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HomeMy WebLinkAboutagenda.council.worksession.20171114 CITY COUNCIL WORK SESSION November 14, 2017 4:00 PM, City Council Chambers MEETING AGENDA I. Pedestrian Mall Conceptual Design Review - No packet materials included II. Cozy Point concession leases P1 1 MEMORANDUM TO: Mayor and City Council FROM: Austin Weiss, Parks and Open Space Director THRU: Jim True, City Attorney THRU: Jeff Woods, Parks and Recreation Manager DATE OF MEMO: November 10, 2017 MEETING DATE: November 14, 2017 RE: 2018 Cozy Point Ranch Leases with Cozy Point Ranch, LLC and AspenTREE CC: Steve Barwick, City Manager REQUEST OF COUNCIL: Staff is seeking approval of Lease Agreements with Cozy Point Ranch, LLC and AspenTREE for equestrian and sustainable agricultural operations at Cozy Point Ranch. These lease agreements will allow the City of Aspen to implement the long-term vision for Cozy Point Ranch as outlined in the Cozy Point Ranch Management Plan. PREVIOUS COUNCIL ACTION: City Council first approved leases for both Cozy Point Ranch, LLC and AspenTREE in 2014 and subsequently, one year lease extensions were executed in 2015 and 2016 to allow for the completion of the Cozy Point Ranch Management Plan. In April of 2017 City Council approved the Cozy Point Ranch Management Plan. BACKGROUND: In the fall of 2014, Patti Watson took over ownership of Cozy Point Ranch, LLC, which had previously managed the operations of Cozy Point Ranch for the last 14 years under the ownership of Monroe Summers. At that time, staff restructured the lease to allow Patti to focus her efforts on the management of the equestrian operations and to allow City staff oversight of the day to day operations of the ranch itself. P2 II. 2 In 2011, Monroe Summers invited AspenTREE to base its “Farm Park” operations on Cozy Point Ranch and allowed Eden Vardy, AspenTREE’s Executive Director, to use a .5 acre portion of the ranch on which to run his operation. This agreement was made between Cozy Point Ranch, LLC and AspenTREE, and as a result Patti Watson assumed responsibility for that agreement when she took over the ranch operations lease in 2015. However, since the City took over the management of the day to day operations of the greater ranch property, the AspenTREE lease is now held with the City of Aspen. In 2015, Parks staff began a 2 year effort to develop a comprehensive management plan for Cozy Point Ranch. Through this period of management plan development, the City of Aspen entered into lease agreements on a 1 year basis with both Cozy Point Ranch, LLC and AspenTREE in order to continue to provide their services to the community. The Cozy Point Ranch Management Plan was finalized and approved by City Council in March of 2017. DISCUSSION: In April on 2017, city staff initiated a thorough and lengthy selection process through a public Request for Proposals. This process included outreach, and advertising through various national publications, and websites. A two-step proposal process was required over a two-month period that provided an intensive review period and an opportunity for proposers to completely understand the scope of the proposals the City was seeking. City staff also assembled a highly qualified selection committee of renowned experts and local stakeholders including Jerry Black, DVM, Director of the CSU Equines Sciences Program, Carol Dopkin, local equestrian expert, Brook LeVan, Executive Director of Sustainable Settings, Gyles Thornly, City of Aspen Open Space and Trails Board, Jerry Scheinbaum, President of the Brush Creek Village Metro District, Paul Holsinger, Pitkin County Open Space and Trail Agriculture and Conservation Easement Manager, and Rebecca Hodgson, City of Aspen Purchasing Officer. After completing presentations and lengthy interviews, the selection committee unanimously recommended both Cozy Point Ranch, LLC and AspenTREE as lease holders at Cozy Point Ranch. Cozy Point Ranch is home to the only public equestrian facility in the Roaring Fork Valley. Cozy Point Ranch, LLC has managed this equestrian operation for over 15 years and has a proven track record of providing excellent service as well as gaining community support. When ownership of Cozy Point Ranch, LLC changed hands from Monroe Summers to Patti Watson, staff felt that continuing to work with Patti Watson as the lease holder was in the best interest of the ranch and that this decision would continue providing excellent service to the public which is something the public was used to. In 2015, after Patti Watson took over the lease, she not only continued to provide the past services of the ranch but more importantly, she elevated and grew these services to an even higher level than has been seen before at the ranch. For instance, in 2015, Patti achieved the highest horse boarder rate than the ranch has ever seen before and she currently has 20 boarders more than she had last year at this same time. Patty also continues to provide excellent services to the youth of the valley by providing ever growing equestrian programming and horse camps for kids of all ages that are often filled to capacity. Most impressively, Patti has also grown the P3 II. 3 high school equestrian team into one of the largest high school equestrian teams in the region. Overall, the equestrian facility has seen roughly 26,000 user days in 2016. Additionally, Patti has continued to work closely with City’s onsite ranch manager for Cozy Point, to identify improvements needed at the equestrian facilities. As a result of these efforts, City Staff has implemented several new pasture management practices as well as making significant improvements to riding facilities and employee housing. The AspenTREE program is also operated on the Cozy Point Ranch property, and provides educational opportunities, sustainable agriculture resources, and food production program on site. AspenTREE continues to offer year round programs for the community in sustainable agricultural education and they regularly include the local school districts in their programming. They also offer an affordable summer camp program as a child care alternative for both working families and visitors to the valley which teaching hands-on skills in farm stewardship, environmental citizenship, and environmental leadership. AspenTREE runs their operation on the concept of a "Farm Park" and they keep it open to the public at any time similar to a town park. AspenTREE, estimates that they have nearly doubled their program enrollment since they began their operations at Cozy Point in 2001 and in the summer of 2016 they estimate that they had roughly 9,000 user days at their facility. AspenTREE has also increased participation at their annual Community Meal that they host each fall and they served over 1,200 people at this year’s event. AspenTREE also grows produce, and provides organic eggs and poultry for sale to CSA and cooperative members, as well selling these items as at the Aspen Saturday Market. The proposed lease with AspenTREE is designed to allow them to expand both their growing areas and food production. It also will enable them to expand their educational and programmatic offerings. This expansion of operations of the ApsenTREE program is intended to allow the City to meet the agricultural goals as outlined in the Cozy Point Ranch Management Plan. FINANCIAL IMPLICATIONS: If City Council approves Lease Agreements with Cozy Point Ranch, LLC, and Aspen TREE, revenues will be collected based on the conditions both Leases. Cozy Point Ranch, LLC will be paying one half of their net profits to the City of Aspen and AspenTREE will be paying $50/year/acre. RECOMMENDED ACTION: Staff recommends approval of the proposed Lease Agreements with both Cozy Point Ranch, LLC and AspenTREE. ALTERNATIVES: City Council could choose not to approve the recommended Lease Agreements with Cozy Point Ranch, LLC and AspenTREE. This would send staff back to revisit the management plan for the property and then into another request for proposal period. ATTACHMENTS: Exhibit A – Lease Agreement with Cozy Point Ranch, LLC Exhibit B – Lease Agreement with AspenTREE P4 II. 4 Exhibit C – Map of Lease areas P5 II. LONG-TERM STEWARDSHIP LEASE AGREEMENT FOR THE COZY POINT RANCH EQUESTRIAN CENTER THIS LEASE AGREEMENT entered into at Aspen, Colorado, this ____ day of _______________, 2017, by and between the CITY OF ASPEN, COLORADO, a municipal corporation and home-rule city (“City”), and COZY POINT RANCH, LLC, a Colorado limited liability company (“Tenant”). W I T N E S S E T H: WHEREAS, the City is the owner of the Cozy Point Ranch in Pitkin County, Colorado, which property is described on the map attached hereto as Exhibit A (the “Premises”), and desires to lease to Tenant that portion of said Premises containing 45.3 acres described as Fields 1, 2, 6, 7, 9, 10, 11, 12, 17, 18, and 19, and structures 2, 3, 4, and 5 on Exhibit A as "Cozy Point Ranch Long-Term Equestrian Lease Area and Structures" on the terms and conditions set forth herein; and WHEREAS, Tenant has experience in equestrian center management and desires to lease the Premises from City on the terms and conditions set forth herein. NOW, THEREFORE, in consideration of the mutual terms, covenants and conditions contained herein, the parties agree as follows: 1. Term. The term of this Lease is ten (10) years. This Lease shall be effective at noon, Mountain time, on January 1, 2018, and shall terminate at noon, Mountain time, on January 1, 2028. 2. Time of Occupancy, Acceptance and Surrender of Premises. Tenant shall be entitled to manage, use and occupy the premises as set forth in Paragraph 3, below. Occupancy of the Premises by the Tenant shall be construed as recognition that the Premises are in their “as is” condition, but shall not be construed as a waiver by Tenant of any of the City’s agreements to conduct certain repairs to the Premises. 3. Use. The premises to which this lease pertains are described as that portion of the City of Aspen's Cozy Point Ranch containing approximately 45.3 acres as described on the attached map (Exhibit A). Areas within the Property that which lay outside the designated equestrian center area are known as shared spaces. Tenants are allowed access to shared spaces. Any use of the shared space must be approved by other tenants and the City prior to use. Tenant may use the Premises solely for the purpose of managing and operating an equestrian center and providing related services to third parties. Tenant shall not use the premises described in the above paragraph for any other purposes without City’s written consent. Tenant’s use and occupancy of the above-described Premises shall comply with the rules, regulations and ordinances of any governmental authority having jurisdiction over the Premises or the activities performed thereon. Additionally, Tenant shall not use the Premises in any manner that will create an increase in the rate of insurance or a cancellation of any insurance policy. Tenant shall P6 II. 2 not keep, use or sell anything prohibited by any policy of fire insurance covering the Premises. In the event that any change in law takes place that, in Tenant’s reasonable discretion, would make it materially more difficult or more expensive for the Tenant to use the Premises as provided for hereunder, then Tenant may, upon not less than sixty (60) days prior written notice to City, terminate this Agreement; for purposes of this Agreement, the term “change in law” shall include, without limitation: (a) any change to the Pitkin County Land Use Code; (b) any change to the zoning underlying the Premises; (c) any laws, condemnation proceedings, ordinances and/or regulations of any kind or nature adopted by the government of Pitkin County or the City (or any of their respective agencies); or (d) any court ruling of any kind by a court of competent jurisdiction, which would negatively impact the water rights appurtenant to the Premises, condemn all or any portion of the Premises, or otherwise negatively impact the Premises, or remove any portion of the premises from potentially productive ranch, agricultural or equestrian uses. a. Duty of Operation During the term of this Agreement the Tenant agrees to the following terms and conditions: i. Equestrian Center. Tenant shall operate a public equestrian boarding, exercising and training facility, accommodating both English and Western disciplines. Regular public office hours for the Tenant and Cozy Point Ranch staff will be 8:00 a.m. to 5:00 p.m., Monday through Friday, except for holidays. The equestrian facilities will be available for use by the boarders and the general public from 8:00 a.m. to 5:00 p.m., seven days per week, 52 weeks per year. Before and after-hours use may be arranged with Tenant by waiver and on an individual, case-by-case basis; however, Tenant shall not be obligated to provide any after-hours use, but such use shall not be arbitrarily limited. Boarders will be permitted twenty-four hour per day/seven days per week access to their horses for medical, health, or dietary purposes. Tenant reserves the right to restrict access to the indoor and outdoor arenas during special events, clinics, schools, or competitions. The facility shall be operated so as to accommodate without discrimination the exercising and training needs of the public, both boarders and non-boarders of all ages, subject to equitable barn rules and fees. Tenant shall arrange to have instruction and training available in both Western and English disciplines and to accommodate without discrimination, instruction and training provided by outside trainers, not directly employed by Tenant, to both boarders and non-boarders subject to equitable barn rules and fees. Tenant shall make the arenas, either indoor or outdoor depending upon the weather, available without charge for up to four (4) hours per week, on weekends during the school year, for charitable youth-oriented activities. The Tenant shall encourage the development of a riding school for children as well as promote various equestrian clinics and competitions. The public shall not be arbitrarily or unnecessarily excluded from the use of, or access to, the exercise and training facilities during such clinics, schools or competitions. Tenant shall develop and utilize suitable horse board agreements, release agreements, sublease agreements, incident reports and other grievance procedures documentation, and any other documents necessary and appropriate to protect the City and Tenant, and to collect all horse board, rents, deposits, fees and other income derived from the P7 II. 3 operations of the ranch and the equestrian center. Tenant shall provide a copy of all such documents to the City for its approval before their use in the management of the property. The City’s review of such documents shall be conducted within seven (7) working days and approval shall not be unreasonably withheld. ii. Haying and Grazing. The Tenant shall use fields indicated in Exhibit A for agricultural activities which support the agricultural center. Best management practices for agricultural production must be utilized to maintain soil health, production, and the longevity of agricultural activities. The planting of noxious weeds is prohibited (see Exhibit B for a list of noxious weeds). Tenant is responsible for maintaining livestock fencing, and preventing livestock from entering wildlife habitat areas. Collaboration with other lease holders on the property for grazing rotations must include a written agreement. No grazing practices shall persist if the values of the land set forth by the Cozy Point Ranch Management Plan, including but not limited to the aesthetic or historical values, are compromised, or the health and productivity of the land degrades. In the event of degradation, as confirmed by a third party, the grazed animals must be removed within an agreed upon time between the tenant and the Ranch Manager. iii. Machinery Use. The equestrian center operation has sole responsibility and use of city owned equipment listed in Exhibit C These responsibilities include day-to-day maintenance, scheduling, and managing temporary use by other tenants of the property. Use by a third party, such as other tenants of the property, requires a written agreement for use, care, and return of the equipment. This agreement must be approved by the City. Any major repairs or replacements needed to maintain the quality and worth of this equipment shall be treated as a capital assets improvement and will go through the city processes for improvement. The use of equipment off - site for the purposes which directly benefit equestrian operations is allowed with approval from the City. iv. Residential Structures. Tenants shall use and maintain the residential units described in the above paragraph. These units shall house only ranch staff employees and their families. Tenants and their staff are responsible for maintaining a 20-foot envelope around the residential structures. Structure 2 shall be used and maintained as office space to be shared with the Ranch Manager. See the maintenance and management section of this contract for information on day to day maintenance and capital improvements. b. Educational Opportunities. Tenant is encouraged to develop interpretive and educational outreach programs designed to embrace the community in areas not only relating to the equine experience, but opportunities for other entities to hold classes or create experiences for adults and children to learn the history of ranching in the valley and/or experience life on an operating ranch facility as it exists today. Guided hikes, summer camps, self-guided tours, etc., may be included in such efforts. Tenant must coordinate with all other tenants on property for use of shared spaces and or otherwise leased areas. Collaboration between leasing tenants is greatly encouraged. A report of such activities P8 II. 4 will be sent annually to the City of Aspen Parks and Open Space Director. c. Recreational Opportunities. Increased public involvement on Cozy Point Ranch is important to the City of Aspen. Tenant shall work with the City of Aspen Parks & Recreation Department and the Special Events Department to identify additional opportunities which may exist for developing recreational programming and events at the ranch. Horse-riding experiences for non-horse owners are encouraged. In addition, non- horse related activities at the facility will be considered for children and young adults such as sporting activities, competitions, fund-raising events, hiking, biking, etc. d. Manage and Maintenance. Tenant shall manage and maintain buildings, improvements, and equipment “as is” and to make commercially reasonable efforts to make improvements as funds are available. Management and maintenance of the equestrian facility shall include shall include grass cutting and snow removal, routine maintenance of the barns, houses, arenas and fencing, refuse disposal, purchase of needed supplies; and other work reasonably required to maintain and operate the property. Capital improvements shall be planned in cooperation with the city. Definitions and explanations of repairs and maintenance verses improvements are below: i. Repair and Maintenance. Tenant shall, at its expense, be required to do all general maintenance of the property, including, but not limited to, trash and recycling removal, cleaning of ditches, painting, cleanup of storage areas, including snow storage areas, livestock watering and electrical utility maintenance and any other reasonable maintenance to keep the property in a visually-pleasing condition while maintaining a fully functional and safe working environment. This section includes normal day-to-day operations of a working ranch. Examples include, but are not limited to, field disking and seeding, fence repair and cross fencing, irrigation operations and repair, manure management, haying, minor building repairs and general land management. The parties hereto agree that Tenant’s duties set forth in this subsection, and elsewhere in this Agreement, shall not require Tenant to repair or maintain any portion of the Premises, other than the designated pasture, fields or fencing, in a condition better than that which existed on the date of this Agreement or on the date an improvement is placed into service. Tenant shall make commercially reasonable efforts to improve the condition of the pastures, fields, and fencing and to cooperate with City to ensure that the irrigation systems do not deteriorate from their current condition. Tenant also, at its sole expense, shall keep the premises, including roadway, outdoor walks and access ways, in a good, clean and safe condition and do all work and repair necessary to maintain the same and to keep it from deteriorating; provided, however, that the parties hereto agree that Tenant’s duties set forth in the preceding sentence shall not require Tenant to repair or maintain any portion of the Premises in a condition better than that which existed on the date of this Agreement, or on the date that an improvement is placed into service. All areas used to board horses shall be maintained in a safe, sanitary, and clean condition to properly ensure the health and safety of all animals boarded on the P9 II. 5 premises. The standards of health, safety, and welfare for the animals shall be those that are best management practices in the business of animal husbandry and the operation of an agricultural center. Repairs and replacement of capital infrastructure shall be undertaken by the City as needed and will be effected through the City of Aspen Asset Management Plan Process or on an emergency basis if required to protect the City's assets and/or the Tenant's property and safety. This will be done solely upon City Council's appropriation of necessary funds. Capital infrastructure is defined as structures, roads, and features that create value and increase sustainability of a working ranch. ii. Repairs and Alterations by Tenant. Tenant, upon City’s written consent, may, at its own expense, make reasonable and necessary alterations or improvements to the Premises. All alterations, additions and improvements shall be performed in a workmanlike manner, in accordance with all applicable building and safety codes, and shall not weaken or impair the structural strength or lessen the value of the Premises. Tenant shall work with City in creating, for each calendar year, a schedule of capital improvements, repairs and/or maintenance items that the Tenant may affect. No such capital improvements, repairs and/or maintenance shall be conducted without the City’s prior written consent. All capital improvements, repairs and/or maintenance, including any funded solely by Tenant, of a permanent and fixed nature shall become the property of the City upon termination of this Agreement; provided, however, that any portable, modular, and/or temporary structures paid for by Tenant shall remain the property of Tenant; provided, however, that portable, modular, and/or temporary structures are identified in writing as such before they are constructed or placed into service. Tenant agrees that prior to any construction or installation of alterations, additions or improvements, Tenant shall post on the Premises in a conspicuous place a notice of non-liability for mechanic’s lien as specified at C.R.S. Section 38-22-105 on behalf of the City and shall notify City of such posting and the exact location of same. Perfection of a mechanic’s lien against the Premises as a result of Tenant’s acts or omissions may be treated as a material breach of this Agreement. iii. Repairs and Alterations by City. City reserves the right, from time to time, at its own expense and by its officials, employees and contractors, to make such alterations, renovations or repairs in and about the Premises. City shall provide reasonable notice to Tenant in advance of any intent to undertake alterations or repairs as authorized in this paragraph and all work shall be performed at such times as mutually agreed to between the parties so as to eliminate or minimize any disruption of Tenant’s business and protect the health and safety of the animals. iv. Capital Infrastructure Improvements. Capital infrastructure improvements, which are recognized as an important element ensures long-term viability of the ranch which, if improved, will enhance the value of the property, or substantially prolong its useful life. These improvements shall be accomplished through the City of Aspen Asset Management Plan Process. This process, which includes the recommendation, approval, and appropriation of funds for capital maintenance and improvements for P10 II. 6 facilities within the City of Aspen, will be the mechanism that the City of Aspen will follow to provide funding to the facility. Tenant shall be responsible to maintain a capital maintenance and improvement list which will be reviewed annually with City of Aspen staff. Staff will then prioritize specific items for inclusion in the Asset Management Plan Process contingent upon available funding. e. Storage of Vehicles and Miscellaneous Items. Tenant shall allow only those vehicles and other miscellaneous items that are directly associated with facility operations to be stored on the property described in this lease agreement. The facility shall not be operated as a storage facility for any vehicles or other miscellaneous items that are not directly related to equestrian facility operations or agricultural operations unless otherwise permitted by the City Open Space Director. Storage of horse trailers at the facility is allowable, with respect to equestrian center rules and protocols. Storage of miscellaneous items shall be within the equestrian center designated area, condensed to smallest area possible, and as out of view of HWY-82 and the Brush Creek Community as possible, unless otherwise directed by the City. Storage of all miscellaneous items and vehicles shall not occur in areas of native vegetation, or within the designated riparian area. Tenant shall work with the City to designate an appropriate location for materials and vehicle storage during the master planning process. 4. Payment. Tenant agrees to pay one half of net profit earned by the LLC. The City will have access to accounting information in order to determine payment as based on profit and loss budget. This information will be provided to the City on a monthly basis. However, payment shall be calculated based on the fiscal year, with full payment due on March 1st. 5. Entry Permission. City shall be entitled to enter upon the Premises at all reasonable hours for the purpose of inspecting the same, preventing waste or loss, or enforcing any of City’s rights hereunder. 6. Extent of Rights of Property. Tenant shall be responsible to ensure safe and open public access to the facilities of the property covered under this lease agreement. In the event of risk to safety and or health of the users, animals, or tenant, the Tenant reserves the right to designate policies and procedures for controlling access to the designated lease area. 7. Conservation Values and Stewardship Guidelines. Tenant shall maintain the facilities and property in concert with the Aspen Valley Land Trust Deed of Conservation Easement in Gross as described in the attached Exhibit D and the guidelines set forth by the 2017 Cozy Point Ranch Management Plan described in the attached Exhibit E. a. Master Plan Participation. Tenant shall participate in the planning, development and maintenance of a master plan involving the entire property to ensure the health and vitality of the land and the vitality of the organizational goals set forth by the tenants and landowner. P11 II. 7 a. Environmental Protection. Tenant shall comply with all environmental protection recommendations and guidelines as set forth by the Cozy Point Ranch Management Plan. Any and all activities and events on the ranch will address environmental considerations at every stage and will include environmental factors in every decision to purchase a product or contract a service, in accordance with the City's ZGreen event standards. Tenant will make efforts to minimize water and energy consumption, waste generation, and air pollution emissions. No magnesium chloride will be used in any area of Cozy Point Ranch properties. Additional requirements are the following: i. Energy Use and Greenhouse Gas Reduction Requirements. Cozy Point Ranch is a City of Aspen facility and as such the day-to- day activities and capital improvements must be actively working towards the City’s goal of the reduction of Green House Gases (GHG). It is the Tenant's responsibility to identify, upgrade, install, operate and manage the property toward achieving this goal. Increase the use of highly fuel-efficient and low emissions-fuel engines and machinery in on-road and off-road vehicles used in the day to day operations of the facility, when new equipment is purchased as needed. ii. Wildlife and Wildlife Habitat Protection. It is Tenant's responsibility to manage solid waste according to City of Aspen ordinances. All solid waste that falls under the guidelines of the Aspen Municipal Code, Wildlife Protection Ordinance, Chapter 12.08 is required to be managed according to the guidelines of the ordinance. Tenant may choose a method of wildlife resistance that best suits the needs of the ranch and its operations. Wildlife-resistant refuse container are a fully enclosed container that can be constructed of pliable materials, but must be reinforced to deter access by wildlife. The container must employ a sturdy lid that has a latching mechanism preventing access to its contents by wildlife. Wildlife Resistant Containers must meet the standards of testing by the Living with Wildlife Foundation and approved by the Interagency Grizzly Bear Committee (IGBC) as bear resistant for 90 minutes or otherwise be approved by a City-designated official. (Ord. No. 27-2005, §1; Ord. No. 8-2008) Wildlife-resistant dumpster enclosure means an enclosed structure consisting of four (4) sides and a secure door or cover, which shall have a latching device of sufficient design and strength to prevent access by wildlife. The enclosure shall not be larger than necessary to enclose the trash receptacles, shall not be attached to an historic structure, shall not be located in a public right-of-way and shall be located adjacent to the alley where an alley borders the property. An enclosure of less than one hundred twenty (120) square feet shall not require a building permit or Community Development review; however, plans for the dumpster are required to be reviewed and approved by a City Community Safety Officer or an Environmental Ranger prior to the commencement of construction. An enclosure of one hundred twenty (120) square feet or larger requires a building permit. P12 II. 8 Tenant is responsible for maintaining the integrity of wildlife fencing on property unless otherwise specified by the City Open Space Director. Use of wild habitat areas for events and or other uses not congruent with outdoor recreation must be approved by the City. Dumping or storing equipment in areas of designated wildlife habitat is prohibited unless otherwise directed by the City. iii. Riparian Area and Waterways Protection. Tenant is responsible to maintain the integrity of the designated riparian area indicated on Exhibit A as “Protected Riparian Area”. This includes the maintenance of fencing and access points granted to lessee. Access point for livestock shall be protected and maintained by lease holder. Any degradation to the riparian habitat directly related to the tenant’s actions will be the responsibility of the tenant to restore. Waste and Nutrient Management Requirements. It is Tenant's responsibility to manage solid waste per City of Aspen ordinances. The Tenant must provide recycling for its own operations and for the operations of any subleases. All recyclables and yard waste accumulated on any premises shall be placed in a container separate from garbage, or in a suitable manner such as cardboard broken down and placed on a shelf. Recyclable Materials means any materials that are designated by the City Manager in the "Recyclable Materials List" which may include, but are not limited to, newspaper, office paper, cardboard, glass containers, plastic containers, steel cans and aluminum cans. Yard Waste shall mean materials generated from the maintenance of the vegetation on a property that have been designated by the City Manager in the "Banned Yard Waste List" which may include, but are not limited to, grass clippings, leaves, weeds, holiday trees and other plant materials. The use of compost systems is recommended when possible. Onsite compost must take measures to protect water ways from runoff. 8. Monitoring and Reporting. To facilitate monitoring of all activities of the Property the Tenant shall submit annual report to the City of Aspen Director of Parks and Open Space for distribution to City officials and staff, including the Open Space Board. The annual report shall summarize activities, programs, and outcomes of operations on the ranch during the year. Proposed changes and capital improvement needs for the following year or years shall also be included. The elements of this annual report are detailed below: a. Status Reports. The status reports include a narrative detailing the status of ranch land activities, and equestrian facility management, and business management updates. As well as a capital asset improvements proposal or update describing specific plans in each area moving forward. i. Agricultural Activities. The agriculture report will include specific information related to all agricultural activities proposed for the facility, including but not limited to haying operations, grazing operations, and manure management summaries. This P13 II. 9 report will also specify proposed improvements to the quality of the agricultural lands for review by the City of Aspen. ii. Educational and Recreational Activities. This report will summaries educational and recreational activities offered on the Property in the previous year. This information includes but is not limited to participation demographics and numbers, types of programs offered, and improvements made since the previous year. This report will also specify proposed improvements needed for success in the following years. iii. Financial Reporting. Tenant shall submit quarterly financial reports including income and expense statements to the City of Aspen Finance Department and maintain normal books of account on all operations for review upon request by City officials or staff. b. Complaints and Incident Reports. Any incidents of complaints and all issues requiring City action or decisions need to be submitted to the Director of Parks and Open Space. Further, City shall promptly notify Tenant of any complaints received by City regarding the operation of the facility. Tenant shall not discourage the reporting of complaints or issues directly to the City of Aspen which may arise from any source. c. Annual Performance Measures. Tenant shall be required to meet or exceed the following annual performance measures as outlined below: i. Customer Survey. Through an annual survey of Tenant's clients, the City shall acquire customer service data to assess the level of satisfaction with Tenant's staff, including dispute resolution process, and the overall general condition of facilities and services provided at Cozy Point Ranch. The City and Tenant shall agree on a survey instrument to be used for this purpose. The survey shall solicit responses that can be graded on a scale of 0 to 10. A successful “level of satisfaction” shall include a total average score of seven (7) or better. ii. Veterinarian Review. Tenants will annually engage an equine veterinarian to provide a professional inspection and assessment of the horses and their facilities within Cozy Point Ranch, LLC designated areas. The City and the Tenant shall mutually agree on the selection of the veterinarian. The specialist will certify that the operations are meeting the standard of professionalism and safety as it relates to the overall equine operations. The specialist will inspect and report on deficiencies and violations regarding the health, safety and welfare of the horses and boarding areas. Tenant shall act as project manager to remedy immediately any deficiencies that may be uncovered. For any and all items that require a significant capital investment, Tenant shall prepare a summary of improvements, costs, and completion schedule to present to the City to correct the deficiencies. If approved, funding will be effected through the City of Aspen Asset Management Plan Process at the discretion of City Council. P14 II. 10 iii. Third-Party Specialist. The City shall annually engage an equine specialist to provide a professional inspection and assessment of the equine facilities at Cozy Point Ranch. The City and the Tenant shall mutually agree on the selection of the equine specialist. The specialist will certify that the operations are meeting the standard of professionalism and safety as it relates to the overall equine operations. The specialist will inspect and report on the footing, fencing, safety and any other items that may be deficient regarding the operations or general maintenance of the facility. Tenant shall act as project manager to remedy immediately any deficiencies that may be uncovered. For any and all items that require a significant capital investment, Tenant shall prepare a summary of improvements, costs, and completion schedule to present to the City to correct the deficiencies. If approved, funding will be effected through the City of Aspen Asset Management Plan Process at the discretion of City Council. iv. AVLT Annual Inventory. The Aspen Valley Land Trust (AVLT) shall craft an annual inventory and action plan of sustainable agricultural practices and environmental stewardship actions, which the Tenant is responsible for reviewing. AVLT shall certify that the environmental standards are being met and that Tenant is meeting the standards of good environmental stewardship on the property. Any deficiencies noted in AVLT's report shall be corrected by Tenant within a reasonable time. Non-compliance with any goals or objectives set forth herein shall place Tenant on probation effective immediately for one (1) year, during which time Tenant shall cure any and all deficiencies. The City, at its sole discretion, may terminate this lease with ninety (90) days' notice, if Tenant fails to cure any terms and conditions set forth herein and above within the one (1) year probation period. The City shall use objective standards, when available or possible, to determine Tenant’s compliance; however, the City shall be the sole judge of Tenant’s compliance with the performance standards set forth above. 10. Emergency Plans and Safety Procedures. In compliance with instructions from the Aspen Fire Protection District, Tenant shall create, submit and implement specific emergency plans to address the possibility of a fire or other emergency and shall post emergency evacuation plans and educate all employees and inform boarders of these procedures. Fire extinguishers and smoke detectors will be installed and kept in working order in compliance with Aspen Fire Protection District regulations, including in the residences on the property. In addition, an annual safety inspection and audit will be conducted by the Colorado Intergovernmental Risk Sharing Agency (CIRSA), and Tenant agrees to implement any and all recommendations for improvements that may arise from such audit, including but not limited to electrical, mechanicals, and any other utilities. The City may contribute to these improvements, based upon their cost and size. If an inspection uncovers a significant capital expenditure that is needed, the City of Aspen and Tenant shall work together to incorporate these necessary improvements into the City of Aspen Asset Management Process. 11. Signage. The City of Aspen and Tenant shall work together to implement a specific signage plan at the facility that clearly and specifically identifies that the leased property is owned by the City of Aspen. This signage plan shall be designed to provide information to the P15 II. 11 public about general directions, hours of operations, emergency contact information, recreational opportunities, and other specific information about the facility and property as is deemed appropriate. Tenant shall not place any signs upon the Premises or upon the buildings except of such design and construction as may be permitted by City. It is understood by the parties that placement of an identification sign or signs is important and necessary to Tenant’s business, and permission shall not be unreasonably withheld for the posting of a sign for Tenant’s business provided that such sign complies with all applicable laws and regulations. Any sign permitted by City shall at all times comply with applicable ordinances, rules and regulations. 13. Permits. Tenant shall secure such permits as may be required by Pitkin County, if any, for uses of and activities on the ranch and equestrian center property and notify the City Manager and other organizations and agencies (e.g., Sheriff, Brush Creek Homeowners Association, Snowmass Village, etc.), where appropriate, in advance of all special events on, or uses of, the Premises. 14. Liability Insurance. Tenant shall maintain such general liability insurance coverage for persons and animals under Tenant’s care as shall be required by the City on all uses of and activities on the property and obtain signed Releases of Liability of both the City and the management entity from all boarders and all participants in all equestrian activities on the property, to be preserved for not less than three (3) years. Notwithstanding the foregoing, however, in the event that Tenant is unable to obtain and/or maintain insurance at a reasonable cost, then Tenant may, in its discretion, terminate this Agreement by providing City with not less than sixty (60) days prior written notice of termination. For purposes of this subsection, unreasonable cost shall mean either a 100% annual increase in the cost of premiums or a total cost of insurance premiums in excess of $10,000.00 in any single calendar year. 14. Duties of the City Relative to the Equestrian Center. During the term of this Agreement the City agrees to the following: a. City shall grant to Tenant the right of quiet enjoyment of the Premises, and to permit Tenant to use the designated lease area for Tenant’s sole use and occupancy, and to manage the Premises, and conduct Tenant’s equestrian business on the Premises, in a commercially reasonable manner as may be determined by Tenant in Tenant’s sole discretion for so long as Tenant shall abide by the terms of this Agreement. b. In the event that City decides to sell the Premises during the term of this Agreement, then Tenant shall have a right of first refusal to purchase the Premises. Tenant’s right shall run for a period of thirty (30) days from the date that City presents to Tenant an executed contract to purchase the Premises. Tenant may exercise such right within such time period by providing City with a written notice stating that Tenant desires to purchase the Premises on the same terms as set forth in said contract. Tenant’s failure to send such a notice within the thirty (30) day time period shall constitute a waiver of Tenant’s right. c. In the event that Tenant has performed its obligations hereunder, and in the event that the term of this Agreement expires, then Tenant shall be given the opportunity to match any competing bids that City may receive to operate the Premises subsequent to the term P16 II. 12 hereof. Such right shall run for a period of thirty (30) days from the date that City presents to Tenant a document stating the terms upon which a competitor of Tenant desires to operate the Premises. Tenant may exercise such right within such time period by providing City with a written notice stating that Tenant desires to operate the Premises on the same terms as set forth in said contract. Tenant’s failure to send such a notice within the thirty (30) day time period shall constitute a waiver of Tenant’s right. 15. Utilities and Security System. Tenant shall, at its own expense, provide all water, heat and electric utilities, internet and telephone service for the buildings and ranch operation within the designated lease area and facilities. The electrical utility expenses for running the irrigation from the Cozy Point South Ditch and Rex and Smith Ditch shall be the responsibility of the City. 16. Personal Property. All personal property and trade fixtures placed on the Premises shall be at Tenant’s sole risk and City shall not be liable for damage to or loss of such personal property or trade fixtures arising from the acts or neglect of Tenant, its agents or employees. Any personal property or trade fixtures of Tenant or anyone claiming under Tenant, which shall remain on the Premises after the date upon which the Premises shall be surrendered, shall be deemed to have been abandoned and may be retained by City as its property or disposed of by City in such a manner as City sees fit. 17. Taxes. In the event any taxes are levied and assessed upon Tenant’s leasehold interest in the Premises or upon the improvements, fixtures or personal property of the Tenant during the term of Tenant’s occupancy of the Premises or arising therefrom, or upon the leasehold or possessory interests as created through this lease, Tenant shall be solely responsible to satisfy and pay all such taxes in a timely fashion. Tenant shall not allow any liens for taxes or assessments to exist with respect to the Premises, except that Tenant may permit such taxes or assessment to remain unpaid while pursuing any good faith contest or appeal of same. 18. Indemnification. Tenant agrees to indemnify and hold harmless the City, its officers and employees, from and against all liability, claims, and demands, on account of injury, loss, or damage, including, without limitation, claims arising from bodily injury, personal injury, sickness, disease, death, property loss or damage, or any other similar loss, which arise out of or are in any manner connected with this Agreement, if such injury, loss, or damage is caused in whole or in part by, the omission, error, or negligence of the Tenant, any subcontractor of the Tenant, or which arises out of any workmen’s compensation claim of any employee of the Tenant or of any employee of any subcontractor of the Tenant. 19. Public Liability Insurance. Tenant agrees to furnish City with certificate(s) of insurance as proof that it has secured and paid for a policy of public liability insurance covering all public risks related to the leasing, use, occupancy, maintenance, operation or location of the Premises. The insurance shall be procured from a company authorized to do business in the State of Colorado and be satisfactory to City. The amount of this insurance, without co-insurance clauses, shall not be less than the maximum liability that can be imposed upon the City of Aspen under the laws of the State of Colorado found at C.R.S. 24-10-101 et seq., as amended. At present, such amounts shall be as follows: $350,000.00 for any injury to one person in any single occurrence; P17 II. 13 $900,000.00 for any injury to two or more persons in any single occurrence. In no event shall such insurance amounts fall below those maximum liability limits as set forth at C.R.S. 24-10-114, as amended. City shall notify Tenant of any changes in the above referenced amounts. 20. Termination Due to Fire or Similar Catastrophe. If, absent negligence or fault on the part of Tenant, the Premises shall be damaged by fire or other catastrophe so as to render said Premises wholly untenable, and if such damage is so great that a competent licensed architect in good standing in Pitkin County, Colorado, as selected by both the City and Tenant, within fourteen (14) days from the date of loss, shall certify in writing to the City and Tenant that the Premises, with reasonable diligence, cannot be made fit for occupancy within ninety (90) days from the happening of the occurrence of the damage, then Tenant may elect in writing (no later than ten (10) days from the date of the architect’s certificate) to either continue this Agreement or terminate this Agreement. If Tenant elects to continue this Agreement, then Tenant and City shall meet and attempt to negotiate in good faith a reduction in rent so as to compensate Tenant for the damage caused to the Premises; in the event that such negotiations fail, then Tenant may terminate this Agreement by providing to City a written termination notice. In the event that the Premises were damaged absent negligence or fault on the part of Tenant, then Tenant shall be released from Tenant’s obligations set forth herein to return the Premises to City in the same condition (ordinary wear and tear excepted) as existed on the date hereof for those portions of the Premises damaged by fire. If, however, the damage is not such as to prevent reoccupation and use of the Premises within ninety (90) days, then repairs thereto shall be undertaken by Tenant (to be offset against rents otherwise due to City) with all reasonable speed to restore the Premises to its former condition and the Agreement shall remain in effect. Tenant’s duties and obligations to provide services as herein set forth shall be suspended during those time periods wherein the Premises are unfit for normal business activities due to fire or other catastrophe, and/or repair activities associated therewith. 21. City to be Named a Co-Insured or Additional Insurance. Tenant shall name City as co- insured or additional insured on all insurance policies and such policies shall include a provision that written notice of any non-renewal, cancellation or material change in a policy by the insurer shall be delivered to City thirty (30) days in advance of the effective date. 22. Condemnation. If during the term of this Agreement, or any renewal of it, the whole or part of the Premises, or such portion as will make the Premises unusable for the purpose leased, or the leasehold interest, be condemned by public authority, for public use, then this Agreement shall cease as of the date of the vesting of title in the Premises in such condemning authority, or when possession is given to such authority, whichever event occurs first. Tenant shall be entitled to that part of any condemnation award for the value of the unexpired term of this Agreement or for any other estate or interest in the Premises. 23. Assignment of Agreement. Tenant shall not assign, pledge, sublease or otherwise dispose of or encumber this Agreement, or the Premises, without the prior written consent of the City. Notwithstanding the foregoing, however, Tenant may sublease portions of the Premises to third parties, from time to time; no such sublet shall relieve Tenant of its obligations hereunder. Tenant shall notify City of all subleases for portions of the Premises. P18 II. 14 24. Breach of Contract: a. Breach by Tenant: If Tenant shall fail to timely comply with any of the terms or conditions of this Agreement, including, but not limited to, maintaining the premises used by animals in a safe, healthy and sanitary condition, or any notice given under it, or shall become insolvent, or shall have or attempt to make an assignment for the benefit of creditors, or if any of its property be attached and such attachment is not promptly released, or if an execution be issued against it, or, if a petition be filed by or against it, to have it adjudicated a bankrupt, or if a trustee or receiver shall be created or appointed to take charge of its assets, or if it shall abandon the Premises for a period of more than seventy-two (72) hours, then at any time afterwards City may treat such act or omission as a breach of this Agreement. In the event of any such breach, City shall send to Tenant a written notice stating the grounds of such breach. Tenant shall then have thirty (30) days within which to cure such breach. Failure to so cure any such breach shall constitute an “Event of Default” hereunder. This agreement recognizes the “doctrine of emblements” that gives tenant rights to an “away-going annual crop” that matures after the termination date. b. Breach by City: If City shall fail to timely comply with any of the terms or conditions of this Agreement, or in any way disturbs Tenant’s quiet enjoyment of the Premises, then Tenant may treat such act or omission as a breach of this Agreement. In the event of any such breach, Tenant shall send to City a written notice stating the grounds of such breach. City shall then have thirty (30) days within which to cure such breach. Failure to so cure any such breach shall constitute an “Event of Default” hereunder. 25. Remedies: a. City’s Remedy for Event of Default. Any Event of Default by Tenant shall be cause for termination of the Agreement by City in the manner set forth in this paragraph. City shall deliver to Tenant three (3) business days’ prior written notice of its intention to terminate this Agreement. City shall have the right to declare this Agreement terminated upon the end of such three (3) business day period, and all rights powers and privileges of Tenant as provided through the Agreement shall cease, and Tenant shall immediately vacate the entire Premises. In addition to the above stated remedy, if in the reasonable opinion of the City, Tenant has failed to maintain the premises in a safe, healthy and sanitary condition which threatens the well being of any animals boarded on the premises following notice of such condition(s) by the City and failure to cure by Tenant in a reasonable period of time, City shall have the right to terminate this Agreement upon seventy-two (72) hours written notice as provided above; and, at its option, enter into the Premises and remove all persons and take and retain possession thereof either with or without process of law. The City shall retain the services of a qualified veterinarian to assist the City in determining the safety and well being of any animals boarded at the facilities. b. Tenant’s Remedy for Event of Default. Any Event of Default by City shall be cause for Tenant’s recourse to the remedies set forth in this paragraph. Tenant may elect to either terminate this Agreement or continue this Agreement if any Event of Default by the City shall occur. If Tenant desires to terminate this Agreement, then Tenant shall deliver to P19 II. 15 City three (3) business days’ prior written notice of its intention to terminate this Agreement. Tenant shall have the right to declare this Agreement terminated upon the end of such three (3) business day period, and all obligations of Tenant as provided through the Agreement shall cease. Furthermore, notwithstanding any such termination, Tenant may seek to recover in a court of law any lost profits or any other costs and/or expenses incurred by Tenant as a result of the City’s breach of this Agreement. If Tenant desires to continue this Agreement, then Tenant may send to City a written notice indicating that Tenant intends to continue this Agreement, but which notice shall also state any amounts of rent that Tenant intends to withhold for lost profits, or other costs, which Tenant may seek to recover in order to compensate Tenant for the damage caused to Tenant by City’s breach of this Agreement. 26. Non-Waiver of Rights. Any failure by City or Tenant to so terminate this Agreement as herein provided after the breach, default or failure by Tenant or City, as the case may be, to adhere to the terms of the Agreement shall not be deemed or construed to be a waiver or continuing waiver by City or Tenant of any their respective rights to terminate the Agreement for any present or subsequent breach, default or failure. 27. Non-Discrimination. Tenant agrees to comply with all laws, ordinances, rules and regulations that may pertain or apply to the Premises and its use. In performing under the Agreement, job applicant, or any member of the public, because of race, color, creed, religion, ancestry, national origin, sex, age, marital status, physical handicap, affectional or sexual orientation, family responsibility or political affiliation, nor otherwise commit an unfair employment practice. 28. Independent Contractor Status. It is expressly acknowledged and understood by the parties that nothing contained in this Agreement shall result in, or be construed as establishing an employment relationship. To the extent that this Agreement may be construed as requiring Tenant to provide services to or on behalf of City, Tenant shall be, and shall perform as, an independent contractor who agrees to use his or her best efforts to provide the said services on behalf of the City. No agent, employee, or servant of Tenant shall be, or shall be deemed to be, the employee, agent or servant of the City. City is interested only in the results obtained under this Agreement. The manner and means of conducting the work are under the sole control of Tenant. None of the benefits provided by City to its employees including, but not limited to, worker’s compensation insurance and unemployment insurance, are available from City to the employees, agents or servants of Tenant. Tenant shall be solely and entirely responsible for its acts and for the acts of Tenant’s agents, employees, servants and subcontractors during the term of this Agreement. Tenant shall not be, or shall be deemed to be, the employee, agent or servant of the City. City is interested only in the results obtained under this Agreement. The manner and means of conducting the work are under the sole control of Tenant. None of the benefits provided by City to its employees including, but not limited to, worker’s compensation insurance and unemployment insurance, are available from City to the employees, agents or servants of Tenant. Tenant shall indemnify City against all liability and loss in connection with, and shall assume full responsibility for, payment of all federal, state and local taxes or contributions imposed or required under unemployment insurance, social security and income tax law, with respect to Tenant and/or Tenant’s employees engaged in the performance of the services agreed to herein. P20 II. 16 29. Notice. Whenever this Agreement calls for or provides for notice and notice is not otherwise specified, the same shall be provided in writing and shall be served on the person(s) as designated by the parties below, either in person or by certified mail, postage prepaid and return receipt requested. For City: Aspen City Manager 130 South Galena Street Aspen, Colorado 81611 For Tenant: Patti Watson COZY POINT RANCH, LLC 111K AABC Aspen, CO 81611 The parties may change or add such designated person(s) or addresses as may be necessary from time to time in writing. 30. Binding Effect. All of the terms and conditions as contained in this Agreement shall inure to the benefit of and be binding upon the successors and assigns of the parties. 31. Controlling Law. This Agreement shall be enforced and interpreted in accordance with the laws of the State of Colorado. Any action brought to enforce or interpret this Agreement shall be brought in the District Court in and for Pitkin County, Colorado. In the event of litigation between the parties concerning this Agreement or matters arising therefrom, the prevailing party shall be awarded its costs and reasonable attorney’s fees. 32. Entire Agreement. This instrument constitutes the entire agreement by the parties concerning the Premises and shall supplant and supersede any previous agreements between the parties pertinent to the Premises. Any prior or contemporaneous oral or written agreement that purports to vary from the terms as set forth herein shall be void and of no effect. 33. Amendments. Except as otherwise provided herein, this Agreement and all of its terms and conditions may not be amended or modified absent a written agreement duly executed by the parties. WHEREFORE, the parties, through their duly authorized representatives, have executed this Agreement upon the dates as set forth herein. LESSOR: THE CITY OF ASPEN, COLORADO P21 II. 17 By: __________________________ Name: Stephen Barwick Title: City Manager ATTEST: ___________________________ Kathryn S. Koch, City Clerk LESSEE (Tenant): COZY POINT RANCH, LLC By: ______________________ Name: Patti Watson Title: Manager ATTEST: _______________________________ P22 II. LONG-TERM STEWARDSHIP LEASE AGREEMENT FOR THE COZY POINT RANCH AGRICULTURAL CENTER THIS LEASE AGREEMENT entered into at Aspen, Colorado, this ____ day of _______________, 2017, by and between the CITY OF ASPEN, COLORADO, a municipal corporation and home-rule city (“City”), and ASPEN TREE, LLC, a Colorado limited liability company (“Tenant”). W I T N E S S E T H: WHEREAS, the City is the owner of the Cozy Point Ranch in Pitkin County, Colorado, which property is described on the map attached hereto as Exhibit A (the “Premises”), and desires to lease to Tenant that portion of said Premises containing 14.23 acres described as Fields 3, 4, 5, and 8, on Exhibit A as "Cozy Point Ranch 2017 Designated Lease Areas", as well as future structures built for the benefit of the agricultural center on the terms and conditions set forth herein; and WHEREAS, Tenant has experience in agricultural center management and desires to lease the Premises from City on the terms and conditions set forth herein. NOW, THEREFORE, in consideration of the mutual terms, covenants and conditions contained herein, the parties agree as follows: 1. Term. The term of this Lease is ten (10) years. This Lease shall be effective at noon, Mountain time, on January 1, 2017, and shall terminate at noon, Mountain time, on January 1, 2027. 2. Time of Occupancy, Acceptance and Surrender of Premises. Tenant shall be entitled to manage, use and occupy the premises as set forth in Paragraph 3, below. Occupancy of the Premises by the Tenant shall be construed as recognition that the Premises are in their “as is” condition, but shall not be construed as a waiver by Tenant of any of the City’s agreements to conduct certain repairs to the Premises. 3. Use. The premises to which this lease pertains are described as that portion of the City of Aspen's Cozy Point Ranch containing approximately 14.23 acres as described on the attached map (Exhibit A). Areas within the Property that which lay outside the designated agricultural center area are known as shared spaces. Tenants are allowed access to shared spaces. Any use of the shared space must be approved by other tenants and the City prior to use. Tenant may use the Premises solely for the purpose of managing and operating an agricultural center and providing related services to third parties. Tenant shall not use the premises described in the above paragraph for any other purposes without City’s written consent. Tenant’s use and occupancy of the above-described Premises shall comply with the rules, regulations and ordinances of any governmental authority having jurisdiction over the Premises or the activities performed thereon. Additionally, Tenant shall not use the Premises in any manner that will create an increase in the rate of insurance or a cancellation of any insurance policy. Tenant shall P23 II. 2 not keep, use or sell anything prohibited by any policy of fire insurance covering the Premises. In the event that any change in law takes place that, in Tenant’s reasonable discretion, would make it materially more difficult or more expensive for the Tenant to use the Premises as provided for hereunder, then Tenant may, upon not less than sixty (60) days prior written notice to City, terminate this Agreement; for purposes of this Agreement, the term “change in law” shall include, without limitation: (a) any change to the Pitkin County Land Use Code; (b) any change to the zoning underlying the Premises; (c) any laws, condemnation proceedings, ordinances and/or regulations of any kind or nature adopted by the government of Pitkin County or the City (or any of their respective agencies); or (d) any court ruling of any kind by a court of competent jurisdiction, which would negatively impact the water rights appurtenant to the Premises, condemn all or any portion of the Premises, or otherwise negatively impact the Premises, or remove any portion of the premises from potentially productive ranch, agricultural or equestrian uses. 4. Duty of Operation During the term of this Agreement the Tenant agrees to the following terms and conditions: a. Agricultural Center. Tenant shall operate a public agricultural production and education center. The agricultural facilities will be available for use by the general public from 10:00 a.m. to 4:00 p.m., seven days per week, 52 weeks per year. Before and after-hours use may be arranged with Tenant by waiver and on an individual, case-by-case basis; however, Tenant shall not be obligated to provide any after-hours use, but such use shall not be arbitrarily limited. Staff members and farm incubation associates will be permitted twenty-four hours per day/seven days per week access to the livestock for medical, health, or dietary purposes. Tenant reserves the right to restrict access to the dedicated premises during special events. The facility shall be operated so as to accommodate without discrimination the needs of the public of all ages, subject to equitable rules and fees. The Tenant shall encourage the development of agricultural awareness for the Aspen community as well as promote various ranch knowledge. The public shall not be arbitrarily or unnecessarily excluded from the use of, or access to, the facilities during such educational programs. In the event of a farm incubation center, Tenant shall develop and utilize suitable farmer incubation agreements, release agreements, sublease agreements, incident reports and other grievance procedures documentation, and any other documents necessary and appropriate to protect the City and Tenant, and to collect all rents, deposits, fees and other income derived from the operations of the ranch and the agricultural center. Tenant shall provide a copy of all such documents to the City for its approval before their use in the management of the property. The City’s review of such documents shall be conducted within seven (7) working days and approval shall not be unreasonably withheld. i. Agricultural Use. The Tenant shall use fields indicated in Exhibit A for agricultural activities which support the agricultural center. Field 3 shall be limited to the production of hay with appropriate amounts of rotational grazing after the first cutting of hay. Equestrian Operations tenant must approve of any hay seed mixes used in Field 3. Best management practices for agricultural production must be utilized to maintain soil health, production, and the longevity of agricultural activities. The P24 II. 3 planting of noxious weeds is prohibited (see Exhibit B for a list of noxious weeds). Tenant is responsible for maintaining livestock fencing, and preventing livestock from entering wildlife habitat areas. Collaboration with other lease holders on the property for grazing rotations must include a written agreement. No grazing practices shall persist if the values of the land set forth by the Cozy Point Ranch Management Plan, including but not limited to the aesthetic or historical values, are compromised, or the health and productivity of the land degrades. In the event of degradation, as confirmed by a third party, the grazed animals must be removed within an agreed upon time between the tenant and the Ranch Manager. ii. Machinery Use. The agricultural center operation has sole responsibility and use of city owned equipment listed in Exhibit C These responsibilities include day-to-day maintenance, scheduling, and managing temporary use by other tenants of the property. Use by a third party, such as other tenants of the property, requires a written agreement for use, care, and return of the equipment. This agreement must be approved by the City. Any major repairs or replacements needed to maintain the quality and worth of this equipment shall be treated as a capital assets improvement and will go through the city processes for improvement. The use of equipment off - site for the purposes which directly benefit agricultural operations is allowed with approval from the City. iii. Residential Structures. Tenants shall use and maintain the residential units described in Exhibit A. These units shall house only ranch staff employees and their families. Tenants and their staff are responsible for maintaining a 20-foot envelope around the residential structures. See the maintenance and management section of this contract for information on day to day maintenance and capital improvements. iv. Water Use. City will make reasonable efforts to provide for the water use needs of the agricultural tenant. Tenant will make appropriate plans not to exceed demand of the available water on the property and the water needs of all operations on the ranch. b. Educational Opportunities. Tenant is shall to develop interpretive and educational outreach programs designed to embrace the community in areas not only relating to the agricultural experience, but opportunities for other entities to hold classes or create experiences for adults and children to learn the history of ranching in the valley and/or experience life on an operating ranch facility as it exists today. Guided hikes, summer camps, self-guided tours, etc., may be included in such efforts. Tenant must coordinate with all other tenants on property for use of shared spaces and/or otherwise leased areas. Collaboration between leasing tenants is greatly encouraged. A report of such activities will be sent annually to the City of Aspen Parks and Open Space Director. c. Recreational Opportunities. Increased public involvement on Cozy Point Ranch is important to the City of Aspen. Tenant shall work with the City of Aspen Parks & Recreation Department and the Special Events Department to identify additional opportunities, such as sporting activities, competitions, fund-raising events, hiking, biking, etc., which may exist for developing recreational programming and events at the P25 II. 4 ranch. d. Manage and Maintenance. Tenant shall manage and maintain buildings, improvements, and equipment “as is” and to make commercially reasonable efforts to make improvements as funds are available. Management and maintenance of the agricultural facility shall include grass cutting and snow removal, routine maintenance of the barns and greenhouses, houses, fencing, refuse disposal, purchase of needed supplies; and other work reasonably required to maintain and operate the property. Capital improvements shall be planned in cooperation with the City. Definitions and explanations of repairs and maintenance verses improvements are below: i. Repair and Maintenance. Tenant shall, at its expense, be required to do all general maintenance of the property, including, but not limited to, trash and recycling removal, cleaning of ditches, painting, cleanup of storage areas, including snow storage areas, livestock watering and electrical utility maintenance and any other reasonable maintenance to keep the property in a visually-pleasing condition while maintaining a fully functional and safe working environment. This section includes normal day-to-day operations of a working ranch. Examples include, but are not limited to, field disking and seeding, fence repair and cross fencing, irrigation operations and repair, manure management, haying, minor building repairs and general land management. The parties hereto agree that Tenant’s duties set forth in this subsection, and elsewhere in this Agreement, shall not require Tenant to repair or maintain any portion of the Premises, other than the designated pasture, fields or fencing, in a condition better than that which existed on the date of this Agreement or on the date an improvement is placed into service. Tenant shall make reasonable efforts to optimize the overall conditions of the pastures, fields, and fencing and to cooperate with City to ensure that the irrigation systems do not deteriorate from their current condition. Tenant also, at its sole expense, shall keep the premises, including roadway, outdoor walks and access ways, in a good, clean and safe condition and do all work and repair necessary to maintain the same and to keep it from deteriorating; provided, however, that the parties hereto agree that Tenant’s duties set forth in the preceding sentence shall not require Tenant to repair or maintain any portion of the Premises in a condition better than that which existed on the date of this Agreement, or on the date that an improvement is placed into service. All areas used to board livestock shall be maintained in a safe, sanitary, and clean condition to properly ensure the health and safety of all animals boarded on the premises. The standards of health, safety, and welfare for the animals shall be those that are best management practices in the business of animal husbandry and the operation of an agricultural center. Repairs and replacement of City of Aspen owned capital infrastructure shall be undertaken by the City as needed and will be effected through the City of Aspen Asset Management Plan Process or on an emergency basis if required to protect the City's assets and/or the Tenant's property and safety. This will be done solely upon P26 II. 5 City Council's appropriation of necessary funds. Capital infrastructure is defined as structures, roads, and features that create value and increase sustainability of a working ranch. ii. Repairs and Alterations by Tenant. Tenant, upon City’s written consent, may, at its own expense, make reasonable and necessary alterations or improvements to the Premises. All alterations, additions and improvements shall be performed in a workmanlike manner, in accordance with all applicable building and safety codes, and shall not weaken or impair the structural strength or lessen the value of the Premises. Tenant shall work with City in creating, for each calendar year, a schedule of capital improvements, repairs and/or maintenance items that the Tenant may affect. No such capital improvements, repairs and/or maintenance shall be conducted without the City’s prior written consent. All capital improvements, repairs and/or maintenance, including any funded solely by Tenant, of a permanent and fixed nature shall become the property of the City upon termination of this Agreement; provided, however, that any portable, modular, and/or temporary structures paid for by Tenant shall remain the property of Tenant; provided, however, that portable, modular, and/or temporary structures are identified in writing as such before they are constructed or placed into service. Tenant agrees that prior to any construction or installation of alterations, additions or improvements, Tenant shall post on the Premises in a conspicuous place a notice of non-liability for mechanic’s lien as specified at C.R.S. Section 38-22-105 on behalf of the City and shall notify City of such posting and the exact location of same. Perfection of a mechanic’s lien against the Premises as a result of Tenant’s acts or omissions may be treated as a material breach of this Agreement. iii. Repairs and Alterations by City. City reserves the right, from time to time, at its own expense and by its officials, employees and contractors, to make such alterations, renovations or repairs in and about the Premises. City shall provide reasonable notice to Tenant in advance of any intent to undertake alterations or repairs as authorized in this paragraph and all work shall be performed at such times as mutually agreed to between the parties so as to eliminate or minimize any disruption of Tenant’s business and protect the health and safety of the animals. iv. Capital Infrastructure Improvements. Capital infrastructure improvements will enhance the value of the property, or substantially prolong its useful life. These improvements shall be accomplished through the City of Aspen Asset Management Plan Process. This process, which includes the recommendation, approval, and appropriation of funds for capital maintenance and improvements for facilities within the City of Aspen, will be the mechanism that the City of Aspen will follow to provide funding to the facility. Tenant shall be responsible to maintain a capital maintenance and improvement list which will be reviewed annually with City of Aspen staff. Staff will then prioritize specific items for inclusion in the Asset Management Plan Process contingent upon available funding. P27 II. 6 e. Storage of Vehicles and Miscellaneous Items. Tenant shall allow only those vehicles and other miscellaneous items that are directly associated with facility operations to be stored on the property described in this lease agreement. The facility shall not be operated as a storage facility for any vehicles or other miscellaneous items that are not directly related to agricultural facility operations or agricultural operations unless otherwise permitted by the City Open Space Director. Storage of miscellaneous items shall be within the agricultural center designated area, condensed to smallest area possible, and as out of view of HWY-82 and the Brush Creek Community as possible, unless otherwise directed by the City. Storage of all miscellaneous items and vehicles shall not occur in areas of native vegetation, or within the designated riparian area. Tenant shall work with the City to designate an appropriate location for materials and vehicle storage during the master planning process. 4. Payment. Tenant agrees to pay an annual fee of $50 per acre. Payment shall be paid in full by March 1st of each year. 5. Entry Permission. City shall be entitled to enter upon the Premises at all reasonable hours for the purpose of inspecting the same, preventing waste or loss, or enforcing any of City’s rights hereunder. 6. Extent of Rights of Property. Tenant shall be responsible to ensure safe and open public access to the facilities of the property covered under this lease agreement. In the event of risk to safety and or health of the users, animals, or tenant, the Tenant reserves the right to designate policies and procedures for controlling access to the designated lease area. 7. Conservation Values and Stewardship Guidelines. Tenant shall maintain the facilities and property in concert with the Aspen Valley Land Trust Deed of Conservation Easement in Gross as described in the attached Exhibit D and the guidelines set forth by the 2017 Cozy Point Ranch Management Plan described in the attached Exhibit E a. Master Plan Participation. Tenant shall participate in the planning, development and maintenance of a master plan involving the entire property to ensure the health and vitality of the land and the vitality of the organizational goals set forth by the tenants and landowner. b. Environmental Protection. Tenant shall comply with all environmental protection recommendations and guidelines as set forth by the Cozy Point Ranch Management Plan. Any and all activities and events on the ranch will address environmental considerations at every stage and will include environmental factors in every decision to purchase a product or contract a service, in accordance with the City's ZGreen event standards. Tenant will make efforts to minimize water and energy consumption, waste generation, and air pollution emissions. No magnesium chloride will be used in any area of Cozy Point Ranch properties. Additional requirements are the following: i. Energy Use and Greenhouse Gas Reduction Requirements. Cozy Point Ranch is a City of Aspen facility and as such the day-to- day activities and capital improvements must be actively working towards the City’s goal of the reduction of Green House P28 II. 7 Gases (GHG). It is the Tenant's responsibility to identify, upgrade, install, operate and manage the property toward achieving this goal. Increase the use of highly fuel-efficient and low emissions-fuel engines and machinery in on-road and off-road vehicles used in the day to day operations of the facility, when new equipment is purchased as needed. ii. Wildlife and Wildlife Habitat Protection. It is Tenant's responsibility to manage solid waste according to City of Aspen ordinances. All solid waste that falls under the guidelines of the Aspen Municipal Code, Wildlife Protection Ordinance, Chapter 12.08 is required to be managed according to the guidelines of the ordinance. Tenant may choose a method of wildlife resistance that best suits the needs of the ranch and its operations. Wildlife-resistant refuse container are a fully enclosed container that can be constructed of pliable materials, but must be reinforced to deter access by wildlife. The container must employ a sturdy lid that has a latching mechanism preventing access to its contents by wildlife. Wildlife Resistant Containers must meet the standards of testing by the Living with Wildlife Foundation and approved by the Interagency Grizzly Bear Committee (IGBC) as bear resistant for 90 minutes or otherwise be approved by a City-designated official. (Ord. No. 27-2005, §1; Ord. No. 8-2008) Wildlife-resistant dumpster enclosure means an enclosed structure consisting of four (4) sides and a secure door or cover, which shall have a latching device of sufficient design and strength to prevent access by wildlife. The enclosure shall not be larger than necessary to enclose the trash receptacles, shall not be attached to an historic structure, shall not be located in a public right-of-way and shall be located adjacent to the alley where an alley borders the property. An enclosure of less than one hundred twenty (120) square feet shall not require a building permit or Community Development review; however, plans for the dumpster are required to be reviewed and approved by a City Community Safety Officer or an Environmental Ranger prior to the commencement of construction. An enclosure of one hundred twenty (120) square feet or larger requires a building permit. Tenant is responsible for maintaining the integrity of wildlife fencing on property unless otherwise specified by the City Open Space Director. Use of wild habitat areas for events and or other uses not congruent with outdoor recreation must be approved by the City. Dumping or storing equipment in areas of designated wildlife habitat is prohibited unless otherwise directed by the City. iii. Riparian Area and Waterways Protection. Tenant is responsible to maintain the integrity of the designated riparian area indicated on Exhibit A as “Riparian Buffer”. This includes the maintenance of fencing and access points granted to lessee. Access point for livestock shall be protected and maintained by lease holder. Any degradation to the riparian habitat directly related to the tenant’s actions will be the responsibility of the tenant to restore. P29 II. 8 Waste and Nutrient Management Requirements. It is Tenant's responsibility to manage solid waste per City of Aspen ordinances. The Tenant must provide recycling for its own operations and for the operations of any subleases. All recyclables and yard waste accumulated on any premises shall be placed in a container separate from garbage, or in a suitable manner such as cardboard broken down and placed on a shelf. Recyclable Materials means any materials that are designated by the City Manager in the "Recyclable Materials List" which may include, but are not limited to, newspaper, office paper, cardboard, glass containers, plastic containers, steel cans and aluminum cans. Yard Waste shall mean materials generated from the maintenance of the vegetation on a property that have been designated by the City Manager in the "Banned Yard Waste List" which may include, but are not limited to, grass clippings, leaves, weeds, holiday trees and other plant materials. The use of compost systems is recommended when possible. Onsite compost must take measures to protect water ways from runoff. 8. Monitoring and Reporting. To facilitate monitoring of all activities of the Property the Tenant shall submit annual report to the City of Aspen Director of Parks and Open Space for distribution to City officials and staff, including the Open Space Board. The annual report shall summarize activities, programs, and outcomes of operations on the ranch during the year. Proposed changes and capital improvement needs for the following year or years shall also be included. The elements of this annual report are detailed below: a. Status Reports. The status reports include a narrative detailing the status of ranch land activities, and agricultural facility management, and business management updates. As well as a capital asset improvements proposal or update describing specific plans in each area moving forward. i. Agricultural Activities. The agriculture report will include information related to all agricultural activities including but not limited to a summary of production strategies and yearly yields. Included in this information is details of annual soil reports, water quality reports, and animal husbandry reviews by third party auditor, as well as information about state requirement compliance. This report will also specify improvements made to the quality of the agricultural lands. Proposed improvements will be listed in the status report. ii. Educational and Recreational Activities. This report will summaries educational and recreational activities offered on the Property in the previous year. This information includes but is not limited to participation demographics and numbers, types of programs offered, and improvements made since the previous year. Tenant must keep record of the number of participation in educational programs and food distribution. This report will also specify proposed improvements needed for success in the following years. P30 II. 9 iii. Financial Reporting. Tenant shall submit quarterly financial reports including income and expense statements to the City of Aspen Finance Department and maintain normal books of account on all operations for review upon request by City officials or staff. b. Complaints and Incident Reports. Any incidents of complaints and all issues requiring City action or decisions need to be submitted to the Director of Parks and Open Space. Further, City shall promptly notify Tenant of any complaints received by City regarding the operation of the facility. Tenant shall not discourage the reporting of complaints or issues directly to the City of Aspen which may arise from any source. c. Annual Performance Measures. Tenant shall be required to meet or exceed the following annual performance measures as outlined below: i. Customer Survey. Through an annual survey of Tenant's clients, the City shall acquire customer service data to assess the level of satisfaction with Tenant's staff, operations, and products. The survey shall include dispute resolution process, and the overall general condition of facilities and services provided at Cozy Point Ranch. The City and Tenant shall agree on a survey instrument to be used for this purpose. The survey shall solicit responses that can be graded on a scale of 0 to 10. A successful “level of satisfaction” shall include a total average score of seven (7) or better. ii. Veterinarian Review. Tenants will annually engage a veterinarian to provide a professional inspection and assessment of the livestock and their facilities within Aspen Tree designated areas. The City and the Tenant shall mutually agree on the selection of the veterinarian. The specialist will certify that the operations are meeting the standard of professionalism and safety as it relates to the overall livestock operations. The specialist will inspect and report on deficiencies and violations regarding the health, safety and welfare of the animals and boarding areas. Tenant shall act as project manager to remedy immediately any deficiencies that may be uncovered. For any and all items that require a significant capital investment, Tenant shall prepare a summary of improvements, costs, and completion schedule to present to the City to correct the deficiencies. If approved, funding will be effected through the City of Aspen Asset Management Plan Process at the discretion of City Council. iii. Land Use Review. The tenant shall have a minimum of 3 acres of land and .25 acres of extended season growing areas in food production by 2020. Tenant will have 6 acres in rotational grazing focusing on soil regeneration and pasture health improvements. The soil health of this area will be tested and monitored by a third party to verify these improvements as specified in paragraph iv. of this section. iv. Educational Programming. The tenant shall have a minimum of 5,000 Farm Park user contacts in 2018 and will expand those contacts to 7,500 by 2020. The P31 II. 10 tenant shall offer educational programming to a minimum of 5 local schools in 2018 and expand that offering to 10 schools by 2020. Tenant shall offer a minimum of 4 “Farm to Table” type dinners to the public by 2018 and a minimum of 6 “Farm to Table” dinners by 2019. Each of these events will accommodate a minimum of 50 people each. v. Third-Party Specialist. The City shall annually engage an agricultural specialist to provide a professional inspection and assessment of the agricultural facilities at Cozy Point Ranch. The City and the Tenant shall mutually agree on the selection of the agricultural specialist. The specialist will certify that the operations are meeting the standard of professionalism and safety as it relates to the overall agricultural operations. The specialist will inspect and report on the soil, livestock housing, fencing, safety and any other items that may be deficient regarding the operations or general maintenance of the facility. Tenant shall act as project manager to remedy immediately any deficiencies that may be uncovered. For any and all items that require a significant capital investment, Tenant shall prepare a summary of improvements, costs, and completion schedule to present to the City to correct the deficiencies. If approved, funding will be effected through the City of Aspen Asset Management Plan Process at the discretion of City Council. vi. AVLT Annual Inventory. The Aspen Valley Land Trust (AVLT) shall craft an annual inventory and action plan of sustainable agricultural practices and environmental stewardship actions, which the Tenant is responsible for reviewing. AVLT shall certify that the environmental standards are being met and that Tenant is meeting the standards of good environmental stewardship on the property. Any deficiencies noted in AVLT's report shall be corrected by Tenant within a reasonable time. Non-compliance with any goals or objectives set forth herein or programmatic deviation from the Cozy Point Ranch Management Plan shall place Tenant on probation effective immediately for one (1) year, during which time Tenant shall cure any and all deficiencies. The City, at its sole discretion, may terminate this lease with ninety (90) days' notice, if Tenant fails to cure any terms and conditions set forth herein and above within the one (1) year probation period. The City shall use objective standards, when available or possible, to determine Tenant’s compliance; however, the City shall be the sole judge of Tenant’s compliance with the performance standards set forth above. 9. Emergency Plans and Safety Procedures. In compliance with instructions from the Aspen Fire Protection District, Tenant shall create, submit and implement specific emergency plans to address the possibility of a fire or other emergency and shall post emergency evacuation plans and educate all employees and inform boarders of these procedures. Fire extinguishers and smoke detectors will be installed and kept in working order in compliance with Aspen Fire Protection District regulations, including in the residences on the property. In addition, an annual safety inspection and audit will be conducted by the Colorado Intergovernmental Risk Sharing Agency (CIRSA), and Tenant agrees to implement any and all recommendations for improvements that may arise from such audit, including but not limited to electrical, P32 II. 11 mechanicals, and any other utilities. The City may contribute to these improvements, based upon their cost and size. If an inspection uncovers a significant capital expenditure that is needed, the City of Aspen and Tenant shall work together to incorporate these necessary improvements into the City of Aspen Asset Management Process. 10. Signage. The City of Aspen and Tenant shall work together to implement a specific signage plan at the facility that clearly and specifically identifies that the leased property is owned by the City of Aspen. This signage plan shall be designed to provide information to the public about general directions, hours of operations, emergency contact information, recreational opportunities, and other specific information about the facility and property as is deemed appropriate. Tenant shall not place any signs upon the Premises or upon the buildings except of such design and construction as may be permitted by City. It is understood by the parties that placement of an identification sign or signs is important and necessary to Tenant’s business, and permission shall not be unreasonably withheld for the posting of a sign for Tenant’s business provided that such sign complies with all applicable laws and regulations. Any sign permitted by City shall at all times comply with applicable ordinances, rules and regulations. 11. Permits. Tenant shall secure such permits as may be required by Pitkin County, if any, for uses of and activities on the ranch and agricultural center property and notify the City Manager and other organizations and agencies (e.g., Sheriff, Brush Creek Homeowners Association, Snowmass Village, etc.), where appropriate, in advance of all special events on, or uses of, the Premises. 12. Liability Insurance. Tenant shall maintain such general liability insurance coverage for persons and animals under Tenant’s care as shall be required by the City on all uses of and activities on the property and obtain signed Releases of Liability of both the City and the management entity from all boarders and all participants in all agricultural activities on the property, to be preserved for not less than three (3) years. Notwithstanding the foregoing, however, in the event that Tenant is unable to obtain and/or maintain insurance at a reasonable cost, then Tenant may, in its discretion, terminate this Agreement by providing City with not less than sixty (60) days prior written notice of termination. For purposes of this subsection, unreasonable cost shall mean either a 100% annual increase in the cost of premiums or a total cost of insurance premiums in excess of $10,000.00 in any single calendar year. 13. Duties of the City Relative to the Agricultural Center. During the term of this Agreement the City agrees to the following: a. City shall grant to Tenant the right of quiet enjoyment of the Premises, and to permit Tenant to use the designated lease area for Tenant’s sole use and occupancy, and to manage the Premises, and conduct Tenant’s agricultural business on the Premises, in a commercially reasonable manner as may be determined by Tenant in Tenant’s sole discretion for so long as Tenant shall abide by the terms of this Agreement. b. In the event that City decides to sell the Premises during the term of this Agreement, then Tenant shall have a right of first refusal to purchase the Premises. Tenant’s right shall run for a period of thirty (30) days from the date that City presents to Tenant an executed P33 II. 12 contract to purchase the Premises. Tenant may exercise such right within such time period by providing City with a written notice stating that Tenant desires to purchase the Premises on the same terms as set forth in said contract. Tenant’s failure to send such a notice within the thirty (30) day time period shall constitute a waiver of Tenant’s right. c. In the event that Tenant has performed its obligations hereunder, and in the event that the term of this Agreement expires, then Tenant shall be given the opportunity to match any competing proposals that City may receive to operate the Premises subsequent to the term hereof. Such right shall run for a period of thirty (30) days from the date that City presents to Tenant a document stating the terms upon which a competitor of Tenant desires to operate the Premises. Tenant may exercise such right within such time period by providing City with a written notice stating that Tenant desires to operate the Premises on the same terms as set forth in said contract. Tenant’s failure to send such a notice within the thirty (30) day time period shall constitute a waiver of Tenant’s right. 14. Utilities and Security System. Tenant shall, at its own expense, provide all water, heat and electric utilities, internet and telephone service for the buildings and ranch operation within the designated lease area and facilities. The electrical utility expenses for running the irrigation from the Cozy Point South Ditch and Rex and Smith Ditch shall be the responsibility of the City. 15. Personal Property. All personal property and trade fixtures placed on the Premises shall be at Tenant’s sole risk and City shall not be liable for damage to or loss of such personal property or trade fixtures arising from the acts or neglect of Tenant, its agents or employees. Any personal property or trade fixtures of Tenant or anyone claiming under Tenant, which shall remain on the Premises after the date upon which the Premises shall be surrendered, shall be deemed to have been abandoned and may be retained by City as its property or disposed of by City in such a manner as City sees fit. 16. Taxes. In the event any taxes are levied and assessed upon Tenant’s leasehold interest in the Premises or upon the improvements, fixtures or personal property of the Tenant during the term of Tenant’s occupancy of the Premises or arising therefrom, or upon the leasehold or possessory interests as created through this lease, Tenant shall be solely responsible to satisfy and pay all such taxes in a timely fashion. Tenant shall not allow any liens for taxes or assessments to exist with respect to the Premises, except that Tenant may permit such taxes or assessment to remain unpaid while pursuing any good faith contest or appeal of same. 17. Indemnification. Tenant agrees to indemnify and hold harmless the City, its officers and employees, from and against all liability, claims, and demands, on account of injury, loss, or damage, including, without limitation, claims arising from bodily injury, personal injury, sickness, disease, death, property loss or damage, or any other similar loss, which arise out of or are in any manner connected with this Agreement, if such injury, loss, or damage is caused in whole or in part by, the omission, error, or negligence of the Tenant, any subcontractor of the Tenant, or which arises out of any workmen’s compensation claim of any employee of the Tenant or of any employee of any subcontractor of the Tenant. 18. Public Liability Insurance. Tenant agrees to furnish City with certificate(s) of insurance as proof that it has secured and paid for a policy of public liability insurance covering all public risks related to the leasing, use, occupancy, maintenance, operation or location of the Premises. P34 II. 13 The insurance shall be procured from a company authorized to do business in the State of Colorado and be satisfactory to City. The amount of this insurance, without co-insurance clauses, shall not be less than the maximum liability that can be imposed upon the City of Aspen under the laws of the State of Colorado found at C.R.S. 24-10-101 et seq., as amended. At present, such amounts shall be as follows: $150,000.00 for any injury to one person in any single occurrence; $600,000.00 for any injury to two or more persons in any single occurrence. In no event shall such insurance amounts fall below those maximum liability limits as set forth at C.R.S. 24-10-114, as amended. City shall notify Tenant of any changes in the above referenced amounts. 19. Termination Due to Fire or Similar Catastrophe. If, absent negligence or fault on the part of Tenant, the Premises shall be damaged by fire or other catastrophe so as to render said Premises wholly untenable, and if such damage is so great that a competent licensed architect in good standing in Pitkin County, Colorado, as selected by both the City and Tenant, within fourteen (14) days from the date of loss, shall certify in writing to the City and Tenant that the Premises, with reasonable diligence, cannot be made fit for occupancy within ninety (90) days from the happening of the occurrence of the damage, then Tenant may elect in writing (no later than ten (10) days from the date of the architect’s certificate) to either continue this Agreement or terminate this Agreement. If Tenant elects to continue this Agreement, then Tenant and City shall meet and attempt to negotiate in good faith a reduction in rent so as to compensate Tenant for the damage caused to the Premises; in the event that such negotiations fail, then Tenant may terminate this Agreement by providing to City a written termination notice. In the event that the Premises were damaged absent negligence or fault on the part of Tenant, then Tenant shall be released from Tenant’s obligations set forth herein to return the Premises to City in the same condition (ordinary wear and tear excepted) as existed on the date hereof for those portions of the Premises damaged by fire. If, however, the damage is not such as to prevent reoccupation and use of the Premises within ninety (90) days, then repairs thereto shall be undertaken by Tenant (to be offset against rents otherwise due to City) with all reasonable speed to restore the Premises to its former condition and the Agreement shall remain in effect. Tenant’s duties and obligations to provide services as herein set forth shall be suspended during those time periods wherein the Premises are unfit for normal business activities due to fire or other catastrophe, and/or repair activities associated therewith. 20. City to be Named a Co-Insured or Additional Insurance. Tenant shall name City as co- insured or additional insured on all insurance policies and such policies shall include a provision that written notice of any non-renewal, cancellation or material change in a policy by the insurer shall be delivered to City thirty (30) days in advance of the effective date. 21. Condemnation. If during the term of this Agreement, or any renewal of it, the whole or part of the Premises, or such portion as will make the Premises unusable for the purpose leased, or the leasehold interest, be condemned by public authority, for public use, then this Agreement shall cease as of the date of the vesting of title in the Premises in such condemning authority, or when possession is given to such authority, whichever event occurs first. Tenant shall be entitled to that part of any condemnation award for the value of the unexpired term of this Agreement or P35 II. 14 for any other estate or interest in the Premises. 22. Assignment of Agreement. Tenant shall not assign, pledge, sublease or otherwise dispose of or encumber this Agreement, or the Premises, without the prior written consent of the City. Notwithstanding the foregoing, however, Tenant may sublease portions of the Premises to third parties, from time to time; no such sublet shall relieve Tenant of its obligations hereunder. Tenant shall notify City of all subleases for portions of the Premises. 23. Breach of Contract: a. Breach by Tenant: If Tenant shall fail to timely comply with any of the terms or conditions of this Agreement, including, but not limited to, maintaining the premises used by animals in a safe, healthy and sanitary condition, or any notice given under it, or shall become insolvent, or shall have or attempt to make an assignment for the benefit of creditors, or if any of its property be attached and such attachment is not promptly released, or if an execution be issued against it, or, if a petition be filed by or against it, to have it adjudicated a bankrupt, or if a trustee or receiver shall be created or appointed to take charge of its assets, or if it shall abandon the Premises for a period of more than seventy-two (72) hours, then at any time afterwards City may treat such act or omission as a breach of this Agreement. In the event of any such breach, City shall send to Tenant a written notice stating the grounds of such breach. Tenant shall then have thirty (30) days within which to cure such breach. Failure to so cure any such breach shall constitute an “Event of Default” hereunder. This agreement recognizes the “doctrine of emblements” that gives tenant rights to an “away-going annual crop” that matures after the termination date. b. Breach by City: If City shall fail to timely comply with any of the terms or conditions of this Agreement, or in any way disturbs Tenant’s quiet enjoyment of the Premises, then Tenant may treat such act or omission as a breach of this Agreement. In the event of any such breach, Tenant shall send to City a written notice stating the grounds of such breach. City shall then have thirty (30) days within which to cure such breach. Failure to so cure any such breach shall constitute an “Event of Default” hereunder. 24. Remedies: a. City’s Remedy for Event of Default. Any Event of Default by Tenant shall be cause for termination of the Agreement by City in the manner set forth in this paragraph. City shall deliver to Tenant three (3) business days’ prior written notice of its intention to terminate this Agreement. City shall have the right to declare this Agreement terminated upon the end of such three (3) business day period, and all rights powers and privileges of Tenant as provided through the Agreement shall cease, and Tenant shall immediately vacate the entire Premises. In addition to the above stated remedy, if in the reasonable opinion of the City, Tenant has failed to maintain the premises in a safe, healthy and sanitary condition which threatens the well being of any animals boarded on the premises following notice of such condition(s) by the City and failure to cure by Tenant in a reasonable period of time, City shall have the right to terminate this Agreement upon seventy-two (72) hours written notice as provided above; and, at its option, enter into the Premises and remove all persons and take and retain possession thereof either with or without process of law. The City shall retain the services of a qualified veterinarian to P36 II. 15 assist the City in determining the safety and well being of any animals boarded at the facilities. b. Tenant’s Remedy for Event of Default. Any Event of Default by City shall be cause for Tenant’s recourse to the remedies set forth in this paragraph. Tenant may elect to either terminate this Agreement or continue this Agreement if any Event of Default by the City shall occur. If Tenant desires to terminate this Agreement, then Tenant shall deliver to City three (3) business days’ prior written notice of its intention to terminate this Agreement. Tenant shall have the right to declare this Agreement terminated upon the end of such three (3) business day period, and all obligations of Tenant as provided through the Agreement shall cease. Furthermore, notwithstanding any such termination, Tenant may seek to recover in a court of law any lost profits or any other costs and/or expenses incurred by Tenant as a result of the City’s breach of this Agreement. If Tenant desires to continue this Agreement, then Tenant may send to City a written notice indicating that Tenant intends to continue this Agreement, but which notice shall also state any amounts of rent that Tenant intends to withhold for lost profits, or other costs, which Tenant may seek to recover in order to compensate Tenant for the damage caused to Tenant by City’s breach of this Agreement. 25. Non-Waiver of Rights. Any failure by City or Tenant to so terminate this Agreement as herein provided after the breach, default or failure by Tenant or City, as the case may be, to adhere to the terms of the Agreement shall not be deemed or construed to be a waiver or continuing waiver by City or Tenant of any their respective rights to terminate the Agreement for any present or subsequent breach, default or failure. 26. Non-Discrimination. Tenant agrees to comply with all laws, ordinances, rules and regulations that may pertain or apply to the Premises and its use. In performing under the Agreement, job applicant, or any member of the public, because of race, color, creed, religion, ancestry, national origin, sex, age, marital status, physical handicap, affectional or sexual orientation, family responsibility or political affiliation, nor otherwise commit an unfair employment practice. 27. Independent Contractor Status. It is expressly acknowledged and understood by the parties that nothing contained in this Agreement shall result in, or be construed as establishing an employment relationship. To the extent that this Agreement may be construed as requiring Tenant to provide services to or on behalf of City, Tenant shall be, and shall perform as, an independent contractor who agrees to use his or her best efforts to provide the said services on behalf of the City. No agent, employee, or servant of Tenant shall be, or shall be deemed to be, the employee, agent or servant of the City. City is interested only in the results obtained under this Agreement. The manner and means of conducting the work are under the sole control of Tenant. None of the benefits provided by City to its employees including, but not limited to, worker’s compensation insurance and unemployment insurance, are available from City to the employees, agents or servants of Tenant. Tenant shall be solely and entirely responsible for its acts and for the acts of Tenant’s agents, employees, servants and subcontractors during the term of this Agreement. Tenant shall not be, or shall be deemed to be, the employee, agent or servant of the City. City is interested only in the results obtained under this Agreement. The manner and means of conducting the work are under the sole control of Tenant. None of the benefits P37 II. 16 provided by City to its employees including, but not limited to, worker’s compensation insurance and unemployment insurance, are available from City to the employees, agents or servants of Tenant. Tenant shall indemnify City against all liability and loss in connection with, and shall assume full responsibility for, payment of all federal, state and local taxes or contributions imposed or required under unemployment insurance, social security and income tax law, with respect to Tenant and/or Tenant’s employees engaged in the performance of the services agreed to herein. 28. Notice. Whenever this Agreement calls for or provides for notice and notice is not otherwise specified, the same shall be provided in writing and shall be served on the person(s) as designated by the parties below, either in person or by certified mail, postage prepaid and return receipt requested. For City: Aspen City Manager 130 South Galena Street Aspen, Colorado 81611 For Tenant: Eden Vardy Aspen TREE PO Box 8064 Aspen, CO 81612 The parties may change or add such designated person(s) or addresses as may be necessary from time to time in writing. 30. Binding Effect. All of the terms and conditions as contained in this Agreement shall inure to the benefit of and be binding upon the successors and assigns of the parties. 31. Controlling Law. This Agreement shall be enforced and interpreted in accordance with the laws of the State of Colorado. Any action brought to enforce or interpret this Agreement shall be brought in the District Court in and for Pitkin County, Colorado. In the event of litigation between the parties concerning this Agreement or matters arising therefrom, the prevailing party shall be awarded its costs and reasonable attorney’s fees. 32. Entire Agreement. This instrument constitutes the entire agreement by the parties concerning the Premises and shall supplant and supersede any previous agreements between the parties pertinent to the Premises. Any prior or contemporaneous oral or written agreement that purports to vary from the terms as set forth herein shall be void and of no effect. 33. Amendments. Except as otherwise provided herein, this Agreement and all of its terms and conditions may not be amended or modified absent a written agreement duly executed by the parties. P38 II. 17 WHEREFORE, the parties, through their duly authorized representatives, have executed this Agreement upon the dates as set forth herein. LESSOR: THE CITY OF ASPEN, COLORADO By: __________________________ Name: Stephen Barwick Title: City Manager ATTEST: ___________________________ Linda Manning, City Clerk LESSEE (Tenant): ASPEN TREE By: ______________________ Name: Eden Vardy Title: Manager ATTEST: _______________________________ P39 II. F.1- 7.95acres F.2 -12.48acres F.3 -6.57acres F.4 -4.65acres F.5 -1.55 acres F.10 -5.35acres F.12 -4.27 acres F.13 -5.7 acres F.18 -0.32acresF.9 -2.1 acres F.6- 4.68acres F.8 -1.46 acres F.7 -1.05acres F.19 -0.95acres F.17 -0.23acres F.11 -3.59 acres F.20 -0.86acres F.21 -1.62acres F.14 -3.88acres Pitkin County Legend Fields and Structures Aspen Tree Cozy Point Ranch, LLC Residential Buffers Trails 60ft Riparian Buffer 100ft Riparian Buffer X COZY POINT RANCH 2017 LEASE DESIGNATED AREAS 0 200 400100Feet S.10 S.5 S.6 S.9 A.T S.3 S.4 S.1 S.7 S.8 A.T S.2 A.TA.T C.P.R C.P.R C.P.R C.P.R C.P.R C.P.R C.P.RC.P.R C.P.R C.P.R C.P.RC.P.R C.P.R C.P.R Pitkin County P40 II. 1 DESIGN ALTERNATIVES 2 3 TABLE OF CONTENTS 4 5 12 15 45 69 93 125 131 137 141 OVERVIEW PROJECT GOALS DESIGN CRITERIA PHASE 1 FEEDBACK DEVELOPMENT OF CONCEPTS UTILITIES + STORMWATER ALTERNATIVE 1 ALTERNATIVE 2 ALTERNATIVE 3 COMMUNITY FEEDBACK COMMUNITY INPUT TO DATE PARTNERING SESSION II STAKEHOLDER SESSION II COMMUNITY OPEN HOUSE II 4 MAINTAIN HISTORICAL INTEGRITY AND CHARACTER OF THE MALLS WHILE UPGRADING INFRASTRUCTURE AND ACCESS. EXPLORE INNOVATIVE WAYS TO IMPROVE THE STORMWATER INFRASTRUCTURE SYSTEMS TO FURTHER PROTECT THE ROARING FORK WATERSHED. REPLACE AGING UTILITIES TO SERVE CUSTOMER NEEDS FOR THE NEXT 50 YEARS. RETAIN THE MALLS AS AN URBAN PARK WITH A STRONG FORESTRY PROGRAM THAT PROMOTES BEST PRACTICES FOR THE CONTINUED HEALTH OF THE URBAN FOREST INCREASE MALL ACCESSIBILITY TO MEET MODERN CODES. ENGAGE THE PUBLIC AND BUSINESS OWNERS TO EXPLORE THE BEST WAYS TO ENHANCE THE MALL EXPERIENCE. PROJECT GOALS 5 DESIGN CRITERIA URBAN PARKS | HYMAN + COOPER AVENUES • Designs should address current issues impacting integrity: consider alternative methods to make bridges and buildings universally accessible in ways that do not impact integrity; consider locating temporary installations to not interrupt the characteristic form and pattern of the urban parks. • Designs should orchestrate movement with placement of bridges into and between spaces instead of ‘through’ routes. Designs should allow movement through if outdoor dining is placed in the center. • Designs should retain a consistency of ground plane (color, texture, scale) that match the original intent. • Designs should emphasize a continuity of linear spaces, even if spaces need changes, versus creating a series of individual spaces. • Designs should retain contributing features / details – channel, brick gutter, rolled curb, etc. – and relationships between features. • Designs should test solutions that work within the existing framework yet maximize the usage of Mall and the safety of pedestrians. • Designs should retain the patterns and intent of contributing details, i.e., vegetation, and relationships. • Designs must show conceptual sections of the proposed modifications. URBAN PLAZA | MILL + GALENA STREETS • Designs should address integrity, considering that Mill Street North at the park has changed the most of all Mall spaces. • Designs should consider potential for additional compatible change or new additions within areas with diminished integrity (i.e. South Mill where trees have been replaced). Designs could consider the potential of additional compatible change or new additions within areas with diminished integrity – this area might offer the most opportunity for modification as it has changed the most of all spaces. • Designs should be accomplished holistically with modifications retaining spatial arrangements (of which paving helps to define) vs redesigning individual spaces on Galena and Mill. • Designs should address integrity where small scale features (non-historic) interrupt visual character. Mixed tree species and mixed sized on Mill diminish the bosquets. Temporary installations interrupt the characteristic form and pattern of Mill Street. • Designs should orchestrate movement and views using the original design intent. • Designs should retain a consistency of ground plane in color, texture, scale, etc. that reflect original design and intent. • Designs should emphasize connected linear spaces and connections at nodes. • Designs should create cohesive spaces vs a series of individualized spaces. • Designs should retain / repair contributing features / details – brick paving, brick gutters, fountains, brick tree wells, wood benches before replacement. • Designs should remove or address the concrete planters to restore integrity to this area. • Designs could consider extensions of more safe and direct access to Durant Street on Mill Street. • Designs should consider heightening the existing performance spaces on Mill Street. URBAN PLAZA | MILL + GALENA STREETS • Designs should address integrity, considering that Mill Street North at the park has changed the most of all Mall spaces. • Designs should consider potential for additional compatible change or new additions within areas with diminished integrity (i.e. South Mill where trees have been replaced). Designs could consider the potential of additional compatible change or new additions within areas with diminished integrity – this area might offer the most opportunity for modification as it has changed the most of all spaces. • Designs should be accomplished holistically with modifications retaining spatial arrangements (of which paving helps to define) vs redesigning individual spaces on Galena and Mill. • Designs should address integrity where small scale features (non-historic) interrupt visual character. Mixed tree species and mixed sized on Mill diminish the bosquets. Temporary installations interrupt the characteristic form and pattern of Mill Street. • Designs should orchestrate movement and views using the original design intent. • Designs should retain a consistency of ground plane in color, texture, scale, etc. that reflect original design and intent. • Designs should emphasize connected linear spaces and connections at nodes. • Designs should create cohesive spaces vs a series of individualized spaces. • Designs should retain / repair contributing features / details – brick paving, brick gutters, fountains, brick tree wells, wood benches before replacement. • Designs should remove or address the concrete planters to restore integrity to this area. • Designs could consider extensions of more safe and direct access to Durant Street on Mill Street. • Designs should consider heightening the existing performance spaces on Mill Street. HISTORIC CHARACTER 6 NODES • Designs should consider holistic modifications to spatial, ground plane, plantings, etc., versus designing individual spaces. • Designs should retain a consistency of ground plane in color, texture, scale, etc. that reflect the original design and intent. • Designs should create cohesive connections vs a series of individualized spaces. • Design should emphasis connections at nodes. • Design should retain contributing features / details – brick paving, brick gutters, brick tree wells and views. • If future expansion is considered (possibly in areas designed but not built) respect the original design intent but create spaces of their own time and place. • Designs should consider consistency when adjacent to roads (curbs, flush, raised, accessibility) • Designs should recognize the past investment in the recent improvements. • Designs should recognize and maintain a continuity to small scale improvements/features (kiosk, etc.). WHEELER NODE • All Designs should address current issues impacting integrity. Wheeler Node remains very similar to the original construction. Views and physical connections to the park have been modified from the original construction, diminishing integrity. • Designs should consider Wheeler Node and Mill Street Mall together in any future modifications. • Designs could alter the information kiosk and other temporary features. Features that interrupt the spatial pattern of the Wheeler Node slightly diminish its integrity and could be improved. WAGNER NODE • Designs should address integrity. Designs could consider potential for additional compatible change or new additions within areas with diminished integrity. Wagner Node might offer the most opportunity for modification as it has changed the most of all spaces. • Designs should address current issues impacting integrity. Views and physical connections to the park have been modified from the original construction, diminishing integrity. • Design should consider Wagner Node and Mill Street Mall together in any future modifications. • At least one alternative could consider a redesign of Sister Cities Plaza. However, the ‘Sister Cities’ message is important, and the messaging should be maintained. INDEPENDENCE NODE • Designs should address integrity. The information kiosk interrupts the spatial pattern of the Independence Node, slightly diminishing its integrity. Temporary installations interrupt the open character of this node. BRICK MATERIALS + FEATURES • Designs should address current issues impacting integrity, including the small incremental changes to features. Removal of original features or replacement with very different styles of features (i.e., circular bench) and temporary installations along Cooper and Hyman Avenues, and Mill Street Mall threaten features. • Designs should acknowledge the original features as key components in patterns and the holistic character of the Mall should inform future modifications and design decisions. • Designs should repair original features in a manner that retains original material first (replace in-kind second), maintains a consistency of ground plane (color, texture). • Designs should retain / repair contributing features / details – brick paving, brick gutters, brick tree wells, wood benches etc. • Designs should consider long-term maintenance, availability and replacement of proposed materials. TREES + VEGETATION • Designs should address integrity: addition / replacement of tree species that differ from original in scale, form, etc. • Designs should address overgrown and mature vegetation in a manner that considers the original intent – replanting, thinning / pruning, new hardy species. • Designs should acknowledge the original vegetation patterns (lawn, tree patterns, relationships) as key components that contribute to the character of the Mall, informing future modifications and design decisions. • Designs should consider annual plantings. • Designs should reduce the diversity of tree species, reinforcing the original intent. • Designs should consider the long-term maintenance of trees in associated with future utility access. HISTORIC CHARACTER DESIGN CRITERIA 7 PROGRAMMING • Designs could locate potential locations for outdoor food service or dining intended for established business owners, if in the future, but recognize that may trigger a code amendment. One design alternative should have a food service or temporary food set-up. • Designs should integrate temporary/flexible elements of flower and art displays. • Designs should integrate events/activity areas for small performances, outdoor dining and talks. • Designs should not integrate events/activity areas for large musical performance or outdoor movies (outside of Wagner Park). • Designs should include additional outdoor furniture, water features and plantings. • Designs should maintain current level of short-term lease outdoor dining space. • Designs should examine partnerships between city and festivals, non- profits, schools, etc. • Designs should create flexible areas with more programming options. • Designs could add more daily, self-initiated activities such as games, interactive art, temporary play. • Designs could consider a new zone at edge of Wagner Park with seating, games, etc. • Designs could consider a redesign and reactivation of the North Wagner Park alley. • Designs could consider temporary stages on Sister Cities’ Plaza. OUTDOOR DINING HYMAN + COOPER • Designs will provide for necessary emergency access (identified in subsequent section) • Designs should test alternative configurations to outdoor dining, recognizing the evolution of buildings serving as restaurants. Options include: o Designs should test dining against the water channels, maintaining 100% passage along both building frontages and the center walkway o Designs should test outdoor dining beside the building frontages. o Designs should test outdoor dining only within the center. o Designs could consider the additions of temporary or retractable shade umbrellas in key locations. MILL + GALENA • Designs will provide for necessary emergency access. • Designs should eliminate the need for platforms or temporary structures. • Design should consider consistency for fencing, furniture, or design palette. • Designs should maintain outdoor dining beside the restaurants. • Designs should test additional community tables along Galena or Mill Street bosquets. • Designs should complement outdoor dining with the Mall’s patterns and relationships. FOOD + BEVERAGE • Designs should complement how existing restaurants could add outdoor food service, if desired. If integrated, this could be achieved every-day, one/two days a week. • Designs should complement food and beverage with the Mall’s patterns and relationships. PROGRAMMING + PLACEMAKING DESIGN CRITERIA 8 BRICKS • Designs must maintain the continuous texture, color, pattern and material as the existing mall. • Designs will consider permeable or non-permeable pavers options, tied to stormwater management regulations. • Designs will consider sandset vs. mortar set options, tied to the stormwater strategy. • Designs could accommodate minor areas of alternative paving, tied to accessibility strategy against building • Designs should consider the integration of existing bricks to be reused in each alternative. • Designs could locate potential locations for food and beverage services for established business owners, but recognize that it would require a code amendment. MALL/STREET/SIDEWALK TRANSITION • Designs could retain current material or propose new material change. • Designs will examine Mill and Galena Malls to Durant Street to improve connectivity. CROSSWALKS • Designs should reconsider crosswalk locations using current COA standards. • Designs should consider original mall “node” intent of connecting across streets. • Designs could consider the extension of brick pavers or raised table as crosswalks at nodes/intersections (Wheeler/Hyman and Galena/Cooper) SISTER CITIES PLAZA • Designs may reconsider the design of the plaza, while retaining current configuration (paving, seating, trees). • Designs could reconsider paving, seating, and trees with new design. • Designs could restore paving and plaza configuration back to original design. • Designs should consider past investment and meaning of Sister Cities message. SEATING: FIXED BENCHES • Designs should retain memorial benches on the Mall, but only allow consideration of relocation where in sync with a new holistic design modification. • Designs could consider an updated bench design with considering human comfort • Designs chould consider placement of benches and dining opportunities to maximize seating that also respect the Mall’s patterns and relationships. SEATING: MOVABLE TABLES/CHAIRS • Designs should consider diversification of seat types and locations. • Designs should integrate move movable than fixed furniture options. • Designs could consider additional seating along the edge of Wagner Park. • Designs should create consistency in the seating/tables with a higher-level design. WATER FEATURES • Designs should retain the Dancing Fountain and repair or enhance its surface treatment, in keeping with the fountains original intent. • Designs could propose enhancement/refurbishment for the Davis Fountain. Designs could propose smaller footprint. • Designs should consider additional water features in other location(s) on the Mall, potentially at the Galena Node. • Designs could consider how water features could act as barriers. PUBLIC ART • Designs may consider additional locations for temporary public art locations in areas that activate and complement the Mall’s patterns and relationships. • Designs should identify additional locations or programs for temporary/ rotating public art exhibits in areas that activate and complement the Mall’s patterns and relationships • Designs should provide credit for artists. FIREPIT • Designs may consider a redesign or relocation of a firepit, including a temporary or movable feature in an area or areas that activate and complement the Mall’s patterns and relationships. • Designs should be mindful of energy consumption. GROUNDPLANE + FURNISHINGS DESIGN CRITERIA 9 KIOSK • Designs may consider a relocation or redesign of the kiosk in an area or areas that activate and complement the Mall’s patterns and relationships. • Designs may consolidate the kiosk with other elements, such as the restrooms. • Designs should maintain a centralized location. • Designs might consider consolidation with Wheeler Visitor Center (if wayfinding is solved). RESTROOMS • Designs should retain the current building. • One design alternative could consider an alternative location for the future. • Designs should consider changing out panels of restroom. PLAYGROUND • Designs should explore options for surface treatment (i.e. engineered wood fiber, synthetic material). • Designs could maintain the appearance of a natural playground (i.e. boulders, timbers). • Designs could explore strategies to achieve wider range of ages in a manner that complements the Mall’s patterns and relationships and its relationship to Wagner Park. Aesthetics could better relate to the Mall. • Equipment updates worth exploring in one option. • Designs could include toddler play or lawn area for temporary play elements for young kids. • The amount of playground area is appropriate. Designs will consider the same amount of playground area. BIKE RACKS • Designs must plan for bike storage for Rubey Park. • Designs should examine consolidation and expansion of existing racks on edge of or near the Mall. • Designs should locate bike racks on edge of or near the Mall and at key areas of flow for bicycles. • Designs should consider the Mall’s patterns, relationships and views in addition to usability. • Designs should consider ski storage AND bike storage. (Dual purpose). • Designs could change design of racks, including sheltered racks or interior bike storage location LIGHTING: YEAR-ROUND LIGHTING • All lighting designs will comply with the COA’s dark sky requirements. • Designs will test retrofitting existing posts/luminaires (including original ‘antique lights’) or new posts/luminaires designed to complement the Mall and its patterns and relationships. • Designs should utilize LED luminaires to reduce energy consumption. • Designs should explore alternatives for increasing light in the center aisles designed to complement the Mall and its patterns and relationships. • Designs could explore creative or artistic interactive lighting displays. • Designs should integrate the acorn style for historical reasons but replace heads for consistency. • Designs will assume they will receive exception for dark-sky ordinance. • Designs should integrate warmer lights GROUNDPLANE + FURNISHINGS DESIGN CRITERIA • Designs could consider flexible and temporary play elements along the Wagner Park edge. Storage would be needed in close proximity. Could be below grade in a new electrical building/ vault. • Designs could consider activities for older kids (for example the Aspen Swing Project). • Designs should consider shade for summer and consistency in seating. SIGNAGE • Designs will seek integrated design approaches to minimize the potential of clutter, ensuring placement and design complement the Mall’s patterns, relationships and aesthetic. Very important. • Designs will include locations for street signage at each node at the existing lighting. • Designs will recognize the current update to the signage code. • Designs will update mall directional and regulatory signage to be consistent in graphic design/branding. • Designs will integrate wayfinding signage in a manner consistent with the city. • Designs will consider opportunities to feature areas of historical significance, similar to Aspen Downtown Enhancement Plan • Design must consider signage and views regarding placement and aesthetics. • Design must consider site furnishings and infrastructure as part of overall signage, wayfinding and branding for accuracy and consistency. • The project needs an overall plan/ layer addressing signage, wayfinding and branding cohesively. 10 LIGHTING: HOLIDAY • Designs will examine holistic aesthetic approach for holiday lighting, including location and appearance. • Designs will utilize LED luminaires to reduce energy consumption. • Designs will explore alternatives for increasing light in the center aisles. TREES: HYMAN + COOPER • Designs will adhere to the 2007 Community Forestry Management Plan. • Designs will assume that the removal trees 885, 206, 387, 182, 843, 882, 1390, and 1394 will be permitted for this project. These trees all have significant health issues that will lead to mortality. All of them would likely have been permitted for removal in the next 1-5 years. • Designs will assume that the removal of trees 298, 354, 184, 853, 1326, 1334, 830, 2778, 1415, 1338, 893, 894, and 2779 may be permitted for removal for this project, but will be determined by construction requirements. These trees would likely have been permitted in the next 5-10 years because they are in confined growing spaces or have structural issues. • Designs will consider that additional trees requested for hazard removal be evaluated on a case by case basis and may require mitigation. • Designs will propose a succession plan with higher quantities of deciduous trees for additional sunlight. • Designs should retain a diverse mixed forest, planted in designs that reflect the original design in intent, with adaptation for current best practices in tree and vegetation management, i.e., bosquets at Mill Street, linear plantings on Cooper, etc. • Designs should maintain transparency to Wagner Park and historic views and viewsheds. • Designs could repair tree canopies and patterns, and add views through various methods (tree pruning, tree elimination, etc.) TREES: MILL + GALENA • Designs will propose a succession plan of non-fruiting crabapples for bosquet plantings. • Designs will consider trees and utilities holistically. • Designs must adhere to the designation of trees appropriate for the Mall as a starting point (spruce, aspen, cottonwood, crabapple), but alternative trees may be considered under special review. The review must consider aesthetic and character of original plan (replace in-kind). PLANTINGS: AT GRADE • Designs should retain current ground plane plantings. • Designs could propose additional ground plane plantings. • Designs could consider a hybrid of perennial and annual plantings. (Designs could consider plantings in line with “native park”. (Annual plantings do not send that message.) • Plantings must consider Aspen’s water efficiency plan. • Plantings could consider a more contemporary approach to planting design. PLANTINGS: HANGING • Designs should retain existing hanging baskets, but could be more of this time. • Designs could propose additional hanging basket locations, if associated with other site elements, but must be balanced with goal of eliminating visual clutter. • Designs should propose self-watering abilities to reduce daily maintenance. LANDSCAPE FENCES • Designs might retain fences to prevent potential damage. • Designs could propose alternative fence designs to build consistency with other site furnishings. • Designs should consider alternative solutions for fence designs to be removed. STREAM CHANNELS + BANKS • Designs should maintain the channels and edges as lawn and provide 100% access. • Designs could introduce additional stones to create additional ripples for moments of interest (but only at the bottom of the channel. • Designs could propose underground structural grass solutions to alleviate wear/tear. • Designs must maintain “ditch” aesthetic in terms of sides. Boulders on the sides does not meet the aesthetic. • Stormwater must not be allowed to get into ditch. Legal issue. • The cross section of the ditches is important and allowing stormwater might change cross-section. GROUNDPLANE + FURNISHINGS DESIGN CRITERIA 11 LAND USE • Designs must consider tying into utilities as existing properties redevelop. • Designs must consider flexibility to accommodate a mix of land uses. EMERGENCY ACCESS • Designs should provide access in both direction on Hyman, Galena and Mill. • Designs should provide access from the east on Cooper. • Designs should include fire lanes of 20’ widths – 16’ on case by case. • Designs should provide direct access to 3-story buildings. • Designs will consider integration of vehicle barriers for security (must be integrated with urban fabric). PUBLIC VS. PRIVATE • Designs must consider tying into utilities as existing properties redevelop. • Designs must consider flexibility to accommodate a mix of land uses. ACCESSIBILITY • Designs might consider areas that exceed 5% slope, even if that means expanding the construction area. • Designs will reconcile accessibility at the bridge crossings. • Designs may consider an accessible path option in lieu of 100% accessible. • Designs will consider ADA access to historic buildings which may never match the grades of the Mall. • Designs will consider snowmelt in limited areas to improve accessibility. • Designs will consider the pavers and joints for accessibility. SNOWMELT • Designs could examine the inclusion of snowmelt in limited areas. Not all options should include snowmelt. • Designs should be operated by renewable energy with high efficiencies. • Designs should minimize impacts to the picturesque quality of snow-filled streets. • Designs should align snowmelted areas to accessibility through the Mall and to business frontages. • Designs should consider planning for infrastructure even if not desired at this time. SHADE • Designs should maintain the current level of shade throughout the Mall. • Designs should maintain the diversity of shaded areas (i.e. Independence Node = less shade). • Designs can examine how less shade could be provided during winter months. • Designs will consider shade from the perspective that shaded surfaces affect stormwater strategies. • Designs will consider that tree canopy is a credit towards stormwater. (existing only). • Designs will consider quality of shade (dappled vs solid shade). STORMWATER • Designs will adhere to the City’s Urban Runoff Management Plan. • Designs will consider three approaches to stormwater: o Decentralized LID treatment within the mall with no treatment for alleys and private parcels. o Decentralized LID treatment within the mall. Non-LID treatment for alleys and private parcels. o Decentralized LID treatment within the mall with treatment for alleys and private parcels. • Designs will consider use of hydrodynamic separators if systems meet Code specifications. • Designs will consider how to balance stormwater best management practices with preservation of historic fabric. IRRIGATION • Designs will test alternatives for a raw water source, with a new booster pump at Cooper and Galena. • Designs will adhere to the City’s Efficient Landscape Ordinance, Aspen Parks Standards and current landscape best management practices by the irrigation association. • Designs will consider how stormwater flows and soil moisture sensors can reduce irrigation needs. • Designs will consider how stormwater improvements can be integrally designed with the Mall’s historic character and features. • Designs will consider irrigation for all planting areas (minimize hand- watering). LAND USE + OWNERSHIP DESIGN CRITERIA HUMAN COMFORT STORMWATER + UTILITIES 12 PHASE 1 - COMMUNITY FEEDBACK Additional Comments regarding Mall Seating (optional) 11 responses A couple moe small round Tables. They all fill up quick in the summer I'd like to see more movable furnature, not additional set benches. The benches are important. As pedestrian ways, the benches provide opportunity for respite (much of the rest of downtown does not have enough public seating) and spontaneous social interaction. This is central to the malls' effectivness and appeal. Hyman Mall seating in the summer is very poor. Most of the benches are taken up by bars. The walkways from one side of the mall to the other are blocked. The scattered tables and chairs end up anywhere. Love the benches and little patio tables and chairs currently. Mix of static benches and loose tables and chairs are nice Businesses have been taking advantage of the free seating by staging them outside their storefront. It's great now, maybe could be a little more but don't overdo it. I prefer the public chairs and small tables. Hyman has a good amount. Cooper, Mill and Galena could use more. I'd be open to exploring new configurations. The current seating is sparsly used and therefore adequate. Partnering Session (31 Participants) (2) Community Workshops/Open Houses (68 Participants) Downtown Core, Mall Business Tenants and Property Owners 1970’s Mall Partners Visitors, Events, Tourism and Recreation Operations, Maintenance, Access, Deliveries and Mobility Team Sustainability Arts, History and Culture Park Users Online Survey (67 Participants) Individual Meetings Aspen Fire Department Arborist Police Aspen City Council Aspen Historic Preservation Commission Aspen Planning and Zoning Commission Placemaking Exercise (39 Participants) Ongoing book of community input COMMUNITY WORKSHOP ONLINE SURVEY PLACEMAKING EXERCISE 13 67 31 68 39 Online Survey Participants Partnering Session Participants Community Workshop Participants Placemaking Exercise Participants COMMUNITY FEEDBACK (KEY FEEDBACK) In terms of safety and accessibility, what is your opinion regarding snowmleted surfaces on the Mall in the future? Snowmelt is acceptable. Snowmelt is not acceptable. Other 63% 33% From the stated project goals, what are your top priorities? Maintain historic character Encourage pedestrian vitality Maintain park-like character 21% 19% Encourage retail and restaurant vitality 16% 16% The future mall should retain the Mall’s current color, texture, and pattern of paving. Agree Strongly Agree No opinion / Disagree 56% 39% *See Site Analysis Book appendix for full feedback. 14 15 UTILITIES + STORMWATER 16 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 4 of 27 INTRODUCTION The purpose of this memorandum is to discuss the design metrics for the utilities on the Aspen Pedestrian Mall, and identify both design opportunities and known constraints. UTILITY DISCUSSION POTABLE WATER EXISTING History of Installation The existing potable water system that is installed in the streets encompassing the Mall (Cooper, Hyman, Mill and Galena) dates to at least 60 years. System Upgrades and Updates Very few planned upgrades have taken place since the original construction. The majority of replacements that have taken place were a result of service line breaks that required repair. Existing Conditions Water Mains An existing 12” CIP is installed in Hyman, and runs the entire course of th e mall extents. An 8” DIP is installed in Galena and runs the entire course of the mall extents. South of Cooper on Mill, a 6” CIP runs to a 8”x6” reducer, where the line size increases to an 8” DIP heading south. The reducer is reported to be located slightly north of the alleyway on Mill, according to City GIS mapping resources. This stretch of 8” DIP reduces back to 6” CIP outside the extents of the mall. The routing of the Hyman waterline is to the north of the two open Wheeler Ditch channels, along the north edge of the plantings. There is an isolation valve on the east branch of the Mill & Hyman intersection. Another valve is located east of the Hyman & Galena intersection. The Hyman waterline can be isolated by shutting off these two valves and the va lve on the Galena waterline located south of the tee intersection. (need to verify there is not a waterline going north from Galena) The routing of the Cooper Waterline is between the two Wheeler Ditch channels. There is an isolation valve on the east side near the Galena & Cooper cross intersection, and on the west near the fire hydrant on the Mill waterline. The Cooper waterline can be isolated by shutting off these two valves. The waterline in Cooper is a 6” CIP and runs west to a 90-degree elbow, where it becomes the Mill Street waterline. The routing of the Mill Street waterline begins at the Cooper intersection and runs to the south. There is no water main north on Mill Street that connects to the Hyman waterline. The Cooper waterline has an elbow on the west side that connects to the Mill Street waterline. As the line runs to the south, the line changes from 6” CIP to 8” DIP at a reducer approximately 80 feet south of Cooper Ave. The Mill Street Waterline continues to run south past the mall extents. The Galena Street waterline runs within the street in the west side. It connects to both the Cooper and Hyman waterlines, and continues to both the north and south outside of the mall extents. An Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 5 of 27 isolation valve exists on the south branch of the Galena and Hyman intersection, and two isolation valves exist near the fire hydrant south of the Cooper Intersection and near the alleyway. The Galena Waterline can be isolated by turning off the valves near the fire hydrant, the Galena/Hyman intersection, and the two isolation valves on the Cooper waterline at the Cooper/Galena intersection. Based on building function and square footages taken from the City of Aspen GIS map, the current potable water system demand was estimated for each property based on tables in t he American Society of Plumbing Engineers (ASPE) Design Handbook. The peak flow for the study area is estimated to be 4,400 gpm. Water Services The existing water services are generally accessed the front of the buildings along the Hyman and Cooper frontages. Since there is no waterline in Mill between Hyman and Cooper, the buildings at the southeast corner of Mill and Hyman are served from a service lateral from Hyman that runs south on Mill. For the buildings on the north side of Hyman, water services are accessed from the existing Hyman waterline. The services appear to be a direct connection to the line, and are not impacted by trees, roots, or vegetation. For the buildings on the south side of Hyman, water services are accessed from the existing Hyman waterline. The services appear to be a direct connection to the line; however, they appear to cross under and through the trees. There is a good chance that these services may be impacted by the existing vegetation and root systems. Fire Hydrants and Other Appurtenances Fire hydrants currently serving the fire protection needs of the mall and are effectively located at each of the major intersections. Fire hydrants are generally located at the end of each block and are tapped off the potable water mains. Existing irrigation control valves are supplied from the potable water mains. Modelling and Supply Issues No models of the existing water supply system were provided during this inventory and analysis phase. The design team will work to create one as needed for future design phases of this project. There have been no reported supply issues as demand has trended downwards since the early 1990s for various reasons, such as the adoption of low flow devices and general conservation. Estimated Delivery Water usage for the mall is assumed to be equal to other commercial areas of downtown Aspen. Central potable water pumps provide consistent distribution pressure of approximately 100 psi from the City of Aspen through the pedestrian mall area. 17 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 6 of 27 Survey/Location Accuracy Potholes Several potholes were completed to verify locations and burial depths of water lines throughout the mall. Care was taken in selecting pothole locations to provide the most information possible while avoiding disturbance of historic and aesthetic areas of the mall. Potholes provide the highest level of accuracy as the actual pipe is exposed and surveyed. Water Mains In addition to potholes, the existing water mains were located via radiolocation services. This method generally provides acceptable horizontal accuracy but provides no depth information. However, most the mains were not picked up due to the lack of continuity between the mains. No tracer wires were observed or located in the area that would have aided in the signals traveling further along the lines. Water Services Water services are generally located by surveying surface features such as curb stops. Buildings with shared service lines may give the appearance of missing services. As redevelopment occurs it is important to keep record s of service tap locations and the buildings they serve. Existing Deficiencies Performance of Existing System There have been no major reported issues with the existing distribution mains within the mall. However, this may be expected to change in the near future as the expected service life of the existing system comes near its end. The majority of reported issues include service line breaks that required quick repair. Additionally, it is not known how well the existing valves have been exercised and how well they perform, however, the age of the valves suggest that replacement may be indicated. The existing 6” CIP waterline that is in Cooper Street is undersized for most current fire flow recommendations. Most municipalities and districts, including the City, have a minimum size of 8” for all mains. Some of the older cast iron pipe may also have issues with being brittle and susceptible to cracks and leaking, however, many areas have seen cast iron water mains last over 100 years. Ductile iron pipe has largely replaced the installation of CIP piping for water mains, and it is the recommended material for any replacements of CIP piping. Other Utility Conflicts The existing water mains generally have few conflicts with other utilities within the mall boundaries. The mains located within Cooper and Hyman Avenues share the right -of-way with storm sewer and shallow underground electric that serves pedestrian lighting. The existing main in Mill Street runs parallel to the other utilities along the east side of the right-of-way resulting in few crossings. Ample separation exists between the water and sanitary sewer mains. Site Conflicts The entirety of the water distribution system that serves the pedestrian malls lies within the historic brick-lined streets. Any excavation work for maintenance of the existing line requires removal and replacement of these bricks. In addition, the mains within Hyman Avenue and Mill Street are located beneath rows of mature trees. Maintenance on these lines may require removal of these trees. The water line in Cooper Avenue appears to be relatively centered between the Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 7 of 27 planting beds such that shoring during open excavations could potentially save these trees from needing to be removed. Existing Site Constraints Existing Building Use The existing water mains appear to be located far enough away from the existing buildings such that the entirety of the utility trenches are outside zone of influence of building loads. As redevelopment is not expected to encroach further into the right-of-way, this condition is likely to remain in the future. PROPOSED Water Flow Demands Future Conditions Estimated future water flow demands are pending definition of design concepts. Fire Flow Requirements Estimated future fire flow demands are pending definit ion of design concepts. The existing 6” CIP water line that is located within Cooper Street probably has challenges in delivering consistent fire flows due to its size. Proposed Infrastructure Water Mains Water Mains to Remain in Place A couple of trenchless technologies exist such that rehabilitating the existing mains in place is a feasible option. Lining (either slip-lining or cured-in-place lining) are popular choices for repairing mains in place where minor loss of capacity is not an issue. Pipe burst ing technology can be used to replace the existing pipe with a similar or larger diameter pipe. All trenchless methods include possibilities to reinstate services via the new pipe and do not require the need for excavation outside the access points. Generally, these access points would be located within the intersections at locations of existing Tees and Crosses. Proposed Water Mains to be Added Replace in Kind Replacement of the existing system would involve conventional construction of utility trenches. Challenges include replacement of large sections of brick paving and the removal of several mature trees within the mall. Conventional Main in Alleys In order to preserve the existing characteristics of the pedestrian mall, it is possible to construct new water mains in the alleys while abandoning the existing mains in place. Currently, sanitary sewer mains are located within the alleys as well. In order to meet CDPHE, City, and district separation requirements, it is likely that the sanitary sewer mains would need to be replac ed concurrently. Additionally, many of the shallow utilities would need to be rerouted. 18 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 8 of 27 Utility Corridor If it is desired to replace several utilities at the same time, one possibility would be to utilize a Utility Corridor. An underground structure (likely constructed of pre-cast concrete) can house a multitude of utilities. As the corridor would likely not be able to be buried to the depth required to maintain temperatures above freezing in a mountain climate, utilities susceptible to freezing would need to be protected in some fashion. This could be accomplished by heating the pipes of those specific utilities or conditioning the tunnel with heated air. Combination of rehabilitation and new mains. As specific replacement needs are determined in future phases of this project, some mains may be chosen to be rehabilitated in-place, while others are replaced or relocated. System modeling can be utilized to aid in these decisions. Water Services Existing Water Services to remain Existing water services will typically be able to remain if existing mains are rehabilitated or replaced in kind. Proposed Water Services New water services will be necessary if mains are relocated. New water services from mains relocated to the alleys would likely be installed via typical utility trenches. The installation and timing for proposed water services would be related to the location of the water mains. If the mains are located in the present locations in the malls, new services could be difficult to install based upon the existing vegetation within the mall center. If the mains are located in the alleyways, upon redevelopment, the services would tie into the alleyway mains. When a critical number of services remain on the existing mall waterlines, the City could make the decision that the existing mall waterline should be abandoned in place, and all remaining water services need to be rerouted to the alleyways. The existing mall waterlines could be capped in place and removed from the system, and abandoned in place. This would provide minimal disturbance to the existing vegetation. Fire Flow Requirements and Other Appurtenances No PRVs or air release valves are anticipated based on topography. Public Works utility service hookups may be desired for watering, street cleaning, or other maintenance procedures. There are no known deficiencies with the existing hydrants and fire protection systems of the existing buildings within the pedestrian mall. As redevelopment occurs, building fire protection systems may need to be brought into compliance with applicable codes and requirements. Proposed Building Use Fire flow requirements of future redevelopment may increase if overall square footage is added. Future Code revisions may also increase requirements. Design Standards Proposed concepts shall follow the direction of City of Aspen, Fire Department, and Ut ility Company Design Standards and Specifications Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 9 of 27 SANITARY SEWER EXISTING History of Installation The sanitary sewer system is believed to have been installed during the 1960’s. The as -built plans indicate that rim and invert information was cataloged in 1990, with additional information supplemented by video inspection during 2001, 2005, and 2009. System Upgrades and Updates The as-built plans detail repairs that have been made to the system only. These include CIPP lining in 2001 of the Mill Street and Galena Street sewers. Existing Conditions Sewer Mains and Manholes The sewer piping materials currently installed in the pedestrian mall area consist of vitrified clay pipe (VCP), steel, PVC, Cast in Place Pipe (CIPP) and reinforced concrete pipe. According to the as- builts, a 12” VCP runs from the south to north down Mill Street. From the alleyway between Cooper and Durant, a 12” PVC pipe flows into the manhole at the alley south of Cooper. The Mill Street sewer then continues to the north, and is constru cted out of 12” VCP to the manhole in the alley between Cooper and Hyman. The Mill Street line to the north appears to be CIPP from the as - builts. Pipe slopes range from approximately 1.5% to 2.5% in the vicinity of the mall extents. The sewerline in the alleyway south of Cooper flows from the east to west, ties into the Mill Street Sewer, and appears 8” VCP according to the as builts. The survey does not show the manhole in the alleyway, and shows a 12”RCP at the Mill Street junction. Therefore, the condit ion and status of this sewerline is not accurately known. The alleyway between Cooper and Hyman has two 12” PVC sewerlines; one runs to the west into the Mill Street sewer, and the other runs to the east into the Galena Street sewer. All of the alleyway sewers that tie into the Mill Street Sewer have slopes ranging from approximately 1.5% to 2.5%. The alleyway sewer that ties into the Galena Street Sewer has a slope of approximately 0.7%. The Galena Street Sewer appears to have been lined with CIPP from its original 20”VCP. During the survey, it was found that a section of the 12” sewer was blocked or has been abandoned in the East side of the alley between Cooper and Hyman (Block 89). Planned video inspection of the system will provide information the exi sting condition of the sewer mains in the area. Sewer Services The sanitary sewer receives flow from a mixture of residential, commercial and food service customers. Existing as-built plans from the Aspen Consolidated Sanitation District exist that show the distances from manholes to sewer service locations. Capacity The laterals to both the Mill Street and Galena Street sanitary sewer appear to be a minimum of 12” diameter. The Galena spur is running at 0.7%, which has a capacity of approximately 790gpm at 50% full. The other laterals have slopes running at 1.5%-2.5%, giving capacities 19 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 10 of 27 Existing Flows Based on building function and square footages taken from the City of Aspen GIS map, the current sanitary sewer system fixture units were estimated for eac h property based on tables from the ASPE Design Handbook. The waste gallons per day (GPD) for the study area is estimated to be 12,000 GPD. Survey/Location Accuracy Sewer Mains The locations of the sewer mains are identified from the observation of ea ch manhole and depths to the pipe invert from the rim. Materials and diameter of the mains are observed and noted. Sanitary sewer mains are assumed to be in a straight line between manholes for the project area. Video Surveillance It is not known when the last time the sanitary sewer mains were video surveyed by the Aspen Consolidated Sanitation District. Information on the as-built plans supplied by the District have dimensions from manhole to services, therefore this data was probably gathered by video surveillance. Manhole Rim and Invert Elevations Manholes labeled “Sewer” are surveyed from the ground, and invert elevations are measured from removing the manhole lid. Some of the manholes are mislabeled. Sewer Services Sewer services were not located by surveying methods. Service locations show up on the as-built plans with a distance measured from manholes, and an arrow showing the side of the service on the sewer line. Existing Site Constraints The sanitary sewers are generally located in a south to north fashion for the interceptors, which consist of the Mill Street and Galena Street interceptors. Both of these sewers have occasional utilities crossing them, such as water, storm sewer, and shallow utilities including gas, telephone, and cable. In the road ways, most of the crossings are at a perpendicular angle to the sewer, are located higher than, and present little conflict. The Galena Street sewer is only connected to in the center alleyway, and it is within the roadway section of Galena. The Mill Street sewer along the mall is covered with bricks and has access challenges due to the bricks. There are four sanitary sewer laterals located in the alleyways. All of these alginments are in close proximity to numerous shallow utilities, including many that cross over and maintain little or no horizontal spacing and run parallel to the sanitary sewer lateral. PROPOSED Sewer Flow Demands – From Water Demands Future Conditions The impact of future conditions will be determined once the proposed concepts have bee n finalized. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 11 of 27 Proposed Infrastructure The proposed infrastructure for the sanitary sewer infrastructure will be the decision of the Aspen Consolidated Sanitation District, based upon their proposed needs and evaluation of the system. For the purposes of this memorandum, it is understood that ACSD will provide their analysis and make their own recommendations using their internal evaluations as a separate task. Utility Corridor It is proposed to keep the sanitary sewer infrastructure in the alleys to serve t he buildings. The sanitary sewer may be located within a utility corridor, depending upon the depth and size of the corridor, and if it will be designed accordingly to take into consideration gravity fed utilities. Since the existing location is deep compared to the requirements of other utilities that would share a corridor, the sewer mains could be located below grade in an “open bottom” style corridor, that would feature walls for other utilities to use, and native grade on the bottom for access to the sewer. Design Standards Proposed concepts shall follow the direction of ACSD Design Standards and Specifications. STORM SEWER EXISTING History of Installation Per design and as-built plans dated April 1976, a majority of the storm sewer infrastructure was installed during the construction of the mall. This also included the Mill Street Storm Sewer that runs to the north (downstream) and tied into existing infrastructure in the Mill Street / Bleeker Street intersection. System Upgrades and Updates No additional information or upgrades of the storm sewer system are believed to be installed . The as-built plans did show future extensions to the storm sewer system located to the south of the Galena/Hyman intersection, as well as to the east of the Galena/Cooper i ntersection along Cooper to the Hunter Street intersection. Both of these extensions were not installed according to the as-builts. It is believed that these extensions were installed at a later date, as they show up in an exhibit with the City’s Urban Run off Management Plan showing the locations of stormwater piping that are capable of carrying the 10 -year developed flow. Existing Conditions Storm Sewer Mains An existing 21” Concrete Pipe Storm Sewer flows to the west in the Cooper Mall. On the east side at the Galena Street intersection, it connects to a 15” Concrete Pipe flowing to the north and a 21” Concrete Pipe flowing to the west. At this junction, there is no manhole, but only a tee. The line to the east collects street drainage along Cooper Avenue. From the 1976 plans, it appears to have been extended approximately 100’ to the east to a manhole and an inlet, and then stubbed out and plugged for future expansion. In the section between Galena and Mill Street, this line has one inlet where it connects with the Mill Street Storm Sewer. An existing 15” Concrete Pipe Storm Sewer flows to the west in the Hyman Mall. On the east side at the Galena Street intersection, a storm manhole connects to two laterals from inlets on the east 20 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 12 of 27 side of the Galena / Hyman intersection. According to the 1976 plans, from this manhole flowing downstream to the west, the pipe is curved to the north, until it picks up its westerly alignment heading to the Mill Street storm sewer. An inline inlet is located on the west side of Hyman just before the line discharges into the Mill Street storm sewer. This inlet follows along the mall’s “V” shaped drainage pan on the south side of the trees and open ditches in the center of the mall. The Mill Street storm sewer flows from the south to north and is located east of the center of the Mill Street Mall. The line sizing is a 24” RCP storm sewer from the south to Cooper, then it is a 36” RCP from Cooper to Hyman, and is upsized to a 60” RCP heading to the north, as it flows through the fountain. At the Cooper / Mill intersection, the Cooper storm sewer connects with an inlet structure that lines up with the south “V” shaped drainage pan. Approximately 35’ to the north, another inlet intercepts the surface runoff of the north “V” shaped drai nage pan. At the alleyway between Cooper and Hyman, a 12” concrete pipe runs to an inlet lateral on the north side of the alleyway, capturing sheet flow drainage. Manholes and Inlets There are existing inlets located at the intersections of the alley south of Cooper and Galena that feed into the storm sewer running north to the Cooper/Galena intersection. At this intersection, there are existing inlets that connect and flow to the west into the Mill Street storm sewer. An inlet exists at the junction of the Cooper Street and Mill Street connection. An inlet exists on the west side of the alley between Cooper and Hyman that connects into the Mill Street storm sewer. This alley inlet collects surface runoff through a 12” pipe from the alley and roof drainage. Inlets located at the Hyman/Galena intersection flow to the west in a 15” concrete pipe into the Mill Street storm sewer. An inlet exists on this line before it connects into the Mill Street line. Another inlet is located to the north that lines up with th e surface “V” shaped drainage pan on Hyman Street. Connections to Wheeler Ditch System According to the as-builts, the Wheeler Ditch system appears to be separated from the storm sewer system in the area. Roof Drains, Area Drains, and Trench Drains The majority of existing roofs within the mall appear to drain to surface level within the alleys. A couple of exceptions appear to drain onto the surface Mill Street and 2 others appear to tie directly into the Storm Sewer main in Mill Street. Each branch of the mall storm sewer terminates within the Galena Street intersections. Three area drains exist in the intersection of both Hyman Avenue and the alleyway south of Cooper Avenue. Two area drains serve the drainage within the intersection of Cooper Avenue. Two trench drains were located during surveying and site observations. One serves the westernmost building entrance along the south side of Cooper Avenue. The other serves the west side of the public restrooms located at the intersection of Mill Street and Coo per Avenue. Water Quality/Detention No water quality or detention structures exist within the mall. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 13 of 27 Survey/Location Accuracy Potholes One pothole was completed to verify the location of the tee at the Cooper/Galena street intersection. Video Surveillance The City has performed video surveillance in May 2017 on the Mill Street, Cooper Street, and Hyman Street storm sewers. On Mill Street, the video started near Rubey Park to the dancing fountain. The pipe is reported to be in excellent condition. There was one observed roof drain connected to the storm sewer. The pipe was marked as being placed in 1989. The Hyman Street storm sewer was videoed from Galena Street to the west. The pipe was in good working condition, with a few roots that were protruding on t he western side of the pipe. No roof drains were observed on this stretch of pipe. The Cooper Street storm sewer was filled with mud and the City was unable to complete the video. The City speculates that this pipe was not in good working condition. Storm Sewer Mains The locations of the storm sewer mains are identified from the observation of each manhole or inlet and the depths to the pipe invert from the rim. There are some connections that are a tee connection and do not have an elevation associated with their location. Some of these locations can be calculated from the other sewer lines that have elevation information, and the pothole location mentioned above provides the depth information on the Cooper Street line. Manhole and Inlet Rim and Invert Elevations Manholes labeled “Storm” and Inlets are surveyed from the ground, and and invert elevations are measured from removing the manhole lid or inlet. Some of the manholes ar e mislabeled. Existing Deficiencies Performance of Existing System All of the described infrastructure generally functions well and is in good condition. The exception being the 21” main that runs within Cooper Avenue. Inspection services of this pipe were not able to complete their efforts due to sediment blockages. Cleaning efforts and re-inspection are recommended in order to produce recommendations for rehabilitation or replacement of this section. While the pipe in Hyman Avenue was reported to be in good working condition, there were some root infiltration observed during the insp ection process. It is recommended that this section of pipe be maintained with mechanical root cutting augers and routine inspections. Other Utility Conflicts Only minor conflicts exist with other shallow utilities in the mall. Several water services cross underneath the storm sewers within Cooper and Hyman Avenues. 21 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 14 of 27 Existing Site Constraints It appears all main lines run within the dripline boundaries of mature trees within the major walking streets of the mall. As such, root infiltration into these shallow-buried mains should be expected. The existence of the trees will also inhibit replacement of these lines. PROPOSED Design Storm Demands Future Conditions The impact of future conditions will be determined once the proposed concepts have been finalized Proposed Infrastructure Storm Sewer Mains Storm Sewer Mains to Remain in Place It is likely undesirable to replace large sections of storm mains due to the removal of existing trees and the replacement of brick paving that would be necessary. Rehabilitation o f the existing pipes in place is an attractive solution to mitigate those issues. As the system is in generally good shape, only work on the mains within Hyman and Cooper Avenues is recommended. The root infiltration issue in Hyman can be taken care of through mechanical removal and inspection at regular intervals. If root remove becomes a frequent issue in the future, cured -in-place lining of the main can be used to inhibit growth as it would effectively remove the joints where roots typically find their way in. The main within Cooper Avenue requires further cleaning and inspection before recommendations for rehabilitation or replacement can be made. Proposed Storm Sewer Mains to be Added As the system is generally in good shape, the only main that could be recommended to be replaced would be the one within Cooper Avenue. Further cleaning and inspection of this section of pipe is required before recommendations for rehabilitation or replacement can be made. If this pipe is found to be penetrated with roots from vegetation and cannot be cleaned, the replacement of a new line in place will cause impact to the vegetation. The abandonment of this line and the installation of a new parallel storm sewer located to the south may be a viable option, providing suitable separation from the existing vegetation. If the line can be successfully cleaned, an enhanced maintenance program may minimize any future clogging issues. Storm Sewer Manholes / Inlets Storm Sewer Manholes / Inlets to Remain in Place Depending on the routing of the stormwater flows on the mall, a majority of the stormwater manholes and inlets can remain in place. These include the inlets at both intersections on Galena with the Cooper and Hyman malls, where there are area inlets within the road network. The inlets on the west sides of both Cooper and Hyman malls that connect to the Mill Street Storm sewer can remain in place if there is a desire to continue the current drainage pattern in the “V” shaped pan that drains surface drainage. The same follows for the inlets on the Mill Street mall that gather surface drainage. The alleyway between the malls also has an inlet that gathers runoff from the alley, as well as surface drainage that is transferred from the roof drains. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 15 of 27 Proposed Storm Sewer Manholes / Inlets to be Added Depending upon the configuration of proposed stormwater treatment and roof drain routing, additional inlets could be added within the alleyways to promote better drainage and minimize surface runoff in these areas. If a utility corridor is proposed in the alley, storm drainage could also be routed internally in the corridor, with the option to connect existing and future roof drains to the alley storm sewer in the utility corridor. A requirement would be for all future development to have their roof drains routed to the alleyway and utility corridor. Depending upon the discharge requirements at the point of connection to the storm system, water quality and sediment standards may need to be met prior to discharge, or, the City could provide these treatment standards on the utility corridor sewerline. Additionally, because both of the existing storm drains are located on the south sides of the Copper and Hyman malls, properties that are located on the south side could tie subsurface roof drain s into the existing sewer lines, rather than sheet flowing onto the mall. This would require the installation of new storm roof drain services that could be disruptive to existing vegetation. The depth to the existing storm water mains is not excessively deep in the Hyman mall; according to the cross sections about 12 inches of cover would allow for a shallow roof drain connection. The Cooper Street storm sewer is substantially deeper according to the cross sections, at about 5 -6 feet of depth, and therefore may have more disturbance for existing vegetation. Properties on the north side may still prefer to tie into the storm sewer main in the alley or utility corridor, as otherwise a new roof drain would need to cross the center mall area and would substanti ally disturb vegetation. Storm Water Mitigations and Treatment Best Management Practices Best management practices for storm water mitigation and treatment can be followed on the mall. Presently, the existing storm system has conveyance without any water q uality or sediment treatment. Any combination of these practices would be a benefit to the stormwater from the mall, and would meet the goals and requirements identified within the City’s Urban Runoff Management Plan. Water Quality Capture Volume Water Quality Capture Volume can be realized within the mall areas by using a variety of methods, such as permeable pavers with connections to the storm sewer along the existing mall corridors, the use of the vegetation areas as biofiltration areas, sub-surface BMPs such as sand filtration vaults or silva cells. Sediment Removal Inlets within the mall can be replaced with inlet boxes containing sumps that have the ability to capture sediments. These would require routine maintenance to avoid overloading. Another option would be to install a water quality treatment structure at the ultimate discharge point of the storm system. This would reduce the number of maintenance locations and have the potential to remove other particulates as well. Peak Flow Attenuation 22 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 16 of 27 Any of the BMPs listed above that cause the runoff to delay sheet surface or pipe flow into the storm sewer network will attenuate the peak flow that is realized. This has the benefit of increasing the overall hydraulic capacity of the City’s storm sewer network. It also has the benefit of allowing other storm flows within the City’s system to be conveyed before the mall’s stormwater is conveyed, effectively “sharing” the overall capacity of the storm sewer network. City of Aspen Urban Runoff Management Plan All proposed improvements will meet the requirements and goals of the City of Aspen Urban Runoff Management Plan. ELECTRIC EXISTING History of Installation Pending; additional coordination with City of Aspen Electric Department is required. System Upgrades and Updates Pending; additional coordination with City of Aspen Electric Department is required. Existing Conditions Primary Conduits and Corridors The primary electrical distribution electrical infrastructure is generally limited to the east -west alleys between Cooper Avenue/Hyman Avenue and Hyman Avenue/E. Hopkins Avenue. A primary electric line also runs east-west along the south side of Wagner Park, north to S. Mill Street, and then east across the northern side of Ruby Park. The existing primary conduits cross the APM at one location on Mill Street Mall between the north- east corner of Wagner Park and the alley between Cooper Avenue/Hyman Avenue. Transformers Two to three transformers are located in each of the alleys and on the north side of Wagner Pa rk. The transformer capacities generally range from 225 kVA to 750 kVA. Secondary Conduits, Lighting, and other Appurtenances Secondary conduits and lighting circuits are routed throughout the APM. The main source of secondary power for the APM originates from Utility fed street lights, the Information Kiosk Service, and the Restroom Facility service. Convenience receptacles are located on various streetlights and are powered from the street lighting circuits. Survey/Location Accuracy The electrical utilities were located by the private utility locators using available system maps and were marked in the field for surveying. No depth information was available for the marked locates. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 17 of 27 Potholes Five locations were identified on the pothole map and were successfully potholed in May 2017. Depth information for each pothole has been reflected on the cross sections. A photograph accommodates each of the potholes, and is included in the Appendix. Primary Conduits and Corridors Primary conduits were located within the alleys with radiolocation equipment. However, there do exist some gaps where additional survey and location information is pending. Transformers Transformers are located in the alleys and are visible above ground. Electrical Services Some of the electrical services have been located in the alleys, and are shown on the utility exhibit. There is a possibility that some of the services are not shown, and may be difficult to accurately locate. Secondary Conduits, Lighting, and other Appurtenances Secondary conduits and lighting were located and surveyed in the Cooper, Hyman, Galena, and Mill mall areas, and are shown on the attached utility exhibit. Existing Deficiencies Performance of Existing System An electrical study was performed in 2013 and it was noted that the secondary electrical service throughout the mall and at Wagner Park is greatly undersized. Events at the park often require additional generators. Street vendors along APM are consistently utilizing extension cords from local businesses or connecting to the street lighting receptacles. This condition has resulted in tripping hazards and subsequent overloading of street lighting circuits causing outages. The study also noted that the additional upgrades including Utility Transformer replacement s would be necessary to provide additional secondary power to this area. Other Utility Conflicts The main electric infrastructure is co-located with the other dry/wet utilities in the alleys. Modifications to infrastructure in the alleys will require a coordinated effort and impact to multiple utilities/agencies. Site Conflicts Secondary conduits and lighting circuits are routed throughout the APM. Modifications or additions to these circuits and/or capacity will require construction within the APM. An existing transformer in the alley between Hyman Avenue and Copper Avenue (east of the APM) does not have sufficient working clearance as required by the City of Aspen Electrical Department. It is directly facing a wall and an existing gas meter. 23 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 18 of 27 Electric meters and disconnects are generally located in groups within the alleys. Many of these locations are in alcoves and co-located with other utilities such as gas, fiber, and cable. Direct access to equipment is often blocked via dumpsters, storage, and/or p arked vehicles. Existing Site Constraints The alleys are very congested and offer limited space to accommodate multiple wet/dry utilities and associated downstream distribution and meters. PROPOSED Electrical Demands Future Conditions Additional electrical demand is anticipated in the APM. Anticipated loads include, but are not limited to, snow melt systems, potentially taller buildings per zoning allowances, Wagner park events and additional street vendors/functions within the mall. Estimated future electrical loading is pending definition of design concepts. Proposed Infrastructure Conduits and Corridors New Conduits and Transformers Additional conduits and transformers would be pending depending upon the proposed electrical loads. Transformers would be set in the alleyways, and the locations try to favor the shortest secondary service runs practical while balancing the number of transformers on the system. Corridors It is proposed to keep the electrical infrastructure in the alleys to serve the buildin gs. Location of the electrical system with a utility corridor would be feasible, as the number and size of conduits required would be recommended by the City of Aspen Electrical Department. Depending upon the design of the utility corridor, conduits could be strategically routed to both existing and proposed transformers to provide the shortest route of coverage, as well as provide connectivity to the existing customers. Design Standards Proposed concepts shall follow the City of Aspen Electrical Department Design Standards and Specifications. FIBER OPTIC / TELEPHONE EXISTING History of Installation The infrastructure in the area dates to approximately 1976. System Upgrades and Updates No upgrades or updates are currently planned. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 19 of 27 Existing Conditions Conduits and Corridors A main fiber optic/telephone, concrete encased duct bank runs below the APM on S. Mill St. This duct bank contains (10) conduits at Hyman Avenue and route south. From this duct bank (2) conduits are routed to into the alley between Hyman Avenue and Cooper Avenue; (1) conduit is for fiber optic and (1) conduit is for telephone. (2) conduits are also routed into the alley between Cooper Avenue and Ruby Park. A manhole/vault is located in the APM near the northwest corner of Wagner Park. Pedestals Fiber optic and telephone services are located within the alleys. Survey/Location Accuracy The fiber optic/telephone utilities were located by the private utility locators using available system maps and were marked in the field for surveying. No depth information was available for the marked locates. Potholes Three locations were identified on the pothole map and were successfully potholed in May 2017. Depth information for each pothole has been reflected on the cross sections. A photograph accommodates each of the potholes, and is included in the Appendix. Conduits and Corridors Fiber Optic and Telephone conduits were located within the mall extents with radiolocation equipment. However, there do exist some gaps where additional survey and locatio n information is pending. Pedestals Pedestals are mainly located in the alleys and are above ground, and have been surveyed. Existing Deficiencies Performance of Existing System The existing system is currently sufficient. Other Utility Conflicts Infrastructure is co-located with the other dry/wet utilities in the alleys. Modifications to infrastructure in the alleys will require a coordinated effort and impact to multiple utilities/agencies. Existing Site Constraints The alleys are very congested and offer limited space to accommodate multiple wet/dry utilities and associated downstream distribution and meters. PROPOSED 24 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 20 of 27 Telecommunication Demands Pending; additional coordination with Centurylink is required. Proposed Infrastructure Conduits and Corridors New Conduits It is presently not known how many new conduits Centurylink will need at this time. Corridors It is proposed to keep the telecommunications infrastructure in the alleys to serve the buildings. Location of the telecommunications system with a utility corridor would be feasible, as the number and size of conduits required would be recommended by Centurylink. Depending upon the design of the utility corridor, pedestals could be strategically located to provide the shortest route of coverage, as well as provide connectivity to the existing customers. Design Standards Proposed concepts shall follow Centurylink Design Standards and Specifications. GAS EXISTING History of Installation Natural gas piping in the pedestrian mall area is believed to have been installed in the 1960’s. The distribution in the area consists of rigid steel piping. System Upgrades and Updates No information regarding recent upgrades in the pedestrian mall area are known at this time. Existing Conditions Gas Mains The pedestrian mall area is served by a medium pressure distribution system consisting of 40 psi of pressurization. Gas Meters and Service Connections ¾”-1” service connections with pressure reducing valves at the meter can be found in the pedestrian mall area. Survey/Location Accuracy Gas utilities were located by the private utility locators using available system maps and were marked in the field for surveying. No depth information was available for the marked locates. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 21 of 27 Potholes Six locations were identified on the pothole map and were successfully potholed in May 2017. Depth information for each pothole has been reflected on the cross sections. A photograph accommodates each of the potholes, and is included in the Appendix. Gas Mains Gas mains were located within the alleys with radiolocation equipment. However, there do exist some gaps where additional survey and location information is pending. Gas Meters and Service Connections Some of the gas services have been located in the alleys, and are shown on the utili ty exhibit. There is a possibility that some of the services are not shown. Existing Deficiencies Performance of Existing System There are no known deficiencies in the existing system. Other Utility Conflicts There are no known conflicts with other utilities. Site Conflicts There are no known site conflicts Existing Site Constraints The existing site constraints are minimal, with the exception of the other shallow and deep utilities in the alleys. The sanitary sewer is directly below the gas in the the alleyways, as well as close and crossing many of the dry utilities. PROPOSED Gas Usage Demands Existing Conditions Based on building function and square footages taken from the City of Aspen GIS map, the current natural gas usage was estimated for each property. The usage for the study area is estimated to be 23,000 MBH. Future Conditions Estimated future natural gas demand is pending definition of design concepts Proposed Infrastructure Gas Mains Gas mains are proposed to be located in the alleyways. Depending on the location of the other utilities in the alleyway, the gas may be moved to accommodate these needs. If a utility corridor is proposed, the gas will not be located within this corridor structure, as any leaks into free air space 25 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 22 of 27 could produce dangerous explosive conditions. Therefore, the gas mains will be buried in a shallow trench outside of a utility corridor. Gas Meters and Service Connections Gas meters are proposed to be located on the back side of buildings in the alley. Service connections to the gas main will run from the services directly to the gas main. In the event of a utility corridor, the routing of gas services will need to be closely coordinated especially with respect to the elevations of the utility corridor to insure that the services can successfully be routed without having to penetrate the corridor structure. Design Standards Proposed concepts shall follow the direction of Black Hills Energy Design Standards and Specifications CABLE EXISTING History of Installation The cable infrastructure is assumed to be more than 25 years old. This estimate is based on knowledge of modifications to the infrastructure in this area from Michael Johnson of Comcast. System Upgrades and Updates Two (2) 2” conduits were installed approximately 2 years ago along the north side of Wagner Park. These conduits originate from S. Monarch Street and route to the north -east corner of Wagner park near the existing electrical transformer at S. Mill Street. Existing Conditions Conduits and Corridors The cable infrastructure around the APM is mostly limited to the east -west alleys between Cooper Avenue/Hyman Avenue and Hyman Avenue/E. Hopkins Avenue. The existing cable conduits cross the APM at one location on Mill Street Mall between the north - east corner of Wagner Park and the alley between Cooper Avenue/Hyman Avenue. This conduit routes below the existing playground and below the north section of Wagner Park. This particular conduit in the past has been cut in multiple locations at the ballfield and playground. Pedestals Cable pedestals are located in the alleyways on both sides. Survey/Location Accuracy The cable utilities were located by the private utility locators using available system maps and were marked in the field for surveying. No depth information was available for the marked locates. Potholes No pothole locations were identified for the cable utilities. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 23 of 27 Conduits and Corridors Fiber Optic and Telephone conduits were located within the mall extents with radiolocation equipment. However, there do exist some gaps where additional survey and location information is pending, such as the line that is located on the north and under the north side of Wagner Park. Pedestals Pedestals are mainly located in the alleys and are above ground, and have been surveyed. Existing Deficiencies Performance of Existing System It is not known if the existing system has any deficiencies. Other Utility Conflicts The main infrastructure is co-located with the other dry/wet utilities in the alleys. Modifications to infrastructure in the alleys will require a coordinated effort and impact to multiple utilities/agencies. Site Conflicts The existing conduit below Wagner Park and the adjacent playground on Mill Street is at risk of being pierced by activities at the park (tent stakes). Existing Site Constraints The alleys are very congested and offer limited space to accommodate multiple wet/dry utilities and associated downstream distribution. PROPOSED Cable/Telecommunication Demands Pending; additional coordination with Comcast is required. Proposed Infrastructure Conduits and Corridors New Conduits It is proposed to extend (2) 2” conduits from north of Wagner Park across the APM at Mill Street to the alley between Cooper Avenue/Hyman Avenue. Corridors It is proposed to keep the cable infrastructure in the alleys to serve the buildings. Location of the cable system with a utility corridor would be feasible, as the number and size of conduits required would be recommended by Comcast. Depending upon the design of t he utility corridor, pedestals could be strategically located to provide the shortest route of coverage, as well as provide connectivity to the existing customers. 26 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 24 of 27 Design Standards Proposed concepts shall follow Comcast Design Standards and Specifications. WHEELER DITCH EXISTING History of Installation The piping of the Wheeler Ditch in the mall extents dates to the 1976 construction. System Upgrades and Updates The splitter box vault located at the Hyman / Galena intersection was rebuilt approximately 20 y ears ago, per discussions with City of Aspen staff. It is not known if there have been any other upgrades or updates since the 1970’s. Existing Conditions Ditch Vaults The Wheeler Ditch is piped in Cooper Street to the east of the mall, and it flows in a series of pipes to the west. This existing 18” CMP ditch line that flows to the west in Cooper flows into the first of two “Splitter Box” vaults which are located at the Cooper/Galena and Hyman/Galena intersections. Per the as-builts, Splitter Box B is located at the west side of the Cooper/Galena intersection, and has the inflow from the Cooper Street Wheeler Ditch line. It has two 12” concrete pipe outflows that feed the Cooper Street open ditches. It also has an 18” CMP line that flows to the north in Galena Street to Splitter Box A. Splitter Box A is located at the west side of the Hyman/Galena intersection, and receives the inflow from Splitter Box B. Splitter Box B has two 12” concrete pipe outflows that feed the Hyman Street open ditches. Open Ditches Both the Cooper and Hyman Street malls have two parallel open channel ditches that meander through the trees and vegetation. At the start on the east side, two 12” concrete pipes convey ditch water from the splitter boxes. Each ditch channel varies in width from about 1 to 2 feet wide, and depth varies from about 1 to 2 feet deep. Per the as-built cross sections, a 6” thick clay liner with filter fabric keeps the ditch water from seeping into the subsurface. On the west side of the ditches, small concrete headwalls contain a 12” pipe that routes the south side ditch to the north, and then the north ditch and the pipe from the south is routed to the west into ditch manholes. Ditch Manholes A ditch manhole adjacent to the Cooper mall collects the flow from the open ditches in Cooper, and this flow is routed to the north in Mill Street in a 12” concrete pipe. The pipe flows through the dancing fountain and ties into a manhole slightly north of the fountain at the Hyman/Mill intersection. This manhole also receives the return flows from the Hyman open ditches. Flows continue to the north in Mill Street. It is not known where the ditch flows go past the mall extents. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 25 of 27 Connections to the Storm Sewer System The only connection point with the storm sewer system exi sts within the dancing fountain. It is understood that the fountain operates with Wheeler Ditch water, and receives this water through the 12” concrete pipe between the aforementioned ditch manholes. Based upon the as -builts, overflow from the fountain will drain into the storm sewer system. Survey/Location Accuracy Potholes One pothole was performed to locate the incoming 18” CMP into Splitter Box B at the Cooper / Galena intersection. Video Surveillance No video surveillance has been performed on the ditch mains. Ditch Mains Some of the ditch main lines have been located where there are manholes that connect them. Where the mains connect between the vaults, these have not been located to date due to the necessity of removal of bricks to access the vaults. Open Ditches The open ditches in both Cooper and Hyman mall areas have been surveyed with sufficient detail to accurately build a top surface and create a centerline profile. The data points provide a typical section showing survey data on each side of th e bottom of the ditch, as well as points at the top of the slope. Manholes and Vaults The ditch manholes are surveyed with the rims and inverts measured. Pipe locations in and out of the manhole, as well as types and materials have been identified. The splitter box vaults are located under the bricks and their exact location has not been surveyed, as well as the pipe invert elevations coming into and exiting the vaults , with the exception of the potholed pipe mentioned above. Existing Deficiencies Performance of Existing System City staff has reported that the north feeder pipe to the Cooper mall open ditch was cracked on the top, and has a patch over it, that appears to be performing well. From inspection of the system, ditch water flows within all of the four open ditches. It is not known how much, if any, control exists to regulate and split flows without access to the vaults. From the as-builts, splitter box B has a series of baffles, and weirs that proportion flow to the two Cooper Street open ditches, and route flow to splitter box A north to Hyman. Each splitter box has the capability to have weirs set at heights to proportion flow, however, these weirs are not easily adjusted nor can they be easily accessed without removal of bricks and the vault grating. 27 Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 26 of 27 Therefore, it is not known how much proportioned flow or shutoff control that can be readily accessed from the splitter box vaults. Other Utility Conflicts The ditch system does not have many conflicts along its route from each splitter box to the o pen ditches in the Cooper and Hyman malls. The splitter box connection line is located on the west side of Galena Street, and the 18” CMP between the splitter boxes appears to be located to the west of the existing water line in Galena. On the west side where the ditches are routed in pipes to the ditch manholes, they cross over the potable water, storm sewer, and sanitary sewer. The ditch line running in Mill Street is located to the west of the Mill Street storm sewer, and in places may share a common trench. Site Conflicts The location of the splitter box vaults do not provide an easy way to maintain, clean, and adjust the flow settings. Other than the difficulty of accessing the vaults, the open ditches do not cause any site conflicts other than having to have an uninterrupted conveyance path. PROPOSED Ditch Flow Demands Existing Conditions The Wheeler Ditch is owned by the City of Aspen, is a senior right, and has a decreed water right of 10 cfs. The highest demand for the ditch was in June 2015, where 4 70 acre-ft was reported, which converts to 7.78cfs. It is not belived that this amount is routed in its entirety to the mall. The incoming 18” CMP line has a capacity of approximately 4 cfs running full, and the 12” concrete pipe lines in Mill Street have a capacity of approximately 5-6 cfs running full. Therefore, this represents the maximum amount of flow that can be delivered without changing pipe sizes. Each open ditch has an approximate capacity of 1 cfs. Future Conditions It is not known what future conditions would be for the ditch flow demands. As the ditch water serves as an aesthetic character for the mall, if the open ditches are kept the same size, then no additional flow would be necessary. There may be a desire to change the source water for the dancing fountain to potable water from ditch water. If that situation were to occur, less ditch water may be needed. Additionally, the City owns the Little Nell well which has infrastructure in Durant to the south of the mall. This may become a viable source for mall uses in the future. An extension to Durant would be required to utilize this resource. Proposed Infrastructure Ditch Mains Ditch Mains to Remain in Place The existing ditch mains can be left in place if there is a desire to continue to provide water to the open ditches. Aspen Pedestrian Mall Memorandum of Utility Opportunities and Constraints September 12, 2017 Page 27 of 27 Ditch Mains to be Added The existing ditch main lines are sufficient to carry the existing ditch flows, unless there is a desire to add additional ditch uses in the mall, such as more or larger open channels. In this case, the existing mains may need to be removed and replaced for additional capacity. The mains would also need to be examined outside of the mall extent area, as these mains may also be affected. Open Ditches Ditches to Remain in Place The existing open ditches in the Cooper and Hyman malls support the trees and vegetation that surround them. Modification or substantial changes to the open ditches may have adverse effects on the surrounding vegetation. Proposed Open Ditches to be Added If additional open ditches, or modifications for increasing or decreasing the sizes of the existing ditches are proposed, the vaults may need to be modified accordingly for flow proportioning, routing, and additional capacity. Manholes and Vaults Existing Manholes and Vaults to Remain in Place The existing splitter box vaults and manholes can be left in place, as they appear to be functional. As mentioned above, the splitter box vaults do not offer the convenience for maintenance, cleaning, and flow control Proposed Manholes and Vaults to be Added If additional open ditches, or other ditch water features are proposed in areas of the mall that are not easily served by the existing manholes, vaults, and mains, additional manholes and/or vaults may need to be added. Since the ditch water system works off of gravity fed mains, the elevation and topography is critical for any proposed features. Pumping systems could be added, but represent additional expenses, maintenance requirements, and complexity. City of Aspen Urban Runoff Management Plan Any ditch system modifications will meet the requirements and goals of the City of Asp en Urban Runoff Management Plan if applicable. SUMMARY The major utility systems on the mall are discussed including the history of the utilities, existing conditions, method and accuracy of surveying the utilities, known existing deficiencies, site constraints, and proposed infrastructure. Discussion includes variable options for each utility including rehabilitation, relocation and/or replacement. Each utility was analyzed for the feasibility of each of the above options, and discussed in a narrative. At the time of this memorandum, the surveying efforts are ongoing; however, the majority of the analysis imparted in the memorandum would not be anticipated to change substantially based upon the final surveying results. This document will form the basis of future utility design concepts for the project. 28 UTILITY CONCEPT | PARALLEL WATER LINES UTILITY CONCEPT AFIG A REVISION DESCRIPTIOND'WNDES'DDATENO.DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC.ASPEN PEDESTRIAN MALLSHEET NO. 2652c 10/18/2017 GWS DAD DAD Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver 29 TREE IMPACTS TREES MOST IMPACTED BY PROPOSED INFRASTRUCTURE 30 UTILITY CONCEPT | CENTER WATER LINES UTILITY CONCEPT BFIG B REVISION DESCRIPTIOND'WNDES'DDATENO.DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC.ASPEN PEDESTRIAN MALLSHEET NO. 2652c 10/18/2017 GWS DAD DAD Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver 31 TREE IMPACTS TREES MOST IMPACTED BY PROPOSED INFRASTRUCTURE 32 UTILITY CONCEPT | UTILIDOR UTILITY CONCEPT CFIG C REVISION DESCRIPTIOND'WNDES'DDATENO.DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC.ASPEN PEDESTRIAN MALLSHEET NO. 2652c 10/18/2017 GWS DAD DAD Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver 33 TREE IMPACTS TREES MOST IMPACTED BY PROPOSED INFRASTRUCTURE 34 i scale 1”=100’ 0’50’100’200’ scale 1”=100’N ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY 1 2 3 4 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 27 28 29 30 31 32 33 34 35 36 38 39 40 26 22 37 41 42 43 44 45 46 47 48 49 50 51 52 53 54 INFO KIOSK M2 M1 M3 M5 M6 M7 M8 EXAMPLE LOCATION OF BELOW GRADE BOILER ROOM (~24'X12') BATHROOM GROUP BLDG OUTLINE OF SNOW MELT SYSTEM (TYP.) ESTIMATED OUTLINE OF POTENTIAL GEOTHERMAL BORE FIELD - AWAITING GEOTECH REPORT M MAXSON ENGINEERING M11 M9 12" W (~2300 GPM @ 7 FT/S) 12" W (~2300 GPM @ 7 FT/S) (E) 6" W UNDERSIZED FOR FUTURE 8" W (~1100 GPM @ 7 FT/S) 8" SS (ESTIMATED 39,000 GPD FROM BLOCK) 12" SS (ESTIMATED 39,000 GPD FROM BLOCK) 12" SS M4 KEYED NOTES 1. NEED UPSTREAM CONNECTIONS INFO TO DETERMINE IF (E) 12" SS IS ADEQUATE. 2. NEED UPSTREAM CONNECTIONS INFO TO DETERMINE IF (E) 18" SS IS ADEQUATE. 1 6" NG M10 18" SS UTILITY LEGEND WATER SANITARY SEWER NATURAL GAS 8" SS (ESTIMATED 39,000 GPD FROM BLOCK) 2 8" SS (ESTIMATED 39,000 GPD FROM BLOCK) 2017-10-19 35 The City of AspenAspen Pedestrian Mall October 3, 2017ME#17037 Mechanical Block Estimated Building Area (Sq. Ft.) [1,2] Total Estimated Natural Gas (MBH) [3] Total Estimated Domestic Water (GPD) Total Estimated Sanitary Sewer (GPD) Notes M1 162,840.00 8,956 38,601 38,601 M2 81,420.00 4,478 19,301 19,301 M3 162,840.00 8,956 38,601 38,601 M4 162,840.00 8,956 38,601 38,601 M5 81,420.00 4,478 19,301 19,301 M6 162,840.00 8,956 38,601 38,601 M7 162,840.00 8,956 38,601 38,601 M8 162,840.00 8,956 38,601 38,601 TOTAL:62,693 270,209 270,209 Assumptions: 1 - Assumes lots be built out to (3) stories. 2 - Square footages based on lot size from COA GIS Mapping. 3 - 55 BTUH/Sq. Ft. (Comm. & Res., Bldg. Heat & Domestic Water) N. of Wagner Park 5 350 1 1750 262.5 77 Cooper Ave 5 350 2 3500 525 154 Hyman Ave 5 350 2 3500 525 154 Mill Street 10 500 1 5000 750 220 Galena Street 5 150 2 1500 225 66 Geothermal System -----1830 -536 Total: 15250 457.5 134 FUTURE MECHANICAL UTILITY LOAD SUMMARY SNOW MELT SYSTEM Area Snow Melt Width (Feet) Snow Melt Length (Feet) 1 - Initial estimates indicate Geothermal System capable of providing ~80% snow melt load, remaining load met by use of electric boiler Snow Melt Sections/ Area Total Snow Melt Area (Sq Ft) Heat Load (MBH) Heat Load (KW) P:\2017\17037 -- Aspen Pedestrian Mall\Mechanical\Calculations\Mall Buildings Info The City of AspenAspen Pedestrian Mall October 3, 2017ME#17037 Block Occupancy Type Typical Flow [1]Units Occupant Density (PPL/1000 Sq Ft) [2] Max Allowable Occupants Per Lot Total Flow (GPD) Estimated Flow (GPM) Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Unit 2 65 4494 73 3322 38601 550.0 Office 14.5 GPD/Employee 5 122 1771 38.0 Retail 10.6 GPD/Employee 15 366 3884 52.5 Restaurant 10 GPD/Person 70 1140 11399 157.5 Residential 69 GPD/Meal 2 33 2247 50.0 1661 19301 298.0 Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Meal 2 65 4494 73.0 3322 38601 550.0 Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Meal 2 65 4494 73.0 3322 38601 550.0 Office 14.5 GPD/Employee 5 122 1771 38.0 Retail 10.6 GPD/Employee 15 366 3884 52.5 Restaurant 10 GPD/Person 70 1140 11399 157.5 Residential 69 GPD/Meal 2 33 2247 50.0 1661 19301 298.0 Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Meal 2 65 4494 73.0 M1 M3 M4 M5 ESTIMATED WATER/WASTE WATER FLOW PER BLOCK M1 TOTAL M2 TOTAL M3 TOTAL M4 TOTAL M6 M2 M5 TOTAL P:\2017\17037 -- Aspen Pedestrian Mall\Mechanical\Calculations\Mall Buildings Info The City of Aspen Aspen Pedestrian Mall October 3, 2017 ME#17037 3322 38601 550.0 Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Meal 2 65 4494 73.0 3322 38601 550.0 Office 14.5 GPD/Employee 5 244 3542 57.0 Retail 10.6 GPD/Employee 15 733 7767 105.0 Restaurant 10 GPD/Person 70 2280 22798 315.0 Residential 69 GPD/Meal 2 65 4494 73.0 3322 38601 550.0 1 - Based on APSE Design Handbook Tables. 2 - Based on IMC M8 TOTAL M7 M8 M6 TOTAL M7 TOTAL P:\2017\17037 -- Aspen Pedestrian Mall\Mechanical\Calculations\Mall Buildings Info 36 i scale 1”=100’ 0’50’100’200’ scale 1”=100’NE DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK 1 2 3 4 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 27 28 29 30 31 32 33 34 35 36 38 39 40 26 22 37 OWNERSHIP MAP 41 42 43 44 45 46 47 48 49 50 51 52 53 54 300KVA 300KVA 300KVA 50KVA 500KV A 750KVA 225KVA 500KVA 500KVA 500KVA 500KVA 500KVA BATHROOM GROUP BLDG INFO KIOSK E2 E1 E3 225KVA 500KVA 300KVA 300KVA 750KVA 500KVA 750KVA 500KVA500KVA E4 E5 E6 E7 E8 EXISTING TRANSFORMERS (TYP) M MAXSON ENGINEERING EXAMPLE LOCATION OF BELOW GRADE BOILER ROOM (~24'X12') EXISTING TRANSFORMERS (TYP) PRIMARY ELECTRIC LINE (TYPICAL) UTILITY UPGRADES REQUIRED FOR FUTURE PROVISIONS LEGEND UTILITY SUFFICIENT PRIMARY ELECTRICAL UTILITY UPGRADES POTENTIALLY REQUIRED FOR FUTURE PROVISIONS 2017-10-19 37 The City of AspenAspen Pedestrian Mall October 19, 2017ME#17037 Building Space Type Allocation Estimated Power Density (VA/Sq.Ft.) 30%19 30%25 20%50 20%10 25 kVA/Sq.Ft. Estimated Load (kVA) Electrical Block Power Source 21 E5 63 E2 134 E2 81 E2 270 E2 569 kVA Electrical Block Estimated Building Area (Sq.Ft.) Estimated Building Power (kVA) Estimated Mall/ Wagner Park Power (kVA) Estimated Future Transformer Sizing (Combined kVA) Existing Transformer Sizing (Combined kVA) Net Capacity Difference (kVA) Notes E1 162840 4104 0 1641 1500 (141) Future Building Loads E2 81420 2052 548 1369 650 (719) Future Building & Wagner Park Loads E3 162840 4104 0 1641 1225 (416) Future Building Loads E4 162840 4104 0 1641 1250 (391) Future Building Loads E5 81420 2052 21 842 300 (542) Future Building Loads E6 162840 4104 0 1641 1750 109 Future Building Loads E7 162840 4104 0 1641 1550 (91)Future Building Loads E8 162840 4104 0 1641 1025 (616) Future Building Loads Assumptions: Estimate from 2013 Electrical Study Estimate from 2013 Electrical Study Estimate from 2013 Electrical Study Power supply near Wagner Park. Refer to snow melt system table. Estimate from 2013 Electrical Study ESTIMATED BUILDING USE AND POWER DENSITY Notes Combined Utility Density: Notes Blended power density based on building space type allocation 2 - Square footages based on lot size from COA GIS Mapping. 3 - Estimated power based on projected utility densities and building use (Refer to additional tables). 4 - Existing transformer size is based on COA Electric Map. FUTURE ELECTRICAL LOAD - SUMMARY 5 - Future Utility transformer sizing assumes building usage at 40% of the total estimated load. ASPEN PEDESTRIAN MALL/WAGNER PARK ESTIMATED ELECTRICAL LOADS Space Type Office Retail Restaurant Residential Location/Load Information Kiosk Bathroom Group Snow Melt System Mall Vendor Power Wagner Park Events Total: 1 - Assumes lots can potentially be built out to (3) stories. P:\2017\17037 -- Aspen Pedestrian Mall\Mechanical\Calculations\Mall Buildings Info.xlsx 38 STORMWATER CONCEPT 1 | LID SW treatment for the mall only: o Hyman and Cooper, Mill St and Galena St Nodes: Permeable Brick Pavers • They cannot put spacers in the actual brick, but they can use separate spacers. Various construction methods allow for a permeable surface. Initial discussion with geotechnical engineer indicts an infiltration section should be feasible o Mill Street: Self-Retaining + Treating Areas, Silva Cells (DW to discuss possibility of tree well filtration with City of Aspen) o Galena Street: Silva Cells. DW to discuss possibility of tree well filtration with CoA. o Assume SD utility remains or is replaced in the same location in Hyman and Cooper, no SD improvements in the alley PERMEABLE PAVEMENT PERMEABLE PAVEMENT PERMEABLE PAVEMENT PERMEABLE PAVEMENT SILVA CELL RETENTION SYSTEM, WITH PERF. PIPE AS NEEDED TO DISTRIBUT FLOW (TYP.) ENGINEERED FIBER PLAYGROUND PERVIOUS AREA, DOES NOT ACCEPT ADDITIONAL RUNOFF POSSIBLE LOCATION OF SELF-RETAINING OR RETENTION AREA DEPENDENT ON GRADING AND LEVEL OF FERTILIZATIOIN SILVA CELL SYSTEM SILVA CELL SYSTEM 7’ WIDTH OF PERMEABLE PAVER (1:2 RUNON) PERMEABLE PAVERS MUST BE AT LOW SIDE OF THE WALK. IN ALTERNATIVE WITH SNOWMELT, EXTEND PERMEABLE PAVEMENT TO INCLUDE SNOWMELT AREA. DELINEATED WATERSHEDS ABOVE GROUND STORMWATER CONVEYANCE BELOW GROUND STORMWATER CONVEYANCE DRAINAGE FLOW DIRECTION SILVA CELL BELOW GROUND INFILTRATION IN-LINE FILTRATION 39 STORMWATER CONCEPT 2 | LID + HYDRODYNAMIC (Treat mall and private parcels) • Hyman, Cooper, and Mill St. and Galena St. Nodes: below ground infiltration chamber o Mill Street: Self-Retaining + Treating Areas, Silva Cells o Galena Street: Silva Cells, Private Parcels: Hydrodynamic separation or media filtration o SD collection system in the alley, at the end of this SD include vault/below ground treatment . HYDRODYNAMIC SEPARATOR AND/OR MEDIA FILTER INLET AND BELOW GROUND INFILTRATION CHAMBER SILVA CELL RETENTION SYSTEM, WITH PERF. PIPE AS NEEDED TO DISTRIBUT FLOW (TYP.) ENGINEERED FIBER PLAYGROUND PERVIOUS AREA, DOES NOT ACCEPT ADDITIONAL RUNOFF POSSIBLE LOCATION OF SELF-RETAINING OR RETENTION AREA DEPENDENT ON GRADING AND LEVEL OF FERTILIZATIOIN SILVA CELL SYSTEM SILVA CELL SYSTEM INLET + BELOW GROUND INFILTRATION CHAMBER (PRETREATMENT WITHIN INLET, TBD) INLET AND BELOW GROUND INFILTRATION CHAMBER (P) SD; LIKELY CAN NOT BE THE SAME SD WHICH CONNECTS GALENA ST AND MILL ST DRAINAGE NETWORK HYDRODYNAMIC SEPARATOR AND/OR MEDIA FILTER DELINEATED WATERSHEDS ABOVE GROUND STORMWATER CONVEYANCE BELOW GROUND STORMWATER CONVEYANCE DRAINAGE FLOW DIRECTION SILVA CELL BELOW GROUND INFILTRATION IN-LINE FILTRATION 40 STORMWATER CONCEPT 3 | MALL + PRIVATE LID (Treat mall with LID, treat private parcels with hydrodynamic separator) o Hyman and Cooper, Mill St. and Galena St. Nodes: Permeable pavement o Mill Street: Self-Retaining + Treating Areas, Silva Cells o Galena Street: Silva Cells • Private Parcels: Silva Cells, High-Rate Tree Well Filtration DELINEATED WATERSHEDS ABOVE GROUND STORMWATER CONVEYANCE BELOW GROUND STORMWATER CONVEYANCE DRAINAGE FLOW DIRECTION SILVA CELL BELOW GROUND INFILTRATION IN-LINE FILTRATION PERMEABLE PAVEMENT PERMEABLE PAVEMENT PERMEABLE PAVEMENT PERMEABLE PAVEMENT SILVA CELL RETENTION SYSTEM, WITH PERF. PIPE AS NEEDED TO DISTRIBUT FLOW (TYP.) ENGINEERED FIBER PLAYGROUND PERVIOUS AREA, DOES NOT ACCEPT ADDITIONAL RUNOFF POSSIBLE LOCATION OF SELF-RETAINING OR RETENTION AREA DEPENDENT ON GRADING AND LEVEL OF FERTILIZATIOIN SILVA CELL SYSTEM SILVA CELL SYSTEM 7’ WIDTH OF PERMEABLE PAVER (1:2 RUNON) PERMEABLE PAVERS MUST BE AT LOW SIDE OF THE WALK. IN ALTERNATIVE WITH SNOWMELT, EXTEND PERMEABLE PAVEMENT TO INCLUDE SNOWMELT AREA. INSTALL NEW SHALLOW SD OR BOX CULVERT* * ALT. MAY BE POSSIBLE TO DRAIN ALL ROOF AREA TO PERMEABLE PAVEMENT WITHIN COOPER. WOULD NEED TO BE PAIRED WITH SNOWMELT ALONG BUILDING, PERMEABLE PAVEMENT WOULD STRETCH FROM BUILDING TO SWALE. DURING REDEVELOPMENT CONVERT FROM CONVEYING STORM RUNOFF TO SEWER 5’ X 9.5’ FOOTPRINT, 4’ X 4’ TREE GRATE WITHIN LANDSCAPED AREA ALT: DRAIN ALL PRIVATE PARCELS TO SILVA CELLS WITHIN MILL ST (FEASABILITY MUST BE CONFIRMED BASE ON GRADING) VALLEY GUTTER WITH BOX CULVERT TO KEEP RUNOFF AS SHALLOW AS POSSIBLE UTILIZE EXISTING FLOW LINE (PREFERRED) ALT 1: INSTALL A SHALLOW 12” SD ENCASED IN CONCRETE ALT 2: A SHALLOW BOX CULVERT SPLIT FLOW TO EACH SILVA CELL 20,430 sf 41 RECOMMENDED STORMWATER INTERVENTIONS 42 SLOPE ANALYSIS EXISTING SLOPE ANALYSIS MAPEXB REVISION DESCRIPTIOND'WNDES'DDATENO.DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC.ASPEN PEDESTRIAN MALLSHEET NO. 2652c SEPTEMBER 2017 GWS DAD DAD Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver 43 APPROACHES TO ACCESSIBILITY Within the limit of work, all surfaces will be rebuilt to ADA codes to the greatest extent possible within grading constraints. Detailed grading studies will be developed in these areas. This includes the bridges that cross the stream courses, along with the middle aisle of the both Hyman and Cooper. Accessibility will be improved on the stretches connecting Mill and Galena to Rubey Park Transit. Future detailed grading studies will test preservation of the Hyman and Cooper brick rolled curbs. This will change the gutter slopes before tying back into the existing system. Within the limit of work, all surfaces will be rebuilt to ADA codes to the greatest extent possible within grading constraints. Detailed grading studies will be developed in these areas. This includes the bridges that cross the stream courses, along with the middle aisle of the both Hyman and Cooper. Accessibility will be improved on the stretches connecting Mill and Galena to Rubey Park Transit. 44 45 ALTERNATIVE ONE 46 STAY THE COURSE ALTERNATIVE 1 With each alternative we are pushing the limits of a specific approach. This is the most “restrained” alternative in terms of programming and physical modifications. Programming is kept to what is there today. Areas of art are proposed under the bosques and outdoor dining on Mill is maintained as-is. Dining is proposed on north sections of Hyman and Cooper with smaller café tables proposed in the center. The utilities are moved to the alleyways with the intent of very little disturbance impacts on Hyman and Cooper (except to address an accessible path). CONCEPTUAL SITE PLAN PEDESTRIAN ALLEY ALLEY B ALLEY C COOPER AVENUE HYMAN AVENUE RUBEY PARK TRANSIT CENTER E DURANT AVENUE S GALENA STREETMILL STREETWAGNER PARK WHEELER NODE WAGNER NODE INDEPENDENCE NODE GALENA HYMAN NODE ALLEY A LIMIT OF PROJECT SCOPE OF WORK (TYPICAL) 47 PAINTED CROSS WALK PAINTED CROSS WALKS (TYPICAL) MAINTAIN KI DAVIS FOUNTAIN. RAISE WATER LEVEL. REMOVE 1 PARKING SPACE FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. ALIGN TO WALKING ZONE ALIGN TO WALKING ZONE EXISTING CURB ALIGNMENT TO REMAIN EXISTING CURB ALIGNMENT TO REMAIN DANCING FOUNTAIN REPAIRED STREET TREE PATTERN IS CONTINUED. OUTDOOR DINING REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. OUTDOOR DINING OUTDOOR DINING OUTDOOR DINING LEAVE EXISTING GUTTER, CURBS, STREAMS, LANDSCAPE AND CENTER PAVING AS-IS. PROTECT IN PLACE. REPLACE STREET TREES WITH NEW DECIDUOUS TREES IN SAME LOCATION. EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE, SIZE AND PATTERN. FINISHED SURFACE AND GRADE CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) REPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) CONCRETE BANDING EDGE (TYPICAL) REBUILD BRIDGES TO CONFORM TO ADA DESIGN CRITERIA. ALLEY BPEDESTRIAN ALLEY MILL STREETSOUTH GALENA STREETREMOVE 2 PARKING SPACES FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. BRICK PAVING TO MATCH EXISTING PATTERN AND FORM 48 PAINTED CROSS WALKS NEW KIOSK IN EXISTING LOCATION (8.5’ X 8.5’) REMOVE 1 PARKING SPACE FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. EXISTING CURB ALIGNMENT TO REMAIN LEAVE EXISTING GUTTER, CURBS, STREAMS, LANDSCAPE AND CENTER PAVING AS-IS. PROTECT IN PLACE. EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE AND SIZE. FINISHED SURFACE AND GRADE TO BE ADA. (TYPICAL) REBUILD BRIDGES TO CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) CONCRETE BANDING EDGE (TYPICAL) SOUTH GALENA BOSQUE MAINTAINED NEW SHADE TREES IN BOSQUE FORM REBUILD SISTER CITIES MARBLE BANDS WITHIN BRICK FRAMEWORK REBUILD WAGNER PARK EDGE WITH 6”CONCRETE BAND. EXTEND TOWARDS ALLEY CNATURE INSPIRED PLAYGROUND EXISTING RESTROOMS REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. ADIRONDACK SEATING ALONG WAGNER PARK EDGE OUTDOOR DINING NEW ORNAMENTAL TREES IN BOSQUE FORM BRICK PAVING TO MATCH EXISTING PATTERN AND FORM (TYPICAL) OUTDOOR DINING OUTDOOR DINING REPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) 49 NEW STREET TREES AND BIORETENTION AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. PAINTED CROSS WALKS (TYPICAL) RUBEY PARK TRANSIT CENTER E DURANT AVENUE PAINTED CROSS WALKS (TYPICAL) NEW STREET TREES AND BIORETENTION AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. MAINTAIN MUSIC VENUE BUS PARKING MAINTAIN EXISTING IDEWALK ALIGNMENT 50 ALTERNATIVE 1 | MILL STREET NEW STREET TREES AND BIORETENTIAN AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. NEW SHADE TREES IN BOSQUE FORM OUTDOOR DINING EXISTING RESTROOM TO REMAIN IN PLACE REBUILD SISTER CITIES MARBLE BANDS WITHIN BRICK FRAMEWORK WAGNER NODE TO DURANT AVENUE MAINTAIN EXISTING SIDEWALK ALIGNMENT ADIRONDACK SEATING ALONG WAGNER PARK EDGE 51 WHEELER NODE WHEELER OPERA HOUSE NATURE PLAYGROUND PEDESTRIAN ALLEY DANCING FOUNTAIN REPAIRED OUTDOOR DINING PAINTED CROSS WALK REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. REMOVE 2 PARKING SPACES FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. 52 ALTERNATIVE 1 | ACCESSIBILITY Within the limit of work, all surfaces will be rebuilt to ADA codes to the greatest extent possible within grading constraints. Detailed grading studies will be developed in these areas. This includes the bridges that cross the stream courses, along with the middle aisle of the both Hyman and Cooper. Accessibility will be improved on the stretches connecting Mill and Galena to Rubey Park Transit. Future detailed grading studies will test preservation of the Hyman and Cooper brick rolled curbs. This will change the gutter slopes before tying back into the existing system. AREAS TO BE REBUILT WITH HIGHEST ACCESSIBILITY STANDARDS POSSIBLE. AREAS NOT REGRADED. EXISTING SLOPES AND MATERIALS TO REMAIN AS-IS. AREAS NOT REGRADED. EXISTING SLOPES AND MATERIALS TO REMAIN AS-IS. 53 CROSS SLOPE DECREASES FROM 4.9% TO 1.7% OUTER BRICK GUTTER STEEPENS TO 52% CROSS SLOPE DECREASES FROM 4.9% TO 1.7% OUTER BRICK GUTTER STEEPENS TO 21.8% BOTTOM OF GUTTER TO BOTTOM OF GUTTER LEFT AS-IS REBUILT AREA REBUILT AREA 54 ALTERNATIVE 1 | EMERGENCY ACCESS • Fire lane: 20’ width on Hyman and Cooper • Fire lane: 16’ width on Mill and Galena • 3-story buildings on North side of Hyman and Galena will have access from fire truck crane. • 2-story buildings are reachable by fire hose across the center aisles (streams and center trees). • Tree limbs will be selectively pruned so as not to impede with fire truck access. • Alleys are designated for emergency access, and will be clear of dumpsters, trash, and delivery trucks when needed. 50’ TURNING RADIUS 50’ TURNING RADIUS50’ TURNING RADIUS 50’ TURNING RADIUS 50’ TURNING RADIUS 50’ TURNING RADIUS50’ TURNING RADIUS 50’ TURNING RADIUS 20 FEET OF ACCESS 20 FEET OF ACCESS 20 FEET OF ACCESS20 FEET OF ACCESS20 FEET OF ACCESS20 FEET OF ACCESS 55 ALTERNATIVE 1 | EMERGENCY ACCESS 20 FEET OF ACCESS FIRE HOSE CAN REACH 2-STORY STRUCTURES FROM SOUTH SIDE SOUTH SIDE ACCESS ALLOWS FIRE TRUCK TO ACCESS 3 STORY BUILDINGS WITH FIRE TRUCK LADDER AFD ERECTS MANUAL LADDER ON NORTH SIDE OF MILL AND HYMAN 56 ALTERNATIVE 1 | OUTDOOR DINING Outdoor dining is restricted to north facing buildings on Hyman and Cooper, building frontages on Mill, within tree bosques on Mill, and against the northern edge of the middle aisle on Hyman and Cooper. Proposed Dining Existing Benches 57 ALTERNATIVE 1 | OUTDOOR DINING 12 FEET OF DINING6 FEET DINING 100% ACCESS THROUGH BRIDGES MAINTAINED 58 ALTERNATIVE 1 | VEGETATION STRATEGY A high priority of this project is to maintain a healthy urban forest and to promote smart succession over the next century. In Alternative 1, new tree bosques will be planted at mid-Mill and south-Mill, and the crabapple bosques at north Mill and Galena will be removed but salvaged for replanting in the project. New street trees are added on south Galena and Mill that act as bioretention areas. STREET TREE PATTERN IS CONTINUED. REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. NEW SHADE TREES IN BOSQUE FORM REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. NEW STREET TREES AND BIORETENTION AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. NEW STREET TREES AND BIORETENTION AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. REPLACE STREET TREES WITH NEW DECIDUOUS TREES IN SAME LOCATION. REPLACE STREET TREES WITH NEW DECIDUOUS TREES IN SAME LOCATION. 59 VEGETATION STRATEGY TO BE UPDATED 60 ALTERNATIVE 1 | LIGHTING 1 2The most minimal approach to lighting, this alternative preserves existing antique lights, yet looks to refurbish the fixtures to be compliant with the dark sky ordinance. In addition the antique lights, bollard lights similar to the original design and installation will be places at each bridge crossing. 61 EXISTING POLES WITH NEW ACORNS AND GFCI OUTLETS SIMPLE STANDARD BOLLARDS WITH NO ADDITIONAL OUTLETS The existing poles will be cleaned, refurbished, and fit with integrated GFCI outlets. New, LED acorn heads will be tenon-mounted to the top of the poles. These luminaire heads will replicate the historic aesthetic of the existing acorn-style post top luminaires. Bollards are located at bridges to provide supplemental, pedestrian-scale, low level lighting. These will be affordable, standard bollards with efficient optics. These are available in 180-degrees and 360-degree configurations. These bollards are Dark-Sky Friendly and meet the Aspen Outdoor Lighting code. 2 1 62 ALTERNATIVE 1 | PROGRAMMING 1 2 3 3 3 3 3 3 4 5 6 63 POPCORN TRUCK DANCING FOUNTAIN2 OUTDOOR DINING3 NATURE-INSPIRED PLAYGROUND ADIRONDACK SEATING5 BROTH-EL FOOD TRUCK / FROZEN YOGURT TRUCK 64 1 64 ALTERNATIVE 1 | NATURE PLAYGROUND A new playground design will explore more nature-inspired features, tying more seamlessly into the surrounding landscape, and allowing for interactive play for children of a wider agegroup than the existing playground does. 65 ALTERNATIVE 1 | KI DAVIS FOUNTAIN As the existing fountain seems to turn its back on the Mall and its visitors, this alternative simply redesigns the Ki Davis fountain by raising the water level, allowing for more interaction with the fountain and addresses certain safety issues some parents have brought up in the edge of the fountain. RAISED WATER LEVEL EXISTING FOUNTAIN SECTION EXISTING FOUNTAIN DESIGNWORKSHOP Comment: Comment text...Drawn/Checked Proj. Num.Date Sheet Scale OF Project TitleClient / Location Sheet Description AAA AAA 0000 00/00/0000 00 00 1"= 0'-00" PROPOSED MODIFICATIONS PROPOSED MODIFICATIONS 66 STAY THE COURSE HISTORIC CHARACTER SUMMARY Retains more of Hyman/Cooper with more extensive modification to Mill. • • Hyman/Cooper will address accessibility. • Hyman/Cooper will retain patterns, materials, and relationships. • Mill will address accessibility and new utilities. • Mill will include the replacement of trees planted in historic patterns. • Mill will retain patterns that exist today. Further study repair of Hyman/Cooper (raise/repair gutter, modify slope using existing gutter, etc.). BENEFITS • Preserves historic patterns; accomplishes repairs using historic materials (reuse of brick, trees, etc.); • Integrates new materials (brick & tree succession) in method sensitive to historic fabric; • Retains the historic pattern of Mill (trees and paving). • Seeks to box and replant existing crabapples. CHALLENGES • New trees - selection of tree species and size. • Need for detailed grading and site details to adequately replace in-kind. CONCEPTUAL SITE PLAN ALTERNATIVE 1 | HISTORIC PRESERVATION REPAIR HYMAN AND COOPER STREETS TO ADDRESS ACCESSIBILITY WHILE RETAINING PATTERN, MATERIAL, RELATIONSHIPS. REUSE HISTORIC MATERIALS IN HISTORIC LOCATIONS, AUGMENT WITH NEW IN-KIND WHERE NEEDED REPAIR MILL TO ACCOMMODATE ACCESSIBILITY AND NEW UTILITIES, AND REPLACE TREES PLANTED IN HISTORIC PATTERS. REUSE HISTORIC MATERIALS IN MOST LOCATIONS, AUGMENT WITH NEW IN-KIND. REPAIR GALENA TO ACCOMMODATE ACCESSIBILITY AND NEW UTILITIES. REUSE HISTORIC MATERIALS IN MOST LOCATIONS, AUGMENT WITH NEW IN-KIND. RETAINS MILL STREET PATTERNS THAT EXIST TODAY (INCLUDES LATE 2000s MODIFICATIONS) FURTHER STUDY REPAIR OF HYMAN AND COOPER STREETS (RAISING GUTTER, REPAIRING GUTTER, MODIFY SLOPE TO EXTENT POSSIBLE). UTILITIES MOVE TO ALLEYS ASSISTS IN SHORT AND LONG-TERM PRESERVATION OF HISTORIC FABRIC 67 ALTERNATIVE 1 | SITE FURNISHINGS • Original benches are refurbished off-site and kept in original locations • Large tables are aggregated against buildings on Milll and against the southern side of the north stream course on Cooper, while smaller tables are aggregated along north facing buildings on Cooper and Hyman, as well as within the crabapple bosques on Mill. • Bollard lights are added at all bridge locations • Adirondack chairs are placed on the southern edge of Mill. • Light poles are refurbished off-site to comply with the dark sky ordinance, and kept in original locations. • Bike racks are aggregated on outer edges of mall. • Trash receptacles are aggregated on outer edges of mall. • Planters are restricted to Mill and Galena beneath existing bosques. Small Table Large Table Existing Benches Proposed Edge Chairs Bollard Lights Bike Racks (46) Planters Light Poles Trash Receptacles 68 69 ALTERNATIVE TWO 70 COMMUNITY ACTIVATE ALTERNATIVE 2 This alternative pushes the boundaries on programming of the mall. The south end of Mill is a games area of bocce, bowling, fire or other programming ideas which activate this edge. The east and west sections of Rubey park are identified as transitional zones to address bike storage and stormwater (not a mall expansions but character of its own time and place). Galena includes a new water element, a water table which could be turned off and used as a community dining table. CONCEPTUAL SITE PLAN PEDESTRIAN ALLEY ALLEY B ALLEY C COOPER AVENUE HYMAN AVENUE RUBEY PARK TRANSIT CENTER E DURANT AVENUE S GALENA STREETMILL STREETWAGNER PARK WHEELER NODE WAGNER NODE INDEPENDENCE NODE GALENA HYMAN NODE ALLEY A LIMIT OF PROJECT SCOPE OF WORK (TYPICAL) 71 REBUILD KI DAVIS FOUNTAIN EDGE CONDITIONS. ALIGN TO AISLE EXISTING CURB ALIGNMENT TO REMAIN EXISTING CURB ALIGNMENT TO REMAIN DANCING FOUNTAIN REPAIRED BRICK PAVING TO MATCH EXISTING PATTERN AND FORM STREET TREE PATTERN IS REPLACED WITH ADDITIONAL BOSQUE ROW. OUTDOOR DINING REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. CURB RAMP FLUSH WITH STREET. EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE, SIZE AND PATTERN. FINISHED SURFACE AND GRADE CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) EXTEND CURB TO NARROW PEDESTRIAN CROSSING DISTANCE. ALLEY BPEDESTRIAN ALLEY MILL STREETSOUTH GALENA STREETCONCRETE INTERSECTION CONCRETE INTERSECTION ALIGN TO AISLE PROTECT EXISTING LANDSCAPE AREAS IN PLACE. (TYPICAL) REBUILD GUTTER AND ROLLED CURB TO MATCH EXISTING DETAIL. (TYPICAL) CONCRETE BANDING EDGE (TYPICAL) REBUILD BRIDGES TO CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) OUTDOOR DINING REPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) 72 CONCRETE INTERSECTION NEW KIOSK IN EXISTING LOCATION (8.5’ X 8.5’) REMOVE 1 PARKING SPACE FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE.REBUILD GUTTER AND ROLLED CURB TO MATCH EXISTING DETAIL. (TYPICAL) EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE, SIZE AND PATTERN. FINISHED SURFACE AND GRADE CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) WATER FEATURES AT TABLE HEIGHT. CONVERTED TO COMMUNITY TABLES FOR SPECIAL EVENTS. CURB RAMP FLUSH WITH STREET REPLACE SHADE TREES IN BOSQUE FORM. OUTDOOR DINING REPLACE SHADE TREES WITH ORNAMENTAL TREES IN BOSQUE FORM. OUTDOOR DINING OUTDOOR DINING REPAIR SISTER CITIES PLAZA WITH BRICK CIRCLE AND MARBLE BANDS. IMAGINATION PLAYGROUND FLEXIBLE GAMES COURT PROTECT EXISTING LANDSCAPE AREAS IN PLACE. (TYPICAL) REPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) EXISTING CURB ALIGNMENT TO REMAIN BRICK PAVING TO MATCH EXISTING PATTERN AND FORM (TYPICAL) EXISTING RESTROOMS REBUILD WAGNER PARK EDGE WITH 6” CONCRETE BAND. 73 EXISTING CURB ALIGNMENT TO REMAIN NEW STREET TREES AND ORNAMENTAL PLANTINGS. RUBEY PARK TRANSIT CENTER E DURANT AVENUE CONCRETE CROSSWALKS (TYPICAL) CONCRETE CROSSWALKS (TYPICAL) NEW STREET TREES AND ORNAMENTAL PLANTINGS. MAINTAIN MUSIC VENUE BUS PARKINGBIKE SHELTER REBUILD GRADE CHANGE WITH CONCRETE WALL WAGNER PARK EDGE CONTINUES TOWARDS DURANT. 74 ALTERNATIVE 2 | MILL STREET NEW STREET TREES AND BIORETENTIAN AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. NEW SHADE TREES IN BOSQUE FORM OUTDOOR GAMES EXISTING RESTROOM TO REMAIN IN PLACE WAGNER NODE TO DURANT AVENUE MAINTAIN EXISTING SIDEWALK ALIGNMENT FIRE FEATURE FIRE FEATURE REPAIR SISTER CITIES PLAZA WITH BRICK CIRCLE AND MARBLE BANDS. BIKE + SKI SHELTER IMAGINATION PLAYGROUND 75 WHEELER NODE WHEELER OPERA HOUSE IMAGINATION PLAYGROUND PEDESTRIAN ALLEY DANCING FOUNTAIN REPAIRED OUTDOOR DINING REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. REMOVE 2 PARKING SPACES FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. CONCRETE INTERSECTION 76 ALTERNATIVE 2 | ACCESSIBILITY Within the limit of work, all surfaces will be rebuilt to ADA codes to the greatest extent possible within grading constraints. Detailed grading studies will be developed in these areas. This includes the bridges that cross the stream courses, along with the middle aisle of the both Hyman and Cooper. Accessibility will be improved on the stretches connecting Mill and Galena to Rubey Park Transit. AREAS TO BE REBUILT WITH HIGHEST ACCESSIBILITY STANDARDS POSSIBLE. 77 CROSS SLOPE DECREASES FROM 4.9% TO 1.7%CROSS SLOPE DECREASES FROM 4.9% TO 1.7% OUTER BRICK GUTTER DECREASES TO 21.8% CROSS SLOPE DECREASES FROM 3.8% TO 1.5% REBUILT AREA REBUILT AREA REBUILT BRIDGE REBUILT AREA OUTER BRICK SLOPE DECREASES TO 42.5% STREAM COURSE UNTOUCHED STREAM COURSE UNTOUCHED 78 ALTERNATIVE 2 | EMERGENCY ACCESS • Fire lane: 20’ width on Hyman and Cooper • Fire lane: 16’ width on Mill and Galena • 3-story buildings on North side of Hyman and Galena will have access from fire truck crane. • 2-story buildings are reachable by fire hose across the center aisles (streams and center trees). • Tree limbs will be selectively pruned so as not to impede with fire truck access. • Alleys are designated for emergency access, and will be clear of dumpsters, trash, and delivery trucks when needed. 20 FEET OF ACCESS 20 FEET OF ACCESS 20 FEET OF ACCESS20 FEET OF ACCESS20 FEET OF ACCESS20 FEET OF ACCESS 79 20 FEET OF ACCESS NORTH AND SOUTH SIDE ACCESS ALLOWS FOR DIRECT ACCESS TO 2 AND 3-STORY BUILDINGS 20 FEET OF ACCESS 80 ALTERNATIVE 2 | OUTDOOR DINING Proposed Dining Existing Benches Outdoor dining is restricted to the central spine Hyman and Cooper, and along building frontages on North Mill. The Eastern and Western edges of Hyman and Cooper are left open to allow passage across bridges. 81 10.8 FEET OF DINING DOWN CENTRAL AISLE (EASTERNMOST AND WESTERNMOST EDGES OF HYMAN AND COOPER KEPT OPEN FOR PEDESTRIAN PASSAGE) 82 ALTERNATIVE 2 | LIGHTING 1 2 4 3 This alternative looks at supplementing the retrofitted antique ligths with custom historic bollards with integrated outlets, catenary lighting, and sculptural light art. New typologies of light are created in newly designed spaces; the new bosque on south Mill will have catenary lighting, and the Galena node will have sculptural light art. 83 CATENARY LIGHTING Additional overhead lighting in gathering spaces could be provided by catenary lighting. Gathering places become identified with a welcoming lit environment. EXISTING POLES WITH NEW DARK SKY FRIENDLY LUMINAIRE AND GFCI OUTLETS The existing poles will be cleaned, refurbished, and fit with integrated GFCI outlets. New, LED, dark-sky friendly luminaire heads will be tenon-mounted to the top of the poles. These luminaire heads will compliment the historic aesthetic of the existing acorn-style post top luminaires without light pollution. The Aspen Outdoor Lighting Code requires outdoor lighting to be fully shielded such that no light is emitted CUSTOM HISTORIC BOLLARDS WITH INTEGRATED OUTLETS Bollards are located at bridges and elsewhere to provide supplemental, pedestrian-scale, low-level lighting, with integrated outlets to provide convenient power for programmed events. These will be custom bollards, similar to the original bollard, with integrated LED light modules. These bollards are Dark-Sky friendly and meet the Aspen Outdoor Lighting code. METAL WOOD Interactive Light Art With the installation of sensors, an artistic lighting feature can become interactive, creating patterns light that respond to movement and sound. These installations can be permanent or temporary. This often uses color changing lighting to increase the ways in which the feature can be interactive, but white light can also be used in this application. SCULPTURAL LIGHT ART Lighting can be used to enhance existing or new sculptural elements. These sculptures take on a new appearance at night, adding to the dynamic feel of the space. Color and shadows may both be used to give new life to sculptures. Shadow art Creating an intentional mix of light and shadow is a subtle way to provide artistic lighting in a space. Common applications include: mimicking leaves, stones, or water; displaying words and phrases; projecting light through architectural features. 1 2 3 4 4 4 84 ALTERNATIVE 2 | PROGRAMMING 1 2 3 3 3 3 4 5 6 7 85 POPCORN TRUCK DANCING FOUNTAIN2 OUTDOOR DINING3 IMAGINATION PLAYGROUND ADIRONDACK SEATING5 YOGURT TRUCK64 1 WATER TABLES7 86 ALTERNATIVE 2 | VEGETATION STRATEGY BOSQUE IS COMPLETED WITH A FOURTH ROW OF TREES IN PLACE OF EXISTING STREET TREES REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. NEW SHADE TREES IN BOSQUE FORM REMOVE, BOX AND SALVAGE EXISTING TREES FOR USE IN PROJECT. STOCKPILE AND MAINTAIN AT AN OFFSITE LOCATION. NEW ORNAMENTAL TREES IN BOSQUE FORM NEW STREET TREES AND BIORETENTIAN AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. NEW STREET TREES AND BIORETENTIAN AREAS TO MATCH RUBEY PARK TRANSIT ISLAND. A high priority of this project is to maintain a healthy urban forest and to promote smart succession over the next century. In Alternative 2, new tree bosques will be planted at mid-Mill and south-Mill, and the crabapple bosques at north Mill and Galena will be removed but salvaged for replanting in the project. New street trees are added on south Galena and Mill to match Rubey Park transit island. Original street trees along Hyman and Galena are removed. REMOVE STREET TREES 87 VEGETATION STRATEGY TO BE DEVELOPED 88 ALTERNATIVE 2 | IMAGINATION PLAYGROUND This alternative explores a playground focused on children’s imagination, with features that are monumental and transport kids to another world. PROPOSED CHARACTER IMAGERY 89 ALTERNATIVE 2 | KI DAVIS FOUNTAIN SEAT WALL RAISED WATER LEVEL EXTENDED SIDEWALK EXISTING FOUNTAIN SECTION EXISTING FOUNTAIN PROPOSED MODIFICATIONS PROPOSED MODIFICATIONS As the existing fountain seems to turn its back on the Mall and its visitors, this alternative rethinks the Cooper facing side by creating a seat wall that allows more interacting with the surface of the fountain, along with raising the water level. DESIGNWORKSHOP Comment: Comment text...Drawn/Checked Proj. Num.Date Sheet Scale OF Project TitleClient / Location Sheet Description AAA AAA 0000 00/00/0000 00 00 1"= 0'-00" 90 ALTERNATIVE 2 | HISTORIC PRESERVATION STAY THE COURSE ALL ALTERNATIVES: • Intend to meet all project goals - accessibility, historic integrity, • Each street requires repair to provide accessibility. Mill Street requires repair to address utilities. • A succession plan of brick replacement will be developed to include a new brick or brick(s) as a stockpile for long-term needs. • A succession plan for tree replacement will be developed to ensure diversity of species, retaining historic patterns. • Remove concrete walls and barriers on SW corner of Cooper Street. BENEFITS Preserves historic patterns; accomplishes repairs using historic materials (reuse of brick, trees, etc.); Integrates new materials (brick & tree succession) in method that is sensitive to historic fabric; Minimizes modifications to Hyman and Cooper streets compared to Alt 2 & 3. Retains the historic pattern on Mill Street in the north (trees and paving). Modification of tree plantings on south are changed but retain sense of historic pattern. CHALLENGES Selection of tree species / sizes to adequately replace historic crabapples on Mill and Galena streets; Need for very detailed grading plans and highly crafted site details to adequately build to replace in-kind. Impacts historic small scale features (benches) on Mill and Galena streets. CONCEPTUAL SITE PLAN HYMAN AND COOPER STREETS EXTENSIVELY IMPACTED BY UTILITIES -- WATER LINE LOOP, WATER QUALITY IN HISTORIC GUTTERS IN ADDITION TO ACCESSIBILITY NEEDS. DETAILING OF JOINTS BETWEEN PAVERS WILL BE FUTHER STUDIED. REPAIR MILL TO ACCOMMODATE ACCESSIBILITY, WATER QUALITY AND UTILITIES. INCLUDES REPLCAING TREES PLANTED IN HISTORIC PATTERNS. REUSE HISTORIC MATERIALS IN MOST LOCATIONS, AUGMENT REPAIR GALENA TO ACCOMMODATE ACCESSIBILITY, WATER QUALITY AND UTILITIES. INCLUDES REPLCAING TREES PLANTED IN HISTORIC PATTERNS. REUSE HISTORIC MATERIALS IN MOST LOCATIONS, AUGMENT WITH NEW IN-KIND. TREE PATTERNS ON MILL STREET SOUTH ARE MODIFIED. RETAINS NON-HISTORIC MILL STREET PATTERNS THAT EXIST TODAY FOR THE LATE 2000S MODIFICATIONS. TREE PATTERNS ON GALENA STREET ARE MODIFIED. TREES THAT PREDATE MALL CONSTRUCTION ARE REMOVED FOR ACCESIBILITY UPGRADES OR FOR UTILITIES. MINIMAL EXTENSION TO SOUTH AND EAST. HYMAN AND COOPER STREETS EXTENSIVELY IMPACTED BY UTILITIES -- WATER LINE LOOP, WATER QUALITY IN HISTORIC GUTTERS IN ADDITION TO ACCESSIBILITY NEEDS. DETAILING OF JOINTS BETWEEN PAVERS WILL BE FUTHER STUDIED. 91 ALTERNATIVE 2 | SITE FURNISHINGS • Original benches are refurbished off-site and kept in original locations • Large tables are aggregated against buildings on Milll and against the southern side of the north stream course on Cooper, while smaller tables are aggregated along north facing buildings on Cooper and Hyman, as well as within the crabapple bosques on Mill. • Bollard lights are added at all bridge locations • Adirondack chairs are placed on the southern edge of Mill. • Light poles are refurbished off-site to comply with the dark sky ordinance, and kept in original locations. • Bike racks are aggregated on outer edges of mall. • Trash receptacles are aggregated on outer edges of mall. • Planters are restricted to Mill and Galena beneath existing bosques. Small Table Large Table Existing Benches Bollard Lights Bike Racks (46) Planters Light Poles Trash Receptacles Bocce Court 92 93 ALTERNATIVE THREE 94 CAPTURING POTENTIAL ALTERNATIVE 3 Alternative three explores the best version of the mall’s relationship to surrounding context. Through a phased approach (after the useful life of the restroom), the building is split apart into 2 equal structures on the north and south sections of Mill. This does two things – opens up the view to Wagner park and creates a strong play area between. A new water element would be introduced at sister cities – a misting fountain which could be turned off and used as walking surfaces for certain occasions. CONCEPTUAL SITE PLAN PEDESTRIAN ALLEY ALLEY B ALLEY C COOPER AVENUE HYMAN AVENUE RUBEY PARK TRANSIT CENTER E DURANT AVENUE S GALENA STREETMILL STREETWAGNER PARK WHEELER NODE WAGNER NODE INDEPENDENCE NODE GALENA HYMAN NODE ALLEY A LIMIT OF PROJECT SCOPE OF WORK (TYPICAL) 95 REBUILD KI DAVIS CENTER TO CREATE CASCADING FEATURE REMOVE 1 PARKING SPACE FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. ALIGN TO AISLE DANCING FOUNTAIN REPAIRED BRICK PAVING TO MATCH EXISTING PATTERN AND FORM STREET TREE PATTERN IS REPLACED WITH ADDITIONAL BOSQUE ROW. OUTDOOR DINING NEW BOSQUE OF ORNAMENTAL, NON-FRUIT BEARING TREES. CURB RAMP FLUSH WITH STREET. EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE, SIZE AND PATTERN. FINISHED SURFACE AND GRADE CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) EXTEND CURB TO NARROW PEDESTRIAN CROSSING DISTANCE. ALLEY BPEDESTRIAN ALLEY MILL STREETSOUTH GALENA STREETREMOVE 2 PARKING SPACES FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. BRICK + CONCRETE INTERSECTION BRICK INTERSECTION ALIGN TO AISLE PROTECT EXISTING LANDSCAPE AREAS IN PLACE. (TYPICAL) REBUILD GUTTER AND ROLLED CURB TO MATCH EXISTING DETAIL. (TYPICAL) CONCRETE BANDING EDGE (TYPICAL) REBUILD BRIDGES TO CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) OUTDOOR DINING OUTDOOR DININGREPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) 96 NEW KIOSK IN EXISTING LOCATION (8.5’ X 8.5’) REMOVE 1 PARKING SPACE FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE.REBUILD GUTTER AND ROLLED CURB TO MATCH EXISTING DETAIL. (TYPICAL) EXISTING PAVING TO BE RE-BUILT WITH CUSTOM BRICK TO MATCH EXISTING BRICK COLOR, TEXTURE, SIZE AND PATTERN. FINISHED SURFACE AND GRADE CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) ROTATING ART EXHIBITS CURB RAMP FLUSH WITH STREET REPLACE SHADE TREES IN BOSQUE FORM. OUTDOOR DINING REPLACE SHADE TREES WITH DECIDUOUS SHADE TREES. OUTDOOR DINING NEW MISTING WATER FEATURE WITH SISTER CITIES MARBLE BANDS. FLEXIBLE PLAYGROUND PROTECT EXISTING LANDSCAPE AREAS IN PLACE. (TYPICAL) REPAIR EXISTING BENCH FINISH. RETURN TO EXISTING LOCATIONS. (TYPICAL) BRICK PAVING TO MATCH EXISTING PATTERN AND FORM (TYPICAL)REBUILD WAGNER PARK EDGE WITH 6” CONCRETE BAND.PAVILION RESTROOMS 1400 sf PERGOLA SHADE STRUCTURE GAMES COURT BRICK + CONCRETE INTERSECTION EXTEND CURB TO NARROW PEDESTRIAN CROSSING DISTANCE. REBUILD BRIDGES TO CONFORM TO ADA DESIGN CRITERIA. (TYPICAL) OUTDOOR DINING OUTDOOR DINING 97 NEW STREET TREES IN GRATES AND ORNAMENTAL PLANTINGS. RUBEY PARK TRANSIT CENTER E DURANT AVENUE CONCRETE CROSSWALKS (TYPICAL) CONCRETE CROSSWALKS (TYPICAL) NEW STREET TREES AND ORNAMENTAL PLANTINGS. MAINTAIN MUSIC VENUE BUS PARKINGBIKE + SKI STORAGE BOULDERS MARK ENTRY TO THE MALL WAGNER PARK EDGE CONTINUES TOWARDS DURANT. 98 ALTERNATIVE 3 | MILL STREET RESTROOMS WAGNER NODE TO DURANT AVENUE PERGOLABIKE + SKI SHELTER PERGOLA NEW MISTING WATER FEATURE WITH SISTER CITIES MARBLE BANDS. FLEXIBLE PLAYGROUND LAWN + GAMES COURTNEW STREET TREES IN GRATES AND ORNAMENTAL PLANTINGS.BRICK + CONCRETE INTERSECTION BOULDERS MARK ENTRY TO THE MALL WAGNER PARK EDGE CONTINUES TOWARDS DURANT. 99 FLEXIBLE PLAYGROUND WHEELER NODE WHEELER OPERA HOUSE PAVILION PEDESTRIAN ALLEY DANCING FOUNTAIN REPAIRED OUTDOOR DINING REPLACE FRUITING CRABAPPLES WITH a NON- FRUITING TREE SPECIES REMOVE 2 PARKING SPACES FOR BIKE RACKS AND WASTE RECEPTACLES OVER CONCRETE SURFACE. BRICK + CONCRETE INTERSECTION 100 ALTERNATIVE 3 | ACCESSIBILITY Within the limit of work, all surfaces will be rebuilt to ADA codes to the greatest extent possible within grading constraints. Detailed grading studies will be developed in these areas. This includes the bridges that cross the stream courses, along with the middle aisle of the both Hyman and Cooper. Accessibility will be improved on the stretches connecting Mill and Galena to Rubey Park Transit. AREAS TO BE REBUILT WITH HIGHEST ACCESSIBILITY STANDARDS POSSIBLE. 101 CROSS SLOPE DECREASES FROM 4.9% TO 1.7%CROSS SLOPE DECREASES FROM 4.9% TO 1.7% OUTER BRICK GUTTER DECREASES TO 21.8% CROSS SLOPE DECREASES FROM 3.8% TO 1.5% REBUILT AREA REBUILT AREA REBUILT BRIDGE REBUILT AREA OUTER BRICK SLOPE DECREASES TO 42.5% STREAM COURSE UNTOUCHED STREAM COURSE UNTOUCHED 102 ALTERNATIVE 3 | SNOWMELT This is the only alternative that considers snowmelt; here, a five foot band around the Hyman and Cooper building frontages, along with down the central spine of Mill, are snowmelted and drain into a slot drain. 102 CAPTURING POTENTIAL ALTERNATIVE 3 Alternative three explores the best version of the mall’s relationship to surrounding context. Through a phased approach (after the useful life of the restroom), the building is split apart into 2 equal structures on the north and south sections of Mill. This does two things – opens up the view to Wagner park and creates a strong play area between. A new water element would be introduced at sister cities – a misting fountain which could be turned off and used as walking surfaces for certain occasions. CONCEPTUAL SITE PLAN PEDESTRIAN ALLEY ALLEY B ALLEY C COOPER AVENUE HYMAN AVENUE RUBEY PARK TRANSIT CENTER E DURANT AVENUE S GALENA STREETMILL STREETWAGNER PARK WHEELER NODE WAGNER NODE INDEPENDENCE NODE GALENA HYMAN NODE ALLEY A LIMIT OF PROJECT SCOPE OF WORK (TYPICAL) 103 SLOT DRAIN SLOT DRAIN 5’ STRIP OF SNOWMELT 5’ STRIP OF SNOWMELT 104 ALTERNATIVE 3 | EMERGENCY ACCESS 16 FEET OF ACCESS 50’ TURNING RADIUS 50’ TURNING RADIUS50’ TURNING RADIUS • Fire lane: 20’ width on Hyman and Cooper • Fire lane: 16’ width on Mill and Galena • 3-story buildings on North side of Hyman and Galena will have access from fire truck crane. • 2-story buildings are reachable by fire hose across the center aisles (streams and center trees). • Tree limbs will be selectively pruned so as not to impede with fire truck access. • Alleys are designated for emergency access, and will be clear of dumpsters, trash, and delivery trucks when needed. 105 20 FEET OF ACCESS NORTH AND SOUTH SIDE ACCESS ALLOWS FOR DIRECT ACCESS TO 2 AND 3-STORY BUILDINGS 20 FEET OF ACCESS 106 ALTERNATIVE 3 | OUTDOOR DINING Outdoor dining is restricted to north facing buildings on Hyman and Cooper, building frontages on Mill, within tree bosques on Mill, and against the northern edge of the middle aisle on Hyman and Cooper. Proposed Dining Existing Benches 107 6 FEET OF DINING 6 FEET OF DINING 100% ACCESS THROUGH BRIDGES MAINTAINED 108 ALTERNATIVE 3 | VEGETATION STRATEGY A high priority of this project is to maintain a healthy urban forest and to promote smart succession over the next century. In Alternative 3, a new bosque of ornamental, non-fruit bearing trees will be planted at North Mill and South Galena. Shade trees will replace the ornamental trees at mid-Mill, and new shade trees in bosque form will be planted at South Mill. New street trees are added on south Galena and Mil, along with ornamental plantings. Original street trees are eliminated on North Hyman and North Cooper. BOSQUE IS COMPLETED WITH A FOURTH ROW OF TREES IN PLACE OF EXISTING STREET TREES NEW SHADE TREES IN BOSQUE FORM REMOVE STREET TREES REPLACE SHADE TREES WITH DECIDUOUS SHADE TREES. NEW BOSQUE OF ORNAMENTAL, NON-FRUIT BEARING TREES. NEW BOSQUE OF ORNAMENTAL, NON-FRUIT BEARING TREES. REMOVE STREET TREES NEW STREET TREES IN GRATES AND ORNAMENTAL PLANTINGS. NEW STREET TREES IN GRATES AND ORNAMENTAL PLANTINGS. 109 VEGETATION STRATEGY TO BE DEVELOPED 110 3 4 5 ALTERNATIVE 3 | LIGHTING CONCEPT DESCRIPTION This alternative looks at supplementing the retrofitted antique ligths with custom historic bollards with integrated outlets, catenary lighting, and sculptural light art. New typologies of light are created in newly designed spaces; the new bosque on south Mill will have catenary lighting, and the Galena node will have sculptural light art. 1 2 111 SHADE STRUCTURE LIGHTING New shade structures provide an opportunity for lighting. The lighting may enhance the architecture of the shade structure, or provide playful shadows beneath. NEW POLES WITH NEW ACORNS AND GFCI OUTLETS New poles with integrated GFCI outlets, and new, LED luminaire heads will be tenon-mounted to the top of the poles. These luminaire heads may replicate the historic aesthetic of the existing acorn-style post top luminaires. The selected LED luminaire head will be low glare to no hinder the Wagnet Park views and Dark-Sky friendly to comply with Aspen’s night sky preservation goals. The Aspen Outdoor Lighting Code requires outdoor lighting to be fully shielded such that no light is emitted above the horizontal plane of the luminaire to allow for a less obstructed view of the dark night sky. STANDARD BOLLARDS WITH INTEGRATED OUTLETS Bollards are located at bridges and elsewhere to provide supplemental, pedestrian-scale, low-level lighting, with integrated outlets to provide convenient power for programmed events. These will be standard LED bollards, selected to fit the aesthetic of the Mall. These bollards are Dark-Sky friendly and meet the Aspen Outdoor Lighting code. ART LIGHTING Rotating featured art require flexible lighting options. Accent lights may be located below the artwork, to be aimed as needed for changing art installations. FOUNTAIN LIGHTING The central mist fountain can be lit from small, recessed in-grade uplights. These small point-sources emit just enough light to catch the beads of mist, yet not contribute to light pollution in the valley. Subtle color-changing effects could enhance the fountain experience. 1 2 3 4 5 112 ALTERNATIVE 3 | PROGRAMMING 1 2 3 3 3 4 6 3 3 3 7 8 3 5 113 POPCORN TRUCK DANCING FOUNTAIN2 OUTDOOR DINING3 FLEXIBLE PLAYGROUND ADIRONDACK SEATING5 YOGURT TRUCK64 1 GAMES COURT + LAWN4 114 ALTERNATIVE 3 | FLEXIBLE PLAYGROUND This alternative explores a playground focused on imagination, flexibility, and movability. Installations will focus on equipment that sparks creativity; tree logs, boulders, and movable foam blocks allow children to create their own playground, much from a prescribed, off the shelf tooth that exists today. PROPOSED CHARACTER IMAGERY 115 ALTERNATIVE 3 | KI DAVIS FOUNTAIN RAISED PLINTH + SCULPUTRE RAISED WATER LEVEL EXTENDED SIDEWALK EXISTING FOUNTAIN SECTION EXISTING FOUNTAIN DESIGNWORKSHOP Comment: Comment text...Drawn/Checked Proj. Num.Date Sheet Scale OF Project TitleClient / Location Sheet Description AAA AAA 0000 00/00/0000 00 00 1"= 0'-00" PROPOSED MODIFICATIONS PROPOSED MODIFICATIONS As the existing fountain seems to turn its back on the Mall and its visitors, this alternative rethinks the fountain by raising the sculpture podium and cascades water off of it, creating more interest in the fountain. 116 STAY THE COURSE ALL ALTERNATIVES: • Intend to meet all project goals - accessibility, historic integrity, • Each street requires repair to provide accessibility. Mill Street requires repair to address utilities. • A succession plan of brick replacement will be developed to include a new brick or brick(s) as a stockpile for long-term needs. • A succession plan for tree replacement will be developed to ensure diversity of species, retaining historic patterns. • Remove concrete walls and barriers on SW corner of Cooper Street. BENEFITS • Preserves historic patterns; accomplishes repairs using historic materials (reuse of brick, trees, etc.); • Integrates new materials (brick & tree succession) in method that is sensitive to historic fabric; • Retains the historic pattern on Mill Street in the north (trees and paving). • Modifies Mill Street features but retains intent of the historic pattern. Retains center gutters and walk and adds park spaces in a scale that is compatible with historic character. • Moves the massings of buildings and structures away from center of Mill Street, compatible with historic character (but not mimicking). CHALLENGES • Selection of tree species / sizes to adequately replace historic crabapples on Mill and Galena streets; • Need for very detailed grading plans and highly crafted site details to adequately build to replace in-kind. • Impacts historic small scale features (benches) on Mill and Galena streets. CONCEPTUAL SITE PLAN HYMAN AND COOPER STREETS EXTENSIVELY IMPACTED BY UTILITIES -- WATER LINE LOOP, WATER QUALITY IN HISTORIC GUTTERS IN ADDITION TO ACCESSIBILITY NEEDS. DETAILING OF JOINTS BETWEEN PAVERS WILL BE FUTHER STUDIED. REPAIR MILL TO ACCOMMODATE ACCESSIBILITY, WATER QUALITY, UTILITIES, AND ACTIVE EDGE AT WAGNER PARK. REPAIR GALENA TO ACCOMMODATE ACCESSIBILITY, WATER QUALITY AND UTILITIES. INCLUDES REPLCAING TREES PLANTED IN HISTORIC PATTERNS. REUSE HISTORIC MATERIALS IN MOST LOCATIONS, AUGMENT WITH NEW IN-KIND. ESTABLISHED RELATIONSHIP WITH WAGNER PARK, A HISTORIC INTENT BUT NOT NECESSARILY EXECUTED. HISTORIC PATTERNS INFORM NEW EDGE TREE PATTERNS ON GALENA STREET ARE MODIFIED. TREES THAT PREDATE MALL CONSTRUCTION ARE REMOVED FOR ACCESIBILITY UPGRADES OR FOR UTILITIES. ESTABLISHES CONNECTIONS TO SOUTH ALONG MILL AND DURANT STREETS. HYMAN AND COOPER STREETS EXTENSIVELY IMPACTED BY UTILITIES -- WATER LINE LOOP, WATER QUALITY IN HISTORIC GUTTERS IN ADDITION TO ACCESSIBILITY NEEDS. DETAILING OF JOINTS BETWEEN PAVERS WILL BE FUTHER STUDIED. NEW TREES PLANTED ON NORTH END IN HISTORIC PATTERNS. RETAINS NON-HISTORIC SISTER CITY PLAZA, MODIFIED AS A STEAM FOUNTAIN. ESTABLISHES CONNECTIONS TO SOUTH ALONG GALENA AND DURANT STREETS. ALTERNATIVE 3 | HISTORIC PRESERVATION 117 ALTERNATIVE 3 | SITE FURNISHINGS • Original benches are refurbished off-site and kept in original locations • Large tables are aggregated against buildings on Milll and against the southern side of the north stream course on Cooper, while smaller tables are aggregated along north facing buildings on Cooper and Hyman, as well as within the crabapple bosques on Mill. • Bollard lights are added at all bridge locations • Adirondack chairs are placed on the southern edge of Mill. • Light poles are refurbished off-site to comply with the dark sky ordinance, and kept in original locations. • Bike racks are aggregated on outer edges of mall an on South Mill. • Trash receptacles are aggregated on outer edges of mall. • Planters are restricted to Mill and Galena beneath existing bosques. Small Table Large Table Existing Benches Proposed Edge Chairs Bollard Lights Bike Racks (58) Planters Light Poles Trash Receptacles 118 KIOSK EXISTING KIOSK WINDOW FOR ATTENDANT PLACE FOR SPECIAL EVENTSSEATS WITH LEDGE + OUTLETS / INTERNET PLACE FOR ROTATING EXHIBITS SEATS FOR DINING / LOUNGINGSPACE FOR WAYFINDING / MAPS 119 T-10 Permeable Pavement Systems PPS-6 Urban Drainage and Flood Control District August 2013 Urban Storm Drainage Criteria Manual Volume 3 Figure PPS-1.Permeable Pavement Sections © 2010 by Pavestone Company. All Rights Reserved. , Improving Your Landscape™are trademarks of the Pavestone Company. Eco-Priora™- Is a trademark of F. von Langsdorff Protected by one or more of the following patents: U.S. Patent 5,902,069 U.S. Patent 6,857,244. • Atlanta, GA:(770) 306-9691 • Austin/San Antonio, TX:(512) 558-7283 • Boston, mA:(508) 947-6001 • Cartersville, GA (770( 607-3345 • Charlotte, NC:(704) 588-4747 • Cincinnati, OH:(513) 474-3783 • Colorado Springs, CO:(719) 322-0101 • dallas/ft. Worth, TX:(817) 481-5802 • denver, CO:(303) 287-3700 • Hagerstown, md: (240) 420-3780 • Houston, TX:(281) 391-7283 • Kansas City, mO:(816) 524-9900 • Las Vegas, NV:(702) 221-2700 • New Orleans, LA:(985) 882-9111 • Phoenix, AZ:(602) 257-4588 • St. Louis/ Cape Girardeau, mO:(573) 332-8312 • Sacramento/ Winters, CA:(530) 795-4400 member of ASLA and NCmA w w w .p a v e s t o n e .c o m ICPI Charter member SKU# CDC 266V4 5/10World Wide Pavers P R O D U C T I N F O R M AT I O NEco-Priora™is available in one size. Height = 80mmEco-Priora™Dimensions: 4 3 /4" W x 9 7/16"L x 3 1/8" HWt./Stone: 11.5 lbs.Stones/Pallet:280Approx. Wt./Pallet:3,255 lbs.Sq. Ft./Pallet:88Product Number : 699ECO-PRIORA™(120mm x 240mm)Pavestone Eco-Priora™ is the sustainable solution for permeable pavements. Eco-Priora™is produced in a 120mm x 240mm rectangular module that is 80mm inthickness with a patented interlocking joint and a micro-chamfered top edge profile. This ingenuity is singular to the Pavestone Eco-Priora™product and insures optimum pavement performance unequaled in the permeable paver industry. Theunique Eco-Priora™joint profile allows surface water to infiltrate into the pavement andits sub-layers. With initial permeability average flow rates of over 100 inches perhour, the Eco-Priora ™product, even with a clogging factor, will still meet themajority of current storm water management plans (SWMP). The structural interlocking capability is achieved by the paving unit having interlocking joints with aminimum of two vertically aligned horizontal interlocking spacer bars on each of itssides. These spacer bars interlock throughout the depth of the block and nest adjacently with neighboring paving units. This interlocking function resists lateraland vertical displacement when the unit is exposed to load. The dynamics of pavement stress are better distributed providing a structurally superior permeablepaving system. The micro-chamfered top edge profile produces a horizontal edge to edge dimensionthat is nominally 7mm including installation gapping. This small joint complies dimensionally with current ADA requirements for walking surfaces with spaces nogreater than 1/2 inch. This narrow jointed surface diminishes vibration for wheelchairs and shopping carts when compared to all other permeable paving products. Eco-Priora™can assist in meeting current EPA storm water regulationsand LEED certification. The Eco-Priora ™product best achieves the balance of aesthetic segmental paving and the function of permeable pavement. Eco-Priora™is available in one size. Height = 80mm. Eco-Priora™is made from a “no slump” concrete mix made under extreme pressure and high frequency vibrations. Eco-Priora™has a compressive strength greater than 8000 psi, a water absorption maximum of 5% and will meet or exceed ASTM C-936. Note: Requires modifying the ASTM C 140 - Paver Annex A4 - “The test specimen shall be 60 ± 3 mm thick and, if necessary, cut to a specimen size having a Height/Thickness (width) [H/T] aspect ratio of 0.6 ± 0.1 C O m P O S I T I O N A N d m A N u fA C T u r E Complete installation & specification details are available by contacting your Pavestone Sales Representative. Note: Permeable pavements require both civil and hydraulic engineering. All final pavements design shall be approved by a licensed engineer familiar with local site conditions, building codes and storm water management plans. Parking Lots • Driveways • Patios • Entrance Areas • Sidewalks Terraces Garden Pathways • Pool Decks • Pedestrian Malls • Roof Gardens • Streets I N S TA L L AT I O N A P P L I C AT I O N S PERMEABLE PAVERS TREATMENT Bedding Course 1 1/2" to 2" (40 to 50mm) Thick (Typ. ASTM No. 8 or No. 9 Aggregate) Min. 4" (100mm) Thick ASTM No. 57 Stone Open - Graded Base ASTM No. 57 Stone Open Graded Perforated Pipes Sloped To Drain Soil Subgrade Sloped To Drain Concrete Pavers Min. 3 1/8" (80mm) Thick Typ. ASTM No. 8 or No. 9 Aggregate In Openings Curb/Edge Restraint With Cut-Outs For Overflow Drainage (Curb Shown) Bedding Course 1 1/2" to 2" (40 to 50mm) Thick (Typ. ASTM No. 8 or No. 9 Aggregate) Min. 4" (100mm) Thick ASTM No. 57 Stone Open - Graded Base Min. 6" (150mm) Thick ASTM No. 2 Stone Subbase ASTM No. 57 Stone Open Graded Perforated Pipes Sloped To Drain Soil Subgrade Sloped To Drain Concrete Pavers Min. 3 1/8" (80mm) Thick Typ. ASTM No. 8 or No. 9 Aggregate In Openings Curb/Edge Restraint With Cut-Outs For Overflow Drainage (Curb Shown) PERMEABLE PAVERS TREATMENT AND DETENTION Eco-Priora™ 1. Excavate unsuitable, unstable or unconsolidated subgrade material. Compact the area, which has been cleared as per the engineer’s of record (EOR) requirements. Backfill and level with open graded aggregates as per the EOR’s structural and hydraulic design. 2. Place bedding course of hard and angular material conforming to the grading requirements of ASTM No. 8 or No. 9 to a uniform minimum depth of 1 1/2" -2". (38mm) screeded to the grade and profile required. 3. Install Eco-Priora™with joints approximately 1/4". (7mm). 4. Where required, cut pave stones with an approved cutting device to fit accurately, neatly and without damaged edges. 5. Tamp pave stones with a plate compactor, uniformly level, true to grade and free of movement. 6. Spread a thin layer of hard angular material conforming to the grading requirements of ASTM No. 8 or No. 9 aggregate over entire paving area. 7. Make one more pass with plate compactor to nest the aggregate and fill joints to the top. 8. Sweep and remove surplus joint material. I n s ta l l at I o npattern © 2010 by Pavestone Company. All Rights Reserved. , Improving Your Landscape™are trademarks of the Pavestone Company. Eco-Priora™- Is a trademark of F. von Langsdorff Protected by one or more of the following patents: U.S. Patent 5,902,069 U.S. Patent 6,857,244. • Atlanta, GA:(770) 306-9691 • Austin/San Antonio, TX:(512) 558-7283 • Boston, mA:(508) 947-6001 • Cartersville, GA (770( 607-3345 • Charlotte, NC:(704) 588-4747 • Cincinnati, OH:(513) 474-3783 • Colorado Springs, CO:(719) 322-0101 • dallas/ft. Worth, TX:(817) 481-5802 • denver, CO:(303) 287-3700 • Hagerstown, md: (240) 420-3780 • Houston, TX:(281) 391-7283 • Kansas City, mO:(816) 524-9900 • Las Vegas, NV:(702) 221-2700 • New Orleans, LA:(985) 882-9111 • Phoenix, AZ:(602) 257-4588 • St. Louis/ Cape Girardeau, mO:(573) 332-8312 • Sacramento/ Winters, CA:(530) 795-4400 member of ASLA and NCmA w w w .p a v e s t o n e .c o m ICPI Charter member SKU# CDC 266V4 5/10World Wide Pavers P R O D U C T I N F O R M AT I O NEco-Priora™is available in one size. Height = 80mmEco-Priora™Dimensions: 4 3/4" W x 9 7 /1 6 "L x 3 1 /8" HWt./Stone: 11.5 lbs.Stones/Pallet:280Approx. Wt./Pallet:3,255 lbs.Sq. Ft./Pallet:88Product Number: 699ECO-PRIORA™(120mm x 240mm)Pavestone Eco-Priora™ is the sustainable solution for permeable pavements. Eco-Priora™is produced in a 120mm x 240mm rectangular module that is 80mm inthickness with a patented interlocking joint and a micro-chamfered top edge profile. This ingenuity is singular to the Pavestone Eco-Priora™product and insures optimum pavement per formance unequaled in the permeable paver industry. Theunique Eco-Priora™joint profile allows surface water to infiltrate into the pavement andits sub-layers. With initial permeability average flow rates of over 100 inches perhour, the Eco-Priora ™product, even with a clogging factor, will still meet themajority of current storm water management plans (SWMP). The structural interlocking capability is achieved by the paving unit having interlocking joints with aminimum of two vertically aligned horizontal interlocking spacer bars on each of itssides. These spacer bars interlock throughout the depth of the block and nest adjacently with neighboring paving units. This interlocking function resists lateraland vertical displacement when the unit is exposed to load. The dynamics of pavement stress are better distributed providing a structurally superior permeablepaving system. The micro-chamfered top edge profile produces a horizontal edge to edge dimensionthat is nominally 7mm including installation gapping. This small joint complies dimensionally with current ADA requirements for walking surfaces with spaces nogreater than 1/2 inch. This narrow jointed sur face diminishes vibration for wheelchairs and shopping carts when compared to all other permeable paving products. Eco-Priora™can assist in meeting current EPA storm water regulationsand LEED certification. The Eco-Priora ™product best achieves the balance of aesthetic segmental paving and the function of permeable pavement. Eco-Priora™is available in one size. Height = 80mm. Eco-Priora™is made from a “no slump” concrete mix made under extreme pressure and high frequency vibrations. Eco-Priora™has a compressive strength greater than 8000 psi, a water absorption maximum of 5% and will meet or exceed ASTM C-936. Note: Requires modifying the ASTM C 140 - Paver Annex A4 - “The test specimen shall be 60 ± 3 mm thick and, if necessary, cut to a specimen size having a Height/Thickness (width) [H/T] aspect ratio of 0.6 ± 0.1 C O m P O S I T I O N A N d m A N u fA C T u r E Complete installation & specification details are available by contacting your Pavestone Sales Representative. Note: Permeable pavements require both civil and hydraulic engineering. All final pavements design shall be approved by a licensed engineer familiar with local site conditions, building codes and storm water management plans. Parking Lots • Driveways • Patios • Entrance Areas • Sidewalks Terraces Garden Pathways • Pool Decks • Pedestrian Malls • Roof Gardens • Streets I N S TA L L AT I O N A P P L I C AT I O N S PERMEABLE PAVERS TREATMENT Bedding Course 1 1/2" to 2" (40 to 50mm) Thick (Typ. ASTM No. 8 or No. 9 Aggregate) Min. 4" (100mm) Thick ASTM No. 57 Stone Open - Graded Base ASTM No. 57 Stone Open Graded Perforated Pipes Sloped To Drain Soil Subgrade Sloped To Drain Concrete Pavers Min. 3 1/8" (80mm) Thick Typ. ASTM No. 8 or No. 9 Aggregate In Openings Curb/Edge Restraint With Cut-Outs For Overflow Drainage (Curb Shown) Bedding Course 1 1/2" to 2" (40 to 50mm) Thick (Typ. ASTM No. 8 or No. 9 Aggregate) Min. 4" (100mm) Thick ASTM No. 57 Stone Open - Graded Base Min. 6" (150mm) Thick ASTM No. 2 Stone Subbase ASTM No. 57 Stone Open Graded Perforated Pipes Sloped To Drain Soil Subgrade Sloped To Drain Concrete Pavers Min. 3 1/8" (80mm) Thick Typ. ASTM No. 8 or No. 9 Aggregate In Openings Curb/Edge Restraint With Cut-Outs For Overflow Drainage (Curb Shown) PERMEABLE PAVERS TREATMENT AND DETENTION Eco-Priora™ 1. Excavate unsuitable, unstable or unconsolidated subgrade material. Compact the area, which has been cleared as per the engineer’s of record (EOR) requirements. Backfill and level with open graded aggregates as per the EOR’s structural and hydraulic design. 2. Place bedding course of hard and angular material conforming to the grading requirements of ASTM No. 8 or No. 9 to a uniform minimum depth of 1 1/2" -2". (38mm) screeded to the grade and profile required. 3. Install Eco-Priora™with joints approximately 1/4". (7mm). 4. Where required, cut pave stones with an approved cutting device to fit accurately, neatly and without damaged edges. 5. Tamp pave stones with a plate compactor, uniformly level, true to grade and free of movement. 6. Spread a thin layer of hard angular material conforming to the grading requirements of ASTM No. 8 or No. 9 aggregate over entire paving area. 7. Make one more pass with plate compactor to nest the aggregate and fill joints to the top. 8. Sweep and remove surplus joint material. I n s ta l l at I o npattern ● Concrete/brick pervious pavers Homeowner use: Parking areas, patios not adjoining house, sidewalks, pool decks Driveways--Snow removal equipment may catch edges, rollers may be needed Precast concrete or brick manufactured in many sizes and shapes are laid with a drainage base and permeable joint material, allowing water to slowly seep into the ground. “Pervious pavers are most effective with other LID (Low Impact Development) treatment...(e.g. vegetated swales, cisterns or exfiltration tanks” 1 Illustration: http://www.icpi.org/sites/default/files/images/PICP-XC_label-1.img_assist_custom-365x265.jpg Permeable concrete/brick paver driveway at Howard County residence. This driveway has been in place for several years. KEY FINDINGS Permeable pavement is a method of paving that allows stormwater to seep into the ground as it falls rather than running off into storm drains and eventually the Roaring Fork River watershed. Permeable pavements function similarly to sand filters, in that they filter the water by forcing it to pass through different aggregate sizes and typically some sort of filter fabric. Therefore most of the treatment is through physical (or mechanical) processes. As precipitation falls on the pavement it infiltrates down into the storage basin where it is slowly released into the surrounding soil.” Long term research on permeable pavers shows their effective removal of pollutants such as total suspended solids, total phosphorous, total nitrogen…zinc, motor oil, and copper. In the void spaces, naturally occurring micro-organisms break down hydrocarbons and metals adhere. By stopping stormwater from pooling and flowing away, porous paving can help recharge underlying aquifers and reduces peak flows and flooding. That means that streams flow more consistently and at cooler temperatures, contributing to healthy ecosystems. Stormwater pollutants are broken down in the soil instead of being carried to surface waters.” 12 Below is a graphic that illustrates the relationship between surface flow, groundwater flow and aquifers. Since permeable pavement has a very high retention capability, it should always be considered as an alternative to conventional pavement. Permeable pavement is subject to the same feasibility constraints as most infiltration practices, as described below. Required Space. A prime advantage of permeable pavement is that it does not normally require additional space at a new development or redevelopment site, which can be important for tight sites or areas where land prices are high. Soils. Soil conditions do not typically constrain the use of permeable pavement, although they do determine whether an underdrain is needed. Underdrains may be required if the measured permeability of the underlying soils is less than 0.5 inches per hour (although utilization of an infiltration sump may still be feasible). When designing an infiltrating permeable pavement practice, designers must verify soil permeability by using the on- site soil investigation methods. Impermeable soils will require an underdrain. In fill soil locations, geotechnical investigations are required to determine if the use of an impermeable liner and underdrain are necessary or if the use of an infiltration sump is permissible. PAVER BEST PRACTICES 120 DETAIL A SCALE 2.50 : 1 A 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 A A B B C C D D SHEET 1 OF 1 DRAWN CHECKED QA MFG APPROVED mbinius 11/2/2017 DWG NO ATHENS BLOCK TITLE SIZE D SCALE REV 1.25 : 1 4.00 9.00 .125 .125 .125 DETAIL A SCALE 2.50 : 1 A 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 A A B B C C D D SHEET 1 OF 1 DRAWN CHECKED QA MFG APPROVED mbinius 11/2/2017 DWG NO Base Block TITLE SIZE D SCALE REV 1.25 : 1 9.00 4.00 3.00 .125 DETAIL A SCALE 2.50 : 1 A 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 A A B B C C D D SHEET 1 OF 1 DRAWN CHECKED QA MFG APPROVED mbinius 11/2/2017 DWG NO WHITACRE BLOCK TITLE SIZE D SCALE REV 1.25 : 1 4.00 9.00 .125 .125 .375 .125 DETAIL A SCALE 2.50 : 1 A 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 A A B B C C D D SHEET 1 OF 1 DRAWN CHECKED QA MFG APPROVED mbinius 11/2/2017 DWG NO POSTON BLOCK TITLE SIZE D SCALE REV 1.25 : 1 4.00 9.00 .25 .125 2.25 .125 1.2575.125 MANUFACTURER SHOP DRAWINGS 121 DRAINAGE ASPHALT FILL OVER ROLLED CURB 10% SLOPE EXISTING BRIDGE 122 123 PUBLIC OUTREACH SUMMARY | PHASE 2 124 125 COMMUNITY INPUT TO DATE Through three separate events, we have garnered critical information regarding our three separate concepts from the City of Aspen Partners, stakeholders, and the public through a facilitated discussion and polling questions. The following pages show combined results from these three events. 126 COMBINED RESULTS 1. What best describes you?(Select all that apply) (Multiple Choice - Multiple Response) 2. Which of the stated project goals do you feel are top priorities?(Rank your top three) (Priority Ranking) 3. Which elements do you like in “Alternative 1 – Stay the Course”?(Select all that apply) (Multiple Choice - Multiple Response) 4. Which elements do you like in “Alternative 2 – Community Activate”? (Select all that apply) 5. Which elements do you like in “Alternative 3 – Capturing Potential”? (Select all that apply) (Multiple Choice - Multiple Response) 6. Which strategy do you like most for its treatment of Sister Cities Plaza?(Select only one) (Multiple Choice) 2 13 25 34 36 38 39 41 None Treatment of Sister Cities Plaza Playground –Imagination Reconstruction of Visitor Kiosk Flexible Games Area (i.e. Bocce, Bowling) Movable Adirondack or Swinging Chairs along Wagner… Connection to Durant Avenue Community Table/Water Table 3 18 27 31 32 33 41 47 71 None Flexible Playground Art Plaza Realigned Shade Trees on South/North Mill Street Flexible Games Area (i.e. Bocce, Bowling) Misting Fountain Shade Pavilion Connection to Durant Street – Urban Plaza Relocation of Restroom 1 9 15 46 None Alt 2 –Sister Cities Bands with Maintained Circle Alt 1 –Sister Cities Bands Integrated in Historic Node Alt 3 –Sister Cities Bands in Misting Fountain/ Event Area 0 0 1 2 12 18 26 34 49 I am a seasonal resident of Aspen I own a secondary home in Aspen I attend school in Aspen Other I visit/recreate in Aspen I am a business owner/ manager in Aspen I am a resident of Roaring Fork Valley (not Aspen) I am a primary resident of Aspen I work in Aspen 11 15 26 32 33 36 47 Address ADA accessibility Improve stormwater quality Encourage retail and restaurant activity Encourage pedestrian activity Maintain park-like character Upgrade utilities to meet future needs Maintain historic character 4 25 28 30 31 31 31 53 None Redesigned Sister Cities Plaza Removal of Firepit Connection to Durant Avenue Restored trees in South Mill area Reconstruction of Visitor Kiosk Playground - Nature-Inspired Expanded edge/seating along Wagner Park 127 COMBINED RESULTS 7. Which strategy do you like most for its treatment of South Mill Street?(Select only one) (Multiple 8. Which strategy do you like most for its connection to Durant Avenue? (Select only one) (Multiple Choice) 9. Which strategy do you like the most for its connection to Ki Davis Fountain? (Select only one) (Multiple Choice) 10. Which strategy do you like most for its treatment of the Hyman/Galena intersection? (Select only one) 11. Which strategy do you like most for its treatment of Galena Plaza? (Select only one) (Multiple Choice) 1 3 15 47 None of the above Curb lines stays as is (30’ crossing) Modify west curb only (25’ crossing) Modify west/east curbs (20’ crossing) 0 7 18 39 None Alt 1 –Maintain Tree Bosque Alt 3 –A Plaza for Temporary, Rotating Art Alt 2 –Community Table/Water Table under Trees 2 8 19 37 None Alternative 1 –Casual Seating Alternative 2 –Multi- Purpose/Flexible Games Area Alternative 3 –Relocated Restroom 3 5 27 35 None Alternative 1 –Sidewalk Connection Alternative 2 –Garden/Flower Display Alternative 3 –Urban Plaza 2 8 18 38 None Alternative 1 –Repaired, Raised Water Alternative 3 –Cascading Water Alternative 2 –Rebuilt Edges for Seating 12. Which strategy to you like most for its alignment of the Cooper/Galena intersection? (Select only one) 2 4 4 46 None of the above Curb lines stays as is with crosswalk Curb lines stay as is with change of material East curbline expands to narrow travel lane 128 COMBINED RESULTS 15. In terms of safety and accessibility, what is your opinion of the snowmelted surfaces shown in Alternative Three? (Select only one) (Multiple Choice) 1 12 22 30 None Alternative 2 –Middle Aisle Only Alternative 1 –Storefront and Middle Aisle Alternative 3 –Along Ditches 11 38 Snowmelt is not acceptable Snowmelt is acceptable 13. Which strategy do you like most for its treatment of outdoor dining? (Select only one) (Multiple Choice) 1 2 4 7 21 30 I don’t know Strongly Oppose Oppose Neutral Support Strongly Support 16. In reference to Alternative 3, how supportive would you be to change of the Wagner Node to strengthen the physical and visual connection to Wagner Park? (Select only one) (Multiple Choice) (Multiple Choice - Multiple Response) 1 4 8 13 None Alternative 1 –Off the Mall (-4 parking spaces) Alternative 2 –On the Mall + Durant Bike Shelter Alternative 3 –Off the Mall + Durant Bike Storage (-4 spaces) 14. Which strategy do you like most for its treatment of bike storage on the mall? (Select only one) (Multiple Choice) 129 130 131 PARTNERING SESSION II As part of the internal Partnering Workshop, Design Workshop led a discussion about critical pieces of the project, followed by a series of critical consensus questions. Subsequent pages are a record of these questions and responses. 132 1. What best describes you?(Select all that apply) (Multiple Choice - Multiple Response) 2. Which of the stated project goals do you feel are top priorities?(Rank your top three) (Priority Ranking) 3. Which elements do you like in “Alternative 1 – Stay the Course”?(Select all that apply) (Multiple Choice - Multiple Response) 4. Which elements do you like in “Alternative 2 – Community Activate”? (Select all that apply) 5. Which elements do you like in “Alternative 3 – Capturing Potential”? (Select all that apply) (Multiple Choice - Multiple Response) 6. Which strategy do you like most for its treatment of Sister Cities Plaza?(Select only one) (Multiple Choice) 0 4 5 8 9 9 11 12 12 None Treatment of Sister Cities Plaza Playground –Imagination Flexible Games Area (i.e. Bocce, Bowling) Realigned shade trees in South Mill area Connection to Durant Avenue Community Table/Water Table Movable Adirondack or Swinging Chairs along Wagner Park Reconstruction of Visitor Kiosk 0 3 4 10 None Alt 2 –Sister Cities Bands with Maintained Circle Alt 1 –Sister Cities Bands Integrated in Historic Node Alt 3 –Sister Cities Bands in Misting Fountain/ Event Area 0 7 8 8 9 9 10 11 13 None Realigned Shade Trees on South/North Mill Street Flexible Playground Misting Fountain Flexible Games Area (i.e. Bocce, Bowling) Art Plaza Relocation of Restroom Shade Pavilion Connection to Durant Street – Urban Plaza PARTNERING SESSION II 0 0 0 0 1 4 6 9 16 I am a seasonal resident of Aspen I own a secondary home in Aspen I attend school in Aspen Other I am a business owner/ manager in Aspen I am a primary resident of Aspen I visit/recreate in Aspen I am a resident of Roaring Fork Valley (not Aspen) I work in Aspen 3 5 6 8 8 9 10 Improve stormwater quality Encourage retail and restaurant activity Address ADA accessibility Encourage pedestrian activity Maintain park-like character Upgrade utilities to meet future needs Maintain historic character 0 7 8 8 9 10 11 15 None Redesigned Sister Cities Plaza Restored trees in South Mill area Connection to Durant Avenue Playground - Nature-Inspired Reconstruction of Visitor Kiosk Removal of Firepit Expanded edge/seating along Wagner Park 133 7. Which strategy do you like most for its treatment of South Mill Street?(Select only one) (Multiple 8. Which strategy do you like most for its connection to Durant Avenue? (Select only one) (Multiple Choice) 9. Which strategy do you like the most for its connection to Ki Davis Fountain? (Select only one) (Multiple Choice) 10. Which strategy do you like most for its treatment of the Hyman/Galena intersection? (Select only one) 11. Which strategy do you like most for its treatment of Galena Plaza? (Select only one) (Multiple Choice) 12. Which strategy to you like most for its alignment of the Cooper/Galena intersection? (Select only one) (Multiple Choice) 0 1 4 12 None of the above Curb lines stays as is (30’ crossing) Modify west curb only (25’ crossing) Modify west/east curbs (20’ crossing) 0 3 4 10 None Alt 1 –Maintain Tree Bosque Alt 3 –A Plaza for Temporary, Rotating Art Alt 2 –Community Table/Water Table under Trees 0 1 4 11 None of the above Curb lines stays as is with crosswalk Curb lines stay as is with change of material East curbline expands to narrow travel lane 0.00% 17.65% 23.53% 58.82% None Alternative 2 –Multi - Purpose/Flexible Games Area Alternative 1 –Casual Seating Alternative 3 –Relocated Restroom 0 0 5 12 Alternative 1 –Sidewalk Connection None Alternative 2 –Garden/Flower Display Alternative 3 –Urban Plaza 0 3 6 7 None Alternative 1 –Repaired, Raised Water Alternative 2 –Rebuilt Edges for Seating Alternative 3 –Cascading Water PARTNERING SESSION II 134 13. Which strategy do you like most for its treatment of outdoor dining? (Select only one) (Multiple Choice) 15. Which presented alternative would you most support overall?(Select only one) (Multiple Choice) PARTNERING SESSION II 0 3 7 8 None Alternative 2 –Middle Aisle Only Alternative 1 –Storefront and Middle Aisle Alternative 3 –Along Ditches 0 1 1 1 6 8 I don’t know Neutral Oppose Strongly Oppose Strongly Support Support 0 2 4 11 None Alt 2 –“Community Activate” Alt 1 –“Stay the Course” Alt 3 –“Capturing Potential” 14. In reference to Alternative 3, how supportive would you be to change of the Wagner Node to strengthen the physical and visual connection to Wagner Park? (Select only one) (Multiple Choice) 135 136 137 STAKEHOLDER SESSION II As part of the Stakeholder Session, Design Workshop led a discussion about critical pieces of the project, followed by a series of critical consensus questions. Subsequent pages are a record of these questions and responses. 138 STAKEHOLDER SESSION II 1. What best describes you?(Select all that apply) (Multiple Choice - Multiple Response) 2. Which of the stated project goals do you feel are top priorities?(Rank your top three) (Priority Ranking) 3. Which elements do you like in “Alternative 1 – Stay the Course”?(Select all that apply) (Multiple Choice - Multiple Response) 4. Which elements do you like in “Alternative 2 – Community Activate”? (Select all that apply) 5. Which elements do you like in “Alternative 3 – Capturing Potential”? (Select all that apply) (Multiple Choice - Multiple Response) 6. Which strategy do you like most for its treatment of Sister Cities Plaza?(Select only one) (Multiple Choice) 2 3 8 9 11 11 12 13 16 None Treatment of Sister Cities Plaza Fire Feature Reconstruction of Visitor Kiosk Flexible Games Area (i.e. Bocce, Bowling) Movable Adirondack or Swinging Chairs along Wagner Park Community Table/Water Table Playground –Imagination Connection to Durant Avenue 2 3 7 7 9 9 14 14 17 None Flexible Playground Misting Fountain Art Plaza Flexible Games Area (i.e. Bocce, Bowling) Realigned Shade Trees on South/North Mill Street Shade Pavilion Connection to Durant Street – Urban Plaza Relocation of Restroom 1 3 4 15 None Alt 1 –Sister Cities Bands Integrated in Historic Node Alt 2 –Sister Cities Bands with Maintained Circle Alt 3 –Sister Cities Bands in Misting Fountain/ Event Area 0 0 0 1 3 8 11 13 20 I am a seasonal resident of Aspen I own a secondary home in Aspen I attend school in Aspen Other I visit/recreate in Aspen I am a resident of Roaring Fork Valley (not Aspen) I am a business owner/ manager in Aspen I am a primary resident of Aspen I work in Aspen 4 6 10 11 11 12 14 Address ADA accessibility Improve stormwater quality Maintain park-like character Upgrade utilities to meet future needs Encourage pedestrian activity Encourage retail and restaurant activity Maintain historic character 2 6 7 8 8 10 10 19 None Removal of Firepit Restored trees in South Mill area Connection to Durant Avenue Reconstruction of Visitor Kiosk Playground - Nature-Inspired Redesigned Sister Cities Plaza Expanded edge/seating along Wagner Park 139 STAKEHOLDER SESSION II 7. Which strategy do you like most for its treatment of South Mill Street?(Select only one) (Multiple 8. Which strategy do you like most for its connection to Durant Avenue? (Select only one) (Multiple Choice) 9. Which strategy do you like the most for its connection to Ki Davis Fountain? (Select only one) (Multiple Choice) 10. Which strategy do you like most for its treatment of the Hyman/Galena intersection? (Select only one) 11. Which strategy do you like most for its treatment of Galena Plaza? (Select only one) (Multiple Choice) 12. Which strategy to you like most for its alignment of the Cooper/Galena intersection? (Select only one) (Multiple Choice) 0 1 6 15 None of the above Curb lines stays as is (30’ crossing) Modify west curb only (25’ crossing) Modify west/east curbs (20’ crossing) 0 2 8 11 None Alt 1 –Maintain Tree Bosque Alt 3 –A Plaza for Temporary, Rotating Art Alt 2 –Community Table/Water Table under Trees 0 1 2 11 None of the above Curb lines stays as is with crosswalk Curb lines stay as is with change of material East curbline expands to narrow travel lane 1 1 8 11 Alternative 1 –Casual Seating None Alternative 2 –Multi - Purpose/Flexible Games Area Alternative 3 –Relocated Restroom 3 4 8 9 None Alternative 1 –Sidewalk Connection Alternative 2 –Garden/Flower Display Alternative 3 –Urban Plaza 1 2 3 16 None Alternative 1 –Repaired, Raised Water Alternative 3 –Cascading Water Alternative 2 –Rebuilt Edges for Seating 140 13. Which strategy to you like most for its alignment of the Cooper/Galena intersection? (Select only one) 15. In terms of safety and accessibility, what is your opinion of the snowmelted surfaces shown in Alternative Three? (Select only one) (Multiple Choice) 2 2 7 13 Curb lines stays as is with crosswalk None of the above Curb lines stay as is with change of material East curbline expands to narrow travel lane 1 5 7 8 None Alternative 2 –Middle Aisle Only Alternative 1 –Storefront and Middle Aisle Alternative 3 –Along Ditches 3 20 Snowmelt is not acceptable Snowmelt is acceptable 14. Which strategy do you like most for its treatment of outdoor dining? (Select only one) (Multiple Choice) STAKEHOLDER SESSION II 0 1 1 3 8 10 I don’t know Oppose Strongly Oppose Neutral Support Strongly Support 16. In reference to Alternative 3, how supportive would you be to change of the Wagner Node to strengthen the physical and visual connection to Wagner Park? (Select only one) (Multiple Choice) (Multiple Choice - Multiple Response) 141 142 143 COMMUNITY OPEN HOUSE II As part of the Community Open House, Design Workshop led a discussion about critical pieces of the project, followed by a series of critical consensus questions. Subsequent pages are a record of these questions and responses. 144 COMMUNITY OPEN HOUSE II 1. What best describes you?(Select all that apply) (Multiple Choice - Multiple Response) 2. Which of the stated project goals do you feel are top priorities?(Rank your top three) (Priority Ranking) 3. Which elements do you like in “Alternative 1 – Stay the Course”?(Select all that apply) (Multiple Choice - Multiple Response) 4. Which elements do you like in “Alternative 2 – Community Activate”? (Select all that apply) 5. Which elements do you like in “Alternative 3 – Capturing Potential”? (Select all that apply) (Multiple Choice - Multiple Response) 6. Which strategy do you like most for its treatment of Sister Cities Plaza?(Select only one) (Multiple Choice) 0 6 7 13 14 15 16 16 18 None Treatment of Sister Cities Plaza Playground –Imagination Reconstruction of Visitor Kiosk Connection to Durant Avenue Movable Adirondack or Swinging Chairs along Wagner Park Realigned shade trees in South Mill area Flexible Games Area (i.e. Bocce, Bowling) Community Table/Water Table 1 7 11 14 15 16 17 18 20 None Flexible Playground Art Plaza Flexible Games Area (i.e. Bocce, Bowling) Realigned Shade Trees on South/North Mill Street Shade Pavilion Relocation of Restroom Misting Fountain Connection to Durant Street – Urban Plaza 0 2 5 21 None Alt 2 –Sister Cities Bands with Maintained Circle Alt 1 –Sister Cities Bands Integrated in Historic Node Alt 3 –Sister Cities Bands in Misting Fountain/ Event Area 0 0 1 1 3 6 9 13 17 I am a seasonal resident of Aspen I own a secondary home in Aspen I attend school in Aspen Other I visit/recreate in Aspen I am a business owner/ manager in Aspen I am a resident of Roaring Fork Valley (not Aspen) I work in Aspen I am a primary resident of Aspen 1 6 9 13 15 16 23 Address ADA accessibility Improve stormwater quality Encourage retail and restaurant activity Encourage pedestrian activity Maintain park-like character Upgrade utilities to meet future needs Maintain historic character 2 8 11 12 13 14 16 19 None Redesigned Sister Cities Plaza Removal of Firepit Playground - Nature-Inspired Reconstruction of Visitor Kiosk Connection to Durant Avenue Restored trees in South Mill area Expanded edge/seating along Wagner Park 145 COMMUNITY OPEN HOUSE II 7. Which strategy do you like most for its treatment of South Mill Street?(Select only one) (Multiple 8. Which strategy do you like most for its connection to Durant Avenue? (Select only one) (Multiple Choice) 9. Which strategy do you like the most for its connection to Ki Davis Fountain? (Select only one) (Multiple Choice) 10. Which strategy do you like most for its treatment of the Hyman/Galena intersection? (Select only one) 11. Which strategy do you like most for its treatment of Galena Plaza? (Select only one) (Multiple Choice) 12. Which strategy to you like most for its alignment of the Cooper/Galena intersection? (Select only one) (Multiple Choice) 1 1 5 20 Curb lines stays as is (30’ crossing) None of the above Modify west curb only (25’ crossing) Modify west/east curbs (20’ crossing) 0 2 6 18 None Alt 1 –Maintain Tree Bosque Alt 3 –A Plaza for Temporary, Rotating Art Alt 2 –Community Table/Water Table under Trees 0 1 3 22 None of the above Curb lines stays as is with crosswalk Curb lines stay as is with change of material East curbline expands to narrow travel lane 1 3 8 16 None Alternative 1 –Casual Seating Alternative 2 –Multi - Purpose/Flexible Games Area Alternative 3 –Relocated Restroom 0 1 14 14 None Alternative 1 –Sidewalk Connection Alternative 2 –Garden/Flower Display Alternative 3 –Urban Plaza 1 3 8 16 None Alternative 1 –Repaired, Raised Water Alternative 3 –Cascading Water Alternative 2 –Rebuilt Edges for Seating 146 COMMUNITY OPEN HOUSE II 13. Which strategy do you like most for its treatment of outdoor dining? (Select only one) (Multiple Choice) 15. In terms of safety and accessibility, what is your opinion of the snowmelted surfaces shown in Alternative Three? (Select only one) (Multiple Choice) 1 4 8 14 None Alternative 2 –Middle Aisle Only Alternative 1 –Storefront and Middle Aisle Alternative 3 –Along Ditches 1 4 8 13 None Alternative 1 –Off the Mall (-4 parking spaces) Alternative 2 –On the Mall + Durant Bike Shelter Alternative 3 –Off the Mall + Durant Bike Storage (-4 spaces) 30.77% 69.23% Snowmelt is not acceptable Snowmelt is acceptable 14. Which strategy do you like most for its treatment of bike storage on the mall? (Select only one) (Multiple Choice) 0 1 2 3 5 14 Strongly Oppose I don’t know Oppose Neutral Support Strongly Support 16. In reference to Alternative 3, how supportive would you be to change of the Wagner Node to strengthen the physical and visual connection to Wagner Park? (Select only one) (Multiple Choice) (Multiple Choice - Multiple Response) 147 148 STAY UP TO DATE: WWW.ASPENPEDESTRIANMALL.COM QUESTIONS? CALL/TEXT: 970.618.1457 EMAIL: INFO@ASPENPEDESTRIANMALL.COM KATHLEEN WANATOWICZ BUSINESS PROGRAM COORDINATOR P: 970.618.5114 E: KATHLEEN@PRSTUDIOCO.COM