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HomeMy WebLinkAboutagenda.apz.20171003 AGENDA Aspen Planning and Zoning Commission REGULAR MEETING October 03, 2017 4:30 PM Sister Cities Meeting Room 130 S Galena Street, Aspen I. SITE VISIT II. ROLL CALL III. COMMENTS A. Commissioners B. Planning Staff C. Public IV. MINUTES A. September 19, 2017 Draft Meeting Minutes V. DECLARATION OF CONFLICT OF INTEREST VI. PUBLIC HEARINGS A. 802 W Main St - Major Public Project Review VII. OTHER BUSINESS VIII. ADJOURN Next Resolution Number: 13, 2017 Typical Proceeding Format for All Public Hearings 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affi d avit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clari fications of applicant 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal /clarification of evidence presented by applicant and public comment 1 1 ) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met o r not met. Revised April 2, 2014 Regular Meeting Planning & Zoning Commission September 19, 2017 1 Mr. Skippy Mesirow, Chair, called the September 19, 2017 meeting to order at 4:30 PM with members Ms. Jasmine Tygre, Mr. Ryan Walterscheid, Mr. Rally Dupps and Mr. Mesirow. Mr. Jesse Morris, Mr. Keith Goode, Ms. McNicholas Kury and Mr. Spencer McKnight were not present. Also present from City staff; Ms. Andrea Bryan, Assistant City Attorney, Ms. Jennifer Phelan, Deputy Planning Director and Mr. Justin Barker, Senior Planner. COMMISSIONER COMMENTS There were none. STAFF COMMENTS: There were none. PUBLIC COMMENTS: There were none. MINUTES Ms. Tygre motioned to approve the June 30th and September 5th minutes and Mr. Mesirow motioned to approve May 23rd minutes. Mr. Walterscheid seconded both motions. All in favor, both motions passed. DECLARATION OF CONFLICT OF INTEREST Mr. Mesirow noted Mr. McKnight recused himself from tonight’s hearing. PUBLIC HEARINGS – 517 Park Circle – Major Public Project Review Mr. Mesirow asked if public notice was provided and Ms. Bryan confirmed. Mr. Mesirow then opened the hearing and turned the floor over to staff. Mr. Justin Barker, Senior Planner, noted the application is being brought forward by Aspen Housing Partners on behalf of the City of Aspen who owns the property. He then provided background information of the property noting the following. · Lot is sized just under 14, 500 sf · Currently vacant · Zoned as moderate density residential (R-15) with a planned development (PD) overlay · Part of the two lot Wager / Detweiler Subdivision · The other lot contains a single family home · PD overlay limits the to one 3,000 sf single family home with established setbacks Mr. Barker stated the proposal includes rezoning the property to the Affordable Housing/Planned Development (AH/PD) zone district in order to develop 11 affordable housing units consisting of seven one-bedroom units on the lower and upper floors and four two-bedroom units on the main floor. It is a P1 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 2 three-story building with the lower level partially below grade and 11 surface parking spaces on the property. As an affordable housing project being developed by the City, the application is subject to the major public projects review which combines all the applicable land use reviews into one two-step process. P&Z will provide a recommendation to City Council who will make the final decision. The state limitation of a 60-day timeframe for a decision is not applicable for City projects. Mr. Barker stated the AH/PD zone district is to provide protected zones for affordable housing and is intentionally to be scattered about town to provide a mix of housing throughout the community. He provided a map showing several other similar properties nearby. In general, staff is supportive of the rezoning. As part of the AH/PD zone district, all the dimensions are required to be established through the PD review process. He provided a chart of the proposed dimensions as well as those under the current zoning and a similar multi-family zoning. Staff is generally supportive of the proposed dimensions. Staff is concerned with the following areas: · Trash area – Originally proposed as 50 sf and the code requires a minimum of 121.5 sf for 11 units. Amount was revised to 120 sf which is closer. · Parking Mr. Barker noted three of the dimensions that are listed at 10% above or below what is in the current design to accommodate flexibility in the design as it progresses. Staff is comfortable with this. He stated it is important to note the maximum allowable floor area is well below (approximately 2,700 sf) what the AH/PD zone district recommends for a lot of this size. Mr. Barker then discussed the parking stating in terms of the location and number of bedrooms, this bedroom would require 15 parking spaces. With the recent update of the code regarding parking, the total number can be reduced by one space. He added the project has transportation impact credits beyond what is required for the project. The applicant is proposing 11 spaces or one per unit. Based on the density and use of the property, staff is concerned about the proposed number. Staff has outlined three options: 1. Pursue a shared parking agreement with Pitkin County on the Smuggler overflow parking lot off Park Circle. 2. Provide excess Transportation Impact Analysis (TIA) improvements above what is already provided in the amount equivalent to the cast-out price of the four parking spaces based on an established per space value of $38,000 for a total of $114,000. 3. Provide a cash-in-lieu for transportation improvements, preferably near the site. Mr. Barker stated the project is subject to an 8040 Greenline review. He noted there are not issues regarding the availability of utilities and services. The one concern staff has is the property is located within the Smuggler Superfund Site. He noted in the 1990’s the City added some additional regulations and requirements that properties located within this area mitigate for or remove potentially toxic soils. A particular methodology has not been provided as of yet so staff recommends it to be included in any development agreement approved as part of the project. P2 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 3 Mr. Barker then discussed the growth management requirements. He said the project is required to receive 11 affordable housing unit allotments, noting for 2017 there is no annual limit for affordable housing making it a tracking concern. Each unit is below the net livable the area size established in the Aspen Pitkin County Housing Authority (APCHA) guidelines. APCHA has the ability to grant reductions and the board did approve the reduction due to the livability of the units with the additional storage, bathrooms for each bedroom, natural light. The categories for the units have not yet been established because this is one of three developments and the mix has yet to be determined. The applicant is proposing the units be rental to start with and perhaps changed down the road. Overall, staff is supportive of the growth management requirements. Mr. Barker stated as a multi-family development this project is subject to residential design standards (RDS). The limited requirements are focused on a strong presence on the street as well as a good interaction with the public realm. The project includes four street-facing entrances for all ground level units as well as multiple windows that exceed the amount required by code. Overall, staff is comfortable with the application meeting the RDS. Mr. Barker noted the applicant is looking to amend the subject lot as a separate PD plat to reflect any new approvals granted including dimensions. This is viewed as a general clean-up item and staff is supportive of it as well. Mr. Barker identified the following discussion points for P&Z. Overall, staff is recommending P&Z recommend approval to Council with the conditions outlined in the resolution. 1. The proposed dimensions for the site including the 10% flexibility on the three dimensions. 2. Overall site planning and building design. 3. Parking Issue. Mr. Mesirow asked for any questions of staff. Mr. Mesirow asked for a recap of the history of the soil mitigation. Mr. Barker believed in 1986 the EPA identified this area as a priority 4 clean-up due to the mine waste located in several properties in the area of Smuggler Mountain. This was generally dealt with and removed from the EPA’s list. The City adopted an Ordinance in 1996 requiring any site potentially containing toxic soils would need to mitigate to ensure the removal of the toxic soils from the site. This includes a process during the building permit review to obtain approval from the environmental health department to ensure the method used to clean the site is appropriate. Mr. Barker added it is an additional process prior to the development. Mr. Mesirow then turned the floor over to the applicant. Mr. Chris Everson, City of Aspen Affordable Housing Project Manager, introduced himself and the other members of the applicant’s team. · Jason Bradshaw, Aspen Housing Partners · Adam Roy, Method 1 Planning and Development P3 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 4 Mr. Roy then provide background of the project. He provided pictures of the lot pointing out neighboring facilities. The city purchased this property in 2007 with the plan on developing it. Through outreach in 2012 and 2015, it was determined there was a need for additional rental units. This location was identified as a good candidate for affordable rental housing. In 2016, and request for proposal (RFP) was issued and Aspen Housing Partners was selected to develop the project in partnership with the City. Two additional properties; 802 W Main St and 488 Castle Creek Rd, are included the partnership. The financing instrument to be used to help develop this property will be the Low Income Housing Tax Credits (LIHTC). Other properties have utilized LIHTC including the Aspen Country Inn, Truscott and Maroon Creek. A four-month outreach process was initiated including community wide open houses in January, establishing communications with key neighborhood stakeholders and check-ins with Council to update them on the progress and receive adjustments on direction. Over 500 participants at the open houses providing the following feedback. · Fairly strong support of rezoning. · Encouragement to maximize the density. · Programing of the units · Unit size · Ensure adequate storage · One bathroom per bedroom · Need for parking while encouraging An extensive traffic and parking analysis was also conducted of the area. He provided a slide of the outreach activities to date and indicated Council did not change much from a density per unit, but did reduce the bedroom density. Mr. Roy then displayed a site plan for representation. He noted the larger setback to the south where the single-family resident neighbor is located. They have met with the family a number of times in an attempt to minimize any impacts. He noted each of the units has a lot of outdoor space. He stated they also worked a lot with the traffic engineer in the TIA process to establish as many credits as possible towards transportation. The project has a surplus of 42 credits. He stated the size of the trash area has been increased to the suggested sf. He displayed vignettes of the building showing the outdoor amenities. Mr. Roy then displayed floor plans of the different types of units. Each unit has the following: · Access to approximately 100 sf of non-unit storage and lockable bike storage · Its own mud & laundry room · Entry porch or patio · Bathroom for each bedroom Mr. Roy provided a table of the floor area calculations including the flexible percentages. P4 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 5 Elevations were then displayed to show materials and how they established their height restrictions of 32 ft off the rear of the building and 25 ft off the front. The materials are a combination of wood siding, stucco, metal and the stairs are enclosed with a wood lattice rain screen. Mr. Roy stated they conducted a thorough land use pattern analysis that showed numerous multi-family projects in the area, some more dense and some less dense than this project. The pattern indicated the requested rezoning would be appropriate. They also did a comparison chart with other pre-existing multi-family properties in the area and it indicated this project is very close or on par with the average density measurements. Mr. Mesirow asked for any questions of the applicant. Mr. Mesirow asked for additional information of the advantages and disadvantages of using the LIHTC. Mr. Bradshaw replied the affordable housing tax credit program was established with the 1986 tax code to address incentives for developing affordable housing for wage earners at 60% or less of medium income. The 60% or less of medium income compares with the category one and the lower part of category two. The tax program is for rental housing and the 60% is based on the medium income for the county. This allows the City to utilize the credit program to develop housing for these categories and a powerful debt financing tool which minimize the impact to the affordable housing fund and comes with a pretty stringent ongoing property management and maintenance requirement. The state housing authority will audit the property annually and reserves will be set up for the maintenance. This will also have a perpetual deed restriction for affordable housing on these units for the 60% and a local rent schedule for 15 years. Mr. Mesirow asked when the categories will be determined. Mr. Everson replied there will be two additional projects included and about 50% of the combined total number of units (49) proposed will be low income tax credit units. In addition, they are planning to have about 30% category two units and about 20% category three units. They have yet to determine the percentages at each site. They will apply for the tax credits as a consolidation of the three sites and they anticipate the credits will be awarded scattered across the three sites. Mr. Bradshaw noted the categories can be moved around to the different sites as needed. Mr. Everson noted the City conducted outreach as early as 2015 to assist with the use determination. First, the use was determined to be rental and as a result, the LIHTC was a fit. Mr. Dupps referred to p 31 of staff’s memo and asked if the total unit sf included the basement storage. Mr. Bradshaw responded it includes the net livable in the sf. Mr. Dupps asked how APCHA received the sf being less. Mr. Bradshaw replied APCHA noted the layouts provided could possibly be used as a model for livability. Mr. Everson stated APCHA was pleased with the amount of storage provided and that each bedroom has a bathroom. Ms. Tygre asked if the applicant would consider changing the units to for sale units at some point down the road. Mr. Bradshaw replied after 15 years the City can’t remove the affordability deed restriction but they could sell them as affordable condominiums. The City could pay of any remaining debt after 15 years. Ms. Tygre stated she is concerned the deed restrictions remain in place in perpetuity. Mr. Everson replied the deed restrictions will be on the land and the City will put that in place in perpetuity. The P5 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 6 City’s long term plan includes developing housing at the lumber yard which is a much more sizable piece of property. In the future, the City wants the flexibility to possibly convert some of these properties to for sale units. He noted the City will be bringing funds to the development depending on the tax credits awarded. In order to protect this investment, the City want to be able to step in and buy back any debt if they choose to do so. Mr. Walterscheid asked to speak to what is being done to deal with the traffic impact and the eleven parking spaces. Mr. Roy replied the trip generation impact for this property at peak hours is four trips for rush hour. This project will be generating a total of 46 credits for a surplus of 42 credits including enhancements to the pedestrian realm, the addition of the sidewalk, ADA accessibility across the property, bus stop improvements and others. They are providing private, lockable bike storage on site and other enhancements to encourage the residents to not rely on vehicles. Mr. Everson noted Council spent about a year looking at different mobility options. Two points stuck out for them. One, there is a management program in place to control the enforcement than is possible in other developments. Two, they looked at the proximity of the site to Burlingame Ranch which has .9 parking spaces per bedroom. Mr. Mesirow asked them to speak more to the maximization of the density. Mr. Bradshaw replied for this project, it had to be weighed against adjacent property owners and the conditions surrounding the property. Mr. Mesirow asked the percentage of people from the outreach that wanted to see more density. Mr. Roy did not have the exact number but recalled it being in the double digits and stated it was a fairly recurring comment relative to other comments. Mr. Everson added the users of the affordable housing system were pro-density who don’t live in the neighborhood. At one time, the applicant considered rezoning the property to residential multi-family (RMF) which would allow significant more floor area which would have made onsite parking more of a challenge. Mr. Roy added there are different ways of looking at density including unit count, bedroom count, FTE calculation. Based on careful consideration, it was determined to hold the unit count, but give relief to the number of bodies on the property. Mr. Dupps asked how they intend to respond to staff’s guest parking concern. Mr. Roy replied a conversation needs to start with the county to see if there is a creative way to address this situation. Mr. Everson noted the City is somewhat reluctant to approach the County and they plan to work with City Council on how to utilize the funds for this effort. Mr. Mesirow then opened for public comment. Mr. Mesirow noted the letter received earlier in the day from Jackie Tracy who was generally in support of affordable housing but had significant concerns around the parking shortfall. Mr. Dirk Detweiler lives next door to the project and raised the following concerns: · Main objections to the project are the size, density and the addition traffic and noise associated with the project. · When they developed their property, they had a reasonable expectation something similar would be developed in the neighboring lot. Moreover, the applicant is charged with the presentation of a thoughtful design that would allow the property to be utilized for a high-level of taxpayer value while also addressing concerns of nearby neighbors complimenting the fabric of the existing neighborhood. He does not feel this project meets those requirements. P6 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 7 · He noted the applicant is requesting a rezoning, a 50% waiver of the community development fees, 10% increase of site coverage, 10% reduction of open space to be provided, 10% increase in FAR, a reduction of 3 onsite parking spaces and a waiver of school land dedication fees and parks/TDM/air quality impact fees. · On p 6 of the application regarding the existing property conditions, the property sits on a decommissioned superfund site. He is concerned even minimal excavation will stir up toxic mine waste. · He believes the statement on p 26 of the application noting a small increase in traffic is incorrect. · On p 165 of the TIA report, it shows the 11 units placed under the land use of lodging rather than affordable housing. He believes the placement is incorrect. · He believes there will be three times the number of trips generated if the calculations were correct. · On p 30 the published neighborhood zoning and land use context map shows a quarter mile radius from the center of the proposed development which he believes was partly used in the determination of the multi-family density matrix. His measurement of the area was 950 ft. He wanted to know why single-family was not considered in the matrix. · He noted they found toxic soil on his property when he developed his home and questioned how the applicant plans to remove the toxic soil. The application states it will be done per prescribed standards, but he wants a definition of the standards and who would oversee the process. · He is also concerned about any restrictions on pets and the possible impacts to the wildlife in the area. He doesn’t want his backyard to have the same issues with dog waste as the Smuggler Trail. · He understands the needs for affordable housing, but strongly protests it being shoe horned in a small lot in a congested neighborhood. He feels the project remains too large and too dense. He suggested building a duplex similar to the Snyder project on Midland. He also suggested using pre-fab housing similar to what the Aspen Skiing Company has been considering. Torre, Aspen Resident, stated he was present as a citizen and a member and current President of the Smuggler Racquet Club. He stated the club supports the comments just made by Mr. Detweiler. He noted if it wasn’t an affordable housing project, you would not be seeing anything like this being proposed for this property. He noted he was on Council when the City was negotiating for the property. He remembered it being contemplated for affordable housing but not quite this much. The club feels the density is a little great. While they appreciate the reduction in bedrooms, they would prefer a reduction in the massing and impacts to the neighborhood. They feel this is a little much on this location. He asked the applicant to show the site map. He noted the view from club will be of a three- story building. While the majority of the comments from the members is about the massing, they are concerned about the density. He noted for years the club has accommodated access of a trail through their property and they are a dog friendly club. But they are concerned about the pets. They currently suffer pretty great impacts from the dogs using the park and trail. He asked the board to make a recommendation about limited pet ownership in the units, perhaps on the walk-out units on the first floor. Mr. Mesirow then closed the public comment portion of the hearing and opened for commissioner discussion. P7 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 8 Ms. Tygre is a bit concerned about the parking as well. She is opposed to the current policy telling people they can’t have cars and removing parking spaces. She mentioned a phrase ‘schlep factor’ made by Mr. Chris Bendon which relates to the proximity housing is to a bus stop. She noted people do more than travel to and from work. They shop, buy groceries, and bring home supplies. She believes the availability of the bus from this project makes a big difference in the schlep factor. In this case, if the applicant works to make the bus convenient, she would not be as concerned for the lack of parking spaces. Ms. Tygre noted they often hear from neighbors who would rather see for sale units instead of rental units. In this case, she feels having rental units for at least 15 years is a much greater asset because the management will be a lot tighter. You can evict renters who do not obey the rules. She added the community desperately needs rental units. Mr. Dupps agrees and feels it is a very well-conceived project striking a balance between density and providing accessibility. For him it ticks all the boxes and does not have a problem with the lack of three spaces. He hopes they can work out something with the County. Mr. Mesirow noted the trends on driving a car and ownership are declining. Mr. Walterscheid echoed the points made by Mr. Dupps. He feels it is a well thought out project and does not have any issues with the density. He struggles with the fact the property had been subdivided and PD placed on it to be R-15 and now it will be rezoned to something larger. He noted if you drive down the hill, you encounter higher density residential projects. Ms. Tygre noted properties get rezoned all the time and usually it involves greater density. Mr. Mesirow has no issue with the density but is aware of the need for housing and the lack of available spots to land them. Ms. Tygre want the board to know she stopped by APCHA today to renew her rental application. While there she put in an application for a one-bedroom for sale unit. There was a day left in the bidding process and already more than 60 people had applied. Mr. Walterscheid replied he does not doubt there is a need and is happy to see it be a rental. Mr. Dupps noted he was previously on the APCHA board and rentals were the way to go forward for the management. He likes the possibility this property could be for sale at some time in the future. Mr. Mesirow asked the commissioners if they were comfortable making a recommendation to re- explore more density since there are so few opportunities. Mr. Dupps replied his issue with that would be the parking which he feels is at its maximum. Ms. Tygre and Mr. Walterscheid agreed with Mr. Dupps. Mr. Mesirow just feels there are so few parcels available and the need is so great. Mr. Walterscheid noted there are other housing projects being proposed in this area. Mr. Barker stated if the board was leaning toward making a recommendation, he wanted to note a couple of corrections on the draft resolution. · On p1 of the resolution, it should state the Community Development Department recommends approval with conditions. P8 IV.A. Regular Meeting Planning & Zoning Commission September 19, 2017 9 · On p2, Section 1, it should state an amendment of the subdivision plat. · In Section 4, the size of the trash area should state 120 sf. Mr. Mesirow wanted to note P&Z has consistently a reduction in unit sizes for affordable housing programs. Mr. Dupps made a motion to approve Resolution 12, Series 2017 with the conditions and amendments recommended by staff. Ms. Tygre seconded the motion. Mr. Mesirow requested a roll call. Roll call: Mr. Dupps, yes; Ms. Tygre, yes; Mr. Walterscheid, yes; and Mr. Mesirow, yes; for a total of four (yes) votes and zero (0) not votes. The motion was approved. Mr. Mesirow then closed the hearing. OTHER BUSINESS None. A motion was made to adjourn and seconded. All in favor, motion passed. Cindy Klob City Clerk’s Office, Records Manager P9 IV.A. 802 W. Main Street – Staff Memo 10.3.17 Page 1 of 13 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Justin Barker, Senior Planner THRU: Jennifer Phelan, Deputy Planning Director RE: 802 W. Main Street – Major Public Project Review Resolution No. __, Series of 2017 – Public Hearing DATE: October 3, 2017 APPLICANT: Aspen Housing Partners, LLC OWNER: City of Aspen REPRESENTATIVE: Method Planning + Development LOCATION: 802 W. Main Street CURRENT ZONING: Moderate Density Residential (R-15) PROPOSED ZONING: Affordable Housing/Planned Development (AH/PD) SUMMARY: The applicant requests P&Z recommend approval to City Council for rezoning the property to AH/PD, and the development of ten (10) affordable housing units. STAFF RECOMMENDATION: Staff recommends P&Z recommend approval to City Council with conditions. Locator Map Current image of subject property (from Main Street) P10 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 2 of 13 LAND USE REQUESTS AND REVIEW PROCEDURES: The Applicant is requesting the following land use approvals from the Planning & Zoning Commission: · Major Public Project Review – (Chapter 26.500) for development proposed by a governmental entity. (See “Staff Evaluation” for full description of this review process). This is a two-step process, with P&Z making recommendation to Council. Council has the final decision-making authority. The Major Public Project Review process consolidates the following Land Use Code reviews: o Rezoning – (Chapter 26.310) for rezoning the property from R-15 to AH/PD. o Planned Development – (Chapter 26.445) to establish the dimensional requirements for the proposed development. o Growth Management – for the development of affordable housing. o Residential Design Standards – for residential multi-family development. PROPERTY BACKGROUND: The proposed project site is a 9,000 sq. ft. lot located on the northwest corner of the intersection at Main Street and 7th Street. The property currently contains a single-family home that was originally constructed in 1954 and is zoned Moderate-Density Residential (R-15). The lot is generally flat and includes vegetation primarily around the property boundary, including a hedgerow along the north edge of the property. Vehicular access is currently from a curb cut along Main Street. PROJECT SUMMARY: This is one of three affordable housing projects that Aspen Housing Partners LLC is currently developing in partnership with the City of Aspen. The other two locations include 517 Park Circle and 488 Castle Creek Road. The applicant proposes to rezone the property to Affordable Housing/Planned Development (AH/PD) and develop ten (10) affordable housing units. The proposed units are all one-bedroom, one-bathroom units in two connected two-story structures that form an L-shape along 7th Street and Main Street. Each unit contains interior and exterior storage, at least one outdoor porch or balcony area, and washer/dryer hookups. The proposal includes removal of the existing curb cut on Main Street, and providing ten (10) surface parking spaces in the Main Street right-of-way, with no on-site parking due to neighborhood input and feedback from public outreach. A site plan, renderings, and example unit floor plan are provided below. P11 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 3 of 13 Figure 1: Main Street Perspective Figure 2: 7th Street Perspective P12 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 4 of 13 Figure 3: Proposed Site Plan Figure 4: Example Unit Layout PARK CIRCLE N P13 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 5 of 13 STAFF EVALUATION: Public Project (Exhibit A): The proposed project is subject to Major Public Project review. The Public Project review process was adopted by City Council in December 2015 to bring the Land Use Code into compliance with Colorado Revised Statute §31-23-209. Public Project review is an alternative process for development projects submitted by governmental entities, quasi-municipal organizations, or public agencies providing essential services to the public. The review process includes a requirement to provide a decision within 60 days of application, however this time limitation is not applicable to City of Aspen projects. The following sections of the Land Use Code apply to the proposed project: Rezoning, Planned Development, Growth Management, and Residential Design Standards. Staff responses to each section are detailed in Exhibits B-E, with specific highlights noted in the sections below. Rezoning (Exhibit B): The property is currently zoned as Moderate-Density Residential (R-15). The R-15 zone district allows for a maximum density of two dwelling units on an appropriately sized lot. The applicant is proposing to rezone the property to Affordable Housing/Planned Development (AH/PD) in order to permit the development of 10 affordable housing units. The existing zoning map for the area is shown below. Figure 5: Surrounding Zoning PROJECT SITE P14 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 6 of 13 Staff finds the proposed rezoning meets the applicable review criteria and is supportive of the proposed rezoning. The purpose of the AH/PD zone district is to provide for the use of land for the production of category affordable housing and is intended for residential use primarily by permanent residents of the community. The AH/PD zone is intended to be scattered throughout the City to ensure a mix of housing types and should be located within walking distance of the center of the City or on transit routes. This property is both walkable to downtown and located on several bus routes that travel along Main Street. Surrounding zoning includes R-6, R-15, RMF, MU and AH/PD. Surrounding land uses include a variety of housing types ranging from single-family to dense multi-family development (several of which are affordable housing) and some commercial along Main Street. The property is bounded on the north and west by the Bavarian Inn Condos affordable housing and caddy corner from the 7th and Main affordable housing. There are also several multi-family developments within the nearby vicinity, including the Villas of Aspen, Aspen Villas, Skandia Townhouses, and 700 W. Hopkins Condos. Affordable multi-family housing falls within this range of development and is compatible with these uses. Planned Development (Exhibit C): As part of the rezoning, the AH/PD zone district requires dimensional standards to be established through the adoption of a Final Planned Development Plan. Typically, Planned Development is a two-step process including Project Review (uses, layout, mass scale, dimensions, parking) and Detailed Review (landscape, fenestration, materials, lighting). As a Public Project, Project Review and Detailed Review are consolidated into one review, with a recommendation from P&Z and final approval on all aspects of the project from City Council. The proposed dimensional requirements for this project, the current zoning requirements (R-15), and a similar use zone district (RMF) are provided in the table below for comparison. Table 1: Proposed Dimensional Requirements Dimensions Proposed R-15 (existing) RMF Minimum Gross Lot Area 9,000 sq. ft. 15,000 sq. ft. 6,000 sq. ft. Minimum Net Lot Area per Unit 900 sq. ft. n/a n/a Maximum Allowable Density 10 units 1 unit n/a Minimum Lot Width 75 ft. 75 ft. 60 ft. Minimum Front Yard Setback 2.5 ft.1 25 ft. 5 ft. Minimum Side Yard Setback (East) 2.5 ft.1 10 ft. 5 ft. Minimum Side Yard Setback (West) 3.5 ft. 10 ft. 5 ft. Minimum Rear Yard Setback 10 ft. 10 ft. 5 ft. Maximum Site Coverage 47% n/a n/a Maximum Height 28 ft. 25 ft. 32 ft.2 Minimum Percent Open Space 50% n/a n/a Minimum Trash Access Area 150 sq. ft. n/a 120 sq. ft.3 Maximum Allowable Floor Area 8,416 sq. ft. 4,500 sq. ft. 13,500 sq. ft.2 Maximum Allowable Deck Area 2,463 sq. ft. 675 sq. ft. 2,025 sq. ft. Minimum Off-street Parking 10 spaces4 1 space 10 spaces 1projections such as decks and balconies may encroach into the setback. 2based on parcel density 3based on number of units 4to be provided in the Main Street right-of-way P15 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 7 of 13 Overall, staff is supportive of the proposal. The applicant has requested to establish Maximum Allowable Floor Area, Deck Area, and Site Coverage at 10% higher and Minimum Open Space at 10% lower than what is currently designed. This is to allow for some flexibility in more refined Floor Area calculations and other minor changes to the design than may need to be accounted for as the design is refined. The AH/PD zone district suggests an Allowable Floor Area of 1.1:1 for this size lot, which is approximately 9,900 sq. ft. Even with the 10% increase, the proposed 8,416 sq. ft. falls well below this amount. There are no recommended Site Coverage or Open Space requirements in the zone district. The overall site plan for the project requires reduced setbacks, placing the buildings up close to the street, which provides a strong pedestrian presence along 7th Street and Main Street. This also allows for a generous common open space on the property in the northwest corner and provides some relief from the surrounding development to the north and west. The height and massing for the project are designed as a two-story form that emphasizes verticality with a pattern of modules that alternate in setback, height, form and materiality. The verticality is important due to the corner location (as seen in Figure 6 below), surrounding context and long building frontages along both streets. Figure 6: Southeast perspective Although the parking requirement is established through the Planned Development review process, the parking requirements in Chapter 26.515 are used as a guide for comparative uses. This property is located within the Aspen Infill Area, which requires a minimum of one parking unit and maximum of 1.25 parking units per dwelling unit for multi-family residential. The proposed project includes 10 one-bedroom units for a total 10 minimum and 12.5 maximum parking units. The parking requirement total may be reduced by 1 unit through the provision of excess Transportation Impact Analysis (TIA) credits beyond the required amount. This can be in P16 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 8 of 13 the form of on-site or nearby off-site mobility improvements. With excess mobility improvements, the minimum parking units on site could be 9 spaces. The Code also allows for multi-family residential projects in residential zone districts within the Aspen Infill Area to provide up to 100% of the parking requirement through a cash-in-lieu payment of $38,000 per space. These funds are used for the construction of public parking facilities, transportation and mobility improvements, transportation demand management facilities or programs, shared automobiles or programs, and similar transportation or mobility-related facilities or programs as determined appropriate by the City. The applicant is proposing to provide 10 parking spaces (one per unit) within the Main Street right-of-way to meet the Code recommended parking requirement. The proposal also includes a variety of excess transportation improvements such as a new sidewalk on Main Street, bike parking and storage, and upgrades to the existing bus stop on 7th Street. This project is located close to town and has great access to public transit. Staff is appreciative of the large excess of transportation improvements proposed for this project. In traditional development, parking is typically located on-site and accessed from the alley and required in both the residential and commercial design standards. When alley access is available, this is the configuration that staff generally supports. Alleys are often used to locate services such as utilities and trash, and also provide secondary access to a lot in order to minimize conflicts between pedestrians and vehicles on the street. However, through a combination of public outreach responses and an extensive traffic study, location of parking in Main Street is the preferable option with no significant impact on traffic patterns. Engineering is supportive of this location, provided final space configuration and orientation are determined prior to building permit. The proposed design also results in a net increase of parking spaces for the neighborhood by reconfiguring the existing parallel parking. Since this project is going through a Planned Development process, alternative methods of meeting the parking method may be considered, such as off-site parking, shared parking, or additional TIA credits beyond the one permitted in Chapter 26.515. The applicant has stated that the area adjacent to the alley (shown below) is retained as open space which could accommodate parking if necessary in the future. This area could accommodate approximately 9- 10 of the required parking spaces. If parking is not to occur off the alley at this time, staff suggests it should be memorialized in the PD plat and agreement that no future structures or above ground utilities can be located in this area if it is needed in the future for parking due to potential changes to the adjacent Main Street right-of-way or additional parking is determined necessary. P17 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 9 of 13 Figure 7: Area to reserve for future parking The proposed design may necessitate a new transformer on-site. The Applicant will need to determine this prior to City Council review and identify the proposed location, if necessary. A new transformer should not be located within the area identified above. Growth Management (Exhibit D): As proposed affordable housing, there is no required mitigation in association with the development. The project needs development allotments for ten (10) affordable housing units, but there is no annual limit on affordable housing unit allotments. This project is subject to the general growth management review requirements in Section 26.470.080 as well as those for development of affordable housing, Section 26.470.100.D. This is one of three affordable housing projects that are being proposed by Aspen Housing Partners LLC in partnership with the City of Aspen. The proposed project is expected to be financed in part using the federal Low-Income Housing Tax Credit (LIHTC) program. As such, the project will be deed-restricted and rented to qualified employees based on the APCHA and LIHTC requirements. The project will be owned and operated by Aspen Housing Partners for a period of 15-years minimum while the land remains under City ownership. At that time, the applicant anticipates either reestablishing the LIHTC financing, operating the facility solely under the APCHA guidelines, or converting the units to for-sale to qualified APCHA purchasers. The units will remain deed-restricted in perpetuity regardless of the direction chosen after the 15-year period. Staff recommends that the details of this agreement be memorialized in the Development Agreement. At this time, the applicant has not proposed category designations for any of the units. It is expected that these will be memorialized as part of the Development Agreement once all of the City housing projects are finalized and a complete unit inventory is determined. P18 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 10 of 13 The APCHA Board of Directors will review this proposal at their meeting on October 4, 2017. The proposed units all require approval of a reduction in the Net Minimum Livable Square Footage, pursuant to the APCHA Employee Housing Guidelines. Minimum required size is 700 sq. ft. for a one-bedroom. The average reduction required for this project is 3.6% (25.2 sq. ft.) with a maximum reduction of 10.5% (73.5 sq. ft.). On September 6, 2017, the APCHA Board reviewed the affordable housing project for 517 Park Circle. The Board supported reductions on that project averaging 6.9%, stating that the livability of the units more than meets their needs of an exceptional project. Staff anticipates a similar result from the 517 Park Circle project, but recommends including a condition that the reductions need to be approved by APCHA prior to City Council review. Residential Design Standards (Exhibit E): As a 100% residential development with more than 2 units, this project is subject to the Multi- family Residential Design Standards. The Residential Design Standards are intended to ensure a strong connection between residences and streets; ensure buildings provide articulation to break up bulk and mass; and preserve historic neighborhood scale and character. The standards do not prescribe architectural style, but do require that residences, while serving the needs of the owners, contribute positively to the streetscape. Staff finds the proposed project to meet all applicable Residential Design Standards for a multi- family residential project. The project is oriented to the street and does not contain any garages. The proposed design includes five ground-level units and 10 street-facing units. Therefore, a minimum of two street-facing entrances are required (one per four ground-leve street-facing units) and ten principal windows (one per street-facing unit). The design includes five street- facing entrances, and each street-facing unit contains a window that meets the minimum dimensions of the standard. The design standards state that a multi-family building that has access from an alley is required to access parking from the alley. Discussion of proposed parking and staff recommendation is in the “Planned Development” section above. Although the project meets the minimum requirements for Residential Design Standards, the Planned Development review allows for a more robust conversation related to design. The criteria require a project to provide visual interest and incorporate present day details, while using materials that are respectful of the community’s past without attempting to mimic history. While the project provides visual interest and the overall form of the design is appropriate, the prevalent materials in the vicinity include wood or brick as a primary material, with other more modern materials such as metal panels or stucco as a secondary material. Generally, where wood and brick are used in the area, the materials help to reduce the scale of buildings with their roughly 4-inch high coursing, such as the 7th & Main affordable housing and 734 W. Main Street, which are both across the street from this project. Staff is concerned with the relatively large-scale composite panels being applied to the largest modules of the project and recommend adjustment, such as cladding the gable elements with horizontal or vertical siding/rain screen and using the larger composite panels on the flat roofed elements. Staff would like to see the use of primary and secondary materials be more consistent with the surrounding character of residential properties. P19 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 11 of 13 Figure 8: Proposed 7th Street Façade P20 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 12 of 13 Figure 9: 7th & Main Affordable Housing Figure 10: 734 W. Main Street The upper floor balconies do not contain any covering, which could pose a snow/ice shedding issue with some sloped roofs angling toward the balconies. Staff suggests incorporating roof eaves or overhangs to provide cover for these balconies. Additionally, eaves or overhangs can help reduce the perceived scale of the project and reference historic building details traditionally found on residential structures. REFERRAL DEPARTMENTS: The application was reviewed by Engineering, Building, Zoning, Parks, Environmental Health, Sanitation District, and the Aspen/Pitkin County Housing Authority (APCHA). The APCHA Board of Directors will review the application at their October 4th meeting. All received comments from referral departments are included in Exhibit F, with applicable comments P21 VI.A. 802 W. Main Street – Staff Memo 10.3.17 Page 13 of 13 included in the draft resolution. There are a few issues with building accessibility that appear to be addressed in the updated plan set. The applicant also needs to determine if a new transformer is required for this project. A new transformer will be required on-site, which can have a large impact on the site planning for this project. In general, most other comments can be dealt with during the building permit process. STAFF RECOMMENDATION: Staff recommends P&Z recommend approval to City Council with the following conditions: 1. Revise material configuration to reduce prominence of panels and provide a more residential scale. 2. Incorporate roof eaves or overhangs on upper levels to prevent snow shedding and provide a more residential scale. 3. Verify if a new transformer is needed for the project. If a new transformer is necessary, provide the proposed location on updated site plan. 4. Provide a revised Transportation Impact Analysis in response to Engineering comments. 5. Receive APCHA approval for unit size reductions. PROPOSED MOTION: “I move to recommend approval to City Council with conditions for the project located at 802 W. Main Street.” EXHIBITS: A. Review Criteria – Public Project B. Review Criteria – Rezoning C. Review Criteria – Planned Development D. Review Criteria – Growth Management E. Review Criteria – Residential Design Standards F. DRC Comments G. Application H. Application updates received 9.25.17 I. Public Notice J. Public Comment received by 9.28.17 P22 VI.A. 802 W. Main Street Planning & Zoning Commission Resolution No.__, Series 2017 Page 1 of 4 RESOLUTION NO. __ (SERIES OF 2017) A RESOLUTION OF THE ASPEN PLANNING & ZONING COMMISSION RECOMMENDING CITY COUNCIL GRANT APPROVAL OF MAJOR PUBLIC PROJECT REVIEW AND ASSOCIATED LAND USE REVIEWS FOR 802 W. MAIN STREET, LEGALLY DESCRIBED AS LOTS Q, R, AND S, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 273512308005 WHEREAS, the Community Development Department received an application for 802 W. Main Street (the Application) from Aspen Housing Partners LLC (Applicant) with consent from the City of Aspen (Owner) for Major Public Project Review; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application – August 2, 2017, as applicable to this project; and, WHEREAS, as the property is owned by a governmental agency and this is an affordable project developed by the City in conjunction with a private developer, the Applicant has requested this Application to be reviewed as a Public Project, pursuant to Chapter 26.500.030 of the City of Aspen Land Use Code; and, WHEREAS, the Community Development Department received comments on the Application from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Aspen/Pitkin County Housing Authority, and Public Works Department, as a result of the Development Review Committee meeting held on September 6, 2017; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public noticing submitted to the record, a summary of public outreach was provided by the applicant to meet the requirements of Land Use Code Section 26.304.035, and the public was provided full access to review the Application; and, WHEREAS, the Planning & Zoning Commission reviewed the Application at a duly noticed public hearing on October 3, 2017, during which the recommendations of the Community Development Director and comments from the public were heard by the Planning & Zoning Commission, and recommended approval with conditions by a vote of ____ to ____ (_ – _). NOW, THEREFORE BE IT RESOLVED BY THE PLANNING & ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: P23 VI.A. 802 W. Main Street Planning & Zoning Commission Resolution No.__, Series 2017 Page 2 of 4 Section 1: Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning & Zoning Commission hereby recommends City Council grant 802 W. Main Street Major Public Project review approval and the associated land use reviews for Rezoning, Planned Development, Growth Management, and Residential Design Standards, subject to the recommended conditions of approval as listed herein. The proposed project includes rezoning the property to Affordable Housing/Planned Development (AH/PD), and development of ten (10) affordable housing units. The recommended dimensions are attached as Exhibit A to this resolution. Section 2: Subsequent Reviews Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Public Project Review approval from the City Council. Prior to second reading of the ordinance by the City Council, Applicant shall: 1. Revise material configuration to reduce prominence of panels and provide a more residential scale. 2. Incorporate roof eaves or overhangs on upper levels to prevent snow shedding and provide a more residential scale. 3. Verify if a new transformer is needed for the project. If a new transformer is necessary, provide the proposed location on updated site plan. 4. Provide a revised Transportation Impact Analysis in response to Engineering comments. 5. Receive APCHA approval for unit size reductions noted in Section 3 below. Section 3: Affordable Housing The Planning and Zoning Commission hereby recommends approval of ten (10) affordable housing units. The unit types shall be as follows: 1. Ten (10) 1-bedroom units (17.5 FTEs) As represented in the application, the proposed units are recommended to be granted a reduction in the Net Minimum Livable Square Footage, pursuant to the APCHA Employee Housing Guidelines (“Guidelines”) as follows: Unit Proposed Minimum % Deficit 101 681.9 700 2.6% 102 690.6 700 1.4% 103 626.5 700 10.5% 104 690.6 700 1.4% 105 684.9 700 2.2% 201 681.9 700 2.6% 202 690.6 700 1.4% 203 626.5 700 10.5% 204 690.6 700 1.4% 205 684.9 700 2.2% P24 VI.A. 802 W. Main Street Planning & Zoning Commission Resolution No.__, Series 2017 Page 3 of 4 Section 4: Parking Impact Requirement A minimum of ten (10) parking spaces should be provided in the Main Street right-of-way, with final configuration and orientation to be approved by the Engineering Department. The Final Planned Development Plat and Agreement should include language that no future structures or above ground utilities can be located in the area adjacent to the alley if it is needed in the future for parking due to potential changes to the adjacent Main Street right-of-way. Section 5: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 6: 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 7: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, adopted, passed and approved this 3rd day of October, 2017. Approved as to form: Approved as to content: _______________________________ ___________________________________ Andrea Bryan, Assistant City Attorney Skippy Mesirow, Chair Attest: _______________________________ Cindy Klob, Records Manager Attachments: Exhibit A: Recommended Dimensional Requirements P25 VI.A. 802 W. Main Street Planning & Zoning Commission Resolution No.__, Series 2017 Page 4 of 4 Exhibit A – Recommended Dimensional Requirements Dimensions Proposed Minimum Gross Lot Area 9,000 sq. ft. Minimum Net Lot Area per Unit 900 sq. ft. Maximum Allowable Density 10 units Minimum Lot Width 75 ft. Minimum Front Yard Setback 2.5 ft.1 Minimum Side Yard Setback (East) 2.5 ft.1 Minimum Side Yard Setback (West) 3.5 ft. Minimum Rear Yard Setback 10 ft. Maximum Site Coverage 47% Maximum Height 28 ft. Minimum Percent Open Space 50% Minimum Trash Access Area 150 sq. ft. Maximum Allowable Floor Area 8,416 sq. ft. Maximum Allowable Deck Area 2,463 sq. ft. Minimum Parking 10 spaces2 1decks and balconies are permitted to encroach into the setback in addition to the allowed projections listed in Section 26.575.020.E(5). 2to be provided pursuant to Section 4: Parking Impact Requirement, of this Resolution. P26 VI.A. Exhibit A – Public Project Page 1 of 2 EXHIBIT A PUBLIC PROJECT 26.500.070 General review standards The following review standards shall be used in review of any application for Public Projects: 1. The proposed project complies with the zone district limitations, or is otherwise compatible with neighborhood context; and Staff Findings: The project site is currently located in the R-15 zone district. The applicant proposed to rezone the property to AH/PD. The purpose of the AH/PD zone district is to provide for the use of land for affordable housing. These properties are intended to be scattered throughout the City to ensure a mix of housing types. All dimensional requirements are established through the Planned Development review process, though some are recommended, including density and Allowable Floor Area. The proposed project is easily within these recommended dimensions. Surrounding land uses include a variety of housing types ranging from single-family to dense multi-family development (several of which are affordable housing) and some commercial along Main Street. The property is bounded on the north and west by the Bavarian Inn Condos affordable housing and caddy corner from the 7th and Main affordable housing. There are also several multi-family developments within the nearby vicinity, including the Villas of Aspen, Aspen Villas, Skandia Townhouses, and 700 W. Hopkins Condos. Affordable multi-family housing falls within this range of development and is compatible with these uses. Staff finds this criterion to be met. 2. The proposed project supports stated community goals; and Staff Findings: The proposed project supports several community goals found within the Aspen Area Community Plan (AACP). There is an entire chapter in the AACP that speaks to the importance of developing affordable housing. Below is a list of AACP housing policy statements that this project supports: I.2. Deed-restricted housing units should be utilized to the maximum degree possible. I.3 Deed-restricted housing units should be used and maintained for as long as possible, while considering functionality and obsolescence. II.1 The housing inventory should bolster our socioeconomic diversity. III.1 Ensure fiscal responsibility regarding the development of publicly-funded housing. III.2 Promote broader support and involvement in the creation of non-mitigation housing inventory. IV.1 Affordable housing should be designed for the highest practical energy efficiency and livability. IV.2 Affordable housing must be located within the Urban Growth Boundary. P27 VI.A. Exhibit A – Public Project Page 2 of 2 IV.5 The design of new affordable housing should optimized density while demonstrating compatibility with the massing, scale, and character of the neighborhood. IV.6 The residents of affordable housing and free-market housing in the same neighborhood should be treated fairly, equally, and consistently with regard to any restrictions or conditions on development such as parking, pet ownership, etc. The AH/PD zone district purpose is intended to be scattered throughout the City and serve as protected areas that provide deed-restricted housing for year-round employees. Staff finds this criterion to be met. 3. The proposed project complies with all other applicable requirements of the Land Use Code; and Staff Findings: See detailed responses to applicable Code sections in Exhibits B-E. Staff finds this criterion to be met with conditions. 4. The proposed project receives all development allotments required by Chapter 26.470, Growth Management Quota System. Staff Findings: The proposed project is requesting allotments for 10 affordable housing units. There is no annual limit for affordable housing units. See detailed responses in Exhibit D. Staff finds this criterion to be met. P28 VI.A. Exhibit B – Rezoning Page 1 of 2 EXHIBIT B REZONING 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 Findings: The project site is currently located in the R-15 zone district. The applicant proposes to rezone the property to AH/PD. The purpose of the AH/PD zone district is to provide for the use of land for affordable housing. These properties are intended to be scattered throughout the City to ensure a mix of housing types. All dimensional requirements are established through the Planned Development review process, though some are recommended, including density and Allowable Floor Area. The proposed project is easily within these recommended dimensions. Surrounding land uses include a variety of housing types ranging from single-family to dense multi-family development (several of which are affordable housing) and some commercial along Main Street. The property is bounded on the north and west by the Bavarian Inn Condos affordable housing and caddy corner from the 7th and Main affordable housing. There are also several multi-family developments within the nearby vicinity, including the Villas of Aspen, Aspen Villas, Skandia Townhouses, and 700 W. Hopkins Condos. Affordable multi-family housing falls within this range of development and is compatible with these uses. Staff finds this criterion to be 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. Staff Findings: In general, the included ability to serve letters from utility providers express that there is adequate capacity to serve the proposed development, or that required upgrades will be undertaken by the corresponding utility provider. An email from the Water Department states that it is unknown if there is capacity within the existing water mains to serve the development. If there is not enough capacity, the applicant is responsible to upsize the mains as part of this development. As additional housing units, it is expected this development will likely result in increased use of the parks, schools, transportation facilities and emergency medical facilities, however 9 additional units from what could be built today is unlikely to represent a significant impact on these facilities. The applicant is proposing several alternative transportation improvements to help offset and diversify the transportation options available to future residents of this development. The project is still subject to Impact Fees intended to help offset the impacts of additional development. Staff finds this criterion to be met with conditions. C. Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. P29 VI.A. Exhibit B – Rezoning Page 2 of 2 Staff Findings: The proposed development does not result in significantly adverse impacts to the natural environment. The site is generally flat and will remain that way. The subgrade area has a minimal footprint, reducing the required excavation. There is not a significant amount of existing mature vegetation on this site. Staff finds this criterion to be 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 Findings: The proposed project supports several goals related to the development of affordable housing, which can be found within the Aspen Area Community Plan (AACP). Below is a list of AACP housing policy statements that this project supports: I.2. Deed-restricted housing units should be utilized to the maximum degree possible. I.3 Deed-restricted housing units should be used and maintained for as long as possible, while considering functionality and obsolescence. II.1 The housing inventory should bolster our socioeconomic diversity. III.1 Ensure fiscal responsibility regarding the development of publicly-funded housing. III.2 Promote broader support and involvement in the creation of non-mitigation housing inventory. IV.1 Affordable housing should be designed for the highest practical energy efficiency and livability. IV.2 Affordable housing must be located within the Urban Growth Boundary. IV.5 The design of new affordable housing should optimized density while demonstrating compatibility with the massing, scale, and character of the neighborhood. IV.6 The residents of affordable housing and free-market housing in the same neighborhood should be treated fairly, equally, and consistently with regard to any restrictions or conditions on development such as parking, pet ownership, etc. The AH/PD zone district purpose is intended to be scattered throughout the City and serve as protected areas that provide deed-restricted housing for year-round employees. Staff finds this criterion to be met. P30 VI.A. Exhibit C – Planned Development Review Page 1 of 11 EXHIBIT C PLANNED DEVELOPMENT REVIEW 26.445.050. Project Review Standards. The Project Review shall focus on the general concept for the development and shall outline any dimensional requirements that vary from those allowed in the underlying zone district. The burden shall rest upon an applicant to show the reasonableness of the development application and its conformity to the standards and procedures of this Chapter and this Title. The underlying zone district designation shall be used as a guide, but not an absolute limitation, to the dimensions which may be considered during the development review process. Any dimensional variations allowed shall be specified in the ordinance granting Project Approval. In the review of a development application for a Project Review, the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, and City Council shall consider the following: A. Compliance with Adopted Regulatory Plans. The proposed development complies with applicable adopted regulatory plans. Staff Findings: This property is not subject to any adopted regulatory plans. Staff finds this criterion to be not applicable. B. Development Suitability. The proposed Planned Development prohibits development on land unsuitable for development because of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable for development if adequate mitigation techniques acceptable to the City Engineer are proposed in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation techniques may be accepted for this standard. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The Geotechnical Report in the application states that the property is suitable for development. There are no natural or man-made hazards located on this property. Staff finds this criterion to be met. C. Site Planning. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The site plan responds to the site’s natural characteristics and physical constraints such as steep slopes, vegetation, waterways, and any natural or man-made hazards and allows development to blend in with or enhance said features. Staff Findings: The existing site topography is generally flat and will remain so in the proposed design. There is little existing vegetation, with those in the northwest being preserved as part of the open space. There are no waterways or hazards to account for on this site. Staff finds this criterion to be met. P31 VI.A. Exhibit C – Planned Development Review Page 2 of 11 2. The project preserves important geologic features, mature vegetation, and structures or features of the site that have historic, cultural, visual, or ecological importance or contribute to the identity of the town. Staff Findings: The proposed project preserves the topography, which is general flat. There is not a significant amount of mature vegetation. There are no other features that have historic, cultural or ecological importance. Staff finds this criterion to be met. 3. Buildings are oriented to public streets and are sited to reflect the neighborhood context. Buildings and access ways are arranged to allow effective emergency, maintenance, and service vehicle access. Staff Findings: The proposed building is oriented to the public street and sited to reflect the neighborhood context, which is generally oriented along the Original Townsite grid. Sufficient access is provided to the property through Main Street or by the alley. Staff finds this criterion to be met. D. Dimensions. All dimensions, including density, mass, and height shall be established during the Project Review. A development application may request variations to any dimensional requirement of this Title. In meeting this standard, consideration shall be given to the following criteria: 1. There exists a significant community goal to be achieved through such variations. Staff Findings: The applicant proposes to rezone the property to Affordable Housing/Planned Development (AH/PD). The AH/PD zone district establishes all dimensional requirements for a project through the adoption of a Planned Development approval, with a couple of recommended dimensions. The proposed project dimensions are in the table below, related to existing zoning and a similar use zone district. Dimensions Proposed R-15 (existing) RMF Minimum Gross Lot Area 9,000 sq. ft. 15,000 sq. ft. 6,000 sq. ft. Minimum Net Lot Area per Unit 900 sq. ft. n/a n/a Maximum Allowable Density 10 units 1 unit n/a Minimum Lot Width 75 ft. 75 ft. 60 ft. Minimum Front Yard Setback 2.5 ft. 25 ft. 5 ft. Minimum Side Yard Setback (East) 2.5 ft. 10 ft. 5 ft. Minimum Side Yard Setback (West) 3.5 ft. 10 ft. 5 ft. Minimum Rear Yard Setback 10 ft. 10 ft. 5 ft. Maximum Site Coverage 47% n/a n/a Maximum Height 28 ft. 25 ft. 32 ft.* Minimum Percent Open Space 50% n/a n/a Minimum Trash Access Area 150 sq. ft. n/a 120 sq. ft.** Maximum Allowable Floor Area 8,594 sq. ft. 4,500 sq. ft. 13,500 sq. ft.* Maximum Allowable Deck Area 2,463 sq. ft. 675 sq. ft. 2,025 sq. ft. Minimum Off-street Parking 10 spaces*** 1 space 10 spaces *based on parcel density **based on number of units P32 VI.A. Exhibit C – Planned Development Review Page 3 of 11 ***to be provided in the Main Street right-of-way Since there are no established dimensions for the proposed zone district, the application does not require any variations. Staff finds this criterion to be not applicable. 2. The proposed dimensions represent a character suitable for and indicative of the primary uses of the project. Staff Findings: The primary use of the project is multi-family affordable housing. The proposed dimensions strike a balance between the allowances of the Residential Multi-Family (RMF) zone district and the underlying and surrounding residential zone districts, which include R-6, R-15, RMF, MU and AH/PD. Staff also has some conditions related to the proposed parking (see response to 4. below). Staff finds this criterion to be met with conditions. 3. The project is compatible with or enhances the cohesiveness or distinctive identity of the neighborhood and surrounding development patterns, including the scale and massing of nearby historical or cultural resources. Staff Findings: The pattern of development for this neighborhood is a mix of primarily residential uses, including a significant amount of free-market and affordable multi-family housing. The project is a two-story building that is pushed closer to Main Street and 7th Street to reduce the apparent mass of the project from neighboring development. The proposed setbacks allow for an improved street presence while providing meaningful open space on site and increased separation from the development to the west and north. The proposed floor area is significantly lower than what is suggested in the AH/PD zone district for a lot of this size to appropriately fit the context. Staff finds this criterion to be met. 4. The number of off-street parking spaces shall be established based on the probable number of cars to be operated by those using the proposed development and the nature of the proposed uses. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development, and the potential for joint use of common parking may be considered when establishing a parking requirement Staff Findings: Although the parking requirement is established through the Planned Development review process, the parking requirements in Chapter 26.515 are used as a guide for comparative uses. This property is located within the Aspen Infill Area, which requires a minimum of one parking unit and maximum of 1.25 parking units per dwelling unit for multi- family residential. The proposed project includes 10 one-bedroom units for a total 10 minimum and 12.5 maximum parking units. The parking requirement total may be reduced by 1 unit through the provision of excess Transportation Impact Analysis (TIA) credits beyond the required amount. This can be in the form of on-site or nearby off-site mobility improvements. With excess mobility improvements, the minimum parking units on site could be 9 spaces. The Code also allows for multi-family residential projects in residential zone districts within the Aspen Infill Area to provide up to 100% of the parking requirement through a cash-in-lieu payment of $38,000 per space. These funds are used for the construction of public parking facilities, transportation and mobility improvements, P33 VI.A. Exhibit C – Planned Development Review Page 4 of 11 transportation demand management facilities or programs, shared automobiles or programs, and similar transportation or mobility-related facilities or programs as determined appropriate by the City. The applicant is proposing to provide 10 parking spaces (one per unit) within the Main Street right-of-way to meet the Code recommended parking requirement. The proposal also includes a variety of excess transportation improvements such as a new sidewalk on Main Street, bike parking and storage, and upgrades to the existing bus stop on 7th Street. This project is located close to town and has great access to public transit. Staff is appreciative of the large excess of transportation improvements proposed for this project. In traditional development, parking is typically located on-site and accessed from the alley and required in both residential and commercial design standards. When alley access is available, this is the configuration that staff generally supports. However, through a combination of public outreach responses and an extensive traffic study, location of parking in Main Street is the preferable option with no significant impact on traffic patterns. Engineering is supportive of this location, provided final space configuration and orientation are determined prior to building permit. The proposed design also results in a net increase of parking spaces for the neighborhood. Since this project is going through a Planned Development process, alternative methods of meeting the parking method may be considered, such as off-site parking, shared parking, or additional TIA credits beyond the one permitted in Section 26.515. The applicant has stated that the area adjacent to the alley (shown below) is retained as open space which could accommodate parking if necessary in the future. This area could accommodate approximately 9-10 of the required parking spaces. If parking is not to occur off the alley at this time, staff suggests it should be memorialized in the PD plat and agreement that no future structures or above ground utilities can be located in this area if it is needed in the future for parking due to potential changes to the adjacent Main Street right-of-way or additional parking is determined necessary. Staff finds this criterion to be met with conditions. 5. The Project Review approval, at City Council’s discretion, may include specific allowances for dimensional flexibility between Project Review and Detailed Review. Changes shall be subject to the amendment procedures of Section 26.445.110 – Amendments. Staff Findings: As a Major Public Project, Project Review and Detailed Review are combined at City Council. The applicant has requested a 10% increase in both the Site Coverage and Allowable Floor Area and 10% decrease in Open Space from what is currently designed to accommodate more refined Floor Area calculations and potential minor changes as the design progresses. There is no required maximum for Site Coverage or minimum for Open Space. Even with the 10% increase, the Allowable Floor Area will still be far below what the AH/PD zone district suggests for a lot this size. Staff recommends the Floor Area and Site Coverage limitations incorporate the 10% increase and Open Space incorporate the 10% decrease. P34 VI.A. Exhibit C – Planned Development Review Page 5 of 11 E. Design Standards. The design of the proposed development is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The design complies with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. Staff Findings: This project is subject to the Residential Design Standards. See responses in Exhibit E. Staff finds this criterion to be met. 2. The proposed materials are compatible with those called for in any applicable design standards, as well as those typically seen in the immediate vicinity. Exterior materials are finalized during Detailed Review, but review boards may set forth certain expectations or conditions related to architectural character and exterior materials during Project Review. Staff Findings: See responses in Detailed Review Standards, Section 26.445.070.D, below. F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on existing or proposed pedestrian, bicycle, and transit facilities. The City may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: The proposed design improves alternative transportation facilities through a number of methods. A new sidewalk is proposed along Main Street, which currently does not exist. Bike parking and storage is proposed on site. Improvements to the existing bus stop on 7th Street are proposed. Final details of these facilities will require Engineering and Transportation approval and should be memorialized in the Development Agreement. Staff finds this criterion to be met with conditions. G. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the project to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: Engineering design and mitigation techniques are identified in the Preliminary Engineering Report and Preliminary Drainage Report. Engineering has provided comments regarding the proposed techniques in the DRC comments (Exhibit F). Staff finds this criterion to be met with the condition that Engineering comments are addressed. H. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. The City Engineer may require specific designs, mitigation P35 VI.A. Exhibit C – Planned Development Review Page 6 of 11 techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. Staff Findings: In general, the included ability to serve letters from utility providers express that there is adequate capacity to serve the proposed development, or that required upgrages will be undertaken by the corresponding utility provider. An email from the Water Department states that it is unknown if there is capacity within the existing water mains to serve the development. If there is not enough capacity, the applicant is responsible to upsize the mains as part of this development. The proposed development may require a new transformer. The applicant needs to determine this prior to City Council review. If a new transformer is deemed necessary, applicant should identify where the proposed location is on a revised site plan. As additional housing units, it is expected this development will likely result in increased use of the parks, schools, transportation facilities and emergency medical facilities, however 9 additional units is unlikely to represent a significant impact on these facilities. The applicant is proposing several alternative transportation improvements to help offset and diversify the transportation options available to future residents of this development. The project is still subject to Impact Fees intended to help offset the impacts of additional development. Staff finds this criterion to be met with conditions. I. Access and Circulation. The proposed development shall have perpetual unobstructed legal vehicular access to a public way. A proposed Planned Development shall not eliminate or obstruct legal access from a public way to an adjacent property. All streets in a Planned Development retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. Staff Findings: The project proposes to eliminate the existing curb cut on Main Street. Vehicular access will still occur from Main Street through the form of on-street parking. Staff has recommended it should be memorialized in the PD plat and agreement that no future structures or above ground utilities can be located in the area adjacent to the alley if it is needed in the future for parking due to potential changes to the adjacent Main Street right-of- way or additional parking is determined necessary. There are no proposed gates at this location and no streets will be under private ownership. Staff finds this criterion to be met. 26.445.070. Detailed Review Standards. Detailed Review shall focus on the comprehensive evaluation of the specific aspects of the development, including utility placement, and architectural materials. In the review of a development application for Detailed Review, the Planning and Zoning Commission, or the Historic Preservation Commission as applicable, shall consider the following: A. Compliance with Project Review Approval. The proposed development, including all dimensions and uses, is consistent with the Project Review approval and adequately addresses conditions on the approval and direction received during the Project Review. Staff Findings: As part of the Public Project review process, Project Review and Detailed Review are combined for City Council final review. Staff finds this criterion to be met. P36 VI.A. Exhibit C – Planned Development Review Page 7 of 11 B. Growth Management. The proposed development has received all required GMQS allotments, or is concurrently seeking allotments. Staff Findings: The project requires 10 affordable housing allotments. There is no annual limit for affordable housing units. Staff finds this criterion to be met. C. Site Planning and Landscape Architecture. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: 1. The landscape plan exhibits a well-designed treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Vegetation removal, protection, and restoration plans shall be acceptable to the Director of Parks and Open Space. Staff Findings: The proposed landscape plan preserves an adequate amount of existing vegetation, particularly around the property edges, and proposes an amply quantity and variety of new vegetation surrounding the project to improve the streetscape and screening from neighboring properties. The exterior spaces on the project are primarily used to accommodate new vegetation and circulation, with a larger area in the northwest corner of the property for other uses. The presence of parks and open space in close proximity to this project makes on- site usable open space less necessary. Staff finds this criterion to be met. 2. Buildings and site grading provide simple, at-grade entrances and minimize extensive grade changes along building exteriors. The project meets or exceeds the requirements of the Americans with Disabilities Act and applicable requirements for emergency, maintenance, and service vehicle access. Adequate snow storage is accommodated. Staff Findings: The design of the structure and site grading allow for at-grade entrances to all ground-level units from Main Street and 7th Street. Upper level units are only accessible by stairway both at the north end of the east structure and between the two structures within the breezeway. A lift is located within the breezeway to allow access into the storage area below grade. The applicant has indicated that the project will meet the requirements of ADA, however building has noted that two of the units have stepped back entrances and do not provide an accessible route to the trash area. The site provides adequate access for emergency, maintenance and service vehicles either by the alley or Main Street. The area along the alleyway has been identified for snow storage. Final snow storage areas will be confirmed prior to permit submittal. If future parking is to occur off the alley, additional snow storage will need to be identified. Staff finds this criterion to not be met. 3. Energy efficiency or production features are integrated into the landscape in a manner that enhances the site. Staff Findings: There are currently no energy efficiency or production features proposed in the landscape for this project. Any such features contemplated in the future are anticipated to be located on the structure and integrated into the architecture. Staff finds this criterion to be not applicable. P37 VI.A. Exhibit C – Planned Development Review Page 8 of 11 4. All site lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. Staff Findings: The proposed site lighting includes two simple bollard lights to define access points from Main Street and 7th Street. Four other bollard lights are proposed in the courtyard. Strip lighting is located on the inside of the garden planter. This represents minimal lighting that is only located to identify site entrances and for safety purposes. The applicant has stated that all exterior lighting will comply with the City’s standards. Staff finds this criterion to be met. 5. Site drainage is accommodated for the proposed development in compliance with Title 29 – Engineering Design Standards and shall not negatively impact surrounding properties. Staff Findings: The applicant has indicated that all site drainage will be accommodated on site and will meet the requirements of Title 29. Engineering has provided initial comments on the project drainage in the DRC comments (Exhibit F). Staff finds this criterion to be met with the condition that Engineering comments are addressed. D. Design Standards and Architecture. The proposed architectural details emphasize quality construction and design characteristics. In meeting this standard, the following criteria shall be used: 1. The project architecture provides for visual interest and incorporates present-day details and use of materials respectful of the community’s past without attempting to mimic history. Staff Findings: While the project provides visual interest and the overall form of the design is appropriate, the prevalent materials in the vicinity include wood or brick as a primary material, with other more modern materials such as metal panels or stucco as a secondary material. Generally, where wood and brick are used in the area, the materials help to reduce the scale of buildings with their roughly 4’ high coursing. Staff is concerned with the relatively large-scale composite panels being applied to the largest modules of the project and recommend adjustment, such as cladding the gable elements with horizontal or vertical siding/rain screen and using the larger composite panels on the flat roofed elements. Staff would like to see the use of primary and secondary materials be more consistent with the surrounding character of residential properties. Staff finds this criterion to not be met. Exterior materials are of a high quality, durability, and comply with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. Staff Findings: Although the project meets the minimum requirements for Residential Design Standards, see staff response to materials in Section 26.445.070.D, Design Standards and Architecture above. Staff finds this criterion to not be met. 2. Building entrances are sited or designed to minimize icing and snow shedding effects. P38 VI.A. Exhibit C – Planned Development Review Page 9 of 11 Staff Findings: The upper floor balconies facing Main Street and 7th Street do not contain any covering, which could pose a snow/ice shedding issue with some sloped roofs angling toward the balconies. Staff suggests incorporating roof eaves or overhangs to provide cover for these balconies. Additionally, eaves or overhangs can help reduce the perceived scale of the project and reference historic building details traditionally found on residential structures. Staff finds this criterion to not be met. 3. Energy efficiency or production features are integrated into structures in a manner that enhances the architecture. Staff Findings: There are no energy efficiency or production features that are proposed at this time. There is a consideration for PV panels introduced into the architecture. If these features are incorporated they will be subject to the height limitations established in the Land Use Code, or will otherwise require an amendment to the Planned Development. Staff finds this criterion to be not applicable at this time. 4. All structure lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. Staff Findings: Structure lighting has not been identified at this time. Any proposed lighting on the building will be required to meet the City’s outdoor lighting requirements or will otherwise require an amendment to the Planned Development. Staff finds this criterion to not be applicable at this time. E. Common Parks, Open Space, Recreation Areas, or Facilities. If the proposed development includes common parks, open space, recreation areas, or common facilities, a proportionate, undivided interest is deeded in perpetuity to each lot or dwelling unit owner within the Planned Development. An adequate assurance through a Development Agreement for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a prohibition against future development is required. Staff Findings: On-site open space will be provided, but will not be prorated between residential units at this point, as they will be rental units. Maintenance and upkeep of the open space and common elements will be the responsibility of the property management entity. Staff finds this criterion to be not applicable. F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any new vehicular access points minimize impacts on existing pedestrian, bicycle and transit facilities. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of the Project Review and as otherwise required in the Land Use Code. These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements and to determine any required cost estimating for surety requirements, but do not need to be detailed construction documents. P39 VI.A. Exhibit C – Planned Development Review Page 10 of 11 Staff Findings: The proposed design improves alternative transportation facilities through a number of methods. A new sidewalk is proposed along Main Street, which currently does not exist. Bike parking and storage is proposed on site. Improvements to the existing bus stop on 7th Street are proposed. Final details of these facilities will require Engineering and Transportation approval and should be memorialized in the Development Agreement. Staff finds this criterion to be met with conditions. G. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Findings: Engineering design and mitigation techniques are identified in the Preliminary Engineering Report and Preliminary Drainage Report. Engineering has provided comments regarding the proposed techniques in the DRC comments (Exhibit F). Staff finds this criterion to be met with the condition that Engineering comments are addressed. H. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Staff Findings: In general, the included ability to serve letters from utility providers express that there is adequate capacity to serve the proposed development, or that required upgrages will be undertaken by the corresponding utility provider. An email from the Water Department states that it is unknown if there is capacity within the existing water mains to serve the development. If there is not enough capacity, the applicant is responsible to upsize the mains as part of this development. The proposed development may require a new transformer. The applicant needs to determine this prior to City Council review. If a new transformer is deemed necessary, applicant should identify where the proposed location is on a revised site plan. As additional housing units, it is expected this development will likely result in increased use of the parks, schools, transportation facilities and emergency medical facilities, however 9 additional units is unlikely to represent a significant impact on these facilities. The applicant is proposing several alternative transportation improvements to help offset and diversify the P40 VI.A. Exhibit C – Planned Development Review Page 11 of 11 transportation options available to future residents of this development. The project is still subject to Impact Fees intended to help offset the impacts of additional development. Staff finds this criterion to be met with conditions. I. Phasing of development plan. If phasing of the development plan is proposed, each phase shall be designed to function as a complete development and shall not be reliant on subsequent phases. Phasing shall insulate, to the extent practical, occupants of initial phases from the construction of later phases. All necessary or proportionate improvements to public facilities, payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the Planned Development, construction of any required affordable housing, and any mitigation measures shall be completed concurrent or prior to the respective impacts associated with the phase. Staff Findings: The applicant does not propose phasing as part of this development plan. Staff finds this criterion to be not applicable. P41 VI.A. Exhibit D – Growth Management Page 1 of 5 EXHIBIT D GROWTH MANAGEMENT 26.470.080. 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 Subsection 26.470.040.B. Applications for multi-year development allotment, pursuant to Paragraph 26.470.110.A shall be required to meet this standard for the growth management years from which the allotments are requested. Staff Findings: The proposed development requires allotments for ten (10) affordable housing units. There is no annual limit for affordable housing units. Staff finds this criterion to be met. 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 Findings: The project site is currently located in the R-15 zone district. The applicant proposed to rezone the property to AH/PD and amend the Planned Development. The purpose of the AH/PD zone district is to provide for the use of land for affordable housing. These properties are intended to be scattered throughout the City to ensure a mix of housing types. All dimensional requirements are established through the Planned Development review process, though some are recommended, including density and Allowable Floor Area. The proposed project is easily within these recommended dimensions. This property is not subject to any regulatory master plans. Planned Development – Project Review is being consolidated with Growth Management as part of the Public Project review process. Staff finds this criterion to be 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. Staff Findings: The applicant has provided ability to serve letters from all of the utility providers. Most have stated that there is available capacity within the existing infrastructure to accommodate the development, with the exception of the Water Department. Any necessary upgrades to existing water lines will be required of the applicant as part of this development. Any required upgrades to other utility lines will be undertaken by the respective utility provider. The proposed development may require a new transformer. The applicant needs to determine this prior to City Council review. If a new transformer is deemed necessary, P42 VI.A. Exhibit D – Growth Management Page 2 of 5 applicant should identify where the proposed location is on a revised site plan. Staff finds this criterion to be met with conditions. D. Affordable Housing Mitigation. a. For commercial development, sixty-five percent (65%) of the employees generated by the additional commercial net leasable space, according to Section 26.470.050.B, Employee generation rates, shall be mitigated through the provision of affordable housing. Staff Findings: There is no commercial component to this application. Staff finds this criterion to be not applicable. b. For lodge development, sixty-five percent (65%) of the employees generated by the additional lodge pillows, according to Section 26.470.050.B, Employee generation rates, shall be mitigated through the provision of affordable housing. Staff Findings: There is no lodge component to this application. Staff finds this criterion to be not applicable. c. For the redevelopment of existing commercial net leasable space that did not previously mitigate (see Section 26.470.070.F), the mitigation requirements for affordable housing shall be phased at 15% beginning in 2017, and by 3% each year thereafter until 65% is reached, as follows: Development Order applied for during calendar year - Mitigation required (percent of employees generated by the existing space that has previously not mitigated) 2017 15% 2018 18% 2019 21% 2020 24% 2021 27% 2022 30% 2023 33% 2024 36% 2025 39% 2026 42% P43 VI.A. Exhibit D – Growth Management Page 3 of 5 2027 45% 2028 48% 2029 51% 2030 54% 2031 57% 2032 60% 2033 63% 2034 65% Staff Findings: There is no existing commercial development. Staff finds this criterion to be not applicable. d. Unless otherwise exempted in this chapter, when a change in use between development categories is proposed, the employee mitigation shall be based on the use the development is converting to. For instance, if a commercial space is being converted to lodge units, the mitigation shall be based on the requirements for lodge space, outlined in subsection 2, above. Conversely, if lodge units are being converted to commercial space, the mitigation shall be based on the requirements for commercial space, outlined in subsections 1 and 3, above. Staff Findings: There is no change of use required or proposed in this project. Staff finds this criterion to be not applicable. e. For free-market residential development, affordable housing net livable area shall be provided in an amount equal to at least thirty percent (30%) of the additional free- market residential net livable area. Staff Findings: There is no free-market residential component to this application. Staff finds this criterion to be not applicable. f. For essential public facility development, mitigation shall be determined based on Section 26.470.110.D. Staff Findings: This project is not considered an essential public facility. Staff finds this criterion to be not applicable. g. For all affordable housing provided as mitigation pursuant to this chapter or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540: P44 VI.A. Exhibit D – Growth Management Page 4 of 5 i. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority, as amended. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. 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. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard, and the approved forms of mitigation methods shall be based on this recommendation. 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 .25 FTEs, a cash-in- lieu payment may be made by right. If the total mitigation requirement for a project is .25 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 Paragraph 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 percent (50%) 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 Staff Findings: The proposed units are not required as mitigation or proposed for the development of Affordable Housing Credits. Staff finds this criterion to be not applicable. h. 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 Findings: The proposed units are being provided absent a requirement. The applicant has not identified what categories the units will be at this time. It is anticipated that the categories will be memorialized as part of the development agreement. Staff finds this criterion to be met. D. Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with P45 VI.A. Exhibit D – Growth Management Page 5 of 5 conditions or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.080. 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 Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. 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 Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. Staff Findings: The proposed project is expected to be financed in part using the federal Low Income Housing Tax Credit program. As such, the project will be deed-restricted and rented to qualified employees based on the APCHA and LIHTC requirements. The project will be owned and operated by Aspen Housing Partners for a period of 15-years minimum while the land remains under City ownership. At that time, the applicant anticipates either reestablishing the LIHTC financing, operate the facility solely under the APCHA guidelines, or converting the units to for-sale to qualified APCHA purchasers. The units will remain deed-restricted in perpetuity regardless of the direction chosen after the 15-year period. At this time, the applicant has not proposed category designations for any of the units. It is expected that these will be memorialized as part of the Development Agreement once all of the City housing projects are finalized. Staff finds this criterion to be met. P46 VI.A. Exhibit E – Residential Design Standards Page 1 of 5 EXHIBIT E RESIDENTIAL DESIGN STANDARDS 26.410.040. Multi-family standards A. Applicability. Unless stated otherwise below, the design standards in this section shall apply to all multi-family development. B. Design standards. 1. Building Orientation (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to establish a relationship between buildings and streets to create an engaging streetscape and discourage the isolation of homes from the surrounding neighborhood. The placement of buildings should seek to frame street edges physically or visually. Buildings should be oriented in a manner such that they are a component of the streetscape, which consists of the street itself and the buildings that surround it. Building orientation should provide a sense of interest and promote interaction between buildings and passersby. Building orientation is important in all areas of the city, but is particularly important in the Infill Area where there is a strong pattern of buildings that are parallel to the street. Designs should prioritize the visibility of the front façade from the street by designing the majority of the front façade to be parallel to the street or prominently visible from the street. Front facades, porches, driveways, windows, and doors can all be designed to have a strong and direct relationship to the street. c) Standard. The front façade of a building shall be oriented to face the street on which it is located. d) Options. Fulfilling one of the following options shall satisfy this standard: (1) Strong Orientation Requirement. The front façade of a building shall be parallel to the street. On a corner lot, both street-facing façades of a building shall be parallel to each street. See Figure 30. (2) Moderate Orientation Requirement. The front façade of a building shall face the street. On a corner lot, one street-facing façade shall face each intersecting street. The availability of these options shall be determined according to the following lot characteristics: Figure 30 P47 VI.A. Exhibit E – Residential Design Standards Page 2 of 5 Staff Findings: The subject site is located within the Aspen Original Townsite grid and is a corner lot. The proposed development is oriented parallel to both Main Street and 7th Street. Staff finds this standard to be met. 2. Garage Access (Non-flexible). a) Applicability. This standard is required for all lots that have vehicular access from an alley or private street. b) Intent. This standard seeks to minimize potential conflicts between pedestrians and vehicles by concentrating parking along alleys and away from the street where pedestrian activity is highest. This standard also seeks to minimize the visibility of plain, opaque and unarticulated garage doors from streets by placing them in alleys wherever possible. Properties with alleys shall utilize the alley as an opportunity to place the garage in a location that is subordinate to the principal building, further highlighting the primary building from the street. This standard is important for any property where an alley is available, which is most common in the Infill Area. c) Standard. 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. See Figure 31. Staff Findings: The proposed project has access from an alley. However, through a combination of public outreach responses and an extensive traffic study, location of parking in Main Street is the preferable option with no significant impact on traffic patterns. Engineering is supportive of this location, provided final space configuration and orientation are determined prior to building permit. The proposed design also results in a net increase of parking spaces for the neighborhood. Since this project is going through a Planned Development process, alternative methods of meeting the parking method may be considered, such as off-site parking, shared parking, or additional TIA credits beyond the one permitted in Section 26.515. The applicant has stated that the area adjacent to the alley is retained as open space which could accommodate parking if necessary in the future. If parking is not to occur off the alley at this time, staff suggests it should be memorialized in the PD plat and agreement that no future structures can be located in this area to allow for parking there if it is needed in the future due to potential changes to Figure 31 P48 VI.A. Exhibit E – Residential Design Standards Page 3 of 5 the adjacent Main Street ROW. This area could accommodate approximately 9-10 of the required parking spaces. Staff finds this criteria to be met with conditions. 3. Garage Placement (Non-flexible). a) Applicability. This standard is required for all lots that do not have vehicular access from an alley or private street. b) Intent. This standard seeks to prevent large expanses of unarticulated facades close to the street and ensure garages are subordinate to the principal building for properties that feature driveway and garage access directly from the street. Buildings should seek to locate garages behind principal buildings so that the front façade of the principal building is highlighted. Where locating the garage behind the front façade of the principal building is not feasible or required, designs should minimize the presence of garage doors as viewed from the street. This standard is important in all areas of the city where alley access is not an option. c) Standard. 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. See Figure 32. Staff Findings: The proposed project does not include any garages in the design. Surface parking is proposed within the Main Street right-of-way. Staff finds this standard to be not applicable. 4. Entry Connection (Non-flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to promote visual and physical connections between buildings and the street. Buildings should use architectural and site planning features to establish a connection between these two elements. Buildings shall not use features that create barriers or hide the entry features of the house such as fences, hedgerows or walls. Buildings and site planning features should establish a sense that one can directly enter a building from the street through the use of pathways, front porches, front doors that face the street and other similar methods. This standard is critical in all areas of the city. c) Standard. 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. d) Options. Fulfilling at least one of the following options shall satisfy this standard: Figure 32 P49 VI.A. Exhibit E – Residential Design Standards Page 4 of 5 (1) Street Oriented Entrance. There shall be at least one (1) entry door that faces the street for every four (4) street-facing, ground-level units in a row. Fencing, hedgerows, walls or other permitted structures shall not obstruct visibility to the entire door. See Figure 33. (2) Open Front Porch. There shall be at least one (1) porch or ground-level balcony that faces the street for every street-facing, ground-level unit. Fencing, hedgerows, walls or other permitted structures shall not obstruct visibility to the porch or the demarcated pathway. See Figure 34. Staff Findings: The proposed design includes five ground-level units, therefore a minimum of two street-facing entrances are required. The design includes five street-facing entrances (one per unit) that are not obstructed by fencing, hedgerows or walls. Staff finds this standard to be met. 5. Principal Window (Flexible). a) Applicability. This standard shall apply to all lots except: (1) Lots with a required front yard setback of at least ten (10) vertical feet above or below street grade. b) Intent. This standard seeks to prevent large expanses of blank walls on the front façades of principal buildings. A building should incorporate significant transparency on the front façade. Designs should include prominent windows or groups of windows on the front façade to help promote connection between the residence and street. This standard is important in all areas of the city. c) Standard. 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. d) Options. Fulfilling at least one of the following options shall satisfy this standard: (1) Street-Facing Principal Window. The front façade shall have at least one (1) window with dimensions of three (3) feet by four (4) feet or greater for each dwelling unit. See Figure 35. Figure 33 Figure 34 P50 VI.A. Exhibit E – Residential Design Standards Page 5 of 5 (2) Window Group. The front façade shall have at least one (1) group of windows that when measured as a group has dimensions of three (3) feet by four (4) feet or greater for each dwelling unit. See Figure 36. Staff Findings: In the proposed design, all ten units face a street, with six facing 7th Street and four facing Main Street. Although this standard only requires the front façade to provide principal windows, all ten units contain a window or group of windows facing the respective street that meet the minimum dimensions of this standard. Staff finds this standard to be met. Figure 35 Figure 36 P51 VI.A. Exhibit F – DRC comments Page 1 of 4 EXHIBIT F DRC COMMENTS Engineering These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting. Utilities: 1. The application documents call out that a new water service line might be needed, this will need to be determined prior to building permit issuance, ideally prior to submittal. Include line size and location on the civil sheets. 2. If the water service line will need to be 4” or larger, fire flow calcs and a thrust restraint design are required for review. 2” or smaller, a letter from a fire flow designer stating that a 2” line or smaller is sufficient in providing adequate fire flows will be acceptable. 3. If a new service line is proposed, the existing water service line to the property it shall be abandoned per COA Water Department Standards. 4. Sheet C-105 shows a proposed alignment for the water service line, how will this be installed at 7’ deep without impacting the neighboring property? 5. Page 13 calls out that there may not be adequate capacity in the existing transformer. Please verify. If a new transformer needs to be installed or this transformer needs to be upsized, the City’s standard is for the new transformer/utility pedestals to be located on the projects property. Note that adequate clearance distances will be required (3’ sides and rear, 10’ front) and that an easement be granted prior to building permit issuance. If an example easement is desired by the applicant the Engineering Department can provide one. ROW: 1. A raised pedestrian crossing is not permitted to be installed in this location due to the complexity of the intersection and snow removal. We can discuss traffic calming measures in a separate meeting if desired by the applicant. 2. The alley shall be brought into compliance with the COA Engineering Design Standards for alley entrances. Provide a design at building permit submittal. 3. Discussions with the City and the applicant have resulted in an agreement that the ROW improvements (parking alignment, orientation, curb and gutter and storm infrastructure) shall be kept in the land use application plans with a disclaimer on the drawings and in the application, that the final configuration and orientation of the ROW improvements and assignment of the parking will be determined prior to building permit. The Engineering Department will work with the applicant to finalize the disclaimer wording prior to P&Z. TIA (MMLOS): 1. Clarify what traffic calming features are proposed for claiming credit. We can discuss options in an additional meeting. 2. TDM to be reviewed by Lynn. P52 VI.A. Exhibit F – DRC comments Page 2 of 4 Parks 1. Tree permit required. 2. Tree mitigation amounts may be incorrect. 3. Tree protection fencing is required and must be inspected PRIOR to any construction activity. 4. 5’ minimum planting strip for Right of Ways. 5. City Forester to determine how close to trunk of evergreen at corner of 7th & Main applicant can get for foundation of house. 6. Floating sidewalk may be required around large evergreen at corner of 7th & Main. 7. Bike parking area raises concerns with proximity to evergreen. 8. Aspen tree at neighbors to the west will require a jogged sidewalk with a floating component. 9. Tree species to be planted need to be vetted by City Forester. Building 10. Upper level has only 1 exit. This allows for a max of 4 units on the upper level and a maximum travel distance of 125' from the furthest point, travelling down the stairs to either a protected exit or to a spot clear of the building. You exceed this distance and have 5 units. 2015 IBC 1006.3.2 11. Basement storage is a common facility and must be accessible. The total area of inaccessible stories exceeds 3,000 sqft so you may not take the 3000 sqft exemption. A lift would be acceptable if occupant load of basement storage is 5 or less. 2015 IBC 1104.4 12. No elevator: Only main level units required to be Type B. No Type A req'd. 2015 IBC 1107.7 13. Need accessible on property route from all accessible units to trash. 2 units appear to have stepped porches. 2015 IBC 1104.5 14. Van accessible parking space: 8' space and 8' aisle ICC A117.1-2009 section 502. Environmental Health 1. The current proposal does not specific what the dimensions of the trash and recycling space will be (pg. L.2.00 & L.4.00). Code (12.10.050 (A) a) requires a minimum of 120 square feet. The proposed location meets other parts of the code requirements (i.e. alley access, ADA access, hauler access, etc.). 2. Table 03 (pg. 33 of the application) indicates there will be 150 SF of space for trash and recycling, but this is not shown on any of the drawings. 3. The narrative indicates the enclosure will meet the wildlife protection requirements of 12.08.020. I suggest the applicant send me revised drawings showing how they will meet code or have meeting with me to develop a plan for meeting code. Zoning 1. Addressing, request from the City; don’t wait until building permit 2. Mail delivery, is there a room, or area dedicated to mail? 3. Setbacks: East setback the balconies are in the setback and the Code does not provide an exception for the encroachment of a balcony into setbacks. P53 VI.A. Exhibit F – DRC comments Page 3 of 4 4. Provide FA calculations which include subgrade calculations (storage under building does not appear to have subgrade calculations), and deck in totals. Conversation is needed for the extensive space below the walk-ways and 2nd level area. The Code exempts space below a deck. However, the space below the second level ‘deck’ is extensive. 5. Garden in setback shall meet 26.575.020(E)(5)Allowed projections into Setback. Planning Although the project meets the minimum requirements for Residential Design Standards, the Planned Development review allows for a more robust conversation related to design. The criteria require a project to provide visual interest and incorporate present day details, while using materials that are respectful of the community’s past without attempting to mimic history. While the project provides visual interest and the overall form of the design is appropriate, the prevalent materials in the vicinity include wood or brick as a primary material, with other more modern materials such as metal panels or stucco as a secondary material. Generally, where wood and brick are used in the area, the materials help to reduce the scale of buildings with their roughly 4’ high coursing. We are concerned with the relatively large-scale composite panels being applied to the largest modules of the project and recommend adjustment, such as cladding the gable elements with horizontal or vertical siding/rain screen and using the larger composite panels on the flat roofed elements. Staff would like to see the use of primary and secondary materials be more consistent with the surrounding character of residential properties. The upper floor balconies do not contain any covering, which could pose a snow/ice shedding issue with some sloped roofs angling toward the balconies. This is also in contrast to the PD review criteria which requires building entrances to be designed to minimize icing and snow shedding effects. Staff suggests incorporating roof eaves or overhangs to provide cover for these balconies. Additionally, eaves or overhangs can help reduce the perceived scale of the project and reference historic building details traditionally found on residential structures. The applicant has stated that the area adjacent to the alley is retained as open space which could accommodate parking if necessary in the future. In traditional development, parking is typically located and accessed from the alley and required in both residential and commercial design standards. If parking is not to occur off the alley at this time, it should be memorialized in the PD plat and agreement that no future structures can be located in the open space area adjacent to the alley to allow for parking there if it is needed in the future due to potential changes to the adjacent Main Street ROW. Aspen Consolidated Sanitation District Service is contingent upon compliance with the District’s rules, regulations, and specifications, which are on file at the District office. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW. On-site utility plans require approval by ACSD. P54 VI.A. Exhibit F – DRC comments Page 4 of 4 Connection to the ACSD sewer system will require installation of a pumping system. One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line). The glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. P55 VI.A. 802 West Main Street Affordable Housing Development Public Project Application for Rezoning to Affordable Housing Planned Development and Related Reviews Method Planning + Development 119 South Spring Street, Ste. 102 Aspen Colorado 81611 EXHIBIT G P56 VI.A. Public Project Review of an Application for Rezoning to Affordable Housing Planned Development including Planned Development, Growth Management, Residential Design, and Transportation & Parking Reviews for the Property at 802 West Main Street in Aspen, Colorado Submitted on behalf of: City of Aspen in Partnership with Aspen Housing Partners, LLC (970)319-9298 July 27, 2017 Prepared by: Method Planning + Development 102 South Spring Street, Ste. 102 Aspen, CO 81611 970.274.0890 P57 VI.A. PROJECT DIRECTORY OWNER City of Aspen Chris Everson 130 S. Galena St Aspen, CO 81611 P: 970.429.1834 Chris.everson@cityofaspen.com APPLICANT Aspen Housing Partners, LLC Jason Bradshaw 228 Eastwood Drive Aspen, CO 81611 P: 970-319-9298 jebradshaw@mac.com PLANNER Method Planning + Development 119 South Spring St. Suite 102 Aspen, CO 81611 P: 970.274.0890 adam@methodpd.com ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 brian@djarchitects.com LANDSCAPE ARCHITECT Connect One Design 0123 Emma Rd. Suite 200A Basalt, CO 81621 P. 970.279.1030 hh@connectonedesign.com CIVIL ENGINEER Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 P: 970.340.4130 F: 866.876.5873 richardg@rfeng.biz TRANSPORTATION ENGINEER McDowell Engineering, LLC P.O. Box 4259 Eagle, CO 81631 P: 970.623.0788 kari@mcdowelleng.com P58 VI.A. TABLE OF CONTENTS I. INTRODUCTION ................................................................................... 1 II. PROPERTY HISTORY & EXISTING CONDITIONS ............................ 3 A. History and Background ........................................................... 3 B. Existing Approvals .................................................................... 4 C. Existing Property Conditions ................................................... 4 D. Public and Neighborhood Outreach ........................................ 5 III. PROPOSED PROJECT DESCRIPTION .............................................. 7 A. General Project Summary ......................................................... 7 B. Site Planning and Landscape Design ...................................... 8 1. Site and Landscape Design ................................................................ 9 2. Site Calculations ............................................................................... 11 3. Site and Exterior Lighting ............................................................... 12 C. Civil Engineering Design ........................................................ 13 1. Utilities .............................................................................................. 13 2. Stormwater and Drainage ............................................................... 14 3. Sidewalk, Curb and Gutter ............................................................. 14 D. Building and Architectural Design ......................................... 15 1. Sustainability .................................................................................... 16 2. Main Level ........................................................................................ 16 3. Lower Level ...................................................................................... 17 4. Upper Level ...................................................................................... 17 5. Floor Area Calculations .................................................................. 18 6. Building Mass, Scale and Architectural Character ...................... 21 E. Transportation and Parking Management ............................. 24 1. Proposed Parking Plan and Management ..................................... 24 P59 VI.A. 2. Transportation Management .......................................................... 27 F. Area Land Use and Property Rezoning .................................. 29 G. School Land Dedication and Impact Fees ............................ 34 IV. REGULATORY REVIEW REQUIREMENTS ...................................... 36 A. Public Projects Review (Chapter 26.500) .............................. 36 1. Major Public Project Review (26.500.040.C) ................................ 36 2. General Review Standards (26.500.070) ........................................ 36 B. Amendments to Official Zone District Map – Rezoning (Chapter 26.310) ............................................................................... 37 1. Rezoning – Procedure for amendment (26.310.060) ..................... 37 2. Rezoning - Standards of review (26.310.090) ............................... 37 C. Planned Development (Chapter 26.445) ................................ 39 1. Project Review Standards (26.445.050) ......................................... 39 2. Detailed Review Standards (26.445.070) ........................................ 45 D. Growth Management Quota System (Chapter 26.470) ......... 51 1. General Review Standards (26.470.080) ........................................ 51 2. Planning and Zoning Commission applications (26.470.100) ...... 51 E. Transportation and Parking (Chapter 26.515) ....................... 52 1. Parking Requirements (26.515.040) ............................................... 53 2. Meeting Parking Requirements (26.515.050). ............................... 53 3. Off-Street Parking Requirements (26.515.070) ............................. 55 F. Residential Design Standards – Multi-family (Chapter 26.410) 58 1. Building Orientation (Flexible) ....................................................... 58 2. Garage Access (Non-Flexible) ......................................................... 59 3. Garage Placement (Non-Flexible) .................................................. 59 P60 VI.A. 4. Entry Connection (Non-Flexible) ................................................... 59 5. Principle Window (Flexible) ........................................................... 59 Appendix A – Application Documents ................................................... A Appendix B – Reports, Studies & Letters .............................................. B Appendix C – Planned Development Plan Set (24X36 Formatting) .... C P61 VI.A. 1 I. INTRODUCTION The purpose of this application is to request approval for the development of a multifamily affordable housing facility (the “Proposed Project”) on the property at 802 West Main Street (the “Property”) in the City of Aspen, (Legal Description – LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO). A vicinity map showing the location of the Proposed Project is provided as Exhibit 1 in Appendix A of this application. This application is submitted pursuant to Title 26, Land Use Regulations, of the 2017 Aspen Municipal Code (the “Code”) by Aspen Housing Partners, LLC (the “Applicant”), in partnership with and on behalf of the current ownership of the property, the City of Aspen (the “Ownership”). In accordance with the Code and as outlined in the Pre-Application Conference Summary (Exhibit 2, Appendix A), this application is requesting to rezone the Property to AH/PD by way of the creation and adoption of a Final PD Development Plan pursuant to Section 26.445 of the Code and subsequent Planned Development Agreement for the Property. There are no prior approvals associated with the Property that require consideration for the purposes of this application review. As an affordable housing project developed by a private developer in conjunction with the City of Aspen, the Applicant is also requesting review as a Major Public Project. In addition to the reviews for rezoning the property and Planned Development, the Proposed Project will also require approval through the following reviews: § Rezoning § Planned Development § Growth Management Quota System (for Affordable Housing development standards) § Transportation and Parking § Residential Design Standards (Multifamily) The application also addresses the proposed approach to school land dedication and impact fees along with any other standards or related review requirements within the Code. A signed letter from the City of Aspen Attorney, disclosing the Ownership of the property as the City of Aspen and giving the right to the Applicant to apply for the development review on P62 VI.A. 2 its behalf is included as Exhibit 3 in Appendix A. A signed letter by the Applicant, authorizing Method Planning + Development to represent the Applicant in the application development, submittal and proceedings of the land use review is provided as Exhibit 4 in Appendix A. The Land Use Application Form, the Agreement for Fee Payment Form, the Dimensional Requirement Form, and signed HOA Compliance are also provided in Appendix A as Exhibits 5- 8 respectively. As the Proposed Project is being developed in partnership with the City of Aspen, the Applicant is requesting a fifty percent (50%) waiver for Community Development review fees as allowed for under the Code for any City Projects that are Non-General Fund Projects (Exhibit 9, Appendix A). The application deposit will be provided at the point of determination that the application is complete. Lastly, as the Proposed Project will be reviewed before the Planning and Zoning Commission (the “P&Z”) and the City Council (the “Council”), a signed and notarized Affidavit of Public Notice Form will be furnished, along with an accompanying list of all property, mineral rights owners and government agencies to be noticed by mail, at the point of posting, publishing and mailing of the required noticing pursuant to Chapter 26.310 of the Code. This application packet is organized in sections to provide the reviewer(s) with easy reference to the requested material included in the following sections: § History and Existing Conditions on the property and any previous approvals as well as the documentation of any correspondence that has occurred between the Applicant and the Community Development Department and other City Departments; § Proposed Project Description outlining the scope of the proposed development and how the requested rezoning relates to the surrounding neighborhood and all supporting descriptions, calculations and illustrations relevant to the application review; and § Regulatory Review Requirements identifying how the rezoning and development proposed through this application are compliant with the relevant Chapters of the Code, and that satisfy the Public Project review before P&Z and Council. Where otherwise not embedded in the body of this application, all related material, site and design documents for the reviews are included in appendices at the back of this packet. Specifically, the proposed Planned Development Plan Set, including the draft PD Survey Plat in accordance with Section 26.490.040, Approval Documents Content and Form of the Code, are located in Appendix C of this application. P63 VI.A. 3 II. PROPERTY HISTORY & EXISTING CONDITIONS A. History and Background Situated at the northwest corner of the West Main and 7th Street intersection of the “s- curves” entrance to Aspen, the 802 Main Street Property was originally developed in 1954, with the most recent improvements to the Property completed in 1973. In 2007 the City of Aspen acquired the Property with funds from the Housing Fund for the purpose of developing affordable housing. Since purchasing the Property, the City has gone through numerous studies and conducted extensive outreach in order to assess the needs and type of affordable housing that would ultimately be best suited for the Property. Specific to this initial outreach, the community was presented with three (3) comparative development scenarios entailing twelve (12) units, ten (10) units and eight (8) units – all 1-bedroom rental apartments of 700 square feet each. There was also consideration for the inclusion of 2-bedroom units of 900 square feet each into the program mix. The overall feedback received was mixed. Whereas the higher density scenarios were generally more supported by the overall public, neighbors who live in close proximity to the Property had concerns with any of the development scenarios presented. In 2016, the takeaways from these studies and outreach efforts culminated with the City’s issuance of a request for proposals (RFPs) from qualified developers for the planning, design and construction of the Property into affordable rental housing. The RFP noted that a request for re-zoning should include information for use by City Council, which would provide an understanding of the increased amount of residential floor area and quantity of dwelling units above the maximum allowed under the Property’s current zoning. In addition to the rezoning considerations, the RFP required the presentation of a thoughtful design that would allow the 802 West Main Street Property to be utilized for a high level of taxpayer value, while also addressing the concerns of nearby neighbors by complementing the fabric of the existing neighborhood. The proposals were also encouraged to demonstrate considerations related to increased neighborhood density, such as access, parking, transportation and any other impacts. The Applicant’s proposal and project team were selected first by an RFP committee and then approved by City Council to P64 VI.A. 4 enter into the outreach and planning phases for carrying out the development of the Property into affordable rental housing in partnership with the City of Aspen. B. Existing Approvals There are no prior approvals associated with the Property that require consideration for the purposes of this application review. C. Existing Property Conditions The 802 West Main Street property is currently zoned R-15, Moderate-Density Residential. The existing single-family residence is approximately 1,750 sq. ft. of total floor area according to a Pitkin County Assessor’s Existing Conditions Report for the Property. The Property is 9,000 square feet of total land area and with its location at the busy corner of Colorado State Highway 82 (“Highway 82”), access to and from the Property is challenged, with a right turn only restriction exiting from the alley onto 7th Street and from the West Main Street intersection with the Highway 82. The existing topography of the site lacks any topographic features, but slopes from south to north, dropping approximately three (3) feet in elevation from West Main Street to the alley. The front yard facing West Main Street has an informal transition between the Property and the street edge. The fenced area to the rear of the structure abuts the Property line at the alley, with unmaintained vegetation extending approximately eight feet (8’) into the alley right- of-way. A detached sidewalk runs the length of the property line on the 7th Street frontage of the Property, with a pioneer Blue Spruce tree anchoring the hard corner of 7th and West Main Streets. The Geotechnical Engineering Report conducted by H-P/Kumar and provided as Exhibit 4 in Appendix B, concludes that the soil structure and percolation qualities of the existing soil composition at the Property are adequate for development. The Report also provides recommendations for structural design and civil engineering design based on the current design and building location of the Proposed Project. The Phase I Environmental Assessment conducted by H-P Kumar and provided as Exhibit 5 in Appendix B, concludes P65 VI.A. 5 that the assessment revealed no evidence of recognized environmental conditions (REC) in connection with the Property. The context of the surrounding residential neighborhood is a mix of affordable multifamily housing and free-market multifamily residential uses. Section III.F of this application includes a Neighborhood Zoning and Land Use Context map that presents both the extensive amount of multifamily residential uses that surround the Property. The immediately adjacent uses surrounding the Property to the west and north are comprised of the Bavarian Inn Affordable Housing Planned Development, including the original Bavarian Inn facing 7th Street. Diagonally across the West Main and 7th Street intersection at 719 West Main Street, is the affordable housing facility known as “7th and Main”, which is a three-story condominium complex facility. Other multifamily properties in the neighborhood to the west are commonly known as the Villas of Aspen and West Bleeker Street Townhomes. A multifamily triplex also exists at northwest corner of the 800 block between West Main and West Bleeker Streets. D. Public and Neighborhood Outreach Prior to the submittal of this land use application, the Applicant has conducted a public outreach campaign over the previous six (6) months. As the 802 West Main Street project is one (1) of three (3) affordable housing projects being proposed by the Applicant, the open houses addressed the other two (2) properties as well. The Outreach Process, Goals and Schedule area attached as Exhibit 1 in Appendix B of this application (note: although the outreach process was followed and completed in its entirety per the attached Exhibit, certain dates adjusted as well as additional meetings before City Council in work session format occurred above and beyond the process and schedule outlined). In summary, and pursuant to Section 26.304.035 of the Code, the project team hosted four (4) informational meetings and open houses with the community at large, which were advertised in local papers, on public radio and byway of Grassroots broadcasting. Posters and flyers were also hung around town and flyers distributed announcing the events. The outreach entailed a real-time informational website that was updated throughout the process and allowed visitors to provided comment, feedback or contact the project team directly by P66 VI.A. 6 email of phone. Mailings and notices were furnished to all neighbors within proximity to the project sites. In total, over 500 participants attended the community wide open houses. Intermittently and as requested, the team also hosted breakout meetings and site visits with key neighborhood stakeholders associated with each of the properties. Specific to the 802 West Main project, extensive meetings and material exchanges were held with the key neighbors and HOA representative in the neighborhood. These efforts entailed site visits, individual and/or small group meetings and large group meetings with residents of the respective neighboring properties. As the amount of presentation material and various means by which it was provided are significant, the Applicant, upon request by the reviewers of this application, can furnish any/all of said material. Following each major milestone of the outreach process, the project team, along with a representative from City staff, presented the findings to City Council during work sessions. The presentations included the data gathered from the various events and meetings, and an analysis of the takeaways and findings. City Council then provided the project team and City staff with specific direction for next steps in the outreach process in advance of the development and submittal of this land use application. As the amount of data and reporting documentation is significant, the Applicant, upon request by the reviewers of this application, can furnish any/all said material. P67 VI.A. 7 III. PROPOSED PROJECT DESCRIPTION This section of the application presents and describes all aspects of the Proposed Project as it relates to the relevant Code standards and requirements, including the scope of the proposed development and how the requested rezoning relates to the surrounding neighborhood, as well as all supporting descriptions, calculations and illustrations relevant to the application review. A. General Project Summary The Proposed Affordable Housing Project at 802 West Main Street is a ten (10)-unit deed restricted apartment complex that is to be financed and operated under the federal Low Income Housing Tax Credit (“LIHTC”) program. The Project is to be developed under a joint Public Private Partnership (the “PPP”) between the City of Aspen, the Owner, and the private development entity, Aspen Housing Partners LLC, the Applicant. The Applicant will form an entity to develop and operate the project (the “Development Entity”) that will be funded with equity that is sourced through the Federal Affordable Housing Tax Credit program, as well as all required construction and permanent debt. The City of Aspen, through its affordable housing fund, will supply any gap funding necessary as a subordinate loan to the Development Entity. The Development Entity will be responsible for constructing, leasing – in a to be determined partnership with APCHA – operating and maintaining the Project for 15 years. During that time, members of the Applicant will provide all necessary financing guarantees as well as all cost over-runs / operating shortfalls. In addition, all units that are set aside as tax credit units will be restricted to tenants making no more than 60% of the Pitkin County median income. After this initial period, the City has the right to reestablish the LIHTC financing through an extension of the PPP, initiate the right reserved to operate the facility solely under the Aspen Pitkin County Housing Authority (the “APCHA”) guidelines, or initiate the right reserved to convert the units to deed restricted condominium units for sale to qualified purchasers under the APCHA guidelines. The deed restriction regarding affordability will be a perpetual and will not be affected by the options outlined above. The City and the Applicant will establish all deed restrictions and categorical designations at a point following land use reviews, approvals and the issuance of a P68 VI.A. 8 development order. The details of the deed restriction and categorical designations will be memorialized through the Planned Development Agreement between the City and the Applicant in accordance with Section 26.490.050, Development Agreements, of the Code. To accomplish the development of the Proposed Project, the R-15 zoned Property will need to be rezoned to a zone district that allows for a multifamily land use. The following subsections of this application section present and describe the details of the Proposed Project in accordance with the applicable standards, guideline and calculations as provided for in the Code. In turn, and following review and approval, the project details proposed herein will become the governing development standards and limits for the Property as established through the Planned Development review and adoption. Lastly, the final subsection of this application section presents and describes how the proposed details and resulting multifamily project are compatible with surrounding land use patterns, zone districts and neighborhood characteristics, ultimately providing the basis for rezoning the Property to Affordable Housing/Planned Development (AH/PD). B. Site Planning and Landscape Design The 802 West Main Street Property lends itself to an efficient and neighborhood compatible multifamily site design. The rectilinear corner lot provides an opportunity for orienting a multifamily building in manner that anchors the significant corner location, responding to the character at the entrance to Aspen and the busy context to the east along Highway 82. This organization and location of the building also respectfully complements the multifamily residential neighborhood to the west. As indicated in the Property Improvement Survey (provided in Exhibit 1 of Appendix C) the existing topography of the site lacks any topographic features, but slopes from south to north, dropping approximately three (3) feet in elevation from West Main Street to the alley. A curb cut off of West Main Street provides current vehicular access, while no sidewalk on the West Main Street frontage exists and an insufficient sidewalk separates the Property from 7th Street. Extensive overgrowth of vegetation to the rear of the Property extends approximately eight (8) feet into the ally right-of-way. P69 VI.A. 9 The new site design provides opportunity to improve each of the deficiencies and bring the Property into a more compliant site design – both on the Property and within the public right-of-way. An illustrative site plan and technical site plan for the Proposed Project are provided for reference in Exhibits 2 and 3 of Appendix C of this application respectively. 1. Site and Landscape Design Guided by the Code standards for typical multifamily projects, along with the patterns of development and character found in the West Main Street neighborhood, the building footprint is oriented towards the street frontage property boundaries along West Main and 7th Streets. Two and one-half foot (2.5’) front and east side yard setbacks are proposed from both the West Main and 7th Street property lines. It should be noted that this setback dimension is necessary to accommodate the overhangs from second level decks and entry canopies that extend more than eighteen (18”) inches beyond the building façades. The actual building line along these property boundaries is approximately five feet (5’). With the design intent and supporting feedback from the public outreach process, the building’s orientation tight to the prominent corner provides for an anchoring quality at the primary corner of the block/neighborhood to the west, while giving way to extensive open space within the inner portion of the site, and reduced building mass adjacent to the neighboring properties and uses within the block. These setbacks also allow for a two (2)-story building to be achieved, rather than requiring a third story to accommodate the equivalent proposed density. The streetscape design of both of these primary frontages addresses the bustling “s-curve” intersection byway of reduced front yards, while creating an appropriate relationship between the building façades, enhanced landscaping, and the new ADA sidewalks and tree-planting strips. The vegetation along the sidewalks is a combination of sod and native climate-adaptive perennial mix, which will provide visual interest, while also reducing water requirements with the native mix within the planting strip buffer. The setbacks and site design also protect the existing pioneer spruce tree at the corner of the intersection. P70 VI.A. 10 Further to the west of the Property, along the western-shared property boundary with the multifamily affordable Bavarian Inn Condominiums, a three and one-half foot (3.5’) side yard setback is proposed. A key consideration of the site design along the western property boundary is that the side yard setback of the actual building aligns with the footprint of the building to the west, while the proposed site area further to the north along this property line is comprised of significant open space and natural landscaping, matching the open space and various improvements of the Bavarian condominiums to the west. It is important to note that this matching orientation, specifically the open space along this property line to the north, was a critical design consideration expressed through the neighborhood outreach process that proceed this application submittal during the prior six (6) months. The design of the open space is intentionally porous with the improvements to the west, lacking any buffering or fencing to enhance a direct connectivity between these two site areas of the neighboring properties. At the northernmost extent of this western side yard, the Proposed Project’s trash and recycling enclosure is located adjacent to the alley, aligning this structure with the approved location of the trash and recycling enclosure for the Bavarian Inn condominiums pursuant to that property’s approved PUD Plan Set. Currently that area is used as parking stalls for the Bavarian condominiums. This proposed location creates an open connection with the common areas of both properties, while providing appropriate trash and recycling service access from the alley. To the rear of the Property, along the northern property line that abuts the alley, a rear yard setback of ten feet (10’) is proposed. This proposed dimension matches that of the preexisting R-15 zone district standard for rear yard setback. The improvements in this area of the site design were uniquely born out of the extensive neighborhood outreach process that occurred throughout the six (6) months prior to the submittal of this application. This outreach process established a heightened concern regarding the overuse and highly conflicted and congested nature of the alley of this block. As the block is comprised entirely of multifamily uses, the majority of which are family oriented, the alley is used extensively for multiple purposes beyond vehicular access, including a pedestrian corridor, a child activity area as well as P71 VI.A. 11 various utility services such as trash, recycling and snowplowing. As a result, rather than parking the Proposed Project from the alley, the Project’s parking is accommodated in the West Main Street right-of-way to the south of the Property. The details of this arrangement and the associated planning and design is described in Section III.E and presented in Exhibit 6, 7 and 8 of Appendix B and Exhibits 2 and 3 of Appendix C of this application. As depicted in the illustrative site plan in Exhibit 2 of Appendix C, the first ten (10) parking stalls adjacent to the Property will be the responsibility of the Applicant and assigned specifically to the Project’s residents. The remaining seven (7) stalls to the west of the block will be the responsibility of the City and serve as residential zone public parking spaces. Alternative to locating parking along the Property’s northern property line, a common area is proposed that benefits both the residents of the building as well as the surrounding neighbors. A key takeaway that came out of the neighborhood outreach process was to establish a relationship between the rear of the Property with existing uses and activities in the alley to the north and west – the goal being to effectively create a backyard condition of the Property rather and parking area. This goal is achieved through the proposed soft-scape elements along the alley property line, including natural vegetation, a raised vegetable planting bed and an undivided engagement of the rear of the Property with the alley to the north and west. The interior of the site design includes an open courtyard with natural vegetation and design elements that further blur the division between the public realm of the alley and the property to the west with the internal character of the proposed site design. The described site planning and design of this area of the Proposed Project are provided in Exhibit 2 of Appendix C of this application. 2. Site Calculations As noted, the overall site area of the Property is 9,000 sq. ft. To provide detail to the proposed AH/PD development standards, the following calculations have been established in accordance with the Code. Pursuant to Section 26.575.020.G, the Site Coverage of the Project is 3,821 sq. ft. which is approximately 42%. As the project is at a conceptual design level for the P72 VI.A. 12 purposes of land use reviews, this application is requesting that a ten percent (10%) increase be allowed and memorialized as the maximum limit for Site Coverage. As a result, the requested Site Coverage is proposed at 4,203 sq. ft. or 47% of the total site area. Establishing a standard for the amount of Open Space to be provided, as part of the Proposed Project’s AH/PD development standards, is also required. In accordance with the definition of Open Space in Section 26.104.100 of the Code, the current conceptual site design results in approximately 5,029 sq. ft. of Open Space, or 56% of the site area. Similar to and for the same reasons as the above request for Site Coverage flexibility, the Applicant is requesting that the Open Space area is established at an amount 10% less than currently calculated at this conceptual level. The resulting Open Space area to be proposed as part of the AH/PD development standards is 4,526 sq. ft. or 50% of the total site area. 3. Site and Exterior Lighting Minimal site lighting is proposed in accordance with the requirements in the City’s lighting code. With the intent to respect the current experiences of the neighboring properties, the Proposed Project strongly complies with the City’s night sky initiatives. Positioned at the prominent corner at the entrance to Aspen, a minimal amount of building and site lighting have been introduced in order to meet code- minimum requirements for building and pathway lighting. The exterior lighting plan is provided in Exhibit 2 of Appendix C. The building is outfitted with minimal wall sconce down lighting, all of which meet Code compliant standards, which are integrated into the building’s architecture for the purposes of providing convenience lighting at areas of function, circulation and building entry. Within the site design, two (2) bollard lights are proposed to define the access point off of the West Main Street sidewalk, serving the dual purpose of safety and adequate pedestrian way finding. Additional pathway down lighting is proposed within the courtyard to the rear of the property for the primary purpose of providing safety and defining the courtyard circulation. Down lit strip lighting is also proposed on the inside of the vegetable garden planter at the rear of the site for the P73 VI.A. 13 same purposes of safety and pathway way finding. The two locations for this site down lighting are located at the exterior stair on the southern side of the building, and at the low retaining wall on the southeast corner of the building. C. Civil Engineering Design The Project’s Civil Engineer has completed preliminary utility assessments, obtained letters to serve where applicable, and has completed a preliminary drainage report, engineering report and design in accordance with City of Aspen Engineering standards and Land Use Code requirements. The following section describes the takeaways of the reports provided as Exhibit 2 and 3 of Appendix B and the Engineering Plan set provided as Exhibit 3 in Appendix C. 1. Utilities The Property currently has a water service connection from the ductile iron water main in Main St. At this preliminary point, the Project Civil Engineer understands that the existing waterline connecting from the West Main Street right-of-way may not be adequate for accommodating the demands of the proposed multifamily project and a new service tap may be required. This will be determined during the construction and permitting documentation phase of the Project. No additional offsite water infrastructure upgrades are understood to be necessary at this point. If determined that any upgrades to the water utility are required, the Applicant will take responsibility for those upgrades at its sole cost. Individual meters and shutoff valves will be installed for each unit per the energy conservation goals of this project. A currently installed sewer service line currently exists on the Property, and a new service line, if required, can be tied into the sewer main line in the alley. If determined that any upgrades, line extensions or existing secondary line upgrades are necessary to provide service to the Proposed Project, the Applicant will take responsibility for those upgrades at its sole cost. In terms of electrical service, a transformer is located west of the Property, and a new service line will have to be installed from this transformer to the Property. The P74 VI.A. 14 Project Civil Engineer has considered that the transformer may not have adequate capacity to service the proposed multifamily project and that it may need to be upgraded. Communications are located behind the Property in the alley and can be common trenched to the Property. A gas main line is located under the alley and gas service can be tied into the Property from the service main. If confirmed that any upgrades to these utilities are required, the Applicant will take responsibility for those upgrades at its sole cost. Individual gas meters and shutoff valves will be installed for each unit per the energy conservation goals of this Project. 2. Stormwater and Drainage The Proposed Project will disturb more than twenty-five percent (25%) of the Property and is therefore categorized as a Major Project in the URMP. The City of Aspen Engineering Department requires WQCV for the entire site and detention is provided on site for the 10-year and 100-year storm to accommodate a release rate to pre-developed conditions. The runoff will have to be detained in drywells, and gravel bed structures beneath pervious pavers. Due to the size of the Property, drywells will likely be the most applicable, but alternative designs will be applied if possible. The use of pervious pavers, grass buffers, and infiltration beds will likely be applied to the design. 3. Sidewalk, Curb and Gutter As previously described, a new detached five foot (5’) sidewalk, tree planting strip and curb and gutter will be installed along the Property’s West Main Street property boundary as per section 4.5.2 of the City of Aspen Engineering Design Standards. This installation, along with other considerations in the right-of-way, will require a redesign of the corner ramp and bulb-out at the intersection of Main and 7th to accommodate the related improvements. The alignment of the new curb and gutter, tree planting strip and sidewalk will match that of the alignment further to the west on 800 block of West Main Street. This alignment will also establish the reconfiguration of the parking on the north side of the street from parallel to ninety- (90) degree head- in parking as described in greater detail below in Section III.E of this application and presented in the Engineering Site plan in Exhibit 3 of Appendix C. Also previously P75 VI.A. 15 described, it is expected that the Proposed Project will be replacing the sidewalk and vegetative strip along North 7th Street, tying into existing top back of curb. Due to uneven surfaces on West Main Street, the preliminary design is indicating that a large offsite basin will need to be drained onto the site. A low point at the intersection of West Main and North 7th Street collects water, as there is no drainage infrastructure here. This will require additions to the right of way to collect this stormwater. There are multiple options to repair this conflict. The option of lengthening the City of Aspen Storm System to include this block would be ideal, however unreasonably extensive, as the system would need to be lengthened by approximately 600 feet. This approach would result in the Project only being required to detain WQCV as it could connect to the storm system. A potentially more reasonable and equally effective option includes the installation of a large drywell or alternative collection system to accommodate this preexisting conflict. D. Building and Architectural Design The building and architectural design of the Proposed Affordable Housing Project has been guided by the existing site conditions, the neighborhood-wide context and the character of the immediate properties surrounding the Property. The proposed building consists of ten (10) one-bedroom residential units, along with storage, circulation and mechanical areas. This program is spread across a two (2)-story above grade “L” shaped building configuration, pulled tight the primary corner of the Property at West Main and 7th Streets. The primary storage and mechanical areas of the building are below grade. As described in the above Section II.C of this application, the surrounding area is comprised primarily of both market rate and deed restricted affordable multifamily uses. The architectural character of the surrounding area is varied, consisting of a mix of era architectural styles in the neighborhood to the west, and a variety of styles to the east with historical character and land patterns found within the westernmost portion of the Main Street Historic District. All building and architectural design material is provided as Exhibit 4 in Appendix C. The following subsections describe the building layout and the architectural style of the Proposed Project. P76 VI.A. 16 1. Sustainability The Proposed Project will achieve a high-level of sustainable design and obtain recognition through a variety of potential accreditation programs. Included in the general design approach, along with the commitment the project team is making during the detailed design and construction phases, the site and building designs will take advantage of any/all multimodal design best practices, passive design opportunities, and include as appropriate any high efficiency and non-fossil fuel mechanical systems, low VOC paint and materials, photovoltaic arrays and any other sustainable building practices that can be implemented. The project team will work closely with the City of Aspen Building Department during construction and permit document preparation in order to select the most appropriate and preferable systems designs, implementation and respective programs to follow. 2. Main Level The Main Level of the Proposed Project, which is on grade with the West Main and 7th Street public right-of-ways, is oriented towards the two primary streets and serves as the “front door” of the Project. Common pedestrian access off the West Main and 7th Street sidewalks occurs at multiple locations. The primary common access to the building is from West Main Street, accessing the vertical circulation area of the building as well as the courtyard and site areas internal to the building footprint. The vertical circulation area contains stairs up to the Upper Level and down to the lower storage and mechanical level. A lift is also provided in this area from the Main Level to the Lower Level for convenience and ADA accessibility. A secondary common access to the building is proposed along 7th Street, providing access to the courtyard and northern portion of the Property. The remaining balance of the Main Level consists of five (5), approximately 700 sq. ft. one-bedroom residential units. Two (2) units facing West Main and 7th Street have a front entry area that addresses the streetscape public realm. Each of these units also has a secondary entrance from the courtyard internal to the Proposed Project, creating a backdoor condition for secondary access. The remaining corner unit on this level is accessed via a single entry off of the proposed courtyard in order P77 VI.A. 17 to minimize the impact of the busy corner condition. As depicted in Exhibit 4 of Appendix C, the interior design of each of the individual Main Level units are designed with open floor plans, taking advantage of the two well-fenestrated exterior walls to maximize day-lighting and ventilation in the primary living areas of the units. Designed with generous bedroom layouts, one (1) bathroom, mud/laundry rooms and ample in-unit storage, these units will provide the residents with exceptional living experiences, which is a key tenet and guiding principle of the Proposed Project. The floor areas for the Main Level consist of 3,375 sq. ft. of net livable area and a total floor area of 3,663 sq. ft. spread between the interior building uses of this level and applicable to the floor area definition pursuant to Section 26.104.100 of the Code. A more detailed floor area summary is provided in the below subsection III.D.5 of this application. 3. Lower Level The Lower Level of the Proposed Project is entirely below grade in order to provide storage and mechanical area for the Proposed Project. No Net Livable Floor Area exists on this level. As presented in Exhibit 4 of Appendix C, the Lower Level total floor area is 1,328 sq. ft. divided between 930 sq. ft. of non-unit storage equally serving each of the residential units, and 398 sq. ft. of building mechanical area. 4. Upper Level Similar to the Main Level of the Proposed Project, the Upper Level consists of five (5) approximately 700 sq. ft. 1-bedroom units. The entry of each unit is connected by a generous walkway, offering a deck-like condition at the front door of each of the units internal to the site. Decks accessed off of the units’ primary living areas, are provided for each unit along the respective street frontages. As depicted in Exhibit 4 of Appendix C, the interior design of each of the individual Upper Level units are designed with open floor plans, taking advantage of the two well-fenestrated exterior walls to maximize day-lighting and ventilation for the bedroom and primary living areas. Designed with generous bedroom layouts, one (1) bathroom, mud/laundry rooms and ample in-unit storage, these units will provide a high quality P78 VI.A. 18 of life for the residents, which is a key tenet and guiding principle of the Proposed Project. The floor areas for the Upper Level consist of 3,375 sq. ft. of net livable area and a total floor area of 3,658 sq. ft. spread between the interior building uses of this level and applicable to the floor area calculation definition pursuant to Section 26.104.100 of the Code. A more detailed floor area summary is provided in the below subsection III.D.5 of this application. 5. Floor Area Calculations The following floor area calculations for the Proposed Project are based on the current architectural floor plans provided in Exhibit 4 of Appendix C. The floor area diagrams in this Exhibit for determining floor area ratio (FAR) and net livable area (NLA) are based on the measurement methodologies provided in Sections 26.575.020.D and 26.575.020.I of the Code respectively. The FAR calculations will be used to establish the maximum residential floor area allowed under the proposed Planned Development. The NLA calculations are provided to establish a basis for the amount of non-mitigation affordable housing full time equivalents (FTEs) that will be created out of the Proposed Project. As the project is at a conceptual design level for the purposes of land use reviews, this application is requesting that a ten percent (10%) increase be allowed and memorialized as the maximum limit for both FAR and NLA floor area. The request is made due to the conceptual level of the current design and the fact that any final and detailed determinations of floor area applicable to FAR calculations have yet to be determined beyond a conceptual level. It should be noted that the 110% request for floor area would still render those amounts significantly below the allowed FAR for the Property under the AH/PD zoning standards. As described above, a summary of the total building floor area calculations broken out across the three (3) levels of the Proposed Project, pursuant to the definition of floor area in Section 26.104.100 of the Code, are as follows: P79 VI.A. 19 ¥ Lower Level (subgrade) Building Floor Area: 1,328 sq. ft. ¥ Main Level Building Floor Area: 3,663 sq. ft. ¥ Upper Level Building Floor Area: 3,658 sq. ft. ¥ Total Building Floor Area: 8,649 sq. ft. These calculations are measured from the outside of any exterior wall of the building and contain all floor area within each of the three (3) levels. As described above, this application is requesting an approval for a floor area amount ten percent (10%) above this current conceptual level calculation. Although not specifically a standard under the proposed AH/PD, the relative building floor area of the Proposed Project would not exceed 9,514 sq. ft. The total allowable floor area is limited by the prescribed FAR of 1.1:1 under the AH/PD zone district standards. With a gross/net site area of 9,000 sq. ft., the respective allowable floor area for the Property is 9,900 sq. ft. The following floor area summary is broken out by building use and takes into account the methodology for calculating the Project’s applicable allowable floor area pursuant Section 26.575.020.D of the Code: ¥ Affordable Housing Unit Floor Area: 7,321 sq. ft. ¥ Storage Floor Area: 0 sq. ft. ¥ Mechanical Floor Area: 0 sq. ft. ¥ Area of Overhangs beyond 4’: 492 sq. ft. ¥ Decks, Balconies, Exterior Stairways and Porches: 0 sq. ft. ¥ Total Floor Area Applicable to FAR: 7,813 sq. ft. As described above, this application is requesting an approval for an allowable floor area that is ten percent (10%) above this current conceptual level calculation. It is therefore requested that the allowable floor area of the Proposed Project’s AH/PD be limited to 8,594 sq. ft. or a FAR of 0.95:1. The following Table 01 provides a detailed calculation summary of the respective building floor area and allowable FAR floor area calculations for the Proposed Project. P80 VI.A. 20 Table 01. Proposed Floor Area Calculations Proposed Zoning: AH/PD Property Zoning & Existing Conditions Total Area (sq. ft.) Site Area 9,000 Allowable Overall FAR (1.1:1)9,900 Percentage of exposed Lower Level Area 0% 15% of FAR floor area for decks, balconies, exterior stairs & porches 1,485 Building Levels Building Use Sq. Feet Basement (Lower Level)AH Residential 0 Storage 930 Mechanical 398 Overhangs beyond 4' 0 Decks, Balconies, Exterior Stairways and Porches 106 Lower Level Building Floor Area 1,328 Level # 1 Floor Area including exteror elements 1,434 Level #1 (Main Level)AH Residential 3,663 Storage 0 Mechanical 0 Overhangs beyond 4'214 Decks, Balconies, Exterior Stairways and Porches 70 Level # 1 Building Floor Area 3,663 Level # 2 Floor Area including exteror elements 3,947 Level # 2 (Upper Level)AH Residential 3,658 Storage 0 Mechanical 0 Overhangs beyond 4'278 Decks, Balconies, Exterior Stairways and Porches 1,113 Level # 2 Building Floor Area 3,658 Level # 3 Floor Area including exteror elements 5,049 Total Building Floor Area 8,649 Total Area of Overangs beyond 4'492 Total Decks, Balconies, Exterior Stairways and Porches 1,289 Total Floor Area 10,430 Building Floor Area Summary*Use Floor Area (sq. ft.) Percentage of Total Affordable Housing Residential Floor Area 7,321 85% Storage Floor Area 930 11% Mechanical Floor Area 398 5% Total Building Floor Area 8,649 100% Total Gross Floor Area + 10%9,514 110% *does not adjust for partial subgrade FAR reduction or 15% for exterior areas Applicable Floor Area Summary for FAR Use Floor Area (sq. ft.) Percentage of Total Affordable Housing Residential Floor Area**7,321 94% Storage Floor Area**0 0% Mechanical Floor Area**0 0% Area of Overhangs beyond 4'492 6% Applicable Decks, Balconies, Exterior Stairways and Porches***0 0% Total FAR Floor Area 7,813 100% Total FAR Floor Area + 10%8,594 110% **includes reduction of each respective Level #1 floor areas based on % of subgrade condition ***the total floor area for these elements does not exceed 15% of allowable FAR and therefore does not apply P81 VI.A. 21 The Net Livable Area for the Proposed Project is based on the methodology for calculating NLA pursuant to Section 26.575.020.I of the Code. The following summary provides the NLA for each of the three (3) levels of the Proposed Project: ¥ Lower Level (subgrade) Net Livable Area: 0 sq. ft. ¥ Main Level Net Livable Area: 3,375 sq. ft. ¥ Upper Level Net Livable Area: 3,375 sq. ft. ¥ Total Net Livable Area: 6,750 sq. ft. As described above, this application is requesting an approval for a net livable floor area that is ten percent (10%) above this current conceptual level calculation. It is therefore requested that the allowable floor area of the Proposed Project’s AH/PD be limited to 7,425 sq. ft. For determining the total FTE count that this project would have the ability to offset for any applicable new development, the conversion factor of 400 sq. ft. per FTE is used: At Current Conceptual Level: 6,750 sq. ft. / 400 sq. ft. = 16.9 FTEs With 10% Increase: 7,425 sq. ft. / 400 sq. ft. = 18.6 FTEs 6. Building Mass, Scale and Architectural Character The Proposed Project’s building mass, scale and architectural character have been developed to be compatible with neighborhood and area contexts, while achieving the communitywide goal of creating new affordable housing in areas that have appropriate land uses and zoning patterns for such developments. Specific to the Property’s immediate surrounding influences, the massing and architecture have been designed to complement the multifamily residential character of the neighborhood to the west, as well as make reference to the historic influences to the east within the Main Street Historic District. As described in previous sections, the existing site topography and location of the Property present a streetscape design opportunity to anchor the corner and the block at the Property’s prominent “s-curve” intersection. As a consistent two-story building P82 VI.A. 22 design, the “L” shaped foot print provides appropriately scaled façade lines down West Main and 7th Streets, complementing the properties in all directions in terms of scale and form, while also achieving a pedestrian scale as the building engages the public realms of the two right-of –ways. The design approach allows the West Main and 7th Street elevation of the building to be limited to twenty-eight feet (28’) from the perspective of the primary public realm adjacent to the Property. Although three-story multifamily buildings that face the intersection are present elsewhere in the neighborhood, a key consideration with the design is to complement the streetscape height of the neighboring two-story residences to the west and further into the Main Street Historic District to the east. The rear facing two-story form that surrounds the interior courtyard steps down to twenty-five feet (25’) in height from the perspective of the heavily used alley internal to the block. Both of these heights are based on the measurement methodology prescribed in Section 26.575.020.F of the Code, and elevation studies of the entire building are provided in Exhibit 4 of Appendix C as part of this application. The street-facing façades of the building are broken up in both the horizontal and vertical planes from the street perspectives in order to create interest and movement in the architectural design of the otherwise uniform two-story building. Horizontally (in plan view), the building has proud and recessed elements of front entry stoops on the main level and cantilevered decks on the second level. Street-facing gable forms have been introduced into the flat two-story form in order to break up the linear vertical mass of the building, while also referencing the existing character surrounding the Property. A main circulation entry area further breaks up the West Main Street façade, providing access to the interior circulation and courtyard beyond. The north and west facing rear and side elevations have the same movement in both the horizontal and vertical planes as the building steps down to a flat massing as it engages the courtyard. Entry porches on the main level and an extensive second level deck and circulation walkway create articulation in the horizontal plane an break up the vertical façades of the rear of the building. Architectural wall screens have also P83 VI.A. 23 been introduced to further break up the two-story form, while also creating visual interest and screening for the units from this perspective. The character of the area surrounding the Property’s location is a wide-ranging mix of architectural styles. With the intent to complement the form and style of the building’s design, while also introducing a vernacular that is residential in nature and cohesive with the area properties, yet doesn’t mimic the historic character to the east along Main Street, a more modern interpretation of building materials has been envisioned for the Proposed Project. The primary material comprising the West Main and 7th Street building façades is a composite paneling system of a warm gray natural tone. The paneled veneer is exclusive to the primary vertical gable elements of these two primary building elevations, with the pattern of the paneling seamlessly transitioning to the roof the gabled forms. Adding depth, while also breaking up the verticality of these primary elements, upper level decks cantilever out from the building plane. The decks are offset with a treatment of horizontal clapboard siding that is lighter in tone from the paneling beyond. Recessed from the vertical gable elements of these building elevations, flat secondary elements interconnect each façade line, breaking up height and depth uniformity, while also creating rhythm and variation across the long building lines. These secondary elements are treated with a vertical geolaminate material that is natural in character and color, yet retains the durability of a manufactured product. The assembly of this veneer is a rain screen, with dark brick material providing the backing for the system and filling the negative space between the vertical components. Entrances to the units off of these primary street frontages are located within these secondary forms, enhancing the human scale of the building and providing visual interest across these building façades. To the rear of the building design, the vertical gable forms bookend the “L” shape of the massing from the perspective neighboring properties of the block and the shared alley. As the architecture transitions to the interior of the courtyard area, the façade treatment is a mix of clap board siding and wire balustrades, with punched P84 VI.A. 24 opening defining the unit entrances and fenestration patterns of these interior elevations. This horizontal veneer expresses the residential character of this portion of the building, relating to the residential uses and character internal to the 800 West Main and Bleeker Street block. E. Transportation and Parking Management The 802 West Main Street Property is required to complete a Minor Traffic Impact Analysis (TIA), as well as a Colorado Department of Transportation (CDOT) Access Permit review, due to the proximity to Highway 82. The Project’s Traffic Engineering consultant has worked with the project team to produce a Multimodal/Mobility Plan (Exhibit 2 in Appendix C), and a Traffic Impact Analysis and detailed calculations (Exhibit 6 of Appendix B) that in combination satisfy all requirements from the TIA Guidelines and Chapter 26.515 of the Code. In addition, and in response to heightened concerns regarding traffic impact and parking within the neighborhood to the west, the Project’s Traffic Engineer has conducted further analyses related to traffic flow and parking above and beyond the requirements of a Minor TIA. The results and conclusions of these analyses and studies are discussed in the following sections, and address the neighborhood impact concerns and parking scheme that came out of the neighborhood outreach process, meetings with relevant City Departments and check-ins with City Council. These results are provided as Exhibit 7 in Appendix B as a Traffic Impact Study (“TIS”) that satisfies the CDOT requirement for the Access Permit application, and Exhibit 8 in Appendix B, a detailed parking study for the area surrounding the Property. 1. Proposed Parking Plan and Management The Proposed Project includes the creation of ten (10) new parking stalls, one per each of the ten (10) units, within the West Main Street right-of-way along with improvements to existing on-street parking and pedestrian areas along the northern block of 800 West Main Street. As illustrated in the Landscape and Engineering Site Plans in Exhibit 2 and 3 of Appendix C respectively, the right-of-way adjacent to the Property is improved to accommodate the ten (10) ninety- (90) degree head-in parking stalls for the Proposed Project, while the remaining length of the block is redesigned in the same configuration, providing an additional seven (7) parking stalls P85 VI.A. 25 for neighborhood residential use. It is important to note that the first ten (10) parking stalls will be the responsibility of the Applicant and then assigned to the residents of the Project, while the remain seven (7) parking stalls to the west will be the responsibility of the City and will be residential zoned public parking spaces for the neighborhood. The net result of the new right-of-way parking scheme increases the overall public parking units along the northern block of 800 West Main Street, while making other pedestrian, parking an traffic enhancements to the public streetscape in the area. Pursuant to Section 26.515.040 of the Code, the Proposed Project is required to provide the ten (10) parking units onsite in order to accommodate one (1) unit per each of the one-bedroom units. As provided for in Table 26.515-2 of the Code, the ability to reduce the number of parking units by the provision of one (1) additional TIA credit would reduce the required parking units to nine (9). The proposed ten (10) parking stalls accommodate one hundred percent (100%) of the required parking units for the Project byway of the proposed improvements within the right-of-way. The application is requesting for the ten (10) on-street parking stalls to satisfy all parking requirements, and for a waiver of any cash-in-lieu fee that may otherwise be required. The basis for the request is a combination of the affordable nature of the Project, other parking precedents for similar type projects that have been approved in the City, and most importantly the very unique and area-specific parking and traffic patterns that exist within the neighborhood to the west, which established the need for the on- street parking scenario as proposed. As noted elsewhere in this application, this parking solution was born out of extensive input from the neighborhood during the public outreach process during the six (6) months prior to the submission of this application. The predominant concern that resulted in the proposed design is the intensive use of the alley for activities outside of vehicular and service access, including child play, pedestrian access and other constraints that would be exacerbated by additional vehicular trips in and out of the alley. Also described and reported in the TIS in Exhibit 7 of Appendix B, the new parking configuration has no impact on traffic patterns and flow within the neighborhood, and that the ninety (90) -degree head-in configurations complies with traffic engineering standards as an acceptable arrangement within the context of the P86 VI.A. 26 West Main Street area. The current plan presented in the Landscape and Engineering Plan Sets was reviewed and endorsed by the key neighborhoods groups, and also reviewed by relevant City Departments as well as City Council during public work sessions. Additionally, the proposed design has retained the area to the rear of the Property adjacent to the alley as programed open space, which could be reconfigured relatively easily to relocate the parking to an off-street condition and accessed from the alley. This consideration is to accommodate any potential future higher and better use of the improved area of the West Main Street right-of-way, in order to maintain adequate parking for the Proposed Project. Further supporting the proposed parking arrangement, extensive multimodal and TDM strategies have been designed into the on and off site improvements. With a surplus of 24.13 TIA Credits as detailed in the following section, there is a strong likelihood that the residents of the Proposed Project will utilize the myriad options for non-vehicular alternative transportation. Lastly, other parking considerations were studied in response to the concerns over parking availability posed by the residents of the West Main Street neighborhood. The West Main Street Traffic and Parking Analyses provided by the project’s Transportation Engineer as Exhibit 7 and 8 in Appendix B establish that a surplus of parking exists within the neighborhood relative to the day-to-day use patterns in the surrounding area and that: ¥ The proposed parking on West Main Street accommodates safe traffic movements within the neighborhood, while avoiding added traffic to the alley. ¥ The proposed ninety- (90) degree right-of-way parking functions well with the anticipated traffic volume on West Main Street, with peak-season flows/volumes less than twenty-eight (28) vehicles per hour or one car every two (2) minutes. This volume allows time for the parked cars to maneuver without impeding West Main Street traffic. ¥ The parking study shows adequate parking in the neighborhood, which should be further improved with the new management techniques as well P87 VI.A. 27 as the addition of seven (7) public parking spaces proposed on West Main Street. 2. Transportation Management As illustrated in the Multimodal/Mobility plan presented in Exhibit 2 of Appendix C, the site design implements Transportation Demand Management (TDM) and Multimodal Level of Service (MMLOS) strategies to offset the Project’s anticipated trip generation. Specific to applicable design elements of the site design, the five foot (5’) detached sidewalk and tree planting strip from the west of the Property to the corner of 7th Street, and the replacement of the existing noncompliant 7th Street sidewalk, maintain a slope of less than five percent (5%). The sidewalk design increases vehicular and pedestrian visibility at the busy intersection, while also increase connectivity and ADA accessibility by the creation ramping and a cross walk across 7th Street. The vegetation along the sidewalk is a combination of sod and native climate-adaptive perennial mix, which will provide visual interest, while also reducing water requirements with the native mix. One (1) connection point from both the West Main Street and 7th Street sidewalks provide pedestrian access to the building. The Property is in close proximity to two (2) stops along the Hwy 82 bus route. Transit system information will be provided in the primary circulation area of the building. Exterior bike racks are proposed in anticipation of a very active tenant demographic and as an attempt to minimize vehicular traffic. The Proposed Project is anticipated to add a small amount of traffic and trip generation volumes to the neighborhood, as calculated utilizing the City of Aspen’s Trip Generation methodology and presented in Exhibit 6 of Appendix B of this application. Through this methodology, the proposed development is anticipated to generate an additional eight (8)-vehicle trips during the morning peak hour and nine (9) vehicle trips during the evening peak hour. To offset these vehicle trips in the form of Credits, the following strategies have been implemented into the Multimodal/Mobility Plan: P88 VI.A. 28 a. TDM Strategies ¥ Installation of signage and a bench for a new bus stop at the 7th Street RFTA bus stop ¥ Provision for the use of one (1) of the additionally created parking stalls along the northern block of 800 West Main Street by the City’s CAR TO GO car sharing program b. MMLOS Strategies ¥ Removal of an existing site driveway to West Main Street ¥ Enhanced pedestrian crosswalk and ADA ramps ¥ Enhanced and formalized curb bumpout and possible raised pedestrian crossing on the northwest corner of West Main Street and North 7th Street ¥ On site bicycle parking Per the Traffic Report and City of Aspen calculations, the proposed TDM and MMLOS Strategies mitigate 33.13 vehicle trips. This mitigation is in excess of 24.13 TIA Credits beyond the nine (9) trips per hour that the project will generate during daily peak hour. Other Traffic Management considerations were studied in part due to the Project’s requirement for a CDOT TIS and also in response to the concerns raised over increased traffic impact by the residents of the West Main Street neighborhood. It is important to note that CDOT’s methodology for assessing trip generation differs slightly from that of the City of Aspen’s, and therefore some of the values differ between the two reports. The summary provided in the Transportation Engineer’s cover letter to the TIS in Exhibit 7 of Appendix B concludes that: ¥ The Proposed Project is anticipated to generate an additional seven (7) vehicle trips during the evening peak hour and at peak season. The traffic- flow pattern of these added vehicle trips within the neighborhood are split nearly equal between vehicles: arriving from down valley; departing towards down valley; arriving from downtown Aspen; and departing towards downtown Aspen per hour. P89 VI.A. 29 ¥ The net traffic increase equates to an average of one (1) vehicle every eight and one-half (8.5) minutes. ¥ The right-of-way improvements at the West Main Street intersection should function to dissuade drivers from entering a smaller, local street, improve and reduce the pedestrian crossing distance in the crosswalk, and beautify the intersection from the Main Street perspective approaching from the east. F. Area Land Use and Property Rezoning The 802 West Main Street Property is currently zoned R-15, Moderate Density Residential. As described in the proceeding sections of this application, a significant and consistent land use pattern exists in the surrounding area, comprised of a mix of affordable and free-market multifamily residential uses. This prevailing pattern provides the basis of compatibility for the Proposed Project’s site, landscape and architectural designs, with that of the surrounding zone districts, land uses and neighborhood characteristics. The Neighborhood Zoning and Land Use Context map provided on the following page illustrates the area land uses and highlights the significant amount of multifamily residential properties that surround the Property. The remaining properties of the shared 800 block of the West Main Street neighborhood are exclusively multifamily uses. The Bavarian Inn affordable project is zoned R-15 with a LP-PD overlay and the Shadow Mountain View townhomes is a mixed free-market and affordable complex with a base zoning of R/MF. Further to the west and north of the neighborhood, the Villas of Aspen and Aspen Villas (commonly known as West Bleeker Place Townhomes) are both multifamily uses with R/MF zoning, while the former also has a PD overlay. To the east of the Property, across 7th Street, begins the western edge of the Main Street Historic District consisting of property uses and base zoning that are Mixed Use (MU zone district). To the south of the Property across West Main Street, exists a more residential pattern of single family and duplex uses with R-15 base zoning. P90 VI.A. 30 Within a quarter (¼) mile radius from the Property are numerous properties with multifamily uses including the following: ¥ Red House Enclave – Affordable Multifamily with R/MF base zoning ¥ Sagewood Condominiums – Free-Market Multifamily with R/MF base zoning and a PD overlay ¥ Poppy’s Property – approved Affordable Multifamily with MU base zoning ¥ 7th + Main AH Project – Affordable Multifamily with /PD zoning ¥ West Hopkins AH Project – Affordable Multifamily with AH/PD zoning ¥ Little Ajax AH Project – Affordable Multifamily with R/MF base zoning and a PD overlay. P91 VI.A. 31 Selec%on(of(Neighborhood(Mul%family(Proper%es(802(West(Main(Street(>(Neighborhood(Zoning(and(Land(Use(Context(Map(P92 VI.A. 32 In accordance with the review requirements for a property’s rezoning under Chapter 26.310 of the Code, the compliance for which is presented in Section IV.B of this application, the rezoning of the Property to accommodate the Proposed Project is compatible with surrounding zone districts, land uses and neighborhood characteristics. In addition to the compatibility of the proposed multifamily use of the Property from an area zoning and land use pattern standpoint, the other primary development standards for consideration include but are not limited to density, floor area, FAR, height, and parking requirements. Specific to the multifamily uses in the surrounding area – both free-market and deed restricted affordable – the proposed standards related to density, floor area, FAR and parking are in line and compatible with the characteristics found elsewhere in the neighborhood and surrounding area. The following Table 02 presents a comparison of existing multifamily residential properties in the West Main Street neighborhood area with the Proposed Project at 802 West Main Street. The above table concludes that the metrics for assessing density, floor area and parking ratios of the Proposed Project are similar and within the low and high limits of the sampling of multifamily properties in the surrounding area. The below Table 03 provides the proposed standards and limits for the rezoning of the Property to AH/PD in order to accommodate the Proposed Project. Table 02. West Main Street Area Multifamily Density Metrics Area Multifamily Residential Properties Units per Acre Bedrooms per Acre FTEs per Acre Floor Area per Acre Parking per Unit Parking per BR Aspen&Villas&(FM)14.9 43.7 44.0 20,794 1.5 0.5 Villas&of&Aspen&(FM)14.7 41.2 42.0 28,300 1.2 0.4 Shadow&Mountain&View&Townhomes&(FM)15.0 35.0 26.3 28,705 2.0 0.9 Bavarian&(AH)23.2 48.3 53.7 24,149 1.6 0.8 Red&House&Enclave&(AH)21.4 32.1 43.8 16,761 1.2 0.8 7th&and&Main&(AH)60.0 60.0 105.0 36,760 1.0 1.0 518&West&Main&/&Fornell&Condos&(AH)63.7 119.9 131.7 53,796 0.9 0.5 301&West&Hyman/Ajax&Apartments&(AH)98.4 98.4 172.2 48,696 0.9 0.9 Average of Area Multifamily Properties 38.9 59.8 77.3 32,245 1.3 0.71 802 West Main Street 48.4 48.4 84.7 41,861 1.0 1.00 P93 VI.A. 33 Table 03. 802 West Main Street - Rezoning Comparison and Proposed AH/PD Development Standards Underlying Zoning: Similar Use Zoning: Proposed Rezoning: R-15 RMF AH/PD #AH/PD Zoning Dimensional Requirements Standard/Dimension Standard/Dimension Standard/Dimension 1 Minimum Gross Lot Area (sq. ft.)15,000 6,000 9,000 2 Minimum Net Lot Area per Unit (sq.ft.)n/a n/a 900 3 Maximum Allowable Density (# of units)2 n/a 10 4 Maximum Density (units per acre)n/a n/a 48.4 5 Minimum Lot Width 75 feet 60 feet 75 feet 6 Minimum Front Yard Setback 25 feet 5 feet 2.5 feet 7 Minimum East Side Yard Setback 10 feet 5 feet 2.5 feet 8 Minimum West Side Yard Setback 10 feet 5 feet 3.5 feet 9 Minimum Rear Yard Setback 10 feet 5 feet 10 feet 10 Maximum Site Coverage n/a n/a 47% 11 Maximum Height 25 feet 32 feet 28 feet 12 Public Amenity Space n/a n/a n/a 13 Minimum Distance between Buildings 10'n/a n/a 14 Minimum Percent Open Space n/a n/a 50% 15 Minimum Trash Access Area (sq. ft.)n/a n/a 150 16 Allowable Floor Area (FAR) sq. ft.*4,500 11,250 9,900 17 Proposed Floor Area (FAR) sq. ft.*n/a n/a 8,594 18 Proposed Maximum FAR 0.50 1.25 0.95 19 Proposed Net Livable Area sq. ft.n/a n/a 7,425 20 Minimum on-street parking stalls 2 10 10 21 Maximum Unit Size sq. ft.FAR dependent 2,500 770 *Based on standared in 26.710.090.D.10.d. P94 VI.A. 34 G. School Land Dedication and Impact Fees As the Proposed Project is residential development that adds additional floor area beyond the existing amount associated with the Property, the net increase would typically require in-kind contributions or impact fee payments related to School Land Dedication, Parks and TDM/Air Quality. However, as an affordable housing development, Section 26.610.100 provides for the ability for City Council to waive said impact fees as follows: Whenever the City Council determines that any part of a proposed development constitutes an affordable housing development or an essential public facility, as defined by this Title, and wishes to subsidize the construction, the City Council may exempt that part of the development from the application of the impact fees or may reduce by any amount the fees imposed by this Chapter. As descried in the introduction of this application, the development and construction of affordable housing on the Property at 802 West Main Street is being carried out and financed through a public private partnership between the City of Aspen and the Applicant, Aspen Housing Partners, LLC. The final funding subsidy from the City of Aspen for the development of the Proposed Project will be derived from the LIHTC financing described in the Introduction of this application. As the origination of this financing will not occur until 2018, it is currently undeterminable what any fee exemption would entail in terms of percent of project cost or calculable real dollars. In accordance with the above referenced Code language, this application is requesting an exemption from the School Land Dedication fee, and the Parks and TDM/Air Quality impact fees, on a pro rata basis derived from the final cost allocations between the City of Aspen and Aspen Housing Partnership, LLC. In other words, this application is requesting that School Land Dedication and Parks and TDM/Air Quality impact fees be assessed exclusively on the equivalent proportionate costs contributed by the Applicant and that all equivalent subsidized costs provided by the City be exempted from the final pro rata cost analysis for determining the said impact fees. The Applicant is not intending to provide any lands dedications to meet the standards of the School Land Dedication requirement, but is rather committing to utilizing the fee schedules pursuant to Chapter 26.610 that are current at the point of this land use P95 VI.A. 35 application submittal. The final impact fees will be based on the pertinent floor areas provided at the point of building permit submittal, at which point a determined pro rata cost contribution between the City of Aspen and Applicant will have been determined and memorialized. P96 VI.A. 36 IV. REGULATORY REVIEW REQUIREMENTS As an affordable housing project developed by the City in conjunction with a private developer, this application is requesting review as a Major Public Project, pursuant to Chapter 26.500. In accordance with Subsection 26.304.060.B.1 of the Code, and as determined by the Community Development Director, the review material for this Major Public Project is combined and submitted as one (1) application, including the following reviews: Public Projects; Rezoning; Planned Development; Growth Management; Transportation and Parking; and Multifamily Residential Design Standards. A. Public Projects Review (Chapter 26.500) 1. Major Public Project Review (26.500.040.C) Pursuant to Subsection 26.500.040.C of the Code, the Community Development Director has determined that this Proposed Project meets the criteria of a Major Public Project and shall be reviewed accordingly. The proposed Major Public Project requires two (2) public hearings – one at the Planning & Zoning Commission and one at City Council – rather than a typical three (3)-step review process, finishing with P&Z, which would otherwise be required under a Major Planned Development review. 2. General Review Standards (26.500.070) The Proposed Project meets all of the following review standards as required. c. The Proposed Project complies with the zone district limitations, or is otherwise compatible with neighborhood context The Proposed Project is being considered as a Planned Development and is consistent with the surrounding zoning, land use patterns and character of the surrounding neighborhood context. As described in the above section III.F of this application, the majority of the surrounding land uses consist of multifamily projects. As such, this Proposed Project has managed all standards and design considerations that are to be compatible with the limits of the surrounding property zone districts. Furthermore, great care has been taken to mitigate any impacts with surrounding land uses within the unique contexts and patterns of the surrounding neighborhood. d. The Proposed Project supports stated community goals P97 VI.A. 37 As affordable housing is one of, if not the highest priority stated community goal generally and specifically in the AACP, this project supports this goal. e. The Proposed Project complies with all other applicable requirements of the Land Use Code All applicable and relevant requirements for the review of this project under the Code are consolidated and presented for compliance within this application. It is the opinion of the Applicant’s representative and project team that the Proposed Project complies with regulations under the Code. f. The Proposed Project receives all development allotments required by Chapter 26.470, Growth Management Quota System As an affordable housing project not being developed for mitigation or certificate purposes, no development allotments are required. B. Amendments to Official Zone District Map – Rezoning (Chapter 26.310) The Property is currently zoned R-15 with no other governing approvals affecting the development of the Property. To develop the affordable housing project, the zoning will need to be amended to a zone district allows for multifamily residential use. Through conference with Community Development, rezoning the project to AH/PD will both accommodate the multifamily affordable housing and lock-in the approval standards specific to the project being proposed through this application. 1. Rezoning – Procedure for amendment (26.310.060) As provided for in Section 26.310.060 of the Code, the City of Aspen, as ownership of more than 50% of the property, is initiating an amendment to the Official Zone District Map (Rezoning) for the Property to AH/PD. Under Public Project Review, Rezoning will be a two-step process – first a public hearing before the P&Z and then before City Council. The review standards are as follows: 2. Rezoning - Standards of review (26.310.090) The Proposed Project meets each of the following standards of review for consideration, and as presented in Section III of this application and through other review criteria: a. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. P98 VI.A. 38 As presented in Section III of this application and presented in response to other review standards herein, the proposed rezoning of the property to AH/PD is appropriate based on the surrounding neighborhood zone districts, land use patterns and neighborhood characteristics. In all directions from the Property on West Main Street, the majority of properties in the area are of a multifamily land use type and varying between RMF and AH/PD, both of which accommodate the properties’ respective multifamily uses. The proposed design for this development also provides for an architectural vernacular that is neighborhood appropriate and references the existing character of the West Main Street area, with a two (2)- story form from the pedestrian and vehicular perspective. 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. As evidenced through letters to serve furnished from all utility providers (Exhibits 2, Appendix B), and all other public facility demands, as assessed through other review standards and reports provided as part of this application, the added demand of this Proposed Project would not exceed the respective capacities nor would the demand be out of line with the character of the neighborhood and area development patterns otherwise. c. Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. The proposed rezoning and respective Proposed Project would not result in significant adverse impacts on the natural environment. The Proposed Project associated with the rezoning request has maintained, to the greatest degree possible, the existing flat topography of the Property. Any vegetation removal will be replaced or enhanced at least at a 1:1 ratio as required for tree mitigation. Great care will be taken to protect the pioneer spruce tree at the corner of West Main and 7th Streets. 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. As an affordable housing project that meets the criteria and design goals described in this section of and throughout the overall application, the requested zoning amendment is consistent and compatible with the character of the neighborhood and larger community as well as in harmony with the public interest, AACP, City Council goals and the intent of the Code. P99 VI.A. 39 C. Planned Development (Chapter 26.445) The subject Property is current zoned R-15. In order to rezone the property to AH/PD, a Planned Development must be approved and adopted pursuant to Chapter 26.445 of the Code. The Planned Development Agreement and Plat will establish and memorialize the new development rights and dimensional standards associated with this Proposed Project. The requirements for both the Project Review and Detailed Review are submitted concurrently in this application. Likewise, both the Project and Detailed Reviews will occur over a two-step process, first before the P&Z and lastly before the City Council. 1. Project Review Standards (26.445.050) The Proposed Project is compliant with each of the following standards as required by the Planned Development Review Standards: a. Compliance with Adopted Regulatory Plans. The proposed development complies with applicable adopted regulatory plans. The Proposed Project complies with all related adopted regulatory plans. The project accommodates the residential design standards for integration and appropriate scale and orientation into the surrounding neighborhood and historical contexts – namely the presence of historic scales and architectural characters associated with West Main Street and the surrounding multifamily residential neighborhood. Most relevant is the Proposed Project’s compliance with numerous criteria of the Aspen Area Community Plan. As an affordable housing development, the Proposed Project responds satisfies perhaps the most critical goal in the AACP along with other stated goals and priorities of the City of Aspen. Furthermore, the project is financed as a PPP through the federal LIHTC program, providing for subsidized funding to reduce the cost, liability and responsibility to the City. b. Development Suitability. The proposed Planned Development prohibits development on land unsuitable for development because of natural or man-made hazards affecting the property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snow slide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable for development if adequate mitigation techniques acceptable to the City Engineer are proposed in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation techniques may be accepted for this P100 VI.A. 40 standard. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. As noted previously and as provided for in the HP Kumar Geotechnical Report, Phase I ESA and Geologic Hazards Review (Exhibits 4 and 5, Appendix B) there is no expectation for the presence any hazards that would warrant the flat, in-town site as unsuitable for development Property. These reports also concluded that no other natural or man-made hazards impact the site, nor should any be present that harm the health, safety, or welfare of the community. As prescribed by HP Kumar, provided for in this Code criterion and within the Engineering Standards, all measures will be taken, and any mitigation techniques employed during construction. c. Site Planning. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: i) The site plan responds to the site’s natural characteristics and physical constraints such as steep slopes, vegetation, waterways, and any natural or man-made hazards and allows development to blend in with or enhance said features. The Site Plan provided as Exhibit 2 in Appendix C is compatible with the area context, visual character and general goals of outlined in this Code and other adopted regulatory plans related to site planning and design. ii) The project preserves important geologic features, mature vegetation, and structures or features of the site that have historic, cultural, visual, or ecological importance or contribute to the identity of the town. The Proposed Project accommodates a development that preserves, to the greatest degree possible, the existing topography, mature vegetation – specifically the pioneer spruce true in proximity to the southeast corner of the Property – as well as an interface with the pubic realm that maintains the streetscape character and pattern in this area of town. No existing structures exist on the Property that warrants preservation for historical or cultural reasons. iii) Buildings are oriented to public streets and are sited to reflect the neighborhood context. Buildings and access ways are arranged to allow effective emergency, maintenance, and service vehicle access. The site plan of the Proposed Project ensures that the building and access to the building is oriented towards the street, enhancing the context of the neighborhood, and maintaining the orthogonal organization of the town grid in all directions around this important intersection at the entrance to Aspen from the west. The building footprint is pulled towards the front lot lines of P101 VI.A. 41 the primary corner of the Property, matching the pattern of the mixed residential neighborhood. The site plan design follows best practices in pedestrian oriented neighborhood design, expressing the building at the human pedestrian scale, rather than the vehicular scale. The parking for the Proposed Project, as described elsewhere throughout this application, is provided in the West Main Street right-of-way in order to overcome existing neighborhood pressures and constraints, while also enhancing the relationship of the residential roadway with the pattern of development in the neighborhood. The site design and proposed parking arrangement provides appropriate access to all areas of the site for emergency vehicles, along with service and maintenance vehicles such as trash/recycling removal and snow plowing. d. Dimensions. All dimensions, including density, mass, and height shall be established during the Project Review. A development application may request variations to any dimensional requirement of this Title. In meeting this standard, consideration shall be given to the following criteria: i) There exists a significant community goal to be achieved through such variations. Affordable housing development is a significant community goal. Designed to best conform to the architectural style of the West Main Street area, the proposed variations in dimensional standards associated with the Proposed Project accommodate a high quality living experience for the residents, while also complementing the mass, scale and general character of the neighborhood. ii) The proposed dimensions represent a character suitable for and indicative of the primary uses of the project. As noted above and represented in the site planning and architectural material in Appendix C, the proposed dimensions represent a character, style, massing and scale that is indicative of the primary multifamily use of the project, while also anchoring the important corner of the West Main and 7th Street intersection. iii) The project is compatible with or enhances the cohesiveness or distinctive identity of the neighborhood and surrounding development patterns, including the scale and massing of nearby historical or cultural resources. The pattern of development in and around West Main Street neighborhood is a mix of uses, including a significant amount of free-market and affordable multifamily uses. As noted above and represented in the site planning and architectural material in Appendix C, the Proposed Project complements the P102 VI.A. 42 mass, scale and general character of the neighborhood. Specifically, the perspective of the building from the public realm at the West Main and 7th Street intersection is a strong two-story mass and a height that complements the neighboring properties. The building is pulled tight the property boundaries, enhancing the sidewalk pedestrian relationship with the ground level entry porches of the building. iv) The number of off-street parking spaces shall be established based on the probable number of cars to be operated by those using the proposed development and the nature of the proposed uses. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development, and the potential for joint use of common parking may be considered when establishing a parking requirement. With only one (1)-bedroom units proposed for the project, parking is provided to accommodate one (1) vehicle per unit. The Property is located in an area with extensive multimodal opportunities, including a bus stop, We- cycle station, and within close proximity to the downtown core. The proposed sidewalk improvements will enhance pedestrian connectivity for the residents and, neighborhood and larger community to these facilities as well as downtown Aspen. Biking racking and storage will also be provided on site to further reduce the reliance on vehicle usage. The Mobility Plan and TIA results provided for in the appendices of this application conclude the extent to which alternative transportation means are accommodated in the design of the Proposed Project. The TIA calculations provide an excess of over 24 TIA Credits. These described results along with the opinion of the Project’s transportation engineer provide the basis that the number of parking spaces is appropriate for the probable number of cars to be operated by those using the proposed development and the nature of the proposed uses. Lastly, as a rental housing facility, the property will be managed to ensure that only one car is permitted per residential unit. v) The Project Review approval, at City Council’s discretion, may include specific allowances for dimensional flexibility between Project Review and Detailed Review. Changes shall be subject to the amendment procedures of Section 26.445.110 – Amendments. As a Major Public Project, this application is consolidated to include both Project Review and Detailed Review material. The application does request a ten percent (10%) increase to all proposed floor area and site area calculation standards to be implemented under the AH/PD zoning. It should be noted that at this point of conceptual design that the requested 110% of dimensional P103 VI.A. 43 increases are well within the governing and related zoning standards for the Property. e. Design Standards. The design of the proposed development is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: i) The design complies with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. The Proposed Project is exclusively multifamily in use and not historic or within a historic district. It therefore conforms to the Residential Design Standards for multifamily development. The site and architectural designs meet all of the criteria of these standards. The compliance with these standards can be found in Section IV.F of this application. Furthermore, and in addition to these standards, the project design takes cues and guidance from the character and context of the surrounding neighborhood, unique site conditions and other best practices that are applicable to this Proposed Project, on this site, and in the West Main Street neighborhood. ii) The proposed materials are compatible with those called for in any applicable design standards, as well as those typically seen in the immediate vicinity. Exterior materials are finalized during Detailed Review, but review boards may set forth certain expectations or conditions related to architectural character and exterior materials during Project Review. As described previously and presented in the architectural plan set provided in Exhibit 4 of Appendix C, the cladding material and architectural character of the Proposed Project references the historic character of the West Main Street Area, while also acknowledging a modern application of the style. Aside from the historic references with the design and material selections, the mass and scale of the proposed design also reflect the character and style indicative of the West Main Street neighborhood. f. Pedestrian, bicycle and transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on existing or proposed pedestrian, bicycle, and transit facilities. The City may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. The proposed design improves pedestrian, bicycle and access to transit facilities. The project will construct a new sidewalk and curb and gutter at the P104 VI.A. 44 both the West Main and 7th Street right of ways as required, the former of which is currently non-existent. The alignment of the sidewalk will seamlessly tie into the sidewalks fronting the properties to the west and north. The existing curb-cut off of West Main Street for current vehicular access to the property will be abandoned and replaced with a detached sidewalk and curb and gutter condition the length of the West Main property boundary. This change will further enhance pedestrian and bicycle ease of use and connectivity for the Property and the neighborhood to the west. The Proposed Project is designed with ample storage for residents’ material items, including bike storage, in order to encourage bicycle transit rather than vehicular use. Additional considerations related to multi-modal aspects of the project are presented in Section IV.E, Transportation and Parking, of this application as well as the Transportation Impact Analysis in Exhibit 6 of Appendix B. g. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the project to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. The engineering design and mitigation techniques of the Proposed Project associated with this planned development will comply with the requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen URMP. As provided for in this application respectively as Exhibits 2 and 3 of Appendix B, a Preliminary Engineering Report for the Property as well as a Preliminary Drainage Report, identifying how grading drainage and stormwater will be designed and managed per the URMP have been completed. Any additional and specific designs, mitigation techniques and implementation timelines required by the City Engineer will be defined and documented within the final Development Agreement for the Proposed Project. The Engineering Plan set provided as Exhibit 3 in Appendix C provides full design detail of all Engineer and URMP standards. h. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. The City Engineer may require specific designs, mitigation techniques, and implementation timelines be defined as part of the Detailed Review and documented within a Development Agreement. P105 VI.A. 45 Letters to serve (located in Exhibit 2 of Appendix B) have been furnished by each of the utility providers pertinent to the site and the scope of this proposed development, acknowledging that the adequate capacity is available within each of the respective systems to service the project. Any localized improvements or localized upgrades to public infrastructure and facilities in order to gain service access to the property will be at the sole cost of the developer. i. Access and Circulation. The proposed development shall have perpetual unobstructed legal vehicular access to a public way. A proposed Planned Development shall not eliminate or obstruct legal access from a public way to an adjacent property. All streets in a Planned Development retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. As described in Section III.E of this application, vehicular parking will be provided in the West Main Street right-of-way. However, the Proposed Project will retain unobstructed legal vehicular access, byway of abandoning the currently existing curb cut off of West Main Street and preserving the future ability to provide vehicular access to the Property via the alley. This location, the layout and dimensions meet the Engineering Department as well as the Fire Department standards to ensure adequate emergency access. There are no streets or security gates associated with this proposed Planned Development. 2. Detailed Review Standards (26.445.070) The Proposed Project is compliant with each of the following standards as required by the Planned Development Detailed Review Standards: a. Compliance with Project Review Approval. The proposed development, including all dimensions and uses, is consistent with the Project Review approval and adequately addresses conditions on the approval and direction received during the Project Review. As a Major Public Project, both the Project Review and Detailed Review are consolidated and consistent throughout this one (1) application for review by the P&Z and City Council. b. Growth Management. The proposed development has received all required GMQS allotments, or is concurrently seeking allotments. As an affordable housing project not being developed for mitigation or certificate purposes, no development allotments are required as there is no annual limit on affordable housing allotments. c. Site Planning and Landscape Architecture. The site plan is compatible with the context and visual character of the area. In meeting this standard, the following criteria shall be used: P106 VI.A. 46 i) The landscape plan Exhibits a well-designed treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. Vegetation removal, protection, and restoration plans shall be acceptable to the Director of Parks and Open Space. The Proposed Project accommodates a development that preserves, to the greatest degree possible, the existing topography, mature vegetation – specifically the pioneer spruce true in proximity to the southeast corner of the Property – as well as an interface with the pubic realm that maintains the streetscape character and pattern in this area of town. Any mature vegetation that must be removed will be replaced in equal amounts or exceed the replacement mitigation requirement. A new detached sidewalk along the extent of the southern property line is proposed. The landscape and planting plan also introduces ample quantity and variety of plant species that are suitable to the climate as well as appropriately introduced to this Property and the surrounding context of the neighborhood. ii) Buildings and site grading provide simple, at-grade entrances and minimize extensive grade changes along building exteriors. The project meets or exceeds the requirements of the Americans with Disabilities Act and applicable requirements for emergency, maintenance, and service vehicle access. Adequate snow storage is accommodated. As previously described and depicted in the design drawing sets in Appendix C, the existing flat, but slightly sloping site and proposed grading plan provides on-grade access to all ground level units at all areas around the building. All access to these units exceeds ADA requirements and has been initially reviewed by the Building Department for compliance. As streets front the Property on two sides and an alley in the rear, emergency and service access is more than adequate and meets any requirements. Open space off the alley provides ample area for any onsite snow storage. iii) Energy efficiency or production features are integrated into the landscape in a manner that enhances the site. No energy or production features are present within the site plan and landscape design. It has been contemplated that energy systems infrastructure such as photovoltaic panels will be introduced into the building architecture of the Proposed Project. If such systems are incorporated during mechanical design, any surface or building mounted elements will be integrated and/or screened in to the respective designs to ensure enhancement and visual appropriateness. iv) All site lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. P107 VI.A. 47 All lighting will meet the City’s outdoor lighting standards, and screening from other properties has been considered in the site plan and landscape designs to mitigate any fugitive light. The compliant lighting plan is presented as part of the site planning and landscape design documents in Exhibit 2 of Appendix C. v) Site drainage is accommodated for the proposed development in compliance with Title 29 – Engineering Design Standards and shall not negatively impact surrounding properties. All site drainage stormwater will be accommodated entirely on the Property, as reported in the Preliminary Drainage Report, meeting Engineering Design Standards and the City’s URMP. d. Design Standards and Architecture. The proposed architectural details emphasize quality construction and design characteristics. In meeting this standard, the following criteria shall be used: i) The project architecture provides for visual interest and incorporates present-day details and use of materials respectful of the community’s past without attempting to mimic history. As described previously and presented in the architectural plan set provided as Exhibit 4 in Appendix C, the architectural design and character of the Proposed Project references the context of Aspen present in this area of town, while not mimicking actual history. The design includes present-day detailing and features to enhance the performance, function and livability of the building to the greatest degree possible. In addition to respecting the community and the neighborhood’s past character, the mass and scale of the proposed design also reflect the current character and style indicative of the West Main Street neighborhood. ii) Exterior materials are of a high quality, durability, and comply with applicable design standards, including those outlined in Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design Standards, and Chapter 26.415, Historic Preservation. As described previously and presented in the architectural plan set provided in Exhibit 4 of Appendix C, the cladding material and architectural character of the Proposed Project references the historic character of the West Main Street Area, while also acknowledging a modern application of the style. All materials are of high quality and durability. Aside from the historic references with the design and modern material selections, the mass and scale of the proposed design also reflect the character and style indicative of the West Main Street neighborhood. The proposed design also conforms to the Residential Design Standards for multifamily development. The site and architectural designs meet all of the criteria of these standards. P108 VI.A. 48 iii) Building entrances are sited or designed to minimize icing and snow shedding effects. All building and unit entrances are design to minimize icing and snow shedding at primary access and circulation areas. iv) Energy efficiency or production features are integrated into structures in a manner that enhances the architecture. No energy or production features are present within the site plan and landscape design. It has been contemplated that energy systems infrastructure such as photovoltaic panels will be introduced into the building architecture of the Proposed Project. If such systems are incorporated during mechanical design, any surface or building mounted elements will be integrated and/or screened in to the respective designs to ensure enhancement and visual appropriateness. v) All structure lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. All exterior lighting shall comply with the City’s outdoor lighting standards. All lighting will meet the City’s outdoor lighting standards, and light fixture locations and screening have been considered in the site plan, landscape design and building design to mitigate any fugitive light upon surrounding properties and streets. The compliant lighting plan is presented as part of the site planning and landscape design documents in Exhibit 2 of Appendix C. e. Common Parks, Open Space, Recreation Areas, or Facilities. If the proposed development includes common parks, open space, recreation areas, or common facilities, a proportionate, undivided interest is deeded in perpetuity to each lot or dwelling unit owner within the Planned Development. An adequate assurance through a Development Agreement for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a prohibition against future development is required. Onsite open space will be provided, but will not be prorated between residential units at this point, as the units are rental and will not be identified as individual legal real property interests. The maintenance and upkeep of open space and common elements will be the responsibility of the property management entity, as required by the Development Entity under the LIHTC program. This program further requires annual audits for operating and maintenance reserves and the diligent use of those respective funds. The Operations and Maintenance letter furnished by the Applicant as Exhibit 9 in Appendix B details the required maintenance protocols for the Property under the LIHTC program. P109 VI.A. 49 f. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle, and transit facilities. These facilities and improvements shall be prioritized over vehicular facilities and improvements. Any new vehicular access points minimize impacts on existing pedestrian, bicycle and transit facilities. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of the Project Review and as otherwise required in the Land Use Code. These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements and to determine any required cost estimating for surety requirements, but do not need to be detailed construction documents. As addressed in the Project Review response to this standard, the proposed design improves pedestrian, bicycle and access to transit facilities. The project will construct a new sidewalk and curb and gutter at the West Main Street right of way, which is currently non-existent. The alignment of the sidewalk will tie into that fronting the property to the west. No curb cuts are proposed for the Property, in fact the existing curb cut will be vacated, reducing the impact and usage of vehicular transit. The Proposed Project is designed with ample storage for residents’ material items, including bike storage, in order to encourage bicycle transit rather than vehicular use. Additional considerations related to multi-modal aspects of the project are presented in Section IV.E, Transportation and Parking, of this application as well as the Transportation Impact Analysis in Exhibit 6 of Appendix B. g. Engineering Design Standards. There has been accurate identification of engineering design and mitigation techniques necessary for development of the proposed subdivision to comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. The engineering design and mitigation techniques of the Proposed Project associated with this planned development will comply with the requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen URMP. As provided for in this application respectively as Exhibits 2 and 3 of P110 VI.A. 50 Appendix B, a Preliminary Engineering Report for the Property as well as a Preliminary Drainage Report, identifying how grading drainage and stormwater will be designed and managed per the URMP have been completed. Any additional and specific designs, mitigation techniques and implementation timelines required by the City Engineer will be defined and documented within the final Development Agreement for the Proposed Project. The Engineering Plan set provided as Exhibit 3 in Appendix C provides full design detail of all Engineer and URMP standards. h. Public Infrastructure and Facilities. The proposed Planned Development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Any specific designs, mitigation techniques, and implementation timelines as required during Project Review comply with the applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen Urban Runoff Management Plan (URMP). These plans shall provide sufficient detail to determine if the design or mitigation concept complies with the intent of the requirements, but do not need to be detailed construction documents. Letters to serve (Exhibit 2, Appendix B) have been furnished by each of the utility providers pertinent to the site and the scope of this proposed development, acknowledging that the adequate capacity is available within each of the respective systems to service the project. As noted above is Section III.C of this application, the Project Engineer has confirmed that all utilities are available and reasonable proximity to the site. At this point, there is no expectation for a need to upgrade utility infrastructure beyond the localized improvements to get respective service to the Property. If determined necessary, any localized improvements or localized upgrades to public infrastructure and facilities in order to gain service access to the property will be at the sole cost of the developer. The engineering design and mitigation techniques of the Proposed Project associated with this planned development will comply with the requirements of Municipal Code Title 29 – Engineering Design Standards and the City of Aspen URMP. As provided for in this application as Exhibits 2 and 3 of Appendix B, a Preliminary Engineering Report for the Property as well as a Preliminary Drainage Report, identifying how grading drainage and stormwater will be designed and managed per the URMP have been completed. Any additional and specific designs, mitigation techniques and implementation timelines required by the City Engineer will be defined and documented within the final Development Agreement for the Proposed Project. i. Phasing of development plan. If phasing of the development plan is proposed, each phase shall be designed to function as a complete P111 VI.A. 51 development and shall not be reliant on subsequent phases. Phasing shall insulate, to the extent practical, occupants of initial phases from the construction of later phases. All necessary or proportionate improvements to public facilities, payment of impact fees and fees-in-lieu, construction of any facilities to be used jointly by residents of the Planned Development, construction of any required affordable housing, and any mitigation measures. No phasing is contemplated for the Proposed Projected associated with this Planned Development. D. Growth Management Quota System (Chapter 26.470) The Proposed Project at 802 West Main Street consists entirely of affordable housing. As such, the Proposed Project does not require the allocation of allotments as there is no annual limit for affordable housing development pursuant to Section 26.470.040.B of the Code. Certain Sections of Chapter 26.470 are required for review with respect to the development of affordable housing. Those pertinent Chapter 26.470 Sections are addressed as follows: 1. General Review Standards (26.470.080) As noted above, only certain standards of this Chapter are applicable to the review for affordable housing development. The Proposed Project is compliant with each of the standards in this Section 26.470.080, which are either not applicable to the project as an affordable housing project, or are addressed elsewhere in this application. One subsection standard in this Section does require specific addressing as follows: a. Affordable Housing Mitigation (26.470.080.D.7.g). Each unit provided shall be designed such that the finished floor level of fifty percent (50%) 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 All of the affordable units provided as part of this Proposed Project are designed such that fifty percent (50%) or more of the unit’s net livable area is at or above natural or finished grade, whichever is higher. 2. Planning and Zoning Commission applications (26.470.100) The Proposed Project is a newly built affordable housing facility that is not for the purposes of mitigation or the creation of a Certificate of Affordable Housing Credit. P112 VI.A. 52 Therefore the only applicable standards within 26.470.100 are found in subsection D of the Code as follows: a. Affordable housing. The development of affordable housing deed- restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines 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. i) The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. 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 Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. The Proposed Project is in partnership with the City of Aspen and financed using the federal Low Income Housing Tax Credit program. As such, the project will be deed restricted and rented to renters qualified under both the APCHA Affordable Housing Guidelines and the federal LIHTC guidelines for income levels and respective rental rates. E. Transportation and Parking (Chapter 26.515) As described in greater detail in Sections III.E, Transportation and Parking, and IV.C, Planned Development, of this application, transportation and parking provisions are being requested for review as part of the Planned Development. A Minor Transportation Impact Analysis (TIA) has been completed for the Proposed Project and is included as part of the Mobility Plan, each of which are provided for as Exhibit 6 of Appendix C and Exhibit 2 of Appendix C. A CDOT Transportation Impact Study and separate parking assessment were P113 VI.A. 53 also conducted by the Project’s Transportation Engineer, the results of which are provided as Exhibits 7 and 8 in Appendix B of this application. The responses to the standards of this Chapter are included to provide a baseline requirement and justification for any variations from those requirements to be approved through the Planned Development. 1. Parking Requirements (26.515.040) a. General requirements. All development shall accommodate its projected parking impacts as provided in this Chapter. The Proposed Project accommodates the projected parking impact and needs of the use, management considerations and other mitigating factors such as location, access to multimodal transportation options and other on-site factors. b. Parking Requirement Minimums and Maximums. Through the proposed Planned Development, this application is requesting approval for a number of parking units that meets the Code requirements in terms of quantity of units created, and is not below the minimum or above the maximum, as prescribed in Table 26.515-1 of this Section. The parking units are provided off-site as described in Section III.E above and presented in Exhibits 2 and 3 in Appendix C of this application. c. Parking Requirement Calculation. Parking Requirements shall be met for each use according to Table 26.515-1, where requirements are calculated as Parking Units (defined in Section 26.515.010.B): Table 26.515-1 of this Section prescribe the accommodation of fifteen (10) Parking Units by way of the following calculation: 10 – one-bedroom units * 1 Parking Unit – 0 – parking unit reduction for TIA Credits = 10 Parking Units d. Parking Requirement when 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 whole additional on-site parking or mobility commitment credit. There is no fractional unit that results in the required parking calculation for this Proposed Project. 2. Meeting Parking Requirements (26.515.050). In accordance with the criteria of this Code Section, the Proposed Project’s Parking Requirement is subject to establishment of a Planned Development final P114 VI.A. 54 development plan, and therefore the review is subject to Chapter 26.445, Planned Development, of the Code. Through the Planned Development Review, Parking Requirements will be satisfied through the following provisions: a. 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. No Cash-in-lieu payments are requested for any parking deficit associated with the Proposed Project. b. On-Site Parking. May be provided on-site in applicable zone districts, 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. The Proposed Project is not providing on-site parking as a result of constraints and other impacts within the neighborhood, as described in greater detail in Section III.E above. Through the extensive public outreach process, and byway of regular check-ins and reviews with City Council at work sessions during the public outreach process, it was concluded that making improvements in the West main Street right-of-way to accommodate the Project’s parking was the best solution for the Property and the surrounding neighborhood. The provision of ten (10) on-street parking spaces equates to one-hundred percent (100%) of the Requirement, which is allowed for in the Property’s location pursuant to Table 26.515-2 of this Section. It is also important to note that open space along the alley frontage at the rear of the Property is proposed to remain modestly improved with landscape features to accommodate a future need or requirement to locate the ten (10) parking spaces from the West Main Street right-of-way to a head-in condition off of the alley and entirely on-site. c. Off-Site Parking. Off-site parking may be counted toward the requirement, provided that a Shared Parking Agreement and a shared- parking analysis, as approved by the Community Development Director, is executed. Off-site parking in the form of on street parking in the West Main Street right- of-way is proposed to accommodate the parking requirements for the Project. As described elsewhere, this parking solution has been vetted through public outreach, extensive neighborhood stakeholder meetings and has been addressed by the Project’s Transportation Engineer in terms of function and safety. The takeaways from these efforts have also been reviewed by the City of Aspen Engineering and Parking Departments, as well as presented to City Council P115 VI.A. 55 during the public outreach process as described in Section II.D above and in Exhibit 1 of Appendix B of this application. The off-site parking is not shared parking per se, however replacement parking has been accommodated as described and presented in Section III.E above and Exhibits 2 and 3 in Appendix C of this application. The West Main Street right-of-way improvements proposed to accommodate the on street parking associated with the Proposed Project have actually created a net increase in public parking and formalized the parking layout in the area of the neighborhood adjacent to the Property. d. Mobility Commitments. Mobility Commitments, as defined in Section 26.515.010.B, may be provided, as follows: i) Where projects are TIA exempt, pre-approved alternative mobility measures may be provided to satisfy Parking Units as outlined by zone district in Table 26.515-2. This project is not TIA exempt. ii) Where projects are TIA subject, pre-approved alternative mobility measures generated over minimum requirements may be provided to satisfy Parking Units as outlined by zone district in Table 26.515-2. The TIA provided as Exhibit 6 in Appendix B presents the generation of 33.13 total points resulting from MMLOS and TDM strategies as described in Section III.F of this application. The Project only required 9 (9) points, resulting in a surplus of 24.13 points, or TIA Credits. It request that this significant surplus of Credits be considered along with the other factors and constraints born out of the neighborhood outreach process for the proposed on-street parking to satisfy all parking requirements associated with the Proposed Project. 3. Off-Street Parking Requirements (26.515.070) a. Applicability. Where off-street parking spaces are provided as part of a Mobility Plan, the regulations in Sections 26.515.070.(B – I) apply. As the Proposed Project is subject to establishment by adoption of a Planned Development final development plan pursuant to Chapter 26.445, Planned Development, any variations to the following off-street parking requirements as described below will be addressed through the Planned Development Review. b. General. Each off-street parking space shall consist of an open area measuring eight and one half (8½) feet wide by eighteen (18) feet long and seven (7) feet high with a maximum longitudinal slope of twelve percent (12%) and a maximum cross slope of five percent (5%). Each parking space, except those provided for detached residential dwellings and duplex dwellings, shall have an unobstructed access to a street or alley. Off-street parking provided for multi-family dwellings which do not share a common parking area may be exempted from the unobstructed P116 VI.A. 56 access requirement subject to special review pursuant to Chapter 26.430, Special review and the standards set forth at Section 26.515.040, Special review standards, below. Off-street parking must be paved with all- weather surfacing or be covered with gravel. For residential development, a grass ring or grass-paver-type surface may be used. All parking shall be maintained in a usable condition at all times. All development or redevelopment must be in conformance with, or bring existing parking into conformance with, Engineering Design Standards, including but not limited to the access requirements outlined in Chapter 4 Transportation Design. The parking spaces provided as part of the Proposed Project, in the form of on-street parking in the West Main Street right-of-way, satisfy each of the above standards for park space dimensions, clearances and slopes. Each of the parking spaces provided has unobstructed access to a street. The parking surface will be outfitted with all-weather surfacing and will be maintained in a usable condition at all times. The development will be in compliance with all Engineering Design Standards including but not limited to the access requirements outlined in Chapter 4, Transportation Design, or will have been approved by Engineering under the considerations of a Planned Development review. c. Use of off-street parking. Parking spaces shall be used for the parking of vehicles and shall not be used for non-auto related uses such as storage units or trash containers. No off-street parking area shall be used for the sale, repair, dismantling or servicing of any vehicles, equipment, materials or supplies, nor shall any such activity adjacent to off-street parking spaces obstruct required access to off-street parking areas. The proposed on-street parking spaces will be exclusively used for parking of vehicles and no other uses or activities at all times. If for any reason and at any time, the City requires the parking spaces to be relocated to the rear of the Property adjacent to the alley, these same use requirements will be upheld and in compliance. d. Location of off-street parking. Off-street parking shall be located on the same parcel as the principal use or an adjacent parcel under the same ownership as the lot occupied by the principal use. For all uses, parking shall be accessed from an alley or secondary road, where one exists unless otherwise established according to this Chapter. The parking units are proposed as on-street parking spaces in the West Main Street right-of-way. If at any point the City requires the parking spaces to be relocated to the rear of the Property adjacent toe the alley, then at that point all off-street parking will be located on the same parcel as the principal use with access from the only road with adjacency to the Property. e. Detached and duplex residential dwelling parking. Off-street parking provided for detached residential dwellings and duplex dwellings is not P117 VI.A. 57 required to have unobstructed access to a street or alley, but shall not block access of emergency apparatus to the property or to structures located on the property. This allows for "stacking" of vehicles where a vehicle is parked directly behind another. As the Proposed Project is not a detached or duplex residential use, but rather multi-family, this standards is not applicable. f. State Highway 82 off-street parking. All parking required for uses fronting State Highway 82 shall, if an alley exists, be accessed from the alley and shall not enter from or exit onto State Highway 82. Although the Property is adjacent to Highway 82, West Main Street serves as the frontage of the Property per the Code definition of front lot line. No parking is accessed directly from State Highway 82, but rather from the right-of-way on West Main Street. All engineered offsets and site lines from this intersection have been incorporated into the site plans in Exhibits 2 and 3 of Appendix C and are addressed in the TIA provided as Exhibit 6 of Appendix B. If at any point the City requires the parking spaces to be relocated to the rear of the Property adjacent toe the alley, then at that point all off-street parking will be compliant with this Code standard. g. Surface parking. Surface parking is prohibited or requires conditional use review as a principal use of a lot or parcel in some Zone Districts (See Chapter 26-710). Where surface parking is permitted and eight (8) or more spaces are provided, the parking area shall include one (1) tree with a planter area of twenty (20) square feet for each four (4) parking spaces. Planter areas may be combined, but shall be proximate to the parking spaces. The Planning and Zoning Commission may waive or modify this requirement on a per case basis. Parking within structures is exempt from this landscaping provision. The parking units are proposed as on-street surface parking spaces in the West Main Street right-of-way. To accommodate the one (1) tree and twenty (20) square foot planter area per every four parking spaces, significantly more trees and planted area will be located in proximity to the parking area and soften the transition of the parking area to the surrounding landscaped areas and sidewalk to the north. This design is presented in Exhibit 2 of Appendix C of this application and will be reviewed under the Planned Development review. If at any point the City requires the parking spaces to be relocated to the rear of the Property adjacent toe the alley, this standard will also be upheld to accommodate that surface parking condition. h. Restrictions on drainage, grading and traffic impact. Off-street parking spaces shall be graded to ensure drainage does not create any flooding or water quality impacts and shall be provided with entrances and exits so as to minimize traffic congestion and traffic hazards. P118 VI.A. 58 The on-street parking spaces proposed will be graded and meet all Engineering Design Standards to ensure drainage does not result in flooding or other water quality impacts. The layout of the on-street parking spaces have been engineered to ensure no conflicts or congestion with West Main Street traffic flow as described in the TIA provided as Exhibit 6 in Appendix B of this application. If at any point the City requires the parking spaces to be relocated to the rear of the Property adjacent toe the alley, this standard will also be upheld to accommodate that surface parking condition. i. Restrictions on lighting. Lighting facilities for off-street parking spaces, if provided, shall be arranged and shielded so that lights neither unreasonably disturb occupants of adjacent residential dwellings nor interfere with driver vision. All outdoor lighting shall comply with the outdoor lighting regulations, Section 26.575.150. There is no proposed lighting facilities associated with the proposed on-street parking spaces, beyond what may be required by the City Engineering Department. F. Residential Design Standards – Multi-family (Chapter 26.410) The Proposed Project sufficiently responds to the intent and purpose of the Multi- family Residential Design Standards (26.410.040) of this Chapter. A completed Residential Design Standards Checklist is provided as Exhibit 10 of Appendix A in this application. Specific and detailed responses to each standard provided for in the RSD Checklist, along with the Code Standards provided for in Section 26.410.040 are as follows: 1. Building Orientation (Flexible) The building orientation of the Proposed Project satisfies the intent and requirements of this standard. The Property is located on a significant corner lot at the southern entrance to Aspen “s curve” at the corner of West Main and 7th Streets. The building is oriented with the street-facing facades parallel lot line, creating an engaging streetscape between the building and the public realm. As depicted in the site plan and landscape material in Exhibit 2 of Appendix C, the front façades face the street with the entrances and fenestration on the ground level that engage the street and sidewalk at a pedestrian scale. As a result the proposed design fulfills this standard by achieving Strong Orientation with the front façade of the building oriented parallel to the streets at the hard corner. P119 VI.A. 59 2. Garage Access (Non-Flexible) This standard is not applicable to the Proposed Project, as the Property does not provide vehicular access from an alley or private street, nor does it provide any onsite parking. 3. Garage Placement (Non-Flexible) This standard is not applicable to the Proposed Project, as the Property does not provide vehicular access from a public street, nor does it provide any onsite parking. 4. Entry Connection (Non-Flexible) The building design and site design reinforce a strong connection between ground level entrances with the West Main and 7th Street sidewalks and streets, achieving the intent and design purpose of this standard. Furthermore, the building and site designs achieve both options for fulfilling this standard with all ground level entrances being Street Oriented Entrances, as well as all of the ground level entrances opening to the street-facing site design with identifiable entry stoops. 5. Principle Window (Flexible) The intent of this standard is achieved through fenestration patterns of the West Main and 7th Street building façade that contain multiple windows and groupings of windows associated with each of the street facing units. Specifically, each unit on the ground and upper levels present a Street-Facing Principle Window and/or a Window Group that exceed the required dimensional minimums. P120 VI.A. P121 VI.A. A APPENDIX A – APPLICATION DOCUMENTS Exhibit 1. Property Vicinity Map Exhibit 2. Pre-Application Conference Summary from 07.19.2017 Exhibit 3. Disclosure of Ownership (Letter from City Attorney) Exhibit 4. Letter to Represent Exhibit 5. Land Use Application Exhibit 6. Application Fee Payment Agreement Form Exhibit 7. Dimensional Requirements Form Exhibit 8. HOA Compliance Form Exhibit 9. Community Development Fee Waiver Request Form Exhibit 10. Multifamily Residential Design Standards Checklist P122 VI.A. 802 West Main Street – Vicinity Map P123 VI.A. ASLU 802 W. Main Street Major Public Project Parcel ID 273707401016 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Jennifer Phelan, 970.429.2759 DATE: 7.19.17 PROJECT: 802 W. Main REPRESENTATIVE: Chris Everson, Adan Roy DESCRIPTION: The subject property is composed of Lots Q, R, and S, Block 12, City and Townsite of Aspen and is commonly known as 802 W. Main Street. A single family residence is currently located on the property. The lot is within the Infill Area and underlying zoning is Moderate-Density Residential (R-15). Surrounding zone districts include Residential Multi-Family, Medium Density Residential, Mixed-Use, and Affordable Housing PD. The applicant is proposing to develop the site with affordable housing. As an affordable housing project developed by the City in conjunction with a private developer, the applicant is requesting review as a Major Public Project, pursuant to Chapter 26.500, Public Projects. Major Public Project review requires two public hearings, one at the Planning & Zoning Commission and one at City Council. The applicant shall respond to the review standards for Public Projects, as well as the other reviews listed below to ensure a robust consideration of the proposal and to meet one of the general review standards for Public Projects (26.500.070 (3)). The review criteria include all sections of the Land Use Code that would otherwise be applicable to the project in a standard review process, which are listed below. The following reviews will be combined into a two-step process, with a recommendation from the Planning and Zoning Commission and final decision at City Council. Planned Development/Rezoning The applicant would like to rezone the property to Affordable Housing/Planned Development (AH/PD). Rezoning to AH/PD requires the adoption of a Final PD Development Plan, pursuant to Chapter 26.445, Planned Development, which includes both Project Review and Detailed Review. For AH/PD, the dimensional allowances for this property are established through the PD review process, with suggested dimensions related to unit density and FAR noted in Section 26.710.110.D., Dimensional requirements. The applicant will be required to respond to the review standards in Sections 26.310.090, 26.445.050, and 26.445.070 as part of the application. Growth Management The development of affordable housing requires Growth Management Review, pursuant to Section 26.470.100.D. Each unit is required to provide 50% or more of the unit’s net livable area at or above grade. This requirement may be varied through Special Review, pursuant to Chapter 26.430. Parking & Transportation The parking impact requirement for this property is 1 space per unit. The requirement may be satisfied through a variety of options outlined in Section 26.515.040. A reduction in the number of required spaces may be reviewed through the Planned Development process. The applicant is also required to submit a Transportation Impact Analysis (TIA), pursuant to Section 26.515.030. All proposed TIA and parking impact mitigation shall be included in a complete Mobility Plan. P124 VI.A. 2 Residential Design Standards Affordable housing is subject to the multi-family design standards located in Chapter 26.410, Residential Design Standards. Any requested variations from the standards should be included within the application. Additional Requirements/Limitations This project will require Neighborhood Outreach, in addition to traditional public noticing requirements. Pursuant to Chapter 26.600, redevelopment will require compliance with all adopted Impact Fees, including School Lands, Parks, and TDM/Air Quality, as well as the trash and recycle requirements from Municipal Code Section 12.10. This project is not eligible to receive Certificates of Affordable Housing Credits pursuant to Chapter 26.540, as it will be developed in conjunction with a public entity. Section 26.540.030 expressly prohibits Certificates from being established when the City of Aspen or other public entities develop affordable housing. REVIEW PROCESS (ASSUMING COMBINED REVIEWS) Step One (Planning & Zoning Commission) Major Public Project Review recommendation, combined following reviews: • Planned Development • Rezoning • Growth Management • Residential Design Standards • Optional: Special Review Step Two (City Council) Major Public Project Review approval, combined following reviews: • Planned Development Review • Rezoning • Growth Management • Residential Design Standards • Optional: Special Review Land Use Code Section(s) 26.304 Common Development Review Procedures 26.310 Rezoning 26.340.035 Neighborhood Outreach 26.410 Residential Design Standards 26.430 Special Review 26.445 Planned Development 26.470.100.D GMQS – Affordable Housing 26.480.090.E Plat vacation 26.490 Approval Documents 26.515 Transportation and Parking Management 26.575.020 Calculations & Measurements 26.600 Impact Fees 26.710.110 Affordable Housing/Planned Development (AH/PD) And Municipal Code 12.10 Space Allotment for Trash and Recycling Storage P125 VI.A. 3 Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: Land Use Application Below is Land Use Code: Land Use Code Review by: Staff for complete application DRC P&Z for recommendation to Council City Council for approval Public Hearing: Yes, at P&Z and City Council Planning Fees: $10,400 Deposit for 32 hours of staff time (additional hours are billed at a rate of $325/hour). Referral Fees: $1,625 flat fee each for APCHA, Parks, Environmental Health $325 deposit for 1 hour Engineering (additional hours are billed at a rate of $325/hour). Total Deposit: $15,600 (50% = $7,800) (Note that as a city project, this project qualifies for a 50% fee waiver, which should be included as part of the application) To apply, please submit one copy of the completed of the following information: ¨ Completed Land Use Application and signed fee agreement. ¨ Pre-application Conference Summary (this document). ¨ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, 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. ¨ Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ¨ HOA Compliance form (Attached). ¨ A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. P126 VI.A. 4 ¨ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. ¨ An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. ¨ A draft plat, meeting the plat requirements of Chapter 26.490 – Approval Documents. ¨ A description, and depiction as necessary, of the proposed development including a statement of the objectives to be achieved by the Planned Development and a description of the proposed land uses, densities, natural features, traffic and pedestrian circulation, parking, open space areas, landscaping, and infrastructure improvements. ¨ An architectural character plan showing the use, massing, scale and orientation of the proposed buildings, and outlining the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, and other attributes which may significantly represent the proposed development. ¨ A grading and drainage plan showing all grading and how drainage and stormwater is accommodated, and that meets the Conceptual Drainage Plan and Report requirements in the Urban Runoff Management Plan (URMP). ¨ For development subject to 8040 greenline review, a plan of the proposed development which shall depict at a minimum the following information: o The boundary of the property o Existing and proposed improvements o Significant natural features o Existing and proposed grades at two-foot contours, with five-foot intervals for grades over ten percent (10%) o Proposed elevations of the development o A description of proposed construction techniques to be used ¨ A statement specifying the method of maintaining any proposed common areas on the site, including but not limited to common parking areas, walkways, landscaped areas and recreational facilities and what specific assurances will be made to ensure the continual maintenance of said areas. ¨ A description of any proposed project phasing detailing the specific improvements within each phase. ¨ “Ability-to-serve” letters from public and private utility providers that will service the proposed subdivision with potable water, natural gas, electricity, sanitary sewer, storm sewer, and roads stating they can service the proposed subdivision. Ability-to-Serve letters shall be substantially in the following format: The [utility provider] has reviewed the proposed [subdivision name and date of application] subdivision and has adequate capacity to serve proposed development, subject to compliance with the following adopted design standards [reference] and subject to the following adopted tap fee or impact mitigation requirements [reference]. ¨ A statement prepared by a Colorado registered Professional Engineer, and depiction or mapping as necessary, regarding the presence of natural or man-made hazards affecting the property, including P127 VI.A. 5 flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides, mining activity including mine waste deposit, avalanche or snow slide areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could harm the health, safety, or welfare of the community. Areas with slopes in excess of 30% shall require a slope stability study reviewed by the Colorado Geologic Survey. Also see Chapter 29 – Engineering Design Standards regarding identification and mitigation of natural hazards. ¨ A narrative prepared by a Colorado registered Professional Engineer, and depiction or mapping as necessary, describing the potential infrastructure upgrades, alignment, design, and mitigation techniques that may be necessary for development of the site to be served by public infrastructure, achieve compliance with Municipal Code Title 29 – Engineering Design Standards, and achieve compliance with the City of Aspen Urban Runoff Management Plan (URMP). ¨ A statement regarding School Land Dedication requirements of Section 26.620.060 and a description of any lands to be dedicated to meet the standard. ¨ A complete Mobility Plan, including proposed parking impact mitigation and documentation showing the proposal meets all Transportation Mitigation Requirements as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available online at: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Recent- Code-Amendments/. A copy of the tool showing trips generated and the chosen mitigation measures should be included with the application. ¨ If a residential project only: Completed copy of the Residential Design Standard Checklist: http://www.aspenpitkin.com/Portals/0/docs/businessnav/BuildorRemodel/RDS%20Application%20Pac ket.pdf If the copy is deemed complete by staff, the following items will then need to be submitted: ¨ One additional copy of the entire application packet. ¨ Total deposit for review of the application. ¨ A digital copy of all application materials provided in pdf file format. ¨ A 3D model will be required for the public hearing. 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. P128 VI.A. P129 VI.A. July 13, 2017 Jessica Garrow Director of Community Development City of Aspen 130 S. Galena Street, 3rd Floor Aspen, CO 81611 Re: 802 West Main Street – Affordable Housing Planned Development Dear Ms. Garrow: This letter is to serve as authorization for Method Planning + Development to represent Aspen Housing Partners, LLC with the application submission and subsequent proceedings for the Land Use Reviews associated with the development of the property at 802 West Main Street, Aspen, CO 81611. The legal description of the subject property is described as: LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. Aspen Housing Partners, LLC is serving as the Applicant on this matter on behalf of the City of Aspen, the Owner of the subject property, as authorized by the accompanying letter from the City Attorney of the City of Aspen. Please feel free to contact me if you have any further questions regarding this authorizing letter. Sincerely yours, Jason Bradshaw, Manager Aspen Housing Partners, LLC 228 Eastwood Drive Aspen, CO 81611 970.319.9298 P130 VI.A. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT   March, 2017                                                           City of Apen|130 S. Galena St.|(970) 920 5090  ATTACHMENT 2 – LAND USE APPLICATION   PROJECT:    Name:     _______________________________________________________________________________________________    Location:_______________________________________________________________________________________________  Parcel ID # (REQUIRED)    APPLICANT:    Name:     _______________________________________________________________________________________________    Address: _______________________________________________________________________________________________    Phone #:                                     REPRESENTIVATIVE:    Name:  _________________________________________________________________________________________________    Address:________________________________________________________________________________________________    Phone#:     TYPE OF APPLICATION: (Please check all that apply):    EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)        PROPOSAL: (Description of proposed buildings, uses, modifications, etc.)      Have you attached the following?      FEES DUE: $ ______________          Pre‐Application Conference Summary           Attachment #1, Signed Fee Agreement           Response to Attachment #3, Dimensional Requirements Form           Response to Attachment #4, Submittal Requirements – including Written Responses to Review Standards           3‐D Model for large project  All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be  submitted as part of the application. Large scale projects should include an electronic 3‐D model. Your pre‐application conference  summary will indicate if you must submit a 3‐D model.                         GMQS Exemption                                                          Conceptual PUD                                     Temporary Use              GMQS  Allotment                                                          Final PUD (& PUD Amendment)                               Special Review                                                               Subdivision                                                                                                                                                                                                                              Conceptual SPA             ESA – 8040 Greenline, Stream                                     Subdivision Exemption (includes                   Margin, Hallam Lake Bluff,                                            Condominiumization)             Mountain View Plane                                                                                                                      Final SPA (&SPA               Commercial Design Review                                           Lot Split                                                   Amendment)                           Residential Design Variance                                         Lot Line Adjustment                              Small Lodge Conversion/                                                                                                                                                                                     Expansion             Conditional Use                                                                                                                                 Other:  P131 VI.A. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT   March, 2017                                                           City of Apen|130 S. Galena St.|(970) 920 5090  Agreement to Pay Application Fees     An agreement between the City of Aspen (“City”) and     Property                                                                                           Phone No.:    Owner (“I”):                                                                                              Email:     Address of                                                                                                Billing      Property:                                                                                            Address:      (Subject of                                                                               (send bills here)     application)                                                                        I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment  of these fees is a condition precedent to determining application completeness.  I understand that as the property owner that  I am responsible for paying all fees for this development application.    For flat fees and referral fees: I agree to pay the following fees for the services indicated.  I understand that these flat fees are  non‐refundable.    $.___________flat fee for __________________.             $.____________ flat fee for _____________________________    $.___________ flat fee for __________________.            $._____________ flat fee for _____________________________    For Deposit cases only:   The City and I understand that because of the size, nature or scope of the proposed project, it is not  possible at this time to know the full extent or total costs involved in processing the application.  I understand that additional  costs over and above the deposit may accrue.  I understand and agree that it is impracticable for City staff to complete  processing, review and presentation of sufficient information to enable legally required findings to be made for project  consideration, unless invoices are paid in full.    The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to  the City shall be considered by the City as being received by me.  I agree to remit payment within 30 days of presentation of  an invoice by the City for such services.    I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no‐payment.  I agree to pay  the following initial deposit amounts for the specified hours of staff time.  I understand that payment of a deposit does not  render and application complete or compliant with approval criteria.  If actual recorded costs exceed the initial deposit, I  agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly  rates hereinafter stated.    $________________ deposit for_____________ hours of Community Development Department staff time.  Additional time  above the deposit amount will be billed at $325.00 per hour.    $________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the  deposit amount will be billed at $325.00 per hour.    City of Aspen:                         Property Owner:  ________________________________                   _______________________________________________  Jessica Garrow, AICP  Community Development Director                   Name:                    _______________________________________________                    Title:                    _______________________________________________  City Use:  Fees Due: $____Received $_______  P132 VI.A. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT   March, 2017                                                           City of Apen|130 S. Galena St.|(970) 920 5090    ATTACHMENT 3  DIMENSIONAL REQUIREMENTS FORM             Project: ______________________________________________________________________________         Applicant: ______________________________________________________________________________           Location: ______________________________________________________________________________    Zone District: ______________________________________________________________________________           Lot Size:  _______________________________________________________________________________           Lot Area: _______________________________________________________________________________                          (For the purpose of calculating Floor Area, Lot Area may be reduced for areas within the high‐water  mark, easement, and steep slopes.  Please refer to the definition of Lot Area in the Municipal         Code.)                                Commercial net leasable:         Existing: _____________ Proposed: _________________________________  Number of residential units:    Existing: _____________ Proposed: _________________________________  Number of bedrooms:             Existing: _____________ Proposed: _________________________________    Proposed % of demolition (Historic properties only): ______________    DIMENSIONS:           Floor Area:            Existing: _____________ Allowable: ___________Proposed ____________     Principal bldg. height:           Existing: _____________ Allowable: ___________Proposed____________       Access. Bldg. height:            Existing: _____________ Allowable: __________ Proposed_____________               On‐Site parking:            Existing: _____________ Required: ___________Proposed_____________              % Site coverage:            Existing: _____________ Required: ___________Proposed_____________                 % Open Space:            Existing: _____________ Required: ___________Proposed_____________                  Front Setback:           Existing: _____________ Required ____________Proposed _____________                   Rear Setback:            Existing: _____________ Required: ___________Proposed _____________                  Combined F/F:           Existing: _____________ Required ___________ Proposed _____________                    Side Setback:           Existing: _____________ Required: ___________Proposed _____________                    Side Setback:           Existing: _____________ Required ___________ Proposed _____________              Combined Sides:           Existing: _____________ Required ___________ Proposed _____________    Distance between Bldgs.          Existing: _____________ Required: ___________ Proposed _____________                                                Existing: _____________ Required: ___________Proposed: _____________    Existing non‐conformities or encroachments: __________________________________________________  _______________________________________________________________________________________    Variations requested: _____________________________________________________________________  _______________________________________________________________________________________  _______________________________________________________________________________________  P133 VI.A. P134 VI.A. Fee Waiver Request Form City of Aspen Community Development Department This form must be submitted to the Community Development Director. You will be notified when a decision has been made. For what fees are you requesting waiver?  BUILDING  PLANNING Applicant Name: Contact Ph.# Department or Mailing address: E-mail address: Project address: Project description: Fee Breakdown: BUILDING & PLANNING FEES Fee Description Fee Amount Requested Waiver Fee Description Fee Amount Requested Waiver Energy Code Fee REMP Fee Excavation Foundation Fee Zoning Review Fee Inspection Fee Planning Application Fee Permit Fee HPC Application Fee Plan Check Other: Total of Request: $ Reason for Waiver:  City General Fund Department – 100% waiver  City Capital or Other Department – 50% waiver  Waived or decreased by City Council (please provide documentation)  Other – Please explain with attached letter of request Applicant Signature Date For office use only:  APPROVED  DISAPPROVED Total fees waived: $ Community Development Director Date P135 VI.A. 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 1P136 VI.A. B APPENDIX B – REPORTS, STUDIES & LETTERS Exhibit 1. Public Outreach Process, Goals and Schedule Summary Exhibit 2. Engineering Report Exhibit 3. Drainage Report Exhibit 4. Geotechnical Engineering Report Exhibit 5. Phase I ESA (report only; appendices provided upon request) Exhibit 6. Mobility Plan/Transportation Impact Analysis – Minor Exhibit 7. CDOT Transportation Impact Study Exhibit 8. Parking Assessment and Analysis Report Exhibit 9. Property Operations and Maintenance Protocol Letter P137 VI.A. Aspen Housing Partners and City of Aspen PPP for the Development of Affordable Housing – Community and Stakeholder Outreach Process, Organization and Goals The following outline describes the various processes and tools that will be utilized throughout the public outreach process for the development of affordable housing on the thee City owned subject properties – 802 Main Street, 517 Park Circle and 488 Castle Creek Road. The projected timeframe for the public outreach process is estimated to be approximately three (3) months, commencing in early January 2017 and completing in March 2017. I. Initial Community Wide Open House A. Dates: January 5, 2017 from 3 to 7 pm; January 11, 2017 from 11 – 1 pm and 4 to 6 pm. B. Venue: Limelight Hotel Conference Room C. Details: Food and beverages will be served to participants on behalf of Aspen Housing Partners D. Purpose, Goals and Intended Outcome: The purpose of the initial community wide open house is to reintroduce the public the efforts made and data collected thus far and to solicit input on the scope of the designs for each of the three properties at this point in the process. The intended outcome is to establish general awareness and to obtain critical feedback on the project concepts established throughout the RFP and partnership establishment process to date, including but not limited to objective data as well as subjective input on such items as appropriateness to neighborhood context, mass, height, density, scale, parking, architectural, style, character, landscape site improvements and unit mix. The takeaways will inform the next round of design and programming modifications and then be used to present to key neighborhood stakeholders in more intimate breakout meetings and settings. E. Venue Setup and Process The organization of the initial community wide open house will be to provide extensive education on the background of the effort to date and the community input that has formed the basis for the establishment of the PPP to develop affordable rental housing. Additionally, the initial open house will present the background and education on each of the three sites – both what was pubic input to date on the three sites and specifically what the vision is for each of the three sites in greater detail. P138 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 2 The conference room at the Limelight Hotel will be organized into multiple stations where participants can casually gain whatever level of education/information they would like to learn as well as provide anonymous and objective feedback and/or very detailed input and commentary regarding the current conceptual designs and processes being undertaken. 1. Background and History An informational station will be devoted to providing background on the history of prior public outreach on the matter and the purpose and functioning of the PPP. It will cover all matters related but not limited to the background, process, team, LIHTCs, timeline, entitlement process, construction, property management, etc. Specifically, this station will provide information on: a. Charts, tables and graphs - showing the historic public outreach data on the topic of developing new affordable housing. b. Organizational chart – highlighting the structure and purpose of the PPP and related team members. c. Broad timeline – identifying the key phases from partnership establishment through lease-up and operation. d. LIHTC background – describing the program, how it works, and how the PPP relationship benefits the City. e. Guiding principles – the key principles and commitments the development team in partnership with the City has made in seeing the projects through completion as outlined in the original RFP proposal material and providing additional description. 2. Site Specific Material and Information (x3) Each of the three (3) properties will have its own station to highlight the history of the site under consideration for affordable housing development, through the current design concepts that have been established for each. The material at each property’s station will start from a broad look at the proposed development within the context of town and the surrounding area and continue through a detailed look at planning, site, and building design details. The material presented will be done so in a manner to be able to obtain objective data and input from the participants as well as subjective thoughts, comments and opinions of the material presented. This input will then be used to further refine and adjust the design concepts as the process moves forward. P139 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 3 a. Background and Prior Input – each station will have a board/material showing the considerations to date that established the current concepts, support by previously obtained data and input. b. Area context and surrounding precedent – each station will have a board/material showing the surrounding context and character including use-types, zoning, architectural and site design character, parking and traffic patterns, etc. c. Site plan and surrounding site pressures – each station will have a board/material highlighting the current design concept as well as design considerations made to alleviate and site pressures such as neighboring property relationships, views, access, parking, screening, etc. d. Architectural character studies – each station will have a board/material depicting a variety of architectural character both present in the surrounding area as well as appropriate to the area context and greater history of the neighborhood and greater community. e. Building design and proposed architectural character – each station will have a board(s)/material that highlights the following as it relates to the design of the buildings: i. Massing ii. Height iii. Architectural style iv. Material character This information will be communicated through architectural renderings and perspectives of the buildings within the context of the sites and surrounding and neighboring areas and buildings. f. Building floor plans, typical unit plans and unit mixes – each station will generally show each floor plan to highlight unit layouts, amenities, non-unit area, decks, etc. typical units and the related mix of units sizes will also be represented for each property. II. Neighborhood-wide and Individual Key Stakeholder Meetings A. Dates: as required from mid-January to end of February 2017. B. Venue: casual settings such as at the respective properties, meeting rooms, living rooms or cafes. P140 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 4 C. Details: the needs and expectations of the neighborhood stakeholder will determine the details such as coffee meetings, smaller group presentations and discussions, etc. D. Purpose, Goals and Intended Outcome: The purpose of the neighborhood and key individual stakeholder meetings is to solicit specific input and individual concerns regarding the design of the three projects as they relate to surrounding neighbors, properties, roads, alleys, etc. Participants will be contacted via mailings, sign- ups from other prior events, emails, website and known and identified stakeholders surrounding each of the three properties. The goals of the neighborhood and stakeholder meetings will be to discuss individuals’ concerns in a smaller intimate setting – whether that be over coffee at a coffee shop with a table full of neighbors, on-site to look and review specific concerns, or one-on-one meetings with immediate surrounding homeowners. The intended outcome of this phase of public outreach will be to specifically address design considerations, traffic/parking concerns or any other factors that are most critical and concerning to the most vested community stakeholders. Achieving any amount of greater neighborhood buy-in will be the ultimate outcome goal from the neighborhood stakeholder engagement. E. Venue Setup and Process The venue setup and engagement process will be very organic in nature, depending on the needs and desires of the neighborhood residents and key stakeholders. The expectation is a mix of meetings, consisting of larger group settings in a casual atmosphere to discuss questions and concerns that may be prevalent throughout the neighborhood. This phase of public outreach will also offer key stakeholders the opportunity to meet with members of the development team to specifically discuss questions and concerns on an individual level. III. First City Council Work Session Check-In and Presentation A. Dates: February 14, 2017 Following the Community-wide and Neighborhood-wide stakeholder public outreach phases, the project team will reconvene with City Council at a work session to present the findings and takeaways at this point in the process. This check-in will give Council the ability to review and provide any direction deemed appropriate based on the public feedback received and documented. P141 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 5 IV. Final Community Wide Open House B. Dates: March 2, 2017 from 3 to 7 pm; March 8, 2017 from 11 – 1 pm and 4 to 6 pm. C. Venue: Limelight Hotel Conference Room D. Details: Food and beverages will be served to participants on behalf of Aspen Housing Partners E. Purpose, Goals and Intended Outcome: The final community-wide open house will be a consolidated version of the initial open house, with the intent of focusing on the refined design details for each of the three properties. The purpose will be to present the design modifications that have come about from the input and data gathered from the prior two phases of the public outreach process. The takeaways will further inform the final round of design and programming modifications that will provide the basis for the land use application material and process. F. Venue Setup and Process The organization of the final community wide open house will be to present and obtain final feedback from the community on the more detailed site and building designs for each of the three properties. The conference room at the Limelight Hotel will be organized into multiple stations where participants can casually gain whatever level of education/information they would like to learn as well as provide anonymous and objective feedback and/or very detailed input and commentary regarding the final designs leading into the land use review process. 1. Background and History To accommodate any new attendees to the open house, a consolidated version of the initial open house informational station will be devoted to providing background on the history of prior public outreach on the matter and the purpose and functioning of the PPP. It will cover all matters related but not limited to the background, process, team, LIHTCs, timeline, entitlement process, construction, property management, etc. Specifically, this station will provide information on: a. Charts, tables and graphs - showing the historic public outreach data on the topic of developing new affordable housing. b. Organizational chart – highlighting the structure and purpose of the PPP and related team members. P142 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 6 c. Broad timeline – identifying the key phases from partnership establishment through lease-up and operation. d. LIHTC background – describing the program, how it works, and how the PPP relationship benefits the City. e. Guiding principles – the key principles and commitments the development team in partnership with the City has made in seeing the projects through completion as outlined in the original RFP proposal material and providing additional description. 2. Site Specific Material and Information (x3) Each of the three (3) properties will have its own station to highlight the history of the site under consideration for affordable housing development, through the current design concepts that have been established for each. The material at each property’s station will start from a broad look at the proposed development within the context of town and the surrounding area and continue through a detailed look at planning, site, and building design details. The material presented will be done so in a manner to be able to obtain objective data and input from the participants as well as subjective thoughts, comments and opinions of the material presented. This input will then be used to further refine and adjust the design concepts as the process moves forward. a. Background and Prior Input – each station will have a board/material showing the considerations to date that established the current concepts, support by previously obtained data and input. Additionally, the background will identify the modifications that have been made to each of the properties throughout this public outreach process. b. Area context and surrounding precedent – each station will have a board/material showing the surrounding context and character including use-types, zoning, architectural and site design character, parking and traffic patterns, etc. c. Site plan and surrounding site pressures – each station will have a board/material highlighting the refined site designs as well as design considerations made to alleviate and site pressures such as neighboring property relationships, views, access, parking, screening, etc. d. Architectural character studies – each station will have a board/material depicting the architectural character and precedent P143 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 7 imagery that was informed and refined throughout the public outreach process. Opposed to presenting character variations and options at the initial public open house, this study for the final open house will show the character and styles that the design team arrived at through public and stakeholder input. e. Building design and proposed architectural character – each station will have a board(s)/material that highlights the following as it relates to the design of the buildings as revised throughout the public outreach process: i. Massing ii. Height iii. Architectural style iv. Material character This information will be communicated through architectural renderings and perspectives of the buildings within the context of the sites and surrounding and neighboring areas and buildings. f. Building floor plans, typical unit plans and unit mixes – each station will more specifically show each floor plan to highlight unit layouts, amenities, non-unit area, decks, etc. typical units and the related mix of unit sizes will also be represented for each property. This presentation will show greater detail and more firmed up layouts following the incorporation of public input. V. Final City Council Work Session Check-In and Presentation A. Dates: March 28, 2017 Following the last Community-wide open house, the project team will reconvene with City Council at a work session to present the final findings and takeaways leading into the land use application development and review process. Council will have the opportunity to review the revisions made throughout the process and make any final recommendations leading into the land use process. VI. Additional Tools and Process for Public Input To complement the open houses and direct stakeholder engagements that will be undertaken, the project team will also implement the following tools for soliciting and obtaining additional public and community input: B. Website – a user-friendly public engagement website platform similar to the Aspen Community Voice site. The team may also utilize the Aspen Community Voice website exclusively for the online outreach effort or in addition to a standalone website for these specific projects. The website will P144 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 8 function to provide additional material and information, post details such as event dates, and most importantly solicit, track and capture input data from subscribers to supplement the input and data captured through the various public outreach events and meetings. C. Email Blasts – informational email blasts to key lists of community members and employees of significant employers such as area school districts, ACRA, City of Aspen, SkiCo, Aspen Valley Hospital, valley non-profits, hotels, etc. The email blasts will primarily foucs on announcements such as event dates and details and any information related to the website or alternatives means for asking questions and providing input. D. Mailings – informative mailings will be sent out to all residents within the most appropriately determined radius from each of the project sites. The mailings will function similar to email blasts for informing neighbors of key events, and opportunities to ask questions, set up meetings and/or ask provide critical input to the project designs. E. Key Technical Stakeholder Meetings and Interviews – meetings with government and agency stakeholders that have technical insights and considerations with the development of each of the three properties. F. Newspaper and Radio Informational Ads – periodic newspaper and radio ads providing information on events and updates throughout the public outreach process. P145 VI.A. Community Outreach - Organization and Goals Outline (11-23-2016).docx 9 P146 VI.A. Preliminary Engineering Report MAIN STREET AFFORDABLE HOUSING 802 WEST MAIN STREET ASPEN, CO July 26, 2017 Prepared by Danny Stewart, P.E. Roaring Fork Engineering 592 Highway 133 Carbondale, CO P147 VI.A. P148 VI.A. Main Street Affordable Housing ii Preliminary Engineering Report Table of Contents 1.0 General ................................................................................................................................................... 1  1.1 Existing Site ..................................................................................................................................... 1  1.2 Proposed Conditions ......................................................................................................................... 1  2.0 Potable Water ......................................................................................................................................... 2  2.1 Existing ............................................................................................................................................. 2  2.2 Proposed ........................................................................................................................................... 2  3.0 Sanitary Sewer ........................................................................................................................................ 2  3.1 Existing ............................................................................................................................................. 2  3.2 Proposed ........................................................................................................................................... 2  4.0 Electric.................................................................................................................................................... 3  4.1 Existing ............................................................................................................................................. 3  4.2 Proposed ........................................................................................................................................... 3  5.0 Gas .......................................................................................................................................................... 3  5.1 Existing ............................................................................................................................................. 3  5.2 Proposed ........................................................................................................................................... 3  6.0 Communications ..................................................................................................................................... 3  6.1 Existing ............................................................................................................................................. 3  6.2 Proposed ........................................................................................................................................... 3  List of Appendices Appendix A – Ability to Serve Letters  P149 VI.A. Main Street Affordable Housing 1 Preliminary Engineering Report 1.0 General 1.1 Existing Site 802 West Main Street is currently owned by the City of Aspen. The 9,000 square foot property is currently occupied by a single-story wood framed house with an attached garage and associated patios and landscaping. The site is bordered by Highway 82 to the East, West Main Street to the South, 814 W Main Street to the West and an alley to the North. The site is located at an approximate elevation of 7928 feet and located within a residential area. All major utilities except for water are located within the alley to the North of the site and currently serve the site. The water main that currently serves the property is located on the North side of West Main Street to the South of the site. Utility providers have issued ‘ability to serve letters’ or have notified Roaring Fork Engineering that one was not necessary due to past service connections for the site. Ability to Serve Letters are provided for water, gas, electric and sanitary sewer, included in Appendix A. 1.2 Proposed Conditions The site will consist of a proposed two-level structure of one to three-bedroom condominiums. The structure will have at grade ADA access from Main Street and from 7th Street. The main level will have egress access to a courtyard located behind the site that will allow access to the alley and trash receptacles. The upper levels of the structure will have no direct egress to at grade levels. Parking will be provided along the north side of West Main Street within the street right-of-way. New sidewalks along West Main Street and Highway 82 will meet the current Engineering Standard for construction in the public right-of-way and master plan design for development in this area. Sidewalk cross-slopes meet the American Disabilities Act (ADA) maximum of two percent, curbs ramp meet the ADA maximum of 8.33 percent, and all access needed for ADA compliance into the building is under five percent. P150 VI.A. Main Street Affordable Housing 2 Preliminary Engineering Report Improvements to the site will include on-site and off-site storm water treatment and infrastructure. As part of the parking improvements along West Main Street a new curb inlet and drywell will be installed along the north side of West Main Street. This drywell will be sized to capture and treat the WQCV for West Main Street and a small portion of 802 West Main’s runoff. Overflow from this drywell will be routed down 7th street to the east via curb and gutter. This drywell will greatly improve the current drainage along West Main Street and lessen storm water impacts to the property while providing treatment. Onsite storm water infrastructure will include a series of trench drains and area inlets that will capture surface runoff from impervious areas and from the roofs of the structures. These drains will be conveyed through a piped system to a drywell that is sized to treat the required WQCV. A small portion of runoff from the site along 7th Street will no be captured by an onsite system but will be conveyed through green space along 7th Street before entering the curb and cutter to be conveyed to existing storm water systems down 7th Street to the north. This volume of runoff will not exceed the historic runoff rates from the site. Pervious pavers and other infiltrating hard surfaces will be used in accordance with the Low Impact Design criteria provided in the City of Aspen Urban Runoff Management Plan. 2.0 Potable Water 2.1 Existing Within West Main Street, there is a 12-inch ductile iron water line running in the street. The line is owned and operated by the Aspen Water Department. The location, size, and depth have not been confirmed by potholing, but will be done prior to final design. The City of Aspen Water Department has also indicated that an existing service line has provided water to the site in the past. 2.2 Proposed The proposed water service to the new structure would connect to the existing 12-inch ductile iron water line in Main Street, the older service line will be abandoned. Preliminary sizing of the service line indicates that a 2-inch or 4-inch ductile iron water service will be sufficient for the multi-family housing building demands. This line sizing would include fire flows required for an in-building sprinkler system. The fire flows have not been calculated but will be done prior to final design. An ability to serve letter is not necessary due to the site having a water service already provided. 3.0 Sanitary Sewer 3.1 Existing The Aspen Consolidated Sanitation District own a sanitary sewer main in the alley to the north of the site. The site is currently served by a four-inch PVC service. The sanitation department is unclear of the condition of this existing service due to demolition activity at the site. 3.2 Proposed A new six-inch SDR 35 sewer tap is proposed. The connection will be main the alley to the north of the site. A will serve letter from the Sanitation Department is attached in Appendix A. P151 VI.A. Main Street Affordable Housing 3 Preliminary Engineering Report 4.0 Electric 4.1 Existing An existing electric service is provided to the proposed site. It is unclear at this time if the service will be adequate for the site. If the service insufficient it will be abandoned. 4.2 Proposed There is an existing transformer located approximately 200 feet west of the site along 8th Street. A new electrical service will be installed from this location to service the site if it is found the existing service is undersized. A will serve letter from the City is unnecessary due to service being provided to this site previously. A memo from Aspen Utilities is provided is in Appendix A. 5.0 Gas 5.1 Existing Black Hills Energy owns and operates a 2-inch steel gas main in the alley to the north of the site. This utility has not been potholed to verify size but will be prior to final design. 5.2 Proposed A service connection has previously been installed to the site and will be used for the proposed structure provided the size is adequate. If the existing service is undersized a new gas service will be tapped in the alley. A will serve letter from Black Hills Energy is attached in Appendix A. 6.0 Communications 6.1 Existing Cable and telephone pedestals are located on the north side of the alley across from 802 West Main. Both cable and telephone currently service the site. 6.2 Proposed Cable and telephone services will be intercepted onsite and routed properly to the new buildings. If this cannot be accomplished new lines will be installed form the existing pedestals across the alley to the site. P152 VI.A. Main Street Affordable Housing Preliminary Engineering Report Appendix A – Ability to Serve Letters P153 VI.A. 1 Danny Stewart From:Tyler Christoff <Tyler.Christoff@cityofaspen.com> Sent:Monday, July 10, 2017 9:00 AM To:Danny Stewart Subject:RE: Main Street Will Serve Letter Danny,    As this property has existing service a “will serve” letter is not necessary.  Keep in mind that this in no way guarantees  the existence or condition of each individual property’s water/electric service line, which, in accordance with the City of  Aspen Municipal Code, is the property and responsibility of the property owner. Additionally, since scale of this project  is unknown we are unable to guarantee capacity within existing water mains or transformers to serve the development.  The Developer may be required to upsize mains or transformers as necessary to serve this project.    Tyler Christoff, PE, CFM, PMP  Deputy Director of Utilities   City of Aspen  tyler.christoff@cityofaspen.com   (970) 920‐5118    From: Danny Stewart [mailto:dannys@rfeng.biz]   Sent: Monday, July 10, 2017 8:47 AM  To: Tyler Christoff <Tyler.Christoff@cityofaspen.com>  Subject: Main Street Will Serve Letter    Tyler,    See attached vicinity for another Ability to Serve Letter request from the water department for a new 10 unit affordable  housing development at the “S” curves in Aspen.  This is the last I’ll need for these affordable housing projects, thanks  for your help on getting these to me.  This maybe a scenario like Park Circle where there is already an existing service  but it will need upsized for this building.  If you need any more clarification on the project or have any questions please  feel free to call or email me.     Thanks,            Danny Stewart, PE  Principal  592 Highway 133  Carbondale, CO 81623  Office:  970.340.4130  Mobile: 970.629.5876  Fax: 866.876.5873    P154 VI.A. P155 VI.A. P156 VI.A. Preliminary Drainage Report MAIN STREET AFFORDABLE HOUSING 802 WEST MAIN STREET ASPEN, CO July 26, 2017 Prepared by Danny Stewart, P.E. Roaring Fork Engineering 592 Highway 133 Carbondale, CO P157 VI.A. P158 VI.A. 802 West Main Street ii Preliminary Drainage Report Table of Contents 1.0 General ................................................................................................................................................... 1  1.1 Existing Site ........................................................................................................................................ 1  1.2 Proposed Conditions ........................................................................................................................... 2  1.3 Previous Drainage Studies .................................................................................................................. 2  1.4 Offsite Drainage & Constraints ........................................................................................................... 2  2.0 Proposed Drainage Basins and Sub-basins ............................................................................................. 3  2.1 Developed Drainage Basins ................................................................................................................ 3  2.2 Peak Discharge Calculations ............................................................................................................... 3  3.0 Low Impact Site Design ......................................................................................................................... 5  3.1 Principles ............................................................................................................................................. 5  4.0 Hydrological Criteria .............................................................................................................................. 6  4.1 Storm Recurrence and Rainfall ........................................................................................................... 6  4.2 Peak Runoff and Storage Volume Methodology ................................................................................ 6   5.0 Proposed Facilities ................................................................................................................................. 6  5.1 Proposed Bio Treatment...................................................................................................................... 6  5.2 Proposed Inlets .................................................................................................................................... 7  5.3 Pervious Pavers ................................................................................................................................... 7  6.0 Operation and Maintenance .................................................................................................................... 7  6.1 Bioswales ............................................................................................................................................ 7  6.2 Pervious Pavers ................................................................................................................................... 7  6.3 Pervious Pavers ................................................................................................................................... 8  6.4 Drywells .............................................................................................................................................. 8  P159 VI.A. 802 West Main Street 1 Preliminary Drainage Report 1.0 General 1.1 Existing Site The property under evaluation is located at 802 West Main Street in Aspen, Colorado. Existing development on the site includes a single-story wood framed house with an attached garage along with associated landscaping, patios and utility service lines. The site is bordered by Highway 82 to East, West Main Street to the South, 814 W Main Street to the West and an alley to the North. There is currently concrete curb and gutter along Highway 82 (7th Street) that conveys runoff from the property and street to the north. The flow in this curb and gutter is conveyed two blocks down to an inlet located where the highway begins heading to the west. On West Main Street, curb and gutter exists to the west of the property but does not currently exist in front of the subject property. A valley pan runs down the alley to the north of the property, it collects storm water from the entire length of the alley and conveys it to a drywell located in the valley pan approximately in the middle of the site. Runoff generated on site generally infiltrates, what does not sheet flows away from the house in all directions. Runoff on the North portion of the property flows towards the alley and into the existing drywell. Runoff to the east flows towards the curb and gutter on Highway 82, while Runoff on the West flows into a grassed swale on the adjacent property and into a series of inlets. Runoff on the South of the property flows towards West Main Street where it pools along the road and infiltrates into the soil on the north side of West Main Street. The geotechnical report completed by HP Kumar on March 14, 2017 observed that the underlying soil is silty, sandy gravel with cobbles and small boulders. A sieve analysis of this material indicated between eleven and fifteen percent passing the number 200 sieve. Ground water was not encountered in the geotechnical borings. P160 VI.A. 802 West Main Street 2 Preliminary Drainage Report 1.2 Proposed Conditions This project is classified as a ‘Major Project’ as per Table 1.1 of the City of Aspen Urban Runoff Management Plan (URMP). The proposed development is over 1,000 sf and disturbs an area of approximately 15,000 square feet. 9,000 square feet of disturbance is on property and 6,000 square feet of disturbance is within the public right of way and alley. The disturbance in the public right of way consists of new sidewalks and green space, new parking along Main Street and some asphalt paving in the alley. The intent of this report is to demonstrate compliance with the requirements of the City of Aspen URMP. The Low Impact Design (LID) Principles in the introduction of the manual were used as a guide throughout the design process. The site will consist of a proposed two-level structure of one to three-bedroom condominiums. The structure will have at grade ADA access from Main Street and from 7th Street. The main level will have egress access to a courtyard located behind the site that will allow access to the alley and trash receptacles. The upper level of the structure will have no direct egress to at grade levels. Parking will be provided along the north side of West Main Street within the street right-of-way. The team has met with the City of Aspen Engineering Department to discuss Low Impact Design (LID) strategies early in the design process. Many of the proposed patios and access walk ways around the structure will be pervious pavers. Improvements to the site will include on-site and off-site storm water treatment and infrastructure. As part of the parking improvements along West Main Street a new curb inlet and drywell will be installed along the north side of West Main Street. This drywell will be sized to capture and treat the WQCV for West Main Street and a small portion of 802 West Main’s runoff. Overflow from this drywell will be routed down 7th street to the east via curb and gutter. This drywell will greatly improve the current drainage along West Main Street and lessen storm water impacts to the property while providing treatment. Onsite storm water infrastructure will include a series of trench drains and area inlets that will capture surface runoff from impervious areas and from the roofs of the structures. These drains will be conveyed through a piped system to a drywell that is sized to treat the WQCV for basin 1. A small portion of runoff from the site along 7th Street will not be captured by an onsite system but will be conveyed through green space along 7th Street before entering the curb and cutter to be conveyed to existing storm water systems down 7th Street to the north. This volume of runoff will not exceed the historic runoff rates from the site. 1.3 Previous Drainage Studies The parcel is located within the City of Aspen Drainage Master Plan area. The site is located within the Aspen Mountain drainage basin but there are no nearby city storm system improvements to convey flow from the site. No previous drainage studies have been found for this site. If a previous drainage study is discovered prior to final drainage report its finding will be analyzed and included in the final drainage report. 1.4 Offsite Drainage & Constraints Due to parking improvements along West Main Street there will be off site drainage improvements. Connection will be made between existing curb and gutter along West Main Street and 7th Street. P161 VI.A. 802 West Main Street 3 Preliminary Drainage Report Currently there is a void in the curb and gutter along the southern portion of the site. In this void parking will be added and asphalt and curb and gutter will be connected to existing infrastructure. As part of these improvements, a new drywell served by a curb inlet in the new parking area will be installed to capture runoff from West Main Street and sections of grass and sidewalk along the north side of West Main Street. This drywell is being sized for the WQCV for the drainage area it serves in Main Street and adjacent properties. Overflow from this drywell will be conveyed through curb and gutter out to 7th Street and to the north to existing drainage systems. 2.0 Proposed Drainage Basins and Sub‐basins 2.1 Developed Drainage Basins The site is composed of 4 major drainage basins. Basin 1 drains most hard surfaces and roofs on the site. Basin 1 is served by a drywell designed to treat the WQCV. Basin 2 comprises runoff in West Main Street and adjacent portions of sidewalk and green space along the north side of the street. Basin 2 is served by a water quality drywell in the new parking area. Basins 3 and 4 are primarily made up of pervious pavers and vegetation. Basin 3 sheet flows to the alley on the north of the property and basin 4 sheet flows into the curb and gutter along 7th Street. 2.2 Peak Discharge Calculations The peak flows were calculated for each Major Basin for 10-year and 100-year storm events. Rainfall intensity was calculated using a Time of Concentration (Td) of 5 minutes. Actual Time of Concentration on the site is significantly less than 5 minutes, but according to the City of Aspen URMP, equations used to calculate rainfall intensity are only valid for a Time of Concentration of greater than 5 minutes so the smallest valid Time of Concentration value was used. The 1 hour Rainfall depth (P1), given in Table 2.2 as 0.77 inches for a 10-year event and 1.23 inches for a 100-year event. Equation 2.1 was referenced when solving for the Rainfall Intensity (I). I = 88.8P1/(10+Td )1.052 Runoff Coefficients (C), a function of the Soil Group (in this case C) and the percentage of impervious area within each sub basin were developed using Figure 3.2. The Runoff Coefficient (C) was then multiplied by the Rainfall Intensity (I) and the acreage of each Major Basin (A) to determine the peak discharge for each Major Basin. Qp = CIA Qp = Peak Discharge (cfs) A = Area (Acres) I = Rainfall intensity (inches per hour) C = Runoff Coefficient P162 VI.A. 802 West Main Street 4 Preliminary Drainage Report These peak flow values are used to calculate the size of the proposed detention and conveyance structures, such as drywells, inlets and piping. The tables below contain the peak flows for developed and undeveloped conditions for 10-year, and 100-year storm events. 10 Year Peak Discharge Developed Calculations  1 Hour(P1)0.77 Return Period 10 Basin ID Total Area Imp. Area  Impervious C Value Time of CIntensityQ Max See(D1) (ft 2)(ft2)(%)From Table  (Td) I=88.8P1/(10+Td)1.052 (ft3/sec) 1 4676.00 3719.00 79.53% 0.580 5 3.96 0.25 2 12506.00 10306.00 82.41% 0.630 5 3.96 0.72 3 3316.00 2055.00 61.97% 0.480 5 3.96 0.14 4 2870.00 1981.00 69.02% 0.500 5 3.96 0.13 10 Year Peak Discharge Pre Development Calculations   1 Hour(P1)0.77 Return Period 10 Basin ID Total Area Imp. Area  Impervious C Value Time of CIntensityQ Max See(D1) (ft 2)(ft2)(%)From Table  (Td) I=88.8P1/(10+Td)1.052 (ft3/sec) 1 4676.00 0.00 0.00% 0.150 5 3.96 0.06 2 12506.00 0.00 0.00% 0.150 5 3.96 0.17 3 3316.00 0.00 0.00% 0.150 5 3.96 0.05 4 2870.00 0.00 0.00% 0.150 5 3.96 0.04 100 Year Peak Discharge Developed Calculations   1 Hour(P1)1.23 Return Period 100 Basin ID Total Area Imp. Area  Impervious C Value Time of CIntensityQ Max See(D1) (ft 2)(ft2)(%)From Table  (Td) I=88.8P1/(10+Td)1.052 (ft3/sec) 1 4676.00 3719.00 79.53% 0.650 5 6.33 0.44 2 12506.00 10306.00 82.41% 0.700 5 6.33 1.27 3 3316.00 2055.00 61.97% 0.570 5 6.33 0.27 4 2870.00 1981.00 69.02% 0.590 5 6.33 0.25 100 Year Peak Discharge Pre Development Calculations  1 Hour(P1)1.23 Return Period 100 Basin ID Total Area Imp. Area  Impervious C Value Time of CIntensityQ Max See(D1) (ft 2)(ft2)(%)From Table  (Td) I=88.8P1/(10+Td)1.052 (ft3/sec) 1 4676.00 0.00 0.00% 0.350 5 6.33 0.24 2 12506.00 0.00 0.00% 0.350 5 6.33 0.64 3 3316.00 0.00 0.00% 0.350 5 6.33 0.17 4 2870.00 0.00 0.00% 0.350 5 6.33 0.15 P163 VI.A. 802 West Main Street 5 Preliminary Drainage Report 3.0 Low Impact Site Design Low Impact Development (LID) aims to mimic the natural pre-development hydrologic pattern. The goal is to manage storm water as close to its source as is possible. By using bioswales and pervious pavement, storm water will be infiltrated to the maximum extent feasible. 3.1 Principles Principle 1: Consider storm water quality needs early in the design process. An initial meeting with Engineering took place at the beginning of civil design to discuss storm water concepts. The grading and drainage design is being coordinated between the architect, landscape architect and civil engineering teams throughout the process. Principle 2: Use the entire site when planning for storm water quality treatment. The site design has planting boxes used to treat and detain stormwater as well as water quality treatment units and drywells to detain and infiltrate runoff. Principle 3: Avoid unnecessary impervious area. Pervious pavers and landscaped areas will be implemented where possible. Principle 4: Reduce runoff rates and volumes to more closely match natural conditions. All pervious runoff from the site will be conveyed and infiltrated on site. Principle 5: Integrate storm water quality management and flood control. Lanscaped areas will act as bio treatment from runoff as well as CDS units for areas of vehicular traffic. Principle 6: Develop storm water quality facilities that enhance the site, the community and the environment. Landscape areas that double as water quality treatment will greatly enhance the site aesthetically. Principle 7: Use treatment train approach. All pervious runoff areas that are not associated with the access drive or parking lot first convey through vegetated areas before entering the storm system. All site runoff is treated by two CDS units prior to infiltration. Principle 8: Design sustainable facilities that can be safely maintained. All facilities have at grade access in convenient locations with low slope angles. Principle 9: Design and maintain facilities with public safety in mind. The drop off from the sidewalk will not exceed more than a standard 6” curb. All area drains are outside of walking paths and grates used for trench drains meet all pedestrian standards. P164 VI.A. 802 West Main Street 6 Preliminary Drainage Report 4.0 Hydrological Criteria 4.1 Storm Recurrence and Rainfall The property is not in the commercial core and will not be served by the City Storm System. There is the possibility of offsite drainage from west main street being conveyed into the city storm system. Due to this the site shall meet the conveyance requirements of the 10 and 100-year storm events. The 1 hour Rainfall depth (P1) is given in Table 2.2 as 0.77 inch for the 10-year event and 1.23 inches for the 100-year event. The Intensity in inches per hour for different storm duration (Td) is calculated using the Equation 2.1 from the Aspen URMP. 4.2 Peak Runoff and Storage Volume Methodology The storage requirements for this site were calculated using the total impervious area along with the historic and developed peak runoff rates that were established in section 2.2. Based on the requirements in the URMP for this development, the site does not need to store or detain the 100-year event and only Water Quality Capture Volume (WQCV) requirements need met. The table below shows the calculation for the required WQCV for basins 1 and 2. The storage requirements for all BMPs are shown in the table below. 5.0 Proposed Facilities 5.1 Proposed Bio Treatment All site runoff not directed to a drywell (basins 3 and 4) will be routed through vegetation before entering off site infrastructure. Slopes prior to these area drains do not exceed five percent along flow lines. Planter boxes are flat to optimize treatment and infiltration. Water Quality Capture Volume Storage Basin Total  Area Impervious Area Impervious WQCV  Table  Value WQCV Storage F.O.S. Required Storage BMP (#) (ft 2)(ft2)(%)(in)(ft3)(ft3) 1 4676.00 3719.00 79.53% 0.161 62.74 1.5 94.1 Drywell  1 2 12506.00 10306.00 82.41% 0.171 178.21 1.5 267.3 Drywell  2 3 3316.00 2055.00 61.97% 0.117 32.33 1.5 48.5 4 2870.00 1981.00 69.02% 0.133 31.81 1.5 47.7 Drywell Storage Drywell  Basins Diameter Storage Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity (Name) (#) D (ft) H (ft)π*H*(D/2)2) (ft3)0.3*π*H*((D/2)+1.5)2 ‐ (D/2)2) (ft3)(ft3)(ft3) Drywell  11 4 10 126 78 203 94.1 Drywell  22 5 10 196 92 288 267.3 P165 VI.A. 802 West Main Street 7 Preliminary Drainage Report 5.2 Proposed Inlets Area drains in impervious walk ways and patios will be 8-12 inches in size with grated inlets at low points. These inlets will capture any runoff from walkways and roofs within basin 1. Four-inch trench drains along patios will capture runoff directed off-site at the property line and re-direct this runoff to drywell 1. A standard curb inlet will capture all runoff from West Main Street. This inlet will sit on a drywell. 5.3 Pervious Pavers All walk ways within the courtyard that do not drain into structures delivered to drywell 1 will be pervious pavers. 6.0 Operation and Maintenance 6.1 Bioswales Bioswales are generally considered a low-maintenance stormwater management approach. Bioswales should be vegetated with native grasses and plants to the extent possible. Plant maintenance will occur as needed, including mowing, irrigation (if necessary), and pruning. Required Action Maintenance Objectives Frequency Inspections Inspect drywells to determine if the soil is allowing acceptable infiltration. Routine – Annual inspection of hydraulic performance. Lawn mowing and vegetative care Occasional mowing of grasses and weed removal to limit unwanted vegetation. Maintain irrigated turf grass as 2 to 4 inches tall and non- irrigated native turf grasses at 4 to 6i h Routine – Depending on aesthetic requirements. Debris and litter removal Remove debris and litter from detention area to minimize clogging of the sand media. Routine – Depending on aesthetic requirements. Landscaping removal and replacement The sandy loam turf and landscaping layer will clog with time as materials accumulate on it. This layer will need to be removed and replaced to rehabilitate infiltration rates, along with all turf and other vegetation growing on the surface. Every 5 to 15 years, depending on infiltration rates needed to drain the WQCV in 12-hours or less. May need to do it more frequently if exfiltration rates are too low to achieve this goal. 6.2 Pervious Pavers Annual inspection should occur to determine if the material between the joints has become clogged with finer material and is no longer performing as expected. If paver have become clogged or damage it will be reset in clean material. P166 VI.A. 802 West Main Street 8 Preliminary Drainage Report 6.3 Pervious Pavers 6.4 Drywells Drywells must be inspected and maintained quarterly to remove sediment and debris that has washed into them. Minimum inspection and maintenance requirements include the following:  Inspect drywells at least four times a year and after every storm exceeding 0.5 inches.  Dispose of sediment, debris/trash, and any other waste material removed from a drywell at suitable disposal sites and in compliance with local, State, and Federal waste regulations.  Routinely evaluate the drain-down time of the drywell to ensure the maximum time of 24 hours is not being exceeded. If drain-down times are exceeding the maximum, drain the drywell via pumping and clean out the percolation area (the percolation barrel may be jetted to remove sediment accumulated in perforations. If slow drainage persists, the system may need to be replaced. P167 VI.A. P168VI.A. P169VI.A. P170VI.A. P171VI.A. P172VI.A. P173VI.A. P174VI.A. 5020 County Road 154 Glenwood Springs, Colorado 81601 Fax: (970) 945-8454 Phone: (970) 945-7988 Email: hpkglenwood@kumarusa.com Office Locations: Denver (HQ), Colorado Springs, Fort Collins, Glenwood Springs Parker and Summit County, Colorado PHASE I ENVIRONMENTAL SITE ASSESSMENT LOTS Q, R & S, BLOCK 12, CITY AND TOWNSITE OF ASPEN SUBDIVISION 802 WEST MAIN STREET ASPEN, COLORADO Prepared by: Reviewed by: ____________________________ ___________________________ Max Tyler, Environmental Scientist Jason A. Deem, Project Geologist PREPARED FOR: ASPEN HOUSING PARTNERS, LLC ATTN: JASON BRADSHAW 228 EASTWOOD DRIVE ASPEN, COLORADO 81611 jebradshaw@mac.com Project No. 17-7-169.01 May 22, 2017 P175 VI.A. TABLE OF CONTENTS SUMMARY .................................................................................................................................... 1  PURPOSE .................................................................................................................................... 2  DETAILED SCOPE OF SERVICES .............................................................................................. 2  SIGNIFICANT ASSUMPTIONS .................................................................................................... 3  LIMITATIONS AND EXCEPTIONS ............................................................................................... 3  SPECIAL TERMS AND CONDITIONS ......................................................................................... 4  USER RELIANCE ......................................................................................................................... 4  SITE DESCRIPTION .................................................................................................................... 4  USER AND CURRENT OWNER PROVIDED INFORMATION .................................................... 5  RECORDS REVIEW ..................................................................................................................... 6  SITE RECONNAISSANCE ........................................................................................................... 6   FINDINGS ..................................................................................................................................... 7  OPINION ....................................................................................................................................... 9  CONCLUSIONS .......................................................................................................................... 10  CONTINUED VIABILTY OF ENVIRONMENTAL SITE ASSESSMENT ..................................... 10  SIGNATURE OF ENVIRONMENTAL PROFESSIONAL ............................................................ 11  APPENDICES APPENDIX A – PHYSICAL SETTING SOURCES APPENDIX A-1 - TOPOGRAPHIC MAPS APPENDIX A-2 - AERIAL PHOTOGRAPHS APPENDIX A-3 - PITKIN COUNTY ASSESSOR’S RECORDS APPENDIX A-4 - FIRE INSURANCE MAP INFORMATION APPENDIX A-5 - CITY DIRECTORY INFORMATION APPENDIX B – AGREEMENT LETTER APPENDIX C – RADIUS REPORT APPENDIX D – SITE VISIT PHOTOGRAPHS P176 VI.A. 1 H-P/Kumar SUMMARY This report presents the results of a Phase I Environmental Site Assessment (ESA) conducted by Kumar and Associates, Inc. (dba H-P/Kumar) of a property currently owned by the City of Aspen at the time of our assessment. Specifically, the ‘Property’, hereinafter refers to the entire area undergoing the assessment. The Property is comprised of a parcel of land that is 9,000 square feet in area and is currently the site of a single-family residence. The Property and immediate surrounding area were assessed for this report. This evaluation was initiated by Jason Bradshaw of Aspen Housing Partners, LLC, who will hereinafter be referred to as the ‘User’, to investigate potential environmental concerns at the Property. The site location is shown below. P177 VI.A. 2 H-P/Kumar This assessment, which was conducted in accordance with ASTM 1527-13, revealed no evidence of potential recognized environmental conditions in connection with the Property and no additional review is recommended at this time. PURPOSE The purpose of this assessment is to identify, to the extent feasible pursuant to the scope of services described below, any recognized environmental conditions (REC) in connection with the Property. ASTM Standard E 1527-13 defines recognized environmental conditions as: “the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions.” This practice is intended for use on a voluntary basis by parties who wish to assess the environmental condition of commercial real estate taking into account commonly known and reasonably ascertainable information. While use of this practice is intended to constitute all appropriate inquiries for purposes of the Landowner Liability Protection, it is not intended that its use be limited to that purpose. This practice is intended primarily as an approach to conducting an inquiry designed to identify recognized environmental conditions in connection with a property. No implication is intended that a person must use this practice in order to be deemed to have conducted inquiry in a commercially prudent or reasonable manner in any particular transaction. Nevertheless, this practice is intended to reflect a commercially prudent and reasonable inquiry. DETAILED SCOPE OF SERVICES In an agreement dated November 30, 2016, Jason Bradshaw of Aspen Housing Partners, LLC contracted with H-P/Kumar to conduct a Phase I Environmental Site Assessment for the Property. H-P/Kumar performed the following services in accordance with our proposal.  Site Reconnaissance  Records Review of Federal and State Databases  Research of Current and Historical Records  Preparation of Report H-P/Kumar performed the following scope of services in accordance with the ASTM E 1527-13 Phase I Standard and All Appropriate Inquiry (AAI). H-P/Kumar conducted a site visit to observe the Property and adjacent land for current use. The records review consisted of reviewing the P178 VI.A. 3 H-P/Kumar history of the site using reasonably ascertainable property records, historical topographic maps, directories and other information. In addition, commercially available aerial photographs were reviewed for visual information on the historic development and usage of the site and adjacent properties. Reasonably ascertainable records from federal, state and local agencies were also reviewed to evaluate the compliance with regulations concerning the generation, storage, treatment and disposal of hazardous materials or wastes at the site and adjacent properties, records of spills, disposal activities and permit violations which could result in site contamination. H-P/Kumar prepared this report which summarizes the data obtained and presents conclusions concerning the potential for contamination as the result of previous or current site activities. Copies of relevant documents obtained during the Phase I are presented in the report appendices. SIGNIFICANT ASSUMPTIONS It is assumed that the direction of surface water flow beneath the Property is generally in a topographically down-gradient direction either west towards Castle Creek or northeast towards the Roaring Fork River. This assumption is based on our observation of the surface topography and review of available topographic maps. Localized geologic or other subsurface conditions could alter the expected groundwater flow direction. Furthermore, we assume that previously conducted environmental cleanups for which no further action (NFA) letters were issued were conducted within current industry standards. LIMITATIONS AND EXCEPTIONS The information presented in this report is compiled from a variety of sources over which H-P/Kumar has neither affiliation nor control. Although considered reliable, the accuracy and completeness of the data obtained from these sources cannot be confirmed and is beyond the scope of this report. H-P/Kumar makes no claim as to the authenticity, accuracy or completeness of the data obtained from sources contacted or referenced in the preparation of this report or of any warranties or guarantees, whether expressed or implied, derived from them. In addition, as per the scope of this assessment, this Phase I Environmental Site Assessment does not include an assessment of the following: asbestos, radon, lead based paint, lead in drinking water, regulatory compliance, ecological resources, endangered species, indoor and outdoor air quality, cultural and historical resources, industrial hygiene, health and safety, wetlands or analytical testing of the soil, groundwater or air. Available historic resources date back to 1893. Physical setting sources are provided in Appendix A. Historic topographic maps dated 2013, 1987, 1960, 1909 and 1893 are included in Appendix P179 VI.A. 4 H-P/Kumar A-1 and historic aerial photographs dated 2015, 2013, 2005, 1999, 1990, 1983, 1979, 1969, 1962, 1958 and 1951 are included in Appendix A-2. We also reviewed available Pitkin County Assessor’s records. The information from the County is provided in Appendix A-3. There are two available Fire Insurance Maps for the property dated 1904 and 1893, which are included in Appendix A-4. City Directory information was also reviewed and is provided in Appendix A-5. Historical use data from the large time gaps between when the aerial photographs were taken and topographic maps were produced is not reasonably ascertainable because the information does not exist. Due to the large time gaps which exist in the standard historical sources we were not able to determine the history of the site in five year intervals dating back to the first developed use. The data gaps in the standard historical sources are significant but in our opinion did not affect our ability to identify REC. SPECIAL TERMS AND CONDITIONS Our terms and conditions for performing the Phase I Environmental Site Assessment are presented in our proposal to Aspen Housing Partners, LLC. A copy of the signed agreement letter is provided in Appendix B. USER RELIANCE This report is prepared in accordance with generally accepted practices in the field of environmental consulting, using the most current information available. H-P/Kumar is not responsible for independent conclusions or recommendations made by others based on the data presented in this report. In addition, reliance on this Phase I Environmental Site Assessment report is limited solely to the User. SITE DESCRIPTION LOCATION AND LEGAL DESCRIPTION The Property consists of a parcel of land located at the intersection of West Main Street, North 7th Street and South 7th Street in Aspen, Colorado. The Property is located within the Aspen, Colorado USGS 7.5-minute topographic quadrangle. The Property location is indicated in the Radius Report provided in Appendix C. According to the Pitkin County Assessor, the Property is 9,000 square feet in size. The Assessor has assigned Parcel Number 273512308005 to the Property. P180 VI.A. 5 H-P/Kumar SITE AND VICINITY GENERAL CHARACTERISTICS Based on the most recent USGS 7.5-minute topographic quadrangle, the Property has an average surface elevation approximately 7,940 feet above sea level. Based on review of FEMA floodplain mapping the Property is located in a Zone X flood area on a map dated 1987. We also reviewed US Fish and Wildlife Service National Wetland Inventory Maps and no indication of wetlands were found on the Property. CURRENT USE OF THE PROPERTY Based on Assessor’s records, there is a residential building on the Property consisting of 1,372 square feet of living area and a 375 square feet unfinished garage. The Assessor’s office lists an actual year built of 1954 and an effective year built of 1973 for the structure. The exterior of the structure consists of landscaped areas and a paved driveway. CURRENT USES OF ADJOINING PROPERTIES The Property is located within a residential area within the Aspen city limits. Properties in the near vicinity consist of single and multi-family residential developments. No industrial uses were observed in the immediate vicinity. USER and CURRENT OWNER PROVIDED INFORMATION TITLE RECORDS The User did not provide H-P/Kumar with historical chain of title documentation for the Property; however, it is our opinion that this did not inhibit our ability to identify RECs connected with the Property. ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS We are unaware of any environmental liens or activity and use limitations connected to the Property. COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION We are unaware of any commonly known reasonable ascertainable information within the local community about the Property that is material to REC in connection with the Property. VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES We are unaware of any valuation reductions in the Property for any environmental related issues. OWNER, PROPERTY MANAGER, AND OCCUPANT INFORMATION The Property is currently owned by the City of Aspen according to current Assessor’s records. The contact information for the Owner is provided below. P181 VI.A. 6 H-P/Kumar Owner: City of Aspen 130 S. Galena Street Aspen, Colorado 81611 REASON FOR PERFORMING THE PHASE I The User requested that a Phase I Environmental Site Assessment was performed in an effort to identify and investigate any REC at the Property to satisfy the requirements of ASTM 1527-13 and AAI for use in association with the purchase and future development of the Property into an affordable housing complex. RECORDS REVIEW STANDARD ENVIRONMENTAL RECORD SOURCES On May 8, 2017, H-P/Kumar requested a search of available Federal and State environmental records from GeoSearch. The ASTM E 1527-13 Phase I standard minimum search distance requirements were met or exceeded for the Property. The standard environmental records sources applicable to the Property and researched by GeoSearch are shown in the Radius Report in Appendix C. The Property was not listed in the Radius Report. PHYSICAL SETTING SOURCES As previously mentioned, H-P/Kumar performed a site reconnaissance and reviewed USGS topographic maps, aerial photographs, fire insurance maps and Pitkin County Assessor’s records for the Property to determine the physical setting. Physical setting sources are provided in Appendix A. HISTORICAL USE INFORMATION ON THE PROPERTY and ADJOINING PROPERTIES Based on review of available resources and our site reconnaissance, it appears as though the Property has been vacant or residential land since at least 1951. The residential structure is first readily visible in the 1979 aerial photograph. The area around the Property appears to have been primarily developed with residential structures in the late 1960’s and 1970’s. SITE RECONNAISSANCE BACKGROUND INFORMATION H-P/Kumar previously prepared a Subsoil Study for Foundation Design for the Property in a report dated March 14, 2017, Project No. 17-7-169. Four feet of man-placed fill soils was encountered in the borings completed for the study. We are unaware of the nature and source of the fill soils. Uncontrolled fill of an unknown source has the potential for contamination; however, we are P182 VI.A. 7 H-P/Kumar unable to determine if contamination is present under the scope of this study. If the User is concerned with potential contamination from uncontrolled fill, we can provide additional analysis. METHODOLOGY AND LIMITING CONDITIONS On May 16, 2017, a representative of H-P/Kumar conducted a site reconnaissance of the Property. The site reconnaissance included a walkover and examination of the property and the adjacent properties. Field reconnaissance is limited to physical and visual observations made while observing the project site and the surrounding properties. The site photographs taken during the site reconnaissance visits are presented in Appendix D. EXTERIOR OBSERVATIONS OF THE PROPERTY The Property consists of a generally flat lot with scattered aspen, pine grass and landscaped areas. There is a one-story single family residence with an attached garage in the center of the Property. Based on our site reconnaissance, no obvious signs of contamination were observed that would constitute a REC in connection with the Property. INTERIOR OBSERVATIONS OF THE PROPERTY We were able to conduct a limited inspection of the interior of the residence on the Property. Based on the residential use of the site and our limited interior observations. No obvious signs of contamination were observed that would constitute a REC in connection with the Property. FINDINGS Based on our review of reasonable ascertainable information, our findings are discussed below. The database findings were searched for us by GeoSearch. Ten individual sites were found within a ½ mile radius of the Property with 15 individual database listings. Two additional sites and three database listings were found within the ½ to 1 mile radius. The Radius Report provided by GeoSearch is provided in Appendix C. Descriptions of individual sites are provided below with a discussion of the potential impacts on the subject Property. RCRANGR08 Site (Map ID#1) – City of Aspen Asset/Maintenance Resource Conservation & Recovery Act – Non-Generator Sites (RCRANGR08) refer to sites that have been associated with the generation, transportation, treatment, storage and disposal of hazardous waste. This listing is for sites that have been categorized as “non-generators.” There are no violations listed for this site and there is no current activity associated with hazardous waste at this site. The site is 0.1 miles from the Property and at a lower elevation. As a result, the site does not constitute a REC in connection with the Property. P183 VI.A. 8 H-P/Kumar UST Site (Map ID#2) – Aspen Ranger Station This Underground Storage Tank Facilities (UST) listing refers to a gasoline storage tank with an unknown capacity at this site. The tank status is listed as “Closed” and there are no violations associated with the listing. The tank is 0.11 miles from the Property and at a lower elevation. The site does not constitute a REC in connection with the Property. VCRA Site (Map ID#3) – Little Ajax PUD Voluntary Cleanup and Redevelopment Sites (VCRA) refers to contaminated properties that work with the Colorado Division of Public Health and Environment (CDPHE) to facilitate redevelopment. Due to the distance from the Property (0.16 miles) and lower elevation of the site, it does not constitute a REC in connection with the Property. MRDS Site (Map ID#4) – Holden and Mary B. Mine Mineral Record Data Sites (MRDS) refer to a collection of reports describing metallic and non- metallic resources throughout the world. The listed sites do not constitute a REC in connection with the Property. UST and AST Site (Map ID#5) – Dooger Diggins, City of Aspen Fleet Maintenance and City of Aspen Underground Storage Tank Facilities (UST) and Aboveground Storage Tank Facilities (AST). The UST at Dooger Diggins is a diesel tank with an unknown capacity and a tank status listed as “Closed.” There are three AST listings for the City of Aspen – Fleet Maintenance. A 2,000 gallon capacity diesel tank with a tank status listed as “Closed”, a 2,000 gallon capacity unleaded regular gasoline tank listed as “Closed” and a 4,000 gallon capacity diesel/gas tank listed as “Open.” There are three UST tanks listings for the City of Aspen for storage of gasoline and diesel, all with a tank status listing of “Closed.” There are no violations associated with any of the tanks. The site is 0.2 miles from the Property and lower in elevation. The site does not constitute a REC in connection with the Property. MRDS Sites (Map IDs#6-#9) – Red Spruce, Pride of Aspen and Homestake Mines Mineral Record Data Sites (MRDS) refer to a collection of reports describing metallic and non- metallic resources throughout the world. These mines are all listed as “past producers.” The listed sites do not constitute a REC in connection with the Property. P184 VI.A. 9 H-P/Kumar LST Site (Map ID#10) – Aspen Valley Hospital One leaking storage tank (LST) site was located within the search radius. The site is currently listed as “Closed” by the Colorado Department of Labor and Employment Division of Oil and Public Safety. Based on the current status, these sites do not constitute a REC in connection with the Property. RCRAC Site (Map ID#11) – Cleaner Express This Resource Conservation & Recovery Act – Corrective Action Facilities (RCRAC) listing refers to a coin-operated laundromat and/or dry-cleaners. It is classified as a small quantity generator. There are several violations associated with the site including soil, groundwater and indoor air releases, however the most recent corrective action (CA) events state that the CA process is complete and performance standards have been attained. The site is 0.71 miles from the Property and lower in elevation. Based on the small quantity generator status, the completed CA status and the lower elevation of the site, it does not currently constitute a REC in connection with the Property. SF and RODS (Map ID#12) – Smuggler Mountain Page 35 through 39 of the radius report are dedicated to the Smuggler Mountain Site a former Superfund Site (SF) and Record of Decision System (RODS) site, which is located approximately 0.83 miles east of the Property on the northeast side of Aspen. The Smuggler Mountain Superfund site (on the western side of Smuggler Mountain) was covered in mining waste and was placed on the U.S. Environmental Protection Agency's ("EPA") National Priorities List for cleanup under the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (better known as the Superfund law) in 1986. During the following years, EPA worked with local officials and residents on a plan for remediation of the Smuggler Mountain site. A plan of action was ultimately agreed upon and implemented for the site, which was deleted from the National Priorities List in 1999 (www.aspenpitkin.com). Extensive studies have been performed on and around the Smuggler site and institutional controls have been put in place for any excavation work on the Smuggler site to minimize potential for lead exposure to human health and the environment. Based on our assessment, the Smuggler Mountain site does not constitute a REC in connection with the Property. OPINION Based on the results of the site reconnaissance and review of available resources, H-P/Kumar found no significant evidence of present or historical recognized environmental conditions associated with the Property. No additional testing or analysis is recommended at this time. This P185 VI.A. 10 H-P/Kumar opinion is based on the research and examination of available information, our site reconnaissance and experience in the area. CONCLUSIONS H-P/Kumar performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E-1527-13 and AAI of the Property located in Aspen, Colorado. Any exceptions to or deletions from this practice are described in the Limitations and Exceptions section of this report. This assessment has revealed no evidence of recognized environmental conditions (REC) in connection with the Property. DEVIATIONS The Phase I was conducted with no deviations from ASTM Practice E 1527-13 or AAI. ADDITIONAL SERVICES No additional services were requested or provided for this Phase I Environmental Site Assessment. CONTINUED VIABILTY OF ENVIRONMENTAL SITE ASSESSMENT In accordance with Section 4.6 of the Standard Practice for Environmental Site Assessments (ASTM 1527-13) this report is subject to the continued viability requirements of the practice. This environmental site assessment is considered valid if the assessment was completed less than 180 days prior to the date of acquisition of the property or the date the intended transaction is presumed to be valid. If during this period the environmental site assessment will be relied upon by a different user than the original user for whom the assessment was prepared, the new user must satisfy the User Responsibilities in Section 6 of ASTM 1527-13. For a period of up to one year prior to the date of acquisition of the property or for the date the intended transaction is presumed to be valid this environmental site assessment is considered valid provided that the following components were completed within 180 days of the date of purchase or the date of intended transaction: (i) searches for recorded environmental cleanup liens (ii) reviews of federal, tribal, state and local government records; (iii) visual inspection of the property and of adjoining properties; and (iv) the declaration by the environmental professional responsible for the assessment or update. P186 VI.A. 11 H-P/Kumar SIGNATURE OF ENVIRONMENTAL PROFESSIONAL This Phase I Environmental Site Assessment was performed in accordance with the generally accepted practices in the field of environmental consulting. The analysis and recommendations indicated in this report are based upon the best currently available information. H-P/KUMAR assumes no liability for independent conclusions or recommendations made by others in conjunction with the data presented in this report. We declare that, to the best of our professional knowledge and belief, the representative of H- P/Kumar (Jason A. Deem, P.G.) that reviewed this report meets the definition of an Environmental Professional as defined in section 312.10 of 40 CFR 312. Mr. Deem has the specific qualifications based on education, training and experience to assess the nature, history and setting of the subject property. We have developed and performed the appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Please do not hesitate to contact us should you have any further questions or need further assistance. P187 VI.A. July 25, 2017    Mr. Jason Bradshaw  Aspen Housing Partners  228 Eastwood Drive  Aspen, CO 81611    RE:   802 West Main Street  Traffic Analysis Summary  Aspen, CO    Mr. Bradshaw:  Aspen Housing Partners is proposing to develop ten affordable housing apartments at 802 West Main  Street.  The project site is located on the northwest corner of West Main Street and North 7th Street.   The site currently has one single‐family home that will be removed.    This project is anticipated  to add a small amount of  traffic to the neighborhood.   Trip generation  volumes were calculated the City of Aspen’s Trip Generation spreadsheet.  The proposed development is  anticipated to generate an additional eight vehicle trips during the morning peak hour and nine vehicle  trips per hour during the evening peak hour.   The applicant will implement Transportation Demand Management (TDM) and Multimodal Level  of  Service (MMLOS) strategies to offset the site’s anticipated trip generation.    Refer to the attached  Traffic Report for detailed calculations utilizing  the  City of Aspen’s Transportation  Impact  Analysis  Guidelines.  TDM Strategies  1. Installation of a bench for the existing bus stop on North 7th Street.      2. The applicant is committed to improving six public parking spaces in the West Main Street ROW.   They are willing to offer one of these spaces to the City for use in the CAR TO GO carshare  program.  MMLOS Strategies  1. Removal of an existing site driveway to West Main Street.    2. Enhanced pedestrian crosswalk and ADA ramps.  3. Curb bumpout and possible raised pedestrian crossing on the northwest corner of West Main  Street and North 7th Street.  4. On site bicycle parking.  Per the Traffic Report and City of Aspen calculations, the proposed TDM and MMLOS Strategies mitigate  33.13 vehicle trips.  This is an excess of the 9 trips per hour that the project will generate.  P188 VI.A. As North 7th Street is State Highway 82, a revised State Highway Access Permit will be required for the  intersection of West Main Street and North 7th Street.  The application and permit will need to be signed  by the City, as West Main Street is a public roadway.  McDowell Engineering prepared a Transportation  Impact Study per CDOT’s traffic study requirements.  The study shows that the impact to the adjacent  roadway network is negligible.  No additional roadway improvements to State Highway 82 are required.  McDowell Engineering  is looking  forward  to continued coordination with the City 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  Encl.  802 West Main Street Traffic Analysis, McDowell Engineering, July 2017.  P189 VI.A. = input = calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT  INFORMATION: NAME, COMPANY,  ADDRESS, PHONE, EMAIL Minor Entering Exiting Total Entering Exiting Total Commercial (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 Free‐Market Housing (Units) 0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Affordable Housing (Units) 10 Units 3.60 3.90 7.50 4.90 4.01 8.90 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 3.60 3.90 7.50 4.90 4.01 8.90 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? 802 West Main Street, Aspen 802 Main Street Affordable Housing 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.  Jason Bradshaw Aspen Housing Partners, LLC 228 Eastwood Drive  Aspen, CO  81611 970‐319‐9298 jebradshaw@mac.com Trip Generation 7/25/2017 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 P190 VI.A. = input = calculation 33 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?No 0 3 Does the project propose a landscape buffer greater than the standard minimum width?No 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?No 0 6 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?No 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. No 0 10 Does the project propose an improved crosswalk? This measure must get City approval before receiving credit. Yes 5 5 11 Are existing driveways removed from the street?Yes 5 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. Yes 5 15 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?No 0 10 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)?*Yes 10 10 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 25Pedestrian Total* MMLOS Input Page Subtotal SubtotalSidewalk Condition on Adjacent BlocksSidewalk Condition on Project FrontageSubtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal Subtotal PedestriansSubtotalAdditional Proposed ImprovementsTOTAL NUMBER OF TRIPS MITIGATED:Pedestrian RoutesTraffic Calming and Pedestrian NetworkDriveways, Parking, and Access ConsiderationsP191 VI.A. 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?No 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 Bicycle Parking27 Is the project providing bicycle parking? Yes 5 5 5 Category Sub.Measure Number Question Answer Points 28 Is seating/bench proposed?Yes 3 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 3 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 3 Bicycles Total* Transit Total*BicyclesModifications to Existing Bicycle PathsTransitBasic AmenitiesSubtotal Subtotal Enhanced AmenitiesSubtotal Subtotal P192 VI.A. 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?NA 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?Yes What is the extent of access improvements? Within Project Only 7 Intercept Lot Will an intercept lot strategy be implemented?No 0.00% 1.00% Category Measure  Number Sub.  Question Answer  Strategy VMT  Reductions Will there be participation in TOP?NA What percentage of employees are eligible? Is a transit fare subsidy strategy implemented?No 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?No What percentage of employees are eligible? Is a workplace parking pricing strategy implemented?No What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented?No What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented?No What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented?No What percentage of employees are eligble? Is carshare participation being implemented?Yes How many employee memberships have been purchased?<100 What percentage of employees are eligble? Is participation in the bikeshare program WE‐cycle being implemented?No How many memberships have been purchased? What percentage of employees/guests are eligble? Is an end of trip facilities strategy being implemented?No What is the degree of implementation?  What is the employer size?  Is a self‐funded emergency ride home strategy being implemented?No What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented?No What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented?No What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented?No What percentage of employees/guests are eligible? 0.44% 1.00% 1.43% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Maximum Reduction Allowed in CategoryTransit System Improvements Strategies1 2 4 5 6 8 9 10 0.00% 0.00% 0.00% 0.00% 1.00% 0.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 2.00% Bikeshare Program 0.00% TDM Input Page 0.00% 0.00% 0.00%Commute Trip Reduction Programs StrategiesOnsite Servicing Shared Shuttle Service Neighborhood/Site Enhancements Strategies0.00% 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. P193 VI.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT  INFORMATION: NAME, COMPANY,  ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 8.9 33 0.13 33.13 0.00 Project Description In the space below provide a description of the proposed project. 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.  Jason Bradshaw Aspen Housing Partners, LLC 228 Eastwood Drive  Aspen, CO  81611 970‐319‐9298 jebradshaw@mac.com Summary and Narrative:  Narrative: 7/25/2017 802 Main Street Affordable Housing 802 West Main Street, Aspen Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE  MITIGATED Aspen Housing Partners is proposing the construction of 10 new affordable housing apartments.  The site's existing single family home will be  removed. MMLOS Explain the proposed improved crosswalk and how this improvement benefits the pedestian experience and the site as a whole. An  improved crosswalk includes measures such as incorporating a corner bulb out or defining a crosswalk path with colored concrete. Simply  re‐striping a crosswalk will not recieve credit. This measure must be pre‐approved by City staff.  An improved pedestrian crosswalk will be constructed on the western leg of West Main Street.  The northwest corner of this intersection will  incorporate a corner bulbout, shortening the length of the pedestrian crossing.  In addition, the improvements will help differentiate the local  neighborhood street from the State Highway 82. ADA improvements will be included in the intersection construction. Explain what driveways are removed and how this benefits the pedestrian experience.  The site currently has one curb cut to West Main Street.  The existing house, driveway, and curb cut will be removed with the development of  the affordable housing apartments.   Describe the enhanced pedestrian access point(s). This measure is to improve pedestrian access to the site from the ROW. It includes  adding additional access points which prevent pedestrians and bicyclists from crossing a street,  improvements to the project's ADA ramps  in the ROW, and improvements to existing access points.  P194 VI.A. The site does not currently have a sidewalk within the West Main Street ROW.  The proposed site plan proposes a new 6' sidewalk that is  detached from West Main Street for the length of the project site.  The sidewalk will allow neighborhood pedestrians to access the bus stop  on North 7th Street without walking in the street.  The sidewalk will be ADA compliant, with a cross slope of 2% or less and the construction  of ADA ramps at intersections.     Explain any planned traffic calming features below. All traffic calming features must be pre‐approved by the City. Features include islands,  medians, raised crosswalks, speed humps, and rapid flash. An improved pedestrian crosswalk will be constructed on the western leg of West Main Street.  The applicant would like to discuss the  possibility of making this a raised pedestrian crossing with City staff.  In combination with a bulbout on the northwest corner of the  intersection, a raised pedestrian crossing will help differentiate the local neighborhood street from State Highway 82. Neighborhood  residents have complained about misguided motorists trying to avoid traffic on the State Highway 82 S‐curves by driving trough the local  streets.  A visual distinction between the residential West Main Street and the S‐curve route into/out of town would help cut down on this  trafficDescribe the proposed seating/bench and the bench location for which existing bus stop.  There is an existing bus stop on the west side of North 7th Street, located 100 feet north of the West Main Street intersection.  This bus stop  serves the neighborhood.  The applicant is proposing to construct a bench for this bus stop.  The bench will be located on the existing  concrete pad, adjacent to the existing street light and sidewalk. Include any additional information that pertains to the MMLOS plan in the space provided below.  The proposed crosswalk improvements on the west leg of West Main Street at North 7th Street will connect the neighborhood to the City's  future multiuse path along the south side of West Main Street.   TDM A transit access improvement strategy will be implemented. Provision of safe and comfortable access to transit service is important for  generating and maintaining transit ridership, thus reducing SOV trips. The successful project will improve pedestrian access to a transit  stop via formalization of trails, addition and/or improvement of sidewalk, installation of lighting and/or way finding or other  measures.Explain the proposed transit access improvement strategy below.  The site does not currently have a sidewalk on West Main Street.  The applicant is proposing to construct a sidewalk that will connect the  neighborhood to the existing bus stop on North 7th Street.  The sidewalk will be ADA compliant, with a cross slope of 2% or less. Provide details in the space provided for the proposed carshare participation. Carshare programs have been linked to increased use of  alternative transportation modes and reduced SOV trips. The successful project will provide access to Aspen’s CAR TO GO carshare  program. Trip reduction potential will depend on the level to which the development participates.  Car share memberships can be  provided to all employees or residents of new developments.  The applicant is committed to improving six public parking spaces in the West Main Street ROW.  They are willing to offer one of these spaces  to the City for use in the CAR TO GO carshare program. Include any additional information that pertains to the TDM plan in the space provided below.  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 Crosswalk Improvement(s) Removed Driveway(s) 2% Slope at Pedestrian Driveway Crossings Enhanced Pedestrian Access Point Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) Traffic Calming Features P195 VI.A. Scheduling and Implementation Responsibility of Mitigation Measures The MMLOS measures (sidewalk construction, bumpout on the northwest corner of West Main Street and North 7th Street, painted  crosswalk, landscaping, and bus stop bench will be paid for by the applicant.   Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. Bicycle Parking Bus Stop Seating/Bench Monitoring and Reporting Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan  requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results  and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data. Not applicable; as the mitigation measures are primarily hardscape and will be implemented per plan and confirmed upon issuance of  Certificate of Occupancy.  We anticipate no further monitoring will be required. Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. All MMLOS items will be completed during the construction phase of the project.  They will be part of the plan set submitted to the City of  Aspen Building Department for Engineering review.  The applicant understands that issuance of a Certificate of Occupancy is contingent upon  satisfactory installation of the MMLOS improvements, as reviewed and approved by the Engineering Department.  These items will be the  responsibility of the applicant.   P196 VI.A. July 25, 2017    Mr. Jason Bradshaw  Aspen Housing Partners  228 Eastwood Drive  Aspen, CO 81611    RE:   802 West Main  CDOT Traffic Analysis Summary  Aspen, CO    Mr. Bradshaw:  Aspen Housing Partners is proposing to develop ten 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 will be removed and replaced with ten 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 ten percent was applied, given the direct access to  Aspen’s excellent pedestrian, bicycle, and transit routes.  This reduction removed seven vehicle trips per  day from the site.  The proposed development is anticipated to generate an additional seven vehicle  trips per hour during the evening peak hour.  The net traffic increase equates to an average of one car  every eight and a half 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  prepared analyses per both agencies’ requirements.  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 28 vehicles per hour – one car every two  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. The applicant may  also discuss  the benefits of constructing a raised pedestrian crosswalk  at this location to  further  discourage cut through traffic.   P197 VI.A. 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    P198 VI.A. 802 West Main Affordable Housing  Transportation Impact Study  Aspen, Colorado      July 21, 2017      PREPARED FOR:  Aspen Housing Partners, LLC  228 Eastwood Drive  Aspen, CO  81611  Contact: Jason Bradshaw    PREPARED BY:  McDowell Engineering, LLC  PO Box 4259  Eagle, CO  81631  970.623.0788  Contact: Kari J. McDowell Schroeder, PE, PTOE  Project Number: M1263  P199 VI.A. M1263 802 West Main Affordable Housing                                  July 21, 2017                                                         Page  2              Statement of Engineering Qualifications    Kari J. McDowell Schroeder, PE, PTOE is a Transportation and Traffic Engineer for McDowell  Engineering,  LLC.   Ms. McDowell  Schroeder has  over twenty years of  extensive  traffic  and  transportation engineering experience.  She has completed numerous transportation studies and  roadway design projects throughout the State of Colorado.  Ms. McDowell Schroeder is a licensed  Professional Engineer in the State of Colorado and has her certification as a Professional Traffic  Operations Engineer from the Institute of Transportation Engineers.                                                P200 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  3      Traffic Impact Study for  802 West Main Affordable Housing  Table of Contents    1.0 PROJECT DESCRIPTION ............................................................................................................................ 5  2.0 EXISTING CONDITIONS ............................................................................................................................ 7  2.1 DESCRIPTION OF EXISTING TRANSPORTATION SYSTEM ................................................................................................ 7  2.2 TRAFFIC DATA COLLECTION .................................................................................................................................. 7  2.3 BACKGROUND INFRASTRUCTURE ASSUMPTIONS ....................................................................................................... 9  2.4 BACKGROUND TRAFFIC GROWTH ........................................................................................................................... 9  2.5 SEASONAL ADJUSTMENT FACTOR ........................................................................................................................... 9  2.6 YEAR 2018 AND 2040 BACKGROUND TRAFFIC FORECASTS ........................................................................................ 9  3.0 PROJECT TRAFFIC ................................................................................................................................... 12  3.1 TRIP GENERATION FOR PROPOSED LAND USE ......................................................................................................... 12  3.2 TRIP DISTRIBUTION ........................................................................................................................................... 13  3.3 TRAFFIC ASSIGNMENT AND TOTAL TRAFFIC ............................................................................................................ 15  4.0 TRANSPORTATION IMPACT ANALYSIS .................................................................................................... 19  4.1 STATE HIGHWAY ACCESS PERMITS ....................................................................................................................... 19  4.2 STATE HIGHWAY TURN LANE ANALYSIS ................................................................................................................. 19  4.3 SIGHT DISTANCE ............................................................................................................................................... 19  5.0 RECOMMENDATIONS AND CONCLUSIONS .............................................................................................. 2 0   6.0 APPENDIX .............................................................................................................................................. 21          P201 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  4      Tables and Figures    FIGURE 1: AREA MAP ......................................................................................................................................... 5  FIGURE 2: SITE PLAN .......................................................................................................................................... 6  FIGURE 3: YEAR 2017 EXISTING TRAFFIC ............................................................................................................. 8  FIGURE 4: YEAR 2018 BACKGROUND TRAFFIC (WITH SEASONAL ADJUSTMENT FACTOR) .................................... 10  FIGURE 5: YEAR 2040 BACKGROUND TRAFFIC (WITH SEASONAL ADJUSTMENT FACTOR) .................................... 11  TABLE 3: PROJECT TRIP GENERATION ................................................................................................................ 12  FIGURE 6: PROJECT‐GENERATED DIRECTIONAL DISTRIBUTION ........................................................................... 14  FIGURE 7: PROJECT‐GENERATED TRAFFIC ASSIGNMENT ..................................................................................... 16  FIGURE 8: YEAR 2018 TOTAL TRAFFIC ................................................................................................................ 17  FIGURE 9: YEAR 2040 TOTAL TRAFFIC ................................................................................................................ 18        P202 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  5      1.0  Project Description  The applicant is proposing to develop a 10‐unit affordable housing apartment building  at 802 West Main Street in Aspen, Colorado.  The purpose of this study is to forecast  and  analyze  the  impacts of the additional traffic  volumes associated  with this  proposed affordable housing project on  the surrounding roadway network.   Recommendations to mitigate any traffic impacts are also included.   The analysis  complies with the Colorado Department of Transportation’s level two transportation  impact study requirements.  A separate study was prepared to address the City of  Aspen’s traffic analysis requirements.  Refer to the area map in Figure 1 and site plan in Figure 2.     The apartments will access the surrounding transportation network via a network of  sidewalks on the south and east site boundaries.  Dedicated on‐street parking spaces  for residents will be located on the north side of West Main Street.    The proposed apartment building will replace the existing single‐family home on the  site.  The existing driveway and curb cut to West Main Street will also be removed.      Figure 1: Area Map  P203 VI.A. 24.0'10.5'36.3'17.4'2.5'5.0'2.5'6.0'35.6'12.6'12.7'8.0'12.0'22.5'X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXX XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGGGGGG GGGGGGGGGGGGGG GGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG EX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-U EEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX- U EEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-U E EX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-U EEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UETTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT T T T TTT T TTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTTTT TTT T T T T T TTTTT TT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T TT T T TT T T T T T T T T T T T TTTTT T T T T T T T T T T T T T T T T T 792779267926792679257926792779287929792979297929792879287927T1T2T3T4T5T6T7T8T9T10T11T12T13T14T15T16T17T18T19T20UPL.1.000'08'16'SCALE: 1"=8'NORTHISSUE & REVISION DATESPlot Date: 00/00/00Project #:274Drawn By:Checked By: HHSET NAME 0/00/2000·123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030___________NO VALUE/ POOR HEALTHEGLEGENDEVERGREEN TREE TO BE REMOVEDEXISTING EVERGREEN TREEEXISTING DECIDUOUS TREETREE MITIGATION SCHEDULEVALUEACTIONSPEC 'DBH'#132418"18"REMOVENA18" PRESERVENA15"REMOVE$7,422.00PRESERVEEGDECDECDEC7658910121113141716181910"10"TRANS/REMOVEPRESERVE$3299.00NAREMOVEBELOW MIT VALUEPRESERVE NOT ON PROPERTYREMOVEBELOW MIT VALUEPRESERVENA_____REMOVEREMOVENO VALUE/ POOR HEALTHREMOVENO VALUE/ POOR HEALTHREMOVE4"REMOVENO VALUE/ POOR HEALTHREMOVE$1188.00REMOVEBELOW MIT VALUE6"REMOVE$1188.002 DECDECDECDEC4 DECDECIDUOUS TREE TO BE REMOVEDTRANSPLANT$1188.00DECREMOVENO VALUE/ POOR HEALTHDECEGDECDECDECDECDECDEC15205"16"18"4"10"10"10"4"4"6"6"2 DECNO VALUE/ POOR HEALTHTOTAL VALUE$14,285.00Figure 2: Site PlanP204VI.A. M1263 802 Main Street Affordable Housing       July 21, 2017     Page  7  2.0   Existing Conditions  2.1 Description of Existing Transportation System  State Highway 82:   State Highway 82 connects Glenwood Springs to Granite,  Colorado.  The highway bisects the City of Aspen as North 7th Street and Main Street.   The 4‐lane highway is classified by CDOT as an NR‐b, non‐rural arterial in the vicinity  of the project site.  The posted speed is 30mph.    West Main Street:  West Main Street adjacent to the project site (west of 7th Street)  is a local, residential City street.  It serves only the direct neighborhood and does not  accommodate through traffic.  The assumed posted speed limit is 20mph.  The  intersection of North 7th Street and West Main Street restricts eastbound left turns  via signage.  West Bleeker Street:  West Bleeker Street is a local, residential street serving the  neighborhood west of North 7th Street.  The intersection of North 7th Street and West  Bleeker Street is a full movement access.  Alley:  The alley located between West Main Street and West Bleeker Street provides  direct access for the neighborhood residents.  The intersection of North 7th Street a nd  the alley restricts eastbound left turns via signage.  2.2 Traffic Data Collection  Traffic data was collected at the study area intersections on Thursday April 6, 2017.     Turning movement counts were collected from 7:00 – 9:00am and 4:00 – 6:00pm.    North 7th Street and West Main Street North 7th Street and Alley North 7th Street and West Bleeker Street In addition, twenty‐four‐hour counts were taken on the same date at these locations:  West Main Street, west of North 7th Street Alley, west of North 7th Street West Bleeker Street, west of North 7th Street Bavarian House Alley, between Alley and West Bleeker Street The resulting Year 2017 traffic volumes can be found in Figure 3.    P205 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO Figure 3: Year 2017 Existing Traffic  April 20, 2017 LEGEND :  AM/PM Volumes =  XX/XX vehicles per hour Turning Movements =  (NTS) 3 2 1 1 2 / 1 4 / 7 1 / 0 504 / 978 0 / 35 / 9995 / 6571 / 32 / 12 / 90 / 3 3 2 / 4 5 / 93 / 5995 / 6674 / 1499 / 9782 2 / 1 0 / 10 / 1998 / 6684 / 5504 / 978P206 VI.A. M1263 802 Main Street Affordable Housing       July 21, 2017     Page  9  2.3 Background Infrastructure Assumptions  The City of Aspen does not have any pending developments of infrastructure projects  that  will  directly  impact  the  study  area  intersections.   They are proposing the  construction of a future multiuse trail on the south side of West Main Street, in the  existing ROW.  2.4 Background Traffic Growth  Per CDOT, the State Highway 82 corridor is anticipated to have a 20‐year growth factor  of 1.18 in the  vicinity of the project site. This rate equates to an annual growth rate of  0.83%.  This growth rate was applied to State Highway 82 to forecast near‐term and  long‐term traffic volumes.  The side streets in the study area have been built out.  Therefore, no additional growth  was applied to the side street traffic and turning movements.    2.5 Seasonal Adjustment Factor  The peak traffic volumes in Aspen and on State Highway 82 occurs in July.  Therefore,  a seasonal adjustment factor was determined for to adjust for the April counts.   Historic data from CDOT’s Automated Traffic Recorder (ATR) along State Highway 82  near Snowmass was reviewed.  The ATR data confirmed the summer traffic peaks.   The average AADTs by month were averaged over 24‐25 years to determine the  seasonal factors of State Highway 82 traffic.    This methodology was used to arrive at a seasonal adjustment factor of 1.29 for the  April data.  Calculations for this derivation can be found in the Appendix of the report.  2.6 Year 2018 and 2040 Background Traffic Forecasts  Year 2018 background traffic volumes can be found in Figure 4.  Year 2040 background  traffic volumes can be found in Figure 5.  P207 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO April 20, 2017 Figure 4: Year 2018 Background Traffic (With Seasonal Adjustment Factor) LEGEND :  AM/PM Volumes =  XX/XX vehicles per hour Turning Movements =  (NTS) 3 2 1 1 3 / 1 5 / 9 1 / 0 655 / 1272 0 / 46 / 121295 / 8551 / 43 / 13 / 120 / 4 3 3 / 5 6 / 124 / 61295 / 8675 / 1649 / 12722 3 / 1 0 / 10 / 11298 / 8695 / 6655 / 1272P208 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO April 20, 2017 Figure 5: Year 2040 Background Traffic (With Seasonal Adjustment Factor) LEGEND :  AM/PM Volumes =  XX/XX vehicles per hour Turning Movements =  (NTS) 3 2 1 1 3 / 1 5 / 9 1 / 0 786 / 1526 0 / 46 / 121553 / 10261 / 43 / 13 / 120 / 4 3 3 / 5 6 / 124 / 61553 / 5 / 1779 / 15262 3 / 1 0 / 10 / 11556 / 5 / 6786 / 1526P209 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  12      3.0   Project Traffic  3.1 Trip Generation for Proposed Land Use  The  applicant  is proposing to  construct  a  10‐unit  affordable housing apartment  building.  A trip generation analysis was prepared based upon ITE’s Trip Generation  Manual data for land use #220 Apartment.  The trip generation calculations in Table  1 summarize the anticipated traffic volumes that will be generated by  the  development.     Multimodal Trip Reduction  A 10% multimodal trip reduction factor was applied to the project generated traffic.   The site is located near excellent multimodal facilities, such as sidewalks and transit  stops.    Project Trip Generation  Based upon the applicant’s proposed land uses, the project can be anticipated to  generate 60 vehicle trips per day (vpd) on the average weekday.  Peak hour traffic on  a weekday at project buildout is anticipated to be 6 vehicles per hour (vph) during the  morning peak hour and 7 vph during the evening peak hour.       Table 3: Project Trip Generation   Average Weekday ITE Code Avg.  Weekday AM Peak  Hour PM Peak  Hour Trips    (vpd) % Trips Trips % Trips Trips % Trips Trips % Trips Trips Existing Land Use #210 Single‐Family Detached Housing 1.0 DU 9.52 0.77 1.02 10 26% 0 74% 1 64% 1 36% 0 Proposed Land Use Expansion #220 Apartment 10 DU 6.65 0.55 0.67 67 29% 2 71% 4 61% 4 39% 3 Multimodal Trip Reduction ‐10%‐7 0 0 0 0 Subtotal 60 24 43 Proposed New Trips 50 23 33 1 Values  obtained from Trip Generation, 9th Edition, Institute of Transportation Engineers, 2012. DU = Dwelling Units Units Inbound Morning Peak Hour Evening Peak Hour OutboundOutboundInbound Table 1 ‐ Project Trip Generation 802 Main Street Aspen, CO Estimated Project‐Generated Traffic1 P210 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  13      3.2 Trip Distribution  The  anticipated  directional  distribution  of the project‐generated traffic is largely  based upon the location of the residential apartments relative to amenities in Aspen.    Therefore, the project’s directional distribution is anticipated to be:           40% of site traffic will come from/head to the north.          20% of site traffic will come from/head to the east.       40% of site traffic will come from/head to the south.      The anticipated directional distribution of project‐generated traffic is depicted in  Figure 6.        P211 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO Figure 6: Project‐Generated Directional Distribution April 20, 2017 LEGEND :  Inbound % (Outbound %) Volumes =  XX% (XX%)  Turning Movements =  (NTS) 3 2 1 1 0% (20%) 0% (20%)35% (0%)20% (0%)40% (0%) 3 0% (10%) 0% (40%)5% (0%)35% (0%)2 0% (10%)35% (0%)P212 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  15      3.3 Traffic Assignment and Total Traffic  When the trip  generation expected  for  this site  is applied  to the estimated trip  distribution, the result is the anticipated assignment of trips on the roadway system.  Figure 7 depicts the new vehicle trips that are anticipated from the project.  The Year 2018 total traffic is the sum of Year 2018 background traffic (Figure 4) with  Figure 7 and can be seen in Figure 8.   Similarly, Year 2040 total traffic is the sum of Figure 5 with Figure 7 and can be seen  in Figure 9.      P213 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO Figure 7: Project‐Generated Traffic Assignment April 20, 2017 LEGEND :  Inbound % (Outbound %) Volumes =  XX% (XX%)  Turning Movements =  (NTS) 3 2 1 1 1 / 1 1 / 11 / 10 / 11 / 2 3 2 / 11 / 12 1 / 1P214 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO Figure 8: Year 2018 Total Traffic April 20, 2017 LEGEND :  AM/PM Volumes =  XX/XX vehicles per hour Turning Movements =  (NTS) 3 2 1 1 4 / 2 6 / 10 1 / 0 655 / 1272 1 / 56 / 121295 / 8551 / 53 / 13 / 121 / 6 3 3 / 5 8 / 134 / 61296 / 8685 / 1649 / 12722 3 / 1 0 / 10 / 11299 / 8705 / 6655 / 1272P215 VI.A. N Project Number:M1263 Prepared by:KJS Aspen Affordable Housing Partners 802 Main Street Aspen, CO Figure 9: Year 2040 Total Traffic April 20, 2017 LEGEND :  AM/PM Volumes =  XX/XX vehicles per hour Turning Movements =  (NTS) 3 2 1 1 4 / 2 6 / 10 1 / 0 786 / 1526 1 / 56 / 121553 / 10261 / 53 / 13 / 121 / 6 3 3 / 5 8 / 134 / 61554 / 5 / 1779 / 15262 3 / 1 0 / 10 / 11557 / 5 / 6786 / 1526P216 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  19      4.0   Transportation Impact Analysis  4.1 State Highway Access Permits  Section 2.6(3) of the State Highway Access Code (Access Code) requires a new access  permit when there is a new access or land use change and/or the driveway volume is  anticipated to increase by more than twenty percent.    West Main Street and North 7th Street:  The project will add a total of 2 trips per hour  (vph) on a typical weekday evening during the peak hour.  This equates to a 35%  increase in traffic on the west leg of West Main Street.  Therefore, a revised State  Highway Access Permit will be required for this intersection.  West Main Street and West Bleeker Street:  The project will add a total of 6 trips per  hour (vph) on a typical weekday evening during the peak hour.  This equates to a 14%  increase in traffic on the west leg of West Bleeker Street.  Therefore, a revised State  Highway Access Permit will not be required for this intersection.  4.2 State Highway Turn Lane Analysis  The State Highway Access Code establishes the need for auxiliary turn lanes. Several  criteria apply when determining the traffic volume thresholds.  State Highway 82 is a  four‐lane highway with a posted speed limit of 30mph in the vicinity of the proposed  project site.  It is classified by the Colorado Department of Transportation (CDOT) as  an access category NR‐B, non‐rural arterial.  Per Section 3.11(4) of the Access Code3,  auxiliary turn lanes are required for more than 25vph making a left turn movement,  50vph making a right turn movement, and right turn acceleration lanes if there are  operational or safety concerns at the access.    West Main Street and North 7th Street:  The southbound right turn from North 7th  Street to West Main Street is anticipated to have 5vph during the evening peak hour  by Year 2040.  Therefore, an auxiliary turn lane is not required.  West Main Street and West Bleeker Street:  The southbound right turn from North 7th  Street to West Bleeker Street is anticipated to have 6vph during the evening peak hour  by Year 2040.  Therefore, an auxiliary southbound right turn lane is not required.  The northbound left turn from North 7th Street to West Bleeker Street is anticipated  to have 5vph during the evening peak hour by Year 2040.  Therefore, an auxiliary  northbound left turn lane is not required.  4.3 Sight Distance  West Main Street, the alley, and West Bleeker Street all have adequate sight distance  in both directions that exceeds the 360’ requirement in Table 4‐2 of the Access Code.    P217 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  20      5.0   Recommendations and Conclusions  The proposed 10‐unit affordable housing project is anticipated to be successfully  accommodated into the greater roadway system.    Trip Generation:  The  applicant  is proposing to  construct  a  10‐unit  affordable housing apartment  building.  A 10% multimodal trip reduction factor was applied to the project generated  traffic.  The site is located near excellent multimodal facilities, such as sidewalks and  transit stops.    Based upon the applicant’s proposed land uses, the project can be anticipated to  generate 60 vehicle trips per day (vpd) on the average weekday.  Peak hour traffic on  a weekday at project buildout is anticipated to be 6 vehicles per hour (vph) during the  morning peak hour and 7 vph during the evening peak hour.   Site Access:  The apartments will access the surrounding transportation network via a network of  sidewalks on the south and east site boundaries.  Dedicated on‐street parking spaces  for residents will be located on the north side of West Main Street.    The proposed apartment building will replace the existing single‐family home on the  site.  The existing driveway and curb cut to West Main Street will also be removed.    State Highway Access Permits:    Per  the State  Highway Access  Code,  new State  Highway  Access  Permits  will be  required for the intersection of West Main Street and North 7th Street.  The project is  anticipated to increase the current traffic volumes on the west leg of the intersection  by 35%.    Auxiliary Turn Lanes:  Based upon the anticipated Year 2040 total traffic volumes, no auxiliary turn lane  construction is required.      P218 VI.A. M1263 802 Main Street Affordable Housing                              July 21, 2017                                                       Page  21      6.0  Appendix    Reference Documents    1. OTIS Traffic Data.  Colorado Department of Transportation.   http://apps.coloradodot.info/dataaccess/  2. Highway Capacity Manual. Transportation Research Board, 2010.  3. State Highway Access Code. State of Colorado, 2002.  4. Trip Generation Manual, 9th Edition.  Institute of Transportation Engineers, 2012.     Included Documents    1. Traffic Study Scoping Correspondence with CDOT  2. Traffic Counts  3. Seasonal Adjustment Factor Calculations  P219 VI.A. 1 Kari McDowell Schroeder From:Harbert - CDOT, Kent Sent:Monday, March 27, 2017 3:32 PM To:Kari McDowell Schroeder Cc:Dan Roussin; Trish.Aragon@cityofaspen.com Subject:Re: Aspen Affordable Housing - Traffic Scoping Kari,    Dan and I are available on April 6, 10 or 11.    The most recent five years of crash data (1/1/11 ‐ 12/31/15) is attached.    The week of April 3 will be fine for the traffic count since school will be back in session.      Thanks, Kent    T. Kent Harbert, PE  Access Engineer  CDOT Region 3, Traffic and Safety Residency     222 South 6th Street, Room 100, Grand Junction, CO 81501-3794  Phone: 970.683.6279 Cell: 970.812.6768   Kent.Harbert@State.CO.US | www.codot.gov | www.cotrip.org        On Sun, Mar 26, 2017 at 6:59 PM, Kari McDowell Schroeder <kari@mcdowelleng.com> wrote:  Trish, Dan, and Kent;     The City of Aspen and Aspen Housing Partners have teamed to form a public‐private partnership to develop three  affordable housing projects in Aspen.  One site is located on the State Highway System at 7th & Main.  See  attached.  This graphic was a draft from one of the public meetings in February.     http://www.aspentimes.com/news/private‐developer‐eyes‐three‐affordable‐housing‐projects‐in‐aspen/  P220 VI.A. 2    I would like to get the four of us together to discuss the traffic analysis scoping for this project.  I know that the City of  Aspen’s analysis is quite different that CDOT’s requirements.       What are some dates that work for everyone?  I am open April 3‐6 and April 10‐11.  Please let me know if we can make  one of these dates work.     Trish,     I would also like to discuss the two other sites on Park Circle and Castle Creek at the same time.  Maybe we could meet  before or after our meeting with CDOT?     All,     I would like to collect traffic data around the 7th & Main site next week.  Spring Break for Aspen Schools is this coming  week.  That is my reason for choosing next week.  Thoughts?     Kent,     Does CDOT have crash data in this area that is different than what is shown on Aspen’s GIS?     Thanks!     Kari     Kari J. McDowell Schroeder, PE, PTOE  Transportation / Traffic Engineer  P221 VI.A. 3     Eagle  Broomfield  Grand Junction  970.623.0788 303.949.4748 303.845.9541 fax    kari@mcdowelleng.com  www.mcdowelleng.com       P222 VI.A. Traffic Study Scoping Form Contact Information Consultant Name:McDowell Engineering Tele:970‐623‐0788 E‐mail:kari@mcdowelleng.com Developer/Owner Name: Aspen Housing Partnership Project Information  (Attach proposed site plan.) Project Name:Aspen Affordable Housing Project Location:802 West Main Street Project Description: Redevelopment from 1 single family home to 13 affordable housing rental apartments. Existing /  Proposed  Land Uses ITE Code #units or  Size Existing /  Proposed  Land Uses ITE Code #units or  Size Existing /  Proposed  Land Uses ITE Code #units or  Size Ex. Single Family Home  #210 1 Pr. Apartment #220 13 Please attach Trip Generation Summary table for large or mixed use projects. Assumptions Study Horizons Current Year:2017 Buildout Year:2018 Long Term Year: 2040 North:Bleeker St.South:Main St. East:7th St.West:8th St. 1.  All site entrances 6. 2.  7th St. & Main St.7. 3.  7th St. & Alley 8. 4.  7th St. & Bleeker St.9. 5.10. Trip Distribution See attached sketch.   Trip Reductions*Internal  Capture Use:0 %Pass By Use:0 % Multi‐ modal Use:15 %Use:% Page 1 of 2 Application type (rezoning,  subdivision), acreage, new or re‐ development, etc. Study Area Boundaries (Attach map if  needed.) Intersections to be  Evaluated (Attach map if  needed.) *Include in Trip Generation table if provided.  Submit calculations based upon ITE's Trip Generation Handbook. P223 VI.A. McDowell Engineering Traffic Study Scoping Form Assumptions (continued) 0.83% per CDOT's historic OTIS data. Study Time Periods AM (7‐9) PM (4‐6) SAT (noon) Other: Other Factors Restricted left turns from W. Main Street and alley onto 7th Street.   Synchro Issues HCS (Check all that apply.)aaSidra or Rodel Intersections Roadway Sections Signal Warrants Safety/Sight Distance Queuing & Storage CDOT (Access Permit, etc.) Identify Bicycle, Pedestrian & Transit Accommodations TDM Neighborhood Impacts Other: Attachments, Notes, & Other Assumptions: Signed:Review Agency: (Applicant or Consultant)Department: Print Name:Signed: (Applicant or Consultant) Print Name: Date: Date: Page 2 of 2 Analysis Methods & Anticipated Future  Traffic Growth Rates (Describe  methodology.) (Check all that  apply.) (Proposed/assumed  transportation  improvements, other  studies, nearby proposed  developments, etc.) P224 VI.A. PROJECT NUMBER:M1263 PREPARED BY:KJS DATE: REVISED: Average Weekday ITE Code Avg.  Weekday AM Peak  Hour PM Peak  Hour Trips   (vpd)% Trips Trips % Trips Trips % Trips Trips % Trips Trips Existing Land Use #210 Single‐Family Detached Housing 1.0 DU 9.52 0.77 1.02 10 26% 0 74% 1 64% 1 36% 0 Proposed Land Use Expansion #220 Apartment 13 DU 6.65 0.55 0.67 86 29% 2 71% 5 61% 5 39% 3 Multimodal Trip Reduction ‐15%‐13 0 ‐1 ‐1 0 Subtotal 73 24 43 Proposed New Trips 63 23 33 1 Values obtained from Trip Generation, 9th Edition, Institute of Transportation Engineers, 2012. DU = Dwelling Units Units Inbound Morning Peak Hour Evening Peak Hour OutboundOutboundInbound 3/29/2017 Table 3 ‐ Project Trip Generation 802 Main Street Aspen, CO Estimated Project‐Generated Traffic1 D:\MTEC\Project\M1263 Aspen Main Street Affordable Housing\Traffic\2017-03-29 Aspen 802 Main St TIS.xlsmP225 VI.A. N 7th Street & W Main StreetAspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, AMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR7:00 AM0000000000000000000056400 001000002000 1871600200100007:15 AM1000200000000000000081700 000000002000 1951300100000007:30 AM00001000000001000000109900 000010000000 2321100100000007:45 AM000010000000000000001251000 000000001000 221800000010008:00 AM00000000000000000000108900 000010000000 2301200200000008:15 AM10000000100000000000110900 100010000000 2531100100000008:30 AM00002000000000000000120800 001000011010 2391500100000008:45 AM000020001000000000001301000 000000001000 22780010000000Total   200080002000010000008396600 1020300170101784 940090011000Peak Hour Total100040002000000000004683600 101020012010 949460050000000Peak Hour Total 1 vph 0 pph 4 vph 0 pph 2 vph 0 pph 0 vph 0 pph 0 vph 0 pph 504 vph 0 pph1 vph 1 pph 2 vph 1 pph 2 vph 1 pph 995 vph 0 pph 5 vph 0 pph 0 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataThruW Main StreetW Main StreetN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRightRightThruTotal Peak Hour Vehicle Traffic at Intersection1516Left Left Total Peak Hour Peds/Bikes at Intersection3Total Peak Hour Traffic (All Modes) at Intersection1519Percentage Peak Hour Trucks at Intersection5.4Peak Hour Factor0.98TimeRightLeft 241050405995122000000100000000000100P226 VI.A. N 7th Street & W Main StreetAspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, PMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR4:00 PM000120000000000000002361400 100000103000 1571100001010004:15 PM000020000000000030002371200 200010001000 153910201000004:30 PM000020101000000000002281100 100000002000 1341100101010004:45 PM000010000000000000002171100 000000003000 165500200010005:00 PM00012000000000000000255700 000000003000 172800400010005:15 PM000000001001000020002231200 000000012000 157600200100005:30 PM00000000000000000000130700 000210000000 110400100000005:45 PM00000000000100001000192600 000010001000 16680050001000Total   000290102002000060001718 80 0 040023011150001214 62 1 0 170315000Peak Hour Total000170101000000030009374100 300010009000 624331090203000Peak Hour Total 0 vph 1 pph 7 vph 1 pph 1 vph 0 pph 0 vph 0 pph 3 vph 0 pph 978 vph 0 pph3 vph 0 pph 1 vph 0 pph 9 vph 0 pph 657 vph 1 pph 9 vph 2 pph 3 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataTotal Peak Hour Peds/Bikes at Intersection5Total Peak Hour Traffic (All Modes) at Intersection1676Percentage Peak Hour Trucks at Intersection4.4Peak Hour Factor0.92RightThruTotal Peak Hour Vehicle Traffic at Intersection1671Left Left TimeRightLeft ThruW Main StreetW Main StreetN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRight170097839657319310021000001000000000P227 VI.A. N 7th Street & Alley (between Main and Bleeker)Aspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, AMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR7:00 AM000000000000000000000000 0000564020000 0100189150000007:15 AM000000001000000000000000 0000817000000 1100195120000007:30 AM000000000000000000000000 00001099000000 1100233100000007:45 AM000000000000000000000000 000012510000000 100022280000008:00 AM000000000000000000000000 00001089000000 1000232120000008:15 AM000000001000000000000000 00001109000000 2000253110000008:30 AM000000000010000000000000 00001208000000 0000240150000008:45 AM000000001000000000000000 001013010000000 10002278000000Total   000000003010000000000000 001083966020000 73001791 91000000Peak Hour Total000000002010000000000000 001046836000000 400095246000000Peak Hour Total 0 vph 0 pph 0 vph 0 pph 2 vph 1 pph 0 vph 0 pph 0 vph 0 pph 0 vph 0 pph0 vph 1 pph 504 vph 0 pph 0 vph 0 pph 4 vph 0 pph 998 vph 0 pph 0 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataThruAlleyAlleyN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRightRightThruTotal Peak Hour Vehicle Traffic at Intersection1508Left Left TimeRightLeft Total Peak Hour Peds/Bikes at Intersection2Total Peak Hour Traffic (All Modes) at Intersection1510Percentage Peak Hour Trucks at Intersection5.4Peak Hour Factor0.9820000099840 5040000000100000000000000P228 VI.A. N 7th Street & Alley (between Main and Bleeker)Aspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, PMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR4:00 PM000000001000000000000000 000023614000000 1000157110000004:15 PM000000000010000000000000 000023712000000 100015590001004:30 PM000000001000000000000000 000022811000000 1000135110000004:45 PM000000000000000000000000 000021711000000 100016850000005:00 PM100000000000000000000000 00002557000000 200017780000005:15 PM000000000000000000000000 000022312100000 000015960000005:30 PM000000000000000000000000 00001307000000 100011140000005:45 PM000000000000000000000000 00001926001000 00001728000000Total   100000002010000000000000 00001718 80101000 70001234 62000100Peak Hour Total100000001010000000000000 000093741000000 500063533000100Peak Hour Total 1 vph 0 pph 0 vph 0 pph 1 vph 1 pph 0 vph 0 pph 0 vph 0 pph 0 vph 0 pph0 vph 0 pph 978 vph 0 pph 0 vph 0 pph 5 vph 0 pph 668 vph 0 pph 1 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataTotal Peak Hour Peds/Bikes at Intersection1Total Peak Hour Traffic (All Modes) at Intersection1655Percentage Peak Hour Trucks at Intersection4.5Peak Hour Factor0.92RightThruTotal Peak Hour Vehicle Traffic at Intersection1654Left Left TimeRightLeft ThruAlleyAlleyN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRight10100166850 9780000000000000000000000P229 VI.A. N 7th Street & W Bleeker StreetAspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, AMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR7:00 AM100000000000000000000000 0010564200000 0000189160000007:15 AM200000000000000000000000 1000817010000 0000196130011007:30 AM300000000000000000000000 00001099100000 0000234110000007:45 AM300000000000000000000000 000012510100000 000022380020008:00 AM000000000000000000000000 00001089000000 0000233120010008:15 AM000000002000000000000000 10001109000000 0000253110000008:30 AM200000000000000000000000 30001208000000 0000240150000008:45 AM000000001000000000000000 10001310000000 00002278001000Total   1100000003000000000000000 601072266410000 00001795 94005100Peak Hour Total500000002000000000000000 400046336100000 000094946003000Peak Hour Total 5 vph 0 pph 0 vph 0 pph 2 vph 0 pph 0 vph 0 pph 0 vph 0 pph 0 vph 0 pph4 vph 0 pph 499 vph 1 pph 0 vph 0 pph 0 vph 0 pph 995 vph 0 pph 3 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataTotal Peak Hour Peds/Bikes at Intersection1Total Peak Hour Traffic (All Modes) at Intersection1509Percentage Peak Hour Trucks at Intersection5.4Peak Hour Factor0.91RightThruTotal Peak Hour Vehicle Traffic at Intersection1508Left Left TimeRightLeft ThruW Bleeker StreetW Bleeker StreetN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRight20500399504 4990000000010000000000000P230 VI.A. N 7th Street & W Bleeker StreetAspen, COTraffic Data Collection Date:  Thursday, April 6, 2017, PMWeather: ClearCar Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik Car Trk Ped Bik CarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBik CarTrkPedBikCarTrkPedBikCarTrkPedBikSWLSWRNELNERSELSERNWLNWR4:00 PM000000000000000000000000 200023414000000 0000157112040004:15 PM100000003000000000000000 000023712100000 000015591010004:30 PM300000001000000000000000 000022811000000 0000134111030004:45 PM400000100000000000000000 100021711000000 000016850010005:00 PM100000100000000000000000 00002557100000 000017780000005:15 PM100000001000000000000000 000022312100000 000015860010005:30 PM100000001000000000000000 00001307000000 000011040000005:45 PM100000001000000000100000 00001926000000 00001718004000Total   1200000207000000000100000 30001716 80300000 00001230 62 4 0 14 0 0 0Peak Hour Total900000204000000000000000 100093741200000 000063433205000Peak Hour Total 9 vph 0 pph 0 vph 2 pph 4 vph 0 pph 0 vph 0 pph 0 vph 0 pph 0 vph 0 pph1 vph 0 pph 978 vph 2 pph 0 vph 0 pph 0 vph 0 pph 667 vph 2 pph 5 vph 0 pphvphpphpph%Peak Hour Data (Cars & Trucks)Peak Hour Pedestrian DataPeak Hour Bicycle DataTotal Peak Hour Peds/Bikes at Intersection6Total Peak Hour Traffic (All Modes) at Intersection1670Percentage Peak Hour Trucks at Intersection4.4Peak Hour Factor0.92RightThruTotal Peak Hour Vehicle Traffic at Intersection1664Left Left TimeRightLeft ThruW Bleeker StreetW Bleeker StreetN 7th StreetN 7th StreetEastboundWestboundNorthboundSouthboundRightLeft ThruThruRight40900566701 9780020020020000000000000P231 VI.A. Daily Vehicle Volume Report Study Date:Thursday, April 6, 2017 Location: Aspen, Main Street just West of 7th Eastbound Westbound Total  Volume Volume Volume 00:00 ‐ 00:59 0 0 0 01:00 ‐ 01:59 0 0 0 02:00 ‐ 02:59 0 0 0 03:00 ‐ 03:59 0 0 0 04:00 ‐ 04:59 2 2 4 05:00 ‐ 05:59 1 0 1 06:00 ‐ 06:59 1 1 2 07:00 ‐ 07:59 5 1 6 08:00 ‐ 08:59 7 1 8 09:00 ‐ 09:59 4 6 10 10:00 ‐ 10:59 5 3 8 11:00 ‐ 11:59 5 4 9 12:00 ‐ 12:59 8 5 13 13:00 ‐ 13:59 6 2 8 14:00 ‐ 14:59 7 2 9 15:00 ‐ 15:59 7 3 10 16:00 ‐ 16:59 8 10 18 17:00 ‐ 17:59 3 5 8 18:00 ‐ 18:59 7 1 8 19:00 ‐ 19:59 3 3 6 20:00 ‐ 20:59 2 6 8 21:00 ‐ 21:59 0 3 3 22:00 ‐ 22:59 1 2 3 23:00 ‐ 23:59 0 2 2 Totals 82 62 144 AM Peak Time 9:00 ‐ 10:00 AM Peak Volume 4 6 10 PM Peak Time 16:00 ‐ 17:00 PM Peak Volume 8 10 18 P232 VI.A. Daily Vehicle Volume Report Study Date:Thursday, April 6, 2017 Location: Aspen, Alley just West of 7th Eastbound Westbound Total  Volume Volume Volume 00:00 ‐ 00:59 0 0 0 01:00 ‐ 01:59 0 0 0 02:00 ‐ 02:59 0 0 0 03:00 ‐ 03:59 0 0 0 04:00 ‐ 04:59 0 0 0 05:00 ‐ 05:59 0 1 1 06:00 ‐ 06:59 1 1 2 07:00 ‐ 07:59 1 0 1 08:00 ‐ 08:59 2 0 2 09:00 ‐ 09:59 0 0 0 10:00 ‐ 10:59 3 0 3 11:00 ‐ 11:59 1 0 1 12:00 ‐ 12:59 1 0 1 13:00 ‐ 13:59 0 0 0 14:00 ‐ 14:59 0 0 0 15:00 ‐ 15:59 1 0 1 16:00 ‐ 16:59 2 1 3 17:00 ‐ 17:59 1 0 1 18:00 ‐ 18:59 0 0 0 19:00 ‐ 19:59 0 0 0 20:00 ‐ 20:59 0 0 0 21:00 ‐ 21:59 0 0 0 22:00 ‐ 22:59 0 0 0 23:00 ‐ 23:59 0 0 0 Totals 13 3 16 AM Peak Time 10:00 ‐ 11:00 AM Peak Volume 3 0 3 PM Peak Time 16:00 ‐ 17:00  PM Peak Volume 2 1 3 P233 VI.A. Daily Vehicle Volume Report Study Date:Thursday, April 6, 2017 Location: Aspen, Bleeker Street just West of 7th Eastbound Westbound Total  Volume Volume Volume 00:00 ‐ 00:59 0 0 0 01:00 ‐ 01:59 0 2 2 02:00 ‐ 02:59 0 1 1 03:00 ‐ 03:59 0 0 0 04:00 ‐ 04:59 1 0 1 05:00 ‐ 05:59 0 0 0 06:00 ‐ 06:59 2 1 3 07:00 ‐ 07:59 9 5 14 08:00 ‐ 08:59 5 7 12 09:00 ‐ 09:59 11 7 18 10:00 ‐ 10:59 8 8 16 11:00 ‐ 11:59 11 7 18 12:00 ‐ 12:59 7 9 16 13:00 ‐ 13:59 8 11 19 14:00 ‐ 14:59 6 6 12 15:00 ‐ 15:59 8 11 19 16:00 ‐ 16:59 12 5 17 17:00 ‐ 17:59 5 7 12 18:00 ‐ 18:59 6 9 15 19:00 ‐ 19:59 2 5 7 20:00 ‐ 20:59 1 3 4 21:00 ‐ 21:59 4 5 9 22:00 ‐ 22:59 3 3 6 23:00 ‐ 23:59 1 0 1 Totals 110 112 222 AM Peak Time 9:00 ‐ 10:00 AM Peak Volume 11 7 18 PM Peak Time 15:00 ‐ 16:00  PM Peak Volume 8 11 19 P234 VI.A. Daily Vehicle Volume Report Study Date:Thursday, April 6, 2017 Location: Aspen, Bavarian House Alley Northbound Southbound Total  Volume Volume Volume 07:00 ‐ 07:59 3 6 9 08:00 ‐ 08:59 0 1 1 Totals 3 7 10 AM Peak Time 7:00 ‐ 8:00 AM Peak Volume 3 6 9 Northbound Southbound Total  Volume Volume Volume 16:00 ‐ 16:59 2 1 3 17:00 ‐ 17:59 0 0 0 Totals 2 1 3 PM Peak Time 16:00 ‐ 17:00  PM Peak Volume 2 1 3 P235 VI.A. Seasonal Adjustment Factor Calculations State Highway 082A (Continuous Count Station Id: 000236 ON SH 82 NW/O SNOWMASS CREEK RD, CRS 11 & 16, SNOWMASS) 236 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 236 2017 18550 18921 19443 236 2016 18612 18613 18878 16828 17254 21393 22397 20902 20479 18174 16340 18813 236 2015 17908 17741 18317 16451 15838 20486 22141 20765 20084 18002 16160 18790 236 2014 16786 16586 17062 15332 15302 19047 20643 19455 18461 16665 14287 17401 236 2013 16471 16387 15888 13074 14574 17789 19205 18535 16845 13969 12114 14336 236 2012 16266 15875 16306 14115 14832 17835 19174 19048 17124 15655 14824 15915 236 2011 16703 15716 16399 13695 13876 17634 18818 18620 17543 15235 14378 16553 236 2010 16309 15908 16508 14295 14115 17727 18957 18342 14489 16566 236 2009 17545 17067 16855 15097 14805 18291 19416 18236 17741 15681 14839 16267 236 2008 18043 17945 18408 16378 16098 19157 20581 19852 18648 17649 15681 16153 236 2007 18475 17921 18854 16740 16936 19847 20828 21227 18998 18296 19537 18597 236 2006 16925 17517 17585 20900 16223 19271 19695 20076 18422 16744 16081 17722 236 2005 16542 16885 17329 15008 14987 18501 19511 18953 17653 15863 15462 16004 236 2004 15436 15162 16432 14645 14291 17552 18662 18313 17147 15253 14902 17026 236 2003 15323 15142 15032 14088 13892 16483 18147 17357 15852 14843 13149 15086 236 2002 15380 15353 15607 15067 14721 16659 18206 17893 15925 14900 13701 15101 236 2001 15577 15884 16343 14956 14816 17190 18174 18152 15902 15552 14421 14725 236 2000 15727 14405 14985 236 1999 14071 14653 15639 14126 13567 15945 18030 17850 16675 15075 13560 14860 236 1998 13980 14555 14565 13773 14789 16221 17939 17116 15857 14335 13342 14621 236 1997 12665 14260 14975 13245 13020 17119 17569 16904 15308 14305 12669 14307 236 1996 12552 13486 14143 12940 12905 15130 16994 16940 14983 13652 12674 13187 236 1995 12659 12633 13298 11569 12212 15020 16118 16631 14294 13487 12782 13338 236 1994 12417 12542 13796 11727 11962 14544 15342 15753 14325 12891 11852 12973 236 1993 11220 11305 12595 10817 10720 13181 14669 14557 13431 12159 11547 12812 236 1992 236 1991 average 15684 15752 16261 14559 14423 17479 18749 18325 16895 15396 14300 15672 1.2 1.19 1.15 1.29 1.3 1.07 1 1.02 1.11 1.22 1.31 1.2 P236 VI.A. COLORADO DEPARTMENT OF TRANSPORTATION STATE HIGHWAY ACCESS PERMIT APPLICATION Issuing authority application acceptance date: Page 1 of 2 CDOT Form #137 01/10Previous editions are obsolete and may not be used Instructions:- Contact the Colorado Department of Transportation (CDOT) or your local government to determine your issuing authority. - Contact the issuing authority to determine what plans and other documents are required to be submitted with your application. - Complete this form (some questions may not apply to you) and attach all necessary documents and Submit it to the issuing authority. - Submit an application for each access affected. - If you have any questions contact the issuing authority. - For additional information see CDOT’s Access Management website at http://www.dot.state.co.us/AccessPermits/index.htm 2) Applicant or Agent for permittee (if different from property owner) Street address Phone # Mailing address City, state & zip Phone # (required) county subdivision block lot section township range 6) What side of the highway? N S E W 5) What State Highway are you requesting access from? 4) Legal description of property: If within jurisdictional limits of Municipality, city and/or County, which one? 3) Address of property to be served by permit (required) City, state & zip 1) Property owner (Permittee) 8) What is the approximate date you intend to begin construction? 9) Check here if you are requesting a: new access temporary access (duration anticipated: ) improvement to existing access change in access use removal of access relocation of an existing access (provide detail) 7) How many feet is the proposed access from the nearest mile post? _____________ feet ( N S E W) from:_____________ 13) Are there other existing or dedicated public streets, roads, highways or access easements bordering or within the property? no yes, if yes - list them on your plans and indicate the proposed and existing access points. 12) Does the property owner own or have any interests in any adjacent property? no yes, if yes - please describe: 11) Do you have knowledge of any State Highway access permits serving this property, or adjacent properties in which you have a property interest? no yes, if yes - what are the permit number(s) and provide copies:and/or, permit date: 15) If you are requesting commercial or industrial access please indicate the types and number of businesses and provide the floor area square footage of each. business/land use square footage business square footage 16) If you are requesting residential developement access, what is the type (single family, apartment, townhouse) and number of units? type number of units type number of units 17) Provide the following vehicle count estimates for vehicles that will use the access. Leaving the property then returning is two counts. # of passenger cars and light trucks at peak hour volumes # of multi unit trucks at peak hour volumes # of single unit vehicles in excess of 30 ft.# of farm vehicles (field equipment)Total count of all vehicles How many feet is the proposed access from the nearest cross street? _____________ feet ( N S E W) from:_______________________________ 10) Provide existing property use 14) If you are requesting agricultural field access - how many acres will the access serve? E-mail address E-mail address if available Indicate if your counts are peak hour volumes or average daily volumes. Please print or type P237 VI.A. If an access permit is issued to you, it will state the terms and conditions for its use. Any changes in the use of the permitted access not consistent with the terms and conditions listed on the permit may be considered a violation of the permit. The applicant declares under penalty of perjury in the second degree, and any other applicable state or federal laws, that all information provided on this form and submitted attachments are to the best of their knowledge true and complete. I understand receipt of an access permit does not constitute permission to start access construction work. Applicant or Agent for Permittee signature Date Property owner signature Date If the applicant is not the owner of the property, we require this application also to be signed by the property owner or their legally authorized representative (or other acceptable written evidence). This signature shall constitute agreement with this application by all owners-of-interest unless stated in writing. If a permit is issued, the property owner, in most cases, will be listed as the permittee. Page 2 of 2 CDOT Form #137 01/10 Print name Print name Previous editions are obsolete and may not be used 18) Check with the issuing authority to determine which of the following documents are required to complete the review of your application. a) Property map indicating other access, bordering roads and streets. b)Highway and driveway plan profile. c)Drainage plan showing impact to the highway right-of-way. d)Map and letters detailing utility locations before and after development in and along the right-of-way. e)Subdivision, zoning, or development plan. f)Proposed access design. g)Parcel and ownership maps including easements. h)Traffic studies. i)Proof of ownership. 1- It is the applicant’s responsibility to contact appropriate agencies and obtain all environmental clearances that apply to their activities. Such clearances may include Corps of Engineers 404 Permits or Colorado Discharge Permit System permits, or ecological, archeological, historical or cultural resource clearances. The CDOT Environmental Clearances Information Summary presents contact information for agencies administering certain clearances, information about prohibited discharges, and may be obtained from Regional CDOT Utility/Special Use Permit offices or accessed via the CDOT Planning/Construction-Environmental-Guidance webpage http://www.dot.state.co.us/environmental/Forms.asp. 2- All workers within the State Highway right of way shall comply with their employer’s safety and health policies/ procedures, and all applicable U.S. Occupational Safety and Health Administration (OSHA) regulations - including, but not limited to the applicable sections of 29 CFR Part 1910 - Occupational Safety and Health Standards and 29 CFR Part 1926 - Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection, footwear, high visibility apparel, safety glasses, hearing protection, respirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. At a minimum, all workers in the State Highway right of way, except when in their vehicles, shall wear the following personal protective equipment: High visibility apparel as specified in the Traffic Control provisions of the documentation accompanying the Notice to Proceed related to this permit (at a minimum, ANSI/ISEA 107-1999, class 2); head protection that complies with the ANSI Z89.1-1997 standard; and at all construction sites or whenever there is danger of injury to feet, workers shall comply with OSHA’s PPE requirements for foot protection per 29 CFR 1910.136, 1926.95, and 1926.96. If required, such footwear shall meet the requirements of ANSI Z41-1999. Where any of the above-referenced ANSI standards have been revised, the most recent version of the standard shall apply. 3- The Permittee is responsible for complying with the Revised Guidelines that have been adopted by the Access Board under the American Disabilities Act (ADA). These guidelines define traversable slope requirements and prescribe the use of a defined pattern of truncated domes as detectable warnings at street crossings. The new Standards Plans and can be found on the Design and Construction Project Support web page at: <http://www.dot.state.co.us/DesignSupport/>, then click on Design Bulletins. P238 VI.A. INSTRUCTIONS FOR COMPLETING APPLICATION FOR ACCESS PERMIT (CDOT FORM NO. 137) January 2010 To construct, relocate, close, or modify access(es) to a State Highway or when there are changes in use of such access point(s), an application for access permit must be submitted to the Colorado Department of Transportation (CDOT) or the local jurisdiction serving as the issuing authority for State Highway Access Permits. Contact the CDOT Regional Access Unit in which the subject property is located to determine where the application must be submitted. The following link will help you determine which CDOT Region office to contact: http://www.dot.state.co.us/AccessPermits/PDF/Region_Address_and_Map.pdf All applications are processed and access permits are issued in accordance to the requirements and procedures found in the most current version of the State Highway Access Code (Access Code). Copies of the Access Code and the application form are available from the CDOT Headquarters, Access Unit located at 4201 East Arkansas Avenue, Denver, CO 80222 and in each of the six Regional CDOT offices. The locations of CDOT Regional Offices, the Access Code and the application form are also available from CDOT’s web site at: http://www.dot.state.co.us/AccessPermits/index.htm Please complete all information requested accurately. Access permits granted based on applications found to contain false information may be revoked. An incomplete application will not be accepted. If additional information, plans and documents are required, attach them to the application. Keep a copy of your submittal for your records. Please note that only the original signed copy of the application will be accepted. Do not send or enclose any permit fee at this time. A permit fee will be collected if an access permit is issued. The following is a brief description of the information to be provided on each enumerated space on the application form (CDOT Form 137, 2010). 1.Property Owner (Permittee): Please provide the full name, mailing address and telephone number and the E-mail address (if available) of the legal property owner (owner of the surface rights). Please provide a telephone number where the Permittee can be reached during business hours (8:00 a.m. to 5:00 p.m.). Having a contract on the property is not a sufficient legal right to that property for purposes of this application. If the access is to be on or across an access easement, then a copy of the easement MUST accompany this application. If federal land is involved, provide the name of the relevant federal agency AND attach copy of federal authorization for property use. 2.Agent for permittee: If the applicant (person completing this application) is different than the property owner (Permittee), provide entity name (if applicable), the full name of the person serving as the Agent, mailing address, telephone number, and the E-mail address (if available). Please provide a telephone number where the Agent can be reached during business hours (8:00 a.m. to 5:00 p.m.). Joint applications such as owner/lessee may be submitted. Corporations must be licensed to do business in Colorado: All corporations serving as, or providing, an Agent as the applicant must be licensed to do business in Colorado. Instructions for completing Application for Access Permit (CDOT Form #137), January 2010 Page 1P239 VI.A. 3.Address of Property to be Served: Provide if property to be served has an official street address. If the access is a public road, note the name (or future name) of the road. 4.Legal Description of Property: Fill in this item to the extent it applies. This information is available at your local County Courthouse, or on your ownership deed(s). A copy of the deed may be required as part of this application in some situations. To determine applicability, check with the CDOT’s Regional Access Manager or issuing authority staff. 5.State Highway: Provide the State Highway number from which the access is requested. 6.Highway Side: Mark the appropriate box to indicate what side of the highway the requested access is located. 7.Access Mile Point: Without complete information, we may not be able to locate the proposed access. To obtain the distance in feet, drive the length between the mile point and the proposed access, rounding the distance on the odometer to the nearest tenth of a mile; multiply the distance by 5,280 feet to obtain the number of feet from the mile point. Then enter the direction (i.e. north, south, east, west) from the mile point to the proposed access. Finally, enter the mile point number. It is helpful in rural or undeveloped areas if some flagging is tied to the right-of-way fence at the desired location of the access. Also, if there is a cross street or road close to the proposed access, note the distance in feet (using the same procedures noted above) from that cross street or road. 8.Access Construction Date: Fill in the date on which construction of the access is planned to begin. 9.Access Request: Mark items that apply. More than one item may be checked. 10.Existing property use: Describe how the property is currently being used. For example, common uses are Single Family Residential, Commercial or Agricultural. 11.Existing Access: Does the property have any other legal alternatives to reach a public road other than the access requested in this application? Note the access permit number(s) for any existing state highway access point(s) along with their issue date(s). If there are no existing access point(s), mark the “no” box. 12.Adjacent Property: Please mark the appropriate box. If the “yes” box is marked, provide a brief description of the property (location of the property in relation to the property for which this access application is being made). 13.Abutting Streets: If there are any other existing or proposed public roads or easements abutting the property, they should be shown on a map or plan attached to this application. 14.Agricultural Acres: Provide number of acres to be served. Instructions for completing Application for Access Permit (CDOT Form #137), January 2010 Page 2P240 VI.A. 15.Access Use: List the land uses and square footage of the site as it will be when it is fully developed. The planned land uses as they will be when the site is fully developed are used to project the amount of traffic that the site will generate, peak hour traffic levels and the type of vehicles that can be expected as a result of the planned land uses. There may be exceptional circumstances that would allow phased installation of access requirements. This is at the discretion of the CDOT Regional Access Unit or issuing authority staff. 16.Estimated Traffic Count: Provide a reasonable estimate of the traffic volume expected to use the access. Note the type of vehicles that will use the access along with the volume (number of vehicles in and out at either the peak hour or average daily rates) for each type of vehicle. A vehicle leaving the property and then returning counts as two trips. If 40 customers are expected to visit the business daily, there would be 80 trips in addition to the trips made by all employees and other visitors (such as delivery and trash removal vehicles). If the PDF on-line version of this application is being used, the fields for each type of vehicle will automatically be added together to populate the last field on the page. 17.Documents and Plans: The CDOT Regional Access Manager or issuing authority staff will determine which of these items must be provided to make the application complete. Incomplete applications will not be accepted. If an incomplete application is received via U.S. mail or through means other than in the hand of the Access Manager or issuing authority staff, it will not be processed. It is the responsibility of the applicant to verify with the CDOT Regional Access Manager or issuing authority staff whether the application is complete at the time of submission. Signature: Generally, if the applicant is not the property owner, then the property owner or a legally authorized representative must sign the application. With narrow exceptions, proof of the property owner ’s consent is required to be submitted with the application (proof may be a power of attorney or a similar consent instrument). The CDOT Regional Access Manager or issuing authority staff will determine if the exception provided in the Access Code (2.3 (3) (b)) is applicable. If CDOT is the issuing authority for this application, direct your questions to the CDOT Regional Access Manager or the issuing authority staff serving the subject property. http://www.dot.state.co.us/AccessPermits/PDF/Region_Address_and_Map.pdf If the application is accepted, it will be reviewed by the CDOT Regional Access Manager or the issuing authority staff. If an Access Permit is issued, be sure to read all of the attached Terms and Conditions before signing and returning the Access Permit. The Terms and Conditions may require that additional information be provided prior to issuance of the Notice to Proceed. The CDOT Regional Access Manager (or issuing authority staff) MUST be contacted prior to commencing work on any Access Permit project. A Notice to Proceed that authorizes the Permittee to begin access related construction MUST be issued prior to working on the access in the State Highway right-of-way. The Notice to Proceed may also have Terms and Conditions that must be fulfilled before work may begin on the permitted access. Instructions for completing Application for Access Permit (CDOT Form #137), January 2010 Page 3P241 VI.A. 802 West Main Affordable Housing  Parking Study  Aspen, Colorado  July 25, 2017       PREPARED FOR:  Aspen Housing Partners, LLC  228 Eastwood Drive  Aspen, CO  81611  Contact: Jason Bradshaw    PREPARED BY:  McDowell Engineering, LLC  PO Box 4259  Eagle, CO  81631  970.623.0788  Contact: Kari J. McDowell Schroeder, PE, PTOE  Project Number: M1263  P242 VI.A. M1263 802 West Main Affordable Housing                                  July 25, 2017                                                         Page  2              Statement of Engineering Qualifications    Kari J. McDowell Schroeder, PE, PTOE is a Transportation and Traffic Engineer for McDowell  Engineering,  LLC.   Ms. McDowell  Schroeder has  over twenty years of  extensive  traffic  and  transportation engineering experience.  She has completed numerous transportation studies  and roadway design projects throughout the State of Colorado.  Ms. McDowell Schroeder is a  licensed  Professional Engineer in the  State  of Colorado  and has her certification as a  Professional Traffic Operations Engineer from the Institute of Transportation Engineers.                                                P243 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  3      Parking Study for  802 West Main Affordable Housing  Table of Contents    1.0 PROJECT DESCRIPTION ............................................................................................................................ 4   ................................................................................................................................................................................... 4  2.0 EXISTING CONDITIONS ............................................................................................................................ 5  2.1 DESCRIPTION OF EXISTING TRANSPORTATION SYSTEM ................................................................................................ 5  2.2 PARKING DATA COLLECTION ................................................................................................................................. 6  2.3 EXISTING PARKING CONDITIONS ............................................................................................................................ 6  2.4 EXISTING PARKING CONDITION SUMMARY ............................................................................................................... 6  3.0 PROJECT PARKING REQUIREMENTS ......................................................................................................... 8  3.1 REQUIRED PARKING & ASPEN LAND USE CODE ........................................................................................................ 8  3.2 PROPOSED PARKING IMPROVEMENTS ..................................................................................................................... 9  4.0 RECOMMENDATIONS ............................................................................................................................. 10  4.1 PARKING RECOMMENDATIONS ............................................................................................................................ 10  5.0 APPENDIX .............................................................................................................................................. 11         P244 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  4      1.0  Project Description  The  applicant  is proposing to  develop  a  10‐unit  affordable housing apartment  building at 802 West Main Street in Aspen, Colorado.  The purpose of this study is to  analyze the current and future parking conditions in the adjacent neighborhood.  Refer to the area map in Figure 1.  Figure 1: Area Map                          The proposed apartment building will replace the existing single‐family home on the  site.  The existing driveway and curb cut to West Main Street will also be removed.  Dedicated on‐street parking spaces for residents will be located on the north side of  West Main Street.        P245 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  5      2.0   Existing Conditions  2.1 Description of Existing Transportation System  State Highway 82: State Highway 82 connects Glenwood Springs to Granite,  Colorado.  The highway bisects the City of Aspen as North 7th Street and Main  Street.  The 4‐lane highway is classified by CDOT as an NR‐b, non‐rural arterial in the  vicinity of the project site.  The posted speed is 30 mph.    There is no parking allowed on State Highway 82 near the project site.  West Main Street: West Main Street adjacent to the project site (west of 7th Street)  is a local, residential city street.  It serves only the direct neighborhood and does not  accommodate through traffic.  The assumed posted speed limit is 20 mph.  The  intersection of North 7th Street and West Main Street restricts eastbound left turns  via signage.  There is unmarked angled parking on the south side of West Main Street and parallel  parking on the north side of the street.  West Bleeker Street: West Bleeker Street is a local, residential street serving the  neighborhood west of North 7th Street.  The intersection of North 7th Street and  West Bleeker Street is a full movement access intersection.  There is parallel parking on both sides of the street.  Alley: The alley located between West Main Street and West Bleeker Street provides  direct access for the neighborhood residents.  The intersection of North 7th Street  and the alley restricts eastbound left turns via signage.    There are several private parking areas that are accessed from the alley.  All parking  on the alley is head in parking.  North 8th Street: North 8th Street is a local, residential street, connecting West Main  Street and West Bleeker Street.    There is parallel parking on the west side of the street.  There is no parking allowed  on the east side of the street.      P246 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  6      2.2 Parking Data Collection    Parking data was collected at the following locations on Thursday April 6, 2017.   Inventory and occupancy were recorded at two‐hour intervals from 6:00 AM to 8:00  PM.      North 8th Street   West Main Street   Alley   Bleeker Street  2.3 Existing Parking Conditions    An inventory of the current parking spaces in the neighborhood determined the  number of available parking spaces on the street network.  This includes private  parking spaces that are directly accessed from the street network.  Parking lots that  are internal to the private residences were observed, but are not included in Table  1. The number of occupied spaces was also recorded.    Notes  on permit types, amount of  movement in  the  parking spaces,  and  non‐ conforming parking alignment  are  available  in the parking inventory diagrams  included in the Appendix.  2.4 Existing Parking Condition Summary  After  the data collection  was  conducted and  the  results  were analyzed,  it was  determined that the capacity of the current parking facilities is sufficient for the  current conditions. Occupancy rates between 6:00 AM and 8:00 PM range from 26%  to 79%, with a neighborhood average of 50%.    As expected, peak  occupancy  occurred  at 6:00  AM.   At  peak occupancy, the  neighborhood parking spaces were 63% filled.  West Main Street’s parking spaces  were 79% utilized.      P247 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  7      Table 1: Traffic Data Collection    6:00 AM 3 43% 8:00 AM 3 43% 10:00 AM 5 71% 12:00 PM 4 57% 2:00 PM 3 43% 4:00 PM 3 43% 6:00 PM 4 57% 8:00 PM 4 57% 4 57% 6:00 AM 15 79% 8:00 AM 14 74% 10:00 AM 8 42% 12:00 PM 9 47% 2:00 PM 9 47% 4:00 PM 5 26% 6:00 PM 11 58% 8:00 PM 13 68% 11 58% 6:00 AM 15 65% 8:00 AM 12 52% 10:00 AM 10 43% 12:00 PM 6 26% 2:00 PM 6 26% 4:00 PM 8 35% 6:00 PM 8 35% 8:00 PM 11 48% 10 43% 6:00 AM 7 47% 8:00 AM 6 40% 10:00 AM 5 33% 12:00 PM 7 47% 2:00 PM 5 33% 4:00 PM 6 40% 6:00 PM 7 47% 8:00 PM 7 47% 7 47% 64 32 51% 64 40 73% Percent  OccupiedRoad Type  o f   Parking  Space Time Parking  Spaces  Available Parking  Spaces  Occupied ParallelNorth 8th  Street Alley Head‐In West  Bleeker  Street West Main  Street A verage Alley Average Parallel 23 North 8th Stree t Average 7 19 15 West Bleeker Street Average Neighborhood Total Neighborhood Peak Occupancy  (6:00 AM) West  Main   Street Parallel  & Angle P248 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  8      3.0   Project Parking Requirements  3.1 Required Parking & Aspen Land Use Code  Per Aspen’s Land Use Code, a residential multi‐family (as a single use) land use area  requires one parking unit per housing unit.  Therefore, for a 10‐unit  affordable  housing apartment building, 10 parking spaces are required.  The Land Use Code also states a maximum parking threshold of 1.25 parking spaces  per housing unit.  Therefore, the applicant cannot exceed 13 parking spaces for the  project.  Table 2: Parking Impact Requirement Calculations                                  P249 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  9      3.2 Proposed Parking Improvements  The applicant will construct 10 parking spaces for the 10‐unit affordable housing  apartments.  This is consistent with the City’s parking requirements described in  Section 3.1.  In addition, the applicant is committed to improving six public parking spaces in the  West Main Street Right‐of‐Way for the benefit of the neighborhood.  The applicant  is willing to offer one of these spaces to the City for use in the CAR TO GO carshare  program. The  public parking spaces  are likely  to be  used by the neighborhood  residents or possibly people desiring to use the City’s future multiuse path on the  south side of West Main Street in the future.  The  parking  improvements will  include improving and formalizing the current  parking on West Main Street.  This will be accomplished by paving and striping head‐ in parking spaces on both sides 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 28 vehicles per hour – one car every two 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. The applicant may also discuss the benefits of constructing a  raised pedestrian crosswalk at this location to further discourage cut through traffic.     P250 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  10      4.0  Recommendations  4.1  Parking Recommendations  Several recommendations to address the current and future parking conditions have  been developed.  1. Construct 10 head‐in parking spaces for the residents of the 802 West  Main Street affordable housing building.  2. To  address  neighborhood concerns, the applicant  is committed to  improving six public parking spaces in the West Main Street Right‐of‐Way  for the benefit of the neighborhood.    3. The applicant is willing to offer one of these spaces to the City for use in  the CAR TO GO carshare program.   4. Reconstruct  West Main  Street’s parallel  and  angle  parking  as head‐in  parking.  This change will add accommodate 6 more spaces from the  current configuration.   The low volume and low speed traffic on West  Main Street is appropriate to allow drives to safely maneuver in and out  of head‐in parking spaces.  5. Add curb extensions and a raised pedestrian crosswalk on the west leg of  West Main Street and North 7th Street intersection.  These modifications  will help dissuade vehicular traffic from using the local residential street  as a through street.  6. Create parking permits for this neighborhood.  Parking permits will keep  other  non‐residents  from parking in designated residential parking  spaces.          P251 VI.A. M1263 802 Main Street Affordable Housing                              July 25, 2017                                                       Page  11      5.0  Appendix                                                P252 VI.A. P253 VI.A. P254 VI.A. P255 VI.A. P256 VI.A. P257 VI.A. P258 VI.A. P259 VI.A. P260 VI.A. July 27, 2017 Jennifer Phelan Deputy Director of Community Development City of Aspen 130 S. Galena Street, 3rd Floor Aspen, CO 81611 Re: 802 West Main Street – Property Operations and Maintenance Protocol Dear Ms. Phelan: This letter is intended to describe the operations and maintenance protocols that are required under the federal Low Income Housing Tax Credit (“LIHTC”) program. Aspen Housing Partners, LLC, as the Development Entity, is required under the LIHTC program to employ a property management company that is credentialed and qualified by the Colorado Housing Finance Authority (“CHFA”) to conduct all operations and maintenance matters including the compliance of tenants to both the LIHTC and APCHA qualification standards. Property operations will include maintaining all physical improvements to the property including all buildings, mechanical, electrical and plumbing systems and landscape and irrigation. The property management company will hire local contractors to handle all ongoing building and site maintenance requirements, including but not limited to: trash service; landscape service; and snow removal of the driveway, parking lot and walkways. As part of the financial underwriting and LIHTC regulations, the Development Entity will be required to establish both CAPEX and operating reserves. These reserves are overseen and set aside on a monthly basis to ensure regular and necessary building and site upkeep. The property will also be subject to periodic audits by a CHFA representative to ensure reserves are being utilized to maintain the property. These audits will be shared with the City to confirm appropriate maintenance measures are upheld. Furthermore, the general partner to the Development Entity will be required to provide operating shortfall and maintenance guarantees which provides another layer of motivation to keep the property operating in an efficient manner. Please feel free to contact me if you have any further questions on the matter. Sincerely yours, Jason Bradshaw, Manager Aspen Housing Partners, LLC 228 Eastwood Drive Aspen, CO 81611 970.319.9298 P261 VI.A. C APPENDIX C – PLANNED DEVELOPMENT PLAN SET (24X36 FORMATTING) Exhibit 1. Existing Conditions and Draft Plat • Improvement Survey • Draft Planned Development Survey Plat Exhibit 2. Site Planning & Landscape Plan Set • Demolition, Vegetation and Tree Removal Plan • Illustrative Site Plan • Landscape Perspective Studies • Planting and Restoration Plan • Mobility/Multimodal Diagram • Mobility Pedestrian Access Diagram • Exterior Light Plan Exhibit 3. Engineering Plan Set • Notes • Existing Conditions • Site Plan Layout • Drainage Basins • Grading and Drainage • Utility Plan Exhibit 4. Architectural Plan Set • Floor Plans • Roof & Height Plan • Floor area (FAR) Diagrams & Calculations • Net Livable Area Diagrams & Calculations • Building Elevations • Perspective Building Renderings P262 VI.A. OWNER CITY OF ASPEN City Hall 130 S. Galena St Aspen, CO 81611 P: 970.920.5000 APPLICANT Aspen Housing Partners, LLC Jason Bradshaw 228 Eastwood Drive Aspen, CO 81611 P: 970-319-9298 jebradshaw@mac.com ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 brian@djarchitects.com LANDSCAPE ARCHITECT Connect One Design 0123 Emma Rd. Suite 200A Basalt, CO 81621 P. 970.279.1030 hh@connectonedesign.com PLANNER Method Planning + Development 119 South Spring St. Suite 102 Aspen, CO 81611 P: 970.274.0890 adam@methodpd.com CIVIL ENGINEER Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 P: 970.340.4130 F: 866.876.5873 richardg@rfeng.biz TRANSPORTATION ENGINEER McDowell Engineering, LLC P.O. Box 4259 Eagle, CO 81631 P: 970.623.0788 kari@mcdowelleng.com GENERAL 1.1 TITLE SHEET 1.2 SURVEY LANDSCAPE L.1 LANDSCAPE PLAN ARCHITECTURAL 2.1 1”=10’ SITE PLAN 3.1 ¼” LOWER LEVEL PLAN 3.2 ¼” MAIN LEVEL PLAN 3.3 ¼” UPPER LEVEL PLAN 3.4 ¼” ROOF PLAN 3.5 ¼” LOWER AND MAIN LEVEL MATCH PLANS 3.6 ¼” UPPER AND ROOF LEVEL MATCH PLANS 3.7 ¼” MAIN LEVEL RCP 3.8 ¼” LOWER & UPPER LEVEL RCP 4.1 NORTH ELEVATIONS 4.2 SOUTH ELEVATIONS 4.3 EAST ELEVATIONS 4.4 WEST ELEVATIONS 5.1 ¼” SECTIONS ‘A’ & ‘B’ 5.2 ¼” SECTION ‘C’ 5.3 ¼” SECTIONS ‘D’ & ‘E’ 5.4 ¼” SECTIONS ‘F’ & ‘G’ 5.5 ¼” SECTIONS ‘H’ & ‘I’ 5.6 ¼” SECTION ‘J’ 6.1 ½” WINDOW DETAILS 6.2 ½” FIREPLACE SECTIONS & DETAILS 6.3 ½” STAIR SECTIONS & DETAILS 6.4 ½” KICKER DETAILS 7.1 FLOOR ASSEMBLIES & DETAILS 7.2 WALL ASSEMBLIES & DETAILS 7.3 ROOF ASSEMBLIES & DETAILS 7.4 WINDOW DETAILS 7.5 DOOR DETAILS 10.1 WINDOW & DOOR SCHEDULES EXISTING CONDITIONS AND DRAFT PLAT IMPROVEMENT SURVEY DRAFT PLANNED DEVELOPMENT SURVEY PLAT SITE PLANNING & LANDSCAPE PLAN SET L.1.00 – DEMOLITION, VEGETATION AND TREE REMOVAL PLAN L.2.00 – ILLUSTRATIVE SITE PLAN L.3.00 – LANDSCAPE PERSPECTIVE STUDIES L.4.00 – PLANTING AND RESTORATION PLAN L.5.00 – MOBILITY/MULTIMODAL DIAGRAM L.6.00 – MOBILITY PEDESTRIAN ACCESS DIAGRAM L.7.00 – EXTERIOR LIGHT PLAN ENGINEERING PLAN SET C-001 – NOTES AND LEGEND C-101 – EXISTING CONDITIONS C-102 – SITE LAYOUT C-103 – DRAINAGE BASINS C-104 – GRADING AND DRAINAGE C-105 – UTILITY PLAN ARCHITECTURAL PLAN SET 3.0 – FLOOR PLANS 3.1 - ROOF PLANS 3.2 – F.A.R. PLANS 3.3 – NET LIVABLE PLANS 4.1 – EXTERIOR ELEVATIONS 4.2 – EXTERIOR ELEVATIONS 4.3 – 3D VIEWS PROJECT INFORMATION LOCATION .......................................................................................................... 802 WEST MAIN ASPEN, CO 81611 LOT SIZE ............................................................................................................................................................... 9,000 S.F. PARCEL ID# .............................................................................................................................................273512308005 SUBDIVISION: ............................................................................................................................................................. N/A LEGAL DESCRIPTION: ................................ LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO PROJECT INFORMATION DRAWING INDEX PROJECT DIRECTORY 802 WEST MAIN - AH PLANNED DEVELOPMENT AH/PD PRELIMINARY PLAN SETVICINITY MAP 7.26.2017WEST MAIN STREET PERSPECTIVEP263 VI.A. P264VI.A. S75°09'11"E90.00'S14°50'49" W 100.00' N14°50'49"E 100.00'N75°09'11"W90.00'XXXXXXXXXXXXXXXDYH#5 REBAR & ALUM.CAP L.S. #ILLEGIBLEGRAVELPARKING#5 REBARTBM EL=7928.50'WEST MAIN STREET100' R-O-WASPHALTNORTH 7T H S T R E E T 75' R-O-W ASPHALT ALLEY20.39' R-O-WASPHALT#5 REBAR & CAPL.S. #29030ADJOINER BUILDINGCONCRETESIDEWALKCONCRETE CURB & GUTTERCONCRET E C U R B & G U T T E R CONCRE T E S I D E W A L K CONCRE T E S I D E W A L KRFTA BUSSTOPFENCE(TYP.)LOT Q, BL O C K 1 2 LOT R, BL O C K 1 2 LOT R, BL O C K 1 2 LOT S, BL O C K 1 2 COA GPS#8N. GARMISCH& E. DURANTCOA GPS#3 S. GARMISCH& W. FRANCIS ST.N 88°39'14" E5023.12'N 67°05'26" W4869.09'FIREHYD.BAVARIAN INN CONDO ASSOC.834 W. MAIN STREET 2.5'2.5'BUILDING ENVELOPEBUILDING ENVELOPE BUILDING ENVELOPEBUILDING E N V E L O P ELOT 19,000 S.F.±10'3.5'NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007160911 OF 1CITY OF ASPENCITY OF ASPEN, COLORADO802 WEST MAIN STREET P.D.LOTS Q, R & S, BLOCK 12, COA802 WEST MAIN STREETJRNJRNJULY 19, 2017091.DWGNESW0306090120150180210240270300330P e ak Surveying, Inc.0101020405NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDINGSETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN INTHE TITLE COMMITMENT PREPARED BY STEWART TITLE COMPANY, FILE NO. 01330-90874DATED EFFECTIVE OCTOBER 28, 2016.2) THE DATE OF THIS SURVEY WAS DECEMBER 07, 08 AND 12, 2016.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S75°09'11"E BETWEEN THESOUTHWESTERLY CORNER OF LOT Q, BLOCK 12, A #5 REBAR FOUND IN PLACE AND THESOUTHEASTERLY CORNER OF LOT S, BLOCK 12, A #5 REBAR & ALUMINUM CAP L.S. #ILLEGIBLEFOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE CITY AND TOWNSITE OF ASPEN MAP AND THE WARRANTYDEED RECORDED AUGUST 15, 2007 AS RECEPTION NO. 541023 IN THE PITKIN COUNTY CLERKAND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.6) ACCORDING TO FEMA PANEL 08097C0203C DATED JUNE 4, 1987 THE SUBJECT PROPERTYEXISTS WITHIN ZONE X OUTSIDE OF A 100 OR 500 YEAR FLOODPLAIN.7) ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.8) WETLAND BOUNDARY DELINEATION WAS NOT PROVIDED AND NO VISIBLE MARKS WERELOCATED AT THE TIME OF SURVEY.NORTH VICINITY MAPSCALE: 1" = 2000'SUBJECTPROPERTYFINAL PLAT802 WEST MAIN STREET PLANNED DEVELOPMENTLOT'S Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPENCITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO802 MAIN STREET - PARCEL NO. 2735-123-08-005CLERK AND RECORDER'S CERTIFICATE:THIS FINAL PLAT WAS FILED FOR RECORD IN THE OFFICE OF THE CLERK AND RECORDEROF PITKIN COUNTY, COLORADO, AT ___________ O'CLOCK ____.M., ON THE _________ DAYOF _______________, 2017, AND IS DULY RECORDED IN BOOK ___________, PAGE___________, AS RECEPTION NO. __________________.BY:________________________________ CLERK AND RECORDERBY: ____________________________ DEPUTYCOMMUNITY DEVELOPMENT DIRECTOR'S APPROVAL:THE APPLICATION FOR FINAL PLAT HAS BEEN REVIEWED AND APPROVED FORCOMPLIANCE WITH THE APPLICABLE PROVISIONS OF THE CITY OF ASPEN LAND USECODE BY THE CITY OF ASPEN COMMUNITY DEVELOPMENT DIRECTOR THIS ________ DAYOF __________________, 2017, TO THE EXTENT THAT ANYTHING IN THIS PLAT ISINCONSISTENT OR IN CONFLICT WITH ANY CITY OF ASPEN DEVELOPMENT ORDERS ORANY OTHER PROVISIONS OF APPLICABLE LAW, INCLUDING BUT NOT LIMITED TO OTHERAPPLICABLE LAND USE REGULATIONS AND BUILDING CODES, SUCH OTHERDEVELOPMENT ORDERS OR APPLICABLE LAWS SHALL CONTROL.BY: ______________________________ JESSICA GARROWAS: COMMUNITY DEVELOPMENT DIRECTORCITY OF ASPEN ENGINEER'S REVIEW:THIS PLAT WAS REVIEWED FOR THE DEPICTION OF THE ENGINEERING DEPARTMENT SURVEYREQUIREMENTS. THIS ________ DAY OF __________________, 2017.BY:________________________________________________ TRICIA ARAGON, P.E.AS: CITY OF ASPEN ENGINEERCERTIFICATE OF OWNERSHIP:KNOW ALL MEN BY THESE PRESENTS THAT THE CITY OF ASPEN, BEING THE SOLE OWNERIN FEE SIMPLE OF ALL OF THAT REAL PROPERTY DESCRIBED HEREIN, AND BEING MOREPARTICULARLY DESCRIBED AS FOLLOWS:LOT'S Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OFPITKIN, STATE OF COLORADO, CONTAINING 9,000 SQUARE FEET MORE OR LESS.HAS BY THESE PRESENTS LAID OUT, PLATTED AND DESCRIBED THE SAME AS SHOWNHEREON.CITY OF ASPENCOUNTY OF PITKINSTATE OF COLORADO.EXECUTED THIS ____________ DAY OF __________, A.D., 2017.OWNER: CITY OF ASPEN.BY: ___________________________________________, NAME:_____________________________________ TITLE:_____________________________________STATE OF ___________ ) )SS.COUNTY OF _________ )THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS ______DAY OF __________, 2017 BY ___________________________ AS_____________________________OF CITY OF ASPEN, AS _____________ OF THE CITY OFASPEN.WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES: ___________________________________________________________NOTARY PUBLICTITLE EXAMINER'S CERTIFICATE:I, _____________________________, AS TITLE EXAMINER FOR STEWART TITLE COMPANY, DOCERTIFY THAT ON OR BEFORE _____________________, I HAVE CAUSED AN EXAMINATION TOBE MADE OF TITLE TO LOT 1, 802 WEST MAIN STREET PLANNED DEVELOPMENT, ANDEXCEPT FOR____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________SAID PROPERTY IS FREE AND CLEAR OF ALL OTHER MONETARY LIENS ANDENCUMBRANCES.DATED: _______________________________BY:____________________________________ ____________________, TITLE EXAMINER STEWART TITLE COMPANYREVIEWSURVEYOR'S CERTIFICATE:I, JASON R. NEIL, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSEDUNDER THE LAWS OF THE STATE OF COLORADO, THAT THIS PLAT IS A TRUE, CORRECT ANDCOMPLETE PLAT OF LOT 1, 802 WEST MAIN STREET PLANNED DEVELOPMENT, CITY OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO, AS LAID OUT, PLATTED, DEDICATED AND SHOWNHEREON, THAT SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BYME, OR UNDER MY SUPERVISION, AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONSOF THE LOTS, EASEMENTS AND STREETS AS THE SAME ARE STAKED UPON THE GROUND INCOMPLIANCE WITH APPLICABLE REGULATIONS GOVERNING THE SUBDIVISION OF LAND.IN WITNESS WHEREOF, I HAVE SET MY HAND AND SEAL THIS _____DAY OF ________________A.D., 2017.BY: ________________________________________________ JASON R. NEIL, P.L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC.P265VI.A. LANDSCAPECOVERL.COVER802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017context map802 west main streetaspen, colorado 81611AspenNORTHsheet indexsheet numbersheet nameL.COVERcoverdemo, vegetation + tree removal plansite planperspective sketchesplanting planmultimodal diagrampedestrian directness diagramL.1.00L.2.00L.3.00L.4.00L.5.00L.6.00lighting planL.7.00802 West Main Street Site and Landscape Plan SetP266VI.A. 24.0'10.5'36.3'17.4'2.5'5.0'2.5'6.0'35.6'12.6'12.7'8.0'12.0'22.5'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UEEX-UEEX-UE T TTT TTT T TT TTTTT TT T TT TTT TTTTTTT TT T T TTTTTT TTTTTTTTTTTTTT TTT TTT TTT TTTTTTT TTT T T TTT TTT TTT TTTTTTTTTTTTTT TTTTTTTTT TTT TTTT T TT TTT TT TTTT TTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT 792779267926792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 T1T2T3T4T5T6T7T8T9T10T11T12T13T14T15T16T17T18T19T20DEMOLITION,VEGETATION +TREE REMOVALPLANL.1.000'08'16'SCALE: 1"=8'NORTH802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017NO VALUE/ POOR HEALTHLEGENDEVERGREEN TREE TO BE REMOVEDEXISTING EVERGREEN TREEEXISTING DECIDUOUS TREETREE MITIGATION SCHEDULEVALUEACTIONSPEC 'DBH'#132418"18"REMOVENA18"PRESERVENA15"REMOVE$7,422.00PRESERVEEGDECDECDEC76589101213141716181910"10"TRANS/REMOVEPRESERVE$3299.00NAREMOVEBELOW MIT VALUEPRESERVENOT ON PROPERTYREMOVEBELOW MIT VALUEPRESERVENAREMOVENO VALUE/ POOR HEALTHREMOVENO VALUE/ POOR HEALTHREMOVE4"REMOVENO VALUE/ POOR HEALTHREMOVE$1188.00REMOVEBELOW MIT VALUE6"REMOVE$1188.002 DECDECDECDEC4 DECDECIDUOUS TREE TO BE REMOVEDTRANSPLANT$1188.00DECREMOVENO VALUE/ POOR HEALTHDECEGDECDECDECDECDECDEC15205"16"18"4"10"10"10"4"4"6"6"2 DECNO VALUE/ POOR HEALTHTOTAL VALUE $14,285.00PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE TREE PROTECTIVE FENCE, TYP.TREE PROTECTIVE FENCE, TYP.10' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACK P267VI.A. ILLUSTRATIVESITE PLANL.2.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/201742" fence and gate provide privacyfrom highway 82 sidewalkbike parkingADA ramps (typ.)tall columnar trees providescreeningraised pedestrian crossing; connectivity to futureCity of Aspen multimodal trail; see civil plans forimprovement detailsclimate appropriate plantingsadjacent to building providestreetscape interest and pedestrianscalesnow storage zonenew bench at existing bus stopbear-proof trash and recycling enclosurelocated across from Bavarian dumpsterrasied bed vegetable garden forresidentsdownlit bollards demarcatepedestrian entrancesinviting path allows residents to access the coveredwalkway to unit entrances; main path to trashexisting trees to remain provide shade andscreening of buildingslarge lawn area extends from neighbor's lawn areamain level ADA compliant walkway from sidewalkproperty line fence extends from T5tree to west main street property line5' detached sidewalksnow storage zonepreserve pioneer evergreen treehighway 82west main streetalleyexisting trees to remain provide shade andscreening of buildingsprimary building access via ADA compliant walkway6' detached sidewalkpedestrian entrance from alley; not gated12345678910small gathering are and gas fire pitPROPERTY LINE10' SETBACKPROPERTY LINE 2.5' SETBACKPROPERTY LINE2.5' SETBACKPROPERTY LINE 3.5' SETBACKNORTH P268VI.A. LANDSCAPEPERSPECTIVESKETCHESL.3.00802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017View OneView from sidewalk looking south at the ground level units facing Highway 82View TwoView from the intersection of west main street and n 7th street looking toward the bike racks andthe main entrance to the stairsView ThreeView from the parking spaces along west main and toward mainentranceView FourView from the sidewalk looking north along highway 82/ n 7th streetP269VI.A. 792779267926792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP STREET TREES Populus angustifolia / Narrowleaf Poplar SCREEN TREES Populus tremuloides erecta / Swedish Aspen LAWN TREES Ginkgo biloba `Princeton Sentry` / Princeton Sentry Ginkgo CLIMATE-ADAPTED PERRENIAL MIX - VEGETABLE GARDEN - SOD -CONCEPT PLANT SCHEDULEPLANTING ANDRESTORATION PLANL.4.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017PROPERTY LINE10' SETBACKPROPERTY LINE 2.5' SETBACKPROPERTY LINE2.5' SETBACKPROPERTY LINE 3.5' SETBACKNORTH P270VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGG GGGGGGG GGGGGG GGG GGGG GGG GGGGGG GGGGGGG GGG GGG GGG GGGGGGG GGG G GG GGG GGGGGGG GGG G792779267926792679257926792779 2 87929 79297 9 2 9 7929 7928 7928 7927 UP 802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017MULTIMODALDIAGRAML.5.000'08'16'SCALE: 1"=8'enhanced pedestrian access pointsenhanced pedestrian accesspointbike parking (10 spaces)curb equal to or less than 6"effective walkway width 6'6' walkway widthless than5% slope onsidewalkand bufferless than5% slope onsidewalkand bufferADA ramp (typ.)raised pedestrian crossing; connectivity tofuture City of Aspen multimodal trailtransit system informationand community board in centralbuilding coreproposed bench atexisting bus stopexisting curb cut(driveway closure) removedfrom propertyless than 2%cross slope onsidewalk5' buffer6" vertical curbPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE12345 67891010' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACK 10 designated parking spacesNORTHP271VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG792779267926 792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP PEDESTRIANDIRECTNESSDIAGRAML.6.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017crow flies distance 65'walking distance 91' (1.4 DF)c r ow f l i e s d i s t a n c e 4 9 'walking distance 69' (1.4 DF)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE 10' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACKNORTH P272VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG792779267926 792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP EXTERIOR LIGHTINGPLANL.7.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017LEGENDWAC 'GATE' LED BOLLARD PATH LIGHT;115 LUMENS AT 24" ABOVE GRADEWAC 'INVISILED PRO OUTDOOR' 24VOUTDOOR LED TAPE LIGHT;12 LEDS PER FOOT AT 18" ABOVE GRADE,W/IN RECESSED CHANNELPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINENORTH P273VI.A. P274VI.A. P275VI.A. XXXXXXXXXXXXXXXDYHGRASSSINGLE STORYWOOD FRAME HOUSE812 W. MAIN STREETSTONE PATIOBOULDER(TYP.)#5 REBAR & ALUM.CAP L.S. #ILLEGIBLECONCRETEDRIVEWAYGRAVELPARKING#5 REBARTBM EL=7928.50'FLAGSTONE WALKCONCRETEPADBRICKPLANTERWEST MAIN STREET100' R-O-WASPHALTNORTH 7 T H S T R E E T 75' R-O-W ASPHALT ALLEY20.39' R-O-WASPHALTCONCRETE PANSTORMDRAINVEGETATION AND BRUSH#5 REBAR & CAPL.S. #29030ADJOINER BUILDINGADJOINE R B U I L D I N GSTORM DRAIN(TYP.)FLOWLI N ECONCRETESIDEWALKCONCRETE CURB & GUTTERCONCRET E C U R B & G U T T E R CONCRE T E S I D E W A L K CONCR E T E S I D E W A L KRFTA BUSSTOPSTREETLIGHTTIE RET. W A L L ( T Y P . )TIE RET. WALL (TYP.)SIGNFENCE (TYP.)FENCE(TYP.)FENCE(TYP.)STORM DRAIN(TYP.)LOT Q, BL O C K 1 2 LOT R, BL O C K 1 2 LOT R, BL O C K 1 2 LOT S, BL O C K 1 2EGOSWWATERSERVICEWATERLINE(TYP.)ELEC.METERGASMETERGASLINEELECTRICLINETELEPHONELINE7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 TELE.PED.CABLE TVPED.VEGETATION AND BRUSHRIDGEEL=7940.3'FFEL=7930.1'FFEL=7928.4'T1T2T3T4T5T6T7T8T9T10T12T13T14T15T16T17T18T19T20COA GPS#8N. GARMISCH& E. DURANTCOA GPS#3 S. GARMISCH& W. FRANCIS ST.N 88°39'14" E5023.12'N 67°05'26" W4869.09'FIREHYD.BAVARIA N I N N C O N D O A S S O C . 834 W. M A I N S T R E E T SEWER LINE79307930793079317929 STREETLIGHTSTREETCONCRETE SIDEWALKCONCRETE CURB & GUTTERXXXFENCEP276VI.A. 7 9 2 7 792679267926792579267927792879297929792979297928 7928 79277930793079317929P277 VI.A. XXXXX7 9 2 7 7926792679267925792679277 9 2 879297929 792979297928 7928 792779307930793079317929XP278 VI.A. 7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 S7930793079317929 P279VI.A. XXXXXXXXXXXXXXXDYHOSW7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 S79307930793079317929 XXXP280VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 1.0 ARCH COVER SHEET owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. GENERAL 1.1 TITLE SHEET 1.2 SURVEY LANDSCAPE L.1 LANDSCAPE PLAN ARCHITECTURAL 2.1 1”=10’ SITE PLAN 3.1 ¼” LOWER LEVEL PLAN 3.2 ¼” MAIN LEVEL PLAN 3.3 ¼” UPPER LEVEL PLAN 3.4 ¼” ROOF PLAN 3.5 ¼” LOWER AND MAIN LEVEL MATCH PLANS 3.6 ¼” UPPER AND ROOF LEVEL MATCH PLANS 3.7 ¼” MAIN LEVEL RCP 3.8 ¼” LOWER & UPPER LEVEL RCP 4.1 NORTH ELEVATIONS 4.2 SOUTH ELEVATIONS 4.3 EAST ELEVATIONS 4.4 WEST ELEVATIONS 5.1 ¼” SECTIONS ‘A’ & ‘B’ 5.2 ¼” SECTION ‘C’ 5.3 ¼” SECTIONS ‘D’ & ‘E’ 5.4 ¼” SECTIONS ‘F’ & ‘G’ 5.5 ¼” SECTIONS ‘H’ & ‘I’ 5.6 ¼” SECTION ‘J’ 6.1 ½” WINDOW DETAILS 6.2 ½” FIREPLACE SECTIONS & DETAILS 6.3 ½” STAIR SECTIONS & DETAILS 6.4 ½” KICKER DETAILS 7.1 FLOOR ASSEMBLIES & DETAILS 7.2 WALL ASSEMBLIES & DETAILS 7.3 ROOF ASSEMBLIES & DETAILS 7.4 WINDOW DETAILS 7.5 DOOR DETAILS 10.1 WINDOW & DOOR SCHEDULES EXISTING CONDITIONS AND DRAFT PLAT IMPROVEMENT SURVEY DRAFT PLANNED DEVELOPMENT SURVEY PLAT SITE PLANNING & LANDSCAPE PLAN SET L.1.00 – DEMOLITION, VEGETATION AND TREE REMOVAL PLAN L.2.00 – ILLUSTRATIVE SITE PLAN L.3.00 – LANDSCAPE PERSPECTIVE STUDIES L.4.00 – PLANTING AND RESTORATION PLAN L.5.00 – MOBILITY/MULTIMODAL DIAGRAM L.6.00 – MOBILITY PEDESTRIAN ACCESS DIAGRAM L.7.00 – EXTERIOR LIGHT PLAN ENGINEERING PLAN SET C-001 – NOTES AND LEGEND C-101 – EXISTING CONDITIONS C-102 – SITE LAYOUT C-103 – DRAINAGE BASINS C-104 – GRADING AND DRAINAGE C-105 – UTILITY PLAN ARCHITECTURAL PLAN SET 3.0 – FLOOR PLANS 3.1 - ROOF PLANS 3.2 – F.A.R. PLANS 3.3 – NET LIVABLE PLANS 4.1 – EXTERIOR ELEVATIONS 4.2 – EXTERIOR ELEVATIONS 4.3 – 3D VIEWS GENERAL CONSTRUCTION NOTES 1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any parts of the drawings shall be reported to the Architect immediately for clarification. 2. David Johnston Architects, PC., waves any and all liability for problems which arise from failure to follow the design intent of the plans. Contractor to obtain and/or request guidance of David Johnston Architects, PC., with respect to any errors, omissions, inconsistencies, or conflicts which may be discovered or alleged. 3. The Plans and Specifications are the property of the Architect and are not to be used without the permission of same. 4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades. 5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer or Architect shall not include inspection of the above items nor will the architect or structural engineer be responsible for the contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques, sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be responsible for all Federal and OSHA regulations. 6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions are to rough framing or face of concrete unless noted otherwise. 7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein. It is the responsibility of the Contractor to bring to the attention of the Architect any conditions which will not permit construction according to the intentions of these documents. 8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local code or ordinance. 9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved by the Architect. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done by a certified surveyor. 10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover, appropriately labeled. 11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils engineer, and the required concrete testing prior to any foundation work. 12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect of any discrepancy or variation between the Drawings and actual site conditions. ABREVIATIONS A.F.F. ABOVE FINISH FLOOR ADJ. ADJUSTABLE ALT. ALTERNATE A.B. ANCHOR BOLTS & AND ARCH. ARCHITECTURAL @ AT BM. BEAM BM. PKT. BEAM POCKET BRG. BEARING BLK’G. BLOCKING BOT. BOTTOM B.F. BOTTOM OF FOOTING BLDG. BUILDING B.O. BY OWNER CAB. CABINET CLG. CEILING CL. CENTER LINE C.T. CERAMIC TILE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONT. CONTINUOUS DTL. DETAILS DBL. DOUBLE DWL. DOWEL E.W. EACH WAY ELEV. ELEVATION EXIST’G EXISTING EXT. EXTERIOR FLR. FLOOR FTG. FOOTING FND. FOUNDATION GA. GAUGE G.L. GLU-LAM G.W.B. GYPSUM WALL BOARD HT. HEIGHT HK. HOOK HORIZ. HORIZONTAL INFO. INFORMATION INSUL. INSULATION JST. JOIST L.L. LIVE LOAD LONGINT. LONGITUDINAL N.I.C. NOT IN CONTRACT O.C. ON CENTER OPP. OPPOSITE O/ OVER PTD. PAINTED PERF. PERFORATED PL. PLATE PLY. PLYWOOD PROP. LINE PROPERTY LINE REINF. REINFORCEMENT RDWD. REDWOOD REQ’D. REQUIRED RESIL. RESILENT REV. REVISED S.M. SHEET METAL SIM. SIMILAR S.F. SQUARE FEET STD. STANDARD STL. STEEL STDS. STUDS THK. THICK TLT. TOILET T.F. TOP OF FOOTING T.P. TOP OF PLATE T.L. TOP OF LEDGE T.W. TOP OF WALL TOT. TOTAL T.B. TOWEL BAR TRANSV. TRANSVERSE TYP. TYPICAL U.N.O. UNLESS NOTED UTHERWISE V.I.F. VERIFY IN FIELD OWNER CITY OF ASPEN City Hall 130 S. Galena St Aspen, CO 81611 P: 970.920.5000 APPLICANT Aspen Housing Partners, LLC Jason Bradshaw 228 Eastwood Drive Aspen, CO 81611 P: 970-319-9298 jebradshaw@mac.com ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 brian@djarchitects.com LANDSCAPE ARCHITECT Connect One Design 0123 Emma Rd. Suite 200A Basalt, CO 81621 P. 970.279.1030 hh@connectonedesign.com PLANNER Method Planning + Development 119 South Spring St. Suite 102 Aspen, CO 81611 P: 970.274.0890 adam@methodpd.com CIVIL ENGINEER Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 P: 970.340.4130 F: 866.876.5873 richardg@rfeng.biz TRANSPORTATION ENGINEER McDowell Engineering, LLC P.O. Box 4259 Eagle, CO 81631 P: 970.623.0788 kari@mcdowelleng.com 033 LBB 5.1 A REFERENCE GRID LINE SPOT ELEVATION WINDOW MARK DOOR MARK ROOM NUMBER DRAWING REVISION ASSEMBLY DETAIL CUT SECTION CUT EXTERIOR ELEVATION DETAIL CALLOUT SECTION DETAIL CALLOUT INTERIOR ELEVATION ROOM 100 F11 1 T. O. RIDGE BEAM 123'-6 1/2" 4.4 1 1 7.1 1 7.1 8.1 1 2 3 4 SYMBOL LEGEND MATERIAL LEGEND GYPSUM WALL BOARD RAW FRAMING WOOD BLOCKING ROCK - NON COMPACTED FILL CONCRETE STONE FRAME WALL BRICK PLYWOOD BATT INSULATION FINISHED WOOD RIGID INSULATION 8 PROJECT INFORMATION LOCATION .......................................................................................................... 802 WEST MAIN ASPEN, CO 81611 LOT SIZE ............................................................................................................................................................... 9,000 S.F. PARCEL ID# .............................................................................................................................................273512308005 SUBDIVISION: ............................................................................................................................................................. N/A LEGAL DESCRIPTION: ................................ LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO 802 WEST MAIN - AH PLANNED DEVELOPMENT AH/PD PRELIMINARY ARCHITECTURAL PLAN SETDRAWING INDEX PROJECT DIRECTORY GENERAL CONSTRUCTION NOTES ABBREVIATIONS PROJECT INFORMATION VICINITY MAP WEST MAIN STREET PERSPECTIVE P281VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.0 FLOOR PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No.UP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 UPRGDW RG DW RGDW RG DWRG DWW WW WWDR DRDR DRDRREF REF REF REFREFUPUP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 RGDW RG DW RGDW RG DWRG DWW WW WWDR DRDR DRDRREF REF REF REFREFSCALE: 1/8" = 1'-0" MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" BASEMENT/ FOUNDATIONS SCALE: 1/8" = 1'-0" UPPER LEVEL PLANP282 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.1 ROOF PLAN owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. 27'-541/64"27'-723/64" 27'-541/64" 31'-61/2" 31'-61/2" 31'-61/2" 27'-319/32" 31'-61/2" 27'-541/64" 31'-61/2" 27'-541/64" 23'-0" 27'-723/64" 27'-335/64" 27'-723/64" 27'-723/64" LOCATION OF POTENTIAL FUTURE PV PANELS SCALE: 1/4" = 1'-0" ROOF PLANP283 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.2 F.A.R. PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. FLOOR AREA - MAIN LEVEL USE AH UNIT OVERHANGS >4' STAIRS AREA 3,663.43 213.99 70.06 3,947.48 sq ft UP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 AH UNIT 672.54 sq ft DECK 35.00 sq ft DECK 35.00 sq ft DECK 41.00 sq ft DECK 41.00 sq ft DECK 92.77 sq ft DECK 868.10 sq ft AH UNIT 749.15 sq ft AH UNIT 743.76 sq ft AH UNIT 743.44 sq ft AH UNIT 749.15 sq ft OVERHANGS >4' 54.07 sq ft OVERHANGS >4' 223.81 sq ft UPSTORAGE 929.89 sq ftMECHANICAL 397.89 sq ft STAIRS 106.38 sq ft UP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 UPOVERHANGS >4' 54.07 sq ft OVERHANGS >4' 159.92 sq ft AH UNIT 672.54 sq ft AH UNIT 749.15 sq ft AH UNIT 749.15 sq ft AH UNIT 743.44 sq ft AH UNIT 749.15 sq ft STAIRS 70.06 sq ft FLOOR AREA - UPPER LEVEL USE AH UNIT DECK OVERHANGS >4' AREA 3,658.04 1,112.87 277.88 5,048.79 sq ft FLOOR AREA - BASEMENT USE MECHANICAL STAIRS STORAGE AREA 397.89 106.38 929.89 1,434.16 sq ft 10,430.43 sq ft SCALE: 1/8" = 1'-0" UPPER LEVEL FLOOR AREA SCALE: 1/8" = 1'-0" BASEMENT MECHANICAL & STORAGE FLOOR AREA SCALE: 1/8" = 1'-0" MAIN LEVEL FLOOR AREA TOTAL FLOOR AREAP284 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.3 NET LIVABLE PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. NET LIVABLE FLOOR AREA UNIT MAIN LEVEL, AH UNIT SECOND LEVEL, AH UNIT AREA 3,374.50 3,374.50 6,749.00 sq ft UP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 AH UNIT 681.88 sq ft AH UNIT 690.62 sq ft AH UNIT 690.62 sq ft AH UNIT 684.91 sq ft AH UNIT 626.47 sq ft UPUP1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 UPAH UNIT 681.88 sq ft AH UNIT 690.62 sq ft AH UNIT 690.62 sq ft AH UNIT 684.91 sq ft AH UNIT 626.47 sq ft SCALE: 1/8" = 1'-0" UPPER LEVEL NET LIVABLE PLAN SCALE: 1/8" = 1'-0" BASEMENT MECHANICAL & STORAGE SCALE: 1/8" = 1'-0" MAIN LEVEL NET LIVABLE PLANP285 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.1 ELEVATIONS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. 31'-61/2" 27'-541/64"27'-541/64"27'-723/64" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING BRICK PLATE STEEL CANOPY VERTICAL GEOLAM RAIN SCREEN VERTICAL GEOLAM FENCE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE 31'-61/2" 27'-335/64"27'-319/32" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING VERTICAL GEOLAM RAIN SCREEN BRICK COMPOSITE PANEL RAIN SCREEN PLATE STEEL CANOPY BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" SOUTH ELEVATIONP286 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.2 ELEVATIONS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. 31'-61/2" 23'-55/32" 27'-541/64" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING COMPOSITE PANEL RAIN SCREEN WIRE BALLUSTRADE METAL FASCIA BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE 31'-61/2" 27'-723/64" 23'-55/32" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING COMPOSITE PANEL RAIN SCREEN WIRE BALLUSTRADE METAL FASCIA BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE SCALE: 1/4" = 1'-0" NORTH ELEVATION SCALE: 1/4" = 1'-0" WEST ELEVATIONP287 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.3 3D RENDERINGS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. ARCHITECTURAL RENDERING AARCHITECTURAL RENDERING C ARCHITECTURAL RENDERING BP288 VI.A. Method Planning + Development Memorandum 119 South Spring Street, #102 | Aspen Colorado 81611 (p) 970.274.0890 | (e) adam@methodpd.com Planning – 01 September 25, 2017 Adam Roy Justin Barker Chris Everson Jason Bradshaw 802 West Main Street Affordable Housing – Responses and Supplemental Material for DRC Comments Dear Justin: The purpose of this Memo is to respond to the Design Review Committee (the “DRC”) comments and provide and describe any supplemental or alternative design material that incorporate changes requested from the various DRC department representatives. The below sections are organized by department with comments enumerated in normal text, while the project team’s responses are provided in italics. Any additional material is provided as exhibits attached hereto and described within the respective responses. All alternative descriptions, calculations or material provided as exhibits are to supersede any similar or related representations provided in the originally submitted land use application for the 802 West Main Street Affordable Housing Project. ENGINEERING These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting. Utilities: 1. The application documents call out that a new water service line might be needed, this will need to be determined prior to building permit issuance, ideally prior to submittal. Include line size and location on the civil sheets. Service line plan and profile design will be completed prior to permit submittal and shown on permit plans. 2. If the water service line will need to be 4” or larger, fire flow calcs and a thrust restraint design are required for review. 2” or smaller, a letter from a fire flow designer stating that a 2” line or smaller is sufficient in providing adequate fire flows will be acceptable. Both requests will be met for the 4-inch or 2 inch service line design. 3. If a new service line is proposed, the existing water service line to the property it shall be abandoned per COA Water Department Standards. The old line will be abandoned according to COA Water Department Standards. 4. Sheet C-105 shows a proposed alignment for the water service line, how will this be installed at 7’ deep without impacting the neighboring property? The water service line location will be adjusted so it does not impact the neighboring property. NO. DATE: BY: TO: CC: SUBJECT: P289 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 2 5. Page 13 calls out that there may not be adequate capacity in the existing transformer. Please verify. If a new transformer needs to be installed or this transformer needs to be upsized, the City’s standard is for the new transformer/utility pedestals to be located on the projects property. Note that adequate clearance distances will be required (3’ sides and rear, 10’ front) and that an easement be granted prior to building permit issuance. If an example easement is desired by the applicant the Engineering Department can provide one. The power requirements will be determined prior to permit submittal and if a new or upgraded transformer is needed it will meet city requirements for location and easements. ROW: 1. A raised pedestrian crossing is not permitted to be installed in this location due to the complexity of the intersection and snow removal. We can discuss traffic calming measures in a separate meeting if desired by the applicant. No raised crosswalk will be installed as part of this project. 2. The alley shall be brought into compliance with the COA Engineering Design Standards for alley entrances. Provide a design at building permit submittal. An appropriate alley entrance will be designed in accordance with COA Engineering Design Standards. 3. Discussions with the City and the applicant have resulted in an agreement that the ROW improvements (parking alignment, orientation, curb and gutter and storm infrastructure) shall be kept in the land use application plans with a disclaimer on the drawings and in the application, that the final configuration and orientation of the ROW improvements and assignment of the parking will be determined prior to building permit. The Engineering Department will work with the applicant to finalize the disclaimer wording prior to P&Z. The Applicant and Project Team are of the understanding that the Planned Development will establish the proposed configuration and orientation of the ROW improvements and assignment of the parking as the approved standards. The PD Plan Set drawings will provide a disclaimer that adjustments deemed essential and necessary to the referenced ROW improvements can be adjusted with out land use amendment if so directed by the approving body, which in this case is the Aspen City Council. The Applicant will work with the Engineering Department to finalize this disclaimer prior to P&Z. TIA: 1. Clarify what traffic calming features are proposed for claiming credit. We can discuss options in an additional meeting. The applicant is proposing to construct a curb extension on the northwest corner of W. Main Street and N. 7th Street. The intent of the curb extension is two-fold. The extended curb narrows the roadway width, thus providing a shorter and safer crossing distance for pedestrians. The Institute of Transportation Engineers recognizes curb extensions as an appropriate traffic calming measure for low to mid-volume roadways. In addition, the curb extension will help to visually guide motorists navigating the S-curves. Neighborhood residents have complained about misguided motorists trying to avoid congestion on the State Highway 82 S-curves by driving through the neighborhood. The narrowed roadway width will delineate the small, local residential roadway from the highway. A visual distinction between P290 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 3 the residential West Main Street and the S-curve route into/out of town would help cut down on this traffic. 2. TDM to be reviewed by Lynn. The Project Team has had continued conversations with the Transportation Director on TDM implements. The applicant is proposing to improve transit access via the construction of a new sidewalk along West Main Street. The applicant is proposing to construct a sidewalk that will connect the neighborhood to the existing bus stop on North 7th Street. The sidewalk will be ADA compliant, with a cross slope of 2% or less. In addition, the applicant has entertained the idea of providing a newly created and improved parking space in the West Main Street ROW for the City Transportation Department for use in the CAR TO GO car-share program. PARKS 1. A Tree Removal permit is required. A tree removal permit will be submitted at point of building permit. 2. Tree mitigation amounts may be incorrect. Tree mitigation amounts will be determined at point of building permit 3. Tree protection fencing is required and must be inspected PRIOR to any construction activity. The standard for tree protection will be followed at point of construction 4. 5’ minimum planting strip for Right of Ways. This standard will be followed where planting strips are proposed and approved in the PD Plan Set. 5. Pruning of neighboring property trees must be done by a certified arborist and kept to a minimum. This requirement will be followed and coordinated with the neighboring property. 6. City Forester to determine how close to trunk of evergreen at corner of 7th & Main applicant can get for foundation of house. The Project Team can mark the building edge and review on site with Forester. 7. Bike parking area raises concerns with proximity to evergreen. Project Team will review onsite with City Forester to ensure the location is compatible with the existing evergreen tree. 8. Aspen tree at neighbors to the west will require a jogged sidewalk with a floating component. The details of this standard will be verified in the field prior to building permit submittal. 9. Tree species to be planted need to be vetted by City Forester All tree species will be coordinated and reviewed with City Forester prior to building permit submittal. P291 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 4 BUILDING DEPARTMENT 1. Upper level has only 1 exit. This allows for a max of 4 units on the upper level and a maximum travel distance of 125' from the furthest point, travelling down the stairs to either a protected exit or to a spot clear of the building. You exceed this distance and have 5 units. 2015 IBC 1006.3.2 An additional exterior stair has been incorporated from the upper level on the north end of the building. 2. Basement storage is a common facility and must be accessible. The total area of inaccessible stories exceeds 3,000 sqft so you may not take the 3000 sqft exemption. A lift would be acceptable if occupant load of basement storage is 5 or less. 2015 IBC 1104.4 An accessible lift from the main level down to the storage has been incorporated into the common area design. 3. No elevator: Only main level units required to be Type B. No Type A req'd. 2015 IBC 1107.7 Main level units will be Type B accessible. 4. Need accessible on property route from all accessible units to trash. 2 units appear to have stepped porches. 2015 IBC 1104.5 The route to the trash will be accessible on site and demonstrated upon building permit submittal. 5. Van accessible parking space: 8' space and 8' aisle ICC A117.1-2009 section 502. A van accessible parking space will be accommodated and demonstrated upon building permit submittal. ENVIRONMENTAL HEALTH 1. The current proposal does not specific what the dimensions of the trash and recycling space will be (pg. L.2.00 & L.4.00). Code (12.10.050 (A) a) requires a minimum of 120 square feet. The proposed location meets other parts of the code requirements (i.e. alley access, ADA access, hauler access, etc.). The proposed trash enclosure is 150 sq. ft. in area. 2. Table 03 (pg. 33 of the application) indicates there will be 150 SF of space for trash and recycling, but this is not shown on any of the drawings. This representation is found on Sheet L.2 of Exhibit 2 in Appendix C of the application. 3. The narrative indicates the enclosure will meet the wildlife protection requirements of 12.08.020. This statement is correct – the enclosure for trash and recycling will meet wildlife protection requirements. P292 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 5 ZONING 1. Addressing, request from the City; don’t wait until building permit. Addressing of the units will be addressed following land use approvals of the proposed project. 2. Mail delivery; is there a room, or area dedicated to mail? Mail delivery area will be established with USPS, including the postmaster and the neighborhood mail carrier. 3. Setbacks: East setback the balconies are in the setback and the Code does not provide an exception for the encroachment of a balcony into setbacks. Byway of the PD review, the Project Team is proposing a building setback that establishes the building line setback on all sides of the Property, along with a deck/balcony encroachment setback. The intent of this approach is to memorialize the building setback separate from any projections, such as decks and balconies. If preferable to the Community Development Department, the setbacks will be establish to include all applicable elements within the setbacks, including decks and balconies. 4. Provide FA calculations, which include subgrade calculations (storage under building does not appear to have subgrade calculations), and deck in totals. Conversation is needed for the extensive space below the walkways and 2nd level area. The Code exempts space below a deck. However, the space below the second level ‘deck’ is extensive. The Project Team has worked with the Community Development Department to clarify definition of certain exterior elements and those defined elements have been appropriately applied to the floor area calculations for the proposed building. Any adjustments to definitions, nomenclature and related calculations have been incorporated into the proposed floor area calculations and the related development standards and PD drawing sheets. Updated Floor Area Calculation summary section of the originally submitted application is provided as Exhibit A attached to this Memo. An updated AH/PD Development Standards table is also provided as Exhibit B attached to this Memo. 5. Garden in setback shall meet 26.575.020(E)(5). Allowed projections into Setback. The raised garden beds are within the proposed rear setback and will comply with the reference standards in remaining at or below thirty inches (30”) above finished grade. PLANNING 1. Although the project meets the minimum requirements for Residential Design Standards, the Planned Development review allows for a more robust conversation related to design. The criteria require a project to provide visual interest and incorporate present day details, while using materials that are respectful of the community’s past without attempting to mimic history. While the project provides visual interest and the overall form of the design is appropriate, the prevalent materials in the vicinity include wood or brick as a primary material, with other more modern materials such as metal panels or stucco as a secondary material. Generally, where wood and brick are used in the area, the materials help to reduce the scale of buildings with their roughly 4’ high coursing. We are concerned with the relatively large scale composite panels being applied to the largest modules of the project and recommend adjustment, such as cladding the gable elements with horizontal or vertical siding/rain screen and using the larger P293 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 6 composite panels on the flat roofed elements. Staff would like to see the use of primary and secondary materials be more consistent with the surrounding character of residential properties. The Applicant and Project Team agree that the proposed project provides visual interest and that the overall massing and form of the design reflect the historical styles and building form patterning of the nearby areas of this western portion of downtown Aspen. Originally proposed as a three-story flat roofed building, byway of public input and direct feedback from City Council during work sessions, the Project Team shifted focus to a two-story form and more closely follow the general tenets and spirit of the City’s Historic Preservation Guidelines and Historic District Guidelines. Specifically, the site planning, building placement, massing and form, and architectural character and material selections all take cues from these Guidelines. The Project Team responded with a design of which the height, mass and scale are two-stories in form, while also maintain a verticality that is essential due to the significant corner that the property occupies, the heights, mass and scale of other properties that comprise the block, and especially the elongated nature of the property in both directions. The Project Team studied a shorter, “squattier” two-story building form with lower floor plates and a flat roof. This design exercise resulted in a building form that was out of proportion between the horizontal length of the building façades and vertical streetscape of the building from the public realm. The use of a single, primary building material assists in establishing the appropriate mass and scale of the building at this significant corner along Main Street, while retaining a two-story height. The introduction of a secondary wainscot or base material as described in the above comment, would result in a perceived building streetscape that is again squattier in appearance across the long street edges of the property. Taking guidance from the historic design and district guidelines, the material selection and proposed vernacular intend for the building “to be recognized as a product of its time” while avoiding “the imitation of older historic styles [that] blur the distinction between old and new buildings”. Furthermore, with the property not being located within a historic district, the mass, scale and proposed vernacular complement the varied character styles within the surrounding neighborhood, while also respecting the Main Street Historic District to the east. The material use, being comprised predominantly of composite paneling, has been intentionally applied to reinforce the proportions of rhythm of the building’s streetscapes as described above. With the massing and form reflecting the character of the surrounding area, the use of traditional material to establish the primary character of the building would in fact, mimic the typical character and style found historically in this area of town. For these reasons, the Project intends to respectfully retain the current design leading into public hearings before Planning and Zoning and City Council. If strong sentiments are presented in these forums, the Project Team will respond with minor adjustments throughout the process accordingly. 2. The upper floor balconies do not contain any covering, which could pose a snow/ice shedding issue with some sloped roofs angling toward the balconies. This is also in contrast to the PD review criteria, which requires building entrances to be design to minimize icing and snow shedding effects. Staff suggests incorporating roof eaves or overhangs to provide cover for these balconies. Additionally, eaves or overhangs can help reduce the perceived scale of the project and reference historic building details traditionally found on residential structures. P294 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 7 Snow breaks and/or fences will handle all snow and ice buildup and shedding. All water shedding will be accommodated by integrated gutter and downspout systems that will direct the stormwater to the project’s stormwater management system. Although eaves establish a historical character that is found elsewhere, large traditional eaves would run counter to the proposed architectural vernacular and are therefore inappropriate to the design. Furthermore, and as noted above, the proportions of the elongated building façades need to be balanced with a perception of greater verticality rather than lesser. For this reason, the character design elements of the building are incorporated to establish an appropriate scaled two-story building form at this prominent street corner, rather and a “squattier” and out of proportioned reduced building streetscape. 3. The applicant has stated that the area adjacent to the alley is retained as open space, which could accommodate parking if necessary in the future. In traditional development, parking is typically located and accessed from the alley and required in both residential and commercial design standards. If parking is not to occur off the alley at this time, it should be memorialized in the PD plat and agreement that no future structures can be located in the open space area adjacent to the alley to allow for parking there if it is needed in the future due to potential changes to the adjacent Main Street ROW. The details and descriptions of this area and the related protection from future permanent improvements will be memorialized in the approving ordinance and adopting Planned Development Agreement. ASPEN CONSOLIDATED SANITATION DISTRICT The following comments/requirements are addressed by a single response below: 1. Service is contingent upon compliance with the District’s rules, regulations, and specifications, which are on file at the District office. 2. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. 3. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW. 4. On-site utility plans require approval by ACSD. 5. Connection to the ACSD sewer system will require installation of a pumping system. 6. One tap is allowed for each building. 7. Shared service line agreements will be required where more than one unit is served by a single service line. 8. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. 9. All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. P295 VI.A. 802 West Main Planning Memo 01 - DRC Responses.docx September 25, 2017 Page | 8 10. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. 11. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line). The proposed project is in compliance or will comply with each of the above eleven (11) comments/requirements and will be demonstrated at the point of building permit submittal and review. 12. The glycol heating and snowmelt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. Currently, there is no glycol snowmelt system associated with the proposed project. If at any point such a system is contemplated, this requirement will be accommodated at the point building permit submittal and review. 13. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. Understood and the Project Team will coordinate with ACSD prior to building permit submittal. P296 VI.A. Updated Section III.D.5, Floor Area Calculations, of the 802 West Main Street Land Use Application Submitted on July 27, 2017. 5. Floor Area Calculations The following floor area calculations for the Proposed Project are based on the current architectural floor plans provided in Exhibit 4 of Appendix C. The floor area diagrams in this Exhibit for determining floor area ratio (FAR) and net livable area (NLA) are based on the measurement methodologies provided in Sections 26.575.020.D and 26.575.020.I of the Code respectively. The FAR calculations will be used to establish the maximum residential floor area allowed under the proposed Planned Development. The NLA calculations are provided to establish a basis for the amount of non-mitigation affordable housing full time equivalents (FTEs) that will be created out of the Proposed Project. As the project is at a conceptual design level for the purposes of land use reviews, this application is requesting that a ten percent (10%) increase be allowed and memorialized as the maximum limit for both FAR and NLA floor area. The request is made due to the conceptual level of the current design and the fact that any final and detailed determinations of floor area applicable to FAR calculations have yet to be determined beyond a conceptual level. It should be noted that the 110% request for floor area would still render those amounts significantly below the allowed FAR for the Property under the AH/PD zoning standards. As described above, a summary of the total building floor area calculations broken out across the three (3) levels of the Proposed Project, pursuant to the definition of floor area in Section 26.104.100 of the Code, are as follows: ¥ Lower Level (subgrade) Building Floor Area: 1,328 sq. ft. ¥ Main Level Building Floor Area: 3,663 sq. ft. ¥ Upper Level Building Floor Area: 3,658 sq. ft. ¥ Total Building Floor Area: 8,649 sq. ft. P297 VI.A. Updated Section III.D.5, Floor Area Calculations, of the 802 West Main Street Land Use Application Submitted on July 27, 2017. These calculations are measured from the outside of any exterior wall of the building and contain all floor area within each of the three (3) levels. As described above, this application is requesting an approval for a floor area amount ten percent (10%) above this current conceptual level calculation. Although not specifically a standard under the proposed AH/PD, the relative building floor area of the Proposed Project would not exceed 9,514 sq. ft. The total allowable floor area is guided by the prescribed FAR of 1.1:1 under the AH/PD zone district standards. With a gross/net site area of 9,000 sq. ft., the respective allowable floor area for the Property is 9,900 sq. ft. The following floor area summary is broken out by building use and takes into account the methodology for calculating the Project’s applicable allowable floor area pursuant Section 26.575.020.D of the Code: ¥ Affordable Housing Unit Floor Area: 7,321 sq. ft. ¥ Storage Floor Area: 231 sq. ft. ¥ Mechanical Floor Area: 99 sq. ft. ¥ Decks, Breezeways, Exterior Stairways & Porches: 754 sq. ft. ¥ Total Floor Area Applicable to FAR: 8,404 sq. ft. As described above, this application is requesting an approval for an allowable floor area that is ten percent (10%) above this current conceptual level calculation. It is therefore requested that the allowable floor area of the Proposed Project’s AH/PD be limited to 9,245 sq. ft. or a FAR of 1.03:1. The following Table 01 provides a detailed calculation summary of the respective building floor area and allowable FAR floor area calculations for the Proposed Project. P298 VI.A. Updated Section III.D.5, Floor Area Calculations, of the 802 West Main Street Land Use Application Submitted on July 27, 2017. Table 01. Proposed Floor Area Calculations Proposed Zoning: AH/PD Property Zoning & Existing Conditions Total Area (sq. ft.) Site Area 9,000 Allowable Overall FAR (1.1:1)9,900 Percentage of exposed Lower Level Area 24.8% 15% of FAR floor area for decks, balconies, exterior stairs & porches 1,485 Building Levels Building Use Sq. Feet Basement (Lower Level)AH Residential 0 Storage 930 Mechanical 398 Decks, Breezeway, Exterior Stairways and Porches 129 Lower Level Building Floor Area 1,328 Level # 1 Floor Area including exterior elements 1,457 Level #1 (Main Level)AH Residential 3,663 Storage 0 Mechanical 0 Decks, Breezeway, Exterior Stairways and Porches 961 Level # 1 Building Floor Area 3,663 Level # 1 Floor Area including exterior elements 4,625 Level # 2 (Upper Level)AH Residential 3,658 Storage 0 Mechanical 0 Decks, Breezeway, Exterior Stairways and Porches 1,148 Level # 2 Building Floor Area 3,658 Level # 1 Floor Area including exterior elements 4,806 Total Building Floor Area 8,649 Total Decks, Breezeways, Exterior Stairways and Porches 2,239 Total Floor Area 10,888 Building Floor Area Summary*Use Floor Area (sq. ft.) Percentage of Total Affordable Housing Residential Floor Area 7,321 85% Storage Floor Area 930 11% Mechanical Floor Area 398 5% Total Building Floor Area 8,649 100% Total Gross Floor Area + 10%9,514 110% *does not adjust for partial subgrade FAR reduction or 15% for exterior areas Applicable Allowable Floor Area Summary for FAR Use Floor Area (sq. ft.) Percentage of Total Affordable Housing Residential Floor Area**7,321 87% Storage Floor Area**231 3% Mechanical Floor Area**99 1% Total Allowable Floor Area for FAR 7,651 91% Applicable Decks, Balconies, Exterior Stairways and Porches***754 9% Total Allowable Floor Area for FAR 8,404 100% Total FAR Floor Area + 10%9,245 110% **includes reduction of each respective Level #1 floor areas based on % of subgrade condition ***the total floor area for these elements exceeds 15% of allowable FAR and therefore that portion applies to total allowable floor area P299 VI.A. Updated Section III.D.5, Floor Area Calculations, of the 802 West Main Street Land Use Application Submitted on July 27, 2017. The Net Livable Area for the Proposed Project is based on the methodology for calculating NLA pursuant to Section 26.575.020.I of the Code. The following summary provides the NLA for each of the three (3) levels of the Proposed Project: ¥ Lower Level (subgrade) Net Livable Area: 0 sq. ft. ¥ Main Level Net Livable Area: 3,375 sq. ft. ¥ Upper Level Net Livable Area: 3,375 sq. ft. ¥ Total Net Livable Area: 6,750 sq. ft. As described above, this application is requesting an approval for a net livable floor area that is ten percent (10%) above this current conceptual level calculation. It is therefore requested that the allowable floor area of the Proposed Project’s AH/PD be limited to 7,425 sq. ft. For determining the total FTE count that this project would have the ability to offset for any applicable new development, the conversion factor of 400 sq. ft. per FTE is used: At Current Conceptual Level: 6,750 sq. ft. / 400 sq. ft. = 16.9 FTEs With 10% Increase: 7,425 sq. ft. / 400 sq. ft. = 18.6 FTEs P300 VI.A. Updated Table 03. 802 West Main Street – Rezoning Comparison and Proposed AH/PD Development Standards Table 03. 802 West Main Street - Rezoning Comparison and Proposed AH/PD Development Standards Underlying Zoning: Similar Use Zoning: Proposed Rezoning: R-15 RMF AH/PD #AH/PD Zoning Dimensional Requirements Standard/Dimension Standard/Dimension Standard/Dimension 1 Minimum Gross Lot Area (sq. ft.)15,000 6,000 9,000 2 Minimum Net Lot Area per Unit (sq.ft.)n/a n/a 900 3 Maximum Allowable Density (# of units)2 n/a 10 4 Maximum Density (units per acre)n/a n/a 48.4 5 Minimum Lot Width 75 feet 60 feet 75 feet 6 Minimum Front Yard Setback *25 feet 5 feet 2.5 feet 7 Minimum East Side Yard Setback *10 feet 5 feet 2.5 feet 8 Minimum West Side Yard Setback *10 feet 5 feet 3.5 feet 9 Minimum Rear Yard Setback *10 feet 5 feet 10 feet 10 Maximum Site Coverage n/a n/a 47% 11 Maximum Height 25 feet 32 feet 28 feet 12 Public Amenity Space n/a n/a n/a 13 Minimum Distance between Buildings 10'n/a n/a 14 Minimum Percent Open Space n/a n/a 50% 15 Minimum Trash Access Area (sq. ft.)n/a n/a 150 16 Total Building Floor Area n/a n/a 9,514 17 Total Deck and Breezeway Area n/a n/a 2,462 18 Allowable Floor Area (FAR) sq. ft. **4,500 11,250 9,900 19 Proposed Floor Area (FAR) sq. ft. ***n/a n/a 9,245 20 Proposed Maximum FAR 0.50 1.25 1.03 21 Proposed Net Livable Area sq. ft.n/a n/a 7,425 22 Minimum on-street parking stalls 2 10 10 23 Maximum Unit Size sq. ft.FAR dependent 2,500 770 * Yard setbacks establish building setback only. Any projections such as decks and balconies can encroach within the setback ** Based on standared in 26.710.110.D *** includes applicable amount of deck and breezeway area over 15% of allowable Floor Area Ratio P301 VI.A. Method Planning + Development Memorandum 119 South Spring Street, #102 | Aspen Colorado 81611 (p) 970.274.0890 | (e) adam@methodpd.com Planning – 02 September 27, 2017 Adam Roy Justin Barker Chris Everson Jason Bradshaw 802 West Main Street Affordable Housing – Updated AH/PD Plan Set Dear Justin: The purpose of this Memo is to provide updates to the AH/PD Plan Set per the meetings and discussion with zoning as well as in response to DRC comments. Attached is the full PD Plan Set with specific updates as follows: • Disclaimer and secondary stair added to the Illustrative Site Plan, sheet L2.00 of Exhibit 2-C • Updated Architectural Plan Set, Exhibit 4-C, including: o Grid Lines to all plan sheets 3.0 to 3.2 o Updated height call-outs on the roof plan, sheet 3.1 o Revised floor area calculations and call-outs on sheet 3.2 o Addition of grid lines and updated height measurement detail and dimensions on the elevation sheets, 4.1 and 4.2. Please let me know if you have any questions. NO. DATE: BY: TO: CC: SUBJECT: P302 VI.A. OWNER CITY OF ASPEN City Hall 130 S. Galena St Aspen, CO 81611 P: 970.920.5000 APPLICANT Aspen Housing Partners, LLC Jason Bradshaw 228 Eastwood Drive Aspen, CO 81611 P: 970-319-9298 jebradshaw@mac.com ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 brian@djarchitects.com LANDSCAPE ARCHITECT Connect One Design 0123 Emma Rd. Suite 200A Basalt, CO 81621 P. 970.279.1030 hh@connectonedesign.com PLANNER Method Planning + Development 119 South Spring St. Suite 102 Aspen, CO 81611 P: 970.274.0890 adam@methodpd.com CIVIL ENGINEER Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 P: 970.340.4130 F: 866.876.5873 richardg@rfeng.biz TRANSPORTATION ENGINEER McDowell Engineering, LLC P.O. Box 4259 Eagle, CO 81631 P: 970.623.0788 kari@mcdowelleng.com GENERAL 1.1 TITLE SHEET 1.2 SURVEY LANDSCAPE L.1 LANDSCAPE PLAN ARCHITECTURAL 2.1 1”=10’ SITE PLAN 3.1 ¼” LOWER LEVEL PLAN 3.2 ¼” MAIN LEVEL PLAN 3.3 ¼” UPPER LEVEL PLAN 3.4 ¼” ROOF PLAN 3.5 ¼” LOWER AND MAIN LEVEL MATCH PLANS 3.6 ¼” UPPER AND ROOF LEVEL MATCH PLANS 3.7 ¼” MAIN LEVEL RCP 3.8 ¼” LOWER & UPPER LEVEL RCP 4.1 NORTH ELEVATIONS 4.2 SOUTH ELEVATIONS 4.3 EAST ELEVATIONS 4.4 WEST ELEVATIONS 5.1 ¼” SECTIONS ‘A’ & ‘B’ 5.2 ¼” SECTION ‘C’ 5.3 ¼” SECTIONS ‘D’ & ‘E’ 5.4 ¼” SECTIONS ‘F’ & ‘G’ 5.5 ¼” SECTIONS ‘H’ & ‘I’ 5.6 ¼” SECTION ‘J’ 6.1 ½” WINDOW DETAILS 6.2 ½” FIREPLACE SECTIONS & DETAILS 6.3 ½” STAIR SECTIONS & DETAILS 6.4 ½” KICKER DETAILS 7.1 FLOOR ASSEMBLIES & DETAILS 7.2 WALL ASSEMBLIES & DETAILS 7.3 ROOF ASSEMBLIES & DETAILS 7.4 WINDOW DETAILS 7.5 DOOR DETAILS 10.1 WINDOW & DOOR SCHEDULES EXISTING CONDITIONS AND DRAFT PLAT IMPROVEMENT SURVEY DRAFT PLANNED DEVELOPMENT SURVEY PLAT SITE PLANNING & LANDSCAPE PLAN SET L.1.00 – DEMOLITION, VEGETATION AND TREE REMOVAL PLAN L.2.00 – ILLUSTRATIVE SITE PLAN L.3.00 – LANDSCAPE PERSPECTIVE STUDIES L.4.00 – PLANTING AND RESTORATION PLAN L.5.00 – MOBILITY/MULTIMODAL DIAGRAM L.6.00 – MOBILITY PEDESTRIAN ACCESS DIAGRAM L.7.00 – EXTERIOR LIGHT PLAN ENGINEERING PLAN SET C-001 – NOTES AND LEGEND C-101 – EXISTING CONDITIONS C-102 – SITE LAYOUT C-103 – DRAINAGE BASINS C-104 – GRADING AND DRAINAGE C-105 – UTILITY PLAN ARCHITECTURAL PLAN SET 3.0 – FLOOR PLANS 3.1 - ROOF PLANS 3.2 – F.A.R. PLANS 3.3 – NET LIVABLE PLANS 4.1 – EXTERIOR ELEVATIONS 4.2 – EXTERIOR ELEVATIONS 4.3 – 3D VIEWS PROJECT INFORMATION LOCATION .......................................................................................................... 802 WEST MAIN ASPEN, CO 81611 LOT SIZE ............................................................................................................................................................... 9,000 S.F. PARCEL ID# .............................................................................................................................................273512308005 SUBDIVISION: ............................................................................................................................................................. N/A LEGAL DESCRIPTION: ................................ LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO PROJECT INFORMATION DRAWING INDEX PROJECT DIRECTORY 802 WEST MAIN - AH PLANNED DEVELOPMENT AH/PD PRELIMINARY PLAN SETVICINITY MAP 7.26.2017WEST MAIN STREET PERSPECTIVEP303 VI.A. P304VI.A. S75°09'11"E90.00'S14°50'49" W 100.00' N14°50'49"E 100.00'N75°09'11"W90.00'XXXXXXXXXXXXXXXDYH#5 REBAR & ALUM.CAP L.S. #ILLEGIBLEGRAVELPARKING#5 REBARTBM EL=7928.50'WEST MAIN STREET100' R-O-WASPHALTNORTH 7T H S T R E E T 75' R-O-W ASPHALT ALLEY20.39' R-O-WASPHALT#5 REBAR & CAPL.S. #29030ADJOINER BUILDINGCONCRETESIDEWALKCONCRETE CURB & GUTTERCONCRET E C U R B & G U T T E R CONCRE T E S I D E W A L K CONCRE T E S I D E W A L KRFTA BUSSTOPFENCE(TYP.)LOT Q, BL O C K 1 2 LOT R, BL O C K 1 2 LOT R, BL O C K 1 2 LOT S, BL O C K 1 2 COA GPS#8N. GARMISCH& E. DURANTCOA GPS#3 S. GARMISCH& W. FRANCIS ST.N 88°39'14" E5023.12'N 67°05'26" W4869.09'FIREHYD.BAVARIAN INN CONDO ASSOC.834 W. MAIN STREET 2.5'2.5'BUILDING ENVELOPEBUILDING ENVELOPE BUILDING ENVELOPEBUILDING E N V E L O P ELOT 19,000 S.F.±10'3.5'NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007160911 OF 1CITY OF ASPENCITY OF ASPEN, COLORADO802 WEST MAIN STREET P.D.LOTS Q, R & S, BLOCK 12, COA802 WEST MAIN STREETJRNJRNJULY 19, 2017091.DWGNESW0306090120150180210240270300330P e ak Surveying, Inc.0101020405NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDINGSETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN INTHE TITLE COMMITMENT PREPARED BY STEWART TITLE COMPANY, FILE NO. 01330-90874DATED EFFECTIVE OCTOBER 28, 2016.2) THE DATE OF THIS SURVEY WAS DECEMBER 07, 08 AND 12, 2016.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S75°09'11"E BETWEEN THESOUTHWESTERLY CORNER OF LOT Q, BLOCK 12, A #5 REBAR FOUND IN PLACE AND THESOUTHEASTERLY CORNER OF LOT S, BLOCK 12, A #5 REBAR & ALUMINUM CAP L.S. #ILLEGIBLEFOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE CITY AND TOWNSITE OF ASPEN MAP AND THE WARRANTYDEED RECORDED AUGUST 15, 2007 AS RECEPTION NO. 541023 IN THE PITKIN COUNTY CLERKAND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.6) ACCORDING TO FEMA PANEL 08097C0203C DATED JUNE 4, 1987 THE SUBJECT PROPERTYEXISTS WITHIN ZONE X OUTSIDE OF A 100 OR 500 YEAR FLOODPLAIN.7) ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.8) WETLAND BOUNDARY DELINEATION WAS NOT PROVIDED AND NO VISIBLE MARKS WERELOCATED AT THE TIME OF SURVEY.NORTH VICINITY MAPSCALE: 1" = 2000'SUBJECTPROPERTYFINAL PLAT802 WEST MAIN STREET PLANNED DEVELOPMENTLOT'S Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPENCITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO802 MAIN STREET - PARCEL NO. 2735-123-08-005CLERK AND RECORDER'S CERTIFICATE:THIS FINAL PLAT WAS FILED FOR RECORD IN THE OFFICE OF THE CLERK AND RECORDEROF PITKIN COUNTY, COLORADO, AT ___________ O'CLOCK ____.M., ON THE _________ DAYOF _______________, 2017, AND IS DULY RECORDED IN BOOK ___________, PAGE___________, AS RECEPTION NO. __________________.BY:________________________________ CLERK AND RECORDERBY: ____________________________ DEPUTYCOMMUNITY DEVELOPMENT DIRECTOR'S APPROVAL:THE APPLICATION FOR FINAL PLAT HAS BEEN REVIEWED AND APPROVED FORCOMPLIANCE WITH THE APPLICABLE PROVISIONS OF THE CITY OF ASPEN LAND USECODE BY THE CITY OF ASPEN COMMUNITY DEVELOPMENT DIRECTOR THIS ________ DAYOF __________________, 2017, TO THE EXTENT THAT ANYTHING IN THIS PLAT ISINCONSISTENT OR IN CONFLICT WITH ANY CITY OF ASPEN DEVELOPMENT ORDERS ORANY OTHER PROVISIONS OF APPLICABLE LAW, INCLUDING BUT NOT LIMITED TO OTHERAPPLICABLE LAND USE REGULATIONS AND BUILDING CODES, SUCH OTHERDEVELOPMENT ORDERS OR APPLICABLE LAWS SHALL CONTROL.BY: ______________________________ JESSICA GARROWAS: COMMUNITY DEVELOPMENT DIRECTORCITY OF ASPEN ENGINEER'S REVIEW:THIS PLAT WAS REVIEWED FOR THE DEPICTION OF THE ENGINEERING DEPARTMENT SURVEYREQUIREMENTS. THIS ________ DAY OF __________________, 2017.BY:________________________________________________ TRICIA ARAGON, P.E.AS: CITY OF ASPEN ENGINEERCERTIFICATE OF OWNERSHIP:KNOW ALL MEN BY THESE PRESENTS THAT THE CITY OF ASPEN, BEING THE SOLE OWNERIN FEE SIMPLE OF ALL OF THAT REAL PROPERTY DESCRIBED HEREIN, AND BEING MOREPARTICULARLY DESCRIBED AS FOLLOWS:LOT'S Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OFPITKIN, STATE OF COLORADO, CONTAINING 9,000 SQUARE FEET MORE OR LESS.HAS BY THESE PRESENTS LAID OUT, PLATTED AND DESCRIBED THE SAME AS SHOWNHEREON.CITY OF ASPENCOUNTY OF PITKINSTATE OF COLORADO.EXECUTED THIS ____________ DAY OF __________, A.D., 2017.OWNER: CITY OF ASPEN.BY: ___________________________________________, NAME:_____________________________________ TITLE:_____________________________________STATE OF ___________ ) )SS.COUNTY OF _________ )THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS ______DAY OF __________, 2017 BY ___________________________ AS_____________________________OF CITY OF ASPEN, AS _____________ OF THE CITY OFASPEN.WITNESS MY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES: ___________________________________________________________NOTARY PUBLICTITLE EXAMINER'S CERTIFICATE:I, _____________________________, AS TITLE EXAMINER FOR STEWART TITLE COMPANY, DOCERTIFY THAT ON OR BEFORE _____________________, I HAVE CAUSED AN EXAMINATION TOBE MADE OF TITLE TO LOT 1, 802 WEST MAIN STREET PLANNED DEVELOPMENT, ANDEXCEPT FOR____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________SAID PROPERTY IS FREE AND CLEAR OF ALL OTHER MONETARY LIENS ANDENCUMBRANCES.DATED: _______________________________BY:____________________________________ ____________________, TITLE EXAMINER STEWART TITLE COMPANYREVIEWSURVEYOR'S CERTIFICATE:I, JASON R. NEIL, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSEDUNDER THE LAWS OF THE STATE OF COLORADO, THAT THIS PLAT IS A TRUE, CORRECT ANDCOMPLETE PLAT OF LOT 1, 802 WEST MAIN STREET PLANNED DEVELOPMENT, CITY OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADO, AS LAID OUT, PLATTED, DEDICATED AND SHOWNHEREON, THAT SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BYME, OR UNDER MY SUPERVISION, AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONSOF THE LOTS, EASEMENTS AND STREETS AS THE SAME ARE STAKED UPON THE GROUND INCOMPLIANCE WITH APPLICABLE REGULATIONS GOVERNING THE SUBDIVISION OF LAND.IN WITNESS WHEREOF, I HAVE SET MY HAND AND SEAL THIS _____DAY OF ________________A.D., 2017.BY: ________________________________________________ JASON R. NEIL, P.L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC.P305VI.A. LANDSCAPECOVERL.COVER802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017context map802 west main streetaspen, colorado 81611AspenNORTHsheet indexsheet numbersheet nameL.COVERcoverdemo, vegetation + tree removal plansite planperspective sketchesplanting planmultimodal diagrampedestrian directness diagramL.1.00L.2.00L.3.00L.4.00L.5.00L.6.00lighting planL.7.00802 West Main Street Site and Landscape Plan SetP306VI.A. 24.0'10.5'36.3'17.4'2.5'5.0'2.5'6.0'35.6'12.6'12.7'8.0'12.0'22.5'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UE EX-UE EX-UEEX-UEEX-UE EX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UE EX-UEEX-UE EX-UEEX-UEEX-UEEX-UE EX-UEEX-UEEX-UEEX-UE T TTT TTT T TT TTTTT TT T TT TTT TTTTTTT TT T T TTTTTT TTTTTTTTTTTTTT TTT TTT TTT TTTTTTT TTT T T TTT TTT TTT TTTTTTTTTTTTTT TTTTTTTTT TTT TTTT T TT TTT TT TTTT TTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT 792779267926792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 T1T2T3T4T5T6T7T8T9T10T11T12T13T14T15T16T17T18T19T20DEMOLITION,VEGETATION +TREE REMOVALPLANL.1.000'08'16'SCALE: 1"=8'NORTH802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017NO VALUE/ POOR HEALTHLEGENDEVERGREEN TREE TO BE REMOVEDEXISTING EVERGREEN TREEEXISTING DECIDUOUS TREETREE MITIGATION SCHEDULEVALUEACTIONSPEC 'DBH'#132418"18"REMOVENA18"PRESERVENA15"REMOVE$7,422.00PRESERVEEGDECDECDEC76589101213141716181910"10"TRANS/REMOVEPRESERVE$3299.00NAREMOVEBELOW MIT VALUEPRESERVENOT ON PROPERTYREMOVEBELOW MIT VALUEPRESERVENAREMOVENO VALUE/ POOR HEALTHREMOVENO VALUE/ POOR HEALTHREMOVE4"REMOVENO VALUE/ POOR HEALTHREMOVE$1188.00REMOVEBELOW MIT VALUE6"REMOVE$1188.002 DECDECDECDEC4 DECDECIDUOUS TREE TO BE REMOVEDTRANSPLANT$1188.00DECREMOVENO VALUE/ POOR HEALTHDECEGDECDECDECDECDECDEC15205"16"18"4"10"10"10"4"4"6"6"2 DECNO VALUE/ POOR HEALTHTOTAL VALUE $14,285.00PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE TREE PROTECTIVE FENCE, TYP.TREE PROTECTIVE FENCE, TYP.10' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACK P307VI.A. P308VI.A. LANDSCAPEPERSPECTIVESKETCHESL.3.00802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017View OneView from sidewalk looking south at the ground level units facing Highway 82View TwoView from the intersection of west main street and n 7th street looking toward the bike racks andthe main entrance to the stairsView ThreeView from the parking spaces along west main and toward mainentranceView FourView from the sidewalk looking north along highway 82/ n 7th streetP309VI.A. 792779267926792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP STREET TREES Populus angustifolia / Narrowleaf Poplar SCREEN TREES Populus tremuloides erecta / Swedish Aspen LAWN TREES Ginkgo biloba `Princeton Sentry` / Princeton Sentry Ginkgo CLIMATE-ADAPTED PERRENIAL MIX - VEGETABLE GARDEN - SOD -CONCEPT PLANT SCHEDULEPLANTING ANDRESTORATION PLANL.4.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017PROPERTY LINE10' SETBACKPROPERTY LINE 2.5' SETBACKPROPERTY LINE2.5' SETBACKPROPERTY LINE 3.5' SETBACKNORTH P310VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGG GGGGGGG GGGGGG GGG GGGG GGG GGGGGG GGGGGGG GGG GGG GGG GGGGGGG GGG G GG GGG GGGGGGG GGG G792779267926792679257926792779 2 87929 79297 9 2 9 7929 7928 7928 7927 UP 802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017MULTIMODALDIAGRAML.5.000'08'16'SCALE: 1"=8'enhanced pedestrian access pointsenhanced pedestrian accesspointbike parking (10 spaces)curb equal to or less than 6"effective walkway width 6'6' walkway widthless than5% slope onsidewalkand bufferless than5% slope onsidewalkand bufferADA ramp (typ.)raised pedestrian crossing; connectivity tofuture City of Aspen multimodal trailtransit system informationand community board in centralbuilding coreproposed bench atexisting bus stopexisting curb cut(driveway closure) removedfrom propertyless than 2%cross slope onsidewalk5' buffer6" vertical curbPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE12345 67891010' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACK 10 designated parking spacesNORTHP311VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG792779267926 792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP PEDESTRIANDIRECTNESSDIAGRAML.6.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017crow flies distance 65'walking distance 91' (1.4 DF)c r ow f l i e s d i s t a n c e 4 9 'walking distance 69' (1.4 DF)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE 10' SETBACK2.5' SETBACK2.5' SETBACK3.5' SETBACKNORTH P312VI.A. G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGGGGGGGGGGGG GGG GGGGGGGGGGGGG GGG GGGGGGGGGG GGG G GGGGGGGGGGGG GGG GGGGGGGGGGGGG792779267926 792679257926792779 2 87929 79297 9 2 9 792 9 7928 7928 7927 UP EXTERIOR LIGHTINGPLANL.7.000'08'16'SCALE: 1"=8'802 MAIN STREETISSUE & REVISION DATESPlot Date: 07/26/17Project #:274Drawn By: KTChecked By: HHPD SITE PLANASPEN COLORADO 81611 L A N D S C A P E A R C H I T E C T U R E · L A N D P L A N N I N G 123 EMMA ROAD | SUITE 200 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.379.1030 07/26/2017LEGENDWAC 'GATE' LED BOLLARD PATH LIGHT;115 LUMENS AT 24" ABOVE GRADEWAC 'INVISILED PRO OUTDOOR' 24VOUTDOOR LED TAPE LIGHT;12 LEDS PER FOOT AT 18" ABOVE GRADE,W/IN RECESSED CHANNELPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINENORTH P313VI.A. P314VI.A. P315VI.A. XXXXXXXXXXXXXXXDYHGRASSSINGLE STORYWOOD FRAME HOUSE812 W. MAIN STREETSTONE PATIOBOULDER(TYP.)#5 REBAR & ALUM.CAP L.S. #ILLEGIBLECONCRETEDRIVEWAYGRAVELPARKING#5 REBARTBM EL=7928.50'FLAGSTONE WALKCONCRETEPADBRICKPLANTERWEST MAIN STREET100' R-O-WASPHALTNORTH 7 T H S T R E E T 75' R-O-W ASPHALT ALLEY20.39' R-O-WASPHALTCONCRETE PANSTORMDRAINVEGETATION AND BRUSH#5 REBAR & CAPL.S. #29030ADJOINER BUILDINGADJOINE R B U I L D I N GSTORM DRAIN(TYP.)FLOWLI N ECONCRETESIDEWALKCONCRETE CURB & GUTTERCONCRET E C U R B & G U T T E R CONCRE T E S I D E W A L K CONCR E T E S I D E W A L KRFTA BUSSTOPSTREETLIGHTTIE RET. W A L L ( T Y P . )TIE RET. WALL (TYP.)SIGNFENCE (TYP.)FENCE(TYP.)FENCE(TYP.)STORM DRAIN(TYP.)LOT Q, BL O C K 1 2 LOT R, BL O C K 1 2 LOT R, BL O C K 1 2 LOT S, BL O C K 1 2EGOSWWATERSERVICEWATERLINE(TYP.)ELEC.METERGASMETERGASLINEELECTRICLINETELEPHONELINE7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 TELE.PED.CABLE TVPED.VEGETATION AND BRUSHRIDGEEL=7940.3'FFEL=7930.1'FFEL=7928.4'T1T2T3T4T5T6T7T8T9T10T12T13T14T15T16T17T18T19T20COA GPS#8N. GARMISCH& E. DURANTCOA GPS#3 S. GARMISCH& W. FRANCIS ST.N 88°39'14" E5023.12'N 67°05'26" W4869.09'FIREHYD.BAVARIA N I N N C O N D O A S S O C . 834 W. M A I N S T R E E T SEWER LINE79307930793079317929 STREETLIGHTSTREETCONCRETE SIDEWALKCONCRETE CURB & GUTTERXXXFENCEP316VI.A. 7 9 2 7 792679267926792579267927792879297929792979297928 7928 79277930793079317929P317 VI.A. XXXXX7 9 2 7 7926792679267925792679277 9 2 879297929 792979297928 7928 792779307930793079317929XP318 VI.A. 7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 S7930793079317929 P319VI.A. XXXXXXXXXXXXXXXDYHOSW7 9 2 7 792679267926792579267927792879297929792979297928 7928 7927 S79307930793079317929 XXXP320VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 1.0 ARCH COVER SHEET owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. GENERAL 1.1 TITLE SHEET 1.2 SURVEY LANDSCAPE L.1 LANDSCAPE PLAN ARCHITECTURAL 2.1 1”=10’ SITE PLAN 3.1 ¼” LOWER LEVEL PLAN 3.2 ¼” MAIN LEVEL PLAN 3.3 ¼” UPPER LEVEL PLAN 3.4 ¼” ROOF PLAN 3.5 ¼” LOWER AND MAIN LEVEL MATCH PLANS 3.6 ¼” UPPER AND ROOF LEVEL MATCH PLANS 3.7 ¼” MAIN LEVEL RCP 3.8 ¼” LOWER & UPPER LEVEL RCP 4.1 NORTH ELEVATIONS 4.2 SOUTH ELEVATIONS 4.3 EAST ELEVATIONS 4.4 WEST ELEVATIONS 5.1 ¼” SECTIONS ‘A’ & ‘B’ 5.2 ¼” SECTION ‘C’ 5.3 ¼” SECTIONS ‘D’ & ‘E’ 5.4 ¼” SECTIONS ‘F’ & ‘G’ 5.5 ¼” SECTIONS ‘H’ & ‘I’ 5.6 ¼” SECTION ‘J’ 6.1 ½” WINDOW DETAILS 6.2 ½” FIREPLACE SECTIONS & DETAILS 6.3 ½” STAIR SECTIONS & DETAILS 6.4 ½” KICKER DETAILS 7.1 FLOOR ASSEMBLIES & DETAILS 7.2 WALL ASSEMBLIES & DETAILS 7.3 ROOF ASSEMBLIES & DETAILS 7.4 WINDOW DETAILS 7.5 DOOR DETAILS 10.1 WINDOW & DOOR SCHEDULES EXISTING CONDITIONS AND DRAFT PLAT IMPROVEMENT SURVEY DRAFT PLANNED DEVELOPMENT SURVEY PLAT SITE PLANNING & LANDSCAPE PLAN SET L.1.00 – DEMOLITION, VEGETATION AND TREE REMOVAL PLAN L.2.00 – ILLUSTRATIVE SITE PLAN L.3.00 – LANDSCAPE PERSPECTIVE STUDIES L.4.00 – PLANTING AND RESTORATION PLAN L.5.00 – MOBILITY/MULTIMODAL DIAGRAM L.6.00 – MOBILITY PEDESTRIAN ACCESS DIAGRAM L.7.00 – EXTERIOR LIGHT PLAN ENGINEERING PLAN SET C-001 – NOTES AND LEGEND C-101 – EXISTING CONDITIONS C-102 – SITE LAYOUT C-103 – DRAINAGE BASINS C-104 – GRADING AND DRAINAGE C-105 – UTILITY PLAN ARCHITECTURAL PLAN SET 3.0 – FLOOR PLANS 3.1 - ROOF PLANS 3.2 – F.A.R. PLANS 3.3 – NET LIVABLE PLANS 4.1 – EXTERIOR ELEVATIONS 4.2 – EXTERIOR ELEVATIONS 4.3 – 3D VIEWS GENERAL CONSTRUCTION NOTES 1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any parts of the drawings shall be reported to the Architect immediately for clarification. 2. David Johnston Architects, PC., waves any and all liability for problems which arise from failure to follow the design intent of the plans. Contractor to obtain and/or request guidance of David Johnston Architects, PC., with respect to any errors, omissions, inconsistencies, or conflicts which may be discovered or alleged. 3. The Plans and Specifications are the property of the Architect and are not to be used without the permission of same. 4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades. 5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer or Architect shall not include inspection of the above items nor will the architect or structural engineer be responsible for the contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques, sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be responsible for all Federal and OSHA regulations. 6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions are to rough framing or face of concrete unless noted otherwise. 7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein. It is the responsibility of the Contractor to bring to the attention of the Architect any conditions which will not permit construction according to the intentions of these documents. 8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local code or ordinance. 9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved by the Architect. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done by a certified surveyor. 10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover, appropriately labeled. 11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils engineer, and the required concrete testing prior to any foundation work. 12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect of any discrepancy or variation between the Drawings and actual site conditions. ABREVIATIONS A.F.F. ABOVE FINISH FLOOR ADJ. ADJUSTABLE ALT. ALTERNATE A.B. ANCHOR BOLTS & AND ARCH. ARCHITECTURAL @ AT BM. BEAM BM. PKT. BEAM POCKET BRG. BEARING BLK’G. BLOCKING BOT. BOTTOM B.F. BOTTOM OF FOOTING BLDG. BUILDING B.O. BY OWNER CAB. CABINET CLG. CEILING CL. CENTER LINE C.T. CERAMIC TILE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONT. CONTINUOUS DTL. DETAILS DBL. DOUBLE DWL. DOWEL E.W. EACH WAY ELEV. ELEVATION EXIST’G EXISTING EXT. EXTERIOR FLR. FLOOR FTG. FOOTING FND. FOUNDATION GA. GAUGE G.L. GLU-LAM G.W.B. GYPSUM WALL BOARD HT. HEIGHT HK. HOOK HORIZ. HORIZONTAL INFO. INFORMATION INSUL. INSULATION JST. JOIST L.L. LIVE LOAD LONGINT. LONGITUDINAL N.I.C. NOT IN CONTRACT O.C. ON CENTER OPP. OPPOSITE O/ OVER PTD. PAINTED PERF. PERFORATED PL. PLATE PLY. PLYWOOD PROP. LINE PROPERTY LINE REINF. REINFORCEMENT RDWD. REDWOOD REQ’D. REQUIRED RESIL. RESILENT REV. REVISED S.M. SHEET METAL SIM. SIMILAR S.F. SQUARE FEET STD. STANDARD STL. STEEL STDS. STUDS THK. THICK TLT. TOILET T.F. TOP OF FOOTING T.P. TOP OF PLATE T.L. TOP OF LEDGE T.W. TOP OF WALL TOT. TOTAL T.B. TOWEL BAR TRANSV. TRANSVERSE TYP. TYPICAL U.N.O. UNLESS NOTED UTHERWISE V.I.F. VERIFY IN FIELD OWNER CITY OF ASPEN City Hall 130 S. Galena St Aspen, CO 81611 P: 970.920.5000 APPLICANT Aspen Housing Partners, LLC Jason Bradshaw 228 Eastwood Drive Aspen, CO 81611 P: 970-319-9298 jebradshaw@mac.com ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 brian@djarchitects.com LANDSCAPE ARCHITECT Connect One Design 0123 Emma Rd. Suite 200A Basalt, CO 81621 P. 970.279.1030 hh@connectonedesign.com PLANNER Method Planning + Development 119 South Spring St. Suite 102 Aspen, CO 81611 P: 970.274.0890 adam@methodpd.com CIVIL ENGINEER Roaring Fork Engineering 592 Highway 133 Carbondale, CO 81623 P: 970.340.4130 F: 866.876.5873 richardg@rfeng.biz TRANSPORTATION ENGINEER McDowell Engineering, LLC P.O. Box 4259 Eagle, CO 81631 P: 970.623.0788 kari@mcdowelleng.com 033 LBB 5.1 A REFERENCE GRID LINE SPOT ELEVATION WINDOW MARK DOOR MARK ROOM NUMBER DRAWING REVISION ASSEMBLY DETAIL CUT SECTION CUT EXTERIOR ELEVATION DETAIL CALLOUT SECTION DETAIL CALLOUT INTERIOR ELEVATION ROOM 100 F11 1 T. O. RIDGE BEAM 123'-6 1/2" 4.4 1 1 7.1 1 7.1 8.1 1 2 3 4 SYMBOL LEGEND MATERIAL LEGEND GYPSUM WALL BOARD RAW FRAMING WOOD BLOCKING ROCK - NON COMPACTED FILL CONCRETE STONE FRAME WALL BRICK PLYWOOD BATT INSULATION FINISHED WOOD RIGID INSULATION 8 PROJECT INFORMATION LOCATION .......................................................................................................... 802 WEST MAIN ASPEN, CO 81611 LOT SIZE ............................................................................................................................................................... 9,000 S.F. PARCEL ID# .............................................................................................................................................273512308005 SUBDIVISION: ............................................................................................................................................................. N/A LEGAL DESCRIPTION: ................................ LOTS Q, R AND S, BLOCK 12, CITY AND TOWNSITE OF ASPEN, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO 802 WEST MAIN - AH PLANNED DEVELOPMENT AH/PD PRELIMINARY ARCHITECTURAL PLAN SETDRAWING INDEX PROJECT DIRECTORY GENERAL CONSTRUCTION NOTES ABBREVIATIONS PROJECT INFORMATION VICINITY MAP WEST MAIN STREET PERSPECTIVE P321VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.0 FLOOR PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. UPRGDW RG DW RGDW RG DWRG DWUP 1 1 2 2 4 4 6 6 5 5 7 7 9 9 11 11 10 10 8 8 3 3 LIFT W WW WWDR DRDR DRDRREF REF REF REFREFA A C C F F H H G G D D E E B B 1A2.03 2A2.04 2A2.03 1A2.04 UP1 1 2 2 4 4 6 6 5 5 7 7 9 9 11 11 10 10 8 8 3 3 LIFT A A C C F F H H G G D D E E B B 1A2.03 2A2.04 2A2.03 1A2.04 DN UP 1 2 4 65 7 9 111083RGDW RG DW RGDW RG DWRG DWW WW WWDR DRDR DRDRA A C C F F H H G G D D E E B B 1A2.03 2A2.041A2.04 REF REF REF REFREFSCALE: 1/8" = 1'-0" MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" BASEMENT/ FOUNDATIONS SCALE: 1/8" = 1'-0" UPPER LEVEL PLANP322 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.1 ROOF PLAN owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. 1 1 2 2 4 4 6 6 5 5 7 7 9 9 11 11 10 10 8 8 3 3 123'-0" 127'-4"127'-4" 127'-217/32" 127'-217/32" 127'-217/32"127'-217/32" 125'-817/32" 125'-817/32" LOCATION OF POTENTIAL FUTURE PV PANELS A A C C F F H H G G D D E E B B 1A2.03 2A2.04 2A2.03 1A2.04 125'-817/32"125'-817/32"7.1:121/3 SLOPE LINE AREA BEYOND15' OFFSET 12:127.1:1212:127.1:12 12:12 7.1:12 12:12 7.1:1212:12 1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE1/3 SLOPE LINE 1/3 SLOPE LINE SCALE: 1/4" = 1'-0" ROOF PLANP323 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.2 F.A.R. PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. FLOOR AREA - MAIN LEVEL USE AH UNIT DECK STAIR AREA 3,663.43 815.54 132.02 4,610.99 sq ft DN UP 1 1 2 2 4 4 6 6 5 5 7 7 9 9 11 11 10 10 8 8 3 3 AH UNIT 672.54 sq ft DECK 35.00 sq ft DECK 35.00 sq ft DECK 41.00 sq ft DECK 41.00 sq ft DECK 92.77 sq ft DECK 903.38 sq ft AH UNIT 749.15 sq ft AH UNIT 743.76 sq ft AH UNIT 743.44 sq ft AH UNIT 749.15 sq ft A A C C F F H H G G D D E E B B UP1 1 2 2 4 4 6 6 5 5 7 7 9 9 11 11 10 10 8 8 3 3 STORAGE 929.89 sq ftMECHANICAL 397.89 sq ft STAIRS 115.60 sq ft LIFT 13.61 sq ft A A C C F F H H G G D D E E B B UP UP 1 2 4 65 7 9 111083 AH UNIT 672.54 sq ft STAIR 66.00 sq ft DECK 815.54 sq ft AH UNIT 749.15 sq ft AH UNIT 749.15 sq ft AH UNIT 743.44 sq ft AH UNIT 749.15 sq ft A A C C F F H H G G D D E E B B STAIR 66.02 sq ft FLOOR AREA - UPPER LEVEL USE AH UNIT DECK AREA 3,658.04 1,148.15 4,806.19 sq ft FLOOR AREA - BASEMENT USE LIFT MECHANICAL STAIRS STORAGE AREA 13.61 397.89 115.60 929.89 1,456.99 sq ft 10,874.17 sq ft SCALE: 1/8" = 1'-0" UPPER LEVEL FLOOR AREA SCALE: 1/8" = 1'-0" BASEMENT MECHANICAL & STORAGE FLOOR AREA SCALE: 1/8" = 1'-0" MAIN LEVEL FLOOR AREA TOTAL FLOOR AREA AREA OF EXPOSED SUBGRADE WALL=310 SF AREA OF BURIED WALL=1250 SF % OF EXPOSED WALL AREA = 24.8% AREA OF BURIED BASEMENT FLOOR AREA=1,328 SF 329.34 SF TO APPLY TO F.A.R.P324VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 3.3 NET LIVABLE PLANS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. NET LIVABLE FLOOR AREA UNIT MAIN LEVEL, AH UNIT SECOND LEVEL, AH UNIT AREA 3,374.50 3,374.50 6,749.00 sq ft DN UP AH UNIT 681.88 sq ft AH UNIT 690.62 sq ft AH UNIT 690.62 sq ft AH UNIT 684.91 sq ft AH UNIT 626.47 sq ft UPUP UP AH UNIT 681.88 sq ft AH UNIT 690.62 sq ft AH UNIT 690.62 sq ft AH UNIT 684.91 sq ft AH UNIT 626.47 sq ft SCALE: 1/8" = 1'-0" UPPER LEVEL NET LIVABLE PLAN SCALE: 1/8" = 1'-0" BASEMENT MECHANICAL & STORAGE SCALE: 1/8" = 1'-0" MAIN LEVEL NET LIVABLE PLANP325 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.1 ELEVATIONS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. H G F E D C B A 125'-817/32"125'-817/32"27'-113/4"27'-113/4"COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING VERTICAL GEOLAM RAIN SCREEN VERTICAL GEOLAM FENCE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE HISTORIC GRADEFINISH GRADE PLATE STEEL CANOPY BRICK BRICK 1 2 3 4 5 6 7 8 9 10 11 127'-4"127'-4"127'-227/32" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING VERTICAL GEOLAM RAIN SCREEN BRICK COMPOSITE PANEL RAIN SCREEN PLATE STEEL CANOPY BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE HISTORIC GRADE FINISH GRADE SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" SOUTH ELEVATIONP326 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.2 ELEVATIONS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 9/26/2017 SHEET No. 11 10 9 8 7 6 5 4 3 2 1 123'-55/32"27'-111/2"24'-51/4"127'-217/32" 125'-817/32" COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING COMPOSITE PANEL RAIN SCREEN WIRE BALLUSTRADE METAL FASCIA BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE HISTORIC GRADEFINISH GRADE BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE A B C D E F G H 123'-55/32" 127'-217/32"27'-71/2"25'-81/4"COMPOSITE PANEL RAIN SCREEN 4" CLAPBOARD SIDING COMPOSITE PANEL RAIN SCREEN WIRE BALLUSTRADE METAL FASCIA BUILDING HEIGHT MEASUREMENT PER 26.575.020.F OF THE CODE HISTORIC GRADE SCALE: 1/4" = 1'-0" NORTH ELEVATION SCALE: 1/4" = 1'-0" WEST ELEVATIONP327 VI.A. DRAWING ISSUE802 WEST MAINASPEN, COSHEET No. LAND USE DRAWN BY: PROJECT No:1702 119 South Spring St. Suite 203 Aspen, CO 81611 970-925-3444 970-920-2186 All ideas, designs, arrangements and plans indicated or represented by this drawing are TEL FAX 4.3 3D RENDERINGS owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. 7/26/2017 SHEET No. ARCHITECTURAL RENDERING AARCHITECTURAL RENDERING C ARCHITECTURAL RENDERING BP328 VI.A. EXHIBIT IP329VI.A. P330VI.A. P331VI.A. P332VI.A. P333VI.A. P334VI.A. P335VI.A. P336VI.A. P337VI.A. P338VI.A. P339VI.A. P340VI.A. P341VI.A. P342VI.A. P343VI.A. P344VI.A.