HomeMy WebLinkAboutLand Use Case.709 N Spruce St.A055-982737-071-04013 A55-98
North Spruce Street Affordable Housing
Conceptual PUD
094tD
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City of Aspen
Land Use:
1041
Deposit
1042
Flat Fee
1043
HPC
1046
Zoning and Sign
Referral Fees:
1163
City Engineer
1205
Environmental Health
1190
Housing
Building Fees:
1071
Board of Appeals
1072
Building Permit
1073
Electrical Permit
1074
Energy Code Review
1075
Mechanical Permit
1076
Plan Check
1077
Plumbing Permit
1078
Reinspection
Other Fees:
1006
Copy
1302
GIS Maps
1481
Housing Cash in Lieu
1383
Open Space Cash in Lieu
1384
Park Dedication
1468
Parking Cash in Lieu
Performance Deposit
1268
Public Right-of-way
1164
School District Land Ded.
TOTAL
2►�
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ADDRESS/PROJECT:
PHONE: >/ r
CHECK# / IZ.
CASE/PERMIT#:_ 14 # OF COPIES:
DATE: INITIAL:
PARCEL ID: 2737 071 T401 3 DATE RCVD: 07i 1 5/98 # COPIES: 1 CASE NO A055 98
CASE NAME: North Spruce Street Affordable Housing Conceptual PUD PLNR: Chris Bendon
I
PROJ ADDR: 709 N. Spruce St. CASE TY f Conceptual PUD STEPS:
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OWNIAPP: Raymond N. Auger ADR 709 Spruce St. C/S/Z: Epen, CO 81611
REP: Alan Richman ADR: Box 3613 C/S/Z: Aspen, CO 81612 920-1125
FEES DUE: 2160+270eng+155eh+16 FEES RCVD.-2750
REFERRALS�AS1':-'
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DATE OF FINAL ACTION
CITY COUNCIL:
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PLAT (BK,PG):l- ADMIN
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ibex 3613 ,44A", eoleaada 91612
November 5, 1998
Mr. Chris Bendon, Planner
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
;V4ae/54x (70) 920-1125
RE: NORTH SPRUCE STREET AFFORDABLE HOUSING PROJECT
Dear Chris,
The purpose of this letter is to formally withdraw the above -captioned land use application,
which was submitted to the City in July of this year. As you will recall, the only activity
accomplished for the application was that you checked it for completeness, and wrote us a
letter requesting some additional information. No further processing was accomplished.
We would appreciate it if the City would issue a refund check for the amount that was paid.
My records (the pre -application conference summary sheet) indicate that my clients paid
$2,750, but please have your records checked for the actual amount. Please issue the refund
to the following address:
Raymond and Camilla Auger
709 North Spruce Street
Aspen, Colorado 81611
Thank you!
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
Alan Richman, AICP
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NORTH SPRUCE STREET
AFFORDABLE HOUSING PROJECT
APPLICATION FOR ANNEXATION,
CONCEPTUAL PUD REVIEW AND
8040 GREENLINE REVIEW
SUBMITTED BY
ALAN RICHMAN PLANNING SERVICES
BOX 3613
ASPEN, COLORADO 81612
920-1125
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TABLE OF CONTENTS
PAGE
I. INTRODUCTION .............................................. 1
II. DESCRIPTION OF DEVELOPMENT PROPOSAL .................... 2
III. ANNEXATION ................................................ 4
IV. CONCEPTUAL PLANNED UNIT DEVELOPMENT (PUD) REVIEW ..... 5
V. 8040 GREENLINE REVIEW .................................... 13
ATTACHMENTS
# 1 Title Insurance Commitment
#2 Letter Authorizing Submission of Application
#3 Pre -Application Conference Summary
#4 Engineering Report By Schmueser Gordon Meyer
#5 Geotechnical Report By Hepworth-Pawlak Geotechnical Inc.
#6 Soil Testing Report By Hepworth-Pawlak Geotechnical Inc.
MAPS
1. Vicinity Map
2. Improvements Survey
3. Conceptual Site Plan
4. R.O. Unit Lower Level
5. R.O. Unit 1st Floor
6. R.O. Unit 2nd Floor
7. Category Units 1st Floor
8. Category Units 2nd Floor
9. Street Front Elevation
10. East and West Elevation
11. Conceptual Landscape Plan
I. INTRODUCTION
This is an application to develop an affordable housing project on a vacant parcel of land
on North Spruce Street. The property consists of approximately 3.746 acres of land. At the
present time, the property is not included within the City of Aspen. Therefore, this
application includes a request for annexation of the subject property.
The location of the site in relation to neighboring properties is shown on Map 1, the vicinity
map. An improvement survey, depicting existing conditions on the property, has also been
provided.
This application is being submitted by Raymond N. Auger, the owner of the property
(hereinafter, "the Applicant"). Proof of the ownership of the property is provided by
Attachment #1, the title insurance commitment. Authorization for Alan Richman Planning
Services to represent the property owner for this application is provided by Attachment #2.
The Applicant proposes to develop 3 affordable housing units (two will contain 3 bedrooms
while the third will contain 4 bedrooms) and 1 four bedroom free market unit. The 3
bedroom affordable housing units will be restricted to price and to income categories, while
the 4 bedroom unit is proposed to be a resident occupied unit.
A pre -application conference was held with representatives of the City to discuss this project
(see Attachment #3, Pre -Application Conference Summary). Based on this meeting and
subsequent contacts with City staff, it was confirmed that this project would require
conceptual PUD review, followed by final PUD review. The land development approvals
that will be considered during the conceptual PUD review stage are:
Annexation of the property into the City of Aspen and zoning of the property as AH1/PUD
(Affordable Housing);
Conceptual PUD Review for development within the AH1/PUD (Affordable Housing) zone
district; and
8040 Greenline Review for development above the 8040 greenline.
It is our understanding that formal action on the 8040 Greenline Review will not be taken
until the final review stage, but that it is important for the understanding of this project that
we address the applicable submission requirements and review stage at a conceptual level.
This has been done in Section V of this application.
The following sections of this application identify and respond to the applicable standards
of the Aspen Land Use Regulations for these development approvals. First, however, an
overview description of the property and development proposal are provided.
North Spruce Street Affordable Ilousing Project Page t
II. DESCRIPTION OF DEVELOPMENT PROPOSAL
This application proposes a "70:30" residential development, where at least 70% of the total
number of units and bedrooms proposed for the site will be affordable housing and no more
than 30% of the total number of units and bedrooms proposed for the site will be free
market housing. This is accomplished as follows:
Unit Mix Bedroom Mix
Free Market 1 unit (25%) 4 bedrooms (29%)
Affordable 3 units (75no 10 bedrooms (71no
Total 4 units (100%) 14 bedrooms (100%)
The project is proposed for a vacant site that contains in excess of 160,000 sq. ft. of land
(approximately 3.75 acres) located on North Spruce Street. North Spruce Street is an
extension of Spruce Street. Spruce Street is a public right-of-way that provides access to the
north end of the Centennial Condominiums. Beyond that point, North Spruce Street is an
existing private right-of-way that provides access to a several existing houses.
Water and sewer service is currently being extended into this area to serve the existing
homes. Installation of these utilities will be completed shortly, and will be available to the
proposed development.
The property is located on a relatively steep hillside. Prevailing slopes in the areas proposed
for development are in range of 30% to 40%; other portions of the site contain slopes in
excess of 40%. Geologic studies that we have had conducted as part of our conceptual plan
have found that these slopes have had a stable recent geologic history, and the property
appears to be free of any geologically hazardous conditions. Vegetation on the site is
relatively sparse, consisting of sagebrush, native grasses and weeds, with some scattered
Cottonwood and Aspen trees.
The neighborhood in which this project is located is a developing portion of the City of
Aspen. As the vicinity map shows, the Williams Ranch and Silverlode developments, which
are presently under construction, are located immediately to the southeast of the property.
Williams Ranch includes 35 affordable housing units, located on slightly less than 6 acres of
land (a density of approximately 6 units to the acre). Silverlode contains 15 free market
units, located on slightly less than 7 acres of land (a density of approximately 2 units to the
acre), with lot sizes ranging from approximately 11,000 sq. ft. to 30,000 sq. ft.
Other properties in the area are also developing. Just below the subject property is an
approximately 1 acre parcel of land for which a development application has recently been
approved by Pitkin County. This development approval will result in the construction of 1
new free market residence.
North Spruce Street Affordable Ilousing Project Page 2
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The applicant's intention for the subject property is to develop a mixed affordable housing/
free market project by clustering structures into two portions of the property. As the site
plan shows, three affordable housing units are proposed for the hillside just above the upper
switchback. While development in this area will require cutting into the hillside, the cut will
then be stabilized and hidden behind the proposed townhome units. Placement of the units
in this location will provide the residents with some of the most spectacular views in the
entire area, housing them in a location that is typically reserved only for owners of exclusive
free market dwellings. Access to the units will be provided directly from North Spruce
Street into the garages proposed for each unit.
20 0
The proposed units will besPacious and well appointed for the occupants. The RO unit will
contain approximately 2,950 sq. ft. of living area. It will be a four bedroom unit, with a one
car garage and one parking space in front of the garage. The unit will be built on three
levels (two above grade, plus a basement). Each of the category -restricted housing units will
contain almost 1,450 sq. ft. of living area. They will each be three bedroom units, with a one
car garage and one parking space in front of the garage. The category -restricted units will
be built on two levels.
As the proposed architectural elevations depict, the Applicant has taken great care to design
the units so that they will be compatible with the free market character of the immediate
neighborhood. This has been accomplished by using materials and design forms that
emulate those of the existing free market residences and by building the units directly into
the hillside. In order for the applicant to be able to provide these features that will allow
the units to fit into this neighborhood, it is critical that the units be designated as Category
__4 or Category 3- under the City's Housing Guidelines. The size of the units would also
dictate that they be designated to one of these categories.
The free market unit is proposed to be located above the first switchback, relatively close S S
to the existing Auger residence. This is relatively flatter portion of the property that will
provide the occupants some privacy, while also limiting the extent of the site that will be
disturbed. The location also allows for the driveway to be located uphill of the house, so
that much of its length will be hidden behind the house.
A more complete description of the project is provided in the sections that follow.
North Spruce Street Affordable (lousing Project Page 3
III. ANNEXATION ZONING
We have submitted, under separate cover, the required number of copies of a petition to
annex this property to the City of Aspen. We have also provided the required number of
copies of an annexation map.
It should be noted that in order to achieve the necessary contiguity with the City of Aspen,
an adjacent parcel, known as the Timroth property, is also proposed for annexation. This
parcel is developed with a single family house and contains slightly in excess of 1.5 acres.
In conjunction with annexation, the Applicant requests that the City zone the Auger property
Affordable Housing/Planned Unit Development (AH1/PUD). We suggest that the most
logical zoning for the Timroth property would be Rural Residential (RR).
It is our understanding that annexation of the property will follow on a parallel track to the
review of this development application, with annexation and zoning occurring prior to the
final approval of this application.
North Spruce Street Affordable Housing Project Page 4
IV. PLANNED UNIT DEVELOPMENT (PUD) REVIEW
Development in the AH1/PUD zone district is processed as a PUD. The review standards
for PUD review and our responses to these standards are as follows:
A. The proposed development shall be consistent with the Aspen Area Comprehensive Platt.
Response: This project will help to revitalize Aspen as a permanent community by increasing
the availability of resident housing within the City. It is an effort by the private sector to
create deed restricted affordable housing, toward the goal that "the public and private
sectors together should develop 650 new affordable housing units to achieve the unmet need
to sustain a critical mass of residents".
The project also meets the standard of "providing site -appropriate mixing of free market and
affordable housing". This is achieved by developing affordable housing in the sort of location
that typically becomes an exclusive free market development. As a result of this project,
three units will be created that will offer superb views and solar access to residents, in a
location that will allow them easy convenience to transit, employment and all of the
amenities of the Aspen area.
This application is also consistent with the action plan statement to "Consider rezoning
incentives for selected parcels in the City and County to allow for well -designed and
imaginative affordable housing, especially townhomes and patio homes".
Finally, this project is consistent with the policy of the Housing Action Plan to "Encourage
infill development within the existing urban area so as to preserve open space and rural
areas and allow more employees to live close to where they work". Although this location
is not within the Aspen Townsite, it is within a developing portion of Smuggler Mountain.
Its development will fill in-between already developed lands above and below the site, allow
services to be provided efficiently to residents within the urban area, will not affect the open
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space character of the mountain and will not limit any access to recreational opportunities
in the area.
B. The proposed development shall be consistent with the character of existing land uses ui
the surrounding area.
Response: The surrounding area is composed of two types of neighborhoods. Below this site
we find the Centennial and Williams Ranch affordable housing projects, and the Silverlode
Subdivision. Centennial is a very large multi -family development, while Williams Ranch
provides homes on individual lots, at an average density of approximately 6 units to the acre.
Lots in Silverlode range from 11,000 to 30,000 sq. ft. in size, with the project's average
density being approximately 2 units to the acre. Above the site, we find individual houses
on relatively larger lots.
North Spruce Street Affordable Housing Project Page 5
We believe that this project will provide a positive transition between the denser areas below
the site and the more open character of the mountain above this site. We are proposing
four units on nearly 4 acres of land, which is a low average density. More importantly, we
are clustering the units into the most buildable portion of the site, so that the vast majority
of the property will remain undeveloped, helping to maintain the open character of the
mountain along the upper portions of the property.
A great deal of attention has been given to the design of the affordable housing units, so
that they will fit into the character of this neighborhood. As the elevations illustrate, the
units will use both wood and stone so that they have a distinctive character. The roof forms
have been broken up into separate masses and the building will be cut into (rather than
sitting on top of) the hillside, which will help to reduce the massing of the project as viewed
from Aspen and will allow it to fit into the neighborhood.
C. The proposed development shall not adversely affect the future development of the
surrounding area.
Response: This project will not have adverse effects on the future development of the
neighborhood. North Spruce Street is a dead-end road that serves a limited number of
properties, most of which are already developed. The applicant has worked carefully with
the owners of surrounding properties to ensure that their properties will not be adversely
affected by this development and has helped them to obtain water and sewer service.
D. Final approval shall only be granted to the development to the extent to which GMQS
allotments are obtained by the applicant.
Response: In conjunction with the final PUD submission, the applicant will submit an
application for a GMQS exemption to obtain the necessary allotments to develop this 70:30
project in the AH zone district.
E. The maximum density shall be no greater than that permitted in the underlying Zone
District.
Response: Section 26.28.110 of the Aspen Land Use Regulations states that the density
requirements for lots subdivided out of a parcel of greater than 27,000 sq. ft. in the
AH1/PUD zone district are as follows:
Detached Dwelling Unit: 1,500 sq. ft.
3 Bedroom Multi -Family Unit: 3,630 sq. ft.
4 Bedroom Multi -Family Unit: 49000 sq. ft.
Therefore, one detached dwelling unit, 2 three bedroom multi -family units and 1 four
bedroom multi -family unit require a total of 12,760 sq. ft. of lot area. The applicant has
calculated the allowable density on this property, taking into account PUD requirements for
North Spruce Street Affordable 11ousing Project Page 6
slope density reduction and for deleting the land within existing road easements. We
calculate that the total land area available for density purposes is 17,012 sq. ft. Therefore,
the maximum density proposed is well within that permitted in the underlying zone district.
F. The land uses permitted shall be those of the underlying Zone District. Detached
residential units may be authorized to be clustered in a zero lot line or row house
configuration, but multi family dwelling units shall only be allowed when permitted by
the underlying Zone District.
Response: The AH1/PUD zone district lists detached dwelling units and multi -family
dwelling units as allowed uses.
G. The dimensional requirements shall be those of the underlying Zone District, provided
that variations may be permitted in the following.
I Minimum distance between buildings,
2 Maximum height (including viewplanes);
3. Minimum front yard;
4. Minimum rear yard;
S. Minimum side yard;
G. Minimum lot width;
7. Minimum lot area;
8. Trash access area;
9. Internal floor area ratio, and
10. Minimum percent open space.
Response: The AH1 zone district has virtually all of its dimensional requirements established
via PUD review. Since subdivision review does not occur until the final PUD stage of the
process, it is premature at this time to identify proposed lot lines for the units. Therefore,
most of the dimensional requirements cannot be established at this time. Table 1 lists the
applicable dimensional standards and identifies how this project complies with these
standards, wherever this information is now known. The applicant will comply with all of
the applicable standards of the AM zone district and is not requesting any PUD variances.
H. The number of off-street parking spaces may be varied from that required in the
underlying Zane District based on the following considerations.
1. The probable number of cars used by those using the proposed development.
2. The parking needs of any non-residential uses.
3. The varying time periods of use, whenever joint use of common parking is
proposed.
North Spruce Street Affordable Homing Project Page 7
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TABLE 1
SUMMARY OF PROJECT'S COMPLIANCE WITH
AH1/PUD ZONE DISTRICT DIMENSIONAL REQUIREMENTS
Requirement
Code Standard
Proposal
Minimum Lot Size
3,000 s.f.
To be determined at final PUD
Minimum Lot Area
Detached unit = 1,500 sq.
1 x 1,500 sq. ft. + 2 x 3,630 + 1
Per Dwelling Unit
ft.; 3 bedroom unit = 3,630
X 4,000 = 12,760 sq. ft.; 17,012
sq.ft.; 4 bedroom unit =
sq. ft. of lot area is available
4,000 sq. ft.
Minimum Lot
Determined via PUD review
To be determined at final I'UD
Width
Minimum Front
Determined via PUD review
To be determined at final PUD
Yard
Minimum Side
Determined via PUD review
To be determined at final PUD
Yard
Minimum Rear
Determined via PUD review
To be determined at final PUD
Yard
Maximum Height
Determined via PUD review
+/- 22 feet for affordable units
25 feet for free market unit
Minimum Distance
Determined via PUD review
Approximately 150 feet
Between Buildings
on the Lot
Percent of Open
Determined via PUD review
To be determined at final PUD
Space
External Floor
0.36:1 (lot of 3-6 acres);
Approximately 12,000 sq. ft. of
Area Ratio
85% of maximum is
floor area is proposed
allowable; lot size for FAR
purposes = 91,502 sq. ft.,
therefore, allowable FAR =
28,000 sq. ft.
Off Street Parking
8 spaces (2 spaces per unit)
8 spaces
North Spruce Street Affordable Housing Project Page 8
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4. The availability of public transit and other transportation facilities, including
those for pedestrian access and/or the commitment to utilize automobile
disincentive techniques in the proposed development.
5. The proximity of the proposed development to the commercial core or public
recreational facilities in the City.
6 Whenever the number of off-street parking spaces is reduced, the City shall obtain
assurance that the nature of the occupancy will not change.
Response: No variation from required off-street parking is being requested.
I. The open space requirement shall be that of the underlying Zone District. However, a
variation in minimum open space may be permitted if such variation would not be
detrimental to the character of the proposed Planned Unit Development (PUD), and if
the proposed development shall include open space for the mutual benefit of all
development in the proposed PUD through a common park or recreation area.
P�.)D
Response: The open space requirement for the AH1/PUD zone district is set by speeiErf—
review, considering neighborhood compatibility and adjacent zone district requirements. We
anticipate that this percentage will be established as part of the final PUD plan. However,
as a means of understanding the percentage of the site that will be open, we have calculated
that approximately 15,200 sq. ft. of the site would be included the building envelopes, while
16,100 sq. ft. will be within the road or the driveway. This amounts to approximately 19%
of the site, meaning that approximately 81% of the site will be open. We have yet to
determine how much of this land actually qualifies with the City's definition of open space. OL
J. There shall be approved as part of the Final Development Plan a landscape plait, which
exhibits a well designed treatment of exterior spaces. It shall provide an ample quantity
and variety of ornamental plant species that are regarded as suitable for the Aspen area
climate.
Response: A conceptual landscape plan has been prepared for the property as part of the
site plan. The primary focus of the plan has been to re -vegetate the site using native
materials, so that soils on the site will not be exposed and will be properly stabilized.
K There shall be approved as part of the Final Development Plait all architectural site
plan, which ensures architectural consistency in the proposed development, architectural
character, building design, and the preservation of the visual character of the City. It is
not the purpose of this review that control of architectural character be so rigidly enforced
that individual initiative is stifled in the design of a particular building, or substantial
additional expense is required. Architectural character is based upon the suitability of
a building for its purposes, upon the appropriate use of materials, and upon the principles
of harmony and proportion of the building with each other and surrounding land uses.
North Spruce Street Affordable Housing Project Page 9
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Building design should minimize disturbances to the natural terrain and maximize the
preservation of existing vegetation, as well as enhance drainage and reduce soil erosion.
Response: Conceptual building elevations have been provided for the proposed affordable
housing units. Our pre -application conference summary states that a building elevation need
not be provided for the free market unit.
The street front elevations demonstrate that although these units will be attached,j,,
townhomes, they have been designed to appear like individual residences. They have each _.
been given a distinct character, although with enough similarities that they remain an
integrated project. Variety has been achieved through the use of differing materials, roof
forms and window treatments. The project uses pitched roof forms befitting their hillside
setting. There is also considerable play along the street front, by using elements that
protrude and recede, create shadows, and with the use of porch elements and window types
that further break up the perceived mass of the units.
Building materials will be primarily wood, with stone provided along the lower level of two
of the units. These natural materials will help the units to blend into the mountain and will
be compatible with the character of surrounding residences.
It is expected that detailed design review for the units, including their compliance with the
City's residential design standards, would occur as part of final PUD review.
L. All lighting shall be arranged so as to prevent direct glare or hazardous interference of
any kind to adjoining streets or lands.
Response: Lighting will be kept to the minimum necessary for the safety of occupants and
will not cause glare or hazardous conditions. Down -directional,, sharp cut-off fixtures will be _ r
used; lighting along the entry ways will be set at no more than 12" above finished grade.
M. Clustering of dwelling units is encouraged.
Response: The affordable dwelling units have been clustered into a single attached
townhome configuration, to minimize the amount of the site that will be disturbed. The free
market unit has been placed in the most suitable portion of the site, relatively close to the
existing free market home, but far enough away to ensure the privacy of the occupants of
both units.
N. The proposed development shall be designed so that adequate public facilities will be
available to accommodate the proposed development at the time development is con-
structed, and that there will be no net public cost for the provision of these public
facilities. Further, buildings shall not be arranged such that any structure is inaccessible
to emergency vehicles.
North Spruce Street Affordable Housing Project 11age 10
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Response: Adequate facilities will be available as a result of the utility installation that has
been underway this year and due to improvements proposed as part of this project.
Following is a summary of the necessary facilities, as is more fully described in the
Engineering Report prepared by Jay Hammond of Schmueser Gordon Meyer (see
Attachment #4).
• Water and Sewer Service: City of Aspen water service and Aspen Consolidated
Sanitation District sewer service will be available to the site, since new water and
sewer mains are being installed in North Spruce Street this spring to serve the
existing units in the area.
• Fire Protection: Four new fire hydrants are being placed along the new water main
to serve the existing units. One of these hydrants will be located about 50' from the
affordable housing units and another will be about 40' from the free market unit.
Adequate water pressure for fighting purposes will be provided through a pump
station. The pump station and water main will be maintained by an association of
the properties served by the lines above the pump station.
It is also anticipated that there will be sprinklers installed in all of the units, since City
codes require such facilities for buildings of the size and type planned herein.
Electric and Other Utility Service: Fully adequate service is available from the
electric, telephone, gas and cable television lines that serve the area.
• Emergency Service Access: Limited improvements to the upper switchback curves are
being made while the utilities are being installed, to improve the access for
emergency vehicles. As a result of limited boulder wall construction, the lower
switchback is being improved from a radius of about 36' to about 45'. The upper
switchback is being improved from a maximum radius of about 24' to about 32'.�
O. Every dwelling unit, or other land use permitted in the Planned Unit Development (PUD)
shall have access to a public street either directly or through an approved private road,
a pedestrian way, or other area dedicated to public or private use.
Response: Vehicular access to each dwelling unit is provided from North Spruce Street, a
private road.
P. Principal vehicular access points shall be designed to permit smooth traffic flow with
controlled turning movement and minimum hazards to vehicular or pedestrian traffic.
Minor streets within the Planned Unit Development (PUD) shall not be connected to
streets outside the development so as to encourage their use by through traffic.
Response: No new streets are planned. Principal vehicular access points have been designed
North Spruce Street Affordable [lousing Project Page I I
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to comply with this standard, keeping in mind that this property is located near the top of
a dead-end road which has limited traffic and even more limited pedestrian use.
Q. The proposed development shall be designed so that it will not create traffic congestion
oil the arterial and collector roads surrounding the proposed development, or such
surrounding collector or arterial roads shall be improved so that they will not be adversely
affected.
Response: The engineering report prepared by Schmueser Gordon Meyer includes a
discussion of access and traffic impacts from the project. The report states that this project
will generate approximately 26 trip ends per day, comprised of approximately 8 trips per day
from the free market unit and 18 trips per day from the 3 affordable housing units. 10%,
or approximately 3 vehicles per day, could be expected to impact area streets during peak
morning and evening hours. This would appear to be a very minimal impact on area roads.
R Every residential building shall not be farther than sixty (60') feet from all access
roadway or drive providing vehicular access to a public street.
Response: The proposed development complies with this standard.
S. All non-residential land uses within the Planned Unit Development (PUD) shall have
direct access to a collector or arterial street without creating traffic hazards or congestion
on any street.
Response: There are no non-residential land uses within this PUD.
T. Streets in the Planned Unit Development (PUD) may be dedicated to public use or
retained under private ownership. Said streets and associated improvements shall comply
with all pertinent City regulations and ordinances.
Response: North Spruce Street is intended to remain under private ownership.
North Spruce Street AtTordable housing Project Page 12
V. 8040 GREENLINE REVIEW
I h�
This property is located at an eleva/ofroximately 8,100'. Therefore, the proposed
development is subject to 8040 Greenline Review.
Typically, 8040 Greenline Review would occur in conjunction with Final PUD. However,
to give the City a basic understanding of how this project will comply with these provisions,
we have provided conceptual responses to the standards of Section 26.68.030 C. of the Land
Use Regulations. We would not anticipate having the Planning and Zoning Commission
take formal action on the 8040 Greenline Review until the Final PUD is submitted. We
request, however, that the Commission provide us feedback at this time regarding our
conceptual compliance with these standards, to guide us in preparing our Final PUD.
Our conceptual response to these standards is as follows:
1. The parcel on which the proposed development is to be located is suitable for
development, considering its slope, ground stability characteristics, including mine
subsidence and the possibility of mud flow, rock falls and avalanche dangers. If the
parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and
revegetate the soils or, where necessary, cause them to be removed from the site to a
location acceptable to the City.
Response: Hepworth-Pawlak Geotechnical, Inc. has prepared a geotechnical report to
determine the suitability of the property for development (see Attachment #5). In
preparing the report, they have conducted a field exploration of the area and evaluated
resource materials. They have also sampled the surface soils so that a total lead content test
could be prepared (see Attachment #6).
Their geotechnical report concludes that "Development of the property should be feasible
\ It makes the following findings with respect to
based on the geotechnical conditions".
hazards:
T
Slope/Ground Stability "The hillside in the area appears to have had a relatively stable
recent geologic history. The cut and fill slopes also appear relatively stable, other than
minor raveling."
Mine Subsidence: "Evidence of surface mining activity was not observed on the property.
The risk of future surface subsidence due to underground mine works in the Aspen area is
generally accepted as low, but the property should not be considered risk free."
The report then goes on to make several specific recommendations, that will be addressed
in detail as part of the Final PUD drawings. These recommendations are that cut and fill
slopes in excess of 1.5:1 be retained, that site specific subsoil studies be conducted for
North Spruce Street Affordable Housing Project Page 13
individual building designs and that the affordable housing construction consider the
potential for construction -induced slope instability due to excavation.
The report they provided on the soil sampling they conducted states that "Total lead content
is well below the "action" level of 1,000 parts per million and mitigation for possible
contamination due to past mining activity is not needed".
2. The proposed development does not have a significant adverse affect oil the natural
watershed, runoff, drainage, soil erosion or have consequent effects on water pollution.
Response: The proposed development will not have a significant adverse affect on the
natural watershed, nor cause increased runoff, drainage or soil erosion. As is more fully
described in the engineering report (attachment #4), the only increased impervious surface
associated with this development will be the buildings, small entry areas and a small surface
parking area. The conceptual plan for addressing this drainage is as follows.
Flat roof areas and gutter systems will be directed to new drywells sized to detain the 100
year event. This will allow pre -development historic flows to be returned to the aquifer.
Perimeter footer drains and any under -slab drains (if required) would be directed to an
independent sump vault and pumped to one of the drywells or to daylight. Footer drains
would not be routed directly to the drywells, due to the potential for storm flows to then
back up into the Tooter and under -slab drains.
Although there will be significant grading work necessary to build the proposed dwelling
units into the slopes on the site, this disturbance will be short term and the resulting cuts will
be retained by the foundation walls for the units. No other significant areas of cut or fill
disturbance are proposed, so there will be minimal long term exposure of disturbed areas
that will cause erosion. Erosion from areas disturbed during construction will be controlled
using standard construction practices, while any other disturbed areas will be re -vegetated
within the first growing season after construction to prevent slope erosion.
3. The proposed development does not have a significant adverse affect on the air quality
in the City.
Response: There should be no significant impacts on air quality from the proposed
development. The proposed residences will comply with all applicable City regulations
regarding wood burning devices. Traffic impacts from the development will be minimal.
Moreover, by providing affordable housing in town, close to where people work and
recreate, this project will help to eliminate trips that otherwise would have occurred on
Highway 82 as a result of commuting.
4. The design and location of any proposed development, road or trail is compatible with
the terrain on the parcel on which the proposed development is to be located.
North Spruce Street Affordable Housing Project Page 14
Response: Although the proposed building envelopes themselves are on relatively steep
ground, they are clearly capable of being developed using traditional mountain design
practices. Building the units into the hillside will result in the least long term disturbance
to the site. No roads or trail development are proposed. The proposed driveway for the
free market unit has been located to generally follow the existing contours, and to be hidden
from view by the proposed residence for a considerable portion of its total length.
S. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation
and natural features.
Response: Grading and erosion control is addressed under criterion #2, above. With regard
to disturbance to natural features, it is important to note that this property has previously
been disturbed, since it currently contains fill material. No large trees will have to be
removed for this development to occur.
6. The placement and clustering of structures will minimize the need for roads, limit cutting
and grading, maintain open space and preserve the mountain as a scenic resource.
Response: The affordable housing units have been clustered into a single townhome
configuration, to minimize their footprint on the property and the resulting need for cutting
and grading. Although there will be grading required to place the structures on the lot, the
units will be built into the hillside and the foundation walls will retain the cut slopes, thereby
hiding the visual impacts of the disturbance.
As noted previously, this is not a particularly open or natural part of the Aspen Area.
Rather, development of this site will serve to fill-in a parcel that is surrounded by other
developed lots. In addition, there has previously been disturbance to this property, so its
development will not significantly change the scenic character of the mountain.
No new roads will be required for this project. As described above, the proposed driveway
for the free market unit has been located to generally follow the existing contours, and to
be hidden from view by the proposed residence for a considerable portion of its total length.
7. Building height and bulk will be minimized and the structure will be designed to blend
into the open character of the mountain.
Response: Elevations have been provided for the proposed affordable housing units. These
show that the units will be two story homes, with a maximum height of approximately 22'.
The units will be built directly into the hillside, which will help to minimize their height and
bulk. The three affordable housing units will contain no more than 6,000 sq. ft. of floor
area, while the free market unit is expected to contain approximately 6,000 sq. ft. of floor
area. This total of less than 12,000 sq. ft. of floor area is considerably below the allowable
floor area for this site in the AM zone district, which is approximately 28,000 sq. ft.
North Spruce Street Affordable housing Project Page 15
0
8. Sufficient water pressure and other utilities are available to service the proposed
development.
Response: As described in the PUD section of this application, sufficient water pressure will
be available when the new water main is installed in Spruce Street this spring. Sewer service
will also be installed at that time. Other utilities are already available in the area.
9. Adequate roads are available to serve the proposed development and said roads tali be
properly maintained.
10. Adequate ingress and egress is available to the proposed development so as to ensure
adequate access for fire protection and snow removal equipment.
Response: These issues have also been addressed in the PUD section of this application.
11. Any trail oil the parcel designated on the Aspen Area Comprehensive Plan:
ParkslRecreation/Open Spacel7lwils Plan map is dedicated for public use.
Response: The referenced Aspen Area Comprehensive Plan map has been superseded by
the pedestrian and bikeway maps in the Aspen Area Community Plan. Those maps do not
show a trail in the vicinity of the subject property.
North Spruce Street Affordable housing Project Page 16
•
•
ATTACHMENTS
•
•
ATTACHMENT #2
Mr. Chris Bendon, Planner
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
RE: NORTH SPRUCE STREET AFFORDABLE HOUSING PROJECT
Dear Chris,
I hereby authorize Alan Richman Planning Services to act as my designated representative
with respect to the land use application being submitted to your office for our property,
located on North Spruce Street. Alan Richman is authorized to submit an application for
annexation of my property and for PUD/8040 Greenline Review. He is also authorized to
represent me in meetings with City of Aspen staff, the Aspen Planning and Zoning
Commission and the Aspen City Council.
Should you have any need to contact me during the course of your review of this application,
please do so through Alan Richman Planning Services, whose address and telephone number
are included in the land development application.
Sincerely,
6ayand N. Auge
709 North Spruce Street
Aspen, Colorado 81611
• ATTACHMENT #3 0
CITY OF ASPEN
PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Chris Bendon, 920.5072 DATE: 12.23.97
PROJECT: Spruce Street Affordable Housing
REPRESENTATIVE: Alan Richman 920.1125
OWNER:
TYPE OF APPLICATION: 2 step
DESCRIPTION: Conceptual PUD, 8040 Greenline, Annexation. This pre-app does not cover the
requirements for annexation.
Land Use Code Section(s)
26.52 Common Development Review Procedures
26.58 Residential Design Standards
26.68.030 8040 Greenline Review
26.84 Planned Unit Development (PUD) (Conceptual)
Review by: Staff, Development Review Committee, Planning and Zoning Commission, City Council.
Public Hearing: Yes, CC. Applicant must post property and mail notice at least 10 days prior to hearing, or at
least 15 days prior to the public hearing if any federal agency, state, county, municipal
government, school, service district or other governmental or quasi -governmental agency owns
property within three hundred (300) feet of the property subject to the development application.
Please also notice additional requirement for properties over 5 acres. Applicant will need to
provide proof ofposting and mailing with a affidavit at the public hearing.
Referral Agencies: Engineering, Housing, Environmental Health, Parks, Zoning, Fire Marshall, Water, ACSD
Planning Fees: Planning Deposit Major ($2,160)
Referral Agency Fees: Engineering, Major ($270); Housing, Major ($165); Environmental Health, Minor ($155)
Total Deposit: $2,750 (additional hours are billed at a rate of $180/hour)
To apply, submit the following information:
1. Proof of ownership
2. Signed fee agreement
3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name,
address and telephone number of the representative authorized to act on behalf of the applicant.
4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a
current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado,
listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and
agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application.
5. Total deposit for review of the application
6. 27 Copies of. the complete application packet and maps. Please submit t copy to Planner initially.
HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = 1/ea.; Planning Staff = 2
7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
8. Site improvement survey including topography and vegetation showing the current status, including all
easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of
Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if
the project is determined not to warrant a survey document.)
9. Additional materials as required by the specific review. Please refer to the application packet for specific
submittal requirements or to the code sections noted above.
10. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed
development complies with the review standards relevant to the development application. Please include
existing conditions as well as proposed.
11. For Residential Units.
• A slope analysis for both density (PUD) and for allowable floor area (lot area definition)
• AH - Building evelope(s); plans, elevations, and exterior materials (at least at a conceptual level); and
proposed landscaping. It would be helpful to investigate both upper and lower sites for the AH as
discussed on the site visit.
• FM - Building envelope, access, and guidelines for design addressing exterior materials and landscaping.
12. List of adjacent property owners within 300' for public hearing.
13. Copies of prior approvals.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is
subject to change in the future, and upon factual representations that may or may not be accurate. In the event of a dispute, the
Planner may say "I'm sorry, I misunderstood everything you said." The summary does not create a legal or vested right.
U7,, 1a; 98 HUN 15: ua FAX 1 97ri 945 5948
i
(970)925.6727
FAX (970) 925-4157
July 13, 1998
Mr, Alan Richman
Alan Richman Planning Services
P.O. Box 3613
Aspen, CO. 81612
SC11,1IUESLR r;uRlluN 111LUR I!rr!=
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SCMMUESEA P.O. Box 2155
GDRDDrJ MErea A,5;per,, CO 81612
ATTACHMENT #4
HE: Auger P.U.D. Project, Engineering Reuart
Dear Alan:
This letter comprises an engineering report regarding relevant aspects of the proposed Planned
Unit Development (P.U.D.) project on property owned by Raymond N. Auger at 709 North
Spruce Street in Aspen, Colorado. The Auger's are submitting an application to the City of
Aspen for annexation, P.U.D. I Subdivision, 8040 Greenline and Growth Management
Exemption to construct three affordable housing townhome units and one freen!arket
residence. I have endeavored herein to provide comments appropriate to the engineering -
related criteria of the City of Aspen land use code particularly Chapter 2G.68 DEVELOPMENT
INENVIRONMENTALLYSENSITIVEAHEAS (ESA), Section 26.68,030 8040greentine review,
Chapter 26.84 PLANNED UNIT DEVELOPMENT (PUP), and Chapter 26.88 SUBDIVISION.
Introduction
The Auger property is a metes and bounds parcel located at the base of Smuggler Mountain
in unincorporated Pitkin County. The site is currently zoned AFR-10 in the County and is
proposed for AH zoning in the City of Aspen subsequent to annexation. The proposed PUD
development plan will result in a total of one freemarket unit configured as a four-bedroorn
residence, two affordable housing townhornes configured as three -bedroom units and one AH
townhome at four bedrooms. The project will provide parking off the street for 6 vehicles for
the AH units (2 per unit, one garaged and one outside). This report focuses on the
infrastructure, traffic and drainage requirements of the proposed PUD development.
All utility service will be from North Spruce Street, where new water and sewer mains as well
as a rerouted Electric line are under construction and other utilities are currently under ground
serving the existing residences in the area. The current construction to extend water and
sewer into the area was designed to rneet the n1inirnu111 sizirr<1 requirenienrs of the City of
Aspen Water Departrrrenl and Aspen Consolidated Sanitation District to serve existing homes
but will also be adequate to serve the additional units of this P.U.D. proposal. The property
is accessed from the extension of North Spruce Street which is a private road segn,lent
subject to easements for use by the area property owners. I have spoked with
representatives of all the primary utilities and inspected the silo will, reg;jril fir irio availability
of all secondary utilitieF.
0 7W III c, 1,, ,
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• _-0
July 13, 1998
Mr. Alan Richman
Page 2
I would offer the following comments based on the proposed I'UD plan:
Availability of Public Facilities and Services
Water
The Auger PUD project site is adjacent to a City water main that is currently under
construction in North Spruce Street pursuant to Ordinance #41, Series of 1997. Water main
construction includes a tie-in to the water line above the pump station on Silverlode Drive in
the Williams Ranch Subdivision then tracking west in Silverlode to a new easement between
Lots 3 and 4 of the Williams Ranch, We pick up the sewer line in the west cul-de-sac of
Silverlode Drive and run both lines north between Lots 3 and 4 then follow the upper
extension of North Spruce Street to Dr, Richard Phillips home at the end of the cul-de-sac
(past the Auger units). We feel that this alignment offers the best access for future repairs
and the most long-term flexibility in terms of possibly tying in other existing homes in the
North Spruce Street area.
For the foreseeable future the pump station and related mains will remain the maintenance and
operational responsibility of an association comprising those properties served by the lines
above the pump station. Given that the area is served by a pump station facility, water
pressure and fire flows will be adequate despite the fact that the site is above the 8040
elevation. Minor additional water treatment by the City Water Department will be required
to serve the anticipated additional demand associated with any homes on the extension. As -
built easements would be granted to the City of Aspen Water Department at such time as the
lines were to be conveyed to the City for maintenance purposes.
Fire flow represents an important aspect of extending water service into the North Spruce
Street area. This design proposes a total of four fire hydrants on the main, significantly
improving water supply for fire protection throughout the area.
The plan for the Auger PUD project would be to service each unit individually from its own
service tap to the street with a buried valve box accessible from the outside of the structure.
Service to the freemarket and AH units would require the full payrnent of tap fees for all of
the new units as well as an amendment to the main extension agreement for the additional
demand.
Sanitary Sewer
The project site is also adjacent to an approved sanitary sewer main extension in NOWT Spruce
that is being constructed simultaneously with the water line. Aspen Consolidated Sanitation
District (ACSD) Manager Bruce Motherly and System Superintendent Tom Bracewell ir►dicate
that service is available to the Auger project via connection to the new sewer line in the
private street.
Individual services for each of the three townhorne AH units arid ilia freemarket home are
proposed, Service from the ACSU would require only payment of applicable tat, fees to the
____ __ __ SCHMUESER GORUUN MEYFR, INC. __
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July 13, 1998
Mr. Alan Richman
Page 3
District. No downstream constraints exist and there appear to be no surcharges applicable
to the area, The agreement to extend the sewer main into the North Spruce Street area
should be unaffected.
Electric Service
The North Spruce Street area is currently served with electric primary by the Holy Cross
Electric Association, Inc., the rural electric cooperative that serves areas outside downtown
Aspen. I've rnet and spoken with Field Engineer Jeff Franke of Holy Cross Electric regarding
the availability of service to the Auger PUD. Jeff indicates that electric service is available
from Holy Cross for the additional units in the Auger development Flan. Jeff notes that I loly
Cross Electric had planned to relocate its electric primary line into the area as part of their
1998 capital improvement program to serve existing homes. That work is currently underway
in coordination with the construction of the new water and sewer main extensions into the
area and will be adequate to serve the units proposed under the Auger P.U.D.
Miscellaneous Utilities
Telephone, gas and cable TV lines are also in place into the area buried in the North Spruce
Street corridor. Service is available from each of these utilities to the units of the Auger PUD.
Fire Protection
As indicated in the water service section above, fire hydrants were included in the water main
extension design to serve the existing residences in the area. Four hydrants are shown
including at the point where the main enters North Spruce Street, at the first switchback near
the Lewitz and Auger driveways, at the second switchback near the Timroth driveway and
at the top cul-de-sac near Dr. Phillips horse, These hydrants will also be adequate to serve
the units of the proposed P.U.D project, located about b0 feet from tho townhome AH units
and about 85 feet from the proposed freemarket residence. The project site is just under a
mile from the Aspen Fire District's station on Hopkins Avenue and should be within a 5 minute
response time.
Fire equipment access is somewhat restricted by the available curve radii at the two
switchbacks on the upper end of North Spruce Street. The first switchback, at the current
Auger and Lewitz entry has an existing centerline radius of about 25 feet and a maxirnurn
available radius of about 36 feet. The upper switchback, at the Timroth entry, has a
maximum available radius of about 24 feet. The first switchback is probably negotiable by
a fire truck by using the entire available road and clipping the inside of the turn. The second
switchback is probably only negotiable by pulling into the 1 imroth driveway and backing ulr
the remaining 300 feet to the cul-de-sac. It is worth noting, based on the site plan, that a fire
apparatus parked at the second switchback is within 160 feet of any point on the townhome
AH units of the Auger PUD. A fire truck at the second switchback is some 400 feet from the
farthest point on the freemarket unit, however,
Some improvements to the two existing switchbacks are feasible without major cut -fill work
SCHMUESER GORDON MFYFR, INC.
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Mr, Alan Hichnian
Page 4
or significant retaining walls. The lower switchback could be improved with relatively fir
boulder wall construction (up to 6 feet on the downhill side, up to 4 feet on the uphill
The upper switchback can also be widened somewhat with boulder wall construction on the
downhill side. Both switchbacks are being widened to the extent feasible as part of the
current water and sewer line construction,
Given that the North Spruce Street extension represents an existing private road accessing
current horses in the area and given the visual impacts associated with a full design effort to
expand the turn radii to the full requirements of the fire district, we have recommended only
limited improvements to the curves to be accomplished with boulder wall construction and
some pavement widening as part of the current water and sewer line construction. Additional
measures such as the added fire hydrants and sprinklering of the proposed structures will
serve to mitigate limited vehicular access by the larger district fire trucks.
Access and Traffic Intriacts
As indicated previously, access to the freemarket hurne and three affordable housing
townhomes of the Auger PUD will be from the upper end of North Spruce Street. Spruce
Street is a public right-of-way to the north end of the Centennial Condominiums,
approximately 1,320 feet from the project site. Beyond that point, it becornes a private
access (what we are referring to as North Spruce Street) within easements varying between
24 and 60 feet in width. Most of the North Spruce street segment functions as a one -lane
roadway with a pavernent width of between 12 and 18 feet. The platform is sufficiently wide
in the curves to allow two vehicles to pass one another. Sight lines between the curves are
very good so that drivers can see an oncoming vehicle prior to entering the narrower road
segments.
The upper end of North Spruce Street essentially functions as a driveway accessing two units
at the present time. I have reviewed the City of Aspen's Municipal Code regarding easernent
requirements for driveways. Generally, the City's node addresses typical design standards
under the Subdivision regulations in Section 26,88.040, Subdivision approval, subsection C.
4., Design standards. The Aspen Municipal Code does not specifically address a rrrinirnum
easement width requirement for private driveways. The Aspen code refers mostly to street
dedication requirements for two-way streets intended for dedication to the public, use and
maintenance by the City.
The City of Aspen's Municipal Code does refer to two lesser standards regarding right-of-way
or easement requirements, Section 26.88.040, C, 4, a, (3) allows for an alley right-of-way
at 20 feet. Also, and perhaps more directly relevant, Section 26.88.040, C, 4, b, (6) permits
"fire lanes and emergency access easements" 20 feet in width. I would suggest that, for a
private driveway easement not intended for dedication to the public use, fire and emergency
access is the principal concern of the City of Aspen and the minimurn 20 foot easement under
this section of the code is appropriate and applicable.
With respect to driveway design requirements, the City of Aspen code is again silent.
Referring to Pitkin County standards, which address driveway design requirements more fully,
SCHMUESER GORDON MEYER, INC..._
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July 13, 1998
Mr. Alan Richman
Page 5
several items are worth noting;
1. Driveways are defined as roads serving "..one to eight residential or agricultural
uses and have a traffic volume of less than 60 vehicles per rlr-ly," Even
anticipating the additional development plan under the proposed Auger PUD
application and two additional homes on the Timroth property, the unit count
on the upper access would remain well within the driveway standard limits
defined by the County.
2. County standards allow driveways to be between 8 and 16 feet in width, The
existing paved access appears to be a minimum of 12 feet wide so it is well
within the required range and adequate for one-way truck or fire equipment
access in terms of width.
3. The County's regulations also permit a minimum easement width of 20 feet.
As noted in the fire protection discussion above, we are pursuing relatively limited
improvernents to the two upper switchback curves on the North Spruce Street alignment to
improve the curve radii for emergency access. The access improvements would fur►ction in
coordination with water service and fire hydrant installations to improve emergency response
capabilities In the neighborhood although would not meet a full street standard for curve
radius at the top switchback. We continue to feel that the excavation and retaining wall
requirements necessary to render both curves a full 50 foot radius would be unacceptable in
terms of visual impact and damage to the slope areas.
From a traffic generation standpoint, Pitkin County, in their Pitkin County Road Management
and Maintenance Plan as adopted in 1997, recommends using the trip generation figures from
the publication Trip Generation by the Institute of Traffic Engineers (ITE). The ITE publication,
5th Edition, Section 210 offers a trip generation figure for Sinyle Family Detached Housing
of 9.55 trip ends per unit per day and for Residential Condominiums/Townhornes (the Ahl
units) at b-86 trip ends per unit per day. While not specifically referenced in the ITE
publication, condominium and townhome units represent lower trip generation factors than
single family homes and tend to assume relatively high densities, relatively close available
services and a transit option nearby. The County code also permits a trip generation reduction
for the single-family freemarket home of 1.5 trips per day for horses within a half mile of a
transit stop.
Based on the ITE trip generation figures and reducing the trip generation associated with the
freemarket unit for being within one half mile of transit, the Auger PUD proposal could be
expected to generate the following traffic volumes:
1, One freemarket home @ 8.05 trip ends per day = 8.05
2. Three AH units @ 5.86 trip ends per day per unit = 17.58
Total additional vehicles per day = 26.00
SCHMIIFSFR r;ORDON MFY17A. OPI"
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Mr. Alan Richman
Page G
Of this total figure, 10% or 3 vehicles per day could be expected to impact area streets during
peak hours in the morning and evening time periods. I have not been able to locate any
specific recent traffic count information for the Spruce Street area near the Auger project site.
I would suggest that, in any case, the proposed Auger PUD represents minimal iinpacts to the
area streets both in terms of total vehicles per day and in terms of peak hour since I have not
observed that the Spruce Street corridor is suffering frorn any capacity problems evidenced
by congestion conditions,
The Auger PUD proposal will also provide a total of 9 on -site parking spaces including 2
spaces per townhome All unit arid 3 spaces in the freernarket single-family unit.
Gradincl and Storm Drainage
The existing North Spruce Street extension does not have curb and gutter and appears to
drain well based on a cornbination of borrow ditches, swales and culvert crossings. The
existing drainage and grade conditions appear to disperse area drainage in such a manner that
erosion is minimized and flows are not concentrated in any areas. Area soils are ,generally
granular sandy gravels with extensive cobble and boulders such that infiltration into the site
aquifer is good where storm runoff is in contact with the ground.
The Auger PUD proposal will not require a new road cut nor change the existing road
configuration in any significant manner nor does it add curb and gutter where it does not
currently exist. Adding curb and gutter in this area would serve to concentrate storm drainage
in a manner that would be more difficult to disperse. The only new impervious surface
associated with the Auger PUD project will be the buildings themselves, new entries and a
small parking area and it is proposed that new drywells sized for the 100-year event would
be installed to detain any additional runoff generated by the new structures. Flat roof areas
and gutter systems would be directed to the drywells for return of pre -development historic
flows to the aquifer. Perimeter footer drains and any underslab drains (if required) should be
directed to an independent sump vault and pumped to one of the drywells or to daylight.
Footer drains should not be routed directly into the drywells due to the potential for storm
flows to then back up into the Footer and underslab areas.
Otherwise the new structures of the Auger PUD project would require only conventional
design items to address drainage conditions. Adjacent grading should slope away from the
structures and upslope swales created, particularly above the townhome All units, to direct
upslopc drainage around and away from the buildings. I he existing drainage pasterns and
watershed characteristics will 110t be impacted as a result of the site design. I he
recommendations of a geotechnical consultant should be considered regarding soil conditions
or geologic hazards that may effect the site.
From a grading standpoint, the proposed site plan actually requires minin►al disturbance In the
site. The freemarket unit IF, to be built onto the slope below the cul-de-sac at the end of North
Spruce Street and the townhome AH units will be built into the slope above the road near the
last switchback, Other than the immediate disturbance associated with tho construction
SCHMUFSER GORDON Nirvr-n INC.
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Mr. Alan Richman
Page 7
activity, minimal grading work is suggested for the project, Foundation walls will act as
retaining walls on the site slopes and no significant areas of cut or fill disturbance are
proposed. Excavated material from the foundation areas will be used to construct the
driveway into the freemarket site or will be removed from the site for disposal. Minimal
exposed cut and fill areas will also serve to minin►ize the potential for erosion impacts as a
result of the construction. Disturbed areas should be revegetated as soon as possible after
construction to prevent slope erosion following completion of the units.
EPA Superfund Site
I met with the Aspen/Pitkin Environmental Health Department staf f on the ciuestion of whether
the Auger project site is within the EPA Superfund area for cleanup of heavy rnetal-
contaminated soils. We reviewed the map of the Superfund area and found that these sites
are not within the boundary of the Superfund Site as defined by the EPA.
I hope these comments are adequate for submission purposes for the Auger PUD application,
Feel free to contact me if I may provide further information or assistance.
Very Truly Yours,
SCHMUESER GORDON MEYER INC.
ayt
Hammond, P.E.
Principal, Aspen Office
,JH/jh 9$014EA
SCHMUESLR mnooN MLYER, INC
ATTACHMENT #5
HEPWORTH-hAWIPGEOTECHNICAL, INC. 1020Road 154
Glenwood Springs, CO 81601
Fax 970 945-8454
February 27, 1998 Phone 970 945-7988
Camilla Auger
709 Spruce Street
Aspen, Colorado 81611 Job No. 198 147
Subject: Geotechnical Conditions for 8040 Greenline Review, Proposed
Residential Development, Uphill of Spruce Street, Pitkin County,
Colorado
Dear Ms. Auger:
As requested, we met with you at the subject site on February 13, 1998 and made a
reconnaissance of the proposed development area. The purpose of our work was to
evaluate the geotechnical conditions with respect to the proposed development based on
our observations and experience in the area. The work was performed in accordance
with our agreement for professional services to you dated February 13, 1998.
Proposed Development: The development will consist of two residential units and
three employee housing units. We have been provided a plan of the possible building
layout by River Studio Architects dated December 20, 1997, and a survey plat by
Banner Associates dated January 6, 1998. The two residential units will consist of the
existing Auger residence and a new residence located in the middle to northern part of
the property. The three employee housing units will be a townhome type structure
located in the southern part of the property. The new residence is expected to be below
the end of Spruce Street extension and the employee housing units are expected to be
cut into the hillside above the Spruce Street extension. The development will be
serviced by municipal water and sewer. Roadway grading improvements may be
needed for site access. The development area is proposed to be annexed into the City of
Aspen.
Geotechnical Conditions: The subsoils in the development area consist of glacial
moraine containing poorly sorted gravel, cobble and boulder deposits in a silty sand
matrix (Bryant, 1971). Boulders to several feet in size are embedded in the deposits
and exposed throughout the property. Spruce Street extension has typically been built
by shallow cuts and fills, except at the end of the road where there is a relatively deep
fill. The natural terrain in the development area slopes down to the southwest at grades
of 30% to 40%. A small ephemeral (dry) drainage passes roughly through the middle
of the property. The head of the drainage basin appears to be on the steep hillside to
the northeast of the development area. We understand that potential runoff from the
drainage through the property and any potential impacts (such as flooding and erosion)
are being evaluated by Schmueser Gordon Meyer. The hillside in the development area
appears to have had a relatively stable, recent geologic history. The cut and fill slopes
also appear relatively stable other than minor raveling. Vegetation typically consists of
sagebrush, grass and weeds with a few scattered cottonwood trees on the property.
Snow cover was patchy at the time of our site reconnaissance.
Camilla Auger • •
February 27, 1998
Page 2
Conclusions and Recommendations: Development of the property as proposed should
be feasible based on the geotechnical conditions. The steep natural slopes and existing
fill should be considered by the site specific building designs. Generally, cut and fill
slopes steeper than 1'/z horizontal to 1 vertical should be retained. The on -site granular
soils (excluding oversized rock) should be suitable for use as structural fill and as
retaining wall backfill. Spread footings placed on the natural soils should be suitable
for building support. Site specific subsoil studies should be conducted for the individual
building designs. The employee housing building should consider construction -induced
slope instability of the temporary excavation. We should review the proposed grading
and drainage plans as part of the preliminary design of the development.
The site is located within the Smuggler Mountain mining district and may be underlain
by old mine works. Evidence of surface mining activity was not observed on the
property. The risk of future surface subsidence due to underground mine works in the
Aspen area is generally accepted as low, but the property should not be considered
totally risk free. We have sampled the surface soils for total lead content testing and
will forward the results when available.
Limitations: This review was conducted according to generally accepted geotechnical
engineering principles and practices in this area at this time. We make no warranty
either expressed or implied. Our findings are based on a site reconnaissance and review
of published geologic maps. This report has been prepared for the exclusive use by our
client for preliminary project evaluations. We are not responsible for technical
interpretations by others of our information. Additional geotechnical engineering
studies should be conducted as project planning and design proceeds.
If there are questions or if we can be of further assistance, please call.
Sincerely,
HEPWORTH - PAWLAK GEOTECHN'yIC�AL, INC.
Steven L. Pawlak, P.E. v,:`y� �` "y'i_`
Reviewed by: DEH
SLP/kmk ; ;.•..... • •'-��
cc: Schmueser GordoJay Hammond
Alan Richman
REFERENCE
Bryant, B. , 1971. Geology Map of the Aspen Quadrangle, Pitkin County, Colorado.
U.S. Geological Survey Map GQ-933.
4 ATTACHMENT #6
HEPWORTH-PAWLAK GEOTECHNICAL, INC.
March 6, 1998
Camilla Auger
709 Spruce Street
0020 Road 154
Glenwood Springs, CO 81601
Fax 970 945-8454
Phone 970 945-7988
Aspen, Colorado 81611 Job No. 198 147
Subject: Sampling and Testing for Total Lead Content, Proposed Residential
Development, Uphill of Spruce Street, Pitkin County, Colorado.
Dear Ms. Auger:
As requested, we sampled the near surface soils at the subject site and had them tested for
total lead content. The results are as follows:
Sample Location
Soil Type
"Total Lead Content (PI)III)
Proposed Residence
Fill Embankment
37
Proposed Residence
Natural Soils
3?
Proposed Employee
Housing
Natural Soils
W
The total lead content is well below the "action" level of 1,000 ppm and mitigation for
possible contamination due to past mining activity is not needed. If conditions are
encountered during construction that indicate past mining activity, we should be contacted
for further evaluation.
If you have any questions or if we can be of further assistance, please let us know.
Sincerely,
HEPWORTH-PAWLAK GEOTECHNICAL, INC.
Steven L. 'jak, p. 2 2
SLP/ro J', °;,Sl�NAL ���•`'p�
attachments-►
cc: Schmueser Gordon Meyer - Attn: Jay Hammond
Alan Richman
•
•
ASPENiPITIN COMMUNITY DEVELOP'�iT DEPARTMENT
Agreement for Payment of City of Aspen Development Application Fees
(Please Print Clearly)
CTTY OF ASPS I hereinafter CITY) and r \ 24 "o "`� No 142- A,
(hereinafter 3PPLiC.A� AGE AS FOLLOWS:
1. APPLICANT has submitted to CITY an application for Co V.c e-e � ,a l Q Q 9
(hereinafter. THE PROJECT ).
?. APPLICAINT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996)
establishes a fee structure for (and use arm ications and the payment or ail processing :ees is a
condition precedent to a dete.-urination or appiication compieteness.
3. 1PPLIC.- NT and CITY agree that because of the size. mrure or scope of the proposed
project, it is not possible at this time to ascertain :he foil extent of the costs invoived m processing
the application. APPLIC:�N7 and CITY further agree that :t :s :n the :merest of the ^ernes to allow
APPLiCAv-T to make naymenn of an initiai deposit and to hereafter permit additional :oats to oe
billed to APPLICT on a montEv basis..�PP "IC.�� i -vagrees he will be benented ov-e•.aitung
greater cash 'liquidity and will make additionai payments upon Notification by the C: i - -hen they
are necessary as costs are ±curved. I T `_' agrees it wiil be benented through the greater zer*.ainty or
recovering its bill costs to process ad'PLIC.-vTS application.
4. CiTY and .-�.PPLICAv T further agree that it is impracncabie for CITY staff to compiete
processing or present sufficient information to the Planning Commission and/or City Councii to
enable the Planning Commission and/or City Council to make legally rewired findings for project
approval, unless current billings are paid in full prior to decision.
Therefore. APPLIC :.NT ads that in 'onsideration of the C''"i Ys waiver or right to
collect fullfees prior to a determination of application comnieteness..VPLIC.kNT shall pay an
initial deposit in the amount of S LkDL1 Sawhich is for Va- hours of Planning star time, and if
actual recorded costs exceed the initial deposit. APPLIC:�NT shall pay additional monthly billings
to CITY to reimburse the CITY for the processing of the application mentioned above. including
post approval review. Such periodic payments shall be made within A days of the billing date.
APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension
of processing.
CITY OF ASPEN APPLICAINT
4��- i*= Signature:
Stan auso Date:
Community Development Director Printed dame:
City of Aspen Mailing Address:
C"� r
-761 spkuC C= Pr
4— V Cd a'`lG I r
A7TAcHmENT i
City of Aspen Development Application Fee Policy
The City of Aspen. pursuant to Ordinance 43 (Series of 1996), has established a fee structme for the
processing of land use applications. A ilaz fee or deposit is collected for land use applications based
on the type or application submitted. Rererrai fees for other City departments renewing the
application will also be collected when necessary. One check including the deposit for Planning
and referral agency fees must be submitted with each iand use application. ,made payable to the
ASpen/Piti in Community Development Department. Applications will not be accepted for
processing without the required application fee.
liat fee is collected by Planning for Staff _3pprovais whica normally -axe a minimal and
predictable amount of statfdme to process. The fee is not refMdabie.
A deposit is collected by Planning when more e:aensive start review s required. as Hours are !iiceiv
to var" substantiaily mom one armiication to another. Actual 'staff -me sue-
- .viil be charged
against the deposit. _-31te: he deposit has been expended, the app cant :viil be gilled monthly based
on actual staff sours. Cent billings must be paid within 30 days or processing or he application
will be suspended. If an appicant Has previously ;ailed to oav app" ion tees as wired. zo new
or additional applications :villbe accepted for processing until the outstanding revs are oaid. In no
case will Building Permits be issued until all costs associated with case processing have been paid.
After the iinai action on the project, anv remaining balance from :he deposit will be refunded to the
appicant.
Applications winch require a deposit must include an ,As ement for ?X=ent of Deveio men
AI=iicarion Fees. The _Agreement establishes the applicant as being responsible for payment of all
costs associated with processing the application. The Agreement must be signed by the patty
responsible for payment and submitted with the application in order for it to be accepted.
The complete fee schedule for land use applications is available at the Community Development
Department.
• ATTACHMENT #1 •
CAMILLA AUGER
0709 NORTH SPRUCE
ASPEN CO 81611
July 24, 1998
Enclosed you will find our Ccmitment No. 405154-C9, issued by
FIRST AMERICAN TITLE INSURANCE COMPANY, having an effective
date of July 20, 1998.
We appreciate the opportim-dty to participate with you in this
transaction. Should you have any questions or cords, please
feel free to oontact us at the address or phone numbers listed
below.
With best regards,
M. Tamara Edwards
or's to:
ASPEN TITLE CORPORATION
600 EAST HOPKINS AVENUE #305
ASPEN CO 81611
FAX NO. FAX 970-920-4052
PH 970-920-4050 DENVER 303-595-8463
• COMMITMENT •
SCHEDULE A
CAMILLA AUGER
0709 NORTH SPRUCE
ASPEN CO 81611
1. Effective Date: July 20, 1998 at 7:00 AM
SM/dd
2. ALTA Owner's Policy
3. ALTA Loan Policies
Proposed Insured:
Order No. 405154 -C9
Customer Reference AUGER
Amount: $
Amount: $
Amount: $
4. The estate or interest in the land described or referred to in this Commitment and
covered herein is:
FEE SIMPLE
and title thereto is at the effective date hereof vested in:
RAYMOND N. AUGER
Owner's Premium:
$
Lender's Premium:
$
Arad' 1 Lamer Chg :
$
Add' 1 Charges:
$
Tax Certificate:
$
Endorsement Chg :
$
TBD Charges:
$ 750.00
issued by:
ASPEN TITLE CJORPORATION
600 EAST HOPKINS AVENUE #305
ASPEN 00 81611
FAX 970-920-4052
PH 970-920-4050 DENVER 303-595-8463
FIRST AMERICAN TITLE INSURANCE CCMPANY
• COMMITMENT
SCHEDULE A (Contirwed )
Plat id No.
Order No. 405154 -C9
5. nie land referred to in the C nynitment is covering the land in the State of
Colorado.. County of Pitkin , described as follows:
That portion of the Minings Claims Cora Lee, U.S. 5304 Ameided and
Ella Sherwood, U.S. 5304 A ended, located in the SW1/4NE1/4 of Section
7, Township 10 South, Range 84 West of the 6th P.M., being more
particularly described as follows:
Beginning at the most Northeasterly Corner of the parael, whence the
C-E 1/16th Corner,
Section 7, Township 10 South, Range 84 West of the
6th P.M. bears South 57027131" East 540.30 feet;
theme North 45044008"
East 63.60 feet;
thence South 44 ° 13'
06"
East 105.00 feet;
thence North 45044'08"
East 179.65 feet;
thence South 44*13106"
East 99.61 feet;
thence North 45047'10"
East 324.19 feet;
thence South 46032119"
East 197.49 feet;
thence South 45045113"
West 575.43 feet;
thence North 44*13106"
West 402.05 feet to the Point of Beginning.
FIRST AMERICAN TITLE INSURANCE COMPANY
• COMMITMENT •
EXCEPTIONS Order No. 405154 -C9
The policy or policies to be issued will contain exceptions to the following matters
unless the same are disposed of to the satisfaction of the Company:
Any loss or damage, including attorney fees, by reason of the matters shown below:
1. Any facts, rights, interests, or claims which are not shown by the public records
but which could be ascertained by an inspection of said land or by making inquiry of
persons in possession thereof.
2. Easements or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encrnactments, and
any other facts which a correct survey would disclose and which are not sham by
the public records.
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created,
first appearing in the public records or attaching subsequent to the effective date
hereof, but prior to the date the proposed insured acquires of record for value the
estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessments, charge or lien imposed
for water or sewer service, or for any other special taxing district.
7. Right of the Proprietor of a Vein or Lode to extract and remove his ore therefrom,
should the same be found to penetrate or intersect the premises hereby granted, as
reserved in United States Patent recorded January 11, 1909, in Book 136 at Page
349.
8. Right of way for ditches or canals constructed by the authority of the United
States, as reserved in United States Patent recorded January 11, 1909, in Book 136
at Page 349.
9. Easements reserved in Deed recorded October 5, 1970, in Book 251 at Page 91.
10. Easement and right of way for electric transmission purposes, as granted by Raymond
N. Auger to Holy Cross Electric Association by instrument recorded May 28, 1970, in
Book 248 at Page 677, in which the specific location of said easement is not
defined.
11. Restrictions, which do not contain a forfeiture or reverter clause, as contained in
instament recorded October 22, 1970, in Book 251 at Page 420.
(Continued)
FIRST AMERICAN TITLE INSURANCE COMPANY
0 0
EXCEPTIONS (continued) Order No. 405154 -C9
12. The obligation which burdens the owner of the subject property that "any
disturbed areas outside the boundaries of the Easement shall promptly be
restored, to the extent reasonably possible, to natural conditions existing prior
to such construction, repair or replacement", as disclosed by the easements which
are beneficial to subject property over and across adjacent properties, as the
same are contained in instruments recorded September 7, 1971, in Book 257 at Page
590 and April 13, 1998, at Reception No. 415585.
13. Road and Utility Easement Agreement recorded February 9, 1990, in Book 613 at
Page 845, as amended by Modification of Easement Agreement recorded May 27, 1998,
at Reception No. 417304, as corrected by instrument recorded July 13, 1998, at
Reception No. 419342, and as further amended by Modification of Easoment
Agreement recorded July 13, 1998, at Reception No. 419341.
14. Determination No. 97- by the Co uunity Development Director of Pitkin County
recorded January 16, 1998, at Reception No. 412645.
15. Pretapping Agreement by the City of Aspen, Dr. Richard C. Phillips, Raymond N.
Auger, Albert G. Timroth and Donna M. Timroth recorded July 1, 1998, at Reception
No. 418867.
FIRST AMERICAN TITLE INSURANCE CCMPANY
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SINGLE FAMILY
BUILDING ENVELOPE
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PROPOSED DRIVE
101
LANDqWPE DESIGN CONCEPT S
RESTORE DISTURBED SLOPES WITH A NATIVE
PLANT PALETTE WHICH MATCHES THE EXISTING
VEGETATIVE FLORA.
SOUTH FACING YARDS MAY BE A CONTINUATION
OF THIS NATIVE PLANT PALETTE AS WELL AS
SELECTED 5HRUB5 AND NATIVE DECIDUOUS
TREES WHICH WOULD EMBELLISH A DOMESTIC
5ETTING.
\ THE LANDSCAPE CONCEPT ILLUSTRATED ABOVE
WILL SUPPORT AN INTEGRATED ENVIRONMENT
WHICH UPON E57ABL15HMENT WILL DEVELOP
INTO A LOW MAINTENANCE, XERISCAPE LANDSCAPE.
ANTICIPATED PLANT PALL=TTE:
55% SAGE ARTIMISIA TR
25% SNOWBERRY 5YMPHORICA
10% 5ERVICEBERRY AMELANCHIER
10% OAK QUERCU5 GA
WW
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GRASSES (MATCH TO EX
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