HomeMy WebLinkAboutcoa.lu.pu.Park Place Prelinimary.1981pb-
.Park Place - Preliminary PUD
U
I
L
Recorded at 12:18 P.M. Nmber 4, 1981 Loretta Banner,Ppcorder
t�i Jotn�No.. .
SUBDIVISION/PUD AGREEMENT
THIS AGREEMENT, Made this day o f 1
198i, by and between the City of Aspen, Colorado (nereinafter
referred to as "City") and the Park Place development Co,apany
(hereinafter referred to as "Subdivider") ,
W I T N E S S E T H.
WHEREAS, the Subdivider has submitted to the City for
approval, execution and recordation, a final plat (hereinafter
"the plat") concerning the development of a vacant site owned by
Subdivider located on the Cooper Street Mall, City of Aspen, Coun-
ty of Pitkin, State of Colorado, between the buildings coikuiionly
known as the Guido Meyer Building and the Aspen Leaf Building,
and
WHEREAS, on May 19, 1981, the Planning and Zoning CO1„lission
granted preliminary plat_ approval subject to specific conditions
and on June 22, 1981, the City Council granted the final plat
approval; and
WHEREAS, the City Council is willing to approve, execute and
accept for recordation the plat on the condition that Subdivider
agree to all matters contained in the aforesaid approvals and in
this agreement, anU
WHEREAS, the Subdivider is williny to acknowledge, accept,
abide by and faithfully perform all of the conditions and require-
ments imposed by the City.
NOW, THEREFORE, in consideration of the premises, the mutual
covenants herein contained, and the approval, execution and accep-
tance of the plat for recordation by the City, it is mutually
agreed as follows.
1.
CONSTRUCTION OF IMPROVEMENTS.
It is the understanding of the parties, that there will be no
construction and installation of improvements as required by Sec-
•
tion 20-16(a) of the Aspen Municipal Code, and therefore, the
requirements of Section 20-16 are inapplicable.
II.
WAIVER OF PARKING FOR EMPLOYEE HOUSING.
The requirements of Article IV, Chapter 24, of the Aspen
Municipal Code are waived by the City and are deemed inapplicable
with respect to the employee housiny units contained within the
project and designated on the plat.
DEED RESTRICTIONS.
Subdivider agrees that those employee housing units desig-
nated on the plat and/or contained within the project will not be
rented or sold except in accordance with the income /,
guidelines established by the City of Aspen for the period Octo-
ber, 1980, to October, 1981, plus such increases as are permitted
by those guidelines.
IV.
COVENANTS RUNNING WITH THE LAND.
The conditions set forth herein and imposed with respect to
the approvals granted by the City shall constitute covenants run-
niny with the land, and shall be binding upon the Subdivider and
Subdivider's heirs, successors and assigns.
V.
OPEN SPACE AND COMMON FACILITIES MAINTENANCE AGREEMENT.
The open space and common facilities maintenance agreement
contemplated by Secton 24-8.19 of the Municipal Code of the City
of Aspen is inapplicable.
VI.
ADHERENCE TO COMPLETION SCHEDULE.
As required by Section 24-8.20 of the Municipal Code of the
City of Aspen, the Subdivider shall substantially complete the
improvements indicated on the plat in the sequence and within the
tiiae imposed by the construction schedule set forth in the letter
of Andrew Dracopoli dated September 4, 1981, annexed hereto and
2
r953
made a part hereof as Exhibit "A". In addition, any extension or
aitiendnient thereto shali be pursuant to the authority and proce-
dures of Section 24-8.26(t)) of the Municipal Code of the City of
Aspen.
VI I.
MISCELLANEOUS.
A. The provisions hereof shall be binding upon and inure to
the benefit of the Subdivider and City and their respective suc-
cessors and assigns.
B . This agreement shall be subject to and construed in
accordance with the laws of the State of Colorado and the Munici-
pal Code of the City of Aspen.
C . If any of the provisions of this ag ree,nent or any para-
graph, sentence, clause, phrase, word, or section or the applica-
tion thereof in any circumstance is invalidated, such invalidity
shall not affect the validity of the remainder of this agreement,
and the application of any such provision, paragraph, sentence,
clause, phrase, word, or section under any other circumstance
shall riot be affected thereby.
D. This Subdivision/PUD Agreement contains the entire
understanding between the parties herein with respect to the
transactions contemplated hereunder and may be altered or amended
from time to time only by written instruments executed by each of
the parties hereto.
E. Numerical and title headings contained in this agreement
for convenience purposes only, and shall not be determinative of
the substance contained therein.
F. Any notices required to be given to the parties to this
agreement shall be deemed to have been given if personally
delivered or deposited in the United States Maii to the parties by
registered or certified ;nail at the addresses indicated below:
CI`rY OF ASPEN.
City Manager
i30 South Gaiena Street
Aspen, Colorado 81611
3
416
SUBDIVIDER OR ITS SUCCESSORS OR ASSIGNS:
Park Place Development Company
620 East Hyman Avenue
Aspen, Colorado 81611
IN WITNESS WHEREOF, the parties hereto have hereunto set
their hands and seals on the date and year respectively indicated
in full understanding and agreement of the terms and conditions
herein contained.
CITY OF ASPEN
A Colorado Municipal Corporation
Re�rnMn Edel, Mayor
ATTEST.
R .+D
VEYPh P' Koche, City Clerk
APPROVED ,AS TO FORM:
4 •
Paul J. Tadd ne, City Attoor ey
PARK PLACE DEVELOPMENT COMPANY
ATTEST:
itle
STATE OF COLORADO )
ss .
County of Pitkin )
The above and foregoing Subdivison/PUD Agreement between the
City of Aspen, Colorado, a Municipal Corporation, and Park Place
Development Company, was acknowledged before me this`' day of
1981, by Herman Edel, Mayor, and
Kathryn S. Kocn, City Clerk, of the City of Aspen.
4
WITNESS MY HAND AND OFFICIAL SEAL.
�c
My Commission expires:y=a�
'NoEarblic
STA,T9 161 , COLORADO )
ss.
Couf`ty"gt Pitkin )
The -above and foregoing Subdivision/PUD Agreement between the
City of Aspen, Colorado, a Municipal Corporation, and Park Place
Development Company, was acknowledged before me this ''1" day of
1981, by Donald J. Fleisher as
a partner of Park Place Development Company, a Partnership.
WITNESS MY HAND AND OFFICIAL SEAL.
my commission expires:
Notdry Public
o rA
r
0
27
m
NOK 431 I.W
21.
AGREEMENT N
M n
-a
C> z
o =
C73
= M
O 7D
tV
CID
tN
m
x
THIS AGREEMENT made and entered into this LZ day of
August , 1982 , by and between Karen D. Hudson
of the County of Pitkin, State of Colorado (hereinafter
referred to as "Owner"), and the City of Aspen, Colorado
(hereinafter the "City").
W I T N E S S E T H:
WHEREAS, the Owner has purchased that real property
located at 411 East Cooper Avenue, Unit 3, Aspen, Colorado
81611
(hereinafter "Unit"), more specifically described as
follows:
Condominium Unit 303, PARK PLACE (a condo-
minium) according to the Condominium Map
recorded in Plat Book 13 at Page 75 of the
records of Pitkin County, Colorado.
WHEREAS, Owner acknowledges that the Unit is subject to
the control of the City for the purpose of addressing I,he
middle income housing needs of the area and the parties
desire to insure that, on resale, the Owner's Unit is again
made available to satisfy the need for middle income housing
in the City of Aspen.
NOW, THEREFORE, in consideration of the sum of Ten
Dollars ($10.00) and other good and valuable consideration,
paid in hand by the City to the Owner, receipt of which is
hereby acknowledged, the parties agree as follows:
1. At any time Owner intends to sell the Unit, he
shall notify the City or its designee, in writing, of his
intention to do so and deposit with the authority an amount
equal to .5% of the estimated value of the Unit. The City
shall immediately advertise the Unit for sale by competitive
bid submitted by qualified purchasers (as herein defined).
Subject to the provisions of this Agreement, Owner may
accept the highest bid; or, in the alternative, reject all
bids and retain ownership of the Unit; PROVIDED, HOWEVER,
the parties acknowledge that acceptance of any offer for
sale shall be subject to the rights of the partners of the
Declarant as contained in Article 30 of the COndominium
Declaration. If the Owner sells the Unit, he shall pay the
City an amount equal to one percent (1%) of the sale price
less the amount of deposit previously made. If the Owner
rejects all bids he shall forfeit his deposit.
2. "Qualified purchaser" are those meeting the
qualifications of the City which qualifications shall be
established by the City Council, taking into consideration
employment, length of residency, financial stability, net
worth or assets and maximum income, and any and all other
criteria adopted by the City reasonably calculated to
determine eligibility for middle income housing and ability
to finance the same. In no event shall any qualified
purchaser submit a bid for an amount which would result in
his assuming obligations in excess of any liability/income
ratio established by the City.
3. In no event shall the sale price of the Unit
exceed the total of:
a. The Owner's purchase price plus an increment
equal to six percent (6%) of the purchase
price per annum from the date of purchase
(pro -rated for each whole month for any part
of a year); plus
b. The value of capital improvements made to the
Unit subject to the following limitations:
1. The value shall not exceed f-ifty percent
(50%) of the purchase price for each
whole year the Owner has owned the Unit,
whichever is less.
2. Value is to be determined by cost less
depreciation (based on a standard
schedule of depreciation) or by
V
- 2 -
C� J
C
appraisal made by an appraiser mutually
acceptable to both the City and Owner.
In the event an appraisal is made, the
cost thereof shall be assumed by the
Owner; plus
C. The present value of the Owner's pro rata
share of capital improvements made to the
common elements and assessed to the the Owner
by the homeowner's association; the value to
be determined by mutual agreement of the
parties or by an appraiser mutually.
acceptable to the parties. (The cost of such
appraisal shall be borne by the Owner); plus
d. The cost of any public improvements for which
assessments were imposed by any governmental
or quasi -governmental agency which have been
paid during the period of ownership.
In the event that a bid is received equal to or in excess of
the maximum resale price herein established, the Unit shall
be awarded to such bidder at said maximum price; and in the
event two or more such bids are received, the winning bidder
shall be selected by lottery and, again, the Unit sold to
him at no more than the maximum resale price. Nothing
herein shall be construed to prevent the Owner from reject-
ing all bids and retaining ownership of the Unit.
4. No Owner shall permit any purchaser to assume any
or all of the Owner's customary closing costs, nor accept
any other consideration such as to increase the purchase
price above the bid price or maximum sale price or so as to
otherwise induce the Owner to sell to said purchaser.
5. The following transfers of any interest in the
Unit, unless adopted to avoid the provisions of this resale
Agreement, shall be exemption for its provisions:
a. A transfer by operation of law of a deceased
person's interest to the surviving joint
tenant.
- 3 -
FM
•
U
b. A transfer of an interest by will or
inheritance.
C. A transfer by genuine gift without any
consideration thereof.
d. A transfer of an interest to a trustee for
the benefit of the Owner or the Owner's
spouse or issue.
e. A transfer by operation of law of an interest
of an Owner to any other co-owner (or
co -owners) where such co-owner (or co -owners)
holds title on the date of such transfer as
tenant -in -common or as joint tenant.
f. A transfer of an interest by Treasurer's deed
pursuant to a sale for delinquent taxes, or
by a sheriff's or public or private
trustee's deed pursuant to a judgment
execution or foreclosure sale, but only for
debts constituting a purchase money mortgage
or incurred for those reimbursable capital
improvements described in Sections 3b and c.
g. A transfer to any partner of the Declarant
named in the Condominium Declaration for Park
Place under the right of first refusal
contained in Article 30 thereof.
PROVIDED, HOWEVER, anything above to the contrary notwith-
standing, in the event that the Unit shall be transferred in
any manner described in paragraphs a through f, the
transferee, his grantees or successors in interest, shall be
bound by the terms and conditions of this Agreement in the
same manner and degree as if no exempt transfer had
occurred. In the event of a transfer pursuant to paragraph
g above, the Unit shall thereafter be restricted by that
certain Declaration of restrictions recorded in Book 430 at
Page 413 of the, records of Pitkin County, Colorado, and upon
any subsequent sale thereof, shall thereafter be subject to
the terms and conditions of this Agreement.
V
=M
•
•
6. In the event that any Unit burdened hereunder be
sold and conveyed without compliance herewith, such sale
shall be wholly null and void and shall confer no title
whatsoever upon the intended purchaser. Each and every
conveyance of the Unit shall, for all purposes, be deemed to
include and incorporate by reference in such instrument of
conveyance, even without reference hereto, the covenants
herein contained.
7. In the event that the Owner desires to lease the
above -described Property, Owner shall give written notice of
such intention to the City which shall have, for a period of
thirty (30) days subsequent to receipt of such notice, an
option to undertake the rental of the Unit for the term
described by the Owner (not to exceed a maximum of three (3)
months each year as referred to in Section 8 of this
Agreement) and at a rental not to exceed the monthly
expenses for the costs of principal and interest payments,
taxes, property insurance, condominium assessments, utili-
ties, plus an additional Twenty Dollars ($20.00) and a
reasonable (refundable) security deposit. All rental
proceeds shall be payable to the Owner. Nothing herein
shall be construed to require the City to indemnify the
Owner against any losses attributable to the rental includ-
ing (not by way of limitation) non-payment of rent or
damage to the premises, nor to require the City to provide
for the rental of the premises under the provisions of this
paragraph.
8. The Owner agrees that, in the event he changes his
domicile or ceases to utilize the Unit as his sole and
exclusive place of residence, he will offer the same for
sale pursuant to the provisions of the Agreement. The Owner
shall be deemed to have changed his domicile by becoming a
resident or accepting permanent employment elsewhere, or
residing•in the Unit for fewer than nine (9) months per
year. In the event that the City shall have -probable cause
to believe that the Owner is violating the provisions of
- 5 -
•
•
this section, it may inspect the Unit during reasonable
hours to verify occupancy by the Owner.
9. In the event any person with an ownership interest
acquires such interest without intending to use the same as
his sole and exclusive place of residence, and he shall
dispose of his interest within one (1) year of acquiring the
same, then all other persons with an ownership interest
shall simultaneously offer the same for sale pursuant to the
provisions of this Agreement, and the Unit shall become
available for purchase pursuant to the provisions of
paragraphs 1 through 4 (above).
10. Any notice which is required to be given hereunder
shall be given by mailing the same, certified mail, to any
address provided herein or given as the current mailing
address or the party.
11. The provisions of this Agreement shall be
covenants running with the land, be binding upon the Owner
and the City, his or its heirs, successors and assigns (and
enforceable by any of them) and shall run for the period of
the life of the survivor of the members of the present City
Council of the City of Aspen, Colorado, plus twenty-one (21)
years, or fifty (50) years, whichever shall be the shorter
period.
12. The term "Owner" as used herein shall refer to any
and all persons (without regard to number or gender) or
entities having an ownership interest in the condominium
unit which is the subject of this Agreement.
13. The Owner acknowledges and agrees that the City
may assign responsibility for enforcing, administering and
implementing the terms of this Agreement to such -housing
authority, housing office or housing agent as it may desig-
nate and that, in such event, the term "City", as used
herein, shall encompass any entity or person so designated.
14. At the time of any sale of the Unit pursuant to
the terms of this Agreement, the Owner shall provided (at
his cost) title insurance (or other evidence of title); and
y
- 6 -
•
•
any taxes, assessments, utility bills, etc., shall be
pro -rated to the date of closing. Each party to the trans-
action shall assume his customary closing costs.
15. There is hereby reserved to the parties
hereto any and all remedies provided by law for breach of
this Agreement or any of its terms.
16. The Owner acknowledges that he has read and
fully understands and accepts the terms and conditions of
this Agreement limiting the resale and rental of the Unit;
and further acknowledges that he is relying upon no oral
representations qualifying or limiting the terms hereof.
IN WITNESS WHEREOF, the parties hereto have executed
this instrument on the day and year above first written.
�s
0 ER
KAREN D. 1
OWNER
P. 0. Box 3234
Aspen, CO 81612
(Mailing Address)
APPROVED AND ACCEPTED
PARK PLACE DEVELOPMENT CO.
By: /� G _¢..
A/44,-,
STATE OF COLORADO )
ss.
COUNTY OF PITKIN )
CITY OF ASPEN
By:
Herman Edel, Mayor
Attest:
Kathryn Koch, City Clerk
L/
he foregoing was acknowledged before me his
day of44 19�, by
WITNESS my hand and official seal.
My commission expires: b'
(SEAL) L
Notary Publi
Address:
- 7 -
D
• 0
STATE OF COLORADO
ss.
COUNTY OF PITKIN )
da (n T,he foregoing was acknowl ,` ged befo(re me this
u� 19� by V�G,� _ d
as d ' of the City of Aspen.
WITNESS my haJ and offici 1 seal.
my commission expires:kh � l
(SEAL) jy
Notary; Public
Address: /,,C ,11
y
- 8 -
c
_ o
nc�
431 �
m
= �
r'
-�
�uK
)-
AGREEMENT
F
p
"
rm D
b
Z2
c> >c
a s
01
cn
a
m
Co
f\1
7D
�
THIS AGREEMENT made and entered into this 6
day
of
August , 198 2, by and between Mari Peyton
of the County of Pitkin, State of Colorado (hereinafter
referred to as "Owner"), and the City of Aspen, Colorado
(hereinafter the "City").
W.I T N E S S E T H: -
WHEREAS, the Owner has purchased that real property
located at 411 East Cooper Avenue, Unit 4, Aspen, Colorado
81611
(hereinafter "Unit"), more specifically described as
follows:
Condominium Unit 304, PARK PLACE (a condo-
minium) according to the Condominium Map
recorded in Plat Book 13 at Page 75 of the
records of Pitkin County, Colorado.
WHEREAS, Owner acknowledges that the Unit is subject to
the control of the City for the purpose of addressing the
middle income housing needs of the area and the parties
desire to insure that, on resale, the Owner's Unit is again
made available to satisfy the need for middle income housing
in the City of Aspen.
NOW, THEREFORE, in consideration of the sum of Ten
Dollars ($10.00) and other good and valuable consideration,
paid in hand by the City to the Owner, receipt of which is
hereby acknowledged, the parties agree as follows:
1. At any time Owner intends to sell the Unit, he
shall notify the City or its designee, in writing, of his
intention to do so and deposit with the authority an amount
equal to .5% of the estimated value of the Unit. The City
shall immediately advertise the Unit for sale by competitive
bid submitted by qualified purchasers (as herein defined).
Subject to the provisions of this Agreement, Owner may
0
•
accept the highest bid; or, in the alternative, reject all
bids and retain ownership of the Unit; PROVIDED, HOWEVER,
the parties acknowledge that acceptance of any offer for
sale shall be subject to the rights of the partners of the
Declarant as contained in Article 30 of the Condominium
Declaration. If the Owner sells the Unit, he shall pay the
City an amount equal to one percent (1%) of the sale price
less the amount of deposit previously made. If the Owner
rejects all bids he shall forfeit his deposit.
2. "Qualified purchaser" are those meeting the
qualifications of the City which qualifications shall be
established by the City Council, taking into consideration
employment, length of residency, financial stability, net
worth or assets and maximum income, and any and all other
criteria adopted by the City reasonably calculated to
determine eligibility for middle income housing and ability
to finance the same. In no event shall any qualified
purchaser submit a bid for an amount which would result in
his assuming obligations in excess of any liability/income
ratio established by the City.
3. In no event shall the sale price of the Unit
exceed the total of:
a. The Owner's purchase price plus an increment
equal to six percent (6%) of the purchase
price per annum from the date of purchase
(pro -rated for each whole month for any part
of a year); plus
b. The value of capital improvements made to the
Unit subject to the following limitations:
1. The value shall not exceed fifty percent
(50%) of the purchase price for each
whole year the Owner has owned the Unit,
whichever is less.
2. Value is to be determined by cost less
depreciation (based on a standard
schedule of depreciation) or by
2 -
• 0
appraisal made by an appraiser mutually
acceptable to both the City and Owner.
In the event an appraisal is made, the
cost thereof shall be assumed by the
Owner; plus
C. The present value of the Owner's pro rata
share of capital improvements made to the
common elements and assessed to the the Owner
by the homeowner's association; the value to
be determined by mutual agreement of the
parties or by an appraiser mutually
acceptable to the parties. (The cost of such
appraisal shall be borne by the Owner); plus
d. The cost of any public improvements for which
assessments were imposed by any governmental
or quasi -governmental agency which have been
paid during the period of ownership.
In the event that a bid is received equal to or in excess of
the maximum resale price herein established, the Unit shall
be awarded to such bidder at said maximum price; and in the
event two or more such bids are received, the winning bidder
shall be selected by lottery and, again, the Unit sold to
him at no more than the maximum resale price. Nothing
herein shall be construed to prevent the Owner from reject-
ing all bids and retaining ownership of the Unit.
4. No Owner shall permit any purchaser to assume any
or all of the,Owner's customary closing costs, nor accept
any other consideration such as to increase the purchase
price above the bid price or maximum sale price or so as to
otherwise induce the Owner to sell to said purchaser.
S. The following transfers of any interest in the
Unit, unless adopted to avoid the provisions of this resale
Agreement, shall be exemption for its provisions:
a. A transfer by operation of law of a deceased
person's interest to the surviving joint
tenant.
- 3 -
V
•
•
b. A transfer of an interest by will or
inheritance.
C. A transfer by genuine gift without any
consideration thereof.
d. A transfer of an interest to a trustee for
the benefit of the Owner or the Owner's
spouse or issue.
e. A transfer by operation of law of an interest
of an Owner to any other co-owner (or
co -owners) where such co-owner (or co -owners)
holds title on the date of such transfer as
tenant -in -common or as joint tenant.
f. A transfer of.an interest by Treasurer's deed
pursuant to a sale for delinquent taxes, or
by a sheriff's or public or private
trustee's deed pursuant to a judgment
execution or foreclosure sale, but only for
debts constituting a purchase money mortgage
or incurred for those reimbursable capital
improvements described in Sections 3b and c.
g. A transfer to any partner of the Declarant
named in the Condominium Declaration for Park
Place under the right of first refusal
contained in Article 30 thereof.
PROVIDED, HOWEVER, anything above to the contrary notwith-
standing, in the event that the Unit shall be transferred in
any manner described in paragraphs a through f, the
transferee, his grantees or successors in interest, shall be
bound by the terms and conditions of this Agreement in the
same manner and degree as if no exempt transfer had
occurred. In the event of a transfer pursuant to paragraph
g above, the Unit shall thereafter be restricted by that
certain Declaration of restrictions recorded in Book 430 at
Page 403 of the records of Pitkin County, Colorado, and upon
any subsequent sale thereof, shall thereafter be subject to
the terms and conditions of this Agreement.
4 -
r i
U
6. In the event that any Unit burdened hereunder be
sold and conveyed without compliance herewith, such sale
shall be wholly null and void and shall confer no title
whatsoever upon the intended purchaser. Each and every
conveyance of the Unit shall, for all purposes, be deemed to
include and incorporate by reference in such instrument of
conveyance, even without reference hereto, the covenants
herein contained.
7. In the event that the Owner desires to lease the
above -described Property, Owner shall give written notice of
such intention to the City which shall have, for a period of
thirty (30) days subsequent to receipt of such notice, an
option to undertake the rental of the Unit for the term
described by the Owner (not to exceed a maximum of three (3)
months each year as referred to in Section 8 of this
Agreement) and at a rental not to exceed the monthly
expenses for the costs of principal and interest payments,
taxes, property insurance, condominium assessments, utili-
ties, plus an additional Twenty Dollars ($20.00) and a
reasonable (refundable) security deposit. All rental
proceeds shall be payable to the Owner. Nothing herein
shall be construed to require the City to indemnify the
Owner against any losses attributable to the rental includ-
ing (not by way of limitation) non-payment of rent or
damage to the premises, nor to require the City to provide
for the rental of the premises under the provisions of this
paragraph.
8. The Owner agrees that, in the event he changes his
domicile or ceases to utilize the Unit as his sole and
exclusive place of residence, he will offer the same for
sale pursuant to the provisions of the Agreement. The Owner
shall be deemed to have changed his domicile by becoming a
resident or accepting permanent employment elsewhere, or
residing in the Unit for fewer than nine (9) months per
year. In the event that the City shall have probable cause
to believe that the Owner is violating the provisions of .
y
. - 5 -
this section, it may inspect the Unit during reasonable
hours to verify occupancy by the Owner.
9. In the event any person with an ownership interest
acquires such interest without intending to use the same as
his sole and exclusive place of residence, and he shall
dispose of his interest within one (1) year of acquiring the
same, then all other persons with an ownership interest
shall simultaneously offer the same for sale pursuant to the
provisions of this Agreement, and the Unit shall become
available for purchase pursuant to the provisions of
paragraphs 1 through 4 (above).
10. Any notice which is required to be given hereunder
shall be given by mailing the same, certified mail, to any
address provided herein or given as the current mailing
address or the party.
11. The provisions of this Agreement shall be
covenants running with the land, be binding upon the Owner
and the City, his or its heirs, successors and assigns (and
enforceable by any of them) and shall run for the period of
the life of the survivor of the members of the present City
Council of the City of Aspen, Colorado, plus twenty-one (21)
years, or fifty (50) years, whichever shall be the shorter
period.
12. The term "Owner" as used herein shall refer to any
and all persons (without regard to number or gender) or
entities having an ownership interest in the condominium
unit which is the subject of this Agreement.
13. The Owner acknowledges and agrees that the City
may assign responsibility for enforcing, administering and
implementing the terms of this Agreement to such -housing
authority, housing office or housing agent as it may desig-
nate and that, in such event, the term "City", as used
herein, shall encompass any entity or person so designated.
14. At the time of any sale of the Unit pursuant to
the terms of this Agreement, the Owner shall provided (at
his cost) title insurance (or other evidence of title); and
6 -
V
L
•
0
any taxes, asLessments, utility bills, etc., shall be
pro -rated to the date of closing. Each party to the trans-
action shall assume his customary closing costs.
15. There is hereby reserved to the parties
hereto any and all remedies provided by law for breach of
this Agreement or any of its terms.
16. The Owner acknowledges that he has read and
fully understands and accepts the terms and conditions of
this Agreement limiting the resale and rental of the Unit;
and further acknowledges that he is relying upon no oral
representations qualifying or limiting the terms hereof.
IN WITNESS WHEREOF, the parties hereto have executed
this instrument on the day and year above first written.
APPROVED AND ACCEPTED
PARK PLACE DEVELOPMENT CO.
MRCA"_?2'�_
OWNER
MARI PEYTON
OWNER
P. 0. Box 3234
Aspen, CO 81612
(Mailing Address)
CITY OF ASPEN
By:
Herman Edel, Mayor
Attest:
Kathryn K06h, City Clerk
By:.
STATE OF COLORADO )
ss.
COUNTY OF PITKIN )
The foregoing was acknowledged before me this
day ofL19L, by r r� p.Q.t.1 t�►��
WITNESS my hand and official seal.
My commission expires:
(SEAL)
Notary Public
Address: E
- 7 -
. r �
C
if 0
STATE OF COLORADO )
ss.
COUNTY OF PITKIN )
The foregoing was ackn w dged bef re a its
day o 19�, by e ) L
as of the City of Aspen.
WITNESS my hand 1and offic'al seal.
My commission expires: L3v�(c
(SEAL)
9 t� C Ci
otaryi Publ ' c/
Address: i(,�V) 'j.
- 8 -
Subdivision
Exception
Exemption
70:30
Residential Bonus
Sanitation District
Fire Marshal
Parks.
Holy Cross Electric
_Mountain Bell
`No.�(o'��
--�Roviec( 10/q/VSUMMARY SHEET
CASELOAD
City of Aspen
1. DATE SUBMITTED:_-��_ _ STAFF: d0 *_jbhASOIA
2. APPLICANT: W_ �NS%?,►' C M
(920 E lJurkVI G25-2122
3. REPRESENTATIVE: Ahd►(w D'ACMI) dl%Ol!�l
4. PROJECT NAME: ?Ark 'P(AU, 'pYdj AAR IUD � �� r P
5. LOCATION:
6. TYPE OF APPLICATION:
Rezoning
_P.U.D.
Special Review
_X___Growth Management
HPC
7. REFERRALS:
Attorney
x Engineering Dept.
X Housing
Water
City Electric
8. REVIEW REQUIREMENTS:
o b % �V1i,15 LIACam. TQ "a i.�c
1516Y1t,
Stream Margin
8040 Greenline
View Plane
Conditional Use
Other
School District
Rocky Mtn. Nat. Gas
State Highway Dept.
Other
4iDv►p I
T.
160
C*t'l -k -6C'-,f MP
JKe- M,uA,4<:� Fol CdAO- .
• 0 0
Mo,x-ck 40
rozs)-Z
I0+ /1
► � 1-�� � � . ;
I• �..Yu�-l�vl 1 S S ! 6—si'� O}— �— � 1/t� (�`--+ � •1 � + Cc� t h
1 ))j 0.K
7E71=
41 -
t 1 /0 1.47' 0- IZ O-Vxj
�- 0.7s5 0 Ca 0:�kj
4-o a,--' I v-J.
19 21 e. e,,rx-uVl-CA- I O-PP \j e_j OLZ�
I
d � O1p
L*4'.
44
P& Z_,� Approved_ Denied Date f jq w I
4 Z. ye,e rwwe"4�A apomv Y c4 a U
11
Council Approved Denied
10. ROUTING:
Date
!\ Attorney Building , Engineering Other
XIma
n�N�s;
J U
•
•
1 � �•
qrr-b\ij Y. llVIA �Q
zj
Z55
71
ro
14� Lz--;,,tA-tz
AS
II ss
V►' 16 emu.. Cum i�� t� J Cvv
\\II j
�----11"1 C.T� 1L� m�— a� rc,
C1
g I . , > X G Of Q-j ark , 'QC,
0.� Rod- co � �
. 5 V-7
j.
m
ah
t
Februaro0, 1981
•
0-)� /17��
►� . H
UIDUT"Pd! � 19
01PTO
4
City of Aspen Planning & Zoning Commission
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
I am writing to you to request Preliminary Plat approval
under the Planned Unit Development (PUD) guidelines
established in Article VIII of the zoning code of the
City of Aspen of the enclosed Park Place plat. This
procedure is necessitated by the encroachment of the
proposed building into the Wheeler Opera Elouse and Wagner
Park view planes and by the reduction in the amount of
open space provided to less than the 2So required by
code in the CC zone.
The proposed building was given conceptual approval by
you through the GMP procedure and was given conceptual
.approval by the City Council on December 8, 1980. The
justification for these variances from the zoning code
may be summarized as follows:
1. It is felt that as the project is located on the
Cooper Avenue Mall the need to provide open space
was considerably reduced and that it is a more
important design consideration to complete the
south boundary of this mall and tie together the
existing buildings on the south side.
2. As the Wheeler Opera House view plane is so low
over this property it would not be possible to
provide employee housing on the second floor if the
view plane was to be honored. The building has
been designed to minimize the intersection by
placing the employee housing away from the Cooper
Avenue Mall which also gives the building a one-
story appearance from the Mall. Because the en-
croachment was relatively small (six feet) and
would not represent a new obstruction as the view
plane is already obstructed, it is felt that the
benefits of employee housing outweigh the detriment
of the view plane intersection. The project in-:_-.
eludes 3,030 sf of employee housing or 0.51:1 FAR
on the building site.
The enclosed preliminary plat reflects these variances in
a recordable form and reflects no changes from the pre-
sentation made to you during the GMP procedure. We
therefore ask that you grant preliminary plat approval
to the Park Place building.
620 East Hyman Avenue • Aspen, Colorado 81611 • Telephone: (303) 925-2122
336 Main Street, Suite 205 • Grand Junction, Colorado 81501 • Telephone: (303) 245-4868
Febroty 10, 1981.
City of Aspen Planning & Zoning Commission
Page 2.
This letter is also a request for exemption from the
requirement to provide 'parking spaces for the
employee housing units in the building. According
to Section 24-4.5 of the City of Aspen zoning code,
the parking requirement for residential uses in the
CC zone is by review of the Planning f, Zoning
Commission. In view of the close proximity to the
downtown area and the extensive city and county
transportation systems, we feel that there should
be no parking requirement for these employee
housing units,.
We are further requesting that, in accordance with
Section 24-10.2 (g) of the City of Aspen zoning
code, the employee housing being provided in the
Park Place building be exempted from the Growth
Management Plan. This housing will be deed restricted
along middle income guidelines as established
annually by the City of Aspen and will be used by
the owners of the building, who are also the owners
of.the two tenants for the building, to house their
employees. The housing will consist of four one -
bedroom apartments of approximately 7S0 square feet
each. Both tenants for this building, Pitkin County
Dry Goods and Unicorn Books, are well established
local businesses and by being able to provide some
accomodation to their employees on site, which they
are unable to do now, they will partially improve the
employee housing shortage in the City.
In summary this presentation and these requests are
more detailed explanations of what we have already
presented to you through the GMP process and we therefore
ask that you grant the necessary approvals so we can
proceed with what we feel is an excellent project
that will be a benefit to the Cooper Avenue Mall and
the City of Aspen.
Sincerely
kj-z" 101-'C4
Andrew Dracopoli
for
Park Place Development Company
Enc: 21 copies of plat, location map and proposed
utility layout.
2 copies Lincoln Devore soils report
List of adjacent property owners
Check for plat fee
4
AH
LP
March 11, 1981
Aspen Planning & Zoning Commission
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
This letter is to supplement our letter dated
February 10, 1981 to you. In addition to the
request for. Preliminary Plat approval, the
exemption of the employee housing from the GRIP
process and the exemption from the parking requ-
irement for these employee housing units, we are
also requesting that you grant the FAR bonus of
0.5:1 allowed in the CC zone. This is done as a
special review item. Our new building has an area
of 3,032 sf of employee housing, or 0.51:1 of the
land area to be developed or 0.36:1 if the land
under the existing Ski Corporation building is
included.
This letter will also serve as our agreement that
the City Engineering department will be given the
right to approve our plans for relocating the
utility meters on the east wall of the existing
Ski Corporation/Aspen Leaf building to the south
wall of the Ski Corporation building in order to
allow Park Place to be built immediately adjacent
to the existing building.
Sincerely
kVL61_3
Andrew Dracopoli
for
Park Place Development Company
620 East Hyman Avenue • Aspen, Colorado 81611 . Telephone: (303) 925-2122
336 Main, Street, Suite 205 • Grand Junction, Colorado 81501 • Telephone: (303) 245-4868
April 9, 1981
Aspen Planning & Zoning Commission
City of. Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
•
VJ
(�
T���f...;�
��. �
4Z. tatl.l���,�`�•1r
II[PQ I I�'9
As we disclosed to you during the March 17 meeting
we have decided to make a revision to the facade
of the proposed Park Place building. This revision
was brought about by our acquisition of the adjacent
Aspen Leaf building and the consequent need to
physically tie the proposed Park Place building
better to the existing Aspen Leaf building. This
revision has now been carried out and enclosed are
22 copies of the revised preliminary plat reflecting
the. change in the building footprint. The Park Place
building has also been widened so that it will be
built immediately next to the existing Aspen Leaf
and Aspen Ski Corp. buildings without the 6" gap
that was in the original proposal.. These two changes
are the only ones from the submission sent to the
Planning Office on February 10 for your review. The
FAR, heights and all other aspects of the proposal
remain the same.
N
I
The proposed changes will be reviewed by the HPC
prior to your meeting and we believe that they will
agree with us that the revised facade is an improve-
ment on the original design and that any changes in
the scoring resulting from this revision would only
be to the benefit of Park Place which came out at
the head of the three projects submitted in 1980
for a commercial GIMP allocation.
This letter will also serve as our withdrawal of our
request for a "temporary" subdivision of the Aspen
Skiing Corporation property as set out in the letter
from Oates, Hughes ; Knezevitch. Our request for a
subdivision exemption of the narrow strip of Lot C,
Block 90 owned by the Scott family remains and I ant
enclosing a new legal description of the strip which
moves the property line 6" to the west so that it
runs along the exterior wall surface of the existing
Aspen Leaf and Aspen Ski Corp. buildings.
S'ncerely
Andrew Dracopol.i for Park Place Development Co.
620 East Hyman Avenue • Aspen, Colorado 81611 • Telephone: (303) 925.2122
336 Main Street, Suite 205 • Grand Junction, Colorado 81501 • Telephone: (303) 245.4868
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jack Johnson, Planning Office
RE:, Park Place Preliminary Plat (PUD)
DATE: May 19, 1981
NOTE: This application is companion to the Park Place Development
Subdivision Exception and Exemption
Location: Lots A, B, C & D, Block 90, City and Townsite of Aspen
(located between the Guino Meyer Building and the Mill
Street Mall on Cooper Street Mall).
Zoning: CC - Commercial Core (IlP Overlay)
History: The public hearing on this application was originally
scheduled for [larch 17, 1981. The public hearing was
continued to April 21st and again to clay 19th in order
to allow the applicant to make modifications to his
application. The HPC reviewed and approved changes to
the facade of the building on May 4th. The City Council
approved the facade changes and a slight shifting of the
footprint of the building on May llth, and in so doing
reaffirmed the 1981 commercial GMP allotment for the
Park Place Building.
Background and On November 24, 1980, City Council, upon recommendation
Applicant's of P & Z, approved a GMP commercial allotment of 8,800
Request: square feet for the Park Place Building proposal. Addi-
tional approvals necessary in order to further the Park
Place Building proposal as conceptually approved include:
Sec. 24-8.3(a) - Preliminary plat approval under PUD (PUD necessary
to consider waivers to the structural encroachment
into the Wheeler Opera House and Wagner Park view
planes and a reduction in the total 25'10 open space
requirement as per Code),
Sec. 24-3.4 - Special review to utilize additional .5:1 FAR bonus
in CC zone district (may be considered provided the
residential space is in accordance with adopted
housing price guidelines for low, moderate or middle
income housing)
Sec. 24-4.5 - Review by P & Z and Council to determine appropriate-
ness of parking needs for four one -bedroom employee
housing units. (Applicant requests that no parking
requirements be imposed on this project.)
Sec. 24-11.2(g) - Exemption of the four middle income deed restricted
employee housing units from GMP pursuant to density
bonus provisions of the Municipal Code (Sec. 24-3.4
as requested above).
a
Referral Comments: Rocky Mountain Natural Gas - A meter and service line to
serve the Aspen Leaf Sports is located at the southeast
corner of these buildings. This would facilitate the moving
of the unit.
City Water Department - Water is available to this site
from an existing 3/4" line. Connection is permitted upon
application for a tap perrlit and payment of P.I.F., less
credit for existing service.
Aspen Sanitation District - No problemforeseen in providing
sanitation service to these additional four one -bedroom
apartments.
Memo: Park Place Preliminary Plat (PUD)
May 19, 1981
Page Two
Attorney's Office - Employee housing requested is middle
income level; the Council is hesitant to grant the middle
level and has demanded low or moderate. Parking for employee
housing must be dealt with.
Engineering Department - The plan submitted with the applica-
tion is adequate to allow preliminary review of P.U.D. con-
cerns. The structure will require variance of both open
space and height limitations in a CC zone subject to view
plane restrictions. At the time this site came in for
GMP allocation, this office was concerned about adequate
trash facilities, but the current plan seems to address
these concerns.
In terms of height limitations and open space, these con-
cerns were viewed at the time the applicant submitted the
proposal for GMP allocation. The structure, although
stepped and reduced along the Cooper Street frontage, still
extends slightly into the existing view planes. The design
also results in minimal open space, much less than the
25% required in the CC zone. The resulting design, however,
represents a compromise between less open space and less
overall bulk to accommodate the view plane limitations as
much as possible. A stepped design with the second story
located to the southerly portion of the site serves to
reduce the visible bulk significantly, and while the pro-
posed structure does protrude into the applicable view
planes, the actual portion 'of the structure visible from
the view plane base points will be minimal due to existing
structures which now obstruct the view planes substantially.
The Wheeler Opera House View Plane, for instance, which
creates the greatest intrusion on the site, is already
blocked by the Golden Horn. As a result, the Engineering
Department has no problem with the necessary variances under
P, U. D.
Planning Office - In addition to the 8,800 square feet of
commercial space granted through GMP, the conceptual plan
for the Park Place Building proposed 3,032 square feet of
employee housing space. The four one -bedroom employee
units, approximately 750 square feet each, will be deed
restricted to the middle income guidelines of the City
according to this proposal. The P & Z and Council generally
promote employee housing restrictions at the low and moderate
income levels as opposed to the middle income level. Extra
points were awarded due to the inclusion of a housing com-
ponent in this commercial GMP application, however, points
were not tallied on an income level basis.
Waivers to the height restrictions in the Wheeler Opera
House and Wagner Park view planes is necessary in order to
accommodate the second story employee housing component of
this project. These view planes are partially obstructed
in this vicinity already; therefore, this tradeoff appears
worthy..
The applicant proposes to utilize all of the available .5:1
` FAR bonus (if granted) for employee housing with no increase
in commercial square footage (as permitted by Code; 2:1
to commercial if .3:1 is.deed restricted residential) in
exchange for waiving the 25% open space requirement of the
CC zone district. Little open space exists along the store-
front section of the Cooper Street Mall. Wagner Park and
Rubey Park are in close proximity.
",aecial review of both the a',ditional .5:1 FAR bonus request
and appropriateness of parking needs for the four one -bedroom
units is necessary. The FAR bonus will permit the construc-
tion of the second story employee housing. The need for
Memo: Park Place Preliminary Plat (PUD)
May 19, 1981
Page Three
Planning Office
Recommendations
t
I
parking must be determined; however, location on the down-
town mall and being adjacent to the Rubey Park transit
terminal are both strong considerations for a waiver to
parking requirements The Special Review Criteria in Sec.
24-3.5 have been assessed and indicate no significant
problems.
An exemption from GMP for these four one -bedroom employee
units seems appropriate A determination as to whether
middle income guidelines versus low or moderate guidelines
may be an outstanding question. _
Approval of the Preliminary Plat (PUD) including waivers
d
to the Wheeler Opera Honsace requirement inand Wagner Park ethelCCezonen
a waiver to the 25/ op space
Approval of Special Review to utilize additional .5:1 FAR
bonus in the CC zone for four deed restricted employee
housing units,
Approval of Review to waiver parking needs of the four one -
bedroom employee units.
Approval of the Exemption of four one -bedroom employee
housing units fromGM'P.
February 10, 1981
City of Aspen Planning & Zoning Commission
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
I am writing to you to request Preliminary Plat approval
under the Planned Unit Development (PUD) guidelines
established in Article VIII of the zoning code of the
City of Aspen of the enclosed Park Place plat. This
procedure is necessitated by the encroachment of the
proposed building into the Wheeler Opera House and Wagner
Park view planes and by the reduction in the amount of
open space provided to less than the 25% required by
code in the CC zone.
The proposed building was given conceptual approval by
you through the GMP procedure and was given conceptual
approval by the City Council on December 8, 1980. The
justification for these variances from the zoning code
may be summarized as follows:CCpang,
FshC�
1. It is felt that as the project is located on the
Cooper Avenue Mall the need to provide open space
was considerably reduced and that it is a more
important design consideration to complete the
south boundary of this mall and tie together the
existing buildings on the south side.
2. As the Wheeler Opera House view plane is so low
over this property it would not be possible to
provide employee housing on the second floor if the
view plane was to be honored. The building has
been designed to minimize the intersection by
placing the employee housing away from the Cooper
Avenue Mall which also gives the building a one-
story appearance from the Mall. Because the en-
croachment was relatively small (six feet) and
would not represent a new obstruction as the view
plane is already obstructed, it is felt that the
benefits of employee housing outweigh the detriment
of the view plane intersection. The project ins
cludes 3,030 sf of employee housing or 0.51:1 FAR
on the building site.
The enclosed preliminary plat reflects these variances in
a recordable form and reflects no changes from the pre-
sentation made to you during the GMP procedure. We
therefore ask that you grant preliminary plat approval
to the Park Place building.
620 East Hyman Avenue • Aspen, Colorado 81611 • Telephone: (303) 925-2122
336 Main Street, Suite 205 • Grand Junction, Colorado 81501 . Telephone: (303) 245-4868
61
�J
February 10, 1981
City of Aspen Planning & Zoning Commission
Page 2.
This letter is also a request for exemption from the
requirement to provide parking spaces for the
employee housing units in the building. According
to Section 24-4.5 of the City of Aspen zoning code,
the parking requirement for residential uses in the
CC zone is by review of the Planning & Zoning
Commission. In view of the close proximity to the
downtown area and the extensive city and county
transportation systems, we feel that there should
be no parking requirement for these employee
housing units.
We are further requesting that, in accordance with
Section 24-10.2 (g) of the City of Aspen zoning
code, the employee housing being provided in the
Park Place building be exempted from the Growth
Management Plan. This housing will be deed restricted
along middle income guidelines as established
annually by the City of Aspen and will be used by
the owners of the building, who are also the owners
of the two tenants for the building, to house their
employees. The housing will consist of four one -
bedroom apartments of approximately 750 square feet
each. Both tenants for this building, Pitkin County
Dry Goods and Unicorn Books, are well established
local businesses and by being able to provide some
accomodation to their employees on site, which they
are unable to do now, they will partially improve the
employee housing shortage in the City.
In summary this presentation and these requests are
more detailed explanations of what we have already
presented to you through the GMP process and we therefore
ask that you grant the necessary approvals so we can
proceed with what we feel is an excellent project
that will be a benefit to the Cooper Avenue Mall and
the City of Aspen.
Sincerely
f k-r'e'wQ'O�'C/
Andrew Dracopoli
for
Park Place Development Company
Enc: 21 copies of plat, location map and proposed
utility layout.
2 copies Lincoln Devore soils report
List of adjacent property owners
Check for plat fee
March 11, 1981
Aspen Planning $ Zoning Commission
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
ThThis letter is to supplement our letter dated
February 10, 1981 to you. In addition to the
request for Preliminary Plat approval, the
if
' ���� exemption of the employee housing from the GMP
process and the exemption from the parking requ-
ccpVU irement for these employee housing units, we are
L1 y' also requesting that you grant the FAR bonus of
Inc. 0.5:1 allowed in the CC zone. This is done as a
special review item. Our new building has an area
of 33,032 sf of employee housing, or O.S1:1 of the
land area to be developed or 0.36:1 if the land
under the existing Ski Corporation building is
included.
This letter will also serve as our agreement that
the City Engineering department will be given the
right to approve our plans for relocating the
utility meters on the east wall of the existing
Ski Corporation/Aspen Leaf building to the south
wall of the Ski Corporation building in order to
allow Park Place to be built immediately adjacent
to the existing building.
Sincerely
4jit".1 Qvvt�
Andrew Dracopoli
for
Park Place Development Company
620 East Hyman Avenue • Aspen, Colorado 81611 • Telephone: (303) 925-2122
336 Main Street, Suite 205 • Grand Junction, Colorado 81501 . Telephone: (303) 245-4868
•
April 9, 1981
Aspen Planning $ Zoning Commission
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
As we disclosed to you during the March 17 meeting
we have decided to make a revision to the facade
of the proposed Park Place building. This revision
was brought about by our acquisition of the adjacent
Aspen Leaf building and the consequent need to
physically tie the proposed Park Place building
better to the existing Aspen Leaf building. This
revision has now been carried out and enclosed are
22 copies of the revised preliminary plat reflecting
zany,
the change in the building footprint. The Park Place
building has also been widened so that it will be
built immediately next to the existing Aspen Leaf
WCO
and Aspen Ski Corp. buildings without the 6" gap
that was in the original proposal. These two changes
are the only ones from the submission sent to the
Planning Office on February 10 for your review. The
FAR, heights and all other aspects of the proposal
remain the same.
The proposed changes will be reviewed by the HPC
prior to your meeting and we believe that they will
agree with us that the revised facade is an improve-
ment on the original design and that any changes in
the scoring resulting from this revision would only
be to the benefit of Park Place which came out at
the head of the three projects submitted in 1980
for a commercial GMP allocation.
This letter will also serve as our withdrawal of our
request for a "temporary" subdivision of the Aspen
Skiing Corporation property as set out in the letter
from Oates, Hughes $ Knezevitch. Our request for a
subdivision exemption of the narrow strip of Lot C,
Block 90 owned by the Scott family remains and I am
enclosing a new legal description of the strip which
moves the property line 6" to the west so that it
runs along the exterior wall surface of the existing
Aspen Leaf and Aspen Ski Corp. buildings.
S}n�Cce�raely
04
Andrew Dracopo i for Park Place Development Co.
620 East Hyman Avenue • Aspen, Colorado 81611 . Telephone: (303) 925-2122
336 Main Street, Suite 205 • Grand Junction, Colorado 81501 . Telephone: (303) 245-4868
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jack Johnson, Planning Office
RE: Park Place Preliminary Plat (PUD) Public Hearing
DATE: April 21, 1981
This application was on the March 17 P a Z agenda as a public hearing and
was continued until April 21 in order to grant the applicant's request for
time to make modifications to his preliminary plat. These modifications
were with regard to changes to the facade of the building and altering
the footprint of the building.
Since the Park Place building was a 1980 Commercial GMP allocation; which
was located within the downtown Historic Preservation Overlay District,
alterations to the facade require a review by the HPC. Reaffirmation of
the GMP allocation by City Council is also necessary. For these reasons, it
is necessary to continue the public hearing on the Park Place Preliminary
Plat (PUD) until May 19, 1981, at which time HPC and City Council actions
will be available.
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jack Johnson, Planning Office
RE: Park Place Preliminary Plat (PUD) Public Hearing
DATE: April 21, 1981
This application was on the March 17 P & Z agenda as a public hearing and
was continued until April 21 in order to grant the applicant's request for
time to make modifications to his preliminary plat. These modifications
were with regard to changes to the facade of the building and altering
the footprint of the building.
Since the Park Place building was a 1980 Commercial GMP allocation; which
was located within the downtown Historic Preservation Overlay District,
alterations to the facade require a review by the HPC. Reaffirmation of
the GMP allocation by City Council is also necessary. For these reasons, it
is necessary to continue the public hearing on the Park Place Preliminary
Plat (PUD) until May 19, 1981, at which time HPC and City Council actions
will be available.
•
•
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jack Johnson, Planning Office
RE: Park Place Preliminary Plat (PUD)
DATE: March 13, 1981
The applicant requests this item be continued indefinitely in order to make
modifications to his PUD proposal.
Alpine Surveys
Post Office Box 1730
Aspen, Colorado 81611
303 9252688
March 30, 1981
80-97
Fleisher
DESCRIPTION FOR FLEISHER
PARCEL TO BE ACQUIRED FROM ASPEN LEAF SPORTS
(SUPERSEDES DESCRIPTION OF JANUARY 26, 1981)
PART OF LOT C, BLOCK 90, CITY OF ASPEN,
PITKIN COUNTY, COLORADO, BEING MORE FULLY DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID LOT C
WHENCE THE NORTHEAST CORNER OF LOT D IN SAID BLOCK 90
BEARS S 75009'11" E 53.22 FEET;
THENCE S 14050'49" W 33.08 FEET;
THENCE N 75009'11" W 4.50 FEET;
THENCE S 14050'49" W 0.46 FEET;
THENCE N 75009'11" W 1.30 FEET;
THENCE S 14050'49" W 25.42 FEET;
THENCE N 75009'11" W 0.55 FEET TO THE EASTERLY OUTSIDE
WALL OF ASPEN LEAF SPORTS;
THENCE N 14047'00" E 58.96 FEET ALONG SAID WALL AND
EXTENSION THEREOF TO THE POINT OF INTERSECTION WITH THE
NORTH LINE OF SAID LOT C;
THENCE S 75009'11" E 6.42 FEET TO THE POINT OF BEGINNING
CONTAINING 227 SQUARE FEET MORE OR LESS.
M
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
DEBORAH OUINN
February 10, 1981
LAW OFFICES
OATES, HUGHES & KNEZEVICH
PROFESSIONAL CORPORATION
SUITE 200
600 EAST HOPKINS AVENUE
ASPEN, COLORADO 61611
City Council
City of Aspen
130 South Galena Street
Aspen, CO 81611
Planning Commission
City of Aspen
130 South Galena Street
Aspen, CO 81611
Aspen/Pitkin Planning Commission
City Hall
130 South Galena Street
Aspen, CO 81611
AREA CODE 303
TELEPHONE 920-1700
ATTENTION: Sunny Vann
RE: Application for an Exception from the Strict Application of
and Exemption from the Subdivision Regulations of the City
of Aspen - Lots A, B, C, & D, in Block 90, City and Townsite
of Aspen
Ladies and Gentlemen:
We represent the Park Place Development Co., a partnership consisting
of Donald Fleisher, Richard R. Woods and David Fleisher (the "Buyers")
and Aspen Skiing Corporation ("ASC") who, by this application, seek
exception from the strict application of the subdivision regulations
of the City of Aspen (Section 2019(a) of the Municipal Code of the
City of Aspen) in connection with (1) a proposed boundary readjustment
of the westerly boundary of Lots C and D, in Block 90, City and
Townsite of Aspen, owned by a family partnership of the Dr. Russell
and Mary Hugh Scott family and under Lease (with option to purchase)
to Bayly Manufacturing Corporation, the effect of which will be to
substantially reconstitute the original westerly boundary of Lot C,
thereby permitting the efficient development of the proposed Park
Place Development on Lots C and D; and (2) permission for ASC to
temporarily convey to the Buyers that portion of Lots C and D owned
by it upon the condition that the Buyers thereafter be obligated to
buy from ASC and ASC be obligated to sell to Buyers the portions of
Lots A and B owned by ASC, upon the further condition that permanently
all of ASC's ownership in Lots A, B, C, and D, when vested in ownership
•
OATEs, HUGHEs & KNEZEVICH, P. C.
in the Buyers, be considered one and only one parcel of property
thereafter subject•to full application of the City of Aspen's
subdivision regulations.
GENERAL CONDITIONS:
The following general conditions are applicable to all of Lots A,
B, C, and D. The property, which is zoned CC Commercial Core, is
bound on the north by the Cooper Street Mall, on the west by the
Mill Street Mall, and on the south by Rubey Park, separated therefrom
only by the alley immediately to the rear of the property which
alley is open to vehicular traffic. This alley is the nearest open
public vehicular access for service purposes. The four lots contain
12,036 square feet, more or less. The Scott family partnership
owns the portion of the Lots marked in red on Sheet 1 of the map
attached hereto as Exhibit "A" hereto, currently containing 3809
square feet. Said property may hereinafter be called the "Scott
property". ASC'S ownership of the Lots is 82271, marked in blue on
Sheet 1 of Exhibit "A
HISTORICAL BACKGROUND:
By way of historical background, the integrity of Lots A, B, C and
D was altered by conveyances made in 1957 and which, although the
property descriptions have been slightly altered and modified from
time to time since then to conform to the improvements in place on
Lots A and B, they have remained substantially the same since then.
The conveyances created the odd situation which exists today. As
nearly as can be determined the buildings situate on Lots A and B
were built in the late 1950's or early 19601s. Although the struc-
tures on the property may appear as being one building, they are,
in fact, two buildings. The first is the ASC'S office building,
situate on the southerly portion of the lot marked Sheet 2 of
Exhibit "A", and the other being the Aspen Leaf Building, situate
on the northerly portion of Lots A and B, marked in orange on
Sheet 2 of Exhibit "A". The two buildings are connected by a
common wall, without the obvious benefits of any common wall agreement
or documentation setting forth the respective rights, duties and
obligations of the parties in terms of the maintenance, use and
occupancy of the buildings. While none may be necessary as a
matter of law inasmuch as the ground underlying each structure
belongs or is in separate ownership, the situation is less than
ideal, in terms of the current state of the art, i.e. commercial
condominiums with sophisticated governing documentation. The
efficient function of the properties under all of the circumstances
has been further complicated by the creation of the Cooper Street
Mall to the north of the buildings and the Mill Street Mall to the
-2-
•
OATES, HUGHES & KNEZEVICH, P. C.
west thereof. Essentially, at some point in the early 50's or
early 60's, the 192 square feet, which the applicant is asking be
reconstituted as an integral part of Lots C and D, was conveyed to
the then owner of the Aspen Leaf Building. Based upon our inquiries,
we can determine that this conveyance was made with the anticipation
by that owner that at that point in time the remainder of Lots C
and D were to be developed, and was made it was felt that, upon
such development, the Aspen Leaf Building would need an access
corridor to permit the reading of utility meters and for maintenance
of the east side of the Aspen Leaf Building. The Snowmass Pavilion
was placed on the portion of Lots C and D owned by ASC under a
ground lease arrangement. Those improvements have since been moved
from Lots C and D, and of course, those lots are presently vacant.
At the point in time this 192 square foot accommodation was made
for the benefit of the owner of the Aspen Leaf Building, the property
values were very nominal, even in the downtown Aspen area, and it
is acknowledged that the arrangement with respect to the 192 square
feet was made with very little foresight.
When the two buildings were constructed on Lots A and B, they were,
as permitted within the then applicable zoning law at the time,
built lot line to lot line. The applicant does not feel that good
planning practices were applied at that time, but feels that all of
the actions are excusable, simply because the owners could not
forsee what was going to happen with respect to the development of
the downtown Aspen area.
REQUEST FOR EXCEPTION FOR BOUNDARY LINE ADJUSTMENT:
It is the desire of the applicant Buyers that its request for
subdivision exemption proceed simultaneously with its presently
pending PUD application for the development of the Park Place
Development. Applicant Buyers seek to revise the boundary line by
subtracting from the Scott Property those portions of Lots C and D
described on Exhibit "B" hereto and shown on Sheet 1 of the map
submitted herewith labeled as Exhibit "A" outlined in yellow containing
192 square feet, more or less. This will be accomplished by conveyance
of the 192 square foot parcel by the Scott Family Partnership to
the Buyers.
The applicant Buyers represent, that based upon its computation of
the square footages in the building or buildings on Lots A and B,
that the Aspen Leaf Building does not, standing alone without the
192 square feet to be conveyed, exceed the currently existing floor
area ratio (FAR) requirements for the applicable zone district, nor
does the FAR of the ASC office building, when coupled with the
proposed development of the Buyers on Lots C and D, given that the
-3-
•
OATES, HUGHES & KNEZEVICH, P. C.
4, (Z-Y
strip will be conveyed to Buyers and the Buyers will own in addition
to Lots C and D as -reconstituted, ASC'S portion of Lots A and B,
all of which will be a part of one ownership package prospectively
subject to application of the City of Aspen's Subdivision Regulations.
In addition, the remaining portion of Lots A and B within the Scott
Property will constitute a legal lot with adequate width (61.341)
and square footage (3617 square feet) for the CC zone district.
See the attached Summary of Land Ownership and Building FAR'S
attached hereto as Exhibit "C".
It is the applicant's position that the boundary line adjustment
requested substantially reconstituting the integrity of the boundary
line separating Lots A and B, and Lots C and D, by virtue of approval
of the conveyance of 192 square feet from the Scott Property interest
to the Buyers, will permit the Buyers to proceed with an efficient
high quality development of Lots C and D, employing good planning
practices; and will permit the development of a logical plan for
management, maintenance and future redevelopment of Lots A and B,
utilizing good planning practices and comprehensive documentation.
The applicant represents that it will, upon conveyance of the 192
square feet and acquisition of ASC'S portion of Lots A and B, enter
into detailed and comprehensive agreements with the Scott family
partnership for adequate common wall agreements and for adequate
utility service and merchandise delivery services from the alley to
the north of the Aspen Skiing Corporation office structure between
it and Rubey Park. All of this will have the effect to resolve
significant problems which exist today with respect to the efficient
functionalness of the Aspen Leaf Building caused by the original
development and compounded creation of the two malls hereinbefore
referred to.
SUBDIVISION EXEMPTION:
The second request is for exemption from City of Aspen's subdivision
regulations asking for permission to convey ASC'S portion of Lots A
and B separately from its conveying of Lots C and D, both conveyances
being to the Buyer. ASC and Buyer have a bilateral specific perfor-
mance contract of exchange for both properties. ASC has determined
to locate its business office at the Airport Business Center in a
new facility which will better suit its needs and combine and
consolidate numerous of ASC'S administrative functions which are
now fragmented due to limited space available in its present office
building and land use regulations discouraging certain functions
from being located therein. However, its new facility is not
constructed, and will not be completed until Spring, 1982, (est.).
Therefore, ASC will need to retain ownership, occupancy and use of
its present office building on Lots A and B. Additionally, ASC
-4-
•
OATES, HUGHES & KNEZEVICH, P. G.
•
under its contract with Buyers has structured its sale so that it
will be in the form of a property exchange. However, Buyers are
desirous of commencing construction in Lots C and D in the spring
of 1981. ASC wishes to accommodate Buyer in its desire. Therefore,
it is proposed that ASC be permitted to convey those portions of
Lots C and D owned by it to Buyer during April, 1981, while retaining
temporary ownership of those portions of Lots A and B until its new
building is completed, all upon the condition that ASC be obligated
to sell and Buyer obligated to buy the same upon such completion,
but no later than December, 1982; and upon the further condition
that upon such subsequent conveyance that all of the property, i.e.
all portions of Lots A, B, C, and D now owned by ASC, together with
the 192 square foot parcel hereinbefore discussed, shall be considered
one parcel of land for all purposes, subject to the application of
the City of Aspen Subdivision Regulations.
Based upon the statement of purposes above described, the applicants
feel that their proposal falls within the category of an exemption
from the definition of a subdivision, as such definition is contained
in Section 20-3 of the Municipal Code of the City of Aspen.
Given that the principle purpose and intent of the subdivision laws
is to accommodate orderly and planned development and that the lots
and development packages as adjusted will conform with good planning
practices and in no way affect permitted structures and density, we
believe that a subdivision exemption from the City of Aspen subdivision
law is appropriate in this case. The applicant believes that by
the exemption and fulfillment of its commitments that it is resolving
substantial and significant existing problems which have been
historically created by unforseen events, which unless resolved
will only compound in the future. By orderly development of Lots C
and D as proposed by the Buyers, and providing mechanism for the
orderly use, maintenance and future improvement of the improvements
on Lots A and B, a dynamic and economic generator will be provided
for the Cooper and Mill Street Malls which, in the Buyers' opinion,
is much needed. Approval of the exception application does much to
assure the future success of this area.
Such additional information as you may require to make an informed
decision on this application will be made available upon request.
Both myself and the principals of Park Place Decelopment Co. are
available for further discussion.
Very truly yours,
OATES, HUGHES & KNEZEVICH, P.C.
W i. 'sioNLL L .
By
Leonard M. Oates
-5-
•
Alpine Surveys
Post Office Box 1730
Aspen, Colorado 81611
303 9252688
January 26, 1981
DESCRIPTION FOR FLEISHER
PARCEL TO BE ACQUIRED FROM
ASPEN LEAF SPORTS
PART OF LOT C, BLOCK 90, ASPEN ORIGINAL TOWNSITE,
PITKIN COUNTY, COLORADO, BEING MORE FULLY DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID
LOT C WHENCE THE NORTHEAST CORNER OF LOT D IN SAID
BLOCK 90 BEARS S 75009'11" E 53.22 FEET;
THENCE S 14050'49" W 33.08 FEET;
THENCE N 75009'11" W 4.5 FEET;
THENCE S 1:4050'49" W 0.46 FEET;
THENCE N 75009'11" W 1.30 FEET;
THENCE N 14050'49" E 33.54 FEET TO A POINT ON THE
NORTH LINE OF SAID LOT C;
THENCE S 75009'11" E 5.80 FEET TO THE POINT OF
BEGINNING, CONTAINING 192.5 SQUARE FEET, MORE OR LESS.
EXHIBIT. 1.1cit
PARK PLACE DEVELOPMENT COMPANY
SUMMARY OF LAND OWNERSHIP AND BUILDING FAR'S
PARK PLACE DEVELOPMENT CO. PROPERTY:
Total land owned by Ski Corp. under contract 8,227 sf
to Park Place Development Co.
Parcel of land being acquired from Aspen 192
Leaf, subject to subdivision exemption
Total land area to be owned by Park Place 8,419 sf
Floor area of existing Ski Corp building
4,719
sf
Floor area of commercial space allocated
8,800
sf
to Park Place in GMP process
Total commercial floor area of completed
13,519
sf FAR 1.61:1
development
Floor area of employee housing allocated
3,032
sf FAR 0.36:1
to Park Place in GMP process
Total building floor area of completed.
16,551
sf FAR 1.97:1
development
SCOTT/ASPEN LEAF PROPERTY:
Land size remaining after transfer of 192
3,617 sf
sf parcel
Floor area of existing building
4,961 sf
Building FAR on reduced lot size
1.37:1
•
130 street
aSP('.,1 81611
MEMOKANDUi 1
TO: City Attorney
City Engineer
City Water Department
Aspen Sanitation District
Aspen Electric
Mountain Bell
Rocky Mountain Natural Gas
FRO!,:: Jack Johnson, Planning Office
RE: Park Place Development Preliminary PUD Submission
DATE: February 18, 1981
FFB 20 1981 !�
P-Li
The attached letter and plat comprise the Park Place Development's preliminary
PUD proposal. This application received a 1981 Commercial Growth Management
allotment from the City of Aspen this past November and is now applying for
the additional approvals needed prior to beginning construction. Park Place
is scheduled for review by the Aspen Planning and Zoning Commission on
March 17, 1981; therefore, please return any comments concerning the appli-
cation to me no later than March 4, 1981. Thank you.
AJpe'sY ;~ 11k,Lis1., �_ h
130 so- a s 1 e e 101,11
MEMORANDU.'4
TO: City Attorney
City Engineer
City Water Department ✓
Aspen Sanitation District
Aspen Electric
Mountain Bell
Rocky Mountain Natural Gas
HUM: Jack Johnson, Planning Office
RE: [Park Place Development Preliminary PUD Submission
DATE; February 18, 1981
The attached letter and plat comprise the Park Place Development': preliminary
PUD proposal. This application received a 1981 Commercial Growth Manaaement
al'iotment from the City of Aspen this past Novengbe' and is now applying for
the additional approvals needed prior to beginning construction. Park Place
is scheduled for review by the Aspen Planning and Zoning Commission on
March 17, 1981; therefore, please return any comments concerning the appli-
cation to me no later than Parch 4, 1981. Thank you.
/� " � ,4 twe� ; s
130
asp cit
MD- 1.0KANDUM
TO: City Attorney
City Engineer
City Water Department /
Aspen Sanitation District ✓
Aspen Electric
Mountain Bell
Rocky Mountain Natural Gas
igIL A
MAR i
�1 ASPEN / P I ',!"�
`�, PLANNING Ut 1 :_L
FROM: Jack Johnson, Planning Office
RE: Park Place Development Preliminary PUD Submission
DATE; February 18, 1981
The attached letter and plat comprise the Park Place Development's preliminary
PUD proposal. This application received a 1981 Commercial Growth Management
allotment from the City of Aspen this past November and is now applying for
the additional approvals needed prior to beginning construction. Park Place
is scheduled for review by the Aspen Planning and Zoning Commission on
March 17, 1981; therefore, please return any comments concerning the appli-
cation to me no later than March 4, 1981. Thank you.
/z) . (,",ieo FS/+,-Ir/�r�0✓
S � 2 o, IL- r To TNEcc A
CITY OF ASPEN
130 south galena street
aspen, c rado 81611
aw
MEMORANDUM
DATE: March lO, 1981
TO. Jack Johnson
FROM: Bob Edmondson
RE: Park Place Development Preliminary PUD Submission
( 1) This application also asks for a rezoning to CC/RBO -
according to Section 24-10.3(b) RBO shall be granted only in
connectin with a "pure" residential project.
(2) Also, the employee housing requested is middle; th Council is
hesitant to grant the middle and has demanded low or moderate.
(3) Parking - parking for employee housing must ue dealt with.
RB E : i<<c
Februa , 10, 1981 •
City of Aspen Planning F; Zo?ninV Commission
City of. Aspen
1.30 S. Galena
Aspen, CO 81611
Re: Park Place
Dear Members:
I am writing to you to request Preliminary Plat approval
under the Planned Unit Development (PUD) guidelines
established in Article VIII of the zoning code of the
City of Asper, of: the enclosed Park Place plat. This
procedure is necessitated by the encroachment of the
proposed building into the Wheeler Opera House and Wagner
Park view planes and by the reduction in the amount of
open space provided to less than the 250 required by
code in the CC zone.
The proposed building was given conceptual approval by
you through the GMP procedure and was given conceptual
approval by the City Council on December 8, 1980. 'rhe
justification for these variances from the zoning code
may be summarized as follows:
1'. It is felt that as the project is located on the
Cooper Avenue Mall the need to provide open space
was considerably reduced and that it is a more
import,int design consideration to complete the
south boundary of this mall and tie together the
existing buildings on the south side.
2. As the Wheeler Opera House view plane is so low
over this property it would not be possible to
provide employee housing on the second floor if the
vicw plane was to be honored. The building has
been designed to minimize the intersection by
placing the employee housing away from the Cooper
Avenue Mall which also gives the building a one-
story appearance from the Mall. Because the en-
croachment was relatively small (six feet) and
would not represent a new obstruction as the view
plane is already obstructed, it is felt that the
bend: of employee housing outwei.z;h the detriment
of -i. iew plane intersection. The project i.n-
c1uc '�.030 sf of employee housing or 0.51:1 FAR
on 1. tilding site.
The encl.os li;ninary plat reflects these variances in
a recordal ; 1.11 and reflects no chaTiges from thc pre-
sentaf- i ) )'oil during the GMI' proccciur c� . 1,'e
therr ' at you (),rr,nt preli{n.inary plat approval
to i - .c huildili�ti.
I701)rUa ry 1 0, 198) 1
City of' Aspeii 117 ann i ng (; Loni.nl, Commission
Page l_..
This letter is also a re(picst for exemption from the
requirement to provide parking spaces for the
` employee housing units in t}ie building. According
to Section 24-4.5 of the City of Aspen zoning code,
p� the parking requirement for residential uses in the
CC zone is by revicr•; of the Planning F, Zoning
Commission. In view of the close proximity to the
downtown a.rca anal the extensive city and county
transportation systems, we feel that there should
be no parking requirement for these employee
�Q housing units.
We are further requesting that, in accordance with
Section 24 A 2 (g) of the City of Aspen zoning
code, the Boyce housing being provided in the
Park Place building be exempted from the Growth
P•1anrr.gemcnt _.Plan. 'Phis housing will be deed restricted
NaIcng(mi.ddla income guidelines as established
�y annually -by the City of Aspen and will be used by
D the owners of the building, who are also the owners
of the two tenants for the building, to house their
employees. The Dousing will consist of four one-
bcdroorr ai)artacits o f a )r ox imately 5o square feet
_each. Both tenants for this u1 it �.n ounty
Dry�(,00ds and Unicorn Rooks, are well established
local businesses and by being able to provide some
,ti, accomodation to their employees on site, which they
are unable to do now, they will partially improve the
" employee housing shortage in the City.
\v (y In summary this presentation and these requests are
more detailed explanations of what we have already
presented to you through the GM1 process and we therefore
asR that you ;;rant the necessary approvals so ive can
proceed with what we feel is ail excellent project
that will be a benefit to the Cooper Avenr.re Mall and
the City of Aspen.
Sincerely
Andrew Dracopol-i
for
Park Place Development Company
rnc: 2.1 copies of plat, location map and proposed
Utility 1 ayout..
2 copi.cs Lincoln Devore soils report
List of ad i'Iccnt. prune rty owner~
Check for 1)1,it l'oe
• MF.mnRANnTTM •
TO: Jack Johnson, Planning Office
FROM: Jay Hammond, Engineering Department
DATE: March 11, 1981
RE: Park Place Development Preliminary P.U.D. and Subdivision Exception
Preliminary P.U.D.:
The plan submitted with the application is adequate to allow preliminary
review of P.U.D. concerns. The structure will require variance of both
open space and height limitations in a C.C. zone subject to view plane
restrictions. At the time this site came in for G.M.P. allocation, I was
concerned about adequate trash facilities, but the current plan seems to
address these concerns.
In terms of heightlimitations and open space, these concerns were viewed at
the time the applicant submitted the proposal for G.M.P. allocation. The
structure, although stepped and reduced along the Cooper Street frontage,
still extends slightly into the existing view planes. The design also results
in minimal open space, much less than the 25% required in the C.C. zone. The
resulting design, however, represents a compromise between less open space
and less overall bulk to accommodate the view plane limitations as much as
possible. A stepped design with the second story located to the southerly
portion of the site serves to reduce the visible bulk significantly, and
while the proposed structure does protrude into the applicable view planes,
the actual portion of the structure visible from the view plane base points
will be minimal due to existing structures which now obstruct the view planes
substantially. The Wheeler Opera House View Plane, for instance, which creates
the greatest intrusion on the site, is already blocked by the Golden Horn. As
a result, the Engineering Department has no problem with the necessary variances
under P.U.D.
Subdivision Exception and Exemption:
The application for exception and exemption is subject to a number of con-
siderations:
1. An exception procedure would be acceptable for the purpose of conveying
the 192 square foot parcel to the Park Place Development. This procedure
would require submission of a final plat indicating the new lot line
between lots B and C. This exchange should also be subject to City
Engineering review of the new meter and utility locations and the
associated access and maintenance easements.
2. Regarding the exemption procedure to allow temporary separation and
later transfer of the southerly portion of lots A and B, this would
appear to be unacceptable in that it would create, if only temporarily,
a non -conforming (undersized) lot in the C.C. zone. It would be pre-
ferable to find some other mechanism, such as land lease, to retain
Park Place Development
PAGE TWO
the Ski Corporation's holdings as a single parcel. This approach would
also serve to simplify final plat requirements by requiring no further
revision of the new lot configuration but merely transfer of the entire
parcel at a later date.
CJ
Lincoln De ore
1000 West Fillmore St.
Colorado Springs. Colorado 80907
(303) 632-3593
Nome Office
Donald Fleisher
620 E. Hyman
Aspen, CO 81611
January 30, 1981
Re: Revision of Lincoln-DeVore Testing Laboratory
Report 36820GS, Subsurface Soils Investigation
409 Cooper Street, Aspen,"Colorado
Gentlemen:
Page nine of the above referenced report has been revised,
deleting the sentence regarding drywells at the 409 Cooper
Street site.
Dry wells may be used at this site where required by local
building code regulations, provided the foundation soils beneath
the proposed structure are protected from becoming saturated.
If questions arise concerning this letter, please do not
hesitate to contact this office.
Respectfully submitted,
LINCOLN-DeVORE TESTING LABORATORY, INC.
i
Walter E. Vanderpog
Civil Engineer
WEV/ca
Enc.
602 East 8th Street P.O. Box 1427 86 Rosemont Plaza
Pueblo, Cob 81001 Glenwood Springs, Cob 81601 Montrose, Colo 81401
(303)546-1150 (303) 945-6020 (303)249-7838
P.O. Box 1882 P.O. Box 1643
Grand Junction. Cob 81501 Rock Springs. Wyo 82901
(303)242-8968 (307) 382.2649
0
Lincoln DeVore
1000 West Fillmore St.
Colorado Springs, Colorado 80907
(303) 632-3593
Home Office
Donald Fleisher & Company
620 E. Hyman
Aspen, CO 81611
November 17, 1980
RE: SUBSURFACE SOILS INVESTIGATION
0-
Gentlemen:
409 COOPER STREET
ASPEN, COLORADO
Transmitted herewith, are the results of a Subsurface Soils
Investigation and Foundation Recommendations for the proposed
2-story commercial structure with a partial basement to be
located at 409 Cooper Street in the town of Aspen, Colorado.
Respectfully submitted,
LINCOLN-DeVORE TESTING LABORATORY, INC.
4 �r. Vganderp 1
Civil Engine
Reviewe y G o ge D. Morris
Professional Engineer
wEV/ca
LD Job No. 36820GS
602 East 8th Street P.O. Box 1427 86 Rosemont Plaza P O. Box 1682 P.O. Box 1643
Pueblo, Colo 81001 Glenwood Spr,r.gs, Colo 81601 Montrose, Colo 81401 Grand Junction, Colo 81501 Rock Springs, Wyo 82901
(303) 546-1150 t303) 9,15-6020 (303) 249-7838 (303) 242-8968 (307) 382.2649
AB1TRACT:
The contents of this report are a subsur-
face soils investigation and foundation recommendations for the proposed
construction of a two-story structure with a partial basement to be located
at 409 Cooper Street in the town of Aspen, Colorado.
The soil within the upper 6 to 9 feet of
the soil profile encountered during drilling was noted to consist of a
man-made fill. This fill was found to contain some wood chips, gravel and
cobbles, and was noted to be quite variable in terms of density. Because of
the high potential for differential settlement, we would recommend that this
fill either be penetrated by piers or piles, or be removed from below founda-
tion line, being replaced with a suitable structural fill. If the fill is
overexcavated, a shallow foundation system, designed on the basis of a
maximum bearing capacity of 4000 psf would be appropriate. No minimum
pressure will be required.
A similar bearing capacity would be
associated with granular soil materials when used as structural fill,
assuming that the soil is compacted to at least 95% of its maximum Proctor
dry density, ASTM D-698.
To limit differential settlement in the
structure as much as possible, it is recommended that the foundation loads
be well balanced around the structure and the foundation system should be
heavily reinforced. Loads under the exterior, continuous footings should be
balanced within +300 psf. Isolated interior pads should be balanced at
loads 150 psf below that used for the exterior footings.
All floor slabs on grade must be construc-
ted to act independently of other structural portions of the building.
-1-
Adequate drainage must be provided at all
times, dater must never be allowed to pond above the foundation soils.
A Type II Cement would be recommended in
all concrete in contact with the fine grained soils on this site.
More detailed recommendations can be found
within the body of this report. All recommendations will be subject to the
limitations set forth herein.
The purpose of this investigation was to
determine the general suitability of the site for construction of a two-story
structure with a partial basement to be located at 409 Cooper Street in the
town of Aspen, Colorado. Characteristics of the individual soils found
within the test borings were examined for use in designing foundations on
this site,
Although Lincoln-DeVore has not seen a
set of construction drawings for the proposed commercial structure proposed,
we feel that it will be basically a frame structure of more or less conven-
tional design. Foundation loads for structures of this nature are normally
light to medium weight in magnitude.
Topographically, the site is flat with a
slight slope down toward the north. The exact direction of drainage will be
controlled by local streets, ditches and the proposed construction, but in
general, will flog toward the north, eventually entering the Roaring Fork
River which is approximately one -quarter mile north of the site. Both
surface and subsurface drainage is fair to poor,
-2-
•
The soils on this site consist of a
surface layer o to 9 feet thick of lean organic clay containing wood chips,
fine gavel, and occasional large cobbles or boulders. The soils below
ti:is man-made fill consist of alluvially deposited silty gravel, cobbles and
boulders, having been deposited on the site by action of the nearby Roaring
Fork River in the past.
These alluvial materials are believed to
have been deposited over dense formational material of the Maroon Formation
of Pennsylvanian and Permian Age. The Maroon Formation can broadly be
described as a greyish -red to reddish -orange siltstone and sandstone, which
also contains beds or layers of greyish -red and pale maroon arkosic sandstone.
Material of the Nhroon Formation was not encountered during our subsurface
exploration program, -and it is felt that formational material will be
sufficiently deep that it will not affect construction or performance of the
proposed foundation systems.
BORINGS. LABORATORY TLSTS AND RESULTS:
Two test borings were drilled across the
409 Cooper Street site and are located approximately as shown on the attached
Test Boring Location Diagram. The two test borings were placed in such a
manner as to obtain a reasonably good profile of the subsurface soils. All
test borings were drilled with a power -driven, continuous auger drill.
Samples were taken with a standard -split -spoon sampler, and by bulk methods.
The precise gradational and plasticity
characteristics associated with the soils encountered during drilling can be
found on the attached summary sheets. The representative number for each
-3=
•
u
soil group is indicated in a small circle immediately below the sampling
point on She Drilling Logs. The following discussion of Lhe soil v_•oups
will be general in nature.
The soil profile encountered in the
Itest borings is broadly described as a two -layer system. The upper b to
9 feet of the profile was found to be a very loose to medium density,
moderate moisture, man-made debris fill. This layer cannot be recommended
as a bearing material. It is thin, however, and most footings will extend
through the fill. Below this fill, the soil consisted of dense river
terrace, silty gravel containing many cobbles and boulders. This silty
Igravel material extended to the depth of the test borings and was in a
very dense condition. The density was noted to increase with increasing
Idepth.
Soil Type No. 1 classified as a lean
organic clay (OL) of fine grain size. Soil Type No. 1 is low plastic and of
low permeability. This material was encountered as a wet, low density,
man-made fill, and therefore, is not judged sufficient as a foundation
material. Soil Type No. 1 was found to contain wood chips, some fine gravel
and occasional cobbles. occasional boulders could be encountered during
excavation of this soil.
Soil Type No. 2 classified as a poorly
graded silty gravel (G14) of coarse grain size. This material contained some
cobble and occasional boulder sized particles which obviously cannot be
accurately represented on the enclosed grain size curve. Generally, this
material is non -plastic, permeable, and was encountered in a high density
condition. It will have no tendency to expand upon the addition of moisture,
nor any tendency to true long-term consolidation under load. Granular
-4-
materials such as this do exhibit settlement upon application of foundation
stresses, but if maximum allowable bearing capacity values are not exceeded
and balancing and reinforcing recommendations are carefully followed, it is
felt that settlement of this material will not create any problems. At any
rate, any settlement should be fairly rapid and will probably be complete by
I
' the end of construction. Foundations located in the material of Soil Type
No. 2 may be proportioned on the basis of a maximum allowable bearing capacity
of 5000 psf with no minimum pressure required. Soil Type No. 2 was not found
to contain sulfates in detrimental quantities.
No free water was encountered in any of
the test borings to the depths drilled on this site. Because of the nature
of the foundation materials, it is conceivable that areas of perched water or
seepage moisture could be encountered during excavation for foundation con-
struction. To prevent development of extensive areas of subsurface moisture,
we would recommend that the surface drainage be closely controlled. More
complete recommendations pertaining to the design of surface grading will be
i
given in the next section of this report.
If any areas of seepage are encountered
during excavation, we would recommend the construction of a subsurface
peripheral drain around the exterior of the building. This drain should
include a discharge pipe, gravel collector and adequate sand filter. The
need for a drain can perhaps be best handled at the time of excavation
inspection.
-5-
•
•
CONCLUSIONS AND RECOMMENDATIONS:
Since the exact magnitude and nature of
the foundation loads are not precisely known at the present time, the
following recommendations must be somewhat general in nature. Any special
loads or unusual design conditions should be reported to Lincoln-DeVore so
that changes in these recommendations may be made, if necessary. However,
based upon our analysis of the soil conditions and project characteristics
previously outlined, the following recommendations are made.
The presence of the surface veneer of
variable density, man-made fill will complicate the foundation design for
this building to some degree. Should the surface soils be used in their
present condition as a foundation material, long-term differential movements
resulting from their consolidation could hamper the utility of the building.
Therefore, a conventional shallow foundation system which would be designed
on the basis of the very low bearing capacities associated with the fill
soils in their present condition must be discouraged.
It is recommended that, prior to placing
forms or pouring concrete, all of the organic clay, man-made fill be
excavated from below the proposed.structure.
After the site has been overexcavated,
then a coarse grained, non -expansive, non -free draining fill could be
imported. This fill would be placed in the overexcavated portion of the site
in lifts not to exceed 6 inches after compaction. A minimum of 95% of the
soils maximum Proctor dry density must be maintained during soil placement.
These soils shall be placed at approximately their Proctor optimum moisture,
+2%. The granular material must be brought to the required density by
mechanical means. No water flooding techniques of any type should be used in
-6-
a
the placement of fill on this site. To ensure the quality of the compacted
soil, we :gust recommend that- frequent density tests be taken.
After the steps outlined above have been
taken, we would recommend that a shallow foundation system, consisting of
continuous footings beneath all bearing walls and isolated spread footings
beneath columns and other points of concentrated load be used to carry the
weight of the proposed structure. Although the allowable design bearing
capacity would depend somew�at upon the gradational nature of the soil, we'
feel that a bearing value ::f 4000 psf could be utilized when designing
foundations for this optics. All foundation components should rest a
minimum of 4 feet below the finished grade or as required by local building
codes, for frost protection_.
Where conventional shallow foundation
systems are used, it is reco:.Wended that they be well balanced and heavily
reinforced. Contact stresses beneath exterior foundation walls should be
balanced to within +300 psf at all points. Isolated interior column footings
i
should be designed for unit loads of about 150 psf less than the average of
those selected for the exterior walls. The criteria for balancing will
depend somewhat upon the nature of the structure. Single -story, slab on
grade structures may be balanced on the basis of dead load only. Multi -story
structures should be balanced on the basis of dead load plus approximately
one-half the live load.
To help ensure that the structure moves
more or less as a single unit rather than in a differential manner, we would
recommend that all stem walls be supported by a grade beam capable of
spanning at least 12 feet. This grade beam would apply to both interior and
exterior load bearing walls. Such a grade beam should be horizontally
=7-
reinforced continuously around the structure with no gaps or breaks in
reinforcing steel unless they are specially designed. Beams should be
reinforced at both the top and the bottom with the major reinforcement
being placed near the bottom of the wall section. All interior bearing
walls should rest on a grade beam and foundation system of their own and
should not be allowed to rest on a thickened slab section or "shovel"
footing.
r
Where the stem walls are relatively
shallow, vertical reinforcing will probably not be necessary. however,
where the wails retain soil in excess of about 5 feet in height, vertical
reinforcing may be necessary to resist the active pressure of the soils
along the wall exterior. To aid in designing such vertical reinforcing,
the following equivalent fluid pressures can be utilized:
Coarse grained compacted fill - 35 pcf
Man-made fill of Soil Type No. 1 - 55 pcf
It should be noted that the above values
should be modified to take into account any surcharge loads applied at the
top of the walls as a result of stored goods, live loads on the floor,
machinery, or any other externally applied forces. The above equivalent
fluid pressures should also be modified for the effects of the free water
table.
Where floor slabs are used, they may be
f
placed directly on grade or over a compacted gravel blanket of 4 to 6 inches
in thickness. Under no circumstances should this gravel pad be allowed to
act as a water trap beneath the floor slab. A vapor barrier is recommended
beneath any and all floor slabs on grade which will lie below the finished
exterior ground surface. All fill placed beneath the interior floor slabs
must be compacted to at least 90% of its maximum Proctor dry density, AS7•1 D-698.
•
All floor slabs on grade must be construc-
ted to act independently of the other structural portions of the building.
These floor slabs should contain deep construction or contraction joints to
facilitate even breakage and to help minimize any unsightly cracking which
could result from differential movement. Floor slabs on grade should be
placed in sections no greater than 25 feet on a side. Prior to constructing
slabs on grade, all existing topsoil and organics must be removed from the
building interior. Likewise, all foundations must penetrate the tcusoil
layer.
Adequate drainage must be provided in the
foundation area both during and after construction to prevent the pondin:; of
water. The grcund surface around the building should be graded so that
surface water will be carried quickly away from the structure. The minimum
gradient within 10 feet of the building will depend upon surface landscaping.
Bare or paved areas should maintain a minimum gradient of 20, while land-
scaped areas should maintain a minimum gradient of So. Roof drains must be
carried across all backfilled areas and discharged well away from the structure.
If adequate surface drainage cannot be
maintained or if any subsurface seepage is encountered during excavation for
foundation construction, then a perimeter drain must be recommended for this
building. This drain would consist of a perforated drain pipe, gravel collec-
tor and sand filter (or acceptable filter fabric layer). If sufficient
topographic fall does not exist on the site to allow daylighting of the drain
pipe, then a sealed sump and pump arrangement would be required to remove the
collected moisture. Dry wells should not be used on this site.
To give the building extra lateral stability
and to aid in the rapidity of runoff, all backfill around the building and in
-Q-
0 0
utility trenches in the vicinity of the structure should be compacted to
at least 905 or its maximum Proctor dry density, ASTM D-698. The native
materials encountered on this site may be used for backfilling purposes,
if so desired. All backfill must be compacted to the required density by
mechanical means. No water flooding techniques of any type should be used
in the placement of fill cr_ this site.
Care should be taken that the foundation
soils beneath adjacent s =uctures are not overloaded. This could result
from the overexcavation __pis site if it becomes necessary to excavate
to a depth below foundatic^ : !:ponents of adjacent structures. Under no
circumstances should the a_scavation at this site extend to :•rithin 10 feet of
adjacent structures with:;ut 1=1riding cutbracing or underpinning for the
adjacent structure. Additional recommendations for bracing of the open cut,
if necessary, will require additional information regarding the foundation,
type and depth, of adjacent structures.
Some of the clayier foundation materials
would be anticipated to contain sulfates in detrimental quantities; therefore,
a Type II Cement is recommended for use in all concrete which will be in
contact with all clayey founndation soils. Under no circumstances should
calcium chloride ever be added to a Type II Cement. In the event that a
Type II Cement is difficult to obtain, a Type I Cement may be substituted,
but only if it is protected from the soil by an impermeable membrane. A
Tyne I Cement can be used if foundations rest on the sands only.
The open foundation excavation must be
inspected prior to the placing of forms and pouring of concrete to establish
that adequate design bearing materials have been reached and that no debris,
soft spots or areas of unusually low density are located within the
-10-
A
• 0
foundation region. All fill placed below the foundations must be fully
controlled and tested to ensure that adequate densification has occurred.
It is extremely important due to the
nature of data obtained by the random sampling of such a heterogeneous
material as soil that we be informed of any changes in the subsurface
conditions observed during construction from those outlined in the body of
this report. Construction personnel should be made familiar with the
contents of this report and instructed to relate any differences immediately
if encountered.
Lt is believed that all pertinent points
concerning the subsurface soils on this site have been covered in this
report. If soil types and conditions other than those outlined herein are
noted during construction on the site, these should be reported to L,incoln-
DeVore so that changes in recommendations can be made, if necessary. If
questions arise or further information is required, please feel free to
contact Lincoln-DeVore at any time.
-11-
'M l /. l• ti l' i_.: \ ; \ +)�/
757
�. R d 76 f 1
;.A But ` \. t _� • ` Y.\\���� \ \'
'805
=fit 1 �'oe
•� i;
�/ I i i �- �� \�� .','. ._- 'fit/p^r - ''�1 a, ,'-i -j •
iR d BUI e'j!��0 1l�"zLeh ,. �' '..ti • ,� Iq • sc : � �� ; • l
-- �--GOLF COURSE met,r • j ` .n. "1x� �
N.
ep�- s\ c� !r .� j_ ;; Aspen
,4 • 1 , �;\ `,';.1
7977 i pp �•
�.• �i��' :jJ�I '• •\ Ise a owen van.
_�✓ a.� �( 7 •/ /�':rl••.rl•'•J ��%�• • Di sat - - •Tunna I . �`'ae�.,\
a \ B _♦ //��?y �- **7XC: A�r' / /(tea r-` n al.•�"+ Shal
_ � •f I o� . � � •r.:t.N•. '�-�',�/'.J�lgr'I�\. �l ---� ".� N \ar a ti •r^
.G OO ~d� '::. c` 7 !,n,� • it
�.iZ: 1�`a .� •, s q a of h�G
Vr
Ig
\<.�t �l•+. �•• ...• : .•"• `i•'�' r • May
Water
Tank
/ \ r a � , " ` � l Water ' q/3�Pit. ,� • • ( --
'� TankA�,
- 4
� rr •
S C,4 C E
0\5"7--- LOCATio/Y O;AGRAM
000PA R Sr. /1ts7LL, '�-09 GDOPER ST.
4.SP.!c-.v . r:c
•
u
i
i
GooPER sr
I
I I
� I
I
I � I
I I
i
�F�aPoSEA
+o 9 C ooPxR 5 y'
I
I I
I FH "2'
I
I I
� I
I
I � I
I
I
I
I
I
I
I I
I I
A/-1.�r
7-ES7- BoR %u C, 400A7-.'o1v
. � CooPX*,q ST. M. 1.4 ¢09 CooP6RST � AsoEN, Co.
LINCOLN COLORADO: COLORADO SPRINGS,
DeVORE PUEBLO, GLENWOOD SPRINGS,
ENGINEERS- GRAND JUNCTION , MONTROSE ,
GEOLOGISTS I WYOMING: ROCK SPRINGS
SOILS
DESCRIPTIONS
DESCRIPTIONS,
OBOLS & NOTES:
A
USCS AESCR/PTION
OESCR/P
YMB 0£SCR/PT/7OCK
p soil
R
SEDIMTO
CONGLOMERATE
9/12 Standard penetration drive
Numbers indicate 9 blows to drive
Man-made Fill
SANDSTONE
the spoon 12" into ground.
0 0•0•0.
0'o.0•
GW Well -graded Gravel
_ _-
- - -
SILTSTONE
ST 2-1/2" Shelby thin wall sample
o:o•a
0 0 00
GP Poorly -graded Gravel
=-==
SHALE
0000
x X x
Wo Natural Moisture Content
GM Silty Gravel
X X X
CLAYSTONE
o°
WX Weathered Material
° °o
O
GC Clayey Gravel
COAL
SW Well -graded Sand
LIMESTONE
Free
_1N0Tef Free water table
_
SIP Poorly -graded Sand
DOLOMITE
'YONatural dry density
I I
I I
I i
SM Silty Sand
MARLSTONE
T.B.-Disturbed Bulls Sample
SC Clayey Sand
ZZ
GYPSUM
Q2 Soil type related to samples
in report
ML Low -plasticity Silt
Other Sedimentary Rocks
IGNEOUS ROCKS
155' WX Top of formation
CL Low -plasticity Clay
ti /� ��
GRANITIC ROCKS
Form.
OL Low -plasticity Organic
+ + +
+++
DIORITIC ROCKS
Test Boring Location
Silt and Clay
MH High -plasticity Silt
�(: �/
GABBRO
® Test Pit Location
CH High -plasticity Clay
RHYOLITE
1-- — Seismic or Resistivity Station.
OH High -plasticity
"-
ANDESITE
Lineation indicates approx.
length a orientation offspread
7_
- � -
Organic Clay
"`
(S = Seismic , R= Resistivity)AAAAAA-
Pt Peat
BASALT
o: a•e;
Standard Penetration Drives are made
GW/GM Well- graded Gravel,
eao ao
TUFF & ASH FLOWS
by driving a standard 1.4"split spoon
A."
Silty
o:.o ;.;
sampler into the ground by dropping a
GW/GC Well -graded Gravel,
o° o
BRECCIA a Other Volcanics
140lb. weight 30".ASTM test
°0 o
Clayey
des. D-1586.
000
00
GP/GM Poorly -graded Gravel,
Other Igneous Rocks
Samples may be bulk, standard split
0 o
Silt y
spoon (bohdisturbed) or2-%2"I.D.
0
0
0
00
GP/GC Poorly -graded Gravel,
��i
-I
METAMORPHIC ROCKS
GNEISS
thin wall ("undisturbed") Shelby tube
000o
Clayey
n�
samples. See log for type.
GM/GC Silty Gravel,
/
%�/
�"
SCHIST
The boring logs show subsurface conditions
Clayey
at the dates and locations shown ,and it is
GC/GM Clayey Gravel,
PHYLLITE
not warranted that they are representative
Silty
of subsurface conditions at other locations
and times.
SW/SM Well -graded Sand,
SLATE
Silty
SW/SC Nell -graded Sand,
mil'
�.�:
METAQUARTZITE
Clayey
SP/SM Poorly -graded Sand,
o
MARBLE
Silty
o
I
i i I
SP✓SC Poorly -graded Sand,
v�Y,
HORNFELS
Clayey
i I
SM/SC Silty Sand, Clayey
1
SERPENTINE
I
SC/SM Clayey Sand, Silty
llt
Other Metamorphic Rocks
" LINCOLN
COLORADO• Colorodo Springs, Pueblo,
EXPLANATION OF BOREHOLE LOGS
oo
CL/ML Silty Cloy
TING
TESSTING
Glenwood Springs, Montrose, Gunnison,
AND LOCATION DIAGRAMS
LABORATORY
Grand Junction.— WYO.—Rock Springs
TEST HOLE NO -
TOP ELEVATION
5
KM
l 15
TOM
25
W
H
w
w
u
35
z
40
x
a
w
0
7-lq "
. -OAN
ORaAAM%a
CkAr
(OL)
5;try
SAAfor
/No is r
IA/000 ON•Ps
VRR f /. oos£
_SCAr. Co4bti5
3�oiP�CY �iQAOiL
t✓: rN
go��l�RS
{�IcRY OENs'E
EFusa.0
W=20.9'-6
D
'3014t-
pit G A N; o
C�,c,.r'-
/WIL)
Mo�Sr
ScAITCReo
CoB B.c.r S
PL.R�cr G,P.00e
lGr�s��
Mo:sT
TA A/
IIovL0ORS
REGusA.c
w,�23,6
lJ, - 3. 2 10
15
OW
25
30
3
40
LINCOLN COLORADO: COLORADO SPRINGS,
DeVORE PUEBLO , GLENWOOD SPRINGS
DRILLING LOGS
ENGI4EERS• GRAND JUNCTION , MONTROSE ,
GEOLOGISTS I 'WYOMfN ,: ROCK SPRINGS
•
0
SUMMARY SHEET
Soil Sample ,LEAN 0.4G.9N1;C CZAY (04) Test No. 36920 - G. S.
aation C iDt° Sr- M.4,41- , go9 CooP6.e 57 ASPFNCo Date _._ /1=/ -
No. 7- r / _Depth $f-'[ J-rA'C,, .4
s No c o ; � TYPE No. / Test by
Natural Water Content (w) 22- 9
Specific Gravity (Gs) 2.59
SIEVE ANALYSIS:
Sieve No. % Passing
/00
3/4"
1/2
4 ��
/ 00
93.9
871
10
77.8
20
7/ . 5
40
66.1
100
57.5
200
5011
HYDROMETER ANALYSIS:
Grain size (mm)
0.06
0,09
O. 00 5-
S2 9
33.3
22.5
SOIL ANALYSIS
In Place Density
Plastic Limit !'.' _._ 25. 0 210
Liquid '-unit L. __._ 3// 5• 9
_L '10
Fiow
Snrinkage __
MCiS T UR D-'
O,J
�.o
J
C/C
M .METHOD
0rntirr�ur tiC*. an`
Max , mum D, J D � _ pcf
Caiiiornia Selo
Swe l i - D °'
g . °o
Swell a al:,st 'No gain
BEARING:
ovar AoEoaAr�
Housel Penetrcrnc- ..
AS
• FoUN OATiON
Unconfine.1.
(ctu) psf
Plate Bearing:___
psf
Inches Settlenenr......
Consolidation
ender psf
PERMEABILITY:
K (at 200C
Void Ratio.
Sulfates r/000
LINCO `N-DeVO=JG LABORATORY
COLORADO ":F' COLORADO
FSoil Sample Poo)9Ly Y GRA,,e4 (6,106W)Test No. 36820 &,,S.
i Project GooPER sT. IYA4 . ¢W CooP�,P s% ASPON Co. Date 11-/2 - 80
Sample Location 7-'1112 (q) 9 ' Test by
SILT TO CLAY
last-L to Plastic
IIIIq���g11q
41
awe uiu
�mniii��i�ii�
1_q_UMEMIMN all MIN W_
100
I 1 .0 ( I D�amzIer - (+) L , 0�
� #4 #10 #20 W #100 40,10 - Sieve No.
'ample No. S o;l- TYPE Noy w-
Specific Gravity
Moisture Content 3.2
Effective Size ~ 0.042
Cu 1 7 F
Cc 5.11-
Fineness Modulus
P.1.�/P ,
BEARING 8000 -9' psf
GRAIN SIZE ANALYSIS
.001
Sd _=ra Size 0/10 Passing
/00
3/4 '1
92, .-8 -
1/2" _
80.6
3//S of
66 8
4
47. 8
10
34-. `L
20
25.2 _
40
2 0. 5
100
1516
200
/,2.3
0.06
o. 02 �M
6 9
S ulf atea 4 /0 o
_ PFm
LINCOLN-DeVORE TESTING LABORATORY
CCLORADU SPRINGS).
COLORADO
I1 C 01.A I� A GT ED
• %� NATIV6 EA2T-H
COMPACT- D Nnrl✓t "� pA¢TH QACK FrLL
/ BAGKFILL
OP To WALL / \
CAeeY BE'/JEATH OP-A/N AS SHOWN.
/// FlLrac
- CotL6crOQ, / �\ C.OLLEcroG / F/LTEL
T 77
WALL
\ \ CieAVEL
OovC_:� / bOoe r
�F oT/N
OeooOOOL Op
o e000 ��O J O oo a
M,..4J'A—AY
oe MIN. ASeAwwy e o -
MrN.,}�An7AYFtery _ -Y a -- Q 45 O _ _ o
i4 cJ FenlH wAaa-. 45 ,D FGOM ra1A�L• DE P►7r -y
WLL, DLITN ✓AtrLS - N
N QEOTH VA216S _� „ VALIiS ACOSJND r� 3r4 pK `rr P6t �.
A¢OIwD Bu1LDrNG 3r4r �L„nE�F Aeo✓No DuILD,wc.- 3�4'1 'rPEec Su/ccrN4. MrN.Z' Prve
M IN.�rr. � e ➢rvE. M/N.jr: PrvE
5PIZEAO FOOTIIV6 TYPE GMADC Q&AM -rYPK F/L-TER FAB�/C ALTLLNa1'>r
FILTCe FRBe1C MAY 36 ANY TVT67,
//// 31uICA¢ To CELA//E56 CoeP I4/2Ac1/40-
YW,9LL
Oo omo 0o a. o e save �
MIN. 4S*Awny s o e o e
45 b O 3 oR Orr PELF e�
/FQoAA WALL- . _
PIPE- C1P ADE
DEPTH YA2/6S_J � TO 0✓7"L_-r. N
A2OUND BUrLDrNL� POLY[-,'TMy LG N6 F/�-M -ABO✓6
I.^rN 2l: FILTEe FABLIC BELOW DQA/N.
UNDEJZ-SLAB, I/vr6R/o2 TYPjw
NOTES:
.Size of perforated pipe sand filter varies with amount of seepage expected. 4" diameter is
imost common.
.Gravel size depends on size of pipe perforations: 85% gravely 2 x diameter of perforation.
.Sand filter must depend on native soil and must follow the Terzaghi -Vicksburg Criteria:
1) 15 o filter 2) 15 o filter 3) 50% filter
15 base 4+ 5 o base 4 5 o base - 12 to 58
o
This is required for stability and length of filter life. The sand filter may be replaced
with an approved filter fabric.
.All pipe to be perforated VCP, PVC or Orangeburg.
.4" flexible pipe may be used to depth of 42 feet, but must be carefully graded. 3" flexibl
pipe may be used to a depth of 7 feet and should be carefully graded.
.Rigid pipe only to be used below a depth of 7 feet below ground surface.
.All pipe to be laid at a minimum grade of 1.4% around building foundations.
.Outfall to be free, gravity outfall if at all possible. Use sump and pump only if no
gravity outfall exists.
.Conditions can vary considerably, and each site may be variable as to quality of sand or
gravel required. All sites should be inspected to determine the amount and quality of
sand filter required, unless a filter fabric installation is used as shown.
i
TYPICAL SECTIONSLINCOLN COLORADO: COLORADO SPRINGS,
LM) DeVORE PUEBLO, GLENWOOD SPRINGS,
FRENCH DRAIN
PERIMETER DRAT,. ENGINEERS GRAND JUNCTION , MONTROSE ,
GEOLOGISTS WYOMING: ROCK SPRINGS
Aspen/Pitt;
130 sot
aspen,
MEMORANDUM
TO: City Attorney
City Engineer
City Water Department
Aspen Sanitation District
Aspen Electric
Mountain Bell
Rocky Mountain Natural Gas
Housing Director
FROM: Jack Johnson, Planning Office
ng Office
:reet
1611
RE: Park Place Development Preliminary PUD Submission
DATE: February 18, 1981
The attached letter and plat comprise the Park Place Development's preliminary
PUD proposal. This application received a 1981 Commercial Growth Management
allotment from the City of Aspen this past November and is now applying for
the additional approvals needed prior to beginning construction. Park Place
is scheduled for review by the Aspen Planning and Zoning Commission on
March 17, 1981; therefore, please return any comments concerning the appli-
cation to me no later than March 4, 1981. Thank you.
PARK PLACE DEVELO*NT COMPANY
NAMES $ ADDRESSES OF ADJACENT PROPERTY OWNERS
Bayly Corporation
5840 South Memorial
Suite 313
Tulsa, Oklahoma 74145
Guido Paul Meyer
P.O. Box 1799
Aspen, Colo. 81611
Golden Horn Building, Ltd.
A Colorado Limited Partnership
P.O. Box 4947
320 S. Mill Street
Aspen, Colo. 81611
Aspen Sports, Inc.
%Gale Spence & John Oakes
408 East Cooper
Aspen, Colo. 81611
City of Aspen
130 S. Galena
Aspen, Colo. 81611
Pitkin County
%County Administrator
506 E. Main Street
Aspen, Colo. 81611