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Home My WebLink Aboutcoa.lu.gm.Little Nell GMP SPA binder.1985 ASPEN SKIING COMPANY 0060 ATLANTIC AVENUE. AIRPORT BUSINESS CENTER. BOX 1248 . ASPEN, COLORADO 81612 . PHONE 303/925-1220 November 25, 1985 Aspen City Council Aspen Planning and Zoning Commission Aspen Planning Department 130 South Galena Aspen, Colorado 81611 Dear Council Members, Commissioners and City Staff, It is with great pleasure that the ~spen Skiing Company submits this Growth Management Plan and Specially Planned Area Precise Plan for your consideration. I, The attached submission is the culmination of years of working with-all of you, the adjacent property owners and the community. This project can be the single most significant and positive development, affecting guests and residents alike, to happen in this community in the last quarter of a century. This submission is not only for some badly needed luxury hotel rooms, but also envisioned are significant skier services and guest amenities. These include a new high tech lift system, much needed public restrooms, ski lockers and the elimination of the base area maintenance facility. The total clean up and reconfiguration of the base area including the development of pedestrian malls and plazas will create an entry experience befitting our most precious asset, Aspen Mountain. The combined renaissance that is now occurring both in town and on the mountain, and the blending of the two at the base of Little Nell, will help to solidify Aspen's place as the premier resort in North America. The submission is long and technical; however, it is the result of an elaborate, lengthy and complicated approval system that has been established to insure quality and controlled development. That process has resulted in this final submission - one that has improved as it has progressed. A few of the most significant changes resulting from the conceptual review process are: * All hotel and ski area delivery service will take place off of Spring Street with mountain restaurant supplies being tran- sported underground to the lift where they will be shipped up the mountain and distributed from the top. ASPEN MOUNTAIN . BUTTERMILK MOUNTAIN . SNOWMASS . BRECKENRIDGE * Parking has been increased from 77 to 118 spaces. 118 spaces is more then the projected need, but is the greatest number of spaces that can be physically accommodated on the site. * The whole building was moved 10 feet further back from Durant Street and now sets back 34 feet from the existing curbline. This change has enabled us to have most of the skier drop off area on our property; separated from the Durant Street right of way and therefore not affecting traffic on Durant. There have been numerous other improvements to the plans in addi- tion to our addressing each of the 25 conditions placed on the resolution for conceptual approval. We look forward to moving ahead with this submission, the construc- tion of the building and the implementation of this much needed base area redevelopment. Again, on behalf of the Aspen Skiing Company, I thank you for your consideration of this application. Re'peot'o"y ~~ted' OSv.-. .Jl Peter Forsch Project Manager PF!dm ,"-, ,... \ :,.... ASPEN SKIING COMPANY BOX 1248 ASPEN, COLORADO 81612 PHONE 303/925-1220 LITTLE NELL Growth Management Plan and SPA Precise Plan Submission for Development at the Little Nell Base Area December 2, 1985 Submitted to: The City of Aspen 130 South Galena Street Aspen, Colorado 81611 (303) 925-2020 Applicant: Aspen Skiing Company 0060 Atlantic Avenue Airport Business Center Box 1248 Aspen, Colorado 81612 (303) 925-1220 -""',...,..... CONSULTANT TEAM '-,. Planner . LandscaDe Architects Geotechnical Enaineer Design Workshop, Inc. 710 East Durant Street Aspen, Colorado 81611 (303) 925-8354 Chen and Associates 96 South Zuni Denver, Colorado 80223 (303) 744-7105 Architect Traffic Enaineer Hagman Yaw Architects, Ltd. 210 South Galena Aspen, Colorado 81612 (303) 925-2867 Transportation Development Associates, Inc. 316 Second Avenue South Seattle, Washington 98104 (206) 682-4750 Civil Enqineer Surveving Rea Cassens & Associates 4388 S. Windermere Street Englewood, Colorado 80110 (303) 789-4428 Alpine Surveys Box 1730 Aspen, Colorado 81612 (303) 442-4338 EmDlovee Housin9 Leqal Jim Curtis 117 South Monarch Aspen, Colorado 81612 (303) 920-1395 Gideon Kaufman 315 East Hyman Avenue Box 10001 Aspen, Colorado 81612 (303) 925-8166 "''' , Table of Contents II. Other Development Permit Approvals III. Little Nell Growth Management Plan Submission Description Of Lodge Development 1 2 3 8 9 10 I. Summary Description Of Plan Vicinity Map Existing Conditions Site Map Existing Conditions Land Use Map SPA Precise Plan Illustrative Type Of Water System Type Of Sewage System Type Of Drainage System Total Development Area Traffic & Parking Effects On The Neighborhood Construction Schedule 11 12 12 13 13 17 17 ;... Availability Of Public Facilities & Services '.",,,' aa) Water bb) Sewer cc) Storm Drainage dd) Fire Protection eel Roads Quality Of Design aa) Architectural Design bb) Site Design cc) Energy Conservation dd) Parking & Circulation eel Visual Impact 20 21 23 25 26 1""." 31 37 39 41 43 Amenities Provided For Guests aa) Availability Of On-site Common Meeting Areas 46 bb) Availability Of On-site Dining Facilities 47 cc) Availability Of On-site Accessory Recreational Facilities 47 Conformance To Local Public Policy Goals aa) Provision of Employee Housing bb) Conversion Of Existing Units - Bonus Points 49 52 52 I. Summary of Proposed Plan SITE CONDITIONS The Little Nell site cons~sts of 88,862 sq. ft. located south of the downtown commercial core at the base of Aspen Mountain. The specific location of the site is indicated on the vicinity map on page 2. Currently, the site is the location of Little Nell lift (#4), The Aspen Ski Company offices, the maintenance shop, the Little Nell Restaurant and associated businesses, and the ticket office for /"., the ski area. The North-of-Nell Building containing commercial ~ space and condominiums is situated near the northwest corner of the site and an existing well and pumphouse lie near the northern property boundary in the vacated Hunter Street R.O.W. Existing lodging, condominium, and residential structures lie near the east and west boundaries of the site. The Aspen Mountain ski trails border the site on the south. The northern one-quarter of the site is relatively flat and the southern three-quarters of the site, on the lower slopes of Aspen Mountain, slopes northward with the existing grades in this area ranging from approximately 25% to.33%, the slopes are covered with grasses. (See existing conditions map, Page 3). '....' -1- - ie, 'I, ,........ ...-....-....... ~ / (, ( ( / ,/0 ( , I I , , I / ' I \" ;1),<" I" \ '\ I /;,: ,y Ii X,\ : (\\ / I '< " I (.\ I I.... I ) \\ I I ' I I I / / j / / I / / I I I I ( I I I / 1'0 \ ' " " .~-...." \ " "-J '/' I ~ d j I z ! " . . Z . < Z . ;: 0,' Z 0 U , , (---' \f' , I / U 3 o , , "------"/---- ''--( c. ~.:: O--'n ~ n', I ",I, I! ' i' II I!,r 'I :', \ ~> I " \: ,i j , I I' 'I ~,I,,1] \h~'1 r \ ' , \1 I' 0' : ,~~ I " I '" v '--\ e~'ll ~ :$ " ~:~ I " , < . , t, , , I~I 1:1, 'i:il ., , I. 1 " , wr..!3WDr C=-~~ , 'J d o " . " " . z . o : . ~ z I 1 I I . I, ~ lL-- i :1 :-~ d3~lS tl31N"ClH 1\ r~ 11\ d 0 , I " . ,I, " III . . . \ I: , 0 'I) . z , . .' \ . I,I . \1'1 \ , .L33~S L~~_~_, M '5]~! ~ }/ ~ ~ :j I i ~ - < ! I : I, I ~ . : ,O"'"dS / ') '0 =,1 ! ;1 : L.; _ '~ ;~ \ r-O~6 \} <, :)3"18 , .z ... 0>0-, c:Oa. ::::;;w .!!c:~ .0_ WUOl ,/ /' -. ~-~ / ~ " !, ,I I ). o o u I,; j q //" 'I " I - PROPOSED DEVELOPMENT Plans for the proposed Little Nell project include a ninety-six room luxury resort hotel with a full complement of support and service facilities. Also proposed are 19,433 sq. ft. of total retail space, offset by 10,691 square feet of existing commercial, and 4,838 sq. ft. of office space for the Aspen Skiing Company. The development is located on the north end of the site with hotel frontage on Durant and Spring Streets and retail/office frontage on the Hunter and Dean Street rights-of- way. (See site plan on Page 9). This excellent location, at the foot of Aspen Mountain, will be within 100 feet of new ski base facilities, including a higher capacity lift or gondola. To the north, the project is immediately adjacent to the downtown commercial district. The city's major transit center is only 300 feet to the west, a two minute walk. (See existing conditions map on page 8). '.'- - A great deal of time has been spent to create a hotel design which is in harmony with the surrounding neighborhood. Care has been taken to minimize height and mass by placing a large portion of the structure below grade and locating all hotel parking underground. Architectural details such as dormers, recessed balconies, stepped roofs, and covered pedestrian walkways have been utilized to create a building which emphasizes a human scale. Much of the proposed retail and office space will be constructed below-grade into the toe of the mountain slope. - -4- ''''- Amenities provided for hotel guests will include a 90 seat restaurant, 2 meal restaurant/bar, lounge, conference rooms, a board room with private dining facilities, reading den, exercise room, sauna, steam room, pool, whirlpool, and complete child care facilities. In addition, the hotel's location immediately adjacent to the ski slopes of Aspen Mountain insures incomparable recreational opportunities. ,~ An integrated landscape and streetscape design will help to create a much improved gateway to Aspen Mountain in both winter and summer. The main component of this gateway will be a large plaza space containing ticket kiosks for the ski area, seating, decorative paving, pedestrian scale lighting, trees, and tree grates. Covered walkways adjacent to the building will afford shoppers and pedestrians protection from inclement weather. A skier drop-off which can accommodate up to 12 cars is provided on the Durant Street side of the hotel. Drop-off activities will be closely managed by ski area staff to insure the smoothest possible flow of skiers onto and off of Aspen Mountain. Additional site improvements include the removal and relocation of the existing pumphouse which lies near the northern property boundary, a trail easement across Aspen Mountain which will link the proposed Dean Street Trail to an area near the Aspen Alps, and preservation of significant open space. - Aspen Skiing Company owners have jointly developed over 6,000 hotel rooms to date. The Pebble Beach hotel management staff is currently involved in the building design and will be involved in -5- - future building operations, management, and personnel recruitment. A detailed study was conducted to ascertain employee housing requirements and recommend actions to meet projected needs. provision for this housing will be made through conversion and deed restriction of the existing Holiday House lodge located at 127 W. Hopkins Ave.. The applicant intends to house 36% of the net new employees generated by this project. .'.""" A study was also conducted by Transportation Development Associates to determine potential impacts of, and requirements for vehicular and pedestrian circulation and parking in the area of the Little Nell Project. The findings from this report were studied and design solutions which address the specific problems of employee and guest parking, skier drop-off, and pedestrian circulation have been incorporated into the proposed plan. In general, the report concludes that with proper planning the effect of the Little Nell project's net added traffic will be small and that there is little potential for significant increases in pedestrian/vehicular conflict. The capacity of surrounding streets has been analyzed and traffic generated by the project can be easily absorbed. ""-....... '.~ The applicant has taken responsibility for all potential impacts of this development, including impacts on the surrounding neighborhood, with the objective of providing residents and visitors with a top quality lodging and recreational experience. The Little Nell project includes a complete package of year-round r ft.,., '"-... ',,<-,;.' - tourist facilities and services, as well as extensive public spaces and amenities. This project can provide the highest quality accomodations for guests in a structure which not only fits the context of the surrounding neighborhood, but is a positive addition to the community. -7- '~' 1.1"11,,1 . ~~ ..:: o a;'::: , .w ~!!l ~~" ~ ~ w -' [J 0 D I lHIUS 1'11'1 , < . ~~ IID~I' ~ll I I i! 1 IITI II l~dID~~ ~ " " ," ,-'- '-~ ___ __ z -~----=---=---=--=-t__ li-" --..------------------- /' " .,l ~\ } \:1 t\\ ; \ \ ! \ J \\ i \ I \ \ \ \ II II /) -------__J mm_______ /1 I \ I I 1/ 1./ tV o "r'<" '-- o I ~i! b U i r . o o o ........ - ,------ ~ 1\' l.33IHS__ _1VN1!)IllO o 8 }'~- e~'.1 I! l J . . Iill L:' ...." Ii:: :11 " -. " I lD!r . i ~ l I I I: , ',I, I a; .::; i : ~ , " , ! , ,; I " .., " 'I I ':1 =-- ~ ~2~~J -....:: ,- .~- ,'.....'""- ...',. ;~-=~_ ~~\~' .~;~, /7 =_c: _ ~'-,,-> -~<~:,',",~-~. ..,' _. _~_.__'<~~~> \ ,;t '<~"'I . "~I? ~~__ ..~~~;.U '.{ - -~ - - . . -1 .~. " ( II. Other Development Permit Approvals Further development approvals needed after the allocation of a GMP allotment include: Conditional use for hotel in CC zone 8040 Greenline Mountain View Plane Right-of-way encroachment .,.;,. It is requested that the Planning and Zoning Commission set specific times for discussion and review of these issues. Letters of application outlining the major items of discussion for each issue are contained in Appendix 4. '... ""'",.... -10- '--'v III. Little Nell Growth Management Plan Submission DESCRIPTION OF LODGE DEVELOPMENT A general description of the Little Nell Development is found in Section I of this application. A written description of the project is also required as part of the Growth Management Plan submission and as an introduction to this section, with particular emphasis on seven areas as follows: TYPE OF WATER SYSTEM The existing utilities map on Page 22 shows existing water mains "..... in relation to the site. It has been determined by the Aspen ....,,- Water Department that the existing municipal system is adequate to serve the project under peak flow conditions with adequate pressure. The project will be served by the existing 16" and a 6" ductile iron pipes running east and west in Durant and a relocated 12" ductile iron pipe presently connected to the 16" in Durant and running south along the west side of the Little Nell Ski Slope. The relocated 12ft D.I.P. also connects to the 1.0 M.G. Aspen Mountain storage reservoir above the base development area. The fire protection plan is outlined in Section dd on availability of public services. ......, -11- The Little Nell well at the intersection of Durant Avenue and Hunter Street will pump directly into the municipal system near the point of connection for the Little Nell redevelopment complex. The well/pump will be modified and chlorination facilities will be relocated into the proposed stair well space. (For a more detailed discussion of proposed water systems see Appendix 6). TYPE OF SEWAGE SYSTEM The Aspen Consolidated Sanitation District has determined that the existing sewage collection system, trunkline sewers, and treatment facility have the capacity to handle the additional sewage of the new Hotel and base area complex which is estimated ~.",.. as 32,720 gpd. An old 10" sewer main with poor grade will be ....... replaced by a new IS" line in Durant St. at the applicant's expense. For service plan see Appendix 6. TYPE OF DRAINAGE SYSTEM A comprehensive storm water runoff plan for the proposed Little Nell case area complex has been developed. The plan defines the drainage area, the anticipated runoff, determined detention storage requirements and the transmission of anticipated storm runoff through the existing storm sewer system. The applicant intends to provide on site storage capacity to reduce peak flows. For further details including surface, subsurface and runoff from the building, see Appendix 5 Storm Drainage Report by Rea, Cassens and Associates, Inc.. " -12- TOTAL DEVELOPMENT AREA The project is located in SPA-CC and SPA-C zones with a total land area of 88,862 square feet, or 2.04 acres. The internal square footage of the hotel and accessory spaces is 107,325 square feet. Existing on site commercial space equals 10,691 square feet. This will be replaced by 19,433 square feet of new commercial space, a net gain of 8,742 square feet. New Aspen Ski Company administrative space equals 4,838 square feet. Total proposed internal square footage for this project equals 192,871 square feet of which 86,000 square feet including parking is below grade. 69% of the building site is devoted to open space. ~'.n~ TRAFFIC AND PARKING Hotel parking demand estimates are based on a peak month winter occupancy of 90 - 95% and a slightly lower peak summer season occupancy of 75%. The projected parking demand for the hotel, retail space, ski shop, ski bar, hotel employees, and ski area employees in winter and summer are 92 spaces and 101 spaces respectively. The project design includes provision for curb side drop-off of skiers along the Durant Street side of the hotel. Supervised loading/unloading would be provided in both morning and evening peak periods (approximately 8:30 - 10:30 AM, 3:00 - 5:00 PM). A more aggressive supervision of drop-off and pick-up operations than currently exists will be implemented. This would reduce the duration of the average stop by private car by one minute in the '-' -13- morning period and 2 minutes in the evening. A maximum of 12 '''~ passenger cars would need to be accomodated at one time. The city's major transit center is located at Rubey Park, approximately 300 feet west of the Little Nell project. The transit system includes routes that provide service throughout the entire city as well as to Aspen Highlands, Snowmass, and down valley as far as El Jebel. The close proximity of the proposed development to these transit routes will help minimize the use of private transportation to and from Little Nell. The Little Nell project will provide the following improvements to existing pedestrian and vehicular circulation: 1. Covered sidewalks along Durant Street fronting the lodge. 2. Reconstructed sidewalks along Spring Street. 3. A trail easement linking the Dean Street Trail with Ute Avenue. 4. Development with the City of Aspen of the Hunter and Dean Street R.O.W.s as pedestrian malls. 5. Off-street skier drop-off along Durant Street. - 6. Benches and pedestrian scale lighting at the mountain entry. -14- 7. Off street drop-off for hotel guests. -- 8. Screened and covered delivery/service areas. The Little Nell development will also implement a number of programs geared to discourage the use of private automobiles and encourage pedestrian travel and the use of mass transit facilities. They are as follows: 1. provision of courtesy vans for hotel guest trips to the airport, off-site restaurants, and other ski areas. 2. Provision of valet parking during peak use periods. This will give a psychological disincentive to moving a car once it is parked. ...~ -- 3. provision of on-site, below grade parking for hotel guests. Combined with the availability of mass transit, hotel provided shuttles, and the close promimity to ski facilities and downtown businesses, it is anticipated that guests would be discouraged from using private automobiles during their stay. 4. Shuttles will be provided to and from work for hotel employees who live beyond comfortable walking distance. ""'''''''- Estimated traffic count, number of vehicles, hoops of prirtcipal daily usage, parking and transit have been dealt with in -15- CJ ls-JcF L:J D "' ,,", ", '--~ ~~ -- -=:.= OafCj[JO ~ <!- ~ . . : ~ j I. - -. .. i t j ~ .1: I" i nl . i 'l! t J: u:; l '! .. . .. u ".It u "f"':':i~; " It :it:.; i ",:..!,::~:~1 ~i<J* Hc{<'I! I ---------------------------------------- ',..., 0"0.. .tV}... lHtlU 111" [J o D ~ z ! " . . z . z ~ o u < . - c. o ~33l:t~~ '. ~, '.~ ,,- VN3".,O * ci o " . " " . z . o z . . o z * I " 1; tlNllldS * z ! w z o . . o o o . ," ~ r\' ; , ! 'r . : I I!! II ~=I=: I,II , . -~ I .. ..... I :'~" I' .. 11": ,~ til .t ...... , , i . . . ~ . . :............ . . . . . ~ . . . . . . . . . . . . . . . .. zo .. .. " c. . . . . . . . i............: . . .- ~ . . . . . . . :! . :~ . . . . . . . . . . . i t !-, "00,. t : 1331l1S ! : "- ~ . . . . . . . . . :I :~ ., ." ., ., .. . , : . . . . . . .- . :...........~~.. : J.331l1S ...(..~:1~~~.........111."1IU.. . . ~ : : : : : : : . "': . >. :; ~: eu >. I . ~ ... . ^ . . . v . . . . ...: . ze ",- ... w. '3: ~: c: 2: . . . . : : .- : : '.",>> : . . : WNiDlllO -; , v ! ; ~ . . . . .~ ,i ~ : ~ i !IS ~ : a:1! ~ ! ~ Ii LWi 0 . ~I = = II 3 H<ln.. ci o " . . . . ~ g o z . . . . * '" o 16 ~, Technical Appendix 3. For additional and more detailed '-' information regarding traffic and parking see Appendix 3, TRAFFIC and PARKING ANALYSIS for the LITTLE NELL HOTEL and BASE DEVELOPMENT PROJECT, prepared by TDA Associates, November 1985. EFFECTS ON THE NEIGHBORHOOD The positive effects of the Little Nell base development on adjacent land use will be immeasurable. The replacement of the dated Little Nell Building, elimination of existing ski area maintenance shops, addition of first rate lodging and retail spaces, and upgrading of existing lift facilities will vastly improve the visual attractiveness 9f the area and in general the quality of the site will exceed that of surrounding uses. In - ,- addition, an integrated landscape and streetscape design will vastly improve the "mountain entry" experience for both visitors and residents. Elements of the entry space, such as lighting, seating, paving material, and planting, will unify the Little Nell area with other public spaces in the downtown area. This enhancement of the Aspen Mountain entry, and the continuity ,with existing community development will dramatically increase user enjoyment throughout the surrounding area. CONSTRUCTION SCHEDULE The construction schedule for this project has been developed to minimize adverse effects on ski area operations, year round area activities, and adjacent land use, throughout the construction -- process. A target date of June 15, 1986, has been established -17- for construction commencement with an estimated completion date of December, 1988. The following milestone schedule summarizes key dates and events. 1986 June 15 August 1 October 15 - '- 1987 Apr il 15 May 1 June 1 1988 Sept. Nov. Dec. 1 1 1 - Begin regrading and utility relocation at Little Nell. Excavation complete for commercial structure. (Western portion) Grading for new lift complete. Structural work at commercial structure and lift terminal complete. Begin demolition of Little Nell complex. Complete work at western wing to provide skier services during the 87/88 ski season. Begin excavation for hotel. Begin construction of lower lift terminal. Begin construction of lower terminal for lift 4A. Hotel framed and roofed. Load test new lift(s). Hotel certificate of occupancy. -18- -.. Temporary protection devices will be erected along Durant Street, Spring Street, Hunter Street R.O.W., and Dean Street R.O.W. to insure pedestrian and vehicular safety throughout the course of the project. All utility relocation will be accomplished as quickly as possible to minimize any inconvenience and disruption to skiers and visitors. .-;,."" The work on the commercial structure and lower lift terminal will be accomplished in two phases to insure a negligible impact on winter activities. The first phase will involve completion of excavation and structural work in the summer/fall of 1986. The second phase involves completion of the western wing of the structure in summer 1987 and completion of new lift facilities in October 1987. Major excavation and structural work for the hotel will take place during the summer/fall of 1987 to allow interior and finish work to continue through the winter construction season. Site work will be accomplished in two phases. Grading work related to lift construction will be scheduled to take place in the summer of 1986. Completion of sidewalks, plazas, and landscaping related to hotel construction will be scheduled to coincide with hotel completion in December of 1988. The applicant will work closely with the City of Aspen and adjacent property owners to help minimize construction problems. '-' -19- AVAILABILITY OF PUBLIC FACILITIES AND SERVICES aa) Water The existing Little Nell Base area is served by a 6" and 16" water mains in Durant Avenue and by two 12" lines which run south in the Hunter Street R.O.W. from Durant Avenue to the Little Nell 0.5 M.G. reservoir and the 1 M.G. Aspen Mountain reservoir. The 12" line serving the Little Nell reservoir is steel while the 12" line serving the Aspen Mountain reservoir is ductile iron pipe. See the existing utility map on page 22. Improvements that will be paid for by the applicant, to the existing water system which will result from the regrading of the Little Nell slope and development of the Little Nell Hotel area as follows: 1. A major portion of the 12" steel line which supplies the Little Nell reservoir will be abandoned. This will eliminate a major maintenance item for the City of Aspen as this portion of line (circa 1960) has been a source of numerous repairs and leaks. 2. A new 12" ductile iron discharge pipe will connect the primary pumphouse to the Little Nell reservoir through a portion of the existing steel water line. 3. The installation of two new pumps in the Aspen Skiing Company primary pumphouse will upgrade the feed to the ~....... -20- - Little Nell tank. The immediate result of this upgrade will be improved domestic service and fire protection at the Aspen Alps complex. A letter from Mr. Jim Markalunas, Director of Water Treatment & Supply for the City of Aspen, supporting the benefits of items 1- 3 to the existing water system is attached. Clearly, these improvements eliminate a high maintenance pipeline and improve the quality of service to surrounding properties. (For additional information on water systems see Appendix 6). bb) Sewer The total sewage flow anticipated from the project is expected to equal the in-house water usage. The total sewage flow is anticipated to be 38,720 gallons per day (gpd) of which 6,000 gpd is currently being generated by facilities which will be removed and 32,720 gpd would be "new sewage." With regard to system capacity, discussions with the District Engineer for the Aspen Consolidated Sanitation District indicated that the existing sewage collection system, trunkline sewers and treatment facility have the capacity to handle the additional 32,720 gpd of sewage. Presently there is a 10" sewer main running northwesterly from the intersection of Spring Street and Ute Avenue extended (see - -21- CITY~~ ,,;~;~PEN ....-.;,. .~: !,,*:Z . .,.!.:~,_t,~ ~...IJ~~~~,.... 13 0 ~~K,:,~~l~#~~.t_re e t asp e'n'~'~~o.ljrc*tbJ,'.81611 30jl925-2020 November 27, 1985 Peter Forsch Project Manager Aspen Skiing Corporation P.O. Box 1248 Aspen, CO 81612 Dear Peter, We have gone over in great detail with A.J. Zabbia, the proposals of the Little Nell PUD site facilities. The proposed improvements will be a great asset to the community and we wholeheartedly support - the project. However, as a result of these improvements to the community, there will be considerable disruption of Water Department facilities. We believe by close cooperation with the Aspen Skiing Company, the Water Department can resolve any difficulties arising from such relocation or disruption of our facilities. In supporting the project, we recognize that many of our existing facilities will have to be relocated or removed, and it is our understanding that the cost associated with the relocation and removal of our existing facilities will be borne by the developer. In addition to the relocation of existing facilities, it is the Water Department's reconunendation that the existing 12" gravity supply line from the one million gallon storage tank be reinforced so as to provide an interconnect and alternate feed to a 12" main on Galena Street, which will also connect to the 16" main in Durant Street. This realignment will insure the integrity of the main supply line to the central core area from the existing one million gallon storage tank. ""'..', In respect to the .5 million gallon pump storage facility which the Water Department uses for "load balancing", as well as providing service to the Aspen Alps, we believe the existing pumping facility can be replaced by the installation of new pumping facilities at or near the primary pump house now operated and maintained by the Ski Company for snow making. It is also our recommendation that in conjunction with pumping facility additions at the primary pump house, consideration be given to incorporating the future needs of the Aspen Skiing Company for domestic supply needs on Aspen Mountain. Since the Aspen Skiing Company and the project developer are willing to work with the Water Department together Page 2 ~ Peter Forsch Little Nell PUD November 27, 1985 in resolving any conflicts, as well as, in the process, upgrade and improve the Water Department facilities, we then feel the development should be given consideration for approval. In closing, the Aspen Water Department does have the supply capabilities to adequately serve a project of this magnitude; but it must be understood that the Water Department's ability to supply the Alps and its Little Nell storage tank must be maintained at all times. Prior to commencement of construction work, alternate facilities must be in place in order to insure continued service to its existing customers and facilities. ~"-"" In respect to the Little Nell Well, presently located at Durant and Hunter Streets, the Water Department wishes to go on record that it will insist on the preservation of this facility in its present location. The Water Department does not object to the removal of the present pump house if provisions can be made for a submersible or turbine pump, located below grade, with a room located in a structure nearby for chlorination and control equipment. It is our understanding that our needs can be accommodated and therefore, the removal of the pump house can be accomplished. -\int::'~~ ~ Jim Mark~s, Director Aspen Water Department JM:ab cc: Jay Alan Richman, Planning Office Rea, Cassens & Associates Charlie Maddalone, ASC Dave Ellis, Design Workshop "..... ...~....... ls-JDD C=J D Oao[JO t:::J CJ " " ,'. '. ~ '-~--- --:::..'"" " i i " II' .!. . . " "I,iH c -. ~~... . I' I I I , '$' . ~18wCl...> - ~ 1"11"- I I J --------------------------------- '" 0"01l LUIIU 1"" -o---n.l:l [J 0 D ~= i \t~ j.! ~ : "~i .. : o 2< :I U u'6 0 fS o ~ ~"3'~!J ',' " , , , , , , , ., I g ~~ il H j ~ i !II! ~< II. 0' 0 f5 j!: < !i! -- -----.. , ., ~""" s , \ \ \ \ \ \ \ II II II II II \1 II -------H---------------__ ~1J.L/1 ..0..... -, ;! " I~ ~ , .~l o 22 ec~, ~,. . . ~ < ~ ~ ~ ~ . .;; ,,;,,- ~~ I .LBIUS !I!!il rh ,,]-;: . :J ;: ~ og~;r o ., SS.Qil_ 0,' = = .. I'ID ~;5d ~~9 00. [~ ; Iii ~ I I I L:J ,I,,,UJ ..~u..nH . , o < , . '.....'01..0 ,. existing Utilities map Page 22), across the existing maze area, and intercepting the sewer main in Galena at Dean Street. The proposed hotel and commercial complex will require relocation of the 10" sewer main. It is proposed to reroute a 12" sewer main down Spring Street to Durant and then a 15" line west to Galena Street. The sewage will be combined with that of an existing 8" line in Spring Street and Durant Avenue by laying the new 15" PVC sewer main to Galena Street. .-; A major improvement to the sanitary sewer system will be achieved in this rerouting and combining the two lines. The existing 10" sewer is at or near capacity due to the flat slope and the depth of the sewer line (10-15') creates maintenance problems. The new line will be oversized with better grade and will provide improved service for the entire area. (For additional information on sewer systems see Appendix 6). - A letter from Mr. Heiko Kuhn, Manager for the Aspen Consolidated Sanitation District supporting the increased benefits to the sewer collection system is attached on Page 24. cc) Storm Drainage A Storm Water Drainage Report prepared by Rea, Cassens and Associates, Inc. is attached to this application in Appendix 5. This report presents a comprehensive storm runoff plan for the - Little Nell Base Development and addresses the specific issues of -23- ~.:'~",' Aspen @onsolidated Sanitation 1Jist1fict 565 North Mill Street Aspen, Colorado 81611 Tele. (303) 925-3601 Tele. (303) 925-2537 Nov. 20, 1985 Bill Kane Aspen Skiing Co % Design Workshop Inc. 710 E. Durant Aspen, Colorado 81611 RE: Little Nell Base Development ,~-~. Dear Mr. Kane: Preliminary investigation of the proposed project shows that this project can be serviced by the Aspen Consolidated Sanitation District. Pending the Aspen Consolidated Sanitation District's Board approval to serve this project the ute Ave.line at the base of Little Nell will have to be abandoned and a new 15 inch line tied into Spring St.and along Durant Ave. to divert this flow. This proposed diversion will definetly upgrade the Aspen Consolidated Sanitation District system in this area and enhance the line capacity in' this area. Sincerely ~ ;.;./'t7 Heiko Kuhn, Manager Aspen Consolidated Sanitation District cc: A. J. Zabbia, Jr. c....__ -24- collection, detention and transmission of anticipated runoff ',"<,., during storms with return periods of 5 and 100 years. The report states that evolution of the existing stormwater collection system indicates an adequate capacity for any additional flow generated by this project. The applicant commits to install ande maintain storm drainage facilities for the site and tributary drainage to the site. dd) Fire Protection Fire protection for the Little Nell Base Development could be supplied from both the Aspen Mountain 1.0 M.G. Reservoir or the Durant Avenue 16" water main. A worst case anaylsis with no water from the Durant Avenue 16" water main and the only supply from the 12" water main to the Aspen Mountain 1.0 M.G. reservoir indicates that a flow of 5,000 gpm, with a 20 psi residual would be available at the top floor of the Little Nell Hotel. The site is within a two minute response time. The data used in the fire flow calculations is: Allowable Loss Aspen Mountain reservoir (1/2 full) Little Nell Hotel - top floor 20 psi residual 8,115 -7.980 135 Feet 46 Feet Allowable Loss 89 Feet Actual Loss '- 12- pipe @ C = 130: Loss 12- pipe length 1,270 feet 55.8'/1,000' x loR...__ 70.87 Feet Acutal Loss -25- Therefore, the actual loss is well within the allowable loss for ,- ~~ 5,000 gpm of fire flow to the top floor with a 20 psi residual pressure. The proposed building will be sprinkled per UBC, include smoke detection and alarm systems with back-up power, and include extensive fireproofing of all structural and non-structural members. In addition, the applicant will provide a 6" fire main in Spring Street and a new fire hyrdant at the intersection of Spring Street and Ute Avenue and one on Dean St.. The new line and hyrdants will in and of themselves improve service to the existing area as well as serve the Little Nell project. A letter from the Aspen Fire Department which discusses the ..- ~ ability of existing facilities to serve the project is attachec on page 27. The applicant will install the new hydrants and a new 6" fire main which will improve the quality of service in the area. eel Roads To analyze the capacity of major linkages of the road network to provide for the needs of the proposed development, estimates of winter and summer traffic generated by the Little Nell Project were compiled and compared to existing traffic volumes. Table 3-1 summarizes projected daily traffic generation for the Little Nell Project. - -26- ~~ ~~ ~Uer PlF~ Mr. Bill Kane Design Workshop 710 East Durant Aspen, Colorado 420 E, HOPKINS STREET ASPEN, COLORADO 81611 November 21, 1985 St. 81611 RE: Aspen Skiing Company's Little Nell base area expansion. Dear Bill: A.J. Zabbia water consultant for Rea, Cassens & Associates Inc. and I met to review the plans for the Little Nell base expansion & hotel as proposed by the Aspen Skiing Company. We discussed the current fire fighting capabilities using the existing fire hydrants on Durant street. I would like to recommend that two additional fire hydrants be installed to provide necessary fire protection for the project. The first hydrant should be installed at the south end of Spring -- street,on the corner of the property owned by the Aspen Skiing com- pany. The second hydrant should be installed on Dean street behind the North of Nell building, the exact location to be determined after the two water mains that come off of Aspen Mountain via Little Nell are moved. The new fire hydrant on Spring street would coins ide with the sewage line that will be installed for this project on the same street, thus keeping costs down. This fire hydrant would also ben- efit fire protection for the Woods tone Inn and the 200 building of the Aspen Alps. Currently the hydrant that supplies these buildings is two blocks away. The water flow is this section of town is excel- lent as was demonstrated during the I.S.O. testing in the summer of 1984. If you have any questions regarding this matter please feel free to call me. Good luck on your project! ,/, / I '-d-~ " /j---"'..... .' .. )'fl~ / / " ///'_' "y cc: A.J. Zabbia jr. / Peter Wirth Assistant Chief AVFD - -27- Hotel Guest TABLE 3-1 Winter Summer Da il v Peak Hour !l~ Peak_Hour 106 32 255 20 143 19 285 37 18 2 35 5 132 24 110 20 ',~"... Visitation PurDose Retail Restaurant/Bar Hotel Employees (96) Ski Area Administration & Operations Total 108 507 ~ 97 19% ~ 713 ---2 87 Percent of Daily 12% Source: Based on previous studies of Aspen and Snowmass trip rates, national sources, and adjusted to the particular circumstances of downtown Aspen. (TDA, Inc.) ........." Daily trip generation is higher in the summer because of the higher use of private autos by hotel guests during the summer months. The trips shown in Table 3-1 are not all new added trips. They will replace trips that are currently gnerated by uses on the site.e will Table 3-2 shows the net increase after deducting the trips associated with current uses which will be removed from the site. -- -28- "'- TABLE 3-2 Net Traffic Change - Little Nell Project (vehicle trip-ends) Winter Summer Visitation PurDose Da il v Peak Hour Da il v Peak Hour Proposed Little Nell Project +444 +90 +621 +75 Existing Retail (9376 SF) - 65 - 8 -163 -21 Existing Restaurant (4000 SF) - 23 - 3 - 56 - 7 Existing Ski Area Facilities -108 -2.Q - 28 - 5 Net Change +248 +59 +374 +42 Sou,rce: TDA, Inc. ,~"" These projects compare to an overall daily street volume of 4,700 trips for Durant Street. A daily change of 369 more vehicles per day would occur during the summer season. In the winter it would be expected that 239 more cars than are generated by existing land use would be present. Winter conditions, with more of the traffic concentrated around skier travel patterns, will produce a higher increase in peak hour traffic, 57 vehicles per hour. .,. The effect of the Little Nell Project's net added traffic will be small. Using the PM peak hour figure (Table 3-2) of 59 added trip ends, and assuming inbound and outbound are approximately equal, the re would be 29 t rips in and 30 trips out. If then as much as 75% of the outbound trips were headed west, the project would add about 22 vehicles to the westbound lane of Durant. This would be added to roughly 270 existing peak hour westbound trips. The total of 292 -29- ,..-, would still be well below the conservative winter lane capacity of 400 vehicles. At most, the project would add volumes equivalent to 5% of lane capacity at the site. - At locations more distant from the site, added volumes will decrease proportionally as traffic disperses over the grid street network. Detailed project design will provide for adequate queueing space and sight distances at project entrances. The amount of traffic added by the project will have small effect on operations and will not impose near capacity conditions at any location. Traffic impacts can be easily absorbed by the existing street networks. ,.""", .---- -- - -30- QUALITY OF DESIGN aa) Architectural Design The overall design concept for the Little Nell site will reinforce the visual integrity and existing functional patterns of its perimeter streets, in particular Durant Street. The proposed hotel will maintain Aspen's historical precedent of using building frontage to define the public streetscape and sidewalk shopping patterns. The building configuration is angled back from Durant, Spring, and Hunter streets to both reduce perceived building length and to architecturally define those areas of the site which are intended for pedestrian activity and skier access. The main hotel entrance is located away from Hunter Street to avoid conflict with the public activity related to mountain access. ~, ~",..,. The building is set back from Durant Street and the Hunter Street R.O.W. to frame a landscaped plaza which will be the primary public gathering space related to mountain and skiing access. To preserve mountain views and lend a human scale to the pedestrian spaces, the building steps down at its perimeter. To further enhance the pedestrian vitality of the space, retail shops and skier information services are located around its covered perimeter. The tradition of the apres ski deck has been retained at the skier level of the plaza. Placed to receive the late afternoon sun and directly accessible to skiers the deck also has direct visual dialogue with the pedestrian plaza. The plaza and retail placement - has been designed to extend the retail vitality and visual character -31- ,#'.... of the downtown area into the space on both a winter and summer - basis. The hotel portion of the project is configured in a "J" shape which acts to foreshorten frontage along Spring and Durant Streets. The plan shape also creates a hotel court and amenity space on the site interior which is open to the mountain view, sun, and skiing. In addition to solar benefits the plan configuration permits a majority of guest rooms to face the landscaped court and mountain view beyond. ..- To reduce the visual mass of the hotel building the architectural design utilizes a sloped roof to lower the vertical faces of all sides of the building perimeter and employs a "rooms in the roof" concept for the upper level guest suites. "- The site plan recognizes the need to preserve pedestrian and skier access to the mountain from the various lodging areas contiguous to the project. In addition to the skier plaza which provides primary access from Durant Street the project allows skier access from the West along the Dean Street right of way which will be upgraded for that purpose and from the east along a trail which accesses skiing along the south perimeter of the hotel court space. All skier access will be maintained by the Aspen Skiing Company. ,'- To reduce the mass of the Little Nell Hotel, parking and several hotel accessory spaces are located below grade. In addition, while public access to retail and skier support space is provided along - -32- ,.~~... the southern perimeter of the pedestrian plaza, the structures themselves are actually constructed below grade. ',......- The building exterior is designed to reduce building mass and create an architectural character harmonious with the surrounding neighborhood. The design responds to urban and pedestrian considerations yet also seeks to reinforce the feeling of "mountain lodge" consistent with its location at the base of Aspen Mountain. Although the architectural "look" of the building must be viewed as singular in its overall character, each architectural element comprising the "whole" was designed to serve a functional or perceptual design purpose. Each major architectural element is described graphically on the Durant Street elevation (after page 36) and is discussed below in terms of its visual and functional purpose. ....."..... A. Sloped Roof All building perimeters are characterized by large sloped roof forms to reduce apparent mass. Consistent with "mountain" design character, the roof forms have the effect of reducing the vertical height to the eve line which is a maximum of 32 feet above grade rather than the allowable 40 feet. Additionally, the sloped roof reduces shadow patterns along Durant Street. ..... -33- B. Ste~Ded Roof Forms Stepped roof forms are used, particularly at building ends and pedestrian areas to visually conclude the architectural forms in these locations by stepping the roofs down toward the grade level. , ",,", c. Architectural Massina Adiacent to Hunter Street Mountain Entrance Roof forms are stepped down to permit mountain view from Hunter Street and to reinforce the pedestrian scale of the new mountain "gateway." D. Roof Forms over Hotel Entrv The roof forms are stepped down at the corner of Durant and Spring streets to create a covered porte cochere for guest entry and to demark a compatible pedestrian scale at this important corner. E. Vertical Facade Treatment To break-up the potential repetitive character of hotel room modules and to create a more playful interest in vertical surfaces of the building, the lower levels of the building facade are configured using a visual system or dormer and balcony penetrations. These lower forms will be surfaced with a light colored material. This will result in pedestrian visual focus on the lower surfaces and further reduce the perceived building mass. In contrast the upper level surfaces - -34- ".,.... H. I. - and roof are surfaced with a "weathered" color wood material causing them to recede and be sub-dominant to view. F. Balconv Treatment Approximately 58% of the hotel rooms are provided with protected balconies. The balcony forms are repeated on the building facade to reinforce the continuity of its architectural appearance. Railing design and use of color will add detail interest. G. Roof Dormers Upper level rooms are configured within the roof forms to reduce building mass. These rooms are provided view and ventilation by the use of roof dormers which also serve to break up the potentially monolithic quality of continuous roof surfaces. Partial Flat Roof The sloped roofs of the building terminate at a small flat roof section above the central interior portions of the building. This design concept permits mechanical vent stack, equipment and penetrations to be hidden from view, additionally this concept reduces the snow slide area of the sloped roof area. FireDlaces The hotel suites will be provided with simulated, "gas log" fireplaces as a heat source and visual amenity. Although large -35- '-'" chimneys are not required for venting, certain flues will receive architectural treatment to add visual interest and character to the "Lodge" quality of the building. This will also break-up the perceived building mass with selectively placed vertical elements. J. Architectural Materials In addition to long term appearance and protection for exterior surfaces the exterior building material were chosen for fit in the Aspen context and to create variable emphasis for scale and perceptual design reasons. The primary building materials used include wood paneling, stucco, cedar shingles, stone and heavy timber. Color and stain will be selected to reinforce the ~ design objectives. '- K. Pedestrian Protection Dormers and other snow restraining devices protect all building locations designed for pedestrian use and entry. L. Pedestrian Arcade The building facade along Durant Street and the Pedestrian Plaza are recessed to create a 13 foot wide pedestrian shopping aracade. The arcade protects the pedestrian walkway and offers diversity of scale to the pedestrian experience. It also reduces the perceived mass of the building facade by virtue of its recessed nature. Most of the recessed surfaces defining ,- - the arcade will be retail shop display windows which will add interest and variety as well as shopping opportunity to the -36- j.~ z C) 0 Z I- ;:: <J) in z u :; <J) "- UJ UJ 0: <t 0 :; 5 ~ :; 0 ~ 0: ..J 0: "- 0- "- <t ~ UJ 0 0 0: 0: 0 Z 0 ::> ..J I- 0: <t 0: I- "- >- 0: 0 U ..J Z 0 I- UJ UJ <t 0 UJ <J) 0- I- ;:: U 0- UJ 0- j; 0: ..J '3 0 UJ u if <t <J) UJ I- 0: ID 0- <J) <t J: LJ.. <( II:: al U Cl W ...J :!: c .., z <J) I- <J) UJ <J) <J) <J) <J) 0: Z :; 0 0: :; ..J <J) <t UJ UJ UJ 0: UJ 0: <t U :; :; 0 u z 0 a: 0: u 0: ~ "- 0: "- UJ <t 0 <t 0 0 UJ >- U "- ~ C) 0: UJ Z 0 "- I- Z <t ci 0 :; z 0 :; a: 0 0: ..J ;1 0 UJ ;: ..J 0: 0: 0 I- ID >- <t if <t U <J) 0: 0: U UJ 0 I- ::> it 0 UJ Z I- 0: UJ ..J UJ U <t 0- C) UJ ..J Z ~ ::> <t :I: U U j; 0: UJ <t > ,.,~'" M. N. '-.,....... pedestrian. Shop windows will remain illuminated during the evening hours to add visual interest to the night experience. The roof for the arcade will also serve as a snow retaining device. Analed Buildina Corners The building angles away from all street corners to reduce perceived building length and street frontage as well as to define pedestrian areas at important perimeter locations. Vehicular Access to Subarade Parking The entrance ramp to the underground parking is recessed under the Spring Street facade. This concept affords visual de- emphasis and does not require hotel traffic to re-enter Durant Street traffic after drop off at the covered guest entrance. bb) Site Design Obviously, it is impossible to tot~lly separate architectural design and site design. Goals and objectives set during the design process often can only be met through a combination of solutions which address both site and building. In developing a design philosophy for the Little Nell Project we have tried to meet the fOllowing objectives: - 1. The hotel and surrounding development will be integrated into the urban fabric of Aspen. It should respect the existing context of development. _':;17_ -""''''' 2. The perceived size or bulk of the building will be reduced with both architectural and site design techniques. - 3. The design will maintain and reinforce the existing pedestrian circulation patterns onto and off of Aspen Mountain. 4. The impact of vehicle circulation on the site will be minimized. 5. Improvements to pedestrian amenities on the site will respect the scale and character of Aspen. The proposed site design will eliminate many visually unattractive elements from the site. As further discussed in section (ee) Visual Impact, all proposed elements of vehicular circulation are located below grade, inside the building, or are well screened. All proposed utilities on the site will be located underground. In addition, the existing pumphouse near the north edge of the site will be removed and relocated underground. Significant open space has been preserved on the site. With a total site area of 88,862 sq. ft. 69%, or 61,000 sq. ft., is preserved as open space. To further enhance the overall impression of a low density development, construction of significant pedestrian spaces ~-,- ~ adjacent to the site in the Hunter and Dean Street R.O.W.'s will be undertaken by the Lodge Improvement District and the Developer. In _1>>_ addition to public open space such as the mall and skier drop-Off on "'<-.... the north side of the hotel, there will be a major courtyard space on the south side of the hotel for use by hotel guests. The courtyard will contain a pool and whirlpool, heavy landscaping, and will have direct access to indoor recreational facilities. The courtyard's southern exposure with the U-shaped wings of the hotel acting as wind screens will insure a pleasant micro-climate year round. The many pedestrian amenities integrate the project into the existing urban fabric. A major improvement occurs in the Hunter and Dean Street R.O.W.s south of Durant Street. Current land use patterns in these areas can best be described as non-use. The Little Nell Project will result in a functional pedestrian mall which forms a grand entrance to Aspen Mountain. Improvements to existing walks, new decorative paving, articulated pedestrian crosswalks, pedestrian scale lighting, benches, and intensive landscaping will all be incorporated in the plan. South of these improvements, a pedestrian/bicycle trail easement will extend the Dean Street Trail across the site. The applicant is working with the Lodge Improvement District Committee to affect the many improvements envisioned by this plan. cc) Energy Conservation '- The energy conservation features of the Little NeIls's Base development take two basic forms: active and passive. -39- Passively, almost 40% of the hotel's support spaces and almost "- 12,000 SF of retail and Ski Co. spaces are placed in subgrade locations which will require far less energy to heat and cool than similar spaces constructed above grade. In addition, the basic plan form of the building takes advantage of passive solar design principals to minimize heating requirements. In approximately one- half of the hotel rooms and all public spaces have solar exposure. In terms of active energy conservative stratagies, the following features have been incorporated in the project design. All areas which have high ventilation requirements such as the Health Club, toilet rooms, and kitchen cooking areas, will have heat exchange recovery systems. In mid winter these systems will effect a 25% savings over conventional systems. All subsurface areas which require 24 hour lighting will employ ultra efficient low voltage or flurescent light sources. Approximately 85,000 SF of building will be lighted in this manner. State of the art heat retentive glazing which exceeds Aspen City codes will be used to supplement the energy required for winter pool use. The central heating plant will employ a boiler design which is 92% efficient versus approximately 70% for industry standards. Insulation will meet or exceed code for walls and roofs. In conclusion, the overall thermal strategy use of windows, roofs, glazing and energy management systems will exceed Aspen City requirements and will reduce energy consumption approximately 30% over a similar facility not employing these techniques. - -40- dd) Parking and Circulation '- As it presently functions, limited space for off-street parking and skier drop-off often creates a congested situation on and near the Little Nell site. Conflicts between maintenance/delivery vehicles and automobile traffic are not uncommon. The proposed plan will alleviate this often chaotic situation. The site plan for the Little Nell Project, on Page 9 and architectural plans in Appendix 7, show the internal circulation system, parking, service areas, skier drop-off, and the surrounding street system. The hotel parking entrance occurs on Spring Street and allows guest vehicles to proceed directly from the hotel drop- off area to the parking garage without re-entering Durant Street. This system allows the majority of guest related vehicle circulation to occur on-site and under cover. The proposed project will provide a total of 118 new spaces in the sub-grade garage. The overall project adds the equivalent of about 13 spaces in the winter to the net parking supply on or adjacent to the site. All proposed parking will be completely screened by its location below the proposed hotel. Deliveries for the hotel and mountain restaurants will be accommodated at the southeast corner of the building off of Spring Street. Facilities for maintenance of Ski Company equipment have been eliminated from the site entirely. Service activities are - -41- ""-' ,- '- - completely screened by accommodating all functions, including 2 loading docks and delivery trucks inside the building. Skier drop-off will be provided on the Durant Street side of the hotel. The number of passenger vehicles which can be accommodated at one time by the on-site drop-off zone is 12. This scheme will utilize an aggressive supervision of skier drop-off and pick-up operations in order to achieve a reduciton in duration of stop for each vehicle. During non-skiing periods, the drop-off spaces will serve as public parking. The drop-off/parking will be screened from Durant by a traffic/planting island, running parallel with the street. Hotel vans and taxis will load and unload in a designated zone near the intersection of Dean Street and Galena. This area will accommodate up to 4 vehicles at one time. These spaces will also be utilized as public parking during non-skiing periods. (See Appendix 3, Traffic and parkinq Analvsis for the Little Nell Hotel and Base Development. November 1985, by TDA, Inc., for more detailed information on existing and future drop-off requirements). The proposed plan accomplishes the following important items: 1. It provides for all parking requirements generated by the project. 2. It locates all parking below grade. -42- 3. It eliminates conflicts between service traffic and other user groups. '- 4. It completely screens the service/delivery area. 5. It totally eliminates maintenance facility type traffic and parking from the site. 6. It provides adequate off-street skier drop-off and pick-up which can also function as public parking. 7. It screens the above mentioned drop-off area from Durant street with a planting island. ".",,# 8. It separates private passenger vehicle drop-off and hotel/taxi drop-off to facilitate a smooth flow of vehicles into and out of the Little Nell area. 9. It provides aggressive management of the drop-off and pick-up activities by hotel or Ski Company staff. eel Visual Impact - The Little Nell Project will blend with the surrounding neighborhood and have minimal impact on views toward Aspen Mountain from the town. Building mass and height have been carefully considered and a wide variety of architectural techniques have been employed to accomplish this. -43- -- - ~- - - The relationship between the hotel and surrounding structures was carefully considered during development of the building design. The Woodstone Inn to the east of Spring Street is 36 feet tall. In comparison, the eastern edge of the proposed hotel is 43 feet above grade at its highest point and rapidly steps down to an average height above grade of about 25 feet. Similarly, the North of Nell Building on the west side of the site is 46 feet tall. The western edge of the hotel is 45 feet above grade at its highest point and steps down quickly to a height of only 12 feet above grade. Because the site is located in a SPA zone, variations in the height limit established for the zone district are permitted and can be approved by the city. However, the need to minimize the visual impact of the building is carefully recognized and no variation in height is requested. The project maximizes public views of Aspen Mountain An effort was also made to minimize the impact of the building facade and its shadow along Durant Street. This was accomplished by setting the face of the building back approximately 34 feet from the existing Durant curbline, or 54 feet from the proposed curbline. In addition, landscaping in front of the hotel and in the proposed Hunter Street pedestrian mall will further soften and screen views of the structure. Another design strategy which was developed to reduce the visual impact of the project is the placement of all hotel related parking below grade and the location of service/truck dock functions completely inside the building. By organizing these activities undercover, we can effectively reduce the perception of the site as -44- - automobile related, and instead enhance the image of a pedestrian oriented space. ,/'9""- ...- A comprehensive study of several view planes in the downtown area revealed that the Little Nell Project will have little or no impact on views from town toward Aspen Mountain. The view planes which were analyzed include Wagner Park, Cooper Street, Wheeler Opera House, City Courthouse iI, City Courthouse #2, and Main Street. Only the view from the Wheeler Opera House would theoretically be affected. As illustrated in Appendix 4, even though the Little Nell Project could be mathematically shown to fall within this view plane, existing buildings in the foreground completely obscure the project site. It should also be noted that the view of Aspen Mountain from the length of Hunter Street has been carefully preserved. The following page is a perspective sketch of this view. - ~'-, - -45- ,-,- AMENITIES PROVIDED FOR GUESTS "-' aa) Meeting Areas The Little Nell facility will provide three separate meeting areas to offer both hotel guests and local conference groups a variety of spaces suitable for various kinds and sizes of meeting occasions. These facilities will be spacious, attractive and of a quality consistant with the overall building design. A 300 SF board room will have complete food service capabilities as well as state of the art audio - visual capability for group meetings. A 700 SF conference den will provide personalized atmosphere for a medium sized group. The main conference room will ',- provide adequate seating for over 100 people as well as the required pre-function space. The objectives of these 3 conference areas is to handle the small to medium sized groups, typical of conferences in Aspen, in a gracious manner and with easy, direct access for both the hotel guest and local user. All conference facilities have either direct or remote food service capabilities. Additional on-site common meeting areas provided are two seperate living room/dens each having a central fireplace, a superb view of Aspen Mountain and extensive outdoor deck area which, because of their orientation, will be usable for year-round use. All of these common spaces will be finished with furnishings of a first class quality. - _Ah_ ".-,. bb) Dining Facilities -- On-site dining facilities being provided contain a total of approximately 10,000 SF of food and beverage facilities including a 90 seat, two meal luxury restaurant, 3,000 SF of two meal restaurant space, 1,200 SF of bar and lounge area, and 2,000 SF of nightclub space. All food and beverage facilities have expansive outdoor areas immediately adjacent, with southern exposures and tremendous views of Aspen Mountain. The deck off of the three meal restaurant will continue to serve breakfast, lunch, and Apres ski in the "Little Nell's" tradition. All rooms will have complete room service capabilities and, as __ mentioned, so too will the conference and meeting areas. -' cc) Recreation Facilities There are a variety of recreation facilities provided for hotel guests, including a full size pool and deck for three season use as well as a separate deck area for a large spa which will be in operation year around. A 2,200 SF health club will include weight and exercise areas as well as sauna, steam, massage and changing rooms. ;-,,,., The extensive outdoor decks will have direct access from the exercise area as well as the hotel rooms so that the outdoor spa and pool and related decks become an integral part of the health club experience. - -47- ~ __ The hotels unique location at the base of Aspen Mountain will be """"" ,~.,;". - augmented by complete ski handling and repair services for hotel guests to provide a total ski-in, ski-out vacation for all hotel guests. The Aspen Mountain trail system will be upgraded and accessible for use by all hotel guests for hiking or bicycle riding. -48- ~ CONFORMANCE TO LOCAL PUBLIC POLICY GOALS - aa) provision Of Employee Housing As presented in the Employee Housing Analysis by Jim Curtis in Appendix 2, the applicant proposes to house 30 emolovees. The 30 employees represent the applicant's commitment to house 36% of the net new employees generated by the project. The employee analysis has been reviewed by the Housing Authority Staff and the employee generation standards are identical to the standards used in the Aspen Mountain Lodge review. The applicant proposes to house the 30 employees by converting and deed-restricting the existing Holiday House Lodge located at 127 w. ".- Hopk ins Avenue. The Holiday House is currently a free-market lodge except for 5 lower level rooms (#12, 13, 14, 15, 17) housing 10 employees which were deed-restricted to low-income rental in 1981 by the prior owner of the Lodge. The 5 rooms or 10 employees have not been "double- counted" under the applicant's proposal. The Holiday House has operated as a free-market lodge for the past 3 years in that nightly, weekly, and monthly rentals have been offered. Currently the lodge is under contract to the Aspen Resort Association as a rental property. The ARA contract rental rates are $30 per night for rooms without kitchens and $35 per night for rooms - with kitchens. In communications with Dick Wilhelm, former manager of the lodge, it was noted that in the past were typically rented on -49- - a nightly basis during the winter high season and on a monthly basis primarily to music students during the summer season. - In total, the Holiday House is proposed to house 56 employees in 28 private lodge rooms at 2 employees per room. Each lodge room will have a private bath and small kitchen. The private lodge rooms vary inindividual sizes, but in total the 28 rooms contain 9,658 square feet of net livina SDace or an average of 172 square feet of net living space per employee. In total, the lodge contains approximately 13,250 square feet of gross area including net living space, storage, laundries, hallways, etc. or an average of 237 square feet of gross space per employee. Both of the above standards fully comply with the Housing Authority's recently adopted standards for dormitory housing. .- -.- On-site amenities include a swimming pool, 2 laundry rooms, ample storage closets, and a small common lobby. On-site parking is 14 spaces at the rear of the building off the alleyway. On-street parking is allowed along both sides of West Hopkins Avenue. The applicant has already made numerous improvements to the lodge including general painting and clean-up, and upgrading the mechanical systems. Additional improvements will include adding small kitchens to the rooms currently without kitchens or adding approximately 11 kitchens. All proposed improvements will be reviewed, itemized, and documented with the Housing Authority at ~ Detailed Submission. -50- The housing program for the Holiday House is allocated as follows: ..""",- 1. Lodge GMP commitment Restricted prior in 1981 Unrestricted at this time 30 employees 10 employees 16 emolovees 2. 3. 56 employees total The Holiday House shall be deed-restricted upon issuance of the Certificates of Occupancy for the Little Nell lodge rooms. Rents shall be deed-restricted to the low-income rental guidelines in effect at the time of deed-restriction and may be adjusted annually according to the annually adopted City guidelines. Rents may vary among the individual rooms (employees) but shall not exceed the average rent of 172 square feet net living space per employee times the low-income rental guideline. Under currently adopted City guidelines the average monthly rent would be $103 per employee calculated at 172 square feet average net living space per employee times $.60 square feet low-income rental guideline. Rents shall include all commonly metered or assessed utilities, management costs and taxes. Employees employed directly by the applicant shall be given first priority to occupy the units. If vacancies occur, the applicant shall be permitted to rent to other employees and music students in accordance with the low income price and income guidelines adopted by the City. The Housing Authoity shall have the right to review rents for compliance with the adopted City guidelines. -- -51- - The applicant agrees to provide low income employee housing for 36% of additional employees generated by this project in accordance with 24.11.6 (b) (4) (aa) which complies with the housing size, type, income and occupancy guidelines of the City of Aspen and the provisions of 24-11.10. - GMP SCORING 36% employees housed @ 1 pt. for ea. 4% emp. housed = 9 points ".....,., bb. Conversion of Existing Units 100% of the units proposed by the applicant will be supplied by conversion of unrestricted, short term lodge rooms to deed restricted employee housing. Units currently available for short term rental at the Holiday House, located at 127 w. Hopkins, will be converted to employee units. .... This lodge is wholly owned by the Aspen Skiing Company who will guarantee the conversion, upgrading and remodeling, and deed restriction of these units. Bonus Points This plan for the redevelopment of the Little Nell base area should be considered for bonus points based upon numerous, significant improvements contemplated for the area. These are as follows: -...... '........ -52- <"'" - ,- - ~.-"."" - 1. Relocation of Currentlv InapproDriate Land Use The maintenance facilities at the base area constitute a serious visual and accoustical detraction from the quality of the lodging experience in this part of Aspen. The plan will permanently remove this function to an upper mountain location. 2. Improvement of the Skier/Pedestrian Arrival Experience to Aspen Mountain The improvement of Hunter and Dean streets will create an attractive, comfortable and safe walking environment for skiers arriving at Aspen Mountain. This will be a vast improvement over the poorly defined, physically run down Little Nell base as it currently operates. Skier/pedestrian conflict with automobiles will be minimized and" circulation clarified. 3. Improvement of Skier Services This will include better designed and constructed facilities to deal with the following: a. Ticketing b. Ski school meeting and instruction facilities c. Public rest rooms d. More formalized drop off e. Improved lift service to the upper mountain f. Improved food service -53- 4. Excellent Buildino Desion This responds to both neighborhood and community concerns. Both roof plan and footprint preserve views and reduce the monolithic appearance of the hotel when compared to other buildings which exist in Aspen of similar size. ,'t'""" -~~ 5. Reconstruction and Improvement of Utilities These serve the area and are to include: 1. Sewer - Relocated and oversized. 2. Water - New and improved service to areas, especially Aspen Alps and elimination of maintenance problem for City Water Department. 3. Drainage - Design incorporates detention of 100 storm event on a site with no control presently. 4. Electric Underground in area, better service and removal of an eyesore. 5. Fire protection - improved service to neighborhood with the construction of a new 6" line and two new hydrants. ""'. - -54- ."",---. ............. ,,-. ,.'1".... Table of Contents Authority 1 1 3 Site Plan Use, Area & Bulk Requirements 12 14 City Council Conditions Of Approval -'''''~ SPECIALLY PLANNED AREA, PRECISE PLAN LITTLE NELL HOTEL DECEMBER, 1985 Authority This application is submitted under the guidelines presented in Article VII, Sec. 24-7.4 of the City of Aspen Zoning Code. In addition to the written requirements of this section, information requirements for SPA review were defined from a pre-application conference, conducted with the City Planning Director on October 25, 1985. In general, this application provides more detail than the conceptual SPA application and includes written and graphic responses to conditions of conceptual SPA approval stipulated by the Aspen City Council in their resolution of approval dated November 11, 1985. Site The Little Nell site consists of 43,124 sq. ft. of land currently zoned Commercial Core (CC) with an SPA overlay. An additional 45,738 sq. ft. of land zoned Conservation (C) is requested for inclusion within the SPA overlay. The existing site includes the following buildings and uses: 1. Maintenance Shop 3,444 sq. ft. 526 sq. ft. 6,691 sq. ft. 4,000 sq. ft. 264 sq. ft. 770 sq. ft. 2. Mountain Administration ...-... 3. Restaurant _.- 4. Accessory Retail 5. Ticketing Ski School 6. _1_ '':".,'., With the extension of the SPA zone as requested, a total of 88,862 sq. ft. of land area would be designated SPA. In addition to the privately owned portion of the project site, a vacated segment of Hunter Street (10,500 sq. ft.) and 300 lineal feet of Dean Street (18,000 sq. ft.) are proposed for improvement as formally paved, landscaped entry ways to Aspen Mountain. (Refer to attached SPA site plans). Plans will be prepared in final detail with the Lodge Improvement District. The site includes land for the lower terminals of a new major, detachable lift which will service Aspen Mountain. Due to the design requirements of this lift, a more extensive flat area must be created through the regrading of the Little Nell slope. The site lies on the lower extreme of a large alluvial fan which constitutes the Little Nell ski hill. The land currently used for major building entrances and ski milling is approximately 12' above the grade of Durant Street. The land is level, well drained and, based upon initial geologic investigations, no significant environmental hazards or constraints would limit site planning choices. -2- . The existing conditions of the site have been mapped and are included in a reduced version in the GMP portion of this application. This mapping includes the following information: 1. Building 2. Utilities 3. Transportation, Parking and Circulation 4. Zoning and Land Use Plan The proposed plan for the Little Nell Hotel and supporting ski facilities is summarized on the attached SPA drawings labeled SPA Technical Plan and SPA Illustrative Plan. The technical plan is submitted in response to the requirements of Sec. 24-8.9, which outlines the information requirements for submission of preliminary PUD plans. The major plan elements with corresponding building floor areas are outlined below: Hotel and Accessory 107,325 sq. ft. Retail Accessory 1,100 sq. ft. Ski Accessory 2,000 sq. ft. Parking 58,175 sq. ft. Leasable Commercial 19,433 sq. ft. Ski Area Administration 4.838 sq. ft. Total (includes overhangs) 192,871 sq. ft. "">,,.~J -3- The fundamental concept for the plan includes three general elements: 1. The construction of first class accommodations in an immediate ski environment (the most immediate in Aspen). 2. Vastly improved ski services to include improvements in ticketing, retail support, ski school, food service, restrooms, lockers, and lift access to the mountain, and pedestrian access to base facilities. 3. Improved ski area administrative functions to include mountain administration, food service, and removal of maintenance facilities from the base area. The hotel building consists of four stories above grade and two levels below grade for underground parking. Ski area administrative offices, retail and entrance to the hotel will be built at the existing level of Durant Street with skiing to take place above the administrative offices at level +12. Mountain food service will be provided by the use of work carts on the detachable lift. Food and supplies will be containerized and shipped to an upper mountain location for subsequent distribution to mountain restaurants via snow cats. This innovation in the plan will allow the removal of service vehicles from Dean Street. All shipping and ~- receiving will occur on Spring Street in the hotel building. Supply containers will be transported to the lift underground with a fork lift vehicle. Containers will then -4- ^ ~ be transported by freight elevator to the loading level of the lift for transport up the mountain. In response to issues raised during the conceptual review stage of the plan, 12 skier drop off spaces are provided at the base area with a drop off lane. This drop off has caused an additional building setback of 10' for a total of 16' from the property line. In order to preserve the building program and respect concerns of adjacent property owners, this drop off area ptraddles the property line with a portion of the angled, drop off parking spaces occuring on public right-of-way. Taxi and limousine drop off is planned ~ f to occur at the western end of Dean Street. This portion of the street ROW is approximately 55 feet in width and could accommodate 4 van parking spaces with a 15 foot pedestrian walkway between. The plan for Little Nell satisfies the standards for review of Precise Plans as enumerated in Sec. 27-7.6 of the code. These are as follows: 1. Compatibility with Neighboring Development a. Use - The proposed hotel site is situated between five lodges and or condominiums which provide short term accomodations for tourist guests. These are: 1.) Aspen Alps, 2.) Woodstone Inn, 3.) Aspen Square, 4.) North of Nell, and 5.) Tipple - -5- ~~ Inn. Due to its proximity to the lift #4 base area and surrounding land use and current zoning for the property, first class lodging is the highest and best use for the property in a classic land use planning and zoning context. b. Densitv - The Little Nell project is proposed with an overall FAR of 1.96:1. * This is calculated for the land pacel zoned CC only. This compares to 4:1 for North of Nell and greater than 3:1 for other surrounding projects. The project is well within the design intent of the underlying CC zoning. c. Heiqht - The hotel complies with the 40' height ~ limitation specified in the area, height, and bulk requirements for the CC zone. d. Bulk - The building configuration provides a 16' front yard setback to accomodate drop off and open space requirements.' The use of interior court land space, mass reduction techniques in the design of the building and the placement of the building against the open space of the ski mountain all contribute to a building with less visible bulk than other buildings in the immediate vicinity. ~ * 84,522 sq. ft. of building space defined by FAR rules, divided by the CC tract of 43,124 sq. ft. = 1.96. Use of the entire tract produces a FAR of 1.05:1 which is a more realistic measure of the overall project density. -6- -- -- ""'- e. Open SDace - With a total site of 88,862 sq. ft. and 61,003 sq. ft. of open space, roughly 69% of the site will be preserved as open space to support skiing in the winter and hiking, biking and pedestrian access to Aspen mountain in the summer. With the revisions shown in this plan, the hotel building is set back from the property line by 16 feet. This revision allows the plan to meet the definition of open space as being open to a public street. f. Landscapinq - The Little Nell site is currently devoid of any organized, aesthetically meaningful landscaping. Landscape elements have been organized to deal with the functional necessities of skiing and relatively heavy urban use. The proposed plan calls for the use of Hunter and Dean Streets as formal pedestrian landscaped environments that will create a comfortable, high capacity transition from the City of Aspen to the skiing base at Little Nell. 2. Utilities and Roads The proposed project is physically well situated to connect to existing utilities and the attached transportation analysis points out that adjacent roadways are easily capable of absorbing the projected increases in average daily traffic and peak hourly trips. The following summary highlights plans for each utility. -7- .p'..' -.""..... a. Water - Adequate water service exists in the areas to serve the project (see attached letter from Aspen Water Department). In addition, depending upon final design, the Little Nell project could substantially improve water service to the neighborhood and allow the removal of the Little Nell .5MG tank which has been the subject of criticism for some time from a visual standpoint. b. Sewer - The 10. Ute Avenue sewer line is proposed for rerouting and reconstruction with a new line in Durant Street. This will cure a problem in the area and improve the already adequate service for the proposed facilities. c. Electric - Adequate service exists to the site and significant service and aesthetic improvements will be realized by the undergrounding of the existing Holy Cross overhead line. d. Telephone. C.A.T.V. - Service exists on site. e. Roads - Based upon the TDA report enclosed, the peak hourly capacity, one way for Durant Street is 900 VPH during summer months. By degrading this capacity to as low as 400 VPH during winter conditions, this project would constitute only 7% of the peak hourly winter capacity of the street. - -8- ~" --- 3. Environmental Constraints The attached reports by Chen & Associates and Rea, Cassens, point out that the site is well suited for construction from the standpoint of foundation conditions and slope stability. Storm drainage from Aspen Mountain has been evaluated and appropriate mitigation measures will be put in place to minimize the potential impact from storm drainage. These steps include: a. Modification of the proposed grading plan to respect historical drainage patterns. b. Construction of adequate water bar drainage in conjunction with a realigned Aspen Mountain road. c. Construction of appropriate storm water detention facilities on the site to detain a 100 year storm event. 4. Land Plannina Techniaues - Numerous site and building design techniques have been employed to make the site work better and reduce the visual mass of the proposed building complex. The following list highlights the major design features employed. a. Use of grade separation to put building space underground. Roughly 10,000 sq. ft. of building space is skied over, has entry ways on the wall/arcade and has no visible vertical mass. - -9- --- ~c. d. e. f. g. - b. Elimination of direct vehicular access to the mountain. Dean and Hunter streets create a soft transition from the auto dominant town environment to the ski mountain. This will create an attractive pedestrian mall in the summer and improved ski milling/meeting space in the winter. Food service to mountain restaurants via lift. This innovation will eliminate the need for repeat circulation of snow cats to the base area to pick up food for mountain service. This will contribute to a quieter neighborhood and less congested base area. Screening of skier drop off with additional landscaping. Beveled building corners to preserve views of the upper mountain, minimize effects of shading and lessen the impact, of an imposing building facade on Durant Street. Use of a pitched roof section to reduce the appearance of height. Use of dormers to break up the building facade and add interest to the building plane. Use of balconies recessed within the plane of the wall to eliminate the unattractive appendages which balconies often create. h. -10- -"'- i. Provision of a covered walkway arcade which will also serve to retain snow which will be shed from pitched roofs above. j. Provision of a pedestrian/bike trail easement through the site to allow an continuation of the Ute Avenue trail across the base of Aspen Mountain. k. Participation in the improvement of Hunter and Dean Streets which are part of the pending city street improvement district. 1. In general, the plan provides for the redevelopment of the most intensively used, visually and functionally important parcel of land in Aspen's tourist environment. With the construction of the new Little Nell lift, this base area will be reinforced as potentially the most prestigious ski base environment in North America. Construction of the lift without improvements will not allow the site to reach its full potential. If developed, this site could contribute to a vastly improved image for Aspen as a quality destination ski resort. - -11- ,..... -- 5. Conformance with Aspen Area General Plan - The Little Nell site has been consistently identified for retail and ski oriented tourist accomodations since the preparation of the original Aspen Area Plan of 1966. 6. The use of this site, as proposed, is consistent with the '66 plan, the 1975 zoning code revisions and all amendments to the code to date. Public EXDenditure of Funds - The plan calls for no expenditure of public funds beyond those already ,.-.... contemplated for the area. The approval of this plan will, to the contrary, allow the significant improvement of 1.) streets, 2.) sewer service for the surrounding area, 3.) water service for the surrounding area, 4.) pedestrian access to the mountain, 5.) electric service for the area, and 6.) storm drainage retention. - Use, Area and Bulk Requirements - Like the Planned Unit Development regulations, the specially planned area allows for the specifications of traditional zoning guidelines to be set in response to the details of a site plan. The specifications are referred to here as Ruse and area and bulk requirementsR and based upon the site plan as submitted, the following area and bulk requirements shall apply to the project site. -12- - a. b. c. d. e. f. g. h. j. k. 1. Minimum lot area Minimum lot area per dwelling Minimum lot width Minimum front yard Minimum side yard Minimum rear yard Maximum height Minimum distance between primary and accessory buildings Percent of open space required for building site External floor area ratio Internal floor area ratio Off Street Parking Spaces a. b. 3,000 sq. ft. No requirement No requirement 16' No requirement No requirement 40' No requirement 25% 1. 97: 1 No requirement Internal to the project building External to the project building ~, Uses Permitted 118 12 The following uses for the project will be permitted. a. Hotel b. Retail commercial c. Ski accessory retail to include ski shops, repair, rental and storage d. Open use recreation e. Restaurant f. Additional retail commercial as specified under permitted uses in the CC zone Sec. 24-3.2 of the Aspen Code g. Ski area administrative offices ,v" h. Shipping and receiving for hotel and mountain food - service -13- .....~ ~ i. Storage of materials accesory to the above j. Cabaret and night club k. Activities associate with emergency medical service for treatment of injured skiers 1. Ski lifts, mazes and skier milling areas. m. Hotel accessory retail. City Council Conditions of Approval The following narrative and supporting graphics provide responses to the conditions of approval which were stipulated by the Aspen City Council in their resolution of November 11, 1985. There are 25 conditions and they generally build upon previous conditions established by the Aspen Planning and Zoning Commission. In general, responses to these conditions are provided in one of two forms. Where a design issue is raised, the revised site plan provides the appropriate response. Where requests for additional information are made, this information is summarized and fully detailed technical text is included in the technical appendix. The conditions are listed below. They are summarized with respect to the issue they raise: -- -14- - '" - 1. ODen SDace The area and bulk requirements of the site plan call for the provision of at least 25% of the site in open space. The definition of open space under the City Code requires that open space be configured so as to create a 10 foot setback along significant public streets. The site plan has been amended to set the hotel building back from Durant Street a total of 16' from the property line. This constitutes an additional 10' setback to accomodate open space needs and skier drop off parking. In applying this condition, the Aspen City Council indicated that land used for parking could be used to meet the ,open space requirements of the code. 69% of the site is preserved as open space. 2. FAR A total project FAR of 1.96:1 is requested. In arriving at this FAR, only that land zone commercial core is used to arrive at this calculation. This is the most conservative or restrictive interpretation of the code and does not allow the use of land zoned conservation with an SPA overlay although it is part of the site to be included in FAR calculations. Part of this request is to be granted the total allowable FAR of 1.7:1 with a variation of .26:1. This FAR is achievable due to the plan for location of employee housing offsite. The FAR 1.96:1 is calculated by dividing the total building area eligible for calculations as defined in the City Code by the total land area zoned CC. Should the entire SPA tract of 88,000 sq. ft. be permitted -15- - - ...... - for FAR calculations, the resulting FAR is 1.05:1. In the applicants opinion, 1.05 represents a more realistic FAR because it includes the entire site. 3. parkina A detailed technical study of parking needs has been prepared by TDA, Inc. of Seattle, Washington. This report in its full text is included in the Appendix. Based upon this work, the conceptual SPA submission of 77 spaces has been expanded to the total that would be physically permitted by the full excavation of level -22 in the building. This would provide the total of 118 parking spaces to deal with the needs for lodge rooms, administrative offices, commercial space, and skier support functions. The total parking demand as calculated by TDA is summarized below and provides a justification for the expanded part of the program. 4. Visual Imoact The visual impact as originally proposed has been softened by virtue of an additional 10' setback from Durant Street. The doubled corners at both Spring and Hunter Streets also provide for the continuation of views of the mountain along Spring and Hunter. The visual impact of the building is further documented in the attached photographs which document the appearance of the building based upon computer simulation. These photographs accurately depict the height mass and bulk of the building and show the resulting mass of -16- c IP"" ~ --- "- View of Hotel looking East on Durant View of Hotel lookina West on Durant ....' ....... - "- View of Hotel from NW corner of Hunter and Durant View of Hotel from Hunter and Cooper ,.,....' - ..- the project in context with surrounding buildings. An additional view of Aspen Mountain from Hunter Street in the vicinity of Hunter and Cooper is included at the request of the Planning Director. 5. Gradinq Plans Attached is a reduced drawing of the proposed Grading Plan for the Little Nell Ski Slope. In general, this plan calls for the development of a 160' flat area between Dean Street and the uphill end of the accelerator wheels on the detachable lift system. The plan as proposed would provide a 25% slope at the very bottom of the mountain which would help cure an undesirable situation which currently exists with a 33% slope leading into the runout at the base of the - mountain. This plan also contains information on cut and fill, and identification of the proposed fill zones. Soil borings by Chen & Associates have been taken this fall to evaluate conditions which may be encountered in excavation and earth moving. Two monitoring wells have been established to evaluate the elevation of ground water and a detailed drainage plan will be prepared prior to the start of construction. 6. 8040 Greenline and Mountain View Plane '- Both permit situations have been evaluated and they are listed as additional permits to be secured. They are included in the Growth Management portion of this application and time will be requested with the Planning and -17- i Ile~~.! I I -, . I ::', II I ;, =,' ~ I' ' w" r '~ 01' :i; g } I,,, '- 0, \'~~l-.rF',!,''"'' . I' " . " I /CJ / I \ ., \ \ I I , I '/ ~ i I I / / z . , , , " . . z . . . z o u <-:.-<, \ ~, I z \.... ': I I I o I I ~ I~/". '-4-- -' ", (, ,,~ ~ '-)r - (___l-___~~"~,n~T ~~=- I ~ '. 1\ 1)1 ~- ~i '. ,J!~' ci I' t ( :~: 9 j: ! \ g! ~ I i'H~ - " .Au. I..7C 0 I ~~ :J: ...u.... , '!: ~ I 'il!' z -. H , ! / ( , (~- ~I \-10 : 1-- - ~ ' I i I --ill- -- I I · I., . i_) ~ 'f - .' .1 enJ; IDL.-J-O\ -L".c:; --.c) . I . i ~I ! =!~ '1310- ~:.~ <(i"C flsi5 , ,-J -- ~ ~- ",' -....... n r-i C.::J ---::---;-.....,,-=-'0' , c-" 5~ci , i)' I~'PI I ~ 1\ --\ c~,. i J' ~=:::l.-C--_~' 13 ~ ~ 1 S ~hN"<l~ \ '\ 1\ frJ - ---', l!r ~r ~!! . I, ' ' II ~ I \ ! I z -.J I~ ~ 1 I .~U , 113"'S O"'~dS c r ~- ::J=j c. ~ :8 ',' I ~..J ' I jJ QI"4 ; " 1,0 \'LS---J / 1>h.i...0!}1~O /" ~/ """'----- 'v '. ~ ~ l r \ I L, "r I' ,~ ,/ r , '- , f+-' ~ '~ Zoning Commission to review additional required permits subsequent to the Precise Plan and GMP Review. 7. Auto Taxi Limo Dropoff The requirements for automobile dropoff, taxis, and limos has been evaluated by TDA. They have found that under aggressive management the dropoff will accommodate 12 automobiles and 4 limos and taxis. The site plan has been revised to accommodate 12 short term skier dropoff spaces in front of the hotel that will provide convenient skier access to the mountain. Limo and taxi dropoff is designated for the western end of Dean Street. At the intersection of Dean and Galena, adequate room exists to pull vans off the Galena Street right away and onto a portion of Dean which would not be used for vehicular travel. Dean Street is approximately 55' at its entrance to the mountain to provide adequate space for vans or limos and even with all 4 spaces full, a 15' pedestrian travel lane is maintained. A physical plan for this dropoff is shown on the illustrative site plan which is attached. 8. Analvsis of Service Yards Based upon research into alternative means of transporting food and supplies for mountain restaurants, the service yard on Dean Street has been removed from the plan. The original concept was to provide truck delivery of goods for mountain restaurants on Dean Street. Snowcats entered a shipping and receiving area below grade, picked up supplies and then -18- ....,."'" transported them up the mountain. Subsequently, it was learned that viable systems do exist to transport food with a containerized system and use of the detachable lift technology. The revised plan now is to receive all goods for the hotel and mountain restaurants in a well organized shipping and receiving area on the east side of the hotel. Goods for mountain restaurants service will be transported below grade on a utility corridor and will be transported to the lift loading elevation by elevator and transported to the top of the mountain for eventual distribution to the restaurants. Food and supplies will be transported in custom aluminum containers which are roughly 4'x6'x4' in dimension. This system is well established at Vail and has been in operation on the Lionshead gondola since 1976. Attached is an illustration which demonstrates the turning movemements and required turning radius for truck delivery in the proposed service yard on Spring Street. Resolution of Approval by the City Council specifically asks that Spring Street be investigated and this plan fully responds to the request to utilize Spring Street for the delivery of goods and services to the mountain. - Additional investigations with food suppliers indicate that one wholesale distribution company can supply the majority of food and supplies. Large companies, such as Noble, with -19- - " , I' I SKER [R)p OFF /(f ROOF EDGE H FLAT ROOFED 'SKIRT' G PEDESTRIAN PACJTEC'nON o AVALANCHE GUARDS C WOOllEN SH...... r--- ....- GPEDESTRIAN """,I~l~ F HOTEL BALCONIES utIJEFl CCNER J PORrE CO<>EIIO E MAKWtl fWIF UNJEfl COYER :l ~i ~- R~ - - - - JS --<If 3 - -- - - - ~ i "'ft+- ~ , I; ~ CJ I, II I I I ~ 2 :::> i, "'tt~ ~.: :h:. E" lii I j 2- Q k- ~ ,> ....",. one truck service per day, provide up to 80% of all the mountain food delivered to Vail which serves approximately 1.6 million restaurant meals on the mountain per year. All attempts will be made in programming this facility to eliminate any trucks over 28' in length to facilitate the plan to completely enclose trucks during the unloading process. 9. Street Capacities The daily and peak hourly capacities of surrounding streets have been analyzed by TDA of Seattle, WA. The full text of their report is included in the attached technical appendix. Durant Street currently operates with an average daily traffic volume of 4700 trips (trip ends). Peak hourly capacity of the street is rated at 900, one lane, during summer conditions. By degrading the street to 400 peak hour capacity, the street still has excess capacity given the existing peak hour volume of 270 during winter. -> It is projected that the project will add 29 one way trips during the peak hour for a total hourly increase of 7%. 10. Geoloqic Hazard Investiqation The attached report by Chen & Associates points out that the site is well suited for the construction acitivities anticipated. A two phase work program has been undertaken by Chen. The overall geological character of the building -20- \",,,.,. '- site has been investigated and reported upon in Phase 1. In the Phase 2 work, six soil borings have been taken and two monitoring wells have been established to monitor the elevation of ground water in the area. Measurements on ground water conditions will be taken this fall during low ground water conditions and next April and May during high ground water conditions. This information will be used to assemble a detailed drainage plan and construction plan for regrading of the Little Nell slope. 11. Relocation of the Pum? House Rea, Cassens and Associates have been retained to investigate utility supply issues in the areas of water and sewer and drainage. The proposal is to remove the wellhouse as its currently configured and install a submersible pump with a remote chloriniation station. This solution has been designed in concept by Rea, Cassens and will be prepared as a final design prior to construction. Since Rea Cassens is the consulting engineer for the City Water Department and extensive discussions have taken place with Jim Markalunas, it assumed that the solution will be acceptable to all parties and will be implemented at the applicants cost. 12. Base Terminal Desiqn The attached elevations indicate the proposed design for the major lift base terminal and in order to minimize space requirements for the base area, gondola cars, or chairs will -21- ~, be stored at the upper lift terminal. The building designed for this base lift enclosure will employ materials and building design compatable with the site, and surrounding architecture. 13. Little Nell Service The Aspen Skiing Company received approval in 1985 for a Revised Master Development Plan for Aspen Mountain. This approval was granted by the United States Forest Service and Pitkin County. Portions of this approved plan detailed initial access lift system options linking upper mountain distribution lifts with the Little Nell Base Area. These options are summarized herein, as: A. Option #1 is a detachable grip four passenger chairlift with a capacity of 1,800 to 2,000 skiers per hour, incorporating 100% downhill transport capacity. The lower terminal location of this lift system is shown schematically on the accompanying drawings. The lift would terminate at the top of Tourtelotte Park. B. Access to Little Nell would be via a midway unload station on Little Nell or a separate lift system similar to or an improvement of the existing Little Nell Lift #4. Option #2 would incorporate a gondola system, capacity 1,800 to 2,000 passengers per hour, with .....' -22- ..... Legend = T....COOIef a Stream fZl Lifts U Trails [!] Restaurant [!J Maintenance Facillty ~ Powder Cache D Snowmaklng Ar.. ExpansIon Ar.. Proposed Conditions ~en Mountain Expansion r- ASPEN '- SKIING CORPORATION Developer/Planne" Aspen Skiing Corporation Box 1248 Aspen,!" Colorado 81611 303 9<5 1220 Graphics, Design Workshop Inc. 711 E". Durant Aspen. Colorado 81611 303 9<5 8354 SCALE,f.4QO' l000~ o 400 800 1200 Me....... N. t9... ~""'''''' a lower load station located and constructed as is schematically shown on the accompanying drawings. The upper terminal would be near the existing Sundeck restaurant. Storage of gondola cabins would be at the top terminal, with limited "work rail" storage at the bottom. This lift system would also incorporate 100% down load capacity. Access to Lift #5 would be via a separate lift system similar to the existing Little Nell #4. Certain approvals pertaining to the installation and operation of these options must be obtained from other sources such as the United States Forest Service and the Colorado Tramway Board. Barring situations beyond the control of the Aspen Skiing Company, installation of the selected option will be initiated in 1987. More specific information as to precise location and configuration of these sytems will be submitted to the Planning Office in accordance with the provisions of this condition. 14. Emplovee Housinq Plan The full technical report covering the proposed plan for employee housing is included in the technical appendix attached to this application. -23- ~ In summary, the applicant proposes to house 30 employees which represents 36% of the new net employees generated by the project. This commitment will be met by providing this housing through the conversion of a portion of the Holiday House Lodge from short term accommodations to deed restricted employee housing. A full description of this analysis and plan is contained in the attached appendix. 15. Shadow Studv A shadow study has been prepared to analyze the shading on Durant and Spring Streets. The study has plotted shadow patterns for two specific days of the year; December 21 and February 21. The former corresponds to the winter solstice and represents a "worst case" scenario. February 21 was chosen to represent a typical midwinter day. Shadow patterns were plotted at 9:00 AM, 12:00 noon, and 3:00 PM for each day, with the assumption that the sun is typically behind the ridge of Aspen Mountain earlier than 9:00 and soon after 3:00 PM. An analysis of the shadow patterns indicates the following: a. Durant Street will be in shade for most of the winter. In December, shadows from the Little Nell Hotel will shade the street north of the Hotel all day. By the end of February, most of the driving surface of Durant Avenue will be in the sun from 10:30-1:30. The south side of Durant adjacent to --- the Hotel will remain in the shade all winter. -24- ~,..., b. Spring Street will receive only afternoon shade from the Little Nell Hotel, but will experience morning shade from the Woodstone Inn. Because of its north-south orientiation, it can be assumed that some direct sun will be on Spring Street between the hours of 10:00 AM and 2:00 PM. In an effort to mitigate the problems associated with pedestrian's crossing streets which are located in the shadow of the Hotel, and to provide a positive arrival experience for skiers and summer guests, it is proposed that a major pedestrian crossing be constructed at the intersection of Durant and Hunter Streets. This improved intersection would provide direct access to the mountain, minimize conflicts with automobile and drop-off vehicles, and create a primary street crossing where pedestrians have the right-of-way and automobiles are required to stop. The plan shows that the streets be necked down to 2 travel lanes at the intersection to increase pedestrian visibility and reduce the street crossing distance. In addition, sidewalk paving materials could be continued across the street to indicate pedestrian zones. This will provide a safe, sunny, grand pedestrian gateway to the mountain both in winter and summer. - -25- ~I' ~ 11: 'I r I' f!l; Ie .. !~ Ill", ~il "'" 1! ~ 1Il_ ~ C \ " ~:' \1 " )1 "--1"1 t - \ \~\~ l \ s" "", \\,':<~:-:~<:'~> >,"-, '\\ \' .', \<\'\ \' \ \11 " i I ~I 'i I 1,;\ \ 'i I '\ 'f" I I I z i!; W ... Q. Q. ;: ... ... W Z ... o :z: ... a: o z "" :1 ,// II I, I' /' i I I; , ; , , 'I' /1 I , / I ii' Q,' I, Ii,,' I'! , I ; I , Or ' i ;! ii 'L-J =1. , / i I I I I 1/ I~~. I \" / I / /' I 1,'\ \ / ; ,; -' / 1 , " I, w z 0 l4j Q- "- 0 , 0 't -, , ." ,,': \ " ' , '~,"\ :--. ''''".*7" ~\{ \ '" , j', /.,,11' /,1,11' II/ :1' I,' I 'I, Ii, 1 i / , ,I 'I \ ! I I i " I " i I I , I,! 1'/ I : 'I I . , , I~ , . I I , . il, 'I 1 I'! , , I i I I I , ,I' , I I ! , I' , \ , I I , ! , , ! , , I I ! ! i' I ! ' , 'I ,II " ! j' ! : 1 I ! / / ! , /, ,/.~< f' / '/ I; -- ~ I , \ \.: ~... " , \ e , . j~ " i il' "'.. . J . i ijL r .: J~ > . . "'~ z 11: w .. t ~ ==l:A-----" I , " I, II 'I ,'! , --1'" I! i " .. .. w z 15 :z: .. II: o Z 'I -, ......... ~ 16. Manaqement of Snowsheddinq from the Hotel Roof Snowshedding from the hotel roof is managed in two principal ways: 1.) use of dormers to protect entryways and 2.) construction of a flat roof section above a pedestrian arcade to retain snow which is shed from upper pitched roof sections. The attached section illustrates how the snow will be stored and how pedestrians and arriving skiers will be protected from falling snow and ice from roof surfaces above. This is a positive plan which will totally mitigate problems for roof maintenance and pedestrians alike. 17. Protection from Encroachment into the Park Zone near The ASDen AIDS The attached technical site plan depicts the precise location of the proposed building footprint with respect to the park zone. No building activity is proposed within the park zone, however, emergency injured skier service through this site is proposed with ambulance pickup on Spring Street and the use of ski patrol toboggans to bring injured skiers to the base of the mountain. This proposed use is consistent with the current use of the land and is not contrary to the current park zoning of the property or the covenants and restrictions which apply to this parcel of land. 18. Trail Easement Throuqh The Site The attached illustrative site plan shows the proposed ,.- alignment for the trail easement through the property. This -?<;- "-. / In Z - c( a: c a: 0 a: w I- Z > l- ll. Z 0 0 In 0 a: :lI: 0 Q - ...I II. I- U :lI: II. a: a: ...I In c( 0 w c( ~ a. w c( I 0 ...I ~ III C a. CJ CJ W Q 0 ...I C II. W In Z W CJ w 0 I- a: I - % Q II. % U Z I- 0 U 0 In c( U a: w a: z w I- W 0 C c( % l- I- 0 - a: w ...I a: c( :lI: a. c( w 0 ...I a: In I- 0 > a: II. a. I c( > a. ...I ...I c( 0 II. In ~I / I':J ['/ " " ~. / '''> " ~~~ ~~ ,,;; .po"" - alignment is appropriate in terms of grade and connection to prominant public streets. An informal pedestrian trail will also be provided from this trail easement to the Aspen Mountain Road to allow for a convenient pedestrian access for summer hiking on the mountain. 19. Create A Grand Entrance To Aspen Mountain For Both Winter and Summer Under the proposed plan, the full right-of-way of vacated Hunter Street is improved with paving, landscaping, street furniture, and skier amenities. In response to this comment and requirements for skier dropoff in the front of the hotel building is proposed that a landscape island be extended - - into the Durant Street right-of-way to neck down the Durant- Hunter intersection. This extended landscape surface in conjunction with a pedestrian crosswalk, formalized with a paving pattern, will clearly identify Hunter Street as the grand entrance to Aspen Mountain. Many classical landscape features will be utilized to reinforce this idea to include a grand staircase to the mountain with a formal grid paving pattern and use of formal symmetrical planting plan. This necking down of Durant Street will clearly identify this as the appropriate crossing for pedestrians. Landscaping, street furniture, and ticket sale activity will create a sense of excitement which will, in turn, provide a very clear focal point for arrival to the Aspen Mountain ski experience. - -27- - - '>;'W, - In summer, the landscaping plan and use of ticket kiosks for public information and ticket sales for major events will also make both Hunter and Dean actively used places during the summer. It is likely that these will be popular places for use during daytime and will not detract from the current popularity of Hyman and Cooper Streets. Downtown, during the summer months, both Hunter and Dean will provide an appropriate access to Aspen Mountain as a hiking experience or to scenic lift riding experience during summer months. 20. Hunter Street Riqht Of Wav And Ownership Boundarv Adiacent to The Tippler All legal processes required to resolve the use of Hunter Street for pedestrian access to Aspen Mountain are currently being diligently pursued. It is reasonable to assume that within the context of the construction schedule and occupancy schedule for the Little Nell Hotel, that questions of ownership of this land will be resolved to assure unhindered public access over the entirety of Hunter Street. The resolution of ownership with the Tippler is currently in progress and does not affect the site plan due to the relocation of the service yard. 21. Detailed Information On Anv Fireplaces Included Within the proiect The plan for The Little Nell Hotel is to install gas operated individual fireplaces in rooms. In addition to this, one fireplace is proposed for the lobby area of the -28- - '..... - hotel. Application for this fireplace will be pursued in conformance with the prevailing regulations of the Environmental Health Department. 22. Drainaqe Plan A complete storm drainage analysis provided by Rea Cassens and Associates is included in the technical appendix to this application. In general, this report points out the drainage and discharge characteristics of The Little Nell slope and makes recommendations for retention of storm drainage water on site. Tne 5 year and 100 year discharge figures are provided as part of the report and the site plan will incorporate a drainage plan to accommodate these discharge figures and detain water so as to conform to the natural historic drainage characteristics of the site. In order to accommodate storm drainage projected in this report, three general measures will be undertaken. These are as follows: a.) Respect Historic Drainage Patterns With the proposed regrading of Little Nell Slope, to the greatest degree possible, historic drainage patterns will be respected and all attempts will be made to not interupt the drainage basin pattern for storm water flows. b.) On Site Detention of Storm Water Upon development of a final grading plan, final calculations for storm water storage will be provided. On site detention facilities will be constructed to -29- !""""'- - mitigate the adverse impact of the 100 year storm event contributed by the drainage basins identified in the Rea, Cassens report. In any event, the attached storm drainage report evaluates a "worst case" scenario and demonstrates that the 100 year storm event can be reasonably accommodated on sitewithout an adverse impact of the City's storm drainage system. 23. Dean Street Riqht-Of-Wav Encroachments Encroachments anticipated for Dean Street would consist of five major elements:, A.) Paving, B.) Landscaping, C.) Street - ,- furniture to include benches and planters and street lights, D.) Ski ticket sale booth, and E.) Short term parking for dropoff of skiers by vans limos and taxis as shown schematically at the western extremity of Dean Street. In the Additional Permits Required section of the Growth Management Plan and in the technical appendix, a full encroachment license application is included for review by P&Z and City Council. Conditions 24 and 25 do not require a response by the applicant at this time since they are simply conditions which apply to the timing for final approvals by the City Council. Number 24 indicates that the SPA boundary change shall occur in conjunction with the final approval of the - -30- ......_~ - - - - precise plan for the project and number 25 indicates that the SPA boundary adjustment shall revert to its original configuration should a growth allocation for The Little Nell project expire. -31- I' 1.....- r \..,... /' ~- Appendix 1 Chen & Associates Consulting Geotechnical Engineers 96 South Zuni Denver. COlorado 80223 303744-7105 Casper Cheyenne Colorado Springs GlenwOOd Spnngs ROCk Springs Sail Lake CIty ,.. .."'...-...... JOB 00. 1 990 85 PRELIMINl\RY EN;INEERI~ GEOL(X;IC INIlEsrlGATlOO LITTLE NEIL BASE DEVELOPMENT ASPEN, <XlLORADO PREPARED FCR: ASPEN SKI IN;; cx:MPANY BOX 1248 ASPEN, <X>IDRAOO 81612 ATTENTlOO: MR. PETER FCRSCH NOVEMBER 4, 1985 .*......... TABLE OF <X>NI'ENTS - CCNCLUSIONS On-Site Conditions Off-Site Conditions 1 1 2 PURPOSE AND S<XlPE OF SIUDY 3 PROPOSED DEVELOPMENl' 3 SITE COODITIONS 3 GEOIDGY Bedrock and Structure Surficial Geology Mining 4 4 5 6 PClI'ENI'IAL GEOL(X;IC IMPACTS On-Si te Impacts Off-Site Impacts Seismicity 7 7 8 9 ADDITIONAL INVESTIGATICNS 9 LIMITI>.TIOOS 10 REFERENCES FIG. 1 - LOCATION MAP FIG. 2 - SURFICIAL GEOI.CXN AND ABIINOONED MINE LOCATIOOS ~ Chen & Associates ",..... CONCLUSIONS Because of the location of the site near the base of AsI=en Mountain, potential impacts to the proposed project can result from geologic conditions off-site as well as those on the site. On-Site Conditions: (1) Bedrock does not crop out within the project area, and appears to be covered by relatively deep surficial deposits. 'Ihe upper part of the site (the lower sloI=es of AsI=en Mountain) is made up of an old inactive earthflow-tYI=e landslide deposits. The earthflCM soils appear to be mainly unstratified angular boulders, cobbles, and gravels in a clayey sand matrix. 'Ihe lower part of the site is underlain by glaciofluvial ......." sands and gravels. (2) Slallow ground_ter conditions reportedly occur near the northwest part of the site. At the tinE of our field reconnaissance in October 1985, we found no springs or seeps within the project boundaries. Preliminary planning includes cuts of 20 to 30 feet deep on the regraded slopes and the proposed hotel will include bel~rade parking facilities approxi- mately 22 feet belCM the existing ground surface. Groundlo'ater could im- pact the proposed construction and regraded slopes. \'E recannend several test holes be drilled and observation wells be installed to provide information on groundwater conditions on the site. , Chen & Associates - 2 - - -, ! (3) \'E found no indications of recent or active slope instability within the project boundaries. Regrading of the sloI=es for the ski base facilities may change the state of stress within the slope. \'E reccmnend the [X>ten- tial for sloI=e instability as a result of the planned regrading be investigated. (4) O1r review of mining records in the project area indicate that the site is located west of the main ore-bearing zone that IoaS extensively mined in the past. W= found no records of mine w:)rkings beneath the site. 'lhe risk for mine induced subsidence affecting the project is considered to be low. Off-Site Oonditions: (1) Mijor drainages, Copper/Spar Gulch and Vallejo Gulch, discharge near the ""...",., top of Little Nell. These basins have been identified as potential debris flow source areas and could provide large sediment yields in con- junction with storm Ioater runoff events. 'Ihe existing channel that lies on the eastern flank of the Little Nell earthflow is shallow in sane areas, and there appears to be potential for channel overflows to spread over the la.er slopes of Little Nell, into the site area. The [X>tential flood/debris flow risks should be evaluated in a comprehensive surface water/flood routing study, taking into account the [X>tential for high sediment concentrations. Mitigation should be incorporated in an overall storm water and debris flow management plan for the City of AsI=en. Chen & Associates - 3 - ...... PURPOSE AND SCOPE OF SIUDY The purpose of this study IoaS to preliminarily assess geologic conditions and potential geologic impacts on the proposed developnent. 'Ihe study "liS conducted in accordance with our proposal to the AsI=en Skiing Company, dated October 3, 1985. ......... PROPOSED DEIlELOPMENI' Conceptual plans indicate the proposed base developnent will include a ninety-six unit hotel near the northeast corner of the proI=erty with t\<oO parking levels below the existing grade. A pedestrian/commercial area is also planned at approximately the existing grade of lXIrant Street. M3.ny of the proposed camlercial buildings will be earth-sheltered, constructed below-<jrade into the toe of the mountain slope. New ski-base facilities, including a higher capacity lift or gondola are planned just upslope of the hotel and COIlIT'ercial facilities. 'Ib accomrodate the planned base facilities, extensive site grading of the lower =untain slope is planned. The generally convex slope, KnOlllll as Little Nell, will be cut and shaped into a generally concave profile as shown on Fig. 2. Olt depths will be in the range of 20 to 30 feet. SITE <X>NDITI<l\IS The site is located south of lXIrant Avenue between spring Street and Galena Street near the base of Aspen Mountain in AsI=en, Colorado as shown on Fig. 1. 'lhe area included in the proposed developnent is an irregular shaped parcel, approximately 625 feet long by 370 feet wide, shown on Fig. 2. There ""-.... Chen & Associates - 4 - -" are several existing structures on the northern part of the site, including the AsI=en Mountain Ski Corrpany offices, the maintenance shop, the Little Nell Restaurant and associated businesses and the ticket office for the ski area. The N:lrth-of-Nell coorrercial and condominiun buildings lie near the northwest corner of the site and an existing .ell and punp house lie near the northern property boundary. Existing condominiun and residential structures lie near the east and .est boundaries of the site. The vacant ski trails on AsI=en Mountain lie south and upslope. Approximately the northern one-quarter of the site is relatively flat. The southern three-quarters of the site, on the lower slopes of AsI=en Mountain, slopes north_rd. The existing grades in this area range fran approximately 25% to as steep as 33%. 'Ihe sloI=es are covered with grasses. 'x._ GEOUX;Y Bedrock and Structure: The bedrock geology in the project area is quite complex. Three major structural elenents, the Sa_tch Uplift, the Colorado Mineral Belt, and the southwest part of the Fagle Structural &lsin cane to- gether in the vicinity of AsI=en, Colorado. Aspen M:luntain is made up of stratified sedimentary rock that has been folded, faulted, and intruded by younger igneous rocks. Regional geologic mapping of the Aspen area (Bryant, 1971) iooicates that the near surface bed- rock: in the project area is probably the Pennsylvanian-age Beldon Fomation; dark grey to black limestones, dolomites and shales. Chen & Associates - 5 - - The sedimentary strata on the north face of the lTOuntain have been folded into the north plunging syncline. The axis of the syncline is west of the site and the site lies on the eastern limb of the syncline. Sedimentary beds underlying the project area probably dip steeply westward. Several faults have been mapped trending north-northeastward down the lTOuntain sloI=es (Brunton, 1888; U.S. Geological Survey, 1928; Bryant, 1971).. Cross faulting has also been mapped. AlthoLXJh no faults have been inferred on published maps that we reviewed, faults concealed by the overburden soils may cut the bedrock strata beneath the proI=erty. However, no faults in the area have been designated as potentially active, ard faulting should not impact the proposed project. Surficial Geology: Q]r interpretation of the surficial geology is shown on Fig. 2. 'Ihe upper part of the site is on the toe of a large lobate landform ....." known as Little ~ll.. Little Nell aPI=ears to be made up of unstratified angu- lar boulders, cobbles, and gravels in a clayey sand matrix. Brunton (1888) noted that Vallejo Gulch "is the result of an enonnous lands lip, the debris from Wlidl covers an enonnous area at the foot of the lTOuntain." \'E interpret Little ~ll to be an Oldi~:~ earthflow tYI=e landslide that originated~ from Vallejo Gulch. ~ The lower one-quarter of the site is relatively flat and the surficial deposits in this area consist of glaciofluvial deposits, rrainly sands and gravels. Bedrock does not crop out within the property boundaries or in the gener- a1 area. The surficial deposits appear to be relatively thick. 'Ihe existing Chen & Associates - 6 - - well near the north property boundary is reportedly 115 feet deep. Drill records indicate that from 0 to 45 feet the well I=enetrated boulders, gravel and clay; from 45 to 105 feet, coarse gravel; and from 105 to 115 feet, fine silt and clay. The static w;ter level in the well reportedly is 35 feet deep. Mining: The proposed Little r-ell BoIse I):!velopnent is located in the general vicinity of the AsI=en Mining District. Mining of lead, zinc, and silver oc- curred in the Aspen District between 1879 and 1935 (Spur, 1898; lbhlfing, 1938, 1943; and Bryant, 1972). The ore deposits were located in the Leadville Formation, ..nich underlies the Beldon Formation. The sOOcrop of the Leadville Formation lies to the east of the proposed developrent (Bryant, 1971). The undergrOund W)rkings in the Aspen District extend for several miles and are ~ to 2,000 feet deep with rrore than eighteen underground levels and hundreds of r mining shafts and tunnels. Sorre of the underground W)rkings may be suscepti- "- ble to collapse which could be a hazard to surface facilities. A cave-in occurred in the early 1900's resulting in a large surface sinkhole, in an area knOWl as Glory Hole Park, approxinately 500 feet east of the site. In order to better define the extent of mining with respect to the pro- posed project, a review Io'aS made of available mine maps from the U.S. Bureau of Mines files, the U.S. Geological Survey files and the Aspen Historical Society library. This review shows that the site is located southwest of the major mining activity. Figure 2 shows najor W)rkings near the project. The main underground W)rkings near the property are the Argentum-Juniata Mine (portal elevation approximately 7980 feet) and the Homestake I):!ep Shaft (collar elevation about 8150 feet). These mines included several levels of --- Chen & Associates - 7 - ...... underground w:>rkings. The maps we revie-.>ed showed no underground w:>rkings extending beneath the Little Nell Base Leveloprent site. Mining claims are located near the southern property boundary. These include the Betsy Jane, the Millionaire, and Little Nell. N:) underground '-Orkings were docunented on these claims. There is sorre possibility that minor exploration '-Orkings may have been developed on the claims. POTENTIAL Q;OL(X;IC IMPACTS There are several conditions of a geologic nature which could affect developrent of the site and should be considered in future planning. Because of the site location near the base of AsI=en Mountain, the potential geologic impacts result fran geologic conditions upsloI=e as well as those on the site. "'" On-Site Impacts:, On-site impacts include potentially shallow groundwater, steep sloI=es, and mine subsidence. Slallow ground_ter conditions reportedly occur near the northwest part of the site. At the tinE of our field reconnaissance in October 1985, we found no springs or seeps within the project boundaries. However, preliminary planning includes cuts up to 20 to 30 feet deep and the proposed hotel will include bel~rade parking facilities approximately 22 feet below the exist- ing ground surface. 'lheeresence of shallow ground_ter =Wd~c:;!:__~_prQ- ~ po~=-t:~_Hon "nil rhQ sto/lLaity.of..the regrad~s. A progran of ._--.~--------------- test holes should be drilled and observation wells installed to provide infor- mation on groundwater conditions. .... Chen & Associates - 8 - - The slopes on the southern three-quarters of the site range from approxi- mately 25% to 33%. \'E found no indications of recent or active sloI=e insta- bility within the project boundaries. Plans call for regrading the slopes to approxillBtely 3: 1 for the ski base facilities as shOW'l on Fig. 2. This maj' , <-~ ~t",r the existing stable slope conditions. A slDsurface investigation pro- -- gran should be conducted to provide information on subsurface soil conditions and to analyze slope stability. Our review of mining records in the project area indicates that the site is located west of the main productive ore-bearing zone. \'E found no records of mine W)rkings below the site, and believe it is unlikely that significant mine W)rkings occur beneath the property. U1docurented exploratory W)rkings may be associated with the mining claims near the southern property boundary. \'E believe the risk for mine induced subsidence affecting the project to be ,~, low. Off-Site Impacts: R>tential off-site impacts to the proposed developnent include the potential for flood or debris flow events entering the site. Major drainages, Copper/Spar Gulch and Vallejo Gulch, discharge near the top of the Little Nell earthflow. 'Ihese basins have been identified as poten- tial debris flow source areas and could provide large sediment yields in con- junction with storm water runoff events. The existing channel passes east of the site, down the eastern flank of the Little Nell earthflow. Ibwever, the channel is shallow in sene areas and there aPI=ears to be potential for channel overflows to spread over the lower slopes of the Little Nell earthflow into the site area. 'Ihe potential for flow, flood/debris flow impacts to the , Chen & Associates - 9 - - proposed Little Nell BoIse facilities are considered to be similar to those associated with adjacent proI=erties located near the base of AsI=en Mountain. The potential flood/debris fiQ!L.rJsk should be studied bya surface ..ater ---'- - --------------------- .-- . -". ---' -- . ., hydr;nlogist_ill):j evaluated in R ('~preheRsive-__tertflood-f'outing study. The study should take into account the potential for high sediment concentrations. \'E -.ould be hapPi to -.ork with your hydrologist in developing appropriate sed- iment concentrations for analysis. Mitigation of the flood/debris flow risk should be incorporated in an overall storm Witer and debr is flow managerrent plan for the City of AsI=en. Seisnicity: 'Ihe historical seisnicity in the Aspen area has been relatively low. The Purple Mountain Fault" about 25 miles southwest of Aspen, and sev- eral faults in the Leadville area southeast of Aspen have been designated by the Colorado Geological Survey as potentially active (Kirkhan and Ibgers, '.....~ 1981). Such classifications are probably conservative considering the pro- posed construction. In our opinion, the area does not present earthquake risks above those normally considered for the region. 'Ihis site is in the lhiform Building Code Seismic Zone 1. ADDITIONAL INIlESTIGATIOOS Additional geotechnical investigations are warranted in the project area to investigate subsurface conditions. 'Ihe investigations should be designed to investigate slope stability and ground_ter conditions in the areas of the proposed cut slopes and foundation and ground_ter conditions in the areas planned for structures, and to provide preliminary design criteria for Chen & Associates - 10 - ~ foundations, site grading, pavements, and other soil-related construction activity. Additional studies are also Ioarranted to define the surface .ater hydrology of the site and evaluate the flood and debris flow risk. LIMITATlOOS This report has been prepared in accordance with generally a=epted en- gineering geologic practices in this area for use by the client to evaluate project feasibility. The conclusions and recannendations submitted in this report are based on field observations and our general eXI=erience in the project area. Jldditional investigations have been recannended to further evaluate site geotechnical conditions. \'E have enjoyed the opportunity to IIIOrk with you on this project. If you have any questions or if we can be of further service, please call. CHEN & ASSOCIATES, INC. ~~ By Reviewed By Jeaft. -(( 1;~ Ralph G. Mock Engineering Geologist RS/eac Chen & Associates , REFEREOCES -. Brunton, D.W., 1888, AsI=en Mountain; It's Ores and Mode of Q:currence: Engineering and Mining Journal, Vollllle 46, Pages 22,23 and 42-45. Bryant, B., 1971, Geological Map of the AsI=en <:uadrangle, Pitkin County, Colorado, U.S. Geological Survey Map GQ-993. Bryant, B., 1972a, Map Slowing Areas of Selected POtential Geological Hazards in the Aspen <:uadrangle, Pitkin County, Colorado, U.S. Geological Survey Map, 1-785--A. Bryant, D., 1972b, Map Slowing Mines, ProsI=ects and Areas of Significant Silver, Lead and Zinc Production in the AsI=en <:uadrangle, Pitkin County, Colorado, U.S. Geological Survey l>Bp, 1-785-E. Colorado Department of Natural Resources, Mine Land Reclamation Division, County Resources Volllne, Pitkin County, Section 31, p. 25, February 1982. Kirkham, Robert M. and Rogers, William P., 1981, Earthquake POtential in Colorado, Colorado Geological Survey, BJl1etin 43. Spurr, J.E., 1898, Geology of the AsI=en Mining District, Colorado (with Atlas) u.S. Geological Survey l>bn. 31, p. 260. Rohlfing, D.P., 1938, The Colorado Mineral Belt and the Aspen Mining District, ....... Pitkin County, Colorado: Colorado Mining Association, Mining Year Book, 1937, V. 25, p. 16-27, 62~4, 90. Rohlfing, D.P. 1943, Map of I'brkings in the AsI=en Mining District, pitkin County, Colorado. Scale 1=100, u.S. Geological Survey Library, Denver West, N:>. RJ-34. u.S. BJreau of Mines, Denver Federal Center, Denver, Colorado, Pitkin County Reference File p. 700-715. u.S. Geological Survey, 1928, Field Records File, RJ-34, Mines of AsI=en, pitkin County, Colorado. - Chen & Associates """- '" #"""'" - , " . " ~ " o c. \.~ \\,,1' ,- GOlf COURSE . . ~... . " . ,.. . , I \ :" 2000' : - '\ 1 110 ell LOCATION MAP f1a, 1 r \.... /' \., ,., 1"." Appendix 2 A'"__ CURTIS '&?ASSOCIATES - November 18, 1985 Mr. Peter Forsch Aspen Skiing Company P. O. Box 1248 Aspen, CO 81611 Re: Little Nell Hotel Employee Housing Report By: Jim Curtis Dear Peter, The employee housing analysis for the Little Nell Hotel is organized as follows: I. Employee Generation 2. Employee Housing Program 1. EMPLOYEE GENERATION Employee generation is based on the estimated net new employees generated by the project. The employee generation standards have been reviewed by the Housing Authority staff and are identical to the standards use in the Aspen Mountain Lodge analysis. Table I on the following page presents a summary of the employee generation of the project and the applicant's commitment to house 36% of the net new employees generated by the project in confor- mance with the City's Municipal Code. The applicant proposes to house 30 employees. 117 South Monarch Street Aspen, Colorado 81611 303/920-1395 ~""'- TABLE I EMPLOYEE GENERATION & HOUSING A. LITTLE NELL LODGE GMP I. Lodge Operations Lodge rooms Employees per room Employees generation GMP employees housed Employees housed Accessory Food/Beverage Food/beverage a. Lodge restaurant b. Lodge bar/lounge c. Lodge ski rest./bar d. Lodge kitchen Total 2. Existing food/beverage a. Shlomo's b. Little Nell Net new food/beverage Employees per 1,000 sf Net new employees GMP employees housed Employees housed 3. Accessory Retail Total accessory retail Existing accessory retail Net new retail Employees per 1,000 sf. Net new employees GMP employees housed Employees housed Total Employees Housed B. NON-ACCESSORY COMMERICAL GMP "~ 2 96 rms. .36 35 36% 13 2,575 sf. 1,520 4,396 1,761 10,252 -I,491 -5,210 3,551 12.8 45 36% 16 1,lOO sf. net leaseable o 1,100 3.5 4 36% 1 30 Not Applicable to Lodge GMP Application 3 2. EMPLOYEE HOUSING PROGRAM - The applicant proposes to house the 30 employees by converting and deed-restricting the existing Holiday House Lodge located at 127 W. Hopkins Avenue. The Holiday House is currently a free-market lodge except for 5 lower level rooms (#12, 13, 14, 15, 17) housing 10 employees which were deed-restricted to low-income rental in 1981 by the prior owner of the lodge. The 5 rooms or IO employees have not been "double-counted" under the applicant's proposal. The Holiday House has operated as a free-market lodge for the past 3 years in that nightly, weekly, and monthly rentals have been offered. Currently the lodge is under contract to the Apsen Resort Association as a rental property. The ARA contract rental rates are $30 per night for rooms without kitchens and $35 per night for rooms with kitchens. In communications with Dick Wilhelm, former manager of the lodge, he informed me rooms in the past were typically rented on a nightly basis during the winter high season and on a monthly basis primarily to music students during the summer season. In total, the Holiday House is proposed to house 56 employees in 28 private lodge rooms at 2 employees per room. Each lodge room 4 '_0.,...,,_ will have a private bath and small kitchen. The private lodge rooms vary in individual sizes, but in total the 28 rooms contain 9,658 sf. of net living space or an average of 172 sf. of net living space per employee. In total, the lodge contains approximately 13,250 sf. of gross area including net living space, storage, laundries, hallways, etc. or an average of 237 sf. of gross space per employee. Both of the above standards fully comply with the Housing Authority's recently adopted standards for dormitory housing. On-site amenities include a swimming pool, 2 laundry rooms, ample storage closets, and a small common lobby. On-site parking is 14 "..,.", spaces at the rear of the building off the alleyway. On-street parking is allowed along both sides of W. Hopkins Avenue. The applicant has already made numerous improvements to the lodge including general painting and clean-up, and upgrading the mechanical systems. Additional improvements will include adding small kitchens to the rooms currently without kitchens or adding approximately II kithens. All proposed improvements will be reviewed, itemized, and documented with the Housing Authority at Detailed Submission. .'- 5 The housing program for the Holiday House is allocated as .~ follows: I. Lodge GMP commitment 30 employees 2. Restricted prior in 1981 10 employees 3. Unrestricted at this time 16 employees 56 employees total The Holiday House shall be deed-restricted upon issuance of the Certificates of Occupancy for the Little Nell lodge rooms. Rents shall be deed-restricted to the low-income rental guidelines in effect at the time of deed-restriction and may be adjusted annually according to the annually adopted City guidelines. Rents may vary among the individual rooms (employees) but shall not exceed in total the average rent of 172 sf. net living space per employee times the low-income rental guideline. Under currently adopted City guidelines, the average monthly rent would be $103 per employee calculated at 172 sf. avg. net living space per employee times $.60 sf. low-income rental guideline. -- Rents shall include all commonly metered or assessed utilities, management costs and taxes. Employees employed directly by the applicant shall be given first priority to occupy the units. If vacancies occur, the applicant shall be permitted to rent to other employees and music students in accordance with the low- income price and income guidelines adopted by the City. The Housing Authority shall have the right to review rents for compliance with the adopted City guidelines. ;- \..... r ....... , \... Appendix 3 Traffic & Parking' Analysis for the Little Nell Hotel and Base Development Project Prepared for the Aspen Skiing Company November 1985 ~ lDA If'JC INTRODUCTION This report was prepared for the Aspen Skiing Company's proposed Little Nell Hotel and base development project. This project will include a 96 room hotel, related accessing uses, commercial space, and ski area administration space. This transportation and parking report addresses three specific questions raised by the City of Aspen. It responds to these questions under the headings of: o Parking for the Little Nell Hotel and Base Area Development o Skier Drop-off Requirements o Traffic Volumes and Operations 1 PARKING FOR THE LImE Nal HOTa AND BASE AREA DEVaOPMENT Projected Demand This describes the parking needs of the proposed hotel and base area development. Parking demand estimates are summarized in Table 1 below. for both winter and summer peak periods. Table 1. Projected Parking Demand for the little Nell Project Projected Demand (spaces) Wi nter Summer Demand Rates Winter Summer Land Use Hotel Commercial Re ta i 1 Ski Accessory Restaurant/Bar Hotel Employees Size Ski Area Administration and Operations 96 rooms 0.55/room 0.7/room 53 67 20,533 SF .1/1,000 .8/1 ,000 2 17 2,000 SF 0 0 0 0 5,196 SF 1/1.000 1/1,000 5 5 (key employees only) 5 5 (replace existing) 27 7 Total 92 101 Sou rce : TDA Inc. The following paragraphs describe the basis for these parking demand estimates. Hotel. Both winter and summer rates were based upon the unique conditions of Aspen, and particularly downtown Aspen. The Little Nell project is in the downtown core of Aspen, two blocks from the Rubey Park Transit Center and well- served by the Aspen area's extensive transit system, and is within walking distance of both the Little Nell lift and Lift 1A. The winter figures were derived from several sources, including a 1984 winter survey conducted by TDA and data for other ski areas, adjusted to reflect Aspen's high use of air access (and low automobile use). Peak month winter occupancy of 90-95% was assumed. 2 Summer rates were adjusted upward to reflect a low portion of group bookings for the Little Nell project. The results also reflected a lower summer peak "'-.' season occupancy of 75~. Retail. In the winter, retail space customers will come from hotel residents and skiers on the site, additional customers within walking distance, and those already in downtown for other purposes. As a result, parking needs will have been largely accounted for by the primary uses. The small figure shown in Table 1 was based on standard retail rates adjusted for winter visitors low auto use (about 20~), multiple destinations in downtown, and an estimate that 80~ of customers would come from those persons already on the site. (This is equivalent to about 1/3 of site residents, skiers and other visitors also us i ng the reta il space.) The summer rate reflected that seasons higher auto use, different visitor behavior, and lower on-site population. As with the winter figure, the summer rate considered the portion that would walk from other destinations or lodging. Ski Accessory. This was identified as a ski locker facility accessory to Little Nell skiers and hotel guests, and generated no additional demand. Restaurant/Bar. The rate for both summer and winter assumed that more than half the customers were hotel guests and that two-thirds of the remaining would be from locations within walking distance. During the later evening, higher parking ~ rates are possible but, at that time, most of the ski areas employee parking '\:: spaces would be available. ----- 3 Hotel Employees. A maximum of 5 parking spaces will be provided on site for key employees or those for whom other arrangements would be an unusual ""-' hardship. Because Table 1 shows the parking demand for the peak periods of both summer and winter, during much of the year there will be additional parking available for employees on-site. During peak months, peak hour shuttle service will be provided to and from proposed employee housing at Hopkins/Garmisch. Ski Area Facilities. The employee count is an estimate of Little Nell base employment, and employees on the mountain (ine1uding restaurants) using Little Nell. The parking rates are based on only 40% driving at an average car occupancy of 1.5. (These assumptions were derived from an estimate of existing conditions.) The parking provided for ski area employees is higher than that for hotel employees because of the more critical nature of their jobs and the variability of their work hours. These work hours depend heavily on snow conditions. For example, the need for either snow-making or packing may require unusually early hours of arrival. Included in this count are vehicles owned by the Aspen Skiing Company which, because they are driven home by employees, are counted in the employee parking total. Existing Conditions The estimated parking demand of uses existing on- the site are summarized in Table 2 below. Table 2. Estimated Parking Demand of Existing Uses on Little Nell Site Land Use Reta i 1 Restaurant Ski Area Facil ities Size 9,376 SF (est) 4,000 SF (est) Dema nd Ra te Winter Summer .1/1000 SF .9/1000 SF 1/1000 SF 1/1000 SF Estimated Demand (spaces) Wi nter Summer 1 4 9 4 each 27 32 27 40 Source: TDA Inc. 4 The estimates were based on conditions comparable to those described under "Projected Demand". The actual demand for the Ski Area Facil ities parking in the summer is less than 27 (used by about 7 employees). Because these are not available to the public, it is as if there is a demand for all 27 spaces. Supply and Demand Compared The project will provide a total of 118 new spaces in the garage. It will remove about 14 existing spaces along the Durant frontage in the Winter. In the summer, the skier drop-off spaces (see the following section) will be available for parking, but 5 spaces will be removed along frontage at the hotel entrance. In addition, the project will remove approximately 27 spaces adjacent to the existing Maintenance Building. The proposed project will also remove about 20 existing off-street spaces now available in the summer to the existing Little Nell Building (in the winter, all but about 4 of these spaces are used for peak period drop-off or pick-up and cannot be counted as part of the existing parking supply, at least in peak periods). Table 3 compares the net changes in parking supply and demand for both winter and summer conditions. Table 3. Overall Changes Proposed Little Nell Project Existing Little Nell Building Existing Ski Area Facility (Maintenance Building) Durant On-Street Parking Net Change in Parking Supply Compared to Demand Wi nter Summer Supply Demand Supply Demand +118 +92 +118 +101 - 4 - 5 - 20 - 13 - 27 -27 - 27 - 14 - 5 + 73 +60 + 66 Source: TDA Inc. - 27 + 61 As this Table shows, the overall project adds the equivalent of about 13 spaces in the winter to the net supply on or adjacent to the site (the supply increased by 73 spaces, demand only by 60 spaces). This net increase in parking supply could be applied to the 46 additional space requirement that 5 was a condition of approval for the increase in Aspen Mountain capacity. The remaining 33 will have to be provided elsewhere. In the summer, the project '..,.-, is estimated to add a net of 5 spaces to the supply on or adjacent to the site, compared to existing conditions. In typical urban situations, the parking supply provides a small cushion of extra spaces to recognize the practical capacity of a facility. In this case, the projected numbers are for summer and winter peaks, which are relatively infrequent. Because, there will be lower demand for most of the year, no extra cushion is recommended. Parking management during the peaks can assure adequate supply. ''''--..' 6 SKIER DROP-OFF REQUIREMENTS 'L_ The project design includes provision for curb side drop-off of skiers at the Little Nell Base development. Supervised loading/unloading would be provided in both the morning and evening peak periods (approximately 8:30-10:30 a.m., 3:00-5:00 p.m.). Table 4 summarizes the space requirements for both hotel vans and private cars. "Existing" refers to needs for the present mountain capacity of 3000 skiers. "Future" assumes a similar level of supervision during peak periods with mountain capacity at 4300 skiers. "Future with Enhanced Management" assumes 4300 skier capacity and more aggressive supervision to limit the time duration of drop-off and pick-up and to utilize the available space. Table 4. Drop-off Space Requirements Existing Hotel Vans Autos Future Hotel Vans (Parking Positions) Future with Enhanced Management Autos Vans Autos A.M. Peak Period P.M. Peak Period 3 4 11 12 4 5 15 16 4 4 12 12 Source: TDA Inc. The following paragraphs discuss these projections in more detail. Existing Drop-off Requirements Existing requirements were calculated as a means of establishing and verifying an approach to future needs. The estimates for existing needs, shown in Table 4, were based on: o 3,365 skiers on Aspen Mountain (the average of the 10 peak days in 1984-85). o 72% of Aspen Mountain skiers using Little Nell with the other 28% at Lift lA (this also was the average for the 10 peak days in 1984-85). 7 o SOt of morning arrivals in the peak hour, 60t of evening departures in the peak hour. o 20t of skiers arriving by car. o Of the 80t of skiers arriving by other modes, 3/4 walk and 1/4 use transit, either hotel vans dropping-off on site or transit at Rubey Park. o Continuing management and supervision of load/unload operations during peak periods, with an average stop duration of 4-6 minutes in the morning and 6-8 minutes in the evening. o Average car occupancy of 2.8 persons. In support of this approach are the following: 1) The results are consistent with last season's experience, based on an interview with the on-site supervisor. 2) The results are consistent with last year's supply of spaces (about II auto spaces and 3 limo/van spaces). 3) The percentage of skiers walking to the Little Nell base development (60t) is consistent with both:, -Conservative estimates of the'number of skiers lodged within walking distance and of the proportion that would walk. -A 1980 survey of Snowmass lodge residents showing that 64t walked to Snowmass lifts (in addition, another 23t skied to the lift) (Reference 10). 8 .. 4) The average duration of stops (4-6 minutes in the morning and 6-8 minutes in the evening) are conservative compared to curb load/unload design standards for airports of 3-4 minutes. 5) Average car occupancy figures from several winter resort locations. Future Drop-off Requirements Future requirements were based on the approach described for existing conditions, with the following changes: o 4,300 skiers on Aspen Mountain during peak days (note that mountain operational plans will not provide for an increment above capacity, as has been the case with 3,000 mountain capacity). o 75% of Aspen Mountain skiers use Little Nell. Future Drop-off Requirements with Enhanced Management Future requirements were reduced to reflect a more aggressive supervision of drop-off and pick-up operations to achieve: o In the morning, a reduction in average duration of stop for private cars from 6 minutes down to 5 minutes. o In the evening, a reduction in average duration of stop for private cars from 8 minutes down to 6 minutes. In all cases, more supervision will be required in the evening peak period than in the morning. This is also consistent with experience during the 1984-85 season. .. 9 ,~,.. TRAFFIC VOLUMES AND OPERATIONS Central Aspen streets are configured in a grid pattern. Street right-of-way is typically 74 to 78 feet and curb-to-curb width about 50 feet. Along most streets, short-term parallel parking is permitted. Angle parking is permitted in the core area and at several isolated locations on the fringe of the downtown retail/restaurant area. These two-lane streets generally do not have center line or left turn pavement markings. Main Street (State Highway 82) is a four-lane road with separate painted left turn lanes. As shown in Figure 1, intersections with Aspen, Monarch, and Mill Streets are signalized. Other Main Street intersections are two-way stop sign controlled, with Main Street granted the right-of-way. Average daily traffic volumes range from 5,000 vehicles per day on Durant Street to 3,500 vehicles per day on Aspen, Monarch, and Mill Streets. Representative volume counts were not available for Hunter or Spring Streets, nor were turning movement counts. Recreation areas experience wide variation in traffic volumes with summer months typically somewhat higher than annual average daily volumes. Durant, along the frontage of the Little Nell site, has a curb-to-curb width of 54 feet with angle parking along the south side and parallel parking on the north side. This leaves an effective street width of about 26 feet, which is adequate for a two-lane, two-way street and ample for the current volumes of about 5,000 vehicles per day (and about 500 vehicles both ways in peak hours) . From hourly counts taken in August 1978 by the City, the peak hour along Durant Street is 6:00-7:00 p.m., when 9.5 percent of the daily count was recorded. During ski season, the peak hour would likely be 4:00-5:00 p.m. At this time skier's traffic into and out of the area would be greatest. The peak hour represents approximately 30 percent of project's generated average daily winter traffic volumes and 15 percent of the summer volumes. 10 3AL~~S~fEB I I~l 1[1 ~~PARKING ~ :] I I I I I hd I~crilj ~ 1700 I I loowl []IJ~I i~CJ..:::P.1 I 0 I I I ~ MAIN STREET * * ~ (4Iana) \: I I I "I 100 E Igl 200 19( JOO i~i'oo I~ !>DO l...l 600 I ~ I I I IAg~:EI:I;=]:=1 I=DIJ~ I~I I I I [ I:nrl ~I I Of! I II~ I~I le~ I~E:I II r-I 111 \lii.=::JJ:1 I !CF;C ~~ ~ ~~ ~ ~ HYMAN ....VENUE C) ~ L-J~ L-J I~:=:J CIJ I~=:=J&: I I~ II a: I~-----' I I Ig;---,s[ I v---:'c ~ w AvE :iJ Cj L-J ~~ I l I I [ ~ II II ~~ 1...1 1...1 I [ "~~ r------: ~5300 I . "l I [ DEAN 0 I I J JUAN 5T LA_ 5 I"'. ~ iL l~ l~ .1 21 1;1 ~I - --... ::JI o =.151 :::J~ I ~ ~ w Z w ... r: ::i N ~ Aspen . \ \r \5 \; \ \ I '/4 Mile * Exlatlng Signal .... Stop Bar Figure 1. Central Aspen Average Dally Traffic and Traffic Controls Source: City 01 Asp.n Englnaa'ing Dapt. oounts and aatlmat.a I I IJ[Q)#J ~ """~'- Site Generated Traffic Estimated winter and summer traffic generated by the Little Nell project is shown in Table 5. (A vehicle trip end represents either the beginning or end of a trip, each trip has 2 trip-ends). Table 5. Estimated Daily Traffic Generation for the little Nell Project Vehicle Trip Ends Winter Summer Visitation Purpose Daily Peak Hour Daily Peak Hour Hote 1 Guest 106 32 255 20 Retail 143 19 285 37 Restaurant/Bar 18 2 35 5 Hotel Employees (96) 132 24 110 20 Ski Area Administration and Operations 108 20 28 5 Total 507 97 713 87 Percent of Daily 19% 12% Source: TDA Inc. Daily trip generation is higher in the summer because of the higher rate of auto use, even with somewhat lower occupancy rates. Peak hour traffic, however, is lower in the summer, because summer traffic is more uniformly distributed throughout the day than is winter traffic. Generally, these rates were derived from previous studies of Aspen and Snowmass trip rates, national sources, and adjusted to the particular circumstances of downtown Aspen. Specific considerations were: 12 -- Hotel. For the winter, daily trip generation was based on the assumption that of the maximum number of guest cars using the parking garage, 25 percent would not make any auto trips, 50 percent would make 2 auto trip ends and 25 percent would make 4 auto trip ends on any given day. This is consistent with previous person trip rates and mode of travel for the Aspen area. Based on higher auto usage in the summer, rates were doubled and adjusted for lower hotel occupancy. Retail. Based on Institute of Transportation Engineers (ITE) rates adjusted for Aspen modes of travel (winter 20% auto, summer 40% auto) and downtown walking opportunities. Restaurant/Bar. Based on Institute of Transportation Engineers (ITE) rates adjusted for Aspen modes of travel (winter 20% auto, summer 40% auto) and downtown walking opportunities. Hotel Employees. are dropped off, per day. Summer employees. Peak winter season employment of 96, 40% of whom drive or with the resulting vehicles generating 3.5 vehicle trip ends rates were based on similar calculations but for only 80 Ski Area Administration and Operations. Based on 4 vehicle trip ends per day for the related vehicles: Winter: Summer: 27 vehicles in use 7 vehicles in use The trips shown in Table 5 are not all new trips. They will replace trips that are currently generated by uses on the site. Table 6 shows the net increase after deducting the trips associated with current uses which will be removed from the site. 13 Table 6. Net Traffic Change - Little Nell Project (vehicle trip-ends) Wi nter Summer '-- Proposed Little Nell Project Existing Retail (9376 SF) Existing Restaurant (4000 SF) Existing Ski Area Facilities Net Change Da il y +444 - 65 - 23 -108 +248 Sou rce: TDA Peak Hour +90 - 8 - 3 -20 +59 Inc. Da il y +621 -163 - 56 - 28 +374 Peak Hour +75 -21 - 7 - 5 +42 The figures shown for existing uses were based on the same assumptions described previously for the Little Nell project's traffic generation. The "Existing Ski Area Facilities" figures are based on the same employment and service vehicle count used for future conditions. Note that added traffic related to mountain capacity increase (approximately 300 vehicle trips-ends per day) are not shown because that capacity increase is not a part of this proposed project. Effect on Roadway Operations During winter p.m. peak hours, heavy pedestrian traffic and icy road conditions may reduce roadway vehicular capacity, Under ideal conditions, Durant, for example, would have a capacity of about 900 vehicles per hour per lane (based on stop sign control). Under winter conditions, through capacity may be reduced to as little as 400 vehicles per hour per approach lane. Even under these conditions, the effect of the Little Nell project's net added traffic will be small. Using the p.m. peak hour figure (Table 6) of 59 added trip ends, and assuming inbound and outbound are approximately equal, there would be 29 trips in and 30 trips out. If then as much as 75% of the outbound trips were headed west, the project would add about 23 vehicles (75% of the 30 outbound vehicles) to the westbound lane of Durant. This would be added to roughly 270 existing peak hour westbound trips (based on previous City of Aspen counts). The total of 293 would still be well below the conservative winter lane capacity of 400 vehicles. 14 - '""...., The actual distribution of project-generated trips will be more complex, but the numbers are too small to justify a more detailed analysis. At most, the project would add volumes equivalent to 5% of lane capacity at the site. At locations more distant from the site, added volumes will be an even smaller portion as traffic disperses over the grid street network. Detailed project design will provide for adequate queuing space and sight distances at project entrances. The amount of traffic added by the project will have a small effect on operations and will not impose near-capacity conditions at any location. Traffic volumes, including project traffic, indicate only average delays (Level of Service "C") or better during winter driving conditions. During the summer months, the added peak hour volume from the hotel is lower than the winter and intersection capacity is considerably higher due to dry pavement conditions and reduced pedestrian activity. Pedestrian Traffic The projected peak population on the site will total approximately 2,300 persons (hotel guests, employees, visitors and skiers). The existing population is estimated at approximately 1,600 persons, resulting in a net increase of 700 persons. The bulk of this increase (about 450) is the result of Mountain capacity increase; the balance (about 250) is related to the Little Nell project. Approximately 70% of these persons would make a pedestrian trip during the p.m. peak hour, resulting in a net increase of about 200 pedestrians (roughly 70% of 250+) leaving or arriving at the site during the peak hour. Based on a "worst-case" assumption that all of this pedestrian traffic would cross Durant during the peak hour, Table 7 estimates crossings for each of 3 intersections in the vicinity of the site. 15 '........'; Table 7. Estimated Pedestrian Traffic Increase Crossing Durant Crossing Durant at: Percent Number Ga 1 ena 40% 80 Hunter 40% 80 Spri ng 20% 40 Total 100% 200 Source: TDA Inc. Assuming a uniform flow through the hour, this would result in an increase of slightly more than 1 pedestrian per minute at Galena and Hunter, and less than 1 per minute at Spring. Durant has approximately one-third of the traffic volumes found on downtown streets in most small to medium-sized cities. The average daily traffic volumes on Durant (about 5,000 vehicles per day) and the roadway width (54 ft.) present average conditions of the central areas of most towns. The addition of slightly more than 1 pedestrian per minute at intersections does not indicate the potential for significant increases in pedestrian/vehicular conflict. 15 REFERENCE LIST 1. Memorandum on Aspen Mountain Ski Area Master Plan, Chuck Roth (Engineering Department) to Glen Horn (Planning Office), February II, 1985. 2. "Resolution of the Aspen Planning and Zoning Commission Recommending Conceptual Approval of the Little Nell Base Development", Resolution 85-18, September 3, 1985. 3. Data on skier access at Lifts lA and 4 for the 10 busiest days, 1984-85, Aspen Skiing Company. 4. Memorandum to the Aspen City Council from Alan Richman, Planning and Development Director, on "Conceptual SPA Submission - Little Nell Base Development", September 17, 1985. 5. "Conditions of the Aspen Planning and Zoning Commission with Respect to the Aspen Mountain Master Plan", Exhibit A to Resolution 85-11, date unknown. 6. Aspen Mountain Master Plan.... 7. Fact sheets on Little Nell Base Area and Hotel Development, Hagman-Yaw Architects, Ltd., September 18, 1985, revised November 19, 1985. 8. Aspen/Pitkin County Transit Development Program, PBQ&D, November 1979. 9. "Snowmass Transportation Center Study", Technical Memorandum #1, TDA Inc.. April 13, 1984. 10. Town of Snowmass Village Transportation Study, Phase II. Data Report, PBQ&D, July. 1980. 17 r '-- " "- "- Appendix 4 -_.~. November 22, 1985 Mr. Alan Richman, Planning Director Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Aspen Skiing Company/Little Nell's Hotel City of Aspen, Pitkin County, Colorado/ Application for Conditional Use Approval for Hotel in CC Zone Dear Alan: Please consider this letter an application for conditional use approval for the above-referenced property to be used as a hotel. We represent the Aspen Skiing Company, the owner of the above-described property. We request approval from the Planning and Zoning Commission for use of the property as a hotel pursuant to S24-3.2 of the Code which identifies "Hotel" as a conditional use in the CC zone. - 1 - The above-referenced property is located at the base of Aspen Mountain south of Durant Street in between Spring Street and vacated Hunter Street. Short-term residential-lodging uses such as the Aspen Alps, the Aspen Square, North of Nell and the Woodstone surround the property. The other uses around the property are commerical. As you are aware, the Little Nell project is a combined hotel-conunerical use (with additional recreational and administrative accessory uses). This mixed use is especially correct and appropriate for this neighborhood. The property has been historically used as a conunerical area. This application complies with the requirements set forth in S24-3.3(b) of the Code in that: (I) the proposed use otherwise complies with all requirements imposed by the zoning Code; (2) the proposed use is consistent with the objectives and purposes of the zoning Code and the applicable zoning district; and, (3) the proposed use is compatible with surrounding land uses and uses in the area. Pursuant to the requirements of S2-22(c) (I) of the Code, we request that you schedule this item for public hearing in - l.l - ~ front of the Planning and Zoning Commission. We will arrange for public notice to be posted on the premises, and you will arrange for written notice to be delivered to owners of property within 300 feet of the property. Enclosed is a copy of the report prepared [by Pitkin County Title, Inc.] listing the names of owners of property within 300 feet of the property. A sketch plan of the hotel project for the property has been submitted in our GMP and SPA application. Based on the foregoing; we request that you recommend to the Planning and Zoning Commission that this application for conditional use of the property as a hotel be approved. Thank you for your attention to this matter. Sincerely, LAW OFFICES OF GIDEON I. KAUFMAN,' a Professional Corporation By GK/bw Enclosure - 1.2 - LAW OFFICES GIDEON L KAUFMAN GIDEON I. KAUFMAN DAVID G. EISENSTEIN A PROFESSIONAL CORPORATION BOX 10001 3t!5 EAST HYMAN AVENUE. SUITE 30S ASPEN, COLORADO 81611 November 25, 1985 TELEPHONE AREA CODE 303 D25-8166 ..,-- Mr. Alan Richman, Director Aspen/Pitkin County Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: APPLICATION UNDER 524-6.2 -- 8040 GREEN LINE REVIEW FOR A SPECIAL DEVELOPMENT PERMIT FOR CERTAIN DEVELOPMENT ABOVE THE 8040 GREEN LINE WITHIN THE CITY OF ASPEN AND WITHIN 50 YARDS BELOW THE 8040 GREEN LINE Dear Alan: The Aspen Skiing Company hereby applies for approval from the Aspen Planning and Zoning Commission for construction of lift towers and certain grading and excavation to be done above the 8040 Green Line within the City of Aspen and within 50 yards below the 8040 Green Line as is specified on the site plan submitted herewith and incorporated herein by this reference. It is the position of the Aspen Skiing Company that 8040 Green Line review is not intended to regulate the installation or construction of lift towers or certain limited grading and excavating associated therewith, nonetheless, the proposal by the applicant complies with all of the criteria and concerns of 8040 Green Line review. 524-6.2(a) Intention. An examination of the "intention" set forth in 524-6.2(a) reveals that the development proposed by the Aspen Skiing Company above the 8040 Green Line within the City of Aspen, and 50 yards below the 8040 Green Line is not the type of development sought to be regulated by 524-6.2. If we examine the statement of intention set forth in 524-6.2(a) line by line, this becomes obvious: "... to aid in the transition of development from urban uses to the adjacent agricultural and forestry uses;" The use proposed by the Aspen Skiing Company is not an urban use, but rather is a use totally compatible with agricultural and forestry uses i.e., a ski area. The only development within 50 yards of the 8040 Green Line and above the 8040 Green Line is two lift towers and grading and excavation necessary to create a 25% slope to assure the proper functioning of the upgraded lift. ,"""" '..... Mr. Alan Richman November 25, 1985 Page 2 II to insure that all development is compatible with the prevailing slopes." The prevailing slope is a ski area. Putting in lift towers and grading and excavation to assure the proper function of the lift is compatible. "... to provide for the least disturbance to the terrain and other natural features of the area;" The lift towers and the excavating and grading will not unduly disturb the terrain and other natural land features of the area. Careful studies have been made to assure that the grading and excavation will be done to minimize disturbance to the terrain and the natural features. The location and erection of lift towers has been very carefully engineered, subject to very high standards, so that there is minimal impact on the terrain and the towers are constructed in the safest, least obtrusive manner. II to guarantee avilability of utilities and adequate access; II This does not apply to the type of development proposed by the Aspen Skiing Company which is a further indication that 8040 Green Line Review is not intended to regulate the development proposed by the Aspen Skiing Company. Obviously, there will be utilities to run the lifts and adequate access to service the lifts. "... to reduce the impact of development on surface runoff, the natural watershed and air pollution; II Detailed drainage studies have been submitted concurrent with applicant's other applications for the Little Nell project to indicate that all impacts on surface runoff, and the natural watershed have been completely mitigated. The proposed development will have no impact on air pollution. II to avoid losses due to avalanches, unstable slopes, rockfall and mudslides; II Geological studies indicate that there are no geologic hazards in the area of the excavation and grading. As was stated above, lift towers must be very carefully engineered and there will be no loss due to avalanche, unstable slopes, rockfall and mudslides. --- ". .. and to enhance natural mount'ain setting. II ~- Mr. Alan Richman November 25, 1985 Page 3 As part and parcel of the "natural mountain setting" there are lift towers serving Aspen Mountain. The new lifts proposed by the Aspen Skiing Company are to improve the lift service on Aspen Mountain, and will serve to enhance the natural mountain setting. The grading and excavation will not disturb the natural mountain setting, as all disturbed areas will be promptly revegetated. S24-6.2 (b) specifies the review criteria that the Planning and Zoning Commission shall consider in reviewing a development plan under 8040 Green Line Review. Again, by examining this criteria, it seems the type of development proposed by the Aspen Skiing Company above the 8040 Green Line and within 50 yards below the 8040 Green Line is not the type intended to be regulated by S24-6.2. (I) Sufficient water pressure and other utilities. Not applicable, except that there obviously will be enough electricity to run the lift. (2) Adequate roads to insure fire protection, snow removal and road maintenance. Not applicable. We do not think snow removal is a concern on a ski mountain; also fire protection and road maintenance are not applicable to putting in lift towers. (3) Suitability of site for development. As stated previously, thorough geologic studies have been made and the location and construction of the lift towers has been very carefully engineered to address and resolve any problems with slope, ground instability and possibility of mudflow, rockfall and avalanche dangers. None of these potential problems affect the development proposed by the Aspen Skiing Company. (4) Effects of the development on the natural watershed, runoff, drainage, soil erosion and consequent effects on water pollution. The geologic and drainage studies indicate the proposed development will not adversely affect these areas of concern. (5) Effects on air quality. The proposed development will have no effect on air quality in the area and citywide. '^ (6) Design and location of any proposed structure, roads, driveways or trails and are compatible with the terrain. The design and location of lift towers are compatible with the terrain and have been very carefully engineered. The grading and excavation is also compatible with the terrain. """..- Mr. Alan Richman November 25, 1985 Page 4 (7) Proposed grading. As the geologic studies and drainage studies indicate, the proposed grading and excavation will result in the least disturbance to the terrain, vegetation and natural land features. The grading is necessary so that the new lift will function property. (8) Placement and clusterinq of structures. Not applicable. The only structures are the lift towers, and there are no new roads, cutting and grading involved in their construction. The open space will not be affected and the mountain will be preserved as a scenic resource. (9) Reduction of building height and bulk. Not applicable as there is no building height and bulk associated with lift towers. The lift towers will not adversely affect the open character of the mountain. Very truly yours, LAW OFFICES OF GIDEON I. KAUFMAN, a Professional Corporation By GK/bw green line review/DOC3 ,<- ~~'..... Mountain View Plane Review The Little Nell Hotel and Base Development site lies within the projection of the following mountain view planes: 1. Wagner Park 2. Cooper Avenue 3. Court House U 4. Court House #2 5. Wheeler Opera. House 6. Main Street The limiting elevations have been calculated for the various view planes at critical locations on the hotel site. These calculations show that none of the view planes except the Wheeler Opera House present any limitations to the height of the development, and it will be shown that the Wheeler Opera House view plane does not present any practical or reasonable limitation. In the case of the Court House #l, Court House #2, and Main Street view planes, the initial point of intersection between the view plane and the site is the northwest property corner at Hunter and Durant. The respective elevations of these view planes at this point are 8,013, 8,026, and 8,053, all of which exceed the maximun building elevation of 7,980.5. '- In the. case of the Wagner Park view plane, the initial point of intersection is on the westerly property line approximately 60 feet south of Durant Avenue. The limiting elevation of the view plane at this point is 7,986 which exceeds the maximum building elevation. For the Cooper Avenue view plane the critical location is the north-south ridge line of the west hotel wing approximately lID feet south of Durant. At this point the view plane elevation is 7,981 and the ridge elevation is 7,965.67. The view plane does not project over the highest portion of the hotel. The Wheeler Opera House view plane intersects the hotel at both the southeast and west wings and would impose height reductions of approximately 21 feet and 8 feet for the southeast and west wings respectively if no variations in the view plane height were granted. . The intent of the mountain view plane is to preserve the view of Aspen Mountain for pedestrians on the Hyman Avenue side of the Wheeler Opera House. As illustrated by the enclosed photo taken at eye level from the top of the stairs outside Bentley's, the present view is limited by the second story of the Aspen Sports building in the foreground. The base of Tower No. 4 (shown in photo) is at an elevation of 8,090, more than 100 feet above the maximum hotel elevation. The roof line of the Aspen Alps 700 \,,- Building is barely visible. The Aspen Alps 800 Building which is behind the southeast hotel wing at an elevation above the hotel cannot be seen. These observations demonstrate that the hotel will not be visible from the Hyman Avenue sidewalk in front of the Wheeler Opera House, and will, therefore, not diminish the existing view of Aspen Mountain. Based on these facts a variance in the view plane height limitation should be granted. \~ t , ~ ' \ I' , . t ,\ ~I/) >- Q) ;:: c Q) m o .... c .- I/) Q. Q) .... I/) - o Q. o .... E o ... - ~ Q) :> LAW OFFICES GIDEON I. KAUFMAN GIDEON I. KAUFMAN DAVID G. EISENSTEIN A PROFESSIONAL CORPORATION BOX 10001 315 EAST HYMAN AVENUE, SUITE 305 ASPEN, COLORADO BU'l1 December I, 1985 TELEPHONE AREA CODE 303 925-SltU5 "'......... Hr. Jay Hammond City of Aspen Engineering Department 130 South Galena Street Aspen, Colorado 81611 Re: Application for Encroachment for Aspen Skiing Company Little Nell Base Area Redevelopment Dear Jay: We represent the Aspen Skiing Company which is seeking an encrochment license to encroach upon that certain property in the City of Aspen known as "Dean Street" from the area where Dean Street intersects Galena Street east along Dean Street to the end of Dean Street. Therefore, please consider this letter an application under Ordinance No. 41, Series of 1985, amending Section 19-5 of the Hunicipal Code, and pursuant to "Procedure for Granting Encroachment Into or Vacation of Right-of-Way", City of Aspen Engineering Department, July 22, 1985. I. SUBHITTAL REQUIREMENTS: A. Letter of Application. i) The name and address of the applicant is: The Aspen Skiing Company, P.O. Box 1248, Aspen, Colorado 81612. ii) The following are the names and addresses of the property owners abutting on to the area of the encroachment. (I) North of Nell Condominium Association c/o Charlie Hopton 555 East Durant Aspen, Colorado 81611 (2) The Tipple Lodge Condominiums c/o Lee Hiller 747 S. Galena Street Aspen, Colorado 81611 .. (3) The Tippler-Copper Kettle The Kettle Corporation P.O. Box 8080 Aspen, Colorado 81612 .,'>c"'" Mr. Jay Hammond December I, 1985 Page 2 Tipple Inn Corporation P.O. Box 147 Aspen, Colorado 81612 iii) Applicant requests an encroachment for creating a pedestrian access area and vehicular drop-off area for access to Aspen Mountain. Applicant plans to repave Dean Street and install benches, decorative paving, pedestrian scale lighting, landscaping ... in the area of the encroachment to create an attractive, safe pedestrian access along Dean Street to Aspen Mountain. This portion of Dean Street has typically been used as pedestrian access to the mountain, and also as skier drop-off and truck loading and unloading area which has created unsafe and unattractive alleyway conditions. Dean Street is presently encroached upon, in part, by the Tippler - Copper Kettle complex, although we are not aware of any encroachment license being granted to that building. It is also believed that parking for the Tipple Condominiums may encroach onto the Dean Street right-of-way. Enclosed are ten copies of site plan which indicates schematically the improvements applicant intends to make in the area of the encroachment. B. Site Survey. Enclosed please find ten copies of survey prepared in accordance with the requirements of the July 22, 1985 Engineering Department procedures. C. Site Survey Reduction. Also enclosed please find ten copies of reduction of site survey. D. Processinq Fee. Included with GMP and SPA Precise Plan Applications. E. Approval From Other Boards: This Application is made in conjunction with Application for GMP and SPA Precise Plan approval, which require the review of the Planning and Zoning Commission. "";~. Mr. Jay Hammond December I, 1985 Page 3 II. REVIEW CRITERIA: A. Circulation. The proposed encroachment does not cause any problem with regard to accessing property in the area. The request is designed to improve area circulation, and does not prevent surface vehicles or utility companies from accessing facilities or other structures. As is indicated above, Dean Street is already utilized as pedestrian access and a drop-off point. It will continue to be utilized as such, but in a much more attractive and safe fashion. B. Streets Maintenance. The proposed encroachment does not create any problem for street maintenance or snow removal operations. C. Utili ties. The proposed encroachment does not interfere with existing or future utility needs for the area. D. Enforcement. The proposed encroachment does not create or compound any existing problem for traffic control, city police or fire department personnel. The proposed improvements will allow for better enforcement of parking regulations as vehicles will not be able to stop in or block the Dean Street area. E. Expansion. The proposed encroachment does not provide an opportunity for expanding the floor area of structures. The expansion does not require growth management approval. F. Income Space. The area of the encroachment is not intended for commercial or other income producing space, except there will be ticket booths (kiosks). These could conceivably be considered as "commerical or other income producing space", but we do not believe this is the type of space that the Engineering Department procedures and Ordinance No. 41, Series of 1985, were concerned about. G. Adopted Plans. There is a plan, formulated in conjunction with the Mr. Jay Hammond December I, 1985 Page 4 Aspen Mountain Lodge approvals, for a Dean Street trail on or about the area of the encroachment. As the encroachment is to be utilized for pedestrian access and to be conducive for pedestrian travel, this does not adversely affect the adopted plan, but rather benefits the plan. H. Benefit. The encroachment is beneficial to the City of Aspen and the public in general as it creates a more attractive, safe access over the Dean Street right-of-way to Aspen Mountain, and creates an area for safe skier drop-off at the intersection of Galena and Dean Streets. The encroachment creates a valuable amenity for the City and the public as it will beautify the entrance way to Aspen Mountain. i) The granting of this encroachment acknowledges an existing condition because Dean Street has always been used as a pedestrian access and drop-off for Aspen Mountain. This is a natural locale for a mall-like access point to the mountain, and is in keeping with the traditional use of thea area. ii) This encroachment may be considered a valuable public amenity for it beautifies open space and creates safe, attractive access to Aspen Mountain. iii) The proposed use of the encroachment area will not interfere with any use by the City of the area for roadway, utility or any other purposes. iv) No utilities or governmental agencies anticipate any reasonable future need for this area of Dean Street. After you have reviewed the enclosed, please contact us with any questions or comments you might have. Thank you for your attention to this matter. Sincerely, LAW a P GIDEON I. KAUFMAN, Corporation By ~ GK/bw Enclosures cc: Peter Forsch cc: Bill Kane encroachment app/DOC6 " " '-- ,- l_ Appendix 5 LITTLE NELL BASE DEVELOPMENT ASPEN SKIING COMPANY STORM WATER DRAINAGE REPORT PREPARED BY REA, CASSENS AND ASSOCIATES, INC. CONSULTING ENGINEERS 4388 SOUTH WINDERMERE STREET ENGLEWOOD, COLORADO 80110 789-4428 201 N. r~ILL ST. SUITE 201 JEROME PROFFESIONAL BUILDING ASPEN, COLORADO 91611 925-2799 NOVEMBER, 1985 .. ~ LITTLE NELL BASE DEVELOPMENT ASPEN SKIING COMPANY * * * * * * * * * * * STORM WATER DRAINAGE REPORT * * * * * * * * * * * TABLE OF CONTENTS * * * * * * * * * * * I. - INTRODUCTION II. - PROJECT DESCRIPTIONS AND HISTORICAL FLOWS III. - DRAINAGE CRITERIA AND DESIGN IV. - EXISTING STORM SEWER SYSTEM V. - RECOMMENDATIONS VI. - BASIN DESCRIPTIONS AND CALCULATIONS APPENDIX A - TABLES APPENDIX B - DRAWINGS 1. INTRODUCTION The purpose of this report is to address storm water runoff for the Little Nell Base Development. Specific issues of collection, detention and transmission will be evaluted for storms with return periods of 5 and 100 years. The Little Nell Base Development and the surrounding area fall into Basins 1A and 3A as defined in the "Urban Runoff Management Plan" prepared by Wright-McLaughlin Engineers for the City of Aspen and dated August, 1973. The term storm sewer system, as utilized in this report, refers to a system that includes inlets, culverts, manholes and detention ponds which are designed to collect and convey storm runoff from the initial storm to a point of discharge into a major drainage outfall. Storm sewers are a portion of the initial drainage system which includes street gutters, roadside ditches, culverts, small open channels, detention ponds and any other feature designed to handle runoff from the initial storm. The existing storm sewers downstream of the areas studied in this report have been investigated as to the effect the anticipated runoff from this area will have on the remaining capacity in the system and the system's ability to handle any additional storm flows produced by the development of these areas. This report has been prepared to calculate the 5 and 100-year peak rate of runoff for Historic and Developed conditions. Developed peak rates of runoff will be retained in detention areas located within the boundaries of the area studied. The time of detention of stormwater from the 100-year Developed flows has been set at 10 minutes with a release at the 100-year Historic rate. The detention volume has been increased by a factor of 50% to provide the detention volume required for the mud-flood, which has a 25 year return period as discussed elsewhere within this report. "......" - 1 - The overall design frequency of 5-years, as also recommended in the ..".~,- "Urban Runoff Management Plan, has been used for the design and evaluation of the existing and proposed drainage facilities affected by the development of the areas involved. ,'...." - 2 - II. PROJECT DESCRIPTIDN AND HISTORICAL FLOWS """,J The scope of the Little Nell Base Development is twofold. First, a 96 room resort Hotel is to be constructed at the corner of Durant Ave. and Spring. St. The second objective is the regrading of approximately 1500 ft. of the lower portion of the Little Nell Ski Slope. It is the regrading of Little Nell that will have the greatest affect on the storm water drainage of the area. The area of the Little Nell Development falls into Basins 1A and 3A as described in the "Urban Runoff Management Plan". Historically, the primary drainage way for these basins is Spar Gulch, which flows to the east of the project site. The Little Nell Base Development will have no affect on this drainage way and therefore the flows of Spar Gulch and their affect will not be addressed in this study. Vallejo Gulch is a secondary drainage way on this portion of the mountain. Due to limited topographical information the direction of flow of Vallejo Gulch remains undetermined. For the purpose of this study, it will be assumed that Vallejo Gulch flows down the Little Nell Ski Slope beginning near the area at the base of chair lift No.5 (existing). This assumption provides a worst case scenario for the project site. Further investigation may reveal flow from Vallejo Gulch other than the worst case, thus requiring a revised scenario. The combined stormwater runoff from Vallejo Gulch and the Little Nell Ski Slope have historically taken a drainage route which follows the eastern edge of the Ski Slope and discharges runoff in an area now occupied by the Aspen Alps Condominium Complex. From this point, the runoff enters the 36" Original St. storm sewer via ditch and overland flow paths. The regrading of the ski slope will direct a majority of this runoff to the Hotel base area and eventually to the Spring Street storm sewer. Evaluation of the existing system shows that the Spring Street storm sewer has adequate capacity for this additional flow up to the intersection of Spring St. and Main St. From Main St. north, the Spring Storm Sewer is undersized for a 5 year historic storm by approximately 20 CFS. See Section V for recommedations concerning detention of storm water at the base area. - 3 - II 1. DRAINAGE CRITERIA AND DESIGN The drainage calculations were made using the drainage criteria as defined by the URBAN STORM DRAINAGE CRITERIA MANUAL, prepared for the DENVER REGIONAL COUNCIL OF GOVERNMENTS. Hydrological analyses were made for the 5 and 100-year frequencies of occurrence of runoff. The runoff was analyzed in sub-basins, off-site basins and on-site basins all under 60 acres, using the RATIONAL METHOD to calculate runoff quantities at the desired locations The TIME-INTENSITY-FREQUENCY curves were developed by Rea, Cassens and Associates in 1984 using information provided by the Colorado Climate Center at Colorado State University. The minimum length of storm is 5 min. The following is a tabulation of the runoff coefficients used for this study. 5-YR 100- YR 1. Mountain Land 0.10 0.40 2. Future Development 0.47 0.65 3. Hotel Complex 0.87 0.89 4. Streets 0.88 0.93 5. Existing Developed 0.87 0.89 6. Condominium Complex 0.65 0.80 7. Existing Commercial 0.30 0.40 The URBAN STORM DRAINAGE CRITERIA MANUAL recommends the i ni ti a 1 drainage design storm to be the 2-year storm for residential areas and the 5-year storm for commercial areas. We have opted to use the 5 year storm for analysis of the existing storm sewer system. ".,.-- - 4 - IV. THE EXISTING STORM SEWER SYSTEM The term storm sewer system, as utilized in this study, refers to a system that includes inlets, conduits, manholes and detention ponds and areas which are designed to collect and convey storm runoff from the initial storm to a point of discharge into a major drainage outfall. Storm sewers are a portion of the initial drainage system which includes street gutters, roadside drainage ditches, culverts, storm sewers, small open channels, detention ponds and any other feature designed to handle runoff from the initial storm. It is the initial drainage system and the major drainage system, both proposed and existing, which make up the storm runoff drainage system described in this study. The overall design frequency of 5-years, as recommended in the City of Aspen, URBAN RUNOFF MANAGEMENT PLAN, has been set for the des i gn and evaluation of the existing and proposed conduits and inlets affected by the proposed projects. The detention areas have been sized to hold the difference between the 100-year Developed runoff and the 100-year historic runoff, with a discharge equal to the flows from the 100-year historic storm. Time of detention of storm runoff pri or to di scharge, has been set at 10 mi nutes. The URBAN RUNOFF MANAGEMENT PLAN used this time period for the minimum length of duration of the storms and for the design of the proposed storm drainage facilities throughout the City of Aspen. TYPES OF EXISTING INLETS AND THEIR CHARACTERISTICS A storm water inlet is an opening into a storm sewer system for the entrance of surface runoff. There are three categories of inlets in the existing storm system affected by the proposed project: 1. Curb opening Type "R" with grate. 2. Valley gutter Type 13 with curb opening. 3. Sump grated inlets. - 5 - A curb opening inlet is a vertical opening in a curb through which the gutter flow passes. The gutter may be undepressed or depressed in the area of the curb opening. As with all types of openings, a curb opening inlet may be either on a continuous grade or in a sump condition. For the investigation of the existing storm sewer system, we have assumed that the majority of these inlets are in a sump condition. A valley gutter inlet is a inlet with a curb opening located in the gutter and has one or more grates through which the water flows. As with other types of inlets, grated inlets may be either depressed or undepressed and may be located either on a continuous grade or in a sump. For the investigation of the existing storm sewer system, we have assumed that the majority of these inlets are in a sump condition. ...."..,." Allowable Inlet Capaci~ies: The following reduction factors have been applied to the theoretical calculated capacity of the inlets based on their type and function. The reduction factors compensate for effects which decrease the capacity of the inlet such as debris plugging, pavement overlaying and variations in investigation assumptions. CAPACITIES OF THE TYPES OF EXISTING INLETS Theoretical Reduced TYPE OF INLET Condition Capacity Capac ity (CFS) (CFS) 5 Ft. Type R Curb Continuous opening Grade 4.3 3.4 Valley gutter with Continuous curb opening Grade 3.0 1.8 - 6 - ORIGINAL STREET EXISTING STORM SEWER CAPACITIES INVESTIGATION OF THE EXISTING STORM SEWER SYSTEM FOR PRESENT STORM WATER FLOWS AND ADDITIONAL STORM WATER CAPACITY DURING A 5-YEAR RECURRING STORM ------------------------------------------------------------------------------------- DESIGN PIPE SLOPE PIPE EXISTING AVAILABLE LOCATION POINT SIZE % CAP AC!TY FLOW CAP AC!TY OF ( in) (CFS) (CFS) (CFS) DESIGN POINT ------------------------------------------------------------------------------------- 1 36 1.82 74 56.11 17.9 Inlet at N.W. corner of Glory Hole Park 2 36 1.92 78 61. 96 16.0 Inlet at Durant and Original 3 36 2.57 88 66.66 21.3 Inlet at Cooper and Original 4 36 2.81 92 68.98 23.0 Inlet at Hyman and Original 5 36 NA 74.17 M.H. at Hopkins and Original I 36 2.2 85 105.06 -20.1 * M.H. at Ma in and Spring * Storm Sewer is currently undersized at this point to accomodate a 5-year Historic Storm. - 7 - SPRING STREET EXISTING STORM SEWER CAPACITIES INVESTIGATION OF THE EXISTING STORM SEWER SYSTEM FOR PRESENT STORM WATER FLOWS AND ADDITIONAL STORM WATER CAPACITY DURING A 5-YEAR RECURRING STORM ------------------------------------------------------------------------------------- DESIGN PIPE SLOPE PIPE EXISTING AVAILABLE LOCATION POINT SIZE % CAPAC ITY FLOW CAPAC ITY OF ( in) (CFS) (CFS) (CFS) DESIGN POINT ------------------------------------------------------------------------------------- 1 21 2.08 20 9.73 10.3 M.H. - Spring and Du rant 2 21 2.4 21 15.28 5.7 M.H. - Cooper and Spring 3 27 1.36 30 18.31 11. 7 M.H. - Hyman and Spring 4A 18 .4 5.7 4.02 1.7 M.H. - Hopkins and Hunter 4 30 2.34 52 25.36 26.6 M.H. - Hopkins and Spring I 36 2.2 85 105.06 -20.1 * M.H. - Main and Spring *Storm Sewer is currently undersized at this point to accomodate a 5-year Historic Storm. - 8 - v. RECOMMENDATIONS 1. The on-site detention of storm water at the base area is necessary to prevent stormwater from having an adverse affect on the development. The required volume of this detention area is the difference between the 100-year developed storm runoff and the 100-year historical storm runoff applied for a 10 minute duration. A quantitative analysis of the detention area, based on the currently proposed grading plan is: 56.8 CFS (Design Pts. #4 + #2B + #lC; 100-year developed) -19.9 CFS 36.9 FT3 x 60 S x 10 Min. = 22,140 FT3 S Min. this quantity must be increased by 50% to allow for mud flow. 22,140 FT3 x 1.5 = 33,210 FT3 @ 4' depth: Required area = 130' x 65' Discharge from the detention area will be equal to the anticipated flow from the 100-year historic storm. The construction of two small diversion channels may be required to assure that flow from the regraded ski slope (Basin F-2) reaches the detention area. 2. Further investigation must take place near the base of chair lift #5 to assure the unobstructed easterly flow of Spar Gulch as indicated by previous drainage studies and historical records. This is necessary because of limited topographical information in this area and construction conducted on chair lift #5 in the summer of 1985 by the Aspen Skiing Corporation. As previously mentioned in this report, the scope of the Little Nell Base Development does not affect Spar Gulch and therefore, no attempt will be made to address the need for detention or the effects of this major drainage channel. - 9 - 3. The rate and type of development experienced in the Aspen area has created a significant impact on the quality and quantity of water resources and storm drainage in the City and County. The City of Aspen's Urban Runoff Management Plan has not been updated or revised since its acceptance by the City in August, 1973. Although individual developments are required to handle and mitigate their on site concerns, the potential for damage to the overall community has no been addressed by the appropriate agencies. The Urban Runoff Management Plan should be revised to define the impact created on the region in regard to water and storm drainage quality and quantities and also to provide current "state of the art" technical solutions to the problems. - 10 - VI. LITTLE NELL BASIN DESCRIPTIONS '-."""" BASIN A-I LOCATION: Part of lower pori ton of undeveloped Ski Slope AREA: 3.49 Acres LENGTH: 750 Ft. SLOPE: Upper 570' @ 17.9%, Lower 180' @ 27.8% \ = t + t c upper clower tc = length upper avg. velocity tc = 1.8 (1.1-Cs) L lower 3 S 570' = = 3.4 Min. 2.8 ft/sec = 1.8 (1.1 - .1) 180 = 3 27.8 TOTAL t = c 8.0 Min. * 11.4 Min. BASIN A-2 LOCATION: Part of lower portion of undeveloped Ski Slope AREA: .65 Acres LENGTH: 440 Ft. SLOPE: 22.3% tc = L = avg. vel. 440' = 2.2 Min - use 5 min. 33.3 ft/sec BASIN A-3 LOCATION: Part of lower portion undeveloped Ski Slope AREA: 2.59 Acres LENGTH: 560 Ft. Slope: 21.8% L avg. vel. = 560' 3.2 ft/sec - 11 - = 2.9 Min - use 5 min. t = c ,~,- BASIN B LOCATION: Part of undeveloped Hotel Site AREA: 2.0 Acres LENGTH: 300 Ft. SLOPE: 3.3% t = 20.9 Min. from Eqn. 3.3 c BASIN C LOCATION: Part of undeveloped Hotel Site AREA: .56 Acres LENGTH: 300 Ft. SLOPE: 3.3% t = 22 Min. from Eqn. 3.3 c BASIN D LOCATION: Eastern portion of developed Ski Slope AREA: 1.62 Acres LENGTH: 445 Ft. SLOPE: 28.3% t = 12.5 Min. from Eqn. 3.3 c BASIN E LOCATION: Western portion of developed Ski Slope AREA: .34 Acres LENGTH: 270 Ft. SLOPE: 18.5% t = 11.2 Min. from Eqn. 3.3 c - 12 - BASIN F-1 LOCATION: Upper portion of Ski Slope - undeveloped AREA: 8.5 Acres LENGTH: 1480 Ft. Slope: 29.7% L aV9. vel. = 1480' 3.9 ft/sec = 6.3 Min t = c BASIN F-2 LOCATION: Lower portion of developed Ski Slope AREA: 5.52 Acres LENGTH: 780 Ft. Slope: 24.7% t = c L avg. vel. = 780' 3.5 ft/sec = 3.7 Min - use 5 min. BASIN G LOCATION: Eastern portion of developed Ski Slope AREA: .16 Acres LENGTH: 220 Ft. SLOPE: 25.5% tc = 9.1 Min. from Eqn. 3.3 BASIN H LOCATION: Developed Hotel Site AREA: .39 Acres LENGTH: 320 Ft. Slope: 3.1% t = c L avg. vel. = 320' 3.5 ft/sec = 1.5 Min - use 5 min. - 13 - BASIN I LOCATION: Developed Hotel Site AREA: .62 Acres LENGTH: 120 Ft. Slope: .5% L 120' = 1. 3 Mi n - use 5 min. tc = = avg. vel. 1. 5 ft/ sec BASIN J LOCATION: Developed Hotel Site AREA: .73 Acres LENGTH: 320 Ft. Slope: 1.5% L 320' = 2.2 Min - use 5 min. tc = = avg. vel. 2.4 ft/sec BASIN K LOCATION: Developed Hotel Site AREA: .43 Acres LENGTH: 180 Ft. SLOPE: 1.0% \ = 24.1 Min. from Eqn. 3.3 * Eqn. 3.3 from the Denver Urban Storm Drainage Criteria Manuel. All average velocities are from Figure 3-2 of the Denver Urban Storm Drainage Criteria Manual. - 14 - APPENDIX A - LITTLE NELL BASE DEVELOPMENT - TABLES Table No. 1 - 5-YEAR HISTORIC FLOWS Table No. 2 - 100-YEAR HISTORIC FLOWS Table No.3 - 5-YEAR DEVELOPED FLOWS Table No.4 - 100-YEAR DEVELOPED FLOWS Table No.5 - 2, 5, 10, 25, 50 and 100-YEAR TIME-INTENSITY FREQUENCY CURVE Table No. 6 - OVERLAND FLOW TIME CHART ,- , , , LITTLE NELL DRAINAGE STUDY PREPARED BY: REA-CASSENS ~ ASSOCIATES 4388 S. WINDERMERE ST. ENGLEWOOD, COLORADO 80110 789-4428 DATE PREPARED: 11/6/85 5 YEAR STORM HISTORICAL STUDY I ======================================================================== AREA TITLE FLOW DIST SLOPE 7. TC '. A MIN. ACRES C VALUE I (IN. ) IJ = CFS ------------------------------------------------------------------------ F-1 1480 29.7 6.3 8.5 .1 2.4 2.04 REMARKS: F-1 IS UPPER PORTION OF SKI SLOPE ----------------------------------------------------------------------~- A-1 740 20.5 11.4 3.49 .1 1.8 0.63 A-2 440 22.3 5 ..65 .1 2.8 0.18 A-3 560 21.8 5 2.59 . 1 2.8 0.73 REMARKS: BASINS A-1 A-2 ~ A-3 ARE LOWER PORTION OF SKI SLOPE ------------------------------------------------------------------------ B 300 3.3 20.9 2, . 1 1.3 0.26 C 330 3.3 22 .56 . 1 1.2 0.07 REMARKS: BASINS B ~ C ARE HOTEL SITE ------------------------------------------------------------------------ ======================================================================== DESIGN POINT TABLE BASIN TITLE VAL 4.72 CFS + DESIGN POINT # NONE = 4.72 CFS, ------------------------------------- '''--., BASIN TITLE F-1 2.04 CFS + DESIGN POINT # NONE = 6.76 CFS ------------------------------------- -, DESIGN POINT TABLE BASIN TITLE VAL 4.72 CFS + '" BASIN TITLE F-l 2.04 CFS + DESIGN POINT . NONE = 4.72 CFS- ------------------------------------- DESIGN POINT # NONE = 6.76 CFS ------------------------------------- DESIGN POINT TABLE BASIN TITLE *1* 1.4 CFS + BASIN TITLE A-l .63 CFS + BASIN TITLE B/C .33 CFS + DESIGN POINT # 1 = 1.4 CFS ------------------------------------- DESIGN POINT # 2 = 2.03 CFS ------------------------------------- DESIGN POINT # 3 = 2.36 CFS ------------------------------------- DESIGN POINT TABLE BASIN T lTLE *2* 5.4 CFS + BASIN TITLE A-3 .73 CFS + BASIN T lTLE A-2 .18 CFS + DESIGN POINT # lA = 5.4 CFS ------------------------------------- DESIGN POINT # 2A = 6.13 CFS ------------------------------------- DESIGN POINT # 18 = .18 CFS ------------------------------------- '. L11 TLE NELL DRAINAGE STUDY PREPARED BY: REA-CASSENS L ASSOCIATES 4388 S. WINDERMERE Sl. ENGLEWOOD, COLORADO 80110 789-4428 DATE PREPARED: '11/6/85 100 YEAR STORM HISTORICAL STUDY ======================================================================== AREA TITLE FLOW DIST SLOPE I. TC MIN. A ACRES C VALUE I (IN. ) Q c CFS ------ -----:--------------------------- ---------- --------------------------- , 1'-1 1480 29.7 6.3 8.5 .4 4.7 15.98 REMARKS: F-l IS UPPER PORTION OF SKI SLOPE "'.... ------------------------------------------------------------------------ A-I 740 20.5 11. 4 3.49 .4 3.4 4.75 A-;L 440 22.3 5 .65 .4 5.4 1.40 A-;S ~j60 21.8 5 2.59 .4 5.4 ~j.59 REI-lARKS: tlAS I NS A-I A-2 ~, A-3 ARE LOI~ER POR1ION OF SI';I SLOPE -------- ------------------------------- -------_._-- - ---..------.--------- --- B 300 3.3 20.9 2 .4 .") 1;,- L.~ 2.00 C 330 3.3 22 .~'j6 .4 2.4 0.54 RE/1ARKS: BASINS B ~< C ARE HOTEL SIlE ------------------------------------------------------------------------ =======================================================~========c=====c= DESIGN POINT TABLE BASIN TITLE VAL 43.42 CFS + DESIGN POINT'n NONE = 43.42 CFS -------------------- -------------.---- BASIN TITLE F-l 15.89 CFS -l DESIGN POINT n Not'IE = 59.31 CFS -------------- ------. .-------..---- ----- DES I GN f'D HIT W\BLE ------.------------ BASIN T Il L.E '.1* 11.9 CFS + BASIN TIlLE A-I 4.75 CFS + BASIN TI TLE BIC 2.54 CFS + DESIGN POINT It 1 = 11.9 CFS ------------------.------------------- DESIGN POINT It 2 = 16.65 CFS ------------ ----- ._-----~--------- .-.---- DESIGN POINT It 3 = 19.19 CFS -------------------------------------- DESIGN POINT TABLE ------------------ BASIN TITLE *2* 47.5 CFS + BASIN TIlLE A-3 5.59 CFS + DESIGN POINT It lA = 47.5 CFS ------------.-------- -----------.------- DESIGN POINT # 2A = 53.09 CFS ------------------------------------- DESIGN POINT TABLE ------------------ BASIN TITLE A-2 1. 4 CFS + DESIGN POINT # IB = 1. 4 CFS ------------------------------------- " LITTLE NELL DRAINi~GE STUDY PREPARED BY: REA-CASSENS &. ASSOCIATES 4388 S. WII>lDERMERE ENGLEWOOD, COLORADO 80110 789-4428 DATE PREPARED: 11/6/85 5 YEAR STORM DEVELOPED STUDY ======================================================================== Yo TC MIN. A ACRES C VALUE I (IN. ) a = CFS AREA TITLE FLOW DIST SLOPE --------------------- .---------------- -------- ----------- --- -------------- F-l 1480 29.7 6.3 8.5 . 1 2.4 2.04 " RE~lARKS: '0-1 IS UPPER PORTION OF SI<I SLOPE - NOT AFFECTED BY DEVELOPEMENT ------------------------------------------------------------------------ F-2 780 24.7 5 5.52 . 1 2.75 1.52 REMARKS: F-2 IS LOWER PORTION OF SKI SLOPE REGRADED ------------------------------------------------------------------------ E 270 18.5 12.5 .34 . 1 1.8 0.06 D 445 :;':8.3 12.5 1.62 . I 1.7 0.28 G 220 25.5 ~. .16 . 1 2.75 0.04 " H 320 3.1 5 .39 .85 2.75 0.91 I 120 .5 5 .62 .87 2.75 1. 48 J 320 1.5 5 .73 .85 2.75 1. 71 K 180 1 24.1 .43 . 1 1.2 0.05 REI1ARI(S: BASINS H 1 J & I( ARE DEVELOPED HOTEL SITE ---------------------~--------------------------------------------------- ==================================~===================================== '. DESIGN POINT lABLE BASIN TITLE VAL 4.72 CFS + -" BASIN TIlLE F-l 2.04 CFS + DESIGN POIIH tI NONE DESIGN POINT ~ NONE DESIGN POINT TABLE BASIN TITLE *1* 4 CFS + BASIN Tl TLE E .06 CFS + BASIN TITLE G .03 CFS + BASIN TITLE F-2 1.52 CFS + DESIGN POINl tI 1 DESIGN POINT # 2 DESIGN POINT # 3 DESIGN POINT # 4 - 4.72 CFS = 6.76 CFS = 4 CFS = 4.06 CFS = 4.09 CFS = 5.61 CFS DESIGN POINT TABLE BASIN TITLE *2* 2.1 CFS + DESIGN POINT II lA .. 2.7 Cr-S ------------------------------------- BASIN TITLE D + .28 CFS DESIGN POINT II 2A .. 2.98 CFS ------------------------------------- DESIGN POINT TABLE BASIN TITLE I + 1. 48 CFS DESIGN POINT II NONE = 1. 48 CFS BASIN TITLE I( .05 CFS + DESIGN POINT II IB = 1.53 CFS ------------------------------------- BASIN TITLE J 1. 71 CFS + DESIGN POINT II 2B = 3.24 CFS DESIGN POINT TABLE BASIN TITLE H + .91 CFS DESIGN POINT II lC = .91 CFS , LITTLE NELL DRAINAGE STUDY PREPARED BY: REA-CASSENS ~ ASSOCIATES 4388 S. WINDERMERE ST. ENGLEWOOD, COLORADO 80110 789-4428 DATE PREPARED: 11/6/85 100 YEAR STORM DEVELOPED STUDY ======================================================================== AREA T lTLE FLOW DIST SLOPE I. TC MIN. A ACRES C VALUE I (IN. ) Q = CFS ------------------------------------------------------------------------- F-l 1480 29.7 8.5 8.5 .4 4.7 15.98 . REMARKS: F-l IS UPPER PORTION OF SKI SLOPE - NOT AFFECTED BY DEVELOP~lENT F-2 780 24.7 5 5.52 .4 5.3 11.70 REI1ARKS: F-2 IS LOWER PORTION OF SKI SLOPE - REGRADED E 270 18.5 11. 2 .34 .4 3.4 0.46 D 445 28.3 12.5 1. 62 .4 3.2 2.07 G 220 25.5 9.1 .16 .4 3.8 0.24 H 320 3.1 5 .39 .9 5.3 1.86 I 120 ~ 5 .62 .9 5.3 2.96 .,J J 320 1 ~. 5 .73 .89 5.3 3.44 .;;J K 180 1 24.1 .43 .4 :l.3 0.40 REMARI(S: BASINS H I J & K ARE DEVELOPED HOTEL SITE ------------------------------------------------------------------------ ======================================================================== . I DESIGN POINT lABLE . . BASIN TITLE VAL 43.42 CFS + BASIN TITLE F-1 15.98 CFS + DESIGN POINT ~ NONE DESIGN POINT # NONE DESIGN POINT TABLE BASIN TITLE *1* 35.7 CFS + BASIN TITLE E .46 CFS + BASIN TITLE G .24 CFS + BASIN T lTLE F-2 11.7 CFS + DESIGN POINT # 1 0= 43.42 CFS 0= 59.4 CFS ------------------------------------- = 35.7 CFS DESIGN POINT # 2 ------------------------------------- 0= 36.16 CFS DESIGN POINT # 3 ------------------------------------- = 36.4 CFS DESIGN POINT # 4 ---- --.------ ------ -------------------- = 48.1 CFS DESIGN POINT TABLE BASIN TITLE *2* 23.7 CFS + BASIN TITLE D + 2.07 CFS DESIGN POINT # 1A ----------.--------------------------- -- 0= 23.7 CFS DESIGN POINT # 2A ------------ ---------------..---------- - = 25.77 -CFS " BASIN TITLE I + BASIN TITLE K + BASIN TITLE J + BASIN TITLE H + DESIGN POINT TABLE 2.96 CFS .4 CFS 3.44 CFS DESIGN POINT It NONE ------------------------------------- = 2.96 CFS DESIGN POINT It IB ------------------.------------------- '" 3.36 CFS , DESIGN POINT It 2B DESIGN POINT TABLE 1 . 86 CFS DESIGN POINT It Ie '" 6.B CFS. '" 1.86 CFS a: ::::> o :1:4 a: w a. ll'''\ :t 03 z , >- l- .' (f) 2 z W I- Z TIME-INTENSITY- FREQUENCY CURVES 8 7 6 5 . .' I . o o . 10 60 20 30 40 TIME IN MINUTES 50 "- ASPEN.COLORADO T.IOS..R.85W. 1984 REA, CASSENS 8 ASSOCIATES INC., CONSULTING ENGINEERS 4388 S. WINDERMERE ST., ENGLE. WOOD, COLORADO 80110 G FI . DRAINAGE CRITERIA MANUAL RUNOFF 50 30 t- 20 z w U II: W A. 10 z W A. g 5 (/) w ~ 3 ::J o U 2 II: W t- ~ 1 ... ~~ 7 ~J ~ ;1/ 'I I II 7 7 I 7 7 7 7 , I I .5 .1 I .2 7 7 I . .3 I .5 1 2 3 5 VELOCITY IN FEET PER SECOND 10 20 FIGURE 3-2. ESTIMATE OF AVERAGE FLOW VElOCITY FOR USE WITH THE RATIONAL FORMULA. . MOST FREQUENTLY OCCURRING "UNDEVELOPED" LAND SURFACES IN THE DENVER REGION. REFERENCE: .Urban Hydrolo9Y For Small Walersheds" Technical Release No. 55, USDA, SCS Jan. 1975. 5-1-84 URBAN DRAINAGE & FLOOD CONTROL DISTRICT APPENDIX B - LITTLE NELL BASE DEVELOPMENT - DRAWINGS Drawing No. I - LOCATION MAP Drawing No. 2 - EXISTING STORM SEWER SYSTEM Drawing No.3 - HISTORICAL ANALYSIS Drawing No.4 - DEVELOPED ANALYSIS ~ .- .'--- rf~. .. ..~,i~... . Il ~ ", '~ ~ . . ."~ -I,; J J[J L ~; JDD ~~ JDDD ] ] J[ ] lE "'", I [ I 1& ,," . NlttW ~D~ ~ ~ ~ ~ " ID ~ ~ . 3tltl ~ ,,~ ;Z<:> >:" "'~ i:!'" ...<:> -'" "", ... ., " 2 w " . o . " 0: U o z "... - .... w VI ~ Z I- a: VI w VI 4 1.>J(f) ::E:n w ~a: ~ a:" i3~ OW It'I OZ ...J:I: a:: ~i; w 1.1.1 0 c(Z > VI LL. LlJ "' 0 ~ ~ ~ :;~~ WI- ~ VlIJ. Z VI <[ Z::J W t:J Z m(/) ~ ~ <[ ~~( 1-1- >- UtJ I:l :i~ I- v: . X U 4.~ ~ LLJ <It W Z o Q.. a:: ~ <l " " 0 . . . L ~c ~I ~~ I ! i I ! / i \ \ i, . / , ,~. 1/1 , I 1/ 1 .)1 J , j/' /~: - /;."" J .;' 11 / -",e / '/. I ,'" '.' I '/ ,! II . , ' lOP?, / / .', / I "'~/~I / . 1..../ ./ ----,..,.!: . ./"... #. ~/ /........r -'/., "!i~' llt,-- , in -~--' i!i ' ,~ o. ; ,-~ , 1----__- ~, ..~ ' .."- Ii l 'I' I ii I' ,\ .J !' / /:':/'. //,i// /./_ ~ / ./ // , / /,/) ./ / ./ . / ~ i:C)l> ~ j (/) 8:;;~ ~~z !;f""tn !;;3 i = z .. " E1i:n loO;:iO ~b~ ~:i G/OlZ ,~-< lii~1 dUa iii. i!:~~ .8:~i! i!i~ I. . : i ~ @ (if) '--....... --'--' ~J-Il~ . - 0;';;: 'i r , n p '-- -~ ."[NU[ -~~~ """( ! ~ 'I". j :1 , ~! ,'-- :'_~'--"""'--'"'_ :.............. U'_"" ~-~----~.~ ..,.. ~- i , ~ " ... I"" .. ~~ ......-...'-~ ,,~,~ -" "J )' /' ", ~~0< , ...;/ /<">".' '-"', / /1 i ' Vn. ,1._, I';' . 'V 'z''''.//'':''''' ~- ,/ . -----=:'--------' ------. -~ \:l:;/ ~"< / ; ; JnNJ^.1 , 0-011.- , !' ~ ~' QCJ: ' . L--, " [1 1 ,~" ~, 0 F~- o ~, .Q~"ll'Yn L/ ' ..j, I: \ -AI,nll "..I~' InNl^. f---' r r;::- I ,-~r ~t I . J I ; .~ /'- ..-;. -: >- N ..no U'W8'H'l)~'" 1'~N ,.0 HJ.1I0N ''''W.ll~'P::~:~: UOIl'" .U!Pllnq ......." _ q UO"'~'1'10clS t1 I ---~ N.lO ; ~ ! ....1 INOJ.iaoOM 1WJ.NINlJ.NO:J ~---- ool"U . " b :8;~ ...~ .:. ~II... .. rf'::;. ..- .~ r " " "-~ ( \. Appendix 6 TECHNICAL DATA IN RESPONSE TO ASPEN CODE SECTION 24-11.6 TECHNICAL DATA IN RESPONSE TO ASPEN CODE SECTION 24-11.6 aa) WATER The existing Little Nell Base area is currently served by a 6" main in Durant Avenue with interconnection to the 16" transmission main also in Durant Avenue, and the 1.0 M.G. Aspen Mountain Reservoir through one of its 12" feed routed up Little Nell and also connected to the 16" water main in Durant Avenue. See existing Water System/Utility map. The Little Nell complex as proposed is a 96 room hotel, commercial /retail space, and a new lift terminal. The estimated average capacity for the hotel is 300 guests with support facilities accounting for 420 'additional people. The 96 rooms represent new accommodations and not replacement of existing units. The total estimated water usage is: Guests Restaurant (hotel) Restaurant/Lounge (public) Miscellaneous 300 x 100 gallons per day 100 x 10 gallons per day 420x10 gallons per day 30,000 gal 1,000 gal 4,200 gal 3,520 gal 38,720 gal The 38,720 gpd of water usage represents the total water usage and not the incremental increase in water usage when existing facilities to be removed are taken into account. The increase in 96 guest rooms and facilities represents an 85% increase in water consumption; 6000 gallons of total daily water usage would be current usage and 32,720 gallons per day would be increased usage. The 38,720 gpd usage when calculated over a 12 hour primary usage day, represents a flow rate of 55 gallons per minute. Utilizing a factor of 6 to convert average flow to peak hour flows, the peak usage would be 330 gallons per minute. The existing Aspen Mountain 1.0 M.G. Reservoir is fed by two 12" water mains; one is connected to the 20" main in Durant Avenue at Aspen '- Street. The 12" water main extends south in Aspen Street and east to the reservoir. The other 12" water main is connected to the 16" transmission main in Durant Avenue, at Hunter Street, extends south along the west side of the Little Nell Ski Slope to the reservoir. The water system is also backfed through a pressure reducing valve from the Little Nell 500,000 gallon on grade steel storage reservoir through a 12" steel water main installed in 1960-61. The sole purpose of the Little Nell reservoir and steel main is to serve the Aspen Alps complex on the east side of the Little Nell Ski Slope. The proposed regrading plan will make it necessary to relocate both 12" water mains and the 8" water distribution main directly serving the Aspen Alps. The capacity of the existing water system has been analyzed based on a worst case situation. The case examined was that all flow from the Durant Avenue 16" water transmission main was interrupted and the only water available to the system was from the Aspen Mountain 1.0 M.G. Reservoir through its 12" feed down Little Nell. The Aspen Mountain Reservoir water surface elevation is 8130. The mean elevation of the complex is 7941. Based on a single 12" water main for a length of 1,200 feet to the mean elevation, the single 12" water main would have a capacity of approximately 5,000 pgm. A major water system improvement proposed is to abandon the'12" steel main, which has been a source of repairs and many leaks; however, service must be maintained to the Aspen Alps for domestic uses as well as fire protection during the regrading of the Ski Slope. The abandoning of the 12" steel water main will remove the sole feed to the Little Nell 0.5 M.G. Reservoir. The existing feed would be replaced with new pumps installed in the Aspen Skiing Company snow making primary pumphouse. The pumps would draw from the Aspen Mountain 1.0 M.G. Reservoir through the header on the City of Aspen side of the water meter. A new 12" ductile iron discharge pipe would be laid from the ." "'" primary pumphouse to intercept the portion of the 12" steel water main to the Little Nell reservoir above the point where regrading takes place. This portion of the 12" steel main would not be abandoned. The pumps required would be two small jocky pumps of approximately 50-75 gpm capacity. The possibility also exists that the existing ongrade Little Nell tank could be abandoned and thus eliminating the need for continued maintenance of the 25 year old steel tank as well as the visual impact on Aspen Mountain. The Little Nell tank would be replaced by two 20,000 gallon steel buried tanks and two 500 gpm fire pumps installed next to the two 50-75 gpm domestic pumps in the Skiing Company's primary pump house for fire protection. The land occupied by the Little Nell tank would be reserved for future municipal storage capacity in the form of a 1 or 2 M.G. buried concrete reservoir. The abandoning of the old 12" steel main will benefit the water system by eliminatjng a high maintenance pipeline. " Domestic water conservation will be achieved by the specifying water saving shower heads, faucets and toilets. Such water conservation techniques will reduce water consumption by between 20% to 30%. A letter from Mr. Jim Markalunas, Director of Water Treatment and Supply for the City of Aspen, supporting the increased benefits to the water system, is attached. FIRE PROTECTION Fire protection for the Little Nell Base Development could be supplied from both the Aspen Mountain 1.0 M.G. Reservoir or the Durant Avenue 16" water main. A worst case analysis with no water from the Durant Avenue 16" water main and the only supply from the 12" water main to the Aspen Mountain 1.0 M.G. Reservoir indicates that a flow of 5,000 gpm, with a 20 psi residual would be available at the top floor of the Little Nell Hotel. ......,., - The data used in the fire flow calculations is: ALLOWABLE LOSS Aspen Mountain Reservoir (1/2 full) Little Nell Hotel - Top Floor 20 psi Residual 8115 -7980 135 feet - 46 feet ALLOWABLE LOSS 89 feet ACTUAL LOSS 12" 12" pipe @ C = 130 pipe length 1,270 Loss feet = 55.8'/1,000' x 1. 27 ACTUAL LOSS 70.87 feet Therefor the actual loss is well within the allowable loss for 5,000 gpm of fire flow to the top floor with a 20 psi residual pressure. The development will provide two additional fire hydrants for protection of the proposed complex as well as the existing surrounding structures. One will be located in the vacated portion of Dean Street approximately 150' east of Galena Street connected to the relocated 12" DIP connecting with the 1.0 M.G. buried reservoir. The other fire hydrant will be at the intersection of Spring Street and Ute Avenue extended, connected to the 6" DIP in Durant through a new 6" line in Spring Street. The hotel structure will be sprinkled in accordance with the UBC; be provided with smoke detection and alarm systems, with back-up power; and all exit ways and exits, including fireproofing of all structural and non-structural members, will conform to UBC. , bb) SEWER The total sewage flow anticipated from the project is expected to equal the in-house water usage as developed in Section aa) Water, preceding. The total sewage flow is anticipated to be 38,720 gallons per day (gpd) of which 6,000 gpd is currently being generated by facilities which will be removed and 32,720 gpd would be "new sewage". With regard to system capacity, discussions with the Aspen Consolidated Sanitation District have resulted in the determination that the existing sewage collection system, trunkline sewers and treatment facility have the capacity to handle the additional 32,720 gpd of sewage. Presently there is a 10" sewer main running northwesterly from the intersection of Spring Street and Ute Avenue extended (see existing Utilities map page 22 ), across the existing maze area, and intercepting the sewer m, in in Galena at Dean Street. The proposed hotel and commercial complex will require relocation of the 10" sewer main. It is proposed to reroute the 10" sewer main down Spring Street to Durant and then west to Galena Street. The sewage will be combined with that of an existing 8" in Spring Street and Durant Avenue by laying a new 12" PVC sewer main to Durant Avenue and continuing to Galena Street with a 15" PVC sewer line. A major improvement to the sanitary sewer system will be achieved in this rerouting and combining the two lines. The existing 10" sewer is at or near capacity due to the flat slope and the depth of the sewer line (10-15') creates maintenance problems. A letter from Mr. Heiko Kuhn, Manager for the Aspen Consolidated Sanitation District supporting the increased benefits to the sewer collection system is attached page ~. '''',< cc) STORM DRAINAGE A Storm Water Drainage Report prepared by Rea, Cassens and Associates, Inc. is attached to this application in the Appendix. This report presents a comprehensive storm runoff plan for the Little Nell Base Development and addresses the specific issues of collection, detention and transmission of anticipated runoff during storms with return periods of 5 and 100 years. The area of the Little Nell Development falls into Basin 1A and 3A as described in the "Urban Runoff Management Plan" prepared by Wright-McLaughlin Engineers for the City of Aspen in 1973. Historically, the primary drainage way for these basins is Spar Gulch, which flows to the east of the project site. The Little Nell Base Development will have no affect on this drainage way. 'Vallejo Gulch is a secondary drainage way on this portion of the mountain. Due to limited topographical information the direction of flow of Val~cjo Gulch remains undetermined. For the purpose of the study, it was assumed that Vallejo Gulch flows down the Little Nell Ski Slope beginning near the area at the base of chair lift No.5 (existing). This assumption provides the worst case scenario for the project site. Further investigation may' reveal flow from Vallejo Gulch other than the worst case thus requiring a revised scenario. The combined stormwater runoff from Vallejo Gulch and the Little Nell Ski Slope have historically taken a drainage route which follows the eastern edge of the Ski Slope and discharges in an area now occupied by the Aspen Alps Condominium Complex. From this point, the runoff enters the 36" Original St. storm sewer via ditch and overland flow paths. The regrading of the ski slope will direct a majority of this runoff to the Hotel base area and eventually to the Spring Street storm sewer. Evaluation of the existing system shows that the Spring Street storm sewer has adequate capacity for this additional flow. "'",. A quantitative analysis, using the currently proposed grading plan, reveals the necessity for on-site storm water detention with the capacity to store 33,210 cubic feet (the difference between the 100 year developed storm runoff and the 100 year historic storm runoff, for a 10 minute duration). 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" _ ~==k"~..;~ 1J " v :'/<CC~~>~~ .', . / " '2/'>; '~>~nt5... L~~<> ~c/' ,. ~.~ ,!~ ~ ' '. L_.__ ~ '..............", '_/ NNI'I!:j. I : 3'odl.l. ,_~' I ~ II '-- / A '. L,; " ,.._ =:J U I~ I'\~ I; " I~ I I ~ J-:". _______________II ' ~ r "\'.I! ',I "3N.:IO Hl.l:lON i ~! i 1,- ~r , ~ ~ ~ 1 .'-'i' '~ "O,,!! _ -...,.","~-- ~ 3nN3A/f J.N/filnO 'I (, " ~'1i ('--' ( ( I'. ~ Appendix 7 . ~:u L / / L ----<0 . . . u . . . . . ;< . . . . . . . . , ) .-/ ---- . 1 I _ \ ) / / L~ L ~""'" "'.,~ . . . l ~ ;> . . . . . . . o . . . . . . . : . . = . . o ~ .. . o , . . . " << . . . . . . . . . : o ;: . . , 0 ;: i it . . ~ ;: . . . . ~ . 0 . 0 . . . . 0 . . a . . .. . . " . ~ aa 0 << o. . ~- A /' I t; t; V it; - it; " . . it; . . . - ! I IV I I I I I I I " . . . ~ 1\ I.. ~.I-I--' '1,. IlIIDllI!ll!l 1-1--' \)" ,"; L I'> . III~I- -I- ' 'L-I- ~~ ""'-" A;"'// 1~~;,rY11~ ,'it{}- I :/ / V."", -j ,,- ; 1-, ~ 1/ "I f--I- lrf-,-- \ l ~ '. 't / b I ,f ~ I" ' '-~ p.. -;:- , z j,o'~.1 ( \ - I II '.. 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J . i=:[]=' i. . . :1/1 / \S ~~ . ~'J~,;n~7~ '~ ~ I . i- i/ ~r1 =.... ~,j[' i ..; I ,1/1 / I: " ! -"~.': 'R". 5" ~'.~A7 . !. il/I>~': . ~:" ~,~ 't N=R:' ~~~ ;Ii _ .)f-- :1/1/ (i I.: ~ ~'"<(C'i~j-- ql;tt I V' ',= m '1/1 / :'~:) .: ~ r' F =-4--~ - ~U %; t-- I 1/" I ~~ ...,.... "0 'I i . ''': ~,.q.~ . :1/;/ ',: I~ . ! '... ~ !II'~ ~i:~ i~ ,lV ~ ~.~ ; ~ ~'\, ~I<'>:i.~;;~;nu -//", -= ~;~>:(' '.'I~'" ,,~.,yj'/:I )/1//// 'n?:~~ / /~ GI t------------...;; ~::.-.~ II :,.. I" .. ',:: .... - /z /.. ... e,... 2 ./ ~I/ ' ": / = / t <c =~ :: ~ I I I .. . .. I (.:!/ I ~ ~= ;CI"- \~LLL c ~ __ - ,~' ,'":-r: '"" "v/ Ii: ! --!~ - :: '\ _L ~ .- " ';.j I~~~.,,~~ ~.~- .... .. - ~"""-I' . . " , (A.' '~'+ ~,c, '~'r;,~ 'c;,~ ",?,;","~~,a \ '. .....". '.., ,<".. 'I ., ',\-;" (",.L-, ~-/-4...., _ ~u:... _....... r;:_~,ci -C'C -+ l,-'+7"'""")y.:'tY .....d. I 'of' ~.r . "J; _'~/':' ~j:; ~ _J>... '" (9'':',.''1''''- ... ;,', ~ 'lP"",:" ',,'~ 1--/ 'l. '-V II' I ~ I l' I I.J , ,. N..Y '" \ I r / , ; ., . . 'iI 'iI ~ "~ " . . rt ~~" \.'\. i . t: " "~. . I . . N: ... [ ", ~"~ ~ .----------\ 'n- - \ '-.../ _l '-----::::=:--1 _ __ :.--- ~ ~ . n . . . c _1 . c . , . . c . . c . . . . / ~ / . . \ \ ) / / Ll L I / L Ii : \ \ /) I Ll L l / L L "'--> " ~'~I UJ :;) z UJ ~ I- Z <( a: :;) c ~ on N Jt.. ... c z :Ii 0: .. .. .. .. :; n-.... 0: o a i: 0: o " .. " ;: 0:' .. .. 5l <( ... N :c <( .. ...J .. 0: a.. "' a: N W .... Z ;:) II ::J: "",,\, ~"""'\' "~\'., ~""'~, y. ..~ . :;?j> \(~ . , j '1 ... :c 0- w .. ... C 0- W .. < I < Z o - I- (,) W (J) " z " .. c .. g on N 11 on o ... '-. .... ." ... \... Appendix 8 pitkin County Title, Inc. hereby certifies that a search of the records in the office of the Clerk and Recorder of Pitkin County, Colorado, reveals that the names and addresses of the owners of rea,l property within three hundred (300) feet of the real property described on Exhibit "A" attached hereto are as follows, to wit: 1. North of Nell Condominium Association 555 E. Durant St. Aspen, Colorado 81611 2. City of Aspen 130 S. Galena St. Aspen, Colorado 81611 3. Aspen Square Condominium Association 617 E. Cooper Ave. Aspen, Colorado 81611 4. Aspen Alps Condominium Association 700 Ute AVe. Aspen, Colorado 81611 S. City Market, Inc. P.O. Box 729 Grand Junction, Colorado 81502 0; Durant Mall Condominium Association 710 E. Durant Aspen, Colorado 81611 7. Chateau Chaumont Condominium Association 731 E. Durant Aspen, Colorado 81611 8. Ajax Mountain Ass0ciates, Ltd., a Colorado LImited Partnership c/o Stephen J. Marcus Box 1709 Aspen, Colorado 81612 9. Tipple Lodge Condominium Association 747 S. Galena Aspen, Colorado 81611 10. Aspen Skiing Company Box 1248 Aspen, Colorado 81612 11. Hoodstone Assoc., a Colorado General Partnership 709 E. Durant Aspen, Colorado 81611 12. Ronald M. Popei1 1292 Monte Cie10 Dr. Beverly Hills. CA 90210 13. Kettle Corporation Box 8080 Aspen, Colorado 81612 14. George T. Anderman and Ellen A. Donaldson SU6 Denver Center Bldg. ' 17i6 Lincoln St. Denver, Colorado 80203 15. William Joseph Yarbrough #1001 1010 Wilder Ave. Honolulu, Hawaii 96822 16. Aspen Grove Associates P.O. Box 3421 Aspen, Colorado 81612 17. Stein Eriksen Box 1245 Aspen, Colorado 81612 18. Perry Pollock P.O. Box 950 Aspen, Colorado 81612 19. William C. Randall 2625 Towndale Ct. Minneapolis, Minnesota 55431 20. John H. Roberts, Jr. 114 ~est Commerce 3rd Floor San Antonio, Texas 78205 21. Aspen Mountain Joint Venture, a Colorado Joint Venture c/o Holland & Hart 600 East Main St. Aspen, Colorado 81611 22. Tipple Inn Condominium Association 23. Chateau Dumont Condominium Association 24. Durant Galena Condominium Association 25. Park Trust 26. Aspen Alps West Condominium Association EXHIBIT "Au A parcel of land situated in the city of Aspen, being more fully described as follows: Beginning at the Northwest corner of BloCK 102 in said city of Aspen. ,th~nce S 75009'11" E 220.00' feet along the North liIje of said BloCK 102 to'a point 10.00 feet East of the Northwest corner of LOt H of said BloCK 102. thence S 14050'49" W 263.26 feet to a point on the NortheasterlY line of LOt 21 of the Ute Addition to said city of Aspen. thence N 38035'40" W 53.53 feet to the Northwest corner of said LOt 21. thence S 45021'00" W 124.28 feet along the Northwesterly line of said Lot 21 to a point on Line 1-9 of the original Aspen Townsite. thence N 39057'22" W 231.18 feet along said Line 1-9. thence S 14050'49" W 66.78 feet. thence N 75009'11" W 143.00 feet. thence N 14050'49" E 112.00 feet. thence S 75009'il" E 82.76 feet. thence N 14050'49" E 10.00 feet to a point on the South line of Dean Avenue. thence S 75009'11" E 60.24 feet along said South line to a point on the West line of vacated Hunter Street. thence N 14050'49" E 50.00 feet along said West line. thence S 75009'11" E 37.50 feet to a point on the center line of said vacated Hunter Street. thence N 14050'49" E 100.00 feet along said center line. thence S 75009'11" E 37.50 feet to the point of Beginning. EXCEPTING: A tract of land more particularlY described as follows: The Easterly one-half (E 1/2) of vacated Hunter Street, westerlY of and adjacent to BloCK 102, city and Townsite of Aspen, )CONTINUED NEXi PAGE) between the Southerly linT of Durant Avenue and the Northerly line of Lot 22, Ute Subdivision. Said tract being the Easterly one-half (E 1/2) of all that portion of said Hunter Street va- cated by the .City of Aspen Ordinance No. B-53, Series of 1947, recorded in the Public records of pitkin county on March 17, 1959 under Reception No. 107787 in Book 181 at Page 101. r \.... /' \... r \.... Appendix 9 'e~".' t! . J . . ,; . t II!J ,'. ., II J f'i .t~ ..... ........ .. ~ f. ;.~ll!j ;.;1 i j .:, ,: : - _ . ! ;,_:~a. ; 11 :;;;;!;; !11!1Jl1!j!1 i jJ j jj~m jl mlUHHHllllUl ! H : ~!jH~ H ~~~~in!~f~HHn~Hi ';~ :-.~:;~~:: ~~):~~:~~gI:,:~~~~~~:~~; H l!ji~BiiHHiHHHjj~jHiHiiii \ \- z ! w ... t ;:: -.:i i: .J ... ... w z ... o '" .... Il: o Z , , I i '1 : ;1 - :1 II I / \1 '''' IW i~ I ... w .... 0, "'I .... .... w. z' w' ..." .... .... ::; ) \ 0 i ! \ 0 I. 0 . I ,.' 0 ,," 0 ! 'I I , 'I I' II ii' I 'I 'I ~ ~ ~ -. . "... 1.3 S 8NJ8dS I -- w z 0 ....z "z 0_ , 0 , 0 , , ~ I I I I \ ~ II!~~> Ii ii, Iii; ~.: ' '~ irg :~i .... ....u l' ~ o jt..~<II:~~~ \ 1..-- , \- z ;E .. ... .. .. j: ... ... .. z .. o '" 0- 0: o Z " / , )--__ ~,,'.._ ~' l~i . I, -- ;: .,. ~ Ii ir.:- ,~S: I , " ~ ,Il\\ , "I ''. ~ :E I " Ii g . ~ . 5 ! "'O'~." -- .. z o o-z :g! " 0 , 0 " . . . " ~/ :1 I ~ , ~'~~ w o ~ > < \ ,\ ~I 01 0, I '. \ Ii: ,Ii " i: , , , , II t,,! If!!' ~ "i~~ ~' 'Ile ! '"I < !!~! ! ~ ~~~ R !!B'~ i ~ If t ~i t ~, : ~~i~~ ~ f;:5:) ~ ~hh C.' I" H !l f~r ~i """"" ., Nl'W11O ,'!II. 'aI;I,v,ilG e ~ liJj t:j' ',.,',. ...",... ':''>'':'" ------ - .'.-- - .'- \ 1 \i: , I II <> In '" '" ~ I \ \ I I I l \ ~ \ \ ~ ~ :r~ l , a ::l ~ .... E-o ::l . .... i E-o I ;:J I ! ~ , i . .... ! E-o I rfJ I .... I ~ '" DD ~MVllf1a , ~ 0 5 0 a ~ . , , 0 I I I L- m h II t:f .J_ m .. " l> I i .' ~ \ ~, ~ i , j \ , " ---.. ~ ... ~ ~ I I -- -. AIBE IIJLLIO" 3620 A .:>. ,,"-, "......~ .... Appendix 10 (Supplemental Information) LANDSCAPE DEVELOPMENT PLAN The landscape development plan indicates the types of landscape improvements which are anticipated for the Hunter and Dean Street R.O.W.s and delineates zones of responsibilty for these improvements. This narrative further explains the Aspen Skiing Company role in the development and proposed phasing of construction. Zone one consists of the entir& Hunter Street R.O.W. and the eastern 10& ft. of the Dean St. R.O.W. The Aspen Skiing Company will be responsible for development of zone one and will bear all costs. Input from the Aspen Lodge/Street Improvement District will be incorporated into the design of this space if the district is in place and functioning at the time of design. Zone one will be completed in two phases. Phase one is scheduled to take place in the spring of 1986. It includes construction of Skiing Company offic'e space, rough site grading, placing a temporary hard paving surface on grade, construction of , a temporary stair, temporary lighting, temporary timber retaining walls, one or two ticket kiosks. These improvements will allow skier activities to function smoothly through the 86-87 and 87-88 ski seasons. Completion of phase two, which is scheduled to coincide with the opening of the hotel in 1988/89, will include finish grading, paving, lighting, ticket kiosks, planting, irrigation systems, stairs, site furniture, signage and utility systems. Zone two will be developed and funded by the Aspen Lodge/Street Improvement District with participation by the Aspen Skiing Company. It is anticipated that zone two would be completed in a single phase and that design elements would be similar to those proposed for zone one. tIl a: ~~ r" ,~ GJ ; 1" i i _I I~ :;. L ~~'ti : flll'l H H ~o j~ i i !II - C CI)CI) a.E tIla. 00 "'- 'OCI) C> tIlCl) ...JC ~ ' ~ . J ! ~ 2r ~ ""~ 01 !~:1 ~~if ~~i tl l~l lH ~~ iiJ ~h H .~ ~~n ~~~ ~:! 2 ~~1: ~..J ~ ~6 tIl ~!l\;;! cq~'t _ IF. ~ t~'~ :!5 ~~~ ~ ~ ~ C "'I .c 'l'l o.~ ..!1l. ~ Cl!:,,,._~, II..l~ :J ..S" 1'':- I laaJIS Buare9 t e.l \ ~ , 'ts l-. ~ co i~ ;~t ~U ~~. l- " J'~~I ~] 1~ i I i.. "!~,, ~~t ~f j ,l ~~r .~~ !F. i1 ~lJ~t ~t1 i:; I' !l! if~~. Ii. ~; ~ i~ ~~1 ~~~? ", I~! ~ l~: ~~f~ ~h ~lli - I .~2 ..l~~, ~ :t ~ ~~ ~'i~ ~~l~~ "!l'~ i ~ ~i ~ ~f. ~5t~ ~-E~ Zl ~t 21 '0 ~~f ~!~n ~hl\,. " a Z ~ " ~.~_=~:_ =---:' .~ ---~;~~~- ~'.-.' "I~ ~ i ~ ~ ~h i 3 /~ .. ;h .= ",3 ~t" Coo .~ a ~ -= ..t ~ ~Q. '0 ~tl> rf...u ~h ~!~ I~: tn :'$ t~1l 'ia l~l en ~,,~ . ' f j<\ it. III ~~l lfl 31~ ~ Cl~l'~ '~~n as -'):Z a.. e3~ ~ :I~ h l d. , . Ii ,-l 1f:A '-,r ",di ... CI) !~~ ~H~ a: ~il= I ~t }7 , I~ ,~J .r 1" ~:I Clt~ .5 I" - . tIl - Jhl ~ ~ 2 ~ II II r ~ . ~ ~ ~ ~ } " . 3 ~ .I.' r~ .. ! j< ~ 'i . ~ · ~f ~ t ~ i-~ ~i -~i . , , ~ j ~ ~ 3 :> ~ .. - , ! .1 ~ U , a ~i ~ lql D l\ }~ ~~ } ~S Sf C CI) .!; ::J CI) C CI) 0. al > a. Z < j:: - - C 0 tIl .c , ... 1:: ::J 0 C Z ':; !.. ! i ~ ~ e i ~ i .. . ~L~ r .t , " ~ i ) t ' I 3'~ i! I j~ J il!t U it ~h~ lib Ii i Ii iB! r.. .... \." .. ~~$' . ($J ~- '~l, ~-'..~a " ~,' ~.: l.e ::::::--~'", 'f!..i .,. !01,'1 ~- [.;:;. . ~'\:!i . ~ it:1 ~~~-, f'L ~- ~i,... --=::::- -' rj..; ~fr ~j. ~-'~)b .\ , ~ .r ~,: ,<:, :, i ", ".}10 t~ 1:(':, , ~.. r;;l ~ tj ~. . .,: . ,. -~ .. 6" . ~ If ~ . iC ~ . . ;; .- ~\ ". ....d ,." ! :: .. ~ ,i ~'~ ~ ~ ,. f ~ ~ 5 ; " 'I ~ ! H ~~ ! ~ ~l i J !: a~ rj ~1I : ~ ;d 22 ~ ~ Ii I ~i if i t 1 i \. I, ~,. -I -I <( :! ..... w w a: ..... \ en z <( w c I ..... en " <( .~ , W \ I ~ w - > ,"""". f. '~' ~ ( t I 1 J I, I I I ,; , .1 J I ' i k J '. i;ih' (;~ i,: }\li \ ,,'\ t.', ~ , \ ,l( r "\~;'~, i , \ \ I ( \)! \ ~",!~',l . I', r '.", . t i, ' !; " -'; ":=;;:-""--'" -..-.-.--- / / - .- --=~. ; , . 1- -- ..J ..J - ::I: ::.:: 00 :::!!: o a: u.. ~ UJ - > -- z o !;t > UJ ..J UJ I- 00 UJ ~ ::I: I- ::J o 00 o on N $1 .",.,,.......~---_. 9 , . ., HAGMAN YAW ARCHITECTS, LTO MEMORANDUM TO: Bill Kane FROM: John Cottle DATE: 25 December 1985 RE: Little Neils Base Facility; FAR calculations Attached please find the FAR calculations broken out by floor level. dated 12-25-85. Areas included in the FAR calculations are shown with diagonal hatchings; as we have discussed. we have made the following assumptions in the calculations: 1. Areas are calculated only within the CC Zone. 2. Areas are calculated according to the Municipal Code of the City of Aspen. Section 24.3.7(e). 3. Levels 12. 22. and 32 include exterior decks (contrary to Section 24.3.7(e)(1IJ to insure that FAR calculations at this stage of design are conservative. 210 SOUTH GALENA SUITE 24 ASPEN COLORADO 81611 303-925-2867 o / / L L l -0 ----. . ---.-.- ._~.... t- '~ ~ . I \ I r I . . . ~ . . . In a; ., c 'Il . . ~ .. - en N. Q N' a: I c uJ . :: >"0 W. .... ....I .. ~ . en (-1"'\i 0 ,,~~ . ~ \ ) / / L L . ~ . . ^ . u . . . . " . " . l ~ -7 / I I I . . . . ------ . . . . u . . . o . .. . . . " " . . . . u g ------- w . u , . o . . " " . . . . . . . u : . . .. '0 00 u. ~ . . ~. ~ ~ ...: " " In N: C 7"[ ~ ii11 . ~ >, . ... ~.(I ~ ..J . In \ '. = ~""I 0 ""--"- . , a: 0 ci 0 .. u: '" fIj ~ c ii II: 0 c( . ~ 0 0 ..J ... wlo II. ./ > . fIj w. ..J' 1D .// ,~ .. ~. i I/) // .. N .~ " , ,", , . \ \ \ \ \ __ .-J \, ., / \. ~d-ll] ". I. 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" '\1 <: .. 1- m '. ........ c .. , :':.:': '.- , ASPtN RtSORT ASSOCIATION LODGING "t"BtRSHIP CONTRACT fISCAL TtAR 1985-86 we/I the undersigned hereby accept this contract as written and agree to participate in the ~pen Resort Association C"ARK" for one year commencing May 1. 1985 and ending APril 30. 1986. we/I are hereby pledging payment in the amount of 515 per pillow. and commissions. as outlined in Section II. to ARA. 700 South Aspen Street. Aspen CO 81611. due and payable in accordance With the payment schedules outlined in Section II. we/I agree to remit the appropriate pillow fee to ARA within ten 110) working days after the acquisition of any additional properties and additional pillows. and to provide all information required ,in the Lodging l1embership Agreement. well OIxjlYYYYYY~ do not YYY _ want an off prelllise extension telephQne "thot 'linel connection with ARA reservations. If yes. we/I agree to pay the appropriate amount billed for hot line mileage~ equipment and touchtone service not later than one month following the billing from ARA. I understand that I IIlIlY purchase my own telephone instrument cequipment) and that. in that case. we/I would not be charged the equipment or touchtone costs by ARA., Wen also agree to pay installation and disconnect charges for this. service when and if applicable. Well ;understand that refunds on.. pillow dues will not be made should my, property or propertieselose pillows or discontinue membership during the 1985-8& fiscal-year. We/I understand that this signed' and dated Lodging "embership Contract must be recelved in the 'ARA office at 700 South Aspen Street., NOT LATER THAN APRIL 2. 1985 in order to be included in the 1985-8& summer and WInter brochures and publlcatlons. SEcn ON I. by-Illws i Association Responsibilities lln accord with lts 1. A Guest Orlented Referral Svstem: The Sole purpose is to serve the guest. primarily by. flndlng lodging. and secondarily by answering questions and providing information related to activities and facilities in the community. 2. A '<Full Time Service: The system will operate twelve tnonths . pH year. Staffing of"the operation will be based on seasonal demand and budgetarV,guidelines. 3. Colilmuni,t v 5 uppor t: The ARA, reser vat tons system is a dlvis'ion of ARA. which is funded by the business community of the',"resort. Its conceptualization 'and operation are based UlPOlliiicom:reJ.r:1 t y need and voluntat y communi ty suppor t. - 1 - t. Rat1na Svstem: The Association shall provieSe for an indepeneSent professionally aeSm1nistereeS lodging rating system for lodging members. The results of this rating shall be published for the general public. As in the past. provisions will be made for those members requesting a reinspection. A member may elect not to be rated. SECTION II Member Responsibilities and Criteria (In Accord with the Association by-laws) 1. To pay ARA a fee of $15.00 per pillow as dues assessment for the 1985-86 fiscal year (Hay 1. 1985 through April 30. 19861. for each tourist pillow as defined below. due aneS payable no later than May 31. 1985. If any member has not paid its pillow dues assessment by May 31. 1985 1 t shall not be entitled to any of the benefits of membership unt11 the pillow dues assessment are paid 1n full. These benefits 1nclude. but are not 11m1 ted to. reservation services and 1nclusion 1n brochures and other printed material. Member understands that once brochures and other printed material have gone to press that it is 1mpossible to add new listings to them. Any pillow dues payment which has not been paid by May 31. 1985 will bear interest at 1 1/2' per month until it has been paid in full. Be d Tvpe tlQ........ 2.L tllJ Q!Q I Twi n :2 Twi ns 1 double. queen or King 2 double. queen or Klng I hide-a-bed 1 2 2 3 I UnIts that are owner occupied and/ur never rented shall not be Included In pIllow count calculatIons. All units that are &valJable for short-term rental must be included in plllo~ c'c,ur,: and 11 s t ed wi t t, ARA. 2. AAA will charge and well agree to pay lln "ddltlon to the Pl11o~' feel. 7 1/2' of the gross: ental t evenue on each consumer bool'.1 tog made by AAA al.,1 5' of the gr oss rental revenue on each travel agent bo .king made by ARA. It is understood that the 5.. commisslon on travel agent bookIngs is In addit10n to the the commission pad to the travel agent. 3. It IS understood that ARA rece1ves requests from both consumers and travel agents requesting packages. In order to properly accomm~date these requests AAA plans to offer a package plan pr0gram as an added service to the guest and hIS tt a \',=1 agent. Only those members who elect to partlcipate 1n t,hl ~ pr ogr am and who agree to the f ollowi ng r equi r ements of tha: program as indicated by their separate signature to thIS ,paragraph. IoIlll receive referrals and booluTigs from guests - 2 - arid travel agents requesting package plans. . ~mber agrees to pay the travel agency its commdssion. on the lodg1ng portion of the package. to legitimate travel agents Yho book a package through ARA. . ~mber agrees to participate 1n a training program for 1ts management and employees as established by ARA. . ~mber agrees to arrange and purchase and d1str1but10n of the the recreational component of the not limited to lift tickets. be responsible for the tickets or vouchers for packages. including but we/I agree to participate in the ARA package plan program as indicated above. Yr.s0~- NO L1 ---f) \~.~"- k.;:.Y- t---- Signature - 4. The commissions due from the member to ARA under paragraph 2 above. shall be paid Yithin 15 days of the ARA billing to the lodge. These bills Yill be sent after completion of the guest's stay. Within the 1n1tial 15 day period it WJ.ll be the member's obllgatlon to prOVide ARA Yith a report as to cancelled bookings. no-show~. etc. In the event that the rroember tails to fulfill its. obligation to prOVide ARA WJ.th thls report or if there is a dispute as the amount due ARA the member shall be unconditionally obligated to pay ARA 60' of the blll pending receipt of the report or arbitration of the dlspute. In the event of a dispute. ARA's Reservatlon comrr.: ttee shall ar bi trate. Its, ,declsion stlall be enfClrceable in court Wlth the prevailing party to receive attorneys' fees and costs. Once the dlspute has been settled a refund check 0: ad::l1n(,na1 blll from ARA will be issued. if a.plicab1e. ,,':tt,ln 15 days. If any member has not paid its COmmlSS10nS vltr.H, 30 days of bl1l1ng It shall not be er,titled to any of the beneflts of membership untll the commis,ions are paid in full. Tnese b~neflts include. but are 1,0t lill\lted to. reservatlon serVlces and lnclusion in brochures and ott,er ..,rlnted material. I'\ember understands that once brochures and other prlnted mateDal have gone to press that it is lmp::lssiblE' to add nelol listlngs to them. Any cOll\lT\lssion l-,a,Yl!l,:,rlt which hds not been paid Yithin 30 days of billing shall bear interest at 1 1/2' per month unt11 it has been paid in full. 5. To provlde to ARA. as required. room availability. Such €-vailabili ty shall be provided promptly as specified by ARp, With frequency val ying Wlth season. Referrals may not be made to facilities who have not provided current availabillty. - 3 - It shall be the responsibillty of each ~mber to 1nform the ARA of last minute cancellations. odd openings. etc. &. To participate 1n a lodging rating system as defined 1n Section I. 7. To furnish information to ARA or a party designated by AR~ on a voluntary basis. in the form of a written statement If or inclusion in the AR~ s brochures and other printed materiall r egar dl ng: . Deposit policies . Cancellation Policies . No show policies . Commlssion policies · Rates Every member shall develop this information independently of any other ARA member and shall not consult or discuss this information with any other member. Any such discussions shall result in immediate term1nat1on of membership. 8. To maintain reception and bUSlness hours reasonably consistent with those of ARA and to provide telephone access. And to assure that property check-in. maintenance. maid service. and an emergency telephone number is provided to the guest. 9. To maintain product quality and services so as to avoid complaints and to handle refunds in a expeditious manner whenever possible. ARA will assist its members. when requested. to resolve any complalnts or problems between the member and its customers. 10. Members who durlng the year acquire additional properties shall. within ten nOI working days. submit to ARA the information requested in SECTION II above. An annual fee of $l~ per pillow shall be paid upon acquisition of additional pillows. 11. Associate members las defined in the by-laws). who are accepted for membership. shall pay the same dues as lodging members except that the m1nimum pillow fee will be $500.00 in addltion to the cOmnUssion payment schedule outlined in section 2 above. 12. Members will abide by all operational and applicable state. federal and local laws and regulations. This contract may not be altered or changed. - 4 - ACCEPTED~HIS __27 DAY OF ~... 19U. NA/'lE JlnlinaY_llnn,,,,._.l2.1 w. Hnp\<ip"._A:;.p.en. Co~--Blill POSI TI ON OR TI TLt ~.aJ)"port"ti on LlilJ.w;.i.o.g..__ FACILITY '~"R' ,PANY NA/'laA~, ~.P1l\P~J.O. SIGNATURt _~ - ------ eter Forsch Box 1248, Aspen Managers of Holiday House: Jan and Grant Kearsey 925-8844 - s - ~NTRIW.. RESERVATIONS 1.,"SJUTH ASPEN StREET I'lSPEN. ctt.ORADO 11611 S\)Io"'C":R LODGING ,II'FORI1ATlON FOR 1985 fl(COIIIODATlONS IIfl(JC)UtE '<;"PC F'LEASE RE TURN BY FE9RlJARY I. 1985. TW1N( YOU. PROPERty NAME Holiday House. 127 W. Hopkins. Aspen - 925-8844 SICt~T~ IJlLIAU~(I~,k, Resident Managers: Jan & Gra~t Kearsey DAlE october 1., 1985 Modest no frills lodging. Quiet close to Town. (55 Pillows) RIlTES FOR StJln~llDSxx Oct. & After April 15, 1986 ~IT TYF' I WEEI<l. Y LOW I ttONlfL Y LOW .' RECI.~AR SEASON I WEEKL Y REC I ttONTHL Y f; I I . DAi'ESI I I I (fu,d I . DAlt Y RIllE I I . I I . I I DORI1 . I I . I I . I I . I I . ~--" . I I . I I RI1 '\I_ . I I . I I . I I .' I I . I I . I I SlUDIO . I I . I I 20 ' . $30.00 with<kt kitchens, ~ twin bedS · I I Un~ts . Ie I . I I t BDRI1 . r I . I 1 . . $35.00 W/Kitthens, 2 doub\e beds . I I 5 un~ts, . I I . I 2 ElD~'I1 . I, 1 .' 1 . I I . I . I: I .' I I 3 ElDml . I' I .c I I . I I . I I . Ic I . I " ElDRI1 . 1 I .' I . I, I . I ...--- . I I . I I-OJSES . I I .' I . II I .'. I - -.. -~,.~~... ".,.,.. . '~h . ,'". ~....,- EVERY I1EHBER SHALL. DEVEt:W- lTH 5" II'FORt1AT ION INDEPENDENTLY' oF ,. AItr' lITHel lIRA I1EHBER ANr = -j'lL L NOT o:.-ISULT OR DISCUSS TfEfUFtelAnON WITH ANY OllER t€l1BERj ~Y Si'JCI.I:DISCUsSlCIN$ SHALL r~")Ll IN II1MEDIATE TERt11 NATI ON OF' l'Et19ERSHIP. , ' FURSE READ THE ttlF'Y tOR ~ ",,*PTY OR tQf>NfY IN THE 1914 tMt1ER ~. IF THERE ARE ~S, USE THEliIPflCE IELOW, 1I"1l ~ COF'Y TO lKtEE C31 LINES, Ila:LVDII~ liE NFlI1EoF THE PmlF'EJlTY, ADDRESS AND PHlH: tu1llE.R, FL~-ciE DO NOT USE, FLAIUlQY~T ADJECTIVES SVCH AS "5~I1ELY LUXURIOUS", ETC. TRY TO USE L~"UACE THAT" PROVIDES USEF\A. Itf'ORl1Ana. FOR THE CUEST, HAI1E oF F'ROPERTyHolidayHouse, 127 W. Hopkins, Aspen, Co. 81611 SICNATURE lJ~O(JJJt:JE. Oct. 1, 1985 Resident Mana~r: Jan' Grant ~ Kearsey, 925-8844 1984 ~R ~E,COPYI No deposit necessary or one night deposit to hold room for two or more nights. Cancellation policies: One night deposit if cancellation is less than 3 days prior to arrival. Ho show policies: No refund on no shows. -- .--' 1985 COPy CWlllGE (IF ANYH V- lJQ rP,OR.o~ <:>r 1",. jr pqgr.....':"....~ Pay phone in lobby. -......-....-.-..- LODGING AMENITIES CODE.. CPLEASE QED< IF RPPl.ICAIlLE) Cl1_ GRfJIJf' HEETlNG' FACIl.ITIES L lAttlDRY FACILITIES IN UllIT ~ IN LODGE H\~ HOT TlIBj J~nl HT B_ THERfFYHOl BATH TVElS P x F"OOL CHERlED) May thru Sept. S SAlJtlfl A _ ~IRTESY CAR' T _ TELEF10E IN^~n TV _ TELEVISlOO INUIIIT F -Lu.F IREF'LACE UlHTAVAIL. V/Q_ V.INGIQUEEN BEDS,RVAIL n:_ FlILL v'nCHEt/S' . f'Y.-L F'ARTlAL I(ITCI-f2t19 (in some units) R/C_ RES1AlJRAtlT IC'OC)'lAIL L()I;Jtr.E CF _ COMFUt1ENTAR'T, HILL llRE"."AST C(_ CO!1F'LJl1EtlTAR.CONTltlENTAL BREflI.:FAST CR~ CREDlT'CARDS Vs, Me, A.E. FF_ AF'ARTI1ENTS' AVfllLlIF LODGE I G _ SPECIALIZES IN,:SI'I CF'S. El _ tlAEliSITT ING AVI'\II... PT _ !"ETS AlLOIrJEl', DM_ DORtIS AVRIL. TI1_ TENNIS AVAIL, CP_ eAElI/1S AVAIL, HC_ HANDICAP FA':ILlTIES A'JAIL II _ Io.lEEKLY RATEs"f1'JF\1L. 11 ,_ 110NTH...Y RflTE'S' AVAIL, 111NltllJtI NIGHT STflY5,1 LN $30.00 REG $30.00 ,. EXTRA F'ER PERSON RATE . ------- CHILD RATE . -----_....-.~----, . DAT-' POCC..-HT lUll IE ClPEN I'HD I€ATEDI May thnf Sept 'f'l.EASE IeEEP US U>DATED ON THIS DATE. ~ MY WE CALL YOU Fm SUtt1ER REFERRALS? January or February DAm CLoSED FOR SF'RING Never closed OAT ES CLOSED Fm FALL Nov. 15 thru Apr il 15 Will YOt' WIJRI( WITH",;f>AO<ACE f>l.RNS THIS S\M1ER: YES tI) xx . . ----------- -----~~------------------------------------------------------------- !MiIC FESTlYAL oocmc PPlHICIFRTlON tI) tI) ~JSIC STUDENTS lO, ClNeI YES !MiIC FACVLTY lODe YES // / NO WE RECEIVE CALLS STARTI MY FOR BOt1<INCS, I WtU..D flI'PRECIATE A LIST OF UtllTS , -.-.. / II'ID FRICES FOR mSlc 8001< S AS ERRL'l',AS FEBRUARY,,BECAUSE OF FROFERTlES CLOSHlC PlID (MIERS caINe ON YACATI . THAN< yO\) FOR YM J'ARTlClFATlON. ;/ I CJ-WEEY. RATE Utli-Jo, TYF'E . WEEI( RATE I I RATES FOR I1USIC STUDENTS I'HD F tA.TY. - . I DOF\11 . I AM DElL . I SWDIO . I I BDRI1 . I 2 BORM . I 3 BDRM . I " BDRM " I OTHER " jI I 1 I I I '\ I , flo;AJN MAY I ASI~ YOU TO h-EASE RElUlN THIS FORM flY FEBRUARY I, 1985. THfltll( YOU AIlD WE LO(4( F~AAD TO R CREAT SUl1I1ER!