State of Vermont Agency of Commerce and Division for Historic Preservation Community Development 1 National Life Dr., Davis Building, 6th Floor Montpelier, Vermont 05620‐0501 [Phone] 802‐828‐3045 http://accd.vermont.gov/strong_communities/preservation/ [Fax] 802‐828‐3206

HISTORIC PRESERVATION PROJECT REVIEW COVER FORM Please complete this form and attach it to the top of all information submitted to this office for review. Accurate and complete forms will assist in the timely processing and response to your request.

1. DOES THIS INFORMATION RELATES TO A PREVIOUSLY ☐ If you have checked this box and noted the previous Project Review (PR) number

SUBMITTED PROJECT? Please check box. assigned by this office you do not need to continue unless any of the required information below has changed. 1a. PREVIOUS PROJECT REVIEW NUMBER or PROJECT NAME

TOWN COUNTY

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Project Name

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Point Data GIS Coordinates/Location Information/UTM Latitude‐Longitude

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PLEASE PROVIDE A BRIEF DESCRIPTION OF THE PROJECT (include a more detailed summary or cover letter describing the details of your project as an attachment.)

The Historic Preservation Review Process in Vermont

In order to insure that historic preservation is carefully considered in publicly-funded or permitted undertakings, there are laws at each level of government that require projects to be reviewed for their potential impact/effect on historic properties.

These laws include:  10 V.S.A. Chapter 151 - Act 250/Criterion 8 - For projects requiring a new Act 250 permit or an amendment to an existing permit.  Section 248 - Public Service Board - For projects requiring a Certificate of Public Good.  22 V.S.A. Chapter 14 -The Vermont Historic Preservation Act - For projects with state involvement in the form of funding, licenses or permits.  Section 106 of the National Historic Preservation Act of 1966 - For projects with federal involvement in the form of funding, licenses or permits.

Regulations on line at: http://accd.vermont.gov/strong_communities/preservation/review_compliance/rules

Project review consists of identifying a project’s potential impacts to historic buildings and structures, historic districts, historic landscapes and settings, and to known or potential archaeological resources. Project review is a consultative process between the applicant and the Division. Applicants are encouraged to contact our office as early as possible in the project planning process. We can assist in identifying historic resources in the project area and provide guidance on how to evaluate and avoid potential adverse effects to those resources as an outcome of the project. While protecting historic resources, this can save you time and money in the development of your project.

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Agency Involved

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2. Does the project site involve or is it near a property listed or recommended for listing in the Vermont State or National Registers of Historic Places? ☐ Yes ☐ No ☐ Unknown

ALL PROJECTS SUBMITTED FOR REVIEW SHOULD INCLUDE THE FOLLOWING MATERIALS

☐ Project Description – Attach a full description of the nature and extent of the work to be undertaken as part of this project. Relevant portions of project applications to other state and/or federal agencies and environmental statements may be submitted if applicable.

☐ Location Map ‐ Include a map locating the project in the community. The map must clearly show street and road names surrounding the project area as well as the location of all portions of the project. Appropriate maps to include are USGS quadrangle map or google map.

☐ Site Plan – The site plan should include the project boundaries and areas of proposed excavation and construction, as applicable. ☐ Project Plans – Architectural and/or engineering plans drawings, etc. ☐ Photographs ‐ Photographs may be scanned black‐and‐white prints, digital images, color prints or color photo copies; save them as either JPEGS or in a PDF format. Standard (black & white) photocopies are not accepted.

Architecture

Are there any resource(s) (buildings, structures such as bridges, walls, culverts, and objects), districts or landscapes within the project area? ☐ Yes ☐ No If no, please skip to the Archaeology section.

If yes, please submit the following information: To research a building click on the link to access our Online Research Center

☐ The resource is 50 years old or older ‐ Approximate age(s): ☐ The resources(s) are listed in the State or National Register of Historic Places ☐ Individually ☐ part of a historic district ☐ Unknown ☐ Photographs of each resource or streetscape within the project area, with captions, along with a photo key. (Digital photographs are accepted. All photographs must be clear, crisp and focused.) ☐ If the project involves rehabilitation, demolition, additions, or alterations to existing buildings or structures, provide additional photographs showing detailed project work locations. (i.e. Detail photo of windows if window replacement is proposed.)

Archaeology

Does the proposed undertaking involve ground‐disturbing activity? ☐ Yes ☐ No If yes, please submit the following information:

☐ Description of current and previous land use and disturbance.

☐ Available information concerning known or suspected archaeological resources within the project area (such as cellar holes, wells, foundations, dams, etc.)

Please note that for many projects an architectural and/or archaeological survey or other additional information may be needed to complete the review process.

CONTACT PERSON FOR PROJECT

Name & Title Firm/Agency Address City State Zip Phone Fax email

Historic Resources Assessment

KILLINGTON RESORT K-1 BASE LODGE REPLACEMENT

Killington, Vermont

Prepared for Killington Resort Killington, Vermont

Prepared by VHB 40 IDX Drive, Building 100, Suite 200 South Burlington, VT 05403

February 19, 2019

Table of Contents Table of Contents ...... i

1.0 Introduction ...... 1

2.0 Historic Sites Review ...... 2

2.1 Project Summary ...... 2 2.2 Location Information ...... 5 2.3 Project History ...... 5 2.4 Environmental Character ...... 5 2.5 Area of Potential Effect / Existing Buildings and Structures ...... 6 2.6 Current and Past Land Use ...... 8 2.7 Potential Impacts to Historic Sites ...... 9 3.0 Alternatives Analysis ...... 10

3.1. Rehabilitation of the K-1 Lodge ...... 10 3.2. Preservation of the K-1 Lodge and Construction of a New Lodge ...... 12 4.0 Recommendation for Determination of Effect ...... 14 4.1 Mitigation Measures ...... 15 4.2 Middlebury Analysis ...... 15 5.0 Conclusion ...... 18

Appendices A. Maps a. Project Location Maps b. Site Plan / Area of Potential Effects Map B. Project Plans C. Determination of Eligibility a. Advisory Council Minutes, 1/24/19 b. Historic Sites and Structures Survey Form c. Photographs d. Figures D. Existing Base Lodge Exterior History E. Alternatives Analysis Documentation a. Code Review b. Structural Evaluation c. 2006 Addition Plans d. Crowd Photographs at Killington K-1 Base Lodge

i Table of Contents

1.0 Introduction

VHB has prepared this Historic Resources Assessment (“Assessment”) at the request of Killington Resort and the Vermont Department of Forest, Parks and Recreation (“VT FPR”) for the purpose of addressing the impacts on historic properties of the construction of a replacement for the Killington K- 1 Base Lodge at 4653 Killington Road in Killington and the subsequent demolition of the existing Killington K-1 Base Lodge (“Project”). Given the January 24, 2019 decision of the Vermont Advisory Council for Historic Preservation (“Vermont ACHP”) that the K-1 Base Lodge is eligible for listing on the Vermont State Register of Historic Places (“SR”), the building is considered an Historic Site under 10 V.S.A. Section 6086 (a)(8) and therefore reviewed under Criterion 8 of Act 250 (“Act 250”). Likewise, the K-1 Base Lodge is considered an Historic Property under Section 106 of the National Historic Preservation Act (“Section 106”) and under 22 V.S.A. Chapter 14 of the Vermont Historic Preservation Act (“22 V.S.A.”).

This Assessment provides details about the Project to assist the Vermont Division for Historic Preservation (“DHP”) in its review under Section 106 and to support the Act 250 Application for the Project. Section 106 review for this Project is required due to the initial funding granted to expand the existing ski lodge by the Land and Water Conservation Fund Act of 1965, which funded outdoor recreation projects that provided a public benefit. This Assessment also provides Project details to the Vermont ACHP for their review under 22 V.S.A. due to the involvement of another State agency in the Project, the VT FPR. This Assessment addresses above-ground resources associated with the Project. VHB and Killington understand that an initial review of the archaeological sensitivity of the Project area will be completed by staff at the DHP.

The Act 250 program provides a public, quasi-judicial process for reviewing and managing the environmental, social and fiscal consequences of major subdivisions and developments in Vermont. For projects requiring either a new Act 250 permit or an amendment to an existing permit, the DHP conducts its reviews pursuant to Criterion 8: Aesthetics, Historic Sites and Rare or Irreplaceable Natural Areas. Project review consists of evaluating a project's potential impacts to historic buildings and structures, historic districts, historic landscapes and settings, and known or potential archeological resources.

The content of this Assessment is guided by The Vermont Historic Preservation Act Rules: Rule 4: Historic and Archaeological Resources and the Act 250 Process. Specifically, Rule 4.7 states:

When planning a project an applicant should provide to the Division sufficient information for an evaluation of the project’s potential impacts on an historic site. Sufficient information should include a project summary; information on the location, history, environmental character, existing buildings and structures, current and past land use, and potential project impacts to the historic sites; and other relevant information including, but not limited to, photographs, plans, and maps.

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The purpose of the DHP's review under Act 250 is to provide the Environmental District Commission with the information necessary for them to make a positive finding under the "historic sites" aspect of Criterion 8. Because the Act 250 process requires an Assessment that is similar in nature to information required for Assessments under Section 106 and 22 V.S.A., this one Assessment will serve as the documentation required for the review of the Project under each of the three regulatory pathways described above.

The Assessment includes an Historic Sites Review, which details the Project, the Area of Potential Effect (“APE”) and identified Historic Properties (a.k.a. Historic Sites); a description and analysis of Project alternatives; and a recommendation of effect and proposed mitigation. The scope of work for this Assessment also included a site visit, a Determination of Eligibility for the Killington K-1 Base Lodge completed in January 2019, and consultation with the DHP and coordination with VT FPR. The work was completed by Britta Tonn, VHB Preservation Planner, with information provided by Killington and Bread Loaf Corporation and in coordination with the FPR.

2.0 Historic Sites Review

The information in Section 2 follows that requested in Rule 4.7, as described above in Section 1.0 Introduction. Also included is a discussion of the APE for the Project as required by Section 106 and 22 V.S.A (see Section 2.5 below).

2.1 Project Summary

The new K-1 Base Lodge is a long overdue overhaul of the existing K-1 Base Lodge and surrounding area, undertaken to better serve Killington customers and to create a code compliant facility (including safe and efficient access compliant with the Americans with Disabilities Act, or “ADA”) with all of the space and services required for an internationally renowned, modern ski resort. The overarching reason for the replacement of the K-1 Facility is truly experiential in nature. The Resort is a vacation destination for guests seeking a Vermont mountain ski experience. Whether the guest is a Vermonter, lives regionally or is international, their vacation expectations spread across multiple and complex layers, and delivering an experience to meet those expectations is at the core of Killington Resort’s existence.

The current facility has grown over the years through several additions (1965, 1975, 1980s and 1990s) to try to keep up with the ever-increasing visitor demands on and expectations of the Resort. The original, 1959 building served its purpose well, anchoring the fledgling ski resort from 1959 through 1965. However, based on the popularity of the Resort, the original ski lodge had to be expanded in 1965. This addition, while contemporary in styling to the original, eclipsed the 1959 building in scale, erasing the entire southern façade and original fireplace in the process. By 1975, additional space was required and a mezzanine level was added, allowing more capacity, but drastically changing the

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character of the earlier space by breaking up the interior volumes. As the resort grew over the decades, additional buildings were added to the original to expand services, and the historic character of the 1959 lodge was further eroded (see Appendix D for a visual summary of the existing lodge’s construction history).

In 2006, another addition was designed that would have doubled the volume of the 1965 section and greatly improved circulation, services, and ADA access (see Appendix E for plans of this proposed 2006 addition). However, due to the high cost, problems with code compliance and a difficult schedule, this addition was not built. Thus, it has been nearly 20 years since Killington has undertaken a major improvement to the K-1 Base Lodge. Meanwhile, the ski industry has changed and grown dramatically, and the current facility does not meet the current needs of the customers, nor can it manage the current weekend and special events crowds that frequent the resort (see Appendix E for photographs of crowds at the existing lodge during weekends and special events).

It is under these conditions that Killington Resort developed their latest plan for a new K-1 Base Lodge, which will provide increased capacity for food services, seating, rentals and movement in and out of the lodge (see Appendix B for project plans). The new facility will greatly improve the customer experience by reorganizing the entire building program into a new space that focuses on pedestrian flow with improved access throughout the building. The new structure will be situated proximate to the location of the existing Base Lodge in order to maintain the lodge’s historic and functional setting at the intersection of customer drop-off and parking, access to lifts and gondola, and the convergence of multiple ski runs. Due to the natural terrain, a neighboring brook to the east, and access to the gondola on the west, there is very little space to expand the existing building footprint (see Appendix A for a site plan).

The new K-1 Base Lodge will provide additional services to customers and employees by rearranging the existing dining, bar, rental, retail, and other services into a new, three level, open and modern building. By expanding from 34,000 square feet on two constricted existing levels to a 58,000 square foot building on three levels with elevators, the new facility will feature full ADA access and up-to-date life safety systems. The new space will greatly improve the customer experience by providing open and airy dining and seating, interior queue space for rentals and bag check, increased self-storage and locker spaces, family restrooms and changing rooms, and open circulation throughout that enables a ski in/ski out experience for visitors. The building will be energy efficient to current code, and will incorporate updated heating, ventilation, and air conditioning (“HVAC”), and fire protection systems. Staff will have two new loading docks, updated and modern kitchen facilities, and increased storage and prep areas.

The design of the new lodge will be unique to today, yet echo the 1959 building in its setting, fenestration, horizontal and vertical siding rhythms, roof pitches and generous overhangs (see Appendix B for Project plans and elevation views). The main entries on the parking side and the ski slope side will once again become clear and accessible, a trait of the existing building that has been lost over the years as additions sprouted from the original building. The original organization of the

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Base Lodge as a centrally located, architecturally clear element situated at the confluence of the Killington ski trails and lift access will be restored with this new lodge.

The new, replacement lodge will be constructed in phases in order to avoid needing to close the existing K-1 Base Lodge while the new lodge is under construction. The three proposed phases for construction are as follows. Please refer to the site plan in Appendix B for a visual depiction of the two phases of proposed work.

• Phase 1 (May 2019 – October 2019): Close north access to existing lodge and reroute traffic along west side. Reroute all site utilities, relevel driveway and site, construct concrete and steel frame for north section of new lodge building while leaving existing K-1 Base Lodge operational. • Phase 1A (November 2019 – May 2020): Complete interior of new lodge, keep existing K-1 Base Lodge open and operational through the ski season. • Phase 2 (May 2020 – October 2020): Demolish existing K-1 Base Lodge, complete site work (regrading of the old K-1 Base Lodge footprint) and concrete foundation of south section of new lodge where the K-1 Base Lodge stood, and build new south half of the lodge. Connect the north and south lodges as one new lodge. Incorporate a new outside deck and provide a smooth transition from the ski slope to the new lodge building.

In summary, Killington has explored multiple options over the last decade to improve the existing building:

a) Adding to the existing structure and spreading out functions, which was undertaken and has resulted in the current conditions of overcrowding, poor customer flow, and an increasingly out-of-compliance facility. b) Building an addition on to the existing K-1 Base Lodge. The addition that was proposed in 2006 but not built was cost prohibitive, architecturally inconsistent with the existing buildings, and functionally impractical due to traffic flow and code restrictions resulting from the addition and existing building interface. c) Relocation of the existing building to make room for a new lodge, which would be cost prohibitive and historically dubious. d) A new facility in the same location as the existing K-1 Base Lodge, which could be constructed in two phases in order to limit the interruption to the customer experience.

The “Alternatives Analysis” in Section 3.0 below expands on options “b” and “c” listed above. Based on a long-term analysis of their options, Killington has concluded that option “d,” a new facility at the K-1 base area, which is the fulcrum of the ski resort, is the best way to meet the increased demands of their current customer base.

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It should be noted that this Assessment focuses on the options for an enhanced facility at the K-1 base area only. The K-1 base area is the central base area of Killington and has been specifically identified as in need of an upgraded facility due to its location at the heart of resort activities. While the construction of new facilities at different locations at the ski resort has been considered by Killington Resort as the resort expands, this analysis does not address potential projects at other locations.

2.2 Location Information

The property that is the subject of this Assessment, the Killington K-1 Base Lodge area, is located at 4653 Killington Road in Killington, VT. The property is located at the base of Killington Peak, at the end of Killington Road which terminates in a parking lot and turnaround area to the rear (northeast) of the existing K-1 Base Lodge. The K-1 Base Lodge is located on lands owned by VT FPR as it is within the boundary of the Calvin Coolidge State Forest. The boundary of the State Forest ends just to the northeast of the existing lodge, in the vicinity of the existing parking lot. See Appendix A: Project Location / Area of Potential Effects Map and Appendix C: Current Photographs.

2.3 Project History

Included here is a timeline of the Project history in order to provide background to the reviewer. • December 2018 – Initial discussions regarding the Project are held between Killington, DHP and VT FPR in order to outline the requirements for permitting under Act 250, Section 106 and 22 V.S.A. • January 2019 – The VT ACHP determines in its January 24, 2019 meeting that the existing Killington K-1 Base Lodge is determined to be eligible for listing in the State Register of Historic Places under Criterion A with a period of significance from 1959 – 1975 (see Appendix B – Determination of Eligibility and Advisory Council Minutes). • February 2019 – The VT FPR and the DHP discuss the role of the VT FPR in the Act 250 process as the landowner of the property.

2.4 Environmental Character

The Project area encompasses a portion of the main K-1 Base Lodge base and surrounding area at Killington Resort. The existing K-1 Base Lodge is located on a hillside that slopes down to the northeast at the rear of the lodge. Due to the slope, the basement level of the lodge is accessible on its rear (northeast) elevation, while the main entrances to the lodge from the ski hill and chairlifts on the southwest and northwest elevations are on the first floor. To the north, west and south of the lodge, the forest has been cleared and the ground is relatively flat to create the main K-1 base area. The hill quickly slopes up to the northwest, west, south and southeast from the lodge, where cleared ski trails and chair lift lines are interspersed amid patches of dense forest. During times of the year when there is no snow cover, a network dirt and gravel access roads leading up the mountain radiate out from the K-1 base area.

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The Roaring Brook flows immediately to the east of the K-1 Base Lodge. During Tropical Storm Irene in August 2011, the Roaring Brook flooded and heavily damaged a 1994 addition on the eastern end of the lodge, called the Superstar Pub, which spanned a portion of the Roaring Brook. This addition was removed following the storm and, once the stream bank was restored, an outdoor bar was constructed on the east bank of the Roaring Brook.

The Killington Access Road terminates to the north of the lodge in a relatively level and tiered parking lot. Immediately to the northeast of the K-1 Base Lodge is a slightly sloped area containing a loading and unloading area. The southern portion of the new lodge is proposed to be constructed in the location of the existing loading and unloading area. See Appendix C: Current Photographs.

2.5 Area of Potential Effect / Existing Buildings and Structures

Per 36 CFR 800.16(d), Area of Potential Effect (“APE”) means the geographic area or areas in which an undertaking may directly or indirectly cause alterations in the character or use of historic properties, if any such properties exist. The APE is influenced by the scale and nature of the undertaking and may be different for different kinds of effects caused by the undertaking.

The APE for the Project can be defined as the area where there are direct effects to the structures and ground disturbance and where this is the potential for indirect effects. The Project occurs at the K-1 Base Lodge, which has been determined as eligible for listing on the State and National Register of Historic Places (see Section 2.7 “Potential Impacts to Historic Sites,” below). There is the potential for direct effects to the existing lodge building, as well as to the footprint of the new lodge building and the construction staging and access areas related to the Project. Besides the K-1 Base Lodge, there are no additional buildings or structures that are over 50 years old surrounding the Project area for which there may be indirect effects (visual, audible or atmospheric effects). While some of the surrounding ski trails and lift lines are over 50 years old, numerous changes have occurred to the overall landscape of the ski resort – such as the addition of new trails, new chairlifts, modern buildings and newer infrastructure – that have resulted in a significant loss of integrity of the ski area’s historic landscape. See Appendix A for Project location maps and a site map which depicts the APE, as well as Appendix C for photographs of the surrounding ski resort.

The K-1 Base Lodge is a 2.5-story, wood-frame, modernist ski lodge located at the base of Killington Peak at the Killington Resort ski area. Although the building was built in four separate stages, together, the portions create a cohesive lodge building strongly reflective of the growth of the ski industry in Vermont and Killington’s eventual rise as the largest ski area in the state. The original, southwest portion of the current building facing the ski slope was designed in 1959 by Robert Merrick Smith, a landscape architect who worked for VT FPR. This original portion of the building is marked by a shallow-pitched roof with a broad, southwest gable. The gable contains a large bank of metal-framed windows and widely overhanging eaves with exposed wooden brackets. An entrance is located to the left of the glazing, and a large, wooden deck is built along the southwest elevation.

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In 1965, the building was doubled in size when an addition, designed by Rutland architect Payson Webber, was built along the northeast side of the original building. This addition features a series of paired, vertical windows resting on metal panels situated within the shallow gable, as well as widely overhanging eaves and exposed wooden brackets. The exposed ground floor level on this elevation contains several windows, a recessed public entrance, several service entrances, and a garage bay. A ticketing area with three windows and a shed roof extends off the west end of this elevation. The ticketing area and public entrance are accessed via concrete steps with wooden railings.

Ca. 1987, the K-1 Base Lodge was expanded again when the Mahogany Ridge addition was built off the eastern side of the building. The Mahogany Ridge addition projects out from the plane of the southwest elevation with a broad gable facing the ski slope glazed with a bank of windows that echoes the gable window design on the original, 1959 portion of the building. The bank of windows continues around the northwest side of the addition, and on the southeast side there is a shallow, cross-gable with a bank of windows jutting out slightly from the building plane. A small, enclosed entrance projects from the southeast side, and this addition features widely-overhanging eaves with exposed wooden brackets. The 1959 block and the Mahogany Ridge addition are connected by two metal beams that form a single, decorative, false gable frame, rising from the west slope of the 1959 gabled roof and landing on the west gable of the Mahogany Ridge addition; this design feature was intended to visually unite the building.

Although the original design of the Killington K-1 Base Lodge is a good example of the type of modernism embraced by the ski industry in the mid-20th century, as well as the fact that it was designed by a prominent Landscape Architect at VT FPR, Merrick Smith, the building lacks architectural integrity. While some of the building’s integrity of design, materials, workmanship and association remains intact, its overall integrity of feeling, design and workmanship have been compromised by two significant additions less than 50 years old that dilute the purity of its 1959 and 1965 designs. The addition of the mezzanine in the central portion of the lodge in 1975, while critical to accommodate the expanding clientele of Killington Resort, has disrupted the open, expansive interior space conceived of by its early architects Merrick Smith and Payson Webber. In addition, the scale and prominence of the large, ca. 1987 Mahogany Ridge addition, particularly when viewing the main southwest elevation of the building, detracts from the 1959 and 1965 designs of the building. Finally, the setting of the K-1 Base Lodge has been significantly altered since its early years of operation as the K-1 base area has seen immense growth resulting in tree clearing and the addition of newer buildings and chairlifts. However, despite the alterations and lack of overall integrity, it should be noted that the original, 1959 and 1965 portions of the lodge are clearly distinguishable to the discerning eye when viewing the building, and much of the workmanship, design and materials of the original portions of the lodge remain intact. The characteristic appearance of the building as a ski lodge provides it with sufficient integrity of association to be considered eligible for listing on the Vermont State Register of Historic Places.

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For more detailed information regarding the history and architecture the K-1 Base Lodge, please refer to Appendix B – Determination of Eligibility.

2.6 Current and Past Land Use

Historically, the Project location was a rural, wooded, mountainous area that was largely inaccessible to the public. In 1938, Mortimor Proctor, President of the Vermont Marble Company and Vermont Governor from 1945 – 1947, donated 324 acres in the Killington area to the State of Vermont with the stipulation that “said premises shall be used as a forest and recreational area and for other public purposes incidental thereto…” (Lorentz, 1990, pg. 20). In 1945, an additional 2,776 acres of the Vermont Marble Company’s land encompassing Killington Peak, the second highest peak in the state, were sold to the State and became known as the Calvin Coolidge State Forest. Then-State Forester Perry Merrill was eager to capitalize on the potential of developing a ski area on 3,000 acres of state land on and around Vermont’s second-highest peak. Beginning in the 1940s, he began to explore creating a public-private partnership to develop the ski resort. It was not until the State Legislature funded the construction of an access road (to be known as Killington Road) to the base of Killington Peak in 1957 that the idea of a ski resort could be made a reality. In 1959, the state-funded Killington Ski Shelter was erected at the end of the access road at the base of Killington Peak, surrounded by a new parking lot and a network of ski trails and ski lifts.

The Killington Resort base area around the K-1 Base Lodge has grown immensely since its development in 1959. The ski lodge was expanded in 1965 and the first gondola was constructed adjacent to the lodge in 1968 (this was replaced by the existing K-1 Express Gondola in the late-1990s). The ski area expanded into the Snowdon area to the north of the lodge in the early-1960s and a trail and chairlift known as Superstar were added to the south of the lodge in the early-1970s. In 1974, the Alpine Training Center was constructed to the west of the lodge and, by 1978, Killington Resort had become Vermont’s largest ski area.

Commercial and residential development along the Killington Access Road steadily grew through the second half of the 20th century and today, the Killington K-1 Base Lodge is situated at Killington Resort’s main and busiest base area. The location of the lodge within the limits of the Coolidge State Forest means that residential and commercial development is restricted in areas to the north, west and south of the lodge; these areas are only allowed to support recreational development (which includes the surrounding ski trails and ski lifts). See Appendix A – Project Location / Area of Potential Effects Map. Approximately one-half mile northeast along the Killington Access Road marks the beginning of extensive commercial and residential development.

Currently, the Project area is located immediately adjacent to the Town of Killington’s Ski Village (“SV”) District. The SV District includes lands at and adjacent to the bases of Killington Resort that have a concentration of people and facilities suggesting that they would be appropriate locations for new villages within which skiing and other recreational activities are integrated with residential, commercial

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and other appropriate uses of a support nature.1 Since 2016, Killington has hosted an early-season Alpine World Cup race known as the Killington Cup, an event which has drawn upwards of 30,000 visitors and spectators to the base area surrounding the Killington K-1 Base Lodge for a weekend in November.

2.7 Potential Impacts to Historic Sites

“Historic sites” are defined by Rule 4.1.8: as “any sites, structure, district, or archaeological landmark which has been officially included in the National Register and/or the State Register of Historic Places, or which is established by testimony of the Vermont Advisory Council on Historic Preservation as being historically significant, as defined in 10 V.S.A Section 6001(9). As such, the K-1 Base Lodge, which is described in more detail above in Section 2.5 “Existing Buildings and Structures,” meets the definition of a “historic site” under Act 250 and 22 V.S.A. because it was determined as eligible for listing on the Vermont State Register of Historic Places by the VT ACHP on January 24, 2019 (See Appendix B – Determination of Eligibility and Advisory Council Minutes).

For the purposes of this review under Section 106, in 36 CFR Section 800.4, “Historic Property” means any prehistoric or historic district, site, building, structure or object included in, or eligible for inclusion in, the National Register of Historic Places maintained by the Secretary of the Interior. The K-1 Base Lodge is also considered eligible for listing on the National Register of Historic Places due to the significant role it played in the historical development of the ski industry in Vermont and New England, with Killington eventually becoming the largest ski area in the eastern United States. As such, the K-1 Base Lodge is considered an Historic Property.

The Project proposes the demolition of the historic K-1 Base Lodge and will thus have a notable impact on this property. Demolition of a historic site would qualify as an “Adverse Effect” as defined by the Vermont Historic Preservation Act Rule 2.2 as “a change in the historic property’s or historic resource’s integrity of location, design, setting, materials, workmanship, feeling, and association resulting from: physical destruction, damage or alteration; introduction of incongruous or incompatible effects such as isolation of a historic structure from its historic setting; new property uses; or new visual, audible or atmospheric elements.”

Demolition of an historic property would also qualify as an “Adverse Effect” as defined by the Section 106 process in 36 CFR Section 800.5; the “Criteria of Adverse Effect” states that “an adverse effect is found when an undertaking may alter, directly or indirectly, any of the characteristics of a historic property that qualify the property for inclusion in the National Register in a manner that would diminish the integrity of the property’s location, design, setting, materials, workmanship, feeling, or association”

 1 Town of Killington, Killington Town Plan Re-adopted September 15, 2015. Section II. Objectives for Development, p. 13 https://www.killingtontown.com/vertical/sites/%7BE4345A2E-9636-47A3-9B74- 2E6220745729%7D/uploads/Killington_Town_Plan_Adopted_2015(1).pdf (accessed February 11, 2019).

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and includes the “physical destruction of or damage to all or part of the property” as an example of an adverse effect.

3.0 Alternatives Analysis

As an alternative to demolition, the Applicant investigated two alternatives with respect to the Killington K-1 Base Lodge: rehabilitation of the lodge, which would require a large addition to be added to the lodge; and preservation of the existing lodge. This section evaluates the feasibility of these two alternatives to demolition of the K-1 Base Lodge.

3.1. Rehabilitation of the K-1 Base Lodge

Rehabilitation of the existing K-1 Base Lodge was considered by Killington Resort in cooperation with Bread Loaf Corporation, the Project architect. The K-1 Base Lodge as currently configured is inadequate for accommodating skiers on most winter weekends due to overloaded conditions on the first floor and mezzanine. Based on the building construction with multiple additions over time, there is limited space for food, beverages, seating, restrooms and other services when the resort is busy. The current footprint of approximately 34,000 square feet on two levels plus a mezzanine has many shortcomings with regard to customer experience, ADA access, life safety, code compliance, energy efficiency and structural capacity (See Appendix E, Structural Analysis and Code Analysis). Two alternatives involving the rehabilitation of the K-1 Base Lodge were considered and are detailed below:

 Rehabilitation of the existing K-1 Base Lodge within its current footprint In order to consider a rehabilitation project to meet the current needs of the Resort, a complete reorganization of the existing building would be required on all levels. In addition, major exterior grading and utility upgrades would be required at the site. The resulting renovation, which would cost upwards of $15-20 million to complete, would result in a building footprint of approximately 35,000 square feet, which is well below the amount of space needed to accommodate the ever-increasing number of skiers in a safe and comfortable way. For comparison, Killington originally identified the need for a building that was 70,000 square feet in order to meet its current and increasing programming needs; cost management has resulted in a proposed new building that would still be much larger than the existing building at 58,000 square feet in size .

 Rehabilitation and Expansion of the existing K-1 Base Lodge Recognizing that the existing K-1 Base Lodge is too small, Killington has explored the option to build an addition on the existing lodge in addition to rehabilitating the building. However, the area around the existing lodge to the west, south and east has limited potential for expansion due to the following existing conditions:

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o The Roaring Brook, located on the east side of the lodge, flooded during Tropical Storm Irene in 2011, and destroyed the lounge addition. Prior to the storm, this had been the most logical direction to expand, and the lounge space helped to spread demand in the existing lodge. Following Irene, flood parameters were revisited, and further growth to the east of the current lodge is no longer possible.

o The Gondola and skier access to the Cascade Runout trail is located on the northwest side of the lodge. The area to the northwest and west of the lodge is a central area for skiers to board the Gondola, end ski runs from multiple trails, and cross between the lodge to move across the mountain to the Superstar Run to the east and the Triple Chair Lift to the north. This makes the northwest, west, and south sides of the lodge the most highly travelled areas on the mountain on most days. Ample space is required to allow skiers to move around the resort, for grooming equipment to access the trails, and to provide emergency personnel with a clear path to all major ski areas. Expansion into this area has been considered, but ultimately is not feasible.

Killington has also explored the option of expanding the existing K-1 Base Lodge vertically and to the north/northeast. As mentioned previously, The K-1 Base Lodge as currently configured is inadequate for accommodating skiers on most winter weekends due to overloaded conditions on the first floor and mezzanine. Thus, in 2006, an addition was designed to help expand the facility, increase space and improve compliance and customer experience (see Appendix E for a plan set of this 2006 addition). At this time, the lounge area over the Roaring Brook was still extant and was incorporated into the design. The addition would have doubled the size of the facility (with the lounge included as part of this space) by adding another section in front of (to the northeast) and above the 1965 addition, increasing the overall height of the lodge. However, based on code review and financial considerations, the addition proposed in 2006 was never built. Some of the specific problems identified with an addition that would have expanded the lodge in this manner (and which remain applicable at the present time) are as follows:

o The cost of rehabilitating the existing lodge and building a new addition was found to be similar in cost to demolishing the existing lodge and building a new lodge in its place. The large investment in rehabilitating and expanding the lodge is not a wise investment considering that numerous inadequacies with the rehabilitated lodge would still exist, as described below.

o The design of the addition would have further concealed the original 1959 lodge wing, and it would have overwhelmed the 1965 addition. As such, the K-1 Base Lodge building would have lost even more historic integrity of design, feeling, and association as the historic portions of the lodge would have hardly been visible as a result of the addition.

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o The complexity and inadequacy of trying to add on to a facility that has been added on to three times, while trying to integrate the spaces, systems and technology to current day needs and codes, makes this design unfeasible. For example, as explained in the code analysis (see Appendix E), this proposed addition would have needed to be separated from the existing building by a firewall and therefore would have resulted in a disjointed space that would have been difficult for a customer to navigate. The proposed addition also did very little to improve ADA access from grade into the building. While the lower level would have been improved and expanded underneath the new addition, the south part of this lower level would have remained confined and narrow.

o As mentioned earlier, the loss of the lounge area during Tropical Storm Irene would have required additional space being added to this addition proposal in order to meet the space requirements which Killington had identified as needing for their rehabilitated lodge.

Based on the aforementioned site conditions, expansion of the existing building while rehabilitating the existing space would be very difficult. To deliver a ski lodge experience that meets the expectations of any current day guest, whether it be a brief visit to the rest room or to take advantage of and enjoy all the services that are expected and needed in a ski lodge, the current 35,000 square foot facility with its multiple additions and inadequate systems needs replacement. Beyond the textures, colors and sense of “place” in a well-designed facility, the current day technology, equipment and space needed to support expectations has far outpaced the current facility. The existing lodge’s design of the arrival points, ticketing and rental services have long been surpassed by newer flow designs. Food and beverage technology and the resulting equipment needed to provide the wide array of food choices expected by today’s clientele and at the highest sanitation levels is not something that can be effectively overlain on the existing structure. Therefore, rehabilitation and expansion of the existing K- 1 Base Lodge is not a viable option and it must be replaced.

3.2. Preservation of the K-1 Based Lodge and Construction of a New Lodge

Preservation of the existing K-1 Base Lodge while also constructing a new lodge is a second category of alternative that was considered as part of this Project. In order to accomplish this alternative, two options were considered: preservation of the existing K-1 Base Lodge in situ and constructing a new lodge to the north/northwest of this lodge; and moving the existing K-1 Base Lodge to another location at the ski area to make room for the construction of a new lodge.

 Preservation of the K-1 Base Lodge in Situ As described throughout this report, the site proposed for an upgraded facility is constrained by a number of factors; were the existing K-1 Base Lodge to be preserved in its current location, the only feasible location for a new lodge at the K-1 base area is to the

12 Killington K-1 Lodge Historic Resources Assessment

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north/northwest of the existing lodge. The construction of a lodge at this location, which is the current customer and delivery loading and unloading area, is problematic for various reasons:

• The size of the new lodge would need to be close to 60,000 square feet in order to create a unified space that would meet Killington’s needs for a base lodge. If a separate building of this size were to be constructed to the north/northeast of the existing lodge, there would be very little room to incorporate a crucial passenger pick- up and drop-off area into the redesigned site due to the location of the existing gondola to the north, the presence of the Roaring Brook to the east, and the existing Killington Access Road (which is itself constrained to its current location by the presence of the Roaring Brook which flows underneath the road in this area).

• The existing K-1 Base Lodge, if preserved in situ, would block direct access to the ski slopes from the new lodge if the new lodge were to be built to the north/northwest. This would negatively affect customer experience, as visitors to the new lodge would need to walk around the existing lodge to access the ski slopes.

• If a new lodge were to be built to the north/northwest of the existing lodge and connected in some way to the existing K-1 Base Lodge in order to avoid the problems detailed in the previous bullet, code compliance for the existing lodge would be triggered which would make the project much more extensive and expensive. In addition, the flow between the two buildings would still be cumbersome. Some of the issues with an addition to the existing K-1 Base Lodge raised in Section 3.1 would still remain; the complexity and inadequacy of trying to add on to a facility that has been added on to three times, while trying to integrate the spaces, systems and technology to current day needs and codes, would create a building that is difficult to navigate.

• If the existing K-1 Base Lodge were to be restored to its historic appearance from 1965 as part of this Project, there would still be site constraints as the new lodge would still need to be located to the north/northeast of the existing lodge. A restoration of the K-1 Base Lodge to its 1965 appearance would be costly and difficult because of code compliance issues. If the existing K-1 Base Lodge were to be restored to its original 1959 appearance in order to reduce its footprint, much of the building would need to be rebuilt because its various additions have resulted in the removal of many of the original lodge’s materials and character-defining features, such as exterior walls, windows and the fireplace. This would create additional expenses and would ultimately lead to an historically ambiguous result with the potential to create a false sense of history.

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 Preservation and Relocation of the K-1 Base Lodge While relocation of the existing building to another site on the mountain was also discussed in order to make room for a new lodge at the K-1 base area, this option is inappropriate for a couple of reasons:

• To disassemble and move the building across the base of the mountain to another location, and then rebuild the building by removing all additions to bring it back to its original shape, would be a costly project that would ultimately lead to a historically ambiguous result with the potential to create a false sense of history.

• Removing the K-1 Base Lodge from its historic setting would greatly compromise its integrity of location, setting and association. The K-1 Base Lodge is eligible for listing on the State and National Registers because of its association with the growth of the ski industry in Vermont and its physical representation of the success of partnerships between VT FPR and private ski developers. For this reason, the K-1 Base Lodge’s location at the base of Killington Resort, where the resort was actually first begun, is an important aspect of its historic significance. Removing the lodge from this context would likely compromise its eligibility for listing on the State and National Registers.

Taking into account the challenges posed by keeping the K-1 Base Lodge in its location or by moving it, as well as the potential to disrupt the building’s historic significance by moving it, the preservation of the K-1 Base Lodge is not a viable alternative for this Project.

4.0 Recommendation for Determination of Effect

According to Vermont Historic Preservation Act Rule 2.42, “Undue Adverse Effect” on an historic site, for the DHP’s review purposes, is an adverse effect that is not appropriately mitigated or reasonably resolved. Rule 2.24 states “Mitigation means one or more measures that would modify an undertaking to avoid an adverse or an undue adverse effect on a resource, or otherwise compensate for its damage or loss.”

Likewise, according to the “Assessment of Adverse Effects” under Section 106 in 36 CFR Section 800.5, “An adverse effect is found when an undertaking may alter, directly or indirectly, any of the characteristics of a historic property that qualify the property for inclusion in the National Register in a manner that would diminish the integrity of the property’s location, design, setting, materials, workmanship, feeling or association.”

Due to the proposed demolition of the K-1 Base Lodge, VHB recommends a Determination of Effect finding to be Adverse Effect to above-ground historic resources.

14 Killington K-1 Lodge Historic Resources Assessment

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In order to evaluate whether an Adverse Effect is Undue or Not Undue within the context of Act 250 Criterion 8 review, the Middlebury Analysis is considered. The Middlebury Analysis is addressed in Section 4.2 of this report following a discussion of mitigation measures in Section 4.1, below.

4.1 Mitigation Measures

Mitigation measures that Killington and VT FPR propose to complete in cooperation include:

 Documentation of the K-1 Base Lodge building to DHP standards, the “Historic Resource Documentation Package”2 by a qualified historic preservation consultant. The report would be submitted to and reviewed and approved by DHP prior to Project commencement.

 The installation of an interpretive exhibit in the new lodge that tells the story of Killington’s origins and early partnership with VT FPR. This interpretive exhibit would occupy a dedicated space in the new lodge and would consist of historic photos and plans of the K-1 Base Lodge, text or a timeline presenting the history of the ski resort, and a wall-mounted television playing old films of people skiing at Killington (if these are available). See Appendix D, Existing Base Lodge Exterior History, for an example of the type of content that could appear in the interpretive exhibit.

 An online exhibit hosted by Killington Resort on their website presenting historic information, photographs, and possibly film about the history of the resort, incorporating similar documentation that would appear in the physical exhibit.

4.2 Middlebury Analysis

Within the context of review of Criterion 8 under Act 250, the DHP considers four factors in determining whether an adverse effect is “undue” based on the Middlebury Analysis. These factors are listed below in italics with responses below.

1. The failure of an applicant to take generally available mitigating steps which a reasonable person would take to preserve the character of an historic site;

 The Applicant has proposed appropriate mitigation measures, once determining that the existing lodge could not be incorporated into the Project. Documentation of the lodge and the presentation of the resort’s history through a physical exhibit and an online website will allow the history of the K-1 Base Lodge and the early development

 2 http://accd.vermont.gov/strong_communities/preservation/review_compliance/photographic_documentation

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of Killington Resort to be readily available to researchers as well visitors, customers and staff of Killington Resort.

2. Interference on the part of the proposed project with the ability of the public to interpret or appreciate the historic qualities of the site;

 The Killington K-1 Base Lodge will be demolished and therefore will not be available for the public to use the historic lodge. However, the numerous, non-historic alterations which have occurred to the K-1 Base Lodge over the years interfere with the public’s ability to interpret the historic qualities of the building. In addition, due to the many inadequacies of the existing K-1 Base Lodge described in Sections 2.1, 3.1 and 3.2 above to serve the needs of visitors to Killington Resort, the existing lodge struggles to optimize the user experience and therefore it is difficult for the public to interpret or appreciate the historic qualities of the site. The mitigation in the form of an interpretive exhibit of the original lodge within the new lodge and an online exhibit about the original lodge would enable visitors and staff of Killington Resort to more effectively interpret the historic qualities of the site.

3. Cumulative effects on historic qualities of the site by the various components of a proposed project, which, when taken together, are so significant that they create an unacceptable impact;

 The Project would not create an unacceptable impact. The new ski lodge would be located in the same approximate location of the existing lodge, thus preserving the important historic association between the lodge, the ski trails, the ski lifts and gondola, and the parking area/ access points. The new lodge is designed to reference features of the existing lodge in order to create a building that is compatible with its setting. For example, the lodge would echo the 1959 lodge building in its fenestration, horizontal and vertical siding rhythms, roof pitches and generous overhangs. The main entries on the parking side and the ski slope side would once again become clear and accessible, a trait that had been lost over the years as additions sprouted from the original building. The original organization of the ski lodge as a centrally located, architecturally clear element situated at the confluence of the Killington ski trails and lift access would be restored with this new lodge.

4. The violation of a clear, written community standard which is intended to preserve the historic qualities of the site.

 The Project is not in violation of a clear, written community standard regarding historic preservation. The only mention of the protection of historic resources within the 2015 Killington Town Plan states that one of the objectives of future development within the town is to “encourage preservation of the historic buildings through continued or adaptive use as cited in the book, by Johns, Curtis B, ‘The Historic Architecture of

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Rutland County,’ Burlington, VT, Queen City Printers, 1988, Print.” The Killington K-1 Base Lodge, while it has been recently recommended eligible for listing on the State Register of Historic Places, is not included within this 1988 book.3

 According to the Town of Killington Zoning Bylaws, amended through November 28, 2017, the Project is located immediately adjacent to the SV District. The SV District includes lands at and adjacent to the bases of Killington Resort which have a concentration of people and facilities suggesting that they would be appropriate locations for new villages within which skiing and other recreational activities are integrated with residential, commercial and other appropriate uses of a support nature. The purpose of the Project is to create a new base lodge that will be more accessible and more effectively integrated into the existing recreational, commercial and residential development in the vicinity of the K-1 Lodge Base Area accessing Killington Peak. As such, the Project is consistent with the purpose of the SV District.

 Representatives from Killington Resort met with the Town of Killington Planning Commission to discuss the Project on February 13, 2019. The Town of Killington is aware of the Project and did not offer any negative feedback on the Project at this time. Killington Resort is planning to submit an official zoning application for the Project to the Town of Killington.

 The original lease for the Killington Resort property between VT FPR and members of the Sherburne Corporation, signed on November 15, 1960, explains that the land within the Calvin Coolidge Forest to be leased to the Sherburne Corporation shall be for the “purposes of developing and the year round use of winter sports facilities including the construction and maintenance of ski trails and skiing facilities…” and that “any type of lodging for hire shall not be within the contemplation of this lease.” The replacement of an existing ski lodge with a new ski lodge is consistent with the terms of this lease. The Project is also consistent with the intention of the original partnership between the Sherburne Corporation and FPR, which was to promote the ski industry and facilitate its growth by allowing a private entity to develop recreational, ski-related infrastructure with the support of the FPR.

Considering these factors, the Adverse Effect is Not Undue.

 3 Town of Killington, Killington Town Plan Re-adopted September 15, 2015. Section II. Objectives for Development, p. 13 https://www.killingtontown.com/vertical/sites/%7BE4345A2E-9636-47A3-9B74- 2E6220745729%7D/uploads/Killington_Town_Plan_Adopted_2015(1).pdf (accessed February 11, 2019).

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5.0 Conclusion

VHB recommends that the Project will result in an Adverse Effect to historic resources; however, because of the proposed mitigation, VHB recommends Adverse but Not Undue finding.

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Appendix A: Maps a. Project Location Maps b. Site Plan / Area of Potential Effects Map

Killington K-1 Lodge Killington, Vermont

Location Maps

Map 1: Killington is located in southern Vermont, east of Rutland and Mendon. Killington Ski Resort (labeled Killington Ski Area on the map above) is located generally west of VT Route 100 and south of US Route 4. Note that Routes 100 and 4 overlap east of the ski area. Image: 2018, Google.

Killington K-1 Lodge Killington, Vermont

Map 2: Location of the K-1 Lodge (indicated by red circle) within the context of the entire Killington Resort, as depicted on a Killington trail map. VT Route 100 and US Route 4 are located on the bottom right of this map. (Image courtesy of https://www.onthesnow.com/vermont/killington- resort/trailmap.html). Killington K-1 Lodge Killington, Vermont

Map 3: The K-1 Lodge, outlined in red above, is located at the end of Killington Road, which is the original road constructed to the ski area. Northeast of the lodge is a large parking lot that serves the K-1 Base Area. Killington K-1 Lodge Killington, Vermont

Map 4: Detail view of Map 2 indicating the location of the K-1 Lodge in the context of the surrounding Killington K-1 Base Area (Image courtesy of https://www.onthesnow.com/vermont/killington- resort/trailmap.html). AREA OF POTENTIAL EFFECT

Appendix B: Project Plans

Existing Sanitary Proposed Sanitary Temporary Sanitary

GAS Proposed Propane

GAS Temporary Propane Existing Water Proposed Water Existing Reclaimed Proposed Reclaimed

S

GAS GAS

GAS

GAS

GAS

GAS

GAS

GAS

GAS S G S

GAS GAS S

GAS

GAS GAS GAS GAS GAS

GAS S GAS GAS GAS S

GAS

GAS SKI-PATROL BREAK ROOM

MECHANICAL

RETAIL W. M. STORAGE STOR.

BAG CHECK H C HAND SINK POWER WASHER POWER SMOKER MIXER ART QU 12 SLICERS PREP SINKS COMBI OVEN COMBI MIXER ART QU 60 R R HAND SINK F F

HAND SINK C

F C H OVEN COMBI H PREP SINK CONVECTION OVEN CONVECTION DOUBLE 4 COMPARTMENT POT WASH POT 4 COMPARTMENT FREEZER WALK-IN POT AND PAN WASHER PAN AND POT 8" CONVECTION OVEN CONVECTION DOUBLE CHOPPER MEAT C CHOPPER FOOD RANGE BURNER 6 PREP TABLE H PREP SINK RANGE BURNER 4 CART DISH MOP SINK MOP COOLER WALK-IN HAND SINK ICE MAKER STEAMER CONVECTION PREP SINKS

HAND SINK KITCHEN

B

C C

E

V

E

W

R H

A

O CWO G

E

IC KETTLE CHILL / COOK

C

E

/

C

W

O CWI

F

O

F

E

E F FREEZER WALK-IN FRYER PROCESSOR FOOD MOBILE PREP TABLES

PREP TABLE PREP TILT SKILLET TILT 30 GALLON A BLAST CHILLER BLAST MOBILE HEATED CABINETS

KETTLE 60 GALLON GUEST SERVICES COOLER WALK-IN KETTLE 60 GALLON STORAGE I.T. BIB RACK BIB

BIB RACK BIB MAIN H C POWER WASHER POWER HAND SINK HALL

SCALE LOBBY 0 NITROGEN C02

OIL ELEV.

DELIVERY ELEV.

RETAIL

PROJECT TRUE NORTH NORTH

GROUND LEVEL FLOOR PLAN DESIGN DEVELOPMENT 1" = 20'-0" K1 Base Lodge c 2019, Bread Loaf Corporation 2/14/19

K1 Base Lodge Base K1

2/14/19 c 2019, Bread Loaf Corporation Loaf Bread 2019, c

MAIN LEVEL FLOOR PLAN FLOOR LEVEL MAIN DESIGN DEVELOPMENT DESIGN 1" = 20'-0" = 1"

NORTH NORTH

TRUE PROJECT

§

§ PIZZA

§

PASTA

ELEV.

GRILL

§

DISH WASHING DISH

GRAB & GO & GRAB

–‘Ž—ˆ˜

ELEV.

SOUP

COURT

SANDWICH BEVERAGE

FOOD

§ SALAD

SALAD

SOUP

& GO &

GRAB

BEVERAGE

WALK-IN BEVERAGE

M.

BAR

COFFEE SEATING

W.

BAG CHECK BAG LOBBY OPEN TO BELOW

SEATING

BAR

D

S

E

R I

C

V

I E

C

E C D

3

H SEATING

0

S

" E

T

S

A

T

T

I

O N

H C ELEV. BAR KITCHEN § ELEV.

W. M.

STOR.

PROJECT TRUE NORTH NORTH

UPPER LEVEL FLOOR PLAN DESIGN DEVELOPMENT 1" = 20'-0" K1 Base Lodge c 2019, Bread Loaf Corporation 2/14/19 NORTH ELEVATION

WEST ELEVATION

N and W Elevations DESIGN DEVELOPMENT 1/16" = 1'-0" K1 Base Lodge c 2019, Bread Loaf Corporation 2/14/19 SOUTH ELEVATION

EAST ELEVATION

S and E Elevations DESIGN DEVELOPMENT 1/16" = 1'-0" K1 Base Lodge c 2019, Bread Loaf Corporation 2/14/19 K1 BASE LODGE REIMAGINED PROGRAM v3.0 - 01-02-19 K1 Lodge Re-Imagined No. of SF per Net Net Area Net to Floor Level Row No. Room Name Use Seats Seat Gross Area Area Phase 1 + 2 Gross Area Location 1 SUB-LOWER LEVEL BACK OF HOUSE 2 MECHANICAL Contains equipment for HVAC, fire protection, and plumbing services to the building. 549 550 Sub-Level 3 ELECTRICAL Contains equipment for electrical service to the building. 498 500 Sub-Level 4 E.M.R. Elevator Machine Room. 332 330 Sub-Level 5 SUBTOTAL AT SUB-LOWER LEVEL BACK OF HOUSE 1,380 1.5 2,040 6 LOWER LEVEL BACK OF HOUSE 7 DELIVERY Loading dock, 2 compactors 40 yds. each and grease collection container at exterior. 692 700 Lower Level 8 KITCHEN Service kitchen includes coolers, freezers, office, and service elevator. 4,361 4,360 Lower Level 9 STORAGE For storage of dry goods, paper products, chemicals, recycling, empty kegs, beverages and storage for Retail. 1,409 1,410 Lower Level 10 BANK Secure room for storage of cash from registers. 40 40 Lower Level 11 SKI PATROL Includes private office, 2 restrooms and janitor closet. 1,154 1,150 Lower Level 12 BREAK ROOM Includes 2 single-user restrooms. 380 380 Lower Level 13 SUBTOTAL LOWER LEVEL BACK OF HOUSE 8,036 8,040 14 LOWER LEVEL FRONT OF HOUSE 15 LOBBY 1,188 1,190 Lower Level 16 MAIN HALL Includes public elevator and egress stair. 3,110 3,110 Lower Level 17 GUEST SERVICES Includes queue space for 60 people and 8 service windows for ticketing and information. 1,127 1,130 Lower Level 18 RETAIL Storage for Retail is provided in Storage (line 9). 1,967 1,970 Lower Level 19 RENTAL / REPAIR 1,324 1,320 Lower Level 20 BAG CHECK 557 560 Lower Level 21 LOCKERS Space for self-store lockers. 79 80 Lower Level 22 MECHANICAL Contains equipment for water service to building. 322 320 Lower Level 23 RESTROOM (M) 343 340 Lower Level 24 RESTROOM (W) 272 270 Lower Level 25 RESTROOM (U) Family Restroom. 60 60 Lower Level SUB-GROUND LEVEL: 2,040 sf 26 JANITOR 44 40 Lower Level GROUND LEVEL: 21,425 sf 27 CHANGING ROOM Private, single-user changing room. 34 30 Lower Level 28 CHANGING ROOM Private, single-user changing room. 30 30 Lower Level MAIN LEVEL: 21,231 sf 29 CHANGING ROOM Private, single-user changing room, includes lavatory to accommodate infant nursing use. 35 40 Lower Level UPPER LEVEL: 12,725 sf 30 SUBTOTAL LOWER LEVEL FRONT OF HOUSE 10,492 10,490 PENTHOUSE LEVEL: 968 sf 31 SUBTOTAL AT LOWER LEVEL 18,530 1.2 21,425 32 MAIN LEVEL BACK OF HOUSE GRAND TOTAL: 58,400 sf (ROUNDED) 33 PREP KITCHEN Prep area and dish washing in support of food court stations, includes service elevator. 858 1,000 Main Level 34 SUBTOTAL MAIN LEVEL BACK OF HOUSE 858 1,000 35 MAIN LEVEL FRONT OF HOUSE 36 LOBBY 1,124 1,120 Main Level 37 SEATING (35) 4 Tops, (55) 6 Tops, (27) 2-seat couches, (20) standing bar spaces. 544 15.32 8,332 8,330 Main Level 38 CIRCULATION Primary guest ciculation paths to stairs and exits, includes 2 egress stairs and public elevator. 3,625 3,630 Main Level 39 BAG CHECK 469 470 Main Level 40 RESTROOM (M) 344 340 Main Level 41 RESTROOM (W) 473 470 Main Level 42 FOOD COURT Food court stations and scramble circulation area. 4,535 4,540 Main Level 43 SUBTOTAL MAIN LEVEL FRONT OF HOUSE 18,902 18,900 44 SUBTOTAL AT MAIN LEVEL 19,900 1.1 21,231 45 UPPER LEVEL BACK OF HOUSE 46 BAR STORAGE Includes service elevator. 858 860 Upper Level 47 JANITOR 56 60 Upper Level 48 PENTHOUSE STAIR Service access to roof penthouse. 96 100 Upper Level 49 STORAGE 481 480 Upper Level 50 SUBTOTAL UPPER LEVEL BACK OF HOUSE 1,491 1,500 51 UPPER LEVEL FRONT OF HOUSE 52 WEEKDAY SEATING (15) 4 Tops, (5) 6 Tops, (25) 2-seat couches, (26) standing bar spaces. 166 22.69 3,767 3,770 Upper Level 53 WEEKDAY STAGE 159 160 Upper Level 54 WEEKEND SEATING (16) 6 Tops. 96 21.60 2,074 2,070 Upper Level 55 WEEKEND STAGE 370 370 Upper Level 56 CIRCULATION Primary guest ciculation paths to stairs and exits, includes 2 egress stairs and public elevator. 1,619 1,620 Upper Level 57 BAR (34) Bar seats, (32) standing bar spaces, (11) 3-person bar tables. 99 15.57 1,541 1,540 Upper Level 58 RESTROOM (M) 353 350 Upper Level 59 RESTROOM (W) 399 400 Upper Level 60 SUBTOTAL UPPER LEVEL FRONT OF HOUSE 10,282 10,280 61 SUBTOTAL AT UPPER LEVEL 11,780 1.1 12,725 62 ROOF LEVEL BACK OF HOUSE 63 MECHANICAL Spaces for HVAC equipment, electrical equipment; and access to equipment located on roof. 861 860 Roof Level 64 SUBTOTAL AT ROOF LEVEL BACK OF HOUSE 861 860 1.1 968 65 66 TOTAL GROSS AREAS 52,450 58,389 67 68 NUMBER OF SEATS PROVIDED 905 69

Appendix C: Determination of Eligibility a. Advisory Council Minutes, 1/24/19 b. Historic Sites and Structures Survey Form c. Photographs d. Figures

State of Vermont Advisory Council on Historic Preservation 1 National Life Drive, Floor 6 Montpelier, VT 05620-0501 DRAFT MINUTES Pending Approval February 21, 2019

Vermont Advisory Council on Historic Preservation January 24, 2019 10:00 a.m. – 12:30 p.m. Calvin Coolidge conference room, Davis Building, 6th Floor Montpelier, Vermont

Council Participants: Edward Clark, Citizen Member/Vice Chair David Donath, Historian (GoTo Meeting Participant) Blaine Cliver, Historical Architect (GoTo Meeting Participant) Britta Tonn, Architectural Historian Joseph Luneau, Citizen Member Paul Wyncoop, Citizen Member

Absent: John Vetter, Archaeologist/Chair

Historic Preservation Staff Participants: Laura V. Trieschmann, State Historic Preservation Officer Devin Colman, State Architectural Historian Jamie Duggan, Historic Preservation Review Coordinator

Guests: Niels Rinehart, Lands Administrator & Records Coordinator, SOV, FPR.

I Welcome

Vice Chair Edward Clark brought the meeting to order at 10:10 a.m. This meeting was not recorded. This was a GoTo Meeting, used by two members (Mr. Donath and Mr. Cliver)

II Changes to the Agenda

No changes to the agenda

III Public Comment

No public comments

IV Review / Approve December 20, 2018 Meeting Minutes

______

Mr. Luneau requested edit for Section VI: 211 Elmwood Avenue, Burlington, to clarify the HSSS form prepared by the City of Burlington reflected the pre- alteration appearance of the building.

Motion made by Mr. Luneau, with second by Ms. Tonn; motion approved unanimously.

V SHPO Report

Laura Trieschmann updated the ACHP on the status of the Historic Preservation Fund Grant, being held up by the closure of the federal government. The federal fiscal years 2017 and 2018 reports were submitted on time but NPS staff was already furloughed. Unable currently to submit federal tax credit applications, National Register nominations, Adverse Effect determinations, and federal fiscal year 2019 application.

Other topics presented: • Mileage reimbursement increase from 0.545 to 0.58. • Staff changes, involving Jamie Duggan to assist with historic sites maintenance and his replacement as project review coordinator in July • VDHP is participating in Museum Disaster Preparedness with other SOV agencies and Vermont’s museums and libraries • VDHP has been invited to participate in the preparation of a Flood Resiliency bulletin by the NPS and with an exploratory group set up by Preservation Action to draft a federal bill related to historic preservation and climate change issues. • Downtown and Historic Preservation Conference in Montpelier, June 5 • Barn grants review in February, for full day

• Roadside Markers – First Reparative Probation Case, Newport

Ms. Trieschmann presented the text and location for the First Reparative Probation Case in the United State to be placed in Newport.

Motion made by Mr. Clark and seconded by Mr. Cliver; motion passed unanimously.

VI Determination of Eligibility • Killington KI Lodge, Killington

Ms. Tonn and Mr. Wyncoop recused themselves

Devin Colman presented the eligibility documentation and outlined notification to owners. Jamie Duggan explained that the determination is being requested because of the proposed demolition of the building and erection of a new base lodge. First step for Act 250 and 22 VSA is to determine if this is an historic site and therefore continued VDHP participation in the review of the demolition and

______

new construction. Mr. Donath inquired about ownership; this lodge is owned by the SOV and other parts of the property related to the resort are outside state- owned property. Discussion about applicability of Criterion C and the lack of integrity supporting its architectural significance.

VDHP concurs with consultant’s recommendations; eligible under Criterion A with period of significance 1959-1975.

Motion made by Mr. Luneau, with second by Mr. Cliver; motion passed unanimously (Ms. Tonn and Mr. Wyncoop recused)

VII National Register of Historic Places Nomination • Gilbert’s Hill, Woodstock

Mr. Donath recused himself.

Mr. Colman presented the nomination, noting owner notification was completed.

Property being nominated under Criteria A and C with Period of Significance 1842-1964 and Areas of Significance being agricultural and recreational. Ms. Tonn noted that “Modern” should also be listed as a style on the nomination form. Consultant will be asked to examine end date for period of significance.

Motion made by Mr. Wyncoop and Mr. Luneau seconded; motion passed unanimously for SHPO to forward nomination to the NPS. (Mr. Donath recused himself).

VIII 2019 Certified Local Government Grant Application Review

Mr. Colman provided an overview of the CLG program requirements and the designated communities. Initial review by Mr. Colman and Ms. Trieschmann completed with recommendation to ACHP to award requested funding to all applicants.

1. Adamant Village Historic District Nomination and Oral History, Town of Calais $8,000 2. Taft’s Flat Neighborhood Intensive Survey, Town of Hartford $9,499 3. 2019 Downtown & Historic Preservation Conference/Preservation Trust of Vermont, City of Montpelier $8,805 4. Norwich History Podcast, Town of Norwich $9,135 5. Strafford Survey Update, Town of Strafford $4,200 6. Old South Church Cemetery Conservation Workshop/Preservation Education Institute, Town of Windsor $5,364 7. Rockingham Meeting House Plaster Repair and Local Programming, Town of Rockingham $23,247

Priority 1: $45,003

______Priority II: $23,237

Motion by Ms. Tonn, with second by Mr. Wyncoop; motion passed unanimously to fully fund all seven projects.

IX New Business • Laura Trieschmann provided update on the ongoing project review status for Ira Allen Chapel at UVM and Jurisdictional Opinion to be requested by Preservation Trust of Vermont. • Meeting Schedule o February 21 o March 21 o April 18 o May 23 o June 5, Downtown & Historic Preservation Conference, Montpelier • Announcements No new announcements

X Adjourn Motion Mr. Luneau, with second by Mr. Wyncoop. Meeting closed at 12:25 p.m.

______STATE OF VERMONT SURVEY NUMBER: Division for Historic Preservation (Assigned by VDHP) ☐ 1 National Life Drive, Floor 6 Listed in State Register Date: Montpelier, VT 05602 HISTORIC SITES & STRUCTURES SURVEY Individual Property Survey Form PRESENT FORMAL NAME: Killington K-1 Lodge ORIGINAL FORMAL NAME: Killington Ski Shelter COUNTY: Rutland PRESENT USE: Ski Lodge TOWN: Killington ORIGINAL USE: Ski Lodge ADDRESS: 4563 Killington Road ARCHITECT/ENGINEER: Robert Merrick Smith COMMON NAME: K-1 Lodge BUILDER/CONTRACTOR: Unknown PROPERTY TYPE: Ski lodge DATE BUILT: 1959 (major additions in 1965, c.1985) OWNER: Vermont Department of Forests, Parks and Recreation (Agency of Natural Resources) ADDRESS: 1 National Life Drive, Davis 2, Montpelier, VT 05620 ACCESSIBILITY TO PUBLIC: PHYSICAL CONDITION OF STRUCTURE: Yes ☒ No ☐ Restricted ☐ Good ☒ Fair ☐ Poor ☐ LEVEL OF SIGNIFICANCE: STYLE: Modern Local ☐ State ☒ National ☐ GENERAL DESCRIPTION: Structural System: 1. Foundation: Stone☐ Brick☐ Concrete☒ Concrete Block☒ 2. Wall Structure a. Wood Frame: Post & Beam☒ Plank☐ Balloon☒ Platform☐ b. Load Bearing Masonry: Brick☐ Stone☐ Concrete☐ Concrete Block☐ c. Metal: Iron☐ Steel☐ d. Other: 3. Wall Cladding: Clapboard☐ Board & Batten☒ Wood Shingle☐ Shiplap☐ Novelty☐ Asbestos Shingle☐ Aluminum Siding☐ Asphalt Shingle☐ Vinyl Siding☐ Brick Veneer☐ Stone Veneer☐ Other: Stucco 4. Roof Structure Truss: Wood☒ Iron☐ Steel☐ Concrete☐ Other: 5. Roof Covering: Slate☐ Wood Shingle☐ Asphalt Shingle☐ Sheet Metal☐ Built Up☐ Rolled☐ Tile☐ Standing Seam☒Other: 6. Engineering Structure: 7. Other: Appendages: Porches☒ Towers☐ Cupolas☐ Dormers☐ Chimneys☐ Sheds☒ Ells☒ Wings☒ Bay Window☐ Other: Roof Styles: Gable☒ Hip☐ Shed☒ Flat☒ Mansard☐ Gambrel☐ Jerkinhead☐ Saw Tooth☐ With Monitor☐ With Bellcast☐ With Parapet☐ With False Front☐ Other: Number of Stories: 2.5 Entrance Locations: West end of southwest elevation; center of northeast elevation; west end of northeast elevation; south end of southeast elevation Number of Bays: N/A (irregular) Approximate Dimensions: 110’ x 210’ Criteria for Eligibility: A: Historic☒ B: Person☐C: Architectural☒ D: Archeological☐ Integrity: Location☒ Design☒ Setting☐ Materials☒ Workmanship☒ Feeling☒ Assoc.☒ Areas of Significance: Criterion A: Vermont Tourism, Vermont Ski Industry ADDITIONAL ARCHITECTURAL OR STRUCTURAL DESCRIPTION: The Killington K-1 Lodge is a 2.5-story, wood-frame, modernist ski lodge located at the base of Killington Peak at the Killington Resort ski area. Although the building was built in four separate stages, together, the portions create a cohesive lodge building strongly reflective of the growth of the ski industry in Vermont and Killington’s eventual rise as the largest ski area in the state. Most of the building is sheathed in painted, vertical wood siding, although the exposed ground floor (basement) level on the northeast side is sheathed in stucco siding covering the concrete foundation. The building is capped by a standing-seam metal roof, while the trim throughout is done in metal and wood.

The original, southwest portion of the current building facing the ski slope was designed in 1959 by Robert Merrick Smith, a landscape architect who worked for the Vermont Department of Forests and Parks. This original portion of the building is marked by a shallow-pitched roof with a broad, southwest gable. The gable contains a large bank of metal-framed windows and widely overhanging eaves with exposed wooden brackets. An entrance is located to the left of the glazing, and a large, wooden deck is built along the southwest elevation. In 1965, the building was doubled in size when an addition, designed by Rutland architect Payson Webber, was built along the northeast side of the original building. This addition features a series of paired, vertical windows resting on metal panels situated within the shallow gable, as well as widely overhanging eaves and exposed wooden brackets. The exposed ground floor level on this elevation contains several windows, a recessed public entrance, several service entrances, and a garage bay. A ticketing area with three windows and a shed roof extends off the west end of this elevation. The ticketing area and public entrance are accessed via concrete steps with wooden railings.

Ca. 1987, the K-1 Lodge was expanded again when the Mahogany Ridge addition was built off the eastern side of the building. The Mahogany Ridge addition projects out from the plane of the southwest elevation with a broad gable facing the ski slope glazed with a bank of windows that echoes the gable window design on the original, 1959 portion of the building. The bank of windows continues around the northwest side of the addition, and on the southeast side there is a shallow, cross-gable with a bank of windows jutting out slightly from the building plane. A small, enclosed entrance projects from the southeast side, and this addition features widely-overhanging eaves with exposed wooden brackets.

The 1959 block and the Mahogany Ridge addition are connected by two metal beams that form a single, decorative, gable frame, rising from the west slope of the 1959 gabled roof and landing on the west gable of the Mahogany Ridge addition; this design feature was intended to visually unite the building (see photos 1, 2 and 9).

Additional modifications to the building were also completed in the late-1980s. Sometime after 1982, a set of paired windows similar to those within the original southwest gable were installed to the right of the southwest entrance (see photo 9). At the eastern end of the building, a two-story, shed-roof addition was constructed which contains expanded seating and service areas on the first floor and mechanical rooms on the ground floor. A sheltered passageway leads underneath this portion of the building between the loading area on the northeast side of the building and an exterior stairway up to the ski slope on the southwest side of the building. Another modification completed in the 1980s was the expansion of the recessed ticket window area with a one-story, shed-roof shelter at the northwest corner of the building. In addition, a new entrance was added to the northwest elevation which is capped by three small gables, the middle of which contains two narrow, rectangular, slanted windows. This entrance slightly projects from the building plane and leads to an interior stairwell; it is accessed via a set of concrete steps with a wooden railing.

The rustic wood frame of the original building is partially exposed and visible in the interior in the form of broad wooden columns, beams, and exposed trusses. The interior of the original building retains some of its historic arrangement of spaces: the restrooms are in their original location at the southwest end of the building on both the ground and first floors; the original office (now occupied by Guest Services) is located to the right of the restrooms on the first floor; the kitchen occupies the entire central area of the expanded lodge footprint created by the 1965 addition, with cooking areas on the ground floor and food service areas above on the first floor; the ski shop is located on the ground floor; a stairway links the ground and first floors on the west end of the building; and seating surrounds the central kitchen area on the first floor. In 1975, the interior was modified with the addition of a wooden mezzanine in the central and northeastern portions of the lodge. In response to the need for expanded seating, the mezzanine was constructed in a way that preserves the materials of the lodge’s original framing system. The mezzanine is accessed by an extension of the original stairway on the northwest side of the building, as well as by a second wooden stairway located near where the original building meets the Mahogany Ridge addition. The interior of the Mahogany Ridge addition is slightly recessed from the rest of the first floor and contains a seating area and a bar.

RELATED STRUCTURES: (Describe) Although not evaluated as part of this documentation, numerous smaller buildings and structures associated with Killington Resort surround the K-1 Lodge. These include the K-1 Express Gondola and gondola loading house to the north and west of the lodge, both constructed in the late-1990s; the Alpine Training Center, located to the west of the lodge and constructed in 1974; the Snowden triple chairlift and a maintenance shop located to the north of the lodge; and the Roaring Brook Umbrella Bar, located on the other side of the Roaring Brook to the east of the lodge. The Roaring Brook Umbrella Bar was constructed in 2011 following Tropical Storm Irene’s damage to the Superstar Pub addition at the southeast end of the K-1 Lodge. The Superstar Pub, which was constructed in about 1994 off the Mahogany Ridge addition and spanned a portion of the Roaring Brook, was removed in 2011 and the Roaring Brook stream bank it once covered was restored. None of these structures are considered as contributing elements of the Killington K-1 Lodge as they were all constructed less than 50 years ago and are not intrinsically linked to the lodge itself.

STATEMENT OF SIGNIFICANCE:

Historic and Architectural Context The Killington K-1 Lodge was constructed in 1959 as the first permanent ski lodge at Killington, with additions constructed in 1965, 1975, and 1987. Originally called the Killington Ski Shelter, the building was erected by the Vermont Department of Forests and Parks (today known as the Department of Forests, Parks and Recreation [FPR]) in a partnership with the Sherburne Corporation, a business entity which was established to privately develop a ski area called Killington Basin on Killington Peak. Over the years, Killington Resort has significantly expanded, although the State of Vermont still owns the lodge building as it is located within the boundary of the Calvin Coolidge State Forest. The various companies that have operated Killington Resort over the past 60 years lease the land upon which the lodge, ski trails and ski lifts are located, while most of the commercial and all of the residential development associated with Killington Resort is on adjacent, privately owned land.

The origins of Killington Resort are closely connected to the development of the ski and winter tourism industries in Vermont in the early through mid-20th century. The creation of a Vermont tourism board in 1890 and the formation of the Bureau of Publicity in 1911 were the first formal commitments to tourism by state government (Papazian et al., 2012). Literature published by the Bureau focused on the scenic and rural beauty of Vermont, although it was more difficult to draw tourists to the State during the winter months. However, several key events of the 1930s created new interest in winter tourism and skiing, as well as a recognition of the potential of the ski industry to contribute to Vermont’s economy. In 1932, the Winter Olympic Games in nearby Lake Placid, New York sparked an interest in downhill skiing. One year later, the formation of the Civilian Conservation Corps (CCC) resulted in the tremendous growth of the Vermont State Park System as the state embarked on an aggressive, eight-year campaign to have CCC workers build amenities at state parks, access roads to state lands and ski trails on state-owned mountains. With the construction of ski trails and ski shelters using state and federal funds, Vermont now had a way to promote its scenic beauty during the winter months and thus draw in tourism year- round.

By the 1930s, many public officials in Vermont began to notice the potential for profit from this new form of ski tourism, although it was State Forester Perry Merrill who was the greatest advocate for Vermont’s ski industry. Merrill discovered skiing in the early-1920s while he was living in Sweden as a forestry student and became an enthusiastic skier himself. When Merrill served as Vermont State Forester during the era of the CCC, he directed the CCC’s efforts in developing ski trails, warming shelters, and access roads that would eventually benefit the ski industry by improving access to mountainous areas. Perhaps Merrill’s greatest benefit to the ski industry (albeit controversial to this day) was his idea of leasing state lands to private developers of ski resorts, which enabled the development of Vermont’s first major ski resort at Stowe in the late-1930s. Merrill’s successful ability to steer the State Legislature towards appropriating funds for the development of ski areas and parks on leased state lands well into the 1960s gave him the moniker “Father of Vermont’s State Parks and Alpine Ski Areas.” Since then, the Vermont FPR has had a long history of partnership with Vermont ski areas, and seven major Vermont ski areas currently use portions of state forest or state park land under long term leases from the department: Jay Peak Resort, Burke Mountain Ski Area, Smugglers’ Notch Ski Area, Stowe Mountain Resort, Killington Ski Area, Okemo Mountain Resort, and Bromley Mountain Ski Area.

The story of Killington’s development as a ski area also began during the 1930s when Mortimer Proctor, President of the Vermont Marble Company and Vermont Governor from 1945-1947, donated 324 acres to the State of Vermont in 1938 with the important stipulation that “said premises shall be used as a forest and recreational area and for other public purposes incidental thereto…” (Lorentz, 1990, pg. 20). An enthusiastic backer of outdoor recreational activities, Proctor had previously donated lands of the Vermont Marble Company for the development of the Long Trail. In 1945, an additional 2,776 acres of the Vermont Marble Company’s land encompassing Killington Peak, the second highest peak in the state, were sold to the State. Merrill was immediately eager to capitalize on the potential of developing a ski area on 3,000 acres of state land on and around Vermont’s second-highest peak. In the 1940s, he began approaching businessmen in nearby Rutland to find a developer for a new ski area at Killington peak, although he was unsuccessful this first time around in part due to the lack of an access road up to the mountain. After WWII stunted most development efforts around the state, Merrill again attempted to find partners to develop a ski area at Killington Peak in 1951, but again he was unsuccessful.

The tables turned in 1954 when Preston Leete Smith, a 24-year old skiing enthusiast from Connecticut, approached Merrill with his desire to lease state land to develop a ski area at Killington peak. With little money or resources, Smith worked diligently for four years to amass a team of investors with enough capital to make the Killington ski area a reality; the entity called itself the Sherburne Corporation. A windfall came to the developing ski industry in the mid-1950s when Vermont Governor Joseph B. Johnson announced his support for a policy in which the state would build roads to access remote mountain areas where private ski developers could lease forest lands to develop their ski resorts. The access road to the base of Killington Peak was completed in 1958 using state funds secured by Merrill that were appropriated in 1957 for the construction of several ski area access roads. In addition to Killington, this bill funded roads at Mount Mansfield, Smugglers’ Notch, Jay Peak, Okemo Mountain and Burke Mountain. Another bill was passed by the State Legislature in 1957 appropriating $30,000 for the construction of a ski shelter and a parking lot at Killington.

As soon as the access road was constructed, Preston Smith oversaw the construction of ski trails and chairlift lines at Killington; once these were sited, the location for the ski shelter could be selected and work could begin on the parking lot. In the fall of 1958, construction began on the Killington Ski Shelter, which Preston Smith described as a “two-story, modernistic, glass-enclosed base shelter” (Lorentz, 1990, pg. 42). In order to save money, rather than hire a subcontractor to design and erect this shelter, the State Department of Forests and Parks utilized in-house talent in the form of Assistant Parks Director Robert Merrick Smith, a landscape architect, to draw up the initial designs. Preston Smith later wrote that “the architectural style exceeded Sherburne Corporation expectations as to what the forestry department would produce” and he complemented the department’s “awareness of the competitive and economic development of the ski business at the time” in designing such a well-appointed ski shelter (Lorentz, 1990, pg. 42). Unfortunately, due to very wet weather during the fall of 1958, the state was unable to complete work on the shelter. Instead, Rodney Barber, Landscape Architect for the Vermont Department of Forests and Parks from the 1950s through 1980s, describes how a prefabricated barracks building from the former CCC Camp in Moscow, Vermont was disassembled, moved and temporarily installed at Killington to serve as a warming shelter during Killington Basin’s first season of operation (Barber 2005-2006).

Merrick Smith received his B.S. in Landscape Architecture at the State University of New York College of Environmental Science and Forestry at Syracuse University in 1947. Upon graduation from college, Smith worked as a Landscape Architect for the City of Montréal, Québec, Canada where he created a number of extensive park designs. In 1958, he accepted the position of the Assistant Director of Parks for the State of Vermont, a job he held until 1961, when he went on to work as a Landscape Architect, Planner and Manager for the National Park Service (NPS) where we worked for over 30 years. Smith eventually rose into the position of the preeminent Landscape Architect for the NPS, working on high- profile park designs and comprehensive regional and feasibility studies throughout the country and internationally. In 1985, Smith semi-retired and became a consultant to the NPS, specializing in highly visible White House projects.

Although Merrick Smith’s tenure with the Vermont State Parks Department was brief, it is significant. First of all, Smith’s tenure with the Department during the late-1950s and early-1960s was during a period of growth for the Vermont State Parks system and therefore his designs appear elsewhere in the state. An increase in tourism to Vermont, in part spurred by a booming post-WWII economy, motivated the Department to make numerous improvements to their existing parks infrastructure, as well as to expand the State Parks system. Second of all, it is notable that Smith, who would become a nationally recognized figure in landscape architecture, spent a part of his early career designing relatively small- scale, Vermont State Park buildings and landscapes. According to Rodney Barber, Smith was an incredibly adept designer who could easily conceive of a high-quality building or landscape plan that could then be passed along to another in-house contractor (often Barber himself) to work out the details of the construction design and mechanical systems (Barber 2005-2006). It is important to note that Merrick Smith was an avid skier himself; his experience with the sport must have enabled him to intuit a simple but highly functional design for the Killington Ski Shelter. It should also be noted that a more extensive list of the various buildings and landscapes Smith designed for the Vermont State Parks Department has not been compiled as part of this report.

The building’s historic design, including its 1965 expansion, is a good example of the type of modernistic architecture that was regionally and even nationally adopted by the ski industry in the mid- 20th century. The development of a rural tourism economy in Vermont in the mid-20th century, spurred by the picturesque state parks and budding ski industry, brought a new wave of modern architecture to the state. Ski lodges, A-frame vacation homes and State Park buildings “embraced a new category of contemporary leisure architecture” with an emphasis on “playful informality, dynamic structure concoctions, unconventional roof shapes, open plans, and unusual glazing configurations” (Randl, 2004, pg. 43). Designers of these types of buildings, particularly ones that were state-funded such as the Killington Ski Shelter, were constrained by limited funding and therefore created buildings that were trendy, functional, pleasing to the public, and “achieved important economies of scale and cost” (Smith, 2013, pg. 100) that required innovation and experimentation. These buildings were designed with large banks of windows looking out at picturesque scenery or, in the case of ski lodges, at the ski slopes, while the elevations facing away from the scenery featured fewer windows as a way to reduce costs. Likewise, the use of natural materials such as rustic wooden beams complemented the buildings’ rural settings. Although some private ski areas in Vermont such as Stratton favored a more elite Tyrolean aesthetic, the ski areas developed in cooperation with the State of Vermont, such as Killington, embraced a populist, modern aesthetic (Smith, 2013, pg. 89).

As noted earlier in this report, the Killington Ski Shelter was enlarged in 1965 with an addition designed by well-known Rutland architect Payson Webber. Killington’s growth was immediate; after the first season of operation, the ski area has been profitable every year of its operation. Eager to embrace the latest ski resort technologies, Killington introduced a snowmaking system in 1964-1965 and built its first gondola adjacent to the Killington Ski Shelter in 1968 (this gondola was replaced by the existing K-1 Express Gondola in the late-1990s). In 1965, the mountain expanded into the Snowdon area and, by 1978, Killington had become Vermont’s largest and most successful ski area. The 1975 mezzanine addition to the K-1 Lodge reflects the resort’s steady growth during the 1970s; the Sherburne Corporation even purchased two additional ski areas in the 1970s, Sunday River in Maine (1972) and Mount Snow in Vermont (1978). Commercial and residential development along the Killington Access Road steadily grew through the second half of the 20th century, and the ski area expanded its footprint onto the adjacent mountains such as Rams Head Mountain, Skye Peak, Bear Mountain and Sunrise Mountain. In 1984, the Sherburne Corporation was restructured as S-K-I Ltd and, shortly thereafter, significant expansions and renovations were completed to the K-1 Lodge, including the Mahogany Ridge addition. In 1996, the now-defunct American Skiing Company purchased the ski area and, in 2007, the Powdr Corporation from Park City, Utah acquired Killington Resort as the ski resort operator, while the SP Land Company acquired the rights to do real estate development and began working on the development of a ski village. Killington’s stature as one of the east’s premier ski resorts was solidified in 2016 as it began hosting an early-season Alpine World Cup race known as the Killington Cup, the first time such an event has been held in the eastern United States in decades.

State Register Eligibility Evaluation The Killington K-1 Lodge is significant under Criterion A for its contributions to the broad patterns of recreational history related to Vermont’s ski industry, an important part of the state’s larger tourism industry context. In particular, the K-1 Lodge is a prime representation of the unique and very successful partnership formed between private ski resort developers and the Vermont Department of Parks and Recreation in the middle of the 20th century, representing a concerted effort by Perry Merrill and others in State government to boost the ski industry in Vermont through ski leases. Although Killington Resort was begun with very little capital, its early success led to rapid development and, by the 1970s, it became the largest ski area in Vermont. The K-1 Lodge’s continued expansion as a result of Killington’s growth as the largest ski area in Vermont, as well as its strong integrity of association with both the development of the ski industry and the partnership with the Vermont Department of Forests, Parks and Recreation, renders the building historically significant at the statewide level.

Although the original design of the Killington K-1 Lodge is a good example of the type of modernism embraced by the ski industry in the mid-20th century, as well as the fact that it was designed by a prominent Landscape Architect of the Vermont State Parks Department, Merrick Smith, the building lacks sufficient integrity to be considered significant under Criterion C. While some of the building’s integrity of design, materials, workmanship and association remains intact, its overall integrity of feeling, design and workmanship have been compromised by two significant additions less than 50 years old that dilute the purity of its 1959 and 1965 designs. The addition of the mezzanine in the central portion of the lodge in 1975, while critical to accommodate the expanding clientele of Killington Resort, has disrupted the open, expansive interior space conceived of by its early architects Merrick Smith and Payson Webber. In addition, the scale and prominence of the large, 1987 Mahogany Ridge addition, particularly when viewing the main southwest elevation of the building, detracts from the 1959 and 1965 designs of the building. Finally, the setting of the K-1 Lodge has been significantly altered since its early years of operation as the K-1 base area has seen immense growth resulting in tree clearing and the addition of newer buildings and chairlifts. However, despite the alterations and lack of overall integrity required for Criterion C, it should be noted that the original, 1959 and 1965 portions of the lodge are clearly distinguishable to the discerning eye when viewing the building, and much of the workmanship, design and materials of the original portions of the lodge remain intact. The characteristic appearance of the building as a ski lodge provides it with sufficient integrity of association to be considered eligible for listing on the Vermont State Register of Historic Places.

In sum, based upon its significance under Criteria A, the Killington K-1 Lodge is recommended as eligible for listing on the Vermont State Register of Historic Places.

REFERENCES: American Society of Landscape Architects (ASLA). 1990. “Nomination Form for Fellowship in ASLA.” Washington, DC: ASLA Council of Fellows, April 20, 1990.

Barber, Rodney (2005-2006). Interview by Gregory L. Sharrow [Tape recording]. Vermont State Parks Project. Vermont Folklife Center Archives, Middlebury, VT.

Davis, Jeremy. 1990. “The History of Vermont Skiing: One Hundred Years of Growth.” New England Lost Ski Areas Project, http://www.nelsap.org/vt/history.html, April 20, 1998 (accessed January 3, 2019)

Fry, John. 2006. “The Story of Modern Skiing.” Lebanon, NH: University Press of New England.

Killington Resort. Various historic photographs and plans depicting the Killington Ski Shelter. Killington, VT.

Lorentz, Karen D. 1990. “Killington: A Story of Mountains and Men.” Shrewsbury, VT: Mountain Publishing.

National Conference on State Parks. 1957 -. “Killington Ski Shelter.” Park Practice Design, Vol. 3, https://babel.hathitrust.org/cgi/pt?id=mdp.39015005825081;view=1up;seq=7 (accessed January 3, 2019).

Papazian, Lyssa, Fenniman, Britta, Bezio, Meghan, Derkacz, Scott, Harmon, Lucas, O’Shea, Kaitlin, Parsons, Jen, Renfield, Sebastian, McCullough, Robert. 2012. “Mad River Glen Ski Area Historic District.” National Register of Historic Places Inventory/Nomination Form. May 15, 2012.

Randl, Chad. 2004. “A frame.” Common Ground, National Park Service, https://orc.vermont.gov/Documents/_HistoricContext__HistoricArchitectureContext_00000178.pdf (accessed January 4, 2018).

Sherman, Michael, Sessions, Gene, Potash, Jeffrey P. 2004. “Freedom and Unity. A History of Vermont.” Barre, Vermont: Vermont Historical Society.

Smith, Margaret Supplee. 2013. “American Ski Resort: Architecture, Style, Experience.” Norman, OK: University of Oklahoma Press.

Vermont Department of Forests, Parks & Recreation. 1965 plans depicting the Killington Ski Shelter. Montpelier, VT: Vermont Department of Forests, Parks & Recreation Archives.

MAP: (Indicate North in Circle) SURROUNDING ENVIRONMENT: See attached☒ Open Woodland ☐ Woodland ☒ Scattered Buildings ☐ Moderately Built Up ☐ Densely Built Up ☐ Residential ☐ Commercial ☒ Agricultural ☐ Industrial ☐ Roadside Strip Development ☐ Other: Recreational (ski resort) RECORDED BY: Britta Tonn and Kaitlin O’Shea, Architectural Historians ORGANIZATION: VHB DATE RECORDED: January 4, 2019

Killington K-1 Lodge Killington, Vermont

Photographs

Photograph 1: View looking northeast towards the southwest elevation of the K-1 Base Lodge. The original, 1959 building is visible at left, while the c.1987 Mahogany Ridge addition is visible at right.

Photograph 2: View looking east towards the southwest elevation of the K-1 Base Lodge

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 3: View looking southeast towards the northwest side elevation of the K-1 Base Lodge. The side entrance with gabled roof were added sometime after 1982.

Photograph 4: View looking south-southwest towards the northeast elevation of the K-1 Base Lodge. The 1965 addition is visible, as is the ticket window at lower right, which was expanded sometime after 1982.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 5: View looking southwest towards the northeast elevation of the K-1 Base Lodge 1965 addition. At left is the Mahogany Ridge addition, constructed c.1987.

Photograph 6: View looking northwest towards the southeast side elevation of the c.1987 Mahogany Ridge addition of the K-1 Base Lodge. This is also the location of the former Superstar Pub addition, which was damaged in 2011 by Tropical Storm Irene and subsequently removed.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 7: Detailed view of the ticket counter on the northeast elevation of the K-1 Base Lodge, expanded from its original 1965 location sometime after 1982.

Photograph 8: Detailed view of the northwest side elevation with gabled roof and exterior of ticket windows at left, both of which were added sometime after 1982.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 9: Detailed view of the original, 1959 bank of windows and entrance on the southeast elevation. Note that the vertical band of paired windows immediately to the right of the entrance was added sometime after 1982.

Photograph 10: View southwest within a covered walkway along the eastern end of the building, added when the Mahogany Ridge addition was built c.1987.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 11: Detail looking southeast along the same covered passageway on the eastern side of the building, part of the Mahogany Ridge addition.

Photograph 12: View inside the southwest portion of the K-1 Lodge, constructed in 1959. The mezzanine, constructed in 1975, is visible at upper left.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 13: View within the northwest portion of the K-1 Lodge, looking towards the 1965 addition. The 1975 mezzanine is visible at center and upper right.

Photograph 14: View looking out the southwest windows of the K-1 Lodge towards the ski hill and the Mahogany Ridge addition (at right) from the mezzanine.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 15: View across the interior from the entrance at the southwest corner of the K-1 Lodge. The entrance, restrooms and office (center left, “Information Guest Services”) are still in their original, 1959 locations.

Photograph 16: View looking from the northwest portion of the K-1 Lodge within the 1965 addition towards the office at right and main, southwest entrance at far center. The central kitchen is located at left.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018

Killington K-1 Lodge Killington, Vermont

Photograph 17: View from within the c.1987 Mahogany Ridge addition looking towards the kitchen and mezzanine at center and the original, 1959 portion of the K-1 Lodge at left.

Photograph 18: View looking towards the southwest windows of the K-1 Lodge from the mezzanine, added in 1975.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 19: View looking across the 1975 mezzanine towards the northeast end of the K-1 Lodge.

Photograph 20: View within the northeastern, 1965 addition of the K-1 Lodge, below the mezzanine.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 21: View looking towards the northwesterly staircase leading from the ground floor to the mezzanine. The edge of the 1965 addition is clearly visible adjacent to the right of the staircase.

Photograph 22: View across the c.1986 Mahogany Ridge addition of the K-1 Lodge. The windows at left face southwest towards the ski slope.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 23: View across the Mahogany Ridge addition towards its entrance at the southeast corner of the K-1 Lodge.

Photograph 22: View towards the central kitchen of the K-1 Lodge, which has existed in this location since the building’s 1965 expansion. The mezzanine is visible above the kitchen.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 23: View of the ski shop, which occupies most of the southeastern half of the ground floor of the K-1 Lodge. The ski shop has existed in this location since the 1965 expansion.

Photograph 24: Contextual view of the K-1 Lodge, looking southwest from the end of Killington Road.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 25: Contextual view of the K-1 Lodge, looking southeast from the base area west of the K-1 Gondola.

Photograph 26: Contextual view of the K-1 Lodge, looking northeast from an adjacent ski trail.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 27: Contextual view of the K-1 Lodge, looking west from the Superstar Express Quad Chairlift. The Alpine Training Center, constructed in 1974, is visible beyond the K-1 Lodge to the west, while the Roaring Brook Umbrella Bar, constructed in 2011, is visible on the southeast side of the lodge.

Photograph 28: Contextual View of the K-1 Lodge, looking northwest from the Superstar trail. The gondola building and the parking lot are visible to the northeast of the lodge.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Photograph 29: Contextual view of the K-1 Lodge (indicated by arrow) looking northeast from the Middle Downdraft trail on Killington Peak.

Photographer: Britta Tonn, VHB Photographs Taken: December 19, 2018 Killington K-1 Lodge Killington, Vermont

Figures

Figure 1: March 1962 exhibit about the Killington Ski Shelter for the Park Practice Program of the National Conference on State Parks. Image courtesy of Devin Colman, VT Division for Historic Preservation [DHP] via National Conference on State Parks. “Killington Ski Shelter.” Park Practice Design, Vol. 3, https://babel.hathitrust.org/cgi/pt?id=mdp.39015005825081;view=1up;seq=7 (accessed January 3, 2019). Killington K-1 Lodge Killington, Vermont

Figure 2: July 1959 plans for the Killington Ski Shelter drawn by Robert Merrick Smith on behalf of the VT Department of Forest & Parks. Figure courtesy of Jamie Duggan, DHP.

Figure 3: Undated photograph of the southwest elevation of the Killington Ski Shelter as it appeared circa 1960. Photograph courtesy of Devin Colman, DHP via www.cardcow.com. Killington K-1 Lodge Killington, Vermont

Figure 4: 1960s photograph of the southwest elevation of the Killington Ski Shelter and the double chairlift, constructed in 1960. Photograph courtesy of Killington Mountain Resort.

Figure 4: Undated, pre-1965 photograph of the southwest elevation of the Killington Ski Shelter. Photograph courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 5: Undated, pre-1965 photograph of a portion of the southwest elevation of the Killington Ski Shelter. Photograph courtesy of Killington Mountain Resort.

Figure 6: Circa 1960 photograph of the northeast elevation of the Killington Ski Shelter. Photograph courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 7: 1960s photograph of the northeast elevation of the Killington Ski Shelter. Photograph courtesy of Killington Mountain Resort.

Figure 8: Circa 1965-1975 photograph of the interior of the Killington Ski Shelter prior to the construction of the mezzanine in 1975. Vertical windows at far right are the 1965 addition windows on the northeast elevation, which appear to be covered in colored panels, possibly Kalwall. Photograph courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 9: Elevation views of the Killington Ski Shelter Addition by Architect Payson R. Webber, March 1965. Figure courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 10: First floor plan of the Killington Ski Shelter Addition by Architect Payson R. Webber, March 1965. Figure courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 11: First floor plumbing plan of the Killington Ski Shelter Addition by Architect Payson R. Webber, March 1965, showing the general configuration of the first floor. Figure courtesy of VT Department of Forests, Parks & Recreation. Killington K-1 Lodge Killington, Vermont

Figure 12: Ground floor plan of the Killington Ski Shelter Addition by Architect Payson R. Webber, March 1965, showing the general configuration of the first floor. Figure courtesy of VT Department of Forests, Parks & Recreation. Killington K-1 Lodge Killington, Vermont

Figure 13: Site plan of the Killington State Ski Shelter Addition for the U.S. Department of the Interior Bureau of Outdoor Recreation Land and Water Conservation Fund Project Agreement, September 1964. Figure courtesy of VT Department of Forests, Parks & Recreation. Killington K-1 Lodge Killington, Vermont

Figure 14: East elevation view of the mezzanine addition of the Killington Base Lodge, August 1975. Figure courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 15: Plan view of the mezzanine addition of the Killington Base Lodge, August 1975. Note that the mezzanine was constructed larger than it appears in this drawing, extending further to the northeast elevation shown at the bottom of the drawing. Figure courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 16: View of the southwest elevation of the Killington Base Lodge, June 1982. Photograph courtesy of Killington Mountain Resort.

Figure 17: View of the northwest elevation of the Killington Base Lodge, June 1982. Photograph courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 18: View of the northeast elevation of the Killington Base Lodge, June 1982. Photograph courtesy of Killington Mountain Resort.

Figure 19: View of the northwest and northeast elevations of the Killington Base Lodge, June 1982. Photograph courtesy of Killington Mountain Resort. Killington K-1 Lodge Killington, Vermont

Figure 20: View of the southeast elevation of the Killington Base Lodge and the Roaring Brook, June 1982. Photograph courtesy of Killington Mountain Resort.

Figure 21: View of the Superstar Pub addition, constructed circa 1994, after it was damaged by Tropical Storm Irene in 2011. This addition has subsequently been removed. Photograph courtesy https://www.onthesnow.com/news/a/56403/killington-announces-plan-to-replace-collapsed-k-1- pub).

Appendix D: Existing Base Lodge Exterior History

APPROX. LINE OF CURRENT DECK

1982 DECK

1990'S DECK 1959 DECK LATER ADDITION AND STAIRS TO SOUTH LOST 1982 DECK- TO HURRICANE 1990's ENCLOSED IRENE

1990's to 2019 1959

1982

1975 MEZZANINE 1990's

1965

1982 MEZZANINE

KEY PLAN

Killington Base Lodge Exterior History TRUE HISTORICAL NORTH DRAWINGS NORTH WEST ELEVATION

1965-1981

ADDITION RENO ADDITION (BEYOND) 1982

1990'S FALSE GABLE

1990'S Killington Base Lodge Exterior History 2019 1990'S EAST ELEVATION

1959

1965

2019

1990 1982 1990's Killington Base Lodge Exterior History SOUTH ELEVATION

1959 ADDITION

1965

2019

1990's 1990's Killington Base Lodge Exterior History 1959

NORTH ADDITION ELEVATION

1965

1990's 1982 MEZZANINE EXIT GABLES

2019

1990's

1990's Killington Base Lodge Exterior History 1990's Appendix E: Alternatives Analysis Documentation a. Code Review b. Structural Evaluation c. 2006 Addition Plans d. Crowd Photographs at Killington K-1 Base Lodge Theoretical Killington Ski Resort Existing K1 Base Lodge Addition and Renovation Partial Code Review January 31, 2019

SUMMARY:

When viewed thru the lens of the proposed 2006 Killington Base Lodge Addition and Renovation project, providing an addition to the existing base lodge that can meet the Owner’s current programmatic needs and customer experience goals is difficult to achieve without creating an overall structure that exceeds allowable fire areas and building heights for the type of construction and the new proposed occupant load.

The required overall size of the new structure and the new occupant load, unless divided by separating the structures by at least 20 feet, or building a separating fire wall, each of which would unacceptably segregate functions and the customer environment, would not meet current building code restrictions for Assembly occupancies. It is difficult to see how this would be solved with another similar proposal given the site restrictions and code issues.

Providing site vertical access compliance with the Vermont Access Rules also a challenge without further increasing non-compliance with the building code’s fire preventions restrictions.

In addition, as the preliminary structural review indicates, the building would not meet IBC 2105 loading requirements and would require significant structural upgrades.

Owner goals of providing an energy efficient envelope for the overall project with modern HVAC and electrical and lighting systems would also hampered by the existing structure’s historic designation.

INTRODUCTION AND OVERVIEW

Development Scenario / Review Assumption:

• This partial code review is based on a theoretical development scenario in which Killington would improve the existing K1 Base Lodge to meet their current and future customer needs by both expanding the building with a new addition, and “rehabilitating” the existing building.

• For the purposes of this review, the existing K1 Base Lodge is to be considered “historic” as defined under 10 V.S.A. Chapter 151 – Act 250 / Criterion 8.

• Existing Permitted Conditions: This review assumes that the existing building configuration, equipment, and life safety features are provided as allowed under previous State and Local permits. No review of violation notices by the Division of Fire Safety or other departments has been conducted.

• Civil and Environmental Regulatory Review not included: Review of State and Local regulations for zoning, water and waste water, stormwater permits, and hazardous materials abatement are not included. Theoretical Killington Existing K1 Base Lodge Addition and Renovation Building Code Review Bread Loaf Corp. 1/31/2019

• See code list below for other exclusions.

Applicable Codes: The following building-related regulations are involved in this review: • 2015 Vermont Fire & Building Safety Code, including: o 2015 NFPA 1 Fire Prevention Code o 2015 NFPA 101 Life Safety Code, including: . Chapter 43 Building Rehabilitation, which defines the levels of code compliance required based on the type and scope of rehabilitation work, including: • Chapter 43.10 Historic Buildings o 2015 International Building Code (new construction only). o 2015 International Existing Building Code, except: . Structural Review is not included and is conducted under a separate document by others. • 2015 Vermont Plumbing Rules (fixture counts only). • 2017 Vermont Electrical Safety Rules (basic life safety device review only, other electrical review under separate document by others). • 2015 Vermont Commercial Building Energy Standards, including the current Act 250 mandated “Stretch Guidelines”. • 2012 Vermont Access Rules, based on the 2010 Federal ADA Standards for Accessible Design.

Note that there are current proposals before the Legislature to update these codes from the 2015 code editions to the 2018 code editions. The status of these proposals is unclear and has not been taken into account in this review.

Project Scope Assumptions:

• New Addition and Renovation Areas: This code review is applied to a theoretical new project scope as prepared for the Owner in 2006 by Robert Carl Williams Architects (RCW), which involved the construction of an abutting new addition on the historic East elevation, and renovations to the existing building, as follows:

Robert Carl Williams 2006 proposed program:

Level New sf Exist Area sf Reno sf reno percentage of exist. area Basement 4,300 na na new level in addition only Ground Level 5,000 12,348 all 100% Main Level 7,000 14,700 all 100% Mezzanine Level 7,000 3,800 na proposes complete removal of existing mezzanine Total areas 23,300 30,848 Total Exist. + New 54,148sf Largest new story area (Main Level): 21,700sf

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Theoretical Killington Existing K1 Base Lodge Addition and Renovation Building Code Review Bread Loaf Corp. 1/31/2019

(Note that the calculation above excludes the area of the existing building lost during Hurricane Irene, and new work proposed in that area).

• Existing Building Rehabilitation: This review assumes areas of the existing building would be modified as follows based on the NFPA 101 Chapter 43 definitions:

The requirement to meet current the VT Fire and Life Safety Building Code, based on the above categories varies as follows:

Repair and Renovations: Permitted existing conditions are allowed to remain. New work must be done using the same materials that existed, or conform to current code, and cannot make the existing condition less conforming. The capacity of the means of egress must meet current code, or the code official can allow a reduced capacity that meets the available egress with approved conditions. It is assumed that all areas of the building would receive at least this level of rehabilitation, as limited by historic preservation guidelines.

Modifications and Reconstruction: These categories involve some change to either windows, doors, structure, the means of egress, and / or the building use or occupant load. These changes must comply with current code. Structural code compliance must be reviewed. Where the changes are extensive, full upgrades to life safety systems and extinguishing systems are required. It is assumed that the area of this level of rehabilitation would exceed 50% of the floor area on all floors, as limited by historic preservation guidelines. Life safety code compliance can be modified for historic elements based on NFPA 914 Code for Fire Protection of Historic Structures.

• Accessibility Compliance for existing historic buildings: In general, renovations to historic buildings must comply with current accessibility rules unless they are deemed “unfeasible” (cost more than 20% of total renovation costs), or will irreparably harm historic fabric or features. In these instances exceptions are outlined that must be followed.

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• Energy Code compliance for existing historic buildings: In general, renovations to historic buildings must comply with current standards unless the work would cause irreparable harm to historic fabric or features. Renovations and alterations in general also have other exceptions allowed depending on the construction category.

Review Sections: The review is broken into the following sections: • Building Code Review • Energy Code Review • Accessibility Rules Review

Information and Documentation: This review is based upon a casual walk-thru site visit and observation of existing surface conditions conducted by Bread Loaf Corp. on January 15, 2019, and the following drawings: • KBL Lower Level As-Built Floor Plan by Robert Carl Williams dated 10-31-2006 • KBL Upper Level As-Built Floor Plan by Robert Carl Williams dated 10-31-2006 • KBL Proposed Additions and Renovations Progress Set by Robert Carl Williams dated 11-20- 2006.

BUILDING CODE REVIEW

Building Height and Area, and Fire Separation:

The proposed combined addition and existing building would be classified under the IBC as a two-story building, as the new basement is below the IBC “average grade plane”, and the lower level less than 12 feet above grade along the East elevation. The Lower Level is therefore Story 1, with the Main Level as Story 2. The new addition mezzanine level is open to the existing main level, and is less than one-third of the area of the main level, so this level is allowed to be defined as an official “mezzanine”, and does not qualify as a story. For egress purposes, however, the mezzanine load must be added to the main level occupant load.

The existing lodge is wood framed, unprotected, combustible construction, fully sprinklered. There is no fire separation proposed between the existing building and the new building in order for the new mezzanine to be open to the existing main floor. Therefore the entire new structure must be designated as unprotected combustible construction, and the combined footprint of the largest story (the main level) is used to determine compliance with the fire area limits.

Under the current IBC, applying this construction type and fire protection, the Assembly A-2 use is allowed to be located on the second story, which includes the mezzanine. The fire area limit, however, of the combined new and existing footprint on the main level is limited to 18,000sf. The RCW proposal exceeds this by 3,700sf. For further comparison, the current fire area for the completely new facility proposal is 26,588sf.

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The fire area is allowed to be increased based on the percentage of building perimeter that is accessible by a 30 ft. wide area for fire-fighting access. The actual allowable perimeter meeting this criteria is based on an assumption that would need to be confirmed by the fire marshall. We assume all of the East elevation at the basement level, and a portion of the North elevation up to the main exit would qualify as accessible for fire-fighting per NFPA 1 Chapter 18. This provides 233 of a total 725 linear feet or 32%. As the minimum perimeter required to be accessible is 25%, the actual accessible perimeter allows for an additional area increase of 7 percent of 6,000sf, or 420sf. To allow the construction type to remain unprotected combustible and avoid a fire barrier between the existing and new construction, a total of approx. 450 linear feet of 30ft wide space for fire-fighting equipment would need to be made accessible.

Another option to address fire area compliance is to separate the addition from the existing area with a fire barrier. To meet NFPA and IBC mezzanine criteria, and to provide the desired visual and spatial connection to the remaining seating areas, the new mezzanine area is proposed to be completely open to the existing 1965 era structure. On the Lower (Ground) Level, the expansion of program spaces to meet the Owner’s needs requires spaces to span the line between the existing footprint and the new addition. These issues preclude the installation of a solid fire barrier, and in addition, require almost complete removal of the 1965 East exterior wall.

Another option to increase fire area is to “protect” the combustible construction to a higher fire rating. As this typically requires adding fire rated gypsum board layers around existing beams and columns, and under floors and roof structures, this approach would not typically be seen as a viable solution in an historic renovation.

The final option to increase fire area is to create two separate buildings, connected via a 1 story non- combustible and protected “link” of at least 20 feet in length. This would allow the new addition to be built to an independent higher fire rated construction type and to a larger fire area. This option is not viable in this circumstance for many operational and customer experience reasons.

NFPA 101 Occupant Load and Construction Type:

Per NFPA 101, the number of stories is defined as the highest occupiable story above the level of exit discharge. The level of exit discharge (LED) for assembly uses is the level of the principal entrance to the building, and the lowest story where 50 percent of the occupants and 50 percent of the required exits access the exterior at grade level. With multiple access points on different levels in the RCW design, confirmation of the LED would be a judgement call by the code official. Our assumption for the RCW design on the Main and Mezzanine Levels is that the Main level would likely be judged by the code official as the primary entrance level and LED. The new Mezzanine as proposed meets NFPA criteria and is not counted as a story. Therefore, the proposed combustible unprotected and sprinklered building would be defined by NFPA as a 1 story building, with the Lower and Basement levels considered stories below grade.

The combined occupant load of the Main and Mezzanine levels in the existing and proposed designs is as follows: Level / Location Exist. Occupant Load Addition / Renovation New Bldg. Proposed Occupant Load Occ Load

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Theoretical Killington Existing K1 Base Lodge Addition and Renovation Building Code Review Bread Loaf Corp. 1/31/2019

Main / SW Lounge (circa 3313sf@ 15sf/occ: 209occ (unchanged) 1990’s) 209occ Main / West Dining (circa 2548sf@ 15sf/occ: 169 3563sf @ 15sf/occ: 238occ 471 1965) (276 current seating @ (396 @ 9sf/occ) 9sf/occ) Main / Food Court Queue 840@7sf/occ=120 4000sf @ 7sf/occ = 571 299 Mezzanine / Upper (new) 3100sf @ 15sf/occ:206 4050sf @ 15sf/occ=270 (256 current seats @ (338 @ 12sf/occ) 457 12sf/occ) Service / Kitchen 12 23 50 Total combined Occupant 704 1311 1277 Load (Assembly @ 15sf*)

Crossing the threshold of 1000 occupants on the Main and Mezzanine levels requires that there be an *Occupant factor by code. May be higher density if proper egress capacity is provided. additional means of egress provided per NFPA 101 Section 7.4.1.2. While the code allows existing uses to comply with less restrictive “existing” rules in many cases, this allowance is removed in this case, per NFPA 101 Chapter 13 Existing Assembly Uses:

13.1.1.6 Existing portions of buildings shall be upgraded if the addition results in an increase in the required minimum number of separate means of egress in accordance with 7.4.1.2.

13.1.1.8 An assembly occupancy in which an occupant load increase results in an increase in the required minimum number of separate means of egress, in accordance with 7.4.1.2, shall meet the requirements for new construction.

The main impact of complying with new requirements is that under Chapter 12 New Assembly Uses, the occupant load on the Ground Level and Main Level in the RCW design would be limited to 1000 per floor, while under Chapter 13 Existing Assembly Uses, the occupant load is not limited for this type of construction.

To increase the allowable number of occupants per floor in this scenario, NFPA requires the building construction be “protected” to a higher fire resistance rating, which is discussed and discounted as a viable historic renovation approach earlier in this review.

NFPA 101 Chapter 43 Rehabilitation requirement effects on the existing building:

To meet the Owner’s current program requirements, the proposed existing building renovations on each floor are extensive, involve changing egress and exiting locations, and affect more than 50% of the floor area and would therefore be defined as “Reconstruction” in NFPA 101 Chapter 43.

Lower Level (aka Ground Floor): Although the various program spaces in the proposed plan exist on this level today, in the new layout they are completely re-arranged and allow for larger occupant populations in common gathering spaces (Concourse, Coffee Bar, Locker areas) than the current layout. Under this scenario the following systems would be required to be brought up to current code standards:

Page 6 of 10 Theoretical Killington Existing K1 Base Lodge Addition and Renovation Building Code Review Bread Loaf Corp. 1/31/2019

• Fire alarm detection and notification systems. • Exit signage and Emergency Lighting. • Egress access and exit path illumination. • Fire suppression systems, although existing, would be required to be fully reconfigured for the new program layout. • Although the code allows existing areas being reconstructed to follow less restrictive rules for egress width, access, and number of exits, and gives additional relief for effects on historic features, the extent of programmatic plan changes require completely new exit paths and room layouts be provided and therefore most of the proposed work must follow new construction code requirements.

Main Level: The proposed addition moves the current foodservice support areas out of the current 1965 era footprint, and converts this area to more seating. Egress capacity for this new occupant load and from the food court queuing zone in the new addition is provided by expanding the existing 1959 era southern exit on the west elevation and adding a new stair tower adjacent to the existing north main exit. All support and restroom locations are either re-arranged or scheduled for new fit and finish.

This work again affects more than 50% of the floor area and would be defined as a “Reconstruction”, and would require new systems complying with current standards for: • Fire alarm detection and notification systems, including a voice evacuation alarm system. • Exit signage and Emergency Lighting. • Egress access and exit path illumination. • Fire suppression systems, although existing, would be required to be fully reconfigured for the new program layout.

As the occupant load on the main level would increase where the service areas are removed, adequate floor loading support meeting current code requirements would need to be confirmed (see structural review).

Mezzanine Level:

The circa 1975 existing mezzanine, and its exit paths to the exterior, would be completely removed and relocated to the new addition. The current mezzanine has several low headroom zones below the code minimum of 80”, and provides only 80” of headroom under the mezzanine beams and 86” to the underside of deck on the main level below. While space under the mezzanine complies with the code minimums, this is a very uncomfortable ceiling height in a space with a proposed increase in number of occupants at the center of this low headroom area.

Providing proper headroom and room for building services in the new addition above and below the new mezzanine space requires the new building roof to be set above the height of the existing roof by an amount which will add a new snow drift load to the existing roof. This load may exceed the 5% new load allowed before the roof structure in the affected drift zone must be reinforced to current code standards. See the structural review for further details.

Interior Finishes and Historic Features:

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In general finishes and features, if historic and not proposed to be modified and with the building fully sprinklered, may remain in place, without needing to comply with flame and smoke ratings required by new construction for assembly uses. Compliance requirements in this category areas varies greatly depending on circumstances, and is usually based on the discretion of the fire marshall.

Plumbing Fixtures: The quantity of fixtures in the existing facility meets the requirements of the VT Health Department Foodservice Establishment guidelines and the VT Plumbing Rules. In the RCW proposal additional fixtures are proposed in the circa 1990’s southern lounge area to address the increase in occupant load. Modifications to these restrooms, and needed renovations to the other existing restrooms will require that the restrooms be brought up to current code in terms of fixture clearances and accessibility. Accessible drinking fountains will also be required.

ENERGY CODE REVIEW

Envelope: VT CBES does not require upgrades to existing building envelopes where they are not affected by renovation or additions. While this might be seen as a positive from a historic preservation standpoint, maintaining the current level of envelope efficiency for what would remain the majority of the final project in the RCW design is unfortunate from an environmental viewpoint. The new addition or new building will be required to comply with or exceed the requirements of the current version of the VT CBES “Stretch Guidelines” for ACT 250 projects.

Mechanical Systems: VT CBES does not require upgrades to existing building mechanical or lighting systems where not affected by renovation or additions. However, as the new addition would be open to the existing floor plan on the Main and Mezzanine levels, and new spaces cross this boundary on the Lower level, and the new addition systems must comply with VT CBES, there are some overlapping effects.

Mechanical ventilation is not currently present in the existing building but is required in the new addition. To ventilate effectively and efficiently, it may be necessary to extend ventilation systems into the existing building and accommodate the air change requirements of the adjoining areas.

The existing building is currently heated solely by electrical resistance baseboard, which is prohibited under CBES. Where the new and existing spaces are not separated, the new addition heating system controls will have some conflicts with the control of the electrical heating system, and unless the heating controls in the existing building are modified to synchronize for this issue, unintended energy use or space conditioning may result.

Air conditioning is not provided in the existing building. As it is desired to meet the Owner’s current programmatic needs, it will need to extend into the existing building.

Both ventilation and air conditioning systems would be difficult to implement effectively with the current mezzanine headroom conditions.

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Lighting Systems: Lighting in the new addition areas must meet current code, and if upgraded or renovated in the existing areas, will need to meet current code as well.

ACCESSIBILITY REVIEW

Site Access and Accessible Route: To be considered an accessible public facility, it is critical to provide accessible parking and an accessible route to the primary entrance.

Currently the existing building does not provide these features; although an accessible route around the building to the west entry ramp is indicated by signage on the exterior, this route does not meet accessible requirements for slope and surfaces. Parking spaces that meet accessible criteria are not provided or marked on a route that meets current requirements. The State and Killington currently have an interim agreement regarding allocating marked spaces in a lot below the facility, but these do not meet current federal guidelines. Disabled sit-skiers often park in a lot at an adjacent facility further upslope to be able to ski down to the gondola line, but are unable to access the interior of the facility from this location once they are on their adaptive ski equipment.

The RCW proposal does not clearly indicate that this issue would be addressed. No new parking layout is provided with an accessible route to the building.

While some relief from this requirement is provided for historic structures as to where this route is located, and allows for an alternate entrance where modifying the existing primary entrance would be detrimental to historic fabric or unfeasible, where the main entrances are being completely modified this relief would not apply.

With restricted site area and the amount of grade change that remain between the RCW basement level to the level where customers park and make their way to the building, it is difficult to see how the accessible route issue would be resolved in this type of proposal, without dropping the basement level down further and providing an accessible route into this level. At that point the basement would qualify as a full story and further complicate height and fire area questions raised earlier.

The only remaining solution would appear to provide new parking spaces located uphill west of the building with a full drive lane on the north side to allow access to the ramp on the west elevation. This zone is currently heavily utilized by crossing ski traffic from the south and west slopes and the main level exit to access the gondola line.

In the new building proposal fully compliant parking, and an accessible route are able to be provided without compromising site circulation for the primary building functions.

Interior Accessibility:

Killington has made efforts thru the years to improve interior access, including a chair lift to the lower southern lounge area and restroom accessibility renovations. The mezzanine continues to be

Page 9 of 10 Theoretical Killington Existing K1 Base Lodge Addition and Renovation Building Code Review Bread Loaf Corp. 1/31/2019 inaccessible, and under current VT Access rules would not qualify for an exemption as the building is more than one story tall and the mezzanine level larger than 1,000sf. With the extent of construction proposed in the RCW design, access to either the new or existing mezzanine would likely be required.

A new elevator is proposed in the RCW design to connect the Ground and Main levels, which are currently not connected by a vertical accessible route. As proposed it requires a structural opening thru the existing circa 1959 structure, but it is possible that this feature could be provided in the new addition without requiring modification of the historic structure.

The existing ground floor layout has many accessibility challenges in terms of door clearances, turning radius, level changes, employee and ski patrol access and restroom clearances, and headroom projections. The RCW design addresses these issues mainly by completely re-arranging and renovating this level, which must be done to current building code and accessibility standards.

END OF REVIEW

Page 10 of 10 Theoretical Killington Ski Resort Existing K2 Base Lodge Addition and Renovation – Structural Evaluation February 12, 2019

INTRODUCTION

Partial Code Review

This structural evaluation is a sub-part of a larger ‘Building Code Review’ for the Existing Killington K1 Base Lodge, and should be considered as such. As discussed in the main report, proposed work on an existing structure falls under 4 general categories. The structural reinforcing proposed later in this report is consistent with ‘Renovation’. Due to architectural considerations discussed in the main report, the 1975 era mezzanine would be removed. We evaluated the mezzanine framing under the current code and the 1970 BOCA Code, but our final recommendations are consistent with the main report and do not include the mezzanine

LOADING

Introduction

The structure consists of 3 eras of construction in the 1960’s, 1970’s and 1990’s. To develop a general understanding of the design and the life of the building, we applied three sets of Live and Snow Loads. First, we applied the historic loading from ASA A58.1-1955 & BOCA 1970, then the current IBC 2015 loading and lastly, we developed a rational “daily expected use” loading based on observations, and previous experience. (ASA refers to the American Standards Association which predates the ANSI, which predates ASCE 7; which is the basis for the 2015 IBC). The newest addition consisting of a bar to the east of the main building is not included in our review.

Live and Snow Load

The following table summarizes the applied loads as discussed in the previous paragraph in psf:

Theoretical Killington Ski Resort Existing K2 Base Lodge Addition and Renovation – Structural Evaluation February 12, 2019

Structure Composition and Dead Load

The structure is a repetitive wood framed building. The beams and columns are nominal wood shapes. We assumed SPF No1/2 grade for this study. The structural system includes:

Roof: Insulation and Roofing 15psf 2x10 Rafters at 24”oc 5-ply 2x12 continuous girders at 12’oc 8x8 wood columns at 14’oc

Mezz: 3” T&G decking spanning 12’ 10 psf (2) 2x6 flitch beam with steel web plate at 12’oc 8x8 wood columns at 14’oc

Floor: 2x10 Joists at 16”oc 20 psf (5) 2x12 beam at 12’oc with 3 ½”x 2 ½”x ¼” steel columns at 14’oc (footings unknown) OR CMU bearing walls on strip footings.

RATING

Results

The following table summarizes our analysis results. The table includes the allowable superimposed uniform Snow and Live load and the Stress Rating for the load combinations discussed previously.

Theoretical Killington Ski Resort Existing K2 Base Lodge Addition and Renovation – Structural Evaluation February 12, 2019

Discussion

The results indicate that the roof and floor girders are particularly overstressed. However, stresses in the range of 125% likely would not exceed the real bending capacities, if local wood strength testing was preformed and allowable stresses modified. The rafters and roof girders are overstressed where the IBC indicates to apply unbalanced snow load. Unbalanced snow loading results when the windward side snow is blown across the ridge and accumulating on the leeward side.

In addition, the results indicate that for the day to day loading condition, where 100psf Live Load is not approached, and the majority of the snow is blown from the roof, the structure is adequately strong. This reinforces our assessment that the structure is in good condition, and shows no sign of abnormal deflection, or wood overstress such as splitting or cracking. Lastly, the results shows that with the exception of the first-floor girder, the design was generally in line with the accepted codes of the day.

REINFORCING

Gravity Framing Recommendations

The study found that when current IBC Snow and Live loading is applied, nearly all framing members are overstressed using tabulated allowable strength values for SPF No1/2. Of the 7 roof bays, 4 receive unbalanced snow loading and so 60% of the rafters, and 50% of the girders would need reinforcing per IBC 2015. The following table provides reinforcing needed to resist current IBC loading with no additional testing.

With additional testing, which would require sampling of a statically significant number of the rafters, girders and floor joists, it could be found that much of the structure currently meets code. If testing does not provide as much of an increase in allowable stress as anticipated, it may still result in lighter reinforcing than indicated above. If the building is to be re-used and the mezzanine is to be removed, we recommend further testing of the wood. Theoretical Killington Ski Resort Existing K2 Base Lodge Addition and Renovation – Structural Evaluation February 12, 2019

Lateral Force Resisting System Discussion

We have not performed lateral force load calculations or calculated shear wall or moment frame capacity. That level of analysis is beyond the detail needed for this partial study. However, we have identified shear walls or potential shear wall locations . The red shaded rectangles below on the Basement Floor Plan are masonry or concrete walls spanning from the slab on grade to the first level of framing. Although these may or may not provide adequate shear resistance, they represent opportunities for reinforcing if renovations are to be done.

The shear walls above the first level are found around the perimeter, as any interior wall extending to the roof would be removed with the mezzanine. These walls are shown on the First Floor Plan. Again, if these walls are found to be inadequate to resist the calculated loading, local strengthening is possible. We can also consider the joint stiffness developed between the roof girders and columns as an additional source of strength in the north-south direction. The roof sheathing and connection of the sheathing to the framing is unknown, so new sheathing and or additional nailing may be required.

Basement Floor Plan First Floor Plan

CONCLUSION

The K-1 Base Lodge is a two-story structure with many walls below the first floor and few walls above. Above the first floor the framing and connections are exposed and provide good access to the structural system consisting of built-up 2x12 girders supporting 2x10 rafters and joists. The visible framing is in good condition with no apparent signs of overload, dis-repair, rot or failure. Due to the unbalanced snow load requirements of current codes and heavy first floor occupancy, there are framing members that need reinforcing, either with steel plates or composite wood members attached to each side. However, through materials testing the horizontal framing, the amount of reinforcing needed will likely be reduced from what is presented here based on the tabulated material strength properties assumed in this study.

Seating 128.5 sf

Seating 7,031.2 sf Seating 7,005.5 sf IBC GRADE PLANE

20.4 ft 10.0 ft

Killington K-1 Lodge Killington, Vermont

Crowd Photographs at Killington K-1 Lodge

Photo 1: View looking towards the passenger loading / unloading area to the north-northwest of the lodge, Saturday morning, 2/9/19. This area is the proposed location for the new lodge. (Photo courtesy of Killington Resort)

Photo 2: View looking along the northwest side of the K-1 Lodge with the gondola at left and main entrance at right, Saturday morning, 2/9/19. (Photo courtesy of Killington Resort) Killington K-1 Lodge Killington, Vermont

Photo 3: View looking towards the ticket line to the northwest of the K-1 Lodge, Saturday morning, 2/9/19. This area is the proposed location for the new lodge. (Photo courtesy of Killington Resort).

Photo 4: View within the interior of the K-1 Lodge, Saturday midday, 2/9/19. This area is the original, 1959 wing with the 1975 mezzanine visible. (Photo courtesy of Killington Resort).

Killington K-1 Lodge Killington, Vermont

Photo 5: View of the cafeteria line in the K-1 Lodge, Saturday midday, 2/9/19. (Photo courtesy of Killington Resort).

Photo 6: View within the interior of the c.1980s Mahogany Ridge bar, Saturday midday, 2/9/19. (Photo courtesy of Killington Resort).

Killington K-1 Lodge Killington, Vermont

Photo 7: View of the K-1 base area during the 2018 Killington Cup Alpine World Cup event. Upwards of 30,000 people attended this event over the course of the weekend of November 24- 25, 2018. The K-1 Lodge is visible at left. (Photo courtesy of Killington Resort).