. As presently proposed, the hotel's streetscape will receive fifty-four new trees and approximately 5,000 square feet of perennial/shrub plantings. Forty-one trees and approximately 3,000 square feet of perennial/shrub plantings will be installed on the second floor patio and rooftop. b) Buildings and site grading provide simple, at -grade entrances and minimize extensive grade changes along building exteriors. The project meets or exceeds the requirements of the Americans with Disabilities Act and applicable requirements for emergency, maintenance, and service vehicle access, Adequate snow storage is accommodated. With the exception of the building's east wing alley door and the affordable housing alley access doors, all entrances to the hotel are located at grade. The east wing's alley doors, however, abut an ADA compliant ramp. As Sheet PD1.2, Site 13 P47 VI.A. Accessibility Plan, of the Draft Plan Set illustrates, all of the hotel's entrances and sidewalks are ADA/ANSI compliant. As the Snow Storage and Shedding Plans provided as Sheets PD 1.4 and PD 1.5 illustrate, adequate on-site snow storage will be provided. c) Energy efficiency or production features are integrated into the landscape in a manner than enhances the site. Energy efficient features within the hotel's landscaped areas are limited to outdoor lighting fixtures. d) All site lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City's outdoor lighting standards. All site lighting is proposed in a fashion to prevent glare or hazardous interference of any kind to adjoining streets or properties. Exterior lighting is strategically designed to integrate cohesively with site and architectural features such as benches, handrails, planters and walls. The approach supports the long-term integrity of the fixtures, keeping them clear of snow removal zones or other areas that may threaten their function. Exterior lighting is limited to key areas of pedestrian circulation and use. All exterior lighting will comply with the City's outdoor lighting standards. e) Site drainage is accommodated for the proposed development in compliance with Title 29 - Engineering Design Standards and shall not negatively impact surrounding properties. As discussed in the Engineering Report, the hotel's drainage plan has been designed to comply with applicable City requirements and to avoid adverse impacts to neighboring properties. As the report indicates, a small area located in the southeast corner of the property is located within a mapped "Blue" mudflow zone, and the eastern portion of the property lies with the "Yellow" zone. Pursuant to Chapter 7 of the City's Urban Runoff Management Plan ("URMP"), projects that modify existing grades or 14 P48 VI.A. create additional obstructions in a Blue mudflow zone are required to conduct an analysis of the 100 -year mudflow event to demonstrate that mudflow impacts to the project site and neighboring properties will be managed to the maximum extent feasible. As required by the URMP, a mudflow analysis was performed by Tetra tech to determine any design constraints for the proposed development. The analysis, which is attached as Exhibit E to the Engineering Report, concludes that the proposed development "will not cause increases in mud depths at offsite properties" and that the hotel can be "constructed in compliance with the City's mudflow regulations ". Where required, the hotel's exterior walls will be reinforced and windows will contain impact resistant glass to withstand the dynamic and static mudflow pressures. 4. Design Standards and Architecture. The proposed architectural details emphasize quality construction and design characteristics. In meeting this standard, the following criteria shall be used: The project- provides past without attempting to mimic history. The proposed development is respectful of the community's past without attempting to mimic history. The hotel's architecture is a modern day translation and renaissance of the Mountain Chalet style that blends recognizable mountain vernacular with contemporary details. The Mountain Chalet style originated in the European Alps and various design iterations can be seen around the world as well as in many US ski resorts including Aspen. The design and articulation of the building incorporates one, two, three and four story forms; varied balconies; various roof forms; multiple facade shifts; and appropriate contextual materials and textures, all which help to create visual interest and blend the hotel into its surroundings. 15 P49 VI.A. b) Exterior materials are of a high quality, durability, and comply wit applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, CommercialDesign Standards, and Chapter 26.415, Historic Preservation. All building material are high quality, durable and appropriate for the budget and scale of the project. The hotel's siding will consist of stone veneer cladding; three types of wood siding (i.e., lx4 vertical wood siding, lx8 horizontal wood siding and 2x12 plank wood siding); natural patina metal panels; and stucco finishes. Roofing materials will consist of standing seam and corrugated metal with a durable gray finish. All building materials are consistent with the requirements of the City's Commercial Design Standards. c) Building Entrances are sited or designed to minimize icing and snow shedding effects. All building entrances have been sited and designed to minimize icing and snow shedding. r Energy or production features are int-rr, -r r structures in a manner that enhances the architecture. The hotel has been designed and will be constructed with environmentally sustainable materials. The building's support systems (i.e., mechanical, HVAC, plumbing, electrical, lighting and technology) will meet or exceed local and national energy efficiency codes and standards. e) All structure lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City's outdoor lighting standards. All exterior lighting has been designed to prevent direct glare and avoid adverse impacts to adjoining streets and neighboring properties. 16 P50 VI.A. 5. Common Parks, Open Space, Recreation Areas or Facilities. This review standard does not apply as the proposed development does not contain common parks, open space, recreation areas or facilities for which an undivided interest will be deeded to owners of fractional ownership units. 6. Pedestrian, Bicycle and Transit Facilities. The development improves pedestrian, bicycle and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any new vehicular access points minimize impacts on existing pedestrian, bicycle and transit facilities. Pedestrian and bicycle improvements have been prioritized over vehicular facilities. Generous and continuous sidewalks with bike parking nooks are located throughout the streetscape and at convenient, user-friendly nodes. The parking garage entry is thoughtfully situated in complement with adjacent utility/loading docks so as to minimize vehicular/pedestrian conflicts. Valet parking will further reduce the potential for such conflicts. Crosswalks are clearly defined and encourage safe connections to adjacent sidewalks and trails. No transit facilities are proposed due to the hotel's close proximity to the City's Rubey Park transit center. 7. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29 - Engineering Design Standards and the City of Aspen Urban Runoff Management plan (URMP). As discussed in the attached Engineering Report, the proposed hotel has been designed in compliance with the applicable requirements of the City's engineering standards and its Urban Runoff Management Plan. 17 P51 VI.A. 8. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole cost of the developer. All costs associated with the installation of the hotel's public infrastructure requirements will be borne by the Applicant. 9. Phasing of Development Plan. This review standard does not apply as phasing of the project is not proposed. B. Commercial Design Review Conceptual Commercial design review approval was granted to the project in connection with the approval of the Applicant's Planned Development - Project Review application. The receipt of Final Commercial Design Review approval is subject to compliance with the applicable guidelines contained in the City's Commercial, Lodging and Historic District Objectives and Guidelines (the "Guidelines"). It should be noted, however, that the Guidelines apply primarily to commercial structures and not to lodge projects with limited or no streetfront commercial space. The applicable Final Commercial Design Review guidelines, and the proposed development's compliance therewith, are summarized below. 1. Building Design and Articulation a) Expression of Lot Widths 1.29 Anew building shall reflect the traditional lot width (30 feet) as expressed by two or more of the following: Variation in height at internal lot lines. Variation in the plane of the front facade. Street facade composition. IN P52 VI.A. Variation in architectural detailing and materials to emphasize the building module. The proposed hotel's height varies at internal lot lines, and its facades contain numerous areas where there is a variation in plane (e.g., balconies, decks and steps in building facades). The hotel's Durant and Spring Street facades have variations reflecting traditional lot widths, and its proposed building materials (i.e., stone veneer, three types of wood siding and stucco finishes) help to emphasize the building module. 1.30 The detailed design of the building facade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: The fenestration grouping. The modeling of the facade. 0 The design framework for the first floor storefront. Variation in architectural detail and/or the palette of The project site is located in a unique area of the City that contains lodging structures that are atypical of structures in the downtown core. The hotel occupies the entire western portion of Block 107. The hotel's facades reflect similar scale and rhythm as the neighboring Little Nell Hotel, Chateau Dumont and Chateau Chaumont, Mountain Chalet Lodge and St Regis Hotel. The facades incorporate various fenestration groupings and modelings. The hotel's first floor storefront consist primarily of the hotel entrance which is located adjacent to Spring Street. The remaining ground floor facades contain smaller lodge room windows for privacy and energy efficiency. As discussed above, variations in architectural design and building materials have been incorporated in the hotel's facades. 19 P53 VI.A. b) Facade Articulation 1.31 A building should reflect the architectural hierarchy and articulation inherent in the composition of the street facade. The following should be addressed: The design and definition of the traditionally tall first floor. The vertical proportions of the upper level fenestration pattern and ratio of solid wall to window area. The hotel's first floor has a taller floor to floor height than its upper floors and window head heights of eight feet. The head height of its upper windows is seven feet. The Spring Street public entrance is glass storefront. The hotel's upper level fenestration has appropriate proportions of solid wall to windows that supports the traditional architectural hierarchy and articulation evident throughout the City's core. 1.32 A building should reflect the three-dimensional characteristics of the street facade in the strength and depth of modeling, fenestration r.: • architectural detail. The proposed hotel's design reflect's the characteristics of its street facades in the strength and depth of its modeling, fenestration and architectural detail. c) Floor Stature 1.33 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. The hotel's floor to floor heights were reduced in connection with its Planned Development - Project Review approval so as to comply with the Lodge zone district forty foot height limitation. The floor to floor height of the hotel's first floor is 11 feet 6 inches. The floor to floor height of its upper floors is 9 feet 9 inches. The 1 P54 VI.A. building's structure consists of a post -tensioned concrete plate slab with concrete columns that minimizes structural depths. The hotel's main level floor to ceiling height varies from 10 feet 6 inches in taller areas to 9 feet in areas with dropped ceilings. Floor to ceiling heights on the hotel's upper floors vary from 8 to 9 feet. 1.34 Maintain the distinction between the street level and upper floors. The first floor should be the tallest floor to floor height in the building. The first floor of the primary facade should be predominantly transparent glass. Upper floors should be perceived as being more opaque that the street level. Upper story windows should have a vertical emphasis. Highly reflective or darkly tinted glass is inappropriate. streetExpress the traditional distinction in floor heights between . - The presence . . belt course is an important- in this relationship. The hotel's first floor contains the building's highest floor to floor height. The hotel's Spring Street entrance area is predominantly glass. The remainder of the primary facade contains smaller windows for guest privacy and energy efficiency. The hotel's upper floors have a traditional higher ratio of solid wall to glass and a vertical emphasis. No highly reflective or darkly tinted glass is proposed. The detailing, materials and fenestration of the hotel's facades help to express the traditional distinction in floor heights, and a belt course separates the first and second floors. 1.35 A new building should be designed to maintain the stature of traditional street level retail frontage. first floor. floor0Theminimumrequiredfirstheight. maintained for at least the first 50 foot depth of the lot,. may only be dropped 21 P55 VI.A. to a lower height beyond that point for areas that are devoted to storage, circula- tion,offices, restaurant kitchens, or similar secondary uses. As discussed previously, a reduced first floor to floor height was approved at Project Review so as to maintain a maximum building height of forty feet. First floor ceilings heights are generally consistent with dropped ceiling heights in the hotel's trash and delivery areas. 1.36 Minimize the appearance of a tall third floor. Where a third floor's ceiling height is in excess of 12 feet, it should be set back a minimum of 15 feet from the street facade to reduce the apparent height. Increase the parapet height to screen the visual impact of a tall top floor. 0 The design of a set back third floor shall be simpler Torm, more subdued in modeling, detail and color than the primary facade. The hotel's third floor ceiling height is consistent on all street facades and measures less than twelve feet. The east wing's alley facade, however, has some third floor vaulted ceilings that reflect its articulated roofs. Sloped roof forms on the hotel's upper level function as parapets and guardrails, and will help to screen rooftop activities. 1.37 The first floor facade should be designed to concentrate interest at the street level using the highest quality of design, detailing and materials. and distinctively designed • • the first • •' of the building. An entryway designed to use the full height of UM 0 A distinct change in the palette of materials used for the first floor design framework. W P56 VI.A. details. The depth and strength of the modeling of elements and The hotel's entry storefront incorporates full height floor to ceiling glass and is designed to embrace the traditional retail framework. The hotel's stone veneer base is intended to emphasize a distinctive first floor and to architecturally ground the building. Large format textured wood plank siding is also used on the ground floor to provide a distinctive change in the palette of building materials. 1.38 The retail entrance should be at the sidewalk level. All entrances shall be ADA compliant. On sloping sites the retail frontage should be as close to a level entrance as possible. All building entrances are located at grade at sidewalk level and are ADA compliant. The hotel's entry storefront is essentially level. structures. An airlock entry that projects forward of the primary facade at the sidewalk is inappropriate. 0 Adding temporary entries during winter season detracts from the character of the historic district. Using a temporary vinyl or fabric airlock to provided protection from winter weather is not permitted. The hotel entrance contains an entry airlock. 1.40 Window area along the first floor shall be a minimum of 60 percent of exterior street facade area when facing principal streets. The hotel's ground floor window area is less than 60 percent due to the streetfront lodge rooms' smaller windows. Window area, however, is maximized at the Spring Street hotel entrance. MKI P57 VI.A. 1.41 Where appropriate a building shall be designed to maintain the character/transparency of the traditional street level retail frontage. The hotel does not contain traditional street level retail frontage. The hotel's entrance, however, incorporates the character and transparency of such spaces. 1.42 Design of the first floor storefront should include particular attention to the following: The basic elements and proportions of storefront design. Depth and strength of modeling. The palette of materials and finishes used in both the structural framework and the storefront window. The concentration of architectural detail to ensure a rich visual experience. 0 The complementary use of signage and lettering to enhance the retail and downtown character. rPRO PENN FROM• The Hotel's Spring Street facade contains the basic elements, proportions and details found throughout the immediate neighborhood and downtown that enhance the visual experience. Appropriate signage will be installed that complies with applicable regulations and is complementary with the neighborhoods character. The effective use of lighting will enhance the hotel's visual presence and comply with the City's outdoor lighting regulations. e) Side and Rear Facades 1.43 Retail frontage facing onto side courts or rear alleys r follow similar design principles to the street• .r^ adjusted foscalerthe space. M P58 VI.A. It should be designed with a similar attention to architectural articulation, detail and materials. to users. These should have a richness of detail that is inviting The hotel's second floor outdoor patio is similar in design to its Spring Street entrance with large storefront glazing with operable doors that open to the adjacent indoor lounge. f) Roof scape 1.44 A larger building should reflect the traditional lot width in the form and variation of its roof. This should be achieved through the following: A set back of the top floor from the front facade. Reflect the traditional lot width in the roof plane. The hotel's roof consists of a mixture of sloping roof forms with dormers that enhances the architectural character of the building. These forms also lend themselves to the City's traditional lot widths and help break down the mass and scale of the building. Some of the roof forms are setback with variations that create visual interest and blend in with neighboring buildings. 1.45 The roof scape should be designed with the same design r,,ttention as the secondary elevations of the building. Group and screen mechanical units from view. Locate- the rear of the roof area. Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. MMMEMLC= Use materials which complement the design of the 1- • •• garden • •- unobtrusive from the W P59 VI.A. Use green roof design best practices where feasible. The hotel's mechanical equipment is grouped and screened to the extent feasible. Main mechanical vents and flues have been located primarily in the alley and at the rear portion of the building. The hotel's rooftop structures have been designed to reflect there use and contribute to the building's modulation and character. The building's grey metal roofing materials compliment the exterior facade materials. The rooftop planter/garden areas are designed to enhance the hotel's visual presence from the street and the rooftop public amenity experience. The rooftop incorporate green roof areas that are incorporated in the hotel's drainage design. 2. Architectural Materials samplesMIMMIOMM 0 The palette of materials should be specified, includin,,t of -• -• All building materials are high quality, durable and appropriate for the design, budget and scale of the project. The hotel's siding will consist of stone veneer cladding; three types of wood siding (i.e., 1x4 vertical wood siding, lx8 horizontal wood siding and 2x12 plan wood siding); natural patina metal panels; and stucco finishes. Roofing materials will consist of standing seam and corrugated metal with a durable gray finish. 1.47 Building materials should have these features: Convey the quality and range of materials seen traditionally. Reduce the perceived scale of the building and enhance visual interest of the facade. Convey a human scale. Have proven durability and weathering characteristics. W P60 VI.A. The hotel's building materials reflect the quality and range of materials traditionally used in the City's downtown, reduce the perceived scale of the building and enhance its visual interest, covey a human scale, and have proven durability and weathering characteristics within the City's climate. 1.48 A building or additions should reflect the quality and variation in materials seen traditionally. The hotel's building materials reflect the quality and variation traditionally used in buildings in the City's downtown. 1.49 Where contemporary materials are used they shall be: High quality in durability and finish. Detailed to convey a human scale. Compatible with a traditional masonry palette. All building materials are durable and of high quality, designed for commercial use and low maintenance, convey a human scale, and are compatible with a traditional masonry palette. 1.50 Materials used .•accommodation from the street facade(s) should be more subdued than the primary facades. This criteria is not applicable. Pavingg) Paving and Landscapinx. 1.51 and Landscaping should be designed to complement and enhance the immediate setting of the building and area. The hotel's proposed hardscape and landscaping complement and enhance the visual appearance of the immediate site area. Im P61 VI.A. Page 1 of 2 MEMORANDUM Project: 21406 – Sky Hotel Subject: Revisions since Ordinance 39 Date: 14 July 2015 Revisions Ordinance 39 docs and new docs: The below is a summary of various revisions to the Detailed Review documents as we have progressed through approximately 50% of the Design Development Phase per Architectural phases of documentation. Arch Drawings: A0.5, Proposed Floor Area calculation revisions as shown. The building was detailed more and through coordination with consultants there were some minor shifts in layouts as shown PD1.3b, revised Public Amenity square footage numbers per building/site design revisions, was 3,113 sf, now 3,430 sf . The addition is due to site/landscape revisions adding more Public Amenity Space. PD1.3c, revised Public Amenity square footage numbers per building design revisions, was 1,553 sf, now 1,362 sf. The reduction was due to coordination of the setback “notch” that was missed previously. PD1.3d revised Public Amenity square footage numbers on roof top per building design revisions/coordination with structure & roofs, was 7,132 sf, now 6,575 sf. Total Public Amenity revised was 11,798 sf, now 11,367 sf. The lot area used was revised, from 38,913 sf to 24,001 sf as we should have taken out the area of vacated Right of Ways from the total lot area. PD2-0, minor revisions interior, no exterior revisions (new intake vent chase shown) PD2-1 o Main entry exterior ramp moved to interior due to sidewalk width requirements. o Stair 1 and stair 2 exterior halls now interior space per code/function o Minor exterior wall revisions due to veneer thickness and setback rules o Entry airlock added o updated Civil and Landscape site information on backgrounds PD2-2 o revision to exterior lounge area deck: reduced size, 5’ setback created a setback notch” that was nor coordinated properly. o Minor wall revisions due to coordination and setback PD2-3, minor wall revisions due to coordination and setbacks PD2-4, added more green roof/planters on outdoor private deck PD2-5 o Added more green roof/planters o Slight layout revisions per structural roof coordination o North wing, east dormer of Lodge/Fract Unit 3 revised from gable to shed dormer (see elevation) P62 VI.A. Page 2 of 2 o Added rigid exterior roof insulation per 2015 IBC, details and assembly build up revised, revised height calculations per coordination. All in compliance. PD4-1 o West Elevation- some window revisions per coordination. Added more storefront windows and fenestration design details. o North Elevation-more roof deck detail/guardrails shown o More detailed deck articulation. PD4-2 o South Elevation – some minor gable roof/dormer revisions due to structural coordination, revised from 4:12 to 3:12 as shown. Added East wing 3rd level deck upper spa mech room east end, mirrors the alley north side stair tower. o East Elevation – Upper unit north wing dormer revised from gable to shed roof, some window & door revisions per coordination. PD6-1 o Renderings updated per all revisions. Mudflow Report responses: Walls will be reinforced to withstand the dynamic and static mud pressure of the mudflows that may occur around the building. Windows will have impact resistant glass and rated to accommodate the dynamic and static mud pressures. P63 VI.A. 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U L A T IO N S PD 1 1 P R O P O S E D S ITE P L A N PD 1 1b P R O P O S E D S ITE P L A N O P T IO N B PD 1 2 S IT E A C C E S S I L B ILIT Y P LA N PD 1 3a E X IS T IN G P U B L IC A M EN IT Y S P A C E P L A N PD 1 3b P R O P O S E D P U B L IC A M E N IT Y S P A C E P L A N PD 1 3c P R O P O S E D P U B L IC A M E N IT Y S P A C E P L A N PD 1 3d P R O P O S E D P U B L IC A M E N IT Y S P A C E P L A N PD 1 4 S N O W S T O R A G E S N O W S H E D D IN G P L A N PD 1 5 S N O W S T O R A G E S N O W S H E D D IN G P L A N PD 2 0 B A S E M E N T L 1 F L O O R P L A N PD 2 0b B A S E M E N T L 1 FL O O R P L A N O P T IO N B PD 2 1 LE V E L 1 F L O O R P LA N PD 2 1b LE V E L 1 F L O O R P LA N O P T IO N B PD 2 2 LE V E L 2 F L O O R P LA N PD 2 3 LE V E L 3 F L O O R P LA N PD 2 4 LE V E L 4 F L O O R P LA N PD 2 5 R O O F P L A N PD 3 2 S IT E L IG H TIN G P LA N PD 3 4c P R IV A T E L O U N G E L IG H TIN G P LA N PD 3 5a P O O L L O U N G E L IG H T IN G P LA N PD 3 5b B A R L O U 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S 28643 IM P R O V E M E N T S U R V E Y P L A T W I T H T O P O G R A P H Y O F SH E E T 1 O F 3 VI C IN IT Y M A P C O N T R O L L IN G M O N U M E N T A T IO N P R O P E R T Y D E S C R I P T IO N N O T E S A N D C E R T IF IC A T E S WO O D S T O N E I N N C O N D O M I N I U M S A P A R C E L O F L A N D S I T U A T E D I N T H E N W 1 4 O F S E C T I O N 1 8 TO W N S H I P 1 0 S O U T H R A N G E 8 4 W E S T O F T H E 6 t h P M CI T Y O F A S P E N C O U N T Y O F P I T K I N S T A T E O F C O L O R A D O NO TICE A CCO RD IN G TO CO LORADO LAW YO U M UST CO M M EN CE A NY LEG AL AC TIO N BASED U PO N A NY D EFECT IN THIS SU RVEY W ITHIN TH REE YEARS AF TE R YO U FIR ST D ISCO VER SU CH DEFECT IN N O EV EN T M AY A N Y ACT ION BA SED U PON ANY D EFECT IN TH IS SU RVEY BE C OM M EN CED M O RE TH AN TEN YE ARS FR OM TH E D ATE O F C ERTIFICAT ION SH OW N HER EO N SO P R I S E N G I N E E R I N G L L C CI V IL C O N S U L T A N T S 50 2 M A I N S T R E E T S U IT E A 3 CA R B O N D A L E C O L O R A D O 8 1 6 2 3 9 7 0 7 0 4 0 3 1 1 PR O P E R T Y D E S C R IP TIO N FR O M T IT LE C O M M IT M E N T P R E P A R E D B Y P ITK IN C O U N T Y T ITLE IN C U N D E R C A S E NO PC T 23 97 0W 3 D A TE D JU N E 9 2 01 5 PA R C E L I WO O D S TO N E IN N C O N D O M IN IU M S A C C O R D IN G T O T H E C O N D O M IN IU M M A P TH ER E O F FIL E D M A R C H 11 1 9 8 3 IN P L A T B O O K 1 4 A T PA G E 4 5 T H R O U G H 4 9 IN C LU S IV E A T R E C E P T IO N N O 2 4 8 6 0 9 A N D A S F U R T H E R D E F IN E D A N D D ES C R IB E D IN TH E C O N D O M IN IU M D EC LA R A T IO N F O R W O O D S T O N E IN N C O N D O M IN IU M S RE C O R D E D M A R C H 1 1 1 9 8 3 IN B O O K 4 4 1 A T P A G E 8 14 A T R EC EP TIO N N O 24 86 0 8 PA R C E L II A N O N E X CLU S IV E E A S E M E N T A N D R IG H T O F W A Y FO R T H E P U R P O S E O F IN G R E SS AN D EG R E S S O V ER A N D A C R O S S TH A T C E R T A IN P A R C E L D E S C R IB E D IN LO N G FO R M EA S E M E N T A G R EE M E N T U N R E C O R D E D N O TICE O F W H IC H IS G IV E N B Y S H O R T F O R M EA S E M E N T A G R EE M E N T R E C O R D E D A P R IL 2 5 1 9 7 7 IN B O O K 3 2 7 A T P A G E 7 7 7 PA R C E L III EN C R O A C H M EN T LIC EN S E A G R E E M EN T S FO R T H E P U R PO S ES S T A T E D TH E RE IN RE C O R D E D S E P T EM B E R 3 1 97 6 IN B O O K 3 1 6 B A T P A G E 2 3 2 A P R IL 3 0 1 9 8 2 IN B O O K 42 5 A T P A G E 9 0 7 IN B O O K 4 2 5 A T P A G E 9 1 3 IN B O O K 4 2 5 A T P A G E 9 1 9 A N D RE C O R D E D N O V E M B ER 1 3 1 9 8 5 IN B O O K 4 9 8 A T P A G E 9 0 9 1 in ch ft IN FEE T GR A P H IC S C A L E 0 25 200 50 10 0 50 50 SH E E T IN D E X SH E E T 1 V ICIN IT Y M A P C O N T R O L L IN G M O N U M E N T A T IO N PR O P E R T Y D ES CR IP T IO N S N O TE S A N D CE R TIF IC A T E S SH E E T 2 E X T E R IO R B O U N D A R Y A N D T IT LE E X C E P T IO N S SH E E T 3 E X IS TIN G C O N D IT IO N S A N D T O P O G R A P H Y BASIS OF BEARING S 74 14 07 E 1381 01 GPS 2 S. 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212 RM 211 RM 214 RM 213 RM 216 RM 215 RM 218 RM 217 KIT CHEN LOBBY BATH RO OM BATH RO OM STORAGE STORAGE BATHROOM RM 223 RM 242 RM 224 RM 243 RM 226 RM 245 RM 227 RM 246 RM 228 RM 247 RM 229 RM 248 RM 230 RM 249 RM 231 RM 250 RM 232 RM 251 RM 252 RM 225 RM 244 RB9618 10 RB 192 1 16 1 0 RB 384 1 32 1 0 RB 128 332 1 0 1010516 36 814 71 2 3 16 29 058 S- EXST COLS OVHD S-EXST COLS P- EXST FIXT A- EXST WALL RAIL A- EXSTWALL PRHT A- EXSTWALLPATT A- EXST WALL FRAM A- EXST WALL FOOT A- EXST WALL FNDN A- EXST WALL FIRE A-EXST WALL A- EXST PERIMETER WALL A- EXST STRSTEXT A- EXSTSTRS RAIL A- EXST STRS A-EXST GLAZSILL A- EXST G LAZ OVHD A- EXST GLAZ A-EXST FURN A- EXSTFLOR PATT 9 A- EXST FLOR OVHD A- EXST FLOR MILL OVHD A- EXSTFLORMILL BELO A- EXST FLOR MILL A- EXST FLOR MECH A- EXST FLOR LOW A- EXSTFLOR EQPM NIC A- EXSTFLOR EQPM A- EXSTFLOR ELEC A- EXST FLOR EDGE A-EXSTFLOR BELO A- EXST DOOR OVHD A-EXST DOOR JAMB A- EXST DOOR RB9618 10 RB 192 116 1 0 RB 384 1 32 1 0 RB 128 332 1 0 FilePathPlotDateCUsersnmassmannDocuments2140660SKYCENTRALnmassmannrvt7142015103705AM P 8 6 V I . A . DN DN 3 S T O R Y CH A T E A U DU M O N T 2 S T O R Y AS P E N A L P S BU IL D IN G 4 S T O R Y TH E L IT T L E NE L L H O T E L PR OPERTY LINE PR OPE RTY LINE PROPERTYLINE PR OPER TY LINE PROPERTYLINE PROPERTYLINE PROPERTY LIN E AL L E Y PRIVATEDRIVEWAYSOUTHSPRINGSTREET UT EAVE . 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A . DN DN 3 S T O R Y CH A T E A U DU M O N T 2 S T O R Y AS P E N A L P S BU IL D IN G 4 S T O R Y TH E L IT T L E NE L L H O T E L PR O PERTY LINE PR O PERTY LINE PROPERTYLINE PR O PERTY LIN E PROPERTYLINE PROPERTYLINE PROPERTY LIN E AL L E Y PRIVATEDRIVEWAYSOUTHSPRINGSTREET UT EAVE . 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O H SK I SH O P SP E C IA L EV E N T SP A C E LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LODGE AD U 1 BD R M AD U 2 BD R M ST AIR 2 CO R R ID O R LO D G E UN IT B U N K LO D G E UN IT B U N K LO D G E UN IT LO D G E UN IT LO D G E UN IT CH E F F S OF F IC E S HO T E L TR A S H 3 S T O R Y CH A T E A U DU M O N T 2 S T O R Y AS P E N A L P S BU IL D IN G 4 S T O R Y TH E L IT T L E NE L L H O T E L PR O PERTY LINE PR O PERTY LINE PROPERTYLINE PR O PERTY LIN E PROPERTYLINE PROPERTYLINE PROPERTY LIN E AL L E Y PRIVATEDRIVEWAYSOUTHSPRINGSTREET UT EAVE . 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DN A4 1 2A4 1 1 A4 2 21PD 5 2 1PD 5 1 1PD 5 1 2PD 5 1 2PD 5 1LO D G E UN ITLI N E N LO D G E UN IT LO D G E UN IT LO D G E UN ITLO D G E UN IT LO D G E UN IT LO D G E UN IT LO U N G E EL E V 1 EL E V 2 FR E IG H T EL E V B. O H LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT ST A IR 1LO D G E UN IT KI T C H E N LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT ST A IR 2 LO D G E UN IT LODGELODGE LO D G E UN IT LI N E N LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT MW CO R R ID O R EL E V LO B B Y 3 S TO R Y CH A T E A U DU M O N T 2 S T O R Y AS P E N A L P S BU IL D IN G 4 S T O R Y TH E L IT T L E NE L L H O T E L AL L E Y PRIVATEDRIVEWAYSOUTHSPRINGSTREET UTEAVE . 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A4 1 2A4 1 1 A4 2 21 PD 5 2 1PD 5 1 1PD 5 1 1A5 3 2PD 5 1 2PD 5 1LO D G E UN IT LI N E N LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E F R A C T 11 LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E F R A C T 8 LO D G E F R A C T 9 LO D G E F R A C T 10 ST A IR 2 LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT B. O H FR E IG H T EL E V EL E V A T O R 1 EL E V A T O R 2 EL E V LO B B Y CO R R ID O R LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT LO D G E UN IT ST AIR 1LO D G E UN IT CO R R ID O R 3 S TO R Y CH A T E A U DU M O N T 2 S T O R Y AS P E N A L P S BU IL D IN G 4 S T O R Y TH E L IT T L E NE L L H O T E L AL L E Y PRIVATEDRIVEWAYSOUTHSPRINGSTREET UTEAVE . 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O H HO T E L TR A S H EL E V 2 KI T C H E N EL E V LO B B Y LO D G E UN IT LO D G E UN IT LO D G E UN IT EL E V A TO R 2 EL E V LO B B Y CO R R ID O R EL E V 2 C O R R ID O R LO D G E FR A C T 9 SHORINGFilePathPlotDateCUsersnmassmannDocuments2140660SKYCENTRALnmassmannrvt7142015104008AM P 1 1 2 V I . A . FilePathPlotDateCUsersnmassmannDocuments2140660SKYCENTRALnmassmannrvt7142015104009AM DU R A N T A V E S O U T H S P R I N G S T N O R T H W E S T V IE W SO U T H S P R I N G S T W E S T V I E W P 1 1 3 V I . A . FilePathPlotDateCUsersnmassmannDocuments2140660SKYCENTRALnmassmannrvt7142015104010AM SO U T H S P R I N G S T U T E A V E S O U T H W E S T V IE W AL P S A C C E S S S O U T H E A S T V I E W P 1 1 4 V I . A . FilePathPlotDateCUsersnmassmannDocuments2140660SKYCENTRALnmassmannrvt7142015104011AM AL L E Y N O R T H E A S T V IE W DU R A N T A V E F R O M C O O P E R S P R I N G S T N O R T H V I E W P 1 1 5 V I . A . P 1 1 6 V I . A . P 1 1 7 V I . A . P118 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 Table of Contents A.Purpose of Report ....................................................................................................................................... 2 B.Background ................................................................................................................................................. 2 C.Project Summary......................................................................................................................................... 2 D.Application Updates .................................................................................................................................... 2 E.Site Utilities ................................................................................................................................................. 3 F.Drainage Analysis ....................................................................................................................................... 5 G.Existing and Proposed Access .................................................................................................................. 14 H.Performance Guarantees .......................................................................................................................... 15 I.Conclusion ................................................................................................................................................ 15 J.Attachments .............................................................................................................................................. 16 P119 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 2 | P a g e A. Purpose of Report This Engineering Report has been prepared in support of a Planned Development Detailed Review Application for the proposed redevelopment of the Sky Hotel located at 709 East Durant Avenue. The information within this report presents our summary of the engineering analysis and findings associated with serving the redevelopment with the required utilities as well as providing stormwater mitigation per the requirements outlined within the City’s Urban Runoff Management Plan (URMP) as well as address comments and site revisions that have occurred during the Project Review phase. Detailed civil drawings have been included with this report for illustrative support of this document. B. Background The subject property lies within the Lodge Zone District and includes City Lots A, K, L, M, N, O, P and part of lot Q of Block 107 and portions of Lots I and S of City Block 102. The property also includes a portion of vacated South Spring Street right-of-way. The existing building was constructed in 1956 and remodeled in 1980. Currently the Sky Hotel consists of a 3 story building that includes 90 lodge units, lounge, restaurant, retail space and underground parking structure. An existing fifteen (15) foot ingress and egress access easement (Book 202/Page 343) lies along the southern property boundary and benefits the Aspen Alps Condominium Association. There are some parking spaces located within this easement that are utilized by the Aspen Alps Condominium Association. Additionally, an existing (13.83) foot roadway, ingress and egress granted by Aspen Alps exists along the southern property line for the benefit of the Sky Hotel (Book 327/Page 777). No other easements were identified on the recent ALTA Survey. C. Project Summary The proposed project is currently seeking approval for Planned Development Detailed Review, Growth Management Quota System (GMQS) Exemption, a Growth Management Allocation, Subdivision, Timeshare, Special Review and Conditional Use approvals. The relevant approvals will facilitate the redevelopment of the property to accommodate the proposed multistory structure comprised of short term lodge, fractional ownership and affordable housing units. Additional improvements include a below grade parking structure, second floor terrace and rooftop deck and entertainment area. This report outlines the utility and stormwater infrastructure required to support the service requirements for these improvements. D. Application Updates The Planned Development Detailed Review application currently submitted has a few differences from the original Project Review application due to minor building modifications and City staff comments. The original developed drainage basin delineation has been updated to reflect building changes such as: ridgeline adjustments, lowering of the east wing, and lower level basement modifications. However, the original drainage mitigation concepts remain the same and the proposed water quality treatment BMPs are consistent with the requirements of the URMP. Additionally, the Site Plan has been updated to relocate the proposed valet drop off parking onsite rather than encroaching into the right of way as originally presented in the Project Review Application. Lastly, the Utility Plan has been updated to provide a plan consistent with the City’s requirements of locating service pedestals within the subject property. New service pedestals will be relocated onsite and existing services will be removed from shared pedestals within the Block 107 alley. P120 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 3 | P a g e E. Site Utilities Coordination with the various utility providers has taken place to verify layouts, routing and feasibility of serving the proposed improvements. This section describes our findings. Preliminary utility plans have been included within the attached civil drawings for illustrative support. Finalized designs will be submitted when a Building Permit Application is pursued. a) Water Service & Fire Flow Analysis The City of Aspen Water Department is the provider of potable water for the subject property. Currently the Hotel is served by a ductile iron pipe (DIP) service tap off the existing main that runs down the south side of Durant Avenue. The size of the existing service line will be confirmed prior to Building Permit, though it is our understanding that it is 6” cast iron pipe and not adequately sized to meet the fire flow requirements of current building standards. As such, the line is to be abandoned at the main in accordance with City of Aspen (COA) Water Department standards. A new 8” service tap is currently proposed off the 12” potable water main that runs down the eastern side of South Spring Street and in line with the proposed mechanical room for combined domestic and fire flow. Final design of the service line will be coordinated with Water Department staff based on anticipated building program demands and fire sprinkler suppression requirements. The historic water consumption of the existing Sky Hotel property has averaged approximately 330,000 gallons per month over the past five years. While the proposed development is increasing the available lodge and adding affordable housing units, new building code requirements will likely result in significant water use reduction on a per unit basis. Therefore, impacts to the City’s water and ACSD wastewater facilities are anticipated to be minimal. Final fixture counts and resulting consumptive demands will be determined by the Mechanical Engineer and coordinated with City staff prior to pursuing Building Permit Application. Preliminary estimates from the ME anticipates a 6” water line will to meet the potable water needs of the Hotel, which will be branched off the 8” within the mechanical room. Once inside the building, the 8” water service will be branched off to provide standby service for an internal fire suppression system. SE anticipates the existing Sky Hotel predates any significant contribution to the COA tap fee program for water service. As such, tap connection fees will likely be required for the proposed redevelopment project. Fire Protection Analysis There is an existing fire hydrant located in the southwest corner of the subject property near the intersection of South Spring Street and Ute Avenue. This hydrant will be relocated slightly to accommodate a proposed landscaping bed and widened sidewalk. Additionally, a secondary existing hydrant is located at the northeast corner of the Durant Avenue and Original Street intersection approximately 238 feet from the subject property). Based on discussions with Aspen Fire District no additional hydrants or main line extensions are anticipated to serve the proposed development. In addition, Aspen Fire District has suggested that the Fire Department Connection be located along the north side of the building for accessing from Durant Avenue. P121 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 4 | P a g e b) Sanitary Sewer Aspen Consolidated Sanitation District (ACSD) is the supplier of sanitary sewer service to the subject property and surrounding area. There are two existing service connections that are outdated and inconsistent with current District standards. A 4” vitrified clay pipe in Durant Avenue approximately 7 feet west of the existing water service and a 4” cast iron pipe service approximately 150 feet south of the Durant Avenue/ South Spring Street intersection. Both of these existing services will require excavation and abandonment at the main sanitary sewer line in accordance with ACSD requirements. A new service connection compliant to current ACSD regulations is proposed off of Spring Street and in-line with the mechanical room, with 10 feet minimum horizontal separation from the proposed water service. The final size of the service line will be coordinated with ACSD staff and will be based on anticipated daily average and peak flows generated from the proposed improvements. Finalized anticipated flows were not available during preparation of this report, but initial analysis anticipates an 8” service will be required. In addition to the new service line, a new grease trap system will be required to handle waste flows from the proposed kitchen. Basement level fixtures will drain to a subsurface vault and will be pumped to the sanitary sewer service. Vault and pump sizes are to be provided by the Mechanical Engineer. Underground parking and elevator drains will be routed to a sand/oil separator prior to discharge to the sanitary sewer system. This will also require a pumping system prior to discharge to the District’s sanitary sewer. Based on discussions with ACSD staff there are no records of the Sky Hotel previously paying tap fees; therefore tap fees will be required as part of the redevelopment and will be due at the time of Building Permit issuance. c) Shallow Utilities Shallow utilities serving the existing Sky Hotel property include electric, cable, fiber optic and telephone. The information provided within this section includes utility locates obtained during the improvement survey as well as discussions with the individual utility providers. Utility easements have been provided on the Final Plat to allow the individual providers access to their respective services and pedestals as necessary. Holy Cross Energy currently serves the subject property via a transformer located adjacent to the Sky Hotel and south of Alley Block 107. Redevelopment of the subject property includes removing this existing transformer and installing a new 3-phase transformer along the eastern property line adjacent to Chateau Dumont. Service conduits will be routed in the center of the alley and fed from an existing splice vault located in South Original Street near the intersection of Alley Block 107, within the City’s right-of-way. Comcast Cable service is currently provided via a pedestal located at the southwest corner of the Chateau Dumont Lodge. This pedestal also serves the Chateaus Dumont and Chaumont with an amplifier to provide service to the Little Nell. With this project, the Sky Hotel proposes removing cable service from this pedestal and placing a new service pedestal located on site. Secondary service will be extended to the new pedestal from an existing cabinet near the intersection of the Block 107 Alley P122 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 5 | P a g e and South Original Street. The cable pedestal in front of Chateau Dumont will remain, maintaining service to the existing clients with no service interruption expected. Fiber optic service will also be extended to the new Sky Hotel from the newly constructed pedestal. Century Link Telephone service is currently provided via a pedestal located at the southwest corner of the Chateau Dumont Lodge. Similar to cable service this pedestal also serves the Chateau Dumont and Chateau Chaumont Lodges. Century Link fiber optic service is not currently being provided to the Sky Hotel. However service can be extended from a fiber vault located within Original Street and would require placement of additional conduit within the electric service trench for possible future use. The existing service pedestal is to remain, and Sky Hotel will relocate its service to a new pedestal onsite adjacent to the proposed transformer. Source Gas currently provides gas service to the Hotel from the gas main that runs along the east side of South Spring Street. The proposed improvements provide a mechanical room at basement level directly adjacent to the existing service connection. As a result, exterior relocation of this gas service and meter is anticipated to be relocated to the south side of the proposed structure. Final routing within the structure will be determined by the mechanical engineer prior to Building Permit Application. With the exception of the City Water Department, will serve letters from all utility providers are included as attachments to this report. Further coordination and refining pedestal, transformer and service alignments may occur as the project progresses into final design. A more detailed utility plan will be prepared in support of the Planned Development Detailed Review with a final plan being submitted when a Building Permit Application is pursued. F. Drainage Analysis a) Introduction The intent of this Section is to provide background drainage information of the subject property, describe the existing onsite and offsite drainage conditions as well as to provide stormwater mitigation solutions, with a strong emphasis on water quality treatment, per the requirements outlined within the City’s URMP. Final details, construction documents and drainage report will be submitted with any future Building Permit Application. b) Background & Overview The subject property falls within System 1 as described within the Surface Drainage Master Plan (SDMP) for the City of Aspen, dated November 2001 prepared by WRC Engineering, Inc. Based on this report this System appears to have capacity to convey a runoff event with a magnitude between a 10-year and 50-year storm event; however it also indicates that the combined capacity of the street and storm sewer along Cooper Street and Spring Street appears to have sufficient capacity to convey the 100-year runoff event based on previously adopted NOAA Atlas II rainfall intensity data. The recently adopted NOAA Atlas 14 Volume 8 rainfall data provides a reduction of rainfall intensities for the City of Aspen of 35% and 28% for the 10-yr and P123 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 6 | P a g e 100-yr 1hr storm events respectively. Accordingly, excess capacity is available within System 1 of the SDMP compared to original Project Review submittal. The overarching approach of the design team is to provide additional structures that reduce the overall impervious area of the existing site and to incorporate surface water quality treatment of stormwater wherever possible; thereby reducing the development impacts on the City’s storm sewer system and enhancing stormwater runoff that ultimately enters the Roaring Fork River. According to FEMA Flood Insurance Rate Map panel number 08097C0204C with effective date of June 4, the property falls entirely within the Zone X flood hazard area, refer to Attachment A. FEMA designates Zone X as areas outside the 0.2% (500 year storm) annual chance floodplain. Referring to Attachment B, it appears that a small portion of the southeast corner of the site falls within the Blue” mudflow zone and portions of the eastern property falls within the “Yellow” mudflow zone. As detailed within Chapter 7 of the URMP, projects that will modify existing grades or create additional obstructions in a blue mudflow zone will require a 100-year mudflow analysis to demonstrate that the proposed development will manage mudflow impacts to the site and neighboring properties to the maximum extent possible. As required by the URMP a mudflow analysis was performed by Tetra Tech in order to determine any design constraints for the proposed development. The report indicates that the proposed development “will not cause increases in mud depths at offsite properties” and the development can be “constructed in compliance with the City’s mudflow regulations”. A copy of this report can be found in Attachment F of this report. c) Existing Onsite and Offsite Drainage Conditions The subject property encompasses approximately 42,336 square feet which includes approximately 39,100 square feet of impervious area to include patios, decks and asphalt paving. An analysis of the existing conditions survey and information gathered during multiple site investigations produced no evidence of large scale drainage structures for detention or water quality improvements for the majority of the existing property. This produces a 92% impervious site resulting in immediate conveyance of stormwater into the City’s right-of- way, without the benefit of water quality treatment or detention of peak flow events. Despite this lack of onsite stormwater infrastructure no evidence of flooding was observed during the several site visits. Primary stormwater runoff from the roof currently flows directly to the City’s right of way through numerous identified downspouts. Overall conveyance is towards Durant Avenue via curb/gutter along Spring Street and/or the existing inverted crown within the alley between the Sky Hotel and Chateaus Dumont and Chaumont buildings. Two existing drywells were noted within the property, but neither receives a large contributory area. The first is located within the driveway between the subject property and the Aspen Alps (Building 100). The Sky’s contributory flow to this drywell is limited to portions of the roof drainage as well as surface runoff from a few parking spaces along the southern property line. The second drywell falls within the driveway located between the Sky Hotel and the Chateaus Dumont Lodge. It appears to be receiving surface runoff from the driveway and potentially portions of the Sky Hotel’s roof. The drywell within the existing Block 107 alley will need to be P124 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 7 | P a g e removed to accommodate the underground parking structure. The drywell between the Sky and Aspen Alps will remain to treat runoff from the Aspen Alps trench drain along the southern property line. Offsite stormwater runoff is generally diverted around the subject property via curb/gutter along Spring Street as well as a narrow trench drain lying between Aspen Alps (Building 100) and the Sky Hotel. Flows intercepted by Spring Street’s gutter system are directed to an existing curb inlet located at the southeast corner of Durant Avenue and Spring Street intersection. This inlet is connected to the City’s storm sewer system which is identified as System 1 within the previously mentioned City’s Surface Drainage Master Plan. The trench drain located between the Sky Hotel and Aspen Alps property is connected to one of the previously mentioned dry wells. These existing systems appear to be adequately mitigating offsite runoff as no evidence of flooding was observed during the several site visits. d) Drainage Mitigation Summary Since the entire site is anticipated to be disturbed during the construction of the improvements it will be classified as a “Major Design” (> 1,000 sf of disturbance & disturbance greater than 25% of the total lot area) as described within the City URMP. A project with this type of classification is required to provide water quality treatment and onsite stormwater detention for the entire site. However, detention is not required for this project since it is directly connected to the City’s stormwater infrastructure. The drainage design outlined within this report contemplates the incorporation of several stormwater mitigation facilities for treatment of stormwater runoff. Each of these post development drainage strategies are outlined below and are illustrated on Sheet C3. Low Impact Design: Low impact design is a stormwater management strategy that aims to control stormwater at the source by promoting infiltration, evaporation, filtering and detain runoff close to its source. The Low Impact Design techniques that have been incorporated into the conceptual drainage design of this project include green roofs, bioretention cells, Silva cells, permeable pavers and sedimentation/filtration vaults. Each of these techniques will contribute to decreased peak runoff rates and volumes of stormwater exiting the site and entering the City’s storm sewer system. Furthermore, these strategies will provide water quality treatment of stormwater which will enhance the quality of rain water exiting the site and entering the City’s storm system Develop Basins: Locations of the individual onsite developed basins as well as a brief description of their surface cover are presented below. The developed onsite basins are also visually represented on Sheet C3: Basin 1 encompasses the contributory areas from the proposed valet parking along the west side of the property and a portion of the attached sidewalk fronting South Spring Street. Basin 1 is comprised of impervious materials such as concrete sidewalk and permeable pavers. The permeable pavers proposed within the pickup/drop off aisles (PP-1) provide WQCV treatment for the contributory basin. Basin 2 encompasses the contributory areas from the roof along the western portion of the building as well as a portion of the attached sidewalk along the east side of South Spring Street. Basin 2 is comprised of impervious materials such as concrete sidewalk and traditional roof. Small landscape areas within the basin helps reduce the overall impervious areas. P125 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 8 | P a g e Gutters and downspouts will be used to ensure runoff flows are routed to the Silva cells (SS-1) beneath the proposed sidewalk and located on the subject property. Basin 3 is a small basin at the entrance to the lower level parking garage. The proposed basin is comprised of permeable pavers (PP-4) which will double as the WQCV treatment strategy for the contributory runoff associated with this basin. Basin 4 consists of roof drainage and exterior landscaping planters at the northwest corner of the site. Runoff will be conveyed to a bio retention cell (BRC-1) contained within the elevated planters for WQCV treatment. Basin 5 consists of roof drainage from the northeast portion of the building as well as the onsite hardscape within the access drive aisle located east of the north wing of the proposed structure. Roof gutters, downspouts and surface sheet flow will convey runoff to a landscape strip along the eastern edge of the property for WQCV treatment (BRC-2). Basin 6 encompasses the tributary area from the northern portion of the roof top terrace drainage. Additionally included are the ground level hardscape and planters along the northern portion of the building fronting the existing alley. Roof gutters, downspouts, and drain pipes will convey runoff to a subsurface sedimentation/filtration vault within the alley (SFV-1). Basin 7 encompasses the tributary area from a portion of the roof top terrace drainage. It consists primarily of flat and pitched traditional roofs as well as elevated planters, a pool and a spa. Roof gutters and downspouts will convey runoff to an elevated roof top planter within the east wing roof terrace (BRC-3) for WQCV treatment. Basin 8 encompasses the tributary area from the pitched and flat roofs associated with the East Wing terrace of the proposed building. It consists primarily of flat and pitched traditional roofs as well as elevated planters and a spa. Roof gutters and downspouts will convey runoff to a ground level landscape bed (BRC-7) along the eastern edge of the property for WQCV treatment. This landscape area will likely be tiered to accommodate the grade differential from north to south. Basin 9A encompasses the tributary roof drainage from the northeast portion of the roof top patio. The basin consists of elevated planters, green roofs, flat traditional roofs as well as a pool/spa area. Roof gutters, downspouts and surface drains will convey runoff to a subgrade sedimentation/filtration vault (SFV-2) located in the landscaping area adjacent to the Aspen Alps parking for WQCV treatment. Basin 9B encompasses the tributary roof drainage from the central portion of the roof top patio. The basin consists of elevated planters, flat traditional roof as well as a spa area. Roof gutters, downspouts and surface drains flow will convey runoff to a subgrade sedimentation/filtration vault (SFV-3) located in the landscaping area adjacent to the Aspen Alps parking for WQCV treatment. P126 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 9 | P a g e Basin 10 encompasses the tributary drainage from the second level terrace on the south side of the site, as well as a portion of the entrance canopy roof drainage. The basin consists of elevated planters, flat and pitched traditional roof as well as a spa area. Terrace drains, gutters and downspouts will convey runoff to a bioretention cell (BRC-4) located in the landscaping area on the south side of the site fronting the South Spring Street “cul-de-sac” for WQCV treatment. Basin 11 encompasses the tributary drainage from the diagonal parking within the Aspen Alps alley between the proposed structure and the existing trench drain. The basin consists of asphalt paving and vegetated landscaping on the west end of the basin. Sheet and concentrated gutter flow will convey runoff through a curb cut to an at grade bioretention cell BRC-5) located in the landscaping area adjacent to the west end of the Aspen Alps parking for WQCV treatment. A potential parking configuration currently under negotiations between the Sky Hotel and Aspen Alps 100 Building as depicted on Sheet PD1.1B of the architectural plans and Plan Option B of the landscaping plans respectively may be pursued as alternative to what is illustrated on the attached civil drawings. This revised parking scheme realigns the asphalt cover within the basin, however the overall perviousness of the basin has been increased through expanded landscape areas compared to existing conditions. As a result, SE feels there is ample room to provide a water quality treatment BMP consistent with the requirements of the URMP if this option is pursued. Basin 12 encompasses the tributary drainage from a small bulbout within the sidewalk near the entrance to the lower level parking garage. The basin consists of impervious concrete sidewalk. Given the location of the basin, site constraints and proper positive drainage will result in the project to request a variance from the WQCV treatment requirement for this basin. Further explanation of the variance request can be found in the next section of the report. Basin 13 encompasses the tributary drainage from a small area a north end of the project, beneath the proposed bicycle parking. The basin consists of permeable paving drive surface that additionally serve as the WQCV treatment strategy (PP-2) for this basin. Basin 14 encompasses the tributary drainage from a small area just east of the proposed second level terrace. The basin consists of elevated landscaping planters as well as permeable pavers. The permeable pavers proposed within the basin will provide the required WQCV treatment (PP-3) Basin 15 encompasses the tributary drainage from a portion of the pitched roof drainage on the south side of the structure, fronting the Aspen Alps alley. The basin consists of traditional pitched roofs and vegetated landscaping on the southwest portion of the basin. Roof gutters and downspouts will convey surface drainage to a bioretention cell (BRC-6) located in the landscaping area near the west end of the Aspen Alps parking for WQCV treatment. A potential parking configuration currently under negotiations between the Sky Hotel and Aspen Alps 100 Building as depicted on Sheet PD1.1B of the architectural plans and Plan Option B of the landscaping plans may be pursued as an alternative to what is illustrated on the P127 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 10 | P a g e attached civil drawings. This revised parking scheme realigns the asphalt cover within the basin, however the overall imperviousness of the basin has been increased through expanded landscape areas compared to existing conditions. As a result, SE feels there is ample room to provide a water quality treatment BMP consistent with the requirements of the URMP. Water Quality Treatment: Water quality treatment is required for all projects that disturb more than 200 square feet. The overall goal of the water quality treatment requirements is to protect receiving waters including the Roaring Fork River, Maroon Creek, Castle Creek and tributaries to these water ways. The treatment is provided by strategically incorporating stormwater Best Management Practices into the project’s stormwater infrastructure that are capable of providing full water quality treatment for up to the 80th percentile runoff event which corresponds to the volume of runoff generated from a storm event with a magnitude falling between a 6-month and 1-year. The water quality capture volume associated with these more common storm events is directly correlated to the amount of impervious area within a contributing drainage basin. The conceptual integration of the proposed water quality treatment BMPs are discussed below and illustrated on the attached plans. Bio-retention Cells are depressed landscaping areas designed to capture and filter or infiltrate the water quality capture volume from a contributing drainage basin. The conceptual water quality drainage basins for the proposed improvements have been laid out based on the current building design to determine if proposed receiving landscaping areas/bio-retention cells are adequate in providing the required treatment volume. Since the majority of these treatment areas will fall above and/or adjacent to structures they will require an impermeable liner and underdrain system. The underdrain systems will be connected to the City’s storm sewer system via existing or proposed inlet structures. In addition, overflow inlets will likely be provided within each of the proposed bio-retention cells to provide conveyance of storm events that exceed the provided water quality treatment volumes. Bioretention is the proposed water quality treatment BMP for Basins 4, 5, 7, 8, 10, 11 and 15. Please see Table 1 for anticipated WQCVs for the respective BRCs. BRC-1: is located within the proposed raised planting area along the west and northwest portion of the proposed structure. This area will receive runoff from Basin 4 and will be sized to accommodate the resultant water quality capture volume. Gutters and downspouts will be used to ensure runoff flows are routed to this bio-retention planter area. Overflow drains will be installed to convey larger storm events directly to the City’s stormwater system within Durant Avenue. BRC-2: is proposed along the east side of the previously vacated Spring Street right- of-way. This treatment area will receive runoff from Basin 5 and will be sized to provide the water quality capture volume. Overflow drains will be installed to convey larger storm events to the City’s stormwater system via a newly constructed storm sewer along the eastern edge of the property. BRC-3: is contained within an elevated planter at rooftop level near the eastern portion of the proposed structure. This treatment area will receive runoff from the adjacent Basin 7 and will accommodate the water quality capture volume required. P128 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 11 | P a g e Overflow inlets will connect to the building’s roof drain system and convey larger storm events directly to the City’s stormwater collections system. BRC-4: is contained within an elevated planter on the south side of the site adjacent to the second floor terrace. This treatment area will receive runoff from the adjacent Basin 10 and will accommodate the water quality capture volume required. Overflow drains will convey larger storm events to a newly constructed storm inlet within the S. Spring Street curb and gutter. BRC-5: is an at grade rain garden contained within the proposed landscape area directly adjacent to the existing Aspen Alps diagonal parking. A curb cut will be installed within the proposed curb and gutter to convey runoff from Basin 11. The proposed BRC will be sized to accommodate the anticipated water quality capture volume and will provide an additional 3” of freeboard. Overflow drains will be installed to convey larger storm events to the City’s storm sewer system through an onsite storm collection pipe along the Aspen Alps alley. Final alignment and depth of the proposed BRC may change slightly based on the proposed parking realignment depicted on Sheet PD1.1B of the architectural plans and Plan Option B of the landscaping plans. However a cursory review of the proposed parking changes observed ample room onsite to provide WQ treatment through a BRC. BRC-6: is an at grade rain garden contained within the proposed landscape area near the existing Aspen Alps diagonal parking. Roof gutters and downspouts will be utilized to convey drainage from Basin 15 above to the proposed BRC. The BRC will be sized to accommodate the anticipated water quality capture volume and will provide an additional 3” of freeboard. Overflow drains will be installed to convey larger storm events to the City’s storm sewer system through an onsite storm collection pipe along the Aspen Alps alley. Final alignment and depth of the proposed BRC may change slightly based on the proposed parking realignment depicted on Sheet PD1.1B of the architectural plans and Plan Option B of the landscaping plans. However a cursory review of the proposed parking changes observed ample room onsite to provide WQ treatment through a BRC. BRC-7: is a landscape area in the alley, separating the east side of the building and the Glory Hole condominiums. Due to location and site topography, this BRC will likely be tiered and may not support plant growth. Xeriscaping may be utilized in this areas and will be finalized prior to Building Permit. The BRC will be sized to accommodate the water quality capture volume with overflow drains connected to the City’s Stormwater system in the Block 107 alley. Subsurface Sedimentation/Filtration Vaults and/or alternative underground treatment facilities are required given the challenges associated with routing some of the proposed below grade spaces and roof areas to an at grade bio-retention landscape area. Preliminary design of the proposed sedimentation/filtration vaults indicate gravity discharge to the City’s stormwater system is feasible from the proposed locations. Should design constraints change prior to P129 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 12 | P a g e Building Permit, a pumped system may be required given the limited space available for potential relocations. The locations and a conceptual schematic detail of this proposed subsurface sedimentation treatment vault has been provided on the attached drawings and tables below. Subsurface sedimentation/filtration vaults are the proposed water quality treatment BMP for Basins 6, 9A and 9B. Please see Table 1 for anticipated WQCVs for the respective SFVs. SFV-1 is proposed within the previously vacated Spring Street ROW and will sit directly on top of the basement roof structure below. Roof gutters and downspouts will be utilized to convey runoff from Basin 6 above. Treated runoff will be conveyed to the City’s stormwater system through an onsite storm sewer along the eastern property line constructed as part of this project. The proposed vault is sized to accommodate the anticipated water quality capture volume and will comply with the requirements of Section 8.5.4.1 of the URMP. SFV-2 is proposed within the proposed landscaping area adjacent to the Aspen Alps diagonal parking and will sit directly on the basement roof structure below. Roof drains, gutters and downspouts will be utilized to convey runoff from rooftop Basin 9A and will be sized to accommodate the anticipated water quality capture volume required. Treated runoff will be conveyed to the City’s stormwater system through an onsite storm sewer along the southern property line constructed as part of this project. The will comply with the requirements of Section 8.5.4.1 of the URMP. SFV-3 is proposed within the proposed landscaping area adjacent to the Aspen Alps diagonal parking and will sit directly on the basement roof structure below. Roof drains, gutters and downspouts will be utilized to convey runoff from rooftop Basin 9B and will be sized to accommodate the anticipated water quality capture volume required. Treated runoff will be conveyed to the City’s stormwater system through an onsite storm sewer along the southern property line constructed as part of this project. The will comply with the requirements of Section 8.5.4.1 of the URMP Permeable Pavers are proposed for a portion of this project where surface runoff cannot be otherwise treated through alternative LID treatment train options prior to discharge to the City’s stormwater system. This type of BMP is comprised of a layer of concrete pavers separated by joints filled with small stones. Water enters the joints between solid concrete pavers and flows through an open graded base; i.e. crushed stone layers with no small or fine particles. The void spaces among the crushed stones store water and infiltrate it back into the soil subgrade or to an underdrain as proposed with this project. The conceptual design of the permeable pavers was based on the design criteria as outlined within Section 8.5.1.4 of the City’s URMP. Effective impervious areas were based on the assumption that underdrains will be required given the close proximity to proposed structures. Underdrains are anticipated to be routed to the Silva cells near the northwest portion of the site or directly to the City’s stormwater collection system. Final locations and design of the permeable pavers will be provided prior to building permit application. The installation of all permeable pavers shall P130 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 13 | P a g e comply with the specifications provided by Interlocking Concrete Pavement Institute (ICPI). Permeable pavers are the proposed water quality treatment BMP for Basins 1, 3, 13 and 14. PP-1: permeable pavers are proposed to provide the anticipated 12 CF of water quality capture volume for Basin 1. The pavers are proposed to be installed within the off street parking area for valet drop-off. An underdrain will be installed to convey filtered runoff to the City’s stormwater collection system within South Spring Street. PP-2: permeable pavers are proposed to provide the anticipated 0.4 CF of water quality capture volume for Basin 13. The pavers are proposed to be installed beneath the bicycle parking on the north side of the structure adjacent to the Durant Avenue attached parking. An underdrain will be installed to convey filtered runoff to the City’s stormwater collection system within Durant Avenue. PP-3: permeable pavers are proposed to provide the 3 CF of water quality capture volume generated within Basin 14. The pavers will be installed beneath stair landing to the second level terrace as well as the proposed bicycle parking on the south side of the site. An underdrain will be installed to convey filtered runoff to the City’s storm sewer system through an onsite storm collection pipe along the Aspen Alps alley. PP-4: permeable pavers are proposed to provide the 2 CF of water quality capture volume generated within Basin 3. The pavers will be installed at the entrance to the below grade parking garage. An underdrain system will be included and will route flows to the adjacent Silva cells. Silva Cells are a modular block system used to support sidewalks. The blocks are filled with a high-quality, uncompacted soil media that supports tree growth. This type of system also provides an opportunity to treat stormwater runoff through a process of absorption, evapotranspiration and stormwater detention. This project has integrated this system into the stormwater mitigation design by routing stormwater runoff through the array of Silva Cells proposed along the southern edge of the plaza thereby providing water quality treatment for a small sliver of onsite impervious area as well as the majority of the southern walk along the north side of Durant and within the City’s ROW. Silva cells are the proposed water quality treatment BMP for Basin 2. SS-1: is a group of Silva cells constructed onsite beneath the attached sidewalk along the east side of South Spring Street. These cells will be designed to accommodate the approximately 48 CF of water quality capture volume for Basin 2. P131 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 14 | P a g e Table 1: Conceptual Water Quality Treatment Summary Water Quality Variance Request is proposed for the small Basin-12 as previously mentioned above. The primary challenge associated with providing water quality treatment for this basin has to do with the sidewalk grades required to provide positive drainage and the basin’s proximity to the right of way. Basin 12 is approximately 146 square feet and produces approximately 0.011 and 0.20 CFS to the City’s ROW. Given the development’s overall increased pervious areas compared to the existing site and the minimal direct runoff, SE believes a variance from the required 3 CF of WQCV treatment is justified. Offsite Drainage Improvements: Various offsite drainage improvements are proposed to facilitate the proposed improvements. For example, the proposed bulb-out and improvements located along the south side of Durant Avenue will create several low points that will require inlets and curb chases to capture and route collected flows to the City’s storm system. A bulbout at Durant Avenue will require removal of an existing inlet. New inlets are proposed as replacements. One inlet is proposed in the flowline of S. Spring Street to intercept flows before the intersection of Durant Avenue. Two additional inlets are proposed on the south side of Durant Avenue within the diagonal parking to replace the existing curb inlets removed with the bulbout construction. Similarly, a trench drain is proposed along the west end of Alley Block 107 to reduce offsite flows from entering Basin-5’s treatment area located along the eastern property line. Offsite drainage infrastructure is illustrated on the attached drawings. The locations, sizes and design of these offsite drainage improvements will be finalized prior to pursuing a Building Permit Application. G. Existing and Proposed Access The existing parking structure entrance lies on the east side of the building and is accessed from Durant Avenue. Departing traffic is routed to Original Street via the one-way Alley Block 107. The main entrance to P132 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 15 | P a g e the Sky Hotel; however is located off Spring Street. This requires valet service to drop lodging residence off along Spring Street, turn around at the dead-end and then travel north along Spring Street, turn right onto Durant and then turn right to access the parking structure. This creates additional traffic as well as several unnecessary turning movements. The improvements associated with the redevelopment of the Sky Hotel includes a drop off area along the west side of Spring Street which will provide direct access to the proposed parking structure entrance; thereby eliminating the need for additional turning movements within Spring Street’s dead-end. This will require an off street parking pullout in the opposite direction of traffic flow located within the subject property. This circulation concept has been presented and approved with City Engineering Staff. Delivery vehicles will maintain historic circulation patterns, via an access to the site from Durant Avenue and continue through the existing one way alley to South Original Street. Fire protection turning movements can be accommodated through the Block 107 alley as well as the South Spring Street “cul-de-sac”. H. Performance Guarantees Per Section 26.490.070 of the Land Use code performance guarantees have been prepared for this project. A copy of the Public Facilities and Public Infrastructure Guarantee, the Storm Water and Drainage Improvement Guarantee and associated exhibits can be found in Appendix D of this report. The Public Facilities and Public Infrastructure Guarantee provides bonding to assure all utility and infrastructure improvements associated with the project that benefit the public will be constructed should the development halt after construction has commenced. Similarly the Stormwater and Drainage Improvement Guarantee provides bonding for all onsite and offsite stormwater improvements should the development halt after construction has commenced. A 15% contingency has been added to each to accommodate market fluctuations, inflation and the conceptual level of design. Appendix D includes plans and cost estimates in support of these performance guarantees. I. Conclusion The improvements proposed under the Sky Hotel Redevelopment Planned Development Detailed Review are consistent with current underlying zoning and provide improvements to the amenities currently available at the subject property. Utility routing required to serve the redevelopment have been coordinated and schematically presented on the attached civil documents. Any and all required easements will be provided to the appropriate utility providers at the time of final plat. In regards to stormwater mitigation, the reduction in overall impervious areas and incorporating water quality treatment volumes throughout the property will reduce impacts on the City’s stormwater system meeting the intent of the City’s URMP. The redevelopment will also improve traffic flow along Spring Street, Durant Avenue and Alley Block 107 by locating the underground parking entrance to the southern end of Spring Street; thereby eliminating unnecessary travel distances and redundant travel paths along Spring Street and Durant Avenue. Lastly, additional drainage, grading and site utility information has been provided in support of the Planned Development Detailed Review submittal. Per recent discussions with City Engineering Staff, final site grading, utility routing and proposed stormwater infrastructure will be provided during Building Permit Application. P133 VI.A. Sky Hotel Redevelopment-Planned Development Detailed Review July 14, 2015 S OPRIS E NG INEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 16 | P a g e J. Attachments A. Flood Insurance Rate Map 08097C0204 C B. City of Aspen Mudflow Zone Map C. Will Serve Letters D. Planned Development Detailed Review Civil Drawings E. “Sky Hotel Mudflow Analysis”, Tetra Tech; June 25, 2015 F. Urban Drainage Runoff Spreadsheets G. Performance Guarantees P134 VI.A. P135 VI.A. ZONE X ap'S Footbridge ZONE X ZONE AE ROARING FORK RIVER RM21 Footbridge ZONEXCITYOFASPF.N 080143 Footbridge ZONE X u y 7913 7917Footbridge i ZONE AE 7946 7951 0ZONE CITY OF ASPEN 080143 APPROXIMA Ib SCALE IN FEET NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP PITKIN COUNTY, COLORADO AND INCORPORATED AREAS PANEL 204 OF 325 ASPEN,CITY OF..............Q8QU3 ......0204 . PITKIN COUNTY, UNINCORPORATED AREAS......080287......0204 . 08097 C0204 C EFFECTIVE DATE: JUNE 4,1987 FederalEmergency Management Agency This is an official copy of a portion of the above referenced flood map.It was extracted using F-MIT On-Line.This map does not reflect changes or amendments which may have been made subsequent to the date on the title block.For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map Store at www.msc.fema.gov P 1 3 6 V I . A . P137 VI.A. 1 inch = ft. IN FEET ) GRAPHIC SCALE 0 20 OP R IS E S NG I N E E R IN G L L C CI V IL C O N S U L T A N T S 14040 AS P E N M O U N T A IN M U D F L O W Z O N E S SK Y H O T E L R E D E V E L O P M E N T JOB NO. ATTACHMENT B DATE:06-06-14 NO RE VIS IO N BY DA TE 50 2 M A IN S T R E E T CA R B O N D A LE C O 816 23 9 70 7 0 4 0 3 1 1 FA X 9 7 0 7 0 4 0 31 3 DE SIG N E D B Y CI T Y O F A S P E N C O L O R A D O DR A W N BY CH E C K ED B Y DA T E IN IT IA LS AT T A C H M E N T B EXISTING EASEMENT EXISTING PROPERTY LINE APPROXIMATE YELLOW MUD FLOW ZONE APPROXIMATE BLUE MUD FLOW ZONE LEGEND PR E L IM IN A R Y NO T F O R CO N S T R U C T IO N SEE MUDFLOW ZONE BLOW-UP OF SUBJECT PROPERTY ON THIS SHEET REDUCED FOR SUBMITTAL) MUDFLOW ZONE BLOW-UP OF SUBJECT PROPERTY SKY HOTEL PROPOSED REDEVELOPMENT 709 E. DURANT PARKING GARAGEENTRY 3s£|—t—ÿ SE3l;l5!59ail9ÿ©ii®'WsB:li??lffl'.liKi'l53!EI :Bi?B>Mfej ii7*-i.liii'.iriF«ÿ:.iTVi>iit=!iLTiiii».5i niBjiiiij ur lilB.iustt! ASPEN MOUNTAIN MUD FLOW ZONES LeoerK- ÿ*ZkfttontilI ICl»* i i -tKi BS TOtayit»«-a QOC30 A !p m ÿp§g£ff; ffit BLOCK 107 ALLEY GLORY HOLE CONDOMINIUMS ASPEN ALPS BUILDING 100 DURANT AVENUE P 1 3 8 V I . A . P139 VI.A. comcast. June 2,2014 John Sarpa c/o Rowland and Broughton 234 E Hopkins Ave Aspen,Colorado 81611 RE:Sky Hotel Aspen,Colorado Please accept this letter as confirmation that Comcast of Colorado has the ability to provide cable service to the captioned location.The provision of service is contingent upon successful negotiations of an Agreement between the developer and Comcast Cable Communications,Inc. Should you require additional information,please contact Michael Johnson.I can be reached at (970)930-4713. This letter is not intended to give rise to binding obligations for either party.Any contractual relationship between the parties will be the result of formal negotiations and will only become effective upon execution of the contract by representatives of the parties authorized to enter into such agreements.During any negotiations,each party will bear its own costs and will not be responsible for any costs or expenses of the other party,unless separately agreed to in writing Sincerely, Michael Johnson Construction/Engineering Comcast Cable Communications P140 VI.A. 3799 HIGHWAY 82 •P.O.BOX 2150 GLENWOOD SPRINGS,COLORADO 81602 970)945-5491 •FAX (970)945-4081 June 2,201 4 Mr.John Sarpa c/o Rowland and Broughton 234 E.Hopkins Avenue Aspen,CO 81 61 1 RE:Sky Hotel Redevelopment @ 709 East Durant Avenue Dear Mr.Sarpa: The above mentioned development is within the certificated service area of Holy Cross Energy. Holy Cross Energy has existing power facilities located on or near the above mentioned project. These existing facilities have adequate capacity to provide electric power to the development, subject to the tariffs,rules and regulations on file.Any power line enlargements,relocations, and new extensions necessary to deliver adequate power to and within the development will be undertaken by Holy Cross Energy upon completion of appropriate contractual agreements and subject to necessary governmental approvals. Please advise when you wish to proceed with the development of the electric system for this project. Sincerely, HOLY CROSS ENERGY Jeffrey A.Franke,1 Engineering Department ifranke@holvcross.com 970)947-5416 JAF:vw Franke\$arpa A Touchstone Energy"CooperativeP141 VI.A. June 3,2014 From:Todd Ellsworth SourceGas 0096 County Rd.160 Glenwood Springs,CO 81601 970-928-0407 To:John Sarpa c/o Rowland and Broughton 234 E.Hopkins Avenue Aspen CO 81611 RE:Sky Hotel Redevelopment Aspen,CO Dear John: The above mentioned development is within the certificated service area of SourceGas. SourceGas has existing natural gas facilities located on or near the above mentioned project At this time it appears that these existing facilities have adequate capacity to provide natural gas service to your project subject to the tariffs,rules and regulations on file.Any upgrading of our facilities necessary to deliver adequate service to and within the development will be undertaken by SourceGas upon completion of appropriate contractual agreements and subject to necessary governmental approvals. Please contact us with any questions regarding this project,and with a timeline of when you would like to proceed with your project. Sincerely, ToddEllsworthToddEllsworth Field Coordinator P142 VI.A. 06/02/2014 Attn: John Sarpa Rowland and Broughton 234 E. Hopkins Ave Aspen, CO. 81611 Re: Sky Hotel Redevelopment Qwest Corporation d/b/a CenturyLink QC will provide telephone facilities to Sky Hotel Redevelopment as defined by the current PUC Tariffs. Jason Sharpe Engineer II (Field Operations) 970-328-8290 P143 VI.A. Aspen Consolidated Sanitation District Michael Kelly •Chair John Keleher •Vice Chair Roy Holloway •Sec/Treas Stoney Davis Joe Zanin Bruce Matherly •Mgr June 11,2014 John Sarpa c/o Rowland and Broughton 234 E.Hopkins Avenue Aspen CO 81611 RE:Sky Hotel Redevelopment John, The Aspen Consolidated Sanitation District currently has sufficient wastewater collection and treatment capacity to serve this project.Service is contingent upon compliance with the district's rules,regulations,and specifications, which are on file at the District office.There are downstream constraints in the Districts Outfall line that will be corrected through a system of proportionate impact fees. Once detailed plans are made available to the district,we will be able to comment specifically about this proposed project. Thomas R.Bracewell Collection Systems Superintendent CC Bruce Matherly,ACSD District Manager 565 N.Mill St.,Aspen,CO 8161 1 /(970)925-3601 /FAX (970)925-2537 P144 VI.A. P145 VI.A. P 1 4 6 V I . A . P 1 4 7 V I . A . P 1 4 8 V I . A . P 1 4 9 V I . A . P 1 5 0 V I . A . P151 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 1 Area = 0.033 Acres Percent Imperviousness = 50.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.52 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.35 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.35 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.04 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 1 Paved Areas & BASIN1-100yr.xls, Tc and PeakQ 7/6/2015, 10:21 AM P152 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 2 Area = 0.053 Acres Percent Imperviousness = 97.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.86 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.84 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.84 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.09 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 2 Paved Areas & BASIN2-10yr.xls, Tc and PeakQ 7/6/2015, 10:21 AM P153 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 2 Area = 0.053 Acres Percent Imperviousness = 97.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.91 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.84 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.84 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.10 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 2 Paved Areas & BASIN2-100yr.xls, Tc and PeakQ 7/6/2015, 10:22 AM P154 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 3 Area = 0.005 Acres Percent Imperviousness = 100.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.92 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.90 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.90 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.01 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 3 Paved Areas & BASIN3-10yr.xls, Tc and PeakQ 7/6/2015, 10:22 AM P155 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 3 Area = 0.005 Acres Percent Imperviousness = 100.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.96 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.90 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.90 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.01 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 3 Paved Areas & BASIN3-100yr.xls, Tc and PeakQ 7/6/2015, 10:23 AM P156 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 4 Area = 0.034 Acres Percent Imperviousness = 64.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.49 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.44 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.44 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.03 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 4 Paved Areas & BASIN4-10yr.xls, Tc and PeakQ 7/6/2015, 10:23 AM P157 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 4 Area = 0.034 Acres Percent Imperviousness = 64.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.58 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.44 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.44 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.04 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 4 Paved Areas & BASIN4-100yr.xls, Tc and PeakQ 7/6/2015, 10:29 AM P158 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 5 Area = 0.102 Acres Percent Imperviousness = 84.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.67 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.64 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.64 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.14 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 5 Paved Areas & BASIN5-10yr.xls, Tc and PeakQ 7/6/2015, 10:30 AM P159 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 5 Area = 0.102 Acres Percent Imperviousness = 84.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.74 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.64 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.64 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.16 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 5 Paved Areas & BASIN5-100yr.xls, Tc and PeakQ 7/6/2015, 10:30 AM P160 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 6 Area = 0.119 Acres Percent Imperviousness = 74.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.57 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.53 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.53 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.14 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 6 Paved Areas & BASIN6-10yr.xls, Tc and PeakQ 7/6/2015, 10:30 AM P161 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 6 Area = 0.119 Acres Percent Imperviousness = 74.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.65 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.53 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.53 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.16 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 6 Paved Areas & BASIN6-100yr.xls, Tc and PeakQ 7/6/2015, 10:31 AM P162 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 7 Area = 0.034 Acres Percent Imperviousness = 82.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.65 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.62 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.62 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.05 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 7 Paved Areas & BASIN7-10yr.xls, Tc and PeakQ 7/6/2015, 10:31 AM P163 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 7 Area = 0.034 Acres Percent Imperviousness = 82.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.72 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.62 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.62 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.05 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 7 Paved Areas & BASIN7-100yr.xls, Tc and PeakQ 7/6/2015, 10:32 AM P164 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 8 Area = 0.197 Acres Percent Imperviousness = 88.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.73 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.70 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.70 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.30 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 8 Paved Areas & BASIN8-10yr.xls, Tc and PeakQ 7/6/2015, 10:33 AM P165 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 8 Area = 0.197 Acres Percent Imperviousness = 88.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.79 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.70 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.70 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.32 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 8 Paved Areas & BASIN8-100yr.xls, Tc and PeakQ 7/6/2015, 10:33 AM P166 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 9A Area = 0.087 Acres Percent Imperviousness = 90.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.75 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.73 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.73 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.14 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 9A Paved Areas & BASIN9A-10yr.xls, Tc and PeakQ 7/6/2015, 10:33 AM P167 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 9A Area = 0.087 Acres Percent Imperviousness = 90.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.81 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.73 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.73 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.15 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 9A Paved Areas & BASIN9A-100yr.xls, Tc and PeakQ 7/6/2015, 10:34 AM P168 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 9B Area = 0.099 Acres Percent Imperviousness = 84.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.67 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.64 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.64 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.14 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 9B Paved Areas & BASIN9B-10yr.xls, Tc and PeakQ 7/6/2015, 10:34 AM P169 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 9B Area = 0.099 Acres Percent Imperviousness = 84.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.74 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.64 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.64 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.15 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 9B Paved Areas & BASIN9B-100yr.xls, Tc and PeakQ 7/6/2015, 10:35 AM P170 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 10 Area = 0.077 Acres Percent Imperviousness = 89.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.74 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.71 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.71 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.12 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 10 Paved Areas & BASIN10-10yr.xls, Tc and PeakQ 7/6/2015, 10:35 AM P171 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 10 Area = 0.077 Acres Percent Imperviousness = 89.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.80 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.71 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.71 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.13 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 10 Paved Areas & BASIN10-100yr.xls, Tc and PeakQ 7/6/2015, 10:36 AM P172 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 11 Area = 0.072 Acres Percent Imperviousness = 85.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.69 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.66 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.66 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.10 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 11 Paved Areas & BASIN11-10yr.xls, Tc and PeakQ 7/6/2015, 10:36 AM P173 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 11 Area = 0.072 Acres Percent Imperviousness = 85.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.75 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.66 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.66 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.11 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 11 Paved Areas & BASIN11-100yr.xls, Tc and PeakQ 7/6/2015, 10:36 AM P174 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 12 Area = 0.003 Acres Percent Imperviousness = 100.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.92 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.90 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.90 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.01 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 12 Paved Areas & BASIN12-10yr.xls, Tc and PeakQ 7/6/2015, 10:37 AM P175 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 12 Area = 0.003 Acres Percent Imperviousness = 100.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.96 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.90 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.90 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.01 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 12 Paved Areas & BASIN12-100yr.xls, Tc and PeakQ 7/6/2015, 10:37 AM P176 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 13 Area = 0.001 Acres Percent Imperviousness = 50.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.40 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.35 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.35 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.00 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 13 Paved Areas & BASIN13-10yr.xls, Tc and PeakQ 7/6/2015, 10:38 AM P177 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 13 Area = 0.001 Acres Percent Imperviousness = 50.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.52 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.35 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.35 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.00 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 13 Paved Areas & BASIN13-100yr.xls, Tc and PeakQ 7/6/2015, 10:38 AM P178 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 14 Area = 0.026 Acres Percent Imperviousness = 82.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.65 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.62 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.62 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.04 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 14 Paved Areas & BASIN14-10yr.xls, Tc and PeakQ 7/6/2015, 10:38 AM P179 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 14 Area = 0.026 Acres Percent Imperviousness = 82.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.72 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.62 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.62 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.04 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 14 Paved Areas & BASIN14-100yr.xls, Tc and PeakQ 7/6/2015, 10:39 AM P180 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 15 Area = 0.048 Acres Percent Imperviousness = 78.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.61 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.57 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.57 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.06 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 15 Paved Areas & BASIN15-10yr.xls, Tc and PeakQ 7/6/2015, 10:39 AM P181 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 15 Area = 0.048 Acres Percent Imperviousness = 78.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 100 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.68 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.57 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.57 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.07 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 15 Paved Areas & BASIN15-100yr.xls, Tc and PeakQ 7/6/2015, 10:40 AM P182 VI.A. Project Title: Catchment ID: I.Catchment Hydrologic Data Catchment ID = 1 Area = 0.033 Acres Percent Imperviousness = 50.00 % NRCS Soil Type = B A, B, C, or D II.Rainfall Information I (inch/hr) = C1 * P1 /(C2 + Td)^C3 Design Storm Return Period, Tr = 10 years (input return period for design storm) C1 = 35.60 (input the value of C1) C2= 6.60 (input the value of C2) C3= 0.852 (input the value of C3) P1= 0.47 inches (input one-hr precipitation--see Sheet "Design Info") III.Analysis of Flow Time (Time of Concentration) for a Catchment Runoff Coefficient, C = 0.40 Overide Runoff Coefficient, C = (enter an overide C value if desired, or leave blank to accept calculated C.) 5-yr. Runoff Coefficient, C-5 = 0.35 Overide 5-yr. Runoff Coefficient, C = (enter an overide C-5 value if desired, or leave blank to accept calculated C-5.) Illustration NRCS Land Heavy Tillage/ Short Nearly Grassed Type Meadow Field Pasture/ Bare Swales/ Lawns Ground Waterways Conveyance 2.5 5 7 10 15 Calculations:Reach Slope Length 5-yr NRCS Flow Flow ID S L Runoff Convey- Velocity Time Coeff ance V Tf ft/ft ft C-5 fps minutes input input output input output output Overland 0.35 N/A 0.00 0.00 1 2 3 4 5 0 Computed Tc =0.00 Regional Tc = 10.00 User-Entered Tc = 5.00 IV.Peak Runoff Prediction Rainfall Intensity at Computed Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at Regional Tc, I =inch/hr Peak Flowrate, Qp = cfs Rainfall Intensity at User-Defined Tc, I =2.07 inch/hr Peak Flowrate, Qp = 0.03 cfs Sheet Flow) 20 Shallow Paved Swales Sum CALCULATION OF A PEAK RUNOFF USING RATIONAL METHOD Sky Hotel Basin 1 Paved Areas & BASIN1-10yr.xls, Tc and PeakQ 7/6/2015, 10:17 AM P183 VI.A. P184 VI.A. Sky Hotel Mudflow Analysis Prepared for: Sarpa Development 300 S. Spring Street Aspen, Colorado 81611 Prepared by: Tetra Tech P.O. Box 1659 130 Ski Hill Road, Suite 140 Breckenridge, Colorado 80424 June 25, 2015 P185 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 i TABLE OF CONTENTS 1 INTRODUCTION .................................................................................................................. 1 2 MUDFLOW MODELING ....................................................................................................... 1 2.1 Mudflow Characterization and Processes ......................................................................... 3 3 FLO-2D Modeling ................................................................................................................ 6 3.1 City of Aspen Official FLO-2D Model ................................................................................ 6 3.2 Duplicate Model ................................................................................................................ 6 3.3 Existing Conditions Model ................................................................................................ 7 3.3.1 Clearwater Hydrographs ............................................................................................... 7 3.3.2 Mudflow Hydrographs ................................................................................................... 8 3.3.3 Other Input Data Files ..................................................................................................10 3.3.4 Existing Conditions Model Results ...............................................................................10 3.4 Project Conditions Model .................................................................................................13 3.4.1 Project Conditions Model Results .................................................................................13 4 RECOMMENDATIONS ...................................................................................................... 16 5 SUMMARY AND CONCLUSIONS ..................................................................................... 16 6 REFERENCE ..................................................................................................................... 17 ATTACHMENT 1: Annotated Site Plan ATTACHMENT 2: FLO-2D Model Files (Disc) (under separate cover) P186 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 ii LIST OF FIGURES Figure 1. Vicinity map. ....................................................................................................... 2 Figure 2. Location of the project in relation to the City of Aspen Mudflow Zones. ............... 2 Figure 3. Classification of hyperconcentrated sediment flows (modified from FLO-2D Manual, 2013). .................................................................................................... 5 Figure 4. Predicted maximum mudflow depth for the 100-year peak flow event. Figure ES-7 from the City of Aspen Drainage Master Plan (2001). ................................ 7 Figure 5. Typical sediment concentration hydrographs. ..................................................... 9 Figure 6. Existing conditions mudflow contours. ................................................................12 Figure 7. Predicted mudflows depth and design depths under project conditions in the vicinity of the Sky Hotel. .....................................................................................14 Figure 8. Difference in maximum mud depth between project and existing conditions in the vicinity of the Sky Hotel. ...........................................................................15 LIST OF TABLES Table 1. Mudflow Behavior as a Function of Sediment Concentration (FLO-2D manual, 2013). ................................................................................................................. 3 Table 2. Comparison of the predicted peak flows for the 100-year, 2-hour rainfall event for the Drainage Master Plan and CHUP Version 1.4.4. ............................ 8 Table 3. FLO-2D Input Parameters used in the Existing and Project conditions models. ..............................................................................................................11 P187 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 1 1 INTRODUCTION This report summarizes the procedures and results of the mudflow analysis prepared for the Sky Hotel, located at 709 East Durant Street in Aspen, Colorado (Figure 1). The proposed project includes a major renovation of the existing structure which will add additional lodging and affordable housing units. The proposed building footprint will be similar to the existing hotel with the exception of one small triangular shaped addition on the southwest corner of the building, and a slightly wider structure along the north-south leg of the building. The site plan was provided by Rowland + Broughton. A copy of the proposed site plan is included as Attachment A, annotated with the existing building footprint superimposed to show the minor footprint changes. Two-dimensional (FLO-2D) mudflow modeling was conducted to: (1) determine the impacts of the proposed development on mudflow depths at offsite properties and (2) estimate the mudflow depths within the proposed development. The FLO-2D Pro model and output (FLO-2D) was used to develop mitigation recommendations for the project. 2 MUDFLOW MODELING The City of Aspen Mudflow Regulations apply to all new development and re-development projects within the blue or yellow mudflow zones, as shown on Figure 7.1, Chapter 7-Mudflow Analysis, of the City’s Urban Runoff Management Plan, dated April 2010 (Mudflow Regulations). The proposed project is located within yellow and blue zones, and therefore, a mudflow analysis is required to demonstrate that the project does not increase mudflow depths on down-fan properties (Figure 2) (Note: Figure 2 is not to scale, nor intended to be used for analysis and modeling). The following steps for analysis recommended in the City’s Mudflow Regulations are: 1. Create a duplicate of the City of Aspen’s official FLO-2D mudflow model and run the model over the 100-year, 2-hour rainfall hydrograph. This model is referred to as the Duplicate model. 2. Compare the predicted mudflow depths from the Duplicate model with the depths shown in the City’s 2001 Drainage Master Plan to demonstrate compatibility and consistency between the models. 3. The City’s official FLO-2D mudflow model has a grid comprised of elements of 100-feet in size; this grid is considered too coarse to properly assess changes in building footprints. The City supports Tetra Tech’s recommendation of developing a new model with 25-foot elements to represent the site-specific existing conditions. This model is referred to as the existing conditions model. 4. Modify the existing conditions model to reflect the project conditions and run the model over the 100-year, 2-hour rainfall hydrograph. This model is referred to as the Project Conditions model. 5. Compare the differences in mud surface elevations predicted by the existing and project conditions models to evaluate down-fan impacts. If necessary, develop recommendations to mitigate offsite impacts insuring project conditions do not exceed existing conditions on down- fan properties. 6. Determine the mud depths at the proposed buildings and develop recommendations for mudflow impact and loading forces for structural design. Provide grading recommendations where beneficial for reducing mudflow impacts. P188 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 2 Figure 1. Vicinity map. Figure 2. Location of the project in relation to the City of Aspen Mudflow Zones. Sky Hotel P189 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 3 2.1 Mudflow Characterization and Processes Hyperconcentrated sediment flows (mudflows and mud floods) are part of a continuum in the physics of flowing water and sediment movement that ranges from clear water flow to mass wasting processes (landslides)” (SLA and O’Brien, 1989). In general, the sediment transport characteristics in the continuum range from suspended and bed-load transport in water floods to mass wasting in landslide events. The National Research Council Committee (NRC, 1982) proposed four categories to delineate this continuum: water floods, mud floods, mudflows, and landslides (Table 1). The bounds of each of these categories can be approximated based on the fluid properties, and in particular by the sediment concentration (by volume) of the fluid (Figure 3).The sediment concentration of fluid is defined as the ratio of the sediment volume to the water volume and is given by: CV = Volume of Sediment / (Volume of Water + Volume of Sediment) The continuum indicates that water floods are mostly comprised of water with some sediment low concentration of sediment), whereas, landslides are mostly comprised of bulk sediment with some water (high concentration of sediment). The concentration of the sediment is an important component in determining the physical processes that govern the behavior of the fluid -sediment mixture in each of these categories. For example, the flow characteristics of a mud flood are dominated by the turbulent and viscous forces within the fluid matrix, whereas, movement of a landslide is dominated by the dispersive stresses and particle friction. This study focuses on the sediment transport characteristics of the mud flood and mudflow categories; however a brief description of the sediment transport characteristics of the water floods and landsliding events is presented for the purpose of describing the bounding categories. Table 1. Mudflow Behavior as a Function of Sediment Concentration (FLO-2D manual, 2013). Event Sediment Concentration Flow Characteristics by Volume by Weight Landslide 0.65 - 0.80 0.83 - 0.91 Will not flow; failure by block sliding 0.55 - 0.65 0.76 - 0.83 Block sliding failure with internal deformation during the slide; slow creep prior to failure Mudflow 0.48 - 0.55 0.72 - 0.76 Flow evident; slow creep sustained mudflow; plastic deformation under its own weight; cohesive; will not spread on level surface 0.45 - 0.48 0.69 - 0.72 Flow spreading on level surface; cohesive flow; some mixing Mud Flood 0.40 - 0.45 0.65 - 0.69 Flow mixes easily; shows fluid properties in deformation; spreads on horizontal surface but maintains an inclined fluid surface; large particle (boulder) setting; waves appear but dissipate rapidly 0.35 - 0.40 0.59 - 0.65 Marked settling of gravels and cobbles; spreading nearly complete on horizontal P190 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 4 Table 1. Mudflow Behavior as a Function of Sediment Concentration (FLO-2D manual, 2013). Event Sediment Concentration Flow Characteristics by Volume by Weight surface; liquid surface with two fluid phases appears; waves travel on surface 0.30 - 0.35 0.54 - 0.59 Separation of water on surface; waves travel easily; most sand and gravel has settled out and moves as bed load 0.20 - 0.30 0.41 - 0.54 Distinct wave action; fluid surface; all particles resting on bed in quiescent fluid condition Water Flood < 0.20 < 0.41 Water flood with conventional suspended load and bed load Flood flows generally have sediment concentrations of less than 20-percent (by volume). They are essentially water floods with high bed load and suspended loads where the bed load may be affected by the high concentration of suspended load (i.e., fine sediment wash load). The sediment transport characteristics of water floods are modeled using conventional bed-load and suspended load formulas and methodologies. Landslides generally have sediment concentrations greater than 55 percent (by volume) and are considered as bulk solid movement as opposed to fluid motion. Landslides may range from slow moving earth flow and creeping soil masses to rapid rotation or slippage failures. Hyper-concentrated sediment flows are defined as flood events with sediment concentrations that range between approximately 20 and 55 percent by volume, however, the sediment concentration for a given event is generally considered to be between 20 and 45 percent (O’Brien, 2004). The fine sediment concentration (silt, clay and fine sands in the fluid matrix) controls the properties of the fluid, including, viscosity, density, and yield stress. Mudflows are non-Newtonian and they have much higher viscosities and densities compared to water flows. These properties result in mudflows having significantly slower velocities compared to water floods on the same slope. The fine sediments increase the density of the fluid matrix, which increases the buoyancy of sediments thereby creating conditions that allow gravel to boulder-sized material to be transported near the flow surface by mudflows. The yield stress is a measure of the internal fluid resistance to flow and affects both the initiation and cessation of flows. For the purposes of this report, all hyper-concentrated sediment flows (mud floods and mudflows) will be referred to as mudflows. The sediment matrix of a hyper-concentrated flow is non-homogeneous and the sediment properties change significantly as they flow down steep watershed channels or across P191 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 5 alluvial fans. As the mudflow moves over the alluvial fan, dewatering of the fluid matrix can occur by infiltration and escapement to the surface. This may further increase the concentration of the hyper-concentrated sediment flows and alter the transport characteristics of the flow. “Almost all hyper-concentrated sediment flows are fully turbulent, unsteady and non-uniform, and are characterized by surging, flow cessation, blockage, and roll waves” (SLA and O’Brien, 1989). During a mudflow event, the average sediment concentration over the duration of the hydrograph generally ranges between 20 and 35 percent by volume with peak concentrations approaching 45 percent (Table 1 and Figure 3). Most watersheds with a history of mudflow events will eventually develop a sediment supply in the channel bed such that even relatively small rainfall-runoff storms may generate mudflow surges. In general, mudflows have a distinct pattern of flood evolution. Initially, clear water flows from the basin rainfall-runoff may arrive at the fan apex. This may be followed by a surge or frontal wave of mud and debris (40- to 50-percent concentration by volume). When the peak arrives, the average sediment concentration generally decreases to the range of 30 to 40 percent by volume. On the falling limb of the hydrograph, the sediment concentration decreases due to the reduced availability of sediment, however, surges of higher sediment concentration may occur. Figure 3. Classification of hyperconcentrated sediment flows (modified from FLO- 2D Manual, 2013). 0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 Concentrati on by Volume (CV) 0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 C o n c e n t r a t i o n b y W e i g h t ( C W ) WaterFlow Transition Zone MudFlood MudFlowLandslide P192 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 6 3 FLO-2D MODELING The FLO-2D hydraulic model is recommended by the City of Aspen to simulate mudflows. Please refer to the City’s Mudflow Regulations for a discussion on the parameters and operation of the FLO-2D program. FLO-2D is a 2-dimensional (2-D) hydraulic model that was developed to perform both clear-water and hyper-concentrated sediment flow-routing in channels and/or on alluvial fans with an unconfined flow path. The model utilizes a volume conservation scheme to simulate both sub-critical and super-critical flows in the channel or floodplains, as well as flows exiting from the channel to the floodplain and vice versa. Overland flow is modeled using a 2-D diffusive wave approximation of the momentum equation and the channel flow is modeled 1-dimensionally using the momentum equation. A central difference routing scheme with eight potential flow directions is used to simulate the progression of the floodwave hydrograph over a system of square grids. The FLO-2D model contains several components that are used to represent and model the complex topography and processes, including: channel-floodplain flow exchange, loss of storage due to buildings, flow obstructions, simulation of hydraulic structures, simulation of street flow and simulation of hyper-concentrated sediment flows (mudflows). Hyper- concentrated sediment flow is simulated by the FLO-2D model using a quadratic rheological model that includes viscous stress, yield stress, turbulence, and dispersive stress terms as a function of sediment concentration. FLO-2D does not have the ability to model unsteady phenomena such as surging. It also assumes a rigid boundary, and therefore, does not model aggradation or scour. 3.1 City of Aspen Official FLO-2D Model The Cities official FLO-2D model was developed by WRC, Inc. for the City of Aspen’s 2001 Drainage Master Plan (Drainage Master Plan). The Drainage Master Plan shows the mudflow depths for the 100-year event in 2-foot contour intervals (Figure 4). In the vicinity of the Sky Hotel (highlighted in pink), the 2-foot depth contour runs north-south through the east portion of the existing building and the 4-foot depth contour is located just east of the southeast corner of the existing building. Interpolating between these depths indicates that the mud flow depths are less than 2 feet at the north and west faces of the building and slightly less than 4 feet at the southeast corner of the building. 3.2 Duplicate Model The City’s Mudflow regulations require a duplicate model be developed using the official FLO-2D input files developed by WRC, Inc. for the Drainage Master Plan. Many of the input files were not available from the City or their consultants, WRC, for this west portion of Aspen. Thus, it was not possible to develop a duplicate model. On previous projects conducted by Tetra Tech within the east portion of Aspen, such as Top of Mill, Lift 1 Neighborhood and South Aspen projects, the duplicate models with 100- foot elements predicted very similar mudflow extents and depths compared to the Drainage Master Plan. Although the model output were not exactly the same, it is Tetra Tech’s opinion that the duplicate models from previous analyses sufficiently demonstrates that the Drainage Master Plan models can be reproduced, and will predict similar flow patterns and depths, thereby demonstrating compatibility and consistency between the Drainage Master Plan and current version of FLO-2D. P193 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 7 Figure 4. Predicted maximum mudflow depth for the 100-year peak flow event. Figure ES-7 from the City of Aspen Drainage Master Plan (2001). 3.3 Existing Conditions Model An existing conditions FLO-2D model was developed to evaluate the debris flow inundation in the vicinity of the Sky Hotel. The model is based on a 25-foot grid size and contains 54,298 elements. The Grid Developer System (GDS), which is part of the FLO-2D model, was used to assign elevations to each of the grid elements using the 2012 LiDAR mapping provided by the City of Aspen GIS department. The City’s GIS files are based on NGVD29 datum, and the site plan uses the NAVD88 datum. The conversion from NGVD29 to NAVD88 is 5.31 feet. 3.3.1 Clearwater Hydrographs Rainfall runoff hydrographs (commonly referred to as the clearwater hydrographs) developed for the Drainage Master Plan were developed by WRC Engineering, Inc. using the Colorado Unit Hydrograph Procedure (CUHP). The 2001 runoff hydrographs were not available for this project and therefore, new runoff hydrographs were developed using a similar methodology to the 2001 analyses. The 2001 analysis applied a rainfall value of 1.63 inches for the 100-year, 1-hour rainfall event based on the NOAA Atlas 14. The 100-year, 2-hour rainfall was calculated by multiplying the 1-hour event by 1.16 to obtain a rainfall of 1.89 inches for the 2-year event. The resulting 100-year, 2-hour hydrograph was then computed using CHUP. The recently updated NOAA rainfall estimates (Atlas 14, Volume 8, Version 2) for the 100- year, 1-hour rainfall depth is 1.27 inches. Because the new rainfall values and corresponding mud-flow depths have not yet been adopted by the City, the 2001 precipitation depths are used to develop the runoff hydrographs for this project. Sky Hotel P194 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 8 The hydrology for the Drainage Master Plan was developed using a DOS based version of CHUP. For this project, the runoff hydrographs were computed using the newer Excel spreadsheet version of CHUP (Version 1.4.4) and the hydrologic basin parameters detailed in the Drainage Master Plan. The following methodology was used to develop inflow hydrographs for the FLO-2D model. 1. The tributary sub-basins to the Sky Hotel were identified and are referenced using the Drainage Master Plan naming conventions; they includes subbasins 5, 6, 9, 11, 13, 14, 15, 16, 20, 22, 23 and 24. 2. The sub-basin parameters listed in the Drainage Master Plan were used to develop the flow hydrographs using CUHP Version 1.4.4. Input parameters are taken directly from the Drainage Master Plan and include: o Precipitation depths o Basin Area o Basin Length o Centroid Length o Impervious Area o Slope o Pervious Detention o Impervious Detention o Initial Infiltration Rate o Horton’s Decay Coefficient o Final Infiltration Rate 3. The predicted flow hydrographs were distributed across a series of inflow elements in the FLO-2D model to represent an appropriate flow conveyance from each subbasin. Due to changes in the CUHP methodology, the peak flows predicted by the CHUP Version 1.4.4.computes vary slightly compared to the Drainage Master Plan (Table 2). Table 2. Comparison of the predicted peak flows for the 100-year, 2-hour rainfall event for the Drainage Master Plan and CHUP Version 1.4.4. Basin CUHP Flow Summary Drainage Master Plan CUHP Version 1.4.4 5 43 22 6 80 45 9 75 35 11 81 95 13 47 22 14 73 67 15 11 5 16 111 94 20 85 39 22 86 84 23 224 225 24 87 81 3.3.2 Mudflow Hydrographs The clear-water inflow hydrograph is input to the FLO-2D model at a specified elements near the head of the debris fans. The clearwater hydrograph is then bulked with sediment P195 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 9 using a developed sediment concentration (by volume, CV) hydrograph to represent the mudflow hydrograph. The total volume of the water and sediment in a mudflow can be determined by multiplying the clearwater volume by the bulking factor, where the bulking factor is defined by: BF = 1/(1 - CV) For example, a sediment concentration of 10 percent (CV=0.10) creates a bulking factor of 1.11, indicating the flood volume is 11 percent greater than if the flood was considered to be only water. The sediment concentration hydrograph was developed to represent the likely variation in sediment concentration throughout the storm hydrograph based on previous studies and recommendations provided in the FLO-2D manual. The developed sediment concentration hydrographs have characteristics similar to the typical hydrograph presented in (Figure 5). Figure 5. Typical sediment concentration hydrographs. P196 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 10 Characteristics of sediment concentrations that are shown on Figure 5 and considered in this analysis for Sky Hotel include the following: 1. The initial rising limb and the last part of the recessional limbs of the hydrographs have a sediment concentration of 20 percent, which corresponds to the minimum concentration for a mudflow. 2. The steep rising limb of the hydrograph is bulked to a maximum concentration of 45 percent to simulate the frontal wave of the mudflow. The peak of the sediment concentration hydrograph occurs 6 minutes before the peak of the clearwater hydrograph. 3. The sediment concentration at the peak of the clearwater hydrograph is less than the peak sediment concentration in order to simulate water dilution. 3.3.3 Other Input Data Files Width reduction factors (WRFs) and area reduction factors (ARFs) are assigned to the FLO-2D grid elements to represent the blockage of flow paths and reduction in storage that predominantly occurs due to the presence of buildings. Width reduction factors are applied to represent the blockage of flow through the side of an element, while ARFs represent the loss of floodplain storage volume due to the buildings. For example, a wall might obstruct 40 percent of the flow width of a grid element side and a building could cover 75 percent of the same grid element. The ARFs and WRFs were computed using ArcGIS by overlaying the building outlines on the FLO-2D grid. A roughness value of 0.085 was applied to the model grid to represent all areas except the streets. Street elements are assigned to the FLO-2D model to represent the elevation and roughness characteristics of the street. Street elements typically have different conveyance and storage properties compared to the floodplain elements. Street elements are important as they act as conduits for conveying flood flows and have the ability to store sediment. Street widths and elevations were measured from the aerial photographs and the 2012 mapping. The curb height was set at 0.5 feet for the streets that were observed to have a curb and gutter. A Manning’s n-value of 0.020 was assigned to the street elements and the Froude numbers were limited to 1.5 in the FLO-2D model. A summary of the FLO-2D input values are listed in Table 3. 3.3.4 Existing Conditions Model Results The predicted maximum mudflow depths in the vicinity of the Sky Hotel vary from 0.5 feet to 1.8 feet along the northwest faces of the building (Durant and South Spring Street) to 3.9 feet on the southeast corner of the building (Figure 6). These depths are similar in extent and magnitude to the depths shown on the Drainage Master Plan. The mudflow travels from the south to the north along a natural flow path located to the east of the Sky Hotel. Mudflow typically reaches the hotel site by moving laterally along the alleys from the main flow path. There is little direct mudflow impact on the Sky Hotel. P197 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 11 Table 3. FLO-2D Input Parameters used in the Existing and Project conditions models. FLO-2D Parameter Value System English Number of Grid Elements 59,928 Element Size 25 feet Area Reduction (due to natural obstructions) 10 percent Manning’s n Overland Roughness Value 0.085 Max. Allowable Overland Froude Number 0.90 Street Width 16.5 feet Street Curb Height 0.5 feet Manning’s n Street Roughness Value 0.02 Maximum Allowable Street Froude Number 1.7 Storm Hydrograph Length 2 hours Storm Hydrograph Increment 0.1 hours Sediment Concentration 0.2 to 0.45 P198 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 12 Figure 6. Existing conditions mudflow contours. P199 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 13 3.4 Project Conditions Model The proposed project conditions model was developed by modifying the Existing model to reflect the changes in the building footprint and some minor grading along the exterior edges of the building. The proposed project footprint is mostly the same as the existing building, except for and additional small triangular shaped area measuring approximately 45 feet wide by 60 feet at the southeast corner of the building and a slightly wider building width running north-south parallel to Spring Street. The ARF factors in the model were modified to reflect the building modifications. No other changes were made to the input files. The model was run over the 100-year, 2-hour inflow hydrograph (Figure 7). 3.4.1 Project Conditions Model Results The project conditions model predicts both increases and decreases in mudflow depths of approximately 0.2 feet in the vicinity of the building (Figures 8 and 9). Increases are only shown on the Figure 8. Slightly higher increases occur near the north entrance and at the southeast corner adjacent to the triangular addition. The model predicts that the area of depth increase is confined within the property boundaries and that the proposed development will not cause increases in mud depths at offsite properties; this is an expected result, since the Existing and Project footprints are very similar. P200 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 14 Figure 7. Predicted mudflows depth and design depths under project conditions in the vicinity of the Sky Hotel. P201 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 15 Figure 8. Difference in maximum mud depth between project and existing conditions in the vicinity of the Sky Hotel. P202 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 16 4 RECOMMENDATIONS The predicted maximum mudflow depths for the 100-year, 2-hour peak flow event are detailed at 10 locations in the vicinity of the project (Figure 8). The design depth is the predicted mudflow depth plus a freeboard depth. Building penetrations such as a windows or doors should be set at or above the design depth. A minimum of 3 feet of freeboard is typically recommended for all walls that will have direct impact forces from mudflow and debris. In the case of the Sky Hotel, however, most of the building is impacted by mud flows moving laterally from the east or is in the shadow of up-fan buildings; therefore, a 1-foot freeboard is recommended. If the design depth cannot be achieved, then impact resistant glass could be considered for windows with the capabilities to withstand the required static and dynamic forces as discussed below. In the case of doors and garage doors, two conditions should be considered if the design depth cannot be achieved. First, the door should be designed for static and dynamic loading and include provisions for seepage, and secondly, there should be an alternative exit for people to leave the building. At the underground parking garage accessed at location 'I’ (Figure 8), it is likely that vehicles will not be able to leave the underground garage until the mud is removed from the garage door. There are two types of loading conditions that should be considered for mudflow at the Sky Hotel: flow momentum (dynamic) loading and post (static) flow loading. For design recommendations, we defer to the loading criteria provided in the City of Aspen Mudflow Regulations, Chapter 7. Impact loading or direct impacts at the Sky Hotel from debris such as boulders, are unlikely because the South Alps building located uphill of the Sky Hotel blocks a significant amount of mudflow. Furthermore the largest mud depths are caused by flows backing up, or flows moving laterally towards the east side of the hotel. 5 SUMMARY AND CONCLUSIONS A 2-dimensional mudflow analysis was conducted to evaluate the impacts of the Sky Hotel renovation. The analysis followed procedures outlined in the City of Aspen Mudflow Regulations. The mudflow modeling was conducted using FLO-2D for existing and project conditions. The FLO-2D model output indicates that the majority of mudflow reaches the hotel site by moving laterally into the alleys above and below the hotel. There is little direct mudflow impact on the Sky Hotel. Model results indicate the project can be constructed in compliance with the City’s mudflow regulations. Specifically, the proposed development will not cause increases in mud depths at offsite properties, and the construction of the building will be designed for mudflow depths ranging between 1.8 to 3.5 feet, including freeboard. P203 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 17 6 REFERENCE FLO-2D, 2014. Pro. FLO-2D Software, Inc., Nutrioso, AZ. National Research Council, 1982. “Selecting a methodology for delineating mudslide hazard areas for the National Flood Insurance Program.” National Academy of Sciences report by the advisory Board on the Built Environment, Washington, D.C. O’Brien, J.S., 2004. Simulating Mudflow Guidelines. Guidelines provided with FLO-2D model. O’Brien, J.S., and Lenzotti & Fullerton Consulting Engineers, Inc., 1989. Flood Hazard Delineation on Alluvial Fans and Urban Floodplains. Urban Drainage and Flood Control District, 2005. User Manual – Colorado Urban Hydrograph Procedure Excel-Based Computer Program (CHHP2005). 39 p. P204 VI.A. Sky Hotel Mudflow Analysis June 25, 2015 18 Attachment 1- Site Plan P205 VI.A. P206 VI.A. P 2 0 7 V I . A . P 2 0 8 V I . A . 1 Sky Hotel Aspen, CO Construction Management Plan (CMP) June 23, 2015 PERMIT SUBMITTAL TABLE OF CONTENTS Page 1.0 GENERAL 3 1.1 PURPOSE 1.2 APPLICABILITY 1.3 DEFINITIONS AND TERMS 1.4 REFERENCES 2.0 PROJECT INTRODUCTION 5 2.1 DISTURBANCE AREA 2.2 LOCATION 2.3 DESCRIPTION 3.0 PROJECT DOCUMENTATION 6 3.1 PERMITS/ OTHER DOCUMENTS 3.2 PUBLIC NOTIFICATION 3.3 PROJECT SIGN 3.4 CONTACT DESIGNATION 4.0 PROJECT IMPLEMENTATION 8 4.1 DATES OF CONSTRUCTION 4.2 HOURS OF CONSTRUCTION 4.3 SEQUENCE (PHASING) OF CONSTRUCTION 4.4 ADJOINING PROPERTY OWNERS 4.5 PROJECT FENCING 4.6 PUBLIC HEALTH AND WELFARE 4.7 NATURAL ENVIRONMENT 5.0 PARKING MANAGEMENT 10 5.1 PARKING MANAGEMENT FORM 5.2 EMERGENCY VEHICLE MANAGEMENT ACCESS AND ORDINANCE 35 5.3 CONSTRUCTION PARKING DETAILS 5.4 STAGING AREAS 5.5 CONSTRUCTION TRAILER, MATERIALS STORAGE, AND WASTE MANAGEMENT 6.0 TRAFFIC CONTROL 12 6.1 GENERAL 6.2 HAUL ROUTES 6.3 ONSITE VEHICLE LIMITATIONS 6.4 DELIVERY REQUIREMENTS P209 VI.A. 2 6.5 TRAFFIC CONTROL PLAN Sky Hotel Aspen, CO Construction Management Plan (CMP) TABLE OF CONTENTS - Continued 7.0 PEDESTRIAN PROTECTION 14 7.1 GENERAL 8.0 SEDIMENT AND EROSION CONTROL NOT APPLICABLE 14 9.0 FUGITIVE DUST CONTROL NOT APPLICABLE 14 10.0 EMISSIONS NOT APPLICABLE 14 11.0 NOISE SUPRESSION 15 11.1 GENERAL 11.2 NOISE SUPPRESSION PLAN 11.3 SPECIFIC RESTRICTIONS RELATED TO MANUFACTURING ONSITE 12.0 ENFORCEMENT 17 12.1 CONSTRUCTION MITIGATION OFFICER 12.2 CORRECTIVE ACTION 12.3 INSPECTION REPORTS APPENDICES APPENDIX A – PROJECT SIGN SAMPLE / SIGN PERMIT APPLICATION APPENDIX B – SITE LOGISTICS PLAN APPENDIX C – PROJECT SCHEDULE APPENDIX G – NOISE SUPPRESSION APPENDIX H – CITY OF ASPEN ORDINANCE 35 APPENDIX J- ASPEN MUNICIPAL CODE 21.04.060 – PEDESTRIAN PROTECTION APPENDIX L – CITY OF ASPEN ROW AND ENCROACHMENT PERMIT REQUESTS P210 VI.A. 3 1.0 GENERAL 1.1 PURPOSE The purpose of this construction management plan is to provide a consistent policy under which certain physical aspects of construction management will be implemented on the Sky Hotel Project. Success of this Construction Management Plan not only depends on the systems and controls instituted by this plan, but on the leadership and commitment of workers, constructors, and suppliers. The goal of the Project is to institute a program that promotes the desired results by all workers, contractors, and suppliers. This plan is premised on the idea that it is better to support correct actions than to focus on correcting improper actions. 1.2 APPLICABILITY This construction management plan shall govern the construction of Sky Hotel. 1.3 DEFINITIONS AND TERMS Construction Management Plan - The Construction Management Plan is a combination of diagrams, documents, drawings, and specifications that clearly define the steps that will be taken to demonstrate how the impacts to the Adjacent Property Owners, neighbors, Aspen residents and visitors will be minimized. This plan will demonstrate how the impacts associated with this project will be proactively managed. Herein described as CMP throughout the remainder of this policy, this Construction Management Plan is a living document and will be updated as necessary according to site conditions and phasing plans. Any updates and/or changes will be communicated to the City of Aspen Engineering Department in writing. A copy of the approved CMP will be kept and maintained onsite at all times. Construction Mitigation Officer- An appointed employee of the City of Aspen whose charge is to ensure that all aspects of the Construction Management Plan are followed, and to further ensure that the impacts associated with construction activities associated with this project are the least necessary to accomplish the project. Disturbance Area- A portion of land where the topsoil or native soils have been removed for the purposes of construction (development) Best Management Practices (BMP’s)- Schedules of activities, prohibitions of practices, maintenance procedures, and other management practices to prevent or reduce the pollution of waters of the state. BMP’s also include treatment requirements, operating procedures, and practices to control site runoff, spillages or leaks, waste disposal, or drainage from material storage. P211 VI.A. 4 Tree Dripline and Protection Zone - Use the longest branch of the tree as a radius from the center of the tree and make a circle. The circle is then defined as the dripline and thus is the tree protection zone. Final Stabilization- The uniform vegetative cover has been established with density of at least 70 percent of pre-disturbed levels. 1.4 REFERENCES A. City of Aspen Policy 205-Right of Way Permit Requirements. B. City of Aspen Policy 204-A Revocable Encroachment License Application C. City of Aspen Construction and Mitigation Standards for Work in the Public Right of Way D. City of Aspen Municipal Code Titles 13, 21, and 26. E. City of Aspen Ordinance 35. F. Manual on Uniform Traffic Control Devices for Streets and Highways- 2003 Edition. G. Colorado Department of Public Safety General Permit Part IBC H. Colorado Department of Transportation M&S Construction Standards I. Colorado Department of Public Health and Environment- Air Pollution Control Division P212 VI.A. 5 2.0 PROJECT INTRODUCTION 2.1 DISTURBANCE AREA This project consists of demolition of the existing hotel and construction of a new hotel.. The overall SF footprint of the project is approx. 36,000 SF. 2.2 LOCATION The project is located at 709 East Durant Ave., on the corner of South Spring Street and Durant Avenue. 2.3 DESCRIPTION The Sky Hotel project consists of a complete rebuild of a new Hotel. 3.0 PROJECT DOCUMENTATION 3.1 PERMITS / OTHER DOCUMENTATION Haselden Construction will maintain all applicable local, state and federal licenses and permits that apply to this project. 3.1.1 The building permit will be applied for and paid by the Developer of the Project. 3.1.2 The following permits will be applied for by Haselden Construction: Right of Way Permits (as required), Revocable Encroachment License , Temporary Sign permit 3.2 PUBLIC NOTIFICATIONS 3.2.1 The following procedures will be utilitized for public notification 3.2.1.1 Initial Public Notification Update - The first public notification will occur no later than 10 days prior to the start of construction. This notification will be sent out to adjacent property owners. The update will include the following items: 1. Project Phasing 2. Overall Project Schedule 3. Site Logistics / Safety 4. Traffic and /or pedestrian control measures and how they will be utilized during the construction of the project to protect the adjacent properties and pedestrians. 5. Dust Control 6. Noise Suppression 7. Date and Location of Preconstruction Meeting indicated below P213 VI.A. 6 3.2.1.2 Communication of Issues During Construction from Adjacent Neighbors and Residents. In order to proactively address any concerns during the construction phases, Haselden Construction will provide a designated representative that each point of contact for the neighbor groups can contact if a concern arises. A phone # and email address will be made available to contact this representative. The Haselden Representative will then communicate in a timely manner with the point of contact for each neighbor group. 3.2.1.3 Prior Notification of Operations That May Affect Adjacent Neighbors and Residents. If a construction operation will affect the adjacent property owners, HCL will provide prior notification via email. These notifications will be related to construction activity that may affect them outside the normal everyday construction activities (i.e. noise related activities, etc) These notices will be emailed out 48 hours prior to the start of any of these operations 3.3 PROJECT SIGN A project sign will be constructed and posted per City of Aspen requirements. The sign will be posted in a location where it is readable from the street or driveway and will meet the City Municipal Code 26.510.030B4. Haselden will obtain all permits as required by the City of Aspen for project signage. 3.4 CONTACT DESIGNATION Haselden Construction – Preconstruction Manager – Gary Manchester (303) 728-3812 Haselden Site Superintendent- Dan Nelson - (970) 309-2623 State Certified Safety Officer- (Thomas White) (303) 681-4870 State Certified Erosion Control Representative – Michael Gurule – (303) 483-8990 Emergency Contact Info – 911 4.0 PROJECT IMPLEMENTATION 4.1 DATES OF CONSTRUCTION The project is currently scheduled to start in April/May 2016 and will be complete by December of 2017. A preliminary project schedule has been included in Appendix C of this document. P214 VI.A. 7 4.2 HOURS OF CONSTRUCTION Construction hours will be limited to 7:30 am to 5:30 pm M-F and 9 am to 5 pm on Saturdays during the following seasons: Memorial Day through Labor Day and November 15 through March 31. No construction is permitted on Sundays, 4th of July, Memorial Day and Labor Day weekends, Thanksgiving Day, Christmas Day and New Years Day. Construction hours during off season from April 1 through day before Memorial Day, and day after Labor day to November 14 will be 7:30 am – 7pm Monday through Friday and from 9am – 5pm on Saturdays. No exterior construction will be permitted on Sundays. During Presidents Day and during Christmas week (Dec 26-Dec 31): Projects located in the Central Resort Area (CRA) are not permitted to work on exterior elements, however interior work may be permitted with prior approval. This includes Sky Hotel During Food and Wine Festival in June (Friday thru Saturday): Projects located within the CRA are not permitted to work, which includes Sky Hotel. It is Haselden’s intent to work inside the building past the hours listed above if necessary, but any work after these ours will be non-noise generating activities and will not impact adjacent properties. Haselden may submit a work plan for approval to work 24 hours a day for interior work from the City of Aspen Engineering Department during the offseason. Any variance of the above hours will be reviewed two (2) working days, in advance and approved by the City of Aspen. 4.3 SEQUENCE (PHASING) OF CONSTRUCTION This project has been designed to facilitate its development in a single delivery. Specific milestone dates are shown in the project schedule under Appendix C. 4.4 ADJOINING PROPERTIES / SHORING OF EXCAVATION Unless shown as part of the work in the Construction Documents, no excavation shall take place close enough to a property line to endanger any adjacent pubic street, sidewalk, alley, or other public or private property or easement. If any such work needs to take place, all excavation work shall be properly supported and shored to protect from any damage that might occur due to the construction activity. 4.5 PROJECT FENCING P215 VI.A. 8 Construction fencing and barriers will be utilized around the perimeter of the project to protect pedestrians and adjacent property owners from any work that may occur on the outside of the building. Fencing may be constructed of acoustical sound blankets to achieve allowable dB levels at the property line. Fencing shall be constructed of 6’ high chain link fence with green mesh as visual barriers at gated areas. Safety signage will be installed at the entrance gates indicating safety rules and check in procedures. The fencing outline is shown on the Site Logistics Plan. 4.6 PUBLIC HEALTH AND WELFARE Public Health and Welfare is an important concern of Haselden Construction. Haselden Construction pledges not to compromise the safety of our employees, subcontractors, or the public to achieve any operational or business objective during the construction of the Sky Hotel. Our aim is to prevent all accidents and injuries. Each Superintendent has the responsibility to recognize and avoid unsafe situations and acts. Haselden Construction expects the entire construction management team to ensure safe and healthful working conditions, to instruct employees in safe practices and inform workers and public of any work place hazards. All employees are expected to work in a manner, which safeguards themselves and the public, and participate in the improvement of work conditions and work practices in order to reduce hazards at all Haselden Construction work sites. FIRE HYDRANT ACCESS/SAFETY - Access to the fire hydrants will be kept clear, after installation and final testing. If necessary, concrete barriers will be utilized to protect and maintain access to fire hydrants at all times. Emergency response phone numbers will be posted on the site, in the job trailer and as required by city codes. Fire suppression equipment and first aid equipment will be on-site, in the site construction office and on- site, in appropriate areas. Individual hand held fire extinguishers will be located, as required, at the areas under construction. Early and ongoing communication with the Aspen Fire Department will be critical to maintain a clear understanding of construction plan. 4.7 NATURAL ENVIRONMENT 4.7.1 Environmental procedures will be implemented on this project to ensure compliance with EPA (Environmental Protection Agency), CDOT (Colorado Department of Transportation), and City of Aspen requirements for construction site storm water run-off. 4.7.2 Site clearing and excavation will be conducted in a manner to reduce the impact on local ecosystems. 4.7.3 Construction BMP’s as indicated on the plans will be placed, and maintained to protect the existing environment. 4.7.4 All hazardous materials will be disposed of or treated as per the requirements of the manufacturers recommendations. P216 VI.A. 9 4.7.5 Concrete washout pits will be placed and maintained as indicated on the plans. 4.7.6 On site fueling of equipment will be conducted in a designated area to prevent accidental spillage or contamination around the site. 4.7.7 Machinery used on the project will abide by the City of Aspen noise abatement standards and per Section 11- NOISE SUPPRESSION below. 5.0 PARKING MANAGEMENT 5.1 PARKING MANAGEMENT Shuttling of employees will be utilized for this project. All construction related parking for managers required on site will be located within the boundaries of the project fencing. 5.2 EMERGENCY VEHICLE ACCESS AND ORDINANCE 35 The emergency vehicle route will be kept open at all times for vehicle access and will follow Ordinance 35 by the City of Aspen. 5.3 CONSTRUCTION PARKING DETAILS Shuttling of employees will be required for this project. Shuttle vans will transport workers to the jobsite from the Interceptor Lot located that Highway 82 and Snowmass Road. 5.4 STAGING AREAS Area for staging is limited on this project site. Deliveries will be managed on a Just in Time delivery basis. Staging and storage will be within the footprint of the building as needed not to impede construction and will only be in the Block 107 Alley that is within the project fence boundary and as to not impede flow or create a safety issue with access and egress. 5.5 CONSTRUCTION TRAILER, MATERIALS STORAGE, AND WASTE MANAGEMENT 5.5.1 Our plan is to maintain a small construction office in the Block 107 Alley. Temporary utilities such as gas, power and water will utilize existing hotel services and temporary toilet facilities will be located in the same alley way and is shown on the site logistics plan. 5.5.2 Haselden Construction takes great pride in maintaining a clean well organized construction site. Haselden Construction will monitor the site on a daily basis to P217 VI.A. 10 ensure that construction materials, debris, litter, and trash will be picked up on a continual basis and secured and /or placed in the appropriate receptacle. Construction debris that migrates outside of the project boundary will be collected immediately and the perimeter of the site will be policed daily. A clean site inside and outside of the project boundary promotes safety and productivity which are two of our most valued commodities. 5.5.3 Haselden Construction will take the lead with regard to diverting construction debris from landfills. Haselden will coordinate waste management including separate roll-off containers as required to meet or exceed the City of Aspen recycling requirements outlined below. 5.5.4 Haselden will meet or exceed the recycling as required by the City of Aspen Listed Below: 5.5.4.1 Both conventional and construction related debris will be required to be recycled, according to this document and City of Aspen Municipal Code 26.575.060). 5.5.4.2 Project site conventional recycling of co-mingled materials (plastics #1- 7, tin, aluminum, and glass), and cardboard will have an assigned space/area and will separated on-site during the project. These materials may not be disposed of in the trash. 5.5.4.3 During demolition phases of this project, careful deconstruction will allow for proper sorting, recycling and salvaging. 5.5.4.4 Scrap metals will be sorted and kept separate on-site and will have an assigned space/area. 5.5.4.5 Field inspections will occur throughout the permit process. If sorting of materials is not occurring onsite, other means of verification will provided to City of Aspen as deemed appropriate. 5.5.4.6 Per municipal code, any dumpster or other trash receptacle that is used for food refuse will be constructed in such a manner as to render it bear 5.5.5 Haselden Construction also intends to recycle wood, metal, cardboard (in 20-30 yard roll off dumpster containers). 5.5.6 Bear proof containers will be used for all food and drink trash during necessary seasons, per City of Aspen. 5.5.7 Concrete and asphalt will be recycled on site or locally if crushing equipment is available in the valley. 5.5.8 Tree branches and small diameter trees will be recycled into mulch for tree protection and dust mitigation. P218 VI.A. 11 5.5.9 Any topsoil onsite will be stockpiled and recycled to new landscape beds or sod areas. 5.5.10 Hazardous material spill cleanup kits will be located at several areas around the site. 6.0 TRAFFIC CONTROL 6.1 GENERAL The traffic control operations will be managed by the designated certified traffic control supervisor. Certified traffic control personnel shall be employed by the Contractor and shall be used as necessary. All traffic control personnel shall be equipped with a radio and appropriate flagging/signage equipment. The traffic control personnel will coordinate the entering and exiting of delivery trucks with buses and pedestrian traffic. Temporary Encroachment Licenses will be obtained for work as required from The City of Aspen. 6.2 HAUL ROUTES Construction related traffic to the Sky Hotel Jobsite will flow from Highway 82/Main Street, to South Aspen Street, to East Durant Avenue to jobsite. This route is consistent with the Official Heavy Haul Route Map per City of Aspen. 6.3 ONSITE VEHICLE LIMITATIONS On site construction related traffic shall consist of company vehicles, shuttle vans, delivery vehicles, and construction related equipment. 6.4 DELIVERY REQUIREMENTS Traffic control for the deliveries to Sky Hotel will be coordinated with the City of Aspen as required. There will be a designated traffic control person located at the entrance and exit gates as shown on the site logistics plan to coordinate deliveries and pedestrian traffic. Delivery drivers shall contact HCL’s Superintendent a minimum of two (2) business days prior to a delivery, to coordinate the delivery and unloading process. Deliveries will only be allowed through this area between 7:30 A.M. and 4:00 P.M. In addition, delivery trucks will not be allowed to park along the alley or any adjacent streets near the jobsite. P219 VI.A. 12 If trucks arrive early, they will be required to park and wait down valley at a designated location depending on truck size until their designated delivery time. Delivery drivers must report to the designated traffic control person before entering site. Failure of delivery drivers to coordinate deliveries with HCL’s designated representative may result in the delivery being set away and rescheduled. Delivery Vehicles and all onsite vehicles will not be allowed to idle for more than five (5) minutes and will be required to comply as per the City of Aspen Municipal Code 13.08.110). 7.0 PEDESTRIAN PROTECTION 7.1 GENERAL The site will have construction fencing placed adjacent to active roads, sidewalks, alley ways, or existing buildings to provide a separation barrier between construction activities and the pedestrian traffic. The fence will be relocated and movable, as required to protect the public from the construction area. 7.1.1 Temporary protection will be utilized if work is required outside of the building. Encroachment permits will be obtained for any work that affects the sidewalks around the perimeter of the building. 7.1.2 Temporary signage, traffic cones, and orange fencing will be used to direct both pedestrian and vehicle traffic. A pedestrian traffic control flagman will be posted at the construction entrance to coordinate pedestrian and vehicle traffic flow. It is anticipated traffic would be intermittently stopped at different times during construction activities to facilitate material deliveries. 7.1.3 Pedestrian Safety devices shall follow the requirements of city code 21.04.060, MUTCD chapter 6D, the Americans with Disability Act, and IBC Chapter 33. 7.1.4 Haselden Construction will install warning signs informing the public of construction activity around the perimeter of the jobsite. 7.1.5 Construction workers shall be limited to working within the limits of the construction site. Construction workers will not be allowed outside of limits unless required for construction purposes. 7.1.6 The site will be secured and locked during non-working hours and trespassers will be subject to prosecution for trespassing. 7.1.7 All visitors to the jobsite must check in at the jobsite trailer in the Block 107 Alley. Proper attire and orientation will be required for any visitor to walk the jobsite. This site will not be open to the public unless it is coordinated with a Sky Hotel Representative who in turn will coordinate a visit with Haselden Construction. P220 VI.A. 13 Timing and access of visits will be determined at a later date in coordination with Hotel Jerome Personnel. 8.0 SEDIMENT AND EROSION CONTROL – Not applicable under 1 acre 9.0 FUGITIVE DUST CONTROL – 9.1 An Air Pollution Emission Notice and Permit is not required from the State. 9.2 Fugitive Dust Control Measures for Sky Hotel: 9.2.1 Wetting of the disturbed soil areas will be required during dry conditions or as directed by the Construction Mitigation Officer. Onsite water source or water truck will be utilized. 9.2.2 Vehicle speeds within the site will be limited 5 MPH 10.0 EMISSIONS – NOT APPLICABLE 11 NOISE SUPPRESSION 11.0 GENERAL Every reasonable effort will be made to minimize the noise impact of construction activities. Noise limits for construction activities is 80 decibels measured at the property line of the construction site. The current 80 dB level will be evaluated to ensure compliance with the updated noise standards as outlined in the City’s CMP requirements manual issued in April 2015. All construction equipment shall be adequately muffled and maintained to minimize project noise. 11.1 NOISE SUPPRESSION PLAN 11.1.1 All activities that generate noise in excess of 80 decibels at the property line will require a noise suppression plan and will be restricted between 7:30 am and 5 pm Monday through Saturday. Mitigation measures will include instituting a proactive program to ensure compliance with the City of Aspen. The following measures will be utilized to mitigate noise as required” 11.1.1.1 Notification of neighbors within two hundred fifty (250) feet of the project will occur to inform them of the kinds of equipment, projected variation of noise levels during a typical construction days. Notification will be done in writing and be done seven (7) days prior to the starting time of the project. 11.1.1.2 Equipment will be operated in accordance with manufacturer's specifications and with all standard manufacturers’ mufflers and noise-reducing equipment in use and in properly operating condition. P221 VI.A. 14 11.1.1.3 Notices will be posted to inform workers, including sub contractors, about the basic noise requirements, as well as specific noise restrictions, to the project. This will also be communicated to subcontractors during weekly subcontractor meetings at the jobsite. 11.1.1.4 The use of stereos on site will not be allowed. 11.1.1.5 Acoustical blankets will be used to keep noisy activities such as brick cutters or jackhammers within allowable dB limits. 11.1.1.6 Noisy equipment such as cement mixers for masonry operations will be placed on the site to maximize the distance from neighboring houses and/or rotate location so as to not impact just one neighbor. 11.1.1.7 All equipment will be properly maintained, with special attention to mufflers and other noise control devices. 11.1.1.8 Between work periods, builders will be required by city ordinance to shut down machines such as backhoes, bobcats, loaders and generators. 11.1.1.9 When dropping materials from a height—for example, into or out of a truck, or when loading or unloading scaffolding, chute or side baffles will be used to minimize noise disturbance. 11.1.2 Haselden Construction will conduct base line and periodic testing of activities on site for compliance of 80 db at the site boundaries. Haselden will utilize a hand held device to monitor readings. These readings will be tracked in a log book for reference. 11.2 SPECIFIC RESTRICTIONS RELATED TO MANUFACTURING ON SITE 11.2.1 No onsite manufacturing will be completed onsite 12 ENFORCEMENT 12.1 CONSTRUCTION MITIGATION OFFICER The City of Aspen Mitigation Officer will be assigned to the Sky Hotel project. The City Construction Mitigation Officer will conduct random site visits to determine if the project is following approved Plan and City requirements. The Officer is not intended to take the place of the City of Aspen Building Inspector. P222 VI.A. 15 12.2 CORRECTIVE ACTION 1. The first corrective action is a verbal warning and explanation of the violation with a timeframe for compliance. Haselden Construction will issue a non compliance notification to any subcontractor in connection with the violation. 2. The second notice from the City of Aspen will be a written warning or correction notice with timeframe for compliance. Haselden Construction will require a written response from the subcontractor involved as to the corrective measures and timeframe for compliance. 3. The third and final notice is a “Stop Work Order” (Red Tag). If a stop work order is issued, no more work can be completed until the violation is corrected. Haselden Construction will notify the subcontractor involved of non-performance requirements as stated in the subcontract agreement. 12.3 INSPECTION REPORTS The Construction Mitigation Officer will complete construction inspection reports. All reports are public and will be kept in the City Engineering Asset Management Department. Sky Hotel Construction Management Plan P223 VI.A. 16 APPENDIX A – PROJECT SIGN SAMPLE Sky Hotel Construction Management Plan P224 VI.A. 17 APPENDIX B – SITE LOGISTICS PLAN Sky Hotel Construction Management Plan P225 VI.A. 18 APPENDIX C – PROJECT SCHEDULE Sky Hotel Construction Management Plan P226 VI.A. 19 APPENDIX G – NOISE SUPPRESSION Sky Hotel Construction Management Plan P227 VI.A. 20 APPENDIX H – ORDINANCE 35 Sky Hotel Construction Management Plan P228 VI.A. 21 APPENDIX J - ASPEN MUNICIPAL CODE 21.04.060 – PEDESTRIAN PROTECTION Sky Hotel Construction Management Plan P229 VI.A. 22 APPENDIX L – CITY OF ASPEN ROW AND ENCROACHMENT PERMIT REQUESTS P230 VI.A. XWL XWL XWL XW L XW L XW L XW L XW L XW L XW L XW L XW L XW L XW L XW L XWL XWL XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGA S XGA XGAS XGAS XGASXGASXGAS XGAS XGAS XGAS XG AS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XG AS XGAS XGAS XGAS XGAS SXGASXGASXGASXGASXGASXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSA XSA XSA XSA XSA XSA XS A XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSAXSAXSAXSA xwlxwl XWL XWL XWL W XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XW L XW L WL XW L XW L XW L XWL XWL XW L XWL XWL XW L XWL XWLXWLXWLXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSDXSD X S D X S D X S D X S D X S D XSDXSD XIRR XIR R XIR R XIRR XIR R XIR R xsa xsa XW L XW L XWL XWL XWL 12 DIP 12DIP12DIP 16 DIP 6" CIP 6SVCxsa XEL XEL XEL XEL XEL XEL XEL XEL XEL XE L XEL XE L XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XE L XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XE L XEL XE L XEL XEL XE L XEL XEL XEL XEL XEL XEL XEL XEL XTV XTV XTV XTV XTV XTV XTV XTV XTV XTV XTV XT V X E L X E L XE L XE L XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XEL XE L XEL X T V X T V XEL CU RB BOX RIM ELEV 7936 95 6" PVC INV IN W 7934 17 15 CMP INV OUT E 7934 07 XIRR XIRR XIRR XIRR XIRR XIRR XIR R XIR R XIR R XIRR XIRR XIRR XIRR XIRR XW L XW L XWL XWL XW L XW L XWL XW L X W X W L X W XWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWL X W L X W X W XWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWL XWL STORM MANHOLE RIM ELEV 7936 70 15 CMP INV IN W 7933 94 24 CMP INV IN S 7933 60 24 CMP INV OUT N INACCESSIBLE STORM MANHOLE RIM ELEV 7936 29 24 INV IN SW 7932 59 22 CMP INV IN S 7932 59 24 CMP INV OUT N 7932 52 CU RB BOX FLOWLINE ELEV 7936 30 22 CMP INV OUT 7933 50 STORM MANHOLE RIM ELEV 7936 60 12 CMP INV IN W 7932 30 24 CMP INV IN S 7934 90 CMP INV OUT N 7934 88 CU RB BOX RIM ELEV 7940 97 INV. OUT INACCCESSIBLE SUMP 7936 22 S G S G A SXTVXTVXTVXTVXTVXTV XTV XT V XTVXTVXTVXTVXTVXTVXTVXTV XTV XT V XTV XTV XTV XTV XTV XEL XEL XEL XEL XEL XEL VXTVXTVXTVXSA FLOWLINE 6" PVC INV 6" PVC INV OUT XEL XWL XTVXTVXTVXTVXTV XFO XFO XF O XFO XFO XFO XFO XFO XFO XFO XFO XFO XFO XFO XFO X F O XUTXUTXUTXUTXUTXUT XUT XU T XU T XUT XUT XUT XUT XUT XUT XU T XUT XU T XUT XUT XU T XGASXGAS XGAS XGAS XGAS XGAS XGAS XGASXGASXGASX G ASXGAS X U T X U T XTV XTV XELXELXEL XU T X U T X U T XTVXTVXTV XEL XEL XEL XEL XGASXGASXGASXGASXGASXGAS XGAS XGAS XGAS XGAS XGAS XGAX TVXTVXTVXTVXTVXTV XT V ELXEL XEL XELXELXELXEL SK E G B Y H O L D IN G S L IM IT E D RE C 3 8 2 3 6 5 D P LA T O F DI V IS IO N 2 02 CH A T E A U D U M O N T L O D G E RE C 1 3 3 3 2 9 CH A T E A U C H A U M O N T L O D G E RE C 1 3 3 4 2 0 GL O R Y H O L E C O N D O M IN IU M S RE C 1 5 4 9 8 6 sa svc SOUTHSPRINGST CH ATEAU CHAUMONT CH ATEAU DUMONT GL ORY HOLE CO NDOM INIUM S AS PEN ALPS BUILDING 100 THELITTLENELLHOTEL BL OCK 107 ALLEY SKY HOTEL 70 9 E DURANT AVE LO T 42 336 SF UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE TEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TE L TE L TEL TEL TEL TEL UTV UTV UTV UTV UTV UTV UTV UTV UTV UTV UT V UT V UT V UT V UTV UTV UTV UTV UTV UT V FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO O ETC DU RANT AVENUE UTV UTV UTV UTV UTV UTV UTV UTV UTV UTV AB AN DO N E XISTIN G CA ST IRO N SEW ER SER VIC E AT THE M A IN PE R ACSD R E G U LA T IO N S AP PRO XIM A T E LO C ATIO N O F PR O PO SE D P VC S EW ER SERV ICE PE R A C SD S T AN DARD S 6" PV C BA SE D O N E ST IM ATED CO N CEPTU A L D ESIG N AP PO X IM A TE LO C A T IO N O F PR O P O SED W ATER SE RVICE AN TIC IP ATE 4 SERV IC E LIN E IN STA LL N EW 1 2 x4 TEE AN D 4 GATE VA LVE PER CITY O F AS P EN W A T E R D EPA RTM EN T ST A N D ARD S AB AN D O N EXIS T IN G W A TER SE RV ICE A T TH E MA IN PER C O A W A T ER DE PA RT M EN T STA N D A R DS NE W 3 PHASE H O LY C R O SS E LECTR IC TR A NS FO R M ER A N D E LEC TRIC V A U LT EX TEN D EXIST IN G G A S SER VIC E LI N E IN T O M E C H A NICA L RO O M RES E T EXISTIN G M ETER AS R EQ U IRED AB A NDO N EXISTIN G VI TR IFIED CLA Y PIP E SEW ER SER V IC E A T TH E M A IN P ER ACS D REG U L ATIO N S RE M O V E EXISTIN G E LEC T R IC TR AN SFO RM ER A N D M ET ER EX IST ING G AS SER VICE TO B E A B AN D O N ED RE M O V E TELEPH O N E AN D C ABLE SER VIC ES AB A N D O N EXISTIN G EL EC TR IC M E TE R RE M O V E EXIST IN G C ABLE P ED ES T AL SE C O N D LE VEL TE R R ACE IN S T ALL N E W TEL EP H O N E A N D CA B LE PE DE ST A LS EXTEN D T ELEPH O N E FIB ER OP TIC CABLE SER VICES TO N EW HO T EL AN D TO C H A TEA U D UM O N T AP P R O XIM AT E LOCA TION O F PR O P O SED FIRE D E P A R TM EN T CO N N E CT IO N EL EC TRIC TELE PH ON E CA B LE AN D FIB ER O P TIC SERV IC ES ROU TE IN T E R N A LLY T O M ECHAN ICAL RO O M Kn o w w h a t s R P 2 3 1 V I . A . P 2 3 2 V I . A . P 2 3 3 V I . A . input calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Minor Entering Exiting Total Entering Exiting Total Commercial (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 Free-Market Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Affordable Housing (Units)2 Units 0.72 0.78 1.50 0.98 0.80 1.78 Lodging (Units)14 Units 2.00 1.51 3.50 2.26 2.08 4.34 Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 2.72 2.29 4.80 3.24 2.88 5.26 Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting Commercial 2.27 0.69 0.31 4.14 0.4 0.6 Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44 Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45 Lodging 0.25 0.57 0.43 0.31 0.52 0.48 Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6 AM Peak Average PM Peak Average Trips Generated AM Peak-Hour PM Peak-Hour TOTAL NEW TRIPS ASSUMPTIONS ASPEN TRIP GENERATION Is this a major or minor project? 709 East Durant Avenue Aspen, CO Sky Hotel Net New Units/Square Feet of the ProposedProjectProposedLandUse For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to the trip generation. Aspen Club Lodge Properties c/o Northridge Capital, LLC 1101 30th Street, NW, Suite 150 Washington, DC 20007 1.202.625.7890 Trip Generation 7/9/2015 Instructions: IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File" and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro Settings"category. Beneath "Macro Settings" select "Enable all Macros." Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The numbers should reflect the net change in land use between existing and proposed conditions. Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points are only awarded for proposed and confirmed aspects of the project. Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project. Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure Minor Development -Inside the Roundabout Major Development -Outside the Roundabout Helpful Hints: 1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool. 2. Refer to TIA Frequently Asked Questions for a quick overview. 2. Hover over red corner tags for additional information on individual measures. 3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the Transportation Impact Analysis TIA Frequently Asked Questions P234 VI.A. input calculation 25 Category Sub.Site Plan Question Answer Points Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths as well? Yes 5 Is the proposed effective sidewalk width greater than the standard minimum width?0 Is proposed landscape buffer greater than the standard minimum width?0 5 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? 0 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width?0 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?0 0 Are slopes between back of curb and sidewalk equal to or less than 5%?Yes 0 Are curbs equal to (or less than) 6 inches?Yes 0 Is new landscaping proposed that improves the pedestrian experience?Yes 5 Does the project propose an improved crosswalk? Yes 5 10 Are existing driveways removed from the street?0 Is pedestrian and/or vehicle visibility unchanged by new structure or column?Yes 0 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less?Yes 0 Does the project propose enhanced pedestrian access points?Yes 5 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?0 5 Is the project's pedestrian directness factor less than 1.5?Yes 0 Is the project's pedestrian directness factor between 1 and 1.2?0 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* 0 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?*0 0 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? 0 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? 0 20 Pe d e s t r i a n s Subtotal Ad d i t i o n a l Pr o p o s e d Im p r o v e m e n t s TOTAL NUMBER OF TRIPS MITIGATED: Pe d e s t r i a n R o u t e s Tr a f f i c C a l m i n g a n d Pe d e s t r i a n N e t w o r k Dr i v e w a y s P a r k i n g a n d Ac c e s s C o n s i d e r a t i o n s MMLOS Input Page Subtotal Subtotal Si d e w a l k C o n d i t i o n on A d j a c e n t B l o c k s Si d e w a l k C o n d i t i o n on P r o j e c t F r o n t a g e Subtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal Subtotal Pedestrian Total* 1 2 3 4 5 6 7 8 9 P235 VI.A. Category Sub.Question Answer Points Is a new bicycle path being implemented with City approved design?0 Do new bike paths allow access without crossing a street or driveway?0 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path?0 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?0 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?0 0 Bi c y c l e Pa r k i n g Is the project providing bicycle parking?Yes 5 5 5 Category Sub.Question Answer Points Is seating/bench proposed?0 Is a trash receptacle proposed?0 Is transit system information (signage) proposed?0 Is shelter/shade proposed?0 Is enhanced pedestrian-scale lighting proposed?0 Is real-time transit information proposed?0 Is bicycle parking/storage proposed specifically for bus stop use?0 Are ADA improvements proposed?0 0 Is a bus pull-out proposed at an existing stop?0 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed?0 Is a new bus stop proposed (with minimum of two basic amenities)?0 0 0 Tr a n s i tBa s i c A m e n i t i e s Subtotal Subtotal En h a n c e d Am e n i t ie s Subtotal Subtotal Bicycles Total* Transit Total* Bi c y c l e s Mo d i f i c a t i o n s t o E x i s t i n g B i c y c l e Pa t h s 1 2 3 4 5 6 P236 VI.A. Category Sub. Question Answer Strategy VMT Reductions Will an onsite ammenities strategy be implemented?Yes Which onsite ammenities will be implemented?Hotel with Retail Servicing Will a shared shuttle service strategy be implemented? What is the degree of implementation? What is the company size? What percentage of customers are eligible? Nonmotorized Zones Will a nonmotorized zones strategy be implemented?0.00% 10.00% Category Sub. Question Answer Strategy VMT Reductions Will a network expansion stragtegy be implemented? What is the percentage increase of transit network coverage? What is the existing transit mode share as a % of total daily trips? Will a service frequency/speed strategy be implemented? What is the percentage reduction in headways (increase in frequency)? What is the existing transit mode share as a % of total daily trips? What is the level of implementation? Will a transit access improvement strategy be implemented? What is the extent of access improvements? Intercept Lot Will an intercept lot strategy be implemented?0.00% 0.00% Category Sub. Question Answer Strategy VMT Reductions Will there be participation in TOP? What percentage of employees are eligible? Is a transit fare subsidy strategy implemented? What percentage of employees are eligible? What is the amount of transit subsidy per passenger (daily equivalent)? Is an employee parking cash-out strategy being implemented? What percentage of employees are eligible? Is a workplace parking pricing strategy implemented? What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented? What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented? What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented? What percentage of employees are eligble? Is carshare participation being implemented? How many employee memberships have been purchased? What percentage of employees are eligble? Is a bikeshare program participation being implemented? How many memberships have been purchased? What percentage of employees/guests are eligble? Is an end of trip facilities strategy being implemented?Yes What is the degree of implementation? High What is the employer size? Small Is a self-funded emergency ride home strategy being implemented? What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented? What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented? What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented? What percentage of employees/guests are eligible? 0.76% 10.00% 10.69% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Participation in TOP Transit Fare Subsidy Employee Parking Cash-Out Workplace Parking Pricing Compressed Work Weeks Employer Sponsored Vanpool Carpool Matching Carshare Program Self-funded Emergency Ride Home Carpool/Vanpool Priority Parking Private Employer Shuttle Trip Reduction Marketing/Incentive Program End of Trip Facilities Cross Category Maximum Reduction, Neighborhood and Transit Global Maximum VMT Reductions TDM Input Page 0.00% 3.50% 0.00% Co m m u te T r ip R e d u c t io n P r o g r a m s S t r a t e g i e s Onsite Servicing Shared Shuttle Service Ne ig h b o r h o o d S it e En h a n c e m e n t s S tr a te g ie s10.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Bikeshare Program 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed inCategoryTra n s i t S y s t e m Im p r o v e m e n t s St r a te g ie s Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. P237 VI.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 5.3 25 0.56 25.56 0.00 All sidewalks are a minimum width of 8 feet. The effective width is not always 8 feet (ie. when the sidewalk abuts the building). In the space provided desicribe what new landscaping is proposed and how the proposed landscaping plan enhances the pedestrian experience. This measure is only applicable to large scale projects and requires more extensive landscaping then a few plantings or lawn area. The project shall establish extensive landscaping which significantly benefits the site and improves the pedestrian comfort and experience. The site plan and streetscape are organized to create an inviting pedestrian environment including generous, clearly defined sidewalks that connect meaningfully to the neighborhood and provide clear, safe circulation. The streetscape achieves a plaza-like character through the use of high-quality materials, terraced and vegetated seat walls, pedestrian-scaled paving, seating areas, bike racks, ski racks and similar. These features combine to create a truly dynamic pedestrian experience that is equally artful, environmentally sustainable, and functional, with particular attention given by the design team to make the streetscape, lobby and portals to the pool terraces above feel public and inviting. The planting pockets planters and terraces create a diversity of buffers and are scaled to respond to the adjacent character of Aspen Mountain creating a green environment Explain the proposed improved crosswalk and how this improvement benefits the pedestian experience and the site as a whole. An improved crosswalk includes measures such as incorporating a corner bulb out or defining a crosswalk path with colored concrete. Simply re-striping a crosswalk will not recieve credit. This measure must be pre- approved by City staff. A significant portion of the alley is completely reconceived, changing it from an asphalt, car-intensive environment to a primarily pedestrian through-court with pedestrian paving, rain gardens and more. It remains utilitarian in nature while providing access for emergency and service vehicles and limited residential parking only. The adverse impacts of service and parking are mitigated creating an attractive open space amenity. Additionally, a significant streetscape enhancement and corner sidewalk bulb-out is included at the northwest corner of the project including detached sidewalk, street tree, ada ramps and pedestrian paving. Project Description In the space below provide a description of the proposed project. The Project Applicant proposes to demolish and replace the existing Sky Hotel with a mixed-use, hotel structure. The existing hotel contains a total of 90 lodging units, approximately 5,259 SF of commercial net leasable area, and a 13 car subgrade parking garage. The proposed hotel will result in 2 new affordable housing units and 14 new lodging units. MMLOS In the space provided call out the effective sidewalk width and the percentage of the site which meets or exceeds the minimum standard width. Explain the site constraints for areas which do not meet the minimum width. Click on the "Generate Narrative" Button to the right. Respond to each of the following prompts in the space provided. Each response should cover the following: 1. Explain the selected measure. 2. Call out where the measure is located. 3. Demonstrate how the selected measure is appropriate to enhance the project site and reduce traffic impacts. 4. Explain the Enforcement and Financing Plan for the selected measure. 5. Explain the scheduling and implementation responsibility of the mitigation measure. 6. Attach any additional information and a site map to the narrative report. Aspen Club Lodge Properties c/o Northridge Capital, LLC 1101 30th Street, NW, Suite 150 Washington, DC 20007 1.202.625.7890 Summary and Narrative: Narrative: 7/9/2015 Sky Hotel 709 East Durant Street Aspen, CO Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE MITIGATED P238 VI.A. Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. Please refer to the Construction Management Plan, included as an exhibit in this application. Monitoring and Reporting Bicycle Parking Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. A Public Facilities + Public Infrastructure Financial Guarantee is included within the Sky Hotel Subdivision/PD Development Agreement. Scheduling and Implementation Responsibility of Mitigation Measures Landscape Plan Crosswalk Improvement(s) 2% Slope at Pedestrian Driveway Crossings Enhanced Pedestrian Access Point Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) Enter Text Here MMLOS Site Plan Requirements Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal. Sidewalk Width and Buffer Width Slopes Between Back of Curb and Sidewalk The project proposes onsite amenities. Describe the combination of amenities below. Providing a combination of creative onsite amenities reduces the need for SOV trips throughout the day. Services within the development that will reduce the need for auto trips include grocery, restaurant, recreation rental, dry cleaning, child care, bicycle repair stations, etc. A combination of amenities is required. ski lockers, ski shop, bar/café on roof(s) Explain the proposed end of trip facilities strategy below. The provision of convenient facilities for pedestrians and cyclists encourages these types of alternative modes, thus reducing SOV trips. Non-residential projects may provide facilities such as showers, secure bicycle lockers, personal lockers, changing spaces, etc. showers, lockers Include any additional information that pertains to the TDM plan in the space provided below. Describe the enhanced pedestrian access point(s). This measure is to improve pedestrian access to the site from the ROW. It includes adding additional access points which prevent pedestrians and bicyclists from crossing a street, improvements to the project's ADA ramps in the ROW, and improvements to existing access points. Multiple ada-compliant access points are provided throughout the project and streetscape, and are proposed where they previously did not exist. Include any additional information that pertains to the MMLOS plan in the space provided below. Enter Text Here TDM P239 VI.A. Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data. Not applicable; as the mitigation measures are primarily hardscape and will be implemetned per plan and confirmed upon issuance of Certificate of Occupancy. We anticipate no further monitoring will be required. P240 VI.A. P 2 4 1 V I . A . 2" / 1 2 " 4" / 1 2 " 4" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 2" / 1 2 " 2" / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 5" / 1 2 " 5" / 1 2 " 2" / 1 2 " 2" / 1 2 " 5" / 1 2 " 5" / 1 2 " (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE PL A N T E R PL A N T E R PL A N T E R PL A N T E R OV E R R O O F SP A FP FP PL A N T E R P L A N T E R PL A N T E R P L A N T E R PO O L SP A R A M P FP P L A N T E R O V E R R O O F P L A N T E R O V E R R O O F P L A N T E R PL A N T E R PL A N T E R P L A N T E R O V E R L O O K A R E A LO U N G E D E C K A R E A BA R D E C K A R E A PO O L L O U N G E DE C K A R E A AD A L E D G E EL E V EQ U I P PL A N T E R P L A N T E R PL A N T E R RO O F RO O F EL E V GU A R D R A I L WO O D ST E P S P L N T R ST A I R ST A I R BA R W / TR E L L I S A B O V E ST O R SE E L E V E L 4 F L O O R PL A N F O R I N F O R M A T I O N DN R A M P DN DN DN CA B A N A S (M O V A B L E - 8 ' H ) CA B A N A S ( M O V A B L E 8 ' ) UP CH A N G I N G RO O M S (M O V A B L E 8 ' H ) RO O F G U A R D R A I L B E N C H RA I S E D W D P L A T F O R M BE N C H BE N C H BE N C H GU A R D R A I L G U A R D R A I L 2" / 1 2 " 2" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5" / 1 2 " 5" / 1 2 " 5 " / 1 2 " 18 10 9 8 7 6 5 4 3 1 31 30 27 29 28 26 25 24 23 20 22 21 19 13 14 15 16 12 11 17 2 7 9 4 6 7 9 4 7 7 9 4 5 79 4 5 79 4 6 7 9 4 4 794 3 7942 7 9 4 2 7 9 4 3 7 9 4 4 7 9 4 1 7 9 4 0 7 9 3 9 7 9 3 8 7 9 4 1 7 9 4 0 7 9 3 9 7 9 3 8 79 3 7 7 9 3 7 7 9 3 8 7 9 3 9 7 9 4 0 7 9 4 1 7 9 4 2 7943 7944 7 9 4 5 7 9 4 6 7 9 4 6 FINISHED GRADE NATURAL GRADELEGEND 32 33 34 SE E L E V E L 2 FO R M O R E IN F O R M A T I O N HE I G H T C A L C U L A T I O N N O T E S : 1. N A T U R A L G R A D E I S I N T E R P O L A T E D G R A D E P E R CI V I L / S U R V E Y D O C U M E N T S 2. D O R M E R S M E E T E X C L U S I O N 2 6 . 5 7 5 . 0 2 0 . F . 2 . g , LE S S T H A N 5 0 % O F R O O F 3. C H I M N E Y S , F L U E S , & V E N T S A L L M E E T E X C L U S I O N 26 . 5 7 5 . F . 4 . a 4. E L E V A T O R E N C L O S U R E M E E T S E X C L U S I O N 26 . 5 7 5 . F . 4 . c 5. R O O F T O P R A I L I N G S M E E T E X C L U S I O N 2 6 . 5 7 5 . F . 4 . d 6. M E C H E Q U I P M E E T E X C L U S I O N S 2 6 . 5 7 5 . F . 4 . e 7. T R E L L I S , R O O F T O P A M E N I T I E S ( B A R , B U I L T - I N S , BB Q , F I R E P I T S , P O O L , S P A S M E E T E X C L U S I O N S 26 . 5 7 5 . F . 4 . k DO R M E R D O R M E R DO R M E R D O R M E R DO R M E R DO R M E R DO R M E R DO R M E R DO R M E R ME C H & K I T C H E N E X H A U S T CH I M N E Y E N C L O S U R E GE N E R A T O R EX H A U S T GA R A G E E X H A U S T B B Q & C O U N T E R FP FL U E FP FL U E FP FL U E FP FL U E FP F L U E FP FL U E FP FL U E FP FL U E FP F L U E FP FL U E rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 2 / 2 0 1 5 1 0 : 3 9 : 5 3 A M 1/16" = 1'-0"Z1.121406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 HEIGHT OVER TOPOGRAPHY SC A L E : PL A N NO R T H TR U E NO R T H Z1 . 1 1 / 1 6 " = 1 ' - 0 " 1 Z1 . 1 - H E I G H T O V E R T O P O G R A P H Y P L A N EL E V A T I O N LA B E L EL E V A T I O N O F FI N I S H E D G R A D E EL E V A T I O N O F NA T U R A L G R A D E MO S T RE S T R I C T I V E RO O F H E I G H T O V E R TO P O G R A P H Y ACTUAL ROOF HEIGHT OVER MOST RESTRICTIVE 1 7 9 4 2 ' - 2 " 7 9 4 2 ' - 4 " P R O P O S E D 7 9 8 1 ' - 0 " 3 8 ' - 1 0 " 3 7 9 4 1 ' - 7 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 5 " 4 7 9 4 1 ' - 6 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 6 " 5 7 9 3 8 ' - 1 1 " 7 9 3 9 ' - 1 0 " P R O P O S E D 7 9 7 8 ' - 7 " 3 9 ' - 8 " 6 7 9 3 8 ' - 9 " 7 9 3 8 ' - 8 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 1 " 7 7 9 3 7 ' - 9 " 7 9 3 7 ' - 1 0 " P R O P O S E D 7 9 7 7 ' - 0 " 3 9 ' - 5 " 8 7 9 3 7 ' - 1 1 " P R O P O S E D 7 9 7 1 ' - 5 " 3 3 ' - 6 " 9 - 7 9 3 9 ' - 1 0 " N A T U R A L 7 9 7 8 ' - 7 " 3 8 ' - 9 " 10 7 9 3 8 ' - 3 " 7 9 4 0 ' - 0 " P R O P O S E D 7 9 7 8 ' - 2 " 3 9 ' - 1 1 " 11 7 9 4 2 ' - 0 " 7 9 4 2 ' - 2 1 / 4 " P R O P O S E D 7 9 8 1 ' - 1 1 " 3 9 ' - 1 1 " 12 7 9 4 3 ' - 0 " 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 7 3 ' - 5 " 3 0 ' - 5 " 13 7 9 4 1 ' - 1 0 " 7 9 4 3 ' - 1 " P R O P O S E D 7 9 7 6 ' - 2 " 3 4 ' - 4 " 14 7 9 4 1 ' - 5 " 7 9 4 3 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 3 ' - 0 " 15 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 7 " P R O P O S E D 7 9 7 3 ' - 5 " 3 2 ' - 7 " 16 - 7 9 4 4 ' - 2 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 7 ' - 8 " 17 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 1 1 " P R O P O S E D 7 9 7 6 ' - 7 " 3 5 ' - 9 " 18 7 9 4 2 ' - 2 " 7 9 4 4 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 2 ' - 4 " 19 7 9 4 6 ' - 1 1 " 7 9 4 5 ' - 6 " N A T U R A L 7 9 7 6 ' - 7 " 3 1 ' - 1 " 20 7 9 4 7 ' - 0 " 7 9 4 5 ' - 3 " N A T U R A L 7 9 7 3 ' - 5 " 2 8 ' - 2 " 21 7 9 4 6 ' - 1 0 " 7 9 4 5 ' - 1 " N A T U R A L 7 9 7 4 ' - 4 " 2 9 ' - 3 " 22 7 9 4 7 ' - 0 " 7 9 4 4 ' - 1 1 " N A T U R A L 7 9 7 6 ' - 2 " 3 1 ' - 3 " 23 7 9 4 7 ' - 0 " 7 9 4 4 ' - 4 " N A T U R A L 7 9 7 3 ' - 5 " 2 9 ' - 1 " 24 - 7 9 4 3 ' - 9 " N A T U R A L 7 9 8 1 ' - 7 " 3 7 ' - 1 0 " 25 7 9 4 6 ' - 1 0 " 7 9 4 4 ' - 1 " N A T U R A L 7 9 8 1 ' - 1 1 " 3 7 ' - 1 0 " 26 7 9 4 6 ' - 1 0 " 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 0 " 27 - 7 9 4 3 ' - 5 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 5 " 28 - 7 9 4 3 ' - 4 " N A T U R A L 7 9 8 2 ' - 0 " 3 8 ' - 8 " 29 - 7 9 4 3 ' - 1 0 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 1 " 30 - 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 1 1 " 31 - 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 8 2 ' - 3 " 3 9 ' - 5 " 2 7 9 4 1 ' - 9 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 7 " 3 9 - 1 0 " 32 - 7 9 3 9 ' - 6 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 " 33 - 7 9 4 2 ' - 0 " N A T U R A L 7 9 8 1 ' - 7 " 3 9 ' - 7 " 34 - 7 9 4 3 ' - 6 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 8 ' - 4 " SURVEYOR VERIFICATION 79 3 9 ' - 6 " P242 VI.A. DN DN DN T D 1 2 0 9 ' - 6 " T D 1 2 0 9 ' - 6 " 19 1 3 9 S F PA R K I N G 50 8 2 S F NO N - U N I T ( L / C / A H ) A BC D E H F J G 12 0 S F CO M M (1 2 0 S F N E T ) UN I T S P A C E ( L ) 93 1 2 S F 44 2 8 S F LO D G E 20 5 1 S F LO D G E 17 6 7 S F LO D G E 15 8 8 S F LO D G E 86 5 S F LO D G E 22 1 S F UN I T S P A C E ( L ) 13 8 0 S F LO D G E 30 3 S F UN I T S P A C E ( L ) NO N U N I T (L / C / A H ) 66 2 5 S F 89 S F UN I T S P A C E ( L ) (1 3 3 5 NE T ) (1 4 5 4 N E T ) (1 6 1 4 N E T ) (1 9 4 1 N E T ) A. H . U . 18 7 6 S F (1 7 1 4 N E T ) (8 1 4 N E T ) (4 0 1 0 N E T ) CO M M 38 6 S F (3 4 4 N E T ) UN I T S P A C E ( L ) 27 8 8 S F UN I T S P A C E ( L ) 16 0 0 S F A C D E H F J 20 4 S F NO N - U N I T ( L / C / A H ) 13 4 6 S F LO D G E 26 4 5 S F LO D G E 20 8 2 S F LO D G E 30 2 6 S F LO D G E 39 2 7 S F LO D G E 13 1 1 S F CO M M . 83 2 S F LO D G E OP E N T O BE L O W 27 0 S F NO N - U N I T ( L / C / A H ) 14 9 0 S F UN I T S P A C E ( L ) 84 0 S F LO D G E 11 8 S F UN I T S P A C E ( L ) NO N - U N I T ( L / C / A H ) 26 1 8 S F (1 2 1 4 N E T ) (2 4 4 2 N E T ) (1 9 4 0 N E T ) (1 6 4 1 N E T ) (1 2 6 2 N E T ) (2 7 9 3 N E T ) (7 8 6 N E T ) (7 8 6 N E T ) (3 6 0 7 N E T ) UN I T S P A C E ( L ) 13 2 4 S F 17 6 2 S F CO M M TE R R A C E 17 9 0 S F 20 7 5 S F LO D G E 21 6 7 S F LO D G E 13 6 8 S F LO D G E 23 7 S F NO N - U N I T ( L / C / A H ) 29 8 S F NO N - U N I T ( L / C / A H ) 21 7 4 S F LO D G E U N I T 21 7 5 S F LO D G E U N I T 20 4 7 S F LO D G E U N I T 25 9 S F NO N - U N I T ( L / C / A H ) 29 7 2 S F LO D G E 44 3 S F LO D G E (4 0 5 N E T ) (1 2 4 8 N E T ) (3 2 0 0 N E T ) (1 9 3 3 N E T ) (1 3 3 4 N E T ) (1 9 7 9 N E T ) (2 7 3 7 N E T ) (2 0 0 0 N E T ) (2 0 0 0 N E T ) (2 0 0 0 N E T ) UN I T S P A C E ( L ) 36 8 7 S F LO D G E 34 5 7 S F LO D G E 14 3 5 S F 20 4 4 S F LO D G E U N I T 19 6 5 S F LO D G E U N I T 16 2 6 S F LO D G E U N I T 17 6 4 S F LO D G E U N I T 22 3 9 S F LO D G E U N I T 28 9 7 S F TE R R A C E NO N - U N I T ( L / C / A H ) 3, 0 6 5 S F (1 7 6 7 N E T ) (1 8 5 6 N E T ) (1 5 3 4 N E T ) (2 0 2 3 N E T ) (2 0 7 0 N E T ) (1 6 2 9 N E T ) NO N - U N I T ( L / C / A H ) 56 S F LO D G E U N I T 18 4 8 S F (2 0 5 8 N E T ) LO D G E U N I T 21 5 6 S F EL E V A T O R EX E M P T FR O M F A R O N TO P F L O O R 0 S F 13 3 S F ( N E T ) CO M M TE R R A C E 79 0 0 S F LEVEL 1:BASEMENT:BELOW GRADE TOTAL:110 SF 1,537 SF 1,647 SF LE V E L 1 : BA S E M E N T : BE L O W G R A D E T O T A L : LE V E L 1 A BS M N T 1 A 36 8 S F 94 5 S F 1, 3 1 3 S F LE V E L 2 A LEVEL 1:BASEMENT:BELOW GRADE TOTAL:0 SF 2,446 SF 2,446 SF LE V E L 1 : BA S E M E N T : BE L O W G R A D E T O T A L : LE V E L 1 B BS M N T 1 B 0 S F 1, 0 6 2 S F 1, 0 6 2 S F LE V E L 2 B LEVEL 1:BASEMENT: BE L O W G R A D E T O T A L : 1,093 SF 2,382 SF 3,475 SF LE V E L 1 : BA S E M E N T : BE L O W G R A D E T O T A L : LE V E L 1 B BS M N T 1 B 0 S F 23 6 S F 23 6 S F LE V E L 2 B LE V E L 1 : BA S E M E N T : BE L O W G R A D E T O T A L : LE V E L 1 A BS M N T 1 A 15 9 S F 68 9 S F 84 8 S F LE V E L 2 A LEVEL 1:BASEMENT:BELOW GRADE TOTAL:0 SF 1,057 SF 1,057 SF (BASEMENT COUNTED AS 2-STORY SPACE) LE V E L 1 : BA S E M E N T : BE L O W G R A D E T O T A L : LE V E L 1 B LEVEL 1A BS M N T 1 B BSMNT 1A 2 9 6 S F 2, 7 4 3 S F 3, 0 3 9 S F LEVEL 2A LE V E L 2 B TO T A L W A L L A R E A AB O V E G R A D E % ABOVE GRADE A LE V E L 1 BA S E M E N T 2, 2 4 3 S F 2, 7 4 3 S F 1, 9 4 7 S F 0 S F 87%0% B LE V E L 1 BA S E M E N T 0 S F 1, 2 8 2 S F 0 S F 22 5 S F N/A 18% C LE V E L 1 BA S E M E N T 57 4 S F 68 9 S F 41 5 S F 0 S F 72%0% D LE V E L 1 BA S E M E N T 1, 9 8 5 S F 2, 3 8 2 S F 89 2 S F 0 S F 45%0% E LE V E L 1 BA S E M E N T 78 7 S F 94 5 S F 41 9 S F 0 S F 53%0% F LE V E L 1 BA S E M E N T 2, 0 4 0 S F 2, 4 4 6 S F 2, 0 4 0 S F 0% 100%0% G LE V E L 1 BA S E M E N T 0 S F 23 6 S F 0 S F 0 S F N/A 0% H LE V E L 1 BA S E M E N T 1, 1 3 0 S F 1, 5 3 7 S F 1, 0 2 0 S F 0 S F 90%0% J LE V E L 1 BA S E M E N T 72 4 S F 1, 0 6 2 S F 72 4 S F 0 S F 100%0%rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 2 / 2 0 1 5 1 2 : 0 9 : 2 0 P M As indicated PD0.521406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 PROPOSED FLOOR AREA CALCULATIONS SU B G R A D E B A S E M E N T W A L L E X P O S U R E S F C A L C U L A T I O N S 1 " = 4 0 ' - 0 " PD 0 . 5 1 PR O P O S E D B A S E M E N T L E V E L F L O O R A R E A C A L C U L A T I O N 1 " = 4 0 ' - 0 " PD 0 . 5 2 PR O P O S E D L E V E L O N E F L O O R A R E A C A L C U L A T I O N 1 " = 4 0 ' - 0 " PD 0 . 5 3 PR O P O S E D L E V E L T W O F L O OR A R E A C A L C U L A T I O N 1 " = 4 0 ' - 0 " PD 0 . 5 4 PR O P O S E D L E V E L T H R E E F LO O R A R E A C A LC U L A T I O N 1 " = 4 0 ' - 0 " PD 0 . 5 5 PR O P O S E D L E V E L F O U R F L O O R A R E A C A L C U L A T I O N 1 " = 4 0 ' - 0 " PD 0 . 5 6 PR O P O S E D R O O F L E V E L F L O O R A R E A C A L C U L A T I O N ALLEY (SOUTH ELEV)H OR I G I N A L S T R E E T ( E A S T E L E V A T I O N ) E ALLEY (NORTH ELEVATION)F DU R A N T A V E . ( N O R T H E L E V . ) J ASPEN ALPS ACCESS (SOUTH ELEVATION) D AL L E Y ( S O U T H E L E V ) G SO U T H E A S T D I A G O N A L C SOUTHWEST DIAGONAL B SP R I N G S T R E E T ( W E S T E L E V A T I O N ) A LE V E L 1 LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E ( L / C / A H ) TO T A L A R E A 17 , 0 8 0 S F 38 6 S F 0 S F 1, 8 7 6 S F + 6 , 6 2 5 S F 25 , 9 6 7 S F 11 , 1 6 8 S F N E T 34 4 S F N E T S F N E T 1, 7 1 4 S F N E T LI V A B L E LE A S A B L E LI V A B L E LI V A B L E BA S E M E N T L 1 LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E ( L / C / A H ) TO T A L A R E A 9, 3 1 2 S F 12 0 S F 0 S F 0 S F + 2 4 , 2 2 1 S F 33 , 6 5 3 S F 0 S F N E T 10 0 S F N E T 0 S F N E T 0 S F N E T LI V A B L E LE A S A B L E LI V A B L E LI V A B L E LE V E L 2 LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E ( L / C / A H ) TO T A L A R E A 17 , 6 3 0 S F 3, 0 7 3 S F 0 S F 0 S F + 3 , 0 9 2 S F 23 , 7 9 5 S F 13 , 5 6 8 S F N E T 2, 9 0 3 S F N E T S F N E T S F N E T LI V A B L E LE A S A B L E LI V A B L E LI V A B L E LE V E L 3 LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E ( L / C / A H ) TO T A L A R E A 24 , 0 0 0 S F 0 S F 0 S F 0 S F + 7 9 4 S F 24 , 7 9 4 S F 18 , 8 3 6 S F N E T S F N E T S F N E T S F N E T LI V A B L E LE A S A B L E LI V A B L E LI V A B L E RO O F P L A N LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E TO T A L A R E A 0 S F 0 S F 0 S F 0 S F + 0 S F 0 S F 1 3 3 S F N E T LE A S A B L E LE V E L 4 LO D G E CO M M E R C I A L RE S I D E N C E S A. H . U . NO N - U N I T S P A C E ( L / C / A H ) TO T A L A R E A 13 , 6 5 0 S F 0 S F 0 S F 0 S F + 3 , 1 2 1 S F 16 , 7 7 1 S F 12 , 9 3 7 S F N E T 0 S F N E T 0 S F N E T 0 S F N E T LI V A B L E LE A S A B L E LI V A B L E LI V A B L E SU B G R A D E A R E A C A L C U L A T I O N S LE V E L 1 : 2 5 , 9 6 7 * ( . 7 8 ) = 2 0 , 25 4 S F T O C O U N T T O F L O O R A R E A BA S E M E N T : 3 3 , 6 5 3 - 5 0 0 = 3 3 , 1 5 3 S F B A S E M E N T * ( . 0 2 3 8 ) = 7 8 9 S F TO COUNT TO FLOOR AREA (P E R S E C T I O N 2 6 . 5 7 5 . 0 2 0 . D . 7 G A R A G ES & C A R P O R T S , M I X E D U S E P R O J ECTS WITH RESIDENTIAL UN I T S , 2 5 0 S F O F G A R A GE P E R R E S I D E N C E I S E X C LUDED FROM FLOOR AR EA CALCULATIONS. PR O J E C T H A S ( 2 ) A H U N I T S / R E S I D E N T I A L , T H U S 5 0 0 S F E X C L U D E D . T H E N PER SECTION 26 . 5 7 5 . 0 2 0 . D . 8 , S U B - G R A D E G A R A G E S , T H E G A R A G E E X E M P T I O N I S T A K E N FROM THE TOTAL GR O S S B E L O W - G R A D E A R E A P R I O R T O CA L C U L A T I N G T H E S U B G R A D E E X E M P T ION. 50 0 S F E X E M P T T A K E N F R O M T H E T O T A L S U B - G R A D E G R O S S S F ) 07.14.2015 D E T A I L E D REVIEW APPLICATION % A B O V E G R A D E A V E R A G E S LE V E L 1 - 9 , 4 8 3 S F T O T A L W A L L A R E A - 7 8 % E X P O S E D BA S E M E N T - 1 3 , 0 9 7 S F T O T A L W A L L A R E A - 2 . 3 8 % E X P O S E D PE R S U B G R A D E C A L C U L A T I O N S 7 8 % E X P O S U R E = 2 0 , 2 5 5 F L O O R A R E A PE R S U B G R A D E C A L C U L A T I O N S = 7 8 9 S F F L O O R A R E A 78 % FA C T O R 13 , 3 2 3 S F 30 1 S F 0 S F 1, 4 6 3 S F + 5 , 1 6 8 S F 20 , 2 5 5 S F P243 VI.A. DN DN (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROPE RT Y L I NE PROPERT Y L INE AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T UT E AV E . AL P S A C C E S S / D R I V E W A Y A U T O R A M P D N SI D E W A L K S I D E W A L K SI D E W A L K S I D E W A L K P I C K U P A R E A D R O P O F F A R E A PL A N T E R S PL A N T E R S 30 " H R A I S E D P L A N T E R 30 " H P L N T R SI D E W A L K S I D E W A L K S I D E W A L K UN D E R G R O U N D GR E A S E V A U L T 3 ' - 1 0 1 / 4 " R O O F A B O V E RA M P D N EX I S T I N G A L P S P A R K I N G EX I S T I N G D U M O N T P A R K I N G L A N D S C A P E A R E A V E N T DR I V E TH R U NE W EL E C XF R M R UT I L I T Y ME T E R S NE W UT I L T Y BO X E S LA N D S C A P E A R E A LANDSCAPE AR EA RAISED PLANTER RAISED PLANTER SI D E W A L K SI D E W A L K MIN C L R 18 ' - 0 " EX I S T P L N T R EX I S T U T I L I T Y L ANDSCAP E LANDSCAPE S I D E W A L K L A N D S C A P E L A N D S C A P E L A N D S C A P E L A N D S C A P E LA N D S C A P E 30 " H R A I S E D P L N T R L A N D S C A P E A R E A MIN C L R 18 ' - 0 " . AD A RA M P DU R A N T A V E MA I N EN T R Y / E X I T TR A S H / D E L I V E R I E S EX I T ST A I R U P T O LO U N G E / D E C K EX I T EX I T EX I T UP EA S T S E T B A C K 5'- 0 " . 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5' - 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5' - 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5' - 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " 30 " S I T E W A L L & P L A N T E R RE T A I N I N G W A L L , 6 " A B O V E D R I V E L A N E , 1. 3 6 ' A B O V E P L A N T E R , L E S S T H A N 3 0 " I N S E T B A C K 3. 3 6 ' H T O T A L S T E P S F R O M SI D E W A L K T O D R I V E L A N E S U R F A C E , BU T O N L Y 2 . 2 4 ' H I N S E T B A C K , L E S S TH A N 3 0 " H I N S E T B A C K STEPS UP TO PATIO LEVELAL L P L A N T E R S I N S E T B A C K AR E L E S S T H A N 3 0 " T O M E E T C O D E MOVABLE BIKE RACK UG S T O R M VA U L T MO V A B L E BI K E R A C K rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 2 / 2 0 1 5 1 2 : 2 1 : 5 4 P M 1/16" = 1'-0"PD1.121406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 PROPOSED SITE PLAN07.14.2015 D E T A I L E D REVIEW APPLICATION P244 VI.A. DN DN DN DN DN CP 1 72 ' - 0 " (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INEPL A N T E R OV E R R O O F SP A FP FP PL A N T E R PO O L SP A R A M P FP P L A N T E R O V E R R O O F P L A N T E R O V E R R O O F LO U N G E D E C K A R E A BA R D E C K A R E A PO O L L O U N G E DE C K A R E A EL E V EQ U I P PL A N T E R RO O F RO O F EL E V GU A R D R A I L ST A I R ST A I R BA R ST O R PR O P O S E D P U B L I C AM E N I T Y S P A C E PU B L I C R O O F D E C K 6, 5 7 5 S F SI D E W A L K S I D E W A L K SI D E W A L K S I D E W A L K P I C K U P A R E A D R O P O F F A R E A PL A N T E R PL A N T E R SI D E W A L K S I D E W A L K V E N T S I D E W A L K PR O P O S E D P U B L I C AM E N I T Y S P A C E 85 5 S F PR O P O S E D P U B L I C AM E N I T Y S P A C E 2, 5 7 5 S F L I N E O F R O O F A B O V E L A N D S C A P E A R E A LA N D S C A P E A R E A PR O P O S E D P U B L I C AM E N I T Y S P A C E 2N D L E V E L P A T I O 1, 3 6 2 S F LO U N G E / P A T I O A R E A BL D G A B O V E rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 2 / 2 0 1 5 1 2 : 2 0 : 1 3 P M 1/16" = 1'-0"PD1.3b21406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 PROPOSED PUBLIC AMENITY SPACE PLANPROPOSED PUBLIC AMENITY SPACE STREET LEVEL AREA 3,430 SF SUB TOTAL 2nd LVL PATIO 1,362 SF PUBLIC ROOF DECK 6,575 SF TOTAL 11,367 SF TOTAL (47.4%)NET LOT AREA: 24,001 SF 07.14.2015 D E T A I L E D REVIEW APPLICATION P245 VI.A. DN PL A N T E R S PL A N T E R PL A N T E R S I D E W A L K PU B L I C S I D E W A L K L A N D S C A P E A R E A V E N T S N O W M E L T E D S I D E W A L K SN O W M E L T E D S I D E W A L K AL L E Y P L O W E D A N D M A I N T A I N E D A S E X I S T I N G PL A N T E R , S N O W S T O R A G E A R E A PL A N T E R EX I S T I N G A L P S P A R K I N G M A I N T A I N E D A N D P L O W E D LA N D S C A P E A R E A , SN O W S T O R A G E A R E A LANDSCAPE AR EA SNOW STOR AGE AREA PLANTERS PUBLI C SI DEWALK LANDSCAPE AREA PU B L I C S I D E W A L K (S N O W M E L T E D ) S I D E W A L K GA R A G E EN T R Y L A N D S C A P E A R E A SN O W M E L T E D S I D E W A L K L A N D S C A P E A R E A LA N D S C A P E A R E A SN O W S T O R A G E A R E A S N O W S T O R A G E A R E A UT I L I T Y CL U S T E R A C C E S S L A N E T O B E P L O W E D A N D M A I N T A I N E D , S N O W T R U C K E D O F F S I T E A U T O L A N E / D R O P O F F A R E A S T O B E M A I N T A I N E D / P L O W E D T R U C K E D O F F S I T E SN O W M E L T E D AR E A @ G A R A G E RA M P S N O W S T O R A G E A R E A SN O W S T O R A G E / S N O W S H E D D I N G N O T E S : 1. A L L S L O P E D R O O F A R E A S ( D E S I G N A T E D S N O W F E N C E A R E A S B E L O W ) W I L L RE T A I N S N O W W I T H S N O W F E N C E S A ND / O R C L I P S , H A V E G U T T E R & D O W N S P OUTS TO C O L L E C T A N D D I S P E R S E W A T E R , H EA T T R A C E W I L L B E I N S T A L L E D A T SPECIFIC AR E A S A S D E S I G N E D . 2. A L L F L A T R O O F S A N D P L A N T E R S W I L L R E T A I N S N O W A S D E S I G N E D . 3. A L L D E C K A R E A S H A V E I N - S L A B S N O W M E L T E D R E G I O N S , O T H E R A R E A S NOT SN O W M E L T E D W I L L B E M A I N T A I N E D / S H O VE L E D O N T O S N O W M E L T E D R E G I O N S . 4. A L L L O D G E U N I T P R I V A T E F L A T D E C K S W I L L H A V E I N - S L A B S N O W M E L T . 5. S I D E W A L K S D E N O T E D A T S N O W M E L TE D , A R E I N - S L A B T U B E R A D I A N T H E ATING CO N N E C T E D T O C E N T R A L S Y S T E M , C ON T R O L S F O R T E M P A N D M O I S T U R E . 6. L A N D S C A P E D A R E A S W I L L A C T A S S N O W S T O R A G E A R E A S . PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROPER TY LINE PROP E RT Y L I NE P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E MA I N E N T R Y TR A S H / D E L I V E R I E S EX I T EX I T EX I T EX I T PU B L I C S I D E W A L K (S N O W M E L T E D ) PU B L I C S T R E E T CR O S S I N G (S N O W M E L T E D ) rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 2 / 2 0 1 5 9 : 5 7 : 5 1 A M 1/16" = 1'-0"PD1.421406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 SNOW STORAGE &SNOW SHEDDING PLAN SC A L E : PLAN NORTHTRUE NORTH PD 1 . 4 1 / 1 6 " = 1 ' - 0 " 1 PD 1 . 4 - L e v e l 1 S n o w S t o r a g e P l a n 07.14.2015 D E T A I L E D REVIEW APPLICATION P246 VI.A. PA R K I N G GA R A G E ST A F F LO C K E R S ST A F F RR / S H W R ST A F F RR / S H W R DI R . H K ST A I R 1 EL E V 1 EL E V 2 EL E V . LO B B Y ST A I R 2 FR E I G H T EL E V . ST O R A G E LO C K E R S EN G . OF F I C E 5' S E T B A C K PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE LINE OF BUI LDING ABO VE PROPERT Y L INE LI N E O F B U I L D I N G A B O V E 13 P A R K I N G S P A C E S 3 S T A C K E D PA R K I N G S P A C E S 15 P A R K I N G S P A C E S 4 P A R K I N G S P A C E S 5 P A R K I N G S P A C E S 4 S T A C K E D PA R K I N G S P A C E S S K I L O C K E R S ( 4 0 - L E A S A B L E ) BA C K U P GE N E R A T O R 54 T O T A L P A R K I N G S P A C E S SH O R I N G W A L L L I N E O F B U I L D I N G A B O V E S H O R I N G W A L L SH O R I N G W A L L LI N E O F B U I L D I N G A B O V E SH O R I N G W A L L SHORI NG WALL R A MP 1 4 % EL E C . X F M R AB O V E EX I S T I N G P A R K I N G A B O V E L I N E O F B U I L D I N G A B O V E L I N E O F B U I L D I N G A B O V E UP 1 ' - 0 " 2 ' - 0 " 2 0 ' - 0 " 2'- 0 " 2 ' - 0 " 14 ' - 9 " 2 ' - 0 " 2 S P A C E S PD4.22 PD 4 . 1 1 WO R K S H O P 14 4 ' - 1 " EM P L O Y E E DI N I N G HR / I T LA U N D R Y CO R R I D O R FI N A N C E OF F I C E S FI N A N C E SA F E H R RE C O R D S HS K P / L I N E N EL E C T R I C WA L K I N CO O L E R CO O L I N G TO W E R FI T N E S S ME N ' S RR IT / T V PR E - F U N C T I O N SP A C E ME E T I N G RO O M S WO M E N ' S RR ME C H / E L E C / U T I L I T Y RE F R I G ME C H CH A S E UP V E N T UP UP DS K 6 . 2 1 1'- 6 " 1 ' - 6 " PD 4 . 3 1 5 ' - 0 " . PD 4 . 2 1 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K 5 ' - 0 " S E T B A C K 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 4 : 1 5 P M 1/16" = 1'-0"PD2.021406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 BASEMENT L1 FLOOR PLAN SC A L E : PLAN NORTHTRUE NORTH PD 2 . 0 1 / 1 6 " = 1 ' - 0 " 1 PD 2 . 0 - B a s e m e n t L 1 P l a n 07.14.2015 D E T A I L E D REVIEW APPLICATION P247 VI.A. DN DN UP DN DN DN LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T AD A LO D G E UN I T LO D G E UN I T LO D G E UN I T (B U N K ) LO D G E UN I T (B U N K ) CO R R I D O R ST A I R 1 LI N E N ST A I R 3 SA L E S MN G R SA L E S DI R . GM EL E V 1 EL E V 2 LO B B Y FR E I G H T EL E V . B. O . H . SK I SH O P SP E C I A L EV E N T SP A C E LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LI N E N AD U 1 BD R M AD U 2 BD R M ST A I R 2 CO R R I D O R LO D G E UN I T (B U N K ) LO D G E UN I T (B U N K ) LO D G E UN I T LO D G E UN I T LO D G E UN I T CH E F / F S OF F I C E S HO T E L TR A S H (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T UT E A VE . AL P S A C C E S S / D R I V E W A Y RA M P RE C E P T I O N A U T O R A MP D N SI D E W A L K S I D E W A L K SI D E W A L K RA M P S I D E W A L K P I C K U P A R E A D R O P O F F A R E A PL A N T E R S PL A N T E R S PL A N T E R PL A N T E R SI D E W A L K S I D E W A L K S I D E W A L K W M FA M I L Y RR PD4.22 PD 4 . 1 1 PD 4 . 1 2 EL E V LO B B Y 29 ' - 0 1 / 8 " 1 9 ' - 5 " DNUP UP DN DN UN D E R G R O U N D GR E A S E V A U L T LO D G E UN I T (B U N K ) DN UP DN RS V R OF F I C E AV / I T 3 ' - 6 " . R O O F A B O V E ST A I R T O LO U N G E A B O V E RA M P D N EX I S T I N G A L P S P A R K I N G EX I S T I N G D U M O N T P A R K I N G L A N D S C A P E A R E A V E N T HA L L ST O R DR I V E TH R U EL E C XF R M R UT I L I T Y ME T E R S UT I L T Y BO X E S DN AI R L O C K EN T R Y LI N E O F FO U N D A T I O N WA L L B E L O W 56 0 S F PD 4 . 3 1 PD 4 . 2 1 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 10 ' - 3 " . 11 ' - 9 " . 5 ' - 0 " . 5 ' - 0 " . 1 6 ' - 9 " . 15' - 0 ". RAISED PLANTER +5' RAISED PLANTER +6' RAISED LANDSCAP E +2' GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 4 : 2 9 P M 1/16" = 1'-0"PD2.121406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 LEVEL 1 FLOOR PLAN SC A L E : PLAN NORTHTRUE NORTH PD 2 . 1 1 / 1 6 " = 1 ' - 0 " 1 PD 2 . 1 - L e v e l 1 P l a n 07.14.2015 D E T A I L E D REVIEW APPLICATION P248 VI.A. DN LO D G E UN I T LI N E N LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T AD A LO D G E UN I T LO D G E UN I T LO U N G E EL E V 1 EL E V 2 FR E I G H T EL E V . B. O . H . LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T ST A I R 1 LO D G E UN I T KI T C H E N LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T ST A I R 2 LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LI N E N LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T AD A LO D G E UN I T M W CO R R I D O R EL E V . LO B B Y (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y OP E N T O BE L O W PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE D E C K DE C K DE C K DE C K DE C K DE C K DE C K SC R E E N W A L L O N ST O N E W A L L & G R E E N WA L L TE M P T R A N S P A R E N T SO U N D B A R R I E R S , 8 ' - 0 " MA X H E I G H T ( 4 ' - 6 " A B O V E 3' - 6 " R O O F / P A R A P E T OV E R L O O K B R I D G E FP BA R RO O F B E L O W LO U N G E / P A T I O A R E A DR I V E T H R U PD4.22 PD 4 . 1 1 PD 4 . 1 2 SP A P L A N T E R D N D N UP RAMP UP DN UP DN DN PLNT R PLNT R SP A RA I S E D WD D E C K GUA RDRAI L R O O F B E L O W / A B O V E IT PD 0 . 5 G PD 4 . 3 1 PD 4 . 2 1 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " DE C K 9 1 / 2 " 5'- 7 1 / 2 " D E C K 3 ' - 0 " . 7 ' ' - 0 " . DE C K 8'- 2 " . DE C K 2'- 4 " . DE C K 6'- 2 " 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 15' - 0 ". 1 7 ' - 0 " . D E C K 1 2 ' - 1 0 " . D E C K 1 2 ' - 1 0 " . 1 7 ' - 0 " . DE C K 9 1 / 2 " D E C K 1 ' - 2 " . 5 ' - 9 " . D E C K 1 ' - 2 " . 5 ' - 9 " . R O O F 1 2 " . 12 ' - 3 " D E C K 2 ' - 1 " . GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 5 : 1 8 P M 1/16" = 1'-0"PD2.221406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 LEVEL 2 FLOOR PLAN07.14.2015 D E T A I L E D REVIEW APPLICATION P249 VI.A. AD A LO D G E UN I T LI N E N LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E / F R A C T . 11 LO D G E UN I T AD A LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E / F R A C T . 8 LO D G E / F R A C T . 9 LO D G E / F R A C T . 10 ST A I R 2 LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T B. O . H . FR E I G H T EL E V . EL E V A T O R 1 EL E V A T O R 2 EL E V . LO B B Y CO R R I D O R LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T LO D G E UN I T ST A I R 1 LO D G E UN I T CO R R I D O R (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE DE C K DE C K DE C K DE C K DE C K DE C K DE C K DE C K DE C K DE C K PD4.22 PD 4 . 1 1 PD 4 . 1 2 UP DN DN U P ST O R A G E DN DN RO O F R O O F B E L O W RO O F B E L O W RO O F B E L O W DS K 6 . 2 1 PD 4 . 3 1 LO C K - O F F LO C K - O F F PD 4 . 2 1 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " D E C K 3 ' - 0 " . 7 ' - 0 " . DE C K 10 " . 5'- 8 " . DE C K 3'- 1 1 " DE C K 11 ' - 2 " 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 5 ' - 9 " . D E C K 1 ' - 2 " . D E C K 1 ' - 2 " . 5 ' - 8 " . R O O F 1 ' - 0 " . D E C K 1 2 ' - 1 0 " . D E C K 1 2 ' - 1 0 " . 1 7 ' - 5 " . 7'- 0 " 6'- 3 " 12 ' - 3 " 11 ' - 0 " DE C K 23 ' - 2 1 / 2 " 27 ' - 9 1 / 2 " GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 5 : 4 2 P M 1/16" = 1'-0"PD2.321406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 LEVEL 3 FLOOR PLAN07.14.2015 D E T A I L E D REVIEW APPLICATION P250 VI.A. LO D G E / F R A C T . 1 LO D G E / F R A C T . 2 LO D G E / F R A C T . 3 LO D G E / F R A C T . 4 LO D G E / F R A C T . 5 LO D G E / F R A C T . 6 LO D G E / F R A C T . 7 EL E V . LO B B Y M RE S T R O O M W RE S T R O O M EL E V 1 EL E V 2 ST A I R 1 CO R R I D O R FR E I G H T EL E V . PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 5" / 1 2 " 2" / 1 2 " 5" / 1 2 " 5 " / 1 2 " 2" / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " DE C K DE C K DE C K DE C K DE C K D E C K D E C K D E C K PL A N T E R PL A N T E R PL A N T E R PL A N T E R RA M P U P PO O L EQ U I P SP A PR I V A T E L O U N G E RA I S E D W O O D D E C K B B Q A R E A AD A LI F T PD4.22 PD 4 . 1 1 PD 4 . 1 2 UP UP DN DN UP DN L O W W A L L PL A N T E R OV E R R O O F PL A N T E R PL A N T E R OV E R R O O F PL A N T E R OV E R R O O F FP R O O F B E L O W RO O F B E L O W RO O F BE L O W PO O L EQ U I P IT FA M . R R 8'- 9 7 / 8 " PD 4 . 3 1 LO C K - O F F LO C K - O F F LO C K - O F F PD 4 . 2 1 FP F L U E FP F L U E FP F L U E GE N F L U E GA R A G E E X H A U S T 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " O- H A N G 1'- 6 " . O - H A N G 2 ' - 9 " . DE C K 6'- 2 " 6'- 6 " . 7 ' - 0 " . D E C K 3 ' - 3 3 / 4 " O- H A N G 1'- 6 " O - H A N G 1 ' - 6 " . O- H A N G 1'- 3 1 / 2 " O - H A N G 1 ' - 6 " . 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 D E C K 1 ' - 2 " . D E C K 1 2 ' - 1 0 " . D E C K 1 2 ' - 1 0 " . 1 7 ' - 5 " . 5 ' - 8 " . 4'- 5 " 12 ' - 3 " DE C K 7'- 8 " O- H A N G 6'- 3 " 12 ' - 3 " . 23 ' - 2 1 / 2 " 27 ' - 9 1 / 2 " GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 6 : 1 4 P M 1/16" = 1'-0"PD2.421406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 LEVEL 4 FLOOR PLAN07.14.2015 D E T A I L E D REVIEW APPLICATION P251 VI.A. 2" / 1 2 " 4" / 1 2 " 4" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 2" / 1 2 " 2" / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5 " / 1 2 " 5" / 1 2 " 5" / 1 2 " 2" / 1 2 " 2" / 1 2 " 5" / 1 2 " 5" / 1 2 " (3 - S T O R Y ) CH A T E A U DU M O N T (3 - S T O R Y ) CH A T E A U CH A U M O N T (3 - S T O R Y ) GL O R Y H O L E CO N D O M I N I U M S (2 - S T O R Y ) PR I V A T E RE S I D E N C E (2 - S T O R Y ) AS P E N A L P S BU I L D I N G (4 - S T O R Y ) TH E L I T T L E NE L L H O T E L AL L E Y P R I V A T E D R I V E W A Y S O U T H S P R I N G S T R E E T U T E A V E . AL P S A C C E S S / D R I V E W A Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E PROP ERTY L I NE PROPERT Y L INE PL A N T E R PL A N T E R PL A N T E R PL A N T E R OV E R R O O F SP A FP FP PL A N T E R P L A N T E R S PL A N T E R P L A N T E R PO O L SP A R A M P FP P L A N T E R O V E R R O O F P L A N T E R O V E R R O O F P L A N T E R PL A N T E R PL A N T E R P L A N T E R O V E R L O O K A R E A LO U N G E D E C K A R E A BA R D E C K A R E A PO O L L O U N G E DE C K A R E A AD A L E D G E EL E V EQ U I P PL A N T E R P L A N T E R PL A N T E R RO O F RO O F EL E V GU A R D R A I L WO O D ST E P S P L N T R ST A I R ST A I R BA R W / TR E L L I S A B O V E ST O R PD4.22 PD 4 . 1 1 PD 4 . 1 2 SE E L E V E L 4 F L O O R PL A N F O R I N F O R M A T I O N DN R A M P DN DN DN CA B A N A S (M O V A B L E - 8 ' H ) CA B A N A S ( M O V A B L E 8 ' ) UP CH A N G I N G RO O M S (M O V A B L E 8 ' H ) RO O F G U A R D R A I L B E N C H RA I S E D W D P L A T F O R M BE N C H BE N C H BE N C H 42 " G U A R D R A I L G U A R D R A I L 2" / 1 2 " 2" / 1 2 " 5 " / 1 2 " 5 " / 1 2 " 3" / 1 2 " 3" / 1 2 " 5" / 1 2 " 5" / 1 2 " 5 " / 1 2 " 18 10 9 8 7 6 5 4 3 1 31 30 27 29 28 26 25 24 23 20 22 21 19 13 14 15 16 12 11 17 2 PD 4 . 3 1 PD 4 . 2 1 32 33 34 ME C H & K I T C H E N FL U E S , C H I M N E Y E N C L O S U R E FP F L U E FP F L U E FP F L U E 6'- 5 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 1 0 ' - 0 " S E T B A C K 5'- 0 " S E T B A C K 5 ' - 0 " S E T B A C K 5'-0 " S E T B A C K S E T B A C K 5 ' - 0 " O- H A N G 1'- 6 " . O- H A N G 1'- 3 1 / 2 " O - H A N G 2 ' - 9 " . 3 ' - 9 " . O - H A N G 2 ' - 9 " . O - H A N G 3 ' - 9 " . O- H A N G 1'- 6 " . O - H A N G 1 ' - 6 " . O - H A N G 1 ' - 6 " . FP F L U E FP FL U E FP FL U E FP F L U E O- H A N G 1'- 6 " O - H A N G 1 4 ' - 6 " . O - H A N G 1 4 ' - 6 " . O - H A N G 1 2 ' - 6 " . O - H A N G 1 2 ' - 6 " . O- H A N G 3'- 6 " O- H A N G 6'- 3 " PL A N T E R PL N T R TE M P T R A N S P A R E N T SO U N D B A R R I E R , (8 ' - 0 " M A X H G T A F F ) 2 PD 5 . 1 2 PD 5 . 1 1 PD 5 . 2 1 PD5.2 2 PD 5 . 2 2 PD5.2 1 PD 5 . 1 1 PD 5 . 1 TE M P T R A N S P A R E N T SO U N D B A R R I E R , (8 ' - 0 " M A X H G T A F F ) GA R A G E AF F O R D A B L E H O U S I N G CO M M E R C I A L A R E A PU B L I C S P A C E / C O M M O N A R E A HO T E L / L O D G E LE G E N D rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 6 : 3 3 P M 1/16" = 1'-0"PD2.521406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 ROOF PLAN SC A L E : PLAN NORTHTRUE NORTH PD 2 . 5 1 / 1 6 " = 1 ' - 0 " 1 PD 2 . 5 - R o o f P l a n 07.14.2015 D E T A I L E D REVIEW APPLICATION P252 VI.A. T. O . C O N C . LE V E L 1 A 10 0 ' - 0 " T. O . C O N C . LE V E L 2 A 11 1 ' - 6 " T. O . C O N C . LE V E L 3 A 12 1 ' - 3 " T. O . C O N C . LE V E L 4 A 13 1 ' - 0 " T. O . C O N C . RO O F D E C K A 14 0 ' - 9 " T.O. CONC.LEVEL 1B 97'-0"T.O. CONC.LEVEL 2B 108'-6"T.O. CONC.LEVEL 3B 118'-3"T.O. CONC.LEVEL 4B 128'-0"T.O. CONC.ROOF DECK B 137'-9" 1 PD 5 . 1 FO R E G R O U N D E L E V A T I O N BE Y O N D A L L E Y E L E V A T I O N RE C E S S E D P A T I O / W A L K W A Y B E L O W A L L E Y E L E V A T I O N DU R A N T A V E . ( N O RT H E L E V A T I O N ) AL L E Y ( N O R T H E L E V A T I O N ) 11'-6"9'-9"9'-9"9'-9"40'-9" 1 1 ' - 6 " 9 ' - 9 " 9 ' - 9 " 9 ' - 9 " 4 0 ' - 9 " E A S T P R O P E R T Y L I N E A L L E Y P R O P E R T Y L I N E WEST PROPERTY LINE DR I V E - T H R U 2" 12 " 5" 12 " 5" 12 " 2" 12 " 3" 12 " 3" 12 " 2" 12 " 5" 12 " 5" 12 " 1 3 ' - 9 9 / 1 6 " 8 ' - 3 7 / 8 " GL A S S G U A R D R A I L GL A S S G U A R D R A I L ME C H K I T C H E N FL U E S C H I M N E Y EL E V A T O R O V E R R U N GL A S S GU A R D R A I L CA B A N A S B E Y O N D ( T E M P / M O V A B L E 8 ' ) 1/ 2 P O I N T F R O M EA V E T O R I D G E T. O . C O N C . D E C K 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E 18 17 16 15 14 13 12 11 8 7 3 9 ' - 3 " 3 3 ' - 6 " 3 9 ' - 1 1 " 3 0 ' - 5 " 3 4 ' - 4 " 3 3 ' - 0 " 3 2 ' - 7 " 2 7 ' - 8 " 3 5 ' - 9 " 3 3 ' - 7 " P P P P P P P N P P 1 7 ' - 0 " C L E A R M I N . FI R E P L A C E F L U E FI R E P L A C E F L U E FI R E P L A C E F L U E FI R E P L A C E F L U E ME T A L R O O F 0 1 ST O N E V E N E E R ST U C C O 6" W I D E V E R T I C A L WO O D S I D I N G 14 " W I D E H O R I Z O N T A L WO O D S I D I N G 8" W I D E H O R I Z O N T A L WO O D S I D I N G WO O D S L A T S MA T E R I A L S L E G E N D T.O. CONC.LEVEL 1A 100'-0"T.O. CONC.LEVEL 2A 111'-6"T.O. CONC.LEVEL 3A 121'-3"T.O. CONC.LEVEL 4A 131'-0"T.O. CONC.ROOF DECK A 140'-9" T. O . C O N C . LE V E L 1 B 97 ' - 0 " T. O . C O N C . LE V E L 2 B 10 8 ' - 6 " T. O . C O N C . LE V E L 3 B 11 8 ' - 3 " T. O . C O N C . LE V E L 4 B 12 8 ' - 0 " T. O . C O N C . RO O F D E C K B 13 7 ' - 9 " 11'-6"9'-9"9'-9"9'-9"40'-9" 1 1 ' - 6 " 9 ' - 9 " 9 ' - 9 " 9 ' - 9 " 4 0 ' - 9 " S O U T H P R O P E R T Y L I N E ( @ E L E V A T I O N C U T ) A L L E Y P R O P E R T Y L I N E N O R T H P R O P E R T Y L I N E SOUTH PROPERTY LINE (BEYOND) MA I N E N T R Y GA R A G E E N T R Y LE V E L 2 P A T I O A R E A 5" 12 " 5" 12 " GL A S S G U A R D R A I L TR E L L I S GL A S S G U A R D R A I L 65 2 4 3 1 1/ 2 P O I N T F R O M EA V E T O R I D G E T. O . C O N C . D E C K 1/ 2 P O I N T F R O M EA V E T O R I D G E T. O . C O N C . D E C K 1/ 2 P O I N T F R O M EA V E T O R I D G E DO R M E R I S EX C L U D E D F R O M HE I G H T CA L C U L A T I O N S DO R M E R I S EX C L U D E D F R O M HE I G H T CA L C U L A T I O N S 3 8 ' - 1 0 " 3 9 ' - 1 0 " 3 9 ' - 5 " 3 9 ' - 6 " 3 9 ' - 8 " P PP P P N 7941' - 0" 3 9 ' - 1 1 " FI R E P L A C E F L U E FI R E P L A C E F L U E rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 7 : 0 6 P M As indicated PD4.121406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONSSCALE: PD 4 . 1 3/32" = 1'-0" 1 NORTH EXTERIOR ELEVATION SCALE:PD4.1 3/32" = 1'-0"2 WEST EXTERIOR ELEVATION07.14.2015 D E T A I L E D REVIEW APPLICATION EL E V A T I O N LA B E L EL E V A T I O N O F FI N I S H E D G R A D E EL E V A T I O N O F NA T U R A L G R A D E MO S T RE S T R I C T I V E RO O F H E I G H T O V E R TO P O G R A P H Y ACTUAL ROOF HEIGHT OVER MOST RESTRICTIVE 1 7 9 4 2 ' - 2 " 7 9 4 2 ' - 4 " P R O P O S E D 7 9 8 1 ' - 0 " 3 8 ' - 1 0 " 3 7 9 4 1 ' - 7 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 5 " 4 7 9 4 1 ' - 6 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 6 " 5 7 9 3 8 ' - 1 1 " 7 9 3 9 ' - 1 0 " P R O P O S E D 7 9 7 8 ' - 7 " 3 9 ' - 8 " 6 7 9 3 8 ' - 9 " 7 9 3 8 ' - 8 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 1 " 7 7 9 3 7 ' - 9 " 7 9 3 7 ' - 1 0 " P R O P O S E D 7 9 7 7 ' - 0 " 3 9 ' - 5 " 8 7 9 3 7 ' - 1 1 " P R O P O S E D 7 9 7 1 ' - 5 " 3 3 ' - 6 " 9 - 7 9 3 9 ' - 1 0 " N A T U R A L 7 9 7 8 ' - 7 " 3 8 ' - 9 " 10 7 9 3 8 ' - 3 " 7 9 4 0 ' - 0 " P R O P O S E D 7 9 7 8 ' - 2 " 3 9 ' - 1 1 " 11 7 9 4 2 ' - 0 " 7 9 4 2 ' - 2 1 / 4 " P R O P O S E D 7 9 8 1 ' - 1 1 " 3 9 ' - 1 1 " 12 7 9 4 3 ' - 0 " 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 7 3 ' - 5 " 3 0 ' - 5 " 13 7 9 4 1 ' - 1 0 " 7 9 4 3 ' - 1 " P R O P O S E D 7 9 7 6 ' - 2 " 3 4 ' - 4 " 14 7 9 4 1 ' - 5 " 7 9 4 3 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 3 ' - 0 " 15 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 7 " P R O P O S E D 7 9 7 3 ' - 5 " 3 2 ' - 7 " 16 - 7 9 4 4 ' - 2 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 7 ' - 8 " 17 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 1 1 " P R O P O S E D 7 9 7 6 ' - 7 " 3 5 ' - 9 " 18 7 9 4 2 ' - 2 " 7 9 4 4 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 2 ' - 4 " 19 7 9 4 6 ' - 1 1 " 7 9 4 5 ' - 6 " N A T U R A L 7 9 7 6 ' - 7 " 3 1 ' - 1 " 20 7 9 4 7 ' - 0 " 7 9 4 5 ' - 3 " N A T U R A L 7 9 7 3 ' - 5 " 2 8 ' - 2 " 21 7 9 4 6 ' - 1 0 " 7 9 4 5 ' - 1 " N A T U R A L 7 9 7 4 ' - 4 " 2 9 ' - 3 " 22 7 9 4 7 ' - 0 " 7 9 4 4 ' - 1 1 " N A T U R A L 7 9 7 6 ' - 2 " 3 1 ' - 3 " 23 7 9 4 7 ' - 0 " 7 9 4 4 ' - 4 " N A T U R A L 7 9 7 3 ' - 5 " 2 9 ' - 1 " 24 - 7 9 4 3 ' - 9 " N A T U R A L 7 9 8 1 ' - 7 " 3 7 ' - 1 0 " 25 7 9 4 6 ' - 1 0 " 7 9 4 4 ' - 1 " N A T U R A L 7 9 8 1 ' - 1 1 " 3 7 ' - 1 0 " 26 7 9 4 6 ' - 1 0 " 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 0 " 27 - 7 9 4 3 ' - 5 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 5 " 28 - 7 9 4 3 ' - 4 " N A T U R A L 7 9 8 2 ' - 0 " 3 8 ' - 8 " 29 - 7 9 4 3 ' - 1 0 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 1 " 30 - 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 1 1 " 31 - 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 8 2 ' - 3 " 3 9 ' - 5 " 2 7 9 4 1 ' - 9 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 7 " 3 9 - 1 0 " 32 - 7 9 3 9 ' - 6 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 " 33 - 7 9 4 2 ' - 0 " N A T U R A L 7 9 8 1 ' - 7 " 3 9 ' - 7 " 34 - 7 9 4 3 ' - 6 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 8 ' - 4 " SURVEYOR VERIFICATION 79 3 9 ' - 6 " P253 VI.A. ME T A L R O O F 0 1 ST O N E V E N E E R ST U C C O 6" W I D E V E R T I C A L WO O D S I D I N G 14 " W I D E H O R I Z O N T A L WO O D S I D I N G 8" W I D E H O R I Z O N T A L WO O D S I D I N G WO O D S L A T S MA T E R I A L S L E G E N D T. O . C O N C . LE V E L 1 A 10 0 ' - 0 " T. O . C O N C . LE V E L 2 A 11 1 ' - 6 " T. O . C O N C . LE V E L 3 A 12 1 ' - 3 " T. O . C O N C . LE V E L 4 A 13 1 ' - 0 " T. O . C O N C . RO O F D E C K A 14 0 ' - 9 " T.O. CONC.LEVEL 1B 97'-0"T.O. CONC.LEVEL 2B 108'-6"T.O. CONC.LEVEL 3B 118'-3"T.O. CONC.LEVEL 4B 128'-0"T.O. CONC.ROOF DECK B 137'-9"11'-6"9'-9"9'-9"9'-9"40'-9" 1 1 ' - 6 " 9 ' - 9 " 9 ' - 9 " 9 ' - 9 " 4 0 ' - 9 " FO R E G R O U N D E L E V A T I O N BE Y O N D A L L E Y E L E V A T I O N OR I G I N A L S T R E E T ( E A S T E L E V A T I O N ) S O U T H P R O P E R T Y L I N E A L L E Y P R O P E R T Y L I N E N O R T H P R O P E R T Y L I N E 5" 12 " GL A S S G U A R D R A I L TR E L L I S B E Y O N D E L E V A T O R O V E R R U N 18 10 9 3 8 ' - 9 " 3 9 ' - 1 1 " 3 2 ' - 4 " N P P FI R E P L A C E F L U E FI R E P L A C E F L U E ME C H GE N E R A T O R E X H A U S T T.O. CONC.LEVEL 1A 100'-0" T. O . C O N C . LE V E L 1 A 10 0 ' - 0 " T.O. CONC.LEVEL 2A 111'-6" T. O . C O N C . LE V E L 2 A 11 1 ' - 6 " T.O. CONC.LEVEL 3A 121'-3" T. O . C O N C . LE V E L 3 A 12 1 ' - 3 " T.O. CONC.LEVEL 4A 131'-0" T. O . C O N C . LE V E L 4 A 13 1 ' - 0 " T.O. CONC.ROOF DECK A 140'-9" T. O . C O N C . RO O F D E C K A 14 0 ' - 9 " 1 PD 5 . 1 9'-9"9'-9"9'-9"11'-6"40'-9" 9 ' - 9 " 9 ' - 9 " 9 ' - 9 " 1 1 ' - 6 " 4 0 ' - 9 " AS P E N A L P S A C C E S S / D R I V E WA Y ( S O U T H E L E V A T I O N ) EAST PROPERTY LINE A L L E Y P R O P E R T Y L I N E W E S T P R O P E R T Y L I N E 5" 12 " 2" 12 " 5" 12 " 3" 12 " 3" 12 " 3" 12 " 3" 12 " 3" 12 " 3" 12 " 4" 12 " 2" 12 " 4" 12 " GL A S S G U A R D R A I L CA B A N A S ( T E M P / M O V A B L E 8 ' H ) GL A S S G U A R D R A I L TR E L L I S CH I M N E Y GU A R D R A I L GL A S S GL A S S GL A S S 31 30 29 28 27 26 25 23 22 21 20 19 24 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E T. O . C O N C . D E C K 1/ 2 P O I N T F R O M EA V E T O R I D G E 1/ 2 P O I N T F R O M EA V E T O R I D G E 3 1 ' - 1 " 2 8 ' - 2 " 2 9 ' - 3 " 3 1 ' - 3 " 2 9 ' - 1 " 3 7 ' - 1 0 " 3 7 ' - 1 0 " 3 9 ' - 1 0 " 3 8 ' - 5 " 3 8 ' - 8 " 3 9 ' - 1 1 " 3 8 ' - 1 1 " 3 9 ' - 5 " N N N N N N N N N N N N N FI R E P L A C E F L U E FI R E P L A C E F L U E FI R E P L A C E F L U E rowland+broughton architecture / urban design / interior design 234 e. hopkins ave.aspen, co 81611 970.544.9006 o 970.544.3473 f1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants:Issue:COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIG N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN AL L COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.SCALE:SHEET TITLE:PROJECT NO: F i l e P a t h : P l o t D a t e : C : \ U s e r s \ s m c h a l e \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ s m c h a l e . r v t 8 / 1 1 / 2 0 1 5 9 : 2 7 : 3 6 P M As indicated PD4.221406.60SKY HOTEL 709 E. DURANT AVE.ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE: PD 4 . 2 3/32" = 1'-0" 2 EAST EXTERIOR ELEVATION07.14.2015 D E T A I L E D REVIEW APPLICATION SCALE: PD 4 . 2 3/32" = 1'-0" 1 SOUTH EXTERIOR ELEVATION EL E V A T I O N LA B E L EL E V A T I O N O F FI N I S H E D G R A D E EL E V A T I O N O F NA T U R A L G R A D E MO S T RE S T R I C T I V E RO O F H E I G H T O V E R TO P O G R A P H Y ACTUAL ROOF HEIGHT OVER MOST RESTRICTIVE 1 7 9 4 2 ' - 2 " 7 9 4 2 ' - 4 " P R O P O S E D 7 9 8 1 ' - 0 " 3 8 ' - 1 0 " 3 7 9 4 1 ' - 7 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 5 " 4 7 9 4 1 ' - 6 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 0 " 3 9 ' - 6 " 5 7 9 3 8 ' - 1 1 " 7 9 3 9 ' - 1 0 " P R O P O S E D 7 9 7 8 ' - 7 " 3 9 ' - 8 " 6 7 9 3 8 ' - 9 " 7 9 3 8 ' - 8 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 1 " 7 7 9 3 7 ' - 9 " 7 9 3 7 ' - 1 0 " P R O P O S E D 7 9 7 7 ' - 0 " 3 9 ' - 5 " 8 7 9 3 7 ' - 1 1 " P R O P O S E D 7 9 7 1 ' - 5 " 3 3 ' - 6 " 9 - 7 9 3 9 ' - 1 0 " N A T U R A L 7 9 7 8 ' - 7 " 3 8 ' - 9 " 10 7 9 3 8 ' - 3 " 7 9 4 0 ' - 0 " P R O P O S E D 7 9 7 8 ' - 2 " 3 9 ' - 1 1 " 11 7 9 4 2 ' - 0 " 7 9 4 2 ' - 2 1 / 4 " P R O P O S E D 7 9 8 1 ' - 1 1 " 3 9 ' - 1 1 " 12 7 9 4 3 ' - 0 " 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 7 3 ' - 5 " 3 0 ' - 5 " 13 7 9 4 1 ' - 1 0 " 7 9 4 3 ' - 1 " P R O P O S E D 7 9 7 6 ' - 2 " 3 4 ' - 4 " 14 7 9 4 1 ' - 5 " 7 9 4 3 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 3 ' - 0 " 15 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 7 " P R O P O S E D 7 9 7 3 ' - 5 " 3 2 ' - 7 " 16 - 7 9 4 4 ' - 2 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 7 ' - 8 " 17 7 9 4 0 ' - 1 0 " 7 9 4 3 ' - 1 1 " P R O P O S E D 7 9 7 6 ' - 7 " 3 5 ' - 9 " 18 7 9 4 2 ' - 2 " 7 9 4 4 ' - 4 " P R O P O S E D 7 9 7 4 ' - 5 " 3 2 ' - 4 " 19 7 9 4 6 ' - 1 1 " 7 9 4 5 ' - 6 " N A T U R A L 7 9 7 6 ' - 7 " 3 1 ' - 1 " 20 7 9 4 7 ' - 0 " 7 9 4 5 ' - 3 " N A T U R A L 7 9 7 3 ' - 5 " 2 8 ' - 2 " 21 7 9 4 6 ' - 1 0 " 7 9 4 5 ' - 1 " N A T U R A L 7 9 7 4 ' - 4 " 2 9 ' - 3 " 22 7 9 4 7 ' - 0 " 7 9 4 4 ' - 1 1 " N A T U R A L 7 9 7 6 ' - 2 " 3 1 ' - 3 " 23 7 9 4 7 ' - 0 " 7 9 4 4 ' - 4 " N A T U R A L 7 9 7 3 ' - 5 " 2 9 ' - 1 " 24 - 7 9 4 3 ' - 9 " N A T U R A L 7 9 8 1 ' - 7 " 3 7 ' - 1 0 " 25 7 9 4 6 ' - 1 0 " 7 9 4 4 ' - 1 " N A T U R A L 7 9 8 1 ' - 1 1 " 3 7 ' - 1 0 " 26 7 9 4 6 ' - 1 0 " 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 0 " 27 - 7 9 4 3 ' - 5 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 5 " 28 - 7 9 4 3 ' - 4 " N A T U R A L 7 9 8 2 ' - 0 " 3 8 ' - 8 " 29 - 7 9 4 3 ' - 1 0 " N A T U R A L 7 9 8 3 ' - 9 " 3 9 ' - 1 1 " 30 - 7 9 4 3 ' - 1 1 " N A T U R A L 7 9 8 1 ' - 1 0 " 3 8 ' - 1 1 " 31 - 7 9 4 2 ' - 1 0 " N A T U R A L 7 9 8 2 ' - 3 " 3 9 ' - 5 " 2 7 9 4 1 ' - 9 " 7 9 4 2 ' - 1 " P R O P O S E D 7 9 8 1 ' - 7 " 3 9 - 1 0 " 32 - 7 9 3 9 ' - 6 " N A T U R A L 7 9 7 8 ' - 7 " 3 9 ' - 1 " 33 - 7 9 4 2 ' - 0 " N A T U R A L 7 9 8 1 ' - 7 " 3 9 ' - 7 " 34 - 7 9 4 3 ' - 6 " N A T U R A L 7 9 7 1 ' - 1 0 " 2 8 ' - 4 " SURVEYOR VERIFICATION 79 3 9 ' - 6 " P254 VI.A. rowland+broughton architecture / urban design / interior design 234 e. hopkins ave. aspen, co 81611 970.544.9006 o 970.544.3473 f 1830 blake st. ste. 200 denver, co 80202 303.308.1373 o 303.308.1375 f Consultants: Issue: COPYRIGHT 2015 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THEPROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NOPART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN.ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALLCOMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e : C: \ U s e r s \ t o w e n \ D o c u m e n t s \ 2 1 4 0 6 . 6 0 _ S K Y _ C E N T R A L _ t o w e n . r v t 8/ 1 2 / 2 0 1 5 1 1 : 4 5 : 1 4 A M PD6.1 21406.60 SKY HOTEL 709 E. DURANT AVE. ASPEN, CO 81611 RENDERING VIEWS DURANT AVE & SOUTH SPRING ST - NORTHWEST VIEW SOUTH SPRING ST - WEST VIEW 07.14.2015 DETAILED REVIEW APPLICATION P 2 5 5 V I . A . P256 V I . A . P257 V I . A . P258 V I . A . P259 V I . A . P260 V I . A . P261 V I . A . P262 V I . A . P263 V I . A . P264 V I . A . P265 V I . A . P266 V I . A . P267 V I . A . P268 V I . A . P269 V I . A . P270 V I . A . P271 V I . A . P272 VI.A. P273 VI.A. P274 VI.A. P275 VI.A. P276 VI.A. P277 VI.A. P278 VI.A. P279 VI.A. P280 VI.A. P281 VI.A. P282 VI.A. P283 VI.A. P284 VI.A. P285 VI.A. Exhibit B – Sky Hotel DRC Comments Page 1 of 3 Exhibit B: Sky Hotel DRC Comments, August 12, 2015 Zoning 1. Please double check the Floor Area calculations: appears there is an error on the basement where the commercial space is counted twice 2. Table 1 sites a section of Code 26.575.020(D)(7) Garages and Carports for subgrade exemption; wrong section, please amend or explain. 3. Please review items in the setback to confirm meet all applicable setback requirements. 4. Height verification will require charts, interpolated grade survey and measurement from most restrictive grade. 5. Provide site plan with approved, and amended setbacks for each level of the structure. Provide a chart. 6. Outdoor lighting will be reviewed at Building permit. Parks 1. Tree species to be called out and approved by the City Forester. 2. Location of tree plantings to be approved in the field by the City Forester. (Must not be too close to building) 3. Larger planting strips on both the northwest corner of property and pull out area on Spring Street or Silva cells would be required. 4. Plan on areas that can grow trees well into maturity. 5. Location of utilities to be away from tree planting areas. Utilities 1. All 2014 water System Distribution standards will apply, all tap fees will be assessed per applicable codes and standards. Sanitation 1. Service is contingent upon compliance with the District’s rules, regulations, and specifications, which are on file at the District office. 2. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. 3. On-site utility plans require approval by ACSD. 4. Oil and Sand separators are required for parking garages and vehicle maintenance establishments. 5. Driveway entrance drains must drain to drywells. 6. Elevator shafts drains must flow thru o/s interceptor 7. Oil and Grease interceptors (NOT traps) are required for all food processing establishment. Locations of food processing shall be identified prior to building permit. Even though the commercial space is tenet finish, interceptors will be required at this time if food processing establishments are anticipated for this project. ACSD will not approve service to food processing establishments retrofitted for this use by small under counter TRAPS at a later date. 8. The applicant will have to provide locations and sizing of interceptors to the District prior to the District approving service to this development. P286 VI.A. Exhibit B – Sky Hotel DRC Comments Page 2 of 3 9. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements and prior to micropiling. Soil nails are not allowed in ROW. 10. The applicant has shown an 8” sanitary sewer service on their plans to serve this development. The developer will have to deposit funds with the District to install a manhole to accommodate the propose 8” sanitary sewer service. 11. Below grade development may require installation of a pumping system. Above grade development shall flow by gravity. 12. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. 13. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. 14. All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. 15. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. 16. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line). 17. Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. 18. Sopris Engineering will furnish average and peak flows as well as service size prior to final design. 19. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. Engineering These comments are not intended to be exclusive, but an initial response to the Detail Review project packet submitted for purpose of the DRC meeting. Refer to attached site plan for comment clarifications. 1. The sidewalk on Durant is attached with no buffer which does not meet COA Design standards. The sidewalk must be detached along the property, through the driveway and transition back to attached on the east side of the drive. 2. The drop off area is required to have an ADA ramp complies with ICC/ANSI section 503. Please revise. P287 VI.A. Exhibit B – Sky Hotel DRC Comments Page 3 of 3 3. The valleypan along South Spring Street needs further vetting to determine the configuration at the median. As currently drawn, the valleypan will not function where it connects to the drop off median. 4. Demonstrate that South Spring St meets minimum road width with the sky Hotel drop off area and median. The following items can be resolved at building permit and serve as an advance notice for items the Engineering Department will be looking for. 1. The pervious pavers and median that make up the drop off and pick up area will require a permanent encroachment license. Maintenance will be the responsibility of the Sky Hotel. 2. Ramps are required to have wings with a 10:1 maximum slope. Ramps are only permitted to have side curbs if the fill area is landscaped. 3. Snow is not permitted to shed off roofs onto neighboring properties. Demonstrate that any snow which sheds off roofs will remain onsite. 4. Runoff along portions of the Block 107 Alley appears to drain toward the building. How will the building, specifically at stairway openings, be protected from this flow? At building permit provide a cross section at the stair opening within the alley, demonstrate that runoff will not be directed down the stairs. 5. Ensure inlets do not interfere with pedestrian ramps. Some inlets are forcing ramps to have side curbs instead of wings – the configuration should be done in a manner to accommodate the inlet and ramp. If not feasible please demonstrate this at building permit. 6. Bioretention is only effective in areas that can promote positive growth and sustainability. Several proposed locations are adjacent to buildings or situated in areas that will receive limited sunlight. These should be reviewed for effectiveness, and considered as non-infiltration bioretention areas. There is still concern about how well plants will grow in BRC 7. 7. Consider the connection to the Ute Trail extension on the east side of the property. Could the orientation and location of the sidewalk and crosswalk be improved so pedestrians from Ute Trail continue on the sidewalk? This was not addressed in the updated submittal. 8. At building permit for both driveway access points provide a sight triangle analysis. Demonstrate that there is adequate visibility for vehicles. The stone wall on the northeast corner of the property may need to be removed as it limits visibility for vehicles in the alley. P288 VI.A. P289 VI.A. P 2 9 0 V I . A . P 2 9 1 V I . A . P 2 9 2 V I . A . P 2 9 3 V I . A . P 2 9 4 V I . A . MEMORANDUM TO: Aspen Planning & Zoning Commission FROM: Jessica Garrow, Long Range Planner MEETING DATE: August 18, 2015 RE: Housing Credits Code Amendment SUMMARY & BACKGROUND: The Planning and Zoning Commission is asked to provide additional feedback on code amendments to the City’s Housing Credit regulations (Chapter 26.540). Staff met with the Planning and Zoning Commission in May and received general feedback on a set of potential amendments (minutes attached as Exhibit B). Staff also met with the APCHA Board to gain their feedback (memo attached as Exhibit C). City Council approved a Policy Resolution on August 10th that directs staff to process code amendments to the Housing Credits chapter (Resolution attached as Exhibit A). Part of their direction to staff was a request to get additional feedback from both the P&Z and the APCHA Board regarding any limits on the Category of housing created through the credits program. PROPOSED CODE AMENDMENT – CATEGORY LIMITATIONS: The Housing Credits system is based on the Category of the units provided, and the associated cash-in- lieu amounts assigned by the Housing Guidelines. Currently, there are no cash-in-lieu options for Categories 5 or higher. The land use code is silent on which Categories new Housing Credits can be. Planning staff has, however, taken the position that they can only be created as a Category 4 or lower because that coincides with the cash-in-lieu provisions of the Housing Guidelines and is the only way to currently convert Housing Credits between categories. There is a need to convert Housing Credits between categories because many of the credits are created at a Category 2 or 3 level, but a developer’s housing mitigation requirement is at a Category 4 level. There is no way to convert a credit certificate to or from Category 5 or higher because there are no cash-in-lieu figures for those higher Categories. Therefore, planning staff has recommended codifying that the credit program is limited to Category 4 or lower. The APCHA Board has recommended that the program be limited to Category 4 and lower because those are the units of greatest need. The NextGen Commission has recommended that higher category units be eligible for the program because their research indicates there is a need for higher categories within their demographic (email comments attached as Exhibit D). REQUEST OF P&Z: The Planning and Zoning Commission is asked to provide feedback on the proposed code amendment. ATTACHMENTS: Exhibit A – Council Policy Resolution 76, Series 2015 Exhibit B – P&Z Minutes from May 19, 2015 discussion on code amendment Exhibit C – Original APCHA Board comments on code amendment Exhibit D – Email from NextGen Commission on code amendment P295 VII.A. Resolution No. 76, Series 2015 Page 1 of 2 RESOLUTION NO. 76, (SERIES OF 2015) A RESOLUTION OF THE CITY OF ASPEN CITY COUNCIL REQUESTING AMENDMENTS TO THE CERTIFICATES OF AFFORDABLE HOUSING CREDIT CHAPTER OF THE LAND USE CODE. WHEREAS, pursuant to Section 26.310.020(A), the Community Development Department received direction from City Council to amend the land use code to codify a previous Council direction to limit the Certificates of Affordable Housing Credit Chapter to private developers; and, WHEREAS, pursuant to Section 26.310.020(B)(1), the Community Development Department conducted Public Outreach to subscribers of the community development department newsletter, the Aspen/Pitkin County Housing Authority, and the Planning and Zoning Commission; and, WHEREAS, the Community Development Director recommended changes to the Certificates of Affordable Housing Credits Chapter 26.540 of the Land Use Code; and, WHEREAS, City Council has reviewed the proposed code amendment policy direction, and finds it meets the criteria outlined in Section 26.310.040; and, WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public hearing on August 10, 2015, the City Council approved Resolution No. 76, Series of 2015, by a five – zero (5-0) vote, requesting code amendments to the Land Use Code; and, WHEREAS, this Resolution does not amend the Land Use Code, but provides direction to staff for amending the Land Use Code; and, WHEREAS, the City Council finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN AS FOLLOWS: Section 1: Code Amendment Objective and Direction Council hereby provides direction to the Community Development Director to amend Chapter 26.540, Certificates of Affordable Housing Credit, of the Land Use Code. The objective of the proposed Land Use code amendment is to specify that: • Units must be studios or have 1 or more bedrooms (no dorms); • Fractional units are not eligible for Housing Credits unless they are designated as “for-sale” or have some other permanent deed restriction that requires the unit to be built back following demolition; • Staff should get additional feedback from the APCHA Board and the Planning & Zoning Commission regarding any Category limitations in the program; P296 VII.A. Resolution No. 76, Series 2015 Page 2 of 2 • Only private sector individuals and entities may create Housing Credits (public sector and housing-based non-profits cannot create Housing Credits); • Unless a proposal is for 100% affordable housing, all units created for Housing Credits must be for-sale; and • Project must be located within the City of Aspen. Staff should explore options to incentivize housing credit construction east of the round-about. Section 2: This resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the resolutions or ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior resolutions or ordinances. Section 3: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, adopted this 10th day of August, 2015. _______________________________ Steven Skadron, Mayor ATTEST: APPROVED AS TO FORM: _______________________________ ______________________________ Linda Manning, City Clerk James R True, City Attorney P297 VII.A. Regular Meeting Planning & Zoning Commission May 19, 2015 Other Business – Code Amendment Discussion Ms. Garrow informed P&Z there is no set timeframe yet for the potential code amendments to be in front of City Council. In preparation, Staff is gathering feedback regarding the items being discussed at tonight’s meeting. Elevators in Commercial / Mixed-Use Buildings Ms. Garrow stated there are two possible additions regarding elevators in commercial buildings. a) Add a requirement for elevators to provide access to all floors in a commercial or mixed-use building. Currently, there are no requirements. b) Add a requirement for separate elevators for residential and commercial uses. Mr. Bendon noted the Gap building as an example of item a). The elevator does not serve all units on all floors. Mr. Walterscheid commented the elevator in the Gap building does reach the basement, but the tenant modified the basement space which eliminated access to the elevator for the ground floor commercial tenants using the basement for storage. Mr. Walterscheid agrees there should be access provided to the trash, recycle and utility areas for commercial tenants. Mr. Bendon stated Staff would prefer to avoid situations requiring retrofits to address ADA requirements or changes in use for a building. Ms. Tygre noted there are existing buildings without elevators. Mr. Walterscheid agrees with the intent of the change requested. Mr. Goode feels requiring multiple elevators may require significant space and cost. The commission generally agrees with the requirement of elevators to ensure access, but questioned the requirement of physically separate elevators for residential and commercial uses. Certificates of Affordable Housing Ms. Garrow reviewed the six proposed modifications as listed below. 1) Public Sector Limits Staff is proposing to codify Council’s previously provided direction that no public sector or non-profit entity may use the program. Mr. Walterscheid asked about the exclusion of non-profits. Mr. Bendon stated the idea was to not allow entities who utilize public dollars, especially local public dollars, to utilize the program. P&Z felt the change sounded reasonable. 2) Dormitory Units Staff is recommending dormitory units not be eligible for credits. They want to avoid people creating dormitory units for credits. Page 2 P298 VII.A. Regular Meeting Planning & Zoning Commission May 19, 2015 Ms. Tygre and Mr. McNellis felt this was acceptable because dormitory units do not satisfy the long term needs of the housing program. Mr. Mesirow would like to see if the units could somehow be included. 3) Fractional Credits Staff is recommending codifying the ability to provide credit for any overage created as units are built to satisfy a requirement. Staff believes this may encourage owners to build more units onsite. Mr. Goode asked how the City deals with past situations when owners had an overage they were not compensated for at the time. Mr. Bendon replied the change would only impact applications moving forward from the date approved. P&Z supports the proposed change. 4) Sales Limitations Staff is proposing only for sale units be allowed for housing credits. Mr. Goode would like further investigation to determine if rentals could possibly be included. 5) Category Limitations Ms. Garrow stated the Aspen Pitkin County Housing Authority (APCHA) identified the need for lower category units at this time. Staff recommends limiting the credit program to units defined as category 4 or lower. Ms. Tygre agrees with the recommendation. Mr. Walterscheid feels there may be unintended consequences. Mr. Mesirow stated a recent study conducted by the Next Generation Advisory Commission found there was a shortage of higher category units. Mr. Morris stated he understands Mr. Mesirow’s concerns but wants additional information to confirm the need. P&Z supports the proposed change but feels additional information may be helpful to confirm the exact need. 6) Location Limitations P&Z feels it is best to limit the locations to the City of Aspen only at this time to limit sprawl. At some point in the future, it may be necessary to consider the Urban Growth Boundary. Mr. Walterscheid asked staff if any discussions with the county has occurred. Mr. Bendon replied at this time no, but they would welcome a discussion. Timeshare Code Amendment Ms. Garrow reviewed the proposed code changes. Page 3 P299 VII.A. Recommended Changes to the Housing Credit Program Page 1 MEMORANDUM TO: Jessica Garrow, Community Development Department FROM: APCHA Board of Directors Cindy Christensen, Operations Manager THRU: Mike Kosdrosky, Executive Director Cindy Christensen, Operations Manager DATE: July 1, 2015 RE: RECOMMENDED CHANGES TO THE HOUSING CREDIT PROGRAM ISSUE: Community Development Department is taking forward proposed changes to Chapter 26.540 of the Land Use Code that deals with the Certificates of Affordable Housing Credit program. BACKGROUND: The Board reviewed the proposed changes at their Regular Meeting held May 20, 2015. The Board directed staff to bring the discussion back after the Planning and Zoning Commission (P&Z) provided feedback to the Community Development Department (CDD). Below are the proposed changes by the CDD and the feedback from P&Z: • Public Sector Limits: o CDD – Any public sector entity will not be allowed to utilize this program. o P&Z – Agreed with CDD’s proposed change. • Dormitory Units: o CDD – Due to fact that a dormitory unit does not provide the same standard of living as a typical studio, 1-bedroom, etc., provision of dormitory-type units would not be allowed under the Credit program. o P&Z – Agreed with CDD’s proposed change. • Fractional Credits: o CDD – Some developments provide more housing than required. This policy would only allow someone with a full credit to utilize the Credit program; fractional credits would not be allowed. o P&Z – Supported allowing any fractional FTE overage from an on-site unit to be turned into a housing credit. • Sales Limitation: o CDD – Rental units should not be approved in mixed-use projects, only ownership-type units. o P&Z – Agreed with CDD’s proposed change. P300 VII.A. Recommended Changes to the Housing Credit Program Page 2 • Category Limitations: o CDD – Since mitigation for employee housing is required at Category 4 or below, the credit program should be limited to Category 4 or below as well. o P&Z – Agreed with CDD’s proposed change. • Location Limitations: o CDD – The Code does not provide limitations as to where someone could develop affordable units utilizing the credit program. The recommendation is to limit the use of the Credit Program within the City Limits. o P&Z – Agreed with CDD’s proposed change to limit the use of the credit program within the City of Aspen. RECOMMENDATION: The Board reviewed the proposed changes at their regular meeting held July 1, 2015, and recommended the following: • Public Sector Limits – The Board agrees that the program should be allowed for private sector entities and that the public sector and/or non-profit entities should be exempt from utilizing the program. • Dormitory Units – Although there is still a need for dormitory units, the Board agreed that until such time the standard occupancy of 1.0 FTE equates to 150 square feet is readdressed, dormitory unit should be exempt from the program. • Fractional Credits – The Board agreed with the Community Development Department that only full units should be granted the use of the Credit Program and that fractional overages should be exempt. • Sales Limitation – The Board agreed that the program should be utilized for ownership units only, unless a 100% affordable housing project is developed. In this instance, it could be utilized as a for-sale project or a rental project. • Category Limitations – The Board recommends that the credits remain at Category 4 or below. These categories are our biggest need. • Location Limitations – Although there could be an excellent proposed project outside of the City limits, the Board recommends that until such time that the County would adopt a similar program, the credits should only be approved for units provided within the City limits. P301 VII.A. P302 VII.A. P303 VII.A.