Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
agenda.apz.20260304
AGENDA ASPEN PLANNING & ZONING COMMISSION March 4, 2026 4:30 PM, Council Chambers 3rd Floor, 427 Rio Grande Pl, Aspen I.ROLL CALL II.COMMENTS III.MINUTES III.A Draft Minutes - 8/20/25 III.B Draft Minutes - 9/17/26 IV.DECLARATION OF CONFLICT OF INTEREST V.PUBLIC HEARINGS V.A Resolution #03, Series of 2026 - 1301 East Cooper Avenue - Aspen Valley Health Beaumont Affordable Housing Project - Major Public Project, Growth Management Quota System, Special Review, Transportation and Parking Management, and associated reviews VI.OTHER BUSINESS VII.BOARD REPORTS VIII.ADJOURN minutes.apz.20250820 draft.pdf minutes.apz.20250917 draft.pdf AVH Beaumont_Memo_Major Public Project.pdf 1301 E Cooper Avenue_Beaumont AVH Housing_Draft Resolution #__, Series of 2026.pdf AVH Beaumont_Exhibit A_Rezoning Responses .pdf AVH Beaumont_Exhibit B_AH units Special Review Responses.pdf AVH Beaumont_Exhibit C_GMQS Standards Responses.pdf AVH Beaumont_Exhibit D_Major Public Project Review Responses.pdf AVH Beaumont_Exhibit E_Transportation and Parking Management Responses.pdf AVH Beaumont_Exhibit F_Consolidated Application.pdf AVH Beaumont_Exhibit G_Combined Referral Comments.pdf 1 1 TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications 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 11) 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 or not met Revised January 9, 2021 2 2 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION AUGUST 20TH, 2025 Commissioners in attendance: Richard Lai, Deana Juskys, Charlie Tarver, Maryann Pitt, Eric Knight, Tom Gorman and Ken Canfield. Staff present: Daniel Folke, Planning Director Haley Hart, Planner II Emmy Garrigus, Lodging & Commercial Core Program Manager Luisa Berne, Assistant City Attorney Tracy Terry, Deputy City Clerk Commissioner Comments: None. Staff Comments: None Public Comments: None. Minutes: Mr. Gorman motioned to approve the minutes from February 4th, 2025, and the motion was seconded by Ms. Pitt. Mr. Canfield asked for a roll call vote. Roll call vote: Mr. Tarver, abstained; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes. Motion passes. Minutes: Mr. Gorman motioned to approve the minutes from April 16th, 2025, and the motion was seconded by Ms. Pitt. Mr. Canfield asked for a roll call vote. Roll call vote: Mr. Tarver, abstained; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes. Motion passes. Disclosure of Conflicts of Interest: Ms. Juskys has a conflict with the 230 Lake Ave item and left the meeting at 4:37 PM. Submission of Public Notice for Agenda Items: Notice was provided. Public Hearing: 230 Lake Ave - Special Review, RDS, Amendment of an ESA Development Order Applicant Presentation: Sara Adams, Bendon Adams Sarah Adams with Bendon Adams introduced herself and Patrick Carpenter with Poss Architecture. She described the property, zoning, and what they are requesting. She went over the existing conditions and prior approval which included removing the split level and adding a second floor and a basement. They are proposing not to do the second story, reduce the size of the basement by 1000 Sq ft and remove some other areas. She also went over the setbacks and site plan. They have 3 goals, the first is to maintain or cure the non-conforming elements, the second is to have any new construction conform to the land use code, and the third is that the project is consistent with the neighborhood character. Board Questions: Mr. Tarver asked if there is currently approval through 2026. Ms. Adams replied yes, it is approved through 2026 and this would extend the vested rights for 3 years. 3 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION AUGUST 20TH, 2025 Ms. Pitt asked if there is a general contractor in place to start the project. Ms. Adams replied yes. Mr. Canfield asked if they have any questions about the conditions. Ms. Adams replied no. Staff Presentation: Haley Hart, Long Range Planner Ms. Hart went over the project and review criteria as noted in the staff memo. She went over the 2023 P&Z approvals and the proposed changes to those approvals, including reducing the basement, reducing overall floor area and keeping the split level. She went over the three requests in this project. First is the special review, it is non-conforming in 3 aspects: floor area, setbacks, and site coverage. Second is the ESA amendment; staff found the amendment of the ESA development order was appropriate to restate the vesting for Hallam Lake Bluff. Third are the variations to the residential design standards, articulation of building mass and entry connection. There are three options for the articulation of the building mass, since the footprint is to remain largely the same, it prohibits strict compliance with these options and despite that staff believes the proposed structure includes sufficient articulation when viewed from each side of the structure. Staff finds the front entry meets the intent of the standard. Staff recommends approval of the resolution. Board Questions: Mr. Gorman asked how the floor area is the same in the 2025 application as it was in the 2023 approval if there was some downsizing. Ms. Hart replied that the floor area is calculated with exemptions, gross floor area is not looked at, only what the technical floor area is and the applicant is maintaining the amount of calculated floor area. Mr. Canfield mentioned again that he does not believe that this needed special review. Public Comment: None Board Discussion: Ms. Pitt said she doesn’t know how to feel about the mass, she thinks it feels very large. Mr. Tarver said he feels the complete opposite of Maryann, they broke it up into three parts to keep it from being one giant mass. Mr. Lai likes the project. Mr. Knight doesn’t know how he feels about it. Mr. Canfield likes the project and thinks they are doing well with the constraints. Mr. Gorman agrees with Mr. Canfield. Ms. Berne noted to the commissioners that the 2023 approvals allow them to move forward with the bigger project without any other approvals. Motion: Mr. Gorman moved to approve resolution 8 series 2025 granting approval; Mr. Canfield seconded. Roll call vote: Mr. Lai, yes; Mr. Tarver, yes; Ms. Pitt, no; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes; Motion passes. 4 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION AUGUST 20TH, 2025 Other Business: STR Update Staff Presentation: Emmy Garrigus, Lodging & Commercial Core Program Manager Ms. Garrigus presented the background information about the short term rental regulations and the proposed changes as noted in the staff memo. Board Questions: Mr. Gorman asked how often can they find out what actual utilization is. Ms. Garrigus replied that they would be able to look at the tax filing frequency. They discussed more about the information collected by the City. Mr. Gorman asked if the rmf zone is the only zone in which the waitlist has grown. Ms. Garrigus replied no, there are 4 zone districts that have a waitlist that is greater than what the capped numbers are. They discussed other things such as transferring permits, taxes, conditions, and locals renting out their units. Board Discussion: Mr. Knight said he is against the whole program. Mr. Gorman said with regards to 1-6 he supports the process being streamlined. With respect to 7, they have some talking to do. Mr. Lai says he will approve. Ms. Juskys agrees to streamline 1-6 but thinks 7 is more complicated. She is interested in understanding the economic impact of expanding or limiting permits. Mr. Tarver said 1-3 and 5 are fine, against 4 and 6, and for 7 don’t make it worse. Mr. Canfield favors recommending approval in 1-6 and is reluctant to get into the issues that 7 creates. Motion: Mr. Gorman moved to approve resolution 9 series 2025 as amended, Mr. Lai seconded. Mr. Gorman withdrew his motion. Mr. Gorman then moved to approve resolution 9 series 2025 with the changes made and Mr. Lai seconded. Mr. Canfield asked for a roll call vote. Roll call vote: Mr. Lai, yes; Ms. Juskys, yes; Mr. Tarver, no; Ms. Pitt, no; Mr. Knight, no; Mr. Gorman, yes; Mr. Canfield, yes; Motion passes. Motion: Ms. Pitt motioned to extend meeting for 5 minutes to put the items for discussion at the next meeting. Mr. Knight seconded. Mr. Canfield asked for a roll call vote. Roll call vote: Mr. Lai, yes; Ms. Juskys, yes; Mr. Tarver, no; Ms. Pitt, yes; Mr. Knight, no; Mr. Gorman, no; Mr. Canfield, no; Motion denied. 5 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION AUGUST 20TH, 2025 Adjourn: Mr. Gorman motioned to adjourn; Mr. Knight seconded. All in favor. Tracy Terry, Deputy City Clerk 6 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION SEPTEMBER 17TH, 2025 Commissioners in attendance: Max Twarjan, Deana Juskys, Charlie Tarver, Maryann Pitt, Eric Knight, Tom Gorman, Ken Canfield and Teraissa McGovern. Staff present: Daniel Folke, Planning Director Jeff Barnhill, Senior Planner Ben Anderson, Community Development Director Jim True, Special Counsel Tracy Terry, Deputy City Clerk Commissioner Comments: Mr. Tarver asked how to do planning, does he have to do the research himself. Mr. Anderson said they need to have a conversation with staff. Ms. McGovern asked Mr. Anderson how the commissioners get information from the city to start planning. Mr. Anderson replied that they have two jobs as commissioners, reviewing projects against criteria and propose changes to the Land Use Code. Ms. McGovern asked for a list of the policy resolutions that are currently open so they know. Mr. Anderson replied yes and that they would all come before this board eventually. Mr. Knight entered the meeting at 4:35pm Ms. Pitt asked if there is any update on when they will be updating the Aspen Community Plan. Mr. Anderson said that they could talk to city council about that. There are a lot of topics floating around. He said that it needs to happen with majority vote in this board. Staff Comments: None. Public Comments: None. Minutes: Mr. Canfield moved to approve the minutes for January 7th, 2025, and the motion was seconded by Mr. Gorman. Ms. McGovern asked for a roll call vote. Roll call vote: Mr. Twarjan, abstain; Ms. Juskys, abstain; Mr. Tarver, abstain; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes; Ms. McGovern, yes. Motion passes. Minutes: Mr. Canfield moved to approve the minutes for May 7th, 2025, and Mr. Gorman seconded. Ms. McGovern asked for a roll call vote. Roll call vote: Mr. Twarjan, abstain; Ms. Juskys, abstain; Mr. Tarver, yes; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes; Ms. McGovern, yes. Motion passes. Disclosure of Conflicts of Interest: Mr. Canfield is a regular contributor to the Aspen Music School and Institute but believes he can access this application without regard to his contribution to these organizations. Mr. True told him it is not a conflict of interest. Ms. Juskys is a fellow and believes she can be impartial. Mr. Tarver has contributed financially and believes he can be impartial. Submission of Public Notice for Agenda Items: Notice was provided. 7 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION SEPTEMBER 17TH, 2025 Public Hearing: Aspen Meadows Affordable Housing Project - Major Planned Development Amendment - Use Variation - Certificates of Affordable Housing Credit - and Other Relevant Reviews Applicant Presentation: Jessica Garrow-Design workshop Ms. Garrow said they are bringing an application to amend the planned development. She emphasized these are three of our longest standing nonprofits in the community who are not developers but have a real critical housing need and were working to address it on their own properties without asking for city land or financing. They are a huge economic driver for the community. Ms. Garrow explained the project was driven by the real need for housing for the long-term success of these organizations, united under housing the Aspen idea, mind, body, spirit. She said that some people are commuting from as far as Grand Junction. The housing would create significant peak trip reductions: 51% for the Aspen Institute, 54% for the Music Festival, and 66% for the Physics Center. The proposal includes 60 deed-restricted units across three parcels: Aspen Institute: 13 units for full-time, part-time, seasonal, visa, and intern staff. Music Festival: 13 units for full-time, part-time staff, program participants, and faculty. Physics Center: 30 units for academic program participants. Richard Stettner from the Aspen Institute explained a bit about the Institute, its programs, attendees, and needs. The housing would reduce Highway 82 traffic and allow on-site storage instead of trucking supplies from Rifle. Jenny Elliott from the Music Festival explained that when they began, everyone lived in Jerome. Now that is not the case, so they are always looking for places for staff faculty and students to stay in the summer. They are a part of this community and housing is their biggest risk. A lot of their staff live in Snowmass, adding to the highway traffic. Josh Frieman, Chair of the Board of Trustees at the Physics Center explained that lack of affordable rental housing for their visiting scientists is really threatening the survival of the Aspen Center for Physics. The housing plan is aimed at shoring up the institution and ensuring that it can continue contributing both to the community and the world of knowledge for decades to come. Ms. Garrow said they are requesting 10-year vested rights, they need a longer vesting period to make sure that they coordinate on construction and have time for fundraising. She explained the zoning, site plan, parking and transportation, trails, and site proposals. Board Questions: Mr. Twarjan said most of his questions were answered. Mr. Canfield asked how they decide on the number of units to include. Mr. Stettner responded that they analyzed the amount of staff they have and put together a model that was larger and they reduced it to fit the neighborhood. Ms. Elliott said they started with parking and retention, they ended up with 13 units. Mr. Frieman said they looked to see what was reasonable to maintain the serenity of the campus and bringing everyone from Snowmass Village. Mr. Canfield asked how they will decide who gets the units. Mr. Stettner said the first priority will be the staff along with seasonal and J1’s. They will have a policy for this. Ms Elliott said they already have a policy for this. They would give first priority to year-round staff, then either faculty or summer staff focusing on people who spend most of their time at the Meadows. 8 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION SEPTEMBER 17TH, 2025 Mr. Canfield asked what the plan for pedestrian access to the tent and Harris Hall if the walkway is removed. She said the walkway will still be there and they are adding another walkway at 4th street. Ms. Pitt asked if they contemplated into making a road across the field. Ms. Garrow replied that area has conservation rights. Mr. Canfield asked if they have already raised money for a portion of the project. Mr. Stettner said they have raised a significant amount of money already. Mr. Canfield asked if they could get by with 3 years. Mr. Stettner said that is not comfortable, maybe somewhere in between. Ms. Elliott said it is more about planning to try and build it as quickly as possible; they have some of the money but not most of it. Mr. Frieman said they don’t have a history of fundraising, so they are in the beginning stages of starting a fundraising campaign. As soon as they have the funds they want to build and build quickly. Mr. Canfield asked when they expect construction would be finished. Ms Garrow replied without an approval in hand they can not move forward in planning. As each partner moves forward they will take tme to think about what kind of construction they will be looking for. There is a goal of coordination as much as possible and as short of time frame for construction as possible. Physics is very strongly motivated as the years go by housing costs get higher and they lose more participants. Mr. Gorman asked if the 20 spot parking lot is only for people using the essential public facility. Mr. Frieman responded it will serve anyone who is serving as a physicist on a given week. Mr. Gorman then asked if there is a possibility of incrasing the parking and Mr. Garrow replied there is no space to add more parking. Mr. Gorman asked if visitors will be allowed to bring vehicles. Mr. Frieman replied they will not be allowed to or there will be a strong constriction to ensure that parking lot doesn’t overflow. There will be 2 golf carts, and they are beefing up their bike fleet. Mr. Gorman asked if the new easement will coincide with a street area with auto traffic on it. Ms. Garrow said they are proposing to move the trail away from the housing into a better view of the public. Mr. Gorman asked about the units being much smaller that APCHA allows and are the visiting physicists ok with that size. Ms. Garrow replied that everyone has talked about these units having access to the kitchen and laundry facilities of the dorms. Mr. Gorman asked about holding the housing credits. Mr. Stettner replied there is an audit coming up that will potentially generate FTE’s that they have to mitigate for and they would like to reserve some of the credits for that process. Mr. Tarver asked if they have considered capping employee generation growth. Mr. Frieman said they have five employees and that is how many they will have, they do not plan on growing. Ms. Elliott said they already have caps. Mr. Stettner said they do not have caps, but they have employee audits and they don’t plan on growing employees, the purpose is to house existing employees. Staff Presentation: Jeff Barnhill, Senior Planner Mr. Barnhill went over the application. He described the site location, proposed development, planned development project review, the ACP easement situation, use variation, growth management review, transportation and parking, and vested rights as noted in the staff memo. Staff does recommend approval of this project with the conditions outlined in the resolution. They would like to see adjustments to the ACP parking mitigation, the replacement easement, and the vested rights. 9 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION SEPTEMBER 17TH, 2025 Board Questions: Mr. Tarver asked if there can be a condition of approval for parking enforcement. Ms. Juskys asked for clarification on the easement. Mr. Barnhill replied that typically easements are for the public good, not utilizing public right of way that the city already owns. That is the essence that the parks department was trying to get at. Ms. Pitt asked for him to expand on the vested rights concern. Mr. Barnhill said that is just the amount of time to get the building permit in, so they typically don’t support more than 3 years. Mr. Gorman asked if it is necessary that the project be considered in its entirety or it that up to council. Mr. True replied that this was submitted as one application and as of right now needs to be considered as one project. How council decides to more forward with it is up to them. Mr. Canfield said staff is recommending approval even though there are three pieces that staff does not approve. Mr Barnhill said yes staff is in support of this project but would like to see more thought go into those few things. He said they would recommend approval if there were changes made to those three items. Mr Barnhill asked if the commissioners feel the asking and vested rights are sufficient. If not, they need to go back to the drawing board. Mr. Canfield said it puts them in a weird position if there are concerns, shouldn’t those be addressed finally before it comes to P&Z. Staff has leverage over the applicants before approval but once approved, they lose that leverage. Mr. Anderson said in this case they are a recommending body, so he thinks it’s reasonable to identify the concerns and see if the commission agrees or disagrees with staff before it moves forward. Ms. McGovern asked if the trail improvement is the same as the 1994 application. Ms. Garrow said that the easement was never properly vacated and was only available on a landscape plan. Motion: Mr. Canfield moved to continue this application to October 15th, 2025; Ms. Pitt seconded. Roll call vote: Mr. Twarjan, yes; Ms. Juskys, yes; Mr. Tarver, yes; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Mr. Canfield, yes; Ms. McGovern, yes. Motion passes. Adjourn: Mr. Canfield moved to adjourn; Mr. Gorman seconded. All in favor. Tracy Terry, Deputy City Clerk 10 Page 1 of 22 STAFF REPORT TO: City of Aspen Planning and Zoning Commission FROM: Jeffrey Barnhill, AICP, Principal Planner THROUGH: Daniel Folke, AICP, Planning Director MEETING DATE: Wednesday, March 4th, 2026 SUBJECT: Resolution #03, Series of 2026 | 1301 East Cooper Avenue | Aspen Valley Health Affordable Housing Project | Major Public Project, Rezoning, Special Review, Growth Management Quota System, and Parking and Transportation Management __________________________________________________________________ INTENDED OUTCOME: The request of the Planning and Zoning Commission is to consider the following land use code review processes for changes to 1301 East Cooper Avenue: • Amendments to the Official Zone District Map - Rezoning (Land Use Code Section 26.310) - The subject property is located in the Moderate-Density Residential (R- 15) zone district. The Applicant seeks rezone of this property to Residential Multi- Family (RMF). • Special Review: Affordable Housing Unit Standards (Land Use Code Section 26.430) - The purpose of special review is to ensure site-specific review of certain dimensional requirements, mitigation requirements, encroachments, lighting or subdivision standards, which are specifically authorized to be altered or amended by specific provisions of this Title in order to maintain the integrity of the City's Zone Districts and the compatibility of the proposed development with surrounding land uses. • Growth Management Quota System Review (Land Use Code Section 26.470) - There are no annual allotment limits for Affordable Housing; however, the development must demonstrate compliance with the applicable criteria. The Growth Management Quota System criteria ensure that growth and development occurs in an orderly and efficient manner in the City, ensure sufficient public facilities are present to accommodate growth and development, ensure that growth and development does not overextend the community's ability to provide support services, including employee housing, traffic control and parking, and to ensure 11 Page 2 of 22 that the resulting employees generated and impacts created by development and redevelopment are mitigated by said development and redevelopment. • Major Public Project (Land Use Code Section 26.500) - The purpose in identifying and applying alternative review standards for certain developments eligible for such treatment is to provide a more flexible, streamlined, thorough, and coordinated review of public projects, or when it is determined by the City Council to be in the best interests of the community to do so. This project is eligible for this review as it is an affordable housing project developed by a public agency. • Transportation and Parking Management (Land Use Code Section 26.515) – The applicant has submitted a Transportation Impact Analysis and a Parking Plan which models the number of trips generating during peak traffic hours and parking needs of the proposed development. EXECUTIVE SUMMARY: The Applicant proposes demolishing the existing 25-unit affordable housing development and redeveloping the site with 60 affordable housing units spread out over 7 new structures. This review is subject to heightened timeline requirements. According to Land Use Code Section 26.500 – Major Public Project - City Council shall approve, approve with conditions, or deny an application for Public Project Review within sixty (60) days of the Community Development Director’s acceptance of a complete land use application. Staff finds that all applicable criteria have been met with the conditions provided in the attached Resolution and recommends that the City of Aspen Planning and Zoning Commission approve Resolution #03, Series of 2026. The Aspen Valley Hospital District is a public agency and as such qualifies for Public Project Review and a 60-day review period. DISCUSSION: Background: The subject site is located east of Aspen and is currently zoned Moderate -Density Residential (R-15) with a Lodge Preservation (LP) Overlay. The Beaumont property was formerly known as the Crestahaus Lodge. The Crestahaus Logdge operated as a lodge with a few dorm units until 2000 when the Aspen Valley Hospital purchased the property. Resolution No. 57, Series of 2000 (Reception #449996) approved a Conditional Use for Affordable Housing on site. That is how the property has been operated since the approvals in 2000. The applicant provides a more in-depth look at the background of the property in Exhibit F (Application). 12 Page 3 of 22 Figure 1: Site Location . Project Summary: The proposed project is a full redevelopment consisting of demolishing the existing structures on site and redeveloping the site with 60 affordable housing units spread out over 7 buildings with 59 parking spaces and amenities. The project requires rezoning the lot from Moderate-Density Residential (R-15) with a Lodge Preservation Overlay to Residential Multi-family (RMF). The proposed project meets the requirements of the dimensions allowed in the Residential Multi-family zone district. The allowed Floor Area Ratio of the site (53,543 sq. ft.) at the proposed density of 60 units is 1.25:1. This equates to approximately 66,928 square feet of allowable floor area (53,543 x 1.25). The applicant proposes well below 66,928 square feet with a gross floor area of 43,000 square feet but only 24,992.48 sq. ft. of calculated floor area. Additionally, the height of the structures range s 13 Page 4 of 22 from 25-30.5 feet which is below the 32 feet height limitation allowed in the proposed RMF zone district. The proposed housing units range from 616.66 square feet to 1,087.49 square feet. This is below the unit maximum for the RMF zone district requirement of 2,000 square feet. The proposed 59 parking spaces meet the requirements for parking on the site (Figure 4). Figure 2: Proposed Project Dimensions Figure 3: Net Livable Calculations 14 Page 5 of 22 Figure 4: Parking Requirements Figure 5: Proposed Site Plan 15 Page 6 of 22 The proposed site plan (Figure 5) depicts the layout of the site after redevelopment. The seven structures are spread out evenly over the site with some covered and uncovered parking spaces. The proposed structures are modular construction. Modular construction means that the structures are prefabricated in segments then transported and assembled on site. As mentioned previously, the units heights range from 25 -30.5’ in height. The elevations portray the scale and materials of the structures (Figure 6). The materials consist of stone veneer, vertical wood siding, board and batten, metal panels, aluminum privacy fins, and standing seam roofing (Figure 7). Figure 6: Building Elevations Figure 7: Materials 16 Page 7 of 22 Staff Comments: Rezoning (Exhibit A) The subject request is to rezone the property from R-15 Moderate Density Residential to RMF Residential Multi-Family. Current use of the property is affordable housing for Aspen Valley Hospital employees, approved by Conditional Use in 2000. Currently, there are 25 affordable units on the property and are used exclusively by hospital staff. Surrounding uses include a mix of multi-family units, single family and duplex homes. Northwest of the parcel are the East Cooper Townhomes which are deed-restricted, affordable, multi-family units within the AH Affordable Housing zone. They are 3 story multi-family units associated with the Lacet Subdivision. Across Colorado Highway 82 on the north side are the Alpine Cottages Condos, a deed-restricted, affordable, multi- family development. The Alpine Cottages are also three story multi-family units within the AH Affordable Housing zone. Both properties have Planned Development overlays. Immediately south, west and east of the property are a mix of single family and duplex homes in the AH Affordable Housing and R-15 Moderate Density Residential zones. Further east are multi-family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). The R-15 zone allows triplexes and fourplexes that are 100% deed restricted affordable housing, while the AH zone allows a mix of affordable residential uses. Surrounding uses include a mix of multi-family and single family uses, including a number of multi- family affordable units. The proposed units are consistent with other 3 story buildings located on adjacent property north and northwest of the site. The maximum height in the RMF zone is 32 feet, while the adjacent R-15 allows a maximum height of 25 feet. The proposed three story units include one level below grade, so they appear as 2 story units with heights ranging from 26’ to 30’ above finished grade. Staff finds the proposal consistent with multi-family development to the north and northwest, a nd provides an appropriate transition to the adjacent R-15 zone district. The units will comply with residential design standards, the plan provides a vegetative buffer to the west and south, and will be compatible with other residential uses in the neighborhood. The project will comply with the density, intensity and development standards allowed in the RMF zone district. Building elevations and material samples demonstrate compliance with multi-family design standards and will be consistent with the surrounding character. The purpose of the Residential Multi-Family (RMF) Zone District is to provide for the use of land for intensive long-term residential purposes, Short-term Rentals, and customary accessory uses. Lands in the Residential Multi-Family (RMF) Zone District are typically those found in the Aspen infill area, within walking distance of the center of the City or lands on transit routes and other lands with existing concentrations of attached residential dwellings and mixed attached and detached residential dwellings. Staff finds the proposed zone district is appropriate at this location and serves the public interest. Specifically, it provides employee housing for a critical public need, the Aspen Valley Hospital. 17 Page 8 of 22 Affordable Housing Unit Special Review (Exhibit B) The proposed development consists of 60 affordable housing units spread out over 7 new structures. East Aspen is a unique neighborhood with some more dense multi - family development closer to the City center and then more moderate sized single - family/duplex lots headed out of town down Highway 82 and towards Independence Pass. The neighborhood consists of a mixture of affordable multi-family housing unit properties and R-15/R-15B properties. The units consist of garden level, 1st level, and 2nd level with a maximum calculated heights between 25 and 30.5 feet. The height of the units is consistent with the proposed Zone District of R/MF. The proposal fits into the neighborhood context and utilizes natural, earth tones in material design. The units have in-unit storage consistent with small-unit, high-density living. These units are proposed to serve travelling nurses, ER personnel, and clinicians. These types of roles involve 12-hour shifts and higher turnover rate than other positions within the AVH system. These units cater to short-term employees rather than long-term employees. In that regard, significant storage for traveling employees is likely not necessary. According to the applicants, there are other AVH properties that serve longer -tenure employees, more space, and more opportunities for familial growth. However, this amount of storage may be sufficient for traveling employees. One third of the units are garden level, with the required number of light wells. The remaining 40 units have typical windows and may not be above average but will provide sufficient light. The applicant states that this is required to accommodate the number of units necessary for AVH’s needs. Forty-five of the units are 16 square feet below the minimum required size according to APCHA regulations of 560 square feet. The applicant requires the net livable unit sizes of 45 units to be 78% of the required minimum square footage. This means that 45 units do not meet the APCHA minimums with the 20% reduction allowed. The criteria seeks compliance with as many of the four listed conditions as possible. Given the specialized employee the units will primarily serve, it is up to APCHA to determine if the units would meet their guidelines and standards. Some of the units meet all of the 4 standards while others do not. APCHA recommends approval of the request with conditions given the location, proposed use of the units, and proposed amenities. APCHA believes that the additional windows, private deck or patio space, new construction with in-unit washer/dryers, and other locational amenities meet the criteria for the special review of the affordable housing units. APCHA recommends that the units that do not meet the 20% minimum floor area be deed restricted at Category 2 or 3. This does not affect the employees that AVH will be able to rent the units to since the APCHA Regulations have been updated to allow employers to place employees at a higher category or lower category unit as 18 Page 9 of 22 long as the employee works for that employer and is held to the rental rate for the category. Growth Management Quota System (Exhibit C) The AACP serves as a guide for the future of the City of Aspen. The AACP is an aspirational document that identified the values, goals, and ideas of the community. The document has continued to guide the City of Aspen forward to achieve those values, goals, and ideas. The Aspen Idea is described in the Aspen Area Community Plan as a concept that allows for balance not only to our community but to each individual in our community. That to live a fulfilling life, one must be stimulated in mind, body, and spirit and that your community itself can (and should) provide all three. The Aspen Idea is now a cornerstone of our heritage and identity in the City of Aspen. “The Aspen Idea is a legacy that has established Aspen as a place to cultivate lifelong education, civic engagement, physical health, personal responsibility, spiritual development and an environmental consciousness. It is a fundamental awareness that mind, body and spirit can be fully integrated parts of a whole and balanced person, and this interconnectedness entails the cultivation of all three. At a basic level, this valuable concept can help provide balance to our community and to our individual lives.” (AACP, page 14) Several elements of the proposed development complies with the 2012 Aspen Area Community Plan (AACP). There is an entire section in the Aspen Area Community Plan titled “The Lifelong Aspenite”. This section explores the demands and essential services required to create a healthy community for all residents. It mentions collaboration amongst health care provides, non -profits, Aspen Valley Hospital, Health and Human Services, Law Enforcement, Fire Department, Public Health, and other entities in creating a he althy environment for all citizens in the City of Aspen. The Lifelong Aspenite Philosophy is that “Providing reasonable health and human services for anyone who calls the Aspen area ‘home’ is integral to the long -term sustainability of our community.” (AAC P, page 58) This was a new addition to the Aspen Area Community Plan in 2012 to attempt to comprehensively address the health and human services needed to support our community. “For the first time, the Aspen Area Community Plan includes a chapter that highlights the services needed to help nurture and support a healthy community. While past community plans have promoted a high quality of life through growth management tools, affo rdable housing policies, environmental programs and transportation initiatives, they did not comprehensively address the health and human services needed to support our community. This chapter focuses on the sustainability of our entire community through h ealth, safety, economic and family services. It is important to note that many of the policies contained in this chapter state that the community should “ensure” that various 19 Page 10 of 22 individual health and human services needs are met. By this the plan supports, encourages, and advocates for these worthy aspirations of our community. The plan is not a guarantee or an expectation that local government will subsidize or have a direct role in implementing these ideas.” (AACP, page 59) The Lifelong Aspenite section of the AACP places emphasis on providing opportunities for people of all ages and abilities to achieve a higher quality of life through the following methods. Figure 8: Lifelong Aspenite Excerpt Aspen Valley Hospital District has a key role in some of the public safety and health and well-being policy sections of the Aspen Area Community Plan, showing how the Hospital District is a vital part of our community. These include: - Public Safety Policies II.1 Ensure a safe community. - Health and Well-Being Policies III.1 Promote community-wide collaboration to address health and social service needs throughout the community and in association with new development. III.2 Ensure that a comprehensive health care system exists and that the community is aware of the system. III.3 Ensure that residents, regardless of payer source, have access to primary care including prevention, palliative care, long -term care and health maintenance services. 20 Page 11 of 22 These Policies are further broken out into a number of activities that the Aspen Valley Hospital was recognized as a key institution for the implementation of: II.1.g Strengthen local and regional emergency response teams. III.1.a Conduct a Community Health Assessment for the Aspen Area every 5 years and analyze, prioritize, and implement findings. III.1.b Identify specific gaps in our health and social service networks III.2.b Strengthen partnerships and communication between health care agencies and providers to enhance community health programming, cohesive case management, and electronic communication. III.2.e Support future opportunities and programs that will maximize the local benefits of Health Care Reform. III.3.a Work with local and regional healthcare partners to develop, implement, and align community health priorities through the Community Health Assessment. III.3.b Determine and address the need for improved access to Medicare, Medicaid, CHP+ and indigent care providers in the Aspen Area. III.3.c Collaborate with local, regional, and state organizations to implement policy. III.3.d Support Community efforts to attract and engage health care providers to share in the provision of health services to residents over 65 and people with disabilities. III.3.g Support partnerships to create year -round safety education and prevention programs, and secure funding. A strong health and human services sector can lead to better, healthier outcomes for all of our community. The AACP recognized the importance of the Aspen Valley Hospital, its role, and its function in supporting our community. The applicant is looking to maintain their level of service and the benefit that they provide the community by housing it’s own employees within City of Aspen city limits. The impact letter from Aspen Valley Health states that, “For Aspen Valley Health, having affordable housing is not a perk, but rather a necessity to maintain world-class healthcare for our community.” Additionally, there are times when health care workers need to return to the hospital as quickly as possible. Housing workers in city limits provides that opportunity to be within minutes from the hos pital and there in a moments notice. Staff believes that this will lead to better outcomes for all of the community. The Aspen Area Community Plan also found that there were common linkages to The Lifelong Aspenite, including affordable housing opportunities. “Our success in creating affordable housing and a demographically diverse year-round community has resulted in increased needs for services related to health, education and safety. Creating job, volunteer, and educational opportunities that support our eco nomy will help ensure the community continues to support the Lifelong Aspenite. Affordable housing is critical to the 21 Page 12 of 22 success of ensuring that future generations are able to call Aspen home.” (AACP, page 59) To this end, the proposal from Aspen Valley Health meets several other criteria from the AACP, including: - Aspen Idea Policies I.2 Encourage collaboration among non -profit organizations, local government, local businesses and individuals. I.4 Support and encourage activities and community infrastructure, both social and physical, that enable and sustain the Aspen Idea. II.1 Maintain the legacy of the Aspen Idea by enhancing and preserving our non -profit and quasi-public facilities and spaces, and ensuring that development of new facilities is consistent with community goals. - Managing Growth for Community & Economic Sustainability Policies VI.3 Preserve and enhance our non -profit and quasi -public facilities and spaces. - Housing Policies I.2. Deed-restricted housing units should be utilized to the maximum degree possible. II.1 The housing inventory should bolster our socioeconomic diversity. IV.2. All affordable housing must be located within the Urban Growth Boundary. IV.5 The design of new affordable housing should optimize density while demonstrating compatibility with the massing, scale and character of the neighborhood. Having a healthy community was one of the cornerstones of the Aspen Area Community Plan. The hospital is committed to providing housing for their employees that will sustain if not increase the level of care for people who need to use hospital services. Staff believes that this will lead to better, healthier outcomes in the community for not only full -time residents, but for seasonal workers, visitors, tourists, and other community members. Aspen Valley Health Hospital and Medical Center (AVH) is a public agency providing essential services to the public. This type of project is eligible for the City’s Public Projects review process (Section 26.500 Public Projects). This process provides an alternative review path for a few different scenarios including, “Affordable housing projects developed by the City, a governmental entity, a quasi -municipal organization, or public agency, by itself or in conjunction with an agent or private developer.” This project is a Major Public Project and as such the City has ~60 days to review and provide approval/disapproval from the Planning and Zoning Commission and City Council. 22 Page 13 of 22 The development has sufficient public facilities to accommodate growth and development. The Engineering Report prepared by Jevon Poston, P.E. with SGM -Inc. identifies all applicable utility providers for the site. Holy Cross Energy is the electric service provider, CenturyLink provides tele communications/fiber, water service is provided by the City of Aspen Water Department, and sanitary sewer service is provided by the Aspen Consolidated Sanitation District. The applicant has not included ability to serve letters from all major utilities in this application; however, these will be a condition of approval for the application to move forward to building permit. All utilities will be required to serve the development or the development may not be able to move forward until those issues are resolved. A Transportation Impact Analysis was provided by the applicant team that identifies the peak number of new vehicle trips generated from the development. The project is located on a state highway and the applicant w ill be required to fully mitigate the trips that they generate. A Condition of Approval has been added to the Planning and Zoning Commission Resolution to that end. The development design and construction is proposed to maintain the character and ambiance of the City. The project is located in East Aspen where Cooper Avenue turns back into Highway 82 towards Independence Pass. This area of town has a mix of adjacent Affordable Housing multi-family projects and R-15/R-15B properties. This property has served as deed-restricted, affordable, multi-family housing for the Aspen Valley Hospital since 2000, following the purchase of the former lodge by the hospital and the approval of affordable housing as a Conditional Use. Currently, there are 24 habitable units on the property and are used exclusively by hospital staff. The property shares a property line with East Cooper Townhomes – a deed-restricted, affordable, multi-family development associated with the Lacet Subdivision. Immediately to the north of this property across Highway 82, is the Alpine Cottages Condos, a deed - restricted, affordable, multi-family development. Both of these proximate projects are three stories in height and are part of Planned Development overlays. While not adjacent, going further east are multi-family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). Major Public Project (Exhibit D) The Major Public Project review criteria require that: A. The proposed project complies with the zone district limitations or is otherwise compatible with neighborhood context. B. The proposed project supports stated community goals. C. The proposed project complies with all other applicable requirements of the Land Use Code. D. The proposed project receives all development allotments required by Chapter 26.470, Growth Management Quota System. The proposed project complies with the zone district limitations or is otherwise compatible with neighborhood context. In this case the proposal would shift the zoning from R-15 (Moderate Density Residential) to RMF (Residential Multi -Family). Should 23 Page 14 of 22 the Rezoning be approved, the project as proposed would meet this criterion – as it has been designed to meet the basic dimensional requirements of the RMF zone. As to compatibility with neighborhood context, this property has served as deed - restricted, affordable, multi-family housing for the Aspen Valley Hospital since 2000, following the purchase of the former lodge by the hospital and the approval of affordable housing as a Conditional Use. Currently, there are 24 habitable units on the property and are used exclusively by hospital staff. The property shares a property line with East Cooper Townhomes – a deed-restricted, affordable, multi-family development associated with the Lacet Subdivision. Immediately to the north of this property across Highway 82, is the Alpine Cottages Condos, a deed -restricted, affordable, multi-family development. Both of these proximate projects are three stories in height and are part of Planned Development overlays. While not adjacent, going further east are multi - family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). In staff’s analysis, should the Rezoning to RMF be approved, it is clear the project would meet this criterion. But due to the proximity of other multi -family uses and the established use of the property as 100% affordable housing for more than 25 years, staff also finds that the project meets the more general intention of being compatible with the existing neighborhood context. The proposed project supports stated community goals. Most notably, the 2012 Aspen Area Community Plan in its Housing Chapter (p.38) has as its Vision: “We believe that a strong and diverse year -round community and a viable and healthy work force are fundamental cornerstones for the sustainability of the Aspen Area community.” From the section’s Philosophy Statement: “We are committed to providing affordable housing because it supports: • A stable community that is invested in the present and future of the Aspen Area. • A reliable workforce, also resulting in greater economic sustainability. • Opportunities for people to live in close proximity to where they work. • A reduction in adverse transportation impacts. • Improved environmental sustainability. • A reduction in down valley growth pressures. • Increased citizen participation in civic affairs, non -profit activities, and recreation programs. 24 Page 15 of 22 • A better visitor experience, including and appreciation of our genuine, lights -on community. • A healthy mix of people, including singles, families and seniors.” This analysis could identify several other policies within the AACP that support this project. Staff could also point to the City’s Affordable Housing Strategic Plan for further statements of alignment with this project. However, the essence of this project continues a multi -decade commitment by this community to ensure that we were doing our best to provide housing for our workforce and in setting the foundation for a lived- in community. Aspen Valley Hospital, like many of Aspen’s employers, is at a seemingly existential moment in meeting the housing demands for their employees. In the narrative provided within the application, these primarily one -bedroom units are conceived to meet the greatest of AVH’s staff housing needs as the organization works to provide the healthcare that the community depends on. The AACP and the Land Use Code are also concerned with making sure that affordable housing fits within the development fabric of the community and the neighborhood context. As discussed above, staff finds that the project as designed supports these outcom es as well. Transportation and Parking Management (Exhibit E) The number of vehicle trips projected for a new development like this need to be offset with alternative modes of transportation (the Land Use code refers to these as ‘mobility measures’). For instance, if the project generates 10 vehicle trips during peak times, then a commensurate number of mobility measures are required. BendonAdams has prepared a Transportation Impact Analysis for the property. The Transportation Impact Study prepared by BendonAdams informed the anticipated number of trips generated. According to the study, 31.2 additional vehicle trips are generated during the peak hours. The applicants TIA suggests that they will be mitigating for 5.87 trips utilizing the City of Aspen TIA Toolkit. This does not come close to satisfying their trip mitigation. These current measures include: 1. Bicycle Parking 2. Bikeshare Program 3. End of Trip Facilities 4. Trip Reduciton Marketing/Incentive Program 5. Participation in TOP The applicant will need to show how they are mitigating the rest of their trips using Transportation Demand Management and MMLOS Measures. This requirement will be included in the Conditions of Approval for the project. 25 Page 16 of 22 The entirety of the proposed development is located adjacent to the Roaring Fork Transportation Authority (RFTA) Mountain Valley shuttle. This route provides Mountain Valley residential areas on a fixed route free of charge. This shuttle also provides door-to-door service in the area for $1. Figure 9: Mountain Valley Shuttle (https://www.rfta.com/routes/city-of-aspen) The applicant proposes 60 affordable housing units with 59 parking spaces. A typical development of this magnitude would require at least 63 parking units. In this area of town with a multi-family (as a single use) property the applicant must provide at least 60% of the required parking as on-site parking spaces. That would equal 38 parking spaces. The applicant proposes 59 parking spaces but will need to mitigate for the other 4 parking units. 26 Page 17 of 22 Figure 10: Parking Plan Table 1: Parking Requirements for Residential Multi-Family Land Use Code Parking Impact Requirement Calculations [Per Table 26.515-1] Use Parking Requirement (in units) Residential Multi-Family (as a single use) Lesser of 1 unit per bedroom or two units per Dwelling Unit 27 Page 18 of 22 Table 2: Parking Requirements by Zone District The applicant can utilize fee-in-lieu to satisfy their parking requirements. Currently, the applicant team does not propose mitigating fully for their parking spaces. Additionally, the applicant has options to meet their TIA requirements. These options have not been presented yet to staff to verify. These will be required as a condition of approval for the proposal. Referral Comments: This project was referred out to a full Development Review Committee consisting of Fire, Sanitation, Building, Parks, Zoning, Engineering, Water, APCHA, Transportation, Parking, and Environmental Health. Below are the comments/recommended conditions of approval for the proposed project. Some of these comments will be addressed during building permit review, others has translated into conditions of approval within the draft Resolution. Engineering & Transportation: 1. The Transportation Impact Analysis and Parking Requirements for the project shall be finalized prior to building permit approval according to the Engineering and Transportation Departments. The design team will collaborate with the departments to explore mitigation techniques. Physical and/or service improvements are the preferred method of mitigation with fee-in-lieu permitted for any remaining unmitigated trips or parking spaces. 2. The Beaumont Housing development must comply with the Chapter 25 of the Municipal Code and the most recent version of the Water Distribution Standards. The development shall enter into a Memorandum of Understanding with the City of Aspen Utility department for the procurement of necessary water modeling for the expansion of the water distribution system. All necessary water modeling and fire suppression calculations must be submitted to and approved by the Utility Department prior to the application for building permit. The final design and alignment, construction sequencing, testing, and commissioning of any new 28 Page 19 of 22 water main line cannot be done without the approval of the City of Aspen Utility Department. The development will be required to provide as -built drawings and easements of a new water main in accordance with the Water Distribution Standards. 3. The survey should be tied to two City of Aspen Monuments. 4. Water modeling must be done to verify water service can be provided to the property. A Memorandum of Understanding will need to be signed for the water modeling service. Currently, the proposed development has not completed the steps necessary to verify water capacity is available for the development. 5. Full fire suppression calculations prepared by a fire suppression system designer are required for any service line proposed over 2”. Fire flow calculations must be done to verify water main capacity. 6. The water main must be Ductile Iron Pipe. The water main must be looped. The water main connection points must all be a 3-valve complex. This should be reflected in the plans. 7. An 10ftx10ft easement is required for the fire hydrant. A 3 -valve complex is required for the fire hydrant tie in. 8. The proposed water line easement language should be finalized and recorded after water line installation and commission and before Certificate of Occupancy. 9. Confirm there is no covered parking over the proposed City of Aspen Water Main. No encroachments into the Water Main Easement will be permitted. 10. All installation, testing, and as-built requirements must be met to the satisfaction of the City of Aspen Utility Department and completed according to the most recent version of the Water Distribution Standards. 11. There shall only be one combined domestic and fire suppression tap in the water main. The water service line shall not be split until after the entry point into the building according to the City of Aspen Water Distribution Standards. 12. The entrance driveway should be considerably narrower. The drive aisle is 24’, 3ft wings on either side is appropriate for curb return. The curb cut into HWY 82 should be a total of 30ft. Excessive width is a risk factor for pedestrians using the trail. The existing curb cut is dimensionally appropriate. 13. Demonstrate that a standard garbage truck is able to pick up trash even if cars are occupying all of the spaces. 14. Aspen Valley Hospital is already a TOP member, this an existing condition. TOP membership cannot be utilized to fulfill the TDM TIA requirements. 15. We-Cycle membership is not an option for fulfilling TDM TIA requirements. The proposed development could purchase We-cycle equipment in coordination with We-cycle to fulfill the TDM requirement. 16. Car share memberships can be utilized as an option to fulfill TDM TIA requirements. 17. End of trip facilities are not an applicable measure for residential projects. End of trip facilities can only be utilized for the development of commercial type projects. Another measure will need to be done to fulfill the TDM TIA requirements. 29 Page 20 of 22 18. For bike parking to be utilized as a MMLOS TIA measure, it must be demonstrated that there is sufficient parking for the entire development. The current proposal does not appear to provide enough bike parking for every unit to have a bike parking spot. 19. The existing We-Cycle station should remain, but any new location should be in full compliance with applicable codes. The number of bike slots shall not be reduced. 20. Any boulder walls outside of private property will require a Permanent Revocable Encroachment License. It must be shown that these walls are required for use of the property. Any retaining wall over 4ft in total height will require a plan and stamp from a registered structural engineer. Parks: 1. The applicant shall coordinate East of Aspen Trail impacts with the Parks and Open Space Department prior to the submission of a building permit application and throughout construction activity. a. An East of Aspen Trail Detour Plan to accommodate all construction activities which warrant full and partial closures of East of Aspen Trail shall be submitted and approved by the Parks and Open Space Department prior to the issuance of a building permit application. b. Adjustments to East of Aspen Trail and adjacent retaining features within the perpetual trail easement area and adjoining right-of-way shall be coordinated with the Parks and Open Space Department prior to the issuance of a building permit application. 2. The Parks and Open Space Department requests a reduction in width of the East of Aspen Trail crossing to improve safety for the traveling public. a. The applicant shall adhere to City of Aspen Concrete Trail Specifications for new concrete trail segment to be tied into East of Aspen Trail. b. The applicant shall adhere to City of Aspen Asphalt Trail Specifications for the replacement of all asphalt trail surfaces disturbed along East of Aspen Trail. i. Full depth asphalt replacement along the East of Aspen Trail adjoining the Beaumont property is scheduled to occur in Summer 2026. 3. The applicant shall identify an e-bike charging station location with adequate clearance and separation from East of Aspen Trail. a. Clarify proposed footprint and proposed quantity of docking points. b. Is the proposed e-bike charging station location also anticipated to function as a concrete sidewalk and pathway into and out of Building Two? Zoning: 30 Page 21 of 22 1. Please have the surveyor include steep slope areas in the lot survey to correctly determine the net lot area. 2. Please include more details about how buildings 4 -6 are connected in order to determine the correct subgrade floor area calculation. This could be in the form of full building floor plans or other exhibits. 3. Include subgrade wall diagrams that support the subgrade exposure listed in the floor area tables. 4. Include floor area exhibits that depict deck area. 5. There should be a net livable plan for each unit type (i.e. five net livable plans, one for each room type). 6. Height measurements are taken on each roof plane individually. For buildings 4 - 6, please revisit the height measurement and calculate the roof plane heights separately, per Sec. 26.575.020.f, Measuring Building Heights. 7. Please include details that show the location and extent of exterior mechanical equipment. 8. Revise the height of the retaining wall in the front setback to be below 30” tall, per Sec. 26.575.020.e.5.k. 9. Proposed outdoor lighting should meet the requirements of Sec. 26.512, Outdoor Lighting, at permit submission. Please remove the outdoor lighting plan from the application. 10. The application does not provide 100% of required on -site parking. While the proposal only needs to provide 60% as on-site parking per Sec. 26.515.050, Meeting Parking Requirements, any remaining parking requirements should be mitigated via cash-in-lieu. Please update the application. 11. The We-Cycle station location should not be included on any proposed site plans. Please note that the location will be determined at a later date. Building: 1. An accessible route needs to be extended to every building per 2021 IBC 1108.7.1.1. The accessible route is required to comply with Section 403 of 2017 A117.1. 2. Accessible units are required to have an accessible route to lower or upper floor levels. 3. All accessible parking spaces must have an access aisle and must be accessible spaces per 2017 A117.1 502.4. The parking space must comply with A117.1 502.2 4. All units must be either Type A or B construction complian t with 2017 A117.1 1103 and 1104 with proper access to each unit per 2017 A117.1 Chapter 4. Aspen Pitkin County Housing Authority: 1. Approval of the project as proposed. Although some of the units are smaller, they all come within 16 sq. ft. of meeting the 20% reduction limitation. Also, some of 31 Page 22 of 22 the units are more than 50% below grade. With the windows, private deck, or patio, in-unit washer/dryers, along with the other improvements, APCHA recommends approval of the units as proposed. 2. APCHA would recommend that the 20 units that are below the minimum square footage be deed restricted at a lower category – Category 2 or 3. This does not affect the employee that AVH would want to rent the unit to as the Regulations now allow for an employer to place an employee at a higher category into a lower category unit as long as the employee works for that employer, but is held to the rental rate for the category. 3. A deed restriction shall be recorded prior to Certificate of Occupancy. 4. All tenants must be approved by APCHA prior to move in. RECOMMENDATIONS: Staff recommends that the Planning and Zoning Commission approve Resolution #03, Series of 2026 with conditions. Proposed Motion: “I move to approve Resolution #03, Series of 2026 with the conditions listed in the Resolution.” ATTACHMENTS: Resolution #03, Series of 2026 Attachment A – Rezoning Staff Responses Attachment B – Affordable Housing Unit Special Review Staff Responses Attachment C – Growth Management Quota System Staff Responses Attachment D – Major Public Project Staff Responses Attachment E – Transportation and Parking Management Staff Responses Attachment F – Consolidated Application Attachment G – Combined Referral Comments 32 P&Z Resolution #03, Series of 2026 Page 1 of 7 RESOLUTION #03 (SERIES OF 2026) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL OF A REZONING, AFFORDABLE HOUSING SPECIAL REVIEW, GROWTH MANAGEMENT QUOTA SYSTEM REVIEW, MAJOR PUBLIC PROJECT, AND TRANSPORTATION AND PARKIGN MANAGEMENT REVIEW FOR THE CONSTRUCTION OF A 60-UNIT AFFORDABLE HOUSING DEVELOPMENT AT THE PROPERTY COMMONLY KNOWN AS 1301 EAST COOPER AVENUE; LEGALLY KNOWN AS, A PARCEL OF LAND BEING A PART OF THE RIVERSIDE ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO…(FULL LEGAL DESCRIPTION FOUND IN EXHIBIT A) COUNTY OF PITKIN, STATE OF COLORADO. Parcel ID: 2737-181-00-047 WHEREAS, the Community Development Department received an application from Aspen Valley Hospital District, a Colorado Special District, Aspen Valley Health, 401 Castle Creek Road, Aspen, CO 81611 (Applicant) requesting approval for the following land use review approvals: • Amendments to the Official Zone District Map: Rezoning pursuant to Land Use Code Section 26.310; and, • Special Review: Affordable Housing Unit Standards pursuant to Land Use Code Section 26.430; and, • Growth Management Review pursuant to Land Use Code Section 26.470; and, • Major Public Projects pursuant to Land Use Code Section 26.500; and, • Transportation and Parking Management pursuant to Land Use Code Section 26.515; and, WHEREAS, the application for development proposes demolishing the existing structures on site and developing an Affordable Housing development consisting of 60 affordable housing units spread out over seven buildings on site; and, WHEREAS, the Community Development Department Staff reviewed the application for compliance with the applicable review standards; and, WHEREAS, the Development Review Committee, consisting of the Aspen Consolidated Sanitation District, City Engineering, the Building Department, the Environmental Health Department, the Parks Department, the Aspen/Pitkin County Housing Authority, and the Utilities Department provided referral comments to the Community Development Department; and, WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, reviewed, and considered the recommendation of the Community Development Director and took and considered public comment at a duly noticed public hearing on March 4, 2026; and, 33 P&Z Resolution #03, Series of 2026 Page 2 of 7 WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development proposal meets the applicable review criteria, and that approval of the request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the City of Aspen Planning and Zoning Commission approves Resolution #03, Series of 2026, by a ___ to ___ (_-_) vote, recommending approval of the request for Rezoning, Special Review, Growth Management Review, Major Public Project Review, and Transportation and Parking Management. NOW, THE CITY OF ASPEN PLANNING AND ZONING COMMISSION HEREBY RECOMMENDS TO ASPEN CITY COUNCIL APPROVAL OF THE PROJECT SUBJECT TO THE FOLLOWING REVIEWS AND CONDITIONS: Section 1: Approved Dimensional Standards: The Commission recommends approval to develop the Aspen Valley Health – Beaumont parcel based upon the following dimensional standard representations: Dimensional Standards Table Dimensional Representations Floor Area* 24,992.48 sq ft of calculated floor area Building Heights 25-30.5 ft. Setbacks Front: 5 ft Sides: 5+ ft Rear: 5+ ft * - these dimensions shall have up to 10% flexibility as part of the approved dimensional standards – dimensions are approximate and may vary during design development. All requirements are proposed to meet the RMF Zone District Standards unless otherwise varied. Section 2: Aspen Pitkin County Housing Authority Conditions of Approval: 1. Approval of the project as proposed. Although some of the units are smaller, they all come within 16 sq. ft. of meeting the 20% reduction limitation. Also, some of the units are more than 50% below grade. With the windows, private deck, or patio, in-unit washer/dryers, along with the other improvements, APCHA recommends approval of the units as proposed. 2. APCHA would recommend that the 20 units that are below the minimum square footage be deed restricted at a lower category – Category 2 or 3. This does not affect the employee that AVH would want to rent the unit to as the Regulations now allow for an employer to place an 34 P&Z Resolution #03, Series of 2026 Page 3 of 7 employee at a higher category into a lower category unit as long as the employee works for that employer, but is held to the rental rate for the category. 3. A deed restriction shall be recorded prior to Certificate of Occupancy. 4. All tenants must be approved by APCHA prior to move in. Section 3: Parks Department Conditions of Approval: 1. The applicant shall coordinate East of Aspen Trail impacts with the Parks and Open Space Department prior to the submission of a building permit application and throughout construction activity. a. An East of Aspen Trail Detour Plan to accommodate all construction activities which warrant full and partial closures of East of Aspen Trail shall be submitted and approved by the Parks and Open Space Department prior to the issuance of a building permit application. b. Adjustments to East of Aspen Trail and adjacent retaining features within the perpetual trail easement area and adjoining right-of-way shall be coordinated with the Parks and Open Space Department prior to the issuance of a building permit application. 2. The Parks and Open Space Department requests a reduction in width of the East of Aspen Trail crossing to improve safety for the traveling public. a. The applicant shall adhere to City of Aspen Concrete Trail Specifications for new concrete trail segment to be tied into East of Aspen Trail. b. The applicant shall adhere to City of Aspen Asphalt Trail Specifications for the replacement of all asphalt trail surfaces disturbed along East of Aspen Trail. i. Full depth asphalt replacement along the East of Aspen Trail adjoining the Beaumont property is scheduled to occur in Summer 2026. 3. The applicant shall identify an e-bike charging station location with adequate clearance and separation from East of Aspen Trail. a. Clarify proposed footprint and proposed quantity of docking points. b. Is the proposed e-bike charging station location also anticipated to function as a concrete sidewalk and pathway into and out of Building Two? Section 4: Engineering & Transportation Department Conditions of Approval: 1. The Transportation Impact Analysis and Parking Requirements for the project shall be finalized prior to building permit approval according to the Engineering and Transportation Departments. The design team will collaborate with the departments to explore mitigation techniques. Physical and/or service improvements are the preferred method of mitigation with fee-in-lieu permitted for any remaining unmitigated trips or parking spaces. 2. The Beaumont Housing development must comply with the Chapter 25 of the Municipal Code and the most recent version of the Water Distribution Standards. The development shall enter into a Memorandum of Understanding with the City of Aspen Utility department for the procurement of necessary water modeling for the expansion of the water distribution system. All necessary water modeling and fire suppression calculations must be submitted to and approved by the Utility Department prior to the application for building permit. The 35 P&Z Resolution #03, Series of 2026 Page 4 of 7 final design and alignment, construction sequencing, testing, and commissioning of any new water main line cannot be done without the approval of the City of Aspen Utility Department. The development will be required to provide as-built drawings and easements of a new water main in accordance with the Water Distribution Standards. 3. The survey should be tied to two City of Aspen Monuments. 4. Water modeling must be done to verify water service can be provided to the property. A Memorandum of Understanding will need to be signed for the water modeling service. Currently, the proposed development has not completed the steps necessary to verify water capacity is available for the development. 5. Full fire suppression calculations prepared by a fire suppression system designer are required for any service line proposed over 2”. Fire flow calculations must be done to verify water main capacity. 6. The water main must be Ductile Iron Pipe. The water main must be looped. The water main connection points must all be a 3-valve complex. This should be reflected in the plans. 7. An 10ftx10ft easement is required for the fire hydrant. A 3-valve complex is required for the fire hydrant tie in. 8. The proposed water line easement language should be finalized and recorded after water line installation and commission and before Certificate of Occupancy. 9. Confirm there is no covered parking over the proposed City of Aspen Water Main. No encroachments into the Water Main Easement will be permitted. 10. All installation, testing, and as-built requirements must be met to the satisfaction of the City of Aspen Utility Department and completed according to the most recent version of the Water Distribution Standards. 11. There shall only be one combined domestic and fire suppression tap in the water main. The water service line shall not be split until after the entry point into the building according to the City of Aspen Water Distribution Standards. 12. The entrance driveway should be considerably narrower. The drive aisle is 24’, 3ft wings on either side is appropriate for curb return. The curb cut into HWY 82 should be a total of 30ft. Excessive width is a risk factor for pedestrians using the trail. The existing curb cut is dimensionally appropriate. 13. Demonstrate that a standard garbage truck is able to pick up trash even if cars are occupying all of the spaces. 14. Aspen Valley Hospital is already a TOP member, this an existing condition. TOP membership cannot be utilized to fulfill the TDM TIA requirements. 15. We-Cycle membership is not an option for fulfilling TDM TIA requirements. The proposed development could purchase We-cycle equipment in coordination with We-cycle to fulfill the TDM requirement. 16. Car share memberships can be utilized as an option to fulfill TDM TIA requirements. 17. End of trip facilities are not an applicable measure for residential projects. End of trip facilities can only be utilized for the development of commercial type projects. Another measure will need to be done to fulfill the TDM TIA requirements. 18. For bike parking to be utilized as a MMLOS TIA measure, it must be demonstrated that there is sufficient parking for the entire development. The current proposal does not appear to provide enough bike parking for every unit to have a bike parking spot. 36 P&Z Resolution #03, Series of 2026 Page 5 of 7 19. The existing We-Cycle station should remain, but any new location should be in full compliance with applicable codes. The number of bike slots shall not be reduced. 20. Any boulder walls outside of private property will require a Permanent Revocable Encroachment License. It must be shown that these walls are required for use of the property. Any retaining wall over 4ft in total height will require a plan and stamp from a registered structural engineer. Section 5: Zoning Department Conditions of Approval: 1. Please have the surveyor include steep slope areas in the lot survey to correctly determine the net lot area. 2. Please include more details about how buildings 4-6 are connected in order to determine the correct subgrade floor area calculation. This could be in the form of full-building floor plans or other exhibits. 3. Include subgrade wall diagrams that support the subgrade exposure listed in the floor area tables. 4. Include floor area exhibits that depict deck area. 5. There should be a net livable plan for each unit type (i.e. five net livable plans, one for each room type). 6. Height measurements are taken on each roof plane individually. For buildings 4-6, please revisit the height measurement and calculate the roof plane heights separately, per Sec. 26.575.020.f, Measuring Building Heights. 7. Please include details that show the location and extent of exterior mechanical equipment. 8. Revise the height of the retaining wall in the front setback to be below 30” tall, per Sec. 26.575.020.e.5.k. 9. Proposed outdoor lighting should meet the requirements of Sec. 26.512, Outdoor Lighting, at permit submission. Please remove the outdoor lighting plan from the application. 10. The application does not provide 100% of required on-site parking. While the proposal only needs to provide 60% as on-site parking per Sec. 26.515.050, Meeting Parking Requirements, any remaining parking requirements should be mitigated via cash -in-lieu. Please update the application. 11. The We-Cycle station location should not be included on any proposed site plans. Please note that the location will be determined at a later date. Section 6: Building Department Conditions of Approval: 1. An accessible route needs to be extended to every building per 2021 IBC 1108.7.1.1. The accessible route is required to comply with Section 403 of 2017 A117.1. 2. Accessible units are required to have an accessible route to lower or upper floor levels. 3. All accessible parking spaces must have an access aisle and must be accessible spaces per 2017 A117.1 502.4. The parking space must comply with A117.1 502.2 4. All units must be either Type A or B construction compliant with 2017 A117.1 1103 and 1104 with proper access to each unit per 2017 A117.1 Chapter 4. Section 7: Vested Rights: 37 P&Z Resolution #03, Series of 2026 Page 6 of 7 Three (3) years of vested rights is recommended for this project by the Planning and Zoning Commission. Section 8: Material Representations 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 Planning and Zoning Commission, are hereby incorporated in such site development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 9: Existing Litigation 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 10: Severability 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. APPROVED by the Commission at its meeting on March 4, 2026. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: _____________________________ __________________________ Jim True, Special Counsel Teraissa McGovern, Chair ATTEST: ____________________________ Tracy Terry, Deputy Clerk Exhibits: Exhibit A: Full Legal Description 38 P&Z Resolution #03, Series of 2026 Page 7 of 7 Exhibit A: Full Legal Description 39 Exhibit A Rezoning Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 1 of 3 Sec. 26.310.090. - Rezoning—Standards of review. In reviewing an amendment to the Official Zone District Map, the City Council and the Planning and Zoning Commission shall consider: (a) Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Response: The subject request is to rezone the property from R-15 Moderate Density Residential to RMF Residential Multi-Family. Current use of the property is affordable housing for Aspen Valley Hospital employees, approved by Conditional Use in 2000. Currently, there are 25 affordable units on the property and are used exclusively by hospital staff. Surrounding uses include a mix of multi -family units, single family and duplex homes. Northwest of the parcel are the East Cooper Townhomes which are deed -restricted, affordable, multi -family units within the AH Affordable Housing zone. They are 3 story multi-family units associated with the Lacet Subdivision. Across Colorado Highway 82 on the north side are the Alpine Cottages Condos, a deed-restricted, affordable, multi -family development. The Alpine Cottages are also three story multi -family units within the AH Affordable Housing zone. Both properties have Planned Development overlays. Immediately south, west and east of the property are a mix of single family and duplex homes in the AH Affordable Housing and R -15 Moderate Density Residential zones. Further east are multi-family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). The R-15 zone allows triplexes and fourplexes that are 100% deed restricted affordable housing, while the AH zone allows a mix of affordable residential uses. Surrounding uses include a mix of multi -family and single family uses, including a number of multi - family affordable units. The proposed units are consistent with other 3 story buildings located on adjacent property north and northwest of the site. The maximum height in the RMF zone is 32 feet, while the adjacent R -15 allows a maximum height of 25 feet. The proposed three story units include one level below grade, so they appear as 2 story units with heights ranging from 26’ to 30’ above finished grade. Staff finds the proposal consistent with multi-family development to the north and northwest, and provides an appropriate transition to the adjacent R -15 zone district. The units will comply with residential design standards , the plan provides a vegetative buffer to the west and south, and will be compatible with other residential uses in the neighborhood. This standard is met. (b) Whether and the extent to which the proposed amendment would result in demands on public facilities and whether and the extent to which the proposed amendment would exceed the capacity of such public facilities including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools and emergency medical facilities. 40 Exhibit A Rezoning Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 2 of 3 Staff Response: Utility information is provided in the Engineering letter from SGM Inc. Holy Cross Energy provides electricity to the site and will require relocating overhead lines and placing transformers on the site. No natural gas service is proposed. CenturyLink provides telecommunications to the site. The site is served by a City of Aspen 8” water main located within the East Cooper right-of-way which provides both domestic water and fire protection. Sanitary sewer service is also available in the public right-of-way provided by Aspen Consolidated Sanitation District. A stormwater plan has been provided which includes an onsite storm sewer routed to underground detention discharged on the north end of the site. The project trip generation has identified 31 new peak hour vehicle trips, based on a net increase of 35 units. One driveway is proposed connecting to Colorado Highway 82 and the project is providing 59 on-site parking spaces and is located on a transit route. The project will provide on-site bike parking, which mitigates 5 trips and is next to a public WE-cycle station. The applicant has a number of options to mitigate the remaining 25 trips including providing a shuttle service and incentivizing using transit and biking. Staff finds suitable public infrastructure is in place to serve the project and will not exceed the capacity of existing facilities. This standard is met. (c) Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. Staff Response: The site is largely disturbed with existing development on the property. The site has five existing buildings and parking areas. A tree removal plan has been provided along with a new landscape plan. Vegetation will be retained or re-established largely along the property lines to the west, north and south. An engineering letter was provided by SGM Inc. which indicates no known or observed environmentally sensitive areas, geological or flood hazards exist on the property. Staff finds the project results in no significant adverse impacts to the natural environment. This standard is met. (d) Whether the proposed amendment is consistent and compatible with the community character in the City and in harmony with the public interest and the intent of this Title. Staff Response: The project will comply with the density, intensity and development standards allowed in the RMF zone district. Building elevations and material samples demonstrate compliance with multi-family design standards and will be consistent with the surrounding character. The purpose of the Residential Multi-Family (RMF) Zone District is to provide for the use of land for intensive long-term residential purposes, Short-term Rentals, and customary accessory uses. Lands in the Residential Multi-Family (RMF) Zone District are typically those found in the Aspen infill area, within walking distance of the center of the City or lands on transit routes and other lands with existing concentrations of attached residential dwellings and mixed attached and detached residential dwellings. Staff finds the proposed zone district is appropriate at this location and serves the public interest. Specifically, it provides employee housing for a critical public need, the Aspen Valley Hospital. This standard is met. 41 Exhibit A Rezoning Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 3 of 3 42 Exhibit B AH Special Review Unit Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 1 of 4 Sec. 26.430.040. Review standards for special review. No development subject to special review shall be permitted unless the Planning and Zoning Commission makes a determination that the proposed development complies with all standards and requirements set forth below. (i) Affordable housing unit standards. Whenever a Special Review is conducted to reduce the required percentage that the finished floor level of the unit's net livable area is at or above natural or finished grade, whichever is higher, a recommendation from the Housing Board shall be obtained and all of the following criteria shall be met. The criteria below address only the affordable housing units that require a variation from the standard. (1) The proposed affordable housing units are designed in a manner that is compatible with the character of the neighborhood. Staff Response: The proposed development consists of 60 affordable housing units spread out over 7 new structures. East Aspen is a unique neighborhood with some more dense multi- family development closer to the City center and then more moderate sized single- family/duplex lots headed out of town down Highway 82 and towards Independence Pass. The neighborhood consists of a mixture of affordable multi-family housing unit properties and R- 15/R-15B properties. The units consist of garden level, 1st level, and 2nd level with a maximum calculated heights between 25 and 30.5 feet. The height of the units is consistent with the proposed Zone District of R/MF. The proposal fits into the neighborhood context and utilizes natural, earth tones in material design. Staff finds this criterion to be met. (2) The proposed amount that the affordable housing units are below natural or finished grade, whichever is more restrictive, is an appropriate response to unique site constraints, such as topography. Staff Response: East Aspen is typified as having some site constraints especially around steep slopes and topography. This is not as prevalent on this site as it is in the adjacent McSkimming Road and Mountain Valley communities; however, the slopes and grade do present unique circumstances for properties to manage in this part of town. The applicant states that in order to accommodate the amount of units the hospital needs to house employees, that portions of 20 units were required to be below grade. APCHA recommends approval of the request with conditions given the location, proposed use of the units, and proposed amenities. APCHA believes that the additional windows, private deck or patio space, new construction with in-unit washer/dryers, and other locational amenities meet the criteria for the special review of the affordable housing units. Staff finds this criterion to be met. (3) The proposed affordable housing units are designed in such a manner which exceeds the expectations of the Aspen Pitkin County Housing Authority Guidelines, and promotes the unit's general livability by demonstrating compliance with as many of the following conditions as possible: a. Significant storage, such as additional storage outside a unit. 43 Exhibit B AH Special Review Unit Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 2 of 4 b. Above average natural light, such as adding more window area than the Building Code requires. c. Net livable unit sizes exceed minimum requirement. d. Unit amenities, such as access to outdoor space or private patios. Staff Response: The units have in-unit storage consistent with small unit, high-density living. These units are proposed to serve travelling nurses, ER personnel, and clinicians. These types of roles involve 12-hour shifts and higher turnover rate than other positions within the AVH system. These units cater to short-term employees rather than long-term employees. In that regard, significant storage for traveling employees is not necessary. According to the applicants, there are other AVH properties that serve longer-tenure employees, more space, and more opportunities for familial growth. This amount of storage may be sufficient for traveling employees. One third of the units are garden level, with the required number of light wells. The remaining 40 units have typical windows and may not be above average, but will provide some light. The applicant states that this is required to accommodate the number of units necessary for AVH’s needs. APCHA recommends approval of the request with conditions given the location, proposed use of the units, and proposed amenities. APCHA believes that the additional windows, private deck or patio space, new construction with in-unit washer/dryers, and other locational amenities meet the criteria for the special review of the affordable housing units. Forty-five of the units are 16 square feet below the minimum required size according to APCHA regulations of 560 square feet. The applicant requires the net livable unit sizes of 45 units to be 78% of the required minimum square footage. This means that 45 units do not meet the APCHA minimums with the 20% reduction allowed. Table 1: Square Footage Calculations for Aspen Valley Health Housing Count Unit Type Beds Net Livable Minimum sq. ft. Minimum with 20% Reduction 1 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 44 Exhibit B AH Special Review Unit Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 3 of 4 2 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 3 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 4 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 5 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 6 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 7 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 8 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 9 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. Unit Type Beds Net Livable 1 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. 2 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. 3 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. Unit Type Beds Net Livable 1 Garden Level (GL) 2 1,080.49 sq. ft. 900 sq. ft. 720 sq. ft. Unit Type Beds Net Livable 1 First Level/Second Level (FL/SL 2 1,087.49 sq. ft. 900 sq. t. 720 sq. ft. 2 First Level/Second Level (FL/SL 2 1,087.49 sq. ft. 900 sq. ft. 720 sq. f.t Unit Type Beds Net Livable 1 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 2 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 3 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 4 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 5 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 6 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 7 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 8 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 9 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 10 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 11 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 12 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 13 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 14 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 15 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 16 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 17 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 18 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 19 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 20 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 45 Exhibit B AH Special Review Unit Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 4 of 4 21 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 22 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 23 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 24 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 25 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 26 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 27 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 28 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 29 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 30 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 31 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 32 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 33 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 34 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 35 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 36 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 37 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 38 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 39 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 40 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 41 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 42 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 43 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 44 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 45 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. The units will have outdoor access and private patios. Additionally, the units are within walking distance to many of the outdoor bike/pedestrian trails. The criteria seeks compliance with as many of the four listed conditions as possible. Given the specialized employee the units will primarily serve, it is up to APCHA to determine if the units would meet their guidelines and standards. Some of the units meet all of the 4 standards while others do not. APCHA recommends approval of the request with conditions given the location, proposed use of the units, and proposed amenities. APCHA believes that the additional windows, private deck or patio space, new construction with in-unit washer/dryers, and other locational amenities meet the criteria for the special review of the affordable housing units. APCHA recommends that the units that do not meet the 20% minimum floor area be deed restricted at Category 2 or 3. This does not affect the employees that AVH will be able to rent the units to since the APCHA Regulations have been updated to allow employers to place employees at a higher category or lower category unit as long as the employee works for that employer and is held to the rental rate for the category. In conjunction with APCHA, staff finds these criteria to be met. 46 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 1 of 16 Sec. 26.470 – Growth Management Quota System The Applicant seeks an Affordable Housing Growth Management Quota System (GMQS) allotment to develop the site with 60 affordable housing units. (a) Implement the goals and policies for the City and the Aspen Area Community Plan; Staff Response: The AACP serves as a guide for the future of the City of Aspen. The AACP is an aspirational document that identified the values, goals, and ideas of the community. The document has continued to guide the City of Aspen forward to achieve those values, goals , and ideas. The Aspen Idea is described in the Aspen Area Community Plan as a concept that allows for balance not only to our community but to each individual in our community. That to live a fulfilling life, one must be stimulated in mind, body, and spirit and that your community itself can (and should) provide all three. The Aspen Idea is now a cornerstone of our heritage and identity in the City of Aspen. “The Aspen Idea is a legacy that has established Aspen as a place to cultivate lifelong education, civic engagement, physical health, personal responsibility, spiritual development and an environmental consciousness. It is a fundamental awareness that min d, body and spirit can be fully integrated parts of a whole and balanced person, and this interconnectedness entails the cultivation of all three. At a basic level, this valuable concept can help provide balance to our community and to our individual lives.” (AACP, page 14) Several elements of the proposed development complies with the 2012 Aspen Area Community Plan (AACP). There is an entire section in the Aspen Area Community Plan titled “The Lifelong Aspenite”. This section explores the demands and essential services required to create a healthy community for all residents. It mentions collaboration amongst health care provides, non- profits, Aspen Valley Hospital, Health and Human Services, Law Enforcement, Fire Department, Public Health, and other entities in creating a healthy environment for all citizens in the City of Aspen. The Lifelong Aspenite Philosophy is that “Providing reasonable health and human services for anyone who calls the Aspen area ‘home’ is integral to the long-term sustainability of our community.” (AACP, page 58) This was a new addition to the Aspen Area Community Plan in 2012 to attempt to comprehensively address the health and human services needed to support our community. “For the first time, the Aspen Area Community Plan includes a chapter that highlights the services needed to help nurture and support a healthy community. While past community plans have promoted a high quality of life through growth management tools, affordable housing policies, environmental programs and transportation initiatives, they did not comprehensively address the health and human services needed to support our community. This chapter focuses on the sustainability of our entire community through health, safety, economic and family services. It is important to note that many of the policies contained in this chapter state that the community should “ensure” that various individual health and human services needs are met. By this the plan supports, encourages, and advocates for these worthy aspirations of our 47 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 2 of 16 community. The plan is not a guarantee or an expectation that local government will subsidize or have a direct role in implementing these ideas.” (AACP, page 59) The Lifelong Aspenite section of the AACP places emphasis on providing opportunities for people of all ages and abilities to achieve a higher quality of life through the following methods. Figure 1: Lifelong Aspenite Excerpt Aspen Valley Hospital District has a key role in some of the public safety and health and well - being policy sections of the Aspen Area Community Plan, showing how the Hospital District is a vital part of our community. These include: - Public Safety Policies II.1 Ensure a safe community. - Health and Well-Being Policies III.1 Promote community-wide collaboration to address health and social service needs throughout the community and in association with new development. III.2 Ensure that a comprehensive health care system exists and that the community is aware of the system. III.3 Ensure that residents, regardless of payer source, have access to primary care including prevention, palliative care, long-term care and health maintenance services. These Policies are further broken out into a number of activities that the Aspen Valley Hospital was recognized as a key institution for the implementation of: II.1.g Strengthen local and regional emergency response teams. III.1.a Conduct a Community Health Assessment for the Aspen Area every 5 years and analyze, prioritize, and implement findings. 48 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 3 of 16 III.1.b Identify specific gaps in our health and social service networks III.2.b Strengthen partnerships and communication between health care agencies and providers to enhance community health programming, cohesive case management, and electronic communication. III.2.e Support future opportunities and programs that will maximize the local benefits of Health Care Reform. III.3.a Work with local and regional healthcare partners to develop, implement, and align community health priorities through the Community Health Assessment. III.3.b Determine and address the need for improved access to Medicare, Medicaid, CHP+ and indigent care providers in the Aspen Area. III.3.c Collaborate with local, regional, and state organizations to implement policy. III.3.d Support Community efforts to attract and engage health care providers to share in the provision of health services to residents over 65 and people with disabilities. III.3.g Support partnerships to create year-round safety education and prevention programs, and secure funding. A strong health and human services sector can lead to better, healthier outcomes for all of our community. The AACP recognized the importance of the Aspen Valley Hospital, its role, and its function in supporting our community. The applicant is looking to maintain their level of service and the benefit that they provide the community by housing it’s own employees within the Aspen city limits. The impact letter from Aspen Valley Health states that, “For Aspen Valley Health, having affordable housing is not a perk, but rather a necessity to maintain world-class healthcare for our community.” Additionally, there are times when health care workers need to return to the hospital as quickly as possible. Housing workers in city limits provides that opportunity to be within minutes from the hospital and there in a moments notice. Staff believes that this will lead to better outcomes for all of the community. The Aspen Area Community Plan also found that there were common linkages to The Lifelong Aspenite, including affordable housing opportunities. “Our success in creating affordable housing and a demographically diverse year-round community has resulted in increased needs for services related to health, education and safety. Creating job, volunteer, and educational opportunities that support our economy will help ensure the community continues to support the Lifelong Aspenite. Affordable housing is critical to the success of ensuring that future generations are able to call Aspen home.” (AACP, page 59) To this end, the proposal from Aspen Valley Health meets several other criteria from the AACP, including: - Aspen Idea Policies I.2 Encourage collaboration among non-profit organizations, local government, local businesses and individuals. I.4 Support and encourage activities and community infrastructure, both social and physical, that enable and sustain the Aspen Idea. 49 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 4 of 16 II.1 Maintain the legacy of the Aspen Idea by enhancing and preserving our non-profit and quasi-public facilities and spaces, and ensuring that development of new facilities is consistent with community goals. - Managing Growth for Community & Economic Sustainability Policies VI.3 Preserve and enhance our non-profit and quasi -public facilities and spaces. - Housing Policies I.2. Deed-restricted housing units should be utilized to the maximum degree possible. II.1 The housing inventory should bolster our socioeconomic diversity. IV.2. All affordable housing must be located within the Urban Growth Boundary. IV.5 The design of new affordable housing should optimize density while demonstrating compatibility with the massing, scale and character of the neighborhood. Having a healthy community was one of the cornerstones of the Aspen Area Community Plan. The hospital is committed to providing housing for their employees that will sustain if not increase the level of care for people who need to use hospital services. Staff believes that this will lead to better, healthier outcomes in the community for not only full-time residents, but for seasonal workers, visitors, tourists, and other community members. Aspen Valley Health Hospital and Medical Center (AVH) is a public agency providing essential services to the public. This type of project is eligible for the City’s Public Projects review process (Section 26.500 Public Projects). This process provides an alternative review path for a few different scenarios including, “Affordable housing projects developed by the City, a governmental entity, a quasi-municipal organization, or public agency, by itself or in conjunction with an agent or private developer.” This project is a Major Public Project and as such the City has ~60 days to review and provide approval/disapproval from the Planning and Zoning Commission and City Council. Staff finds that this project implements the goals and policies of the City of Aspen and the AACP. Staff finds this criterion to be met. (b) Ensure that growth and development occurs in an orderly and efficient manner in the City; Staff Response: There are unlimited Residential-Affordable Housing development allotments in the City of Aspen Growth Management Quota System allotments section. The applicant does not request any additional vesting outside of the standard 3 years of vested rights. The project is eligible for the Major Public Project review which is an expedited review for quasi- governmental, or public agencies that are creating affordable housing. The applicant is seeking to rezone to the Residential Multi-family RMF zone district and comply with the development standards of the district. This ensures orderly and efficient land use. Staff finds this criterion to be met. 50 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 5 of 16 (c) Ensure sufficient public facilities are present to accommodate growth and development; Staff Response: The development has sufficient public facilities to accommodate growth and development. The Engineering Report prepared by Jevon Poston, P.E. with SGM-Inc. identifies all applicable utility providers for the site. Holy Cross Energy is the electric service provider, CenturyLink provides tele communications/fiber, water service is provided by the City of Aspen Water Department, and sanitary sewer service is provided by the Aspen Consolidated Sanitation District. The applicant has not included ability to serve letters from all major utilities in this application; however, these will be a condition of approval for the application to move forward to building permit. All utilities will be required to serve the development or the development may not be able to move forward until those issues are resolved. A Transportation Impact Analysis was provided by the applicant team that identifies the peak number of new vehicle trips generated from the development. The project is located on a state highway and the applicant will be required to fully mitigate the trips that they generate. A Condition of Approval has been added to the Planning and Zoning Commission Resolution to that end. Staff finds this criterion is met. – waiting to hear from Chris (d) Ensure that growth and development is designed and constructed to maintain the character and ambiance of the City; Staff Response: The development design and construction is proposed to maintain the character and ambiance of the City. The project is located in East Aspen where Cooper Avenue turns back into Highway 82 towards Independence Pass. This area of town has a mix of adjacent Affordable Housing multi-family projects and R-15/R-15B properties. This property has served as deed-restricted, affordable, multi-family housing for the Aspen Valley Hospital since 2000, following the purchase of the former lodge by the hospital and the approval of affordable housing as a Conditional Use. Currently, there are 24 habitable units on the property and are used exclusively by hospital staff. The property shares a property line with East Cooper Townhomes – a deed-restricted, affordable, multi-family development associated with the Lacet Subdivision. Immediately to the north of this property across Highway 82, is the Alpine Cottages Condos, a deed-restricted, affordable, multi-family development. Both of these proximate projects are three stories in height and are part of Planned Development overlays. While not adjacent, going further east are multi-family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). Staff finds this criterion is met. (e) Ensure the presence of an adequate supply of affordable housing, businesses and events that serve the local, permanent community and the area’s tourist base; Staff Response: The proposed development would ensure the presence of an adequate supply of affordable housing, serving the local, permanent community, and area’s tourist base. Effective medical services provide support to everyone in the community - resident and visitor alike. This 51 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 6 of 16 will provide housing within the roundabout for hospital employees fully funded by the hospital district. Staff finds this criterion is met. (f) Ensure that growth and development does not overextend the community’s ability to provide support services, including employee housing, traffic control and parking; and, Staff Response: The proposed development does not overextend the community’s ability to provide support services. The applicant proposes fully mitigating for their parking requirements on-site with parking spaces. However, they are failing to mitigate for 4 additional parking units. The hospital employees work all different manners of shifts from day work to night work. The Transportation Impact Analysis (TIA) currently is shown as generating 31.2 trips while mitigating only 5.87 trips. The applicant will need to find a way to mitigate the additional 25.28 trips. The hospital district also proposes utilizing a shuttle service to and from the development and utilizes the existing WeCycle station adjacent to the development. Mitigation of the remaining amount of trips will be a condition of approval for the Engineering/Transportation Departments. Staff finds this criterion is conditionally met. (g) Ensure that the resulting employees generated, and impacts created by development and redevelopment are mitigated by said development and redevelopment. Staff Response: The proposed development is an affordable housing request. As previously mentioned, the proposal would create additional affordable housing for the hospital which will potentially lead to healthier outcomes in the City of Aspen and even surrounding area. This housing will be utilized to ensure that the hospital has access to exceptional nurses, doctors, and other hospital staff to be able to live and thrive in this community. The applicant fully mitigates for their parking requirements utilizing allowable outcomes in the Land Use Code. The applicant will be required to fully mitigate their transportation impacts as a condition of approval from the Transportation and Engineering Departments. Staff finds this criterion is conditionally met. 52 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 7 of 16 Sec. 26.470.080 Growth Management Quota System – General Review Standards (a) Sufficient Allotments. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Section 26.470.040(b). Applications for multi-year development allotment, pursuant to Section 26.470.110(a) shall be required to meet this standard for the growth management years from which the allotments are requested. Staff Response: The applicants request a GMQS Affordable Housing Allotment. There are no maximum annual allotments for Affordable Housing. Staff finds this criterion is met. Figure 2: Allotment Table from Land Use Code (b) Development conformance. The proposed development conforms to the requirements and limitations of this Title, of the zone district or a site-specific development plan, any adopted regulatory master plan, as well as any previous approvals, including the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. Staff Response: The proposed development currently conforms with the Conditional Use approval granted from the Planning and Zoning Commission (Resolution No. 57, Series of 2000). The applicant requests a rezoning of the property to Residential Multi -family RMF. The plan as proposed will be fully compliant with the Residential Multi -family zone district if approved. The applicant will need to work with the Engineering and Transportation Departments to fully mitigate their peak vehicle trips that they will be generating. Currently, the applicant proposes only mitigating ~5 trips out of the ~32 trips created by the development. This will be a condition of approval in the proposed Resolution. Staff finds this criterion conditionally met. (c) Public infrastructure and facilities. The proposed development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. 53 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 8 of 16 Staff Response: The proposed development shall upgrade public infrastructure and facilities necessary to serve the project. These improvements shall be at the sole costs of the developer. It is not anticipated that any public infrastructure/facilities will be required to be upgrades; however, if that is to change then this criterion will still be applicable. The applicant has identified all major utility companies that will serve the proposed development. Staff finds this criterion is met. (d) Affordable housing mitigation. (11) For all affordable housing units that are being provided as mitigation pursuant to this Chapter or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540, or for any other reason: i. The proposed units comply with the Aspen/Pitkin County Housing Authority Employee Housing Regulations and Affordable Housing Development Policy, as amended. ii. Required affordable housing may be provided through a mix of methods outlined in this Chapter, including newly built units, buy down units, certificates of affordable housing credit, or cash-in-lieu. iii. Affordable housing that is in the form of newly built units or buy-down units shall be located on the same parcel as the proposed development or located off-site within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Section 26.470.110(b). When off-site units within City limits are proposed, all requisite approvals shall be obtained prior to approval of the growth management application. iv. Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit, pursuant to Chapter 26.540, shall be extinguished pursuant to Section 26.540.120, Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section 26.470.050(f), Employee/Square Footage Conversion. v. If the total mitigation requirement for a project is less than 0.1 FTEs, a cash-in-lieu payment may be made by right. If the total mitigation requirement for a project is 0.1 or more FTEs, a cash-in-lieu payment shall require City Council approval, pursuant to Section 26.470.110(c). vi. Affordable housing units shall be approved pursuant to Section 26.470.100(d), Affordable Housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. vii. Each unit provided shall be designed such that the finished floor level of fifty (50) percent or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. 54 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 9 of 16 Staff Response: The proposal consists of 60 affordable housing units spread out across 7 structures. These are further broken down into 1 and 2-bedroom units. The minimum square footage required by the Aspen Pitkin County Housing Authority for 1-bedroom units are 700 sq. ft. and for 2- bedroom units are 900 square feet. APCHA allows a 20% reduction to the minimum square footage if they applicants can prove that the units are of high quality and that substantial amenities are provided. The applicant team narrowly misses the 20% reduction for all of the type C units (45 units). These units require special review since they are less than the 20% reduction of 560 square feet per unit. Units A-ADA, B, Garden Level, and First Level/Second Level all comply with either the minimum square footage or the minimum with the 20% reduction. The 45 units that do not meet the minimum with the 20% reduction are 78% of the required minimum putting them within 2% of the allowable dimensions – Waiting for APCHA to weigh in. The applicant states that the location is within close walking distance to downtown, near bicycle and walking trails, close to the Cooper Avenue bus stop, and other City amenities. Additionally, the applicant states that the project is able to achieve a higher density of units with a reduction of unit size which helps provide housing options for more workers. The applicant team believes that the layouts provide usable living space and include amenities that directly support long-term occupancy and resident stability with the following improvements: • In-unit washer and dryer • Priv ate decks that extend usable living area and provide outdoor access • On-site parking to meet workforce needs • Modern kitchens, bathrooms, and storage solutions • Durable, high-quality finishes appropriate for long-term interests In Response to the 50% above grade standard, the applicant states that 20 of the 60 units do not meet the 50% above grade standard. The units that they wish to use are pre-fabricated construction with little wiggle room in unit layout. Because of this, the applicant requests special review to accommodate the garden-level units that will not meet the 50% above grade standard. APCHA agrees, or disagrees with these items and the livability standards of the units due to x,y,z, whatever conditions they want. 55 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 10 of 16 Figure 3: Minimum Net Livable Sq. Ft. for Affordable Housing Table 1: Square Footage Calculations for Aspen Valley Health Housing Count Unit Type Beds Net Livable Minimum sq. ft. Minimum with 20% Reduction 1 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 2 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 3 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 4 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 5 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 6 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 7 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 8 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. 9 A - ADA 1 616.66 sq. ft. 700 sq. ft. 560 sq. ft. Unit Type Beds Net Livable 1 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. 2 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. 3 B 1 617.45 sq. ft. 700 sq. ft. 560 sq. ft. Unit Type Beds Net Livable 1 Garden Level (GL) 2 1,080.49 sq. ft. 900 sq. ft. 720 sq. ft. Unit Type Beds Net Livable 1 First Level/Second Level (FL/SL 2 1,087.49 sq. ft. 900 sq. t. 720 sq. ft. 2 First Level/Second Level (FL/SL 2 1,087.49 sq. ft. 900 sq. ft. 720 sq. f.t Unit Type Beds Net Livable 1 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 56 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 11 of 16 2 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 3 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 4 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 5 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 6 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 7 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 8 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 9 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 10 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 11 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 12 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 13 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 14 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 15 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 16 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 17 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 18 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 19 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 20 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 21 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 22 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 23 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 24 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 25 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 26 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 27 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 28 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 29 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 30 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 31 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 32 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 33 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 34 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 35 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 36 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 37 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 38 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 39 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 40 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 41 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 42 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 43 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 44 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. 57 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 12 of 16 45 C 1 543.98 sq. ft. 700 sq. ft. 560 sq. ft. (12) Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied (RO). Staff Response: The proposal consists of 60 affordable housing units spread out across 7 structures. These units will continue to be owned by Aspen Valley Health and leased out to employees at affordable rates, in accordance with the deed restrictions on site. 58 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 13 of 16 Sec. 26.470.100 Growth Management Quota System – Planning and Zoning Commission Applications The following types of development shall be approved, approved with conditions or denied by the Planning and Zoning Commission, pursuant to Section 26.470.060, Procedures for review, and the criteria for each type of development described below. Except as noted, all growth management applications shall comply with the general requirements of Section 26.470.080. Except as noted, the following types of growth management approvals shall be deducted from the annual development allotments, when applicable. Approvals apply cumulatively. (c) Affordable Housing. The development of affordable housing that does not qualify for administrative review and approval under the criteria established in Section 26.470.090(c), shall be approved, approved with conditions, or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.080, and all other applicable review criteria of this Title. If the affordable housing project is located in a historic district or on a historically designated property, the Historic Preservation Commission is the review body for this review. Additionally, the following shall apply to all affordable housing development: (1) The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen Pitkin County Housing Authority Regulations. The developer of the project may be entitled to select the first purchasers, subject to the aforementioned qualifications, pursuant to the Aspen Pitkin County Housing Authority Regulations. The deed restriction shall authorize the Aspen Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Aspen Pitkin County Housing Authority Regulations, as amended. (2) The proposed units may be rental units, including but not limited to rental units owned by an employer, government or quasi-government institution, or non-profit organization if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing associated for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. (3) A combination of "for sale" and rental units is permitted. Staff Response: The proposed development consists of deed-restricted affordable housing development. Aspen Valley Health will retain ownership of the property and units. The units will be rental units and the applicant team will be required to record deed restrictions for each of the units of the development. Staff finds these criteria are met. (d) Demolition or redevelopment of multi-family housing. The City's neighborhoods have traditionally been comprised of a mix of housing types, including those affordable by its working residents. However, because of Aspen's attractiveness as a resort environment and because of the physical constraints of the upper Roaring Fork Valley, there is constant pressure for the redevelopment of dwellings currently providing resident housing for tourist and second-home use. Such redevelopment results in the displacement of individuals and families who are an integral 59 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 14 of 16 part of the Aspen work force. Given the extremely high cost of and demand for market-rate housing, resident housing opportunities for displaced working residents, which are now minimal, will continue to decrease. Preservation of the housing inventory and provision of dispersed housing opportunities in Aspen have been long-standing planning goals of the community. Achievement of these goals will serve to promote a socially and economically balanced community, limit the number of individuals who face a long and sometimes dangerous commute on State Highway 82, reduce the air pollution effects of commuting and prevent exclusion of working residents from the City's neighborhoods. The Aspen Area Community Plan established a goal that affordable housing for working residents be provided by both the public and private sectors. The City and the Aspen/Pitkin County Housing Authority have provided affordable housing both within and adjacent to the City limits. The private sector has also provided affordable housing. Nevertheless, as a result of the replacement of resident housing with second homes and tourist accommodations and the steady increase in the size of the workforce required to assure the continued viability of Aspen area businesses and the City's tourist-based economy, the City has found it necessary, in concert with other regulations, to adopt limitations on the combining, demolition or conversion of existing multi-family housing in order to minimize the displacement of working residents, to ensure that the private sector maintains its role in the provision of resident housing and to prevent a housing shortfall from occurring. The combining, demolition (see definition of demolition), conversion, or redevelopment of multi- family housing shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on compliance with the following requirements: (1) Requirements for combining, demolishing, converting or redeveloping free-market multi- family housing units. Only one (1) of the following three (3) options is required to be met when combining, demolishing, converting or redeveloping a free-market multi-family residential property. To ensure the continued vitality of the community and a critical mass of local working residents, no net loss of density (total number of units) between the existing development and proposed development shall be allowed. c. One hundred (100) percent affordable housing replacement. When one hundred (100) percent of the free-market multi-family housing units are demolished and are solely replaced with deed-restricted affordable housing units on a site that are not required for mitigation purposes, including any net additional dwelling units, pursuant to Section 26.470.190(c) or Section 26.470.100(c), Affordable Housing; all of the units in the redevelopment are eligible for a Certificate of Affordable Housing Credit, pursuant to Chapter 26.540, Certificates of Affordable Housing Credit. Any remaining unused free market residential development rights shall be vacated. Staff Response: The proposal does not involve the demolition of any free-market residential units. This standard is not applicable. (2) Requirements for demolishing deed-restricted, affordable multi-family housing units. In the event a project proposes to demolish or replace existing deed-restricted affordable housing units, the redevelopment may increase or decrease the number of units, bedrooms or net livable area such that there is no decrease in the total number of employees housed by the existing units. The overall number of replacement units, unit 60 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 15 of 16 sizes, bedrooms and category of the units shall comply with the Aspen/Pitkin County Housing Authority Guidelines. Staff Response: The proposed development involves demolishing the existing 25 affordable housing units and replacing them with 60 affordable housing units spread out over 7 buildings. There is no loss of units in the redevelopment and in fact there will be 35 additional deed restricted affordable housing units. Staff finds these criteria are met. (3) Location requirement. Multi-family replacement units, both free-market and affordable, shall be developed on the same site on which demolition has occurred, unless the owner shall demonstrate and the Planning and Zoning Commission determines that replacement of the units on site would be in conflict with the parcel's zoning or would be an inappropriate solution due to the site's physical constraints. When either of the above circumstances result, the owner shall replace the maximum number of units on site which the Planning and Zoning Commission determines that the site can accommodate and may replace the remaining units off site, at a location determined acceptable to the Planning and Zoning Commission, or may replace the units by extinguishing the requisite number of affordable housing credits, pursuant to Chapter 26.540, Certificates of Affordable Housing Credit. When calculating the number of credits that must be extinguished, the most restrictive replacement measure shall apply. For example, for an applicant proposing to replace one (1) one-thousand-square-foot three-bedroom unit at the fifty (50) percent rate using credits, the following calculations shall be used: • Fifty (50) percent of one thousand (1,000) square feet = five hundred (500) square feet to be replaced. At the Code mandated rate of one (1) FTE per four hundred (400) square feet of net livable area, this requires the extinguishments of 1.25 credits; or • A three-bedroom unit = three (3.0) FTEs. Fifty (50) percent of three (3.0) FTEs = 1.50 credits to be extinguished. Therefore, in the most restrictive application, the applicant must extinguish 1.50 credits to replace a three-bedroom unit at the fifty (5) percent rate. The credits to be extinguished would be Category 4 credits. Staff Response: The affordable housing units will remain on site. Staff finds these criteria are met. (5) Timing requirement. Any replacement units required to be deed-restricted as affordable housing shall be issued a certificate of occupancy, according to the Building Department, and be available for occupancy at the same time as, or prior to, any redeveloped free- market units, regardless of whether the replacement units are built on site or off site. Staff Response: There are no proposed free-market units in the proposal. Staff finds this criterion not applicable. (6) Redevelopment agreement. The applicant and the City shall enter into a redevelopment agreement that specifies the manner in which the applicant shall adhere to the approvals 61 Exhibit C GMQS Standards Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 16 of 16 granted pursuant to this Section and penalties for noncompliance. The agreement shall be recorded before an application for a demolition permit may be accepted by the City. Staff Response: A new development agreement will be required for the proposed development. Staff finds this criterion to be met. 62 Exhibit D Major Public Project Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 1 of 3 Sec. 26.500.070. - General review standards. Pursuant to Land Use Code Section 26.500.040.C, the Community Development Director has determined that this application qualifies for Major Public Project Review, triggering a two -step approval process: (1) a recommendation from the Planning and Zoning Commission and (2) a final decision from City Council. The following review standards shall be used in review of any application for Public Projects: a. The proposed project complies with the zone district limitations or is otherwise compatible with neighborhood context . Staff findings: Beyond Public Projects Review, the other primary review requested by this application – is a Rezoning – or more technically, an Amendment to the Official Zone District Map per Chapter 26.310. In this case the proposal would shift the zoning from R -15 (Moderate Density Residential) to RMF (Residential Multi -Family). Should the Rezoning be approved, the project as proposed would meet this criterion – as it has been designed to meet the basic dimensional requirements of the RMF zone. As to compatibility with neighborhood context, this property has served as deed- restricted, affordable, multi -family housing for the Aspen Valley Hospital since 2000, following the purchase of the former lodge by the hospital and the approval of affordable housing as a Conditional Use. Currently, there are 24 habitable units on the property and are used exclusively by h ospital staff. The property shares a property line with East Cooper Townhomes – a deed-restricted, affordable, multi -family development associated with the Lacet Subdivision. Immediately to the north of this property across Highway 82, is the Alpine Cott ages Condos, a deed-restricted, affordable, multi -family development. Both of these proximate projects are three stories in height and are part of Planned Development overlays. While not adjacent, going further east are multi -family developments on Crystal Lake Road (Aspen Club Condos) and Stillwater Drive (Stillwater Ranch). In staff’s analysis, should the Rezoning to RMF be approved, it is clear the project would meet this criterion. But due to the proximity of other multi -family uses and the established use of the property as 100% affordable housing for more than 25 years, staff also finds that the project meets the more general intention of being compatible with the existing neighborhood context. This criterion is met. b. The proposed project supports stated community goals . Staff findings: Most notably, the 2012 Aspen Area Community Plan in its Housing Chapter (p.38) has as its Vision: “We believe that a strong and diverse year -round community and a viable and healthy work force are fundamental cornerstones for the sustainability of the Aspen Area community.” 63 Exhibit D Major Public Project Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 2 of 3 From the section’s Philosophy Statement: “We are committed to providing affordable housing because it supports: • A stable community that is invested in the present and future of the Aspen Area. • A reliable workforce, also resulting in greater economic sustainability. • Opportunities for people to live in close proximity to where they work. • A reduction in adverse transportation impacts. • Improved environmental sustainability. • A reduction in down valley growth pressures. • Increased citizen participation in civic affairs, non -profit activities, and recreation programs. • A better visitor experience, including and appreciation of our genuine, lights-on community. • A healthy mix of people, including singles, families and seniors. This analysis could identify several other policies within the AACP that support this project. Staff could also point to the City ’s Affordable Housing Strategic Plan for further statements of alignment with this project. However, the essence of this project continues a multi-decade commitment by this community to ensure that we were doing our best to provide housing for our workforce and in setting the foundation for a lived - in community. Aspen Valley Hospital, like many of Aspen’s employers , is at a seemingly existential moment in meeting the housing demands for their employees. In the narrative provided within the application, these primarily one -bedroom units are conceived to meet the greatest of AVH’s staff housing needs as the organization works to provide the healthcare that the community depends on. The AACP and the Land Use Code are also concerned with making sure that affordable housing fits within the development fabric of the community and the neighborhood context. As discussed above, staff finds that the project as designed supports these outcomes as well. This criterion is met. c. The proposed project complies with all other applicable requirements of the Land Use Code. Staff findings: In staff’s review of the application, there is not a need for a variation or a variance of any type to applicable provisions in the land use code. The project has been reviewed against dimensional requirements of the RMF Zone District, Parking and Transportation, Residential Design Standards , and Growth Management – and has been found to be compliant. This criterion is met . d. The proposed project receives all development allotments required by Chapter 26.470, Growth Management Quota System. 64 Exhibit D Major Public Project Review Criteria Staff Findings Beaumont Affordable Housing Project Planning and Zoning Commission & City Council Page 3 of 3 Staff findings: One hundred percent of the proposed development consists of deed - restricted, affordable housing. The project is not required for mitigation purposes, nor is it intended to generate certificates of affordable housing credits. The Land Use Code does not prescribe development allotments for affordable housing projects. Staff finds this criterion to be not applicable. 65 Exhibit E Transportation and Parking Management Review Criteria Staff Findings Beaumont Affordable Housing Planning and Zoning Commission & City Council Page 1 of 5 Section 26.515 – Transportation and Parking Management Section 26.515.030. – Transportation Mitigation a. General requirements. All applicable development shall mitigate its projected transportation impacts as provided in this Chapter. Refer to the Transportation Impact Analysis (TIA) for project applicability. Mobility requirements shall be satisfied through use of the following approaches, either alone or in combination 1.Mobility Measures. Applicable development must provide Transportation Demand Management (TDM) and Multi-Modal Level of Service (MMLOS) measures as provided for in the Transportation Impact Analysis (TIA) Guidelines. These measures shall be maintained for the life of the development. All requirements shall be incorporated in the project’s Development Agreement, pursuant to Chapter 26.490, Development Documents. 2.Surplus Mobility Measures. Upon satisfaction of TIA requirements, a development’s Mobility Plan may include surplus mobility measures, where credit is provided over the minimum TIA requirements and applied towards Parking Requirements outlined in Table 26.515-1. The proportion of surplus mobility measures permitted for a development is outlined in Table 26.515-2. Staff Findings: The number of vehicle trips projected for a new development like this need to be offset with alternative modes of transportation (the Land Use code refers to these as ‘mobility measures’). For instance, if the project generates 10 vehicle trips during peak times, then a commensurate number of mobility measures are required. BendonAdams has prepared a Transportation Impact Analysis for the property. The Transportation Impact Study prepared by BendonAdams informed the anticipated number of trips generated. According to the study, 31.2 additional vehicle trips are generated during the peak hours. The applicants TIA suggests that they will be mitigating for 5.87 trips utilizing the City of Aspen TIA Toolkit. This does not come close to satisfying their trip mitigation. These current measures include: 1. Bicycle Parking 2. Bikeshare Program 3. End of Trip Facilities 4. Trip Reduciton Marketing/Incentive Program 5. Participation in TOP The applicant will need to show how they are mitigating the rest of their trips using Transportation Demand Management and MMLOS Measures. This requirement will be included in the Conditions of Approval for the project. The entirety of the proposed development is located adjacent to the Roaring Fork 66 Exhibit E Transportation and Parking Management Review Criteria Staff Findings Beaumont Affordable Housing Planning and Zoning Commission & City Council Page 2 of 5 Transportation Authority (RFTA) Mountain Valley shuttle. This route provides Mountain Valley residential areas on a fixed route free of charge. This shuttle also provides door-to- door service in the area for $1. Figure 1: Mountain Valley Shuttle (https://www.rfta.com/routes/city-of-aspen) Section 26.515.040. – Parking Requirements a. General requirements. All applicable developments shall accommodate projected parking impacts as provided in this Chapter. Parking Requirements shall be satisfied through the use of the following either alone or in combination. 1. Parking Requirement Calculation. Parking Requirements shall be calculated for each use within a development according to Table 26.515-1. 2. Parking Provision Minimum. Applicable development shall satisfy the minimum Parking Provision Requirement, as calculated in Table 26.515-1. Minimum parking provisions may be reduced in combination with mobility measures and transportation system impact fees in accordance with the standards in Table 26.515-2. 3. Parking Provision Maximum. To create appropriate site planning and provision of parking, applicable development shall not provide on-site parking in excess of one hundred twenty- five percent (125%) of the Parking Provision Maximum requirement in the form of Reserved Parking Spaces or Accessory Parking Spaces, unless the total number of on-site spaces in 67 Exhibit E Transportation and Parking Management Review Criteria Staff Findings Beaumont Affordable Housing Planning and Zoning Commission & City Council Page 3 of 5 excess of one hundred twenty-five percent (125%) of the Parking Provision Maximum are provided as Public Parking Spaces. Staff Findings: The applicant proposes 60 affordable housing units with 59 parking spaces. A typical development of this magnitude would require at least 63 parking units. In this area of town with a multi-family (as a single use) property the applicant must provide at least 60% of the required parking as on-site parking spaces. That would equal 38 parking spaces. The applicant proposes 59 parking spaces but will need to mitigate for the remaining 4 parking units. Figure 2: Parking Plan with 59 parking spaces Land Use Code Parking Impact Requirement Calculations [Per Table 26.515-1] Use Parking Requirement (in units) Residential Multi-Family (as a single use) Lesser of 1 unit per bedroom or two units per Dwelling Unit Table 1: Parking Impact Requirement Prescribed Pursuant to Title 26 68 Exhibit E Transportation and Parking Management Review Criteria Staff Findings Beaumont Affordable Housing Planning and Zoning Commission & City Council Page 4 of 5 b. Fractional Requirement Computed. When any calculation of Parking Requirements results in a fractional unit, that fractional unit may be paid through a cash-in-lieu payment or satisfied through one (1) whole additional on-site parking or mobility commitment credit. Staff findings: There are no fractional parking units for the proposals. Staff find this criterion not applicable. Table 2: Parking Requirements by Zone District Sec. 26.515.050 – Meeting Parking Requirements a. General requirements. Parking Requirements shall be satisfied through the following provisions alone or in combination and described in a project's Mobility Plan: 1. Cash-in-lieu. Cash-in-lieu payments may be made to satisfy Parking Requirements as outlined by zone district in Table 26.515-2, and according to Section 26.515.090. Staff findings: The applicant proposes mitigating for 59 spaces where 63 is required. The applicant has options in how to provide the remaining 4 parking spaces. They can utilize fee-in-lieu to satisfy their parking requirements. Currently, the applicant team does not propose mitigating fully for their parking spaces. Staff finds these criteria to be partially met. 2. Provision of Off-Street Parking. a. On-Site Parking. Off-street parking may be provided on-site in applicable zone districts to satisfy Parking Requirements, with Reserved and Accessory spaces not to exceed the Parking Maximums outlined below in Table 26.515-1. Shared parking may be counted provided that a Shared Parking Agreement and a shared-parking analysis, as approved by the Community Development Director, is executed. Staff findings: The applicant proposes on-site off-street parking to satisfy their parking requirements. Staff finds this criterion to be met. b. Off-Site Parking. Off-street parking may be provided off-site in applicable zone districts to 69 Exhibit E Transportation and Parking Management Review Criteria Staff Findings Beaumont Affordable Housing Planning and Zoning Commission & City Council Page 5 of 5 satisfy Parking Requirements, provided that a Shared Parking Agreement and a shared - parking analysis, as approved by the Community Development Director, is executed. Off- site parking is subject to Special Review per Chapter 26.430 and Section 26.515.080. Staff findings: The applicant proposes no off-site parking solutions. Staff finds this criterion not applicable. c. Reserved and Accessory Spaces. For both On-Site Parking and Off-Site Parking, Reserved and Accessory spaces in excess of the Parking Provision Maximums outlined below in Table 26.515-1 are subject to the Shared Parking standards in Section 26.515.040(a)(3). Staff findings: The application does not exceed the maximum number of allowable on-site spaces. Staff finds this criterion not applicable. 3. Shared Parking Spaces. For both On-Site Parking and Off-Site parking, shared parking spaces may be provided contingent upon a shared parking analysis being completed and a Shared Parking Agreement being executed, as approved by the Community Development Director. Staff findings: The Applicant does not request shared parking as part of the development. Staff finds this criterion not applicable. 4. Mobility Measures. Mobility Measures, as defined in Section 26.515.010(b), may be provided, as follows: a. Where projects are TIA exempt, Mobility Measures may be provided to satisfy Parking Requirements as outlined by zone district in Table 26.515-2. b. Where projects are subject to the TIA, Surplus Mobility Measures (after the minimum TIA mitigation requirements have been met) may be provided to satisfy Parking Requirements as outlined by zone district in Table 26.515-2. The extent to which a project may satisfy its Parking Requirements with Mobility Commitments, On-Site Parking provision, and Cash- in-Lieu will vary by location, according to Table 26.515-2. Staff findings: The applicant has options to meet their TIA requirements. These options have not been presented yet to staff to verify. These will be required as a condition of approval for the proposal. Staff finds this criterion is conditionally met. 70 The S/L/A/M Collaborative, Inc. S/L/A/M Architects, Landscape Architects, & Engineers, P.C. S/L/A/M Construction Services 1 of 2 www.slamcoll.com Aspen Valley Hospital Beaumont Affordable Housing To:Date:2026.02.23City of Aspen Project No.:23348.00 Project: Aspen Valley Hospital – Beaumont Hosing Development The response below is in conjunction with comments from the city building department. These responses are to assist in the changes for the rezoning application. The documents below formalize the detailing of the Schematic Level drawings apart of the rezoning application submission. City Comments and Responses Comment 1 Per 2021 IBC 1108.6.2.2.1, 2% of units per site, are required to be type A. 2% of 60 is 1.2, so 2 type A units, are required. This will be 1 2-bedroom and 1 1-bedroom, as they are required to be dispersed among the various classes of units. RESPONSE: We have 5 ADA Units in the ASPEN and BASALT Buildings (1 and 2) one of which is a two-bedroom unit with the remaining being 1-bedroom units. Per 2021 IBC 1108.7.1.1, all units on one story of each structure shall be provided with an accessible route and type B units. This means that every building's main level will need to be on an accessible route, and have all type B units, other than the 2 required type A units on these accessible stories. RESPONSE: All First Level Units are direct on grade from the parking lot. All First level units are Type B ADA to meet this requirement. Please do not label your unit types as A, B and C, as that implies compliance with the various requirements of ICC A117.1 for accessible units titled as such. RESPONSE: Adjusted Building/ Unit labels, Type A is now labeled as Aspen Units/Building, Type B is now labeled as Basalt Units/Building, Type C is now labeled as Carbondale Units/Building. Comment 2 Per 2021 IBC 1106.2, and 1106.3 (3) a total of 5 accessible parking spaces will need to be provided, with 1 at each building with a type A unit, serving as the shortest accessible route of travel to these units in compliance with 2021 IBC 1106.7. RESPONSE: Added additional ADA space closest to BASALT Building (2-bedroom unit) while remaining ADA spaces remain in existing location. See AS01 for updates. 71 The S/L/A/M Collaborative, Inc. S/L/A/M Architects, Landscape Architects, & Engineers, P.C. S/L/A/M Construction Services 2 of 2 www.slamcoll.com Comment 3 Per 2021 Aspen Energy Code Table C405.13.1, 100% EV ready Spaces to be provided RESPONSE: Added labels to the plan which denote that the parking spaces are EV Ready Spaces Comment 4 Per 2021 IBC 1104.2, Accessible route to trash enclosure required RESPONSE: Adjusted site layout to give accessible access to the Trash enclosure from both ADA buildings. Compost required per 12.05.020(b) but this will not change the sizing requirement for the trash enclosure. RESPONSE: Labeled each dumpster in the plans to read accordingly. Comment 5 2021 IBC 1104.1 requires an accessible route from public streets and sidewalks to each accessible building entrance. The driving surface is not considered to be an accessible route. RESPONSE: Adjusted the site to allow for accessible routes from the ADA units to the public street/ sidewalks. See AS01 for updates. END OF DESCRIBED CHANGES Issued:02.23.2026 Accepted:| By:By:| 72 PROPERTY LINE 5' SETBACK UNDER NEW RESIDENTIAL MULTIFAMILY ZONING EXISTING BIKE PATH SNOW STORAGE E X I S T I N G C I T Y E - B I K E T O R E M A I N H W 8 2 / E C O O P E R A V E COVERED PARKING COVERED PARKING COVERED PARKING COVERED PARKING A L P I N E C O U R T APPROXIMATE LOCATION OF UNDERGROUND STORMWATER VAULT. REF; CIVIL DWGS TRASH ENCLOSURE BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX 99 F E E T 51 FEET 60 FEET 1 3 F E E T 189 FEET N O M O R E T H A N 2 % S L O P E F O R P E D C R O S S I N G A T D R I V E W A Y LE S S T H A N 2 % S L O P E F R O M B . O . C T O S I D E W A L K 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK TRASH BIN COMPOST BIN 48 F E E T 62 FEET 41 FEET COMPACT COMPACT COMPACT COMPACT COMPACT 17 ' - 3 " 8'-0" 8'-6" 8'-6" 8'-6" 18 ' - 0 " PARKING SPOT BELOW COVERED PARKING TO BE EV READY SPACES, TYP. PEDESTRIAN DIRECTNESS FACTOR - WALKING DISTANCE TRANSPORTATION IMPACT ANALYSIS LEGEND PEDESTRIAN DIRECTNESS FACTOR - CROWS FLY SLOPES BETWEEN BACK OF CURB (B.O.C) AND SIDEWALK LANDINGS WITH 0% SLOPE 2% SLOPE AT PEDESTRIAN DRIVEWAY CROSSINGS BICYCLE PARKING -RESIDENTS BICYCLE PARKING -PUBLIC (WERIDE) FEET FEET COMPACT PARKING SPACE ADA ACCESSIBLE ROUTE Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 1 4 : 5 0 A M AS001 12/19/2025 23348.00 SITE PLANPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . N 1/16" = 1'-0"1E SITE PLAN N 73 -6'-0" -5'-0" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING -4'-0" -1'-6" 0" 1'-0" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING 2 BED -ADA TYPE A 1 BED -ADA TYPE A -17'-0 1/4" -16'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING -15'-0 1/4" -12'-6 1/4" -11'-0 1/4" -12'-3 1/4" -14'-3 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING 5'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING 11'-0 1/4" 9'-6 1/4" 7'-0 1/4" 12'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING KEY PLANS LEGEND BUILDING TYPE ASPEN BUILDING TYPE BASALT BUILDING TYPE CARBONDALE REFER TO ARCH SET FOR FULL FLOOR PLANS FINISHED FLOOR ELEVATION 0'-0" IS EQUIVILANT TO 8002'-0" BUILDING SEVEN-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7997'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING SIX-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7996'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING FIVE-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7998'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING THREE-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8002'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING TWO-TYPE A ADA BUILDING TYPE B: BASALT 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,718 TOTAL AREA = 5,154 FIRST FLOOR FINISHED FLOOR ELEVATION: 8003'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING ONE-TYPE B ADA (FIRST LEVEL) BUILDING TYPE: ASPEN 6 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,863 TOTAL AREA = 5,589 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING FOUR-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-6" FOR BUILDING HEIGHT REF: ELEVATIONS UNIT COUNTS 60 TOTAL UNITS 63 TOTAL BEDROOMS 57 - 1 BEDROOM UNITS 3 - 2 BEDROOM UNITS PARKING TOTALS 57 TOTAL SPOTS 44 STANDARD SPOTS 5 HANDICAP SPOTS 5 COMPACT SPOTS 3 TANDEM SPOTS PARKING LOT SQUARE FOOTAGES PAVED/ CONCRETE AREA = 20,910.57 AREA COVERED BY CARPORTS = 9,360.97 *250 SF EXCEPTION PER RESIDENANCE x (SIXTY (60) SEPARATE RESIDENCES) = 15,000SF 9,360.97-15,000 = -5,639.03 SF SQFT TOWARDS FLOOR AREA = 0 SF Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 1 5 : 0 3 A M AS002 12/19/2025 23348.00 KEY PLANSPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/32" = 1'-0"2A FIRST LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"2D FIRST LEVEL - UPPER LEVEL - BUILDING PLAN 1/32" = 1'-0"1A GARDEN LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"1D GARDEN LEVEL - UPPER LEVEL - BUILDING PLAN 1/32" = 1'-0"3A SECOND LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"3D SECOND LEVEL - UPPER LEVEL - BUILDING PLAN Unit Square Footage Floor Level Building # Unit Type Area 00 - Garden Level 01 ASPEN 621.82 SF 00 - Garden Level 01 ASPEN 621.82 SF 00 - Garden Level 01 ASPEN 521.82 SF 01 - First Level 01 ASPEN 621.82 SF 01 - First Level 01 ASPEN 621.82 SF 01 - First Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 00 - Garden Level 02 BASALT 547.75 SF 00 - Garden Level 02 BASALT 547.75 SF 00 - Garden Level 02 BASALT 621.82 SF 01 - First Level 02 BASALT 547.75 SF 01 - First Level 02 BASALT 547.75 SF 01 - First Level 02 BASALT 621.82 SF 02 - Second Level 02 BASALT 547.75 SF 02 - Second Level 02 BASALT 547.75 SF 02 - Second Level 02 BASALT 621.82 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 00 - Garden Level 04 CARBONDALE 547.75 SF 00 - Garden Level 04 CARBONDALE 547.75 SF 00 - Garden Level 04 CARBONDALE 547.75 SF 01 - First Level 04 CARBONDALE 547.75 SF 01 - First Level 04 CARBONDALE 547.75 SF 01 - First Level 04 CARBONDALE 547.75 SF 02 - Second Level 04 CARBONDALE 547.75 SF 02 - Second Level 04 CARBONDALE 547.75 SF 02 - Second Level 04 CARBONDALE 547.75 SF 00 - Garden Level 05 CARBONDALE 547.75 SF 00 - Garden Level 05 CARBONDALE 547.75 SF 00 - Garden Level 05 CARBONDALE 575.75 SF 01 - First Level 05 CARBONDALE 547.75 SF 01 - First Level 05 CARBONDALE 547.75 SF 01 - First Level 05 CARBONDALE 547.75 SF 02 - Second Level 05 CARBONDALE 547.75 SF 02 - Second Level 05 CARBONDALE 547.75 SF 02 - Second Level 05 CARBONDALE 547.75 SF 00 - Garden Level 06 CARBONDALE 547.75 SF 00 - Garden Level 06 CARBONDALE 547.75 SF 00 - Garden Level 06 CARBONDALE 547.75 SF 01 - First Level 06 CARBONDALE 547.75 SF 01 - First Level 06 CARBONDALE 547.75 SF 01 - First Level 06 CARBONDALE 547.75 SF 02 - Second Level 06 CARBONDALE 547.75 SF 02 - Second Level 06 CARBONDALE 547.75 SF 02 - Second Level 06 CARBONDALE 547.75 SF 00 - Garden Level 07 CARBONDALE 547.75 SF 00 - Garden Level 07 CARBONDALE 547.75 SF 00 - Garden Level 07 CARBONDALE 547.75 SF 01 - First Level 07 CARBONDALE 547.75 SF 01 - First Level 07 CARBONDALE 547.75 SF 01 - First Level 07 CARBONDALE 547.75 SF 02 - Second Level 07 CARBONDALE 547.75 SF 02 - Second Level 07 CARBONDALE 547.75 SF 02 - Second Level 07 CARBONDALE 547.75 SF N 74 Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 1 5 : 1 0 A M AS003 12/19/2025 23348.00 ZONING SUMMARYPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . N * NOTE - BUILDINGS 4,5, AND 6 ARE COMBINED AS ONE BUILDING FOR ALL AREA CALCULATIONS, DUE TO THEIR MODULAR CONSTRUCTION THE UNIT SQFT IS CALCULATED BY THEIR MODULAR GROUPING. FLOOR AREA ALLOWABLE (FAA) - EXCEPTIONS THAT APPLY TOWARDS FAA. DECKS / BALCONIES - ANY AREA CALCULATED OVER 15% OF SITE - PROJECT IS UNDER 15% - NO ADDITIONAL SF APPLIED TO PROPOSED FLOOR AREA. PARKING/ CARPORTS - 250SF PER RESIDENCE (X 60 UNITS) (15,000SF), CARPORT AREA IS 9,361 SF - NO ADDITIONAL SF APPLIED TO PROPOSED FLOOR AREA. SUBGRADE AREAS - SEE CHARTS - APPLICABLE ON GARDEN AND FIRST LEVEL UNITS/ BUILDINGS. PITCHED ROOF - SF OF PITCHED ROOFS ARE CALCULATED INTO ABOVE GRADE CALCULATIONS. ALL PLANS AND CALCULATIONS ARE CONCEPTUAL IN NATURE AND INDICATIVE OF DESIGN INTENT. PLANS, LAYOUTS, AND CONFIGURATIONS OF UNITS AND DIMENSIONS THEREOF MAY CHANGE PRIOR TO BUILDING PERMIT SUBMISSION IN CONFORMANCE WITH CITY OF ASPEN RMF ZONING. 14957.08 14957.08 0 0.00% 100.00% 14957.08 7 2476.56 2476.56 0 0.00% 100.00% 2476.56 6* 5* 4*4789.26 4789.26 0 0.00% 100.00% 4789.26 3 2376.86 2376.86 0 0.00% 100.00% 2376.86 2 2625.59 2625.59 0 0.00% 100.00% 2625.59 1 2688.81 2688.81 0 0.00% 100.00% 2688.81 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed SECOND LEVEL - SF TOTAL 10133.55 9862.3 271.25 2.68% 97.32% 9862.3 7 1658.02 1485.66 172.36 10.40% 89.60% 1485.66 6* 5* 4*3410.31 3385.55 24.76 0.73% 99.27% 3385.55 3 1659.84 1659.84 0 0.00% 100.00% 1659.84 2 1659.84 1588.18 71.66 4.32% 95.68% 1588.18 1 1745.54 1743.07 2.47 0.14% 99.86% 1743.07 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed FIRST LEVEL - SF TOTAL 5070.3 173.55 4896.75 96.58% 3.42% 173.55 7 1658.02 0 1658.02 100.00% 0.00% 0 6* 5* 4*3409.18 22.97 3386.21 99.33% 0.67% 22.97 3 1661.12 150.58 1510.54 90.94% 9.06% 150.58 2 1659.84 0 1659.84 100.00% 0.00% 0 1 1745.54 0 1745.54 100.00% 0.00% 0 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed GARDEN LEVEL - SF TOTAL 35,181.86 7 1,631.94 1,631.94 1,631.94 4,904.82 6 1,631.94 1,631.94 1,631.94 4,904.82 5 1,631.94 1,631.94 1,631.94 4,904.82 4 1,631.94 1,631.94 1,631.94 4,904.82 3 1,631.94 1,631.94 1,631.94 4,904.82 2 1,697.94 1,704.94 1,704.94 5,107.82 1 1,849.98 1,849.98 1,849.98 5,549.94 B# Garden Level - Lower Level Garden Level - Upper Level First Level - Lower Level First Level - Upper Level Second Level - Lower Level Second Level - Upper Level Total by Unit Type Proposed Net Livable - Unit SF Only Subtotal 63 60 63 57 7 9 C / 9 Type B ADA 9 8 6 9 C / 9 Type B ADA 9 8 Total 35,136.86 5 9 C / 9 Type B ADA 9 8 Unit C 607.49 543.98 45 Units 24,479.10 4 9 C / 9 Type B ADA 9 9 FL/SL - Unit B - 2BR 1220.48 1087.49 2 Units 2,174.98 3 9 C / 9 Type B ADA 9 9 GL - Unit B - 2BR 1220.48 1080.49 1 Unit 1,080.49 2 9 B / 6 Type A ADA 9 9 Unit B - 1BR 682.15 617.45 3 Units 1,852.35 1 9 A / 9 Type B ADA 9 9 Unit A 683.47 616.66 9 Units 5,549.94 Building # Bed Count Unit Type / Units Accessible Unit Types Parking Req. Parking Provided Unit Type Gross Unit SF Net Unit SF # of Units Total SF by Unit Type Site Breakdown Net Livable SF by Unit Type TOTAL 1658.02 1485.66 172.25 89.60% 10.39% West 436.76 412.23 24.43 94.38% 5.59% South 392.25 308.75 83.5 78.71% 21.29% East 436.76 372.43 64.32 85.27% 14.73% North 392.25 392.25 0 100.00% 0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 07 - First Level TOTAL 3410.31 3385.55 24.76 99.27% 0.73% West 1312.16 1312.16 0 100.00% 0.00% South 392.83 392.83 0 100.00% 0.00% East 1312.16 1287.4 24.76 98.11% 1.89% North 393.16 393.16 0 100.00% 0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 04 (Combination of Buildings 04 + 05 + 06) TOTAL 1659.84 1659.84 0 100.00% 0.00% West 393.16 393.16 0 100.00% 0.00% South 436.76 436.76 0 100.00% 0.00% East 393.16 393.16 0 100.00% 0.00% North 436.76 436.76 0 100.00% 0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 03 - First Level TOTAL 1659.84 1588.18 74.38 95.68% 4.48% West 436.76 434.25 1.49 99.43% 0.34% South 393.16 324.22 72.72 82.47% 18.50% East 436.76 436.55 0.17 99.95% 0.04% North 393.16 393.16 0 100.00% 0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 02 - First Level TOTAL 1745.54 1743.07 2.47 99.86% 0.14% West 436.76 436.76 0 100.00% 0.00% South 436.01 433.54 2.47 99.43% 0.57% East 436.76 436.76 0 100.00% 0.00% North 436.01 436.01 0 100.00% 0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 01 - First Level First Level Exposed & Unexposed Wall Area Total 0 SF towards FAR 9,360.97 250 SF per Residence (60) = 15,000sf (5,639.03) Carport Coverage Allowable SF Parking Lot Total 42,736.49 24,992.48 Gross FAR Square Footage Countable All Levels Total 13,121.17 - 14,957.08 Building 7 1,822.17 0 2,476.56 Building 4, 5, & 6 5,516.90 0 4,789.26 Building 3 1,821.50 0 2,376.86 Building 2 1,900.72 0 2,625.59 Building 1 2,059.88 0 2,688.81 Building # Gross FAR Square Footage Subgrade % Countable Second Level Total 15,007.10 15.59 9,862.07 Building 7 2,098.91 10.4 1,485.59 Building 4, 5, & 6 6,303.62 0.73 3,385.41 Building 3 2,099.60 0 1,659.84 Building 2 2,179.19 4.32 1,588.13 Building 1 2,325.78 0.14 1,743.10 Building # Gross FAR Square Footage Subgrade % Countable First Level Total 14,608.22 490.27 173.33 Building 7 2,039.88 100 - Building 4, 5, & 6 6,171.49 99.33 22.84 Building 3 2,039.88 90.94 150.49 Building 2 2,108.14 100 - Building 1 2,248.83 100 - Building # Gross FAR Square Footage Subgrade % Countable Garden Level Proposed FAR Calculations TOTAL 1658.02 0 1658.02 0.00% 100.00% West 436.76 0 436.76 0.00% 100.00% South 392.25 0 392.25 0.00% 100.00% East 436.76 0 436.76 0.00% 100.00% North 392.25 0 392.25 0.00% 100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 07 - Garden Level TOTAL 3409.18 22.97 3386.55 0.67% 99.34% West 1311.03 21.19 1289.83 1.62% 98.38% South 392.83 0 392.83 0.00% 100.00% East 1312.16 0 1312.16 0.00% 100.00% North 393.16 1.78 391.73 0.45% 99.64% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 04 (Combination of Buildings 04 + 05 + 06) TOTAL 1661.12 150.58 1510.52 9.06% 90.93% West 390.9 42.15 348.75 10.78% 89.22% South 440.3 15.95 424.35 3.62% 96.38% East 393.16 30.03 363.11 7.64% 92.36% North 436.76 62.45 374.31 14.30% 85.70% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 03 - Garden Level TOTAL 1659.84 0 1659.84 0.00% 100.00% West 436.76 0 436.76 0.00% 100.00% South 393.16 0 393.16 0.00% 100.00% East 436.76 0 436.76 0.00% 100.00% North 393.16 0 393.16 0.00% 100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 02 TOTAL 1745.54 0 1745.54 0.00% 100.00% West 436.76 0 436.76 0.00% 100.00% South 436.01 0 436.01 0.00% 100.00% East 436.76 0 436.76 0.00% 100.00% North 436.01 0 436.01 0.00% 100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed W all Area Building 01 - Garden Level Garden Level Exposed & Unexposed Wall Area 15% = 7,348 Total 81.34 203.13 336.98 863.55 336.98 863.55 2685.53 7 40.67 168.49 168.49 377.65 6 40.67 168.49 168.49 377.65 5 40.81 168.49 168.49 377.79 4 40.08 168.49 168.49 377.06 3 40.67 168.49 168.49 377.65 2 40.90 180.85 180.85 402.60 1 40.67 177.23 177.23 395.13 B# Garden Level - Lower Level Garden Level - Upper Level First Level - Lower Level First Level - Upper Level Second Level - Lower Level Second Level - Upper Level Total SF Net Site = 48,990 Proposed Deck Area 75 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 14151617 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 0 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ E Q E Q AP P R O X 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 3 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 14 15 16 17 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 3 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 4 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 2 : 0 9 A M A301 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 1PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"2C BUILDING 1 - WEST ELEVATION 1/8" = 1'-0"1A BUILDING 1 - NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 1 - EAST ELEVATION 1/8" = 1'-0"1C BUILDING 1 - SOUTH ELEVATION 76 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 4 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ E Q E Q AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ EQ EQ AP P R O X . 2 6 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 7 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 AP P R O X . 2 6 ' - 0 " EQ E Q E Q EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 6 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 2 : 2 8 A M A302 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 2PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"2A BUILDING 2 WEST ELEVATION 1/8" = 1'-0"1A BUILDING 2 NORTH ELEVATION 1/8" = 1'-0"1C BUILDING 2 SOUTH ELEVATION 1/8" = 1'-0"2C BUILDING 2 EAST ELEVATION 77 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 7988 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 3 0 ' - 2 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 8 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 0 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 1 0 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 2 : 4 0 A M A303 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 3PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 3 NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 3 EAST ELEVATION 1/8" = 1'-0"1C BUILDING 3 SOUTH ELEVATION 1/8" = 1'-0"2C BUILDING 3 WEST ELEVATION 78 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ EQ EQ AP P R O X . 2 7 ' - 1 1 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 7 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ E Q E Q AP P R O X . 2 9 ' - 0 " AP P R O X . 2 9 ' - 8 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 3 : 0 2 A M A304 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 4PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 4 EAST ELEVATION 1/8" = 1'-0"1C BUILDING 4 WEST ELEVATION 79 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" EQ E Q E Q 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 3 0 ' - 5 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ EQ EQ AP P R O X . 2 2 ' - 1 1 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 5 ' - 5 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 3 : 1 2 A M A305 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 4PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 4 NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 4 SOUTH ELEVATION 80 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ E Q E Q AP P R O X . 2 6 ' - 2 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 1 1 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 1 1 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 5 ' - 8 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ EQ EQ AP P R O X . 2 3 ' - 8 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 4 ' - 1 1 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 2 3 / 2 0 2 6 1 1 : 5 3 : 2 4 A M A307 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 7PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 7 - NORTH 1/8" = 1'-0"2C BUILDING 7 - WEST 1/8" = 1'-0"2A BUILDING 7 EAST 1/8" = 1'-0"1C BUILDING 7 SOUTH 81 December 23, 2025 Updated February 5, 2026 Dan Folke, AICP Community Development Department City of Aspen 427 Rio Grande Place Aspen, CO 81611 RE: Beaumont Redevelopment, 1301 East Cooper Ave. Public Projects Review, Rezoning, Special Review, Growth Management, Residential Design Standards review. Mr. Folke: Please accept this application for a Public Projects review, Zoning Map Amendment review, Special Review, Growth Management Review, and Residential Design Standards review for a full redevelopment of the “Beaumont Property” located at 1301 East Cooper Avenue as 100% affordable housing. The Beaumont Property is owned by Aspen Valley Health (AVH) and serves as affordable housing for its staff. AVH purchased the property 25+ years ago for this affordable housing purpose. The prior use of the property was as a small lodge. At the time of purchase, the facility was in poor shape and the lodge use was a very marginal prospect. AVH has made necessary upgrades to maintain the property as affordable housing. The current property has 25 residences. One residence is uninhabitable and the remaining 24 are fully occupied. Access to affordable housing is at the center of every organization’s existential conversation. The ability to attract and maintain a highly skilled workforce is under increasing threat for all businesses and municipal organizations in the upper valley. This challenge is especially acute for a fully functioning hospital with emergency service obligations. Staff living an hour away directly conflicts with the mission and obligation of Aspen Valley Health and the ability to continue the quality of care expected by the District’s electorate. This application proposes redevelopment of the Beaumont property to optimize the District’s affordable housing inventory and to secure the District’s ability to attract and retain exceptional employees. “For Aspen Valley Health, affordable housing is not a perk but rather a necessity to maintain world-class healthcare for our community. We need it to attract and retain top talent. Lack of housing is the top reason people turn down an opportunity to serve at AVH. Redevelopment of the Beaumont property is the single most important project in our 10-year strategic plan.” Tom McCauley Chief Human Resources Officer Aspen Valley Health 82 Page 2 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM The property is owned by Aspen Valley Hospital, A Colorado Special District. David Brain, Chief Financial Officer, has authorized BendonAdams to represent the District’s interests before the City of Aspen. Aspen Valley Health’s status as a public agency and taxing district qualify it for the City of Aspen’s “Public Projects Review” process, which is a locally codified version of the State’s “Location and Extent” review. AVH maintains all rights provided through the City’s Public Projects Review and as provided under State Statute. The design of this project is compliant with the Residential Multi-Family (RMF) Zone District and this application requests a rezoning to the RMF District. Parcel Legal Description Metes and Bounds: Situated in the NE1/4 of Section 18, Township 10 South, Range 84 West of the 6th P.M. Pitkin County, Colorado Parcel ID Number 2737-181-00-047 83 Page 3 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Existing Conditions + Background The Beaumont property is a 53,543 square foot parcel currently assigned R-15 Zoning with a Lodge Preservation overlay. The parcel is located directly off Highway 82 in the Riverside Addition neighborhood of East Aspen. Access to the property is provided by a single curb-cut near the southeast corner of the parcel. A pedestrian and bicycle path is located to the east, encroaching into a portion of the 1301 parcel along its northeast property line, pursuant to a perpetual public trail easement granted to the City and recorded on April 13, 2010 at reception no. 568505. The Riverside Ditch is located directly to the north; however the corresponding easement only affects the neighboring East Cooper Townhouse property and does not encroach on the Beaumont property. As shown on the previous page, the Beaumont property currently contains five structures: the lodge, 100 building, 200 building, triplex, and modular building, the latter of which is uninhabitable. The Beaumont property as viewed from Highway 82 The Beaumont property was formerly the Crestahaus Lodge, with the property operating as a lodge with a few dormitory units as affordable employee housing, pursuant to an Occupancy and Deed Restriction recorded December 16, 1987 at reception no. 295853. Three more units were made available as employee housing in 1992, with the corresponding Deed Restrictions recorded at reception nos. 347308, 347309, and 347310, while the Lodge use and zoning remained the same. These three employee units were remodeled under permit number 2-409, with a Certificate of Occupancy (CO) issued on June 30, 1993. The lodge was remodeled in 1996 under permit number 6-680, issued on October 30. In 1997, Aspen City Council adopted Ordinance 2, Series of 1997 (reception no. 407978) to rezone specific properties, including 1301 East Cooper, to the underlying zoning. This change assigned the property to the R-15 Zone District with a Lodge Preservation overlay. In 2000, Aspen Valley Hospital purchased the property and applied to the City to operate the Beaumont’s units as affordable housing instead of lodging. Resolution 57 approved a Conditional Use for Affordable Housing (reception no. 449996), which is how the property has been operated since. The corresponding Deed Restriction was recorded December 20, 2001 at reception no. 462042. Some of the units were then remodeled under permit no. 1917.2001.asrb to accommodate the change of use to affordable housing, receiving its CO on January 9, 2002. From there, only a few small improvements have been made to the property, with a re-roofing (permit no. 0042.2017.arbu) and a bathroom remodel (0104.2017.arbk) occurring in 2017. 84 Page 4 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Request This application proposes a full redevelopment of the property as affordable housing. The design includes seven (7) new three-story buildings containing a total of 60 residential units and 59 onsite parking spaces. The site design includes areas for snow storage, trash enclosures, and an underground stormwater vault. One of the buildings and four of the parking spaces will be ADA- compliant; eight of the parking spaces will accommodate compact vehicles. Access to the property will be redeveloped, containing a single curb-cut that will be located east of the parcel and slightly north of its current location. After construction, the site will be revegetated to the extent possible, including a mix of new tree plantings and various native shrub plantings, including silver sagebrush, lilacs, dogwood, bluebeard and other species. The image to the right shows the overall site plan. The Aspen Valley Hospital District is a Colorado Special District and a public agency, therefore allowing the redevelopment to be reviewed as a Public Project pursuant to Land Use Code §26.500.030(a). Redevelopment of the property as 100% affordable housing also requires a rezoning of the parcel to Residential Multi-Family (RMF), as the Lodge Preservation zoning overlay and use will no longer apply. Both the R-15 zone and Affordable Housing zone containing multi-family units are located within the neighborhood and immediately adjacent to the property. The proposed multi-family employee housing is an allowed use in the RMF zone district and the project will meet all dimensional requirements. The parcel contains a gross lot area of 53,543 square feet with an allowed floor area of 66,972.5 square feet. This project is designed with a gross area of approximately 43,000 square feet and a calculated (per City code) floor area of approximately 25,000 square feet for all development, as shown in the chart below. 85 Page 5 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM The property has housed employees of the Aspen Valley Hospital for decades and the neighborhood has housed employees working in the community for decades. As employee housing matters become more difficult, all organizations including the Aspen Valley Hospital must optimize assets to ensure continued service excellence. The redevelopment of this property to again serve as affordable housing for employees of the Aspen Valley Hospital will continue to be compatible with the neighborhood, consistent with the community objective to enable a fully functioning health infrastructure and year-round community, and will not represent conflict with the harmony and economic well-being of Aspen. The rezoning of this property to the RMF Zone District is consistent and compatible with the City’s community character and the character of the neighborhood. The redevelopment provides a higher quality design and improved livability over what currently exists, allowing for a greater quality of life and housing accommodation for Aspen Valley Health employees. All units will be rented at affordable rates. 86 Page 6 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM One-hundred percent (100%) of the onsite parking requirement is met. The 63 beds require a minimum on-site provision of 37.8 parking spaces. On-site parking for 59 cars is provided and will be assigned by the Hospital, consistent with standard residential lease provisions. Since schedules vary for medical staff with different shifts occurring both at night and day with a balance required for both shifts, AVH anticipates that the current parking at the hospital and various transit incentives for AVH employees satisfy remaining parking demand. 1301 East Cooper is subject to the City’s Residential Design Standards as a property outside the Aspen Infill Area. The buildings contain a balance of design with efficient layouts and construction methods to minimize on-site activity. Parking has been oriented to the center of the parcel to minimize views of vehicles from Highway 82. The proposed materials are earth-toned and will be complementary to neighborhood characteristics and natural surroundings. An RDS Checklist is attached to this application. No variances are requested. Design details are shown on the attached architectural, landscape, and civil engineering plan sets. All plans should be considered indicative of design intent, as some details may change prior to construction. 87 Page 7 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Review criteria are specifically addressed in Exhibit A-1. This project is not in conflict with any portions of The City’s Land Use Code and achieves a significant community goal. The property has functioned as a multi-unit affordable housing property for decades, serving the specific interests of the Aspen Valley Hospital and the interests of the Aspen community in general. Aspen Valley Health’s Chief Financial Officer David Brain has authorized BendonAdams to submit this application on behalf of the Aspen Valley Hospital District and represent its interests before the City of Aspen. We believe this application contains the necessary information for a complete review; however, please let us know if additional information is needed. We look forward to your review and will make ourselves available for any questions or concerns you have. We can also arrange a site visit at your request. Sincerely, Chris Bendon, AICP Erin Wackerle BendonAdams LLC BendonAdams LLC Exhibits A 1. AVH Impact Letter 2. Review Criteria Responses – updated 2/5/26 3. Site Improvement Survey 4. SLAM Architecture Plans 5. Pure Design Modular Plans 6. DHM Landscaping Plans 7. SGM Civil Engineering Plans 8. SGM Civil Engineering Report 9. RDS Checklist 10. Vicinity Map B 1. Pre-application Conference Summary 2. Application Form 3. Authorization Letter 4. Agreement to Pay 5. HOA Form 6. Proof of Ownership C 1. 2000 Resolution 57 - reception no. 449996 88 Exhibit A1 89 90 Exhibit A2 Response to Review Criteria Updated February 5, 2026 Sec. 26.310.080. - Rezoning—Application Contents. The development application for an amendment to the Official Zone District Map shall include: (a) The general application information required in Section 26.304.030, Application and Fees. (b) The present Zone District classification and existing land uses of the real property proposed to be amended. (c) The area of the property proposed to be amended, stated in square feet or acres. (d) An accurate survey map of the real property proposed for amendment. Response – A survey map is attached to this application. The Beaumont property is 53,543 square feet, the entirety of which is proposed to be rezoned to the Residential Multi-Family (RMF) zone district. The property is currently zoned R-15 with a Lodge Preservation Overlay but has been used as affordable housing for AVH staff since 2000, pursuant to a Conditional Use approval. The proposed project has been designed to comply with the RMF District allowances. Sec. 26.310.090. - Rezoning—Standards of Review. In reviewing an amendment to the Official Zone District Map, the City Council and the Planning and Zoning Commission shall consider: (a) Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. (b) Whether and the extent to which the proposed amendment would result in demands on public facilities and whether and the extent to which the proposed amendment would exceed the capacity of such public facilities including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools and emergency medical facilities. (c) Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. (d) Whether the proposed amendment is consistent and compatible with the community character in the City and in harmony with the public interest and the intent of this Title. Response – This application requests the Beaumont property be re-assigned to the Residential Multi-Family (RMF) Zone District. The Beaumont parcel is located adjacent to properties that are zoned Residential. Both the R-15 zone and Affordable Housing zone containing multi-family units are located within the neighborhood and immediately 91 Review Criteria; Page 2 Beaumont Property; 1301 E. Cooper adjacent to the property. The East Cooper Townhouses on Lacet Court, adjacent to the immediate northwest of the subject property, is a three-story, multi-family development serving as affordable housing. The Alpine Cottages development, located across the street to the north of the Beaumont, is a three-story, multi-family residential development serving as affordable housing for community members. Both of these developments are zoned Affordable Housing-Planned Development and accommodate multi-family residential development. Properties further to the west and closer to downtown Aspen have increasing residential densities, including both free-market and affordable multi-family housing. Properties to the east decrease in density and become more rural in nature further away from downtown Aspen. The Beaumont property borders single-family and duplex development to the west and south. The Beaumont property has housed employees of the Aspen Valley Hospital for decades and the neighborhood has housed employees working in the community for decades. The property functioned as a lodge prior to being repurposed as affordable housing and the level of activity and intensity of use have since decreased. As employee housing matters become more difficult, all organizations including the Aspen Valley Hospital must optimize assets to ensure continued service excellence. The redevelopment of this property to again serve as affordable housing for employees of the Aspen Valley Hospital will continue to be compatible with the neighborhood, consistent with the community objective to enable a fully functioning health infrastructure and year- round community, and will not represent conflict with the harmony and economic well- being of Aspen. This project is not in conflict with any portions of The City’s Land Use Code and achieves a significant community goal as detailed above. The property has functioned as a multi- unit affordable housing property for decades, serving the specific interests of the Aspen Valley Hospital and the interests of the Aspen community in general. The proposed amendment will not result in excessive demands on public facilities and any infrastructure capacity issues that arise will be mitigated by the applicant. The amendment will enhance some public facilities, adding more staff for emergency medical needs. The redevelopment will be built to current building, energy, and environmental code standards and, as a result, will not present adverse impacts to the natural environment. The amendment is consistent and compatible with the City’s community character and the character of the neighborhood. The Lodge Preservation zoning overlay assigned to the parcel is a result of the property formerly operating as a hotel, which has not occurred since before 2000. The property has since been utilized as affordable housing, the same use as two parcels nearby, with the intention of continuing this use to provide housing for hospital employees, which is in direct harmony with the public interest by providing necessary medical care. 92 Review Criteria; Page 3 Beaumont Property; 1301 E. Cooper 26.410.040 - Residential Design Standards Response – An RDS checklist is attached to this application and each standard is addressed below. The buildings contain a balance of design with efficient layouts and construction methods to minimize on-site activity. Parking has been oriented to the center of the parcel to minimize views of vehicles from Highway 82. The design includes solar arrays to generate energy and offset energy demands. The solar panels are proposed to be located above the covered parking, also oriented away from the street. Proposed materials are earth-toned, incorporating a grey, brown, black, and stone veneer color palette. The materials will be complementary to neighborhood characteristics and natural surroundings. Standard B.1. Building Orientation (flexible) The front façade of a building shall be oriented to face the street on which it is located. Response – Complies. The proposed building is parallel to East Cooper Avenue (SH82), the Street the building faces. Standard B.2. Garage Access (non-flexible) A multi-family building that has access from an alley or private street shall be required to access parking, garages and carports from the alley or private street. 93 Review Criteria; Page 4 Beaumont Property; 1301 E. Cooper Response – Not applicable. This parcel does not have vehicular access to an alley or private street. Standard B.3. Garage Placement (non-flexible) The front of a garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front façade of the principal building. Response – Complies. The project does not include garages, but does include solar array systems mounted above surface parking. These will generate energy but also function as carport covers to the parking spaces. All parking is oriented internally with minimal view from East Cooper Avenue. The front-most solar/carport cover is located more than 10 feet back from the front-most façade of the residential buildings. Standard B.4. Entry Connection (non-flexible) A building shall provide a visual and/or physical connection between a primary entry and the street. On a corner lot, an entry connection shall be provided to at least one (1) of the two intersecting streets. Response – Complies. The project creates an internal street for the development with the focus of access and social interaction towards the center of the project. Of each of the three street-facing buildings, one secondary ground-level entry connection per building is proposed. This equates to a total of three street-facing entrances for these three buildings. 94 Review Criteria; Page 5 Beaumont Property; 1301 E. Cooper Standard B.5. Principal Window (non-flexible) At least one (1) street-facing principal window or grouping of smaller windows acting as a principal window shall be provided for each unit facing the street. On a corner unit with street frontage on two streets, this standard shall apply to both street-facing façades. Response – Complies. Facades facing the internal street and facing East Cooper Avenue provide principal windows in excess of the minimum dimension. Sec. 26.430.040(i) – Special Review – Affordable Housing (i) Affordable housing unit standards. Whenever a Special Review is conducted to reduce the required percentage that the finished floor level of the unit's net livable area is at or above natural or finished grade, whichever is higher, a recommendation from the Housing Board shall be obtained and all of the following criteria shall be met. The criteria below address only the affordable housing units that require a variation from the standard. (1) The proposed affordable housing units are designed in a manner that is compatible with the character of the neighborhood. Response – The proposed affordable housing units are designed with a natural color palette to complement the site’s natural surroundings. The proposed development will also provide an upgrade vs. the site’s existing buildings, in need of repairs and updates and which do not currently blend as well into the neighborhood aesthetic. Individual units in the Beaumont are designed to be very efficient, with the majority being one-bedrooms with a few two-bedroom units. The Beaumont property is located directly adjacent to the East Cooper Townhomes on Lacet Court, which, like the proposed development for the Beaumont, are three stories. The neighborhood character is suitable for multi-family housing, with the pedestrian and bicycle path directly outside of the Beaumont property and running parallel to East Cooper Street, a RFTA station across the street, and other townhomes and apartments in the direct vicinity of the Beaumont property. (2) The proposed amount that the affordable housing units are below natural or finished grade, whichever is more restrictive, is an appropriate response to unique site constraints, such as topography. 95 Review Criteria; Page 6 Beaumont Property; 1301 E. Cooper Response – The site, like many Aspen properties, contains varying grades. In order to accommodate the amount of units the hospital needs to house employees and to remain under the prescribed height limit, a small portion of some of the units are proposed to be below grade. Twenty of the 60 units have some areas that are below grade but will contain windows to maximize natural light. Having portions of these 20 units below grade is necessary to accommodate the amount of units the Hospital requires for adequate staffing and is the direct result of the grades onsite. If these units were modified to be fully above grade, then they would breach the zoning height limitation, which would have a negative effect on neighboring properties. These lower-level units still provide in-town living and an alternative to a long commute, which is not an option particularly for emergency medical personnel. (3) The proposed affordable housing units are designed in such a manner which exceeds the expectations of the Aspen Pitkin County Housing Authority Guidelines, and promotes the unit's general livability by demonstrating compliance with as many of the following conditions as possible: a. Significant storage, such as additional storage outside a unit. Response – The Beaumont Housing project is intended to serve travelling nurses, emergency room shift personnel, and front-line clinicians. These positions typically involve 12-hour shifts and have a higher turnover rate than other positions within AVH. The units have in-unit storage consistent with small unit, high-density living. The units provide adequate storage but not abundant storage. Other AVH properties (both existing and to-be- developed) serve longer-tenure employees and provide family growth opportunities with more bedroom, more space, and more storage. b. Above average natural light, such as adding more window area than the Building Code requires. Response – Each unit contains good natural light and has as many windows as the townhome design allows while also accommodating the amount of units necessary for AVH’s needs. c. Net livable unit sizes exceed minimum requirement. Response – There are varying unit sizes proposed: three 2-bedroom units, nine ADA-compliant 1-bedroom units, and forty-eight standard 1-bedroom units. The three 2-bedroom units exceed the minimum net livable unit size at between 1,080.49 – 1,087.49 sf of net livable area each vs. the APCHA minimum of 900 sf each. The nine ADA 1-bedroom units are below the 700 sf minimum, but within the allowed 20% reduction with a net livable area of 96 Review Criteria; Page 7 Beaumont Property; 1301 E. Cooper 616.66 sf apiece. Three of the standard 1-bedroom units also exceed the minimum, containing 617.45 sf of net livable area. The remaining forty-five 1-bedroom units contain an additional 2% reduction of net livable area below the APCHA standard. These units contain 543.98 sf per unit of net livable area, where the APCHA minimum is 560sf per unit. This is a small reduction of 16 sf per unit is needed to provide an adequate amount of efficient units and meet AVH’s housing needs. APCHA’s housing standards are intended to ensure that deed-restricted units provide safe, functional, and dignified living environments for qualified residents, while balancing affordability, long-term durability, and community integration. This project meets and exceeds those objectives through thoughtful design, high-quality construction, and an exceptional location that significantly enhances livability. The modest reduction in unit size does not diminish the functionality or comfort of the units. Instead, it allows the project to deliver more AVH housing in a highly constrained market, consistent with APCHA’s mission to maximize workforce housing opportunities within Aspen’s urban core through functional design and optimal livability. The project’s proximity to downtown Aspen materially reduces transportation costs and commuting burdens for residents, aligning with APCHA’s goal of housing local workers close to employment centers. The walkable location supports transit use, reduces vehicle miles traveled, and contributes to improved quality of life. Given this context, the slightly reduced unit sizes are appropriate and consistent with best practices for workforce housing located in high-amenity, walkable environments. All units will be constructed in compliance with modern energy code requirements, resulting in improved energy efficiency, reduced utility costs, and lower long-term operating expenses. 97 Review Criteria; Page 8 Beaumont Property; 1301 E. Cooper The project provides units than other similar projects. At 544 square feet, the one-bedroom units proposed in this application are approximately 60 square feet larger than the two-bedroom units within the Burlingame Seasonal Housing property. While these units are not limited to seasonal occupancy, this project is geared to entry-level positions that historically have had higher turn-over than other more-tenured positions at AVH. This project demonstrates that the community’s housing goals can be met through thoughtful, well-designed smaller units that emphasize livability, location, and quality. Approval of the proposed unit sizes would support APCHA’s mission to provide attainable, durable, and dignified housing for Aspen’s workforce, while making efficient use of limited land resources within the urban core. The proposed development complies with the intent and letter of APCHA standards, and the requested unit size reductions are justified, appropriate, and consistent with community housing objectives. d. Unit amenities, such as access to outdoor space or private patios. Response – All of the units have outdoor access, with each having a private deck or patio. Each unit will also have high quality design and materials, with a washer/dryer in each, located in town and with quick access to the core and public services. Sec. 26.470.080. – Growth Management, General Review Standards. All Planning and Zoning Commission and City Council applications for growth management review shall comply with the following standards. a) Sufficient allotments. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Section 26.470.040(b). Applications for multi-year development allotment, pursuant to Section 26.470.110(a) shall be required to meet this standard for the growth management years from which the allotments are requested. Response – The development of affordable housing is not subject to a limit on annual allotments. b) Development conformance. The proposed development conforms to the requirements and limitations of this Title, of the zone district or a site-specific development plan, any adopted regulatory master plan, as well as any previous approvals, including the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development - Project Review approval, as applicable. 98 Review Criteria; Page 9 Beaumont Property; 1301 E. Cooper Response – The project has been designed to conform to the allowances and limitations of the RMF Zone District. c) Public infrastructure and facilities. The proposed development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. Response – The costs of all required upgrades to public infrastructure necessary to serve this project will be borne by the applicant. d) Affordable housing mitigation. 1. For commercial development, [remainder of text deleted]. Response – Not applicable. The project has no commercial component. 2. For lodge development, [remainder of text deleted]. Response – Not applicable. The project has no lodging component. 3. For the redevelopment of existing commercial net leasable space [remainder of text deleted] [chart deleted]. Response – Not applicable. The project has no commercial component. 4. Unless otherwise exempted in this Chapter, when a change in use between development categories is proposed, [remainder of text deleted]. Response – Not applicable. The project does not involve a change in use. 5. For new residential subdivisions, see Section 26.470.100(h) and (i). Response – Not applicable. The project does not involve a subdivision of land. 6. For new, redeveloped, or renovated single-family and duplex residential development, the affordable housing mitigation requirements are established by Section 26.470.090(a) and (c). Response – Not applicable. The project does not involve single-family or duplex development. 99 Review Criteria; Page 10 Beaumont Property; 1301 E. Cooper 7. For the expansion of existing free-market multi-family units, affordable housing mitigation requirements are established by Section 26.470.090(b). Response – Not applicable. The project does not involve free-market multi-family units. 8. For new free-market multi-family units, affordable housing mitigation requirements are established by Section 26.470.090(f). Response – Not applicable. The project does not involve free-market multi-family units. 9. For the demolition or redevelopment of existing multi-family residential development, affordable housing mitigation requirements are established by Section 26.470.100(d). Response – Please see responses to these criteria below. 10. For essential public facility development, mitigation shall be determined based on Section 26.470.110(d). Response – Not applicable. The project does not include the construction of an essential public facility. 11. For all affordable housing units that are being provided as mitigation pursuant to this Chapter or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540, or for any other reason: I. The proposed units comply with the Aspen/Pitkin County Housing Authority Employee Housing Regulations and Affordable Housing Development Policy, as amended. Response – The affordable housing proposed in this application meets the requirements set forth by APCHA except for the net livable area of the one- bedroom units, which is 2% less than the allowable size. The applicant understands that a recommendation from APCHA will be sought regarding this standard. The units are all designed for maximum efficiency and to a unified standard consistent with modular, prefabricated construction. The project is located within close walking distance to downtown, the two local grocery stores, the Roaring Fork River, multiple bike and walking trails, and a bus stop with free service (to the user) throughout the upper valley is located across Cooper Avenue. The project is able to achieve a higher density of units with a reduction in unit size, which provides a significant public benefit, a benefit to the publicly-funded Hospital District, and optimizes the decades of investment made in providing public mobility throughout the community. 100 Review Criteria; Page 11 Beaumont Property; 1301 E. Cooper While 45 of these units are below the standard APCHA minimum unit sizes, they are high-quality APCHA-qualified affordable housing units located within walking distance of downtown Aspen, and are consistent with the intent, goals, and performance standards of APCHA housing. The chart above shows the proposed unit sizes in relation to the APCHA standards APCHA’s housing standards are intended to ensure that deed-restricted units provide safe, functional, and dignified living environments for qualified residents, while balancing affordability, long-term durability, and community integration. This project meets and exceeds those objectives through thoughtful design, high-quality construction, and an exceptional location while being efficient with the public investment. The reduction in unit size does not diminish the functionality or comfort of the units. Instead, it allows the project to deliver more attainable housing in a highly constrained market, consistent with APCHA’s mission to maximize workforce housing opportunities within Aspen’s urban core through functional design and optimal livability. Each unit is designed to function efficiently and comfortably, despite its compact size. The layouts prioritize usable living space and include amenities that directly support long-term occupancy and resident stability, including: • In-unit washer and dryer • Private decks that extend usable living area and provide outdoor access • On-site parking to meet workforce needs • Modern kitchens, bathrooms, and storage solutions • Durable, high-quality finishes appropriate for long-term interests 101 Review Criteria; Page 12 Beaumont Property; 1301 E. Cooper These features collectively provide a standard of living that meets or exceeds that of larger but less well- equipped units. The project’s proximity to downtown Aspen and to the Aspen Valley Health campus materially reduces transportation costs and commuting burdens for residents, aligning with APCHA’s goal of housing local workers close to employment centers. The walkable location supports transit use, reduces vehicle miles traveled, and contributes to improved quality of life. Given this context, the slightly reduced unit sizes are appropriate and consistent with best practices for workforce housing located in high-amenity, walkable environments. All units will be constructed in compliance with modern energy code requirements, resulting in improved energy efficiency, reduced utility costs, and lower long-term operating expenses. APCHA policy expressly allows for units below the minimum unit size when supported by strong design, livability, and policy justification. This project uses that flexibility precisely as intended: • To make affordable housing feasible in a high-cost location • To prioritize quality, location, and sustainability over raw square footage • To deliver units that function well and support long-term residency The proposed units maintain full compliance with all other applicable APCHA and Land Use Code standards. This project demonstrates that APCHA housing goals can be met through thoughtful, well-designed smaller units that emphasize livability, location, and quality. Approval of the proposed unit sizes would support APCHA’s mission to provide attainable, durable, and dignified housing for Aspen’s workforce, while making efficient use of limited land resources within the urban core. The proposed development complies with the intent and letter of APCHA standards, and the requested unit size reductions are justified, appropriate, and consistent with community housing objectives. II. Required affordable housing may be provided through a mix of methods outlined in this Chapter, including newly built units, buy down units, certificates of affordable housing credit, or cash-in-lieu. Response – The proposed units are proposed as newly-built units. III. Affordable housing that is in the form of newly built units or buy-down units shall be located on the same parcel as the proposed development or located off-site within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Section 26.470.110(b). When off-site units within City 102 Review Criteria; Page 13 Beaumont Property; 1301 E. Cooper limits are proposed, all requisite approvals shall be obtained prior to approval of the growth management application. Response – The proposed units are on-site units. IV. Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit, pursuant to Chapter 26.540, shall be extinguished pursuant to Section 26.540.120, Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section 26.470.050(f), Employee/Square Footage Conversion. Response – Not applicable. The proposal does not involve use of affordable housing credits. V. If the total mitigation requirement for a project is less than 0.1 FTEs, a cash-in-lieu payment may be made by right. If the total mitigation requirement for a project is 0.1 or more FTEs, a cash-in-lieu payment shall require City Council approval, pursuant to Section 26.470.110(c). Response – Not applicable. The proposal does not involve use of a cash-in- lieu payment. VI. Affordable housing units shall be approved pursuant to Section 26.470.100(d), Affordable Housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Response – Not applicable. The proposed units are “voluntary” and not as a response to mitigation requirements. VII. Each unit provided shall be designed such that the finished floor level of fifty (50) percent or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. Response – The proposed units provide an efficient layout consistent with pre- manufactured construction. To accommodate various site undulations, 20 of the 60 units do not meet this 50% above grade standard. The lower-level units maintain good natural light and still provide in-town living and an alternative to a long commute. The applicant believes this trade-off is acceptable and requests Special Review approval to accommodate the garden-level units. Special Review is addressed above. 12. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied (RO). 103 Review Criteria; Page 14 Beaumont Property; 1301 E. Cooper Response – The affordable housing proposed in this application will remain rental units leased to AVH employees at affordable rates. 13. Residential mitigation deferral agreement. [remainder of section deleted] Response – Not applicable. The application does not propose a deferral agreement. 26.470.100.c Growth Management, Affordable Housing. The development of affordable housing that does not qualify for administrative review and approval under the criteria established in Section 26.470.090(c), shall be approved, approved with conditions, or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.080, and all other applicable review criteria of this Title. If the affordable housing project is located in a historic district or on a historically designated property, the Historic Preservation Commission is the review body for this review. Additionally, the following shall apply to all affordable housing development: (1) The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen Pitkin County Housing Authority Regulations. The developer of the project may be entitled to select the first purchasers, subject to the aforementioned qualifications, pursuant to the Aspen Pitkin County Housing Authority Regulations. The deed restriction shall authorize the Aspen Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Aspen Pitkin County Housing Authority Regulations, as amended. (2) The proposed units may be rental units, including but not limited to rental units owned by an employer, government or quasi-government institution, or non-profit organization if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing associated for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. (3) A combination of "for sale" and rental units is permitted. Response – The affordable housing units will be rental units maintained as an asset of the Hospital District. While there are no plans to sell the units, if the property, or individual units within, are ever transferred, the applicant will provide any additional deed restriction or legal instrument required by the City of Aspen to ensure the long-term affordable status of the units. 26.470.100.c Growth Management, Demolition or Redevelopment of Multi-Family Housing. Demolition or redevelopment of multi-family housing. The City's neighborhoods have traditionally been comprised of a mix of housing types, including those affordable by its working residents. However, because of Aspen's attractiveness as a resort environment and because of the physical constraints of the upper Roaring Fork Valley, there is constant pressure for the redevelopment of dwellings currently providing resident housing for tourist and second-home use. Such 104 Review Criteria; Page 15 Beaumont Property; 1301 E. Cooper redevelopment results in the displacement of individuals and families who are an integral part of the Aspen work force. Given the extremely high cost of and demand for market- rate housing, resident housing opportunities for displaced working residents, which are now minimal, will continue to decrease. Preservation of the housing inventory and provision of dispersed housing opportunities in Aspen have been long-standing planning goals of the community. Achievement of these goals will serve to promote a socially and economically balanced community, limit the number of individuals who face a long and sometimes dangerous commute on State Highway 82, reduce the air pollution effects of commuting and prevent exclusion of working residents from the City's neighborhoods. The Aspen Area Community Plan established a goal that affordable housing for working residents be provided by both the public and private sectors. The City and the Aspen/Pitkin County Housing Authority have provided affordable housing both within and adjacent to the City limits. The private sector has also provided affordable housing. Nevertheless, as a result of the replacement of resident housing with second homes and tourist accommodations and the steady increase in the size of the workforce required to assure the continued viability of Aspen area businesses and the City's tourist-based economy, the City has found it necessary, in concert with other regulations, to adopt limitations on the combining, demolition or conversion of existing multi-family housing in order to minimize the displacement of working residents, to ensure that the private sector maintains its role in the provision of resident housing and to prevent a housing shortfall from occurring. The combining, demolition (see definition of demolition), conversion, or redevelopment of multi-family housing shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on compliance with the following requirements: 1. Requirements for combining, demolishing, converting or redeveloping free-market multi-family housing units. [remainder of text deleted] Response – Not applicable. The application does not involve the demolition or replacement of free-market multi-family units. 2. Requirements for demolishing deed-restricted, affordable multi-family housing units. In the event a project proposes to demolish or replace existing deed- restricted affordable housing units, the redevelopment may increase or decrease the number of units, bedrooms or net livable area such that there is no decrease in the total number of employees housed by the existing units. The overall number of replacement units, unit sizes, bedrooms and category of the units shall comply with the Aspen/Pitkin County Housing Authority Guidelines. Response – The existing 25 affordable housing units will be demolished and replaced with 60 affordable housing units. 3. Location requirement. Multi-family replacement units, both free-market and affordable, shall be developed on the same site on which demolition has occurred, unless the owner shall demonstrate and the Planning and Zoning Commission determines that replacement of the units on site would be in conflict with the parcel's zoning or would be an inappropriate solution due to the site's physical constraints. 105 Review Criteria; Page 16 Beaumont Property; 1301 E. Cooper When either of the above circumstances result, the owner shall replace the maximum number of units on site which the Planning and Zoning Commission determines that the site can accommodate and may replace the remaining units off site, at a location determined acceptable to the Planning and Zoning Commission, or may replace the units by extinguishing the requisite number of affordable housing credits, pursuant to Chapter 26.540, Certificates of Affordable Housing Credit. When calculating the number of credits that must be extinguished, [remainder of text deleted] Response – All units are proposed on-site. 4. Fractional unit requirement. When the affordable housing replacement requirement of this Section involves a fraction of a unit, fee-in-lieu may be provided only upon the review and approval of the City Council, to meet the fractional requirement only, pursuant to Section 26.470.110(c), Provision of required affordable housing via a fee-in-lieu payment. Response – Not applicable. The proposal does not include the replacement of a fraction of a unit. 5. Timing requirement. Any replacement units required to be deed-restricted as affordable housing shall be issued a certificate of occupancy, according to the Building Department, and be available for occupancy at the same time as, or prior to, any redeveloped free-market units, regardless of whether the replacement units are built on site or off site. Response – Not applicable. The proposal does not include development of free-market units. 6. Redevelopment agreement. The applicant and the City shall enter into a redevelopment agreement that specifies the manner in which the applicant shall adhere to the approvals granted pursuant to this Section and penalties for noncompliance. The agreement shall be recorded before an application for a demolition permit may be accepted by the City. Response – The applicant will engage in a redevelopment agreement to the extent required by the City. 7. Growth management allotments. The existing number of free-market residential units, prior to demolition, may be replaced exempt from growth management, provided that the units conform to the provisions of this Section. The redevelopment credits shall not be transferable separate from the property unless permitted as described above in subsection (3), Location requirement. Response – Not applicable. The proposal does not include free-market residences. 106 Review Criteria; Page 17 Beaumont Property; 1301 E. Cooper 8. Exemptions. The Community Development Director shall exempt from the procedures and requirements of this Section the following types of development involving Multi-Family Housing Units. An exemption from these replacement requirements shall not exempt a development from compliance with any other provisions of this Title: [list of exemptions deleted] Response – Not applicable. The application is not pursuing an exemption. 26.500 – Public Projects Sec. 26.500.030. - Applicability. This Chapter shall apply to any development proposed within city limits if the Applicant for development is a governmental entity, quasi-municipal organization, or public agency providing essential services to the public and which is in the best interests of the City to be completed. The Community Development Director or City Council may authorize a private development to be reviewed as a Public Project pursuant to Section 26.500.040(d). By way of example and not limitation, Public Project development shall include: (a) Affordable housing projects developed by the City, a governmental entity, a quasi- municipal organization, or a public agency, by itself or in conjunction with an agent or private developer. Response – The proposed affordable housing project is to be developed by and on a property owned by Aspen Valley Hospital, a Colorado Special District. As stated in the pre- application, the proposed development qualifies for this Major Public Projects Review. The Applicant understands that the proposal will be reviewed by both the Planning and Zoning Commission and City Council within the specified timeframes. (b) Public buildings, structures, and facilities developed by the City, a governmental entity, a quasi-municipal organization, or a public agency. Response – Not applicable. (c) Park and recreational facilities development. Response – Not applicable. (d) Development applications determined by the Community Development Director or City Council, pursuant to Section 26.500.040(d), to support important community goals and to be reasonably necessary for the convenience or welfare of the public. Routine maintenance and upgrades within the public right-of-way are exempt from this Chapter. An application for development that is eligible for review as a Public Project is not required to be reviewed as a Public Project. The Applicant may elect to have their development proposal reviewed according to the standard procedures set forth by the Land Use Code. 107 Review Criteria; Page 18 Beaumont Property; 1301 E. Cooper Response – This proposal supports community goals by providing housing for hospital employees that provide essential medical care necessary for the general welfare of the public. Sec. 26.500.070. – Public Projects, General Review Standards. The following review standards shall be used in review of any application for Public Projects: (a) The proposed project complies with the zone district limitations, or is otherwise compatible with neighborhood context; and (b) The proposed project supports stated community goals; and (c) The proposed project complies with all other applicable requirements of the Land Use Code; and (d) The proposed project receives all development allotments required by Chapter 26.470, Growth Management Quota System. Response – The proposed project complies with the City of Aspen Residential Multi- Family (RMF) Zone District, including all heights, setbacks, and floor area limitations as measured by the City of Aspen. No dimensional variations are requested. This project proposes seven buildings, containing a total of 63 beds within 60 units. There are 57 one-bedroom unit and 3 two-bedroom units – a unit mix tailored to the greatest needs of the AVH organization. The buildings are proposed to be three stories, all within the Residential Multi-Family (RMF) Zone District height limit of 32 feet (measured according to City methods), and which is suitable for the proposed Residential Multi- Family zone designation and use. 108 Review Criteria; Page 19 Beaumont Property; 1301 E. Cooper The project is also compatible with the surrounding Residential zoning/uses and context in the neighborhood, which is a mix of multi-family and single-family residences located immediately near and surrounding the Beaumont property. The project supports and furthers community objectives by providing affordable housing to essential employees. The proposed project is to be 100% voluntary affordable housing, with no annual limit on the amount of units developed and which can be deed-restricted at any category, including RO. However, all proposed units will be rental units with priority given to traveling nurses and their families and other AVH staff and their families. The project proposes 59 off-street parking spaces, 4 of which are ADA-compliant and 8 of which will accommodate compact vehicles. This parking ratio balances the very real needs and objectives of the Hospital and the practical considerations of residential living. The in- town location, adjacent WeCycle station, adjacent bus stop with free (to the user) access to the Hospital and to the largest rural transportation system in the US all stack to enable living a less vehicle-reliant lifestyle. Residents will have vehicles, and will need to utilize the community infrastructure around them along with carpooling opportunities and the full suite of alternative modes that this community has invested in. After satisfying the on-site requirement, remaining parking will be provided by AVH through parking spaces within the AVH main campus and/or through other transit strategies for employees of AVH. 109 C O S t a t e H w y 8 2 ( C o o p e r A v e n u e ) S S S ICV 13" 12" GM S 12" GM 6" ICBICV 6"9" 18" 16" 11"11"12" 11"14" 9" 6" 6"6"6" 9" 7" 7"7" 9" 5" 17" 7" 20" 6"6" 5" 8" 7" 7" 9" 15" 15" 5" 4" 4"4"7" 4" 4"5" 5"6" 6"5" 4" EM 5" 7" 4" 5" 13" 12" 16"6" 8" 5"5"4"5"4" 7"5" 5" 10" 10" 12" 17" 11" 10" 10"9"10" 24" 11" 10"13" 7" 6" 6"8" 7" 7" 15" 8" 11" 9"5" 9"8" 8"9"7" T T 9" 6" 7" 8" 7" 5" 5" 10" 8"8" 8" 5" 9" 5" 10" 12" 9" 7" 32" 5"7" 6" 8"8" 4" T EM COT F 15" 12" 10" 12" 13" 16" 12" 7" 6" 13" 18"15" 10" 7" T ET 2-10" 8" ET EM S CO ICV ICB GM T F - VICINITY MAP -SCALE: 1 Inch = 2000 Feet Site - VICINITY MAP -SCALE: 1 Inch = 2000 Feet Site Approved: Location: Existing Conditions Map Re v i s i o n # Sheet No. 13 0 1 E . C o o p e r A v e n u e As p e n , C o l o r a d o Job No. Drawn by: Date: File: 2000-223.004 MEW 12/18/2025 REB BeaumontHousing_EXC 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 1 1Of : ..PLS: Graphic Scale In U.S. Feet : 1" = 20' 0 10 20 40 REVIEW C O P Y Existing Conditions Map Situated in the NE1/4 of Section 18, Township 10 South, Range 84 West of the 6th P.M. Pitkin County, Colorado Robert E. Brandeberry Colorado PLS # 38388 For, and on behalf of SGM 12/18/2025 Exhibit A3 11 0 PROPERTY LINE 5' SETBACK UNDER NEW RESIDENTIAL MULTIFAMILY ZONING EXISTING BIKE PATH SNOW STORAGE E X I S T I N G C I T Y E - B I K E T O R E M A I N H W 8 2 / E C O O P E R A V E COVERED PARKING COVERED PARKING COVERED PARKING COVERED PARKING A L P I N E C O U R T APPROXIMATE LOCATION OF UNDERGROUND STORMWATER VAULT. REF; CIVIL DWGS CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T CO M P A C T TRASH ENCLOSURE BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " 1/16" = 1'-0" Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 8 : 4 8 P M AS001 12/19/2025 23348.00 SITE PLANPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . N 1/16" = 1'-0"1E SITE PLAN N 111 -6'-0" -5'-0" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX -4'-0" -1'-6" 0" 1'-0" -2'-0" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX -17'-0 1/4" -16'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX -15'-0 1/4" -12'-6 1/4" -11'-0 1/4" -12'-3 1/4" -14'-3 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX 5'-0 1/4" 6'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX 11'-0 1/4" 9'-6 1/4" 7'-0 1/4" 9'-0 1/4" 12'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX KEY PLANS LEGEND UNIT TYPE A UNIT TYPE B UNIT TYPE C REFER TO ARCH SET FOR FULL FLOOR PLANS FINISHED FLOOR ELEVATION 0'-0" IS EQUIVILANT TO 8002'-0" BUILDING SEVEN- BUILDING TYPE C 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7997'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING SIX- BUILDING TYPE C 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7996'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING FIVE- BUILDING TYPE C 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 7998'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING THREE- BUILDING TYPE C 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8002'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING TWO- BUILDING TYPE B 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,718 TOTAL AREA = 5,154 FIRST FLOOR FINISHED FLOOR ELEVATION: 8003'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING ONE- BUILDING TYPE A 6 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,863 TOTAL AREA = 5,589 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING FOUR- BUILDING TYPE C 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-6" FOR BUILDING HEIGHT REF: ELEVATIONS UNIT COUNTS 60 TOTAL UNITS 63 TOTAL BEDROOMS 57 - 1 BEDROOM UNITS 3 - 2 BEDROOM UNITS PARKING TOTALS 59 TOTAL SPOTS 44 STANDARD SPOTS 4 HANDICAP SPOTS 8 COMPACT SPOTS 3 TANDEM SPOTS PARKING LOT SQUARE FOOTAGES PAVED/ CONCRETE AREA = 20,910.57 AREA COVERED BY CARPORTS = 9,360.97 *250 SF EXCEPTION PER RESIDENANCE x (SIXTY (60) SEPARATE RESIDENCES) = 15,000SF 9,360.97-15,000 = -5,639.03 SF SQFT TOWARDS FLOOR AREA = 0 SF Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 8 : 5 2 P M AS002 12/19/2025 23348.00 KEY PLANSPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/32" = 1'-0"2A FIRST LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"2D FIRST LEVEL - UPPER LEVEL - BUILDING PLAN 1/32" = 1'-0"1A GARDEN LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"1D GARDEN LEVEL - UPPER LEVEL - BUILDING PLAN 1/32" = 1'-0"3A SECOND LEVEL - LOWER LEVEL - BUILDING PLAN 1/32" = 1'-0"3D SECOND LEVEL - UPPER LEVEL - BUILDING PLAN Unit Square Footage Floor Level Building # Unit Type Area 00 - Garden Level 01 Type A 621.82 SF 00 - Garden Level 01 Type A 621.82 SF 00 - Garden Level 01 Type A 521.82 SF 01 - First Level 01 Type A 621.82 SF 01 - First Level 01 Type A 621.82 SF 01 - First Level 01 Type A 621.82 SF 02 - Second Level 01 Type A 621.82 SF 02 - Second Level 01 Type A 621.82 SF 02 - Second Level 01 Type A 621.82 SF 00 - Garden Level 02 Type B 547.75 SF 00 - Garden Level 02 Type B 547.75 SF 00 - Garden Level 02 Type B 621.82 SF 01 - First Level 02 Type B 547.75 SF 01 - First Level 02 Type B 547.75 SF 01 - First Level 02 Type B 621.82 SF 02 - Second Level 02 Type B 547.75 SF 02 - Second Level 02 Type B 547.75 SF 02 - Second Level 02 Type B 621.82 SF 00 - Garden Level 03 Type C 547.75 SF 00 - Garden Level 03 Type C 547.75 SF 00 - Garden Level 03 Type C 547.75 SF 01 - First Level 03 Type C 547.75 SF 01 - First Level 03 Type C 547.75 SF 01 - First Level 03 Type C 547.75 SF 02 - Second Level 03 Type C 547.75 SF 02 - Second Level 03 Type C 547.75 SF 02 - Second Level 03 Type C 547.75 SF 00 - Garden Level 04 Type C 547.75 SF 00 - Garden Level 04 Type C 547.75 SF 00 - Garden Level 04 Type C 547.75 SF 01 - First Level 04 Type C 547.75 SF 01 - First Level 04 Type C 547.75 SF 01 - First Level 04 Type C 547.75 SF 02 - Second Level 04 Type C 547.75 SF 02 - Second Level 04 Type C 547.75 SF 02 - Second Level 04 Type C 547.75 SF 00 - Garden Level 05 Type C 547.75 SF 00 - Garden Level 05 Type C 547.75 SF 00 - Garden Level 05 Type C 575.75 SF 01 - First Level 05 Type C 547.75 SF 01 - First Level 05 Type C 547.75 SF 01 - First Level 05 Type C 547.75 SF 02 - Second Level 05 Type C 547.75 SF 02 - Second Level 05 Type C 547.75 SF 02 - Second Level 05 Type C 547.75 SF 00 - Garden Level 06 Type C 547.75 SF 00 - Garden Level 06 Type C 547.75 SF 00 - Garden Level 06 Type C 547.75 SF 01 - First Level 06 Type C 547.75 SF 01 - First Level 06 Type C 547.75 SF 01 - First Level 06 Type C 547.75 SF 02 - Second Level 06 Type C 547.75 SF 02 - Second Level 06 Type C 547.75 SF 02 - Second Level 06 Type C 547.75 SF 00 - Garden Level 07 Type C 547.75 SF 00 - Garden Level 07 Type C 547.75 SF 00 - Garden Level 07 Type C 547.75 SF 01 - First Level 07 Type C 547.75 SF 01 - First Level 07 Type C 547.75 SF 01 - First Level 07 Type C 547.75 SF 02 - Second Level 07 Type C 547.75 SF 02 - Second Level 07 Type C 547.75 SF 02 - Second Level 07 Type C 547.75 SF N 112 Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 8 : 5 2 P M AS003 12/19/2025 23348.00 ZONING SUMMARYPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . N * NOTE - BUILDINGS 4,5, AND 6 ARE COMBINED AS ONE BUILDING FOR ALL AREA CALCULATIONS, DUE TO THEIR MODULAR CONSTRUCTION THE UNIT SQFT IS CALCULATED BY THEIR MODULAR GROUPING. FLOOR AREA ALLOWABLE (FAA) - EXCEPTIONS THAT APPLY TOWARDS FAA. DECKS / BALCONIES - ANY AREA CALCULATED OVER 15% OF SITE - PROJECT IS UNDER 15% - NO ADDITIONAL SF APPLIED TO PROPOSED FLOOR AREA. PARKING/ CARPORTS - 250SF PER RESIDENCE (X 60 UNITS) (15,000SF), CARPORT AREA IS 9,361 SF - NO ADDITIONAL SF APPLIED TO PROPOSED FLOOR AREA. SUBGRADE AREAS - SEE CHARTS - APPLICABLE ON GARDEN AND FIRST LEVEL UNITS/ BUILDINGS. PITCHED ROOF - SF OF PITCHED ROOFS ARE CALCULATED INTO ABOVE GRADE CALCULATIONS. ALL PLANS AND CALCULATIONS ARE CONCEPTUAL IN NATURE AND INDICATIVE OF DESIGN INTENT. PLANS, LAYOUTS, AND CONFIGURATIONS OF UNITS AND DIMENSIONS THEREOF MAY CHANGE PRIOR TO BUILDING PERMIT SUBMISSION IN CONFORMANCE WITH CITY OF ASPEN RMF ZONING. 14957.08 14957.08 0 0.00%100.00%14957.08 7 2476.56 2476.56 0 0.00%100.00%2476.56 6* 5* 4*4789.26 4789.26 0 0.00%100.00%4789.26 3 2376.86 2376.86 0 0.00%100.00%2376.86 2 2625.59 2625.59 0 0.00%100.00%2625.59 1 2688.81 2688.81 0 0.00%100.00%2688.81 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed SECOND LEVEL - SF TOTAL 10133.55 9862.3 271.25 2.68%97.32%9862.3 7 1658.02 1485.66 172.36 10.40%89.60%1485.66 6* 5* 4*3410.31 3385.55 24.76 0.73%99.27%3385.55 3 1659.84 1659.84 0 0.00%100.00%1659.84 2 1659.84 1588.18 71.66 4.32%95.68%1588.18 1 1745.54 1743.07 2.47 0.14%99.86%1743.07 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed FIRST LEVEL - SF TOTAL 5070.3 173.55 4896.75 96.58%3.42%173.55 7 1658.02 0 1658.02 100.00%0.00%0 6* 5* 4*3409.18 22.97 3386.21 99.33%0.67%22.97 3 1661.12 150.58 1510.54 90.94%9.06%150.58 2 1659.84 0 1659.84 100.00%0.00%0 1 1745.54 0 1745.54 100.00%0.00%0 B# Net Floor Area SF Above Grade SF Below Grade % Below Grade % Above Grade Total SF in FA Proposed GARDEN LEVEL - SF TOTAL 35,181.86 7 1,631.94 1,631.94 1,631.94 4,904.82 6 1,631.94 1,631.94 1,631.94 4,904.82 5 1,631.94 1,631.94 1,631.94 4,904.82 4 1,631.94 1,631.94 1,631.94 4,904.82 3 1,631.94 1,631.94 1,631.94 4,904.82 2 1,697.94 1,704.94 1,704.94 5,107.82 1 1,849.98 1,849.98 1,849.98 5,549.94 B# Garden Level - Lower Level Garden Level - Upper Level First Level - Lower Level First Level - Upper Level Second Level - Lower Level Second Level - Upper Level Total by Unit Type Proposed Net Livable - Unit SF Only Subtotal 63 60 63 59 7 9 C / 9 Type B 9 8 6 9 C / 9 Type B 9 9 Total 35,136.86 5 9 C / 9 Type B 9 9 Unit C 607.49 543.98 45 Units 24,479.10 4 9 C / 9 Type B 9 9 FL/SL - Unit B - 2BR 1220.48 1087.49 2 Units 2,174.98 3 9 C / 9 Type B 9 9 GL - Unit B - 2BR 1220.48 1080.49 1 Unit 1,080.49 2 9 B / 6 Type A ADA / Type B 9 9 Unit B - 1BR 682.15 617.45 3 Units 1,852.35 1 9 A / 9 Type A ADA / Type B 9 9 Unit A 683.47 616.66 9 Units 5,549.94 Building # Bed Count Unit Type / Units Accessible Unit Types Parking Req. Parking Provided Unit Type Gross Unit SF Net Unit SF # of Units Total SF by Unit Type Site Breakdown Net Livable SF by Unit Type TOTAL 1658.02 1485.66 172.25 89.60%10.39% West 436.76 412.23 24.43 94.38%5.59% South 392.25 308.75 83.5 78.71%21.29% East 436.76 372.43 64.32 85.27%14.73% North 392.25 392.25 0 100.00%0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 07 - First Level TOTAL 3410.31 3385.55 24.76 99.27%0.73% West 1312.16 1312.16 0 100.00%0.00% South 392.83 392.83 0 100.00%0.00% East 1312.16 1287.4 24.76 98.11%1.89% North 393.16 393.16 0 100.00%0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 04 (Combination of Buildings 04 + 05 + 06) TOTAL 1659.84 1659.84 0 100.00%0.00% West 393.16 393.16 0 100.00%0.00% South 436.76 436.76 0 100.00%0.00% East 393.16 393.16 0 100.00%0.00% North 436.76 436.76 0 100.00%0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 03 - First Level TOTAL 1659.84 1588.18 74.38 95.68%4.48% West 436.76 434.25 1.49 99.43%0.34% South 393.16 324.22 72.72 82.47%18.50% East 436.76 436.55 0.17 99.95%0.04% North 393.16 393.16 0 100.00%0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 02 - First Level TOTAL 1745.54 1743.07 2.47 99.86%0.14% West 436.76 436.76 0 100.00%0.00% South 436.01 433.54 2.47 99.43%0.57% East 436.76 436.76 0 100.00%0.00% North 436.01 436.01 0 100.00%0.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 01 - First Level First Level Exposed & Unexposed Wall Area Total 0 SF towards FAR 9,360.97 250 SF per Residence (60) = 15,000sf (5,639.03) Carport Coverage Allowable SF Parking Lot Total 42,736.49 24,992.48 Gross FAR Square Footage Countable All Levels Total 13,121.17 -14,957.08 Building 7 1,822.17 0 2,476.56 Building 4, 5, & 6 5,516.90 0 4,789.26 Building 3 1,821.50 0 2,376.86 Building 2 1,900.72 0 2,625.59 Building 1 2,059.88 0 2,688.81 Building # Gross FAR Square Footage Subgrade % Countable Second Level Total 15,007.10 15.59 9,862.07 Building 7 2,098.91 10.4 1,485.59 Building 4, 5, & 6 6,303.62 0.73 3,385.41 Building 3 2,099.60 0 1,659.84 Building 2 2,179.19 4.32 1,588.13 Building 1 2,325.78 0.14 1,743.10 Building # Gross FAR Square Footage Subgrade % Countable First Level Total 14,608.22 490.27 173.33 Building 7 2,039.88 100 - Building 4, 5, & 6 6,171.49 99.33 22.84 Building 3 2,039.88 90.94 150.49 Building 2 2,108.14 100 - Building 1 2,248.83 100 - Building # Gross FAR Square Footage Subgrade % Countable Garden Level Proposed FAR Calculations TOTAL 1658.02 0 1658.02 0.00%100.00% West 436.76 0 436.76 0.00%100.00% South 392.25 0 392.25 0.00%100.00% East 436.76 0 436.76 0.00%100.00% North 392.25 0 392.25 0.00%100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 07 - Garden Level TOTAL 3409.18 22.97 3386.55 0.67%99.34% West 1311.03 21.19 1289.83 1.62%98.38% South 392.83 0 392.83 0.00%100.00% East 1312.16 0 1312.16 0.00%100.00% North 393.16 1.78 391.73 0.45%99.64% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 04 (Combination of Buildings 04 + 05 + 06) TOTAL 1661.12 150.58 1510.52 9.06%90.93% West 390.9 42.15 348.75 10.78%89.22% South 440.3 15.95 424.35 3.62%96.38% East 393.16 30.03 363.11 7.64%92.36% North 436.76 62.45 374.31 14.30%85.70% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 03 - Garden Level TOTAL 1659.84 0 1659.84 0.00%100.00% West 436.76 0 436.76 0.00%100.00% South 393.16 0 393.16 0.00%100.00% East 436.76 0 436.76 0.00%100.00% North 393.16 0 393.16 0.00%100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 02 TOTAL 1745.54 0 1745.54 0.00%100.00% West 436.76 0 436.76 0.00%100.00% South 436.01 0 436.01 0.00%100.00% East 436.76 0 436.76 0.00%100.00% North 436.01 0 436.01 0.00%100.00% Wall Total Wall Area Exposed Area (Above Grade) Unexposed Area (Subgrade) % Exposed Wall Area % Unexposed Wall Area Building 01 - Garden Level Garden Level Exposed & Unexposed Wall Area 15% = 7,348 Total 81.34 203.13 336.98 863.55 336.98 863.55 2685.53 7 40.67 168.49 168.49 377.65 6 40.67 168.49 168.49 377.65 5 40.81 168.49 168.49 377.79 4 40.08 168.49 168.49 377.06 3 40.67 168.49 168.49 377.65 2 40.90 180.85 180.85 402.60 1 40.67 177.23 177.23 395.13 B# Garden Level - Lower Level Garden Level - Upper Level First Level - Lower Level First Level - Upper Level Second Level - Lower... Second Level - Upper Level Total SF Net Site = 48,990 Proposed Deck Area Exhibit A4 113 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 0 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ E Q E Q AP P R O X 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 3 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 3 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 4 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 8 : 5 6 P M A301 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 1PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"2C BUILDING 1 - WEST ELEVATION 1/8" = 1'-0"1A BUILDING 1 - NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 1 - EAST ELEVATION 1/8" = 1'-0"1C BUILDING 1 - SOUTH ELEVATION 114 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ EQ EQ AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 4 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ E Q E Q AP P R O X . 2 7 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 8 ' - 5 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 EQ EQ EQ AP P R O X . 2 6 ' - 0 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 7 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 8040 AP P R O X . 2 6 ' - 0 " EQ E Q E Q EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 6 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 9 : 0 1 P M A302 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 2PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"2A BUILDING 2 WEST ELEVATION 1/8" = 1'-0"1A BUILDING 2 NORTH ELEVATION 1/8" = 1'-0"1C BUILDING 2 SOUTH ELEVATION 1/8" = 1'-0"2C BUILDING 2 EAST ELEVATION 115 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 7988 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 3 0 ' - 2 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 8 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 0 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 8038 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 9 ' - 1 0 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 9 : 0 5 P M A303 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 3PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 3 NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 3 EAST ELEVATION 1/8" = 1'-0"1C BUILDING 3 SOUTH ELEVATION 1/8" = 1'-0"2C BUILDING 3 WEST ELEVATION 116 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ EQ EQ AP P R O X . 2 7 ' - 1 1 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 7 ' - 7 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ E Q E Q AP P R O X . 2 9 ' - 0 " AP P R O X . 2 9 ' - 8 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 9 : 1 1 P M A304 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 4PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 4 EAST ELEVATION 1/8" = 1'-0"1C BUILDING 4 WEST ELEVATION 117 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" EQ E Q E Q 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 3 0 ' - 5 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 8034 8036 EQ EQ EQ AP P R O X . 2 2 ' - 1 1 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 5 ' - 5 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 9 : 1 3 P M A305 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 4PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 4 NORTH ELEVATION 1/8" = 1'-0"2A BUILDING 4 SOUTH ELEVATION 118 PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ E Q E Q AP P R O X . 2 6 ' - 2 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 1 1 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ EQ EQ AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 6 ' - 1 1 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ E Q E Q AP P R O X . 2 6 ' - 5 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 5 ' - 8 " PARKING LOT LEVEL EL.0' - 0" FIRST LEVEL EL.0' - 6" TOP OF UNIT EL.20' - 6 7/8" SLAB EL.-11' - 9 1/4" GARDEN LEVEL EL.-10' - 6 7/8" SECOND LEVEL EL.11' - 6 7/8" 8002 8004 8006 8008 8010 8012 8000 7998 7996 7994 7992 7990 7988 7986 7984 8014 8016 8018 8020 8022 8024 8026 8028 8030 8032 EQ EQ EQ AP P R O X . 2 3 ' - 8 " EXISTING SITE GRADE NEW PROPOSED SITE GRADE AP P R O X . 2 4 ' - 1 1 " STANDING SEAM BOARD AND BATTEN VERTICAL WOOD SHIPLAP STONE VEENER WOOD LOOK -EXTRUDED ALUMINUM PRIVACY SCREEN MATERIAL LEGEND Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 12 / 2 3 / 2 0 2 5 1 2 : 5 9 : 1 8 P M A307 12/19/2025 23348.00 BUILDING ELEVATIONS - BUILDING 7PROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . 1/8" = 1'-0"1A BUILDING 7 - NORTH 1/8" = 1'-0"2C BUILDING 7 - WEST 1/8" = 1'-0"2A BUILDING 7 EAST 1/8" = 1'-0"1C BUILDING 7 SOUTH 119 DN UP 4 G1.01 C.P.T. / T.D. = 73' - 9" RESIDENTIAL 11 OCC. 2058 SF 200 33 120 3'-0" 1. COORDINATE QUANTITY, CAPACITY AND LOCATION OF FIRE EXTINGUISHERS WITH THE LOCAL FIRE MARSHAL. 2. REFERENCE ELECTRICAL DRAWINGS FOR EXIT SIGNAGE, EMERGENCY LIGHTING AND EGRESS LIGHTING. 3. PROVIDE (2) BOLLARDS PER DETAIL XX/AX.XX AT EACH SPRINKLER RISER THROUGHOUT THE BUILDING. COORDINATE QUANTITY AND LOCATIONS WITH FIRE PROTECTION DRAWINGS. CODE PLAN NOTES: EGRESS LEGEND: - THIRTY MINUTE WALL RATING - ONE HOUR WALL RATING - TWO HOUR WALL RATING - THREE HOUR WALL RATING 10 occ. 1860 SF 200g NUMBER OF CALCULATED OCCUPANTS OCCUPANT LOAD FACTOR (SQ/FT PER PERSON (n) NET OR (g) GROSS) SQ/FT OF SPACE OR ROOM FIRE EXTINGUISHER MAXIMUM TRAVEL DISTANCE FARTHEST POINT FROM EXIT EXIT ACCESS PATH (WHEN 2 OR MORE EXIT PATHS AVAILABLE) COMMON PATH OF TRAVELXX ' XX ' 85 180 33" NUMBER OF EXITING OCCUPANTS EGRESS CAPACITY AS DESIGNED CLEAR EXIT WIDTH (FROM FACE OF DOOR TO FACE OF STOP) 4 G1.01 C.P.T. / T.D. = 94' - 5" RESIDENTIAL 11 OCC. 2058 SF 200 11 120 3'-0" 4 G1.01 C.P.T. / T.D. = 105' - 1" RESIDENTIAL 11 OCC. 2058 SF 200 11 120 3'-0" FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" AA AB AC AD LOWER LEVEL 88' - 11 3/4"SLAB 87' - 8 3/4" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:43:53 AM 24.011 G1.01 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING A -CODE PLAN AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION 1/8" = 1'-0"2 BLDG A - 1ST FLOOR CODE PLAN 1/8" = 1'-0"3 SECOND FLOOR EGRESS PLAN 1/8" = 1'-0"1 BLDG A - LOWER LEVEL CODE PLAN 1/8" = 1'-0"4 BLDG A - CODE SECTION PROJECT ACCESSIBILITY DESIGN: THE PROJECT • 60 TOTAL UNITS • 7 TOTAL BUILDINGS • NO ELEVATORS • ANSI 2017 • CO - TITLE 9 ACCESSIBILITY • IBC SECTION 1108.7.4 - STRUCTURES WITHOUT ELEVATORS ONLY REQUIRE ACCESSIBLE UNITS ON GROUND FLOOR. • IBC SECTION 1108.7.4 - ON A SITE WITH MULTIPLE NONELEVATOR BUILDINGS, THE NUMBER OF REQUIRED ACCESSIBLE UNITS IS PERMITTED TO BE REDUCED TO A PERCENTAGE THAT IS EQUAL TO THE PERCENTAGE OF THE ENTIRE SITE HAVING GRADES, PRIOR TO DEVELOPMENT, THAT ARE LESS THAN 10%. • 83% OF SITE HAS <10% GRADE • 83% OF 20 GROUND FLOOR UNITS = 16.6 REQUIRED UNITS • 17 UNITS PROVIDED: • "TYPE A" UNITS • 60 x 2% = 1.2 REQUIRED UNITS • 2 TOTAL UNITS IN PROJECT • BOTH LOCATED IN BUILDING TYPE "B" • "TYPE B" UNITS • 17 UNITS REQ. - 2 "TYPE A" = 15 REQUIRED UNITS • 18 TOTAL UNITS IN PROJECT • LOCATED IN BUILDING TYPES "A" AND "C" • COLORADO TITLE 9 • "TYPE A" UNITS = 6 ACCESSIBILITY POINTS • "TYPE "B" UNITS = 4 ACCESSIBILITY POINTS • 60 TOTAL UNITS = 30 REQUIRED ACCESSIBILITY POINTS • (2) "TYPE A" x 6 PTS = 12 • (18) "TYPE B" x 4 PTS = 72 • TOTAL ACCESSIBILITY POINTS = 84 • PARKING • 57 TOTAL SPACES = 3 REQUIRED ACCESSIBLE SPACES • 4 ADA SPACES PROVIDED Exhibit A5 120 UP DN 1. COORDINATE QUANTITY, CAPACITY AND LOCATION OF FIRE EXTINGUISHERS WITH THE LOCAL FIRE MARSHAL. 2. REFERENCE ELECTRICAL DRAWINGS FOR EXIT SIGNAGE, EMERGENCY LIGHTING AND EGRESS LIGHTING. 3. PROVIDE (2) BOLLARDS PER DETAIL XX/AX.XX AT EACH SPRINKLER RISER THROUGHOUT THE BUILDING. COORDINATE QUANTITY AND LOCATIONS WITH FIRE PROTECTION DRAWINGS. CODE PLAN NOTES: EGRESS LEGEND: - THIRTY MINUTE WALL RATING - ONE HOUR WALL RATING - TWO HOUR WALL RATING - THREE HOUR WALL RATING 10 occ. 1860 SF 200g NUMBER OF CALCULATED OCCUPANTS OCCUPANT LOAD FACTOR (SQ/FT PER PERSON (n) NET OR (g) GROSS) SQ/FT OF SPACE OR ROOM FIRE EXTINGUISHER MAXIMUM TRAVEL DISTANCE FARTHEST POINT FROM EXIT EXIT ACCESS PATH (WHEN 2 OR MORE EXIT PATHS AVAILABLE) COMMON PATH OF TRAVELXX ' XX ' 85 180 33" NUMBER OF EXITING OCCUPANTS EGRESS CAPACITY AS DESIGNED CLEAR EXIT WIDTH (FROM FACE OF DOOR TO FACE OF STOP) 4 G1.02 C.P.T. / T.D. = 105' - 1" RESIDENTIAL 10 OCC. 1897 SF 200 10 120 3'-0" 4 G1.02 C.P.T. / T.D. = 73' - 11" RESIDENTIAL 10 OCC. 1897 SF 200 30 120 3'-0" 4 G1.02 C.P.T. / T.D. = 94' - 9" RESIDENTIAL 10 OCC. 1897 SF 200 10 120 3'-0" FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" LOWER LEVEL 88' - 11 3/4" BA BB BC BD SLAB 87' - 8 3/4" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:43:55 AM 24.011 G1.02 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING B -CODE PLAN AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION 1/8" = 1'-0"1 BLDG B - LOWER LEVEL CODE PLAN 1/8" = 1'-0"2 BLDG B - 1ST FLOOR CODE PLAN 1/8" = 1'-0"3 BLDG B - 2ND FLOOR CODE PLAN 1/8" = 1'-0"4 BLDG B - CODE SECTION PROJECT ACCESSIBILITY DESIGN: THE PROJECT • 60 TOTAL UNITS • 7 TOTAL BUILDINGS • NO ELEVATORS • ANSI 2017 • CO - TITLE 9 ACCESSIBILITY • IBC SECTION 1108.7.4 - STRUCTURES WITHOUT ELEVATORS ONLY REQUIRE ACCESSIBLE UNITS ON GROUND FLOOR. • IBC SECTION 1108.7.4 - ON A SITE WITH MULTIPLE NONELEVATOR BUILDINGS, THE NUMBER OF REQUIRED ACCESSIBLE UNITS IS PERMITTED TO BE REDUCED TO A PERCENTAGE THAT IS EQUAL TO THE PERCENTAGE OF THE ENTIRE SITE HAVING GRADES, PRIOR TO DEVELOPMENT, THAT ARE LESS THAN 10%. • 83% OF SITE HAS <10% GRADE • 83% OF 20 GROUND FLOOR UNITS = 16.6 REQUIRED UNITS • 17 UNITS PROVIDED: • "TYPE A" UNITS • 60 x 2% = 1.2 REQUIRED UNITS • 2 TOTAL UNITS IN PROJECT • BOTH LOCATED IN BUILDING TYPE "B" • "TYPE B" UNITS • 17 UNITS REQ. - 2 "TYPE A" = 15 REQUIRED UNITS • 18 TOTAL UNITS IN PROJECT • LOCATED IN BUILDING TYPES "A" AND "C" • COLORADO TITLE 9 • "TYPE A" UNITS = 6 ACCESSIBILITY POINTS • "TYPE "B" UNITS = 4 ACCESSIBILITY POINTS • 60 TOTAL UNITS = 30 REQUIRED ACCESSIBILITY POINTS • (2) "TYPE A" x 6 PTS = 12 • (18) "TYPE B" x 4 PTS = 72 • TOTAL ACCESSIBILITY POINTS = 84 • PARKING • 57 TOTAL SPACES = 3 REQUIRED ACCESSIBLE SPACES • 4 ADA SPACES PROVIDED 121 UP DN 1. COORDINATE QUANTITY, CAPACITY AND LOCATION OF FIRE EXTINGUISHERS WITH THE LOCAL FIRE MARSHAL. 2. REFERENCE ELECTRICAL DRAWINGS FOR EXIT SIGNAGE, EMERGENCY LIGHTING AND EGRESS LIGHTING. 3. PROVIDE (2) BOLLARDS PER DETAIL XX/AX.XX AT EACH SPRINKLER RISER THROUGHOUT THE BUILDING. COORDINATE QUANTITY AND LOCATIONS WITH FIRE PROTECTION DRAWINGS. CODE PLAN NOTES: EGRESS LEGEND: - THIRTY MINUTE WALL RATING - ONE HOUR WALL RATING - TWO HOUR WALL RATING - THREE HOUR WALL RATING 10 occ. 1860 SF 200g NUMBER OF CALCULATED OCCUPANTS OCCUPANT LOAD FACTOR (SQ/FT PER PERSON (n) NET OR (g) GROSS) SQ/FT OF SPACE OR ROOM FIRE EXTINGUISHER MAXIMUM TRAVEL DISTANCE FARTHEST POINT FROM EXIT EXIT ACCESS PATH (WHEN 2 OR MORE EXIT PATHS AVAILABLE) COMMON PATH OF TRAVELXX ' XX ' 85 180 33" NUMBER OF EXITING OCCUPANTS EGRESS CAPACITY AS DESIGNED CLEAR EXIT WIDTH (FROM FACE OF DOOR TO FACE OF STOP) 4 G1.03 C.P.T. / T.D. = 100' - 9" RESIDENTIAL 10 OCC. 1817 SF 200 10 120 3'-0" 4 G1.03 C.P.T. / T.D. = 69' - 11" RESIDENTIAL 10 OCC. 1817 SF 200 30 120 3'-0" 4 G1.03 C.P.T. / T.D. = 91' - 9" RESIDENTIAL 10 OCC. 1817 SF 200 10 120 3'-0" FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" LOWER LEVEL 88' - 11 3/4" CA CB CC CD SLAB 87' - 8 3/4" 1 A3.10 JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:43:57 AM 24.011 G1.03 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING C -CODE PLAN AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION 1/8" = 1'-0"1 BLDG C - LOWER LEVEL CODE PLAN 1/8" = 1'-0"2 BLDG C - 1ST FLOOR CODE PLAN 1/8" = 1'-0"3 SECOND FLOOR EGRESS PLAN 1/8" = 1'-0"4 BLDG C - CODE SECTION PROJECT ACCESSIBILITY DESIGN: THE PROJECT • 60 TOTAL UNITS • 7 TOTAL BUILDINGS • NO ELEVATORS • ANSI 2017 • CO - TITLE 9 ACCESSIBILITY • IBC SECTION 1108.7.4 - STRUCTURES WITHOUT ELEVATORS ONLY REQUIRE ACCESSIBLE UNITS ON GROUND FLOOR. • IBC SECTION 1108.7.4 - ON A SITE WITH MULTIPLE NONELEVATOR BUILDINGS, THE NUMBER OF REQUIRED ACCESSIBLE UNITS IS PERMITTED TO BE REDUCED TO A PERCENTAGE THAT IS EQUAL TO THE PERCENTAGE OF THE ENTIRE SITE HAVING GRADES, PRIOR TO DEVELOPMENT, THAT ARE LESS THAN 10%. • 83% OF SITE HAS <10% GRADE • 83% OF 20 GROUND FLOOR UNITS = 16.6 REQUIRED UNITS • 17 UNITS PROVIDED: • "TYPE A" UNITS • 60 x 2% = 1.2 REQUIRED UNITS • 2 TOTAL UNITS IN PROJECT • BOTH LOCATED IN BUILDING TYPE "B" • "TYPE B" UNITS • 17 UNITS REQ. - 2 "TYPE A" = 15 REQUIRED UNITS • 18 TOTAL UNITS IN PROJECT • LOCATED IN BUILDING TYPES "A" AND "C" • COLORADO TITLE 9 • "TYPE A" UNITS = 6 ACCESSIBILITY POINTS • "TYPE "B" UNITS = 4 ACCESSIBILITY POINTS • 60 TOTAL UNITS = 30 REQUIRED ACCESSIBILITY POINTS • (2) "TYPE A" x 6 PTS = 12 • (18) "TYPE B" x 4 PTS = 72 • TOTAL ACCESSIBILITY POINTS = 84 • PARKING • 57 TOTAL SPACES = 3 REQUIRED ACCESSIBLE SPACES • 4 ADA SPACES PROVIDED 122 AA AA AB AB AC AC AD AD 4 4 6 6 7 7 2 2 2 A4.00 1 A4.00 A3.00 A3.002 A3.00 1 A3.00 3 4 8 8 1 1 9 9 59 ' - 0 " 3' - 0 " 5' - 0 " 38 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " 47'-10" 15'-11"16'-0"15'-11" 1BD/1BA - TYPE B - EXT 1BD/1BA - TYPE B - EXT 1BD/1BA - TYPE B - EXT A1.31 1 A5.20 2 3 A4.00 A1.31 3 A1.31 2 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" AA AA AB AB AC AC AD AD 4 4 6 6 7 7 2 2 2 A4.00 1 A4.00 A3.00 A3.002 A3.00 1 A3.00 3 4 8 8 1 1 9 9 15'-11"16'-0"15'-11" 47'-10" 59 ' - 0 " 1BD/1BA - EXT 1BD/1BA - EXT 1BD/1BA - EXT 3' - 0 " 5' - 0 " 38 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " A5.20 1 3 A4.00 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" AA AA AB AB AC AC AD AD 4 4 6 6 7 7 2 2 2 A4.00 1 A4.00 A3.00 A3.002 A3.00 1 A3.00 3 4 1 1 9 9 59 ' - 0 " 3' - 0 " 5' - 0 " 38 ' - 0 " 5' - 0 " 8' - 0 " 47'-10" 15'-11"16'-0"15'-11" 1BD/1BA - EXT 1BD/1BA - EXT 15'-10" 1" 1" 15'-10" 1"15'-11" A1.31 1 1BD/1BA - EXT A1.31 2 A1.31 3 2"2" A5.20 3 3 A4.00 RISER ROOM 8" / 1 2 " 8" / 1 2 " 12" / 12"12" / 12" 12" / 12"12" / 12" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:43:58 AM 24.011 A1.00 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING A -FLOOR PLANS AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION PLAN NOTES #DESCRIPTION 1/8" = 1'-0"2 BLDG A - 1ST FLOOR PLAN 1/8" = 1'-0"3 BLDG A - 2ND FLOOR PLAN 1/8" = 1'-0"1 BLDG A - LOWER LEVEL PLAN 1/8" = 1'-0"4 BLDG A - ROOF PLAN 123 4 4 6 6 7 7 BA BA BB BB BC BC BD BD A3.01 4 A3.01 1 A3.012 A3.01 3 1 A4.01 2 A4.01 8 8 9 9 2BD/2BA - TYPE A1BD/1BA - TYPE A 47'-10" 15'-11"16'-0"15'-11" 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " 3 3 5 5 A1.35 1 A1.32 1 A5.20 2 4 4 6 6 7 7 BA BA BB BB BC BC BD BD A3.01 4 A3.01 1 A3.012 A3.01 3 1 A4.01 2 A4.01 8 8 9 9 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " 15'-11"16'-0"15'-11" 47'-10" 1BD/1BA - EXT 2BD/2BA 3 3 5 5 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" A1.33 1 A5.20 1 4 4 6 6 7 7 BA BA BB BB BC BC BD BD A3.01 4 A3.01 1 A3.012 A3.01 3 1 A4.01 2 A4.01 9 9 47'-10" 15'-11"16'-0"15'-11" 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 8' - 0 " 1BD/1BA - EXT 2BD/2BA 3 3 5 5 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" 2" 2" 2" A5.20 3 A1.31 1 9' - 1 1 7 / 8 " RISER ROOM A1.33 5 8" / 1 2 " 8" / 1 2 " 12" / 12"12" / 12" 12" / 12"12" / 12" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:43:59 AM 24.011 A1.01 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING B -FLOOR PLANS AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION PLAN NOTES #DESCRIPTION 1/8" = 1'-0"2 BLDG B - 1ST FLOOR PLAN 1/8" = 1'-0"3 BLDG B - 2ND FLOOR PLAN 1/8" = 1'-0"1 2BD/2BA - 1/8" = 1'-0"4 BLDG B - ROOF PLAN 124 4 4 6 6 7 7 CA CA CB CB CC CC CD CD A3.022A3.02 4 A3.02 3 A3.02 11 A4.02 2 A4.02 8 8 9 9 1BD/1BA - TYPE B 1BD/1BA - TYPE B 1BD/1BA - TYPE B 47'-10" 15'-11"16'-0"15'-11" 15'-11"16'-0"15'-11" 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " 3 3 5 5 A5.20 2 A1.30 1 A1.30 3 A1.30 2 A3.103A3.10 6 A3.10 5 A3.10 21 A3.10 4 4 6 6 7 7 CA CA CB CB CC CC CD CD A3.022A3.02 4 A3.02 3 A3.02 11 A4.02 2 A4.02 8 8 9 9 1BD/1BA 1BD/1BA 1BD/1BA 47'-10" 15'-11"16'-0"15'-11" 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 4' - 8 1 / 2 " 3' - 3 1 / 2 " 3 3 5 5 A1.30 1 A1.30 3 A1.30 2 5' - 4 5 / 8 " A5.20 1 /2A7.00 /1 A7.00 A3.103A3.10 6 A3.10 5 A3.10 21 A3.10 4 4 6 6 7 7 CA CA CB CB CC CC CD CD A3.022A3.02 4 A3.02 3 A3.02 1 1 A4.02 2 A4.02 9 9 47'-10" 15'-11"16'-0"15'-11" 54 ' - 0 " 3' - 0 " 5' - 0 " 33 ' - 0 " 5' - 0 " 8' - 0 " 1BD/1BA 1BD/1BA 1BD/1BA 3 3 5 5 15'-10" 1" 1" 15'-10" 1" 1" 15'-10" 2" 2" 7' - 1 1 " A5.20 3 RISER ROOM A3.103A3.10 6 A3.10 5 A3.10 2 1 A3.10 8" / 1 2 " 8" / 1 2 " 12" / 12"12" / 12" 12" / 12"12" / 12" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:44:01 AM 24.011 A1.02 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING C -FLOOR PLANS AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION PLAN NOTES #DESCRIPTION 1/8" = 1'-0"2 BLDG C - 1ST FLOOR PLAN 1/8" = 1'-0"3 BLDG C - 2ND FLOOR PLAN 1/8" = 1'-0"1 BLDG C - LOWER LEVEL PLAN 1/8" = 1'-0"4 BLDG C - ROOF PLAN 125 FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" LOWER LEVEL 88' - 11 3/4" CACBCCCD EQ E Q E Q BU I L D I N G H E I G H T 25 ' - 7 1 / 1 6 " 12" 12" 12" 12" S1 ST1 ST1 S1 R1 S2 M1 FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" 467 2 LOWER LEVEL 88' - 11 3/4" 89 35 EQ EQ EQ 8" 12" 8" 12" BU I L D I N G H E I G H T 25 ' - 3 1 / 1 6 " S1 ST1 S2 R1R1 S3 ST1ST1 M1 FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" LOWER LEVEL 88' - 11 3/4" CA CB CC CD EQ EQ EQ BU I L D I N G H E I G H T 25 ' - 7 1 / 1 6 " 12" 12" 12" 12" M1 S1 S1 S2 ST1ST1 S2 S1 R1 R1 S3 ST1 ST1 FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" 4 6 7 LOWER LEVEL 88' - 11 3/4" 8 935 EQ EQ EQ BU I L D I N G H E I G H T 26 ' - 6 " M1 S1 R1 R1 S3 ST1ST1 S2 ST1 8" 12" 8" 12" MATERIAL LEGEND STONE VENEER: ASPEN BLENDST1 VERTICAL WOOD SIDING: BRASSS1 BOARD & BATTEN: BLACK FOXS2 METAL PANEL - DARK BRONZE S3 ALUMIINUM PRIVACY FINSM1 STANDING SEAM ROOF: CHARCOALR1 FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" 4 6 72 LOWER LEVEL 88' - 11 3/4" 8 935 SLAB 87' - 8 3/4" FIRST FLOOR 100' - 0" SECOND FLOOR 111' - 0 1/4" ROOF 120' - 11" 4 6 72 LOWER LEVEL 88' - 11 3/4" 81 935 SLAB 87' - 8 3/4" JOB NO: ISSUE RECORD: REVISIONS: DATE:PROGRESS DOCUMENTSNOT FORCONSTRUCTIONTHIS DRAWING HAS BEEN PREPARED BY THE ARCHITECT OF RECORD OR UNDER HIS DIRECT SUPERVISION AS AN INSTRUMENT OF SERVICE AND IS INTENDED FOR USE ONLY ON THIS PROJECT. ALL DRAWINGS, SPECIFICATIONS, IDEAS, AND DESIGNS, INCLUDING THE OVERALL LAYOUT, FORM, ARRANGEMENT, AND COMPOSITION OF SPACES AND ELEMENTS PORTRAYED, CONSTITUTE THE ORIGINAL UNPUBLISHED WORK OF THE ARCHITECT. ANY REPRODUCTION, USE, OR DISCLOSURE OF THE INFORMATION CONTAINED HERE-IN WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS STRICTLY PROHIBITED. THE ARCHITECT DISCLAIMS RESPONSIBILITY FOR ANY EXISTING BUILDING STRUCTURE, SITE CONDITIONS, EXISTING CONSTRUCTION ELEMENTS OR ANY DOCUMENTS DRAWINGS OR OTHER INSTRUMENTS USED FOR ANY PART OF THIS PROJECT WHICH DO NOT BEAR THE ARCHITECT'S SEAL. THE ARCHITECT'S SERVICES ARE UNDERTAKEN ON IN THE INTEREST OF THE PROJECT OWNER. NO OBLIGATION IS ASSUMED BY THE ARCHITECT FOR THE BENEFIT OF ANY OTHER ENTITY. RELATED DOCUMENTS: THIS DRAWING IS A SINGLE COMPONENT OF AN INTEGRATED SET OF CONSTRUCTION DOCUMENTS. GENERAL AND SUPPLEMENTARY CONDITIONS OF THE CONTRACT, GENERAL REQUIREMENTS, SPECIFICATIONS, AND OTHER DRAWINGS MAY AFFECT THE WORK DESCRIBED. FAILURE TO REVIEW AND INTEGRATE THE DESIGN INTENT OF THE WHOLE OF THE CONSTRUCTION DOCUMENTS DOES NOT RELIEVE THE CONTRACTOR FROM PROVIDING A COMPLETE PROJECT. COMPLY WITH ALL LAWS CODES, ORDINANCES AND REGULATIONS WITH THE AUTHORITIES HAVING JURISDICTION, AND WITH REQUIREMENTS OF THE LANDLORD IF REQUIRED AS PART OF THE WORK CONTAINED WITHIN. DO NOT START WORK UNTIL ALL PERMITS AND REQUIRED APPROVALS ARE OBTAINED. VERIFY ALL ACTUAL CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION. COMMENCEMENT OF WORK CONSTITUTES VERIFICATION AND ACCEPTANCE OF ALL EXISTING CONDITIONS. APPLICATION OF A MATERIAL OR EQUIPMENT ITEM TO WORK INSTALLED BY OTHERS CONSTITUTES ACCEPTANCE OF THAT WORK, AND ASSUMPTION OF RESPONSIBILITY FOR SATISFACTORY INSTALLATION. DIMENSIONS SHOWN ARE TO FACE OF STRUCTURAL MATERIAL UNLESS OTHERWISE INDICATED CALCULATE AND READ DIMENSIONS, DO NOT SCALE THESE DRAWINGS. 1330 BURLINGTON STREET, SUITE 201 NORTH KANSAS CITY, MISSOURI 64116 816.715.1392 11/21/2025 10:44:08 AM 24.011 A3.10 13 0 1 E . C O O P E R A V E , A S P E N , C O 8 1 6 1 1 BUILDING SECTIONS, EXTERIOR ELEVATIONS, & MATERIALS AS P E N V A L L E Y H O S P I T A L - BE A U M O N T H O U S I N G 11.21.2025 REZONING APPLICATION 1/8" = 1'-0"2 BUILDING ELEVATION - REAR TYP. 1/8" = 1'-0"3 BUILDING ELEVATION - SIDE 1 TYP. 1/8" = 1'-0"5 BUILDING ELEVATION - FRONT TYP. 1/8" = 1'-0"6 BUILDING ELEVATION - SIDE 2 TYP. 1/8" = 1'-0"4 TYP. BUILDING SECTION @ WINDOW WELLS 1/8" = 1'-0"1 TYP. BUILDING SECTION @ ENTRANCE 126 AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.com L-0.0 LANDSCAPE NOTES 1 7 1. THE DESIGN INTENT OF THESE IMPROVEMENTS INCLUDES PROTECTION AND PRESERVATION OF NUMEROUS MATURE TREES. THIS INCLUDES TREES WITH WALLS, FENCES, PAVING, AND INFRASTRUCTURE NEAR OR WITHIN THEIR DRIPLINES. SHEETS L0.1 AND L0.2 DESCRIBES CRITICAL TREE PROTECTION AND IMPACT LIMITATION REQUIREMENTS. 2. SEE CIVIL PLANS FOR ALL PROPOSED UTILITIES. CONTRACTOR TO VERIFY UTILITY LOCATION AND REQUIREMENTS AND IDENTIFY ANY POTENTIAL CONFLICTS WITH PROPOSED SITE DESIGN. a.REFER TO SITE SURVEY FOR ADDITIONAL INFORMATION. CONTRACTOR TO FIELD VERIFY EXISTING CONDITIONS PRIOR TO BIDDING OR PERFORMING ANY CONSTRUCTION OPERATIONS. b. BEFORE CONSTRUCTION, LOCATE ALL PUBLIC AND PRIVATE UNDERGROUND UTILITIES WITH RESPECTIVE UTILITY COMPANIES. c. REFER TO CIVIL PLANS FOR ALL PROPOSED UTILITIES. 3. ALL LAYOUT (CONSTRUCTION STAKING) OF SITE WALLS, PAVING AND LANDSCAPE FEATURES TO BE PERFORMED IN FIELD BY SURVEYOR. 4. NATIONAL AND LOCAL ELECTRICAL CODES SHALL GOVERN THE MINIMUM STANDARDS OF WORK. IN THE EVENT OF A CONFLICT BETWEEN THESE DRAWINGS AND APPLICABLE CODE, THE CODE SHALL PREVAIL AND INSTALLATION SHALL BE MADE IN CONFORMANCE WITH THE CODE. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO INSTALLATION OF ANY LIGHTING EQUIPMENT. 5. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AS DESIGNED WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS, AREA DISCREPANCIES AND/OR GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATIONS. 6. ANY DISCREPANCIES, ERRORS OR OMISSIONS ON THE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY. 7. THE LANDSCAPE PLAN AND DETAILS ARE TO BE USED IN CONJUNCTION WITH THE CIVIL AND STRUCTURAL PLANS TO FORM COMPLETE INFORMATION REGARDING SITE WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY COORDINATION WITH SUBCONTRACTORS AS REQUIRED TO ACCOMPLISH ALL CONSTRUCTION OPERATIONS. ALL PIPING, CONDUIT, SLEEVES, ETC., SHALL BE SET IN PLACE PRIOR TO INSTALLATION OF CONSTRUCTION ITEMS. 6. CONTRACTOR SHALL REVIEW GOVERNING CITY AND COUNTY STANDARDS AND SPECIFICATIONS FOR APPLICABLE STANDARD DRAWINGS, SPECIFICATIONS AND TRAFFIC CONTROL REQUIREMENTS. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL PERMITS TO SATISFY ALL PERTINENT LOCAL AND REGIONAL CODES AND REGULATIONS. 1. REFER TO CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE AND EROSION CONTROL. 2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR STAKING BOTH LINE AND GRADE. ANY DISCREPANCIES, ERRORS OR OMISSIONS ON THE CONSTRUCTION DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT IMMEDIATELY. 3. THE CONTRACTOR SHALL STAKE ALL KEY AREAS AND SHALL RECEIVE APPROVAL FROM THE OWNER'S REPRESENTATIVE PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. THE CONTRACTOR SHALL REMOVE ALL SEDIMENT, MUD, AND CONSTRUCTION DEBRIS THAT MAY ACCUMULATE IN THE FLOW LINES AND PUBLIC RIGHT-OF-WAYS AS A RESULT OF THIS PROJECT. SAID REMOVAL SHALL BE CONDUCTED IN A TIMELY MANNER AND DISPOSED OF APPROPRIATELY. 5. CONTRACTOR SHALL PROVIDE A SMOOTH FINISH GRADE THROUGHOUT THE ENTIRE PROJECT FREE OF RUTS, DEPRESSIONS AND IRREGULARITIES. POSITIVE DRAINAGE SHALL BE MAINTAINED AT ALL TIMES. ALL SWALES, DEPRESSIONS, ETC. NOT SHOWN ON THE PLANS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE AND CIVIL ENGINEER IMMEDIATELY IN WRITING. GENERAL GRADING NOTES: GENERAL NOTES:EXISTING CONDITIONS NOTES: 1. EXISTING UTILITY ALIGNMENTS AND GRADES SHOWN ON THE DRAWINGS ARE BASED ON INFORMATION PREPARED BY SGM IN APRIL OF 2025. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING AND DETERMINING EXACT LOCATIONS, DIMENSIONS, DEPTHS, AND MATERIALS AT TIME OF CONSTRUCTION. THE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL EXISTING UNDERGROUND UTILITIES FAR ENOUGH IN ADVANCE OF NEW CONSTRUCTION TO ALLOW FOR POSSIBLE GRADE, DEPTH, ALIGNMENT, OR MATERIAL CHANGES. THE CONTRACTOR SHALL BRING ANY DISCREPANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE, SURVEYOR, AND CIVIL ENGINEER IMMEDIATELY, AND NOTIFY LANDSCAPE ARCHITECT IF REVISIONS TO SITE DESIGN ARE NECESSARY. THE CONTRACTOR SHALL PROTECT EXISTING UTILITIES DURING ALL DEMOLITION AND CONSTRUCTION OPERATIONS. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COSTS INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES. 2. ALL EXISTING IMPROVEMENTS TO REMAIN, INCLUDING EXISTING UTILITIES, WALKWAYS, TREES, VEGETATION OR OTHER EXISTING STRUCTURES SHALL BE PROPERLY AND ADEQUATELY PROTECTED FROM DAMAGE DURING CONSTRUCTION AND DEMOLITION OPERATIONS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RESTORE TO THE ORIGINAL CONDITION ANY EXISTING ITEMS THAT ARE DAMAGED OR DISTURBED IN ANY WAY. ALL MATERIALS TO BE REUSED OR SALVAGED SHALL BE STORED IN AN AREA DESIGNATED BY THE OWNER FOR THAT PURPOSE. ALL SALVAGED MATERIALS SHALL REMAIN THE PROPERTY OF THE OWNER. CONTRACTOR TO DOCUMENT AND BRING TO THE ATTENTION OF OWNER AND LANDSCAPE ARCHITECT ALL EXISTING DAMAGES PRIOR TO BEGINNING WORK. ANY DAMAGES NOT DOCUMENTED AND BROUGHT TO THE ATTENTION OF THE OWNER AND LANDSCAPE ARCHITECT AT THE BEGINNING OF WORK SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 3. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARIZE THEMSELVES WITH THE EXISTING SITE CONDITIONS PRIOR TO START OF PROJECT. ANY DISCREPANCIES BETWEEN EXISTING SITE CONDITIONS AND PROPOSED WORK MUST BE BROUGHT TO THE ATTENTION OF THE OWNER AND LANDSCAPE ARCHITECT PRIOR TO BIDDING. 4. ALL EQUIPMENT AND MATERIALS TO BE REMOVED FROM THE SITE MUST BE LEGALLY DISPOSED OF OFFSITE BY THE CONTRACTOR UNLESS SPECIFICALLY NOTED OTHERWISE. 5. ALL TREES IDENTIFIED AS 'TO REMAIN' MUST HAVE TREE PROTECTION, SEE SHEET L0.1-L0.2 FOR REQUIREMENTS. TREE PROTECTION TO EXTEND TO DRIPLINE OF TREE CANOPIES WHERE POSSIBLE. CONTRACTOR TO NOTIFY THE LANDSCAPE ARCHITECT TO DISCUSS CONDITIONS WHERE THIS IS NOT POSSIBLE. CONTRACTOR SHALL RECEIVE WRITTEN PERMISSION FROM LANDSCAPE ARCHITECT PRIOR TO REDUCING AREA OF TREE PROTECTION. Exhibit A6 127 E A S T C O O P E R A V E / H W Y 8 2 H Y D OSW OSWOSW OSW S S OSW OSW OSW S ET T ET T S S S ICV GM S GM ICBICV EM T T T EM COT F T ET 1 2 3 4 6 7 8 9 10 11 12 13 22 19 21 14 15 16 17 18 20 23 24 25 26 27 28 29 30 32 31 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 51 5249 48 50 EXISTING DRIVE 53 5 AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.com Scale: 1" = 16' 0'8'16'32' NOTES: 1. SEE SHEET L-0.2 FOR TREE PROTECTION PROTOCOL AND TREE REMOVAL CONDITIONS TABLE. 2. TREE PROTECTION FENCE (SEE SITE PLAN FOR EXTENTS) IS TO BE FIELD LOCATED TO LIMIT IMPACTS TO EXISTING TREES TO REMAIN. TREE PROTECTION AND IMPACT MITIGATION FOR POST INSTALLATION IS TO BE PER THE SPECIFICATIONS IDENTIFIED ON SHEET L0.2, MODIFIED PER THE FENCE LAYOUT, AND TO ADDRESS PRACTICAL CONSTRUCTION REQUIREMENTS. EQUIPMENT ACCESS ROUTES ARE TO BE DETERMINED IN THE FIELD TO LIMIT DISTURBANCE, NUMBER OF ACCESS POINTS TO THE FENCE ALIGNMENTS, AND NUMBER OF TRAVEL TRIPS FOR EQUIPMENT OVER EACH ALIGNMENT. 3. NUMEROUS TREES SHOWN AS "TO REMAIN" ARE IN CLOSE PROXIMITY TO PROPOSED IMPROVEMENTS. ADDITIONAL REMOVALS MAY BE NECESSARY. 4. EXISTING TREES FOR REMOVAL COORDINATION WILL BE EXAMINED FURTHER IN THE NEXT PHASE OF DESIGN TO DETERMINE IF THEY CAN BE PRESERVED. L-0.1 TREE REMOVAL PLAN LEGEND PROPERTY BOUNDARY EXISTING SETBACKS TREE PROTECTION FENCING EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED 2 7 EXISTING TREES FOR REMOVAL COORDINATION 128 AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.comTREE REMOVALS AND CONDITION TABLE TREE PROTECTION GENERAL NOTES: 1. SEE SHEETS L1.0-L2.1 FOR ALL PROPOSED LANDSCAPE IMPROVEMENTS ON THIS PARCEL. 2. LANDSCAPE ARCHITECT TO FLAG TREE REMOVALS IN FIELD PRIOR TO REMOVAL. 3. TREES ARE TO REMAIN UNLESS FLAGGED IN FIELD. 4. CONTACT LANDSCAPE ARCHITECT IMMEDIATELY IF ANY TREE SHOWN AS 'TO REMAIN' IS TO BE REMOVED DUE TO CONSTRUCTION ACTIVITIES. 5. TREE PROTECTION FENCE SHALL BE ERECTED AT THE DRIPLINE OF EACH INDIVIDUAL TREE OR GROUPING OF TREES ON SITE. SEE DETAIL BELOW ON TREE PROTECTION FENCING. 6. ABSOLUTELY NO STORAGE, LAYDOWN, EQUIPMENT ACCESS, OR OTHER ACTIVITY NOT SPECIFICALLY RELATED TO TREE PROTECTION IS TO OCCUR WITHIN THE TREE PROTECTION FENCING ZONE. 7. ALL EXCAVATIONS WITHIN THE DRIP ZONE WILL BE REQUIRED TO BE VERTICAL EXCAVATION ONLY WITH NO OVER-DIGGING. EXCAVATIONS WILL BE SOIL STABILIZED IN A MANNER THAT PREVENTS OVER EXCAVATION OF THE SITE. 8. ENGAGE A CERTIFIED ARBORIST TO ROOT PRUNE ANY ROOTS LARGER THAN 2" IN DIAMETER FOR TREES TO REMAIN THAT WILL HAVE EXCAVATION WORK WITHIN THE TREE'S DRIP LINE. 9. ALL ROOTS SHALL BE CUT PRIOR TO FULL EXCAVATION USING A CLEAN, SHARP PRUNING SAW. ALL ROOTS WILL BE CUT FLUSH WITH THE EXPOSED SOIL LINE. 10. ENGAGE A CERTIFIED ARBORIST FOR ALL TREE BRANCH PRUNING AND PARTIAL REMOVAL. PRUNING AND PARTIAL REMOVAL IS TO BE PERFORMED PER ANSI A300 STANDARDS. 11. DRIP LINE EXCAVATION PROTOCOL. 11.1. CONTRACTOR TO IDENTIFY LIMITS OF EXCAVATION IN THE FIELD. 11.2. AIRSPADE TO EXPOSE ANY ROOTS THAT MAY BE IMPACTED. 11.3. CLEARLY CUT ROOT TRENCH AT LINE OF DISTURBANCE. 11.4. BACKFILL WITH HIGH QUALITY TOPSOIL AND MULCH. ENSURE IRRIGATION OF ROOT ZONE. 12. SIX INCHES OF MULCH ARE REQUIRED TO BE PLACED WITHIN THE ZONE OF VEGETATION PROTECTION. THE MULCH SHALL BE MAINTAINED AT A LEVEL OF 6" DURING THE ENTIRE PROJECT. IRRIGATED AREAS WITHIN THE TREE PROTECTION ZONES THAT ARE NOT DISTURBED DO NOT REQUIRE MULCH. 13. IRRIGATION OF EXISTING TREES IS REQUIRED THROUGHOUT THE ENTIRE LENGTH OF THE PROJECT. THE CONTRACTOR WILL SUPPLY WATER TO THE TREES AT A RATE WHICH IS APPROPRIATE FOR PROPER HEALTH. ADDITIONAL WATERING WILL TAKE PLACE ALONG THE EDGE OF THE ROOT CUTTINGS. THE CONTRACTOR WILL BE REQUIRED TO PLACE A BURLAP PROTECTION COVER OVER THE CUT ROOTS. THE CONTRACTOR WILL IRRIGATE THE BURLAP WITH AN APPROPRIATE AMOUNT OF WATER IN ORDER TO KEEP THE BURLAP MOIST. 14. STUMP GRIND ALL TREES TO BE REMOVED WITH CANOPIES OVERLAPPING TREE PROTECTION AREAS OR TREES TO REMAIN. GRUB TREE STUMPS THAT ARE WITHIN THE LIMITS OF GRADING DISTURBANCE. NOTES: 1. MULCH TO BE 6" DEEP. 2. ADDITIONAL TREE PROTECTION OUTSIDE FENCING AT TREE DRIP LINE MAY BE REQUIRED (EXAMPLE: 12" OF MULCH). 3. TREES MAY BE FENCED IN GROUPS. NO DISTURBANCE WITHIN TREE DRIP LINE TYPICAL TREE PROTECTION FENCING AT DRIP LINE SECTION NOT TO SCALE DO NOT CUT LEADER PROTECTION FENCING TO BE PROVIDED AND MAINTAINED AT TREE DRIP LINE. FINAL FENCE LAYOUT DESIGN TO BE COORDINATED WITH OWNER. CERTIFIED ARBORIST TO PRUNE DAMAGED OR DEAD WOOD AS DIRECTED BY LANDSCAPE ARCHITECT L-0.2 TREE REMOVAL CHART TOTAL TREE VALUE:TBD 3 7 WATER EXISTING TREES REGULARLY 129 ICV GM GM ICBICV HY D OSW OSWOSW OSW S S OSW OSW OSW S ET T ET T AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.comLEGEND PROPERTY BOUNDARY EXISTING SETBACKS MULCHED PLANTING BEDS (GORILLA HAIR WOOD MULCH) BIKE PARKING (10 SPACES TOTAL) L-1.0 OVERALL SITE LAYOUT 4 7 Scale: 1" = 16' 0'8'16'32' CRUSHER FINES PLANTING BED WITH WOOD MULCH, TYP. CONCRETE SIDEWALK OUTDOOR AMENITY AREA (108 SF) WITH GRILL AND COMMUNAL TABLES CRUSHER FINES SURFACE BIKE PARKING IN CRUSHER FINES SURFACE, TYP. PROPERTY B O U N D A R Y HI G H W A Y 8 2 / E A S T C O O P E R A V E COVERED PARKING, TYP. UTILITY EASEMENT, PER CIVIL 5' SETBACK 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING (ADA UNITS) 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING TRASH ENCLOSURE 10' RIVERSIDE DITCH EASEMENT RIVERSIDE DIT C H STEEL EDGER OUTDOOR AMENITY AREA (58 SF) WITH GRILL AND TABLE APPROXIMATE LIMIT OF DISTURBANCE NATIVE REVEGETATION SEEDING 130 ICV GM GM ICBICV HY D OSW OSWOSW OSW S S OSW OSW OSW S ET T ET T AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.comLEGEND L-1.1 LIGHTING DIAGRAM 5 7 Scale: 1" = 16' 0'8'16'32' DARK SKY COMPLIANT OVERHEAD LIGHTING, SEE BELOW DARK SKY COMPLIANT BOLLARD LIGHTING, SEE BELOW PROPOSED OVERHEAD LIGHTING OPTION: LANDSCAPE FORMS NORTHPORT AREA LIGHT (DR300 SERIES) - INTERNATIONAL DARK SKY APPROVED SIZE DR-14-A (14' HEIGHT); COLOR TO BE POWDER COATED DSK (DUSK) OR SIMILAR PROPOSED BOLLARD LIGHTING OPTION: LANDSCAPE FORMS NORTHPORT PATH LIGHT (DR400) - INTERNATIONAL DARK SKY APPROVED BOLLARD HEIGHT 37" ; COLOR TO BE POWDER COATED DSK (DUSK) OR SIMILAR PROPERTY B O U N D A R Y HI G H W A Y 8 2 / E A S T C O O P E R A V E 5' SETBACK 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING (ADA UNITS) 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING DARK SKY COMPLIANT OVERHEAD LIGHT FIXTURE, TYP. DARK SKY COMPLIANT BOLLARD LIGHT FIXTURE, TYP. UTILITY EASEMENT, PER CIVIL PROPERTY BOUNDARY EXISTING SETBACKS BIKE PARKING (10 SPACES TOTAL) CRUSHER FINES APPROXIMATE LIMIT OF DISTURBANCE NATIVE REVEGETATION SEEDING PRELIMINARY LIGHT FIXTURES MULCHED PLANTING BEDS (GORILLA HAIR WOOD MULCH) 131 S S S S EM T T T EM COT F T ET H Y D OSW OSWOSW OSW S S OSW OSW OSW S ET T ET T (3) CB (3) PH (5) VL (3) AB (3) SX (3) PN (2) CA (4) CB (1) AB (3) PM (3) AC (6) PM (5) CB (4) RO (5) PN (3) CA (11) PM (8) CA (3) RG (1) RG (3) RO (2) CA (6) CB (5) PN (2) AG (1) PU (5) CA (3) PN (3) CA (2) SX (2) PU (3) AC (1) PL (3) SX (2) RG (3) AB (1) MS (2) PL (3) RG (6) CB (3) RO (2) RO (1) VL (3) CA (4) CB (2) RO (3) PM (1) MS SYMBOL CODE BOTANICAL NAME COMMON NAME CONT QTY TREES AG Acer tataricum 'GarAnn' Hot Wings® Tatarian Maple 2" B&B 2 MS Malus x 'Spring Snow'Spring Snow Crabapple 2.5" Cal B&B 2 PU Picea pungens 'Baby Blue Eyes'Baby Blue Eyes Colorado Blue Spruce 15 gal 3 PH Picea pungens 'Hoopsii'Hoopsii Colorado Spruce 15 gal 3 PL Pinus flexilis Limber Pine 7' B&B 3 SHRUBS AB Acer ginnala 'Bailey Compact' Bailey Compact Amur Maple 5 gal 7 AC Artemisia cana Silver Sagebrush 5 gal 6 CB Caryopteris x clandonensis 'Blue Mist'Blue Mist Bluebeard 5 gal 28 CA Cornus sericea 'Arctic Fire' Arctic Fire Dogwood 5 gal 26 PN Physocarpus opulifolius 'Nanus'Dwarf Ninebark 5 gal 16 PM Pinus mugo 'Mops'Mops Mugo Pine 5 gal 23 RG Rhus aromatica 'Gro-Low' Gro-Low Fragrant Sumac 5 gal 9 RO Rosa glauca Redleaf Rose 5 gal 14 SX Syringa x josiflexa 'Royalty'Royalty Hybrid Purple Lilac 5 gal 8 VL Viburnum lentago Nannyberry 5 gal 6 PLANT SCHEDULE AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.com L-2.0 OVERALL PLANTING PLAN 6 7Scale: 1" = 16' 0'8'16'32' LEGEND NOTES: 1. WELS COMPLIANCE: THE APPLICANT ACKNOWLEDGES THAT COMPLIANCE WITH WELS IS REQUIRED. PLANTING SHOWN HERE IS DESIGNED TO ACCOMMODATE WELS STANDARDS. DETAILED WELS COMPLIANCE WILL BE CALCULATED IN A FUTURE PERMIT APPLICATION. 2. ALL DISTURBED AREAS TO RECEIVE AUTOMATIC IRRIGATION. IRRIGATION SYSTEM DESIGN, ZONING, AND EQUIPMENT TO COMPLY WITH WELS PER CITY OF ASPEN STANDARDS. 3. AREAS OF VEGETATION IN PROXIMITY TO BUILDING FOUNDATION MAY REQUIRE MODIFICATION TO COMPLY WITH GEOTECHNICAL SOILS EVALUATION AND RECOMMENDATIONS. PROPERTY B O U N D A R Y HI G H W A Y 8 2 / E A S T C O O P E R A V E 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING (ADA UNITS) 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 3-STORY MULTIFAMILY BUILDING 10' RIVERSIDE DITCH EASEMENT RIVERSIDE DIT C H PROPERTY BOUNDARY EXISTING SETBACKS BIKE PARKING (10 SPACES TOTAL) APPROXIMATE LIMIT OF DISTURBANCE NATIVE REVEGETATION SEEDING NATIVE REVEGETATION SEED MIX: 132 AS P E N V A L L E Y H O S P I T A L - B E A U M O N T H O U S I N G As p e n , C o l o r a d o Project #24258 12/19/2025 Re-Zoning Package 311 Main Street#102Carbondale, Co. 81623970.963.6520www.dhmdesign.com L-2.1 PLANTING DETAILS 7 7 DECIDUOUS TREE PLANTING NOT TO SCALE DO NOT CUT LEADER-PRUNE ONLY DAMAGED OR DEAD WOOD 12 GAUGE GALV. WIRE WITH 3 4"Ø WHITEPVC ON ENTIRE LENGTH OF EACH WIRE SPECIFIED TREE STRAP SPECIFIED POSTS-2 PER TREE - SET MIN 18" INTO UNDISTURBED SUBGRADE WRAP ENTIRE SURFACE OF TRUNK UP TO SECOND BRANCH WITH SPECIFIED WRAPPING - SECURE TOP & BOTTOM & @ 2' INTERVALS PLANT TREE W/ TOP OF ROOTBALL 2"-4" ABOVE FINAL GRADE PULL MULCH 2"-3" BACK FROM TRUNK 2x DIAMETER OF ROOTBALL, MIN. 18 ' ' MI N NOTE: MULCH SHOULD BE 4" DEEP IN NON-TURF AREAS, MULCH SHOULD BE 2" DEEP IN TURF AREAS. MULCH RING, MIN. 48" Ø, PULL MULCH BACK 2"-3" FROM TRUNK. 4" HEIGHT WATER SAUCER IN NON-TURF AREAS SPECIFIED BACKFILL MIXTURE AS PER SPECIFICATIONS AFTER TREE IS SET IN PLANTING PIT, REMOVE ALL TWINE & WIRE FROM TOP & SIDES OF ROOTBALL, PULL BURLAP BACK 13 (MIN.) SET ROOTBALL ON UNDISTURBED SUBGRADE - DO NOT OVER-EXCAVATE 1 DCS-PL-01 NORTH EW EVERGREEN TREE PLANTING NOT TO SCALE 2x DIAMETER OF ROOT BALL, MIN. 2"-3" DETAIL GUYING DIAGRAM DO NOT CUT LEADER-PRUNE - ONLY TRIM DAMAGED OR DEAD WOOD SPECIFIED TRUNK ATTACHMENT DOUBLE STRAND GALVANIZED WIRE PROVIDE 3 GUY SYSTEMS EQUALLY SPACED AROUND TREE, AS PER DIAGRAM PLACE 3 4"Ø WHITE PVC, 36'' LENGTH, ON ALL GUYING UNDISTURBED SUBGRADE SET ROOT BALL ON EXISTING UNDISTURBED SUBGRADE-DO NOT OVER-EXCAVATE BACK FILL MIXTURE AS PER SPECIFICATIONS AFTER TREE IS SET IN PLANTING PIT, REMOVE ALL TWINE & WIRE FROM TOP & SIDES OF ROOT BALL PULL BURLAP BACK 13 (MIN.) SPECIFIED STAKES DRIVEN AT AN ANGLE, FLUSH WITH GRADE 4'' HEIGHT WATER SAUCER IN NON-TURF AREAS PLANT TREE W/ TOP OF ROOT BALL 3'' ABOVE FINAL GRADE 4'' DEPTH MULCH RING UNLESS IN TURF AREAS (SEE BELOW) 2 DCS-PL-02 2'-0'' MIN. 1" MIN. CONCRETE CURB OR SIDEWALK (IF APPLICABLE) APPLY MULCH SPECIFIED DEPTH (MIN. 3") REMOVE CONTAINER FILL PIT WITH SPCIFIED SOIL MIX. NOTES: 1. ANY BROKEN OR CRUMBLING ROOTBALLS WILL BE REJECTED. 2. REMOVING THE CONTAINERS WILL NOT BE AN EXCUSE FOR DAMAGED ROOTBALLS. 3. HOLD GRADE 1'' BELOW EDGE OF WALK OR CURB PRUNE ALL DAMAGED OR DEAD WOOD IMMEDIATELY PRIOR TO PLANTING. SET SHRUB 1" HIGHER THAN THE GRADE AT WHICH IT GREW. DIG PLANT PIT TWICE AS WIDE AS THE CONTAINER, MIN. ROUGHEN SIDES OF PLANT PIT SCORE SIDES OF ROOTBALL OF ROOTBOUND PLANTS ONLY. 2 X DIAMETER ROOTBALL, MIN. SHRUB PLANTING NOT TO SCALE4 DETAIL-FILE 1512" EDGE OF BED, CURB, OR WALK PLANT LOCATION NOTE: ALIGN FRONT ROW PARALLEL TO BED LINE A B C D 6''5''6''6''6'' 8''7''6''8''8'' 12'' 12'' 8'' 10'' 12'' 18''9''18''18'' 24'' 24'' 18'' 21'' 24'' 30''26''15''30''30'' 36''31''30''36''36'' 48'' 48'' 30'' 42'' 48'' 60''52''36''60''60'' C C C B D A 60°A D PLANT SPACING TRIANGULAR SPACING LAYOUT FOR SHRUBS / GROUNDCOVER / FLOWERS NOT TO SCALE5 DETAIL-FILE EXISTING GRADE CUT GRADE AT UPHILL SIDE OF ROOTBALL SET TREE PLUM TO LEVEL NOTES: 1. REFER TO VARIOUS SPECIFIC TREE INSTALLATION DETAILS FOR STAKING, GUYING, MULCHING, ETC. 2. THIS INSTALLATION SHALL APPLY TO ALL TREE TYPES AND SIZES PLANTED ON SLOPES LESS THAN 2:1. FILL DOWNHILL SIDE OF ROOTBALL. COVER EXPOSED ROOTBALL 6" MIN. 2 MAX 2 MAX 1 1 TREE PLANTING ON SLOPE NOT TO SCALE UNDISTURBEDNATIVE SUBGRADE 3 DETAIL-FILE 133 ET ET East CopperTownhouse Condominium Lacate Subdivision, Lot 5 Lacate Subdivision, Lot 6 Lacate Subdivision, Lot 7 Lot 3, Block 1,Riverside SubdivisionLot 4, Block 1, Riverside Subdivision Lot 2, Block 1,Riverside Subdivision Lot 25, Block 1, Riverside Subdivision N1 3 ° 1 3 ' 3 2 " E 40 . 5 4 ' N78°22'05"E 33.31' N37 ° 3 4 ' 0 4 " E 56. 4 5 ' N68°24 ' 1 5 " E 27.55' S 5 0 ° 3 7 ' 0 0 " E 7 7 . 7 6 ' S 3 4 ° 2 1 ' 0 0 " E 1 5 0 . 0 8 ' N 1 5 ° 4 1 ' 0 0 " W 9 2 . 0 8 ' S77°45'50" W 2 3 5 . 3 2 ' N 1 4 ° 0 6 ' 5 9 " W 1 2 2 . 0 2 ' S S S WV WV WV 10.0' Riverside Ditch Irrigation EasementReception No. 372143 10.0' Right of Way Reservation Reception No. 372139 1 4 6 . 5 ' 39.7' 49.5' 3 9 . 7 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 7 9 9 8 . 0 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 8 0 0 0 . 5 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 7 9 9 6 . 5 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 7 9 9 7 . 5 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 8 0 0 0 . 0 ' T H R E E - S T O R Y M U L T I - F A M I L Y B U I L D I N G A R E A : 5 , 5 4 0 S F F F E : 8 0 0 3 . 0 ' THREE-ST O R Y MULTI-FAM I L Y B U I L D I N G AREA: 5,5 4 0 S F FFE: 800 2 . 0 ' COMPACT 5COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT 4 6 9 5 3 6 5 4 35 4 R2 R3 R3 R3 R3 5-FT SETBACK PROPERTY LINE 25' SNOWSTORAGE T A N D E M T A N D E M T A N D E M LANDSCAPE WALL ADJUST EXISTING BOULDER WALL COVERED PARKING (TYP) H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T ADJUST EXISTING E-BIKECHARGING STATION TRASHENCLOSURE 8.5' 8.5'1 7 . 2 5 ' 1 8 ' 18' 18' 6 . 0 ' 6 . 0 ' 5 . 0 ' 5 . 0 ' 2 5 ' 2 3 ' 8 ' 8 ' 5 ' R2 44.7' 4 9 . 5 ' COMPACT 8'1 8 ' 8.0' R=15.0 R=15.0 R =20.0 R =2 0.0 R 2 R1 R1 R2R5 R2 PROPOSED UTILITY EASEMENT REPLACE EXISTING DRIVEWAYWITH CURB AND GUTTER END CONCRETE. TIE INTO EXISTING TRAIL. START CONCRETE. TIEINTO EXISTING TRAIL. 9'1 8 ' 2 4 . 0 ' REMOVE CONCRETE RETAINING WALL ANDCONTINUE 50 LF OF BOULDER WALLRE: GRADING PLAN ADJUST/REMOVE BOULDER WALL RE: GRADING PLAN 3 . 5 ' 8 . 5 ' Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ P S - S h e e t S e t \ A V H - S i t e P l a n . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 4 5 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12/17/2025 JP AVH-Site Plan JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 1 Of : Pr o j e c t M i l e s t o n e : 1 2 3 4 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Concept Plan AV H - B e a u m o n t H o u s i n g Title: PARKING STALL TABLE DESCRIPTION TOTAL STANDARD 43 COMPACT 9 ACCESSIBLE 4 TANDEM 3 TOTAL 59 BUILDING UNIT COUNT TABLE DESCRIPTION TOTAL 1-BEDROOM UNIT 57 2-BEDROOM UNIT 3 TOTAL BEDROOMS 63 TOTAL UNITS 60 Exhibit A7 13 4 ET ET S S S WV WV WV 10.0' Riverside Ditch Irrigation Easement Reception No. 372143 10.0' Right of Way Reservation Reception No. 372139 ET T ET T H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T VEHICLE TRACKING OBJECT - COA FIRE TRUCK (8.5-FT WIDE X 30-FT LENGTH) Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ P S - S h e e t S e t \ A V H - V e h i c l e T r a c k i n g . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 4 5 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12/17/2025 JP AVH-Vehicle Tracking JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 2 Of : Pr o j e c t M i l e s t o n e : 1 2 3 4 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Vehicle Tracking Exhibit AV H - B e a u m o n t H o u s i n g Title: 13 5 ET ET S S S WV WV WV 10.0' Riverside Ditch Irrigation Easement Reception No. 372143 10.0' Right of Way Reservation Reception No. 372139 HY D OSW OSWOSW OSW S CO S CO CO CO OSW CO OSW CO CO OSW S ET T ET T H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T F F E : 7 9 9 8 . 0 ' F F E : 8 0 0 0 . 5 ' F F E : 7 9 9 6 . 5 ' F F E : 7 9 9 7 . 5 ' F F E : 8 0 0 0 . 0 ' F F E : 8 0 0 3 . 0 ' FFE: 800 2 . 0 ' 8005 8000 7995 799 0 80 0 0 8001 8004 80 0 5 8000 8 0 0 0 7 9 9 5 7990 7985 7985 800 0 UNDERGROUND STORM WATERDETENTION CHAMBERS: 3 BARRELS 5'X33' EACH EXISTING 24" CMPFOR SITE DISCHARGE CURB INLET WATER QUALITY CHAMBER INTERIOR DIMENSIONS: 10' (DIAMETER) X 12' (DEEP) FOUNDATION DRAINDRYWELL OUTLET CONTROL STRUCTURE 799 5 8000 799 6 799 7 79 9 8 799 9 8001 8002 LEVEL SPREADER DISCHARGE STRUCTURE 80 0 3 80 0 2 8004 8003 8005 8006 8006 8002 800 1 8000 799 9 7996 7995 15. 0 ' 3. 0 ' R 5 . 0 WINDOW WELL DRYWELL 7999 7998 7 9 9 7 TOW=7997.1' BOW=7993.8' TOW=7999.0' BOW=7996.8' Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ P S - S h e e t S e t \ A V H - G r a d i n g & D r a i n a g e P l a n . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 4 5 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12/17/2025 JP AVH-Grading & Drainage Plan JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 3 Of : Pr o j e c t M i l e s t o n e : 1 2 3 4 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Schematic Grading & Drainage Plan AV H - B e a u m o n t H o u s i n g Title: 13 6 ET ET East Copper Townhouse Condominium Lacate Subdivision, Lot 5 Lacate Subdivision, Lot 6 Lacate Subdivision, Lot 7 Lot 3, Block 1,Riverside SubdivisionLot 4, Block 1, Riverside Subdivision Lot 2, Block 1,Riverside Subdivision Lot 25, Block 1, Riverside Subdivision N1 3 ° 1 3 ' 3 2 " E 40 . 5 4 ' N78°22'05"E 33.31' N37 ° 3 4 ' 0 4 " E 56. 4 5 ' N68°24 ' 1 5 " E 27.55' S 5 0 ° 3 7 ' 0 0 " E 7 7 . 7 6 ' S 3 4 ° 2 1 ' 0 0 " E 1 5 0 . 0 8 ' N 1 5 ° 4 1 ' 0 0 " W 9 2 . 0 8 ' S77°45'50" W 2 3 5 . 3 2 ' N 1 4 ° 0 6 ' 5 9 " W 1 2 2 . 0 2 ' S S S WV WV WV Sewer Manhole Rim EL=8006.2' Sewer Manhole Rim EL=7995.4' Sewer Manhole Rim EL=7988.1' 10.0' Riverside Ditch Irrigation Easement Reception No. 372143 10.0' Right of Way Reservation Reception No. 372139 Approximate location of 8" water main HY D OSW OSWOSW OSW S CO S CO CO CO OSW CO OSW CO CO OSW S ET T ET T 4 5-FT SETBACK PROPERTY LINE T A N D E M T A N D E M T A N D E M H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T CONNECT LOOP TOEXISTING WATER MAIN CONNECT LOOP TOEXISTING WATER MAIN CONNECT TO EXISTING SEWER MAIN INSTALL 380 LF OF 8"WATER MAIN LOOP 4" FIRE LINE TO RISER ROOM (TYP.) 1.5" DOMESTIC SERVICE LINE (TYP.) INSTALL SANITARY MANHOLE INSTALL 80 LF OF 6"PVC SANITARY SEWER 6" SANITARY SERVICE LINE (TYP.) INSTALL SANITARYMANHOLE INSTALL 277 LF OF 8"PVC SEWER MAIN INSTALL TWO-WAY CLEAN-OUT (TYP.) INSTALL 6" FIRE LINE WITH GATE VALVE AND FIRE HYDRANT ASSEMBLY 25' UTILITY EASEMENT INSTALL SANITARYMANHOLE COORDINATE WITH HOLY CROSS TO RELOCATE EXISTING OVERHEAD POWER LINE COORDINATE WITH PROVIDERSFOR TELEPHONE ANDELECTRIC SERVICE COORDINATE WITH PROVIDERS FOR TELEPHONE AND ELECTRIC SERVICE Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ P S - S h e e t S e t \ A V H - U t i l i t y P l a n . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 4 5 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12/17/2025 JP AVH-Utility Plan JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 4 Of : Pr o j e c t M i l e s t o n e : 1 2 3 4 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Schematic Utility Plan AV H - B e a u m o n t H o u s i n g Title: 13 7 1 December 17, 2025 City of Aspen Engineering Department 427 Rio Grande Pl Aspen, CO 81611 RE: Engineering Summary Letter – AVH Beaumont Housing SGM Inc. is pleased to submit this Engineering Summary Letter regarding the proposed Aspen Valley Hospital Beaumont Lodge Affordable Housing Development in Aspen, Colorado. Site Description This project site is located on Parcel No. 273718100047, an approximately 1.23-acre parcel known as Lots 1-14, Block 21 of the Riverside Addition Subdivision located at 1301 East Cooper Avenue in Aspen, Colorado. The site is currently zoned as Moderate Density Residential (R-15) and is within a Lodge Preservation (LP) Overlay Zone District. No portion of the site is located within a mapped floodplain, per FEMA Panel 08097C0366E dated August 15, 2019, for Pitkin County, Colorado. Existing Conditions The site is currently developed with several multi-unit residential buildings, a gravel parking area, landscaping, a driveway providing access from East Cooper Avenue, and associated drainage and utility infrastructure. The site is generally flat, gently sloping down towards the north apart from steeper grades on the north end where slopes exceed 30% as the grade descends into a ditch just beyond the north parcel boundary. There are no known or observed environmentally sensitive areas, or geological or flood hazards on the site. The site vegetation consists of turf grass, shrubs, and mature trees. Proposed Conditions Proposed development within the site consists of removing the existing buildings and paving and constructing five three-level multifamily buildings, an asphalt parking lot with curb and gutter, associated driveway improvements, and utility and drainage improvements. Proposed impervious cover within the site is approximately 37,400 sf (0.86 acres). Drainage The proposed development has been designed so that peak stormwater runoff rates being discharged from the site are reduced to predeveloped flows for the 5-, 10-, and 100-year storm events and match historic drainage patterns. It is assumed that predeveloped conditions consisted of a grass covered basin sloping gently and draining to the north. The proposed drainage basin can be defined as two distinct sub-basins. Sub-basin 1 will capture storm water runoff from all proposed impervious surfaces. Runoff from the asphalt parking lot and the building roofs will be conveyed to an onsite storm sewer system and routed to underground water quality and detention chambers where treated and detained flows will be discharged through a level spreader located at the north end of the site. Sub-basin 2 consists predominantly of pervious cover along the perimeter of the site which will sheet flow away from the site comparable to predeveloped conditions. www.s gm-inc .com GLENWOOD SPRINGS 118 West Sixth St, Suite 200 | Glenwood Springs, CO 81601 | 970.945.1004 Exhibit A8 138 2 The required water quality control volume is routed to a 10’ diameter drywell to treat initial flows with an overflow invert 10’ above the bottom. Once full, flows will be directed through a weir box and into larger underground detention chambers constructed of three 5’ diameter barrels 33’ in length. The underground detention chambers discharge through the weir box via a 3” diameter orifice level with the bottom of the chambers, a 4” diameter orifice 2.5’ above the bottom, and a 2’ wide rectangular weir notch 4’ above the bottom all located within an outlet structure. Flows are conveyed north to a level spreader positioned along the property boundary facilitating a sheet flow off site into the existing ditch. The water quality chamber is sized to capture a volume which meets the requirements of Aspen’s ‘Urban Runoff Management Plan’. The weir box is designed to restrict discharge flow rates to an amount less than predeveloped rates when combined with sub-basin 2. See below for water quality control volume calculation and underground detention stage/storage. The existing and proposed conditions were modeled hydrologically and analyzed. The runoff prediction method used to determine hydrologic values associated with each sub-basin is the Rational Method, which uses rainfall intensity, runoff coefficient and time of concentration to develop a hydrograph that quantifies the peak flowrate. The design rainfall values were obtained from the City of Aspen’s URMP table 2.2. Coefficients used to generate hydrographs for each basin are 0.2 for pervious area and 0.9 for impervious area. The drainage area considered was limited to the parcel boundaries. No offsite flows are being conveyed through the site. Hydraflow Hydrographs Extension for Autodesk Civil 3D has been used to calculate the peak flowrates. Summary of the basins and detailed modeling input and output data can be found in the attached model results. Drainage Area (A): 0.96 acres Impervious Cover (I): 89.5 % WQCV*: 0.21 watershed-inches *from Aspen URMP, Figure 8.13 Required Storage Volume (V): 732 cu. ft. Provided Storage Volume (V): 785 cu. ft. Water Quality Calculations V Stage Storage Storm Event Elevation Discharge ft. elev.cf ft cfs 7988.00 0 5 yr 7989.71 0.298 7988.51 91.80 10 yr 7990.05 0.328 7989.02 267.00 100 yr 7991.13 0.695 7989.53 484.00 7990.04 723.00 7990.55 972.00 7991.06 1222.00 7991.57 1462.00 7992.08 1677.00 7992.59 1853.00 7993.10 1944.00 Underground Detention Chamber Summary 139 3 The following tables summarize the data used and results yielded from the model. Erosion and Sedimentation Controls Temporary erosion and sedimentation controls will be identified on the Erosion and Sedimentation Control Plan to be utilized during construction. A concrete washout area will be utilized along with silt fence, straw wattles, and various other BMPs to keep sediment and debris onsite and out of the storm sewer system during construction. Utilities Holy Cross Energy is the electric service provider for the area. Coordination with Holy Cross Energy will be necessary to relocate an existing overhead electric line and to size and locate transformers to provide service to the site. Black Hills Energy currently serves the site with natural gas. The proposed development will not utilize natural gas service. CenturyLink currently serves the site with telecommunications/fiber. Coordination with CenturyLink will be necessary prior to construction of new telecom service. Water service is provided by the City of Aspen Water Department via an 8” water main within the East Cooper Avenue right-of-way. An 8” water main loop and 25’ utility Easement is proposed to provide fire and domestic water service to the site. Sanitary sewer service is provided by Aspen Consolidated Sanitation District. Sanitary service to the site is proposed to connect to an existing manhole located within the East Cooper Avenue right-of-way. Upon your receipt and review, if you have any questions, concerns, or comments, please don’t hesitate to contact me. Jevon Poston, P.E. Senior Engineer Area Tc acres acres sf %min. 5yr 10 yr 100 yr EX 01 1.230 0.000 0 0 0.20 13 0.465 0.585 0.990 PRO 01 0.960 0.859 37427 89.5 0.83 5 2.362 2.953 5.003 PRO 02 0.270 0.000 0 0.00 0.20 5 0.161 0.201 0.341 C Rational Peak Flow (cfs ) Drainage Summary Drainage Area Impervious Cover Discharge Point Existing Proposed Existing Proposed Existing Proposed Detention Basin 0.298 0.328 0.695 Other 0.465 0.161 0.584 0.201 0.992 0.341 Combined 0.465 0.396 0.584 0.458 0.992 0.787 Peak Runoff (cfs)Peak Runoff (cfs)Peak Runoff (cfs) 5 Year Rainfall Event 10 Year Rainfall Event 100 Year Rainfall Event Site Discharge Summary 140 ET ET S S S WV WV WV 10.0' Riverside Ditch Irrigation EasementReception No. 372143 10.0' Right of Way Reservation Reception No. 372139 H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T EX 11.23 ac. Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ M i s c D w g s \ A V H - D A _ E X . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 2 2 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12.17.2025 JP AVH-DA_EX JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 1 Of : Pr o j e c t M i l e s t o n e : 1 2 3 2 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Existing Drainage Area AV H B e a u m o n t H o u s i n g Title: 14 1 ET ET S S S WV WV WV 10.0' Riverside Ditch Irrigation Easement Reception No. 372143 10.0' Right of Way Reservation Reception No. 372139 ET T ET T H W Y 8 2 / E C O O P E R A V E ALP I N E C O U R T PRO 21.23 ac. PRO 1 0.96 ac. Graphic Scale In Feet: 1" = 20' 0 10 20 40 I: \ 2 0 0 0 \ 2 0 0 0 - 2 2 3 - A V H B e a u m o n t H o u s i n g \ 0 0 4 - C i v i l \ H - D w g s \ C i v i l \ M i s c D w g s \ A V H - D A _ P r o . d w g P l o t t e d : 12 / 1 7 / 2 0 2 5 1 2 : 2 2 P M B y : An d r e w Y o u n g Re v i s i o n # Dwg No. Job No. Drawn by: Print Date: File: PE:QC: 2000-223.004 AY 12.17.2025 JP AVH-DA_Pro JP 11 8 W e s t S i x t h S t r e e t , S u i t e 2 0 0 Gl e n w o o d S p r i n g s , C O 8 1 6 0 1 97 0 . 9 4 5 . 1 0 0 4 ww w . s g m - i n c . c o m Da t e B y : 2 Of : Pr o j e c t M i l e s t o n e : 1 2 3 2 PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N As p e n , C o l o r a d o Proposed Drainage Area AV H B e a u m o n t H o u s i n g Title: 14 2 Hydrograph Summary Report 2 Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph No. type flow interval Peak volume hyd(s) elevation strge used Description (origin) (cfs) (min) (min) (cuft)(ft)(cuft) 1 Rational 0.465 1 13 362 ------ ------------ PRE 2 Rational 2.284 1 5 685 ------ ------------ PRO1 3 Reservoir 0.298 1 9 683 2 7989.71 572 <no description> 4 Rational 0.161 1 5 48 ------ ------------ PRO2 5 Combine 0.396 1 5 731 3, 4 ------------ <no description> Pond Sizing.gpw Return Period: 5 Year Tuesday, 12 / 16 / 2025 Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 144 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 1 PRE Hydrograph type = Rational Peak discharge = 0.465 cfs Storm frequency = 5 yrs Time to peak = 13 min Time interval = 1 min Hyd. volume = 362 cuft Drainage area = 1.230 ac Runoff coeff. = 0.2 Intensity = 1.889 in/hr Tc by TR55 = 13.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 3 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) PRE Hyd. No. 1 -- 5 Year Hyd No. 1 145 TR55 Tc Worksheet 4 Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Hyd. No. 1 PRE Description A B C Totals Sheet Flow Manning's n-value = 0.130 0.011 0.011 Flow length (ft)= 100.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.20 0.00 0.00 Land slope (%)= 1.50 0.00 0.00 Travel Time (min) = 11.82 + 0.00 + 0.00 = 11.82 Shallow Concentrated Flow Flow length (ft) = 175.00 30.00 0.00 Watercourse slope (%) = 2.90 33.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) =2.75 9.27 0.00 Travel Time (min)= 1.06 + 0.05 + 0.00 = 1.12 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)=0.00 0.00 0.00 Flow length (ft)({0})0.0 0.0 0.0 Travel Time (min)= 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc .............................................................................. 13.00 min 146 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 2 PRO1 Hydrograph type = Rational Peak discharge = 2.284 cfs Storm frequency = 5 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 685 cuft Drainage area = 0.960 ac Runoff coeff. = 0.8* Intensity = 2.974 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 * Composite (Area/C) = [(0.820 x 0.90) + (0.140 x 0.20)] / 0.960 5 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (min) PRO1 Hyd. No. 2 -- 5 Year Hyd No. 2 147 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 3 <no description> Hydrograph type = Reservoir Peak discharge = 0.298 cfs Storm frequency = 5 yrs Time to peak = 9 min Time interval = 1 min Hyd. volume = 683 cuft Inflow hyd. No. = 2 - PRO1 Max. Elevation = 7989.71 ft Reservoir name = UG DET Max. Storage = 572 cuft Storage Indication method used. 6 0 10 20 30 40 50 60 70 80 90 100 110 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (min) <no description> Hyd. No. 3 -- 5 Year Hyd No. 3 Hyd No. 2 Total storage used = 572 cuft 148 Pond Report 7 Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Pond No. 1 - UG DET Pond Data UG Chambers -Invert elev. = 7988.00 ft, Rise x Span = 5.00 x 5.00 ft, Barrel Len = 33.00 ft, No. Barrels = 3, Slope = 0.25%, Headers = No Stage / Storage Table Stage (ft)Elevation (ft) Contour area (sqft) Incr. Storage (cuft) Total storage (cuft) 0.00 7988.00 n/a 0 0 0.51 7988.51 n/a 92 92 1.02 7989.02 n/a 176 267 1.52 7989.52 n/a 216 484 2.03 7990.03 n/a 239 723 2.54 7990.54 n/a 250 972 3.05 7991.05 n/a 250 1,222 3.56 7991.56 n/a 240 1,462 4.07 7992.07 n/a 216 1,677 4.57 7992.57 n/a 175 1,853 5.08 7993.08 n/a 92 1,944 Culvert / Orifice Structures Weir Structures [A] [B] [C] [PrfRsr][A] [B] [C] [D] Rise (in)= 3.00 4.00 0.00 0.00 Span (in)= 3.00 4.00 0.00 0.00 No. Barrels = 1 1 0 0 Invert El. (ft)= 7988.00 7990.50 0.00 0.00 Length (ft)= 1.00 1.00 0.00 0.00 Slope (%)= 1.00 1.00 0.00 n/a N-Value = .013 .013 .013 n/a Orifice Coeff.= 0.60 0.60 0.60 0.60 Multi-Stage = n/a No No No Crest Len (ft)= 2.00 0.00 0.00 0.00 Crest El. (ft)= 7992.00 0.00 0.00 0.00 Weir Coeff.= 3.33 3.33 3.33 3.33 Weir Type = Rect --- --- --- Multi-Stage = No No No No Exfil.(in/hr)= 0.000 (by Contour) TW Elev. (ft)= 0.00 Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s). Stage / Storage / Discharge Table Stage Storage Elevation Clv A Clv B Clv C PrfRsr Wr A Wr B Wr C Wr D Exfil User Total ft cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.00 0 7988.00 0.00 0.00 --- --- 0.00 --- --- --- --- --- 0.000 0.51 92 7988.51 0.15 ic 0.00 --- --- 0.00 --- --- --- --- --- 0.146 1.02 267 7989.02 0.22 ic 0.00 --- --- 0.00 --- --- --- --- --- 0.223 1.52 484 7989.52 0.28 ic 0.00 --- --- 0.00 --- --- --- --- --- 0.280 2.03 723 7990.03 0.33 ic 0.00 --- --- 0.00 --- --- --- --- --- 0.326 2.54 972 7990.54 0.37 ic 0.00 oc --- --- 0.00 --- --- --- --- --- 0.371 3.05 1,222 7991.05 0.40 ic 0.26 ic --- --- 0.00 --- --- --- --- --- 0.664 3.56 1,462 7991.56 0.44 ic 0.40 ic --- --- 0.00 --- --- --- --- --- 0.834 4.07 1,677 7992.07 0.47 ic 0.50 ic --- --- 0.11 --- --- --- --- --- 1.079 4.57 1,853 7992.57 0.50 ic 0.58 ic --- --- 2.90 --- --- --- --- --- 3.977 5.08 1,944 7993.08 0.53 ic 0.65 ic --- --- 7.50 --- --- --- --- --- 8.680 149 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 4 PRO2 Hydrograph type = Rational Peak discharge = 0.161 cfs Storm frequency = 5 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 48 cuft Drainage area = 0.270 ac Runoff coeff. = 0.2 Intensity = 2.974 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 8 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) PRO2 Hyd. No. 4 -- 5 Year Hyd No. 4 150 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.396 cfs Storm frequency = 5 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 731 cuft Inflow hyds.= 3, 4 Contrib. drain. area = 0.270 ac 9 0 10 20 30 40 50 60 70 80 90 100 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) <no description> Hyd. No. 5 -- 5 Year Hyd No. 5 Hyd No. 3 Hyd No. 4 151 Hydrograph Summary Report 10 Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph No. type flow interval Peak volume hyd(s) elevation strge used Description (origin) (cfs) (min) (min) (cuft)(ft)(cuft) 1 Rational 0.584 1 13 456 ------ ------------ PRE 2 Rational 2.856 1 5 857 ------ ------------ PRO1 3 Reservoir 0.328 1 9 855 2 7990.05 729 <no description> 4 Rational 0.201 1 5 60 ------ ------------ PRO2 5 Combine 0.458 1 5 915 3, 4 ------------ <no description> Pond Sizing.gpw Return Period: 10 Year Tuesday, 12 / 16 / 2025 Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 152 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 1 PRE Hydrograph type = Rational Peak discharge = 0.584 cfs Storm frequency = 10 yrs Time to peak = 13 min Time interval = 1 min Hyd. volume = 456 cuft Drainage area = 1.230 ac Runoff coeff. = 0.2 Intensity = 2.376 in/hr Tc by TR55 = 13.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 11 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (min) PRE Hyd. No. 1 -- 10 Year Hyd No. 1 153 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 2 PRO1 Hydrograph type = Rational Peak discharge = 2.856 cfs Storm frequency = 10 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 857 cuft Drainage area = 0.960 ac Runoff coeff. = 0.8* Intensity = 3.719 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 * Composite (Area/C) = [(0.820 x 0.90) + (0.140 x 0.20)] / 0.960 12 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (min) PRO1 Hyd. No. 2 -- 10 Year Hyd No. 2 154 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 3 <no description> Hydrograph type = Reservoir Peak discharge = 0.328 cfs Storm frequency = 10 yrs Time to peak = 9 min Time interval = 1 min Hyd. volume = 855 cuft Inflow hyd. No. = 2 - PRO1 Max. Elevation = 7990.05 ft Reservoir name = UG DET Max. Storage = 729 cuft Storage Indication method used. 13 0 10 20 30 40 50 60 70 80 90 100 110 120 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (min) <no description> Hyd. No. 3 -- 10 Year Hyd No. 3 Hyd No. 2 Total storage used = 729 cuft 155 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 4 PRO2 Hydrograph type = Rational Peak discharge = 0.201 cfs Storm frequency = 10 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 60 cuft Drainage area = 0.270 ac Runoff coeff. = 0.2 Intensity = 3.719 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 14 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) PRO2 Hyd. No. 4 -- 10 Year Hyd No. 4 156 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.458 cfs Storm frequency = 10 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 915 cuft Inflow hyds.= 3, 4 Contrib. drain. area = 0.270 ac 15 0 10 20 30 40 50 60 70 80 90 100 110 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) <no description> Hyd. No. 5 -- 10 Year Hyd No. 5 Hyd No. 3 Hyd No. 4 157 Hydrograph Summary Report 16 Hyd. Hydrograph Peak Time Time to Hyd. Inflow Maximum Total Hydrograph No. type flow interval Peak volume hyd(s) elevation strge used Description (origin) (cfs) (min) (min) (cuft)(ft)(cuft) 1 Rational 0.992 1 13 774 ------ ------------ PRE 2 Rational 4.850 1 5 1,455 ------ ------------ PRO1 3 Reservoir 0.695 1 9 1,453 2 7991.13 1,259 <no description> 4 Rational 0.341 1 5 102 ------ ------------ PRO2 5 Combine 0.787 1 8 1,555 3, 4 ------------ <no description> Pond Sizing.gpw Return Period: 100 Year Tuesday, 12 / 16 / 2025 Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 158 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 1 PRE Hydrograph type = Rational Peak discharge = 0.992 cfs Storm frequency = 100 yrs Time to peak = 13 min Time interval = 1 min Hyd. volume = 774 cuft Drainage area = 1.230 ac Runoff coeff. = 0.2 Intensity = 4.032 in/hr Tc by TR55 = 13.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 17 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (min) PRE Hyd. No. 1 -- 100 Year Hyd No. 1 159 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 2 PRO1 Hydrograph type = Rational Peak discharge = 4.850 cfs Storm frequency = 100 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 1,455 cuft Drainage area = 0.960 ac Runoff coeff. = 0.8* Intensity = 6.314 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 * Composite (Area/C) = [(0.820 x 0.90) + (0.140 x 0.20)] / 0.960 18 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 5.00 5.00 Q (cfs) Time (min) PRO1 Hyd. No. 2 -- 100 Year Hyd No. 2 160 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 3 <no description> Hydrograph type = Reservoir Peak discharge = 0.695 cfs Storm frequency = 100 yrs Time to peak = 9 min Time interval = 1 min Hyd. volume = 1,453 cuft Inflow hyd. No. = 2 - PRO1 Max. Elevation = 7991.13 ft Reservoir name = UG DET Max. Storage = 1,259 cuft Storage Indication method used. 19 0 10 20 30 40 50 60 70 80 90 100 110 120 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 5.00 5.00 Q (cfs) Time (min) <no description> Hyd. No. 3 -- 100 Year Hyd No. 3 Hyd No. 2 Total storage used = 1,259 cuft 161 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 4 PRO2 Hydrograph type = Rational Peak discharge = 0.341 cfs Storm frequency = 100 yrs Time to peak = 5 min Time interval = 1 min Hyd. volume = 102 cuft Drainage area = 0.270 ac Runoff coeff. = 0.2 Intensity = 6.314 in/hr Tc by User = 5.00 min IDF Curve = SampleFHA.idf Asc/Rec limb fact = 1/1 20 0 1 2 3 4 5 6 7 8 9 10 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (min) PRO2 Hyd. No. 4 -- 100 Year Hyd No. 4 162 Hydrograph Report Hydraflow Hydrographs Extension for Autodesk® Civil 3D® by Autodesk, Inc. v2024 Tuesday, 12 / 16 / 2025 Hyd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.787 cfs Storm frequency = 100 yrs Time to peak = 8 min Time interval = 1 min Hyd. volume = 1,555 cuft Inflow hyds.= 3, 4 Contrib. drain. area = 0.270 ac 21 0 10 20 30 40 50 60 70 80 90 100 110 120 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (min) <no description> Hyd. No. 5 -- 100 Year Hyd No. 5 Hyd No. 3 Hyd No. 4 163 Residential Design Standards Administrative Compliance Review Applicant Checklist - Multi-family Development Standard Complies Alternative Compliance N/A Sheet #(s)/Notes B.1.Building Orientation (Flexible) B.2.Garage Access (Non-flexible) B.3.Garage Placement (Non-flexible) B.4.Entry Connection (Non-flexible) B.5Principle Window (Flexible) Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional sheets/graphics may be attached. Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Address: Parcel ID: Zone District/PD: Representative: Email: Phone: Page 1 of 1 Exhibit A9 164 SKIMMING L N PA R K A V E L A C E T C T MID L A N D A V E R O B I N S O N R D ALP I N E C T M A Y F L O W E R C T RIVE R S I D E D R L A C E T L N L A C E T L N M C S K I M M I N G R D M C S K I M M I N G R D E C O O P E R A V E E C O O P E R A V E E C O O P E R A V E LP PD PD PD 100101 100 102 104 106 108 110 112 114 116 118 104 139 1230 1215 1205 1331 1301 403 407 411 415 414 406 138 146 1235 1390 1365 134577 127 145 153 169 96 133 127 121 115 1230 460 440 66 104 313 312 311 310 208 207 206 205 1193 1195 1190 1243 1245 1195 1195 102 12351235 12351235 12351235 1235 1235 1301 1301 1301 1301 410 161 1301 13011301 1301 1301 1301 1301 0 0.03 0.050.01 mi FMicrosoft, Vantor Legend Aspen Address Emissions Inventory Boundary (EIB) Aspen City Limits Urban Growth Boundary (UGB) Greenline 8040 Top of Slope 15ft Setback Parcels LP PD Roads Edge of Pavement World Imagery Low Resolution 15m Imagery High Resolution 60cm Imagery High Resolution 30cm Imagery Citations 30cm Resolution Metadata Source: City of Aspen GIS Exhibit A10 - Vicinity Map 165 PRE-APPLICATION CONFERENCE SUMMARY PRE-25-102 DATE: August 29, 2025 PLANNER: Dan Folke, 970-404-9200, daniel.folke@aspen.gov REPRESENTATIVE: Chris Bendon, 970-925-2855, chris@bendonadams.com PROJECT LOCATION: 1301 E Cooper Avenue PARCEL ID: 2737-181-00-047 REQUEST: Public Projects, Zoning Map Amendment and Planned Development DESCRIPTION: The 53,578 square foot property includes the former 31 unit Beaumont Inn and is zoned R-15 Moderate Density Residential. The property is within the Lodge Preservation overlay and has been operating as affordable housing for the Aspen Valley Hospital since a Conditional Use approval in 2000. The property is owned by the Aspen Valley Hospital District. The proposal is to remove all of the existing improvements and construct approximately 64 beds in 54 dwelling units to accommodate hospital employees, specifically traveling nurses. The owner proposes 46 on-stie parking spaces and intends to utilize existing nearby public transit and a private shuttle in support of the project. All of the units will be developed as affordable housing enshrined in a deed restriction. The proposal will require rezoning the property into the Residential Multi-family (RMF) district and a new Planned Development to accommodate height and parking. It does qualify for the Major Public Projects review and the applications will be reviewed concurrently. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.310 Amendments to the Land Use Code and Official Zone District Map 26.410 Residential Design Standards 26.445 Planned Development 26.500 Public Projects 26.710.090 Land Use Regulations – Residential Multi-Family (RMF) HELPFUL LINKS: •Land Use Application (PDF) •Land Use Code (PDF) REVIEW BY: •Staff for completeness and recommendations •Planning & Zoning Commission recommendation on Zone Map Amendment, Planned Development and Public Project review •City Council for Zone Map Amendment and Public Project approval REQUIRED LAND USE REVIEW(S): •Zoning Map Amendment Exhibit B1 166 • Planned Development Review • Major Public Project Review PUBLIC HEARING: Yes, Planning & Zoning Commission and City Council PLANNING FEES: N/A (100% Affordable Housing eligible for 100% fee waiver) REFERRAL FEES: Engineering $5,350 (Board Review, Major) TOTAL DEPOSIT: $5,350 APPLICATION CHECKLIST: Below is a list of submittal requirements for this review. Please email the entire application as one pdf to cdehadmins@aspen.gov. Include PRE- 25-084 in the subject line. If more than 18 months has lapsed since this letter was issued, please reach out to planneroftheday@gmail.com. Completed Land Use Application, signed Fee Agreement, and signed HOA Compliance form Pre-application Conference Summary (this document). Contained within a letter signed by the applicant, the applicant's name, address and telephone number and the name, address and telephone number of any representative authorized to act on behalf of the applicant. The street address, legal description and parcel identification number of the property proposed for development. A disclosure of ownership of the parcel proposed for development, consisting of a current (no older than 6 months) certificate from a title insurance company or attorney licensed to practice in the state, listing the names of all owners of the property and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel and demonstrating the owner's right to apply for the development application. An eight and one-half (8½) inches by eleven (11) inches vicinity map locating the subject parcel within the City of Aspen. Proposed and existing site plans depicting the proposed layout and the project's physical relationship to the land and its surroundings including locations of swimming pools and parking A site improvement survey (no older than a year from submittal) certified by a registered land surveyor, licensed in the state, showing the current status of the parcel including the current topography and vegetation. A written description of the proposal and a written explanation of how the proposed development complies with the review standards relevant to the development application. Sec. 26.410.050 Residential Design Standards application requirements including proposed architectural elevations and exterior material samples Proposed landscape plan Lighting Plan Depending on further review of the case, additional items may be requested of the application. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting submission of the deposit. Once the 167 deposit is received, the case will be assigned to a planner and the land use review will begin. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 168 LAND USE APPLICATION PACKET Name: __________________________________________________________________________________ Location: ________________________________________________________________________________ _______________________________________________________________________________________ (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID #: ______________________________________________________________________________ PROJECT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ APPLICANT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ REPRESENTATIVE: EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 LAND USE APPLICATION FORM Exhibit B2 169 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Project: __________________________________________________________________________________________ Applicant: ________________________________________________________________________________________ Project Location: ___________________________________________________________________________________ Zone District: _____________________________________________________________________________________ Lot Size: _________________________________________________________________________________________ Gross Lot Area:________________________________ Net Lot Area:_________________________________________ For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code. Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variations being requested): 170 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Commercial net leaseable: Existing: _____________ Proposed: _____________ Number of Lodge Pillows: Existing: _____________ Proposed: _____________ Number of Lodge Units: Existing: _____________ Proposed: _____________ Number of residential units: Existing: _____________ Proposed: _____________ Number of Free-Market residential units: Existing: _____________ Proposed: _____________ Number of Affordable residential units: Existing: _____________ Proposed: _____________ Proposed % of demolition: ________________ % DIMENSIONS: Write N/A where no requirements exists in the zone district. Floor Area: Existing: _____________ Allowable: _____________ Proposed: _____________ Height Principal Building: Existing: _____________ Allowable: _____________ Proposed: _____________ Accessory Building: Existing:_____________ Allowable: _____________ Proposed: _____________ On-Site Parking: Existing: _____________ Allowable: _____________ Proposed: _____________ % Site Coverage: Existing: _____________ Allowable: _____________ Proposed: _____________ % Open Space: Existing: _____________ Allowable: _____________ Proposed: _____________ Front Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Rear Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Indicate N, S, E, W Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Distance between Buildings: Existing: _____________ Allowable: _____________ Proposed: _____________ 171 LAND USE APPLICATION PACKET TYPE OF APPLICATION ESA Review (Stream Margin, 8040 Greenline, View Plane, or Hallam Lake Bluff) Non Conformities Pre-Development Topography Temporary Use Accessory Dwelling Unit/Carriage House Dimensional Variance Growth Management Review Outdoor Vending Planned Development Review Certificates of Affordable Housing Credit Establishment of Zoning or Rezoning Subdivision Review Condominiumization Approval Documents Special Review Wireless Facilities Residential Design Standard Review Conditional Use Review Historic Designation Certificate of Appropriateness Minor Historic Development Major Historic Development (select one below) Conceptual Development Final Development Relocation (temporary, on or off-site) Demolition (total demolition) Substantial Historic Preservation Amendment Historic Landmark Lot Split Establishment of Transferable Development Rights (TDRs) Other City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 HISTORIC PRESERVATION REVIEWS 172 Exhibit B3 173 174 Exhibit B4 175 176 Exhibit B5 177 Customer Distribution Prevent fraud - Please call a member of our closing team for wire transfer instructions or to initiate a wire transfer. Note that our wiring instructions will never change. Order Number: Q62018570 Date: 08/27/2025 Property Address: 1301 EAST COOPER, ASPEN, CO 81611 For Closing Assistance For Title Assistance Land Title Roaring Fork Valley Title Team 533 EAST HOPKINS AVENUE, SUITE 102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Company License: CO44565 Seller/Owner ASPEN VALLEY HOSPITAL DISTRICT Delivered via: No Commitment Delivery BENDONADAMS LLC Attention: CHRIS BENDON 300 S SPRING STREET SUITE 202 Aspen, CO 81611 (970) 925-2855 (Work) chris@bendonadams.com Delivered via: Electronic Mail Exhibit B6 178 Estimate of Title Fees Order Number: Q62018570 Date: 08/27/2025 Property Address: 1301 EAST COOPER, ASPEN, CO 81611 Seller(s): ASPEN VALLEY HOSPITAL DISTRICT A COLORADO SPECIAL DISTRICT Buyer(s): Thank you for putting your trust in Land Title. Below is the estimate of title fees for the transaction. The final fees will be collected at closing. Visit ltgc.com to learn more about Land Title. Estimate of Title Insurance Fees "TBD" Commitment $279.00 TOTAL $279.00 Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the documents on your property. Chain of Title Documents: Pitkin county recorded 11/17/2000 under reception no. 448992 179 Copyright 2006-2025 American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Property Address: 1301 EAST COOPER, ASPEN, CO 81611 1. Effective Date: 08/15/2025 at 5:00 P.M. 2. Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: $0.00 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4. Title to the estate or interest covered herein is at the effective date hereof vested in: ASPEN VALLEY HOSPITAL DISTRICT A COLORADO SPECIAL DISTRICT 5. The Land referred to in this Commitment is described as follows: A PARCEL OF LAND BEING A PART OF THE RIVERSIDE ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO, SAID PARCEL IS MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT BEING A PLASTIC CAP ON A NO. 5 REBAR STAMPED L.S. 2376 WHENCE CORNER 8 OF THE RIVERSIDE PLACER U.S.M.S. NO. 3905 A.M. BEING A BRASS CAP DATED 1954 BEARS N 85° 08' WEST 544.05 FEET; THENCE NORTH 15° 41' WEST 92.08 FEET; THENCE NORTH 14° 06'59" WEST 122.02 FEET; THENCE NORTH 13° 13'32" EAST 40.54 FEET; THENCE NORTH 78° 22'05" EAST 33.31 FEET; THENCE NORTH 37° 34'04" EAST 56.45 FEET; THENCE NORTH 68° 24'15" EAST 27.55 FEET; THENCE SOUTH 50° 37' EAST 77.76 FEET; THENCE SOUTH 34° 21' EAST 150.08 FEET; THENCE 93.50 FEET ALONG A CURVE TO THE RIGHT HAVING THE RADIUS 760.00 FEET (THE CHORD OF WHICH BEARS SOUTH 24° 03' EAST 93.00 FEET); THENCE SOUTH 77° 45'50" WEST 235.32 FEET TO THE POINT OF BEGINNING. COUNTY OF PITKIN STATE OF COLORADO ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62018570 180 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62018570 All of the following Requirements must be met: This proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 181 This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1. Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8. RIGHT OF THE PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES HEREBY GRANTED AS RESERVED IN UNITED STATES PATENT RECORDED JUNE 17, 1949 IN BOOK 175 AT PAGE 246. 9. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN OCCUPANCY RENTAL DEED RESTRICTION AND AGREEMENT RECORDED DECEMBER 16, 1987 IN BOOK 553 AT PAGE 206. 10. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN OCCUPANCY DEED RESTRICTION AND AGREEMENT/AFFORDABLE DWELLING UNIT RECORDED AUGUST 3, 1992 IN BOOK 685 AT PAGE 208 AND IN BOOK 685 AT PAGE 211 AND IN BOOK 685 AT PAGE 216. 11. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN ORDINANCE OF THE CITY OF ASPEN RECORDED SEPTEMBER 3, 1997 AS RECEPTION NO. 407979. 12. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN RESOLUTION NO. 57, SERIES OF 2000 OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECORDED DECEMBER 27, 2000 AS RECEPTION NO. 449996. 13. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN OCCUPANCY DEED RESTRICTION AND AGREEMENT FOR EMPLOYEE DWELLING UNITS RECORDED DECEMBER 20, 2001 AS RECEPTION NO. 462042. 14. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN TRAIL EASEMENT RECORDED APRIL 13, 2010 AS RECEPTION NO. 568505. 15. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN GRANT OF EASEMENT RECORDED JANUARY 17, 2018 AS RECEPTION NO. 644440. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62018570 182 Land Title Guarantee Company Disclosure Statements Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. (C) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. (A) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. (B) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. (C) The Company must receive payment of the appropriate premium.(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. (E) 183 This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents using real-time audio-video communication technology. You may choose not to use remote notarization for any document. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such mineral estate may include the right to enter and use the property without the surface owner's permission. (B) 184 Joint Notice of Privacy Policy of Land Title Guarantee Company Land Title Insurance Corporation and Old Republic National Title Insurancy Company This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to your non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receive from you, including communications sent through TMX, our web-based transaction management system; your transactions with, or from the services being performed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records maintained by governmental entities that we obtain either directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We may share your Personal Information with affiliated contractors or service providers who provide services in the course of our business, but only to the extent necessary for these providers to perform their services and to provide these services to you as may be required by your transaction. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT STATED ABOVE OR PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration 185 Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 186 Commitment For Title Insurance Issued by Old Republic National Title Insurance Company NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. . COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (f) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (a) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (c) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (c) 187 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Craig B. Rants, Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II —Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) 188 Exhibit C1 189 190 191 192 193 = 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)35 Units 12.60 13.65 26.25 17.13 14.02 31.15 Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 12.60 13.65 26.25 17.13 14.02 31.15 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? 1301 E Cooper Avenue Beaumont Redevelopment Net New Units/Square Feet of the Proposed ProjectProposed Land Use *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. Chris Bendon; Erin Wackerle BendonAdams 300 So. Spring St. 925.2855 chris@bendonadams.com; erin@bendonadams.com Trip Generation 2/11/2026 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. If a landuse is to be reduced put a negative number of units or square feet. Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points are only awarded for proposed (not existing) 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 make sense for the project site and are improvements to the current condition. 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 context of project location and future use. 4. A glossary sheet is provided as an additional tab. Typical terms are defined within this glossary. Transportation Impact Analysis TIA Frequently Asked Questions 194 = input = calculation 5 Category Sub.Measure Number Question Answer Points 1 Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 2 Is the proposed effective sidewalk width greater than the standard minimum width?NA 0 3 Does the project propose a landscape buffer greater than the standard minimum width?NA 0 0 4 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 5 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width?NA 0 6 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?NA 0 0 7 Are slopes between back of curb and sidewalk equal to or less than 5%?Yes 0 8 Are curbs equal to (or less than) 6 inches?Yes 0 9 Is new large-scale landscaping proposed that improves the pedestrian experience? Properties within the Core do not have ample area to provide the level of landscaping required to receive credit in this category. NA 0 10 Does the project propose an improved crosswalk? This measure must get City approval before receiving credit. No 0 0 11 Are existing driveways removed from the street?No 0 12 Is pedestrian and/or vehicle visibility unchanged by new structure or column?Yes 0 13 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less?Yes 0 14 Does the project propose enhanced pedestrian access points from the ROW? This includes improvements to ADA ramps or creating new access points which prevent pedestrians from crossing a street. No 0 15 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?No 0 0 16 Is the project's pedestrian directness factor less than 1.5?Yes 0 17 Does the project propose new improvements which reduce the pedestrian directness factor to less than 1.2? A site which has an existing pedestrian directness factor less than 1.2 cannot receive credit in this category. No 0 18 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* No 0 19 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?*No 0 0 20 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 21 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 0 0Pedestrian Total* 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 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 P e d e s t r i a n Ne t w o r k Dr i v e w a y s , P a r k i n g , a n d A c c e s s Co n s i d e r a t i o n s 195 Category Sub.Measure Number Question Answer Points 22 Is a new bicycle path being implemented with City approved design?No 0 23 Do new bike paths allow access without crossing a street or driveway?NA 0 24 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path?No 0 25 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?No 0 26 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?No 0 0 Bi c y c l e Pa r k i n g 27 Is the project providing bicycle parking?Yes 5 5 5 Category Sub.Measure Number Question Answer Points 28 Is seating/bench proposed?No 0 29 Is a trash receptacle proposed?No 0 30 Is transit system information (signage) proposed?No 0 31 Is shelter/shade proposed?No 0 32 Is enhanced pedestrian-scale lighting proposed?No 0 33 Is real-time transit information proposed?No 0 34 Is bicycle parking/storage proposed specifically for bus stop use?No 0 35 Are ADA improvements proposed?No 0 0 36 Is a bus pull-out proposed at an existing stop?No 0 37 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed?No 0 38 Is a new bus stop proposed (with minimum of two basic amenities)?No 0 0 0 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 Bi c y c l e P a t h s Tr a n s i t Ba 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 i e s Subtotal Subtotal 196 Category Measure Number Sub. Question Answer Strategy VMT Reductions Will an onsite ammenities strategy be implemented?No Which onsite ammenities will be implemented? Will a shared shuttle service strategy be implemented?No What is the degree of implementation? What is the company size? What percentage of customers are eligible? 3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?No 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will a network expansion stragtegy be implemented?No 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?No 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?No What is the extent of access improvements? 7 Intercept Lot Will an intercept lot strategy be implemented?No 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will there be participation in TOP?Yes What percentage of employees are eligible?100% Is a transit fare subsidy strategy implemented?NA 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?NA What percentage of employees are eligible? Is a workplace parking pricing strategy implemented?NA What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented?NA What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented?NA What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented?NA What percentage of employees are eligble? Is carshare participation being implemented?No How many employee memberships have been purchased? What percentage of employees are eligble? Is participation in the bikeshare program WE-cycle being implemented?Yes How many memberships have been purchased?<100 What percentage of employees/guests are eligble?100% Is an end of trip facilities strategy being implemented?Yes What is the degree of implementation? High What is the employer size? Large Is a self-funded emergency ride home strategy being implemented?NA What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented?NA What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented?NA What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented?Yes What percentage of employees/guests are eligible?100% 2.80% 0.00% 2.80% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Maximum Reduction Allowed in CategoryTr a n s i t S y s t e m I m p r o v e m e n t s St r a t e g i e s 1 2 4 5 6 8 9 10 4.00% 0.00% 0.00% 0.00% 0.00% 4.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Bikeshare Program 0.00% TDM Input Page 1.50% 4.00% 0.00% Co m m u t e T r i p R e d u c t i o 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 i g h b o r h o o d / S i t e En h a n c e m e n t s S t r a t e g i e s 0.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement 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 11 12 13 14 15 21 16 17 18 19 20 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. 197 DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 31.2 5 0.87 5.87 25.28 The net trips to be mitigated is greater than 0. The project shall propose additional mitigation measures. NA TDM Explain below how the project plans to participate in the Transportation Options Program (TOP). The successful project will work with City of Aspen staff to determine whether TOP membership is appropriate and, if so, to join the program. Notes: This program is not typically appropriate for employers of less than 20 employees. Grant funding from the TOP program may not be used to offset mitigation measures until the reporting period has been successfully completed AVH employs approximately 550 people and will work with the City to determine the appropriate TOP membership option. Project Description In the space below provide a description of the proposed project. Proposed re-zone of parcel from its current R-15 zoning to RMF zoning. Proposed improvments to site including 7 buildings containing 60 afforable housing units and 59 on-site parking spaces. MMLOS Include any additional information that pertains to the MMLOS plan in the space provided below. Chris Bendon; Erin Wackerle BendonAdams 300 So. Spring St. 925.2855 chris@bendonadams.com; erin@bendonadams.com Summary and Narrative: Narrative: 2/11/2026 Beaumont Redevelopment 1301 E Cooper Avenue Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE MITIGATED Click on the "Generate Narrative" Button to the right. Respond to each of the 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. 198 We-Cycle passes available to 100% of employees. Enforced by incentive programs such as competitions and prizes. Scheduling and Implementation Responsibility of Mitigation Measures Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. Will be implemented upon receipt of Certificate of Occupancy, Monitoring and Reporting 2% Slope at Pedestrian Driveway Crossings - attached Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) - attached Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. Bicycle Parking - attached Include any additional information that pertains to the TDM plan in the space provided below. NA 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. Slopes Between Back of Curb and Sidewalk - attached A We-Cycle station is located across the street from the proposed development. We-Cycle memberships will be avaialble for 100% of AVH employees and will serve as an option for transportation from the Beaumont property to the Hospital. 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. AVH has several end of trip facilities available both at the hospital and at the Beaumont, including showers, personal lockers and personal changing spaces. Explain the proposed trip reduction marketing/incentive program in the space provided. A trip reduction marketing programs should include a number of the following strategies: orientation to trip reduction programs and benefits; orientation to specific alternative transportation modes such as bus service information, bike/walk route maps, etc.; publishing of web or traditional informational materials; events and contests such as commuter fairs, new employee orientations, bike to work days, etc.; educational opportunities such bicycle commute/repair classes; web or traditional materials aimed at guests/customers such as bike/walk maps, free transit day passes, etc.; incentive programs such as prizes, rewards or discounts for alternative commuting. AVH will participate in a number of employee marketing incentives, including providing walk/bike route maps, events and contests, new employee orientations, bike to work days, free transit day and incentive programs. Provide details for the proposed bike share program participation. Bike sharing provides access to a fleet of bicycles for short trips, thus reducing SOV travel. The successful project will provide memberships to the existing WE-cycle program. Include details on how many WE- cycle memberships will be purchased and whether these will be made available to guests, employees, or both. 199 AVH will continue to encoruage alternative forms of transportation, will survey employees occasionally to monitor how often these alternative modes are being utilized. AVH will ramp up employee incentive programs as necessary. 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. 200 PROPERTY LINE 5' SETBACK UNDER NEW RESIDENTIAL MULTIFAMILY ZONING EXISTING BIKE PATH SNOW STORAGE E X I S T I N G C I T Y E - B I K E T O R E M A I N H W 8 2 / E C O O P E R A V E COVERED PARKING COVERED PARKING COVERED PARKING COVERED PARKING A L P I N E C O U R T APPROXIMATE LOCATION OF UNDERGROUND STORMWATER VAULT. REF; CIVIL DWGS TRASH ENCLOSURE BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX 99 F E E T 51 FEET 106 FEET 1 3 F E E T 189 FEET N O M O R E T H A N 2 % S L O P E F O R P E D C R O S S I N G A T D R I V E W A Y LE S S T H A N 2 % S L O P E F R O M B . O . C T O S I D E W A L K 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK PEDESTRIAN DIRECTNESS FACTOR - WALKING DISTANCE TRANSPORTATION IMPACT ANALYSIS LEGEND PEDESTRIAN DIRECTNESS FACTOR - CROWS FLY SLOPES BETWEEN BACK OF CURB (B.O.C) AND SIDEWALK LANDINGS WITH 0% SLOPE 2% SLOPE AT PEDESTRIAN DRIVEWAY CROSSINGS BICYCLE PARKING -RESIDENTS BICYCLE PARKING - PUBLIC (WECYCLE) FEET FEET Drawn Checked Date Scale Proj. Number Drawing Number KEYPLAN 4321 A B C D Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspen, CO 81611 Aspen Valley Hospital 3" 1 1 / 2 " 1" 3/ 4 " 1/ 2 " 3/ 8 " 1/ 4 " 1/ 8 " 1/ 1 6 " 3/ 1 6 " 3/ 3 2 " As indicated Au t o d e s k D o c s : / / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g / 2 3 3 4 8 . 0 0 - B e a u m o n t H o u s i n g . r v t 2/ 1 1 / 2 0 2 6 3 : 1 3 : 1 2 P M AS001 12/19/2025 23348.00 SITE PLANPROGRESS PRINTNOT FORCONSTRUCTION© 2 0 2 4 T h e S / L / A / M C o l l a b o r a t i v e , I n c . N 1/16" = 1'-0"1E SITE PLAN N 201 Memorandum TO: Jeffrey Barnhill, Jeffrey.barnhill@aspen.gov Community Development Department FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: February 27, 2026 SUBJECT: Engineering Department Referral Comments PROJECT: LPA-25-138, 1301 E Cooper Ave, AVH Beaumont Affordable Housing Development COMMENTS: These comments are not intended to be exhaustive, but an initial response to the Land Use application submitted for review. Other requirements may be requested at time of permit. Survey 1. The survey should be tied to two City of Aspen Monuments. Water Main Line and Water Service Lines 1. Water modeling must be done to verify water service can be provided to the property. A Memorandum of Understanding will need to be signed for the water modeling service. Currently, the proposed development has not completed the steps necessary to verify water capacity is available for the development. 2. Full fire suppression calculations prepared by a fire suppression system designer are required for any service line proposed over 2”. Fire flow calculations must be done to verify water main capacity. 3. The water main must be Ductile Iron Pipe. The water main must be looped. The water main connection points must all be a 3-valve complex. This should be reflected in the plans. 4. An 10ftx10ft easement is required for the fire hydrant. A 3-valve complex is required for the fire hydrant tie in. 5. The proposed water line easement language should be finalized and recorded after water line installation and commission and before Certificate of Occupancy. 6. Confirm there is no covered parking over the proposed City of Aspen Water Main. No encroachments into the Water Main Easement will be permitted. 7. All installation, testing, and as-built requirements must be met to the satisfaction of the City of Aspen Utility Department and completed according to the most recent version of the Water Distribution Standards. 8. There shall only be one combined domestic and fire suppression tap in the water main. The water service line shall not be split until after the entry point into the building according to the City of Aspen Water Distribution Standards. 202 Parking, Access, and Transportation 9. The entrance driveway should be considerably narrower. The drive aisle is 24’, 3ft wings on either side is appropriate for curb return. The curb cut into HWY 82 should be a total of 30ft. Excessive width is a risk factor for pedestrians using the trail. The existing curb cut is dimensionally appropriate. 10. Demonstrate that a standard garbage truck is able to pick up trash even if cars are occupying all of the spaces. 11. Aspen Valley Hospital is already a TOP member, this an existing condition. TOP membership cannot be utilized to fulfill the TDM TIA requirements. 12. We-Cycle membership is not an option for fulfilling TDM TIA requirements. The proposed development could purchase We-cycle equipment in coordination with We-cycle to fulfill the TDM requirement. 13. Car share memberships can be utilized as an option to fulfill TDM TIA requirements. 14. End of trip facilities are not an applicable measure for residential projects. End of trip facilities can only be utilized for the development of commercial type projects. Another measure will need to be done to fulfill the TDM TIA requirements. 15. For bike parking to be utilized as a MMLOS TIA measure, it must be demonstrated that there is sufficient parking for the entire development. The current proposal does not appear to provide enough bike parking for every unit to have a bike parking spot. 16. The existing We-Cycle station should remain, but any new location should be in full compliance with applicable codes. The number of bike slots shall not be reduced. Miscellaneous 17. Any boulder walls outside of private property will require a Permanent Revocable Encroachment License. It must be shown that these walls are required for use of the property. Any retaining wall over 4ft in total height will require a plan and stamp from a registered structural engineer. 203 1301 East Cooper – AVH - Land Use Review Page 1 MEMORANDUM TO: Jeffrey Barnhill, Jeffrey.barnhill@aspen.gov FROM: Cindy Christensen, cindy.christensen@aspen.gov DATE: February 27, 2026 RE: LPA-25-138, 1301 E. Cooper Ave. – Beaumont Hospital Housing PROPOSAL: The applicant for the 1301 East Cooper Avenue (Beaumont Hospital Housing), owned by Aspen Valley Health is requesting a full redevelopment of the property as a 100% affordable housing project. It will include seven new three-story buildings containing a total of 60 residential units and 59 onsite parking spaces. There will be areas for snow storage and trash enclosures. All of the units will house employees of the Hospital. The project is being proposed as a 100% deed-restricted rental project. CURRENT DEED RESTRICTIONS: There are current deed restrictions on this property. They are specified below: • Deed restriction recorded at Reception No. 295853 on December 16, 1987, states that this pertained to the dormitory housing unit and was classified for lower-income workers, which would now be Category 1. • Deed restriction recorded at Reception No. 347308 on August 3, 1992, states that Unit A shall be restricted to RO. • Deed restriction recorded at Reception No. 347309 on August 3, 1992, states that Unit C shall be deed restricted to Category 2. • Deed restriction recorded at Reception No. 347310 on August 3, 1992, states that Unit B shall be deed restricted to Category 3. The proposed project would more than satisfy the current deed restrictions and would be released upon the recording of an updated deed restriction prior to Certificate of Occupancy. PROJECT DESCRIPTION: The chart below shows the unit type, beds per unit, net livable per unit, number of unit type and the total net livable square footage: 204 1301 East Cooper – AVH - Land Use Review Page 2 Affordable Housing Standards: The applicant has stated that the majority of the units will be one- or two-bedroom units. Twenty of the sixty units will be more than 50% below grade but the applicant states they will contain windows to maximize natural light. By making all the units above grade it would breach the zoning height limitation or eliminate some of the units. The APCHA Affordable Housing Development Policy allows for the following: Minimum square footages for the units are stated below: Studio 500 1-Bedroom 700 2-Bedroom 900 3-Bedroom 1,200 Single-family detached 1,500 Permitted Reduction of Square footage is allowed up to 20% based on the following: • Significant storage space located outside the unit; • Above average natural light, i.e., more windows than required by code; • Efficient, flexible layout with limited hall and staircase space; • Availability of site amenities, such as pool or proximity to park or open space; • Unit location within the development, i.e., above ground location versus ground level or below ground; and/or • Possibility that the project can achieve higher density of deed-restricted units with a reduction variance. The square footage of the units is noted in the chart below. All of the units meet the minimum requirements or are within the allowable 20% reduction as shown below. 205 1301 East Cooper – AVH - Land Use Review Page 3 The units are proposed to have adequate storage capacity within the units. The project is intended to serve travelling nurses, emergency room shift personnel and front-line clinicians. The units will have in-storage consistent with small unit, high-density living. The property is in close proximity to downtown Aspen, either by walking or taking the bus. Each unit will contain good natural light and as many windows as the townhome design allows. All of the units are proposed to be constructed with modern energy code requirements. All of the units will have outdoor access, with each having a private deck or patio. Each unit will also contain a washer/dryer as well. On-site parking will also be provided. The applicant is proposing the units be designated at Category 4 rental units. RECOMMENDATION: The redevelopment of this property into employee housing adds to the housing deeds for employees of the Roaring Fork Valley. APCHA would recommend the following: 1. Approval of the project as proposed. Although some of the units are smaller, they all meet the 20% reduction limitation. Also, some of the units are more than 50% below grade. With the windows, private deck, or patio, along with losing some of the density, APCHA recommends approval of the units as proposed. 2. APCHA would recommend that the 20 units that are below the minimum square footage be deed restricted at a lower category – Category 2 or 3. This does not affect the employee that AVH would want to rent the unit to as the Regulations now allow for an employer to place an employee at a higher category into a lower category unit as long as the employee works for that employer, but is held to the rental rate for the category. 3. A deed restriction shall be recorded prior to Certificate of Occupancy. 4. All tenants must be approved by APCHA prior to move in. 206 February 25, 2026 Jevon Poston, PE Civil/Site Team Leader, SGM (970) 384-9058 Dear Jevon Poston, PE: Subject: Aspen Valley Hospital District Beaumont Housing In response to your recent request, this letter will serve as written verification that the City of Aspen Utilities Department currently has sufficient capacity to provide water to the project known as AVH Beaumont Housing located at 1301 E Cooper Ave, Aspen, CO. The capacity is based on the conceptual information included in the proposed designs for the water main extension and residential units (dated December 17, 2025). ECU and Fire flow calculations will be reviewed once received to ensure capacity. The project continues to work with the Utilities Department on the design of new water main line infrastructure and associated appurtenances, including water modeling to evaluate the existing, interim, and future performance of the water distribution system in the vicinity of the project for system pressure, fire flow, and water age. Ability to serve is contingent upon findings through water modeling efforts. This letter does not represent a commitment to serve this property. To obtain water service to this property, the applicant will need to demonstrate full compliance with the requirements of the City Municipal Code and the City of Aspen Water Utility Standards. The development will be required to upsize water infrastructure as necessary to serve this project. If you have need of additional information concerning City of Aspen water service, please do not hesitate to contact me at: 970.429.1989. Sincerely, Michael Gordon CWP, PO Potable Water Operations Manager Water Distribution Supervisor/ORC City of Aspen Utilities Department michael.gordon@aspen.gov 207 Memorandum To: Jeffrey Barnhill Senior Planner Community Development Department From: Joseph Pewitt, joseph.pewitt@aspen.gov Permit Coordinator Parks & Open Space Date: February 27, 2026 Subject: Parks and Open Space Department Referral Comments Project: LPA-25-138, 1301 E Cooper Ave – Beaumont AVH Affordable Housing These comments are not intended to be exhaustive, but an initial response to the conceptual packet submitted for the purpose of major public project review. Additional information may be requested at the time of permit submittal. 1. The applicant shall coordinate East of Aspen Trail impacts with the Parks and Open Space Department prior to the submission of a building permit application and throughout construction activity. a. An East of Aspen Trail Detour Plan to accommodate all construction activities which warrant full and partial closures of East of Aspen Trail shall be submitted and approved by the Parks and Open Space Department prior to the issuance of a building permit application. b. Adjustments to East of Aspen Trail and adjacent retaining features within the perpetual trail easement area and adjoining right-of-way shall be coordinated with the Parks and Open Space Department prior to the issuance of a building permit application. 2. The Parks and Open Space Department requests a reduction in width of the East of Aspen Trail crossing to improve safety for the traveling public. a. The applicant shall adhere to City of Aspen Concrete Trail Specifications for new concrete trail segment to be tied into East of Aspen Trail. b. The applicant shall adhere to City of Aspen Asphalt Trail Specifications for the replacement of all asphalt trail surfaces disturbed along East of Aspen Trail. i. Full depth asphalt replacement along the East of Aspen Trail adjoining the Beaumont property is scheduled to occur in Summer 2026. 3. The applicant shall identify an e-bike charging station location with adequate clearance and separation from East of Aspen Trail. a. Clarify proposed footprint and proposed quantity of docking points. b. Is the proposed e-bike charging station location also anticipated to function as a concrete sidewalk and pathway into and out of Building Two? 208 Building Permit Submittal Requirements: 1. Permit documents shall include an accurate tree survey for each site dated within one- year identifying locations of all trees four (4) inches or over identified by trunk diameter and species; three (3) inches or over for native species as defined by Ch.13.20.020(a). 2. Permit documents shall include tree removal plans, site specific tree protection and preservation plans, tree planting plans, and irrigation plans. 3. Existing Critical Root Zones to be protected and preserved shall be accurately illustrated to scale on development plan sheets with 1” of surveyed diameter at breast height (DBH) equaling 1’ radius of required Tree Protection Zone. 4. Tree Protection and preservation plans shall indicate the location of all protective zones and methodologies for approval by the City Forester and shall prohibit excavation, storage of materials, storage of construction backfills, storage of equipment, and access over or through the zone(s) by foot or vehicle. 5. Permit documents shall include, and note, proposed grade changes within Critical Root Zones to be protected and preserved throughout site disruption. 6. Permit documents shall include the location of all site improvements including subsurface improvements such as utilities, irrigation infrastructure, or foundation work. 7. Tree Protection Zones shall be erected and verified at the limits of Critical Root Zones to be protected and preserved throughout site disruption until a Certificate of Occupancy is issued for the development(s) or otherwise approved by the City Forester. 8. A Development-Related Tree Removal / Critical Root Zone Excavation Permit shall be submitted, reviewed, and issued by the City Forester upon completion of the Parks and Open Space building permit application review for the proposed development. a. Development-Related Tree Removal / Critical Root Zone Excavation Permit issuance is required prior to activity occurring on site. Mitigation for removals must be met by the replacement of trees on site, paying a cash-in-lieu fee, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code. 9. The applicant shall explore potential planting sites around the property and in the public right-of-way to allow sustainable planting and full maturation of all trees planted. 209 Beaumont Housing_Building_Comments_2 Subject: PlanCheck Page Index: 1 Author: mattheww Color: File Name: Beaumont Housing_2.pdf Per 2021 IBC 1104.1, this accessible route needs to extend to every building, as per 2021 IBC 1108.7.1.1 all buildings are required to have type B units on one story. The accessible route is required to comply with section 403 of 2017 A117.1. Beaumont Housing_2.pdf (4) Subject: PlanCheck Page Index: 1 Author: mattheww Color: File Name: Beaumont Housing_2.pdf How are there going to be 4 Type A units in one building that has 3 units on the ground floor and no elevator? One of these will need to be shifted to a different building, along with the parking spot in order to not require an accessible route to a lower or upper floor. Reminder, only 2 units are required to be Type A, but if there are more than that they must comply with the accessibility standards. Subject: PlanCheck Page Index: 1 Author: mattheww Color: File Name: Beaumont Housing_2.pdf Simply putting a handicap marking on a space does not make it accessible. There is an access aisle required to be associated with the accessible space per per 2017 A117.1 502.4. The space itself must comply with A117.1 502.2 Subject: PlanCheck Page Index: 2 Author: mattheww Color: File Name: Beaumont Housing_2.pdf There is no such thing as a Type A or Type B building, and ADA has nothing to do with residential units. Do not refer to the buildings as such. It will be assumed every unit in that building must be Type A or B compliant in accordance with 2017 A117.1 1103 and 1104 respectively with proper access to each unit per 2017 A117.1 chapter 4. PROPERTY LINE 5' SETBACK UNDER NEW RESIDENTIAL MULTIFAMILY ZONING SNOW STORAGE EXISTING CITY E-BIKE TO REMAIN H W 8 2 / E C O OP E R A V E COVERED PARKING COVERED PARKING COVERED PARKING COVERED PARKING APPROXIMATE LOCATION OF UNDERGROUND STORMWATER VAULT. REF; CIVIL DWGS TRASH ENCLOSURE BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX 99 F E E T 51 FEET 60 FEET 13 FEET 189 FEET NO MORE THAN 2% SLOPE FOR PED CROSSING AT DRIVEWAY LE S S T H A N 2 % S L O P E F R O M B . O . C T O S I D E W A L K 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK TRASH BIN COMPOST BIN 48 F E E T 62 FEET 41 FEET COMPACT COMPACT COMPACT COMPACT COMPACT 17'- 3 " 8'-0" 8'-6" 8'-6" 8'-6" 18 ' - 0 " PARKING SPOT BELOW COVERED PARKING TO BE EV READY SPACES, TYP. LANDINGS WITH 0% SLOPE 2% SLOPE AT PEDESTRIAN DRIVEWAY CROSSINGS BICYCLE PARKING -RESIDENTS BICYCLE PARKING -PUBLIC (WERIDE) COMPACT PARKING SPACE ADA ACCESSIBLE ROUTE N 1/16" = 1'-0"1E SITE PLAN Per 2021 IBC1104.1, this accessible routeneeds to extend toevery building, as per 2021 IBC 1108.7.1.1 all buildings arerequired to have typeB units on one story. The accessible routeis required to complywith section 403 of 2017 A117.1. PROPERTY LINE 5' SETBACK UNDER NEW RESIDENTIAL MULTIFAMILY ZONING EXISTING BIKE PATH EXISTING CITY E-BIKE TO REMAIN H W 8 2 / E C O O P E R A V E COVERED PARKING COVERED PARKING COVERED PARKING APPROXIMATE LOCATION OF UNDERGROUND STORMWATER VAULT. REF; CIVIL DWGS BUILDING SEVEN BUILDING ONE BUILDING FOUR BUILDING FIVE BUILDING SIX 99 F E E T 51 FEET 60 FEET 13 FEET 189 FEET NO MORE THAN 2% SLOPE FOR PED CROSSING AT DRIVEWAY LE S S T H A N 2 % S L O P E F R O M B . O . C T O S I D E W A L K 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE 0% SLOPE LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK TRASH BIN COMPOST BIN 48 F E E T 62 FEET 41 FEET COMPACT COMPACT COMPACT COMPACT COMPACT 17 ' - 3 " 8'-0" 8'-6" 8'-6" 8'-6" 18' - 0 " PARKING SPOT BELOW COVERED PARKING TO BE EV READY SPACES, TYP. CROWS FLY SLOPES BETWEEN BACK OF CURB (B.O.C) AND SIDEWALK LANDINGS WITH 0% SLOPE 2% SLOPE AT PEDESTRIAN DRIVEWAY CROSSINGS BICYCLE PARKING -RESIDENTS BICYCLE PARKING -PUBLIC (WERIDE) FEET COMPACT PARKING SPACE ADA ACCESSIBLE ROUTE Drawn Checked KEYPLAN Number Date Issued For Beaumont Housing 1301 E. Cooper Ave, Aspe CO 81611 Aspen Valley HospitalPROGRESS PRINTNOT FORSTRUCTIONN How are there going to be 4 Type A units in one building that has 3 units on the ground floor and no elevator? One of these will need to be shifted to a different building, along with the parking spot in order to not require an accessible route to a lower or upper floor. Reminder, only 2 units are required to be Type A, but if there are more than that they must comply with the accessibility standards. OW STORAGE EXISTING CITY E-BIKE TO REMAIN E COVERED PARKING COVERED PARKING COVERED PARKING TRASH ENCLOSURE BUILDING ONE BUILDING TWO 60 FEET 1 3 FE E T NO MORE T HAN 2% SLO PE FOR PED CROSSING AT DRIVEWAY LE S S T H A N 2 % S L O P E F R O M 0% SLOPE 0% SLOPE O SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK ESS THAN % SLOPE ROM B.O.C O SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK LESS THAN 2% SLOPE FROM B.O.C TO SIDEWALK TRASH BIN COMPOST BIN 48 F E E T 62 FEET 41 FEET COMPACT COMPACT COMPACT COMPACT COMPACT 17 ' - 3 " 8'-0" 8'-6" 8'-6" 8'-6" 18' - 0 " PARKING SPOT BELOW COVERED PARKING TO BE EV READY SPACES, TYP. Date Scale Proj. Number Drawing Number KEYPLAN Number Date Issued For 1301 E. Cooper Ave, As CO 81611 As indicated AS00 12/19/2025 23348.00 SITE PLANPROGRESS PRINTNOT FORCONSTRUCTIONN Simply putting a handicap marking on a space does not make it accessible. There is an access aisle required to be associated with the accessible space per per 2017 A117.1 502.4. The space itself must comply with A117.1 502.2 5'-0 1/4" BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX CARBONDALE BUILDING ASPEN BUILDING BASALT BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING CARBONDALE BUILDING KEY PLANS LEGEND BUILDING TYPE ASPEN BUILDING TYPE BASALT BUILDING TYPE CARBONDALE REFER TO ARCH SET FOR FULL FLOOR PLANS FINISHED FLOOR ELEVATION 0'-0" IS EQUIVILANT TO 8002'-0" BUILDING THREE-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8002'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING TWO-TYPE A ADA BUILDING TYPE B: BASALT 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,718 TOTAL AREA = 5,154 FIRST FLOOR FINISHED FLOOR ELEVATION: 8003'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING ONE-TYPE B ADA (FIRST LEVEL) BUILDING TYPE: ASPEN 6 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,863 TOTAL AREA = 5,589 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-0" FOR BUILDING HEIGHT REF: ELEVATIONS BUILDING FOUR-TYPE B ADA (FIRST LEVEL) BUILDING TYPE C: CARBONDALE 9 UNITS 9 BEDROOMS SQFT PER FLOOR = 1,644 TOTAL AREA = 4,932 FIRST FLOOR FINISHED FLOOR ELEVATION: 8000'-6" UNIT COUNTS 60 TOTAL UNITS 63 TOTAL BEDROOMS 57 - 1 BEDROOM UNITS 3 - 2 BEDROOM UNITS Drawn Checked 43 Aspen Valley Hospit Unit Square Footage Floor Level Building # Unit Type Area 00 - Garden Level 01 ASPEN 621.82 SF 00 - Garden Level 01 ASPEN 621.82 SF 00 - Garden Level 01 ASPEN 521.82 SF 01 - First Level 01 ASPEN 621.82 SF 01 - First Level 01 ASPEN 621.82 SF 01 - First Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 02 - Second Level 01 ASPEN 621.82 SF 00 - Garden Level 02 BASALT 547.75 SF 00 - Garden Level 02 BASALT 547.75 SF 00 - Garden Level 02 BASALT 621.82 SF 01 - First Level 02 BASALT 547.75 SF 01 - First Level 02 BASALT 547.75 SF 01 - First Level 02 BASALT 621.82 SF 02 - Second Level 02 BASALT 547.75 SF 02 - Second Level 02 BASALT 547.75 SF 02 - Second Level 02 BASALT 621.82 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 00 - Garden Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 01 - First Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 02 - Second Level 03 CARBONDALE 547.75 SF 00 - Garden Level 04 CARBONDALE 547.75 SF There is no such thing as a Type A or Type B building, and ADA has nothing to do with residential units. Do not refer to the buildings as such. It will be assumed every unit in that building must be Type A or B compliant in accordance with 2017 A117.1 1103 and 1104 respectively with proper access to each unit per 2017 A117.1 chapter 4. 210 LPA-25-138_BuildingComments Subject: Radon receptacle Page Index: 5 Author: mattheww Color: File Name: AVH Beaumont Redevelopment Application - updated 2 5 26.pdf Per 2021 IBC 1108.6.2.2.1, 2% of units per site, are required to be type A. 2% of 60 is 1.2, so 2 type A units, are required. this will be 1 2-bedroom and 1 1-bedroom, as they are required to be dispersed among the various classes of units. Per 2021 IBC 1108.7.1.1, all units on one story of each structure shall be provided with an accessible route and type B units. This means that every building's main level will need to be on an accessible route, and have all type B units, other than the 2 required type A units on these accessible stories. Please do not label your unit types as A, B and C, as that implies compliance with the various requirements of ICC A117.1 for accessible units titled as such. AVH Beaumont Redevelopment Application - updated 2 5 26.pdf (5) Subject: Radon receptacle Page Index: 28 Author: mattheww Color: File Name: AVH Beaumont Redevelopment Application - updated 2 5 26.pdf Per 2021 IBC 1106.2, and 1106.3 (3) a total of 5 accessible parking spaces will need to be provided, with 1 at each building with a type A unit, serving as the shortest accessible route of travel to these units in compliance with 2021 IBC 1106.7 Subject: PlanCheck Page Index: 28 Author: mattheww Color: File Name: AVH Beaumont Redevelopment Application - updated 2 5 26.pdf Per 2021 Aspen Energy Code Table C405.13.1, 100% EV ready Spaces to be provided Subject: PlanCheck Page Index: 30 Author: mattheww Color: File Name: AVH Beaumont Redevelopment Application - updated 2 5 26.pdf Per 2021 IBC 1104.2, Accessible route to trash enclosure required Compost required per 12.05.020(b) but this will not change the sizing requirement for the trash enclosure. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM housing matters become more difficult, all organizations including the Aspen Valley Hospital must optimize assets to ensure continued service excellence. The redevelopment of this property to again serve as affordable housing for employees of the Aspen Valley Hospital will continue to be compatible with the neighborhood, consistent with the community objective to enable a fully functioning health infrastructure and year-round community, and will not represent conflict with the harmony and economic well-being of Aspen. The rezoning of this property to the RMF Zone District is consistent and compatible with the City’s community character and the character of the neighborhood. The redevelopment provides a higher quality design and improved livability over what currently exists, allowing for a greater quality of life and housing accommodation for Aspen Valley Health employees. All units will be rented at affordable rates. Per 2021 IBC 1108.6.2.2.1, 2% of units per site, are required to be type A. 2% of 60 is 1.2, so 2 type A units, are required. this will be 1 2-bedroom and 1 1-bedroom, as they are required to be dispersed among the various classes of units. Per 2021 IBC 1108.7.1.1, all units on one story of each structure shall be provided with an accessible route and type B units. This means that every building's main level will need to be on an accessible route, and have all type B units, other than the 2 required type A units on these accessible stories. Please do not label your unit types as A, B and C, as that implies compliance with the various requirements of ICC A117.1 for accessible units titled as such. Review Criteria; Page 19 Beaumont Property; 1301 E. Cooper furthers community objectives by providing affordable housing to essential employees. The proposed project is to be 100% voluntary affordable housing, with no annual limit on the amount of units developed and which can be deed-restricted at any category, including RO. However, all proposed units will be rental units with priority given to traveling nurses and their families and other AVH staff and their families. The project proposes 59 off-street parking spaces, 4 of which are ADA-compliant and 8 of which will accommodate compact vehicles. This parking ratio balances the very real needs and objectives of the Hospital and the practical considerations of residential living. The in- town location, adjacent WeCycle station, adjacent bus stop with free (to the user) access to the Hospital and to the largest rural transportation system in the US all stack to enable living a less vehicle-reliant lifestyle. Residents will have vehicles, and will need to utilize the community infrastructure around them along with carpooling opportunities and the full suite of alternative modes that this community has invested in. After satisfying the on-site requirement, remaining parking will be provided by AVH through parking spaces within the AVH main campus and/or through other transit strategies for employees of AVH. Per 2021 IBC 1106.2, and 1106.3 (3) a total of 5 accessible parking spaces will need to be provided, with 1 at each building with a type A unit, serving as the shortest accessible route of travel to these units in compliance with 2021 IBC 1106.7 R Residents will have vehicles, and will need to utilize the community in them along with carpooling opportunities and the full suite of alternati community has invested in. After satisfying the on-site requirement, r will be provided by AVH through parking spaces within the AVH main through other transit strategies for employees of AVH. Per 2021 Aspen Energy Code Table C405.13.1, 100% EV ready Spaces to be provided SNOW STORAGE EXISTING CITY E-BIKE TO REMAIN H W 8 2 / E C O O P E R A V E COVERED PARKING COVERED PARKING COVERED PARKING COVERED PARKING COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T COM P A C T TRASH ENCLOSURE BUILDING SEVEN BUILDING ONE BUILDING TWO BUILDING THREE BUILDING FOUR BUILDING FIVE BUILDING SIX B C D 3" 1 1 / 2 " 1" 3/4 " 1/2 " 3/8 " 1/4 " 1/8" 1/1 6 " 3/1 6 " 3/3 2 " N 1/16" = 1'-0"1E SITE PLAN Per 2021 IBC 1104.2,Accessible route totrash enclosurerequired Compost required per 12.05.020(b) but thiswill not change thesizing requirement forthe trash enclosure. 211 Subject: Radon receptacle Page Index: 30 Author: mattheww Color: File Name: AVH Beaumont Redevelopment Application - updated 2 5 26.pdf 2021 IBC 1104.1 requires an accessible route from public streets and sidewalks to each accessible building entrance. The driving surface is not considered to be an accessible route. 1 A 2021 IBC 1104.1 requires an accessible route from public streets and sidewalks to each accessible building entrance. The driving surface is not considered to be an accessible route. 212 MEMORANDUM TO: Jeffrey Barnhill, Principal Planner FROM: Owen Palcsik, Planner Technician DATE: 2/25/2026 RE: Zoning Referral Comments – LPA-25-138 Please respond to the following before board approval: 1. Please have the surveyor include steep slope areas in the lot survey to correctly determine the net lot area. 2. Please include more details about how buildings 4-6 are connected in order to determine the correct subgrade floor area calculation. This could be in the form of full building floor plans or other exhibits. 3. Include subgrade wall diagrams that support the subgrade exposure listed in the floor area tables. 4. Include floor area exhibits that depict deck area. 5. There should be a net livable plan for each unit type (i.e. five net livable plans, one for each room type). 6. Height measurements are taken on each roof plane individually. For buildings 4-6, please revisit the height measurement and calculate the roof plane heights separately, per Sec. 26.575.020.f, Measuring Building Heights. 7. Please include details that show the location and extent of exterior mechanical equipment. 8. Revise the height of the retaining wall in the front setback to be below 30” tall, per Sec. 26.575.020.e.5.k. 9. Proposed outdoor lighting should meet the requirements of Sec. 26.512, Outdoor Lighting, at permit submission. Please remove the outdoor lighting plan from the application. 10. The application does not provide 100% of required on-site parking. While the proposal only needs to provide 60% as on-site parking per Sec. 26.515.050, Meeting Parking Requirements, any remaining parking requirements should be mitigated via cash-in-lieu. Please update the application. 11. The We-Cycle station location should not be included on any proposed site plans. Please note that the location will be determined at a later date. The following details will be needed for permit review: 1. Please include an elevation and finish materials for the trash enclosure. 213 2. Please simplify the naming conventions for the building floors. It is difficult to interpret the floor area plans and tables with the “lower level” and “upper level” building separated out. 3. Please revisit the height requirements for parking lot lighting in Sec. 26.512, Outdoor Lighting. The proposed lighting poles appear to be too tall. A variety of other requirements may be necessary for building permit submittal and zoning review. 214