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HomeMy WebLinkAboutagenda.council.worksession.20170425 CITY COUNCIL WORK SESSION April 25, 2017 4:00 PM, City Council Chambers MEETING AGENDA I. Aspen Housing Partnership Development Direction P1 Page 1 of 8 MEMORANDUM TO: Mayor and City Council FROM: Chris Everson, Affordable Housing Project Manager THRU: Barry Crook, Assistant City Manager DATE OF MEMO: April 21, 2017 MEETING DATE: April 25, 2017 RE: Aspen Housing Partners (AHP) Development Application Direction REQUEST OF COUNCIL: Requesting direction from Council on the preferred land use process and about the program which should be included in the development applications for affordable rental housing at 802 West Main Street, 517 Park Circle, and 488 Castle Creek Road. BACKGROUND: Based on work sessions with City Council in November 2016, t he timeline goal of the AHP team is to author and submit affordable housing tax credit financing applications in early 2018. Completion of land use entitlements is a prerequisite to the tax credit financing application process. The AHP team needs to submit land use applications for each of the three sites as soon as possible if the timeline is to be maintained. Today’s discussion builds upon the April 4, 2017 work session and comments received from City Council members as well as additional conversations with some of the neighbors near the subject sites. DISCUSSION: To have a chance of maintaining the desired timeline, at a minimum staff and AHP need Council to provide direction about the preferred land use process and about the program which should be included in the development applications. It would also be beneficial if Council could confirm the architecture at each site, although if there are a few architectural questions still outstanding, those could be addressed at a later work session if necessary. LAND USE AND ZONING Recommendation – Re-Zoning to AH-PD: Staff and AHP have met numerous times with Community Development staff and are collectively recommending that the development applications for each site seek to rezone the City’s property to AH-PD. Other options were previously discussed, but Community Development staff believes that AH-PD is the most appropriate, most sensible choice for all three sites given existing zoning in the neighborhoods and the proposed use as affordable housing. Recommendation – Major Public Project Review Process: Each of the parcels will require land use reviews, including rezoning, Planned Development (PD), Residential Design Review, and Growth Management Reviews. In the current code, the typical PD process is a 3-step process, starting and ending with P&Z, and with Council in the middle. Instead of the typical PD process, staff and AHP are requesting to utilize the Major Public Project Review Process. Not to be confused with the PUB zone district, the Major Public Project Review Process is a consolidated 2-step review process, which starts with P&Z and ends with City Council and includes all the relevant land use reviews and required community and neighborhood outreach. The consolidated process ensures the same amount of review and requires that projects meet all the review criteria for eac h required review. The Community Development department has confirmed that these three applications fit the criteria for the Major Public Project Review Process. Utilization of the Major Public Project Review Process would not curtail the rights of citizens to voice their opinions or concerns during the hearings, which would occur under the 2- step process. The extremely thorough pre-application community outreach program run by the AHP team P2 I. Page 2 of 8 (nearly four months of community outreach) may also provide Council with further justification for use of the Major Public Project review process. 802 WEST MAIN STREET Recommendation – Density & Unit Mix – 11 units with 12 bedrooms: During the community outreach process, staff and AHP were receiving input on a proposed program which included up to 13 units with 15 bedrooms. While input from the overall community generally supported the 13-unit level of density, staff and AHP have repeatedly heard concerns from residents of the adjacent Bavarian affordable housing facility as well as from residents of the nearby Villas of Aspen and Aspen Villas (West Bleeker Townhomes) about concerns related to parking, traffic, pedestrian safety, lack of open land area, potential for noise, and massing (particularly the size of the third story mass). Based on the input received, staff and AHP are recommending a reduced program of 11 units with 12 bedrooms – a proposed reduction of 2 units/3 bedrooms. The table below shows how the reduced/proposed program (green) compares on numerous “density metrics” to nearby residential facilities: To supplement what’s shown above, some members of Council have asked for a density comparison to only the southern portion of the Bavarian facility, which runs along West Main Street to 8th Street, omitting the portion of the Bavarian facility on the north side of the alley. The reduced/proposed plan for 802 West Main Street with 11 units and 12 bedrooms would be about 4% more dense than the southern portion of the Bavarian in terms of bedrooms per acre. The proposed density reduction would allow for more open land area to be left on-site and for some massing reductions to the third level of the building at 802 West Main Street – although there would still be a third-level mass facing 7th Street, along Colorado State Highway 82. AHP is currently working with David Johnston Architects to finalize the architectural presentation based on the new/proposed density and is seeking to set back the third level mass to the extent sensibly feasible. This can be accomplished to provide ample third-level relief facing the Bavarian building to the west, and to some degree to the north façade which faces the alley – although it will be more difficult and might be less so set back along the façade which faces east along 7th P3 I. Page 3 of 8 Street – but effort can be made to incorporate a third-level setback along 7th Street as well, although the AHP team has expressed concerns about cost related to additional building articulation. The facility will otherwise be professionally landscaped with buffering vegetation where appropriate and will be maintained by the property manager under parameters of the tax credit program, which requires capital savings and that maintenance be performed regularly. Recommendation – Parking – 12 on-street parking spaces in the ROW: Staff and AHP have repeatedly heard concerns from residents of the adjacent Bavarian affordable housing facility that adding parking in the alley behind 802 West Main Street would exacerbate an existing safety concern where children typically play in the alley. Folks at the Bavarian have also suggested that the back yard of 802 West Main Street should be left open to provide a feeling of contiguous openness in the area along the alley. Additionally, residents of the Villas of Aspen have noted that existing conditions at their facility lack spaces for guest parking. To alleviate these concerns, staff and AHP are recommending that the housing development project should include improvements to the ROW to create 12 head-in parking spaces along the north side of West Main Street between 7th and 8th streets. This suggestion is supported by the massive width of the ROW in that location and by the very light utilization of the roadway along West Main Street between 7th and 8th streets. The land area adjacent to the alley where on-site parking would typically occur will be kept available to help provide more of a feeling of openness along the alley and in case the City needs to change the ROW parking arrangement in the future if the “straight shot” or a similar development eventually occurs. This flexibility will also help to make sure that the tax credit financing applications do not get hung up due to complications meeting City of Aspen Land Use requirements for parking criteria during the tax credit program underwriting. Separate from the housing development project, we have heard a willingness from the City Manager’s office to facilitate the following as City projects: 1. Create a new Residential Parking Zone “E” and assign this to the area from West Main Street to Bleeker Street and from 7th to 8th Streets, and enforce the new zone as the existing zones are enforced. This will curtail the extended unenforced parking which currently occurs along the south side of West Main Street between 7th and 8th streets and along Bleeker between 7th and 8th, all of which is currently enforced by complaint only. 2. Either as part of or separate from Phase II of the City’s Bicycle Pedestrian Master Plan, formalize head- in parking along the south side of West Main Street between 7th and 8th streets. If the creation of a new bike lane/connection is also needed, there is space enough in the massive ROW in this area to accommodate all of this. The housing development would be responsible for 12 of 18 head-in parking spaces to be created along the north side of West Main Street, and the remaining 6 of 18 on the north side of West Main Street would be part of the same effort that would improve the south side of West Main Street. With both the north and south sides of West Main Street improved with head-in parking, this would create a net increase of 18 parking spaces, and the new facility at 802 West Main Street would only use 12 of these, thus freeing-up additional on-street parking for those in the neighborhood who need it – and the parking spaces would all be more readily available due to the new parking zone and associated enforcement. 3. Conduct “living lab” studies which may potentially close the alley behind 802 West Main Street at either the west or east end, depending upon input form the residents of the Bavarian facility, and which may also include other traffic calming means, if possible. P4 I. Page 4 of 8 Traffic, Circulation and Parking Impact Summary – A thorough traffic, circulation and parking analysis is in progress, assessing any new impacts of the proposed development and recommended parking arrangement in the West Main ROW against the existing conditions as well as other parking alternatives. While the study is still being finalized, the preliminary analysis suggests: (1) that there will be negligible change in the level of service accessing Colorado State Highway 82 in either direction from West Bleeker Street and from West Main Street; and (2) that there is nothing which can feasibly be done to significantly improve those existing conditions of traffic flow into and out of the neighborhood, however safety improvements can be implemented in concert with the new parking arrangement on West Main Street to relieve some of the danger and difficulty of navigating this neighborhood. Although the uptick in traffic/trips along the roadway is technically insignificant, there will be a minor increase in vehicle trips along 8th Street and West Bleeker Street, passing by the driveways of the Villas of Aspen, Aspen Villas (West Bleeker Townhomes) and Shadow Mountain View Townhomes. As part of the initial traffic impact analysis, a summary letter from the project traffic engineer (attached as Exhibit A), describes this minor increase as follows: The proposed development is anticipated to generate an additional five vehicle trips per hour during the evening peak hour. This includes one car coming from and one car going down valley per hour. One car is anticipated to come from downtown Aspen and two cars are anticipated to head towards downtown Aspen during the evening peak hour of traffic. The net traffic increase equates to an average of one car every twelve minutes. Specific to the increased peak vehicle trips along 8th and Bleeker Streets, the above summary further concludes that only one additional vehicle will travel this route every thirty (30) minutes, assuming the up-valley vehicle enters on Bleeker Street rather than West Main Street. Even though the referenced facilities along 8th and Bleeker Streets would benefit from the new/proposed on-street head-in parking arrangement, we suspect that these residents may not be entirely pleased with the slight uptick in roadway trips – however their parking concerns should no t only be mitigated, but improved as noted in the parking analysis letter – being that (1) adequate parking in the neighborhood currently exists and (2) the additional proposed parking will further relieve any concerns over impact of on-street parking availability. The traffic summary letter also describes and recommends the 90-degree head-in parking arrangements as currently proposed, noting that the existing low volume and anticipated minimal increase in this area provides adequate time for vehicles to maneuver without impacting West Main Street traffic. Other improvements described in the traffic analysis summary letter include curb extensions at the West Main and 7th Street intersection that will improve vehicular safety by way of traffic calming and way-finding, while also improving the pedestrian cross-walk condition across West Main Street. The project traffic engineer will be present at the April 25 work session to further discuss these initial findings and answer any questions that may arise. Lastly, if the final detailed results of the traffic study reveal during the land use process that there may be conditions that need to be mitigated for traffic safety, then these items must be addressed during the land use process by the AHP team. Recommendation – No Dogs Policy Except as required under ADA and Fair Housing: Due to the overall density of this neighborhood and related concerns heard during community outreach, staff and AHP are recommending that 802 West Main Street be the only of the three facilities proposed herein which would prohibit dogs. The dog prohibition would naturally be excepted by Federal and State requirements to make P5 I. Page 5 of 8 reasonable accommodation for trained, task-performing service dogs under ADA and for emotional support animals under Fair Housing. 488 CASTLE CREEK ROAD Recommendation – Density & Unit Mix – 488 Castle Creek Road, 28 units with 38 bedrooms: During the March open houses, staff and AHP were receiving input on a proposed program which included 32 units with 44 bedrooms, stacked 4-levels high with the lowest level partially below grade facing the Marolt property. The lowest level not being visible from the Castle Creek Road side of the facility, this caused the facility to appear as 3-levels from the Castle Creek Road side. While input from the overall community generally supported a higher level of density at this site, the 32 -unit plan with 32 parking spaces would not provide enough parking since there is no alternate parking available nearby. Also, the AHP team’s opinion is that the mass and scale resulting from 32 units would be too significant and out of context with the surrounding development patterns. Staff and AHP are recommending a reduced program of 28 units with 38 bedrooms – a proposed reduction of 4 units/6 bedrooms. The table below shows how the reduced/proposed program (green) compares on numerous “density metrics” to nearby residential facilities: The proposed density reduction improves on-site parking and allows for third-level massing reductions at the three corners of the triangular-shaped facility. AHP is currently working with David Johnston Architects to finalize the architectural presentation based on the new/proposed density and is seeking to provide renderings of the Castle Creek side as well as a massing study for the Marolt-facing side and potentially with character studies illustrating the lower-level walk-out condition on the Marolt-facing side. The lower-level walk-out condition on the Marolt-facing side – with a trail that would connect to the existing trail which goes uphill toward Castle Creek Road from Marolt – is intended to provide vitality between the housing at 488 Castle Creek and Marolt, rather than the feeling of the backside of a building. The updated design also seeks to re- organize the open area on the Castle Creek Road side so that the walkout units on that side can have some green space adjacent to the entry of their units. The facility will otherwise be professionally landscaped with buffering vegetation along where appropriate and will be maintained by the property manager under parameters of the tax credit program, which requires capital savings and that maintenance be performed regularly. Recommendation – Parking – 488 Castle Creek Road, 32 on-site parking spaces: Staff and AHP have repeatedly heard concerns about the lack of alternate parking nearby to 488 Castle Creek Road. One benchmark which has been suggested by Council is Burlingame Ranch, where the City increased the amount of parking from 1.67 spaces per unit up to 2.0 spaces per unit. This has resulted in a comfortable amount of parking – even P6 I. Page 6 of 8 allowing the HOA to rent out spaces for use as R/V and trailer storage to homeowners who need that service. Since the average number of bedrooms per unit at Burlingame Ranch is 2.2, the resulting number of parking spaces per bedroom at Burlingame Ranch is about 0.9. As shown in the table above, the 28-unit/38-bedroom program at 488 Castle Creek Road would park at a ratio of 0.8 parking spaces per bedroom. Based on the Burlingame Ranch benchmark provided, the AHP team feels this would provide sufficient parking at 488 Castle Creek. A thorough traffic study is in process but is not yet final – although preliminary analysis suggests that access to the facility is technically not an issue – despite some folks in the community voicing concerns about the curve in the road just uphill from the proposed driveway access location. This preliminary conclusion, however, is based on the existing speed-limit on Castle Creek Road, which is 25 MPH. If the detailed results of the traffic study reveal during the land use process that there may be conditions which need to be mitigat ed for traffic safety, then these items must be addressed during the land use process by the AHP team. Recommendation – 488 Castle Creek Road, Dogs Allowed: Due to the proximity of this site to the dog- friendly Marolt open space, staff and AHP are recommending that 488 Castle Creek allow dogs with a strictly- enforced leash policy and a deposit for potential increased wear-and-tear or damage. Recommendation – 488 Castle Creek Road, 6-month minimum leases: Since there are no adjacent residential facilities other than seasonal rentals at Marolt, staff and AHP are recommending that 488 Castle Creek Road be the only of the three facilities described herein which a llows minimum 6-month leases. The other two facilities at 802 West Main and 517 Park Circle would have minimum one-year leases due to the year-round residential facilities adjacent to those sites. 517 PARK CIRCLE Recommendation – Density & Unit Mix – 11 units with 15 bedrooms: During the community outreach process, staff and AHP were receiving input on a proposed program which included 11 units with 20 bedrooms. Input from the overall community generally supported the 11-unit/20-bedroom level of density, and there were even some suggestions to increase the density, but the neighbors in the adjacent single family home and the folks at the Smuggler Racquet Club have expressed concerns about the 11-unit/20-bedroom level of density. The concerns that we have heard relate to quality of life, potential for noise, parking, traffic, lack of open land area, potential for noise, massing and potential for dogs on adjacent property. Based on the input received, staff and AHP are recommending a reduced program of 11 units with 15 bedrooms – a proposed reduction of 5 bedrooms. This will also result in an overall floor area reduction. The table below shows how the reduced/proposed program (green) compares on numerous “density metrics” to other facilities nearby: P7 I. Page 7 of 8 We’ve heard mostly positive feedback to date on the architecture proposed for 517 Park Circle, with a 2-level façade facing Park Circle and a 3-level façade facing the racquet club. But the racquet club has expressed concerns about looking up at a 3-level façade (a condition which exists today at 425, 501/505 and 515 Park Circle), and they have requested that we avoid flooding their property with light from the parking area and that the parking area be screened with landscaping, vegetation, an attractive wood fence or all of those as needed to provide an appropriate level of screening – and the same goes for the adjacent single family home in terms of screening. The facility will otherwise be maintained by the property manager under parameters of the tax credit program, which requires capital savings and that maintenance be performed regularly. Recommendation – Parking – 11 on-site parking spaces: Staff and AHP have heard concerns about a lack of alternate parking in the area. The proposed density reduction at 517 Park Circle brings the parking per bedroom metric up to the average of the other facilities shown on the list above, although still slightly below the Burlingame Ranch benchmark of 0.9 which was previously discussed. With (7) 1-bedrom units and (4) 2- bedroom units, the primary concern – even though the facility is directly on the Hunter Creek bus route – is that tenants of the 2-bedroom units may have more than 1 car, which could cause a problem with only 1 parking space per unit available. It may be worth discussing whether, under the tax credit program, it’s possible to limit the units to 1 car per unit. Access to the facility on the curve at the apex of the hill on Park Circle has been expressed as a concern. AHP long ago deleted any on-street parking form the plans due to this concern. In winter conditions, the roadway can get narrow in this area due to snow storage on the inward-sloping shoulder on both sides of the road. In the developed condition, the sloping shoulder on the west side of Park Circle will be re-graded and improved and thus may provide some relief in terms of more positive snow removal from the roadway. A thorough traffic study is in process but is not yet final – although preliminary analysis suggests that the increase in traffic will not be technically significant. If the detailed results of the traffic study reveal during the land use process that there may be conditions that need to be mitigated for traffic safety, then these items must be addressed during the land use process by the AHP team. Recommendation – 517 Park Circle, Dogs Allowed: Due to the proximity of this site to the dog-friendly Smuggler Mountain Road, staff and AHP are recommending that 517 Park Circle allow dogs with a strictly- enforced leash policy and a deposit for potential increased wear-and-tear or damage. Recommendation – Overall Affordable Housing Program: The density recommendations herein have caused some minor changes to the overall unit mix and income levels to be served. Most notably, the Category P8 I. Page 8 of 8 4 3-bedroom units which were being contemplated for 517 Park Circle have been replaced with smaller units of Category 2 and 3. Otherwise, the project remains a mix of 1- and 2-bedroom units, as originally conceived, and serving a wide range of incomes which are appropriate for workforce interested in long-term rental housing. The table below summarizes the ent ire program, as recommended herein, across all 3 sites. EXHIBITS AND DESIGN MATERIAL: The attached exhibits include the following mater ials for review and reference:  Exhibit A – 802 West Main Street Traffic, Circulation and Parking Analysis Summary Letter  Exhibit B – 802 West Main Street Current Site Plans and Building Floor Plans  Exhibit C – 488 Castle Creek Road Current Site Plan and Building Floor Plans  Exhibit D – 517 Park Circle Current Site Plan and Building Floor Plans Considering the short t urnaround and continued input from City staff and neighborhood residents, the architectural renderings and massing, height and scale studies will be delivered subsequent to this Memorandum and prior to the Work Session on April 25th. This material will be circulated prior to the work session and will be included as part of the presentation for further discussion. FINANCIAL/BUDGET IMPACTS: When Council approves a program for the development applications, AHP proposes to have the construction of the facilities re-estimated and to re-run the financial models for the project as revised to this point. This will provide the City with an update on the effects of the process thus far on the level of contribution which will be needed from the City’s Housing Development Fund in the various tax credit scenarios which are available. RECOMMENDED ACTION: With the knowledge that all this material must be further substantiated and reviewed under the land use process, staff recommends that Council consider the input received from the community outreach process along with the recommendations from staff and the AHP team herein, and approve the AHP team to move forward and create and submit development applications with the content outlined herein or otherwise decided by Council on April 25, 2017. CITY MANAGER COMMENTS: P9 I. April 21, 2017 Mr. Jason Bradshaw Aspen Housing Partners 228 Eastwood Drive Aspen, CO 81611 RE: 802 West Main Traffic, Circulation, and Parking Analysis Aspen, CO Mr. Bradshaw: Aspen Housing Partners is proposing to develop eleven affordable housing units at 802 West Main Street. The project site is located on the northwest corner of West Main Street and North 7th Street in Aspen. The existing single family home would be removed and replaced with thirteen rental units. This project is anticipated to add a small amount of traffic to the neighborhood. Trip generation volumes were calculated using the industry standard Institute of Transportation Engineer’s Trip Generation Manual. A multimodal reduction of fifteen percent was applied, given the direct access to Aspen’s excellent pedestrian, bicycle, and transit routes. This reduction removed one car trip per hour from the site. The proposed development is anticipated to generate an additional five vehicle trips per hour during the evening peak hour. This includes one car coming from and one car going down valley per hour. One car is anticipated to come from downtown Aspen and two cars are anticipated to head towards downtown Aspen during the evening peak hour of traffic. The net traffic increase equates to an average of one car every twelve minutes. This project will require approval of the traffic analysis from two agencies. The City of Aspen’s Transportation Impact Analysis Guidelines require that the anticipated traffic increase is mitigated in the form of multimodal improvements such as sidewalk connectivity, trail accommodation, and transit stop improvements. The Colorado Department of Transportation (CDOT) will require a revised State Highway Access Permit for the project’s main access to North 7th Street (State Highway 82.) The project team has met with both agencies to begin the coordination effort for both approvals. The design team has held several public open houses to gain feedback from the community. Based upon their responses, the project team has developed several alternative site configurations. The proposed parking on West Main Street accommodates safe traffic movements within the neighborhood. It also avoids adding traffic to the alley. The site plan proposes perpendicular site parking on the north side of West Main Street. Ninety-degree parking functions well on low volume, local streets. The anticipated traffic volume on West Main Street is less than 20 vehicles per hour – one car every three minutes. This low traffic volume allows time for the parked cars to maneuver without impeding West Main Street traffic. With the parking reconstruction, there is an opportunity to improve the safety of the West Main Street and North 7th Street intersection. Residents have noted that non-local drivers will sometimes try to cut through the neighborhood to avoid traffic on North 7th Street. This ends in the unfamiliar drivers racing through the small local streets. A curb extension on the western leg of the West Main Street and North 7th Street intersection could dissuade drivers from entering a smaller, local street. It would also reduce the pedestrian crossing distance in the crosswalk and shield the new parking spaces. P10 I. McDowell Engineering collected traffic and parking data in the neighborhood. The parking study recorded the number of occupied parking spaces at two hour increments. The results show that there is currently adequate parking in the neighborhood. The proposed site plan adds additional parking spaces on West Main Street. McDowell Engineering is looking forward to continued coordination with the City and CDOT through the entitlement process. Please call if you would like any additional information or have any questions regarding this matter. Sincerely, McDowell Engineering Kari McDowell Schroeder, PE, PTOE Professional Traffic Operations Engineer P11 I. current site plan context study | main street* Certain design elements of the options shown are not standard to the City of Aspen Municipal Code and would require a variance or similar non-standard approval to be achieved. Similarly, some of the representations include off-site improvements in the City right-of-way that would require additional City approval. 321program summary11 units total (12 bedrooms)open green space amenity12 on-street parking spaces site area ~9,000 s.f.1234bavarian innbavarian innparking (ada compliant)22 parking spaces existing+38 parking spots proposedwork by city of aspen and other departmentswork by city of aspen and other departmentswork by aspen housing partnershipremaining row for future usebavarianparkingwest main street12 spots6 spots20 spotshighway 82alleycourtyardNP12I. current site plan enlargement study | main street* Certain design elements of the options shown are not standard to the City of Aspen Municipal Code and would require a variance or similar non-standard approval to be achieved. Similarly, some of the representations include off-site improvements in the City right-of-way that would require additional City approval. 1program summary11 units total (12 bedrooms)open green space amenity12 on-street parking spaces site area ~9,000 s.f.123432bavarian innbavarian innbavarianparkingwest main street18 spots20 spotsrowtravellanetravellane90 degree angle parking90 degree angle parkingrow for future usehighway 82alleycourtyardNP13I. UPUPDNSCALE: 3/32" = 1'-0"MAIN LEVEL FLOOR PLANSCALE: 3/32" = 1'-0"SECOND LEVEL FLOOR PLANSCALE: 3/32" = 1'-0"THIRD LEVEL FLOOR PLAN802 WEST MAIN - FLOOR PLANS'!#   " &!! " &!! " &!! " &!! " &!! # (!! " &!! " &!! " &!! " &!!   " &!! P14I. current site plan study | castle creekprogram summary28 units (38 bedrooms)individual outdoor spaces32 on-site parking spacesnon-unit storage spaces located w/in arch.site area ~36,000 s.f. pedestrian pathwayswalk-out decks & vegetative buffertrash/recycling1112233456777784* Certain design elements of the options shown are not standard to the City of Aspen Municipal Code and would require a variance or similar non-standard approval to be achieved. Similarly, some of the representations include off-site improvements in the City right-of-way that would require additional City approval. Potential option for Castle Creek trail alignment based on previous planning and design efforts. This location and alignment may change through an upcoming design and public planning process. ***current site plan study | castle creek8644P15I. SCALE: 1/16" = 1'-0"LOWER LEVEL FLOOR PLANSCALE: 1/16" = 1'-0"MAIN LEVEL FLOOR PLANSCALE: 1/16" = 1'-0"2ND LEVEL FLOOR PLANSCALE: 1/16" = 1'-0"3RD LEVEL FLOOR PLAN488 CASTLE CREEK - FLOOR PLANS$''  " &!! " &!! " &!! " &!! " &!! # (!! # (!! # (!! # (!! " &!! " &!! " &!! # (!! # (!! " &!! " &!! " &!! # (!! " &!! " &!! # (!! # (!! " &!! " &!! " &!! # (!! " &!! " &!! P16I. current site plan study | park circleENHANCEMENT OF BERM AND SCREEN FROM NEIGHBORTRASH ENCLOSUREEVERGREEN LAYERED TREE AND SHRUB HEDGE TO SCREEN CARS, WALL AND MITIGATE LIGHT POLLUTIONprogram summary11 units (15 bedrooms)open green space amenity11 on-site parking spaces non-unit storage spaces site area ~15,000 s.fN123443215* Certain design elements of the options shown are not standard to the City of Aspen Municipal Code and would require a variance or similar non-standard approval to be achieved. Similarly, some of the representations include off-site improvements in the City right-of-way that would require additional City approval. smuggler trailhead parkingpark circleP17I. UPUPDNUPUPDWRGENTRYPORCHDRWREFBEDROOM 1BATH 1LIVING ROOMKITCHENDININGCL.MUDROOM/LAUNDRYCL.CL.DWRGENTRYPORCHDRWREFBATH 1DININGBEDROOM 1KITCHENLIVING ROOMCL.MUDROOM/LAUNDRYCL.CL.BEDROOM 2%"&  " &!! " &!! " &!! " &!! # (!! " &!! " &!!   " &!! SCALE: 3/32" = 1'-0"SEC OND LEVEL FLOOR PLANSCALE: 3/32" = 1'-0"THIRD LEVEL FLOOR PLAN# (!! # (!! # (!!  SCALE: 1/16" = 1'-0"LOWER LEVEL FLOOR PLANP18I.