December 20, Mr. Ray Milliner Summit County County Planner 60 North Main Street PO Box 128 Coalville, UT 84017

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1 December 20, 2016 Mr. Ray Milliner Summit County County Planner 60 North Main Street PO Box 128 Coalville, UT RE: Property located at 3770 North Highway 224 (Former Colby School and Snowed Inn Site) Dear Ray: At the Planning Commission work session in May regarding the Colby Project CUP, the Commissioners asked some questions for us to follow up on at the next scheduled work session. I have listed the bullets of question themes the Colby Project was asked to respond to and our response or where the response (if visual) is located in the submittal materials we are provided on December 15, We also were asked by staff to prepare additional architecture renderings and information in order to better understand the design, massing and volumes of the structures. The past months have been spent revisiting the site plan with architectural information in order to advance the overall design of the development. In doing so, we learned that maintaining the same footprint of the rear addition that we showed in May generated three levels of rooms instead of two as we had originally planned. This efficient design is reflected in the updated site plan. Landscaping We have submitted an updated Landscaping Plan that shows enhanced circulation for pedestrians/bikes in and around the site, two new pedestrian/bike only entries into the project, and key enhanced vegetation areas. Please see the Landscaping Plan. Outdoor Lighting - An Outdoor Lighting Plan has been prepared and submitted as part of the CUP. Additional language restricting the lighting is proposed and is as follows: The basic guideline for exterior lighting at the Colby House is to keep it subdued, understated, and indirect and to minimize the negative impacts to surrounding property. We propose the following additional restrictions:

2 Only full shielded motion activated and emergency lighting on the western exterior walls of buildings (facing Park West Village) and the northern side of the Colby Cabins (facing Two Creeks). The same warm color temperature of outdoor lighting shall be used site-wide as approved by the CDD. It is crucial to have fully shielded lighting, but the color of light is also very important. Because blue light brightens the night sky more than any other color of light, it s important to minimize the amount emitted. International Dark Sky Association recommends using lighting that has a color temperature of no more than 3000 Kelvins. Noise - Design Mitigation: The design of the site focuses people and noise to the center of the developed area; closer to 224 and away from Park West Village and Two Creeks. Gathering spaces are internal to the developed area with buildings and landscaping surrounding the places where people can sit and meet outside. Additionally, along the eastern boundary where the property touches Brookside Estates, an existing soil berm protects and shields both properties (Colby and Brookside) from one another. The berm runs along the property line and is located on the Brookside property. Operations Mitigation: Typical operating hours Restaurant/Café: 7am 10pm Lounge Bar: Lunch-1am (Liquor License Area) Control of Noise: If there is live or recorded amplified music, all exterior doors and windows shall first be closed to control noise and cannot be opened expect for normal ingress and egress. Outdoor Speakers: Any outdoor balcony, deck, patio or garden speaker systems in conjunction with approved outdoor dining may not emanate beyond the boundaries of the outdoor dining area. Fitness/Yoga room: 6:30am-8pm Outdoor events: 7am-9pm (per County Code) Loading Operations: 6am-10pm (per County Code) Domestic Power Equipment (Landscaping, mowing, saws, sanders, etc.): 6am-10pm, 9am-10pm Sunday (per County Code) Construction: All construction activity will comply with Ordinance 316-A. All construction equipment shall be adequately muffled and maintained to minimize project noise. Construction working hours will be between the hours of seven o'clock (7:00) A.M. and nine o'clock (9:00) P.M., and nine o'clock (9:00) A.M. on and nine o'clock (9:00) P.M. on Sundays. The county building official or county engineer may authorize extended hours for construction operations or procedures which, by their nature, require continuous operations, or modify or waive the hours of work for or on projects in generally isolated areas where the extended hours do not impact upon adjoining property occupants.

3 Odors - See Site Plan for discussion and review Berm and layout. Parking - The more efficient use of the addition on the rear of the existing Colby School House allowed for creation of added accommodation rooms within the same footprint. Our plans include trip reduction measures to reduce vehicles on site, however the parking analysis demonstrates an allowed 126 stalls. A concern voiced by the Park West neighborhood was that limited parking on site would lead to overflow parking occurring in their neighborhood. Examining this site, the best place to locate parking, regardless of how many stalls, is away from the Park West neighborhood and the Two Creeks area so that the maximum amount of porous surface and open space are protected along with creation of a buffer between the site and other properties. In this case the existing soil berm already hides the parking and most of the building from highway 224. Expanded parking in this same area will continue to be hidden from the highway by an enhanced berm while also not creating a new impact to Park West or Two Creeks. We will apply for the appropriate permit for the area of parking outside of the 100 setback. For parking restrictions and employee trip reduction, see event management plan and Traffic (below). Traffic - For traffic management, see event management plan. Employee numbers and Employee Incentive Plan to reduce traffic are proposed as follows: Anticipated Employee Numbers: Based on the submitted CUP application site plan. Food Prep Services/Lounge Bar - Breakfast and Lunch: 4 employees (typical hours 6am-3pm) Dinner: 4 employees (typical hours 4pm-9:30pm) Coffee/Grab and Go - Multiple Shifts: 1 employee at a time (typical hours 6am-5pm) Restaurant Service- Breakfast and Lunch: 3 employees (typical hours 6:30am-2:30pm) Dinner: 3 employees (typical hours 3:30pm-9:30pm) Lodging Staff 1 to 2 employees on schedule at a time. Yoga/Fitness Staff 1 to 2 employees on schedule at a time. Estimated maximum number of employees at one time: people (includes the potential overlap or an additional housekeeping staff added in). Proposed Employee Trip Reduction Incentive Program - Monthly bonuses/incentives provided directly to employees reducing trips or via a random drawing of all employees who participate. Qualifying methods for trip reduction will include: Bicycle Transportation (e-bike or traditional); Carpooling; Drop-off or walk in; and Public transit ridership;

4 Our current estimate of maximum employees at one time for normal operations is 14 people. Assuming we get at least two employees to carpool or arrive without a car, we can open up 1-2 parking spaces during peak periods. If our efforts are successful at getting 50% participation, we could see up to 7 parking stalls available during peak periods. We will provide on-site shower and changing facilities for all employees to help facilitate biking or walking to work. Our anticipated schedule for employees is outside of peak traffic hours and the load/unload at the resorts. We see a 6 or 6:30 am shift leaving prior to ski load out, and an evening 2-3pm to close or 6pm to close. If we provide van shuttles for guests, we will also make that service available to employees for pick-up and drop-offs in Summit County to get to and from work. Emergency Access Images, views of proposed locked gate, and a proposed crosssection of the emergency access are detailed within the new submittal, see Emergency Access Plan. Event Management Plan - The Event Management Plan and proposed restrictions are proposed as follows: The Planning Commission asked us to prepare an Event Management Plan for the project at the May work session. Working with staff, based on the unique nature of each event the project might host, we have come up with the following conditions of approval to institute for the project. Staff has suggested: Any event that exceeds a parking demand of 126 vehicles will utilize a remote shuttle service and/or taxi type drop-off and expressly prohibit parking for the event in Park West Village and on Highway 224. Employees will be calculated into the parking demand and will be either accommodated on-site or also shuttled in from offsite locations. No Parking on 224 or within Park West Village for the project will ever be permitted. Staff will be educated at the time of hire regarding parking rules. The Colby Project will be able to enforce towing on 224 via the Sheriff s office. Website and marketing materials for the project will promote alternatives to a personal vehicle to access the event, and provide links and numbers of private transportation companies/services along with public transit options (how to get here for free!) will be promoted to our audience. Event contracts will include language requiring shuttles, valet service, taxis and other transit mechanisms as part of the event agreement. Transit, traffic and parking will be a

5 required part of our event contracts (for example: weddings, yoga retreats, family reunions). Impacts Exhibit Measurement of key locations and distances for lighting and noise impact reduction, impervious areas percentage. Sincerely, Brooke Hontz Owner Representative for Hoffvest Daly Summit Consulting