HomeMy WebLinkAboutcoa.lu.sp.455 Doolittle Dr.A24-972737-062-00-858
Wate Pace Insub. Am-arl--to
CAS"-'- —jAD SUMMARY SHEET - CITY SPEN
DATE RECEIVED: 3/31/97 CASE# A24-97
DATE COMPLETE: STAFF: q.'r� 00-0-/-'7
PARCEL ID # 2737-062-00-858
PROJECT NAME: Wate+lace Affordable Housing Insubstantial Amendment to a PUD-
Project Address: Doolite Drive, Aspen
APPLICANT: City of Aspen
Address/Phone:
OWNER: same
Address/Phone:
REPRESENTATIVE: David Hauter
Address/Phone: 130 S. Galena St 920-5085
RESPONSIBLE PARTY: Applicani Other Name/Address:
FEES DUE
FEES RECEIVED
PLANNING
$0
PLANNING
$
# APPS RECEIVED
ENGINEER
$0
ENGINEER
$
# PLATS RECEIVED
HOUSING
$0
HOUSING
$
GIS DISK RECEIVED:
ENV HEALTH
$0
ENV HEALTH
$
CLERK
$
CLERK
$
TYPE OF APPLICATION
TOTAL
$
TOTALRCVD
$
Staff Approval
REFERRALS:
F1 City Attorney
F� City Engineer (DRC)
F� Zoning
F� Housing
[] Environmental Health
F� Parks
DATE REFERRED:
E] Aspen Fire Marshal
E] City Water
F] City Electric
E] Clean Air Board
El Open Space Board
E] Other:
INITIALS:
[-I CDOT
El ACSD
E] Holy Cross Electric
[-] Rocky Mtn Natural Gas
F� Aspen School District
[-] Other:
DATE DUE:
APPROVAL: O1rd* solution # Date:
<11taff Approv Date:
t
fatRecor eds:' Book
CLOSED/FILED DATE: lb A 7-- INITIALS:
ROUTE TO: --* -C�f4LA—
—, Page
Memorandum
DATE: March 26, 1997
TO: Stan Clauson, Community Development Director
FROM: Julie Ann Woods, Deputy Director
RE: Insubstantial Amendment to Approved PUD--
Waterplace Housing
CC: Sara Thomas, Vicki Monge
Attached is an application requesting an insubstantial Amendment to an approved PUD
for the Waterplace Housing project located near the water plant. The applicant,
represented by David Hauter, the City's Asset Manager, is requesting that each of the
units ( 17 tovmhouses and 5 single family) be modified in order to allow basements to be
placed under each of the units. When the project was reviewed, basements were not
indicated on the plans. Because the units are fairly small, the city believes that a full
basement for each unit is necessary to ensure adequate storage for employees. There is
no change to the footprint of the buildings, and basements do not add to the FAR..
Under Section 26.84.080, "An insubstantial amendment to an approved development
order for a final development plan may be authorized by the Community Development
Director." The code then goes on to describe those items that are NOT considered an
insubstantial amendment. This proposal does not fall into any of those criteria, therefore
it is eligible for an insubstantial amendment through you as the Director.
Staff recommends that the Community Development Director approve this insubstantial
amendment to the PUD, without conditions.. If you agree with this recommendation,
please sign here, and I'll forward a copy to the applicant as XII as the building
depart an zoning administrator. -V
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St,Lin—C-1a-Json\,11i're-ctor of Community Developme�,jr
ATTACHMENT 1
LAND USE APPLICATION FORI
Project Name Waterplace Affordable Housing
Project Location Doolittle Dr. near the water plant
(Indicate street address, lot & block number, legal description where appropriate)
Present Zoning PUB SPA
Lot Size 4.39 acres
APPLICANT City of Aspen Phone # 920-5085
Address 130 S. Galena St. Aspen, CO 81611-1975
REPRESENTATIVE David Hauter, Assets Manager Phone#
Address 130 S. Galena St. Aspen, CO 81611-1975
Type of Application (please check all that apply):
920-5085
F-1 �
Conditional Use
F-1
Conceptual PUD
D
Conceptual Historic Devt.
F�
Condominiumization
Final PUD (& PUD Amendment)
EJ
Final Historic Development
F-]
Design Review Appeal
Conceptual SPA
Minor Historic Devt.
F-]
GMQS Allotment
Final SPA (& SPA Amendment)
Historic Demolition
F-]
GMQS Exemption
E]
Special Review
F-1
Historic Designation
F�
Lot Line Adjustment
F�
Subdivision
E]
Text/Map Amendment
F-1
Lot Split
Temporary Use
Other: PUD Insubstantial
Amendment
F-1
ESA - 8040 Greenline, Stream
Small Lodge Conversion/
Margin, Hallam Lake Bluff,
Expansion
Mountain View Plane
Description of Existing Uses (number and type of existing structures; approximate square feet; number of
bedrooms; any previous approvals granted to the property):
There are 17 townhouses and 5 single family units approved for this parcel under a PUD SPA application approved
last year. At the time, the units did not indicate basements. Basements are being proposed for each unit to increase
storage for the units.
Description of Development Application:
Applicant is requesting an insubstantial amendment to ensure that there will be no hold up at time of building
permit when construction drawings are submitted for this project.
Have you attached the following?
• Response to Attachment 2, Minimum Submission Contents-- Not Applicable
• Response to Attachment 3, Specific Submission Contents --Not Applicable
• Response to Attachment 4, Review Standards for Your Application --Not Applicable
Water Place Housing
Interested Employees:
Police
7
Water
4
Electric
3
Recreation
I
Golf
I
Engineering I
Total
17
Proposal for remaining 5 units:
Parks Dept. I
Data Processing 1
Community Safety 1
City-wide lottery 2
If any units remain:
Allow Water, Electric, and/or Golf funds to purchase units for rental to their employees.
or
Increase the number of units in the City-wide lottery.
.0
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THE CITY OF ASPEN
Asset Management Department
r,� 1, e- k.
REQUEST FOR DESIGNIBUILD PROPOSAL
Water Treatment Plant Storage Buildings Wifet
PROJECT APPROACH
The City of Aspen will select a qualified design/build team through a competitive process to
work with the City Engineer and the City's Asset Manager in finalizing the design and
construction of a new 3,600 s.f. storage building and a 400 s.f. addition to an existing metal
storage building at the Water Treatment Plant. The purpose of this project is to provide the Water
Treatment Plant with new enclosed storage buildings as described on the attached drawings
A prebid conference will be held at the Aspen Water Treatment Site, at 1:30
P.M., August 13, 1926. Attendance at the pre -bid conference is essential to convey the
City's intent regarding the plans and specifications. The City will at the time make available on
hard copy and or diskette design development drawings, for $20.00 per set to the prospective
bidders. (refundable if the complete set or sets are returned in acceptable condition).
A single contract will be a negotiated with two parts. Part one authorizes the design -build team
to complete the design and fix the price. Part two completes the design documents and the
construction work. Standard City of Aspen contract forms will be used.
PROJECT DESCRIPTION
Deliver to the city one new storage building and one addition to an existing building. Using a
metal building system provide all the architectural, engineering and construction services to
construct the new storage buildings including, the foundation, floors, structural framing, walls,
roof and all other elements such as doors, windows, insulation, accessories, mechanical systems,
electrical systems and all incidental work as required for a complete project. This includes all
the associated sitework and infrastructure work to make this facility fully operational. It is the
responsibility of the design team to complete the programming and obtain written approval from
the City's Asset Manager of the final design prior to beginning construction documents.
The anticipated start date for construction is October 1, 1996 with substantial completion by
December 20, 1996. 1
SELECTION PROCESS
Page 1
The City of Aspen invites the bidders to submit proposals to complete the design and build the
project described by the attached drawings. The City shall evaluate each proposal to determine
which three proposals represent the most responsive proposals. The City's standard "Instruction
To Bidders For Construction Projects" will be provide the basic guideline for selection of the
three prospective bidders to be interviewed.
Three (3) firms will be short listed and interviewed based on their response to this RFP.
The critical dates are as follows:
RFP available ----------------------------
August 6, 1996
Pre -Bid Conference ---------------------
August 13, 1996
Proposals Due ----------------------------
August 23, 1996
Interviews ---------------------------------
August 28, 1996
Design -Builder Selection ---------------
August 30, 1996
Kick -Off Meeting -----------------------
September 4, 1996
The Design -Builder will provide both design phase and construction services for the City,
including:
A Construction Manager who will be responsible for all design, engineering and project
management services, including project scheduling, construction, coordination, quality
control and conducting weekly project review meetings.
Establish construction budget for the entire project, and provide ongoing budgetary
monitoring.
• Coordinate the design and construction process with the WTP operations.
• Coordinate the design and construction process of this project with the "Infrastructure & Site
Improvements Project" work being performed by others under a separate contract.
• Provide all the architectural, civil, structural, mechanical and electrical services required to
complete the project.
• Provide all the subcontractors, trades and other expertise to complete the work.
• Provide the City with design analysis and value engineering.
• Assist the City in developing the most energy responsible design solutions.
• Obtain all the necessary permits and comply with all ordinances and code issues.
• A critical path construction schedule.
The design -build team selected shall demonstrate that it possess the right combination of skills
and experience to perform the work of this contract efficiently, and promptly, without delay and
within budget. A reputation for quality performance on previous contracts shall be especially
important to the City in its solection of a design -builder for this project. The fair market value
for the fees for this projeci'is easily determined; other factors' such as the to the ability to provide
a quality project, on t'i ! me and within the budget are mi I ich more important considerations in the
selection process.
Page 2
MINIMUM QUALIFICATIONS
in order to be considered for the work, the contractor must meet the following minimum criteria:
• Completion of projects of similar scope and size
• Satisfy the City's bonding requirements
* Extensive experience in mountain construction
* Demonstrated ability to complete the project within the specified schedule.
PROPOSAL
Include the following in your proposal:
I . AIA Document A305, Contractor's Qualification Statement.
2. Brief resume of principals and key team members.
List of similar projects with contact persons and phone numbers for each.
4. References including clients, subcontractors, financial institutions and bonding
companies.
5. List of current projects
6. Your detailed plan for the management for the project including:
a. Your approach to construction, task management, and the designibuild approach
this project.
b. List key personnel assignments and their roles on this project.
C. Description of your estimating and cost control system
d. Description of your subcontracting qualification, bidding and award process.
e Description of your scheduling system including a sample
f. Description of your quality control system.
7. A Fixed Fee Proposal for all Architectural and Engineering Design Services. Also,
provide a listing of the hourly rates for all key personnel.
8. An Estimated Probable Construction Costs for the entire Project. Provide an itemized
breakdown the construction costs listing overhead and profit as a separate line item.
9. A current financial statement.
10. A list of any claims against your bond in the past 5 years.
11. Any information that your team deems pertinent to the City in evaluation qualifications for
this project.
Provide six (6) copies of Design/Build Proposal are due not later than 2:00 p.m. on August 23,
1996 at the office of the City Clerk, 130 South Galena Street, Aspen, Colorado. Clearly indicate
on the envelope that this is a proposal for Design/Build Services for the Water Treatment Plant
Storag,e Buil inggs Progec . Questions are to be addressed in writing to David Hauter, Asset
Manager, FAX (970) 920-5119.
1-1
The City reserves the right to reject any or all proposals, to waive any informalities and
tec*linicalities, and to base it decision solely on its interpretation of what best suits the needs of
the project and the City.
Page 3
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water Plant Housing Application
areas needing further information (not in particular order):
- grading information for two proposed roadway alignments,
including cross -sections, percent grades, etc.
- location of trash/recycling
- pedestrian easement down to park area
- new dedication of sewerline easement?
- specific variation information for housing unit net livable areas
- information regarding chlorine storage site and implications
- information on soils study: any more info on time of submission?
- planning fee waiver request or request of waiver of tap fees,
park impact fees, etc?
- intent to participate in pro-rata costs for Castle Creek Rd.?
- G_MQ_S x5vemption: npw rpaiilAti.ons for affordable housing projects,
review criteria and unit�availability numbers
- review criteria for SPA (Sec. 7-804 B)
- review criteria for Subdivision (Sec. 7-1004 C 1-5)
- review criteria for Conditional Use (Sec. 7-304, specifically
A and B)
MEMORANDUM
To: Selection Committee Members (Steve Barwick, Stan Clauson, Phil Overeynder, Cris Caruso)
From: Cris Caruso, City Engineer X/
cc: Amy Margerum, City Manager
Date: November 7, 1994
RE: Doolittle Drive Housing Project - Proposals for Planning & Architectural Services
Attached are copies of proposals which were submitted Friday, 11/4/94, for the above referenced project
A pre -proposal meeting was held on 10/25/94, to discuss proposals for planning and architectural services for the
Doolittle Drive Housing Project. The meeting was attended by me, Doug Graybeal, Cottle Graybeal Yaw Architects
Ltd., Joede Schoeberlein, Harry Teague Architects, and Scott Smith, Gibson & Reno Architects. Attendance was
mandatory for Proposers, therefore firms which did not attend the meeting will not be considered for planning or
architectural services for this project.
The City of Aspen intends to procure services from a single firm for the duration of the project. This creates some
difficulties as the project program will be developed in the Planning Phase, one phase for which the Proposers are
submitting. The attendees agreed to set parameters for proposal submission in attempt to eliminate assumptions and
provide a better avenue to evaluate the proposals.
Program parameters were developed for proposal purposes only and do not represent an approved project program.
Proposals are expected to include fee adjustments for a changing program.
Proposals were submitted for an assumed 12 Units with 3 Bedrooms and 2 Bathrooms. Each Unit is assumed to be 1600
square feet in area and one plan type may be used throughout the project. Civil, Site, Structural, Mechanical, Electrical,
and other design disciplines are assumed to be included for the successful design of the project per the Request for
Proposals Packet.
The following is a summary of proposed total compensations for services by each firm:
Cottle Graybeal Yaw $143,000
Gibson -Reno $163,000
Harry Teague $269,935
Please review the proposals and grade each firm using the attached Evaluation Form. As you will see, the firms involved
are all very qualified. As I confirmed, we will meet Thursday, I 1/ 10/94, in my office to review the results and determine
if and when to conduct interviews. I suggest that we try to select a firm and submit a recommendation to Council by
Vednesday, 11/23/94.
Thanks!
Doolittle Drive Housing Project
Request for Proposals for Planning & Architectural Services
ADDENDUM #1
A pre -proposal meeting was held at 10: 00 am, October 25, 1994, to discuss proposals for
planning and architectural services for the Doolittle Drive Housing Project. The meeting was
attended by Cris Caruso, City of Aspen Engineer, Doug Grabeal, Cottle Grabeal Yaw Architects
Ltd., Joede Schoeberlein, Harry Teague Architects, and Scott Smith, Gibson & Reno Architects.
Attendance was mandatory for Proposers, therefore firms which did not attend the meeting will
not be considered for planning or architectural services for this project.
Proposals are due Friday, November 4, 1994, at 10:00 am. At the proposers' request, this due
date was extended from the previously allocated due date.
The City of Aspen intends to procure services from a single firm for the duration of the project.
This creates some difficulties as the project program will be developed in the Planning Phase, one
phase for which the Proposers are submitting. The attendees agreed to set parameters for
proposal submission in attempt to eliminate assumptions and provide a better avenue to evaluate
the proposals.
Program parameters were developed for proposal purposes only and do not represent an
approved project program. Proposals are expected to include fee adjustments for a changing
program.
Proposals shall be submitted for an assumed 12 Units with 3 Bedrooms and 2 Bathrooms. Each
Unit is assumed to be 1600 square feet in area and one plan type may be used throughout the
project. Civil, Site, Structural, Mechanical, Electrical, and other design disciplines shall be
included for the successful design of the project per the Request for Proposals Packet.
cc: Amy Margerum, City Manager
John Worcester, City Attorney
enclosures: area plat
area topographic map
dldrpro.adl
DOOLITTLE DRIVE HOUSING PROJECT
Request for Proposals for
Planning and Architectural Services
The City of Aspen is soliciting proposals from qualified architects for planning and design services
in association with the Doolittle Drive Housing Project. The project is proposed to include
construction of six to twelve housing units at the City of Aspen Water Plant Facilities property.
A pre -proposal meeting will be held 10: 00 am, Tuesday, October 25, 1994, in the Engineering
Department of Aspen City Hall, 130 South Galena Street. Attendance is mandatory unless prior
authorization is given by the City Engineer.
Sealed proposals clearly marked "Proposal for Doolittle Drive Housing" will be received at the
Engineering Department, 130 South Galena Street, Aspen, CO 81611, until 2:00 pm, Tuesday,
November 1, 1994. Proposal Packets are available from the Engineering Department.
In addition to the general requirements outlined in the Instructions to Offerers, please submit a
demonstration of capabilities to perform similar planning and design services and resumes of
individuals to be assigned to the project.
The City of Aspen reserves the right to reject any or all Proposals, accept what is, in its
judgement, the Proposal which is in the City's best interest, and reserves the right to waive any
technical defects or irregularities in any or all Proposals submitted. Discussion may be conducted
with offerors who submit Proposals determined to be reasonably susceptible of being selected for
award.
BY THE ORDER OF THE CITY OF ASPEN, COLORADO
lira
Cristopher Caruso
City Engineer
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THE CITY OF ASPEN
INSTRUCTIONS TO OFFERORS
OF PROFESSIONAL SERVICES
The City of Aspen has advertised to invite Professionals to submit sealed Proposals as
more fully described in the Request for Proposals. The fol.lowing instructions have been
prepared to assist Offerors in the preparation of their Proposals. These instructions may
be altered by the City whenever it is deemed necessary in the best interests of the City.
2. The Contract Documents for this project shall consist of the following documents:
A. Request for Proposals (Public Notice and Letters to Potential Offerors).
B. instructions to Offerors.
C. Addenda, if any.
D. Proposal submitted by Offeror.
E. Proposal Bond Forms, if any.
F. Qualification Form, if any.
G. Notice of Award.
H. Agreement.
1. Scope of Work, if not set forth in the Request for Proposals.
3. Notice to Proceed.
3. Information contained in the Contract Documents, as completed during the contract
award process, shall be the basis for the Proposals, and nothing shO be deemed to
change or supplement this basis except for written revisions to the above documents
issued by the City of Aspen.
4. The City of Aspen reserves the right to reject any or all Proposals or accept what is, in
its judgment, the best Proposal. The City further reserves the right, in the best interests
of the City, to waive any technical defects or irregularities in any and all Proposals
submitted, and to negotiate contract terms with the Successful Offeror, and the right to
disregard all nonconforming, nonresponsive or conditional Proposals. Discrepancies
between words and figures will be resolved in favor of words. Discrepancies between the
indicated sum of any column of figures and the correct sum thereof will b.e resolved in
favor of the correct sum.
5. The cost of proposal preparation shall be borne solely by the persons or entities
submitting proposals.
6. The following procedures or steps shall be followed after the issuance or publication of
Request for Proposals:
A. Reference is made to the Request for Proposals to determine if a pre -
Proposal conference will be scheduled, and if so, where and when. If a
pre -Proposal conference is scheduled, attendance at the pre -Proposal
conference is mandatory unless prior authorization is given by the City.
The costs of attendance at a pre -Proposal conference shall be bome
entirely by the Offeror.
B. Reference is made to the Request for Proposals to determine how
complete Proposal Packages may be obtained.
C. Before submitting a Proposal, each Offeror must (a) examine the Contract
Documents thoroughly, (b) visit the site, if any, to familiarize her/himself
with local conditions that may in any manner affect cost, progress or
performance of the Work, (c) familiarize her/himself with federal, state
and local laws, ordinances, rules and regulations that may in any manner
affect costs, progress or performance of the Work; (d) familiarize
her/himself with the unique weather conditions of the City of Aspen and
surrounding area that may affect costs, progress or performance of Work;
and (e) study and carefully correlate Offeror's observations with the
Contract Documents.
D. Reference is made to the Request for Proposals for the identification of
those reports of investigations and tests of subsurface and latent physical
conditions at the site or otherwise affecting cost, progress or performance
of the Work which have been relied upon by the the City of Aspen or a
consultant in preparing any Drawings or Specifications. These reports are
not guaranteed as to accuracy or completeness, nor are they part of the
Contract Documents. Before submitting her/his Proposal each Offeror
will, at her/his own expense, make such additional investigations and tests
as the Offeror may deem necessary to determine her/his Proposal for
performance of the Work in accordance with the time, price and other
terms and conditions of the Contract Documents.
E. Reference is made to the Request for Proposals to determine the place,
date, and time for delivering sealed Proposals for this project.
F. Proposals shall be submitted at the time and place indicated in the Request
for Proposals and shall be included in an opaque sealed envelope, marked
with the Project title and name and address of the Offeror and
accompanied by the Proposal Security referenced below and other required
documents. If the Proposal is sent through the mail ' or other delivery
system the sealed envelope shall be enclosed in a seperate envelope with
the notation "PROPOSAL ENCLOSED" on the face thereof. Proposals
submitted by facsimile machine (FAX) shall not be accepted or
2
considered.
G. Reference is made to the Request for Proposals to determine if Proposal
Security shall be required for this project. If a Proposal Security is
required then each proposal must be accompanied by Proposal Security
made payable to the City of Aspen, in an amount of five percent (5 %) of
the maximum Proposal price and in the form of a certified or bank check
or a Proposal Bond (on form attached, if a form is prescribed) issued by
a Surety.
The Proposal Security of the Successful Offeror will be retained until such
Offeror has executed the Agreement and fumished the required Payment
and Performance Bonds, if any are required by the Supplemental General
Conditions, whereupon it will be returned; if the Successful Offeror fails
to execute and deliver the Agreement and fumish the require Performance
and Payment Bonds, if any are required, within fifteen (15) days of the
Notice of Award, the City of Aspen may annul the Notice of Award and
the Proposal Security of that Offeror shall be forfeited. The Proposal
Security of any Offeror whom the City of Aspen believes to have a chance
of receiving the award may be retained by the City of Aspen until the
earlier of the seventh day after the "effective date of the Agreement"
(which term is defined in the General Conditions) or the sixty first (61)
day after the Proposal opening. Proposal Security of other Offerors will
be retumed within seven (7) days of the Proposal opening.
H. Reference is made to the Request for Proposals for any Proposal Forms
that may be required to be completed as part of the Proposal. Proposal
Forms, if any are required, must be completed in ink or by a
printer/typewriter. The Proposal price must be stated in words and
numerals; in case of a conflict, words will take precedence. Proposals by
corporations must be executed in the corporate name by the president or
a vice-president (or other corporate officer accompanied by evidence of
authority to sign) and the corporate seal must be affixed and attested by
the secretary or an assistant secretary. The corporate address and state of
incorporation shall be shown below the signature. Proposals by
partnerships must be executed in the partnership named and signed by a
partner, whose title must appear under the signature and the official
address of the partnership must be shown below the signature.
1. Proposals may be modified or withdrawn by an appropriate document duly
executed (in the manner that a Proposal' must be executed) and delivered
to the place where Proposals are td be submitted at any time prior to the
opening of Proposals. If, within twenty four (24) hours after Proposals are
opened, any Offeror files a duly signed written notice with the City of
3
Aspen and promptly thereafter demonstrates to the reasonable satisfaction
of the City of Aspen that there was a material and substantial mistake in
the preparation of her/his Proposal, that the Offeror may withdraw her/his
Proposal and the Proposal Security will be returned. Thereafter that
Offeror shall be disqualified from further Proposalding on the Work.
J. At the place, date and time fixed for opening Proposals, all Proposals
received prior to that time shall be opened and -reviewed. All Proposals
shall remain open for a period of thirty (30) days, but the City may, in its
sole discretion, release any Proposal and return the Proposal Security
prior to that date.
K. The City shall then evaluate each Proposal in the best interests of the City
of Aspen. The proposals shall be evaluated to determine which are the
most advantageous to the City of Aspen taking into consideration price,
the evaluation factors set forth at Section 3-14(f) of the Aspen Municipal
Code, and any factors set forth in the Request for Proposals.
Prior to accepting a Proposal, the City may decide to interview one or
more Offerors to negotiate final contract terms for inclusion in the
Agreement.
M. To demonstrate qualifications to perform the Work, each Offeror must be
prepared to submit within five (5) days of a request, financial data,
previous experience or evidence of authority to conduct business in the
state of Colorado
N. Upon determining the successful Offeror, the City of Aspen shall send to
the Successful Offeror a Notice of Award notifying the recipient of the
City's acceptance of the Offeror's Proposal, subject to the City Manager
or City Council approval of the Contract Documents. The Notice of
Award shall also forward to the presumptive Successful Offeror three (3)
unexecuted copies of the Agreement with instructions to execute and
return the same to the City within ten (10) days or risk having their
Proposal declared abandoned. If the proposed Agreement shall be for an
amount in excess of $25,000.00, the City Council at its next regularly
scheduled meeting following receipt by the City of the duly executed
copies of the Agreement shall be asked to consider approval of the
Agreement and authorize the Mayor of the City of Aspen to execute the
same. If the proposed Agreement shall be in an amount equal to or less
than $25,000.00 the City Manager shall be asked to consider approyal of
the Agreement by executing the same. I
0. Upon receipt of all documents required by the Notice of Award and upon
approval of the Agreement by the City Council or City Manager, the
Successful Offeror shall be sent a Notice to Proceed along with a copy of
the Agreement duly executed by the City Manager or Mayor of the City
of Aspen.
7. All purchases of supplies, construction or building materials shall not include Federal
Excise Taxes or Colorado State or local sales or use taxes. The City of Aspen's State of
Colorado tax identification number is 98-04557. The City of Aspen's Federal Tax
Identification Number is 84-6000563.
8. There are specific indemnity and insurance requirements which the Successful Offeror
must comply with prior to the start of Work for this project. These requirements are set
forth in detail in the Agreement.
9. The submission of a Proposal will constitute an incontrovertible representation by the
Offeror that he has compiled with every requirement of these instructions and that the
Contract Documents are sufficient in scope and detail to indicate and convey
understanding of all terms and conditions for performance of the Work.
10. Reference is made to the Request for Proposals for the identity of the City of Aspen's
project manager(s) who will coordinate all aspects of the selection process. All questions
about the meaning or intent of the Contract Documents shall be submitted to the project
manager(s) in writing. Replies will be issued by Addenda mailed or delivered to all
parties recorded by the project manager(s) as having received a Proposal Package.
Questions received less than ten (10) days prior to the date of Proposal openings may not
be answered. Only questions answered by formal written Addenda will be binding. Oral
and other interpretations or clarifications will be without legal effect.
inmrcO.bid - vcrsion 4192
S
QUALIFICATION FORM
The undersigned certifies to the truth and accuracy of all
statements made and questions answered.
L,
How many years have you been in business?
if a corporation:
when incorporated
In what state
President
Vice President
Secretary
Treasurer
If a partnership:
Date of organization
Type of partnership
Names and addresses of all partners
2. Attach a list of major projects your organization has under
contract as of this date. Give name of project, owner, and
engineer, including addresses and phone numbers, contract
date, percent complete, contract amount, and scheduled
completion date.
3. Attach a list of major projects, similar to this project,
your organization has completed within the past five years.
Give name of project, owner, and engineer, including
addresses and phone numbers, date awarded, date completed,
and contract amount.
4. Have you ever failed to complete any work awarded to you?
If so, where and why?
5. Bank references:
6. Trade references (materials suppliers, subcontractors):
7.
LIM
Maximum bonding capacity: $
Attach a lisL of key personnel in your organization.
Dated at
This day of
Name of organization
By
Title
F 19 .
FEE PROPOSAL
The Proposal may be submitted on standard AIA or other appropriate
forms and must include the following breakdowns of cost and time
along with employee billing rate schedules for the Architect and
it's consultants. The Architect shall bill the City on an hourly
basis not to exceed total fees for each phase as listed below.
Progress payments are billable on a monthly basis.
PLANNING PHASE
Estimated Time:
SCHEMATIC DESIGN PHASE
Estimated Time:
DESIGN DEVELOPMENT PHASE
Estimated Time:
CONSTRUCTION DOCUMENTS PHASE
Estimated Time:
BIDDING AND NEGOTIATION PHASE
Estimated Time:
CONSTRUCTION ADMINISTRATION PHASE
Estimated Time:
TOTAL FEE
This Agreement made and entered on the date hereinafter stated, between the CITY OF ASPEN, Colorado,
("City") and _ Colorado ("Professional").
For and in consideration of the mutual covenants contained herein, the parties agree as follows:
1. Scope of Work Professional shall perform in a competent and professional manner the Scope of Work
as set fordi in Exhibit "A" and Standard Terms and Conditions for Professional Architectural Services Contracts attached
hereto, and by this reference incorporated herein.
2. Completion. Professional shall commence work immediately upon receipt of a written Notice to
Proceed from the City and complete all phases of the Scope of Work as expeditiously as is consistent with professional
skill and care and the orderly progress of the Work in a timely manner. The parties anticipate that all work pursuant to
this agreement shall be completed no later than . Upon request of the City, Professional shall
submit, for the City's approval, a schedule for the performance of Professional's services which shall be adjusted as
required as the project proceeds, and which shall include allowances for periods of time required by the City's project
engineer for review and approval of submissions and for approvals of authoritites having jurisdiction over the project.
This schedule, when approved by the City, shall not, except for reasonable cause, be exceeded by the Professional.
3. Payment. In consideration of the work performed, City shall pay Professional a total amount not to
exceed $-, in the event that all Phases are performed as requested by the City. Professional shall submit, in timely
fashion, invoices for work performed. The City shall review such invoices and, if they are considered incorrect or
untimely, the City shall review the matter with Professional within ten days from receipt of the Professional's billing, the
City understanding of the disposition of the issue. Professional's invoice shall be for the period ending the 25th day of
each month. The invoice should be received by the City's project director no later than the I st of each month. The City
shall have the option of asking the Professional to perform any number of phases of the project. Payment shall be based
upon Exhibit "B", Fee Proposal, for phases performed. The City will notify the Professional of phases it wishes to have
performed via formal written Notices to Proceed. Fees including any additional services or reimbursable expenses shall
not exceed the following amounts for each given phase:
Planning Phase
Schematic Design Phase
Design Development Phase
Construction Document Phase
Bidding and Negotiation Phase
Construction Phase
4. Non-Assignahility. Both parties recognize that this contract is one for personal services and cannot be
transferred, assigned, or sublet by either party without prior written consent of the other. Sub -Contracting, if authorized,
shall not relieve the Professional of any of the responsibilities or obligations under this agreement. Professional shall be
and remain solely responsible to the City for the acts, errors, omissions or neglect of any subcontractors officers, agents
and employees, each of whom shall, for this purpose be deemed to be an agent or employee of the Professional to the
extent of the subcontract. The City shall not be obligasted to pay or be liable for payment of any sums due which m ay
be due to any sub -contractor.
5. Terminafinn. The Professional or the City may terminate this Agreement, without specifying the reason
therefor, by giving notice, in writing, addressed to the other party, specifying the effective date of the termination. No
fees shall be earned after the effective date of the termination. Upon any termination, all finished or unfinished documents,
data, studies, surveys, drawings, maps, models, photographs, reports or other material prepared by the Professional shall
become the property of the City. Notwithstanding the above, Professional shall not be relieved of any liability to the City
for damages sustained by the City by virtue of any breach of this Agreement by the Professional, and the City may
withhold any payments to the Professional for the purposes of set-off until such time as the exact amount of damages due
the City from the Professional may be determined.
6. Covenant Against Contingent Fees. The Professional warrants that s/he has not been employed or
retained any company or person, other than a bona fide employee working for the Professional, to solicit or secure this
contract, that s/he has not paid or agreed to pay any company or person, other than a bona fide employee, any fee,
commission, percentage, brokerage fee, gifts or any other consideration contingent upon or resulting from the award or
making of this contract. For a breach or violation of this contract without liability, or in its discretion to deduct from the
contract price or consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage
fee, gift or contingent fee.
7. IndependentCantractor.Status It is expressly acknowledged and understood by the parties that nothing
contained in this agreement shall result in, or be construed as establishing an employment relationship. Professional shall
be, and shall perform as, an independent Contractor who agrees to use his or her best efforts to provide the said services
on behalf of the City. No agent, employee, or servant of Professional shall be, or shall be deemed to be, the employee,
agent or servant of the City. City is interested only in the results obtained under this contract. The manner and means
of conducting the work are under the sole control of Professional. None of the benefits provided by City to its employees
including, but not limited to, workers' compensation insurance and unemployment insurance, are available from City to
the employees, agents or servants of Professional. Professional shall he solely and entirely responsible for its acts and
for the acts of Professional's agents, employees, servants and subcontractors during the performance of this contract.
Professional shall indemnify City against all liability and loss in connection with, and shall assume full responsibility for
payment of all federal, state and local taxes or contributions imposed or required under unemployment insurance, social
security and income tax law, with respect to Professional and/or Professional's employees engaged in the performance
of the services agreed to herein.
8. Indemnification. Professional agrees to indemnify and hold harmless the City, its officers, employees,
insurers, and self-insurance pool, from and against all liability, claims, and demands, on account of injury, loss, or
damage, including without limitation claims arising from bodily injury, personal injury, sickness, disease, death, property
loss or damage, or any other loss of any kind whatsoever, which arise out of or are in any manner connected with this
contract, if such injury, loss, or damage is caused in whole or in part by, or is claimed to be caused in whole or in part
by, the act, omission, error, professional error, mistake, negligence, or other fault of the Professional, any subcontractor
of the Professional, or any officer, employee, representative, or agent of the Professional or of any subcontractor of the
Professional, or which arises out of any workmen's compensation claim of any employee of the Professional or of any
employee of any subcontractor of the Professional. The Professional agrees to investigate, handle, respond to, and to
provide defense for and defend against, any such liability, claims or demands at the sole expense of the Professional, or
at the option of the City, agrees to pay the City or reimburse the City for the defense costs incurred by the City in
connection with, any such liability, claims, or demands. Die Professional also agrees to bear all other costs and expenses
related thereto, including court costs and attorney fees, whether or not any such liability, claims, or demands alleged are
groundless, false, or fraudulent. If it is determined by the final judgment of a court of competent jurisdiction that such
ir�jury, loss, or damage was caused in whole or in part by the act, ornission, or other fault of the City, its officers, or its
employees, the City shall reimburse the Professional for the portion of the judgment attributable to such act, ornission,
or other fault of the City, its officers, or employees.
9. Profe-gsionni'q Trisuran . (a) Professiorial agrees to procure and maintain, at its own expense, a policy
or policies of insurance sufficient to insure against all liability, claims, demands, and other obligations assumed by the
Professional pursuant to Section 8 above. Such insurance shall be in addition to any other insurance requirements imposed
by this contract or by law. The Professional shall not be relieved of any liability, claims, demands, or other obligations
assumed pursuant to Section 6 above by reason of its failure to procure or maintain insurance, or by reason of its failure
to procure or maintain insurance in sufficient amounts, duration, or types.
(b) Professional shall procure and maintain, and shall cause any subcontractor of the Professional to procure
and maintain, the minimum insurance coverages listed below. Such coverages shall be procured and maintained with
forms and insurance acceptable to the City. All coverages shall be continuously maintained to cover all liability, claims,
demands, and other obligations assumed by the Professional pursuant to Section 8 above. In the case of any claims -made
policy, the necessary retroactive dates and extended reporting periods shall be procured to maintain such continuous
coverage.
(i) Worlonen's Compensation insurance to cover obligations imposed by applicable laws for any
employee engaged in the performance of work under this contract, and Employers' Liability insurance with minimum
limits of FIVE HUNDRED THOUSAND DOLLARS ($500,000.00) for each accident, FIVE HUNDRED THOUSAND
DOLLARS ($500,000.00) disease - policy limit, and FIVE HUNDRED THOUSAND DOLLARS ($500,000.00) disease -
each employee. Evidence of qualified self -insured status may be substituted for the Workmen's Compensation
requirements of this paragraph.
(ii) Commercial General Liability insurance with minimum combined single limits of ONE
MILLION DOLLARS ($1,000,000.00) each occurrence and ONE MILLION DOLLARS ($1,000,000.00)
aggregate. The policy shall be applicable to all premises and operations. The policy shall include coverage for
bodily injury, broad form property damage C=Iuding completed operations), personal injury (including coverage
for contractual and employee acts), blanket contractual, independent contractors, products, and completed
operations. The policy shall contain a severability of interests provision.
(iii) Conprehensive Automobile Liability insurance with minimuni combined single lin-dts for bodily
injury and property damage of not less than ONE MILLION DOLLARS ($1,000,000.00) each occurrence and
ONE MILLION DOLLARS ($1,000,000.00) aggregate with respect to each Professional's owned, hired and
non -owned vehicles assigned to or used in performance of the Scope of Work. The policy shall contain a
severability of interests provision. If the Professional has no owned automobiles, the requirements of this Section
shall be met by each employee of the Professional providing services to the City under this contract.
(iv) Professional Liability insurance with the minimum limits of FIVE HUNDRED THOUSAND
DOLLARS ($500,000) each claim and FIVE HUNDRED THOUSAND DOLLARS ($500,000) aggregate.
(c) The policy or policies required above shall be endorsed to include the City and the City's officers and
employees as additional insureds. Every policy required above shall be primary insurance, and any insurance carried by
the City, its officers or employees, or carried by or provided through any insurance pool of the City, shall be excess and
not contributory insurance to that provided by Professional. No additional insured endorsement to the policy required
above shall contain any exclusion for bodily injury or property damage arising from completed operations. The Profes-
sional shall be solely responsible for any deductible losses under any policy required above.
(d) The certificate of insurance provided by the City shall be completed by the Professional's insurance agent
as evidence that policies providing the required coverages, conditions, and minimum limits are in full force and effect,
and shall be reviewed and approved by the City prior to commencement of the contract. No other form of certificate shall
be used. The certificate shall identify this contract and shall provide that the coverages afforded under the policies shall
not be cancelled, terminated or materially changed until at least thirty (30) days prior written notice has been given to the
City.
(e) Failure on the part of the Professional to procure or maintain policies providing the required coverages,
conditions, and minimum limits shall constitute a material breach of contract upon which City may immediately terminate
this contract, or at its discretion City may procure or renew any such policy or any extended reporting period thereto and
may pay any and all premiums in connection therewith, and all monies so paid by City shall be repaid by Professional
to City upon demand, or City may offset the cost of the premiums against monies due to Professional from City.
(f) City reserves the right to request and receive a certified copy of any policy and any endorsement thereto.
(g) The parties hereto understand and agree that City is relying on, and does not waive or intend to waive by
any provision of this contract, the monetary limitations (presently $150,000.00 per person and $600,000 per occurrence)
or any other rights, immunities, and protections provided by the Colorado Governmental Immunity Act, Section 24-10-101
et seq., C.R.S., as from time to time amended, or otherwise available to City, its officers, or its employees.
10. City'q Insurance. The parties hereto understand that the City is a member of the Colorado Intergovern-
mental Risk Sharing Agency (CIRSA) and as such participates in the CIRSA Property/Casualty Pool. Copies of the
CIRSA policies and manual are kept at the City of Aspen Finance Department and are available to Professional for
inspection during normal business hours. City makes no representations whatsoever with respect to specific coverages
offered by CIRSA. City shall provide Professional reasonable notice of any changes in its membership or participation
in CIRSA.
11. rompleteness of Agreemen . It is expressly agreed that this agreement contains the entire undertaldrig
of the parties relevant to the subject matter thereof and there are no verbal or written representations, agreements,
warranties or promises pertaining to the project matter thereof not expressly incorporated in this writing.
12. Nofic . Any written notices as called for herein may be hand delivered to the respective persons and/or
addresses listed below or mailed by certified mail return receipt requested, to:
City:
Amy Margerum, City Manager
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
Professional:
13. Nnn-Discrimination- penalty. No discrimination because of race, color, creed, sex, marital status,
affectional. or sexual orientation, family responsibility, national origin, ancestry, handicap, or religion shall be made in
the employment of persons to perform services under this contract. Professional agrees to meet all of the requirements
of City's municipal code, Section 13-98, pertaining to non-discrimination in employment.
14. Waive . The waiver by the City of any term, covenant, or condition hereof shall not operate as a waiver
of arry subsequent breach of the same or any other term. No term, covenant, or condition of this Agreement can be waived
except by the written consent of the City, and forebearance or indulgence by the City in any regard whatsoever shall not
constitute a waiver of any term, covenant, or condition to be performed by Professional to which the same may apply and,
until complete performance by Professional of said term, covenant or condition, the City shall be entitled to invoke any
remedy available to it under this Agreement or by law despite any such forbearance or indulgence.
15. Rxerution of Agreement by -City. This agreement shall be binding upon all parties hereto and their
respective heirs, executors, administrators, successors, and assigns. Notwithstanding anything to the contrary contained
herein, this agreement shall not be binding upon the City unless duly executed by the Mayor of the City of Aspen (or a
duly authorized official in his absence) following a Motion or Resolution of the Council of the City of Aspen authorizing
the Mayor (or a duly authorized official in his absence) to execute the same.
16. Gent-ril Termc..
(a) It is agreed that neither this agreement nor any of its terms, provisions, conditions,
representations or covenants can be modified, changed, terminated or amended, waived, superceded or extended except
by appropriate written instrument fully executed by the parties.
(b) If any of the provisions of this agreement shall be held invalid, illegal or unenforceable it shall
not affect or impair the validity, legality or enforceability of any other provision.
(c) The parties acknowledge and understand that there are no conditions or limitations to this
understanding except those as contained herein at the time of the execution hereof and that after execution no alteration,
change or modification shall be made except upon a writing signed by the parties.
(d) This agreement shall be governed by the laws of the State of Colorado as from time to time
in effect.
IN WITNESS WHEREOF, the parties hereto have executed, or caused to be executed by their duly authorized officials,
this Agreement in three copies each of which shall be deemed an original on the date hereinafter written.
Dated:
ATTESTED BY: CITY OF ASPEN, COLORADO:
By:
Amy Margerum, City Manager
PROFESSIONAL:
WITNESSED BY:
By:
REVIEWED BY:
Cristopher Caruso, City Engineer
APPROVED AS TO FORM BY:
John P. Worcester, City Attorney
aZrproMbid - Version: 4/93
5
THE CITY OF ASPEN
STANDARD TERMS AND CONDITIONS
FOR PROFESSIONAL ARCHITECTURAL SERVICES CONTRACTS
These standard terms and conditions have been prepared by the City of Aspen to be incorporated by reference into
Agreements entered into between the City of Aspen and architects or professional architectural fu-ms for professional
architectural services. The provisions herein are interrelated with other standard contract documents customarily used by
the City of Aspen and a change in one may necessitate a change in others. Whenever a conflict exists in the terrris and
conditions of this document and the Agreement, the terms and conditions set forth in the Agreement shall take precedence.
ARTICLE I
ARCHITECT'S SERVICES AND RESPONSE31LITIES
I.I. GENERAL
1. 1. 1. The Architect shall perform the services undertaken according to the Agreement with the City. The part of the
project for which Architect is to provide services pursuant to the Agreement with the City is hereinafter called This Part of
the Project.
1.1.2. The Architect shall designate, when necessary, a representative authorized to act in the Architect's behalf with
respect to This Part of the Project.
1.1.3. The Architects services shall be performed in character, sequence and timing so that they will be coordinated with
those of the City and all other consultants for the Project.
1.1.4 The Architect shall recommend to the City the obtaining of such investigations, surveys, tests, analyses and reports
as may be necessary for the proper execution of the Architect's services.
1.1.5 The Architect shall provide progress copies of drawings, reports, specifications and other necessary information
to the City and other consultants. All aspects of the Work designed by the Architect shall be coordinated by the Architect,
and the Architect shall also become familiar with the Work designed by the City and other consultants as necessary for the
proper coordination of the Project.
1.1.6 The Architect shall cooperate with the City in determining the proper share of the construction budget to be
allocated to This Part of the Project.
1.2 BASIC SERVICES
The Scope of Work document shall set forth the Basic Services which the Architect has agreed to perform. The Scope of
Work may consist of one or more of the following phases. The terms and conditions set forth below apply to those phases
which have been made a part of the Scope of Services.
PLANNING PHASE
PROGRAMMING
1.2.1 Needs Assessment
Conduct interviews with staff to evaluate physical housing needs.
Develop preliminary space programs.
Present preliniinary program options for staff recommendations.
Modify programs per staff recommendations.
1.2.2 Land Use Issues
Meet with city agencies to evaluate land use regulations as they pertain to this project.
SITE PLANNING
1.2.3 Site Visits
Visit site with staff as necessary to investigate existing conditions.
1.2.4 Site Plan
Develop conceptual site plan options.
Meet with staff to evaluate site plan options and receive input.
Draft site plan options with recommendations for options.
Formalize Space Programs
PUBLIC INPUT PROCESS
1.2.5 Present conceptual designs to Aspen City Council, Planning & Zoning Commission, and Blue Ribbon Committee.
Incorporate input into conceptual designs.
MASTER PLAN
1.2.6 Develop a Master Plan including the following elements:
a. Area Map
b. Conceptual Site Plans
C. Conceptual Building and Landscaping Elevations
d. Statement of Current and Projected Uses
e. Needs Analysis / Space Programs
f. Discussion of Architectural Options
9. Conceptual Cost Estimates
h. Summary of Public Input Issues, Land Use Issues, and Responses to Issues
SCHEMATIC DESIGN PHASE
1.2.7 The Architect shall ascertain the requirements for This Part of the Project and shall confirm such requirements with
the City.
1.2.8 The Architect shall review alternative systems with the City, attend necessary conferences, prepare necessary
analyses, drawings and other documents, be available for general consultation, and make recommendations regarding basic
systems for This Part of the Project. When necessary, the Architect shall consult with public agencies and other
organizations concerning utility services and requirements.
1.2.9 The Architect shall prepare and submit to the City a Statement of Probable Construction Cost of This Part of the
Project based on current area, volume or other unit costs, as directed by the City.
DESIGN DEVELOPMENT PHASE
1.2.10 When authorized by the City, the Architect shall prepare from the Schematic Design Studies approved by the City
the Design Development Documents. -These shall consist of drawings and other documents to fix and describe This Part
of the Project, including materialsi, equipment, component systems and types of construction as may be appropriate, all of
which are to be approved by the City.
1.2.11 The Architect shall submit to the City a further Statement of Probable Construction Cost of This Part of the Project
CONSTRUCTION DOCUNIENTS PHASE
1.2.12 When authorized by the City, the Architect shall prepare from the Design Development Documents drawings and
specifications setting forth in detail the requirements for the construction of This Part of the Project, all of which are to be
approved by the City. The Architect sl� prepare the Drawings and Specifications in such format as the City may reasonably
require.
1.2.13 The Architect shall advise the City of any adjustments to previous Statements of Probable Construction Cost of This
Part of the Project indicated by changes in requirements or general market conditions.
1.2.14 The Architect shall assist the City as necessary in connection with the responsibility for filing the documents
concerning This Part of the Project required for the approval of governmental authorities having jurisdiction over the Project.
BIDDING OR NEGOTIATION PHASE
1.2.15 If required by the City, the Architect shall assist the City's project engineer in obtaining and evaluating bids or
negotiated proposals, and in awarding and preparing contracts for construction.
CONSTRUCTION PHASE - ADUR-11STRATION OF THE CONSTRUCTION CONTRACT
1.2.16 The Construction Phase will commence with the award of the Contract for Construction and together with the
Architect's obligation to provide Basic Services under this Agreement, will tern-iinate when final payment to the Contractor
is due or, in the absence of a final Certificate for Payment or of such due date, sixty days after the date of Substantial
Completion of the Work, whichever occurs first.
1.2.17 Unless otherwise provided in tlus Agreement and incorporated in the Contract Documents, the Architect shall assist
the City *in the Adrninistration of the Contract for Construction with respect to This Part of the Project, as set forth below and
in General Conditions of the Contract for Construction.
1.2.18 The Architect shall visit the site at intervals appropriate to the stage of construction for This Part of the Project or
as otherwise agreed with the City in writing, to become familiar with the progress and quality of the Work for This Part of
the Project and to determine if such Work is proceeding in accordance with the Contract Documents. The Architect shall
keep the City informed of the progress and quality of the Work for This Part of the Project and shall guard the City against
defects and deficiencies in such Work of the Contractor.
1.2.19 The Architect shall at all times have access to the Work for This Part of the Project wherever it is in preparation
or progress.
1.2.20 The Architect, based on observations at the site and on evaluations of the Contractor's Applications for Payment,
shall assist the City in determining the amounts owing to the Contractor for This Part of the Project and shall certify such
amounts to the City. Such certification shall be in writing if requested.
1.2.21 Certification by the Architect to the City of an amount owing to the Contractor shall constitute a representation by
the Architect to the City that, based on the Architect's observations at the site as provided in Subparagraph 1.2.12 and the
data comprising the Contractors Application for Payment, the Work for This Part of the Project has progressed to the point
indicated- that in the ArchitecVs professional opinion, the quality of such Work is in accordance with the Contract Documents
(subject � an evaluation of such Work for conformance with the Contract Documents upon Substantial Completion, to the
results of any subsequent tests required by or performed under the Contract Documents, to minor deviations from the
Contract Documents correctable prior to completion, and to any specific qualifications stated by the Architect); and that the
Contractor is entitled to payment in the amount certified.
1.2.22 Upon written request of the City, the Architect shall furnish to the City, with reasonable promptness, . written
interpretations of the Contract Documents prepared by the Architect, if, in the opinion of the City, such interpretations are
necessary for the proper execution or progress of the Work.
1.2.23 The Architect shall render written recommendations, within a reasonable time, on all claims, disputes and other
matters in question between the City and the Contractor relating to the execution or progress of This Part of the Project or
the interpretation of the Contract Documents.
1.2.24 The Architect shall assist the City in determining whether the City shall reject Work for This Part of the Project
which does not conform to the Contract Documents or whether special inspection or testing is required.
1.2.25 The Architect shall review and approve, or take other appropriate action upon, and forward to the City for final
disposition the Contractor's submittals such as Shop Drawings, Product Data and Samples with respect to This Part of the
Project; but only for conformance with the design concept of the Work and with the information given in the Contract
Documents. Such action shall be taken with reasonable promptness so as to cause no delay. The Architect's approval of
a specific item shall not indicate approval of an assembly of which the item is a component.
1.2.26 The Architect shall assist the City in preparing Change Orders for This Part of the Project for the City's approval
and execution in accordance with the Contract Documents. The Architect shall recommend to the City minor changes in
the Work not involving an adjustment in the Contract Sum or an extension of the Contract Time which are not inconsistent
with the intent of the Contract Documents.
1.2.27 The Architect shall assist the City in conducting inspections, with respect to This Part of the Project, to determine
the dates of Substantial Completion and final completion, and shall review and approve, or take other appropriate action on,
the Contractor's list of items to be completed or corrected and shall forward the list to the City for final disposition. The
Architect shall assist the City in receiving and forwarding for review written warranties and related documents required by
the Contract Documents and assembled by the Contractor with respect to This Part of the Project. The Architect shall issue
to the City a final certificate in writing with respect to final payment for This Part of the Project.
1.2.28 If at any time during This Part of the Project the Architect determines that it is necessary to provide more extensive
representation at the site for the Architect to fulfill the Architect's responsibilities at the site as described hereinabove, the
Architect shall provide one or more Project Representatives, as necessary, to assist the Architect. Such Project
Representatives shall be selected, employed and directed by the Architect.
1.3 ADDITIONAL SERVICES
The following Services are not included in Basic Services unless specifically included in the Scope of Work. They shall,
however, be provided if requested in writing by the City, and they shall be paid for by the City as provided in the Agreemen�
in addition to the compensation for Basic Services.
1.3.1 Providing financial feasibility or other special studies.
1.3.2 Providing planning surveys, site evaluations, environmental studies or comparative studies of prospective sites,
and preparing special surveys, studies and submissions required for approvals of governmental authorities or others having
jurisdiction over the Project.
1.3.3 Providing services relative to future facilities, systems and equipment which are not intended to be constructed
during the construction Phase.
1.3.4 Providing services to investigate existing conditions or facilities, or to make measured drawings thereof, or to verify
the accuracy of drawings or other information related thereto.
1.3.5 Preparing documents for alternate, separate or sequential bids, or providing extra services in connection with
bidding, negotiation or construction prior to the completion of the Construction Documents Phase, When requested by the
City. 1
1.3.6 Providing coordination of work performed by separate contractors or by the City's own forces.
1.3.7 Providing services in connection with the work of a construction manager or separate consultants retained by the
City.
1.3.8 Providing Detailed Estimates of Construction Cost, analyses of owning and operating costs, or detailed quantity
surveys or inventories of material, equipment and labor.
1.3.9 Providing engineering services or special consultants related to interior design services and other similar services
required for, or in connection with, the selection, procurement or installation of furniture, furnishings and related equipment
1.3.10 Providing services for planning tenant or rental spaces.
1.3.11 Making revisions in Drawings, Specifications or other documents when such revisions are inconsistent with written
approvals or instructions previously given, are required by the enactment or revision of codes, laws or regulations subsequent
to the preparation of such documents, or are due to other causes not solely within the control of the Architect
1.3.12 Preparing Drawings, Specifications and supporting data, and providing other services in connection with Change
Orders to the extent that the adjustment in the Basic Compensation resulting from the adjusted Construction Cost is not
commensurate with the services required of the Architect, provided such Change Orders are required by causes not solely
within the control of the Architect.
1.3.13 Making investigations, surveys, valuations, inventories or detailed appraisals of existing facilities, and providing
services required in connection with construction performed by the City.
1.3.14 Providing consultation concerning replacement of any Work damaged by fire or other cause during construction,
and ftirnishing services as may be required in connection with the replacement of such Work.
1.3.15 Providing services made necessary by the default of the Contractor, or by major defects or deficiencies in the Work
of the Contractor, or by failure of performance of either the City or the Contractor under the Contract for Construction.
1.3.16 Preparing a set of reproducible record drawings showing significant changes in the Work made during
construction, based on marked -up prints, drawings and other data furnished by the Contractor to the City.
1.3.17 Providing extensive assistance in the utilization of any equipment or system, such as initial start-up or testing,
adjusting and balancing, preparation of operation and maintenance manuals, training personnel for operation and
maintenance, and consultation during operation.
1.3.18 Providing services after issuance to the City of the final Certificate for Payment, or in the absence of a final
Certificate for Payment, more than sixty days after the Date of Substantial Completion of the Work.
1.3.19 Preparing to serve or serving qs an expert witness in connection with any public hearing, arbitration proceeding
or legal proceeding.
1.3.20 Providing services of consultants for other than the normal engineering services for This Part of the Project.
1.3.21 Providing any other services not otherwise included in this Agreement or not customarily furnished in accordance
with generally accepted engineering practice.
ARTICLE 2
THE CITY'S RESPONSD31LITIES
2.1 The City shall, with reasonable promptness, provide all available information regarding the requirements for This
Part of the Project.
2.2 The City shall designate, when necessary, a representative authorized to act in the City's behalf with respect to This
Part of the Project. The City, or such authorized representative, shall examine documents submitted by the Architect and
shall render decisions pertaining thereto promptly, to avoid unreasonable delay in the progress of the Architect's services.
2.8 If the City observes or otherwise becomes aware of any fault or defect with respect to This Part of the Project, or
nonconformance with the Contract Documents, prompt written notice thereof shall be given by the City to the Architect
2.9 The City shall consult with the Arcliitect before issuing interpretations or clarifications of the Architect's Drawings
and Specifications and shall request the recommendation of the Architect before acting upon Shop Drawings, Product Data,
Samples or other submissions of the Contractor, or upon Change Orders affecting This Part of the Project.
2.11 The City shall advise the Architect of the identity of other consultants participating in the Project and the scope of
their services.
2.12 The City shall review the Architecfs work for compliance with the City's program and for overall coordination with
the City's and other engineering requirements.
ARTICLE 3
CONSTRUCTION COST
3.1 The Construction Cost of the Project shall be the total cost or estimated cost to the City of all elements of the Project
designed or specified by the City or the City's consultants. The Construction Cost of This Part of the Project shall be the total
cost or estimated cost to the City of all elements of the Project designed or specified by the Architect.
3.2 The Construction Cost of the Project or of This Part of the Project shall include at current market rates, including
a reasonable allowance for overhead and profit, the cost of labor and materials furnished by the City and any equipment
which has been designed, specified, selected or specially provided for by the City and, the City's consultants.
3.3 Construction Cost does not include the compensation of the City's consultants, the cost of the land, rights -of -way,
or other costs which are the responsibility of the City as provided in Article 2.
3.4 Evaluations of the City's Project budget, Statements of Probable Construction Cost and Detailed Estimates of
Construction Cost, if any, prepared by the Architect, represent the Architecfs best judgment as a design professional familiar
with the construction industry.
3.5 If a fixed limit of Construction Cost has been established, the City and the Architect shall establish, if practicable,
a fixed limit of Construction Cost for This Part of the Project. If such a fixed limit is established, the Architect, after
consultation with the City, shall be pennitted to include contingencies for design, bidding and price escalation, to determine
what materials, equipment, component systems and types of construction are to be included in the Contract Documents with
respect to This Part of the Project, and to make reasonable adjustments in the scope of This Part of the Project to bring it
within the fixed limit. If required, the Architect shall assist the City in including in the Contract Documents alternate bids
to adjust the Construction Cost to the fixed limit. Any such fixed limit shall be increased in the amount of any increase in
the Contract Sum related to This Part of the Project occurring after execution of the Contract for Construction.
3.5.1 If the Bidding or Negotiation Phase for This Part of the Project has not commenced within three months after the
City receives the Construction Documents any Project budget or fixed limit of Construction Cost for This Part of the Project
established as a condition of this Agreement shall be adjusted to reflect any change in the general level of prices in the
construction industry between the date of submission of the Construction Documents to the City and the date on which bids
or proposals are sought.
3.5.2 If a Project budget or fixed limit of Construction Cost for This Part of the Project (adjusted as provided in
Subparagraph 3.5. 1) is exceeded by the lowest bona fide bid or negotiated proposal, the City may require the Architect
without additional charge, to modify the Architect's Drawings and Specifications for This Part of the Project as necessary
to bring the Construction Cost thereof within such fixed limit for This Part of the Project. If it was not practicable to establish
a fixed limit of Construction Cost for This Part of the Project, and if the lowest bona fide bid or negotiated proposal, the
Detailed Estimate of Construction Cost or the Statement of Probable Construction Cost established for the entire Project
(including the bidding contingency) exceeds the fixed limit of Construction Cost of the entire Project, the City may require
that the Drawings and Specifications prepared by the Architect be modified without additional compensation as necessary
to make them bear a reasonable portion of the burden of reducing the Construction Cost of This Part of the Project so that
the fixed limit of Construction Cost for the entire Project is not exceeded. The providing of such service shall be the limit
of the Architect's responsibility in this regard, and having done so the Architect shall be entitled to compensation for all
services performed in accordance with this Agreement.
ARTICLE 4
DIRECT PERSONNEL EXPENSE
4.1 Direct Personnel Expense is defined as the direct salaries of all the Architect's personnel engaged on the Project,
and the portion of the cost of their mandatory and customary contributions and benefits related thereto, such as employment
taxes and other statutory employee benefits, insurance, sick leave, holidays, vacations, pensions, and similar contributions
and benefits.
ARTICLE 5
REIM[BURSABLE EXPENSES
5.1 Reimbursable Expenses are in addition to compensation for Basic and Additional Services and include actual
expenditures made by the Architect and the Architect's employees and consultants in the interest of the Project (to the extent
they are reimbursable by the City for the expenses listed in the following Subparagraphs; provided that Architect shall not
be reimbursed for expenses unless prior written approval therefore has been obtained from City.
5.1.1 Expense of transportation in connection with the Project; living expenses in connection with out-of-town travel;
long distance communications; and fees paid for securing approvals of authorities having jurisdiction over the Project.
5.1.2 Expense of reproductions, postage and handling of Drawings, Specifications and other documents, excluding
reproductions for the office use of the Architect, the City and the City's consultants.
5.1.3 Expense of data processing and photographic production techniques when used in connection with Additional
Services.
5.1.4 If authorized in advance by the City, expense of overtime work requiring higher than regular rates
5.1.5 Expense of renderings, models and mock-ups requested by the City.
ARTICLE 6
PAYMENTS TO THE ARCI-HTECT
6.1 PAYMENTS ON ACCOUNT OF SERVICES
6.1.1 Payments for Basic Services, Additional Services and Reimbursable Expenses shall be made on the basis set forth
in the Agreement.
6.1.2 The City shall disclose to the Architect, prior to the execution of this Agreement, any contingent or other special
provisions relative to compensation.
6.1.3 The Architect shall submit, in timely fashion, invoices for Basic Services, Additional Services and Reimbursable
Expenses. The City shall review such invoices and, if they are considered incorrect or untimely, the City shall review the
matter with the Architect and confirm, in writing to the Architect within ten days from receipt of the Architect' s billing, the
City's understanding of the dispysition of the issue.
6.1.4 If and to the extent that the Contract Time initially established in the Contract for Construction is exceeded or
extended through no fault of the Architect, compensation for any Basic Services required for such extended period of
Administration of the Construction Contract shall be computed as set forth in the Agreement.
ARTICLE 7
ARCHITECT'S ACCOUNTING RECORDS
7.1 Records of Reimbursable Expenses and expenses pertaining to Additional Services and services performed on the
basis of a Multiple of Direct Personnel Expense shall be kept on the basis of generally accepted accounting pr-inciples and
shall be available to the City or the City's authorized representative at mutually convenient times.
ARTICLE 8
OWNERSFBP AND USE OF DOCUMENTS
8.1 Except for reference and coordination purposes in connection with future additions or alterations to the Work.
Drawings and Specifications prepared by the Architect in instruments of service are and shall be the property of the City
whether the Project for which they are made is executed or not. The Architect shall be permitted to retain copies, including
reproducible copies, of Drawings and Specifications for such information and reference. The Drawings and Specifications
may be used by the City on other projects, or for completion of this Project by others.
8.2 The Architect shall maintain on file, and make available to the City, design calculations for This Part of the Project,
and shall furnish copies thereof to the City on request.
8.3 Submission or distribution to meet official regulatory requirements, or for other purposes in connection with the
Project, is not to be construed as publication in derogation of the City's or the Architect's rights.
-hpl-W
MESSAGE DISPLAY
TO Cris Caruso cc Stan Clauson
From: Any Margerun
Postnark: 11 Jan,95 9:07
Status: Previously read
Subject: Reply to: Doolittle Drive Housing
------------------------------------------------------------------------------
Reply text:
From Any Margerurn:
I would like to go to Council to ask for this extra money.
Preceding message:
From Cris Caruso:
The design team is requesting $6,125 additional to go to the 4-step
process. I'll stop by.
MEMORANDUM
TO: Cris Caruso, City Engineer
FROM: Stan Clatison, City C.D. Direct(,O�
DATE: 23 January 1995
RE: Doolittle Drive Housing Development
This memo is to confirm that staff will review the application for the Doolittle Drive Housing
Development as a two-step process. In rnaking this deternii nation, the departi-nent is relying
on the representation of project consultants that extra Community meetings will be held to ensure
consensus at the critical junctures in the formal review process. It also appears that fanillianty
with the project on a city staff and Council level will support an efficient two-step process.
Attached is a memo from staff detailing issues with respect to a two-step process. It would be
helpful to share these concerns with our consultants. Kim Johnson will be responsible for
liaison with the consultants to develop the land use application and will be ready to schedule
the application as soon as it is prepared. Please let me know how I can help further.
Attachment
cc: Amy MargerLIM, City Manager
Kini Johnson, Planner
r
MEMORANDUM
TO: Stan Clauson
FROM: Kim Johnso 2
DATE: January 12, 995
RE: Water Plant Review Process
I understand Cris Caruso's desire to process the project as a two
step versus four step review. As we have discussed, the scope of
the project is fairly extensive with its industrial and residential
components. The fee deposits associated with either process are
related to the anticipated amount of staff time needed to complete
the review. If we decide to undertake this as a two step review,
it is very likely that Planning staff will be involved in
additional meetings (informal and formal public hearings) , research
and memos not accounted for within the two step fee deposit for 12
hours of staff time. My concern is that P&Z and Council (and
concerned neighbors) will need more than one public meeting each
to understand the project well enough to grant their approvals.
Since the application fee deposit is subject to additional hourly
billings as it accumulates, it is important that the applicant
understand that ultimately the cost of review might ultimately be
the same whether two step or four step is pursued.
Another consideration is that a two step review requires the
application to be submitted at a "Final" level of detail, requiring
much up front work from the architects and planning consultants.
If the P&Z and Council have objections to basic concepts (density
or layout), a certain amount of work would have to be replicated
by the design team.
Memorandum
To: Kim Johnson, Community Development Department
From: Cris Caruso, City Engineer
Date: 4/12/95
RE: Water Place Housing: Chlorine Impacts
The attached documents, which you have seen, were provided by the Water Department as
general information related to emergency response. It is evident that these documents do not
provide all -encompassing information for the Water Department's policies and procedures with
regards to chlorine.
I contacted Mark O'Meara, Chief Water Plant Operator, this afternoon to gain further
information on this matter. He noted that it has taken some time to develop an emergency
response plan, and that the plan is not yet complete. The Water Department has been working
closely with Colorado Chlorine Consultants, Inc. to gain information. Mark will ask for their
input on the additional proposed housing, but believes that the final plan will maintain consistent
emergency response procedures for Castle Ridge, Twin Ridge, and Water Place, as each housing
development lies within 1500 feet and beyond 500 feet of the chlorine building.
Among the policies and procedures being developed are measures for educating area residents
on emergency response and evacuation procedures. Once the Water Department has fully
developed the response plan, the residents of Castle Ridge, Twin Ridge, Water Place, and any
others within 1500 feet of the chlorine building will be asked to attend periodic workshops to
become educated on procedures in the event of an emergency. They will also receive emergency
event instructions and updates to be posted in each home.
This is the latest information that I have. Again, I am informed that the Water Department is
working diligently to develop an emergency response plan related to chlorine, and that the Water
Place Housing Project is being considered with their plan. Please contact me if you have any
questions.
Thank You
cc memo: City Manager
Water Department
Community Development
chirespimpl
MEMORANDUM
TO: Phil Overeynder
CC: Amy Margerum
Bill Earley
Steve Barwick
Nick Adeh
Scott Smith
FROM: David Hauter—'
RE: 1996 Affordable Housing & Water Plant Improvements Project
DATE: February 13, 1996
At the project review meeting for the Affordable Housing & Water Plant Improvements
Project held last Monday (2/5/96) and in follow-up meetings last week with Nick Adeh,
City Engineer, you brought forth several issues. Some of the issues could cause major
design changes and have a major impact to the schedule. As the project leader
responsible for delivery of the project, I acknowledge the concerns and offer the
following suggestions in order to move the Project for -ward. Please initial where we have
agreement or provide specific suggestions for action:
1. Existing Water Line -
The single family units are too close to the existing transmission water line and
Doolittle Drive, and if the water line is relocated it would free -up the site. The
existing raw water line on the western perimeter of the site hems in the single family
homes. We propose to move this raw water line to the Doolittle ROW and from
Doolittle ROW extend to the West under a cul de sac connecting into the existing raw
water line on down the line. The design and construction documents for this new line
could be included into the project, but the actual construction costs would need to be
funded from the Water Department AMP.
The single family homes would be placed behind a landscaped berm, separating the
homes from the traffic on Doolittle Drive. The opportunity to move the homes away
from the street will make it safer for children and add additional area between
residences. The overall effect will be a less crowded and much safer neighborhood.
Page I
The number of home sites will determined by the balancing of topographic, solar
access and density considerations. No home site created will require a retaining wall
greater than three feet above the finished floor or so unique that extra ordinary costs
would be incurred during construction. (please see attached sketch)
2. Backwash Sediment Drying Bed -
The Water Plant operations include the removal of sludge from the back wash pond.
I was informed last week that the area currently being used for discharge is the
western perimeter of the site above ground adjacent to the raw water line. The
handling of this discharge at the existing location may be in conflict with the intention
of the housing design program; to provide private views and yards to the outside
extending into the natural vegetation for all the residences. However, Nick has
mentioned that there may be a creative way to deal with this and incorporate the
discharge it into the proposed water feature. The prospect of integrating the water
feature to divert this discharge is very intriguing, and I look forward to learning more
about this possibility from you and Nick. The idea of the water feature accomplishing
this function along with picking up surface water and providing irrigation is certainly
fulfilling an objectives of the green design approach, that is to have design solutions
solve more than one problem.
3. Transformer Storage -
There appear to be several acceptable options for the storage of the electrical
transformers. The accessibility, protection and site work requirements need to be
clarified. The final location dependent on other site planning issues may be
determined later. The options for transformer storage need to be identified that will
allow for the planning process to continue. (Recommendation from the City Engineer
is requested)
4. Brick Storage -
There are several acceptable options for the storage of the mail bricks. The
accessibility, protection of the bricks and site work requirements need to be clarified.
The final location is dependent on other site planning issues and may be determined
I
later. The options for a site should be identified which will allow for the planning
process to continue. (Recommendation from the City Engineer is requested)
Page 2
FA_
5. Spoiled Material Storage -
The proposed Water Plant site plan includes an open area for the storage of spoiled
parts and miscellaneous material. The specific needs for Water Department and the
Electrical Department are not quantified. The square foot area needed, accessibility,
protection and other site work requirements need to be clarified. (Recommendation
from the City Engineer is requested)
6. Office Space -
The demolition of the existing building at the proposed housing site will require the
water meter operations to relocate. If you do not intend to include any space for
personnel in the new storage buildings, then the relocation will require an internal
reorganization under existing roofs, or maybe the use of a temporary trailer until new
office space is built. It is my understanding that you would like to continue along the
lines of the master plan we discussed last fall, i.e., the construction of new office
space above the west plant building. This is not in current scope of work, and could
turn a long term goal into a short term objective.
I feel that the specific space planning needs for water plant operation are not
sufficiently communicated or quantified. It is my understanding that you feel that
there may be a need for the equivalent of nine (9) new offices. I recommend that you
and your staff prepare and overall layout and master plan of your operations that
includes the proposed new storage buildings, the housing project and an eventual
reservoir expansion. This is a task that should be done over a longer time than is
available under the current scenario for construction of the " 1996 Affordable Housing
& Water Plant Improvements Project". I recommend that Housing Project
construction be phased to allow for the planning of new office space and a relocation
of the water meter shop and offices. The addition of new second floor office space
and the relocation of the Water Meter Group could be the Phase Two development of
a sequenced construction plan that is part of the master plan.
7. New Storage Buildings -
The proposed location of the new storage buildings as shown on the current drawings
was determined after many hours of comparative site studies and several meetings
with you and your staff. The location and site analysis were completed with the
reservoir expansion in mind and other site -related requirements and limitations. The
proposed location works well with all the site constraints including topography,
Page 3
A
accessibility and traffic circulation. This site plan once had your approval. (please see
attached drawing) The next step was going to be to review with you the building
plans and prepare the final construction drawings this Spring. The coordinated
construction of these buildings along with the road improvements could happen early
summer.
Revisiting the site selection phase will disrupt the project flow and impact the
construction schedule. I recommend that you approve the proposed site plan.
However, prior to approving this plan you and Nick need to review it to make sure it
meets your needs. An expedient review and approval would keep us on track.
8. Reservoir Expansion -
As mentioned above the proposed location and design of the new storage buildings
takes into account the proposed reservoir expansion. it is my understanding that a
detailed site analysis has not been completed regarding the proposed reservoir
expansion, and the information available is relatively sketchy. The potential for a
larger reservoir is a fact that was strategic to the placement of the buildings in their
current proposed location. The level of information needed to establish the precise
requirements for the reservoir expansion are beyond the current level of
understanding and need to be part of the master plan. Please advise if there is other
critical information that we need to know prior to finalizing the construction plans
for Water Plant Improvements.
9. Sequence of Construction Operation -
It is understood that the uninterrupted operations of the Water Plant are essential to
the community. Any proposed project effecting day to day operations of the plant
must be planned and coordinated. it is my intent to work hard to insure that the
construction and administration of this project minimizes disruption as much as
possible to the normal operations. This will be a basic requirement of bidding and
negotiations with the Contractor(s). This project will undoubtedly involve several
prime contracts that will need coordination. To have a successful project and a well -
executed project we first need accurate informationand time to produce clear,
complete construction documents. The importance of timely information and timely
review and approvals in order. to produce the best construction documentation cannot
be overstated.
Page 4
The Bid Documents will require the contractor to produce a detailed sequence of all
construction operations. The construction schedule and sequencing shall be prepared
in advance, and will require your review and approval. Furthermore, the selection of
the Contractor(s) will be based on lowest qualified bidder not just cost.
In conclusion, this is a project that links the community need for housing to the Water
Plant. There is probably no other site owned by the City that offers a perfect infill site;
semi -rural with sewer, water, transportation and an opportunity for our work force to live,
work and play within the city. It is also a project that will not be possible until integrated
into the operations of the Water Plant and the surrounding neighborhood.
I will be out of the office until next Wednesday morning. In the meantime the Design
Team has been instructed to hold off on the design process and the P&Z application has
been placed on hold. I would like to meet with you next Thursday or at soon thereafter to
review progress on the above. I will be checking for messages and returning calls; please
call me if you have a question. I believe that by all of us working together we will be
able to quickly reach resolution of all of the above issues.
Page 5
EXIST.
RESEVOIR
PROP05ED
5EMI-TRUr-K
TURN -A -ROUND
NEI/N
El
1_�FFT
5TQRAr-7E F-31
FUTURE
PROPOSED (lb) UNITS
P4ATER PLAC�E HOUSING
LOGATEP NORTH OF V4ATER
TREATMENT PLANT (-,ONNEGTED
In
lu
ILI
TPNO-V4AY MAIN ACE55/EGRE55
ROAD. RE61RADE TO 8% MAX.
I In I AND RESURFACE.
!n
EXIST.
LARIFIE
za�
EXIST. ;01 tdt
LARIFIE �j
OPEN
-A,E
N NG
_- CHL
UPON-L> kNAs�4
Slq
Ex/s 7-
C I- NG
PvEt-l-
OFFIC-E SPACE AP0171
C-As r
PLAN-r
)l Ic
sEc>1
E3,ft MCN-r
a. -RINE
E X P A N :CI E P IN
RE5EVOIR
FUTURE
I Qr�<FR
EX15T ROOMS
STORAGE
VqATFIR DFTPT E3L 06.
NOTES.
I A 50' DIAM. CLEARANGL- SH;NLL BE MAINTAINED AROUND THE (-,HLORINE BUILDING,
2 TINENT'Y' (20) ON -SITE PPRr-I[Nr, SPAr-ES SHALL BE PROVIDED.
5 THE MAIN TINO-V�AY RO�C)�NrY SHALL BE DE516NBO TO AGGOMODATE A 5Et-11-TRUC,< TURNING RADIUS.
-ER PLAN
0, F, 0 E C), �vl A T
AN,".�) FROPOSE771:;) RCAL,-) lK,-lFRC\\/EmEN7S 1\1_�
NORTH
OF ASPEN - �NATE:R TREATMENT PLANT d!h
city of a5por.
Sept. 5, lCiCi5
MESSAGE DISPLAY
TO City Dept Heads
TO Water Dept
TO Electric Dept
From: Steve Barwick
Postmark: Jul 08,96 4:16 PM
Status: Previously read
Subject: Water Place Housing
TO Patrol
TO Streets Dept
Message:
We would like to have a meeting with all emergency response personnel
and department heads who may be interested in a Water Place Housing
unit. At the mtg we will: introduce the project (#, size, and
prices of the units), cover Housing Authority category requirements,
construction schedule, deed restriction terms, the lottery
procedures, and mortgage rates, terms, qualifications, etc. This is
the "real deal" now, so please attend if you are even remotely
interested. Meeting is at 5:30, Tue, July 16 in the Sheriff's conf
room. Please call me at x5296 if you have any questions.
TO Steve Barwick
cc Nick Adeh
cc Amy Margerum
From: DAVID HAUTER
Postmark: 17 Jul,96 10:04
Status: Previously read
Subject: Maroon Creek Caucus
MESSAGE DISPLAY
cc Dave Michaelson
cc Stan Clauson
Message:
The WTP Improvements and Affordable Housing submission adresses the
traffic impacts to Castle Creek road and the intersection at Hiway 82.
However, the methdology to determine the pro-rata share for road and
intersection improvements is open for discussion.... this is going to
be King Woodwards issue at the next CC mtg. on 7/22. We need to
review the City's response... one important consideration: This is a
not for profit development that is promoting the use of public
transportation ... please advise ... maybe we should meet to discuss this
issue... thanks
e
CC' SICA,� 0(-AUS--,�I
Unwelm, 1219IONVII
To: David Hauter
Thru:
Nick Ade>/�-I
From:
'ChuckRoth &�—
Date: November 8, 1996
Re: Final Plat - City of Aspen Water Treatment Plant and Affordable Housing Project
1. Attached is a copy of the portions of the Municipal Code which have been used as a check list in
reviewing the final plat. The circled item's are lacking.
2. The final plat, generally speaking, is comprised of all the drawing sheets that were submitted
during the review process. They include boundary, architectural, engineering (utilities, roads,
drainage) and landscaping drawings. Corrections to the submission drawings may be necessary as
a result of conditions of approvals resulting from the review process or due to plat omissions which
only need to be corrected prior to recording the final plat. The best example of a recent and
complex SPA plat is the Aspen Meadows which contained 47 sheets.
3. The title should reflect the name used in the approving ordinance, which was Ordinance No. 23
(Series of 1996). Therefor the title should be "City of Aspen Water Treatment Plant and
Affordable Housing Project SPA and Subdivision Final Plat."
4. Add a general note referencing previous plats as follows:
- City Water Plant SPA at Book 9, Page 68
- City Thomas Property Subdivision Exception at Book 14, Page 41
- City Thomas Property Subdivision Exception, Lot 4, Specially Planned Area Map at Book
15, Page 93
- City Thomas Property Subdivision Exception, Lot 4, Specially Planned Area Map,
Amendment No. I at Book 16, Page 6
N n V I , Isa
I
5. The title certificate should read as follows: 1, John Worcester, being licensed to practice law in
the State of Colorado, hereby certify that the subject lands are owned in fee simple by the City of
Aspen." Include a notarization.
6. The owner's certificate should include language dedicating easements and public nights -of -way
shown on the plat and should reference the approving ordinance.
7. As with the Aspen Meadows SPA final plat, there should be certificates for all of the utilities to
approve the proposed utility plans. This is condition 6 in the approving ordinance.
8. It is recommended that the plat preparer be provided with a copy of the approving ordinance. A
copy is attached. Add a general note reflecting condition number 7. Add information reflecting
condition number 8.
9. The title that was "planning director" had been changed to "Community Development Director."
Include language in the certificate that reflects condition numbers 11, 31 and 32.
10. In the city engineer's certificate, include language that reflects condition numbers 16 and 2 5.
11. Note that the final plat submission should be through the community development department
and that they also should review the plat to detennine that their conditions of approval are
incorporated.
12. Has condition 20 been met? The plat should include a certificate for the Parks Director that
includes language reflecting this condition.
I will be glad to answer your questions regarding this plat map submittal. Otherwise, SGM will
need to revise the mylars and re -submit them to Community Development for approval signatures.
cc: Stan Clauson, Community Development Director
M96.270
2
Cw��cr- US''
26-SO.010
ha ter 26.80
Sections:
26.80.010 Purpose.
26-80.020 Applicability-
26.80.030 Designation or specially planned area (SPA).
26-80-040 Development in a specially planned area (SPA).
26.80.010 Purpose.
'Me purpose of a specially planned area (SPA) is to:
A. Provide desion flexibility for land which requires innovative consideration in those circwnstances
C.
where traditional zoning techniques do not adequately address its historic significance, natural features, unique
physical character, or location, and where potential exists for community benefit from comprehensive development.
B. Allow the development of mixed land uses through the encouragement of innovative desi gn praccices
wWch permit variations from standard zone district land uses and dimensional requirements.
C. Establish a procedure by which land upon which multiple uses exist, or are considered appropmte.
can be planned and redeveloped in a way that provides for the greatest public benefit. (Code 197 1. § 7-801)
26.80-020 Applicability.
Before any development shall occur on land designated specially planned area (SPA) on the official zone
district map, or before development can occur as a specially planned area (SPA), it shall comply with the
requirements of tWs chapter. (Code 1971, § 7-802)
26.80-030 Designation of specially planned area (SPA).
A. Standards for designation. Any land in the city may be designated specially planned area (SPA)
by the city council if, because of its unique Wstoric, natural, physical, or locational characteristics, it would
be of great public benefit to the city for that land to be Mowed design flexibility and to be planned and developed
comprehensively as a multiple use developmem A parcel of land designated specially planned area (SPA)
shall also be desi-nated on the city's official zone district map with the underlying zone district designation
which is determined the most appropriate. The underlying zone district designation shall be used as a guide.
but not an absolute limitation, to the uses and development which may be considered during the development
review process.
B. Procedure for designation, amendment, rescinding. Any parcel that meets the standards established
in Section 26.80.030(A) may be designated specially planned area (SPA) pursuant to review and recommendation
by the commission and approval by the city council pursuant to the procedures establish ' ed in Common Procedures,
Chapter 26.52.'Mc boundaries of a parcel previously designated specially planned area (SPA) may be amended
following the same procedures used in designating a parcel specially plarmed area (SPA). The removal. of
a specially planned area (SPA) designation. from a parcel shall follow the same procedures used in designating
the parcel specially planned area (SPA) but shall require demonstration of why the land no longer meets the
standards established in Section 26.80.030(A).
--> k-�G C+W-CK- NOD(-ro�-S- O'F- Wfr6\JA4--
617 (Aspcn
26.80.030
C. Recordation of designation- Upon the effective date of an act by the city council designatin-g a specially
planned area (SPA), the planned director shall notify the city clerk of the designation, who shall record among
the real estate records of the clerk and recorder of Pitkin County, Colorado, a certified copy of the ordinance.
'Me ordinance shall include a legal description of the property which is being designated specially planned
area (SPA). the city council
I D. Placement on city's official zone district map. Upon the effective date of an act by
designating a specially planned area (SPA), the planning director shall place the SPA designation and underlying
zone district designation on the city's official zone district map. (Code 1971, § 7-803)
M.80.040 Development in a specially planned area (SPA).
A. Overview of development review. Any development witWn a specially planned area (SPA) shall
be reviewed pursuant to the procedures and standards in this section and Common Procedures, Chapter 26.52.
The procedure requires review and approval of a conceptual development plan and final development plan
by the commission and city council with public hearings occurring at the . time of conceptual development
plan review by city council and final development plan review by the commission. A development application
for specially planned area (SPA) designation shall be reviewed and considered concurrently with a development
application for a conceptual development plan, and shall require public hearings to be held by both the commission
and city council. An applicant may request and the planning director may determine that because of the limited
extent of the issues involved in a proposed Specially Planned Area in relation to these review procedures and
standards, or because of a significant commun�ity interest wh�ich the project would serve, it is appropriate to
consolidate conceptual and final development plan review. 'Me planr�ng director shall consider whether the
full four step review would be redundant and serve no public purpose and inform the applicant during the
pre -application stage of whether consolidation will be permitted. An application wWch is determined to be
eligible for consolidation shall be processed pursuant to the terms and procedures of final development plan
review. The commission or the'City Council may, during review, determine that the application should be
subject to both conceptual and final plan review, in wWch case consolidated review shall not occur.
B. Review standards for development in a specially planned area (SPA). In the review of a development
application for a conceptual development plan and a final development plan, the commission and city counci I
shall consider the following.
1. Whether the proposed development is compatible with or enhances the mix of development in the
immediate vicir�ty of the parcel in terms of land use, density, height. bulk, architecture, landscaping and open
space.
2. Whether sufficient public facilities and roads exist to service the proposed development.
3. Whether the parcel proposed for development is generally suitable for development, considering
the sloM ground instability and the possibility of mud flow, rock falls, avalanche dangers and flood hazards.
4. Whether the proposed development creatively employs land planning techn�iques to preserve significant
view planes, avoid adverse environmental impacts and provide open space, trails and similar arnerfities for
the users of the project and the public at large.
5. Whether the proposed development is in compliance with the Aspen Area Comprehensive Plan.
6. Whether the proposed development will require the -expenditure of excessive public funds to provide
public facilities for the parcel. or the surrounding neighborhood. I
7. Whether proposed development on slopes in excess of twenty (20) percent meet the slope reduction
and density requirements of Section 26-84.030(B)(2)(b).
618
(A�p. 10/95)
216. SO -N- 0
8. Whether there are sufficient GMQS allotments for the proposed development.
The burden shall rest upon an applicant to demonstrate the general reasonableness wid suitabilitv of the
proposed development, and its conformity to the standards and procedures of this chapter and secdon-, provided.
however, that in the review of the Conceptual development plan, consideration will be given only to the general
concept for the development, while during the review of the final development plan, detailed evaluaiion of
the specific aspects of the development will be accomplished.
C. Conceptual development plan.
1. Contents of application. The contents of the development application for a conceptual development
plan shall include the following.
a. The general application information required in Common Procedures, Section 26.52.030.
b. A conceptual description of the proposed development. This shall include but not be limited to
a statement of the intent of the proposed development and a conceptual description of proposed land uses.
densities, design concepts, access ways, and a general time schedWe for construction of the proposed development-
-c. A statement outlining in conceptual terms how the proposed development will be served with the
appropriate public facilities and how assurances will be made that those public facilities are available to serve
the proposed development.
d. A conceptual site plan, illustrating:
(1). Exisfing natural and marimade features.
(2) General configuration of proposed land uses, access ways, and existing and proposed utilities.
(3) Schematic drawings of proposed buildings, indicating general site design features -and overall mass
and height of proposed structures.
2. 0 Effect of approval of conceptual development plan. Approval of a conceptual development plan
shall not constitute final approval fordevelopment in a specialty planned area (SPA), or permission to proceed
with development. Such approval.shall only�constitute authorization to proceed with a development application
for a final development plan.
3. Limitation on approval of conceptual development plan. A development application for a final
development plan shall be submitted within two (2) years of the date of approval of a conceptual development
plan. Urdess an extension is granted by the city council prior to expiration, failure to file such an application
within this time period shall render null and void the approval of a conceptual development plan.
D. Final development plan.
1. Contents of application. The contents of a development application for a final development plan
shall include the following
a. 7le general application information required in Section 26-52.030.
b. A precise plan of the proposed development including but not limited to proposed land uses. densides,
landscaping, internal traffic circulation, and accessways. The precise plan shall be in sufficient detail to enable
evaluation of the architectural, landscaping, and design features of the proposed development. It shall show
the location and floor area of all existing and proposed buildings and other improvements including heights,
dwelling unit types and nonresidential facilities.
C. 0 A statement specifying the underlying zone district on the parcel and, if variations are proposed,
a statement of how the variations comply with the standards of Section 26.80.040(B).
d. A statement outlining a development schedule specifyin the date construction is proposed to be
initiated and completed.
619 (Aspm 10!95)
26.80.040
e. A statement specifying the public facilities that will be needed to accommodate the proposed devel-
opment, and what specific assurances will be made to ensure that Public facilities will be available to accornmodale
the proposed development.
f. A statement of the reasonable conformance Of the final development plan with the approval 2ranted
ating the parcel
to the conceptual devel6pment plan and with the original intent of the city council in d ' esign
specially planned I area (SPA).
g. A plat which depicts the applicable information required by Section 26.'88-040MM(a)(3) and (D)(2)(a)
req
2. Variations permitted. The final development plan shall comply with the uirements of the underlying
zone district; provided, however, that variations from those requirements may be allowed based on the standards
of Section 26.80.040(B). Variations may be allowed for the following requirements: open space. mimmwn
distance between buildings, maximum height, minimum front yard, minimum rear yard, minimum side yard.
minimum lot width, minimum lot area, trash access area, internal floor area ratio, number of off-street parking
spaces and uses, and design standards of Section 26.88.040(C)(4) for streets and related improvements. Any
variations allowed shall be specified in the SFA agreement and shown on the final development plan.
I the applicant and the city council shall
SPA agreement. Upon approval of a final development plan,
enter into an agreement binding the real property to any conditions placed on the development order approving
r- blic facilities guarantees as specified in Section
the final development plan, and providing landscape and pu
26.84.040(C) and (D).
4. ' Recordation. The final development plan, which shall consist. as applicable, of final drawings depicting
the site plan, landscape plan, utility plan and building elevations, and Specially Planned Area (SPA) agreement
shall be recorded in the office of the Pitkin County Clerk and Recorder, and shall be binding upon the property
owners subject to the development order, their successors and assigns, and shall constitute the development
to the uses,- density, configuration.
regulations for the property. Development of the property shall be limited
L_ plan and SPA agreement. Failure
and all other elements and conditions set forth on the final development 0.
on the part of the applicant to record the final development plan and SPA agreement within a period of one
hundred and eighty (180) days following its approval by city council shall render the plan invalid. Reconsideration
of the final development plan and SPA agreement by the cornmission and city council will be required before
its acceptance and recording
E. Amendment to final development plan.
1. An insubstantial amendment to an approved development order for a final development plan may
be authorized by the Community Development Director. The following shall not be considered an insubstantial
amendment:
a. A change in the use or character of the development.
b. An increase by greater than tluee (3) percent in the overall coverage of structures on the land-
0 s of the proposed. development, or
C. Any amendment that substantially increases trip generation rate
the demand for public facilities.
d. A reduction by greater than three (3) percent of the approved open space.
C. A reduction by greater than one (1) percent of the off-street parking and loading space.
f. A reduction in required pavement widths or rights -of -way for streets and casements.
An increase of greater than two (2) percent in the approved gross leasable floor area of commercial
buildings.
h. C� An increase by greater than one (1) percent in the approved residential density of the development.
(Aspm 10/95) 620
26.SO.04-0
representation of the project's original approval
1. Any change which is inconsistent with a condition or C� -
or which requires grantingof a further variation from the project's approved use or dimensional requirements.
2. All other modifications shall be approved pursuant to the terms and procedures of the final development
plan, provided that the proposed change is consistent with or an enhancement of the approved final development
plan. If the proposed change is not consistent with the approved final develqpment plan( the amendment shall
be subject to both conceptual and final development plan review and -approval.
lity council may require such
3. During the review of the prcposed amendment, the comirAssion and L
conditions of approval as are necessary to insure that the development will be compatible with current conunw-ury
conditions. This shall include -but not be limited to, applying to the portions of the development wWch have
not obtained buildingpermits orare proposed to be amended anynew community policies or regulations wWch
have been implemented since the original approval. or taking into consideration changing corrunur-�Jty circw�es
as they affect the project's original representations and commitments.
The applicant may withdraw the proposed amendment at any time during the review process. (Ord. No-
7-1989, § 2; Ord. No. 13-199 1, § 3; Ord. No. 2.4-1993, § 2; Ord. No. 22-1995. § 13: Code 197 1, § 7-804)
621 (Aspcn 10/95)
(2) Cash -in -Lieu Payment. Payment of cash in -lieu of a land dedication shall be made to the city prior
to and on a proportional basis to the issuance of any building permits for the residential dwelling units.
e. Use of Land and Use.of Funds.
(1) Land. All lands dedicated to the city pursuant to this section shall be held by the city for the Aspen
School District, untii, such time as they shall be requested by the School District for school purposes. The
Aspen School District shall be responsible for maintenance of said lands in a reasonable manner wWle they
are being helJ by the city.
(2) Funds.* All funds collected pursuant to this division shall be transferred by the building inspector
to the finance director. All funds so collected shall be properly identified and promptly deposited in a designated
account Funds withdrawn from this fund shall be used exclusively for the pprposes specified herein.
(a) City Shall Transfer Funds to School District. Funds collected pursuant to this division shall be remitted
at least monthly to the Aspen School District- The Aspen School District shall deposit said funds into an interest -
bearing account authorized by law. The Aspen School District shall be the owners of the funds in the account,
but the signature of the chief financial officer of the Aspen School District, or his or'her designee, and the
signature of the finance director of the City of Aspen, or Ws or her designee, shall be required for the withdrawal
of monies from the account-
(b) Administrative Fee. The city shall be entitled to retain two (2) percent of the funds collected to
compensate it for its admin�istrative expenses of collecting the fees. Said fees shall be deposited in the city's
General Revenue ftmd to be expended as the city shall determine in its sole discretion.
(c) Use of Land or Funds for Housing. If the School District decides that land or funds dedicated pursuant
to this section should be used for housing, then the School District shall place a deed restriction on those housing
units, restricting their occupancy solely to School District employees and their immediate families. In the event
the inventory of housing exceeds the district's needs, the School Board may allow occupancy of the un�its
through the Housing Authority.
f. Periodic Review. In order to ensure that the land dedication standards which are assessed are fair
and represent the current level of service provided by the Aspen School District, the dedication schedule shall
be reviewed by the city, together with the School District, and amended as necessary within duce (3) years
of its effective date and every three (3) years thereafter.
D. Procedure. Prior to approval of a development order for subdivision, an applicant shall have a
development application for plat reviewed and recommended for approval, approval with conditions, or disapproval
by the commission, and then reviewed and approved, approved with conditions, or disapproved by the city
council pursuant to the procedures of this section and the Common Procedures, Chapter 26.52.
1. Review by commission.
a- Contents of application- The contents of a development application for plat for review by the commission
shall include the following.
(1) T7he general application information required in Common Procedures, Section 26.52.030.
(2) One (1) inch equals four hundred (400) feet scale city map showing the location of the proposed
subdivision, all adjacent lands owned by or under option to the applicant, commonly known landmarks, and
the zone district in which the proposed subdivision and adjacent properties are located.
(3) (a�)Vhich reflects the layout of the lots, blocks and structures in the proposed subdivision. The
plat shall be drawn at a scale of one (1) equals one kundred (100) feet or larger. Architectural scales are not
acceptable. Sheet size shall be twenty-four (24) inches by thirty-six (36) inches. If it is necessary to place
the plat on more than a one (1) sheet, ar(lEii)hall be included on the first sheet. A(vvaicinit�y �ma hall also
appear I on the first sheet showing the subdivision as it relates to the rest of the city and the street system in
the area of the proposed subdivision. The contents of the plat shall be of sufficient detail to determine whether
(Asp= SJ9Q 642
26.88-040
the proposed subdivision will meet the design standards of this chapter and this title, and shall contain the
following itemized information.
(a) C> The name of the proposed subdivision, which shall not be the same or similar to any name used
on a recorded plat in Pitkin County, Colorado.
(b) The name, addres!� aix� telephone number of the owner/applicant, designer of the proposed subdivision.
and the licensed surveyoF.
(c) Ila location and boyndaries of the proposed 5ubdivision.
<::����wing the existing and proposed contours of the land in the proposed subdivision at two -foot
intervals, where the slope is less than ten (10) percent, and five-foot intervals where the slope is ten (10) percent
or greater, and the designation of all areas with slope greater than thirty (30) percent-
C) T�he �Iomcafion d dimensions of all existing streets, alleys, casements, drainage areas, irrigation ditches.
e
pub ic and private utilities, and other significant manmade or natural features within or adjac ritto the proposed
subdivl!s'��
�I �*� dimensions of all proposed streets, alleys, easements, drainage improvements.
utilities, lot lines, and areas or structures reserved or dedicated for public or common use.in the proposed
subdivision.
(::(F� alon, ize, and type of existing vegetation and other natural landscape features. and the
; -Ti e loc`ation, � � a
proposed -m__it_s_oT_any excavation-or-re.rading in the proposed subdivision, including the location of trees
with a trunk diameter of_�ix6 imbles or more measured four and one-half (4 1/2) feet above the ground.
and an indication of which uees are pr6po�ed to be removed- Where large groves are to remain undisturbed.
sin n located
�11h,) �Trnede=i-ni, all areas that constitute natim-al hazard areas including but not limited to snowslides,
;- a-Iti �o
avalanche, muds i e, rockslide and the one -hundred -year floodplain.
(i) Such additional information on geolouical or soil stability, avalanche potential, projected traffic
generation, air pollution and similar matters as may be required by the planning agency or other reviewing
agency.
(j) Such other information as may be required by the planning agency or other reviewing agency in
order to adequately describe (jr:o:p-os�ed utility systems, �ramage plans, surface improvements, or other construction
projects contemplated within the pro-p-0-s-e-d-s-Odi—vision in order to assure that the proposed subdivision is capable
of being constructed without an adverse effect upon the surrounding area-
(k) Site data tabulation listing acreage of land in the proposed subdivision, number, type and typical
size of lots, structures and/or dwelling units; number of bedrooms r dwelling unit; ground coverage of proposed
0 pe 0
structures and improvements inclu ' aparkingar treets ' ew ks d open space, and
�6- being provided pursuant to Section 26.88.040(C)(5)(a).
79—In the case of a division of land into condominium interests, apartments or other multi -family or
time-share dwellina units, the location of all proposed structures, parking areas, structures and/or areas for
0
I
w corrunon use.
proposed subdivision covers only a part of the applicant's adjacent holdings, a sketch
plan for such other lands shall be submitted, and the proposed streets, utilities, casements, and other improvements
of the tract under review shall be considered with reference to the proposed development of the adjacent holdings.
(n) Letters from the public orprivate utility companies that will service the proposed subdivision with
,-as, electricity, telephones, sanitary sewer. water, and fire- protection facilities stating they can service the
rc
proposed subdivision-
1) - I . 0- - C3)
643 (Aspcn 5/96)
26.88.040
(4) GISData� I subdivision applitations shall submit the requirements specified in section 26.88.04Q(C)
!a�n�. . 0((D) in a digital format acceptable to the Community Development Department. Base
information shall be obtained from the Community Development Department-
2. Review by city council..
:�o a. Additional application contents prior to revievT by city council. Subsequent to review by the commission
and prior to r eview of the development application for plat by the city council, the applicant shall submit
the following additional application contents. I I .
(1) A final plat drawn with permanent ink on reproducible I men or tar-Shect- twenty-four
(24) inches by thirty-six (36) inches with an unencumbered margin o o e and one-half (I I inches on the
left hand side of the sheet and a one-half (1/2) inch margir�4w: �th;eo7t�h'er three (3) sides of the sheet. It
sh���:
KC (Ja__,A�curate dimensions for all lines, angles and curves used to describe boundaries, streets, setbacks,
a1leys, casements, structures, arem to be reserved or dedicated for public or common use and other important
features. All curves shall be circular arcs and shall be defined by the radius, central angle, tangent, arc and
chord distances. All dimensions, both linear and angular, are to be determined by an accurate control survey
in the field which must balance and close within a limit of one (1) in ten thousand (10,000)-
9,9-, DA systematic identification of all lots and blocks and names for all streets.
((:L �c Names of aU adjoin�g subdivisions with dotted lines of abutting lots- If adjoining land is unplatted,
it sh4Qr_ shown as such.
QdJ) An identification of the streets, alleys, parks, and other public areas or facilities, and a dedication
thereof to the public use. An identification of the casements as dedicated to public use. Areas reserved for
Future—DUblic acquisition shall also be shown.
0 A written survey description of the area including the total acreage to the nearest one -thousandth
(0.001) of an acre.
(DA description of all survey monuments, both found and set, which mark the boundaries of the subdivi-
sion, and description of aH monuments used in conducting the survey. Pw Colorado Coordinate System may
be
A statement by the land surveyor explaining how bearings, if used, were determined.
USA certificate by the registered land surveyor as to the accuracy of the survey and plat. and a statement
that the survey was performed in accordance with Colorado Revised Statutes 1973, Title 38, Article 5 1. as
amen from time to time.
(4) certificate by acorporatetitle insurer, that the person or persons dedicating to the public the public
fighEs-of-way, areas or facilities as shown thereon are the owners thereof in fee simple, free and clear of all
liens and encumbrances.
Certificates showing approval of the final plat by ft city engineer, planning director and the corrunission-
A certificate showing approval of the plat and acceptance of dedications and easements by the city
council, with signature by the mayor and attestation by the city clerk.
,<7(�7 A certificate of filing for the Pitkin County clerk and recorder.
(D Complete engineering plans and specifications for all improvements to be installed in the proposed
subdivision, includiiig but not limited to water and sewer utilities, streets and related improvements, trails,
b n' d stonn drainage improvements. . I I
A landscape plan showing location, size, and type of proposed landscape �eat6res.
(10) Copies of any monument records required of the land surveyor in accordance with Colorado! Revised
Statutes 1973. Title 38, Article 53, as amended from time to time.
(Aspm 5/96) 644
26.88-040
(11) Any agreements with utility or ditch companies, when applicable.
(12) Any subdivision agreements as required by Section 26.88.040(C)(3).
b. Submission of development application to city council. 17he development application shall be submitted
to tile city council for final review. 'Me development applicatior, for plat shall be approved or approved with
conditions by the city council if it conforms ;.o the standards of Section 26.88.040(C), or it shall be denied.
(Ord. No. 47-1988, § 9; Ord. No. 69- 1 1994, § 1; Ord. M. 22-1995, § 18; Ord. No. 32-1995, § 1; Ord. 1\10,
54-1995,. § 1: Code 197 1, § 7-1004)
26.88.050 Subdivision agreement -
A. General. Prior to approval of Plat for a subdivision, the applicant and city council shall enter into
a subdivision agreement binding the subdivision to any conditions placed on the development order.
B. Common park and recreation areas.Me subdivision agreementshall outline any agreement on the
part of the applicant, to deed public lands, open space, public facilities, and other improvements to the city
or other entity.
C. Landscape guarantee. In order to ensure implementation and maintenance of the landscape plan,
the city council may require the applicant to provide a guarantee for no less than one hundred twenty-five
(125) percent of the current estimated cost of the landscaping improvements in the approved landscape plan.
as estimated by the city engineer, to ensure the installation of all landscaping shown an the co tin e ain . an
d n u d in ten ce
and replacement of the landscaping for a period of two (2) years after installation. The guarantee shall be
in the form of a cash escrow with the city, or a bank or savings and loan association, or an irrevocable siohl
draft or letter of commitment from a firiancially responsible lender and shall give the city the unconditional
right upon demand to partially or fully complete or pay for any improvements or pay any outstanding bills.
or to withdraw funds upon demand to partially or fully complete or pay -for an
� y improvements or pay for
any improvement or pay any outstanding bills for work done thereon by any party.
As portions of the landscaping improvements are completed, the city engineer shall inspect them, and
upon approval and acceptance, shall authorize the release of the agreed estimated cost for that portion of the
improvements, except that ten (10) percent shall be withheld until all proposed improvements are completed
and approved, and an additional twenty-five (25) percent, which shall be retained unti I the improvements have
been maintained in a satisfactory condition for two (2) years.
D_ Public facilities guarantee. In order to ensure installation of necessary public facilities planned to
accommodate the subdivision, the city council shall require the applicant to provide a guarantee for no less
than one hundred (100) percent of the current estimated cost of such public improvements, as estimated by
the city engineer. The guarantee shall be in the form specified in Section 26.88.050(c) and may be drawn
t' es improvements are completed, the
upon by the city as specified therein- As portions of the public faciliti
city engineer shall inspect them, and upon approval and acceptance, shall authorize the release of the agreed
estimated cost for that portion of the improvements, except ten (10) percent which shall be withheld until
all proposed improvements are completed and approved.
E. Recordation. The subdivision agreement and plat shall be recorded in the office of the Pitkin County
clerk and recorder. Failure on the part of the applicant to record the plat within a period of one hundred eighty
(180) days following approval by the city council shall render the plat invalid and reconsideration and approval
off the plat by the commission and city council will be required before its acceptance and recording, uriless
'an extension or waiver is granted by city council for a I shoiving of good cause. The subdivision plat shall also
be submitted in a digital format acceptable to the Community Development Department, for incorporation
into the, City/County GIS system.'Me one hundred eighty (180) day recordation requirement contained herein
shall not.apply to the recording of condominium maps, or declarations or any other documents required to
W-1 (Aspcn 5/96)
LVI tu VL oru,
November 19, 1996
Stan Clauson
Community Development Director
City of Aspen
130 S. Galena Street
Aspen, CO 81601
Re: Insubstantial Amendment to the Final Plat
THE CITY OF ASPEN
Reference Ordinance No. 23 (Series of 1996)
Water Treatment Plant Improvements & Affordable Housing Projec
Dear Stan:
The purpose of 'this letter is to submit to you for authorization several insubstantial
amendments to the development plan for above referenced Project. All of the changes are
consistent with a condition or representation of the Project's original approval.
I . Reference Condition #20
Change the condition to require that the park design shall be submitted to the Parks
Department for approval prior to the recording of the SPA Plan; to require that the
park design shall be submitted to the Parks Department for approval prior to
issuance a Certificate of Occupancyfor any units within the Project. .
2. Reference Condition #31
Change the condition to require that the applicant shall submit proposed
landscaping screening or other farm of buffering between Doolittle Drive and the
single-family units for approval prior to the recording of the SPA Plan; to require
that.the-applicaftt shall submit proposed landscaping screening or other f6rm of
buffering between Doolittle Drive and the single-family units for approval prior to
issuance'a Certificate of Occupancyfor any units within the Project. ,
3. Reference Condition #32
Change the condition to require that the applicant shall revise the elevations for the
single family homes on the west si& of Doolittle Drive to achieve compliance with
Ordinance 30 for approval prior to the recording of the SPA Plan; to require that the
applicant shall revise the elevations for the single family homes on the west side of
Doolittle Drive to achieve compliance with Ordinance 30 for approval prior to
issuance a Building.Permitfor any singlefamily unit within the Project.
130 SOUTH GALENA STREET - ASPEN, COLORADO 81611 - PHONE 303.920.5000 - FAx 303.920.5197
Printed m wyded paper
4. The location of the new 4,200 s.f. Storage Building, Storage Bins and Yard Area
has been moved and located approximately 100 ft. north of the originally proposed
site to minimize disturbance of the native Gamble Oaks.
5. The boundary property line bordering the westerly edge of the single family
housing sites will be established subsequent to the determination, relocation and
completion of the Meadowood Ditch. The final boundary shall be recorded in the
office of the Pitkin County Clerk and Recorder and shall be binding upon the
property prior to the issuance of a Building Permitfor any single unit within the
Project.
All the above is in response to the concerns listed in Chuck Roth's memorandum dated
November 8, 1996. SGM, Engineers will address the remaining items and re -submit the
mylars early next week for approval signatures by the City.
The recordation of the development plan requires your authorization of all insubstantial
amendments. Please let me know if the above meets with your approval.
David Hauter, Asset Manager
City of Aspen
C.C. Jay Hammond
Chuck Roth
Suzanne Wolff
PLANNING & Z NG COMMISSION JULY 2,1996
Hunt stated that he would be more comfortable with this without the ADU's and
the impact of the additional two family units.
In a straw votefor the appropriateness of two ADU's on this site, the Commission
voted 6-1 against.
Derrington said that they are sufficiently below the allowable FAR, we could go in
and build the project, pretty much as is without the ADU so the bulk and mass will
not go away.
Blaich stated that he recognizes that but there will not be two extra family units
there.
Derrington stated that whether or not Bibbia has 10 people more, living in his
house than allowed by the code is out of our control and we can not deal with that,
we can try to get the right-of-way dedicated for access and we would be building
the driveway and intersection to the street to city standards, he said they would be
glad to do landscape enhancement at the street intersection and or along the
driveway and regrade part of his top parcel that was necessary to make his parking
area and lawn accessible. Derrington said that we do not know, definitely that the
people who rent this place will have a car, they may walk everywhere and their car
might just sit there, he said it is hard to second guess the use of the ADU's..
Derrington stated that he would prefer to have this tabled to discuss the
ramifications with the owner.
MOTION: Hunt moved to table action and continue the public
hearing for the Colas Investments for Conditional Use Review for
two Accessory Dwelling Units and Stream Margin Review to&
8/6/96, at the request of the applicant. Seconded by Mooney. All
in favor, motion carries.
Mooney asked if this was split off of Bibbig's PUD, maybe there
are some references in this PUD that will help determine what
kind of dedicated right-of-way we can expect.
PUBLIC HEARING:
Waterplace Affordable Housing Final SPA Review
Steve Buettow stepped down. Proof of notice provided.
PLANNING & Z( NG COMMISSION JULY 2,1996
Michaelson stated that this is a request for Final SPA approval for the City of
Aspen Water Treatment Plant Affordable Housing project, it calls for development
of 22 deed restricted affordable housing units and the renovation of one unit which
will make 23 deed restricted units as well as significant improvements to the water
treatment facilities, the City Council approved the conceptual SPA on May 22,
1996, ordinance 15, series 1996, the conditions of approval were identical to the
ones from the Planning Commission hearings. Michaelson said in addition to
Final SPA approval the applicants are requesting Subdivision to create the 4.39
parcel that will be developed for housing as well as a subdivision of the residential
parcels, in addition the applicants are required to obtain conditional use approval
for affordable housing in a public zone district, a GMQS Exemption for affordable
housing (will be approved by Council), Special Review for parking, open space,
and dimensional requirements for affordable housing projects as well as 8040
Greenline Review, the Housing Office has approved the mix and a request to
reduce the net livable in some of the single family units to approximately 1400 s.f.
Michaelson stated that there have been three changes since conceptual approval;
1) Doolittle Road, we have always struggled with Doolittle Road, up until this
point they could not get a design that met city standards in terms of grade and
turning radius, those issues have been addressed; 2) when the topo's were
completed the designs were slightly changed, the units on the East side of
Doolittle became a little more constrained into the open space, to stay away.from
the slope, Staff supports that, we would rather them get tighter and closer together
than into the oak scrub on the edge of the slope or the slopes behind that and; 3)
the single family units on the West side of Doolittle, Council was concern that the
design was somewhat traditional it proposed a single cul-de-sac, it was more
vehicular friendly than pedestrian friendly, now there are two road cuts accessing
the six units, the circulation is narrower and less dominate than a cul-de-sac, there
is also a series of hammerheads to provide access and turn around, it is a little
more consistent with Council's direction to Staff to look at some new urbanism
concepts to limit the impact of the automobile and make these units function more
as a neighborhood, he thinks this design does that. Michaelson stated that several
members of the public said the bus stop on Castle Creek and Doolittle had some
problems, busses are in a travel lane when they pull over and there is very little
dwell space for people waiting to board the bus, he has proposed to move the bus
stop back 10', bring out a bus pocket to get the bus out of the travel lane and a
slight realignment of the trail, one justification for this site and density proposed
is, it is close to transit, there is a proposed trail down the slope that will access the
RFTA bus stop and he thinks that it is a reasonable expectation on the city to
improve the bus stop. Staff recommends approval with conditions.
10
PLANNING & ZO_ � __ �G COMMISSION JULY 2,1996
Hunt asked if a plan for major grading or contour changes has been submitted.
Michaelson responded that there is a map that shows existing and proposed
grading, one thing that helped is that the topo lines got a little more extreme
pushing in the envelopes as you get closer to the loop, he said for the most part
they have done a pretty good job keeping those envelopes off the slopes
particularly on the single family side. Hunt stated that one of his major concerns
is the buildings along the hill, he does not want to see a scar hanging out in front
of our faces. Michaelson stated that they reviewed the grading plan but he is not
sure they can say what the cut will be, up there.
Tom Stevens, representing applicant said that once they received the accurate topo
information it required a change of virtually everything on this project, he said
that they will have about _3 )' of grade change and on those particular units they are
proposing basements that will sink the side of the building and the siding will
follow existing grade. Stevens stated that they can not represent that construction
will not scar the site.
Hunt asked if the buildings are visible from Castle Creek Road. Stevens said they
would. Hunt asked if it would give the appearance of a tall building on that side.
Scott Smith, Gibson -Reno architects responded that there will be a vegetative
buffer, at an angle you may see the top of the roof.
David Hauter, Asset Manager stated that he supports the improvement and re-
building of the bus stop, he said he received a letter from Castle Ridge about some
large boulders on the steep hillside, they would like those to be removed and it
will be looked into. Hauter said this is not a conventional, drive to your front door
suburban type site plan, the transportation components have been emphasized, the
architecture is responsive to the new urbanism influences and if this project is
approved they would like to start the construction on the traffic corridor this fall,
the project will probably be built out over two years and the final phase of
Doolittle Drive improvements, the curb and gutter will probably not come until
after the housing is built which may not start, in earnest until next Spring.
Mooney stated that he felt comfortable with the design and development work of
the affordable housing project, but was not aware of the expansion of the water
treatment facility in conjunction with the work that is going to be done, there will
be an additional 10,000 s.f. of facility at the water treatment plant. Mooney said
that when square footage is expanded mitigation is required, will we be told, after
PLANNING & ZC -.--%;G COMMISSION JULY 2,1996
the expansion of 10,000 s.f. that these houses will be needed to mitigate the what
the water treatment expansion.
Michaelson stated that essential public facilities are exempt from GMQS however,
Council has to find that waiving that mitigation is warranted and appropriate.
Hauter said they are consolidating things at the plant, they are tearing down an
existing building and moving 5 people up to the plant, the plant has approximately
15 people and that is not going to change. Hauter stated that the new chlorine
response building will not add additional personnel, it is an incident command
center, it is new square footage but not new people.
Jay Hammond, Consultant stated that one of the consistent concerns raised by the
neighbors is the access up into the site, as Doolittle passes the Castle Ridge and
Twin Ridge entries it runs through a fairly sharp curve and climbs steeply into the
lower site, the existing road has a radius, in the lower curve of about 65', it is
upwards of I I and 12% in some of the steeper areas, there is a tendency to rush
this road to get up it due to its steep conditions and short curve radius. Hammond
said the grade maximum, they would like to stick to is about 10%, the radius
called for in the regulations is a minimum of 100', he said they have drawn the
road to meet city standards, the effort has been to stay as closely as possible to the
existing platform to minimize disturbance in both directions above and below the
road cut. Hammond said their assumption on the lower slope has been that they
would bring it back to 2:1 to catch existing grade, it might go a little bit steeper,
this will tend to minimize the cut requirements by not pushing the curve up into
the slope, on the flip side with the curve radius at 100' there will be more of a cut
condition, there will be a boulder retainina wall of around 4' in height, this will
also help minimize the slope disturbance. Hammond noted that there is a little bit
of reverse curve as it ties into the upper alignment, it looks a little funny but there
is a fixed structure at the Meadow Wood Pump Station and a couple of water line
crossings in the area that are also fixed, the road can not swing across or we will
get into the pump station and a lot more complexity with respect to utility
disturbance on the main transmission line.
Stevens stated that he met with the Parks Department and have reviewed a
revegetation plan, the county has a seed mix they would like used, with that they
will use a combination of top soil and sand mixture and a temporary irrigation
system for at least the first growing season, he said he anticipated the first two.
12
PLANNING & Z( SG COMMISSION JULY 2,1996
Hammond said there have been discussions on trying to establish traffic calming
efforts on the road alignment to keep speed down, they are posting 20 m.p.h. at the
top and at the entry as the road passes the Twin Ridge intersection, they will
include signs restricting cyclists from using the lower portion of the road, at the
intersection of the housing and Doolittle drive they show a two-way stop, the
concern of a four-way stop is that it will generate a noise problem for the housing,
there will be a grade descending sign at the top of the grade so that truck traffic
will know to use the low gear.
Stevens stated that they can not make this project disappear it is two-story
residential structures, if driving by on 82 or flying you are going to see this
project, what can be done is to incorporate as many measures as possible to reduce
the impact of it so we will not see blank facades lined up across the hill. Stevens
said the East side of the project is concept driven, it is fairly flat and what has
come through all of the meetings is the desire for an auto disincentive, pedestrian
oriented, socially interactive design and he feels this designs speaks well to that,
all of the homes are oriented on to a central open space, the architecture has
oriented the kitchens to the open space, spaces have been designed for outdoor
living areas and Rocky Mountain Institute has suggested that individual areas be
identified for garden space, the parking is clustered on the project, they have
pitched the parking lot in grade down so it will be buried 2' at the edge, they will
bring the earth along the road up 2', it is a fairly gentle mound so it won't look
like an earth fence but in combination there will be 4' of hard buffer between the
road and the end units, in addition scrub oak has been added to help minimize the
impact. Stevens stated that the West side is single-family detached, Council did
not want to see the conventional cul-de-sac design that was presented at the
conceptual submission, they wanted the road to play a lessor important role in the
layout of those units, to maintain fire access they have basically designed a
driveway, the slope on this site became an asset as it dictated stepping these units
into the hillside creating garage or unfinished basement space.
Smith stated that two of the most important architectural features on this project
were the overall building massing and materials, with the massing they were
hoping to use simple building shapes and volumes, the roofs are simple gables,
cross gables, a few gable dormers to add interest to the facades. Smith said they
added simple shed porches at the entries, all the units have a 6' deep entry porch
breaking up the vertical massing as well as creating a nice interaction space, the
units were staggered slightly so it will not be a long row of uninterrupted facades
and a tall row a buildings, the end units were stepped down from two-story units
to one-story also reducing the visual mass and softening the edges. Smith said the
13
PLANNING & Z(- - _NG COMMISSION JULY 2,1996
out buildings were kept very low and simple and will use the same materials as the
units, the materials selected are primarily traditional natural materials, the siding
combination of horizontal lap wood siding, cedar shingle siding, rough sawn cedar
plywood and batten siding and an untreated corrugated metal siding in some
locations will break up the massing, the roofing materials anticipated would be
asphalt shingles, untreated corrugated metal roofing that will weather to a dark
rust brown color and some type of treated corrugated metal roof that will have a
darker gray color to it, by mixing the colors and materials throughout, the project
will maintain visual interest, break up the massing and scale of the buildings and
add a personalized touch for the individual units.
Stevens stated that P&Z provides a final vote on the Conditional Use to allow
affordable housing in the public zone district, Special Review for parking, open
space and the dimensional requirements and 8040 Greenline. Stevens said the
parking has been divided into two different types, there is a total of 35 spaces on
the East side, two spaces per each one, two and three bedroom unit, one space for
each studio and four spaces for guests, on the West side, the single-family each
unit has a two car garage with the exception of the existing home which has a two
car surface in addition to that there is an additional two car apron behind the
garage.
Garton asked what the handkerchief parking lot on the other side of the chlorine
response area is. Stevens responded that the Water department wanted additional
parking spaces for the chlorine response building, he does not know that they will
ever be used, except in the case of an emergency.
Stevens stated that the dimensional requirements need to be set by the design of
this project, the setbacks are probably the most substantial of the requirements,
with the triplex building we can not have a side yard setback because there is a
unit in the middle, all of the other units have a 5' total or zero because it is a
duplex and has zero on one side which means it has to have at least 5' on the other
side, the minimum lot size is taken directly off the lot plan, they are 2000 s.f. for
the townhouse unit, 5850 s.f. for the single-family detached units, the FAR is set
for.5:1 for single-family detached and .75:1 for attached, that is a little higher
than the square footage right now but the building envelopes provide limited space
for expansion room on these homes, so we have asked for an FAR that will
accommodate that expansion, the U.B.0 code requires a legal egress window in
any basement space and that now adds to s.f., if the basement is finished out it will
get into light and ventilation that may require another window that will count
towards FAR, they want to provide for the potential expansion. Stevens said the
14
PLANNING & Z( -NG COMMISSION JULY 2,1996
building height has been set at 28', 25' works for this if needed, the project fits in
this site and he does not see any weak links in the design, taking into account the
existing vegetation, grading, and physical restraints and we have still maintained
the design integrity of what they started out to do.
Blaich asked what the surface of the parking lot and driveways will be. Stevens
responded they will be asphalt. Blaich asked what the promenade will be.
Stevens said it may be concrete and along side that a grass paving system will
have to be used. Blaich said if it is concrete it could be stained to look more
natural. Blaich suggested that the emergency parking behind the small. building
also be the grass paving.
Garton said she has trouble with the traffic studies that say the applicant only has
to pay $5000 for the impacts generated by this project for the intersection at
Maroon Creek and Castle Creek road.
Hammond responded that with respect to the intersection at Castle/Maroon and
Highway 82 is effectively funded through the Highlands and Moore projects, in
process through Pitkin County, there is 13 ) million dollars, between the two
projects available for the improvements of that intersection and other elements of
their road plan in that area. Hammond said they are not contributing more toward
that intersection condition what they are contributing toward is the lower portion
of Castle Creek road from the hospital entry down to the intersection with Maroon
Creed road.
Garton said that at the worksession this Commission said that because we are
asking Hines and the Moore property to contribute to this intersection that the city
contribute to what is going on at that intersection, she feels the city has to pay into
that, it is adding a community to the Castle Creek valley and $5000 is too low.
Hunt asked if anyone had walked from the bus stop up to this site, is there any
idea what sort of grade it is, he would like to know how practical that is going to
be and how far is the farthest unit from the parking. Smith responded that it is
approximately 220'. Hunt said that is approximately one city block, that can be a
long walk if your carrying a full bag of groceries, he asked how they are dealing
with the ADA regulations on handicapped access.
Stevens said they would set up the two closest spaces and two closest units as
ADA accessible units.
A,
PLANNING & Z __ - ANG COMMISSION JULY 2,1996
PUBLIC COMMENTS
Maxine Jacobs, public, Manager of Castle Ridge stated that she turned in a letter
concerning the "precarious" boulders behind the 700 building, she said if they do
come down they will hit the building.
Ste,. -ens responded that from a practical standpoint they can probably move a
boulder that size, he is worried about accessing it, they can not access it from
below and if we come in from the top we will have to take out a swab of scrub oak
and even then he does not know if the arm of the machinery will reach the
boulder, he did say they will explore the area and respond to the letter.
Bill Brumworth, public, manages Mountain Oaks across the street from Castle
Ridge said that his concerns are the bus stop and he appreciates how the
cooperative the city has been about that, he would like to stress that he thinks it
should be a separate one way bus lane to get the bus off the road, school buses use
the same turn and the radii is not sufficient for the bus to get off the road leaving
the tail of the bus sticking out into the road and if the school bus comes behind it
is in the road, he thinks there should be some type of cross walk coming across
from the health and human services building to get people safely to the bus stop,
he said speeding traffic is the biggest issue, we now have posted speed limit signs
of 25 m.p.h. and they are useless, they do nothing to slow people down.
Brumworth stated that he thinks eventually the road will need a dip or speed
bump, the current speed limit of 25 m.p.h. is still too fast and he questions whether
20 is still 5 m.p.h. too fast. Brumworth said that this area is a Wildlife zone and
dogs are not allowed, he is in the position of having to keep dogs out of the
complex and not allow tenants to bring dogs on the property, at some point, when
Twin Ridge was built dogs were allowed in the single-family homes in a fenced
yard or on a leash at all times, that has not worked at all, he is leery of the idea of
having dogs up the street, he also asked that dogs of construction workers be
addressed. Brumworth also stated that he would like to encourage the city to line
up the construction projects to have the least amount of impact on the neighbors,
wouldn't it be better to get the road finished instead of coming back after the
houses are built, he is concerned because he has a lot of emergency room nurses
and others that sleep during the day.
Hauter stated that the bus stop is in the county and he will ask that the City
Engineer work with the county on every concern that Mr. Brurnworth mentioned.
le.
Brurnworth added that he has been trying to get that bus stop cleaned up for a long
time, he has controlled the thistle on that property and maintained the dead trees, it
always has trash around and he asked that the city support cleaning it up.
Georgia Hansen, public asked that the people who live in the townhomes at Twin
Ridge be considered or involved in the placement of lighting, because they are eye
level on the second floor of their units, all of those lights will be shining directly
in the bedroom windows. Hauter responded that they have agreed to have
subdued lighting. Hansen is also concerned about the construction, she said she
knew they would be impacted but if they could be impacted for as little time as
possible it would be nice, she is a realist and knows they have to be built, she
asked that they all be built at the same time. Hauter responded that they will be
phased over approximately two years. Hansen agreed with Gar -ton that the
intersection is untenable, this project will come on-line before Hines or Moore, the
intersection needs improvements and Highlands group has offered to go ahead and
do them but the political process is going to disallow that the money be spent on
improvements at the intersection, depending on what happens, that 1.3 million
could sit there for 10 years while they decide whether they want to spend it on
trains or intersection improvements.
Garton asked how practical it will be to Oro back in and do curb and gutter on such
a narrow road when a community is living there. Hauter responded that the.
concept is to pave the road and it has only been a suggestion to come back and do
the curb and gutter. Adeh said that he is trying to phase this because winter will
be here soon and construction costs will double and even triple in cost.
Hunt said that he likes the idea of a double overlay, (paving the road, building the
houses and coming back with a new layer of road and curb and gutter) because
running that much construction traffic for a year it will ruin the mat that is down.
MOTION: Hunt moved to recommend approval of the Final SPA
Development Plan, Amendment of the Aspen Water Treatment
Plant SPA, Growth Management Exemption for Affordable
Housing and Essential Public Facilities, Subdivision, 8040
Greenline Review, Conditional Use and Special Review for
Parking, Open Space and Dimensional Requirements in the
Public Zone District for the City of Aspen Water Treatment Plant
Improvements and Affordable Housing Project, subject to the
following conditions:
17
PLANNING & ZOI - -, 4G COMMISSION JULY 2,1996
1) All material representations made by the applicant in the
application and during hearings before the Planning and
Zoning Commission and City Council are considered
conditions of approval, unless amended by other conditions.
2) The amended SPA Development Plan shall be recorded in
the office of the Pitkin County Clerk and Recorder. Failure
on the part of the applicant to record the amended SPA
Development Plan within a period of 180 days following
approval by the City Council shall render the PUD
approval invalid and reconsideration and approval by the
Commission and City Council will be required before the
acceptance and recording, unless an extension or waiver is
granted by the City Council for a showing of good cause.
3) A final stormwater drainage plan must be approved by the
City Engineer prior to the issuance of any development
permits.
4) The applicant shall sign Doolittle Road as 20 miles per
hour, to the satisfaction of the City Engineer.
5) The proposed pedestrian loop on the east side of Doolittle
Road shall be approved by the Fire Marshall for emergency
access purposes.
6) The final plat shall have signature blocks for all utilities.
7) The applicant shall agree to join any future improvement
districts which may be formed for construction of right-of-
way improvements in adjacent and neighborhood public
rights -of -way.
8) The final SPA Plan must show, dimension, and number all
parking for the development.
9) The applicant shall consult City Engineering for design
considerations of development within public rights -of -way,
Parks Department for vegetation species, and shall obtain
permits for any work or development, including
18
landscaping, within the public right-of-way from City
Streets Department.
10) Native vegetation to be retained shall be protected to the
maximum extent practical, including the establishment of
building envelopes outside of the existing oak scrub.
Construction fencing shall be erected at the dripline around
all protected vegetation adjacent to structures, trails or
roads prior to the issuance of any excavation, grading, or
building permits. Any exposed roots must be protected
during construction per Parks Department direction.
11) Street light fixtures and locations shall be approved by the
Community and shown on the Final SPA Plan.
12) Mud shall not be tracked onto City Streets during
construction.
13) Prior to acceptance of financial assurances for the project,
the cost estimates of improvements must be approved by
the City Engineer.
14) A line extension agreement and appropriate fees will be
required per Aspen Consolidated Sanitation District
Regulations.
15) Homeowners covenants must provide for snow removal on
any sidewalks and trails approved through this
development review.
16) Street names shall meet the approval of the City
Engineering Department.
17) The single family home size variance is allowed for net
livable area less that the 1,400 square feet.
18) The deed restrictions shall be 12 Resident Occupied units
and 11 Category 4 units.
19
PLANNING & Z—.,,NG COMMISSION JULY 2,1996
19) The eventual trail alignment shall be staked for review by
the Community Development Department, and shall avoid
as much existing vegetation as practical. Snow removal on
the trail shall be the responsibility of the homeowner's
association.
20) Residents from adjacent residential neighborhoods should
be included in the planning and design of the proposed
park. The park should be adequately fenced or screened
with vegetation to keep children from straying onto
Doolittle Drive. The applicant shall submit a park design to
the Parks Department for approval prior to the recording
of a final SPA Plan.
21) A park development impact fee will be granted in exchange
for the applicant's commitment to design and construct
park development activities (grading, drainage, top soil,
seeding and vegetation).
22) No fireplaces are approved for the development.
23) A fugitive dust plan shall be approved by Environmental
Health prior to the issuance of any grading, excavation,
utility, demolition, or building permits.
24) Financial guarantees for landscaping, revegetation, and
public facilities improvements must be reviewed and
approved by the City Engineer and City Attorney prior to
the issuance of any development permits for the project.
25) The applicant shall submit pavement treatments for the
crossing of Doolittle Drive for review and approval by the
Engineering Department prior to the recording of a Final
SPA Plan.
26) All construction shall be consistent with the Geotech report
recommendations conducted by Hepworth-Pawlak
Geotechnical, Inc.
20
PLANNING & ZOL,.NG COMMISSION JULY 2,1996
27) the applicant shall be required to present evidence to
Council that the GMQS exemption and the associated
mitigation waivers are appropriate and warranted.
28) the concrete paths shall be colored to reflect a more natural
appearance.
29) the applicant shall confirm that the proposed road impact
mitigation is consistent with the relative impact of the
project on the Castle Creek, Maroon Creek and Highway
82 intersection.
30) the applicant shall address the rocks located above Castle
Ridge apartments and;
31) the applicant will continue working with RFTA and the
County to make improvements to the bus stop at Doolittle
and Castle Creek Road.
Seconded by Blaich. All in favor, motion carries. Buettow
stepped down.
CONTINUED PUBLIC HEARING:
Aspen Mountain PUD
Michaelson said this is a continued public hearing, on June 24th we went up and
did some field work at that point geotechnical issues were paramount to P&Z
tabling the project, the geotech report has been received and sent to the State
Geologist for their comments, Staff suggests that the application be tabled to a
special meeting on July 23, 1996. Michaelson noted that the application is in
compliance with the PUD standards, in terms of FAR, Open Space, Height, a zone
text amendment is being proposed as part of this application, a trail easement is an
issue because; 1) building envelopes have been proposed on it and; 2) it does not
go anywhere, Parks has indicated that they would like a portion of the easement to
be retained, we looked at working with the Ski Company to locate the easement on
a secondary catwalk that is right above the property line it runs on top of the
cribbing that is below the water tower, it continues along the ridge and ideally
dropping as close to the Gondola as possible, or at least on the other side of town,
Parks was willing to entertain this because they have some links along Shadow
21
15 10113 U) MA 0 1110 13
TO: Chuck Roth
CC: Nick Adeh
Stan Clauson
FROM: David Haut
RE: SPA Development Plan for Affordable Housing PrQ.ject
Reference Ordinance NO. 23, series of 1996
DATE: January 10, 1997
I have been given the official date the amended SPA
Development Plan needs to be recorded from Kathy Strickland
in the City Clerks office as follows: January 28, 1997.
This above has been confirmed by John Worcester, City
Attorney.
Council has a regularly scheduled meeting on January 27, 1997
and if need be we can ask for an extension at that time.
thanks...
David Hauter, 03 -PM-4/7/97----,- City-HousL 2ro-ject
X-Sender: davidh@commons
Date: Mon, 07 Apr 1997 15:48:10 -0600
To: amym@aspen.co.us, amym@aspen.co.us
From: David Hauter <davidh@aspen.co.us>
Subject: City Housing Project
Cc: nicka@aspen.co.us, steveb@aspen.co.us, juliew@aspen.co.us,
philo@aspen.co.us, bille@aspen.co.us
The "Basis of Design Report"(BDR) for the Housing Project is due in Final
Draft Form by noon Wednesday(4/9) . This report is the outcome of Part One
of a two part Design/Build process. Prior to beginning Part Two, which
authorizes completion of the final design documents and beginning
construction their are three critical issues that need final approval. The
issues are; 1. final design approval, 2. construction schedule and
3. the total not -to -exceed -project costs. We are scheduled to present this
Project to Council at their regular meeting on April 14, 1997. The purpose
of the Council presentation is to obtain the final approval to begin
construction ASAP this Spring.
This Thursday(4/10) beginning at 3:30 pm in the Sister Cities Room the
Design.Team and I would like to review with you and staff the BDR Report.
This meeting is a rehearsal of our presentation to Council and more
importantly an opportunity to critique the outcome of Part One, evaluate
the
Project and make any adjustments prior to the Council presentation.
�Printed for Julie Ann Woods —<juliew@aspen.co-.—Us>--
( C-, � 0 P,�,L,
�IQ) -F t L q-
January 23, 1997
Stan Clauson
Community Development Director
City of Aspen
130 S. Galena Street
Aspen, CO 81601
Re: Insubstantial Amendment to the Final Plat
Reference Ordinance No. 23 (Series of 1996)
Dear Stan:
THE CITY OF ASPEN
lousing 9WO
C;M O�
The purpose of this letter is to submit to you for authorization several insubstantial
amendments to the development plan for above referenced Project. All of the changes are
consistent with a condition or representation of the Project's original approval.
Reference Condition #I I
Change the condition to require that the street light fixtures and locations shall be
approved prior to the recording of the SPA Plan; to require that the street light
fixtures and locations shall be submitted to Community Development for approval
prior to issuance of a Certificate of Occupancyfor any units within the Project.
2. Reference Condition # 16
The street names shall be submitted to the City Council for approval prior to
issuance of a Certificate of Occupancyfor any units within the Prqject.
3. Reference Condition #20
Change the condition torequire that the park design shall be submitted to the Parks
Department for approval prior to the recording of the SPA Plan; to require that the
park design and trail alignment shall be submitted to the Parks Department for
approval prior to issuance of a Cert�ficate of Occupancyfor any units within the
Project.
4. Reference Condition #25
Change the condition to require that pavement treatments for the crossing of
Doolittle Drive shall be submitted for review and approval by the Engineering
Department approval prior to the recording of the SPA Plan; to require that the
130 SOUTH GALENA STREET - ASPEN, COLORADO 81611 - PHONE 303.920.5000 - FAx 303.920.5197
Printed onrecycled pper
pavement treatments for the crossing of Doolittle Drive shall be submitted for
review and approval by the Engineering Department prior to issuance of a
Certificate of Occupancyfor any units within the Project.
5. Reference Condition #31
Change the condition to require that the applicant shall submit proposed
landscaping screening or other form of buffering between Doolittle Drive and the
single-family units for approval prior to the recording of the SPA Plan; to require
that the applic ' ant shall submit proposed landscaping screening or other form of
buffering between Doolittle Drive and the single-family units for approval prior to
issuance of a Certificate of Occupancyfor any units within the Project.
6. Reference Condition #32
Change the condition to require that the applicant shall revise the elevations for the
single family homes on the west side of Doolittle Drive to achieve compliance with
Ordinance 30 for approval prior to the recording of the SPA Plan; to require that the
applicant shall revise the elevations for the single family homes on the west side of
Doolittle Drive to achieve compliance with Ordinance 3 0 for approval prior to
issuance of a Building Permitfor any single family unit within the Project.
7. The location of the new 4,200 s.f. Storage Building, Storage Bins and Yard Area has
been moved and located approximately 100 ft. north of the originally proposed site to
minimize disturbance of the native Gamble Oaks.
8- The boundary property line bordering the westerly edge of the single family housing'
sites will be established subsequent to the determination, relocation and completion of
�/fl the Meadowood Ditch. The final boundary shall be recorded in the office of the
�rnol Pitkin County Clerk and Recorder and shall be binding upon the property prior to the
issuance of a Building Permitfor any single unit within the Project.
9. The exact location of the following easements and property monuments can not be
fIx
,xed at this time. The final depiction shall be recorded under a separate plat
amendment that shall be filed prior to the issuance of a building permit for any single
unit within the Project.
0 Reference item #8 above regarding the final property line pending relocation
and completion of the Meadowood Ditch relocation.
0 The 12 foot wide easement bordering the westerly edge of the single family
housing sites indicated on the Final Plat as a "drainage easement" shall
become a non-exclusive general easement.
0 A 20 foot wide Utility easement shall be located equally between Lots 18 &
19.
The exact location of the 20 foot 'wide Utility easement across the Common
Area needs to be confirmed. The as -built location of the existing 24" DIP
transmission line shall be verified during the site preparation work. The
easement shall be established at 10 foot on each side of centerline of the
existing Oipe.
The exact location of all utility easements shall be confirmed prior to
construction. This includes areas that may that may need to be reserved for
snow storage.
The recordation of the development plan requires your authorization of all insubstantial
amendments. Please let me know if the above meets with your approval.
�in'�� rely,
David Hauter, Asset Manager
City of Aspen
C.C. Chuck Roth
APPROVED
im 2 k. 1997
COMMUNay [)LVLLj1MtN1 UIBLG
CiTy OF ASPEN
City of Aspen
Affordable Housing Project Interview
Wednesday, January 29, 1997 3�00 pin
0 Design/Build Team
Architects Baker Fallin Associates, Inc., John Baker
'p. " .
Contractor Rudd Construction, Inc., Jim Kehoe 44 6t V Vg a x \_Aj vv_
QAQC Manager (Owner's Rep) - John Keleher
Engineering Consultants - Schmueser Gordon Meyer, Inc-, Jay Hammond
Geotechnical Engineering Consultant - Hepworth-Pawlak Geotechnical, Inc.
Landscape Architect - Landscape Workshop, Inc., Jim Pitts
Green Design Consultant - What's Working, David Johnston
0 Green Design Plan
0 Preliminary Management Plan
M0 W04-0-SM-M,
7010, 'W'qv- 7,55
E'SITU
:V '10113 U_ I L D
P R 0 P 0
S A L,7_'
i i n
:X to
A S S 0 c i m. e s:
E� -k
Pud
uv ion
Preliminary Management Plan
February 17 Part I - Contract Approval. Notice to Proceed
0 Review & Analysis
* Value Engineering
* Green Design
* Test holes
0 Foundation Design
March 3 Submit scope of work, budget, schedule
0 Preliminary Design Development
March 24 Submit for City Council Approval
0 Preliminary Design Documents
9 Maximum Construction Cost
* Itemized Cost of Labor & Materials
* Construction Schedule
March 28 Part 2 - Contract Approval, Notice to Proceed
Submit for Excavation Permit
0 Begin final drawings & specs
April 14 Submit for Footing & Foundation Permit
April 21 Submit final budget & schedule
Begin footing excavation
April 28 Submit Units 5 - 9 for Building Permit
May 12 Submit Units 10 - 13 for Building Permit
May 26 Submit Units 1 - /I & 14 - 17 for Building Permit
June 16 Submit Units 18, 19 & 22 for Building Permit r
June 30 Submit Units 20 & 21 for Building Permit M e,
July 14 Submit Emergency Response Building, Parking, Storage
& Misc. Structures for Building Permit
Aw
December 1 Substantial Completion
Spring '98 Landscaping
Stan Cla-us-on,--11: AM-2/4/97--,-Housing Proj
X-Sender: stanc@comdev.aspen.co.us
Date: Tue, 04 Feb 1997 11:06:54 -0700
To: juliew@aspen.co.us
From: Stan Clauson <stanc@comdev.aspen.co.us>
Subject: Housing Project
FYI. Can you please assign this to someone.
Thanks,
Stan
>X-Sender: davidh@commons
>Date: Tue, 04 Feb 1997 11:13:17 -0700
>To: stanc@aspen.co.us
>From: David Hauter <davidh@aspen.co.us>
>Subject: Housing Project
>Regarding ordinance 30 and other planning related issues would you assign
a
>staff member to work with myself and the Design/Build Team (DBT) on the
>design standards for this Project. Another important issue is the request
>from prospective owners that all units have a basement. Our planning
>documents indicate basements under some but not all of the units.
>In order to meet the schedule we must submit for approval, compliance and
or
>appeal for exemptions ASAP ... thanks
>P.S. Rick Magill has indicated that he would like to facilitate the
>Doolittle Park Design process. We must have an approved Park Design and
>Trail Alignment prior to issuance of any CO.
Thanks very much,
Stan Clauson
Community Development Director
Printed for Julie Ann-Woo-ds <ju1iew@asp-en-.-co-.us->-- --I
Stan Clauson-,--0-8: U4 2/6197 -;—Re: H-0—Using 1ject
X-Sender: stanc@comdev.aspen.co.us
Date: Thu, 06 Feb 1997 08:46:43 -0700
To: Julie Ann Woods <juliew@aspen.co.us>
From: Stan Clauson <stanc@comdev.aspen.co.us>
Subject: Re: Housing Project
No conflict of interest. You're on.
Stan
At 01:53 PM 02.05.1997 -0700, you wrote:
>Stan --
>It makes a lot of sense for me to handle this, since I have a vested
>interest and will likely be attending meetings as an owner. However, do
you
>think that there may be a perceived conflict of interest on my behalf? If
>so, I think Chris B should probalby hmnadle the case. Please let me know
>what you think. Julie Ann.
>At 11:06 AM 2/4/97 -0700, you wrote:
>>FYI. Can you please assign this to someone.
>>Thanks,
>>Stan
>>>X-Sender: davidh@commons
>>>Date: Tue, 04 Feb 1997 11:13:17 -0700
>>>To: stanc@aspen.co.us
>>>From: David Hauter <davidh@aspen.co.us>
>>>Subject: Housing Project
>>>Regarding Ordinance 30 and other planning related issues would you
assign a
>>>staff member to work with myself and the Design/Build Team (DBT) on the
>>>design standards for this Project. Another important issue is the
request
>>>from prospective owners that all units have a basement. Our planning
>>>documents indicate basements under some but not all of the units.
>>>In order to meet the schedule we must submit for approval, compliance
and or
>>>appeal for exemptions ASAP ... thanks
>>>P.S. Rick Magill has indicated that he would like to facilitate the
>>>Doolittle Park Design process. We must have an approved Park Design and
>>>Trail Alignment prior to issuance of any CO.
>>Thanks very much,
>>Stan Clauson
>>Community Development Director
:Printed for Julie Ann -Woods <juliew@aspen.CO.US>
David- Haute-r-, 11: AM 2/18/97 Housing Pro-3
X-Sender: davidh@commons
Date: Tue, 18 Feb 1997 11:21:44 -0700
To: juliew@aspen.co.us
From: David Hauter <davidh@aspen.co.us>
Subject: Housing Project
I have 2 requests ...
1. How are your doing on your floor plan?
2. 1 would like you to look into what issues are going to come up
regarding
the addition of basements under all residences? We only ask approval for
basements under about half the units in our Land Use Application. We
should
have included basements(lower floors) under all ... you can not do it later
and the building envelops are so small! My hope is that the addition of
the basements is an change that will require approval by Comm. Dev. but not
an appearance before the P&Z. If we do have to go back to the P&Z then we
need to schedule this ASAP.
Thanks for your assistance.
David
Printed for Julie -Ann Woods <j-uliew@aspen.cO-.u-s>-
Stephen Kanipe, 01 AM 2/20/97 , waterplace using - mee t ing
X-Sender: stephenk@comdev.aspen.co.us
Date: Thu, 20 Feb 1997 08:56:15 -0700
To: juliew@aspen.co.us, sarat@aspen.co.us, nicka@aspen.co.us,
davidha@aspen.co.us, larryd@aspen.co.us
From: Stephen Kanipe <stephenk@comdev.aspen.co.us>
Subject: waterplace housing meeting
Cc: stanc@aspen.co.us
X-Attachments: C:\HOME\STEPHENK\ASPEN\H20PLCEl.DOC;
Folks, Please review the attached memo. Pass along to anyone I missed.
Thanks, Stephen
Attachment Converted: C:\HOME\JULIEW\INATTACH\H20PLCEl.doc
�Printed for Julie Ann- Woods <j-u1iew@aspen.co.us>
memorandum
Notes on Waterplace Housing meeting
Date: 18 feb 97
Attendees: Jim Kehoe, John Baker, John Keleher, Jim Austin, David Hauter, Stephen
Kanipe
John Baker began by stating the propose of our being together was to develop strategy to
"gain days" on the permit and approval process as the construction schedule is ambitious.
The first need is for approval to begin site work including utility installation, rough
grading and basement excavation. We agreed that site drainage and utility work would
be reviewed and permitted by Engineering. A Foundation permit will be issued when
stamped basement structural plans, floor plans and elevations have been approved by our
referral departments and plan reviewed.
It is understood that Department policy allows affordable housing projects a reasonable
priority in the review process. The architects plan to have the foundation permit
submittal ready by 3/4. Hauter wants to add exterior storage adjacent to the buildings.
City Council approval is expected 3/28. The site and utility work is scheduled for 4/15
and that is the date Engineering should agree on for approved site drainage and utility
work to begin.
Single Family
4/3/97 � a � � �
Proposed Single Family Residences:
Original
Difference
Now
Additional
Cost
Lot 18:
Finished Living
1,590
2264
674
$28,308
2520
Unfinished Living
690
256
(434)
$0
Enclosed s.f.
Garage
484
616
132
$5,544
Porches
40
50
10
$250
Decks
150
150,
0
$0
Patios
0
0
0-
$0
$34,102
Lot 19:
Finished Living(Add Third Floor)
1,590
2316
726
$61,710
3073
Unfinished Living
690
757
67
$2,814
Enclosed s.f.
Garage
484
550
66
$2,772
Porches
40
40
50
$1,250
Decks
150
150
0
$0
Patios
0
0
0
$0
$68,546
Lot 20:
Finished Living
1,092
1352
260
$22,100
2158
Unfinished Living(Add Lower Level)
0
806
806
$33,852
Enclosed s.f.
Garage
400
484
84
$3,528
Porches
80
80
0
$0
Decks
450
450
0
$0
Patios
72
100
28
$140
$59,620
-T
Lot 21:
Finished Living
1,450
1872
422
$17,724
2637
Unfinished Living(Add Lower Level)
0
765
765
$32,130
Enclosed s.f.
Garage
400
550
150
$6,300
Porches
100
751
0
$0
Decks
0
501
0
$0
Patios
144
4001
256
$1,280
$57,434
Lot 22:
Finished Living
1,590
2493
903
$37,926
2493
Unfinished Living(Add Lower Level)
690
0
(690)
$0
Enclosed s.f.
Garage
484
550
66
$2,77
Porches
40
50
10
$250
Decks
150
150
$0
Patios
0
0
$0
$40,948
Estimated Additional
Costs per Current
Design Requests
I
$260,650
I I
+
\3% t Page 1
1 davidh, - 10:22--AX-6-97 -, Re: Water Place
To: davidh
From: Sara Thomas <sarat@comdev.aspen.co.us>
Subjf�cE: Re: Water Place
Cc:
Bcc:
X-Attachments:
David - FYI. Sara
>X-Sender: cindyc@commons.aspen.co.us
>Date: Fri, 06 Jun 1997 09:22:06-0600
>To: Sara Thomas <sarat@comdev.aspen.co.us>
>From: Cindy Christensen <cindyc@aspen.co.us>
>Subject: Re: Water Place
>Sara: We just need to be SURE that a deed restriction is filed prior to
CO
>on these units. We will need the final plat of the units recording
>information for the deed restriction before we can record, so this can
wait
>to close to CO. Adding additional bedrooms will not affect the category
>restrictions. Any cost of finishing a basement will be utilized as part
of
>their 10-. maximum capital improvements. Any questions, let me know.
Also,
>prior to CO, I will want to know so that if the City filed their own deed
>restriction it was reviewed by us as they did one for the Cemetery Lane
>homes and it is screwed up in some really important areas. THANKS!!!!
>Cindy
>At 11:53 AM 6/5/97 -0600, you wrote:
>>Water Place has submitted their building permit appliation for the
duplexes
>>and triplex. Do you have any deed restriction matters that need to be
>>resolved before the permits are issued? Also, the plans came through
>>showing unfinished basements. If bedrooms are eventually added to these
>>units, will that affect their Category restrictions? Thanks - Sara
lPrinted for Sara Thomas <sarat@ci.aspen.co.us> I
Housing r03ei
Davlid-R-auter,
X-Sender: davidh@commons.ci.aspen.co-us
Date: Thu, 07 Aug 1997 11:32:25 -OGOO
To: jul*lew@ci.aspen.co-us
From: David Hauter <davidh@ci.aspen.co.us>
Subject: Housing Project
Cc: johnw@ci.aspen.co-us
Julie:
Do you foresee any problems with elimination of the property line between
the duplex units?
We need do this because the type of construction required by code for
exterior walls on property lines is too restrictive. It effects the
architecture because it prevents roof overhangs and window openings on a
property line. it would mean that the homeowners of the attached units
would
share common land. There would be no change to the approved site plan; the
location of the units is not changing; and sharing the land poses no
significant legal problems. We have indicated property lines between the
attached units on our land use application, however, we can amend this at
the time of recording the amended final plat.
707;j�. -1 �71 - I i i I I i i I I I : :: �� - -T-1
s <Ju iew@ci.as5en.CO.UB>
CT-- f U L) L
� davidh, 05:14 PM--R/.L-L/97 , Water Place
To: davidh
From: Sara Thomas <sarat@ci.aspen.co.us>
Subject: Water Place
Cc: juliew
Bcc:
X-Attachments:
David - I just reviewed the permits for Lot 18 at Water Place housing. I
have noted on the permit that an amended plat will be required prior to
C.O. With the reconfigurations of the driveways for the single family
lots, it looks like the recorded site plan and the sheets that show the
building elevations will have to be amended. It would probably be best to
amend the plat after permits have been issued for all the single family
lots, just in case there are any other changes. Let me know if you have
any questions. Thanks - Sara
rinted for Sara Thomas <sar s>
davidla, 05:25 PM 8'jv/'97 , Water Place
TO: davidh
From: Sara Thomas <sarat@ci.aspen.co.us>
Subj(�ct: Water Place
Cc: stanc,juliew
Bcc:
X-Attachments:
David - I just signed the C.O. for the storage facility at the water
treatment plant. Please remember to show the as -built location i of this
facility when you amend the plat for the project. Thanks - Sara
�Printed for-Sax-a-Momas <sarat@ci. aspen. co.us>
-MEMORANDum
TO: Bob Nevins, Long Range Planner,
Acting for Stan Clauson, Com ity Development Director
FROM: Christopher Bendon, Planner
RE: Waterplac e Housing
Insubstantial PUD Amendment for garages
DATE: October-3) 1, 1997
On behalf of the City of Aspen, David Hauter has applied for an amendment to the approved
PUD for the Water Place Housing Project. The amendment to construct three -arage structures
in place of the approved carports meets the criteria for an insubstantiaf amendment. as set forth
in Section 1-6.84.080. and may be approved by the Community Development Director.
As shown on the attached plans, three garage structures are proposed to house a total of 17 autos.
Although there is no final plat, draft plat. or site improvement survey to establish the exact
location of the proposed improvements on site and there is not a pro'fessional survevor
monitoring the placement of the improvements during construction. there does not appear to be
any readily apparent land use issues with the placement of these structures.
Also Included in the attached plans are the proposed elevati
ions detailing the materials to be used.
The first set of elevations for these garages presented to staff incorporated unfinished corruorated
metal throughout. Staff suggested incorporating a wooden board and batten finish. to
complement the aesthetics of the housing structures. some additional trim details. and possibly a
corrugated metal wainscot. from the ground to 3 or 4 feet above ground. of to protect the
building against snow and water damage and to break-up the box --like appearance.
The applicant then submitted a revised perspective, attached. that addressed staff's concerns.
The materials proposed. however. should be interchanged in their location so that the board and
batten finish is above the corrugated metal finish. Staff sugCrests making this a condition of
C)
approval. This requested modification has been noted on the perspective drawing. -
Staff recommends that the Community Development Director approve this insubstantial PUD
amendment with one condition:
The materials shown on the attached perspective shall be interchanged so that the corrugated
metal finish is applied to the bottom section of the structure and the board and batten finish is
applied above as noted.
Approved:
date:
Bob Nevins, Long Range Planner, for Stan Clauson, Community D-evelopment Director
Attached:
"Site Plan"
"Garage Plan and Section"
"Garage Elevations"
"Perspective"
Memorandum
DATE: August 5, 1997
TO:
FROM:
RE:
CC: Sara Thomas, Vicki Monge
APFnF0\/F-[)
Stan Clauson, Community Development Director
I
Julie Ann Woods, Deputy Directo
Insubstantial Amendment to Approve SPA —Water
Treatment Plant Improvements (Ord. No. 23, Series
M I M14M
4i V (:F g5TE'll
SUMMARY OF REQUEST: Attached is a letter from Phil Overeynder, Water
Director, requesting an insubstantial amendment to an approved Final Plat for the
Waterplace Housing project and the water treatment plant. The applicant is requesting
several changes to the development order that was approved under Ordinance No. -23-
(Series of 1996), which I believe to be more accurately associated with the SPA rather
t , han the final plat. From review of the oniginal casefile (A23-96) it appears that the intent
of the final plat was simply to create a separate lot for the development of, affordable
housing. The actual layout and plan of the water treatment facilities was addressed in the
SPA.
The three changes being requested by the water department are as follows:
1. Relocation of the 42 00 s.f. storage building approximately 100 ft. north of *the
approved location to mimnuze impacts on existing native oaks.
The administrative office which was to be located as a second floor above the west
plant is now being proposed above the east plant sedimentation basin.
3
.). New metal roofs are proposed to be added to both the east and west plant buildings to
reduce maintenance costs associated with the existing flat roofs. The new roofs are
designed similarly to the new roof for the proposed administration building.
ANALYSIS: Under Section 26.80.040 E., "An insubstantial amendment to an approved
development order for a final development plan may be authorized by the Commuruty
Development Director." The code then goes on to describe those items that are NOT
considered an insubstantial amendment. Staff has reviewed the three proposed changes
against the following review criteria:
a. A change in use or character of the development.
The use remains the same as originally proposed. The structures will be somewhat
shifted, but they will not change the character of the existing water treatment facilities.
P16
C�
MemorandVm
DATE: March 26, 1997
TO: Stan Clauson, Community Development Director
FROM: Julie Ann Woods, Deputy Director
RE: Insubstantial Amendment to Approved PUD—
Waterplace Housing
CC: Sara Thomas, Vicki Monge
Attached is an application requesting an insubstantial Amendment to an approved PUD
for the Waterplace Housing project located near the water plant. The applicant.
represented by David Hauter. the City's Asset Manager, is requesting that each of the
units ( 17 townhouses and 5 single family) be modified in order to allow basements to be
placed under each of the units. When the project was reviewed. basements were not
indicated on the plans. Because the units are fairly small. the city believes that a full
basement for each unit is necessary to ensure adequate storage for employees. There is
no change to the footprint of the buildings. and basements do not add to �he FAR..
Under Section 26.84.080. "An insubstantial amendment to an approved development
order for a final development plan may be authorized by the Community Development
Director." The code then!�Yoes on to describe those items that are NOT considered an
insubstantial amendment. This proposal does not fall into any of those criteria. therefore
it is elialble for an insubstantial amendment through you as the Director.
Staff recommends that the Comrnuruity Development Director approve this insubstantial
amendment to the PUD, without conditions. If you agree with this recommendation.
please sign here, and I'll forward a copy to the applicant as =11 as the building
depart an zoning administrator. V 1;i..�O..4 S,�J
') �.
StaLn rlalson\,-eirector of Communitv DevelopmeV
stanc, 03:08—PlC--r-/i.�/3-8--,--W—at—e—r-P-la—C—e
To: stanc
From: Sara Thomas <sarat@ci.aspen.co.us>
Subject: Waterplace
Cc: juliew
Bcc:
X-Attachments:
The following are items that need to be taken care of prior to C.O. for
Waterplace:
1. All units to be deed restricted through the housing office.
2. Tree mitigation to be resolved with the Parks Dept.
3. The plat needs to be amended to show the individual property lines.
The amended plat needs to reflect that, with the multi family
structures,each property contain the entire structure including lightwells,
overhangs, etc.
4. The recorded drawings of the SPA need to be amended to reflect the
revised locations and elevations of the single family structures, as well
as the revised location of water plant facility structures, i.e. the
storage building and the administrative office building. In addition, the
site plan needs to accurately reflect the changes made to the garage
buildings.
5. The SPA drawings need to be amended to reflect the additions of the
basements to the residential units.
In addition, the approving ordinance (#23-1996) was amended so that a
number of conditions of approval would take place prior to C.O. I am
placing a copy of the ordinance and Amendment in your box. I am also
placing copies of e-mails that I sent to David Hauter that let him know of
some of the items that we would be looking for prior to C.O.
Thanks - Sara
6 tor
rintec-F
WATERPLACE HOUSING
CITY OF ASPEN
ASPEN,COLORADO
THE
DESIGN / BUILD TEAM
OF
RUDD CONSTRUCTION, INC.
AND
BAKER / FALLIN ASSOCIATES, ARCHITECTS
A PRESENTATION
OF THE PURPOSE, GOALS, METHODS, AND GENERAL
SCOPE OF THE WORK AS DEVELOPED BY THE DESIGN / BUILD TEAM IN AN
EFFORT TO CREATE AN ENVIRONMENTALLY FRIENDLY AND ENERGY
EFFICIENT HOUSING PROJECT FOR EMPLOYEES OF THE CITY OF ASPEN
1.0 General
1.1 Purpose
The purpose of this Basis of Design Report is to establish the scope of the work,
establish a not to exceed price for fees and construction, and establish a schedule for
the construction of the Waterplace Housing Project.
This report will establish and identify the products and methods to be employed in
the construction of the Waterplace Housing Project. The proposed products and
methods are a result of the research and value engineering of the Design/Build Team
during the term of the Part One agreement, Preliminary Design and Development. In
our research we have found environmentally friendly or "green" construction is a very
common sense approach to the environmental concerns of today.
New products are emerging every day and it has been our job to focus on the cost
and desirability of these products in the Waterplace Housing Project.
The Individual products and methods will be grouped by CS1 Specifications
divisions as they will appear in the final Construction Documents.
1.2 Background
The Design / Build Team of Rudd Construction, Inc. and Baker / Fallin Architects
was retained by the City of Aspen to complete the Part One of the Design/Build contract
for the Waterplace Housing Project in February of 1997. Using the approved Land Use
Planning documents as prepared by Gibson/Reno Architects and Schmeuser Gordon
Myer, Engineers in 1996, the Design/Build Team has further developed preliminary
documents for construction under the approved outline.
The given location for Waterplace Housing is, itself, a sensitive area and proper
cons i ideration has been given to the maintaining of the beauty of the site under the
requirements of the City of Aspen. Consideration of climate and conditions of the area
has been a criteria for the selection of the building products, building methods, and
scheduling of the Project.
1.3 References
Detailed analysis of products to become a part of the construction are listed in a
volume produced by'What's Working'a group dedicated to environmentally friendly
construction and employed by the Design/Build Team as consultants. Other data
available for reference include the Land Planning maps used in the original submission
for Land Use Approval, and gectechnical reports prepared at that time.
2.0 Methodology of the Design/Build Effort
2.1 General
The scope of the Part Two Agreement includes design and construction of the
Waterplace Housing Project. The design and construction of the project will continue
with the same personel that have been key in the Part One agreement.
2.2 Detailed Design
The design effort will include preparation of drawings and specifications in
sufficient detail to obtain building permits and to carry out the construction. During the
term of the Part One agreement certain modifications have been made" to the attached
units to better utilize space and to accomodate access to basements which were added
to fourteen of the seventeen units.
It should be noted here that in an effort to accelerate the schedule the
Design/Build Team has met with the Aspen/Pitkin Community Development Department
and an agreement has been reached whereby foundation design will be submitted at the
earliest Possible date. Considering the scope of the project and the length of the
building season this is of great advantage to the project as a whole.
Based upon the preliminary design used in the Land Use Application, selection of
subcontractors has been in process during the term of the Part One agreement. The
selected subcontractors will be open to the review of the City.
The project, as a whole, will be 'open book' and review of costs by the City will be
welcomed. All cost accounting will be performed by Rudd Construction and each
Payment Request will be accompanied by a Billing Worksheet itemizing each invoice.
2.3 Construction
Once construction begins, the Design/Build team will provide full-time on -site
supervision of the work. A fully equipped site office will be established. With
commencement of above ground construction a second supervisor will be assigned to
the job.
The design/build team's approach to the project is to divide the single family
residences from the attached residences. The attached residences will be the first
priority for construction. The areas adjacent to the attached units will provide for
adequate parking for construction personel and stag I ng area for construction of all units.
During construction of the Waterplace Housing units we realize that other
construction projects involving water plant improvements will be in progress and that it
will be necessary to establish procedures that will allow for all work to progress
smoothly.
SCOPE OF THE WORK
General
The scope of this project is to include the following items as depicted on the
drawings prepared by Gibson -Reno Architects along with modifications made during the
term of the Preliminary Design Development. The most notable of those modifications is
the addition of basement space to fourteen (14) of the seventeen (17) attached homes.
Other changes include, but are not limited to the following:
-Substitution of asphalt for concrete on the promenade and walkways to each of the
attached homes. This substitution was made for reasons of cost mainly and we
consider asphalt to be more forgiving in our freeze/ thaw conditions.
-Substitution of architectural fiberglass shingles for corrugated metal roofs on several
buildings.
"Note: None of the infrastructure deleted from the Gould Construction contract is
included in the Scope of Work of the Design/Build Team.
DIVISION 1
100 - General Expense
The scope of work for this division includes maintaining a temporary office at the
site of the work manned by a field superintendent and equipped with computer, fax
machine, and telephone-, temporary power and sanitary facilities-, weather protection of
new construction and snow removal-, trash removal, general clean-up and final
clean-up; General Expense also includes costs of payment and performance bonding;
2-year maintenance bond-, Professional Builders Liability Insurance and the use of
on -site general construction equipment.
DIVISION 200
200 - Excavation / Backfill / Utilities
-Clear and grub and remove from site all waste materials
-Excavation for each building. 17 multi -family units, and 5 single family units.
Basement depth excavation for all multi -family units except for the H units.
Includes footer and slab prep for Van pick up, mail station, and two recycle bins.
-installation of underdrain system at perimeters of each building.
-Backfill and compaction of backfill material at all foundations
-Water service from curb stops at lot lines provided by others to inside foundation
-Sewer service from stubs at lot lines provided by others.
-Trenching, padding and backfilling for shallow utilities-, electric, phone, and cable
in same ditch from main service locations as provided by others.
-Trenching, padding, and backfilling for gas service. Service lines by KN Energy.
210 - Site Concrete / Paving / Drives/ Sidewalk
-Clear and grub and remove from site all waste material
-Prep 16'wide promenade for installation of concrete walkway
-Prep all indicated parking areas for asphalt
-Prep all driveways to single family homes for asphalt
-Prep all sidewalks to individual units in multi -family area
-Dig and backfill for pads and tubes at covered storage units
-Dig and backfill for various accessory buildings as shown on Plan view
-Install curb and gutter and gutter pan as shown on site plan
-Apply and compact 3" hot bituminous pavement on roads, parking area,
promenade and walkways to individual units
220 - Landscaping
-Provide rough grade only with on site materials as per Schmeuser Gordon Meyer
Grading and Drainage plan
-Actual landscaping, irrigation, and retaining structures will be by others, or, will be
an additional cost to the contract price proposed by the Design/Build Team.
DIVISION 3
300 - Structural Concrete
Note: As a result of preliminary soil tests performed by H-P Geotech certain
assumptions for spread footing and foundation wall pricing have been made.
- All building footings to be 10" D. x V-8" W. and of continuous pour.
- All foundation walls are to be constructed of EPS Reward Wall system. This
'foam form'concrete forming system offers an R-Value of 33.
310 - Flat concrete
- All interior slabs to be minimum 4" thick w/ #4 reinforcing bars at 18" o.c.
DIVISION 4 N/A
DIVISION 5
500 - Miscellaneous steel beams
DIVISION 6 -- Wood and plastic
600- Rough Framing
The scope of this section of the work will include all rough carpentry framing.
Wherever possible we have incorporated materials that are considered to be more
environmentally sensitive.
- Floor joists will be wood I beams, better known as TJI's, rather than solid wood
- Floor sheeting will be'oriented strand board' as made by Louisiana Pacific
Company. OSB sheeting is made from farm grown trees and is bonded with
adhesives containing no formaldehydes
- Exterior walls will be of 6-1/2" R-Control panels offering an insulation factor of
R-24 and a reduced on -site labor time.
610- Carpentry Siding
The scope of this section includes all exterior finishes such as fascia boards, soffit,
siding, trim boards, and deck and rail products.
Exterior finishes will follow as closely as possible the elevations shown on the
Gibson -Reno drawings. Cementitious siding will be used for the board and batten
siding, the horizontal board siding and the soffit and fascia detailing. The
advantages of this type of material is that it does not burn, and it holds paint or
stain incredibly well resulting in very low maintenance.
Other exterior finish products are corrugated, galvanized metal, cedar shingles,
and where required solid wood beams and posts will be used. It is interesting to
note that shingles are available in 'certified second growth' bundles. These
shingles are made from farm grown trees rather than virgin timber.
620 - Finish Carpentry
DIVISION 7 - Thermal and Moisture Protection
700 - Insulation
- Walls - The structural building panels that will be used as the exterior wall
construction are made of expanded polystyrene (EPS) insulation welded between
stranded lumber facings. The tested R-value at 40 degrees Farenheit is R-24.33 and
the integrity of the system allows for no R-value drift. Neither the EPS insulation nor the
strand board contain any CFCs or formaldehyde.
- Ceilings - Cellulose insulation, containing no formaldehyde bonding agents, will
be used in the ceiling area to obtain an R-38 insulation value. Roof trusses have been
designed to accomodate full thickness of the insulation all the way to the outside of the
building wallis.
710 - Roofing system
The scope of this section of the work includes the installation of 30 year
architectural fiberglass shingles over a dry -in that includes Ice and Water Shield at
building perimeters and valleys as required.
720 - Foundation waterproofing
The scope of this section of the work includes the application of Rub R Wall
waterproofing. This product has been formulated for application over foam form
concrete forming systems.
DIVISION 8 - Doors and Windows
800 - Doors
- Exterior doors will be metal insulated with thermopane glazing
- Interior doors will be six -panel simulated doors
810 - Windows
- Windows will be all vinyl frame windows with Low-E glazing.
DIVISION 9 - Finishes
- The scope of this section of the work will include all paints and stains used
throughout the project. Care will be exercised in the selection of these products as they
are the most likely to have an adverse effect on occupants of the buildings.
DIVISION 10 - Mirrors and Accessories
- The scope of this section of the work includes mirrors at all bathroom vanities,
medicine cabinets, and typical accessories such as towel bars, tissue holders, etc.
DIVISION 11 -Appliances
- The scope of this section of the work includes the supply and installation of
kitchen appliances-, i.e. refrigerator, dishwasher, range, and disposer. Clothes washers
and dryers have not been included.
DIVISION 12 - Cabinets and Countertops
- The scope of this section of the work includes the supply and installation of all
cabinetry and tops. The majority of factory made cabinets are constructed using particle
board a product using a high amount of formaldehyde. With this in mind we have
included in this section the use of cabinets made of solid wood. The countertops
however will be manufactured with a particle board substrate. We have been advised
that sealing of the underside of the countertops will eliminate any off-gasing of the
formaldehydes and this will be accomplished on site just prior to installation.
DIVISION 13 - Special Construction
- The scope of this section of the work includes the building of the carport/storage
buildings for use by attached home residents as well as the construction of the Van pick
up, the Mail station, and two recycle bins.
DIVISION 14 - Conveying Systems - N/A
DIVISION 15 - Plumbing, Heating, and Ventilating
1500 - Plumbing
- The scope of work of this section includes all rough and finish plumbing within
the buildings and the supply of all plumbing fixtures.
1510 - Heating and Ventilation
- The scope of work of this section includes a forced air heating system combined
with a heat recovery ventilation (HRV) system. The HRV system will provide adequate
inside/outside air changes to assure a more healthy inside environment as well as
utilizing air that has already been heated in a more efficient circulating system to
maintain a desired temperature at a lower cost. The HRV system will also provide
ventilation in the warmer months to maintain a fresher atmosphere inside.
1520 - Fire Sprinkler System
- Each unit will be equipped with a fully engineered Fire Supression System
including and alarm system and outside indicator.
DIVISION 16 - Electrical
1600 - Security, Phone, Communications
- The scope of work in this section will service wire to the units and pre -wire for
phone system and cable T.V. It will not include any provision for security systems
other than that involved with the fire sprinkler system.
1610 - Electrical rough in and fixtures
- The scope of work in this section will include electrical service wire installed in
conduit from each unit to the transformer provided by others. It will also include all
rough in wiring and finish wiring at each unit with fixtures to be supplied. All
fixtures and lamps supplied will be energy saving devices.
1620 - Site lighting
- No exterior site lighting is included under this contract.
O?r loo ) ���
WATERPLACE HOUSING
CONSTRUCTION COST - PRELIMINARY ESTIMATE
RUDD CONSTRUCTION, INC.
LOT WS
STYLE
LOT
#1
H
LOT
#2
E
LOT
#3
D
LOT
#4
E
LOT
#5
G
LOT
#6
F
LOT
#7
G
LOT
#8
F
LOT
#9
H
LOT
#10
G
LOT
#11
G
LOT
#12
G
LOT
#13
F
LOT
#14
E
LOT
#15
D
LOT
#16
D
LOT
#17
H
LOT
#18
B
LOT
#19
B
LOT
#20
A
LOT
#21
C
LOT
#22
B
CONSTRUCTION COST
$49,406.00
$88,704.00
$105,986.00
$85,791.00
$72,946.00
$82,722.00
$74,817.00
$84,706.00
$49,406.00
$77,454.00
$77,454.00
$77,160.00
$76,209.00
$105,986.00
$85,791.00
$105,986.00
$49,406.00
$154,856.00
$154,856.00
$119,476.00
$135,784.00
$154,856.00
CARPORTS 2
$95,000.00
VANSTOP 1
$8,120.00
RECYCLE BIN 2
$13,800.00
MAIL STOP 1
$6,254.00
FIRE SPRINKLER SYSTEM
$88,000.00
$2,280,932.00
DESIGN DOCUMENTS
GENERALEXPENSE
LABOR BURDEN ON ABOVE
SITE IMPROVEMENTS
PAVING t 1) .) ",
OVERHEAD
PROFIT
$80,440.00
$271,420.00
$66,704.00
$178,000.00
$56,000.00
$142,225.00
$131,348.00
CONSTRUCTION CONTINGENCY $60,000.00
$3,267,069.00
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Addendum #2
Water Place
Affordable Housing Development
KI
Water Place Affordable Housing Development
Amendment #2
Table Of Contents
Section
1. Introduction
III. Proposed Development
A.
Development Program
B.
Unit Categorization
C.
Architectural Description
D.
Deed Restriction
E.
Site Capacity
F.
SPA Development Data
G.
Conditional Use Within PUB Zone
H.
General Site Improvements/Public Facilities
I . Access
2. Grading and Drainage
3. Landscaping
4. Easements
5. Open Space
6. Utility Service
a. Water
b. Sewer
C. Private Services
7. Recycle/Trash Collection
8. Outdoor Lighting
9� Parking/Transportation
1.
Homeowners Association
J.
Storage Buildings
K.
Requested Variances
L.
Construction Schedule
VI. Exhibits
A. Engineering Report
B. Soils Report
C. Phase I Site Assessment
D. EDR Report
1. INTRODUCTION
This addendum shall provide revised and additional information to the land use
application submitted to the City of Aspen by the City of Aspen Engineering
Department (herein after referred to as the Applicant). The Applicant currently
seeks Conceptual approval for the Water Place Affordable Housing Development,
water plant storage structures and internal road re -alignment. The specific areas of
review are as follows,
0 SPA Amendment #2 to Lot #4, City Thomas Property
0 Subdivision
0 GMQS Exemption
0 Conditional Review
0 Special Review
0 8040 Greenline Review
All relevant provisions of the Code with regards to these review requirements have
been included within either the original application, Addendum #1 dated April 7,
1995, additional information dated September 8, 1995 or this Addendum #2.
Specifically, the Applicant seeks approval to construct and sell and/or rent twenty
two new fully deed restricted units, renovation and deed restriction of one existing
dwelling, and associated site improvements. The following section, Proposed
Development, shall supersede the Section 111, Proposed Development of the
onginal application dated March, 1995, and shall describe the development in
detail.
While the Applicant has attempted to provide sufficient information to enable a
thorough evaluation of this application, questions may arise which result in staffs
request for additional information and/or clarification. The Applicant will be
pleased to provide such information as may be required in the course of this
applications review,
111. PROPOSED DEVELOPMENT
A. Development Program
The proposed development program calls for the construction and sale and
or rental of twenty two fully deed restricted affordable housing uruits plus
the renovation, deed restriction and sale and or rental of one existing unit
for a total of twenty three units. Six units will be in single family detached
configuration while seventeen units will be in townhome configuration.
Included in the development program is all associated infrastructure
development and the demolition of the existing storage structure on the
development parcel.
The program outlined in Table One is the result of a survey of City
employees. The survey resulted in a significant revision in program from
that originally proposed by the Applicant. Specifically, the proportionate
share of single family detached units has dropped in favor of smaller
attached units which will sell for less money. Additionally, after several
meetings with City Planning and Zoning commissioners and City Council
members, the overall site plan has been revised to not only accommodate
the revised program but represent a more pedestrian oriented
neighborhood.
Density has been reviewed in great detail, as has program, and has been
revised. The original application requested approval for sixteen units while
this addendum to that application revises the density to twenty three units.
Clearly, any development represents impacts to the project site, the
surrounding neighborhood and to the community at large. The proposed
development site rep -resents relatively little impact when compared to other
developments due to existing transit services, existing infrastructure,
extremely low visibility from off site and compatible adjacent land uses.
Impacts will be realized to the existing City of Aspen Water Facility and
the adjacent housing projects due to increase traffic. This is mitigated
however with the improvements proposed to Doolittle Drive and the
inclusion of a van pool service. This will not eliminate the impacts, but will
instead minimize them. Offsetting these impacts will be the fact that twenty
three families, including emergency response personnel, will be housed
within City limits. Currently, several emergency response personnel,
specifically water facility employees and police, live outside the range of
adequate response time, endangering the community. Having these
personnel on site will significantly benefit the community. Additional
benefits to the community will be realized through housing City employees.
This development will allow the City to keep employees it otherwise could
not keep, and attract employees it otherwise could not attract. With these
community benefits in mind, as well as the limited impacts, it became
apparent to all that participated in the design process (City P&Z, City
Council, City Staff etc.) that the density on this site should be maximized.
As a result, the development program has been revised to a total of twenty
three units.
While maximizing the density was a goal of the design team,
accommodating neighborhood concerns was equally important. For this
reason, the units located on the lowest portion of the site (at the
intersection of Doolittle Drive and Twin Ridge Drive) have been relocated
to the upper portion of the site. This will eliminate the perceived density
between Castle Ridge and Twin Ridge and provide perpetual open space
between those two developments.
Lotting for the proposed units has been represented on the Lotting Plan
contained in the attached plan set. All units will be on individual, fee
simple, lots which will transfer at sale with the unit.
Table One
Development Program
Unit Type Total Units Bdnns/Unit Total Bdrms SF/Unit Total Living Total
Gar/Stor
SFD "A"
2
3
6
1092
2194
800
SFD "B"
1
4
4
1400
1400
400
SFD "C"
2
4
8
1568
3136
800
Duplex "D"
3
3
9
1098
3294
675
Duplex "E"
3
2
6
936
2806
675
Townhouses:
2BR "F"
3
2
8
902
2706
675
I BR "G"
5
1
4
748
3740
1125
Studio "IT'
3
1
3
600
1800
675
Totals
22
48
22,466
5,825
B. Unit Categorization
Unit categories have been proposed after review with the Housing
Authority, that provide the City the greatest flexibility for future sale. The
proposed Resident Occupied category is not intended to allow for greater
sales prices, as the units will be sold at cost. Additionally, the standard
appreciation cap as defined by the Housing Authority will be applied. The
proposed categories for units are as follows in Table Two.
Table Two
Unit Categorization
Unit T)W
Number of Units
Catepo
Single Family "A"
2
RO
Single Family "B"
2
RO
Single Family "C"
2
RO
Duplex "D"
3
RO
Duplex "E"
3
RO
Town.house "F"
4
Cat. 4
Townhouse "G"
4
Cat. 4
Townhouse "li"
3
Cat. 4
C. Architectural Description
All units have been designed to maximize their association with the
neighborhood. The addition of front porches which are accessed from a
common pedestrian walk will provide areas for neighbor interaction as well
as the ability to sit and watch children at play in the open space area.
Additionally, private space to the rear of each unit has been provided which
leads to the existing native landscape.
The orientation of the units maximizes solar exposure with all units facing
south. Units have been designed with maximum glazing on the south
facing elevation for maximum solar gain. Energy efficient insulation
packages, heating systems and low flow water appliances will add to the
overall efficiency of the development.
Exterior materials for the units will be horizontal wood siding and asphalt
shingle roofing.
Massing of the units has been lowered to one story on the project exterior
elevations to minimize the perceived mass. On the project interior, the
addition of porches will further reduce the scale of the front elevation.
Unit locations have carefully avoided the existing mature scrub oak to
provide a visual screen from off site views.
The floor plans and elevations for all units as well as perspective sketches
of the neighborhood have been provided in the plan set as well as reduced
versions as follows.
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WAT'�RPLACE HOUSING __AER'IAL VIEW
CARPORT/STORAGE SHELTER CARPORT/STORAGE
DOOLITTLE DRIVE - EAST ELEVATION
"B" "A" "A" ..C.. (EXISTING)
DOOLITTLE DRIVE - WEST ELEVATION
CARPORT/STORAGE SHELTER CARPORT/STORAGE
DOOLITTLE DRIVE - EAST ELEVATION
..C., "A" (EXISTING)
DOOLITTt F r)RIVF - WFIZZY FI FVA-rION
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EAST WEST EAST
-G- -G- "E"
NORTH ELEVATION
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WEST
"F"
EAST ELEVATION
-F "G" "G" "G"
SOUTH ELEVATION
"E"
EAST ELEVATION
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1ST LEVEL PLAN
17C
2ND LEVEL PLAN
UNIT FwAffff 1092 SqFt
1ST LEVEL PLAN
f I& , -f /0,
2ND LEVEL PLAN
UNIT'IBFF 1400 SqFt
1ST LEVEL PLAN
2ND LEVEL PLAN
UNIT OoCgg 1568 SqFt
1ST LEVEL PLAN
UNIT gFD"'F
I
1098 SqFt
2ND LEVEL PLAN
+ is,
I
1ST LEVEL PLAN
UNIT F'Dm'ff 1098 SqFt
16,
2ND LEVEL PLAN
is
1ST LEVEL PLAN
UNIT "Effff 936 SqFt
2ND LEVEL PLAN
W
1ST LEVEL PLAN
UNIT FFFFF 902 SqFt
I- Z ,
2ND LEVEL PLAN
T4
1ST LEVEL PLAN
2 2 '
2ND LEVEL PLAN
UNIT FO'GFF 748 SqFt
14 -
1ST LEVEL PLAN
UNIT FgHg'ff 600 SqFt
D. Deed Restriction
As previously stated, all proposed units will be fully deed restricted in
compliance with the Aspen/Pitkin Housing Office Master Deed Restriction
in effect at the time of approval. This master deed restriction will then be
converted to the individual deed for each property at the time of sale and
recordation of the deed.
E. Site Capacity
The original application proposed development on both the upper and
lower portions of the development parcel. Through neighborhood input,
development of the lower parcel has been abandoned. All development is
now confined to the upper parcel. This parcel consists of approximately
4.09 acres which includes .87 acres of road fight of way leaving 3.22 net
developable acres. This yields a net unit per acre of 7.14 and a gross of
5.62 units per acre. As previously stated, six units are in single family
detached configuration and seventeen units are in townhome configuration.
As a comparison, the adjacent Twin Ridge development represents a gross
unit per acre of 5.55 (25 units on 4.5 acres) while the adjacent Castle Ridge
apartments are considerable higher. For this reason, the 5.62 units per acre
of the proposed Water Place development is similar or less than the density
of adjacent developments. The range of recently developed projects within
the City of Aspen is 3.84 units per acre at Williams Ranch (predominately
single family detached) to 33 units per acre at the West Hopkins
development (all townhomes).
F. SPA Development Data
Lot 4, City Thomas property, SPA Amendment
54 Acres
Residential development parcel, SPA Amendment 2
4.09 Acres
Total R.O.W.
0.87 Acres
Open Space (dedicated common)
1.25 Acres
Impervious Surface (roads, drives, buildings)
0.75 Acres
Private Open Space (less dedicated common, R.O.W., and impervious
surface)
1.22 Acres
Maximum F.A.R.
0.45
Maximum Building Height (to midpoint)
25 feet
Parking
2.17/unit
G. Conditional Use Within PUB Zone
Pursuant to the City of Aspen Land Use Regulations, affordable housing is
a Conditional Use within the Public Zone District. the specific
requirements have been addressed within Section IV., Review
Requirements, D. Conditional Use within the original application.
H. General Site Improvements/Public Facilities
1. Access
Access to the development parcel is via existing Doolittle Drive. In its
existing condition, Doolittle Drive does not meet City standards for
pavement width, gradient, and turning radii. To accommodate the
proposed development, the Applicant has submitted plans for re -alignment
and widening of the road. These improvements will bring Doolittle Drive
into 100% compliance with City standards. These improvements have
been described in detail in the attached Engineering Report
Maintenance of Doolittle Drive currently is sufficient for Water Facility
operations but not adequate for residential purposes. Upon development
of this proposal, the road will require an increase in maintenance consistent
to that of residential neighborhoods.
Off site impacts and improvements have been addressed within the attached
Engineering Report. These improvements have been defined for lower
Castle Creek Road as well as the Maroon Creek/Highway 82 intersection.
As a result of studying these required improvements as well as the existing
and projected traffic counts, a pro-rata share of the traffic impacts have
been assigned to the proposed development. The Applicant will pay the
pro-rata share of these improvements which is estimated to be $5,052.63
(see Engineening Report).
2. Grading and Drainage
Due to the existing nature of the site, being on a minor ridge and knoll in
an area that accumulates little runoff volume under natural conditions, the
Water Place housing development will not result in any changes to historic
runoff patterns or volumes in the area. This has been addressed in detail in
the attached Engineering Report..
3. Landscaping
Landscaping will be provided for all units as well as common areas. The
main element of this landscaping will be a water feature located within the
landscaped common area. This water feature will pick up existing surface,
untreated water, divert the water to the stream shown on the Landscape
Plan and return the water to the existing channel. Plant matefial along this
water feature consist of native matefial such as red twig dogwood and
cottonwood. Landscaping will consist of native seed mix with wildflowers
in the outlying areas with scrub oak, aspen and serviceberry. Areas
adjacent to the units will receive bluegrass seed (we are currently
investigating a drought tolerant fesue that performs like a lawn when
watered and mowed but requires much less water to replace the bluegrass),
shrubs such as wood's rose, alpine current, potentilla and snowberry as
well as aspen and flowering crabapple. See Landscape Plan.
The proposed landscaping will provide "starter" landscapes for each unit
that can be added to by the owner. However, adequate plant matenial and
ground cover will be provided so no additional work will be required if this
is not in the interest of the owner. Space will be provided within each lot
for a garden and owners will be encouraged to take advantage of this
space.
4. Easements
All existing easements have been shown on the SPA Plan while new
easements have been shown on the Site Development Plan and the Utility
Plan.
5. Open Space
Within the development parcel, dedicated common open space has been
provided. This space provides a pedestrian link to all the townhome units
while providing a play area for children. Kitchens within the individual
townhome units have been oriented to the open space for ease of
supervision of children at play. The paved walk has been designed to allow
for bicycle riding, rollerblading etc. in a loop configuration without having
to go out onto the street. A central water feature will provide an amenity
for residents and has been landscaped with natural riparian vegetation. The
balance of the landscaping within the open space has been left open with
grass only to allow for active play/recreation.
Included in the dedicated common open space parcel is the parking for the
townhome units. Each units is provided two parking spaces, one of which
is covered, with an enclosed storage unit. Additionally, three guest spaces
have been provided. Van pick up, trash dumpsters and mail lock boxes
have been located within this parcel.
6. Utility Service
a. Water
The site is located on the boundary of the City's gravity system and
the pumped pressure zone for Meadowood. Service will be
provided via a short main line extension from the existing 8 inch
diameter main line located in Doolittle Drive that is fed from the
pressure side of the Meadowood pump station. The proposed
service is described in greater detail in the attached Engineering
Report.
b. Sewer
Service will be provided to the proposed development via a main
line extension of approximately 825 feet to an existing collection
main located in the east end of the upper loop of the Castle Ridge
housing site. A proposed sewer main extension is shown in the
attached Utility Plan. The proposed service is described in greater
detail in the attached Engineering Report.
C. Private Services
All pfivate utility services are currently located within the project
site with capacity to service the proposed development. The
proposed services have been described in greater detail in the
attached Engineefing Report.
7. Recycle/Trash Collection
Common recycle and trash collection facilities have been provided for the
proposed development. They have been located at the north end of the
parking lot. It is anticipated that this \facility will be used by the seventeen
townhomes. The single family homes will be serviced via curb side pick
up.
8. Outdoor Lighting
All outdoor lighting will comply with the City lighting code. Locations for
outdoor lighting has been shown on the Site Development Plan in the
attached plan set. Four fixtures have been located along the pedestrian
walk in the open space area. Three additional fixtures have been located at
pedestnian and vehicular intersection areas. While the actual lighting
fixtures have not been selected at this time, it is the Applicant's intention to
use historic fixtures and the lowest possible lighting levels, Specifics will
be provided at Final Submission.
9. Parking/Transportation
As a result of the extensive design meetings with City staff, P&Z and
Council, a site plan which provided remote parking and increased
pedestrian access was created. Parking for the seventeen townhome units
has been located in a double loaded lot accessed from, and parallel to,
Doolittle Drive which provides two spaces per unit and three guest spaces,
This parking has been located approximately twenty five feet from the
Doolittle Drive pavement edge, allowing for slight berming and landscaping
to minimize the visual impact. One bank of the double loaded parking lot
will be covered as well as provide storage for the residents (see Site
Development Plan).
Parking for the single family homes will be in garages which will hold two
cars. The driveways have been sized to accommodate two additional cars
parked tandem to the garage for guest spaces.
Located centrally to the development is a van pick up. RFTA van pool
service will be provided to the residents with service to and from the
project and the City. As the residents of this development will be City
employees, even though spouses or other dependents may work at other
locations, a substantial number of residents will be leaving for, and
returning from the same location at the same time, making this
development an ideal candidate for effective van pool service.
RFTA currently provides bus service to the immediate area with pick
up/drop off located at the bottom of Doolittle Drive. A pedestrian link will
be provided from the development parcel to this site for easy access. This
walk has been shown on the Site Development Plan.
1. Homeowners Association
A homeowners association will be created for the maintenance of common
open space areas, parking areas, roads and emergency access.
Additionally, this association will pay for common trash pick up, and taxes
on common space. A draft of the Covenants, Conditions and Restrictions,
the Articles of Incorporation and the Bylaws were provided within the
original application. These will require revision for the current proposed
development program and will be submitted in the Final application.
J. Storage Buildings
Two storage structures have been proposed for the area adjacent to the
water treatment facility. The purpose of these structures is to provide
indoor storage of equipment and vehicles currently stored outside on the
property. A description of these storage facilities was provided within the
original application and the location has been represented on the SPA Plan.
K. Requested Variances
As the architectural drawings represent, the units have been designed to
maximize livability while provide the greatest level of efficiency within the
least amount of square footage. The net livable square footage of the
proposed units is less than that specified as a minimum by the 1995
Affordable Housing Guidelines. A variance is requested to allow for the
decrease square footage for the following units-,
Table Three
Unit Sizes
Type
Required S.F.
Proposed S.F.
Single Family "A"
1,400
1,092
Duplex "D"
1,200
1,098
Duplex "E"
950
936
Townhouse "1"'
950
902
It should be noted that the net livable square footage figures in Table One
and above do not include the enclosed storage at the parking lot which is
approximately 125 square feet per townhome unit.
The duplex and tfiplex structures require a 0 foot side yard setback.
Duplex structures will have one five foot side yard setback. Unit 8, the
interior unit in a triplex structure will have two 0 foot side yards. This
does not require a variance from the side yard setback requirements of the
Public Zone District as they are set for all Conditional Uses by the adoption
of a Conceptual and Final Development Plan, pursuant to Article 7,
Division 9, Planned Unit Development.
The setbacks represented on the Lotting Plan are as follows,
Table Four
Setbacks
Unit type
Front
Side
Rear
Single Family detached
0
0, 5 total
5
Duplex
5
0, 5 total
10
Tniplex
5
0
10
L. Construction Schedule
It is currently anticipated by the Applicant that construction will begin
immediately upon completion of the approval process and the recordation
of all documents. This may permit construction to begin as early as fall of
1996. Construction will take place on one phase beginning with
infrastructure and require approximately 24 months to complete.
(303) 925-6727
FAX (303) 925-4157
January 23, 1996
Mr. Tom Stevens
THE STEVENS GROUP
312 Aspen Airport Business Center
Aspen, CO.
81611
ENGINEERS
SURVEYOR
G M
SCHMUESER
GORDON MEYER
Exhibit A
P.O. Box 2155
Aspen. CO 81612
RE: City of Aspen, Water Place Housing Proffiect, Revised Conceptual Subdivision and SPA
Plan Submission Engineering Repo
Dear Tom:
This letter comprises an engineering report regarding the proposed Water Place Affordable
Housing Project in Aspen, Colorado. This report is being provided in conjunction with existing
conditions mapping, a Specially Planned Area (SPA) zoning amendment map, access plans and
profiles and preliminary utility schematic plans for an amendment to the submission to the City
of Aspen review process. The Water Place affordable housing project has been significantly
revised in response to input from a variety of sources including members of the public, the
Planning and Zoning Commission and City Council. This work represents the results of many
site visits as well as discussions and meetings with project neighbors, representatives of the
various utilities and our meetings with the architect and members of the Aspen City staff.
Introduction
The project site is located on Doolittle Drive off of the Castle Creek Road and south of the
existing Castle Ridge Housing complex. The property proposed for construction comprises a
portion of Lot 4 of the City - owned Thomas Property as defined in Amendment 1 to the SPA
map. Lot 4 currently comprises about 54 acres and this proposal would utilize approximately
4.09 acres including 0.87 acres of road right-of-way to accommodate 23 housing units. The
proposal now comprises 23 individual sale units (22 new units and the renovation of the existing
on -site residence) with a total of 48 new bedrooms in units ranging from studios to four
bedrooms in size. The site plan incorporates 49 off-street parking spaces including covered "car
port" spaces, garages and driveway and guest parking as well as a van shelter and pedestrian
access to the bus stop at the Health and Human Services building and the Marolt property trail.
I have endeavored herein to identify engineering related elements of the development plan and
to present the results of my discussions with relevant agencies.
Water
I met with Phil Overeynder of the City of Aspen Water Department with regard to this proposal.
Water Department involvement in this project is really at two levels. First, the provision of service
to the units and second, the impact of the project on the Water Department's operations, security
1001 Grand Ave.. Suite 2E - Glenwood Springs, Colorado - (303) 945-1004
January 23, 1996
Mr. Tom Stevens
Page 2
and access.
From the standpoint of service, the site is located on the boundary of the City's gravity system
and the pumped pressure zone for Meadowood. Service to the 17 units located in the yard area
closest to the water treatment plant would be via a short main extension from an existing 8 inch
diameter main in Doolittle Drive that is fed from the pressure side of the Meadowood pump
station. Individual tap sizes would be determined when detailed designs can be reviewed by the
Water Department but I would anticipate that one tap per building would be needed. The
townhouse and duplex units would then split into individual shut -offs and meters for each sale
unit.
One possible opportunity at this site would be to utilize available raw water rather than domestic
(treated) water for irrigation purposes. As you may be aware, there are substantial raw water
flumes that bring Aspen's water supply to this property. While we have not, at this time, looked
closely at the improvements that may be required to make raw water irrigation available within
the project itself, there are ditches in close proximity capable of providing the necessary flow.
As you are probably also aware, the City of Aspen has a policy of waiving a portion of its water
tap fees for 100% affordable housing projects. Once the Water Department has had the
opportunity of establishing a specific figure from the architectural plans, it is appropriate to
request a tap fee waiver through the City Manager's office.
Capacity is generally available to supply the additional units without significant improvement to
the existing water distribution system other than the extension of lines into the project site. The
site is also bisected by the two main water lines into town. The site development plan avoids
grading work or buildings over the existing mains. The second amended SPA plan also
incorporates changes within the remainder of Lot 4 for the Water Department including road
realignments and construction of additional storage buildings in the vicinity of the existing
treatment plant. Construction of housing at the yard site may require changes to the treatment
plant fencing and access gates to prevent general public access into sensitive or potentially
hazardous areas. Phil has expressed a preference that pets be prohibited from the property and
that pedestrian access down the hill be incorporated into the site plan. We have also had more
recent discussions regarding access alignment alternatives to route water department traffic
higher onto the hillside to the west of the site plan. I have estimated the cost of a new road
alignment and anticipate that rerouting of Doolittle Drive would add some $200,000 to the project
budget as well as impacting steep slopes and existing vegetation. The current site plan seeks
to further buffer the residential units from the Doolittle Drive corridor as well as minimizing
intersection conflicts within the site plan.
Sewer
I met with Tom Bracewell of the Aspen Consolidated Sanitation District (ACSD) on March 21 st.
Tom indicated that adequate capacity is available from the ACSD to serve the project although
service to the specific sites will involve fairly extensive main construction totalling about 825 feet
with manholes. An existing collection main is located in the east end of the upper loop of the
SCHMUESER GORDON MEYER, INC,
January 23, 1996
Mr. Tom Stevens
Page 3
Castle Ridge Housing site. A proposed sewer main extension is shown in our utility schematic
and profile plans accompanying this report.
Sewer service is available to the project subject to construction of the necessary extension,
payment of appropriate tap fees (ACSD does not waive tap fees for affordable housing projects)
and payment of a nominal tap fee surcharge for needed improvements to downstream lines that
service this specific area.
Miscellaneous Utilities
Holy Cross Electric Association, Inc.
Electric service to the Castle Creek area is provided by Holy Cross Electric Association, a rural
cooperative. The main primary electric line to the Castle Creek area passes through the Water
Plant property as an overhead line aligned approximately parallel to the Castle Creek Road and
just to the west of the proposed units as reflected on the utility plan. Based on my discussions
with Holy Cross field engineer Jeff Franke, there is sufficient capacity within the existing primary
line to provide service to the Water Place Housing units. The only required extensions of the
electrical distribution system would be buried primary lines to transformers located within 200 feet
of the individual building envelopes. Service from Holy Cross would be provided subject to
normal connection and meter charges as well as appropriate service agreements.
U.S. West Communications
The existing telephone feed for the City of Aspen Water treatment plant currently runs through
the property as an overhead line on the electric system poles. There is probably not sufficient
capacity within the existing line to provide service to this project, although Gary Gibson of U.S.
West informs me that the necessary upgrades to the main line would be undertaken by U.S.
West. The only internal extensions of the system required would be underground service lines
to the individual building sites. Service would be available from U.S. West Communication
subject to normal connection fees and service agreements,
Rocky Mountain Natural Gas Company
Gas service to the Castle Creek area is provided by Rocky Mountain Natural Gas Company
(RMNG) with a 4 inch diameter gas line and was recently extended up the Castle Creek Road
corridor to supply the Castle Creek Valley Ranch Subdivision. There is also a 1 1/4 inch diameter
line into the City Water Treatment Plant from the southwest. Ray Patch, RMNG Superintendent
for the Aspen area, indicates that service capacity is available to serve the Water Place Housing
project. Service would require extension of a gas line, probably down from the existing water
treatment plant site, and service stubs with meters to each building envelope. Service is subject
to normal connection charges and service agreements.
SCHMUESER GORDON MEYER, INC
January 23, 1996
Mr. Tom Stevens
Page 4
Cable TV
The cable TV system currently ends within the Castle Ridge Housing site directly to the north of
the project site. Cable extensions of about 400 feet are required to serve this project.
Access and Traffic Impact
Internal Roads
Access to the 23 units of the Water Place Housing project will follow the existing Doolittle Drive
that serves the water treatment plant. The existing road is 14 to 20 feet in width, has maximum
grades of up to 11 % and extends some 650 feet from the existing access into Twin Ridge to the
upper unit access.
With the full development of all 22 new residential units, increased traffic volumes of up to 88
vehicles per day (vpd) can be expected based on Aspen/Pitkin County Housing Authority trip
generation figures for comparable affordable residential units with an available transit option.
From the intersection at Twin Ridge, improvements are recommended to improve width, sight
distances and drainage on existing Doolittle Drive. Curb and gutter on both sides of the street
into the property as well as borrow ditches for drainage on the uphill side of the road and culvert
crossings for drainage as shown on the grading and drainage plan are recommended. We have
shown a widening of the paved platform from current conditions to a 24 foot width overall to
accommodate two-way traffic including trucks more easily. Some concerns were expressed at
the neighborhood meetings regarding sight distances, speeds and safety issues for Doolittle
Drive. Based on our discussions within the project team, we are recommending widening of the
paved road section and speed limit and relevant caution signing in response to neighbor
concerns. Another aspect of the current road condition to be addressed by the City of Aspen,
as the project applicant, will be to improve winter plowing and maintenance practices and provide
safer driving conditions for residents of the Water Place project.
The site plan incorporates 49 parking spaces to accommodate a project of 48 bedrooms or 1.02
spaces per bedroom. This ratio exceeds normal code requirements for parking spaces and
should avoid guest parking along Doolittle Drive. Current plans are to improve lower Doolittle
Drive to a full -width two-lane standard with a centerline curve radius of 100 feet (compared to the
approximately 65 foot radius of the current road) and under 10% grade meeting the current
regulations for City of Aspen streets.
Traffic Generation
In reviewing the potential traffic impact of the Water Place Housing proposal I have endeavored
to assess the relative traffic impacts of the proposed subdivision as it relates to existing and
future traffic associated with current development and build -out of the Castle Creek Valley
corridor.
SCHMUESER GORDON MEYER, INC
January 23, 1996
Mr. Tom Stevens
Page 5
Based on the general concerns for impacts to the Lower Castle Creek Road, as well as traffic
impacts at the intersection of Maroon Creek Road and Highway 82 where traffic from Maroon
Creek and Castle Creek combine at the intersection with the highway, I have attempted to
compile all available, relevant data regarding traffic on Castle Creek Road itself, combined traffic
impacts at the Maroon Creek/Highway 82 intersection, and needed improvements to the Lower
Castle Creek Road from the hospital campus entry down to the intersection with Maroon Creek
Road. As this report will show, improvements to the Castle Creek Road have been, and continue
to be, appropriate from the Hospital Campus entrance to the intersection with Maroon Creek
Road where the vast majority of traffic volume is concentrated.
This traffic impact report is based predominantly on a review of existing data including traffic
counts generated by Pitkin County in 1985, 1990, 1993 and 1995, as well as projected traffic
impacts for several projects recently completed or currently under construction in the Castle
Creek Valley area, such as the Twin Ridge and Marolt Ranch affordable housing projects and the
Castle Creek Valley Ranch. I have also incorporated extensive data from traffic studies dating
back as far as 1981 for the Castle and Maroon Creek Road corridors as well as the intersection
of Maroon Creek Road and Highway 82 and recent data from the Colorado Department of
Highways draft Environmental Impact Statement for Highway 82.
A review of the various traffic studies undertaken historically for the Maroon Creek and Castle
Creek Valley corridors reveals a number of inconsistencies regarding current and projected traffic
count information. As a result of these inconsistencies, I have been most inclined to use actual
traffic count data collected by Pitkin County in analyzing existing volume conditions. I have
generally attempted to be conservative (high) with regard to the potential impacts of future build -
out and construction which is currently underway.
Existing Conditions
The Castle Creek Road from the Doolittle Drive entrance to the intersection of Maroon Creek
Road comprises approximately 2,000 linear feet of two-lane roadway with a pavement width
which varies between 24 and 26 feet. The roadway currently meets a Pitkin County Class III
Local Access Standard with two 11 -foot through lanes, one to two -foot paved shoulders and
additional gravel shoulders from six inches to four feet in width. Current design capacity of the
existing road pursuant to Pitkin County Standards is between 700 and 1100 vehicles per day with
a suggested speed of 35 mph. The Lower Castle Creek Road (between the Aspen Valley
Hospital campus entrance and the intersection with Maroon Creek Road) is also encumbered
with intersections accessing the Meadowood Subdivision, the Pitkin County Assisted Living
Facility, and the Marolt Ranch Housing Project.
Current traffic volumes on the lower Castle Creek Road, based on traffic count studies
undertaken by Pitkin County as recently as February of 1995, show a 24-hour traffic volume for
that date of 4,633 vehicles at the Maroon Creek intersection. Converting this figure to annual
average daily traffic (AADT) utilizing the Pitkin County AADT adjustment factors results in an
AADT for Castle Creek as of early 1995, of 4,123 vehicles per day (VPD) (Calculating the AADT
from limited, often one -day, traffic volume information is certainly tricky. I do feel that the
additional data is useful in that it indicates that the true AADT on the lower Castle Creek Road
SCHMUESER GORDON MEYER, INC.
January 23, 1996
Mr. Tom Stevens
Page 6
may not yet exceed 5,000 vpd.) By averaging the more recent data, it would suggest that the
current AADT on the lower Castle Creek Road is probably closer to 4,675 vpd than the 5,226
indicated in my March, 1995 report regarding the Water Place project.
SCHMUESER GORDON MEYER, INC,
January 23, 1996
Mr. Tom Stevens
Page 7
Existing facilities and development which contributed to the 4,675 VPD annual average daily
traffic on the Castle Creek Road as of early 1995 included:
Marolt Ranch Housing
Health & Human Services Building
Meadowood Subdivision
Pine Creek Cook House
Elk Mountain Lodge
Aspen Music School
Pitkin County Assisted Living Facility
Castle Ridge Housing
Twin Ridge Subdivision
Aspen Water Plant
Prince of Peace Chapel
Ashcroft Ski Touring
Toklot
Aspen Valley Hospital
Mountain Oak Housing
Miscellaneous Residential Units
Clearly, some of the existing uses contribute traffic to the Castle Creek Valley corridor only on
a seasonal basis such as the Ashcroft Ski Touring Center and the Aspen Music School.
One of the consistent features of prior traffic reports dealing with the Castle and Maroon Creek
corridors was the need for a traffic signal controlling the intersection of Maroon Creek Road and
State Highway 82. This traffic signal was installed by the Colorado State Department of
Highways in the summer of 1987, and has resulted in significant improvements to the level of
service (LOS) of that intersection. The Maroon/82 intersection now functions at an LOS "C"
(stable flow) with only intermittent queuing problems for traffic attempting to turn left into Maroon
Creek Road from the highway, or turn left onto the highway from Maroon Creek Road. The
existing Maroon Creek/Highway 82 intersection is currently constrained by two major factors
including its proximity to the Maroon Creek Road/Castle Creek Road intersection and the limited
queuing capacity of the left turn lane from Maroon Creek Road onto Highway 82.
Traffic impacts of the Water Place Housing Project
The 22 new residential units of the Water Place Housing project will put up to 88 vehicles per day
onto the Castle Creek Road based on Aspen/Pitkin County Housing Authority trip generation
figures for comparable affordable residential units with an available transit option. It is expected
that peak volumes departing and accessing the project will occur during 7:45 - 8:45 a.m. for the
morning peak and 4:45 - 5:45 p.m. for the evening peak with traffic from the affordable housing
generally traveling in the opposite direction as the peak flows for the existing roadway, that is,
outbound to Highway 82 in the morning and inbound in the evening. We could reasonably
expect, based on peak hour estimations generated, once again, by the Housing Authority, that
up to 20% of the daily traffic volume, or 18 vehicles, could be expected to impact the Castle
Creek Road and Maroon Creek/Highway 82 intersection during peak hours.
Future Impacts on Castle Creek Road
Table 1 lists the anticipated traffic impacts of several projects either recently completed, under
construction or under consideration for the Castle Creek Valley. I have included estimated
figures for the available units in the residential build -out category from the Pitkin County Owl
SCHMUESER GORDON MEYER, INC.
January 23, 1996
Mr. Tom Stevens
Page 8
Castle Maroon Buttermilk Comprehensive Plan Existing Conditions Report as prepared in 1987.
1 have reduced the number of build -out units anticipated in 1987 from 64 to 45 to account for the
thirteen free market homes an 4 affordable housing units to be constructed in the Castle Creek
Valley Ranch as well as a few homes recently constructed in the valley. These figures for future
build -out result in a total average daily traffic volume of over 5000 VPID for the Lower Castle
Creek Valley from the hospital campus entrance to the intersection with Maroon Creek Road.
While this calculated traffic volume is in excess of 5000 VPD, I do not consider the numbers here
precise enough to state with certainty that traffic on Castle Creek Road will, at some point,
significantly exceed 5000 VPD on an annual average basis. Current traffic volumes on Castle
Creek Road undoubtedly include the impacts of temporary conditions such as on -going
construction in the valley that would not be a major factor at build -out.
Table 1
Lower Castle Creek Road Future Traffic Impacts
Existing AADT, 1995
4,675 VPID
Castle Creek Valley Ranch 120 VPD
Residential Build -out - 45 units 430 VPD
Total P Build -out 5,225 VPD
While I was initially skeptical of the calculated build -out traffic figure as being somewhat low, on
further scrutiny, I would note that the construction of the Health and Human Services Building
represents substantial completion of the potential build -out of the Aspen Valley Hospital Campus
Area. In addition, as reflected in the Owl Castle Maroon Buttermilk Comprehensive Plan Existing
Conditions Report, the limited available, developable private property further up the Castle Creek
Valley limits the potential for additional units as reflected in the OCMB Report. Clearly, the
majority of the higher density uses are clustered in the area of the Aspen Valley Hospital, Castle
Ridge Housing and Marolt Ranch Housing projects. With completion of these various
developments I would consider the calculated figure of 5,661 VPID at build -out to be a reasonable
estimate.
SCHMUESER GORDON MEYER, INC,
January 23, 1996
Mr. Tom Stevens
Page 9
Required Road Improvements - Lower Castle Creek Road
Pitkin County, in their County Road Service Area Report, of 1985, identified the need to upgrade
the Lower Castle Creek Road from a Class III Local Access to a Class 11 Collector. While the
calculated traffic volumes reflected above exceed the 5,000 vpd level somewhat, in my opinion,
the proposed upgrade remains appropriate today based on both current and projected build -out
traff ic counts. Utilizing the Pitkin County Road Standards and Specifications issued in December
of 1990, the upgrade would be to a Class IIA Main Collector status. The Class IiA offers a design
capacity of up to 5000 VPD with two 12-foot travel lanes as well as six-foot paved shoulders
resulting in a very functional section for vehicular traffic, pedestrians and cyclists. While a Class
I Arterial standard provides capacity in excess of 5,000 vpd, it is our belief that the additional
width and pavement associated with the Class I standard would not be acceptable to the
community for the Castle Creek Road and that the additional paved shoulder width does not offer
significant functional advantages over the Class IIA section.
With regard to estimated cost of improvements to the 2000 linear feet of Castle Creek Road from
the Maroon Creek intersection to the curve at the Aspen Valley Hospital entrance, I have included
the following items;
1 . Stripping and grubbing.
2. Dirt work to widen the roadway platform.
3. Construction of paved shoulders.
4. Overlay (optional).
5. Drainage improvements.
6. Re -striping.
7. Engineering and contingency at 10%
The total cost of these items is estimated to be $300,000. Items of particular note that are not
included in the above figure include landscaping, right-of-way acquisition (given the public nature
of many of the abutting properties, I have not anticipated that right-of-way would represent a
significant cost) and guardrails which may be appropriate when a widened platform is
constructed on the high bank overlooking the Marolt Property.
We have analyzed a cost approach based on a proportionate share of road reconstruction costs
for the net additional traffic volume associated with the Water Place Housing project as it relates
to the anticipated build -out traffic volume of the Castle Creek Valley corridor. Using this
approach, the Water Place project pro-rata share would be $5,052.63 toward improvements to
the lower Castle Creek Road.
Potential Improvements to the Maroon Creek Road/Highway 82 Intersection
The Colorado Department of Highways Draft and Environmental Impact Statement included an
analysis of the Maroon/Castle intersection with Highway 82 as it related to the future four-laning
of Highway 82 itself. Based on feedback from Centennial Engineering, Inc., the consulting
engineers who worked on the draft EIS, the only improvement of any significance to handle
projected traffic volumes to the year 2010 was the addition of a second left -turn lane for traffic
SCHMUESER GORDON MEYER. INC
January 23, 1996
Mr. Tom Stevens
Page 10
turning left onto Highway 82 (down valley). One of the main reasons that Centennial Engineering
recommended the addition of a second left -turn lane related to the short available length of the
existing left -turn lane due to the conflict with the Castle Creek Road. More recent design work
for the Highway intersection has been undertaken by our firm in coordination with Bob Fellsburg
of Fellsburg, Holt and Ulliveg Consultants on behalf of the Highlands and Moore projects in the
Maroon Creek valley.
Estimating the costs of improvements to the Maroon Creek Road/Highway 82 intersection is
somewhat complicated due to the unknown aspects of the specific four -lane design and revised
entrance to Aspen, if constructed, as well as the potential need to relocate utilities and traffic
signal systems. I would certainly note that the upgrade of the intersection is not warranted at
this time nor would it be warranted by the impacts associated with the Water Place Housing
project alone. Certainly, improvements to the intersection at Maroon Creek and Highway 82
become appropriate at such time as either the four -lane is constructed or traffic volumes from
the combined roadways begin to, once again, degrade the level of service of the existing
intersection. Reconstruction of the Castle/Maroon/82 intersection is currently estimated at
$500,000.00 and could be fully funded by the Highlands and Moore projects based on current
discussions within Pitkin County.
Drainagge
I have also evaluated the Water Place property with regard to internal drainage design. The main
development site in the upper yard area sits on a minor ridge and knoll in an area that
accumulates little runoff volume under natural conditions. Based upon my analysis, it is my
opinion that the project will have minimal impact on the historic drainage patterns, peak flows
and runoff volumes.
Currently, runoff is generally west to east or west to north off the property. This historic drainage
pattern would be unaffected by the proposed construction. The roadway system will generally
cross perpendicular to the major drainage basins on the property. These basins will be culverted
and kept in their historic channels. Surface sheetflow would be intercepted by the roads and
directed toward the major drainage basins. Typical drainage considerations such as uphill
drainage swales, foundation drains and sloping backfill away from the sides of the structure will
be adequate to provide satisfactory drainage at all building sites. I have identified potential
locations for small detention ponds for sediment removal, groundwater recharge and to delay any
actual runoff until after the storm peak.
In summary, it is our opinion that the Water Plant Housing project will not result in any changes
to historic runoff patterns or volumes in the area. Because of the density and project location
well above area streams and water courses, we do not anticipate the introduction of any
pollutants into area stream systems.
SCHMUESER GORDON MEYER, INC,
January 23, 1996
Mr. Tom Stevens
Page 11
I trust the above comments are sufficient for conceptual submission purposes. Please feel free
to contact me if I may provide additional information or detail.
Very truly yours,
SCHMUESER GORDON MEYER INC.
'JaYNV. Hammond, P.E.
Principal, Aspen Office
JF1/jh 95030ER3
SCHMUESER GORDON MEYER, INC
HepworthPawlak Geotech TEL:303-945-8454
Jan 23 96 11:54 No.003 P.01
Exhibit B
HEpwoitTH-PAwLAK GEOTECHNICAL, INC.
5020 Road 154
Glenwood Spring&, CO 91601
Fax 970 945-8454
Phone 970 94S-7988
SUBSOIL STUDY
FOR FOUNDATION DESIGN
PROPOSED WATER PLACE HOUSING
NORTH OF WATER PLANT, DOOLITTLE CIRCLE
ASPEN, COLORADO
JOB NO. 195 192
MAY 8, 1995
PREPARED FOR;
CrrY OF ASPEN
ATTN: CRIS CARUSO
130 SOUTH GALENA
ASPEN, COLORADO 81611
Post -It* Fax Note 7671
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HepworthPawlak Geotech TEL:303-945-8454
Jan 23 96 11:55 No.003 P.02
HErwoRTH-PAwLAK C;EOTECHNICAL, INC.
May 8, 1995
5020 Road 154
Glenwood Sprinp, CO 81601
Fax 970 945-9454
Phone 970 94S-7998
City of Aspen
Attn: Cris Caruso
130 South Galena
Aspen, Colorado 81611 Job No. 195 192
Subject: Subsoil Study for Foundation Design, Proposed Water Place Housing,
North of Water Plant, Doolittle Circle, Aspen, Colorado.
Gentlemen:
As requested, we have conducted a subsoil study for the proposed housing development
at the subject site.
Subsurface conditions encountered in the exploratory borings drilled in the proposed
building area consist of up to 3 1/2 feet of topsoil and fill overlying medium dense to
dense silty clayey sand and gravel with cobbles. Groundwater was encountered in Ehe
borings between 6 and 10 feet below the ground surface.
'17he proposed buildings can be founded on spread footings placed on the natural
granular subsoils and designed for an allowable bearing pressure of 3, 000 psf.
Ile report which follows describes our investigation, summarizes our findings, and
presents our recommendations. It is important that we provide consultation during
design, and field services during construction to review and monitor the implementation
of Lhe geotechnical recommendations.
If you have any questions regarding this report, please contact us.
Sincerely,
HEPWORTH-PAVVLAK GEOTECHNICAL, INC.
Daniel E. Hardin, P.E.
Rev. By: SLP
DEH/rr
cc: Gibson Reno - Scott Smith
HepworthPawlak Geotech TEL:303-945-8454
Jan 23 96 11:55 No.003 P.03
TABLE OF CONTENTS
PURPOSE AND SCOPE OF STUDY . . . . . . . . . . . . . . . . . . . . . 1
PROPOSED CONSTRUCTION . . . . . . . . . . . . . . . . . . . . . . . 1
SITE CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . I
FIELD EXPLORATION . . . . . . . . . . . . . . . . . . . . . . . . . . 2
SUBSURFACE CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . 2
DESIGN RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . 3
FOUNDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . 3
FOUNDATION AND RETAINING WALLS . . . . . . . . . . . . . . 4
FLOOR SLABS . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
UNDERDRAIN SYSTEM . . . . . . . . . . . . . . . . . . . . . . 6
SITE GRADING . . . . . . . . . . . . . . . . . . . . . . . . . . 6
SURFACE DRAINAGE . . . . . . . . . . . . . . . . . . . . . . . 7
LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
FIGURE 1 - LOCATION OF EXPLORATORY BORINGS
FIGURE 2 - LOGS OF EXPLORATORY BORINGS
FIGURE 3 - LEGEND AND NOTES
FIGURE 4 & 5 - GRADATION ANALYSES TEST RESULTS
TABLE I - SUMMARY OF LABORATORY TEST RESULTS
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Jan 23 96 11:56 No.003 P.04
PURPOSE AND SCOPE OF STUDY
. This report presents the results of a subsoil study for the proposed Water Place
Hous* development to be located on Doolittle Circle, North of the city water plant,
Aspen, Colorado. The project site is shown on Fig. 1. The purpose of the study was to
develop recommendations for the foundation design. The study was conducted in
accordance with our agreement for geotechnical engineering services to City of Aspen,
dated March 28. 1995.
A field exploration program consisting of exploratory borings was conducted to
obtain information on subsurface conditions. Samples obtained during the field
exploration were tested in the laboratory to determine the engineering characteristics Of
the on -site soils. The results of the field exploration and laboratory testing were
analyzed to develop recommendations for foundation types, depths and allowable
pressures for the proposed building foundations. This report summarizes the data
obtained during this study and presents our conclusions, design recommendations and
other geocechnical engineering considerations based on the proposed construction and
the subsoil conditions encountered. Prior to drilling the borings for our study, we spent
a day drilling shallow auger holes for Waste Engineering as part of their Phase 11 site
assessment.
PROPOSED CONSTRUCTION
The proposed development will include 8 single family houses, two duplexes and
a four-plex. The buildings will be 2 story wood frame structures over possible
basements or crawl spaces. Ground floor will be structural over crawl space or slab -on -
grade. Grading for the structures is assumed to be relatively minor with cut depths
between about 4 to 8 feet. We assume relatively light foundation loadings, typical of
the proposed type of construction.
If building loadings, location or grading plans change significantly from those
described above, we should be notified to reevaluate the recommendations contained in
this report.
SITE CONDITIONS
The site is occupied by a wood frame house west of Boring 1 on the west side of
Doolittle Circle. The majority of the site, to the east of Doolittle Circle, is a storage
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Jan 23 96 11:56 No.003 P.05
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yard for equipment, electrical transformers, pipe, etc. lie area is relatively flat with a
geniie.slope down to the east. There are steep slopes down to the north on the north
side of houses 8, 9 and 10 and steep slopes down to the east in the area of houses 5, 6
and 7. 'nere is a steep slope down to the north from Doolittle Circle to the area of the
proposed four-plex. Vegetation at the site consists of oak brush in the four-plex area,
and deciduous trees around the north and east sides of the storage yard. An existing
large pit was observed in the vicinity of House 5. We understand the pit is used by the
City as a sump for street sweepings and vehicle wash down. Snow cover was patchy
over most of the site but was on the order of 2 feet deep in the four-plex area.
FIELD EXPLORATION
The field exploration for the project was conducted on April 17. 1995. Four
exploratory borings were drilled at the locations shown on Fig. I to evaluate the
subsurface conditions. The proposed four-plex area was not accessible to drill
equipment due to Lhe steep slopes, trees and snow cover. The borings were advanced
with 4-inch diameter continuous flight augers powered by a truck -mounted BK-5 IHD
drill rig. 7be borings were logged by a representative of Hepworth-Pawlak
Geotechnical, Inc. In addition, we assisted Waste Engineering on April 14, 1995 by
drilling several sballow auger holes as directed by them.
Samples of the subsoils for our study were taken with a 1 3/8-inch I.D. spoon
sampler. The sampler was driven into the subsoils at various depths with blows from a
140-pound hammer falling 30 inches. This teSE is similar to the standard penetration
test described by ASTM Method D-1586. The penetration resistance values are an
indication of the relative density or consistency of the subsoils. Depths at which the
samples were taken and the penetration resistance values are shown on the Logs of
Exploratory Borings, Fig. 2. Ile samples were returned to our laboratory for review
by the project engineer and testing.
SUBSURFACE CONDMONS
Graphic logs of the subsurface conditions encountered at the site are shown on
Fig. 2. The subsoils consist of about I to 3 1/2 feet of topsoil or fill overlying medium
H-P GEOTECH
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Jan 23 96 11:57 No.003 P.06
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dense to dense, silty to clayey sand and gravel containing cobbles and boulders.
Drilling in the dense gravel with auger equipment was difficult due to the cobbles and
boulders and drilling refusal was encountered in the deposit.
Laboratory testing performed on samples obtained from the borings included
natural moisture content, Atterberg limits testing and gradation analyses. Results of
gradation analyses performed on small diameter drive samples (minus I 1/2-inch
fraciion) of the natural coarse granular soils are shown on Figs. 4 and 5.- Atterberg
limits testing indicates the clay and silt portion of the subsoils is of low plasticity. The
laboratory testing is summarized in Table 1.
Free water was encountered in the borings at the time of drilling between 6 and
10 feet. When checked ten days later, water levels were between 6 and 8 feet. Borings
2 and 4 had caved off at depths of 3 1/2 to 5 feet indicating water may be encountered
near that level. The subsoils were moist to wet.
DESIGN RECOMMENDATIONS
FOUNDATIONS
Considering the subsoil conditions encountered in the exploratory borings and
the nature of the proposed construction, we recommend the building be founded with
spread footings bearing on the natural granular soils. Shallow groundwater may impact
basement construction. In general, floor levels and crawl space grade should be at least
1 foot above the water level. The existing pit area should be avoided for building
houses unless it is properly excavated and backfilled with structural fill. We have
assumed that the subsoil conditions in the area of the four-plex arc similar to those
encountered in our borings.
The design and construction criteria presented below should be observed for a
spread footing foundation system.
1) Footings placed on the undisturbed natural granular soils should be designed for
an allowable soil bearing pressure of 3,000 psf. Based on experience, we expect
settlement of footings designed and constructed as discussed in this section will
be about I inch or less.
H-P GEOTECH
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2) lie footings should have a minimum width of 16 inches for continuous walls
and 2 feet for isolated pads.
3) Exterior footings and footings beneath unheated areas should be provided with
adequate soil cover above their bearing elevation for frost protection. Placement
of foundations at least 42 inches below exterior grade is typically used in this
area.
4) Continuous foundation walls should be reinforced top and bottom to span local
anomalies. Foundation walls acting as retaining structures should also be
designed to resist lateral earth pressures as discussed in the "Foundation and
Retaining Walls" section of this report.
5) All existing fill, topsoil and any loose or disturbed soils should be removed and
the footing bearing level extended down to relatively dense natural granular
soils. Structural fill can consist of the on -site granular soils excluding topsoil
and oversized rock, compacted to at least 100% of Standard Proctor density at a
moisture content near optimum. If water seepage is encountered, the footing
areas should be dewatered before concrete placement. Soft areas may be
encountered and require their removal or stabilization.
6) A representative of the soil engineer should observe all footing excavations prior
to concrete placement to evaluate bearing conditions.
FOUNDATION AND RETAINING WALLS
Foundation walls and retaining structures which are laterally supported and can
be expected to undergo only a slight amount of deflection should be designed for a
lateral earth pressure computed on the basis of an equivalent fluid unit weight of 45 pef
for backfill consisting of the on -site granular soils. Cantilevered retaining structures
which are free standing and can be expected tar deflect sufficiently to mobilize the full
active earth pressure condition should be designed for a lateral earth pressure computed
on the basis of an equivalent fluid unit weight of 40 pcf for backfill consisting of the
on -site granular soils.
All foundation and retaining structures should be designed for appropriate
surcharge pressures such as adjacent footings, traffic, construction materials and
equipment. The pressures recommended above assume drained conditions behind the
walls and a horizontal backfill surface. The buildup of water behind a wall or an
H-P GEOTECH
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Jan 23 96 11:58 No.003 P.08
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upward sloping backfill surface will increase the lateral pressure imposed on a
foundation wall or retaining structure. An underdrain should be provided to prevent
hydrostatic pressure buildup behind walls.
Backfill should be placed in uniform lifts and compacted to at least 90% of the
maximum standard Proctor density at a moisture content near optimum. Backfill in
pavement and walkway areas should be compacted to at least 95 % of the maximum
standard Proctor density. Care should be taken not to overcompact the backfill or use
large equipment near the wall since this could cause excessive lateral pressure on the
wall. Some settlement of deep foundation wall backfill should be expected even if the
material is placed correctly and could result in distress to facilities constructed on the
backfill.
The lateral resistance of foundation or retaining wall footings will be a
combination of the sliding resistance of the footing on the foundation materials and
passive earth pressure against the side of the footing. Resistance to sliding at the
bottoms of the footings can be calculated based on a coefficient of friction of 0.50.
Passive pressure against the sides of the footings can be calculated using an equivalent
fluid unit weight of 350 pcf for properly compacted backfill and non -buoyant
conditions. The coefficient of friction and passive pressure values recommended above
assume ultimate soil strength. Suitable factors of safety should be included in the
design to limit the strain which will occur at the ultimate strength, particularly in the
case of passive resismnee. Fill placed against the sides of the footings to resist lateral
loads should be compacted to at least 95 % of the maximum standard Proctor density at
a moisture content near optimum.
FLOOR SLABS
The natural on -site soils, exclusive of topsoil, are suitable to support lightly
loaded slab -on -grade construction. To reduce the effects of some differential
movement, floor slabs should be separated from all bearing walls and columns with
expansion joints which allow unrestrained vertical movement. Floor slab control joints
should be used to reduce damage due to shrinkage cracking. The requirements for joint
spacing and slab reinforcement should be established by the designer based on
experience and the intended slab use. A minimum 4-inch layer of free -draining gravel
should be placed beneath basement level slabs to facilitate drainage. This material
14-P GEOTECH
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11VE
should consist of minus 2-inch aggregate with at least 50% retained on the No. 4 sieve
and less than 2 % passing Elie No. 200 sieve.
All fill materials for support of floor slabs should be compacted to at least 95 %
of maximum standard Proctor density at a moisture content near optimum. Required
fill can consist of the on -site granular soils devoid of vegetation, topsoil and oversized
rock.
UNDERDRAIN SYSTEM
Free water was encountered during our exploration at depths of 6 to 10 feet.
We recommend below grade construction, such as retaining walls, crawl space and
basement areas, be protected from wetting and hydrostatic pressure buildup by an
underdrain system.
The drains should consist of drainpipe placed in the bOEEOM of the wall backfill
surrounded above the invert level with free -draining granular material. The drain
should be placed at each level of excavation and at least I foot below lowest adjacent
finish grade and sloped at a minimum I % to a suitable gravity outlet. Free -draining
granular material used in the underdrain system should contain less than 2% passing the
No. 200 sieve, less than 50% passing the No. 4 sieve and have a maximum size of
2 inches. The drain gravel backfill should be at least 1 1/2 feet deep. The under slab
gravel in basement areas should be connected to the perimeter foundation drain with
interior lateral perforated drains.
SITE GRADING
'Me risk of construction induced slope instability at the site appears low provided
the buildings are located away from steep slopes and cut and fill depths are limited. We
assume the cut depths for basement levels will -not exceed one level, about 8 feet. Fills
should be limited to about 8 feet deep, especially at the downhill sides of the
development (Houses 5 to 10) where the slope steepens. Embankment fills should be
compacted to at least 95 % of the maximum s=dard Proctor density near optimum
moisture content. Prior to fill placement, the subgrade should be carefully prepared by
removing all vegetation and topsoil and compacting to 95 % standard Proctor density.
'Me fill should be benched into the portions of the hillside exceeding 20% grade.
H-P GEOTECH
HepworthPawlak Geotech TEL:303-945-8454 Jan 23 96 11:59 No.003 P.10
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Permanent unretained cut and fill slopes should be graded at 2 horizontal to
1 verTical or flatter and protected against erosion by revegetation or other means. The
risk of slope instability will be increased if seepage is encountered in cuts and flatter
slopes may be necessary- If seepage is encountered in permanent cuts, an investigation
should be conducted to determine if the seepage will adversely affect the cut stability.
We should review the grading plans for the development prior to construction and
perform additional analysis for slope stability, surface and subsurface drainage as
needed.
SURFACE DRAINAGE
The following drainage precautions should be observed during construction and
maintained at all times after the residential buildings have been completed:
1) Inundation of the foundation excavations and underslab areas should be avoided
during construction.
2) Exterior backfill should be adjusted to near optimum moisture and compacted to
at least 95 % of the maximum standard Proctor density in pavement and slab
areas and to at least 90% of the maximum standard Proctor density in landscape
areas.
3) The ground surface surrounding the exterior of the building should be sloped to
drain away from the foundation in all directions. We recommend a minimum
slope of 12 inches in the first 10 feet in unpaved areas and a minimum slope of
3 inches in the first 10 feet in paved areas. Free -draining wall backfill should be
capped with about 2 feet of the on -site soils to reduce surface water infiltration.
4) Roof downspouts and drains should discharge well beyond the limits of all
backfill.
5) Surface water should not be concentrated and directed into Lhe steep down slopes
without adequate erosion protection.
LINMATIONS
This report has been prepared in accordance with generally accepted
geotechnical engineering principles and practices in this area at this time. We make no
other warranty either expressed or implied. Inie conclusions and recommendations
H-P G50TECH
HepworthPawlak Geotech TEL:303-945-8454 Jan 23 96 11:59 No.003-P.11
submitted in this report are based upon the data obtained from the exploratory borings
drilled at the locations indicated on Fig. 1, the proposed type of construction and our
experience in the area. Our findings include interpolation and extrapolation of the
subsurface conditions identified at the exploratory borings and variations in the
subsurface conditions may not become evident untii excavation is perfor7ned. If
conditions encountered during construction appear different from those described in this
report, we should be notified so that re-evaluation of the recommendations may be
made.
'nis report has been prepared for the exclusive use by our client for design
purposes. We are not responsible for technical interpretations by others of our
information. As the project evolves, we should provide continued consultation and field
services during construction to review and monitor the implementation of our
recommendations, and to verify that the recommendations have been appropriately
interpreted. Significant design changes may require additional analysis or modifications
to the recommendations presented herein. We recommend on -site observation of
excavations and foundation bearing strata and testing of structural fill by a
representative of the soil engineer.
Sincerely,
HEPWORT14-PAWLAK GEOTECHNICAL, INC.
Daniel E. Hardin, P.E.
Reviewed By:
Steven L. Pawlak, P.E.
DEH/rr
H-P GEOTECH
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Jan 23 96 12:00 No.003 P.12
EXISTING
MAINTENANCE
BUILDING,,,
0()fk
0-1 S�)VAEO-
NO s
Boc"- \oc).o
BORING 4
4
ROUGH -N
LOCATION
OF EXISTING
PIT
5
BORING 2
9 APPROXIMATE SCALE
PROPOSEDi 1 40
BUILDINGS'
(TYPICAL)
x
ELECTRICAL TRANSFORMER
— STORAGE AREA
BORING 3 a
ROUGH LOCATION OF FORMER
DYNAMITE STORAGE BUNKER
7
I193 192 HEPWORTH-PAWLAK LOCATION OF EXPLORATORY BORINGS
I (310TECHNICAL, Inc I
WPnwnr+hP;iwI;iIe (-',PnfPr-h TFL:303-945-8454
J-n 23 96 12:00 No.003 P.1
Borinq :�orinci 2 Borinq 3 rioring -4
Flev.-98.7 5"t feet %lev.=98.0 feet Elev.=97.6 feet
�01
5/4, 12/0
48/12
NC=11. 4
WC=16. 7
-200-48
4
'36�133
27/8
27/12
011
WC=10.9
-200=32
1
0
0 =47
-'200=32
—
L,L=23
PI=6
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52/8
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17/12
+4=33
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-200=32
51/9
10 5 /8
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37/7
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-200=17
70 /12
�2/11
�jc)TE: ExDlanation of SymbOls is shown on !�*Icl. 3.
5
2
i195 192 HEPWORTH-PAWLAK Logs of Exploratory Borings Fig. 2
I GEOTECHNICAL, Inc. I - --
He worthPawlak Geotech TEL:303-945-8454 Jan-.23 96 12:01 No.003 P.14
LEGEND:
1171
V\J FILL; Driveway road bass In Borings 1 and 4; clayey silt and sand w h
X scattered gravel and cobbles, mottled browns in Boring 3.
TOPSOIL; silt, sandv, gravelly, organic, soft, moist, dark brown.
SAND AND GRAVEL (SM-GM); silty to clayey, scattered cobbles, medium
dense, moist, reddish -brown.
GRAVEL (GM); sandy, silty, with cobbles. possible boulders, medium dense
to dense, moist to wet, reddish brown to brown.
0 Relatively undisturbed drive sample; 2-inch 1. D. California liner sample.
Drive sample; standard penetration test (SPT), 1 318-inch J.D_ split spoon
-sample, ASTIVI D-1586.
8/1'.) Drive sample blow count; indicates that 8 blows of a 140-pound hammer falling
30 inches were required to drive the California or SPT sampler 12 inches.
0,10 Free water level in boring and number of days after drilling measurement
-!= was made
—I— Practical rig refusal. Where shown above bottom of log, indicates multiple
i
I attempts were made to advance the boring.
Cave depth at time of water check, 10 days after drilling.
NOTES:
1 . Exploratory borings were drilled on April 17, 1995 with a 4-inch diameter continuous flight power
auger.
2. Locations of exploratory borings were measured approximately by pacing from features shown on
the site plan provided.
3. Elevations of exploratory borings were measured by instrument level and refer to the Bench Mark
on Fig. 1.
4. The exploratory boring locations and elevations should be considered accurate only to the degree
implied by the method used.
5. The lines between materials shown on the exploratory boring logs represent the approximate
boundaries between material types and transitions may be gradual.
6. Water level readings shown on the logs were made at the time and under the conditions indicated.
Fluctuaxions in water level may occur with time.
7. Laboratory Testing Results:
WC Moisture Content (%) -200 = Percent passing No. 200 sieve
DD Dry Density (pcf) LL Liquid Limit I%)
+ 4 Percent retained on No. 4 sieve PI Plasticity Index (%)
195 192 e HEPWORTH-PAWLAK LEGEND AND NOTES Fig. 3
� GEOTECHNICAL, in.. I
HepworthPawlak Geotech TEL:303-945-8454
Jan 23 96 12:03 No.003-P.17
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Exhibit C
r
CONFIDENTIAL
PHASE I ENVIRONMENTAL SITE ASSESSMENT
April 13, 1995
City of Aspen Property
Castle Creek Water Treatment Plant
Aspen, Colorado
Prepared for:
Mr. Chris Caruso
City Engineer
City of Aspen
130 South Galena
Aspen, CO 81611
Prepared by:
Waste Engineering, Inc.
2430 Alcott Street
Denver, Colorado 80211
(303) 433-2788
TABLE OF CONTENTS
F=
Introduction ............................................... I
Terms and Conditions ........................................ I
Site Description ............................................ 2
Physical Characteristics ................................... 2
Adjacent Properties ...................................... 3
Historic Conditions ...................................... 3
Review of Regulatory Agency Records and Environmental Databases . . . . . . . . . . . 4
Conclusions and Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
ATTACBAIENTS
Figure 1 - Location Map
Figure 2 - Site Map
Acronyms
Photographic Log
Environmental Data Resources (EDR) Report
-1-
am 1-1: n".' S & "' ,
GEOCHECKVER
'WELLINFO
FED!jj0W-'-.'..VA'r:As 'E
SION 2.1 ADDEND U
Won Closest to Target ftperly (East Ouadrant)
BASIC WELL DATA
she (D-.
391113106490301 Distarx)e from TP: 1/2 -1 Mile
She Type:
Single well, other than collector or Ranney type
Year Constructed:
19W County- Pitkin
Attitude:
7930DO ft. State: Colorado
Wail Depth:
159.00 ft. Topographic Setting: AJkrAal or marine %waoe
Depth to Water Table:
59.00 ft Prim. Use of She: Wtthdrawal of waler
Dale Measured:
10011973 Prim. Use of Water- Public supply
LITHOLOGIC DATA
Geologic Age ID (Era/System/Series):
CAMzoic-Oualemary-Holooene
Principal Lltt�ology of Untt
Sednwywy (undifferentiated)
Fur0w Description:
Not Repowrted
WATER LEVEL VARIABILITY
Water Level: 58.86 IL
Water Level: 65.00 it. Water Level: 58.62 ft. Water Levet 60.65 tt.
Date Measured: 10103[73
Date Measured: 10/16174 Date Measured: 09/26/75 Dale Measured: 09109176
Waler Level: 69.65 I't.
Waler Level: Not Reported Water Level: 68.35 ft. Water Leyet 58.16 IL
Date Measured: 08/11[77
Date Measured: 09/05(78 Date Measured: 10/09[79 Daw Measured: 08r2W
Water Level: 61.13 tL
Water Level: 59.73 ft.
Date Measured: 08/21/81
Dale Measured: 08125182
TC70698.3s Page 1 of 2
Code Descripbon
DOOO NOT DER NED
D006 CADMIUM
D008 LEAD
TC70698.3s - Page 1 of 1
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MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
SMUGGLER MTN SUPERFUND SITE (Continued) 1000234566
Distance to nearest Population:
Not reported
Population wtthin a I Mile Radius:
3.001 to 10,000 People
Population vANn a 2 Mile Radius:
Not reported
PoptXal$on whNn a 4 Mile Radius:
More than 10,000 People
Vertical Distance to AWIfer
Not reported
Ground Water Use:
Not Used as Drinking Water. Alternative Source Available
Distance to nearest Surface Water
Not reported
RCRIS:
Owner. LIS EPA
(999) 999-N".
ContactPAULA SCHMITTDIEL
(303) 293-152.7
Waste Ouanttty Into Source Waste Quantity Info Source
Not reported Nodfication
DODO Not reported Notification &;0
D008 Not reported Nodfica*)n
Oftr Pertinent Environmental AcIvtty Identified of Site:
civil Judicial and administrative enforcement cases against facility
1 ASPEN RANGER STATION
NNE 806 W. HALLAM STREET
1/8-1/4 ASPEN, CO 81611
Lower
LIST U000086877
N/A
UST:
Facility 10:
0002258
TankID:
1
Facility Tel:
(303) 945-3274
Facility Type:
Federal Non -Military
Age:
Not reported
Total Tanks:
1
Date Installed:
Not reported
Date Last Used:
12101/1960
Dale Closed:
Not reported
Owner ID:
5558
Owner Name: U.S.F.S. - WHITE RIVER DIST
Owner Address: P.O. BOX 948
GLENWOOD SPRINGS, CO 81602
Owner Tel:
303-945-2521 Owner Type: Federal
Status:
Permanently Ourl of Use Removed from Ground 12-01-60
Construction:
Steel
Tank Capacity.
LINK
Tank Chemical.
Gasoline
TC70698.3s Page 4 of 4
MAP FINDINGS
EDR ID Number
Datsbas*s) EPA ID Number
Coal Gas Site Seamh: EDR does not presently hr4e coal gas rjte Information rallable In this state.
NPL SMUGGLER MTN SUPERFUND SITE
Region SPRUCE ST
ASPEN, CO 81611
CERCLIS 100023-4566
FINDS COD9808062T7
NPL
RCRIS-LOG
CERCUS Classification Data:
She Inddent Category. MINES[rAILINGS
Federal Faafty: NO
Ownership Status: OTHER
NPL Status: CURRENTLY ON THE FINAL NPIL
EPA Notes: ZN,PB.CD.0ONTAM. IN OLD MINE. TAILINGS, BLOWING DUSTGROUND AND SURFACE
WATER CONTAM. HRS -33.12 IN 3/84.
NPLSFTEAPPROK 110ACRES. NEAR
ASPEN COLO.
CERCLIS Assessment History.
Assessment SCREENING SITE INSPECTION
Completed: IZ101/84
Assessment DISCOVERY-
Completed: 03101183
Assessment PRELIMINARY ASSESSMENT
Completed: IZ401/84
Assessment FINAL LISTING ON NPL
Completed: 06/01/86
Assessment PROPOSAL TO NPL
Compete& 10/15184
Assessment REMOVAL ACTION
Completed: 09117/85
Assessment REMOVAL ACTION
Completed: 08=1
CERCUS Site Status:
This site is currently under Investigation by the govemment to assess the extent of further action
CERCUS Alias Name(s):
ASPEN
NPL
ID:
08CO020
Date Listed:
6/10186 (FINAL)
EPA/ID:
COD980&X277
Haz. Rank Score:
31.31
Status:
LISTED ON NPIL
Rank:
929
Group:
19
Ownership:
Private
Permit:
Not reported
Site Activities:
Mining Site, Subsurface
Site Condition:
Damage of FloratFauna
Site Condition:
Contamination of Soil
Site Condition:
Contam. Ground Water
Site Condition:
Contam. Drinking Water
Waste Type:
Metals
Waste Type:
Mine Tailings
Waste Form:
Not reported
Contaminant:
Media Affected:
CADMIUM (CD)
Ground Water
ZINC AND COMPOUNDS. NOS (ZN)
Ground and Surface Water
IRON AND COMPOUNDS, NOS (FE)
Surface Water
MANGANESE AND COMPOUNDS. NOS (MN)
Surface Water
LEAD (PB)
Not reported
TC70698.3s Page 3 of 4
I MAP RNDINGS SUMMARY SHOV
Y SITES HIGHER THAN OR THE SAME ELEVATK)N AS TP
Target
Search
Distance
Total
Database Property
(Miles)
< 1/8
1/8-1/4
1/4-1/2
1/2-1
> 1
Plotted
NPL
1.000
0
0
0
0
NR
0
RCRIS-TSD
1 AM
0
0
0
0
NR
0
State Haz. Waste
1.000
0
0
0
0
NR
0
CERCLIS
O_9;w
0
0
0
NR
NR
0
State Landfill
O—rw
0
0
0
NR
NR
0
LUST
O_9;w
0
0
0
NR
NR
0
UST
02W
0
0
NR
NR
NR
0
RAATS
TP
NR
NR
NR
NR
NR
0
RCRIS Sm. Ouan. Gen.
0.250
0
0
NR
NR
NR
0
RCRIS Lg. Ouan. Gen.
0.250
0
0
NR
NR
NR
0
HMIRS
TP
NR
NR
NR
NR
NR
0
PADS
TP
NR
NR
NR
NR
NR
0
ERNS
TP
NR
NR
NR
NR
NR
0
FINDS
TP
NR
NR
NR
NR
NR
0
TRIS
TP
NR
NR
NR
NR
NR
0
NPL Liens
TP
NR
NR
NR
NR
NR
0
TSCA
TP
NR
NR
NR
NR
NR
0
Coal Gas
N/A
N/A
N/A
N/A
N/A
N/A
N/A
TP - Target Property
NR - Not Requested at this Search Distance
* Sites may be listed in more than one database
TC70698.3s Page 2 of 4
MAP FINDINGS SUMMARY SHOl
ALL SITES
Target
Search
Distance
Total
Database Property
(Miles)
< 1/8
1/8-1/4
114-1/2
1/2-1
> 1
Plotted
NPL
1.000
0
0
0
0
NR
1
RCRIS-TSD
1.000
0
0
0
0
NR
0
State Haz- Waste
1.000
0
0
0
0
NR
0
CERCUS
O—C,00
0
0
0
NR
NR
1
State Landfill
O—rw
0
0
0
NR
NR
0
LUST
0-500
0
0
0
NR
NR
0
UST
0250
0
1
NR
NR
NR
1
RAATS
TP
NR
NR
NR
NR
NR
0
RCRIS Sm. Quan. Gen.
02W
0
0
NR
NR
NR
0
RCRIS Lg. Ouan. Gen.
0.250
0
0
NR
NR
NR
1
HMIRS
TP
NR
NR
NR
NR
NR
0
PADS
TP
NR
NR
NR
NR
NR
0
ERNS
TP
NR
NR
NR
NR
NR
0
FINDS
TP
NR
NR
NR
NR
NR
1
TRIS
TP
NR
NR
NR
NR
NR
0
NPL Liens
TP
NR
NR
NR
NR
NR
0
TSCA
TP
NR
NR
NR
NR
NR
0
Coal Gas
N/A
N/A
N/A
N/A
N/A
N/A
N/A
TP - Target Property
NR - Not Requested at this Search Distance
Sites may be listed in more than one
database
TC70698.3s Page I of 4
- Indicates TARGET PROPERTY.
- Indicates environmental sites at elevations higher
than or equal to the target property.
- Indicates environmental sites at elevations lower
than the target property.
- Coal Gasification Sites (it requested)
- National Priority List Sites
0 1/4 1/2
Miles
Power transmission lines (USGS DLG, 1993)
Oil & Gas pipelines (USGS DLG. 1993)
TARGET PROPERTY: CUSTOMER: Waste Engineering, Inc.
ADDRESS: CONTACT: Paul Avant
CITY/STATE/ZIP: INQUIRY 70698.3s
LAVLONG: DATE: March 9, 1995
4-�GEO VERSION
4VQ,
GEOLOGIC AGE IDENTIRCATIONt
Geologic Code: Ygl
Enu Precambrian
System: Precambrian
Series: Oder Y granillic rocks
ROCK STRATIGRAPHIC UNIT
Category: Plumic and Intrusive Rocks
GROUNDWATER FLOW INFORMA71ON
General Topographic Gradient: General North
General Hydrogeologic Gradient: no hydrogeologtc data avallable.
Note: In a general way, the water tW* typically conkms lo surface loopo-graphy.1
FEDERAL DATABASE WELL INFORMATION
WELL DISTANCE DEPTH TO
OUADRANT FROM TP LrrHOLOGY WATER TABLE
East 1/2 - 1 Mlle Sedimentary (undtfterentiated) 59 tL
AREA RADON INFORMATION
PITKIN COUNTY, CO
Number of sites tested: 28
Area Average Act" % <4 pCVL % 4-20 pCi/L
Living Area 3.820 pCi[L 46% 43%
Basement 3.310 pCi[L 300A 54%
PUBLIC WATER SUPPLY SYSTEM INFORMATION
Searched by Nearest Well.
Location Relative to TP. 1/2 - 1 Mile East
PWS Name: KRABLDONIK
P.O. BOX 5517
SNOWMASS VILLAGE. C081615
Well currently has or has had major violation(s): No
% >20 PCVL
11%
80/0
t S-- P G Sd-b—, R E Arndt ad W-1 8.—.G-6�W .1 �C—�� U S .1 12,503 OOOSCAle - Adsg" rq� cg Vw 1974 P.O, " " KM. Be*~ Mip� USGSDvW DAM S� DOS - 11 (1994)
1 U S EPA r—und W� Kandb�k. Vd I G—d WA- a14 C�--. ON-0 P—Am" &� O—Wpm-m EPA/62516-OMI 6&,Cho� 4. P." 70. S.0—t- I no
TC70698.3s Pagel of 1
Ar*s Radon hifonr4rdm* ladonal Radon DxMb*w has been developed by S. Envirorwreental Proiection Agency
(LtSEPA) old is a compoz---. the EPAIState %sidervilai Radon Survey and the Natiortal Residential Radon Survey. The study
covera; the yam 19% - 1992. Where necessary data has bow suppkw� by Information ODWW at prime sources such as
universities and research insdutions.
FRDS: Federal Reporting Dam System
Sotirce: EPA1OMce of Ddnkkv WRW
FRDS movicles infamation regwdN public waw supplies and their compliance with monftonng requirements. maximum
contaminant levels (MCUs). and other requirements of the Safe Drinking WaW Act of 1986.
OIVG*s PtpelkwQMl*ctrlc*f Tranarnisslon Unes: This data was obtained by EDR trom tee USGS in 1994. It is referred lo by
USGS as GeoData Digital Une Graphs Imm 1:100.000-Scale Maps. It was extracted from the transportation category including
some oil, but primarily gas pipelines and electrical transmKslon liners.
Sensitive Receptors: Them we kidividuals who, due to their fragile Immune systems. are deemed to be especially serisitive to
environmental discharges. Thew typically Include the elderly. the sick and children. While the exact location of these sensitive
receptors cannot be determined. EDH kK$ca*s those facilities, such as schools. hospitals, day cam centers, and nursing horrwm
where sensttive mceptors are likely lo be located.
USGS Water Wells: In November 1971 the United States Geoiogic:al Survey (USGS) In4gemenled a national waw resource
Informaticin b ng uyslem. This database contains descrotive Information on shes where the LISGS collects or has collected
dataonsurfamwalerarWorromlWaW. The Woundwalerdata Includes Information on more than 900,000 wells, springs, and
other sources of groundwater.
Flood Zone Data: This daW "able In select counties across the country. was obtained by EDR in 1994 from the Federal
Emergency Mwtagement Agency (FEMA). Data depicts 100-yearv*4 500-year flood zones as defined by FEMA-
STATE OF COLORADO RECORDS.
LUST: LisaldrV Underground Storage Tank List
Source: Deparlment of Health
Telephone: 303-692,UW
LUST: Leaki:V Underground Sionlige Tank Incident Reports, LLJST records contain an Inventory o1reponed leaking
underground storage tank Ircklents. Not an stales maintain these records, and the information stored varies by state.
Date of Government Version: 1010 1 /94
Date Made Active at EDR: 01/30/95
Date of Data Arrival at EDR: 12JO5194
Elapsed ASTM days: 56
SHWS: CERCUS
Source: Department of Health
Telephone: 303-692-k300
SHWS: State Hazardous Waste Sites. State hazardous waste site records are the states' equivalent to CERCUS. These
sites mayor may not already be fisted onthe federal CERCLIS fist. P" sites planned for cleanup using state funds
(state equivalent of Superfund) are Identified a" wtth sties where cWanup will be paid for by potentially responsible
parties- Available Intormation varies by slate.
Date of Govemmerd Version: 10/31/94
Dale Made Active at EDR: 01/30/95
Date of Data Arrival at EDR- 1211 6t94
Elapsed AS`rM days: 45
SWFA-S: Solid Waste Sites & Facilities
Source: Department of Health
Telephone: 303-692-3432
SWFA-S7 Solid Waste FadM*qArK= Stkm SWIF/LS ty;* records typic5olly contain an inventory of solid vrage disposal
facittlesortarxffillsinaparticularstme. Dependingonihesm . tese maybe active or inactive toollitlesor open dumps
that falled to meet RCRA Section 2DD4 criteria for sold waste tandflills or disposal sites.
Date of Govemirneryt Version: 12101/94
Dale Made Active at EDR: 02/14/95
Date of Data Arrival at EDR: 0 1/05195
Elapsed ASTM days: 40
UST: Tank List
Source: Slate Oil inspector's Off"
Telephone: 303-289-5644
UST: Registered Underground Storage Tanks. USTs are regulated under Subtitle I of the Resource Conservation and
Recovery Acl (RCRA) and must be registered with the slate department responsible for adminislenng the UST program.
Available information vanes by state program.
Date of Government Version: 04101/94 Date of Data Arrival at EDR: 09102194
Date Made Active at EDR: 11/02194 Elapsed ASTM days: 61
Historical and Other Database(s)
Former Manufactured Gas (Coal Gas) Sites: The existence and location of Coal Gas sites is provided exclusively to EDR by
Real Property Scan. Inc. OCopyright 1993 Real Property Scan, Inc. For a technical description of the types of hazards which
may be found at such sites. contact your EDR customer service representative,
Disclaimer Provided by Real Property Scan, Inc.
The information contained in this report has predominantly been obtained from publicly available sources produced by entities
other than Real Property Scan. While reasonable steps have been taken to insure the accuracy of this reporl. Real Property
Scan does not guarantee the accuracy of this report. Any liability on the part of Real Property Scan is strictly limited to a refund
of the amount paid. No claim is made for the actual existence of toxins at any sile. This report does not constitute a legal
opinion.
FEDERAL NOWASTM 1 DS: I
FINDS: Facility Index System
Source: EPA04TIS
Teleiftrw 800-908-2493
FINDS: Facillity Index System. FINDS contains both facillity infornudion and 1polnteW to cidw sources that contain more
detall. These inociude: RCRIS, PCS (Permit Cornpliance System), AIRS (AeriornstrIc Information Retrieval System).
FATES (FIFRA [Federal Insecticide Fungicide Rodentlicide AcQ and TSCA Enforcement System. FTTS JFIFRAjTSCA
Tracking SystemD, CERCUIS, DOCKET (Enforcement Docket used to manage and track information on dvt judicial
enforcement cases W all environrinentsil stawtes). FURS (Federal Underground Injection Control). FRDS (Federal
Reporting Data System). SIA (Surface Impoundments). CIM (TSCA Chemicals in Commerce Intormation Sys*m),
PADS. RCRA-J (medical waste transporWWdIsposers). TRIS and TSCA.
Date of Government Version: 09/14/93
Date of Next Scheduled Update: 03/13/95
PADS: PCB Activity Database System
Source: EPA
Tel,ephone: 202-260-3992
PADS: PCB Activity Database. PADS kwdifies ganermors. transportm, commarciall storers and/or brokers and disposers
of PCS's who we required to notify the EPA of such activities.
Data of Government Version: 07/11 f94
Date of Next Scheduled Update: 03/20195
RAATS: ACRA Administrative Action Tracking System
Source: EPA
Telephorm: 202-564-4104
RAATS: RCRA Administration Action TrackkV Syslem. MATS contWft 1`800rd3l A A On 0nt0r0WrWA actions issued
under FK;RA pertaining ID major %oldaftya and inckide-5 and dA actions brought by lhe EPA.
Date of Government Version: 04106194
Date of Next Scheduled Update: 04/01195
TRIS: Toxic Chemical Release Inventory System
Source: EPAINTIS
Telephone: 202-260-2320
TRIS: Toxic Release Inventory System. THIS Identifies facilities which release toxic chemicals to the air, water and land
In reportable quantfties under SARA Title III Section 313.
Date of Government Version: 12/31/92
Date of Next Scheduled Update: 10/02195
TSCA: Toxic Substances Control Act
Source: EPA/NTIS
Telephone: 202-260-1444
TSCA: Toxic Substances Control Act. TSCA Identifies manufacturers and Importers of chemical substances included on
the TSCA Chemical Substance Inventory list it includes data on the production volume of these substances by plant
she. USEPA has no current p4an to update and/or re -issue this database.
Dale of Govemment Version: 05/15/86
Date of Next Scheduled Update: 03127195
HMIRS: Hazardous Materials Information Reporting System
Source: U.S. Department of Transporlation
Telephone: 202-366-4555
HMIRS: Hazardous Materials Incident Reporl System. HMIRS contains hazardous material spill incidents reported to DOT.
Date of Government Version: 06/30194
Date of Next Scheduled Update: 05/02/95
NPL LIENS: Federal Superlund Liens
Source: EPA
Telephone: 202-260-3733
NPL LIENSi Federal Superfund Liens. Under the authority granted the USEPA by the Gomprehenvve Environmental
Response, Compensation and Liability Act (CERCLA) of 1980, the USEPA has the authonty to file liens against real
property in order to recover remedial action expenditures or when the property owner receives notification of potential
liability. USEPA compiles a listing of filed notices of Superlund Liens.
Dale of Government Version: 10/ 1 5f9l Date of Next Scheduled Update: 04/18195
GOVERNMENT RECORDS SEARCHED I DATA CURRENCY TRACKING
To maintain currency of I %Ing federal and state databases. EDR contacts the appropriate governmental agency
on a monthly or quarterly basis. as required.
Elapsed ASTM days: Provides confirmation that tNs EDR report meets or exceeds the 90-day updating requirement
of the ASTM standard.
FEDERAL ASTIM RECORDS:
CERCLIS: ComprehensW Environmental Response, Compensallm and Liability Information System
Source: EPAINTIS
Telephone: 703-416-0702
CERCLIS: Comprehensive Environmental Roesponse. Compensation and Liability information System. CERCUS contains
Information on Was ideniffied by the LISEPA as known or suspect abandoned. inactive or uncontrolled hazardous
waste sties which may require cleanup.
Date of Government Version: 10131194
Da" Made Actim at EDR: 01130/95
Data of Data Arr" at EDR: 12116t94
Elapsed ASTM days: 45
ERNS: Em&Wncy Response NotIficirtion System
Source: EPA
Telephone: 202-260-2W
ERNS: Emergency Response Notification System ERNS, records and stores information on reported releases of oil and
hazardous substances.
Dale of Government Version: 12/31f93
Date Made Actrve at EDR: 05/25/94
Dqft of Data Arrival at EDft 04/11/94
Elapsed ASTM dayv. 44
NPL: National Priority List
Source: EPA
Telephone: 703-603-M2
NPL Natonal Priorities Ust (Supenlaid). The NPL Is a subset of CERCUS and identifies over 1,200 slies for priority cleanup
under the Superfund Program. NPI-sttes may encompass retativety large areas. As such, It Is EDA's policy to plot NPL
sites greater than approximately 500 acres In size as areas (polygons). Sites smaller in size are point-ge000ded at the
site's address.
Date of Government Version: 112J16/94
Dale Made Active at EDR: 01/30/95
Date of Data Arrival at EDR: 12/21/94
Elapsed ASTM days: 40
RCRIS: Resource Conservation and Recovery Information System
Source: EPA/NTlS
Telephone: 202-260-3393
RCRIS: Resource Conservation and Recovery Information System. RCRIS includes selective information on shes which
generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery
Act (RCRA).
Date of Government Version: 11/30194
Date Made Active at EDR: 02/14195
Dale of Data Arrival at EDR: 12119/94
Elapsed ASTM days: 57
.3 . .....
. I 'C'. , . I
R
Ecol AINED-8
Nr
kzl;
M '-so
URCES.".:
r
Due to poor or iriadequate address friformation, Ihe following sites were riot mapped:
SMUGGLER MTN SUPERFUND SITE
PITKIN COUNTY RESOURCE RECOVER
GRUZLY RESERVOIR
CHEVRON USA INC
CITY OF ASPEN STREET DEPT
ASPEN TRUCK MAINTENANCE
CDOH - ASPEN
RENTAL CAR FUEL FACILITY
CERCLIS,FINDS,NPL
RCRIS-LOG
State LF
LUST
LUST
LUST
LIST
UST
UST
TC70698.3s
FC NED
W
ME
GE CIE IVATE- URC
�ND-
Surrounding Properties:
Sites with an elevation equal to or higher than the subject property are in the left hand column; those
with a lower elevation are in the right hand column. Page numbers refer to the EDR Radius Map report
(attached as an appendix) where detailed data on individual sites may be reviewe
Sites fisted in bold hWks are in multiple databases.
NPL:- Also known as Supedund, the National Priority List database is a subset of CERCUS and identifies
over 1,200 sites for priority cleanup under the Supedund program. The source of this database is the
U.S. EPA.
A review of the NPL K as provided by EDR. and dated 12116/1994 has revealed that there is 1 NPL
site within approximately 1 Mile of the subject property.
EquaVHIgher El"lon Page
Lower Elevation
CERCLJS: The Compireherisive Environimental Responim. Compensation and Liability information System
contains information on sites identified by the United States Environmental Protection Agency (U.S.
EPA) as known or suspected abandoned. inactive or uncontrolled hazardous waste sites that may
require cleanup. The source of this database is the U.S. EPA -
Page
A review of the CERCUS list, as provided by EDR, and dated 10/31/1994 has revealed that there is 1
CERCUS site within approximately 0.5 Miles of d-ie subject property.
Equal/Hlgher Elevation Page I Lower Elevation Page
UST: The Underground Storage Tank database contains registered USTs. USTs are regulated under
Subtitle I of the Resource Conservation and Recovery Act (RCRA). The source is the State Oil
Inspector's Office's Tank List
A review of ff,)e LIST list as provided by EDR. and dated 04/01/1994 has revealed that there is 1 UST
site within approximately 0.25 Miles of the subject property.
EquaMigher Elevation Page Lower Elevation Page
I ASPEN RANGER STATION 4
RCRIS: The Resource Conservation and Recovery Act database includes selected information on sites
that generate, store, treat, or dispose of hazardous waste as defined by the Act. The source of this
database is the U.S. EPA.
A review of the RCRIS-LOG list, as provided by EDR, and dated 11/30/1994 has revealed that there is 1
RCRIS-LOG site within approximately 0.25 Miles of the subject property.
Equal/Higher Elevation Page I Lower Elevation Page
TC70698.3s
'Al
A
MID
M E N rql A fG---
A search of available environmental records was conducted by Errvironmental Data Resources, Inc.
(EDR). The search met the specific requirements of ASTM Standard Practice for Environmental Site
Asgeswwds, E-1 SV-94, including those associated with governmental databases, search distances and
date currency. The detailed EDR report. dated 03/1,N95. is included as an appendix to this summary
report
The address of the subject property for which the search was Intended is.
298 SOUTH SEVENTH STREET
ASPEN, CO 81611
No mapped sites were found In EDR's search of available ( 'reasonably ascertainable ') government
records either on the subject property or withiin the ASTM E-1527-94 search radius around the subject
property for the following Databasm
RGRIS-TSD: ----------------- Resource Conservation and Recovery Information System
State Haz. Waste: ------------ CERCUS -
State LF: --------------------- Solid Waste Sites & Facilities
LUST: ------------------------ Leakh Q Underground Storage Tank-Ust
RAATS: ---------------------- FICRA Adn*istrafive Action Tracicing System
RCRIS-SOG: ----------------- Resource Conservation and Recovery Information System
MRSL --------------------- Hazardous Materials Information Reporting System
PADS: ----------------------- PCB Activity Database System
ERNS: ----------------------- Emergency Response Notification System
TRIS: ------------------------- Toxic Chemical Re4ease Inventory System
NPL Liens: ------------------- Federal Superfund Liens
TSCA: ------------------------ Toxic Substances Control Act
Unmapped (orphan) sites are riot considered in the foregoing analysis.
Search Results:
Search results for ttlee subject property and the search radius, are listed below:
Subject Property:
The subject property was not listed in any of the databases searched by EDR.
TC70698.3s
THE EDR-RADrus mAp"
Ile EDR-Radius Map TM is a screening tool which maps sites with potential or existing environmental liabilities'.
Specified government databases are searched in accordance with the ASTM Standard (E 1527) or custom
specifications provided by the user.
The EDR-Radius Map 71W includes the following three maps:
Topographic Map:
0 displays a two mile radius around the tuget property
0 displays the United States Geological Survey (USGS) topographic contours and selected road features (i.e.,
major street names, and hydrographic data)
Overview Map:
0 displays a one-twile (ASTM Standard) or customer specified radius around the tarV property
* includes major geographic attributes available in EDR's computer mapping system 0.e, sued names,
available hydrography)
Detail Map:
displays a quarter -mile radius or customer specified radius around the target property and provides the user
with a close-up view
includes all geographic attributes available in EDR's computer mapping system (i.e., street nanxs, address
ranges)
helps the user locate 'orphan" sites, those sites with insufficient address information such that they can only
be identified as within the zip code, city, or county of the target property
Please call EDR's Nationwide Customer Service at
1-800-352-0050 (8am - 8pm EST)
with questions or comments about your report.
Thank you for your business!
Disclaimer
EDR makes no representation or warranty regarding the accuracy, quality or
completeness of any data provided by governmental or other entity used by EDR in the
preparation of its reports. The customer shall take full responsibility for the use of
EDR reports. No warranty of merchantability or of fitness for particular purpose,
expressed or implied, shall apply and EDR specifically disclaims the making of
any such .varranties. In no event shall EDR be liable to anyone for special,
incidental, consequential or exemplary damages.
The EDR-Radius Map
with GeoCheckTM
Inquiry Number: 70698.3s
Alarch 13, 1995
Environmental
EIR:
Data
Resources, Inc
Creators of Toxicheckj,
The Source
For Environmental
Risk Management
Data
3530 Post Road
Southport, Connecticut 06490
Nationwide Customer Service
Telephone: 1-800-352-0050
Fax: 1-800-231-6802
Exhibit D
EDR REPORT
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PHOTOGRAPHIC LOG
City of Aspen Property
I . View of maintenance building at left and entrance to property.
2. View of gazebo where AST was historically located.
3. View of electrical transformer storage area.
4. View of transformer and location of one soil -PCB sampling site.
5. View of vehicle dumping sediment from street sweeping activities.
6. View of sediment trap/pond.
7. View of office for water treatment plant at south end of property.
8. View of water holding structure at treatment plant.
q -
ACRONYMS
9
Above Ground Storage Tank (AST)
0
Benzene, Toluene, Ethylbenzene, and Xylene (BTEX)
0
Comprehensive Environmental Response Compensation and Liability Information
System (CERCLIS)
0
Emergency Response Notification System (ERNS)
0
Environmental Protection Agency (EPA)
0
Leaking Underground Storage Tank (LUST)
0
National Pollutant Discharge Elimination System (NPDES)
0
National Priorities List (NPL)
0
Parts per Billion (ppb)
0
Polychlorinated Biphenyls (PCBs)
0
Resource Conservation and Recovery Act (RCRA)
0
Total Extractable Hydrocarbons (TEH)
0
Total Volatile Hydrocarbons (TVH)
9
Underground Storage Tank (UST)
0
United States Geological Survey (USGS)
0
Waste Engineering, Inc. (WEI)
a .
a
I
I
t
CASTLE RIDGE HOUSING
--------------
TRANSFORMER SEDIMENT
'%STORAGE AREA/ POND
MAINTENANCE
BUILDING
HISTORIC
AST
LOCATION
RAW
WATER BACKWASH
POND POND
2 MG.
0 CLEARWELL
0
WEST EEAST
PLANT CIPLXT
0 C�D AoFq%41
14 op
NORTH
NOT TO SCALE
WASTE ENGINEERING, INC. DRAWN KAL CITY ASPEN — FIGURE 2
2430 ALCOTT STREET CHECK PRA COUNTY PITKIN SITE MAP
DENVER, CO 80211 DATE 4/6/95 STATE COLORADO CITY OF ASPEN
(303)433-2788 SCALE N.T.S. JOB NO. 952-034.000 PROPERTY
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WASTE ENGINEERING, INC. DRAWN DSS FIGURE 1
2430 ALCOTT STREET CHECK PRA
DENVER, CO 80211 DATE 4/95 LOCATION MAP
(303)433-2788 SCALE I" =2000' 952-034.000
Immediately following drilling (or on the same day if time is available), WEI would perform
additional field tests to further characterize contamination on the site. This would be
accomplished by performing a "Soil -Gas" analysis of subsurface soils. The soil -gas samplers
must be buried in the ground for a minimum of seven days. The laboratory results from the
Petrex samples would further define the areas of potential contamination and allow for more
accurate drilling of potentially contaminated areas.
Petrex samplers with analysis cost approximately $200 each. WEI recommends that a grid
pattern with 15 Petrex samplers be used. The total cost for the standard Petrex analysis would
accordingly be approximately $3,000, not including WEI field time.
Additional field testing in the electrical transformer storage area may be performed using the
field test kits for PCBs. These tests cost approximately $50 each. WEI recommends that 20-25
samples be tested. Additionally, WEI would recommend sending a selected few of the
11positive" soil samples to a laboratory for confirmatory analysis. Laboratory cost for PCB
analysis is approximately $150 each. WEI recommends that three soil samples be sent to the
laboratory for confirmatory analysis, totalling $450.
If the Petrex results or the PCB field test results indicate significant contamination zones in areas
outside of those in the initial drilling, it is possible that a follow-up drilling investigation would
be recommended. WEI would be able to define the scope of this only after the initial results are
obtained. The following is a preliminary cost estimate for the total Phase II site assessment.
TABLE 2 - PRELIMINARY COSTS FOR COMPLETE PHASE 11 SITE ASSESSMENT
Standard Rush
Drilling and Soil Testing 6,950 8,100
Petrex Analysis
5000
6000
Field Screening for PCBs
1450
1450
and lab analysis
Interpretive Phase II report
3000
4000
TOTAL PHASE Il COSTS
$16,400
$19,550
WEI would be glad to discuss these recommendations at your convenience.
CONCLUSIONS AND RECOMMENDATIONS
Due to the size of the property and the presence of several feet of snow during VVEI's site visit,
a complete site reconnaissance was not possible for this assessment. However, all "accessible"
areas, including areas of development and human activities, were inspected. The primary areas
of concern regarding potential contamination are:
1. The electrical transformer storage area.
2. The sediment trap and associated pond.
3. The area near the historic ASTs.
WEI recommends that a Phase If site assessment be performed to determine the extent of
subsurface contamination on the subject property, if any. A combination of three methodologies
described below is recommended for this Phase II assessment, in order to fully ascertain the
extent of soil contamination at the subject property. Time constraints may alter these
recommendations and we would be glad to discuss them with you at your request.
Because the firm HP-Geotech is scheduled to drill on the site for geotechnical purposes, WEI
recommends that borehole drilling for the proposed Phase If site assessment be coordinated with
this firm. Drilling a minimum of three boreholes to initially characterize subsurface
contamination is recommended. A preliminary cost estimate for a drilling Phase 11 investigation
is outlined below:
TABLE I - PRELIMINARY COSTS FOR PHASE 11 DRILLING
Description
Estimated Costs
Standard* Rush**
Travel and Expenses
$1000
$1000
Preliminary Site Preparation
$ 200
$200
Drill Rig Time for 3 proposed boreholes***
$1500
$1500
WEI field time
$3000
$3000
Laboratory Analyses
$2250
$3400
(EPA methods for PCBs, BTEX, TVH and TEH)
Summary Report
$500
$500
Phase II Drilling Estimated Cost $6,950 $8,100
Standard time to complete equals 4 weeks.
Rush time to complete equals 1.5 - 2 weeks.
HP Geotech proposes to bill the City of Aspen directly, therefore, drill rig costs
are not included in the total estimate.
-5-
October 1939 black and white aerial photographs of the subject property and adjacent lands
showed that the subject property was basically undeveloped except for two round buildings near
the current maintenance shop. There was only one road on the subject property which led to
the site from the south.
REVIEW OF REGULATORY AGENCY RECORDS
AND ENVIRONMENTAL DATABASES
Our investigation included, but was not limited to, a review of the following lists prepared and
maintained by environmental regulatory agencies for the area around the subject site. These lists
were searched for sites up to a one -mile radius of the subject property:
Underground Storage Tank (UST) list, July, 1994 list from the Colorado
Department of Labor and Employment, Oil Inspection Section,
Leaking Underground Storage Tank (LUST) list, October, 1994 list from
the Colorado Department of Public Health and Environment (CDPHE),
Comprehensive Environmental Response Compensation and Liability
Information System (CERCLIS), October, 1994 list from the
Environmental Protection Agency (EPA),
Emergency Response Notification System (ERNS) list, December, 1993
list from EPA,
Resource Conservation and Recovery Information System (RCRIS) list,
November, 1994, from EPA,
National Pollutant Discharge Elimination System (NPDES) April, 1994, from
EPA,
0 National Priorities List sites, Colorado, August, 1994, from EPA, and
0 Solid Waste Sites and Facilities list, December, 1994, from CDPHE.
This regulatory list review was performed by Environmental Data Resources, (EDR) Inc. The
EDR report is included as an attachment. A review of the above records from the EDR report
and other sources of information revealed that no RCRIS or CERCLIS sites were identified on
or near the subject property. No USTs or LUSTs were registered at or near the subject
property. There were no records of any registered potentially hazardous materials stored
hydrologically upgradient from the subject property from the data reviewed in the EDR report.
-4-
�W.
described as "poorly sorted moraine deposits ranging from silt to boulders. In many places it
has hummocky or ridge -and -trough topography."
According the U.S. Department of Agriculture (USDA) Soil Survey of Asmn-Gypsum Area
Colorad , the property is dominated by the Ye1jack-Callings complex with 12 to 25 percent
slopes. This unit is described as "deep and well drained, on ridgetqps, benches, and
mountainsides. It formed in alluvium and colluvium derived dominantly from sandstone and
loess. If this unit is used for homesite development, the main limitations are a modified shrink -
swell potential, low soil strength, the restricted permeability, and the depth to stones, sand and
gravel. "
Adjacent ProWrties
Adjacent properties are primarily residential and undeveloped and include the following.
The City of Aspen is located approximately one mile northeast of the subject property. Castle
Creek Road borders the subject property to the east. Further east, down a steep canyon, is
Castle Creek which flows to the north.
The land to the south of the subject property is essentially undeveloped forested land. Similarly,
most of the land to the west is undeveloped. Aspen Highlands Ski Area is located approximately
one mile southwest of the subject property.
To the northwest is the Aspen Valley Hospital facility. Immediately north of the subject
property is the Castle Ridge Housing subdivision. Additional private residence buildings are
located north and west of the subject property.
Historic Conditions
Regional and site -specific historic documentation for the subject property including USGS and
Pitkin County maps, aerial photographs, and Pitkin County Assessor's records were also
reviewed in an effort to reconstruct the developmental history of the subject site and adjacent
areas. Historic aerial photographs were reviewed at the U.S. Forest Service office in Aspen,
Colorado.
August 1990 aerial photographs showed the developments surrounding the subject property to
the north and northwest were 80 to 90 percent completed in comparison with current conditions.
The Castle Creek water treatment plant site appeared similar to present conditions.
July 1973 aerial photographs of the subject property and adjacent lands showed that the subject
property appeared similar to present-day conditions, except that the maintenance building did not
exist. The current transformer storage area was cleared of vegetation, but no signs of significant
equipment storage were evident* from this photograph.
-3-
SITE DESCRIPTION
The property investigated for this site assessment consists of a parcel of land located southwest
of Aspen, Colorado (Figure 1). This tract of land is more accurately described as land situated
in the NWI/4 of Section 13, Township 10 South, Range 85 West, of the 6th P.M.
The site consists of several buildings associated with the Castle Creek water treatment plant
(Figure 2). The maintenance shop is situated near the center of the property. The maintenance
shop is used by the City of Aspen for storage of tools, machines, and limited vehicle
maintenance. No grease traps or other similar devices were identified by WEI within the
maintenance shop.
Numerous electrical transformers have been or are currently stored east of the maintenance shop
(see photograph 3). According to Ron Ferguson with the City of Aspen Water Department, this
site has been used for electrical transformer storage for at least 20 years. A sediment trap is
situated near the east end of the transformer storage area. This area is used to collect and detain
stormwater sediment and sludge from city street -sweeping operations (see photograph 6). City
personnel were observed discharging materials during WEI's site visit (see photograph 5).
Two above ground storage tanks (ASTs) were previously stored outside of the maintenance shop.
According to Mr. Ferguson, these tanks were used for storage of diesel and regular (leaded) gas
from approximately 1985 to 1990. There were no visible indicators (i.e., soil staining) of these
two ASTs during WEI's site visit. However, a complete investigation of this area was precluded
by several feet of snow.
Physical Characteristics
Aside from the buildings associated with the Castle Creek water treatment plant, the majority
of the site remains undeveloped. Vegetation on the subject property consists primarily of scrub -
oak and other native vegetation.
The property has fairly steep relief throughout, which is typical of tributary canyons to the
Roaring Fork River in this region. The topographic relief at the site and adjacent land is varied,
with an overall slope toward Castle Creek. Surface water resulting from storm events or snow
melt in the region generally flows toward Castle Creek.
Groundwater at the subject site was not directly measured. United States Geological Survey
(USGS) maps indicate that groundwater depths vary, with the shallowest groundwater closest
to Castle Creek. Groundwater movement in the vicinity varies depending on specific
topographic conditions but is inferred to be toward Castle Creek, located approximately 0.3 mile
east of the subject property.
According to the preliminary "Geologic Map of the Aspen Quadrangle, Pitkin County,
Colorado" (B. Bryant, 1971), the site geology is comprised of surficial deposits which are
-2-
INTRODUCTION
This report has been written to comply with the American Society of Testing and Materials
(ASTM) Phase I Site Assessment Requirements.
This site assessment includes, in the following sections, a site description (which includes
physical characteristics, adjacent properties, and historic site conditions) a review of regulatory
agency records and environmental data bases, and conclusions and recommendations.
Waste Engineering, Inc. (WEI) performed a limited site reconnaissance of accessible areas on
the subject property in the field on March 29, 1995. Historic records and aerial photographs
were examined in an attempt to construct the developmental history of the area, to identify
historic land use and to identify potential historic environmental hazards or contaminant sources.
Regional geologic and hydrologic maps were reviewed to determine depth to groundwater and
direction of groundwater flow.
TERMS AND CONDITIONS
This assessment is based on the information available to WEI at the time of the investigation and
provides an indication of the status of the site at that time. The opinions expressed concerning
the environmental risks or migration of contaminants are specifically addressed in this report.
The goal of the processes established by this practice is to identify recognized environmental
conditions. The term "recognized environmental conditions" means the presence or likely
presence of any hazardous substances or petroleum products on a property under conditions that
indicate an existing release, a past release, or a material threat of a release of any hazardous
substances or petroleum products into structures on the property or into the ground,
groundwater, or surface water of the property. The term is not intended to include de minimis
conditions that generally do not present a material risk of harm to public health or the
environment and that generally would not be the subject of an enforcement action if brought to
the attention of appropriate governmental agencies. This process is designed such that
completion of the process, as described in this report, should constitute all appropriate inquiry
into the site and uses of the site to qualify for the innocent landowner defense to Comprehensive
Environmental Response, Compensation and Liability Act (CERCLA) liability.
A complete definition of the site conditions would require substantial testing and a more detailed
investigation. Future conditions may change, and further investigation should be completed if
contamination is suspected or if site conditions substantially change. Because of uncertainties
related to subsurface conditions and the changing nature of site conditions, it is not possible for
WEI to provide guarantees with this assessment.
GEOCtIECK VERSION 2.1
A
MINI
-AAA.4-A�
PUB"
Searched by Nearest Well.
PWS SUMMARY.
PWS; ID:
C00249455 PWS Status:
Act" Distance from TP-. 1/2 - 1 Mile
Dir retattva lo TP:
East Date Initiated:
June/1977 Date Deactivated Not Reported
PWS Name:
KRABLDONIK
P.O. BOX 5517
SNOwmASS VILLAGE, CO 81615
Addressee / Facillty Type:
Not Reported
FacUtty Name:
Not Reported
Fadity Latitude:
391124
Fadlity Longitude: 106 49 06
City Served:
No(Repooied:
Treatment Class
Not Reported
Poputaton Served: Not Reported:
Well currently has or has had major %"atlon(s): No
TC70698.3s Page 2 of 2
MAY. -0 t' 95 (MON) 16: 55 WRlr.RT WATER TE 1 480 1020 P.002
CONFIDENTIAL
MEMOR,k"Um
TO: Cris Caniso
City of Aspen - Engineering Department
FROM: Paul Avant
RE: Update of Phase 11 Site Assessmen Results
Date: May 1, 1995
This memoranduin summarizes the field investigations and analytical results to date for
the City of Aspen property at the Castle Creek Water Treatment Plant.
Waste Engineering, Inc. (WEI) performed the Limited Authorized Phase H field Z
investigations at the site on April 14, 199S. Three areas were the focus of this
investigation:
Z
1. The electrical t=xsformer storage area,
2. The water/sediment pit used for disposal by City street -
sweeping vehicles, and
Z
3. The location of two historic abovc-ground storage tanks LU
(ASTs) which have be= removed from the site.
ELECTRICAL TRANSFORMER STORAGE AREA
The electrical tr=sformcr storage area is situated northeast of the maintenance shop and
is within the area for proposed housing development Numerous electrical transformers
are scattered throughout this area. The ti-dnsformers' estimated ages range from 20 years
to very new (i.e, I to 2 years old).
WEI collected ten surficial soil samples within the electrical transformer storage area.
Field test kits were used to screen for possible polychlorinated biphenyl (PCB) soil
contamination from leaking transformers. Three "positive" test Idt soil sarnples and one
if negative" sample were sent to Phoenix Analytical Labs in Broomfield, Colorado for
confirmatory analysis. All four samples were below detection limit for PCB contents.
The positive readings from the field test kits may have been caused by chlorinated
compounds other than PCBs. Phoenix Labs is currently reviewing the lab reports to
determine if any other regulated chlorinated compounds such as solvents were present in
these samples.
MA Y. - 0 V 9 5 (MON) 16: 55 WD IfHT WATER TE 13 490 1020 P. 003
Cris Caniso
Page 2
The PCB contents of the individual transformer units were not investigated by WEI. In
the event of trarisformer disposal, each transformer is required to be tested for PCB
contents. The PCB contents will dictate the proper disposal method. WEI rccommen
that any transformers which have not been tested for PCB contents be tested to determine
their regulatory status.
WATEWSEDIMENT PIT
The water/sediment pit is used by City of Aspen street -sweeping vehicles for disposal of
stormwater and sediment. The pit is approximately 800 square feet in dimension. The
water within the pit is estimated to be three to four feet deep, with six-foot banks to top
of ground,
WEI drilled two borcholes at the upgradient and downgradicnt end of the pit Soil
samples were tested in the field for organic vapors. The Soil sample with the highest
OVM reading was sent to the lab for analysis of fuel -related compounds and metals. All
metals were found to be below detection limits, with the exception of barium which was
found at a level far below the regulatory limit. Fuel -related compounds were also
primarily below detection limits. Those compounds which were detected were in
compliance with remedial action category (RAC) level I limits. This is the most stringent
category the Colorado Department of Public Health and Environment usez when the soils
arc in contact with groundwater that can be used for municipal water supply.
A sediment sample for the bottom of the pit was also analyzed for fuel-relatcd compounds
and metals. The analytical results were very similar to those for the borehole sample.
No ham dous levels were identified.
MSTORIC ABOVE -GROUND STORAGE TANKS
Two above -ground storage tanks were used at this site from approximately 1985 to 1990.
The tanks were used to store fuel. One borehole was drilled during WEI's investigation
to check for possible soil staining. No fuel readings above background levels were
observed at this one location- Therefore, no soil samples were sent to the lab for
confirmatory analysis.
Due to the presence of approximately two feet of snow and not having the knowledge of
the exact location of the two ASTs. WEI can not confirm that no soil contamination
occur -red in this area. WEI recommends that a follow-up visit be performed aftex
snowmelt to investigate possible soil staining and subsequent contamination-
MAY. -01' 95 (MON) 16: 56 WPIGHT WATER T1 13 480 1020 P-004
Cris Caruso
Page 3
ITEMS TO COMPLETE THE WEI-RECOMAI[ENDED rHASE U
ASSESSMENT
Items yet to be completed as a part of WEI's presently -authorized Phase II limited
investigation include final analysis of soil samples for chlorinated hydrocarbons and
interpretation of these analyses.
In addition to the limited authorized work, WEI recommends going forward with the
remainder of the Phase II work originally recommended by WEI. WEI also recommends
testing of all transformers at the site that have not previously been tested for PCB contmt.
This last item is outside the original recommend scope presented by WEI. A cost
estimate can be completed for this additional work after an accurate accounting is supplied
to WEI of which transformers have recently been tested.
PR.A:THA/pra:1aJ
NfEM0S\M-CanLso.PRA
952-034.010
MAY.-01'95(MON) 16:56 WD"'HT WATER
PHOENIX Pkn-YTICAL
TE 13 480 1020
P-91? T-214 F-W2
P. 005
APR 25 'cY5 16; 56
23-April-S5
Paul Avant
Waste Engineering, Inn-
2430 Alcott St-evet
Denver,, Co 80211
P. A. L. PROJECT: 729Q
CLIENT PROJECT2 952-034.010
Dear Pauli
26t
P
ANT&V
LABORATORJES
INC.
Enclosed av-& the results of the rush TCLP Metals
analyses for the soil samples from your A5p@n Housinn Phase 2
pt-oj ect. The samiplas were received by Phoenix Analytical on
April la, 1995.
No metals were detected at levels greater than the TCLP
maximum contevinant limit. Please note that due to poor
matrix spike recoveries for Selbhium, the samples Were
analyzed by the Method of Standard Additions.
If you have any questions, please call.
Sincerely,
(4y /\-
Wendy Lively Schall
Chaoist
0
3401 industrijtl lane a broomfield, colorado 80020 e 303/469-1101
MAY. -01' 95 (MON) 16: 56
3034693130
WR'nH7 WATER
PHOENIX ANPLYTICAL
TE 3 480 1020
F-917 T-214 P-003
P. 006
AM 25 '95 Iro: 56
PHOENIX ANALYTICAL LA5S LABOPAMRIES
SUMMARY RgPORT rNC-
REPORT DATEt 04/25/95
CLIENT: WASTE ENGINEERING, INC.
ANALYStSt TCLP KETALS by SW-849 1:31iS."ad. 3010\7000 SERIES
CLIENT PROJECT: 952-034.010 ASPER HOUSING PHASE 2
P.A.L. PROJECTi 7291D
DATE SAMPLEDs 04/14/93
DATE RECEZVED% 04/18/93
DATE EXTRACTED: 04/IA/95
DATE DIGESTEDt 04/19/95
SAMPLE I.D.t WE-1 PAL# 68390
SAMPLE MATRIXt SOLID
EXTRACT MATRIX3 WATER
FOUND SPIKE REG
ANALYSIS/ CAS NO. CORC. RECOVERY LEVEL
DATE AWALYZED (140/1) (%) (mg/1)
ARSENIC
04121/95
7440-39-2
-cQ. 802
ae
5.0
BARIUM
04/21/9'3
7440-39-3
0.6
100.0
CADMIUM
04/20/95
7440-43-9
r-0. 02
SID
1.0
CHAOMIUM
04/20YS5
7440-47-3
<Q. 02
a3
5.0
LEAD
04/24/95
7439-92-1
0.10. 1
103
5.0
MERCURY
04/21/95
7439-97-6
<0.0005
ISO
10.2
SELENIUM
04/20/95
77S2-45-2
.40,101 s
--
1.0
SILVER
04/20/95
7440-22-4
<0.05
100
5. 1b
S I Sample analyzed by Method of Standapd Additiona due to
lov satrIx spIka rocaveriva.
REPORTED BY i REYIEWED 13yt
3401 industrial line 6 broomfield, colorado 80020 a 303/469-1101
MAY, -OJ' 95 (MON) 16:57
3034693130
WRInHT WATER
PHOENIX PINALYTICFL
TE 3 480 1020
F-917 T-214 P-004
P. 007
APR 25 195 16:5?
PHOENIX AHALYTICAL LABS
SUMMARY REPORT
PHOENTIX
ANALYTICAL
LABORATORrES
rr%r-
REPORT DATE: 04/23/95
CLIENT: WASTE ERGIHEERING, INC.
ANALYSISI TCLP METALS by SW-a46 L311'*%uod. 3010\7000 SERIES
CLIMUT PROJECTs 9S2-e34.0113 ASPEN HOUSING PHASE 2
P.A.L. PROJECTs 7290
DATE SAMPLEDs 04/14J95
DATE RECr-IVED: 04/10/95
DATE EXTRACTEDs 04/18/95
DATE DIGESTED: 04/19/95
SAXPLE I.D-z WPS-1 PAL# 68391
SAMPLE HATRIXi SOLID
EXTRACT MATRIXI WATER
FOUND
SPIKE
RES
AHALYSIS/
CAS 110.
CONC.
RECOVERY
LEVEL
DATE ANALYZED
(ug/1)
ARSENXC
04/21/95
7440-38-2
�ce. 002
5.0
BARIUM
04/21/95
7440-39-3
1.2
98
160-6
CADMIUM
04/20/95
7440-43-9
<Q. 102
9a
i.0
CHROMIUM
04/20/95
7440-47-3
<O.e2
89
5.0
LEAD
04/24.195
7439-92-1
<0. I
LQ3
5.0
MERCURY
04/21/95
7439-97-6
<9J.0005
J.10
0.2
SELENIUM
04/20/95
77a2-49-2
<Q. 01 S-
1.0
SILVER
04/20/95
7440-22-4
-Co. 05
Joe
Spmple analyzed
by Method of
Standard
AddItions
due to
lov satrlx
SpIka recoveries.
I
Correlatlon
CoellIcient -ce.995. Aotual
value w
0.993.
ImplIgation
ja that value could
be.blanod
slightly
lov.
REPORTED BY t
us
RE
'6 V IE'o
ED BY
3401 Induritrial lane Sbroomfield,
colorado
B0020
303/469-1101
MAY. -01' 95 (MON) 16: 57
3034693130
WR'PuT WATER
PHOENIX ANALYTICAL
TE 3 490 1020
F-920 T-215 P-002
P. 008
PPR 25 '95 1-7: e3
21-Apr-95
PHOENa
ANALYMAL
LABORNIORMS
Paul Avant
Waste Engincerin& Inc.
2430 A] cott
Denver. CO $0211
P.A.L. Project: 7290
Client Project: 952-034.010
D ear Paut
Enclo3ed are the results of the EPA 8260 BTEXfJFVH a6alysis for thesoil samples
subn�tted on April 19, 1995- Please note tW in ad'dition to toluene, several texpenes
were detected in sample WPS-1. All of the terpenes were at very low concentrations
(<l01i&/Kg). Their respective values are listed in the raw data forthe sample...
The BTEX.(TVH analysis encom' passes hy4rocubons ranging frorn. C4 - C1 4 in carbon
distribution- The TVH value includes the BTEX analytes, other aromatic hydrocarbons,
aliphatic and olefinic hydrocarbons, and oxygenated petroleum additives, such as MTBE,
if they are present in the sample.
If you have any questions, plase call
W
Sineexely,
MI e
Laboratofy Manager
00i
3401 industrial lane - broomfield, colorado 80020 3 0 3 /4 6 9 - 110 1
MAY. :-01' 95 (MON) 16: 57 WRIGHT WATER TEL:--- 480 1020 P-009
3034693130 PHOENIX ANALYTICAL
F-520 T-215 P-W3
APR 25 '95 17.03
SUMMARY ANALYTlrAL FORM
CLIENT:
CLIENT PROJECT:
P.A.L. PROJECT:
ANALYSIS:
DATE SAMPLED:
DATE RECEIVED:
DATE ANALYZED:
DATE REPORTED:
Waste Engineering
952-034.010
7290
STEX17VH by EPA 8260
04/14/96
04/18/95
04/20195
04/21/95
PHOENI
ANALYnCAL
LABORATMES
I W—
MATRIX: Soil
CONC: UNITS: pglKg /lei
-r-,O -7-4 Z-
CLIENT ETHYL TOTAL TOTAL VOL.
SAMPLE ID: BENZENE TOLUENE BENZENE XYLENES HYDROCARBONS
WE-1 0.8 < 0.8 0.9 < 0.8 310
21
* * All " <" values are MDLs-
QUALITY CONTROU I t
This method Is a (3CMS technique, and the quality control is as in the SW-648 capillary column
volatiles method. This includes daily tune checks, daily caribration checks, daily blanks
and appropriate spikes. All riuch QC was conducted as required and found to be within
a=eptable limits.
REPORTING QUALIREM:
"J": Indicates that the analytC concentration was found between the quantization limit and the
detection limit or otherwise ouuIde of the calibration limits. The vskin seen is therefore
an estimate.
'8'., InCliCateS that the ana"e was ptasent in the daily blank. The value seen has been
corrected to reflect this.
REPORTED REVIEWEDBY; .0.02
.3401. industrial lane broon-ifield, colorado .90.C20.. 303/.469--110i.
Wr
to I*
N%S4
j1A A
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2039 S. Unb�cpuslrq Blvd. 0 Dc"vca. CO 80210
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SCALE: 1'= JO' HORIZONTAL
1'= 20' VERTICAL
8100'
EXISrING GRADE
8080 .... ......... ................ ...................... ..........
........
.......
P VI 5 1A 5-�,I$. 11.
PW ELEV 8102.00
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FINISHED GRADE ELEVATION (TYPICAL)
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A GGREGA TE
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STANDARD 24" CURB & GUTTER
SCALE: 1 112'= V-O'
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60' R. 0. W
TYPICAL ROAD SE-CTION "B"
NOT TO SC4LE
re
PIPE RAIL A T
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12
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VALLEY PAN DETAIL
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NOTFS: LEVELING COURSE
1) EXPANSION JOINTS.- 100' ON CENTER AND AT DRIVEWAys.
2) DUMMY JOINTS: I- DEEP 6Y 1/9- - 114- WIDTH AT INTERVALS EOUAL TO SIDEWALK WDTH.
J) USE 114- RADIUS ON ALL EOGES
4) USE 6- DEPTH OF CONCRETE ON ALL DRIVEMYS.
5) CURE FOR 72 HOURS USING CURING COMPOUND PLAS77C COVERING OR MOISTURE
6) USE J750 PSI CONCRETE W1rH RBERMESH ADDIrIVE AT i - 112 Lsslc Y. "Ax^wm SLUMP 4-.
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241 1-1
60, R. 0. W
TYPICAL 11?0AQ SECTION "A"
NO T TO SCA L E
ENGMEERS SCHMUESER GORDON MEYER INC.
SURVEYORS
118 W. 6th Street, Suite 200
Z5G Glenwood Springs, Colorado 81601 WA TER PL. HOUSING PI? OJECT
SCHMUESER m (303) 945-1004 (FAX 945-5948)
ORDON MEYER Aspen, Colorado (303) 925-6727
. . ......... ' - '.11-1.1 - .111- 1-1.
(N
W
DA 7E
BY ---fob
ROAD WA Y
PLAN & PROFILE
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