Alyeska Mountain Resort

Alyeska Mountain Resort Girdwood, Alaska October 2007 Submitted by: Alyeska Resort Management Co.

DESIGN TEAM Planners: 131 Church Street Burlington, Vermont 05401 802.862.0098 Architects: 501 Folsom Street, 4th floor San Francisco CA 94105 415.281.4720 RIM Architects - Alaska 645 G Street, Suite 400 Anchorage, Alaska 99501 907.258.7777 Engineers: 4041 B Street Anchorage, AK 99503 907.562.2000

table of Contents Executive Summary Part 1: Existing Conditions...1 1.1 Ownership...1 1.2 History and Context...2 1.3 Present Land Use Classification...9 1.4 Existing Infrastructure...16 1.5 Existing Physical Site Conditions...20 1.6 Existing Natural Resources...21 Figure 1.0 Figure 1.1 Figure 1.2 Figure 1.3 Figure 1.4 Figure 1.5 Figure 1.6 Figure 1.7 Figure 1.8 Figure 1.9 Context Plan Boundary Survey & Project Area Girdwood Zoning Designations Girdwood Area Plan Designations Slope Analysis Solar Aspect Avalanche Zones Geology Transportation Hydrology Part 2: Planning Influences and Considerations...29 2.1 Planning Objectives...29 2.2 Design Influences and Site Analysis...30 2.3 Resort Market and Position...33 Figure 2.0 Site Analysis Plan Alyeska Mountain Resort TOC

Table of Contents Part 3: Proposed...36 3.1 Overview...36 3.2 Development Areas...36 3.3 Densities and Uses...39 3.4 Plan Highlights, Character and Relationship to Surrounding Uses...40 3.5 Circulation, Parking and Access...47 3.6 Recreation and Open Space...52 3.7 Utilities and Infrastructure...53 3.8 Development Phasing...56 Figure 3.0 Figure 3.1 Figure 3.2 Figure 3.3 Concept Development Areas Circulation and Parking Recreation and Open Space Figure 3.4A Water Figure 3.4B Sewer Figure 3.4C Gas Figure 3.4D Electric Figure 3.4E Cable Figure 3.4F Telephone Part 4: Impact Analysis and Management...57 4.1 Conformance with Girdwood Planning Objectives...57 4.2 Traffic...61 4.3 Public Services...66 4.4 Wetlands...71 4.5 Snow Management...72 TOC

Executive Summary This document is submitted to address the requirements for an Area Master Plan under Title 21, Chapter 9 (21.09) of the Municipality of Anchorage Municipal Code. The project area includes 386.91 acres of property at the base of Alyeska Resort in Girdwood, Alaska. This area has been designated in the Girdwood Area Plan for Resort and Commercial Recreation uses and in the 21.09 as resort districts. Previous subdivision approvals and long-term planning for the project area has identified it for continued resort function. The plans, analyses and studies provided in this document are intended to provide the MOA and the general public the vision for the development of new residential, commercial and recreational uses. They provide a framework on which to move forward to a Development Master Plan and eventual implementation. Document Organization The document is organized into four (4) parts. Part 1: This is the general overview of the existing conditions of the property in terms of ownership, physical and natural site conditions, infrastructure, planning status and context. Part 2: This section of the will address the major design influences for the project including physical, natural, infrastructure). This part also discusses the vision of the property and the goal of creating a viable resort destination. Alyeska Mountain Resort

Executive Summary Part 3: This section of the presents the overall concept plan, how it is organized, the densities and uses proposed and the connectivity of the development areas to open space and recreational activities (including on-mountain improvements). This section also discusses the conceptual utility strategies for the project. Part 4: This section of the addresses and summarizes the potential impacts from the proposed project. It is focused on critical issues such as traffic, wetlands, and utilities. ii

Executive Summary Highlights The conceptual plan prepared for this features the following highlights: 386.91 acres of lands of which roughly 266 acres are proposed for use as recreational/open space Up to 1,377 residential units including a mix of singlefamily, duplex, townhouse and stacked condominiums clustered in development areas at densities between 1 and 20 units per acre. This is inclusive of the existing 300 room Hotel Alyeska. These residential uses may be a combination of wholeownership, hotel, fractional or timeshare. Up to 100,000 square feet of commercial uses within the including skier service spaces (base lodge, ticketing, rental, ski school, restrooms), guestoriented retail, administrative and real estate sales offices and maintenance facilities. Highlights of new uses include a Kid s Lodge, new 12,000 s.f. entertainment venue, outdoor concert seating and kiosks. Over 400 new surface parking spaces to serve both day skiers and resort guests. This brings overall parking in the resort to just over 2,200 spaces. New sidewalks, paths and plazas to integrate villages together and improve the connection to the Town. Connection to proposed Heritage Land Bank upvalley Nordic trails and development of a Nordic Center at the Hotel Alyeska Base. This document outlines the general strategies for dealing with potential impacts from traffic, utilities and wetlands. Alyeska Resort looks forward to working with the MOA and the community on this process. Alyeska Mountain Resort iii

Ownership 1.1 Ownership 1.1.1 Property Description The Alyeska Resort is located in the Girdwood Valley at Girdwood, approximately 40 miles south of Anchorage off the Seward Highway. The resort is bound on the west by the town of Girdwood, to the north by undeveloped lands associated with Winner Creek, and to the south and east by the Chugach National Forest. The lands comprising Alyeska Resort include a combination of 378.91 acres of privately owned lands within the Municipality of Anchorage and approximately 1,180 acres of lands leased from the State of Alaska, Department of Natural Resources (DNR). The resort operates on the DNR lands under a 55-year agreement that was last signed in December 1993. These lands extend from the existing base areas up to Alyeska Peak and Max s Mountain. 1.1.2 Current Ownership For the most part, all of the lands within this are owned by Alyeska Resort. An approximately 8 acre tract of land that is within the DNR leasehold is also included in this Area Master Plan project area for the purposes of planning. The proposed uses within the DNR lands are solely for ski related uses, ski area parking and circulation. Alyeska Resort will seek approval for such uses through the DNR. The lands within this are summarized below in Table 1-1. Legal descriptions of the tracts can be found in Figure 1.1, and Appendix A. part 1: Existing Conditions

Ownership Table 1-1 Alyeska Resort Tracts within Project Area Tract Owner Acres A Hotel Alyeska, LLC 30.98 DNR State of Alaska, DNR, Under Lease 8 B Hotel Alyeska, LLC 18.96 C Alyeska Holdings II, LLC 20.85 D Alyeska Holdings I, LLC 9.45 E Alyeska Holdings I, LLC 31.52 A1 Alyeska Holdings A1, LLC 94.33 V001 Alyeska Ski Resort, LLC 0.21 V002 Alyeska Ski Resort, LLC 3.23 V003 Alyeska Ski Resort, LLC 0.55 V004 Alyeska Ski Resort, LLC 2.47 V005 Alyeska Ski Resort, LLC 0.83 V006 Alyeska Holdings I, LLC 4.23 V007 Alyeska Ski Resort, LLC 0.99 V008 Alyeska Ski Resort, LLC 0.75 V009 Alyeska Ski Resort, LLC 8.65 U.S.S. No.3569 Alyeska Ski Resort, LLC 150.91 V Tract Subtotals 172.82 Total 386.91 1.2 History and Context 1.2.1. Alyeska Resort History Alyeska Resort began in the mid-1950 s through the cooperative efforts of locals seeking an alpine ski venue. The first chair lift began operating in 1960 and a day lodge was erected in 1962. The resort was operated by Alyeska Ski Corporation under the management of Francoise de Gunzberg. Along with the development of the first accommodation space (The Nugget Inn Hotel) in 1969, the late 1960 s saw the ownership change to Alyeska Airlines which 2

History and Context aggressively marketed the resort. Race programming at the mountain further helped to establish its brand identity. The 1970 s saw a major expansion of the operations at Alyeska Resort. Four new chairlifts were added within the decade, expanding access to the mountain terrain and skiing opportunities. A mountain top restaurant (Skyride) was also constructed. The period of the 1980 s and 1990 s saw the transformation of the resort from that of a primarily day skier resort to a more destinationfocused one. Snowmaking was added and expanded throughout this period of time, providing a more consistent snow surface and quicker recovery from thaw or rain events. New detachable lifts were installed along with expanded ski terrain to improve the visitor experience and skier circulation. Expanded parking was also provided. A new day lodge was added with expanded space and enhanced skier services. In the late 1980 s, the owner of the resort, Seibu Alaska, Inc. designed and ultimately constructed the 300 room Hotel Alyeska (formerly Prince Hotel) and the 60 passenger Alyeska Tram on Tract A of the land holdings of the resort. In December 2006, Cirque Property L.C. acquired Alyeska Resort, the Hotel Alyeska (formerly known as the Alyeska Prince Hotel), plus the management contract for Anchorage Golf Course and all other real estate holdings associated with the Alyeska Resort from Seibu Alaska, Inc. This new ownership has begun extensive infrastructure improvements on the mountain including new and improved snowmaking, updates to the Hotel Alyeska and is planning for substantial lift and trail improvements to better serve existing and anticipated visitors to the resort. Underlying all of these improvements is a commitment to balancing these upgrades and improvements with the unique character and charm that define Girdwood and the Glacier Valley. At the present time, Alyeska Resort registers approximately 160,000 skier visits annually and 75,000 visitors during the summer riding the Alyeska Tram. part 1: Existing Conditions 3

History and Context 1.2.2 Regional Context Girdwood, adjacent to the Turnagain Arm, is a distinct management and planning area within the Municipality of Anchorage (MOA). The Glacier Valley, within which Girdwood and Alyeska Resort are located, is bounded to the north and east by lands managed by the Alaska DNR and to the west by the Chugach State Park. The region is nearly surrounded by the Chugach National Forest. The close proximity of Girdwood to Anchorage and the highly traveled Seward Highway, make access to the region easy and convenient. The Seward Highway is a main connection from Anchorage to the Portage Glacier, a significant tourist attraction in the region. When coupled with the multitude of winter activities provided at Alyeska and the surrounding backcountry, the parks and regional attractions also create a high level of activity in both winter and summer. Nearly 1.8 million visitors pass through or are within the area on an annual basis. The Alyeska Tram averages approximately 75,000 visitors during the summer. Alyeska Resort averages 160,000 skier visits during the winter season. These numbers highlight the fact that this is a region that is clearly touristdriven (See discussion in Section 1.2.3) and growing in such a role. The natural environment within the region is stunning in its beauty and diversity. Major peaks such as Mt. Alyeska, and Max s Mountain as well as others in the Chugach range frame the valley and define the visual context for the property. Panoramic views of the Turnagain Arm are common from areas on the ski slopes and at the base area. Wildlife including moose, bear and beaver are evident in abundance and are routinely seen within the region. The thick hemlock and spruce forests of the region help support this habitat and provide the area with its rich visual tapestry. The long-range planning for the region has always been focused on the interplay between community and the outdoor recreational and natural environments. As the second largest national forest in the United States, the Chugach National Forest, with over 5 million acres of land, plays a significant part of this recreational framework. Both passive and active forms of recreation are in abundance within the region. The on-mountain activities at Alyeska Resort appeal 4

History and Context to alpine, telemark, backcountry and snowboarders alike. Fishing, hiking, mountain climbing, camping and cross-country skiing are also extensive and appeal to visitors and residents within the region. The Alyeska Resort and the greater Girdwood community are often the jumping off point for these outdoor adventures. 1.2.3 Current Resort status Visitation The majority of visitors to the Anchorage region do so during the summer months of June to August. According to information from the Anchorage Convention and Visitors Bureau, this visitation can be almost 70% of the roughly 1.6 million visitors each summer. Again, according to visitation surveys, nearly 66% of visitors to the Anchorage region visit the Portage Glacier, located south of Girdwood along the Seward Highway. In 1993, the projected summer visits to Girdwood were 108,200. In 2006, this number increased to 135,000. According to these latest statistics the average growth in summer visitation is about 5% per year. Alyeska Resort records log approximately 75,000 visitors to the Alyeska Tram each summer. Demographically speaking, these visitors were mostly from the United States (84%), were in Anchorage for vacation (82%), arrived by cruise ship (58%), were well educated (50%+ college education) and generally affluent (30% had average incomes in excess of $75,000). Statistics for winter seasons are less complete. The 1993-94 Winter Profile prepared by the Anchorage Convention and Visitors Bureau suggests an even higher percentage of visitors from the Lower 48 at 91%, a length of stay of 8.1 nights, an average age of 39 years and higher degree of education and affluence 2. Seasonal visitation at Alyeska Resort averages 160,000 skier visits per year. Alaska Visitor Statistics Program V: Summer 2006, McDowell Group, Inc., Pages 20-22. 2 Anchorage Convention and Visitors Bureau, 1993-94 Winter Profile part 1: Existing Conditions 5

History and Context Trails and Lifts Currently Alyeska Resort operates 700 acres of terrain for open skiing, of which approximately 206 acres is classified within trails. These trails are broken down into several ability categories as follows. Table 1-2 Alyeska Resort Ski Terrain Ability Breakdown* Ability Level Acres Existing Percent Ideal Beginner 4.8 2 2 Novice 10.7 5 13 Low Intermediate 17.6 9 20 Intermediate 89.5 43 35 Advanced Intermediate 50.5 25 20 Expert 32.9 16 10 Totals 206 100 100 *Alyeska Resort, Ski, 2000. Contrary to some perceptions, the amount of intermediate terrain at Alyeska Resort is quite high. Past deficiencies in trail quality (widths, snow conditions) have tended to give the false impression that the mountain was expert only. While the advanced terrain is plentiful, the recent and ongoing efforts of Alyeska Resort to improve the on-mountain terrain, access and snowmaking, will tend to also improve the function of the intermediate terrain for those of that ability level. Newer lifts, etc. will also improve the low and novice skier experience. These points are important from the overall perspective of developing a successful mountain resort. The quality and distribution of the trail system can, when managed well, be a significant factor in attracting destination resort guests. The ability of the terrain to offer progression (i.e. advancing ability levels) is also good and supports both local and destination guests as they improve their techniques. 6

History and Context The current lift systems at Alyeska Resort include three (3) doubles (Lifts 1, 3 and 5), two fixed grip quads (Lifts 4 and 7), a detachable quad (Lift 6) and the jigback tram (Alyeska Tram). A few rope tows are also operating. The resort is presently re-evaluating the lift systems and will be relocating and upgrading several as an adjunct to this. These improvements will initially benefit the skier experience most greatly. These improvements have been carefully considered in this plan so that ultimately they will support and enhance the overall resort experience on-mountain and at the base. part 1: Existing Conditions 7

History and Context Base Facilities Alyeska Resort has the following base facilities that currently provide skier service (retail, restaurant, etc.) within the project area. Table 1-3 Alyeska Resort Existing Skier Service and Commercial Spaces* Facility Area (gross square feet) Uses Daylodge 18,000 300 seat cafeteria, rentals, ticketing, restroom, accessories and lockers Sitzmark The Sitzmark is part of the Nugget Inn and has 84 restaurant seats and 66 bar seats. Admin 2,400 Administrative offices located on the south side of Alyeska Creek. A large percent of the space is used for storage. Aid Building 2,658 This three (3) level structure is used primarily for ski patrol / first aid and avalanche control. It is located near the base of Lift 4. The space does have some restroom facilities Lift Crew Room 1,100 Used mostly for employee lockers, storage and repair. Maintenance Facility 5,400 Hotel Alyeska 15,000 Located north of the Nugget Inn, this structure is used for machine shop, equipment repair and other related uses. Includes restaurant and bar seats plus retail and related uses. Totals +/- 45,000 Additional on-mountain facilities (Including the Glacier Terminal) provide maintenance, support and skier service spaces that contribute to overall resort needs. These facilities are located outside of the boundary for this Area Master Plan. *Alyeska Resort, Ski, 2000. 8

Present Land Use Classifications 1.3 Present Land Use Classification 1.3.1 Girdwood Land Use Regulations Title 21, Chapter 9 (Chapter 21.09) of the Municipal Code of Anchorage outlines the Land Use Regulations for the Girdwood Area. These standards and regulations were adopted to implement the comprehensive plan elements for Girdwood, preserve and enhance the distinctive mountain resort character and natural environment of the Girdwood area, and avoid overlap with standards and regulations applicable in other districts of the municipality. 3 The long and comprehensive process that culminated with the adoption of Title 21 Chapter 9 provides a clear vision for the pattern of development encouraged within the community and the intent for the use of lands. Two zoning districts defined in Title 21, Chapter 9 are evident within the project area (See Figure 1.2). The following provides a summary of these districts. GRST-1: Original Mountain Base Resort The GRST-1 district as outlined in 21.09.040E encompasses what this master plan describes as the Alyeska Base Area. This is the historic base lands, adjacent to the intersection of the Alaska Highway and Arlberg Road. The district encompasses 30 acres or 7% of the area within the Area Master Plan. The stated intention for this zone district is alpine ski resort base area, particularly for day skiers. 4 As such, the district permits (subject to conditional or major site plan reviews), a wide variety of commercial uses as well as multi-family housing in hotel, inn, etc. Interestingly, the GRST-1 district does not permit single family attached or detached dwelling units. This would 3 Girdwood Land Use Regulations, Chapter 21.09.010 Purpose. 4 Girdwood Land Use Regulations, Chapter 21.09.040E(2)a(ii). part 1: Existing Conditions 9

Present Land Use Classifications include shared wall townhouses as defined in the Gridwood Land Use Regulations (Chapter 21.09.050B(2)c). While the intention for not including single-family residential uses might be to reduce the likelihood that residential units would be purchased for primary occupancy, whole-ownership single-family residential units are a development form that is common to destination resort settings. GRST-2: New Base Resort The GRST-2 district as described in 21.09.040E includes the area around the existing Hotel Alyeska, the undeveloped lands between the original mountain base area (Alyeska Base Area) and the hotel site, the adjoining parking area and ski terrain at Alyeska. In total, this district is 356 acres or 97% of the area within the. Again, as a resort district, the stated intention of the zoning is to maintain and expand upon the current development for alpine skiing and tourism. 5 The pattern of permitted uses within the district is similar to that described for GRST- 1. Differences of note include the fact that in GRST-2, a heliport is a permitted use while in GRST-1 it is not. 6 Golf driving ranges are also permitted under Administrative Site Plan Review within GRST-2. Single-family development is permitted within the GRST-2 district. The existing zoning also sets size restrictions on various commercial uses including nightclubs, bars and retail spaces. These restrictions increase in intensity as the scale of the uses increase. For commercial uses less than 2,000 square feet, the use is considered a permitted one and review is commensurate with that status. Uses in excess of 20,000 square feet are altogether prohibited. All of these prescriptions are contained within the existing and underlying zoning. Refinement of these conditions will be part of this process. Girdwood Land Use Regulations, Chapter 21.09.040E(2)b(ii). 6 Girdwood Land Use Plan, Table 21.09.050-1 10

Present Land Use Classifications The GRST-1 and GRST-2 zoning districts are clearly written to address the needs of a mountain resort setting. While the lack of permitted single-family development (in GRST-1) is noted, the purpose of an area master plan is to establish a more defined vision for the property. As will be discussed in this application, single-family residential is a component that is proposed and is needed for a successful mountain resort. 1.3.2 Status within the Girdwood Area Plan The Girdwood Area Plan (Assembly Ordinance 94-238 S) was adopted on February 28, 1995 as a revision of the 1987 Turnagain Arm Comprehensive Plan, as that plan relates to the Girdwood valley. Both plans were enacted within the context of the ongoing disposition of lands within the region from the United States Forest Service to the Alaska Department of Natural Resources and the MOA. The Girdwood Area Plan (GAP) is an integrated land use plan addressing an array of issues associated with the status of Girdwood as a mountain town with a strong tourism and recreational economy. As a policy document, its purpose is to outline strategies for land development and the installation of major public facilities and services, such as water, sewer, transportation, parks and trails. 7 All of the lands within this proposed are within the jurisdiction of the GAP. As a major element of the GAP, a Girdwood Area Land Use Plan was prepared that addresses three major themes, essential to the character of the region 8 : a. Development of new resort and recreational facilities b. Continued growth of the Girdwood community c. Establishment and preservation of a system of open spaces Girdwood Area Plan, Chapter 1, page 1. Girdwood Area Plan, Chapter 7, page 43. part 1: Existing Conditions 11

Present Land Use Classifications Resort and Recreational Facilities: The GAP recognizes the symbiotic relationship between Girdwood and Alyeska. As the plan states, Alyeska Resort has brought to Girdwood a major alpine skiing facility for the recreational enjoyment of residents and visitors alike. 9 It goes on to acknowledge the role that Alyeska plays in support of local jobs and the local economy, highlighting how this has provided a somewhat independent economic base for the community and indirect benefits within other economic sectors. The GAP also notes the importance of other recreational opportunities within the valley and the role that the Alyeska resort base facilities play in providing visitor support services for such activities. The plan makes particular mention of summer season activities within the region, including golf, tennis, hiking and mountain biking. Beyond recreation, the plan also points to the role that destination resorts play in supporting cultural, educational and business activities. Concerts, arts festivals and conferences all help drive use of the facilities year-round, bring a diversity of visitors to the area and in turn, provide social benefit and enjoyment to the local community. In its discussion of resort development, the GAP also highlights the inherent challenge of creating this infrastructure while finding the balance for growth. The message that quality is better than quantity is clear. 9 Girdwood Area Plan, Chapter 7, page 43. 12

Present Land Use Classifications Community Growth: In the discussion of Community Growth, GAP pays particular attention to the importance of maintaining a smalltown atmosphere in Girdwood as a way to preserve it s attractiveness to residents and visitors alike. The plan notes that scale is critical as a part of the physical manifestation of small-town. Key points raised include: a. Lower intensity of development b. Lower scale c. Slower paced pedestrian and vehicular movements d. No congestion e. Diversity without stratification Again, the message is clear from the plan; balance resort growth and community character. Open Space: As one arrives at Girdwood for the first time they are overwhelmed by the scale of the valley. Although it is only about six miles in length, the rising peaks and vast dense forestlands that surround it magnify the sense of space. The GAP recognizes how integral to the community this open space is, both for locals and as a component of what makes the area attractive to visitors. Open space within the GAP is not merely for passive viewing. Open space helps define the built environment and preserve the natural one. It provides the space for play, reflection, gathering and solitude. Open space in Girdwood is alive and serves multiple purposes. These purposes have shifted throughout the region s history from natural resource extraction to recreation and tourism. It is in this context that the GAP views open space. part 1: Existing Conditions 13

Present Land Use Classifications The Girdwood Area Plan goes on to describe in detail the land use classifications within the region that are intended to guide physical development. The lands within this fall into two defined classes; Resort and Commercial Recreation. These two areas are discussed below. Resort Land Use: According to the GAP, the Resort land use classification applies to areas that are intended to be developed with base facilities and services that have a direct relationship to a major commercial recreation resource. Typically, such facilities include lodging, bars/restaurants, shops, entertainment/conference centers, and parking facilities. 10 Within the proposed boundary, this Resort land use classification occurs within the tracts defined as A, B, A1, C, D and the existing Alyeska Base Village. Much of the previous planning for base facility development at Alyeska Resort has been concentrated within these areas. Table 9 within the GAP provides the guidelines for housing densities and residential development within all land use classifications. According to this table, areas classified as Resort are envisioned for multi-family housing without any pre-defined maximum density. The under Title 21, Chapter 9, is the part of the process that has been implemented from the Girdwood Area Plan, to derive this maximum density. 10 Girdwood Area Plan, Chapter 7, Page 58. 14

Present Land Use Classifications Commercial Recreation: The designation of Commercial Recreation within the GAP occurs in four distinct areas within Girdwood. Two of these areas occur on Mount Alyeska. The main area includes the 1,150 acres of land which are presently leased by Alyeska Resort from the State of Alaska. This area is presently used for alpine skiing, hiking, and other commercial recreational uses. The second, at the time of the adoption of the GAP, was the undeveloped Parcel E, on the northwest side of the mountain and to the south of the Hotel Alyeska (formerly Prince Hotel) base area. Since the adoption of GAP, this parcel has developed lift infrastructure (Lift 7) and additional ski terrain, consistent with the stipulations set forth in the GAP. These stipulations included maintaining a buffer of the Winner Creek Trail, limiting development only to towers and lift terminals, revegetating all disturbed areas, limiting use of the service road to trail and lift maintenance only and positioning the ski trails along the alignment of the existing service road. 11 By all accounts these stipulations have been met. Allowed uses on Tract E also include skier support facilities such as snowmaking pump houses and skier services. Similar to the Resort land use designation, the GAP guidelines for residential forms and densities within Commercial Recreation areas suggests multi-family residential without any pre-defined maximum density 12. 11 Girdwood Area Plan, Chapter 7, Pages 57-58. 12 Girdwood Area Plan, Chapter 7, Page 49, Table 9. part 1: Existing Conditions 15

Existing Infrastructure 1.3.3 Existing Resort Approvals In 1987 Seibu Alaska Inc. submitted a master plan for conditional use approval to the MOA for the hotel project. This project outlined the development (as phase 1) of the now existing Hotel Alyeska at 300 hotel rooms. It also presented a vision for future development on parcels B, C, D and E. The densities and uses approved in the master plan (August 17, 1987) are summarized below. Table 1-4 Alyeska Resort 1987 Conditional Use Approval Summary Tract Acres Use Density Max. Height (ft) A 31.7 Village 900 bedrooms 100-105 B 21.8 Parking 800 spaces N/A C 23 Residential 250 bedrooms 55 D 9.8 Residential 100 bedrooms 55 E 27 Ski Uses N/A N/A Total 2,050 bedrooms Assuming an average of 2 bedrooms per unit (typical of mountain resort development), this earlier planning would have equated to approximately 1,025 dwelling units. Again, this subdivision only covered a small portion of the area discussed within this. 1.4 Existing Infrastructure 1.4.1 Roads The transportation system that serves Girdwood is made up of a few collector roads that all access the Alyeska Highway, which leads to the Seward Highway at the old Girdwood Townsite. These collector roads serve the modified grid network of local roads which are predominantly residential, single family lots. The topography is made up of moderate slopes in town, as the area sits in a valley with mountains directly to the east and west and sites directly 16

Existing infrastructure against the Mt. Alyeska foothills. Grades are relatively moderate in the valley area. All streets are two-lane, two way streets. There are no signalized intersections in the Girdwood area. All traffic control is provided through signage. Drainage is provided by a shallow swale and culvert system. No storm sewer system is present in the Girdwood Valley. The existing road network is discussed in greater detail in the Traffic Report (Appendix C) Alyeska Highway This is a two lane 24 foot wide road with stabilized gravel shoulders that are six to eight feet wide. It is classified as a Minor Arterial II. The posted speed limit is 45 mph up to just before Crow Creek Road, after which, it falls to 30 mph up to the base of Mount Alyeska. There is a paved pedestrian trail along the entire northern side of the road. Arlberg Avenue Arlberg is a two lane paved road approximately 16-20 feet wide that heads roughly north-south along the face of the mountain. It is the primary service for the Alyeska Road and proposed developments. There is a paved trail on the west side of the road that starts at the intersection of Alyeska Highway and Arlberg Avenue and continues up to the resort hotel. Neighborhood Local Roads There are many minor collectors/local roads that connect to the Alyeska Highway and Arlberg Avenue between the new Girdwood Townsite and the Alyeska Prince Hotel, which serve as access to the residential neighborhoods. On Alyeska Highway, there are a total of 5 intersections between the Glacier Creek Bridge and Arlberg Avenue (Saint Anton s Way-R, Donner-L, Timberline-R, Alpine-L&R, and Alyeska View-L&R). On Arlberg Avenue, there are 4 intersections with local roads (Davos, Olympic Circle-2 one way intersections, Cortina, Brighton, and Aspen). part 1: Existing Conditions 17

Existing Infrastructure 1.4.2 Water Anchorage Water and Wastewater Utility (AWWU) provides water service to the community of Girdwood and the Alyeska Resort via two production wells. The capacities of the wells are 1,000 and 600 gallons per minute (gpm) respectively, although only one well is operational at any one time. The wells also supply a one million gallon reservoir located north of the Alyeska Resort. A 16-inch diameter transmission main brings water from the wells and reservoir to the service area. The existing water system in the development area is shown on Figure 3.4A. In 2005, AWWU developed the Anchorage Water Master Plan (WMP) to provide a guideline for future expansion and upgrades to the existing water system. Future development at the Alyeska Resort and a Winner Creek ski area, among others, were taken into account for the planning period. This included a potential 600-room hotel as well as 300 additional condominium units at the resort and a new resort in the Winner Creek area, possibly situated close to the Alyeska Prince Hotel with 300-500 beds. The WMP forecasted an increase in the total annual water use for Girdwood from 87.8 million gallons (MG) in 2004 to 207.8 MG in 2024, with the average day demand increasing from 0.24 million gallons per day (MGD) to 0.57 MGD, and the maximum day demand increasing from 0.48 MGD to 1.13 MGD. The WMP recommended transmission, supply, and upgrade projects to meet the projected growth and water demand in the Girdwood area. 1.4.3 Sewer AWWU provides sanitary sewer service to Girdwood. The Alyeska Resort is served by the Northeast Interceptor Basin, which is the largest of three interceptor basins in Girdwood. Wastewater is transported to the treatment facility located on Ruane Road, east of the Alyeska Highway. The treatment plant was designed for an average daily flow of 0.85 million gallons per day. The existing sanitary sewer system in the development area is shown on Figure 3.4B. In 2006, AWWU developed the Anchorage Wastewater Master 18

Existing infrastructure Plan (WWMP) to provide a guideline for future expansion and upgrades to the existing wastewater system. The study included projected flows from future development at the Alyeska Resort and Winner Creek areas. This included additional development of the Alyeska Resort with a hotel of 300 to 500 rooms and 415 additional condominium units and a new Winner Creek ski area. The WWMP projected an increase in the annual average daily wastewater flows at the Girdwood Wastewater Facility from 0.5 MGD in 2006 to 1.13 MGD in 2026. Based on the system capacity and the projected demand, the WWMP determined that the downstream pipes have adequate capacity through the planning period. Therefore, system expansion and rehabilitation/repair projects were recommended, however capacity increase was not a concern. 1.4.4 Other Utilities In addition to water and sewer, the existing resort and any planned development will require gas, power and telecommunications infrastructure. The existing status of these services is described below. Natural Gas ENSTAR currently provides natural gas service to the community of Girdwood. Currently, a 6-inch gas line serves the Girdwood Airport and terminates at the Alyeska Prince Hotel. A 4-inch line parallels Davos Road, Alyeska View Avenue, and Brighton Road, and terminates near the intersection of Crystal Road and Taos Road. A sketch of the existing gas infrastructure in the vicinity of the planned development is included as Figure 3.4C. Electricity Chugach Electric Association, Inc. (CEA) currently provides power to the community of Girdwood. A sketch of the existing electric infrastructure is shown as Figure 3.4D. Telephone / Cable Alaska Communications Systems (ACS) currently provides part 1: Existing Conditions 19

Existing physical site conditions telephone service to Girdwood. A sketch of the existing telephone infrastructure is shown as Figure 3.4F. Alyeska Cable Company (ACC) currently provides cable television service to the community of Girdwood. A sketch of the existing cable infrastructure is shown as Figure 3.4E. 1.5 Existing Physical Site Conditions 1.5.1 Topography and Slopes The steepness of the property is consistent with its location adjacent to the existing slopes of the resort. There is a generally consistent grade between the Arlberg Road and the bottom lift terminals and tram stations at the Alyeska Base Area and the Hotel Alyeska Base respectively. This grade actually creates some unique challenges and opportunities. Challenges for development include providing road access to up mountain, slopeside areas that is not excessive and is in conformance with acceptable standards. Pedestrian access from parking areas is also a challenge in this environment, owing to the necessity to provide ADA (American Disability Act) access into the public space. The sloping terrain supports the potential for first level garage parking without extensive earthwork. This is particularly the case at the Alyeska Base Area. The sloping terrain also allows for skier circulation into potential residential development zones, maximizing the connectedness of the real estate to the mountain and supporting direct skier access to base villages. A slope analysis plan has been prepared for the project area (See Figure 1.5) showing the range of slopes. Approximately 196 acres (or 51%) of the 386 acres are in excess of 25% slope 1.5.2 Solar Aspect and Orientation A figure depicting the orientation of the sun relative to the lands within the development area is contained as Figure 1.6. The vast majority of the area is oriented towards the west and northwest. 20

Existing natural resources While not ideal relative to establishment of accommodation spaces, this orientation is a good one for snow maintenance. A small area on the southwestern corner of Tract A1 suggests southern exposure. This area would be ideally suited for hotel or similar structure that could orient outdoor amenity spaces towards the sun and realize passive solar heating gains. 1.5.3 Avalanche Hazard Although Alyeska is classified as a Class A avalanche area by the United States Forest Service, this most serious category of hazard does not prevent the terrain from providing a quality and safe outdoor recreational experience. The key to maintaining this experience has been the effective implementation of the Alyeska Avalanche Hazard Reduction Plan and installation of berms and other physical barriers to avalanche. Working from the comprehensive study and design of recognized avalanche expert Ed LaChapelle, PhD, a series of physical berms have been installed within the snowfront of the Alyeska Base Area to effectively turn avalanches away from the base area and into the lands presently used for day skier parking. Other barriers have been erected to protect Chair #5, top terminal and the Tram tower and base. Two avalanche zones have been identified within the property. The Zone A area includes major portions of the ski hill to the south of the Alyeska Base Village, including the Tanaka lift (Lift 5) and parking areas. The Zone B area extends well into Girdwood proper. 1.6 Existing Natural Resources 1.6.1 Vegetation The rich rainforest conditions within the region help foster a great abundance and diversity of vegetation. The entire valley is dominated by mountain hemlock (Tsuga mertensiana), Sitka spruce (Picea sitchensis), and black spruce (Picea mariana) forest. Spruce species are interspersed irregularly throughout the canopy. Hemlock is evident throughout. The understory part 1: Existing Conditions 21

Existing natural resources shrub layers consist of several huckleberry species (Vaccinium ovalifolium, V. alaskaense), false azalea (Menzeisii ferrunginea), and devils club (Oplopanax horridus). Herbaceous vegetation in the forest understory consist of dwarf bramble (Rubus pedatus), dwarf dogwood (Cornus Canadensis), stiff clubmoss (Lycopodium annotinum), oak fern (Gymnocarpum dryopteri), and (Dryopteris dilitata). Numerous avalanche slide paths are present on steeper slopes within the valley. These slide paths have revegetated with sitka alder (Alnus sitchensis), Scouler s willow (Salix scouleriana), and devil s club. 1.6.2 Soils and Geology Girdwood is located within the Kenai-Chugach Mountains physiographic province (Wahrhaftig, 1965). This province is characterized by rugged mountains 3,000 to 6,000 feet in elevation separated by deep valleys and eroded passes. The entire region has been subjected to five major glacial advances that invaded the area and is heavily glaciated. Glacial features such as cirques, eskers, horns, U-shaped valleys and rounded peaks are evident. There are five general soil groups encountered within the development area; bedrock, alluvial deposits, colluvium, glacial and marine deposits, and peat. The approximate boundaries of these groups are shown on Figure 1.7, Generalized Geology. The information provided is based on soil borings drilled during previous investigations and regional geologic maps. Bedrock The rock which comprises this part of the Chugach Range is generally uplifted, steeply dipping (70º to the east, into the mountain), slightly metamorphosed, sedimentary rock composed of greywacke (sandstone), and indurated shale and slate. Sporadic intrusions of igneous rock (granite) are present throughout the formation. The rock in this area has been identified locally as the Valdez Group. The bedrock is predominantly visible along the upper slopes and ridges that border the valley. 22

Existing natural resources Alluvial Deposits Alluvial deposits are primarily composed of sands and gravels. Minor amounts of silts and occasional boulders may be encountered. The deposits are located along old and new creek channels, along low terraces of Glacier Creek, and within small alluvial fans. Colluvium Colluvium is a wide ranged of grain sizes from silts and clays to rubble and boulders. The material is loosely deposited by gravity at the base of and on lower segments of steep mountain slopes. Colluvium tends to be highly variable over short distances, may contain soft or loose areas, and springs and seeps may be encountered. Glacial and Marine Deposits Glacial and marine deposits typically underlie flat, often swampy areas within Glacier Creek valley. Silts and clays are present in high quantities and also contain sands, gravels, and cobbles in a dense matrix. Peat Within the Glacier Creek valley, thick (greater than five feet) deposits of organic material overlie the mineral soils. These peat deposits are primarily located on the southeast side of Glacier Creek and can exceed depths of 10 feet. The presence of peat indicates a high or perched groundwater table. Topography The proposed development spans across areas with slopes which range from about 5% to 67% or more, and relief that varies from about 240 feet to about 600 feet above sea level. Shallow bedrock (<3 feet) will likely be encountered for portions of the development at higher elevations, while 75 feet or more of different soil layers may be encountered at lower elevations. Shallow bedrock knobs may also be present at the lower elevations. part 1: Existing Conditions 23

Existing natural resources Groundwater Groundwater across the site is likely to be encountered at or near the ground surface. The groundwater table generally slopes from east to west and is recharged by Mystery Stream and the watershed in the mountains to the east. It is likely that any granular soil stratum will allow large volumes of water to permeate down gradient. Likewise, it is likely that any stratum of fine grained soils (silts and clays) encountered will have perched water above it. It is also likely that zones of sand and gravel containing water under artesian pressure may be encountered within and below the silts and clays. It should be assumed that the groundwater table will fluctuate several feet seasonally and with local precipitation. 1.6.3 Habitats Habitats within the project area include Spruce Forest and Tall Shrub habitat types. Spruce Forest habitat is comprised of black spruce, with western hemlock, devil s club, alder, and blueberry present. It serves as primary habitat for numerous tree-nesting bird species, as well as for black bear and small mammal species. Tall shrub habitat, comprised primarily of an upper alder canopy and devil s club understory, is less frequently used as habitat; however, due to the presence of berry-producing vegetation, such as blueberry or cloudberry, it probably also serves as forage habitat for numerous mammals, and some birds. Wildlife species observed during the field visits by the project team included several passerine bird species and large mammals. Moose were present within the open peat wetlands adjacent to the existing hotel and parking area. Black bear were observed west of Glacier Creek, outside the immediate project area. Prevalent bird species observed in the forest canopy or flying over the valley include; varied thrush, bald eagle, American robin, American goldfinch, ruby-crowned kinglet, golden-crowned kinglet, and grouse. No rare, threatened or endangered species were observed or are indicated within the project area. 24

Existing natural resources 1.6.4 Wetlands Baseline wetland data was obtained from the Municipality as it was determined in the 1996 revisions to the Anchorage Wetland Management Plan. The original 1982 Wetland Management Plan was made primarily through remote sensing techniques, e.g. using color panchromatic aerial photographs and color infrared aerial photographs. The subsequent 1996 revision utilized the 1982 data and refined it to the parameters of the 1987 ACOE Wetland Manual. These remote sensing techniques primarily mapped open peat bogs in the Glacier-Winner Creek valley as this type is readily visible on the photographs. In total, approximately 181.5 acres of wetlands are mapped by the Municipality in the valley. DOWL Engineers (DOWL) has been contracted by the Alyeska Resort Management Company to perform a Preliminary Wetlands Delineation (PWD) of the Alyeska Tract A property. In addition to a PWD, this report describes the classification and mapping of each wetlands habitat, and an evaluation of the functions and values of each wetlands habitat. Tract A is located in Girdwood, Alaska (Appendix B, Figure 1) approximately 40 miles southeast of Anchorage. Girdwood is located on Turnagain Arm and is bordered on three sides by the Chugach State Park and Chugach National Forest. The community lies at approximately 60.94 Latitude and -149.16 Longitude. Girdwood is located in the Anchorage Recording District (Appendix B, Figure 1). 1.6.5 Hydrology Description of Drainage Area Runoff from the western hillside of Mount Alyeska (elevation 3,939 feet) drains northwesterly toward Arlberg Road, the Alyeska Resort Hotel and the community of Girdwood. Runoff is generally collected in ditches along the roadways and diverted into large diameter culverts which drain to one of the many tributaries of Glacier Creek. The Drainage Area Map is presented as Figure 1.9. part 1: Existing Conditions 25

Existing natural resources Methodology The hydrologic data was computed using the regression equations for Southcentral Alaska developed by the United States Geologic Survey (USGS). The regression equations were developed using data from 71 gaging stations. The equations use drainage area, storage, and mean annual precipitation as predictor variables. The equations and accuracy information are shown in Table 1-5. Site specific basin characteristics were obtained using GIS analysis of topographic maps and the USGS publication, Estimating the Magnitude and Frequency of Peak Streamflows for Ungaged Streams in Alaska and Conterminous Basins in Canada, Water-Resources Investigations Report 03-4188. Table 1-5 Alyeska Resort USGS Regional Regression equations for estimating flood magnitude for various recurrence intervals for Southcentral Alaska. Regression Equation for Specified Recurrence Interval (71 gaging stations) Average standard error of precipitation (percent) Average equivalent years of record* Q10 = 0.7445A0.8887 (ST+1)- 38 3.5 0.2204 P1.147 Q50 = 1.395 A0.8563 (ST+1)-0.2313 41 5.9 P1.120 A=drainage area (square miles); ST=area of storage - lakes and ponds (percent); P=mean annual precipitation (inches) Applicable Range of Variables: A: 1.07-19,400; ST: 0-28; P: 20-158 * The number of years of systematic streamflow data that would have to be collected for a given site to estimate the streamflow statistic with accuracy equivalent to the estimate from the regression equation 26

Existing natural resources The average daily traffic vales are important to the selection of storm events for designing drainage side ditches and culverts for roadways. Based on the preliminary traffic impact analysis performed as part of this report, the average daily traffic for Arlberg Road will be about 5,400. According to the Federal Lands Highway Project Development and Design Manual, Exhibit 7.1-B, General Design Criteria and Exhibit 7.1-C, Average Daily Traffic (ADT) vs. Minimum Design Flood, this corresponds with 10-year design event for side ditches and 50-year design event for culverts. Both the 10- and 50-year storm events were evaluated in this analysis. Groundwater Groundwater across the site is likely to be encountered at or near the ground surface. The groundwater table generally slopes from east to west and is recharged by the watershed in the mountains to the east. It is likely that any granular soil stratum will allow large volumes of water to permeate down gradient. Likewise, it is likely that any stratum of fine grained soils (silts and clays) encountered will have perched water above it. Zones of sand and gravel containing water under artesian pressure may be encountered within and below the silts and clays. It should be assumed that the groundwater table will fluctuate seasonally and with local precipitation. Hydrologic Results The peak discharges calculated for the 1,423-acre (2.22 square mile) drainage area are presented below. Table 1-6 Alyeska Resort Flow Estimates from USGS Regional Regression Equations Flow Estimate for Indicated Return Period (cfs) Stream Alyeska Creek Drainage Area (mi2) Storage (%) 10 50 2.22 3.6 141 226 part 1: Existing Conditions 27

Existing natural resources The 10-year and 50-year discharges from the hillside to the roadway adjacent to the proposed development are 141 cubic feet per second (cfs) and 226 cfs, respectively. Presently, the flow is divided among many large culverts that cross the roadway. To the best of our knowledge, the culverts appear to be sized adequately to convey the groundwater and surface runoff. Historical flooding within these drainages has generally been the result of sediment clogging the stream beds or vegetation clogging culverts. Both conditions are manageable through appropriate operational and maintenance procedures. 28

planning objectives 2.1 Planning Objectives As described in Part 1, Alyeska Resort sits as a portal to the diverse recreational opportunities and natural surroundings of Girdwood and the Chugach Mountains. The enjoyment of this setting, in both summer and winter, provides the Resort with a unique opportunity to broaden and expand its accommodation environment and resort guest experience. The objectives of this are centered on reestablishing the qualities at Alyeska Resort that will encourage visitors to come, stay and participate in the experience of Alaska. While the mountain has always provided an incredible recreation experience for those who have come, the resort needs to adapt to the changes in the mountain resort industry and resort guest preferences. The success of a modern day mountain resort relies on maximizing the connection of the resort guest to the authentic qualities of the community and the mountain. Girdwood is a real place with a real mountain. The planning for Alyeska Resort must build upon this authenticity and move it forward to reflect the realities of modern destination resorts. Through architecture and site planning, a sense of realness is paramount. Another major objective of the planning was to evaluate and establish balance at the resort between the day skier and the destination guest. On-mountain, both groups have a shared experience. Within the built environment of Alyeska Resort, both groups have different needs that need to be addressed. Day skiers want convenient parking, easy drop-offs, a great base lodge with lockers and storage, quick access to the slopes and great nightlife and entertainment that they can enjoy year round. Destination guests want connectedness to the mountain, views, some measure of privacy, and a diversity of things to do. They want to feel that they are part of a real place, if only for a little while. Great mountain resorts have evolved to blur the distinction between the two guests. Their needs are not mutually exclusive. part 2: Planning Influences & Considerations 29

design influences AND SITE analysis The technical goals for the are to establish the density and uses within the project area, listen to and react to public and municipal input, understand and develop strategies for addressing the major areas of potential impact, and align the vision for the mountain with the planning process. 2.2 Design Influences and Site Analysis Clearly the long-term planning for the mountain has always included the development of slopeside real estate, skier services, and mountain improvements and associated parking. From the Turnagain Arm Master Plan through the Girdwood Area Plan and as codified in Title 21, Chapter 9, their has been generally uninanimity on the idea of a mountain resort at Alyeska. The key factors that have influenced this plan include: Re-establishment of the importance of the skier at the mountain resort As part of the ongoing rejuvenation of Alyeska Resort, the skier experience is paramount. From snowmaking, trail improvements to new lift service and better access, the experience on the mountain is a central focus. This focus must be manifest at the base areas through the development of facilities that make getting on the mountain easy and make time off the mountain enjoyable and memorable. The need for commercial services The March 2007 Girdwood Area Plan Review survey, completed by the MOA, suggested that a large majority of residents in Girdwood want additional commercial facilities. This area master plan contemplates some commercial services including retail, restaurant, etc. The focus of these services should be for resort guests, to prevent competition with other community commercial at the new town center or along the Seward/Alyeska Highways. Maintenance of the Small Town character Clearly a significant contributor to the quality of life for 30

design influences AND SITE analysis Girdwood residents is the small town atmosphere. The plans and designs for Alyeksa Resort should reflect the goal of preserving this atmosphere. The elements that reflect small town include scale of buildings, pedestrian connectivity, preservation of open space and the environment. Physical integration with the community Alyeska Resort sits at the edge of the Town of Girdwood. Like many of the great ski towns in the United States and Europe, where one starts and the other ends is difficult to tell. Barriers between the community and the resort should be blurry as much as possible. Separation should be ample enough to address noise or other potential distractions, but not so much so as to create an atmosphere of exclusivity. Strong pedestrian connections to existing trails and recreation paths should be encouraged as should connections to future Nordic trails. The plans should be supportive of services that appeal to local residents and resort guests. The plan should also encourage and support alternative transportation initiatives such as the Glacier Valley Transportation Company to provide scheduled service. The natural environment and conditions While the physical and natural factors discussed in Part 1 of this application clearly help define where development is feasible on a technical basis, other considerations from the natural environment will also influenced the planning for this area. Snow and Climate: The heavy, wet snowloads of the region will require careful design and planning to protect pedestrian environments from falling ice and to provide sheltered space during bad weather. Avalanche/Seismic: The design of base facilities will need to respond to the avalanche and seismic conditions of the region, using design techniques and construction methods that are appropriate. part 2: Planning Influences & Considerations 31

design influences AND SITE analysis Landscape: The preservation of existing vegetation is considered to help promote the integration of the project with the natural surroundings. Alyeska Resort as the economic engine Clearly Alyeska Resort is a major economic engine within the Girdwood community. While employment at the resort fluctuates seasonally, between the mountain and the hotel, the resort employees roughly 300-500 full time employees. The development of new skier services, residential accommodations and resort amenities will result in new employment generation. The important role that Alyeska Resort plays as a driver of the economy should be maintained and enhanced further through the development of activities and programs that promote four-season use of the resort for outdoor recreation, conference and other related uses. The physical and natural factors within the project area discussed in Part 1 influence where development can occur and the form that development can assume. A site analysis plan, depicting how those factors come together to define the built environment is presented as Figure 2.0. Three major areas are evident to support future resort-scaled development within the project area: 1. Alyeska Hotel Area (Tracts A and B). Lands directly north and east of the existing hotel site have slopes suitable for development, appear to be uphill of evident wetland areas and are adjacent to ski terrain. This area has previously been studied for development as part of the 1987 Seibu master plan. The areas for development within these areas 2. Tracts C/D/E. While the terrain in these areas is more challenging, there are some clustered areas within these tracts that have grades less than 25%, do not appear to be impacted by wetlands or other natural resource constraints and could have either ski-to/ski-from or minimally, ski-to access. Existing drainages and the Winner Creek Trail should be addressed as part of any development plan. 32

resort MARKET AND position 3. Alyeska Base Area (Tracts A1 and V ). Tract A1 moves up hill along the snowfront, parallel to Lift 3 and is bound on the uphill side by Lift 7. Slightly downhill of the upper terminals of these lifts is a relatively flat plateau with spectacular views both up and down valley. This site would be ideal for a hotel or other such marquee building, given its iconic setting and excellent connectivity to both sides of the ski terrain. The Tract V area is within the confines of the current base area and would essentially be a redevelopment situation. During redevelopment, appropriate measures to protect streams, address avalanche issues and address public access to the snowfront should be taken. Integration within the project area is critical. Both vehicular and pedestrian systems should be responsive to the development pattern described. Connectivity to existing trails along the west side of Arlberg Road and to potential Nordic trails within the Moose Meadow areas should also be considered. 2.3 Resort Market and Position Day Skiers According to the 2000 Ski and a 1997 skier survey conducted by Alyeska Skier Services, provide a basis for understanding the existing resort market and position. Alyeska is one of the local resorts (along with Hilltop and Alpenglow) serving Anchorage. In this role it is clearly dominant over three other two. The 1997 survey suggested a nearly 85% positive impression of Alyeska, based on high rankings for ski conditions, trail and terrain variety and trail length. This information only reaffirms the importance to the resort of the local skier market. The length of lift lines at the resort was raised as one negative issue. As will be discussed, several on-mountain changes, coupled with potential base area improvements planned that will help to address the circulation and uphill capacity of skiers. part 2: Planning Influences & Considerations 33

Resort Market and Position The local skier market was particularly supportive of the quality of parking, the ski school facilities and other services. These factors should be considered in the design and planning within the. Resort Guests As discussed previously, the annual summer tourist visitation to the Anchorage region is increasing on average 5% per year. Resort skier visitation is also increasing, albeit at a slower pace. This is likely the result of the fact that expansion of day skier opportunities are limited and that improvements needed to support additional skier visitation (lift upgrades, base improvements and services) are not yet in place. A key purpose of the is to reestablish the services and amenities within the resort that attract destination skiers. Opportunities for additional tourist visitation at Alyeska Resort exist for both summer and winter. Attractions to further support summer use of the facilities at Alyeska Resort may include on-mountain upgrades, convention or meeting support. The development of new accommodation space will ultimately rely on supporting all season of interest for tourists. Real Estate Although no formal market study has been completed for this, recent studies for 2006 Crow Creek Neighborhood Plan and the Peterson Economics Glacier- Winner Creek study prepared for the MOA suggest several trends relevant to this. 1. The availability of land within the Glacier Valley is limited. A land use inventory completed in 1993-94 by the MOA Planning Department suggested that 288 acres of private land were undeveloped in Girdwood with the vast majority of the lands either developed (including park and public) or undeveloped municipal or state lands. The scarcity of developable private lands has meant an increasing cost for vacant lots. 34

resort MARKET AND position 2. The demand for second-homes in Girdwood is two-fold; second home for residents of Anchorage and those from outside Alaska. The strong recreational focus of the area, coupled with the relatively short drive to Anchorage, does create a 2nd home market for those living and working in Anchorage. 3. The market for second-homes to those outside of Anchorage at present is relatively small, likely due to the lack of necessary skier services at the resort and because no existing slopeside second home offerings exist. Slopeside single-family lots, with access to ski terrain, and views, would be highly attractive, particularly given the limited potential for such uses. 4. The two most common forms for residential, second homes in Girdwood are single-family and condominium. Condominium types range from duplex to stacked units. The recently built Snow Raven condominiums in the new town center is demonstrative of the growing market for stacked units. 5. The stacked residential development within Girdwood has tended to have smaller (600-800 square feet) individual unit sizes. In modern mountain resort environments, this development form is increasing in dominance, particularly within village areas where clustering is needed to achieve suitable densities. In these environments, stacked units typically average 1,100 square feet and are double-loaded off a central hallway. This type of structure has the advantage of allowing a mix of unit types (bedrooms), integration with commercial or skier services, and concentrates visitors within base areas to support retail and restaurant uses. 6. The recently approved Crow Creek Neighborhood Plan will introduce between 465 and 710 housing units/lots on 981 acres. These lots and unit types are envisioned as single-family, attached single-family, townhouses and apartments. The Crow Creek Neighborhood Plan appears more strongly oriented towards primary-home ownership than second-home ownership. part 2: Planning Influences & Considerations 35

Overview 3.1 Overview The proposed defines development on the property within 7 areas totaling 386.91 acres. A small portion of the lands within the project area are located on lands leased from DNR, but proposed for use as parking. The highlight of the proposed plan is the expanded village at the Hotel Alyeska site, a new pedestrian-scaled village at the Alyeska Base area and a mix of residential development forms on lands that bridge the two areas. All of these areas are to be considered as part of this. A rendered conceptual plan showing the proposed vision, densities and uses proposed in the can be found as Figure 3.0. The following sections will discuss, in detail, the essential elements of this plan, highlighting key features and describing how the plan supports the stated goal of balancing resort and community, day skier and destination guest. 3.2 Development Areas The proposed proposes the entire project area be included as part of the resort planning environment. There are seven separate areas that comprise the lands within the project area. Each is summarized in the table below along with a general description of the intended land use(s). These development areas are graphically depicted on Figure 3.1 and summarized on Table 3-1. part 3: Proposed Area master plan 36

Development Areas Development Area A B Table 3-1 Alyeska Resort Development Areas Description / Planned Land Uses High Density Residential and Resort Commercial Parking, Maintenance, Employee Housing and related uses Acres 38.98* 18.96 C Low to Medium-Density Residential 20.85 D High Density Residential 9.45 E A1 V Ski Lifts and Trails, Recreational Open Space High Density Residential, Ski Lifts and Trails High Density Residential and Resort Commercial, Ski Lifts and Trails, Recreational Open Space 31.52 94.33 172.82** Total 386.91 *Includes 30.98 acres within the platted Tract A of the Alyeska Subdivision, Prince Addition, 87-131 plus 8 acres of DNR leased lands to the east as depicted on Figure 3-1. **Includes 150.91 acres of ski terrain lands identified in Parcel U.S.S. No. 3569. Development areas A, A1 and V are located adjacent to existing ski trails and are planned at the highest densities. This is consistent with their locations on resort base lands and their adjacency to trails. Much of A1 and V will be active open space in the form of ski terrain. On a general basis, Area A is more focused on the destination guest and Area V is more focused on day skier use, given its close proximity to the heart of Girdwood. This does not imply, however, that both user bases will be limited in access. It simply recognizes what is already evident, Area V will have base lodge facilities, a high concentration of lifts, easy drop-offs and close parking; all of which tend to attract day visitors. 37

Development Areas Development Area B is the location of the primary parking lots at the Hotel Alyeska Base. Redevelopment of the parking lot to accommodate other uses is planned. Development Area C is envisioned as a lower density residential area, owing to the natural topographic grade and access. Although lower in density, the area will have some good potential for ski-to and ski-from. Development Area D is planned for somewhat medium density development with ski-back potential. The area has a good proximity to both the Hotel Alyeska Base and the Alyeska Base Village, and is convenient to Arlberg Road. Development Area E includes the Lift 7 area as well as portions of the snowfront nearest the Hotel Alyeska Base. Its function in the master plan is for skier use and connectivity between development zones. These Development Areas are merely presented to provide continuity between previous planning efforts and the proposed. The applicant anticipates that at the time of submission for development master plans for any specific area of the property, that flexibility in allocation of density and/or uses will be required to address changes in market conditions or resort space needs. part 3: Proposed Area master plan 38

Densities and Uses 3.3 Densities and Uses The densities and uses proposed within the various tracts in the are summarized below. Development Area (Tract) Table 3-2 Alyeska Resort Planned Residential / Commercial Densities Acres Dwelling Units (du) du/ acres Commercial Uses (sf) A 38.98* 630 16 35,000 B 18.96 24 1.3 10,000 C 20.85 34 1.6 None Proposed D 9.45 138 15 None Proposed E 31.52 N/A N/A N/A A1 94.33 390 4.1 10,000 V 172.82** 161 1 45,000 Total 386.91 1,377 3.6 100,000 *Includes 30.98 acres within the platted Tract A of the Alyeska Subdivision, Prince Addition, 87-131 plus 8 acres of DNR leased lands to the east as depicted on Figure 3-1. **Includes 150.91 acres of ski terrain lands identified in Parcel U.S.S. No. 3569. As the table suggests, including existing hotel (300) and 24 proposed employee housing units, the total projected residential units within the project area is 1,377. It should be noted that the range of densities 1-20 units per acre, are generally consistent with the range expected at a mountain resort. The amount of commercial space anticipated reflects what already exists within the project area. This scale of commercial is also consistent with the range expected at a mountain resort of this size. It must be stressed that commercial uses would include skier services (rental, ticketing, food and beverage, etc.) as well as administrative offices, maintenance and guest oriented retail. Alyeska Resort has presented this information by tract to reflect the pattern of development anticipated in the conceptual plan (Figure 39

Plan highlights, Character and relationship... 3.0). Given the need to be responsive to market conditions and resort space requirements, densities and uses may need to transfer between development areas as appropriate. 3.4 Plan Highlights, Character and Relationship to Surrounding Uses Six of the development areas are proposed for residential or commercial use and are described in detail below, along with the how they relate to surrounding uses. Development Area (Tract) A: Hotel Alyeska Base Village Building on the successful Hotel Alyeska, the conceptual plan for this zone includes four major new structures, an outdoor pedestrian environment and pond with smaller scale (1 story) retail and service spaces, new parking lots within this tract and on adjacent DNR lands to the east, new pedestrian connections to existing and planned parking areas. Excluding the existing 300 room Hotel Alyeska, the concept suggests for 330 new residential accommodations and up to 20,000 square feet of new skier service, retail, and restaurant and support spaces. Approximately 10,000 square feet of this commercial space will occur in the smaller structures within and along the plaza. A road house venue is also envisioned. On-mountain, the plan depicts a new magic carpet lift parallel to the tram building to support learning center needs and ski school functions. The four main structures conceptually planned in the zone are described below: A1/A2: These new structures are shown slightly north and east of the existing hotel and slightly east of a proposed new parking facility. They would form the southern edge of the pedestrian environment that surrounds a planned pond in the middle of the village. These primarily residential part 3: Proposed Area master plan 40

Plan highlights, Character and relationship... uses could accommodate up to 114 dwelling units with limited guest amenity spaces. Parking would be surface parking at the adjacent lots. These are anticipated to be 3 stories with a maximum height of 55 given their proximity to Arlberg Avenue. The general approach relative to scale is to place taller structures as far from public vantage points as possible. This may not be feasible in all cases, but it is a general intent. A3: This slopeside structure sits slightly uphill and north of the existing tram building and is planned to include both residential units (128) and restaurant. Owing to its position slopeside and away from major roads, it is planned at 5 stories or a maximum of 100. This is in scale with the Hotel Alyeska and earlier approvals within the tract. A4: The last major structure is located at the northern end of the pedestrian plaza. It is conceptually planned to include residential uses (88). The maximum height of this structure is 5 stories or 100, consistent with past planning in the tract. Development Area (Tract) B: Parking and Support Tract B exists as the primary parking facility for the Hotel Alyeska Base area. The intention of this is to keep this function, but also incorporate currently planned changes to the tract. Proposed changes include: Creation of a 24 unit (16, two-bedroom and 8, fourbedroom) employee housing project and associated parking. Approximately 100 employees will be housed in this structure. Development of a Chapel of 5,000 square feet and 50 parking spaces Creation of a resort maintenance facility of 5,000 square feet. A new Nordic Center, located adjacent to the existing parking area and Arlberg Road, will ultimate connect to future Heritage Land Bank developed Nordic Trails. Beyond these modifications, the only anticipated 41

Plan highlights, Character and relationship... improvements will be to add pedestrian connections from the lot. Parking is discussed in Section 3.4 of this application. Development Area (Tract) C: Hillside Residential The low to medium density residential development planned in Tract C may include: Creation of 22 duplex slopeside residential units with associates ski-back trails, roads and infrastructure Creation of 12, 1/3 acre single-family lots. A new access road serving this and the A1 zone, from Arlberg Road at a point approximately due east of the edge of the Moose Meadow wetland and before the big left hand turn towards the Hotel Alyeska. Structures are planned to be 2 stories with a maximum height of 35 feet. The existing Winner Creek Trail at present moves along the edge of this zone. It is the intention of this to relocate this trail from this existing location to a new location within the adjacent Tract F. Tract F has been set aside for open space purposes. A minimum buffer of 75 feet from the edge of the trail to new residential uses is planned. Development Area (Tract) D: Hillside Residential The conceptual plan for this area includes: Four stacked condominium structures with 138 dwelling units Ski back trails and a pedestrian/skier connection to the Alyeska Base Village Two new access points into the area from Arlberg part 3: Proposed Area master plan 42

Plan highlights, Character and relationship... Road. Pedestrian connections across Arlberg Road (crosswalk) to the existing recreation path. Development Area (Tract) A1: Alyeska Base Village- Slopeside This area comprises lands adjacent to Lift 3 and its associated trail network as well as a portion of land on the eastern edge of the existing grid network of Girdwood. Four potential pods for development are shown. A total of 390 residential units and 10,000 square feet of commercial spaces are planned. A1.1: This structure, located north of the upper terminal to Lift 3 is planned as a hotel of up to 300 units. With its remarkable views of the Turnagain Arm and the Glacier Valley, this will be a truly grand lodge with exceptional skito and ski-from access. The structure is anticipated to be 5 stories with a maximum height of 75. Access to the hotel would be from the new road described for access into Area C. The concept envisions possible walk-to cabins within the ski terrain, associated with the hotel use. A1.2/A1.3: Downhill of the hotel and to the south of the existing water tank, the plan conceptual shows a cluster of 27 townhome (triplex) units accessed from a new road built off the existing drive that services the Challenge Alaska structure. A new reservoir tank, adjacent to the existing one, is also planned. Maximum heights planned are 2 stories or 35 feet. A1.4: Slightly downhill of the Challenge Alaska building and slopeside to the Lift 3 alignment, is this 54 unit condominium structure. A pedestrian connection between it and the plaza within Development Area V (see below) is also shown. Maximum height would be 55 feet. 43

Plan highlights, Character and relationship... A1.5: This last area is north of and adjacent to the existing residential grid of Girdwood. A total of nine (9) single-family lots of approximately 0.25 acres are planned along with a new access road between Tract D and structure A1.4. These single-family lots help to connect the grid of the town into the fabric of the resort. The road and associated pedestrian connections help support the movement of residents and skiers from locations within the project area and provide an internal road connection to reduce service access on existing roads within the town. Development Area (Tract) V: Alyeska Base Village This is the heart of the day skier service environment at the resort. The conceptual plan depicts six new structures. To help support this concept, several major on-mountain improvements are planned including the upgrade of Lift 4 to a high-speed detachable quad, and the re-alignment of Lift 3. Both of these improvements are intended to support a better skier experience, address on-mountain circulation issues and improve uphill capacity. A new compressor building is planned within the day skier parking area. Within these base lands, the removal of the Sitzmark and adjacent vacant residential units owned by Alyeska Resort Management Company will be needed to open up the opportunity to extend Lift 3 westward (downhill) to ultimately position the bottom terminal at a point west of the East Condominium parcel. This planned location improves skier access to the village and will enliven the space by giving Lift 3 a more prominent role in supporting uphill capacity. Along with associated ski school functions in adjacent spaces, it will also help buttress existing commercial spaces in the East Condominium parcel. Final positioning will be subject to additional design and planning work. part 3: Proposed Area master plan 44

Plan highlights, Character and relationship... On the southern end of the Development Area the mountain plan envisions creation of a Race and Terrain Park Area that may include a new handle tow to support race program development, snowboard terrain and other alpine uses. A mountain coaster, a tracked, self-regulated sled, may also be included in the area. These attractions can be used in all seasons and all weather and include an uphill lift to carry riders to the top of the course. Zip lines and other mountainside activities may also be developed. The pedestrian plaza within the village is critical. It is planned to move along the snowfront, connecting new structures and providing a conduit between the day skier parking to the south and Lifts 3 and 4. An existing pedestrian easement from Olympic Circle to a location near the base of Lift 4 is also proposed to be relocated to a location at the western end of Olympic Circle and heading south. This will serve two purposes; 1) it removes the easement from an area where development is likely to occur and, 2) it puts the easement in a location to connect pedestrian traffic along Olympic Circle to the Alyeska Base Village Plaza. It also will enable a single, combined stream crossing of Alyeska Creek for pedestrian, emergency and service vehicles access into the plaza. Design of roofs and pedestrian environments will greatly consider the snow and climate conditions of the region. A new drop-off area for day skiers and buses is planned along the southern end of the village, adjacent to a reorganized parking lot. A more organized and revised parking lot is also planned to support the East Condominium. This lot straddles land owned by Alyeska Resort Management Company and East Condominiums. See Section 3.5 for more details on parking. The conceptual plan shows new structures within the area set back from the edge of Arlberg Road by a minimum of 50 feet. The area along Arlberg Road in this area is planned for extensive landscaping and vegetation to help soften the 45

Plan highlights, Character and relationship... development edge and transition between the surrounding residential grid of Girdwood and the resort-scale. Architectural massing studies of this Development Area are in progress. Initial ideas and concepts are pending and will be submitted to the MOA as soon as possible. Again, on an overall basis this zone is planned for 161 residential units and 45,000 square feet of commercial spaces. On a conceptual basis, the structures within the area may include: V1: This is a new 12,000 square foot restaurant, bar and entertainment venue to replace the Sitzmark restaurant and bar. This is a important location as an anchor for après ski given its location adjacent to day skier parking and proximity to the race hill, the base of Lift 4 and a regarded snowfront designed to support outdoor concert seating. Combined with the exceptional views up and down valley towards the Turnagain Arm, this structure will become a signature at the resort. Skier support space such as lockers and a snack bar are also anticipated. The outdoor concert venue and interior space in this facility will also provide great opportunities for summer concert programming. The adjacent day skier parking facilitates such events. The maximum height is anticipated at 55 feet. V2: This structure is envisioned as the replacement for the existing daylodge. This facility is planned to include much of the required skier service spaces (restrooms, lockers, ticketing, cafeteria, rentals, and retail). These commerciallyoriented uses are planned to account for 18,000 square feet in the structure. In addition, habitable spaces on the upper 2-3 stories of the structure would provide up to 38 accommodation units. Owing to the sloping terrain of the base area, a first level parking structure is possible to provide parking for all residential units on a 1 space per unit basis. Maximum height is anticipated at 55 feet. part 3: Proposed Area master plan 46

Circulation, parking and Access V3/V4: This structure is conceptually planned for residential uses with a combined total of 79 dwelling units. Located adjacent to Alyeska Creek, the plan shows a buffer of 25 feet. Conceptually, V4 will be connected by a second or third level sky bridge to V3. Maximum heights are anticipated at 55 feet. Both are located adjacent to the skier plaza and easily access Lift 4. V5: This structure, depicted at the southern end of Olympic Circle and to the north of Alyeska Creek is shown as a potential mixed-use structure with up to 26 dwelling units and 5,000 square feet of commercial spaces. Commercial uses may include retail shops, skier services, real estate offices, etc. V6: Adjacent to the base of Lift 3, this building is conceptually planned as the Kid s Lodge, where ski school programs and kids programs would be based. Approximately 5,000 square feet of skier service space is anticipated. Its convenient slopeside access as well as location at the eastern end of Olympic Circle may drop-off and snowfront access easy. At a maximum of 55 feet in height, the structure could accommodate 18 residential units on the upper floors. 3.5 Circulation, Parking and Access 3.5.1 Circulation As Section 3.4 discussed, circulation is a key element of this project. While the topographic and natural resource constraints of the site will require development to be clustered in relative small areas, it is the circulation systems that help connect these areas together into a cohesive resort. A diagrammatic plan showing this circulation system is provided as Figure 3.2. There are four basic circulation systems within this resort environment: 47

Circulation, parking and Access Pedestrian The pedestrian circulation system is intended for use by resort guests and residents to make their way around (on foot) within the resort environment. Through sidewalks, plazas and paths, this system promotes integration within the built environment. Connections to other circulation systems are also critical. Parking areas, for example, should have strong pedestrian connections linking them to destinations (base lodge, restaurant, tram, etc.) Trail Within the project area, the primary trail is the Winner Creek Trail. The trail circulation system is intended to enable resort guests and residents to connect to areas outside of the built resort environment. As conceptualized, the plan shows Winner Creek Trail as it leaves the existing day skier base area, being relocated into the open space tract F and then reconnecting with the existing alignment as it nears the existing pumphouse on tract C. In addition, the ongoing discussion and planning for a Nordic trail network upvalley of Alyeska Resort, enables that trail network to be integrated into this. As discussed previously, a Nordic Center and supportive trails within the boundaries of the Area Master Plan are planned to enable this connectivity. Skier As a mountain resort, Alyeska also has a seasonal circulation system that is most critical to the success of the resort. The existing lift and trail system largely define where visitors and guests will arrive and leave for on-mountain excursions. The connectivity between the Hotel Alyeska Base and the Alyeska Base Village provided by Lift 7 and connector trails is fundamental to establishing where skier and resort part 3: Proposed Area master plan 48

Circulation, parking and Access services occur. New ski-back trails from these existing trails into development clusters in zone C, A1 and D, all help provide another means for guests and residents to move within the resort. Vehicular The suggests only 9,000 new feet of road, most of which is to serve the areas slopeside. New road is also planned to support the expanded parking in Tract A. These new roads will largely be used only for resort guests. The design and planning for these roads will consider appropriate design standards of the MOA and the potential traffic consequences discussed in detail in Part 4 of this application. 3.5.2 Parking Within mountain resort environments parking is an important element. The strategy within the is to provide convenient day skier parking as close to lifts and skier services as possible and integrate parking for residential development when feasible. As noted in the geology discussion in Part 1, the unconsolidated nature of the soils and relatively shallow ground water of the region make subsurface parking both technically difficult and economically unfeasible. The natural grades do, however, allow for first level parking. This type of structured parking, integrated into a building system, allows a garage level to take up native grade. On the downhill side the garage may be exposed. This façade can be soften through terrain modification and/or landscaping. On the uphill side the garage is buried and the second level becomes the main access. The area within Development Area V lends itself to this organization. Existing Parking According to the 2000 Alyeska Resort Master Plan, approximately 1,800 spaces of surface parking are currently in place at Alyeska Resort. This is divided nearly evenly between the Hotel Alyeska area and the Alyeska Base area. 49

Circulation, parking and Access Observations from the resort indicate that, in general, the availability of parking is not an issue. The convenience of parking is an issue at some busy times of year. Proposed Parking The Table below summarizes the proposed surface parking within the resort. Parking areas P1 to P6 are proposed new lots. Parking area EP1 is a slightly reworked version of the Base area day skier lot. EP2 is the revised day skier lot near the Hotel Alyeska. EP3 is the existing hotel parking lot. Table 3-3 Alyeska Resort Existing and Proposed Surface Parking Parking Area Spaces P1 28 P2 170 P3 50 P4 100 P5 310 P6 170 PROPOSED PARKING 828 EP1 585 EP2 660 EP3 145 RETAINED EXISTING PARKING 1,390 TOTAL 2,218 The parking areas are depicted graphically on Figure 3.2. The general parking plan for the resort is to: 1. Provide sufficient day skier parking at both base areas with convenient drop-offs. part 3: Proposed Area master plan 50

Circulation, parking and Access 2. Where practical, integrate parking for destination guests into structure (1st level). For single-family, duplex and townhouse style units, this may include traditional garages. For stacked units this may include a ground level parking structure. 3. Where structured parking does not make sense (technically or economically), provide convenient destination guest parking, again with convenient drop-off. 4. Parking for residential units should be within the range of 0.5 to 1 space per dwelling unit. Although this range may be lower than for general residential development, it is very consistent with the intended focus of the residential component on second home, destination visitors who will arrive in larger numbers by bus or will be renting vehicles. 5. Encourage the use of the new shuttle service to manage parking areas effectively at busy times of the year and reduce demand for parking from local Girdwood residents. The Glacier Valley Transportation Company is anticipated to begin service in November and will offer twice hourly service during the day. The planned route takes it from the Hotel to the Alyeska Base Village, into Girdwood to the mouth of the valley and returning back. This should provide a quick and easy way for Girdwood residents to get to and from the resort without use of automobiles. Overall, the conceptual plan provides approximately 400 new spaces in surface lots, plus additional structured or integrated parking for residential areas. Development Areas C, A1.2, A1.3 and A1.5 are all planned to have parking within the units as depicted. Structured parking is also being studied in Development Area V. 51

Recreation and Open Space 3.6 Recreation and Open Space Within the 386 acres of the project area, approximately 266 acres are anticipated to be used primarily for outdoor recreation and related uses. As an active open space environment this constitutes 68% percent. This area is graphically depicted on Figure 3.3. While the boundary of the project area conforms (in large part) to the limits of the private ownership of land, the balance of the resort s leaseholding, in effect, create even more open spaces. Contextually, the scale of the development within the Area Master Plan is paled in comparison to the existing and protected open spaces of the Glacier Valley. That is by design. The focus at Alyeska is on the natural environment that surrounds the resort. The pedestrian environments, circulation systems and even residential and commercial areas are focused on the open space. In addition to the recreational open space within the Area Master Plan and the existing open spaces that surround the project area (as outlined in the GAP), there will be substantial open space with developed areas. Buffers between developed areas and roads will help preserve roadside views, soften the line between the built and unbuilt environment and reduced noise impacts. Riparian and wetland areas within the project boundary will be recognized and adopted into the overall open space framework. Greenbelts and natural corridors will be established to link open spaces together. Existing and proposed trail networks will be set in natural buffers where feasible to preserve the quality of the outdoor experience for users. This quality of experience is important to the resort to emphasize the connection of the visitor to the outdoors. part 3: Proposed Area master plan 52