HomeMy WebLinkAboutcoa.lu.sp.Water Treatment Plant.A39-95CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 3 /29/95
DATE COMPLETE:
PROJECT NAME:
Project Address:
Legal Address:_
PARCEL ID AND CASE NO.
2735 - 132 -00 -858 A39 -95
STAFF MEMBER: KJ
APPLICANT: Citv of Aspen, Enaineerina Department 920 -5080
Applicant Address: 130 South Galena St., Aspen
REPRESENTATIVE: Tom Stevens 925 -6717
Representative Address /Phone: 312 E AABC, Aspen, Co
Aspen, CO 81611
----------------------------------------
FEES: PLANNING $ # APPS RECEIVED 24
ENGINEER $ # PLATS RECEIVED U
HOUSING $
ENV. HEALTH $
TOTAL $ 0
TYPE OF APPLICATION: STAFF APPROVAL:_ 1 STEP: _ 2 STEP: X
Z
P &Z Meeting Date + PUBLIC HEARING: YES NO
VESTED RIGHTS: NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date �3 27°00
--------------------- - - - - -� ---------- - - - - -- ------ - - - - -- - - - --
REFERRALS: ` /
City Attorneyy F 1t Parks Dept/ School District
r*City Engin2 Bldg Inspec r Rocky Mtn NatGas
ousing Dir. ' Fire Mars CDOT
Aspen Water Holy Cross Clean Air Board
j City Electric F ^� Mtn. Bell Open Space Boa
•Envir.Hlth. ACSD • Other
Zoning I Energy Center Other �I�
on ATE REFERRED: 1 -
{ FINAL ROUTING:
l v01`
INITIALS: D w DUE:
DATE ROUTED/ A INITIAL:
City Atty City LrigineElA\N_oriiag` Env. Health
Housing _ Open Space other:
FILE STATUS AND LOCATION:
maAA
I., .s
CITY OF A.SPEN')WATYMDEPARTlNMNT
I3C-SOi." GALENA STREET tMAILING)
5007 DOW OY'l.E ORNE (SHIPPIN01
ASPEN, CO 816!1
F>x: 070-020-51 17
,PHONE: 970-920-61 1 0
TO: JTJLIE ANNE WOODS
FAX M: 5439
FROM: MARK O'MSARA
r
V
DA` F,-' JUNE 13, 1997
PAGE'S INCLUbNI G
COVER SHEET: 3
SUBJECT' ADMINISTRATION BUILDING ON TOP OR THE SEDIMENTATION BASIN
C011'LMl.ENTS:
IF YOU NEED A CONYUMATION OR VfY OF TIE PAGES M - SRN1T,
PLEASE CALL On OFFICE AT 970 -935 -5110
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Stan Clauson, PM Re: Elevation Plans
X- Sender: stanc @comdev.aspen.co.us
Date: Fri, 13 Jun 1997 12:08:49 -0600
To: "Mark O'Meara" <marko @aspen.co.us >, juliew @aspen.co.us
From: Stan Clauson <stanc @comdev.aspen.co.us>
Subject: Re: Elevation Plans
Cc: juliew @aspen.co.us, chrisb @aspen.co.us, amym @aspen.co.us,
nicka @aspen.co.us, philo @aspen.co.us
Since you are moving the location of the structure, we need to establish
for
the record that the visual impacts are minimal in order to process this
change as an insubstantial amendment. In order to do that, we had asked
for
a site section and a site plan showing topography. The point is to
establish that the impacts of a new location for the office building are
not
significant, so whatever you can bring to bear on that issue will be
helpful. I recognize that you are under time constraints, but there are
PUD
approval criteria which need to be met because of the change you are
requesting. Please provide a site section and site topography and we will
give the materials very prompt review. However, if it is clear that the
new
proposed location will have significant visual impacts, then it will need
to
go back to P &Z for review as an amendment to the PUD.
Thanks,
Stan
At 11:40 AM 06.13.1997 -0600, Mark O'Meara wrote:
>I talked to the architect about the issues pertaining to the topographic
>features on the new administration building over the sedimentation basin
for
>the site plan. He can incorporate the features from the elevation 8120
east
>of the structure (this is down the bank toward Castle Creek Rd.) to the
west
>side of the round
>architects office.
>I have also talked
the
clarifiers on the old plant. This plan is is the
to Heather about the GIS map of the area and she has
>features up here also topographically. This is not availabe to the
>architect until it is printed and sent to him . I need some direction on
>which way to go in order to satisfy Com. Dev.1s needs and get this project
>under way.
> Please reply.
>
>Mark
rin a or u ie n oo s <-Ju-13-6W@aspdfi.co.us>
ion O'Meara, ans
X- Sender: marko @commons.aspen.co.us
Date: Fri, 13 Jun 1997 11:40:06 -0600
To: juliew @aspen.co.us
From: "Mark O'Meara" <marko @aspen.co.us>
Subject: Elevation Plans
Cc: stanc @aspen.co.us, nicka @aspen.co.us, philo @aspen.co.us
I talked to the architect about the issues pertaining to the topographic
features on the new administration building over the sedimentation basin
for
the site plan. He can incorporate the features from the elevation 8120
east
of the structure (this is down the bank toward Castle Creek Rd.) to the
west
side of the round clarifiers on the,old plant. This plan is is the
architects office.
I have also talked to Heather about the GIS map of the area and she has the
features up here also topographically. This is not availabe to the
architect until it is printed and sent to him . I need some direction on
which way to go in order to satisfy Com. Dev.'s needs and get this project
under way.
Please reply.
Mark
rin a or u ie n oo a <7u ie aspen.co.us>
- Nick Adeh, , Re: Scr heads up
X- Sender: nicka @comdev.aspen.co.us
Date: Thu, 12 Jun 1997 09:32:03 -0600
To: Stan Clauson <stanc @comdev.aspen.co.us>
From: Nick Adeh <nicka @comdev.aspen.co.us>
Subject: Re: Scrubber bld. heads up
Cc: marko @aspen.co.us, juliew @aspen.co.us, philo @aspen.co.us,
nicka @aspen.co.us
Stan:
The SPA plat was submitted to show the existing Chlorine Storage Building
to
be extended similarly in width and height to house a scrubber unit, meaning
it would have had the built -in inside maintenance access space. We reduced
the building extension to an unoccupied facility primarily to avoid
installation of fire sprinkler system (a design option developed after the
SPA approval for simplicity purposes and expediency in implementation).
Therefore, the enlarged building foot print if needed, would closely match
the original SPA, and secondly, this building is a stand alone facility and
is not attached to the future office building. As it stands now, it will
not impact the progress of the office building expansion plan. I hope this
will provide more clarification for your concern regarding the water
treatment plant improvements project. I will be glad to provide additional
info. if you have any questions.
Nick Adeh
At 09:01 AM 6/12/97 -0600, you wrote:
>Does this mean we will be looking for an amendment to the SPA to
accommodate
>a larger structure? Does this impact the office facility, which is now
>being reviewed as an amendment to the SPA?
>Thanks,
>
>Stan
>
>At 07:37 AM 06.12.1997 -0600, you wrote:
>>Mark :
>>I am not aware of portable Chlorine Scrubber units, but I wished to
receive
>>the benefit of doubt for such system assuming the technological advances
>>might have suggested new changes. If we were to go through a process of
>>elimination to make sure such type of equipment is not in the market yet,
I
>>would recommend that you ask Bill S. to search for other vendors to see
if
>>other manufacturers have made skid mounted scrubbers. Otherwise, it
seems
>>that we are left with no choice but to enlarge the building foot print to
>>provide for inside maintenance access.
rinted tor Julie Ann Woods <!uiiew@aspen.co.us>
-Nick Adeh, , Re: Scrubber bld. heads up
>>Nick Adeh
>>At 03:35 PM 6/11/97 -0600, you wrote:
>>>I just received a call from Bill Schroeder about the Chlorine Scrubber
>>> Building. He talked to Tom Maretto about the 'enclosure' building we
were
>>>trying to accommodate the unit in and the manufacturer said that it
won't
>>>work on the concept we had. The unit wieghs 30,000 pounds and is NOT
>>>intended to be moved about on a skid system. I understand that the
scrubber
>>>is not to be moved once it is set. Therefore, we will need to increase
the
>>>size of the building(now) to allow for maneuvering inside for
maintenance.
>>>Bill will be calling to discuss this with you on Monday (I will be off).
JPrinted tor Julie Ann Woods <juliew@aspen.co.us>
A -24-1997 3:13PM
FROM RUDD CONST. INC. 970 927 4027
WATERPLACE HOUSING
CITY OF ASPEN
ASPEN, COLORADO
THE 1
DESIGN / BUILD TEAM
OF
RUDD CONSTRUCTION, INC.
AND
BAKER / FALLIN ASSOCIATES, ARCHITECTS
A PRESENTATION
OF THE PURPOSE, GOALS, METHODS, AND G'R WRAL
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
I.
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A-24-1997 3:13PM
1.1 Purpose
FROM RUDD CONST_ INC. 970 927 4027
1.0 General
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 CSI 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
consideration 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 geotechnical reports prepared at that time.
2=
P-3
d -24-1997 3:14PM FROM RUDE) CONST..INC. 970 927 4027
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
11w,
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. VVdh
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 personei and staging area for construction of all units.
During construction of the Waterplace Housing units we realize that other 1
construction projects involving water plant improvements will be in progress and that it
*11 be necessary to establish procedures that will allow for all work to progress
smoothly.
/ 1
4 -24 -1997 3:14PM FROM RUDD CONST. INC. 970 927 4027
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 by Baker /Fallin Architects.
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 bonding, Professional Builders Liability Insurance and the use of
on -site general construction equipment.
DIVISION 2
200 - Excavation / Backfill / Utilities
- Installation of infrastructure in the single family area
-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 stab 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_
a
P. 5
4 -24-1997 3:15PM FROM RUDD CONST. INC. 970'927 x027 P.6
210 - Site Concrete 1 Paving I 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 1'-8 W. and of continuous pour,
- All foundation walls are to be constructed of EPS Reward Wall system. This
loam form' concrete forming system offers an R -Value of 33.
310 - Flat concrete
- All interior slabs to be minimum N' thick w/ #4 reinforcing bars at 18" o.c.
DIVISION 4 N/A
DIVISION
500 - Miscellaneous steel beams
5 •
4 -24 -1997 3 =15PM FROM RUDD CDNST. INC. 970 927 4027
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 as manufactured by
LP is bonded with adhesives containing no forrnaldehydes
- 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 bum and it holds paint or
stain incredibly well resufting 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
- Wails - 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
P. 7
!i
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 wallls. t
�,_-
4 -24 -1997 3:16PM FROM RUDD CCNST. INC. 970 927 4027
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 lee 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 -Wail
waterproofing. This product has been formulated for application over foam concrete
forming systems. Rub -R =Wall is non -to)ac and non - carcinogenic, it serves as an
effective radon barrier, and is asphaltt free so as not to contaminate ground water.
DIVISION 8 - Doors and Windows
800 - Doors
- Exterior doors will be Therma -Tru metal insulated doors with thermopane }}
glazing 1
- Interior doors will be'Colonist six -panel pressed wood door with a simulated
wood grain as manufactured by Masonits.
P. 8
810 - Windows
- Windows will be Visions 2000' as manufactured by Weather Shield, Inc. An all
vinyl window with Low -E glazing the majority will be of the double -hung style. t1
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.
- Exterior - The cementitious siding products and trim products as well as the real
wood products will arrive on the job with an Olympic1PPG factory applied coating. This
high tech coating system allows Olympic(PPG to offer fifteen year warranty on the
finish. For ease and expediency in handling the pre -finish factory has offered to
package each building separately, minimizing site handling and increasing efficiency. f
Interior - All interior finishes will be of a low /no VOC paint products and clear
finishes will be of water -based urethane. These products are safer for the eventual
occupants of the buildings as well as for the mechanics in the field applying them.
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.
A-24-1997 3:16PM FROM RUDD CONST. INC. 970 927 4027 P.G.
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 partite
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 - Basing 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 fbdures.
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 efliclent 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.
4 -24 -1997 3:17PM FROM RUDD CONST. INC. 970 927 4027 P.10
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.
161 o - 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.
i
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1
MEMORANDUM Nf W
TO: Mayor and Council
THRU: Amy Margerum, City Manager
THRU: Steve Barwick, Assistant City Manager
FROM: David Hauter, Asset Mana A
DATE: April 23, 1997
RE: Approval of the Contract for the construction of Twenty Two Affordable Housing
Units
SUMMARY: The City Council has approved the Affordable Housing Project situated on Lot 2
and 4 of the City owned Thomas Property. At this time we are requesting you to authorize Part
Two of the Design/Build Contract. The City of Aspen's Design Build Agreement contains two
separate, sequential agreements. The Part One Agreement, previously approved by City Council,
covered services for completion of the design, finalizing the project scope and total project costs.
Staff has reviewed and approved the completed work under the Part One Agreement.
The Design/Build Team and staff are presenting the final design, not -to- exceed construction cost,
and the construction schedule for twenty two affordable housing units. The Design Build Team
and staff are also requesting approval of the Part Two Agreement which covers the services for
producing final design documents, obtaining the building permits and beginning construction.
Construction of the approved Project is scheduled to begin in June and substantially complete by
February 28, 1998.
PREVIOUS COUNCIL ACTION: Council approved an Ordinance granting final approval for
SPA Plan which consisted of Water Treatment Plant Improvements and a 23 unit Affordable
Housing Project. Council approval was subject to thirty two (32) conditions that need to be
addressed during the final design and construction of the Project.
Council approved the Part One Agreement on February 10, 1997 between the City of Aspen and
The Design Build Team of Baker Fallin Associates, Inc./ Rudd Construction Inc. for the Part
One Scope of Services to design and build the Housing Project. It was the intent that the parties
first enter into the Part One Agreement, and pending Council approval, enter into the Part Two
Agreement.
BACKGROUND: In 1994 the City granted conceptual approval to the project on an
approximately 4.4 acre bench above Castle Creek and below the City of Aspen Water Plant. A
mission statement was developed: "Provide a family orientated affordable housing project which
will help to benefit individual owners as well as the Community of Aspen ". The project was
redesigned and went through a four step review process before final SPA approval was granted
on July 22, 1996. The SPA Plan combines Doolittle Drive Improvements and Water Treatment
Plant Improvements with the Housing Project.
This Project has been reviewed and approved by the Aspen employees, the Aspen/Pitkin County
Housing Authority, the Planning and Zoning Commission, the Design Review Appeals Board,
and the Asset Planning Committee and City Council. The intent is that this Project serve as an
example of good design practices, quality construction and low maintenance costs to the buyers
and the environment.
DISCUSSION: Since the last presentation to Council the floor plans and elevations for all units
have undergone a final analysis to solve remaining design and construction issues and to address
the aesthetic concerns raised by council. In the attached units bedrooms were enlarged slightly
and lower floors added. The single family residences have undergone major changes in size and
character. The prospective buyers of each unit were contacted and the proposed designs were
discussed to assure the these homes meet the needs of families. The finished living area of the
overall project has increased from approximately 22,200 square feet to approximately 25, 500
square feet. Unfinished lower floor area has increased from approximately 5,067 square feet to
approximately 10,173 square feet. Garage space has increased from 5,825 square feet to
approximately 6685 square feet. The additional square footage is required for functionality.
The aesthetic and design character issues were reviewed with staff and by the Design Appeals
Review Board for compliance with the Aspen character guidelines. The specific site constraints
of the single family were reviewed with the board and various site plans and architectural
solutions discussed. The Board recognized the topographic and other constraints as the
determining factor and waived certain criteria that do not apply to this site. The revised single
family design effectively addresses the design standards and constraints and the single family
home designs were approved.
The Design Build Team and staff have addressed all the conditions of the final SPA approval
including involving residents in the proposed park planning & design, landscaping and tree
mitigation, and revising the plans and elevations of the single family homes. Since final SPA
approval an insubstantial amendment to the Final Plat was granted allowing for lower floors at
each unit. The DBT and staff believe that the Project is now ready for the final construction
phase. (Please see attached)
FINANCIAL IMPLICATIONS: The City revised estimate for the entire Affordable Housing
Project Cost is approximately 4.5 million dollars. This estimate includes the Housing Projects
contribution to the Doolittle Drive improvements, architectural and professional engineering
fees, new infrastructure cost, construction costs and the indirect developmental, long range
planning and financing costs to support the development.
The Design/Build Team of Baker Fallin Associates, Inc./ Rudd Construction, Inc. propose to
complete the Scope of Services covered under the Part Two Agreement for the not -to- exceed
price of Three Million Five Hundred Sixty Three Thousand and Thirty Three Dollars,
($3,563,033).
Staff recommends the award of the Part Two Agreement to the Design/Build Team of Baker
Fallin Associates, Inc./ Rudd Construction Inc. for a not -to- exceed total of Three Million Five
Hundred Sixty Three Thousand and Thirty Three Dollars. ($3,563,033).
The cost of the Housing Construction is being funded by the sale of units to City of Aspen
employees. This includes the sale of the Cemetery Lane Units. Staff is requesting Council to
appropriate One Hundred Sixty Thousand Dollars ($160.000) for the land planning and
conceptual design costs from the General Fund excess cash over reserves. The current excess
cash over reserve balance is $1,931,000. These costs include the expenditures for preparation of
the bid documents for the City infrastructure improvements and long term planning for the entire
54 acres of City owned property. Council had previously agreed to fund upfront planning cost
for this development. Cost increases were incurred when the Project was required to go through
the lengthy and more costly four step review process. The Project was redesigned after
workshop sessions in the fall of 1995 with the P &Z, neighbors and council resulted in a revised
housing design program and new site planning requirements. Any cost savings accrued to the
Housing Project during the Construction Phase will be returned to the General Fund Balance.
The Part Two Agreement covers the construction costs to build twenty two (22) affordable
housing units. The following summarizes the entire Project including the associated indirect
costs for the Doolittle Drive improvements, professional fees, new Infrastructure cost, and the
indirect developmental and financing costs to support the development:
Includes professional fees for SPA planning, the revised
design, the four step review and approval process,
engineering, surveying, hazardous waste testing and final
plat filing.
Doolittle Drive Improvements:
Road improvements and major infrastructure under the
Gould Contract
Part One Design Build Contract
$325,000
$52,000
Part Two Design Build Contract 1 $3,563 „033
Other Associated Developmental Costs:
Housing Project Fund - Landscaping & Tree Mitigation
Housing Project - Survey, Amended Plat, & Misc.
Parks & Open Space (Project costs to be determined and
to be funded via the Parks and Open Space Fund)
General Fund ($100,000 included 1997 AMP)
Financing - Housing Fund
Sewer Tap Fees - Housing Fund
TOTAL
$150,000
$30,000
Trail & Park Construction
Doolittle/ Castle Creek Bus Stop
$100,000
$73,382
$4,453,415
The Design Build Part Two Contract is a fixed fee contract with a not -to- exceed guarantee for
the cost of construction. What this.means is that all the services to be performed during the
Construction Phase: final construction documents, engineering services, project management,
construction management, bonding, insurance, and all general expenses by the contractor to
provide general labor, equipment, tools, temporary utilities and all incidental costs to perform the
scope of work under this Contract are a fixed fee.
The remaining portion and the largest portion of the work involving the labor and materials
provided by subcontractors is under contract for a guaranteed- not -to- exceed price. All this work
has been bid and responsible subcontractors selected and budgeted. During construction this
work will be paid for at the actual cost of the work. It is an open book approach with the City
reviewing all pay applications to determining and paying for only the actual costs at the time of
construction.
An incentive is provided for the Contractor to save on the expense budgeted in the contract. The
incentive offered is to spilt 50 -50 all savings in the actual costs of labor & materials.
RECOMMENDATION: Staff is recommending Council approval of the Part Two Design
Build Agreement and an appropriation of $160,000 for the land planning & conceptual design
costs from the General Fund Balance.
PROPOSED MOTION: I move to approve the appropriation of $160,000 for the land planning
& Conceptual Design Costs and the Contract between the City of Aspen and The Design/Build
Team of Baker Fallin Associates, Inc./ Rudd Construction Inc. for the Part Two Scope of
Services to design and build the Housing Project for the not -to- exceed contract amount of Three
Million Five Hundred Sixty Three Thousand and Thirty Three Dollars ($3.563.033).
El
CITY MANAGER COMMENTS:
Attachments:
A - Basis of Design Report
B - Contract Form
D- Resolution #97 -31
5
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TO:
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MEMORANDUM
Phil Overeynder
CC: Amy Margerum
Bill Earley
Steve Barwick
Nick Adeh
Scott Smith
FROM: David Haute
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 forward. 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 1
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)
�. 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 mall 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
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
\N^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)
V 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
.,
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 information and 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
W
W
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
f.
MEMORANDUM
TO: Cris Caruso, City Engineer
FROM: Stan Clauson, City C.D. Directdr
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 making this determination, the department 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 familiarity
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 Margerum, City. Manager
Kim Johnson, Planner
v^,
City of Aspen
Pre- Application Conference Summary
Project 7-
Applicant's Representative eom I alt e1 ,
Owner's Natne
of Application
iption gf the pr
S 1 q5
Planner I Date
The applicant has been requested to respond to the following items and provide the following
reports:
Land Use Code Section
7`�ALL
#"-r
Referral Agencies
8.
9.
10.
('nmmpnlc
�i
The review is: (P &Z only) (CC on1�Y) (P &'L and CC)
ups
Public Hearing: (O dl)
' Deposit for the Application Review: 2 d
Referral agency flat fps: 452 ff5gjS6 F--A, ICre
TOTALDGPOSIT �(t,o�F
(Additional hours are biffed at a rate of 163 / it )
allowing Informatian:
P.
lent.
. address and telephone number in a letter signed by the applicant
the name, address and telephone number of the representative.
review of the application gja q
ie cemplete application packet and maps.
plaining the request (existing conditions and proposed uses), including
legal description of the property.
. „ .,� „y „ vicinity map locating the parcel within the City of Aspen.
Site plan shall include property boundaries, lot size, proposed access, and physical
These items need to be submitted if circled:
List of adjacent property owners within MO feet of the subj
b. Site photos.
C. Proof of legal access to the parcel
d. Historic Preservation Commission review /approval
��jRc� dttc —� PPK(�
110'y
MEMORANDUM
TO: Stan Clauson
FROM: Kim Johnso
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.
Project
City of Aspen
Pre - Application Conference Summary
Owner's Name
K- 7 4 C-)
Planner Date
The applicant has been requested to respond to the following items and provide the following
reports:
Land Use Code Section Connnents
Referral Agencies
The review is: (P &Z only) (CC only) &Z and CC)
Public Hearing: (yes) (no)
Deposit for the Application Review:
Referral agency flat fees:
TOTAL DEPOSIT
(Additional hours are billed at a rate or 16 / r.)
To Apply Submit file Following Information:
1.
Proof of ownership.
2.
Signed fee agreement,
3.
Applicant's name, address and telephone number in a letter signed by the applicant
Which also states the nano, address and telephone number of the representative.
A.
'total deposit for review of the application $
5.
copies of the complete application packet anal maps.
6.
Summary letter explaining the request (existing conditions and proposed uses), including
,,.
street address and legal description of the property.
7.
An 8 1/2" by II" vicinity trap locating the parcel within the City of Aspen.
8.
Site plan shall include property boundaries, lot size, proposed access, and physical
features (drainageways, streams, rivers, etc.)
9.
10.
( S
'these items need to be submitted if circled:
e^^
2.
List of adjacent property owners within. 300 feel of the subject property with addresses.
b.
Site photos.
C.
Proof of legal access to the parcel.
4.
Historic Preservation Commission reviewlapproval.
1 -
l�b� kA�/�4,
F
November 10, 1995
WAT PLAC HOUSING
OUSSING
"GREEN ARCHITECTURE" CONCEPTS TO INCLUDE IN DESIGN:
1. Increase density to save infrastructure (16 units 25 units + / -)
2. Smaller units (1375 SF 1000SF + / -)
3. More attached units (50% 75 %)
4. Van pool to downtown.
5. Re -Use existing structure (building)
6. Provide recycle center for solid wastes.
7. Provide place for home gardens and composting.
8. Cluster autos to reduce asphalt.
9. Preserve Scrub Oak Groves.
10. Retain storm drainage to replenish ground water.
11. Utilize excess raw water from Waterplant for site irrigation.
12. Landscape with native plants and drought tolerant grasses.
13. Solar orientation within 15 due South, with solar mass.
14. Place living spaces on south side.
15. Use "superwindows" on north side.
16. Super insulation of roofs.
17. Natural daylighting and ventilation.
18. Gas -fired radiant floors for space heating.
19. Use heat - recovery ventilation systems.
20. Energy - saving compact fluorescent fixtures.
21. Water - saving plumbing fixtures.
22. Energy miser appliances.
23. Non -toxic paints, sealants and compounds for construction
2 PCB. UH iT , HAS kbt &T
waterpl.doc
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SITE
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1. --4 z,S
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3. --$ 30
MESSAGE DISPLAY
TO Steve Barwick CC David Michaelson
CC Phil Overeynder CC Ross Soderstrom
CC Bill Efting
Rejected by Post office
David Michaelson (CEO_POA) Unknown addressee.
From: DAVID HAUTER
Postmark: Oct 11,95 4:05 PM
Subject: 'Water Place Housing
Message:
There is going to be a meeting this Friday @ 1:30pm in RM 106 @ Red
Brick Schoolhouse. The purpose of this meeting is to discuss the
Design Program with the design team and work with them on the
integration of issues such as site and building design, energy and
resource - effecient construction and a cost effective "Green Design"
approach to this project. I have invited representatives from the
Rocky Mountain Institute to attend, they are looking forward to it
and will be there. Please plan on coming ... and or ask someone else
to go ... maybe potential buyers would be interested in participating?
W ,
W
WATER PLACE AFFORDABLE HOUSING PROJECT
City of Aspen
Aspen, Colorado
The site comprises approximately 2 /34 acres located on a bench above Castle Creek,
below the City of Aspen Water Plant. This location is at the end of Doolittle Drive
above the Twin Ridge and Castle Ridge neighborhood. Doolittle Drive extends up the
hill and separates the site into two areas, on the west is approximately 3/4 an acre of
gentle hillside bordered by Aspen trees. The east side of the site is clear and flat and
defined on the edges by steep slopes, oak brush and the sloping hillside of the Water
Plant property to the north.
In 1994 the City gave conceptual approval for this project. A mission statement was
developed: "Provide a family orientated affordable housing project which will help to
benefit individual owners as well as the Community of Aspen ". Meetings, discussions
and work sessions with _the Planning and Zoning Commission and City Council have
established that this project must satisfy the following requirements: it must be
affordable housing and energy efficient. In order to accomplish this objective the design
team will be guided by the principles of "sustainable building ". Therefore, a successful
project will meet the needs for the present without compromising the ability of future
generations to meet their needs.
The concept for affordable housing at this site has been reviewed and approved by the
Aspen Employees, the Aspen/Pitkin County Housing Authority, City Council and the
Planning and Zoning commission. The following further outlines the design objectives
of the project:
The specific design solutions of the Water Place Project must adhere to the principles and
philosophy of "Green Building Design "; that is, to blend energy efficiency and green
technologies into:
•- site development
• energy saving architectural features
• an energy saving architectural shell
• energy- efficient systems and appliances
• all design solutions
rp
L��
Page 1 Version 1015195
SITE DEVELOPMENT
The Water Place Project site is adjacent to Aspen's water plant which provides clean
water to the community from free flowing pure mountain creeks. The identification with
this renewable natural resource and the importance of clean water as an essential element
of sustainability emphasizes the connection of this project to the green design approach.
It is not often that you have an ideal site with clean water and air and with public
transportation, work, schools, and all the community services nearby. The site
development will also utilizes existing roads and has the potential for a compact
infrastructure to be built without causing undue environmental harm.
The water plant has enough excess water and the site has the potential to generate enough
hydro -power to power the entire project! The steep hillside to the east is ideal for
locating a turbine, generator and other equipment at the bottom to produce about $36,000
worth of power each year, at 4 cents per kwh. If we can't do hydro, it has been suggested
that the City should be looking into bringing clean wind power to the project by enrolling
in CORE's wind power "green pricing" program. Randy Udall, Director of CORE has
developed a plan for both potentials, he would like the City and the design process to be
committed to further investigating the possibility of powering the project with either
hydropower or wind power.
HOUSING TYPES
TYPES:
BDRMS
/ UNIT
BDRMS
BTHS
/ UNIT
TOTAL
UNITS
SF/
UNIT
TOTAL SF
S.F. HOUSING
3
6
2
2
1100
2200
S.F. HOUSING
4
8
2
2
1400
2800
S.F. HOUSING
4
8
2
2
1550
310
DUPLEX
3
9
2
3
1100
3300
DUPLEX
2
6
2
3
950
2850
S:
Ma 2 BD RM
2
8
2
4
900
3600
1 BD RM
1
4
1
4
750
3000
STUDIO
1
3
1
3
600
1800
TOTALS
52
23
22650
OJ a f5�
�o�aQ
rJok
Note: One of the concerns raised during the work sessions in the need to include some
one bed room and studio units. The table above includes these changes and in general
indicates five more units, but all units approximately 10% smaller than were previously
listed.
r_. n
Page 2 Version 10/5/95
The site plan should be designed to encourage the use of public transportation and
pedestrian/ bicycle pathways. It should be recognized that this development does not
require the resident to own his own car. The City has also expressed its willingness to
provide a van to transport residents to and from work. Covered stops for these vans to
pick -up residents should be included in the street plan. Furthermore, the streets should be
as narrow as possible, yet providing adequate width for service trucks and emergency
vehicles. Adequate off street parking will be integrated into the landscaping design.
t 1 1
The buildings shall be located to maximize the use of the sun. The buildings orientation
to the views and for privacy shall be in harmony with placement for solar access. All
natural attributes of the site including; existing trees, topography, vegetation, wildlife,
prevailing winds and weather patterns will be considered in the overall site planning
process.
If the excess water from the reservoir is not placed in a conduit and used at used for
hydro power production , then there is an option to direct this water from the water plant
through the site as a stream. The pathway of this potential water feature will be evaluated
and included as an alternative land plan layout.
Open space will be provided for walking, sitting, eating, exercising and playing and a
community garden. The buildings themselves should designed not as the primary focus,
but to eventually blend into to the overall land use plan, albeit one the requires time to
mature. The building placement and land plan will provide a variety of outdoor spaces,
some located for privacy and others more suited for community activities.
Narrow streets that curve with the topography and the streetscape including such items as
benches, shelters, street lighting and all elements will be integrated into the site plan.
The location of fences serving individual homes will be designed and part of the overall
site plan.
BUILDING DESIGN
Passive solar design principles and the attributes of site will establish the building design.
The residences will be compact with adequate storage and privacy. There is no need for a
double car garage at every single family residence or unit. The location of garages and or
covered parking and storage will be established as an outcome of the design process.
Page 3 Version 10(5(95
The building shell will be designed to optimize thermal performance and will:
• Meet the standards of the Colorado Green Program.
• Conform to the "Neighborhood Character Guidelines" as adopted by the City.
• Meet or exceed the minimum standards of the proposed new energy code of
the City.
• Provide protected airlock entries.
• Added solar mass
• Use "superwindows"
• Use a window plan, with differing specifications and requirements for South,
East, West and North orientations.
• Meet or exceed federal standards for heating and hot water equipment.
• Use natural combined gas boiler/hot water heater.
• Use engineered wood products instead of large dimensional lumber.
• Use a membrane roofing system.
• Use compact fluorescent lamps and other energy saving lighting products.
The design process will include an investigation into appropriate building materials other
than 2 x 6 framed walls for the building envelop. This investigation will not be
exhaustive, however there are options that need to be considered and evaluated in terms
their advantages and disadvantages, cost effectiveness, and in general the acceptance and
appropriateness for this project. A final commitment needs to be as soon as possible in
order to maximize the inherent advantages of the selected system and insure the other
aspects of the design are not compromised.
RECYCLING
The trash collection plan will include recycling containers and other provisions to insure
that recycling is convenient and will become an established pattern for all the residents.
The location of the trash collection areas and any fences or structures will be integrated
into the landscape plan and part of the overall site plan.
The above is a first whack at a design recipe for a successfull project.
Please discuss this with anyone that is concerned with this project, and let
me know your comments and suggestions. I would appreciate recieving
all the review comments no later than October 12th.
Thanks, David
r,
Page 4 Version 1015195
StF' G'I "J-S 10 :1BAM GI13SON & RENO � P 1
PROJECT: Waterplace Housing Project MEETING
DATE:9 -26-95 START TIME: 1:45 STOP TIME: 2:30
ATTENDEES: David Hauter, David Gibson, and
Scott Smith N 07 E S
NOTES: The best way to proceed with the project was
discussed in light of the changes from the original program and
input received from P &Z and Council. The Design Team has
now completeo.1he original Schematic Phase in terms of work
completed and;"fdes. It was decided that now was a good time
to re- evaluate the program and site planning in order to arrive
at the best possible solution(s). Emphasis will be placed on
creating a strong sense of "Neighborhood" within the project as
well as concentrating on "Energy Efficiency" as an important
concept.
PLAN OF ACTION DECIDED ON:
1, PROGRAM: David Hauter will define & coordinate
with Gibson & Reno Architects (number, size, type of
units) by Wednesday, October 4th. Mission Statement
to be revised also to include any new ideas,
2. TEAM MEETING: David Hauter, Gibson & Reno
Architects, Tom Stevens, and Jay Hammond;
Wednesday, October 11, 1995.
a. Review program
b. Collaborate/brainstorm site design concepts;
arrive at couple viable options.
C. Define new scope of Design Services and Fees.
3. COMBINED WORK SESSION WITH P &Z AND
COUNCIL TO REVIEW SITE PLAN(S).
4. 4-STEP APPROVAL PROCESS:
a Conceptual P&Z Approval
b. Conceptual Council Approval
C. Final P &Z Approval
d. Final Council Approval
Copies to: Tom Sjbvens, Jay Hammond
III
21 D E. HYMAN
No 202
ASPEN COLORADO
81611
303.925.S968
FACSIMIIIE
303,925.5993
p ' Fax Note 7871
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Phone A
Phone p
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303.728.66S8
W
MEMORANDUM
TO: Mayor and City Council
FROM: Dave Michaelson, Planner
DATE: September 25,1995
N
RE: Water Place Affordable Housing Project - Work Session
SUMMARY: The proposed Water Place Affordable Housing Development would house
essential city employees, including emergency response personnel, adjacent to the city's water
facilities. The applicant (City of Aspen) held a work session with the Planning Commission on
September 19, 1995. Follow input from the work sessions, the applicant will pursue a four -step
review process. In contrast to the March, 1995 submittal, the applicant has stepped back to the
conceptual design stage. Significant revisions from the March 1995 submittal include the
following:
• the elimination of a fourplex previously proposed for the lower portion of the property adjacent
to Castle Ridge, and replacing with two triplexes on the west side of Dolittle Drive, opposite
the single - family and duplexes. The former site of the fourplex is no longer proposed for
development, and the applicant intends on dedicating the area as open space;
the units proposed near the bluff above (south) of Castle Ridge have been set back an
additional 25 to 50 feet to lessen the visual impacts from existing units and State Highway 82;
and,
based on a user survey of City employees, the proposal includes additional townhome units,
increasing total dwelling units to 18 in 11 individual structures.
PROCESS
Following work sessions with the Planning Commission and City Council, the applicant will follow
a four -step process, beginning with a conceptual SPA submission.
PLANNING COMMISSION WORK SESSION
Following a site visit, the Planning Commission indicated that they conceptually supported the
appropriateness of the site for affordable housing, put that a number of issues must be resolved,
which are summarized below:
VISUAL IMPACT
Building Envelopes. The proposed building'e�uvelopes may be quite visible from both adjacent
development (Castle Ridge and Twin Ridge) as well as from the State Highway 82 corridor. The
applicant has set back the building envelopes approximately 25 to 50 feet from the edge of the
bluff overlooking Castle Ridge. Story poles were in place at the time of site visit; and considerable
3 yvi�nj b
tg
flexibility is available to pursue alternative building envelope locations to rumm ze impact. The
deletion of the lower fourplex and the proposed open space dedication was supported by the
Commission.
Road Improvements. Dolittle Road is substandard for existing uses, and the applicant proposes to
improve the road with a pavement width of 24 feet, and install curb and gutter on the downhill side.,
The existing road width varies from 14 to 16 feet, with existing grades at or exceeding 10 percent
with north- facing decent. Widening the template to 24 feet will require significant disturbance of
existing vegetation on both the up and downhill slopes. The proposed uphill and downhill slope
reach 2:1, which may make topsoil retention and revegetation difficult. The Commission
requested that additional analysis be conducted to determine the impact of widening the road,
particularly through the lower section, which has the steepest grade and tends to hold the most
snow.
Trail Alignment. The applicant is proposing an improved trail connection from upper Dolittle
Drive to the Twin Ridge intersection. The relocation of dwelling units from this area may
mimmize impacts on existing vegetation when compared to previous trail alignments. Staff has
requested that the alignment also be shown on an aerial photograph, and be field - located to
minimize disturbance of the mature oak stands.
Parking. A proposed parking area of approximately 5000 square feet is conceptually shown in the
front of the proposed triplexes. The Commission suggested that alternative parking designs should
be investigated to avoid the visual prominence of parking mass this size.
Alternative Design Options. The Planning Commission noted that the site offers considerable
flexibility in terms of housing mix and alternative internal circulation patterns. The notion of
"creating a neighborhood" was noted by staff and several commissioners. The applicant has
agreed to develop alternative designs to address housing mix (single vs. multi - family) and visual
impacts of the project.
CHLORINE STORAGE
The water plant stores approximately 4600 lbs. of liquid chlorine for disinfection at any time,
which presents issues regarding evacuation requirements. Chlorine is 2.5 times heavier than air,
and tends to "plume" downhill. Accidental releases can be deadly at concentrations of 500 PPM.
A "large" spill would require the evacuation of existing units in Castle Ridge, Twin Ridge, and
several residents west of the water plant. All units proposed in the Water Place project would fall
within the 1500 foot radius depicted in the Water Department memo.
The Commission requested that the applicant refine an Emergency Response Plan to ensure that
access improvements take into account the traffic pattems in and out of the site in the event of an
evacuation event.
TRAFFIC SAFETY
Dolittle Road currently carries a traffic mix that includes both residential trips as well as heavy
equipment associated with the City's operations. Additional residential development, in addition to
the expansion of the water plant facilities, will increase conflicts associated these types of vehicles.
The Planning Commission requested that the applicant include an analysis that addresses the
number of trips associated with the proposed water plant improvements, and possible mitigation
(i.e. shifting trips out of AM/PM peak).
eo"n %^t
Parking. .A proposed parking area of approximately 5000 square feet is conceptually shown in the
front of the proposed triplexes. Staff would suggest that the parking should be relocated or broken
up to avoid the visual prominence of parking mass this size.
TRAFFIC SAFETY
The proposed road design does not meet standards regarding curve radius or cul-de -sac design. In
addition, Dolittle Drive has a traffic mix that includes heavy equipment associated with the water
plant and other City Departments. Staff notes that the proposed expansion of the water plant
facility will also increase the number of heavy equipment using this portion of Dolittle Road. Staff
has requested that the Engineering Department assess the number and time distribution of existing
city vehicles to determine if trips could be shifted out of the AM/PM peak period to m;n;m;ze
impacts. Additional residential development, in addition to the expansion of the water plant
facilities, will also increase conflicts associated with the these types of vehicles.
Traffic impacts, as well as the proportional share for necessary road improvements, have been
premised on a trip generation number used by the Housing Authority based on other affordable
housing projects that have access to transit service, estimated at 4 vehicle trips /per day. Staff
notes that this factor is considerably less than expected generation used by the Institute of Traffic
Engineers for mutt - family (approximately 6.5 to 8.5), as well as single- family units (9.0 - 10.6).
CHLORINE STORAGE
The water plant stores approximately 4600 lbs. of liquid chlorine for disinfection at any time,
which presents issues regarding evacuation requirements. Chlorine is 2.5 times heavier than air,
and tends to "plume" downhill. Accidental releases can be deadly at concentrations of 500 PPM.
The applicant has submitted a summary of risks associated with exposure to. chlorine gas (see
September 7, 1995 memo from Mark O'Meara, attached). A "large" spill would require the
evacuation of existing units in Castle Ridge, Twin Ridge; and several residents West of the water
plant (see evacuation radius map). All units proposed in the Water Place project would fall within
the 1500 foot radius depicted in the Water Department memo.
Staff notes that an Emergency Response Plan has not been finalized. Staff recognizes that
precisely estimating the statistical probability of an event triggering evacuation is difficult.
However, an evacuation plan would assume that Dolittle Drive could handle both response
personnel arriving at the site (although some will be on- site), as well as the evacuation of residents
in the area. The road template, proposed roadway grade, and traffic volumes entering and exiting
the area during any necessary evacuation event should be conceptually analyzed.
PROCEDURE: The applicant intends on holding work sessions with both the Planning
Commission and City Council prior to submitting a conceptual SPA. Consistent with comments
from the March 1995 submittal, the application will go through a four -step review.
Attachment: Exhibit A (Applicant's Submittals)
September 8, 1995
Mr. David Michaelson
Aspen/Pitkin Community Development Department
130 South Galena
Aspen, Colorado 81611
RE: WATER PLACE AFFORDABLE HOUSING DEVELOPMENT
Dear David:
Attached hereto is the additional information requesteq for the above referenced
project. Pursuant to the directive of the Planning and Zoning Commission, the attached
information shall pertain to the Conceptual Submission only as the project will now go
through a five step process. Please note that conditions of Conceptual approval pertaining
to future review phases such as Final Submission have not been addressed at this time but
will be addressed at the appropriate stage of the process. While specific information has
been provided for the technical issues such as development program, infrastructure etc.,
the design of the development has been reverted back to a conceptual level. Our
reasoning is that we hope to be able to have constructive work sessions with the Planning
and Zoning Commission and Council, and be able to incorporate input from these
meetings into the project design. By providing a specific design now, prior to the work
sessions, we subject the project to being reviewed on the basis of that specific design
rather than generating new ideas. The plans incorporating the work session input will be
finalized and forwarded to the Planning Office for review prior to the public meeting with
Planning and Zoning.
Revisions and Additional Information
I. The most significant revision involves the relocation of the units previously
sited on the lower portion of the site next to Castle Ridge. This portion of the site is no
longer being considered for residential development. Instead this site will be left
undeveloped and identified as open space with a provision for a future park. In turn, all
development will be confined to the upper portion of the site adjacent to the water plant
facility. Additionally, the limits of the development have been pushed back from the edge
of slope by 25 to 50 feet. This will significantly reduce the visual impact of the units from
the adjacent properties as well as the Highway 82 corridor.
2. A user needs survey was conducted which has provided valuable
information as to unit types and costs currently in demand by emergency response and
City employees. Based on the results of this Survey the program has been modified to
include more townhome units resulting in an overall increase in density to eighteen units
from the previous sixteen A summary of the employee survey and the revised program
has been attached hereto.
312 E. Aspen Airport Business Center, Aspen Colorado 81611
(303)925 -6717 - FAX: (303)925.6707
r
September 8, 1995
Mr. David Michaelson
Aspen/Pitkin Community Development Department
130 South Galena
Aspen, Colorado 81611
RE: WATER PLACE AFFORDABLE HOUSING DEVELOPMENT
Dear David:
Attached hereto is the additional information requesteq for the above referenced
project. Pursuant to the directive of the Planning and Zoning Commission, the attached
information shall pertain to the Conceptual Submission only as the project will now go
through a five step process. Please note that conditions of Conceptual approval pertaining
to future review phases such as Final Submission have not been addressed at this time but
will be addressed at the appropriate stage of the process. While specific information has
been provided for the technical issues such as development program, infrastructure etc.,
the design of the development has been reverted back to a conceptual level. Our
reasoning is that we hope to be able to have constructive work sessions with the Planning
and Zoning Commission and Council, and be able to incorporate input from these
meetings into the project design. By providing a specific design now, prior to the work
sessions, we subject the project to being reviewed on the basis of that specific design
rather than generating new ideas. The plans incorporating the work session input will be
finalized and forwarded to the Planning Office for review prior to the public meeting with
Planning and Zoning.
Revisions and Additional Information
I. The most significant revision involves the relocation of the units previously
sited on the lower portion of the site next to Castle Ridge. This portion of the site is no
longer being considered for residential development. Instead this site will be left
undeveloped and identified as open space with a provision for a future park. In turn, all
development will be confined to the upper portion of the site adjacent to the water plant
facility. Additionally, the limits of the development have been pushed back from the edge
of slope by 25 to 50 feet. This will significantly reduce the visual impact of the units from
the adjacent properties as well as the Highway 82 corridor.
2. A user needs survey was conducted which has provided valuable
information as to unit types and costs currently in demand by emergency response and
City employees. Based on the results of this Survey the program has been modified to
include more townhome units resulting in an overall increase in density to eighteen units
from the previous sixteen A summary of the employee survey and the revised program
has been attached hereto.
312 E. Aspen Airport Business Center, Aspen Colorado 81611
(303)925 -6717 - FAX: (303)925.6707
r% ,-
3. A preliminary financial plan has been attached hereto. This plan outlines
the projected development costs and revenues.
4. As previously submitted, the Applicant has requested that a significant
portion of the proposed development be categorized Resident Occupied. This will serve
to provide additional flexibility for future buyers whether emergency response personnel
or City employees. The sales price, however, will be set at initial sale, at the rates
proposed in this application, and shall appreciate from that point at a rate of 3 %. Of this
3 %, only 1.3% will be retained by the owner and 1.7% will go towards a capital
replacement fund. This appreciation, capon the initial sale price will ensure that the units,
although categorized as R.O. will remain affordable through subsequent sales. The actual
mix of R.O. and Category units is provided in the program summary attached hereto.
5. Within the proposed development program the vast majority of the units
will be identified for emergency response personnel with the remaining units for City
employees. In the event that an emergency response personnel buyer cannot be identified
for a unit held for emergency response personnel, the unit will be sold to a City employee.
In the event that no City employee can be identified for a unit, the unit will be sold by
lottery to a qualified member of the public.
6. As it is anticipated that a substantial number of residents of the proposed
development will be employed by the City, and therefore work in the same location during
the same hours, van pool service will be provided. This will result in a decrease of vehicle
trips per day generated by the proposed development.
A chlorine evacuation plan has been attached hereto.
8. With the relocation of the fourplex from the lower portion of the property
(next to Castle Ridge), the proposed pedestrian trail can be located in a manner so as to
minimize disturbance to the existing vegetation. The revised location has been reflected
on the attached plan. This location shown on the plan is conceptual as the final alignment
will be field located in order to provide the greatest level of site sensitivity.
9. The lower portion of the site where the fourplex was previously, located
will now be identified as open space with a provision for a future recreation area.
10. Attached hereto is a report outlining the proposed improvements to
Doolittle Road to provide additional safety for vehicular traffic. As stated in the original
application, an increase in maintenance will also occur providing yet another increase in
safety. Also attached is a report revising the projected impacts of the proposed
development on the surrounding road system and the proposed financial mitigation.
11; The Fire Marshall has made specific recommendations for the proposed
development based on access provided by Doolittle Road. The Applicant will comply
with all recommendations. The recommendations made by the Fire Marshall may change
r^�
due to improvements to Doolittle Road. In this case, the Applicant will continue to
comply with the recommendations.
12. At this time, the road system within the water plant is being planned to
incorporate improvements to the water plant as well as the proposed Water Place
development. A plan of the road improvements has been attached hereto.
If you have any questions or comments on the information provided, or should
require additional information, please do not hesitate to contact me.
Sincere) ,
Thomas G. Stevens
Attachments
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MEMORANDUM
TO: Planning and Zoning Commission
Community Development Department
FROM: Steve Barwick
DATE: September 7, 1995
SUBJECT: Water Place Housing
The purpose of this memo is to respond to some of the concerns expressed by P &Z board
members during their first review of the Water Place housing project.
A summary of the building types, sizes, and projected costs for this proposal is shown in
the following table. The City expects that the full cost of the project will be recovered
through the sale of the units. The expected unit cost is based upon a preliminary budget
which includes all aspects of project construction. There is no project subsidy built into
the following unit cost figures.
Type
# Bdrm
# of Units
Unit S.F.
Unit Cost —�
Single Family Home
3
2
1,224
$179,236,
Single Family Home
4,
2
1600
$234,296
Single Family Home
4
2
1,740
$254 796
Duplex
3
6
11188
$173,964
Townhome
2
6
1,090
$159,614
Total
18
/ Zug a o0
2� `f
zy
A. One of the concerns raised by board members was that at the time of the first review
the City was unable to verify the demand/affordability of these units as they relate to City
employees.
Response: The City has concluded a survey of the housing needs of the City's
emergency response and management staff which indicates that we would be able to sell
all of the Water Place housing units to such staff members. At this time it appears that
all but 3 or 4 of the units could be occupied by emergency response employees. Should
there be any units remaining, they could always be sold to other City employees.
B. Another concern mentioned during the first review of this project was that one board
member objected to the planned use of the units for City employees.
'Response: The Aspen/Pitkin County Housing Authority has already reviewed this
project and unanimously approved the concept of sales to City employees only.
Although it is unusual for projects to be restricted to the staff of one employer, the
Housing Board felt that the fact that this project was 100% affordable housing and was
not using any funds from the Housing/Daycare Fund was an important overriding factor.
In fact, one board member stated that "Aspen wouldn't have a housing problem if more
employers did this type of project."
The Aspen City Council has also addressed this project on several occasions-and continue
to support the concept.
C. Several questions were raised concerning the Housing Authority categories bf these
units and the possibility of unit price appreciation.
Response: The City's application to the Aspen/Pitkin County Housing Authority
included 9 Resident Occupied (R.O.) units with the remainder being category 4. This
mix of units was approved in order to give the City flexibility in the use of these units.
The prices shown above fall mostly within category 4 limits, with only the largest units
priced into the R.O. category:
City staff is assuming that most or all of the $493,600 which will be produced through
the sale of the Cemetery Lane units will be used to help pay for the infrastructure costs of
the Water Place housing project.- City staff feels that it is important to keep unit prices
affordable in order to create some units for our lower paid staff. By utilizing these funds
for infrastructure we can include some Category 2 and 3 units in the mix available to
employees. The Aspen City Council has expressed support for this concept on several
occasions.
The maximum annual unit appreciation will be 1:3 percent for all of these units..- The
appreciation will be based upon the original sale price and will not be affected by the
Housing Authority category. Therefore, the sale price of many, of these units will
continue to be less than the maximum allowed for their category. In this way the City
will maintain flexibility in matching employees with specific units, but the overall mix of
unit affordability cannot be changed.
(303) 925 -6727
FAX (303) 925 -4157
September 7, 1995
Mr, Tom Stevens
THE STEVENS GROUP
312 Aspen Airport Business Center
Aspen, CO.
81611
ENGINEERS
SURVEYORS
GM
SCNMUESER
GORDON MEYER
RE: City of Aspen. Water Place Housinc Proiect. Revised Road Improvement Contribution
Dear Tom:
P.O. Box 2155
Aspen, CO 81612
I am writing in follow -up to our meeting yesterday regarding changes to the Water Place Housing
project unit program as it impacts the proposed contribution to improvements along the lower
Castle Creek Road in Pitkin County. One item that I had mentioned in our meeting was the fact
that Pitkin County has issued a new document titled Pitkin County Road Management and
Maintenance Plan, as adopted by the Pitkin County Board of County Commissioners Resolution
# 95 -97, which includes new traffic generation requirements for residential development. In
reviewing my report to you dated March 24, 1995, however, I was reminded that we had used
traffic generation figures based on Aspen /Pitkin County Housing Authority trip generation figures
for comparable affordable residential units with an available transit option rather than the trip
generation figures in the previous Pitkin County Road Specifications and Standards in effect at
the time. My inclination is that the figures generated by the Aspen /Pitkin Housing Authority from
actual studies of comparable projects remains the more appropriate traffic generation figure for
the Water Place project. The only significant change to our calculation of traffic impacts due to
the Water Place Housing project, therefore, relates to the increase in the unit count from 16 to
18 units. Using the trip generation figure of 4 vehicle trips per day per unit as determined by the
Housing Authority, the traffic impact of the Water Place Housing project would now be 72
vehicles per day (vpd).
The second relevant comment involves the annual average daily traffic (AADT) figure for the lower
Castle Creek Road that I had used in my previous report to calculate the pro -rata contribution
by the Water Place project. At the time, based on traffic count information most recently acquired
in the Fall of 1993, 1 calculated an AADT figure of 5,226 vpd. More recent counts from the Winter
of 1994 -1995 indicate a somewhat lower AADT of 4,123 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 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. Adding the calculated 435 vpd associated with future build -out in the upper valley,
the base figure for build -out traffic becomes 5,110 vpd and the total including Water Place
becomes 5,182 vpd. While : this figure still _ exceeds the 5,000 vpd threshold, our
recommendations regarding the appropriate level of improvements to the lower Castle Creek
Road remain unchanged though 1 would increase the estimated cost of the work slightly at this
time to $300,000.00:
1001 Grand Ave., Suite 2E • Glenwood Springs, Colorado • (303) 945.1004
r
September 7, 1995
Mr. Torn Stevens
Page 2
The contribution of the Water Place project to the traffic volumes at build -out on the Castle Creek
Road therefore represent 1.39% of the total volume and the pro -rata share of the lower road
improvements is now $4,168.27. Current discussions would still indicate that the Highlands and
Moore projects will be paying for improvements to the Castle /Maroon /82 intersection.
I hope these comments are helpful, call me if you have questions or require further detail.
Very truly yours,
SCHMUESER GORDON MEYER INC.
ay . Hammond, P.E.
Principal, Aspen Office
JH4h 85030751
cc: Scott Smith, Gibson -Reno
David Hauter, City of Aspen
GORDON MEYER,
MEMORANDUM
To: P &Z Commission Members
From: David Hamer, Project Mana�
Date: September 7, 1995
,1,
Subject: Water Place Housing Project: An overview of a conceptual masterplan
and road improvements planned for Water Treatment Plant.
The Water Treatment Plant is scheduled for two new storage buildings and
comprehensive roadway improvements in 1996. The existing roadway within the Water
Treatment Plant is contiguous with Doolittle Drive. The existing Water Plant roadway is
inadequate for the occasional semi -truck delivery and needs to be expanded to serve the
two proposed new storage buildings. The attached Site Plan indicates the sites selected
for the new storage buildings and shows the proposed internal roadway. Generally the
roadway improvements for both the Water Plant and Water Place Housing can be
reviewed and designed as one project. The new upper road within the Water Treatment
Plant as proposed will terminate at a turn -a -round as shown. All the major road
improvements within the Water Treatment Plant will be designed as a two -way road wide
enough to accommodate semi - trucks.
The attached site plan is conceptual and is being submitted along with the Water Place
Housing Project for your initial review and comments. The existing emergency
access /egress road to the east of the Water Plant above the Water Place Housing
development will be maintained for emergency use only to the Water Plant.
M
EXIST.
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NOTES:
I. A 50' DIAM. GLEARANGL 5HkLL BE MAINTAINED AROUND THE CHLORINE BUILDING,
2. TWENTY (20) ON -51TE Pp,RKIING 5PAGE5 SHALL BE PROVIDED.
5. THE MAIN TWO -WAY ROADW/HY SHALL BE DESIGNBD TO AGGOMODATE A SEMI -TRUGK TURNING RADIUS.
. II I
ANT;� F ®F®5EI;� ®AL;� MFR ®Y EMENTS lllW
NORTH
CITY OF ASPEN - WATER TREATMENT PLANT prepared by: dlh
SCALE: I" = 100' -O" city of aspen
Sept. 5, IR,:15
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NOTES:
I. A 50' DIAM. GLEARANGL 5HkLL BE MAINTAINED AROUND THE CHLORINE BUILDING,
2. TWENTY (20) ON -51TE Pp,RKIING 5PAGE5 SHALL BE PROVIDED.
5. THE MAIN TWO -WAY ROADW/HY SHALL BE DESIGNBD TO AGGOMODATE A SEMI -TRUGK TURNING RADIUS.
. II I
ANT;� F ®F®5EI;� ®AL;� MFR ®Y EMENTS lllW
NORTH
CITY OF ASPEN - WATER TREATMENT PLANT prepared by: dlh
SCALE: I" = 100' -O" city of aspen
Sept. 5, IR,:15
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MEMORANDUM {PRIVATE}
TO: P & Z COMMISSION MEMBERS
THRU: DAVID HAUTER, PROJECT MANAGE
FROM: MARK O'MEARA, WATER DEPARTMENT, CHIEF PLANT
OPERATOR
DATE: SEPTEMBER 7,1995
SUBJECT: WATER PLACE HOUSING PROJECT: OVERVIEW OF CHLORINE
STORAGE HAZARD AT THE WATER TREATMENT PLANT
The chlorine stored at the Water Treatment plant is used for disinfecting of the City of
Aspen's potable water supply. At any given time, the amount of liquid chlorine on site
may be up to 4600 lbs. Under most circumstances, storage consists of 2 one ton
containers, one full, and one 50 -75 % full. The remainder of the chlorine stored is in four
150 pound cylinders for back up in case of failure with the primary feed system.
The Water Department staff has considered the risks involved with the storage and use of
chlorine as a disinfectant. All of the storage and use facilities on the Water Department
site are continuously monitored with an on line gas detector which is connected to the
dispatch system for early warning purposes. This piece of equipment serves as an early
warning device for the three rooms which have chlorine use and distribution. This
equipment will alarm to the Communications Department for dispatching an alarm
condition to plant personnel and a response team immediately.
GENERAL INFORMATION ABOUT CHLORINE
COLOR: Greenish yellow both as a liquid and as a gas
ODOR: Very pungent detectable at less than l part per million (chlorine bleach)
WEIGHT: 12.6 pounds per gallon,
1 volume of liquid = 456.7 volumes of gas
1 ton of liquid chlorine will expand to approximately 20,000 cubic feet
of chlorine gas.
HAZARDS: Oxidizer, promotes combustion in other materials.
Corrosive, causes visible destruction or irreversible alteration of living
tissue, and causes metals to rust.
Toxic, can cause damage or disturbance to bodily functions when it
enters the body..
Irritant, can cause reversible inflammation at the site of contact.
r"'"`,
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0.2 - 3.5 ppm Odor detection
1.0 - 3.0 ppm Mild Mucous membrane irritation tolerable for up to 1 hour
5.0 - 15 ppm
Moderate irritation of upper respiratory tract
25 ppm
Immediately dangerous to life and health
30 ppm
Immediate chest pain, vomiting, cough, dyspnea
40 - 60 ppm
Toxic pneumonitis and pulmonary edema
430 ppm
Lethal over 30 minutes
1000 ppm
Fatal within a few minutes
Primary concerns
will be those originating from unscheduled releases of chlorine liquid or
gas.
The "Guidebook For First Response to Hazardous Material Incidents" U.S. Department of
Transportation outlines the following for small and large chlorine spills:
SmalllV
First isolate in all directions 900 feet.
Then, protect those persons in the down wind direction 3 miles.
Larne spill
First isolate in all directions 1500 feet.
Then protect those persons in the downwind direction 5 miles.
A reportable spill is one that is equal to or greater than 10 pounds.
Due to the topography and weather conditions, the behavior of the spill is unpredictable.
Chlorine is 2.5 times heavier than air and will tend to drift downhill. Wind velocities,
precipitation, and temperature will all have an influence on how isolation of the area will be
performed.
The Water Department staff has been developing an Emergency Response Plan specifically for
chlorine releases which incorporates other hazards and many safety issues. This plan will
involve many agencies and organizations from within the community and the State of
Colorado.
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ENGINEERS
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SORMUESER -
GORDON MEYER
MEMORANDUM
TO: Scott Smith, Gibson Reno Architects
FROM: Jay Hammond, SGM, Inc. —Nt-k—
DATE: August 28, 1995
RE: Water Place Housing, Doolittle Drive Meeting Notes
P.O. Box 2155
Aspen, CO 81612
Just a quick recap of my meeting on July 25th with Chuck Roth and David Hauter regarding the
status of Doolittle Drive as it accesses the Water Place Housing project site. Generally, we
reviewed the Roadway Plan and Profile drawing dated April 24, 1995 with regard to proposed
improvements to the common access along Doolittle Drive to the site. We noted the typical
section for Doolittle Drive with a pavement width of 24 feet and curb and gutter on the downhill
side. Chuck requested that some additional gravel shoulder of 2 feet in width be shown on the
uphill side of the roadway.
We reviewed the curve radius in the vicinity of the previously proposed fourplex structure and the
grades of the overall roadway. The curve radius is currently in the range of 65 feet and our plan
would improve it to about 85 feet. The code requirement would be 100 feet. The overall grade
is just under 10 %, which meets code requirements. We discussed at some length the feasibility
of improving the curve radius and grade conditions for Doolittle Drive. I noted the constraints
caused by the presence of the two large diameter water supply lines in the vicinity of the top of
the road. We determined that, even with relocation of the waterlines (at potentially significant
expense and disruption) and lowering the road in the vicinity of the project entry by 7 feet, we
would only improve the overall grade conditions by about 1 %. We also discussed 'lengthening"
the road by moving out onto the downhill slope near the top of the road and by cutting into the
hillside near the curve. Again, impacts were significant and benefits were limited.
Following our discussion, Chuck and David indicated an increased comfort level with the access
road improvements as proposed. They did ask me to pursue some additional speed limit
considerations based on AASHTO standards as well as advisory speed signing for the vicinity
of the curve. I will pursue these issues prior to the P & Z worksession in September.
JH4h 85030SS2
cc: dhuck Roth, P.E.
David Hauter
1001 Grand Ave., Suite 2E • Glenwood Springs, Colorado • (303) 945.1004
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
DATE: May 9, 1995
Re: Water Place Affordable Housing Subdivision - Final SPA
Development Plan and Amendment of the Aspen Water 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: Public Hearing Continued from
May 2, 1995
This item was introduced at a public hearing on May 2. At that
meeting, the Commission voted to require this project to be
processed as a four step SPA review rather than the requested two
step consolidated review. The result of this action means that the
application will be reviewed as a Conceptual SPA Plan.
Presentations were made by staff, the applicant and several
citizens. Issues discussed regarded roadway design and safety,
open space and park site, visual impacts of new homes, density of
the project, chlorine storage, and deed restrictions of the units.
Staff has no new information to present to the Commission. The
Commission shall forward their recommendation to the City Council.
Currently, the Council review date is set for May 22, 1995.
Threshold issues and concerns will be stated as conditions of
Conceptual review. The applicant will then submit a Final SPA
application which responds to the Conceptual conditions. The
Commission and Council will hold additional public hearings for
Final SPA review.
** Please be sure to bring your staff memo and application
materials distributed prior to the last meeting. If you lack any
of this information, contact me at 920 -5100 on or before Monday,
May 8. A message may be left on the voice mail system.
1
WATER PLACE CONDITIONS OF CONCEPTUAL APPROVAL
(revised for May 9, 1995)
As this is a Conceptual Review, and some elements of the project
may change, it is recommended that the Commission not grant any
one -step reviews at this time, ie. conditional use or special
review. It is anticipated that if the Applicant addresses many of
the conditions listed below, those one -step reviews will be more
easily processed during Final SPA review.
Subdivision:
1. The curve on Doolittle Drive does not meet the requirements
of the Subdivision, Section 7 -1004. Specific variations must
be presented at Final review and identified in the SPA
Agreement.
2.
A final storm run -off
plan
must be submitted
for
Final review.
3.
The applicant shall
sign
Doolittle Drive
as
20 MPH (two
signs) .
4. The cul -de -sac design shall meet the Fire Marshal approval.
5. The final plat must provide signature blocks for utilities.
6. Any new surface utility needs for pedestals or similar
equipment must be installed on an easement on the property,
not in the public right -of -way.
7. Homeowners covenants must provide for snow removal on any
sidewalks and trails approved through this development review.
8. Downstream constraints in the Highlands Trunk sewer line
require a proportionate impact fee from this development.
Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
9. A line extension request and collection system agreement are
required per Sanitation District regulations.
10. A new street name shall be chosen which meets the approval of
staff overseeing addressing of new subdivisions.
11. The driveway for the fourplex shall be located opposite of the
entry drive to Twin Ridge Subdivision.
12. Financial guarantees for landscaping, revegetation, and public
facilities improvements required by Section 24 -7 -1005 must be
rr reviewed and approved by the City Engineer and City/ Attorney
4A' �f
prior to the issuance of any development permits for the
project.
SPAN
13. The final SPA Plan must show, dimension, and number all
parking on the development.
14. Specific street light fixtures and locations must be shown on
the Final SPA Plan.
15. It shall be demonstrated how the native vegetation shall be
protected to the maximum extent practical, including the
establishment of building envelopes outside of the scrub oak.
Construction fencing must 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 staff direction.
16. Trash /recycle areas must be shown on private property on the
Final SPA Plan.
17. 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 one hundred and eighty
(180) days following approval by the City Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and City Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by it Council for a showing of goo cause.
Condi tonal Us
e/ z
18. Screen fencing shall be designed and installed between the
Water Department shop building and residence number 11, and
between the water plant road and duplex number 1/2.
Growth Management Exemption for Affordable Housing:
19. The single family home size variance is allowed for net
livable area less than 1,400 s.f., provided that the units
would be larger than the minimums for 2 and 3 bedroom
townhomes, and the smaller size would permit a lower sales
price.
20. The deed restrictions shall be 9 Resident Occupied units and
7 Category Four units. The Housing Board does not have the
jurisdiction to waive the minimum residency requirements for
the R.O. units.
2
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21. The deed restriction shall provide enough time for the sale
of a unit when an employee leaves the City. If terminated by
the City, the employee shall have 180 days in which to sell
his /her home to a qualified buyer. If the employee resigns,
this period shall be 90 days.
Special Review for Open Space:
22. Residents from adjacent residential areas should be included
in planning the park area. An easement or encroachment onto
the Castle Ridge property for park development shall be
pursued to get a larger park space.
23. The park shall be adequately fenced from the road and
driveways to keep children from straying.
24. A park development impact fee waiver may be granted in
exchange for the applicant's commitment to accomplish certain
park development activities (grading, drainage, top soil, and
seeding) while these same activities are taking place for the
adjacent fourplex.
8040 Greenline:
25. The structures located on upper Doolittle Drive shall be
sprinklered for fire suppression.
26. The trail alignment must avoid as much existing vegetation as
possible. The trail shall be concrete, preferably eight feet
wide. Snow removal on the trail will be the responsibility
of the homeowner's association.
27. No fireplaces are approved for this development.
28. A fugitive dust plan shall be approved by Environmental Health
prior to the issuance of any grading, excavation, utility,
demolition, or building permits.
29. The Phase II Environmental Audit must be included in the Final
SPA review.
30. In no case shall the new buildings be "washed" with light from
the residential light fixtures. Other lighting needs for the
trail and roadway must be specific to limit light pollution.
This could include shielded fixtures and low level downcast
fixtures.
31. The applicant must devise a detailed plan for retaining and
revegetating the road cuts, disturbed areas or easements, and
building envelopes. Such a plan shall include section
details, plant species lists and construction and planting
schedules.
3
32. Additional evergreen trees shall be specified on the SPA
landscape plan along the north sides of the homes on lots
7,8,9,10,and 12 to provide screening of the homes from below.
General:
33. The driveways which do not meet code requirements of Section
19 -101 must be presented to City Council and identified as
variances in the SPA Agreement.
34. 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.
35. 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 landscaping,
within public rights -of -way from City Streets Department.
36. Mud shall not be tracked onto City strep/ts during
construction.
37. he shal com w' �t11U
h dl'n of h ri An Evacuation Plan must be approve by
City Council and appropriate City departments prior to the
issuance of any grading, excavation, utility, demolition, or
building permits.
39. All material representations made by the applicant in the
application and during public meetings with the Planning and
Zoning Commission and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions.
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Memorandum
To: Kim Johnson, Planner
CC:
From: Ed Van Walraven, Fire Marshal
Date: May 9, 1995
Subject: Water Place
Dear Kim,
As per our conversation re: life safety and property protection issues at
the Water Place project. I feel at this time, due to the size of the project,
location and limited access, the installation of residential sprinkler
systems will be a mandatory requirement.
We are knowingly facing a situation that could present a grave danger to
life and property. With the access as it exists, should the road become
impassable we would be forced to helplessly stand by.
As we discussed, that in the event of a medical emergencyit may
possible to move the victim to the ambulance, although not desirable in
any scenario. A fire incident, as you know, is quite a different matter.
As far as the cost factor is concerned I hesitate to quote actual dollar
amounts because of all the variables involved contractor, water pressures
etc.
If you have any concerns please do not hesitate to contact me.
E/
ASPEN /PITKIN ENVIRONMENTAL HEALTH DEPARTMENT
TO: Kim Johnson, Planning Office
FROM: Lee Cassin, Aspen /Pitkin Environmental Health Department
DATE: May 2,1995
RE: Water Plant Housing, SIP Compliance
I have reviewed the letter from Tom Stevens about Water Place Housing and traffic
generation.
The proposed Water Plant Housing project is in conformance with, and consistent with, the
Aspen /Pitkin PM10 SIP. Further, it goes beyond complying with the SIP and actually is
expected to improve local air quality.
By bringing employees who now drive to Aspen from downvalley every day, to right near
their place of work, daily vehicle miles of traffic will be reduced. Therefore, PMlo emissions will
be reduced. With most residential development, these statements cannot be made, but in this
case, all of the units represent employees who will now live at or close to their place of work,
who previously commuted from farther away. We would not make these statements based on
an applicant's telling us that they know locals will live in a particular house, because that
typically changes depending on who buys the house. However, in this case, the project is being
built solely for emergency workers and commuting employees, and their current daily trip
distances (and PMio emissions) are thus being reduced.
The proximity of RFTA service and bike paths are beneficial, but would not bring about a
reduction in traffic from the before - project levels. However, in this case, traffic is already being
reduced by the project, so it is not necessary to assume a certain amount of RFTA ridership or
bike usage to achieve a traffic reduction.
From an air quality point of view, this project would be a benefit to the community.
....:;��
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Kim Johnson, Planner
DATE: May 2, 1995
Re: Water Place Affordable Housing Subdivision - Final SPA
Development Plan and Amendment of the Aspen Water 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
This project is being processed as a consol dated Conceptual and
Final SPA review. Therefore, the P mmI!ssion and City
Council will each review it one time only.
Applicant: City of Aspen Engineering Department, represented by
The Stevens Group and Gibson Reno Architects
Location / Zoning: Lot 4, City of Aspen Thomas Property. This is
the City's water plant property located at the end of Doolittle
Drive, south of Castle Ridge Housing complex. The entire parcel
is 54 acres, with only 5 acres considered for this new development.
Zoning is Public (PUB) with an SPA (Specially .Planned Area)
overlay. The adjoining residential neighborhood to the north is
zoned R -15 PUD SPA.
Request: The applicant wishes to develop an affordable housing
subdivision consisting of one four- lex, 8 single family lots, and
2 duplexes, for a total of 6 units.
Also included in the application is the construction of two tora e
complex. One will e. .
approximately 2,160 square feet and the other approximately 3,290
square feet. These two garage -type structures will be used by the
City's Wes, r and E1 r; Departments for heavy equipment and
service veh1c a storage.
Please refer to the original application booklet, drawings and
amended drawings and text. Note that the original application and
drawings refer to a roadway realignment to serve the proposed
storage buildings. The new road has since been eliminated from the
application because of the need to explore the alignment and its
impacts in greater detail. This will likely be reviewed as an
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administrative amendment prior to construction of the storage
buildings.
Process: The Planning Commission shall make a determination on
the Special Reviews required for the Public zone, 8040 Greenline
Review, and Conditional Use for affordable housing in the Public
Zone. The Commission shall forward a recommendation to Council
for the Final SPA Plan, Subdivision, and GMQS Exemptions for
essential public facilities and affordable housing.
Background: The Water Plant SPA (Lot 4, City Thomas Property) was
originally created in 1984 and amended later that year for certain
additions such as the East Treatment Plant and storage /shop
building up by the plant. The City Water and Electric Departments
have found it necessary to construct garage storage for several
pieces of expensive and critical equipment. When these cranes and
trucks stay outside all of the time they deteriorate quickly,
causing additional expense for the City.
The City has also come to realize that ability to staff essential
personnel is becoming increasingly difflcu ;§, ,staff
they miq
be [as�cn gency response staff such as Water, Electric, or Police,
or management level staff, affordable housing options in the upper
valley are virtually non - existent. The City Manager has been
working with Council in developing a philosophy which will be
supportive of housing for critical City staff.
Referral Comments: Extensive referral comments were submitted.
Complete referral memos are attached as Exhibit "A ". Summaries are
as follows:
Engineering:
The curve on Doolittle Drive does not meet the requirements
of the Subdivision, Section 7 -1004. Specific variations must
be identified and approved through the Final SPA process
(Section 7- 804.D.)
- A final storm run -off plan must be approved prior to the
issuance of any development permits.
- Curb and gutter is required by code.
- The applicant shall sign Doolittle Drive as 20 MPH (two
signs).
- The private road areas will not be maintained or plowed by the
City.
- Many of the driveways do not meet code requirements of Section
19 -101. Variations must be specified and approved through the
Final SPA process (Section 7- 804.D.)
- The cul -de -sac does not meet the Fire Marshal and Subdivision
requirement of 100' radius.
The final plat must provide signature blocks for utilities.
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-
2
of -way.
The final SPA Plan must show, dimension, and number all
parking on the development.
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 landscaping,
within public rights -of -way from City Streets Department.
Street light fixtures and locations must be approved by City
Staff and shown on the Final SPA Plan.
Native vegetation shall be protected to the maximum extent
practical, including the establishment of building envelopes
outside of the scrub oak. Construction fencing must be
erected around all protected vegetation adjacent to
structures, trails or roads prior to the issuance of any
excavation, grading, or building permits.
Any new surface utility needs for pedestals or similar
equipment must be installed on an easement on the property,
not in the public right -of -way.
Fencing is recommended between the Water Department shop
building and residence number 11, and between the water plant
road and duplex number 1/2.
Trash /recycle areas must be shown on private property on the
final development plan.
Mud shall not be tracked onto City streets during
construction.
Prior to the acceptance of financial assurances for the
project, the cost estimates of improvements must be approved
by appropriate City departments.
Homeowners covenants must provide for snow removal on any
sidewalks and trails approved through this development review.
Sanitation District:
There are downstream constraints in the Highlands Trunk line,
requiring a proportionate impact fee from this development.
A line extension request and collection system agreement are
required per District regulations.
Estimated connection charges are $42,000.00, not including
downstream constraint charges, construction observation fees,
televising costs and line extension costs.
Street Addressing:
The proposed name of "Water Place" is too similar to Waters
Ave. and Waterview. This could cause potential confusion for
emergency response personnel and should be avoided by choosing
another name.
Housing Authority: The Housing Board met on April 19 and approved
the following aspects of this application:
The single family home size variance for net livable area less
than 1,400 s.f., provided that the units would be larger than
the minimums for 2 and 3 bedroom townhomes, and the smaller
77-731. r
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size would permit a lower sales price; and
The proposed deed restriction of 9 Resident Occupied units and
7 Category Four units. The Housing Board does not have the
jurisdiction to waive the minimum residency requirements for
the R.O. units. The Housing Guidelines would have to be
formally amended to allow such variance; and
The provision of housing by an employer for use by employees,
including the requirement to leave the unit if employment is
severed. Two reasons for this support are: the City has in
place a personnel policy and procedure to protect employees,
and the City shall provide enough time for the sale of a unit
when an employee leaves. If terminated, this period shall be
180 days.
Parks:
Scrub oak are valuable mature vegetation that must be
protected during construction.
The trail alignment discussed at the site visit and shown on
subsequent plans must avoid as much existing vegetation as
possible. The trail shall be concrete, preferably eight feet
wide. Snow removal on the trail will be the responsibility
of the homeowner's association.
The proposed park area would be a neighborhood asset -
residents from adjacent residential areas should be included
in planning this park area. An easement or encroachment onto
the Castle Ridge property for park development should be
pursued to get a larger park space. The park shall be fenced
from the road and driveways to keep children from straying.
The issue of park dedication in lieu of fee payment has not
been resolved. It is suggested at this point that a fee
waiver could be considered if certain park development
activities (grading, drainage, top soil, and seeding) would
be accomplished by the applicant while these activities were
taking place for the adjacent fourplex. (refer to Exhibit
"Dn)
Environmental Health: (Additional information regarding traffic
generations and compliance with Aspen's SIP was submitted by the
applicant on April 25, after referral comments were received from
Environmental Health (Exhibit "B "). Additional referral comments
will be presented when available).
- A condition of approval will be ASCD's written confirmation
of their intent to serve this project.
- As no fireplaces are indicated in the application, this will
be a condition of approval for the project.
- A fugitive dust plan shall be approved by Environmental Health
prior to the issuance of any grading, excavation, utility,
demolition, or building permits.
- The Phase II Environmental Audit must be received and approved
by Environmental Health prior to final City Council approval
of the project.
- The project shall comply with OSHA standards for storage and
4
handling of chlorine. An Evacuation Plan must be approved by
City Council and appropriate City departments prior to the
issuance of any grading, excavation, utility, demolition, or
building permits. (Please refer to Exhibit "C" for a map of
the chlorine building location, and information provided by
applicant regarding chlorine impacts.)
Streets:
The existing road widths and sight distances are inadequate
for current use and should be upgraded.
A sidewalk on the downhill side of the road would be "plowed
over" and covered all winter without additional snow removal.
Planning Staff Comments: This review is being conducted as a
consolidated SPA review which allows a two step review rather than
a four step review per section 7- 804.A. During the review, the
Commission or Council may determine "that the application should
be subject to both conceptual and final review, in which case
consolidated review shall not occur."
Staff has made every effort to provide all application information
to the Commission. Please note that several plan revisions and
addenda have been submitted and attached to this memo.
There are multiple reviews occurring within this development
review. Specific review standards and staff responses are as
follows:
SPECIALLY PLANNED AREA (SPA): The following review standards are
set forth in Section 24 -7 -804 B. of the Aspen Municipal Code:
1. Whether the proposed development is compatible with or
enhances the mix of development in the immediate vicinity of
the parcel in terms of land use, density, height, bulk,
architecture, landscaping and open space.
Response: Staff believes that this project meets this criteria in
terms of density, height, bulk, architecture, landscaping and open
space. There is lingering concern about the chlorine storage
hazard at the water plant and the lack of a definit miti ation
and evacuation plans at this time. Evidently there are op ions
being discussed by water plant personnel regarding the chlorine
storage issue. These might include reducing the amount of chlorine
stored on site (would require more frequent deliveries) , an
advanced spill retrieval /containment system, an on- demand chlorine
manufacturing unit (would eliminate trucking the chlorine into the
plant), and certification of residents on the site for chlorine
response training. Whatever is determined to be the most effective
and safe for a residential development (including the workers
during construction) must be in place prior to the commencement of
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any construction activity on the site.
/1'^
The proposed park is much needed in this neighborhood and hopefully
will become a joint effort with the adjacent Castle Ridge
development.
2. Whether sufficient public facilities and roads exist to
service the proposed development.
Response: Doolittle Drive is substandard for the current use as
access to the water plant. The project engineers have submitted
details for widening the road to 24 feet of pavement with drainage
shoulders. The City Engineering staff recommend signing the road
to 20 MPH because of the mix of industrial and residential uses.
There are problems currently experienced with drivers accelerating
to get up the 10% grade, especially in the winter. The project
engineer suggests in the application that the project could
participate in improvements to Castle Creek Road on a pro -rated
basis. That dollar amount is stated as $3,891.00. At the time of
this memo, the engineering could not be reached to clarify if this
amount is appropriate for the entire subdivision or would be
assessed to each dwelling unit.
Winter maintenance and plowing would have to be upgraded because
of the additional residential use of the site. This is a concern
to the Fire Marshal because if vehicles become stuck on the
roadway, delays in emergency response could be disastrous. For
this reason, Ed Van Walraven is suggesting that all of the
residences on the hill be sprinklered for fire suppression.
The County has been sent a copy of the application for input on
lower Doolittle Drive, Castle Creek Road, and Maroon Creek Road.
County Engineer Bud Eylar will be submitting comments to Planning
prior to the P &Z meeting.
3. Whether the parcel proposed for development is generally
suitable for development, considering the slope, ground
instability and the possibility of mud flow, rock falls,
avalanche dangers and flood hazards.
Response: Geologically speaking, the site is stable. Initial soil
tests reveal that the portion of the site where electric
transformers were stored does contain PCBs. This is the area of
the proposed single family homes. We do not have written
confirmation, but a call from the testing service indicates that
the Phase II environmental study is not showing PCB contamination.
When completed, this report will indicate the extent of the
contamination and will provide further information on clean up
needs. Also being studied is any potential leakage where some fuel
tanks were kept.
4. Whether the proposed development creatively employs land
planning techniques to preserve significant view planes, avoid
adverse environmental impacts and provide open space, trails
and similar amenities for the users of the project and the
public at large.
Response: The project calls for single family homes along the edge
of the bluff overlooking the Castle Ridge apartments. This is a
prominent location. It is essential to retain all of the existing
scrub oak and perhaps require additional plantings of evergreen
trees to provide a visual screen. The maximum height of these
homes is described as 281, with the height in the rear of the
envelopes limited to one story or 181. The project planner has
since clarified that the height is to be 25' as defined in the
code, not 281. Staff is seeking further clarification of the 18'
limit as it is not totally clear from the text what this will
produce on the sites.
Two other units will be located in the area where there is one
existing water plant employee unit. This area is also visible from
distance (lower Castle Creek Road) and would benefit from
additional evergreen plantings along the northern edge.
The application states that lighting will be limited to
architectural lights from the residences, being low level non -
source light at the front and rear entries. Staff would like to
add that in no case shall the buildings be "washed" with light from
the chosen fixtures. other lighting needs for the trail and
roadway must be specified to meet the requirement to limit light
pollution. This could include shielded fixtures and low level
downcast fixtures.
S. Whether the proposed development is in compliance with the
Aspen Area Community Plan.
Response: The Aspen Area Community Plan Housing Action Plan
policies section states: "Encourage special districts (Schools,
Hospital, Sanitation, etc.) and non - profits to provide housing for
their own employees." This project is an example of the City
trying to provide housing specifically for its employees. It
should be noted that the intent of this effort is to have
individual owners pay for their home's construction if the owner's
are chosen before the units are built. Otherwise, the city will
pay for construction but be reimbursed when the units are
ultimately purchased.
6. Whether the proposed development will require the expenditure
of excessive public funds to provide public facilities for the
parcel, or the surrounding neighborhood.
Response: The costs of upgrading Doolittle Drive must be
incorporated into the costs of the homes. However, as a direct
beneficiary of the road improvements, the Water Department should
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pay a portion of these costs. This issue was touched upon at the
development review committee meeting, but a resolution has not been
reached.
7. Whether proposed development on slopes in excess of twenty
percent (20 %) meet the slope reduction and density
requirements of Sec. 7- 903(B)(2)(b).
Response: According to the April 7 Addendum #1, page 2, no slopes
exceeding 20% are proposed for development.
a. - Whether there are sufficient GMQS allotments for the proposed
development.
Response: GMQS exemption is sought for these residences and
storage buildings. The affordable housing component is being
reviewed by the Joint City /County GMQS Commission on May 16, 1995.
SUBDIVISION. SECTION 24 -1004:
a. Land suitability. The proposed subdivision shall not be
located on land unsuitable for development because of
flooding, drainage, rock or soil creep, mudflow, rockslide,
avalanche or snowslide, steep topography or any other natural
hazard or other condition that will be harmful to the health,
safety, or welfare of the residents in the proposed sub -
division.
Response: As mentioned earlier, the issues of chlorine hazard and
toxic residue have not been completely answered. Conditions of
approval require final resolution of these issues prior to final
project approval by City Council.
b. Spatial pattern efficient. The proposed subdivision shall not
be designed to create spatial patterns that cause
inefficiencies, duplication or premature extension of public
facilities and unnecessary public costs.
Response: This criterion has been met by the proposal.
6. Improvements. The code lists 16 required improvements for
subdivisions, including items such as survey monuments,
paved streets, curbs, gutters, and sidewalks, fire hydrants,
street signs, etc. This application has been reviewed for
these improvements and staff has made specific conditions of
approval where needed.
The applicant and staff are in substantial agreement regarding
the specific designs of the roadway, trail, and internal
access. Final details such as road and trail centerlines, and
surveyed lot lines, etc. will be determined by time the mylars
EA
are prepared for recordation.
Staff suggests that the driveway for the fourplex be located
opposite of the entry drive to Twin Ridge subdivision for
three reasons. It would provide a standard four -way
intersection, would reduce the impact on the oak stand along
the road, and would place the driveway many feet further from
the curve of upper Doolittle Drive.
As the slope will be altered uphill and downhill along Doolittle
Drive, staff is concerned about complete retaining and revegetation
of the area. The proposed slopes reach 2:1 which is very steep.
Getting topsoil to remain until vegetation takes hold will be
nearly impossible. Prior to recordation of the plat and
subdivision agreement, the applicant must devise a detailed plan
for retaining and revegetating the road cuts, disturbed areas or
easements, and building envelopes. Such a plan shall be reviewed
and approved by Engineering, Parks and Planning staff.
Right -of -way width.
Street and
alley right -of -way widths, curves
and grades shall meet the following standards.
Minimum
Street
Center Line
Right -of-
Maximum
Classifi-
Curve
Way width
Per Cent
cation
Radius (ft.)
(ft.)
of Grade(o)
Local
100
60
10
The Engineering Department states that as revised, Doolittle Drive
does not meet the curve standards stated above. This must be
clearly noted on the plats and SPA /Subdivision Agreement as a
variation from subdivision standards.
Cul -de -sacs. Cul -de -sacs shall not exceed four hundred (4001) feet
in length and shall have a turnaround diameter of one hundred
(100') feet. A Cul -de -sac of less than two hundred (2001) feet in
length in .a single - family detached residential area does not
require a turnaround if the City Engineer determines a "T ", "Y" or
other design is adequate turnaround for the vehicles expected to
use the Cul -de -sac.
The Fire Marshal and the applicant are still considering
alternative designs for a cul -de -sac or similar "T" or "Y"
turnaround. This must be resolved before final Council approval.
Street names and numbers. Streets which do not fit into an
established street - naming pattern shall be named in a manner which
will not duplicate or be confused with existing street names within
the City or its environs.
As mentioned in referral comments, the name Water Place needs to
be changed to the satisfaction of the Building Department staff
responsible for street names and addresses.
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Sidewalks. Staff and the applicant have discussed many options for
pedestrian travel to and through the site. We have considered
sidewalks on either side of the roadway. These options fail
because of roadway snow plowing and potential pedestrian /vehicular
conflicts. We have come to believe that the best option is to
construct an easy to maintain, 8' wide concrete sidewalk down
through the open space as shown on the plans stamped April 25.
Maintenance and plowing of the sidewalk will be the responsibility
of the homeowner's association.
Subdivision Agreement. Prior to or concurrent with the recordation
of a 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.
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 percent (125 %) 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 and the continued maintenance and replacement of
the landscaping for a period of two (2) years after installation.
This is a critical issue given the amount of revegetation and new
screen plantings being required for this subdivision.
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 percent (100 %) of the current
estimated cost of such public improvements, as estimated by the
City Engineer.
8040 GREENLINE REVIEW. SECTION 24 -7 -503: No development may occur
on parcels within 150' below the 8040' elevation line unless
approved by the Planning and Zoning Commission:
1. The parcel on which the proposed development is to be located
is suitable for development considering its slope, ground
stability characteristics, including mine subsidence and the
possibility of mud flow, rock falls and avalanche dangers.
If the parcel is found to contain hazardous or toxic soils,
the applicant shall stabilize and revegetate the soils, or,
where necessary, cause them to be removed from the site to a
location acceptable to the City.
Response: The complete Phase 2 environmental report will indicate
if toxic soils must be removed from this site as earlier discussed.
Otherwise, the site is free from geological concerns.
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The proposed development does not have a significant adverse
affect on the natural watershed, runoff, drainage, soil
erosion or have consequent effects on water pollution.
Response: The final drainage plan must be reviewed by Engineering
prior to recordation with the SPA documents. To this point, the
submitted plan appears to accomplish the above protection measures.
As suggested in Engineering's referral comment, staff has included
a condition of approval which prohibits mud from being tracked off
of the site during construction.
3. The proposed development does not have a significant adverse
affect on the air quality in the City.
Response: The Environmental Health Department is reviewing the
information submitted on April 25 regarding compliance with Aspen's
SIP for air quality control. since the housing will be deed
restricted for City workers, many families will not have to commute
on the highway every day. Also, the project will not have any
fireplaces, per the application.
4. The design and location of any proposed development, road, or
trail is compatible with the terrain on the parcel on which
the proposed development is to be located.
Response: The existing road cuts through the slope and will need
to be widened several feet. This will require substantial
revegetation and perhaps retaining walls to accommodate the new
road platform.
5. Any grading will minimize, to the extent practicable,
disturbance to the terrain, vegetation and natural land
features.
Response: Staff has included several conditions of approval
regarding protection of existing vegetation and revegetation of the
property after road, trail and residential construction.
The placement and clustering of structures will minimize the
need for roads, limit cutting and grading, maintain open
space, and preserve the mountain as a scenic resource.
Response: Staff has requested that the applicant provide aerial
photos showing the layout of the roads and structures in
relationship to the substantial scrub oak stands. It is critical
to leave these small but well established trees as a visual screen
for the new homes. Additional evergreen trees along the north
sides of lots 7,8,9,10,and 12 are recommended as a condition of
approval.
Building height and bulk will be minimized and the structure
will be designed to blend into the open character of the
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mountain.
Response: The design of the homes maximizes heights at 25' as
defined by the code. Staff believes that this is a poor effort to
limit the visual impacts of the homes on the hill above Castle
Ridge apartments. The Planning Office has received many complaints
since the Castle Ridge apartments were built because of the
destruction of the vegetation on the slope behind the buildings.
Citizens are very sensitive to the visual impacts of development
in this area. The statement in the application that in the rear
portions of the building envelopes structures will be limited to
an 18' height is vague. This limit accomplishes little if a row
of 25' structures is butted up against the edge of the line of oak
trees. The existing scrub oaks along this ridge are only 10 -15'
tall, so natural screening is limited.
The project architects have been directed by staff to accurately
project the new subdivision and building footprints onto an aerial
photograph which clearly shows existing vegetation. Staff believes
that the layout of the cul -de -sac can be shifted to the south so
that the buildings could be at least 15' further from the top of
slope and tree line. We also strongly recommend that specific
building envelopes be established on an individual lot by lot basis
during individual 8040 Greenline reviews. Many times in the past,
the P &Z and staff have been frustrated when 8040 reviews are
brought before them for lots which have had building envelopes
established through subdivision review with little regard for site
specific conditions. Also, at this point the land use code is
being amended to include a new definition of "building envelope ".
This definition is very specific as to how an envelope should be
defined regarding all aspects of development: excavation areas,
overhangs, driveways, patios and landscaping areas, etc. The
applicant is advised to review this new language before
establishing envelopes on these lots.
Staff believes that the home designs are premature to the overall
discussion of the subdivision and SPA. As proposed, many features
of these residences to not comply with the General Guidelines as
stated in the Neighborhood Character Guidelines (NCG). The NCG
have been in use since July of 1994. The City is currently
studying FAR and bulk /massing issues with an interim overlay review
process. If these buildings are to be approved at this time with
the subdivision /SPA, they need to be presented to the Overlay
Committee via a separate application. If applications are not
submitted for Overlay review before May 9, the designs will be
subject to any new regulations that the P &Z might enact on May 9.
In summary, staff does not recommend approval of the home designs
and building envelope layout because they fail to meet this 8040
Greenline criterion.
8. Sufficient water pressure and other utilities are available
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to service the proposed development.
response: The water system will be served off of two lines. The
project engineer is working closely with Water Department staff and
the Fire to insure the needs of the subdivision. The Sanitation
District indicates that the project will need to financially
contribute to improvements on the Highlands Trunk line.
Adequate roads are available to serve the proposed
development, and said roads can be properly maintained.
response: The road issue has already been presented.
10. Adequate ingress and egress is available to the proposed
development so as to ensure adequate access for fire
protection and snow removal equipment.
response: The road design is being monitored by the Fire Marshal
and Streets Department.
11. Any trail on the parcel designated on the Aspen Area
Comprehensive Plan: Parks /Recreation /Open space /Trails Plan
map is dedicated for public use.
response: There are no trails from this Plan identified on this
parcel.
FACILITIES: Pursuant to Section 8 -104 C.1(c) the Council shall
exempt deed restricted housing that is provided in accordance with
the housing guidelines. The Commission shall review and make a
recommendation to Council regarding the housing package. According
to the Code, the review of any request for exemption of housing
pursuant to this section shall include a determination of the
City's need for such housing, considering the proposed
development's compliance with an adopted housing plan, the number
of dwelling units proposed and their location, the type of dwelling
units proposed, specifically regarding the number of bedrooms in
each unit, the size of the dwelling unit, the rental /sale mix of
the proposed development, and the proposed price categories to
which the dwelling units are to be deed restricted.
Response: The Housing Board reviewed this proposal and supports
it, as explained in the referral comments above.
CONDITIONAL USE FOR HOUSING IN THE PUBLIC ZONE, Section 24 -7 -304:
A. The conditional use is consistent and compatible with the
character of the immediate vicinity of the parcel proposed for
development and surrounding land uses, or enhances the mixture
of complimentary uses and activities in the immediate vicinity
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of the parcel proposed for development.
Response: The residential proposal is compatible with the
surrounding multi - family and single family development. Staff
still has reservations about the proximity of the proposed homes
to the chlorine storage area 1,000 feet away in the water plant
complex.
B. The location, size, design and operating characteristics of
the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties; and
Response: Staff has presented much information regarding the
visual impacts and roadway improvements necessary for this project.
We are awaiting comments from Environmental Health and County
Engineering on the traffic impacts as they will relate to air
quality and volumes on Castle Creek Road. There are no anticipated
impacts of odor, trash or noise. The Water Department will.be
adding a service road to the southern portion of the plant
in the near future. The layout of this road will be considered as
a separate application for SPA amendment and 8040 Greenline review.
C. There are adequate public facilities and services to serve the
conditional use including but not limited to roads, potable
water, sewer, solid waste, parks, police, fire protection,
emergency medical services, hospital and medical services,
drainage systems, and schools; and
Response: These items have been discussed previously.
D. The applicant commits to supply affordable housing to meet the
incremental need for increased employees generated by the
conditional use; and
Response: This is the City's effort to provide housing for its
essential personnel.
F. The proposed conditional use complies with all additional
standards imposed on it by the Aspen Area Community Plan and
by all other applicable requirements of this chapter.
Response: This project is being reviewed under all applicable
section of the Aspen Municipal Code.
REQUIREMENTS IN THE PUBLIC ZONE, SECTION 24 -7 -404: Parking in the
Public zone shall be approved by special review, only if the
following conditions are met:
14
In zone districts where the off street parking requirements
are subject to establishment or reduction by special review,
the applicant shall demonstrate that the parking needs of the
residents, guests and employees of the project have been met,
taking into account potential uses of the parcel, its
proximity to mass transit routes and the downtown area, and
any special services, such as vans, provided for residents,
guests and employees.
Response: The parking plan proposes a minimum of two spaces per
unit plus guest parking, for a total of 58 spaces. This averages
to 3.6 spaces per unit. This appears adequate to limit parking in
the roadway. The site is approximately 1,000 feet from the RFTA
stop at Doolittle Drive and Castle Creek Road. This distance might
deter some residents from using the bus.
Open Space and Dimensional Requirements in the Public zone shall
be approved by special review, only if the following conditions are
met:
1. The mass, height, density, configuration, amount of open
space, landscaping and setbacks of the proposed development
are designed in a manner which is compatible with or enhances
the character of surrounding land uses and is consistent with
the purposes of the underlying Zone District.
Response: The project is adjacent to industrial and residential
land uses. The proposal is compatible with either of these, as
long as hazard mitigation for the water plant can be resolved. The
internal open space and area to be dedicated as a park is
successful for a development of this size. As earlier presented,
staff is uncomfortable with the heights and locations of the
structures which will be visible below the hill.
2. The applicant demonstrates that the proposed development will
not have adverse impacts on surrounding uses or will mitigate
those impacts, including but not limited to the effects of
shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated viewplane.
Response: Impacts to Castle Creek Road are discussed as a
proportional cost participation in the application. This is being
studied by County staff. Parking impacts outside of the
subdivision will be negligible. The visual impacts have been
discussed in detail in the 8040 Greenline portion of this memo.
Project Issues: The major issues as seen by staff are recapped as
follows:
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1) Marginal roadway access to a new housing development
2) Chlorine hazard mitigation PICLYN
3) Potential mitigation requirements for toxic substances
4) visual impacts along the top of the hillside
a. heights of buildings
b. proximity of buildings and envelopes to the top of the
slope
C. additional vegetative screening along the north sides of
homes
5) Park development for this subdivision and surrounding
neighborhood
6) Trail alignment, construction, and maintenance
THREE COMMISSION OPTIONS:
1) The P &Z may forward this project as a final P&Z approval with
the list of conditions as presented below by staff.
2) The Commission may choose to table this item to May 9 to
continue the public hearing. This would allow additional time for
the applicant to respond to any issues or concerns of P &Z before
they forward the case to Council.
3) The Commission could vote to require four step review for this
project. This would essentially establish this present review as
a conceptual review. The project would proceed to Council and
conditions of approval would direct the applicant in their
formulation of a Final SPA Development application for submittal
�V^ l this summer.
Regardless of the Commission's determination on the above options,
the Planning Office suggests the following conditions:
1. The curve on Doolittle Drive does not meet the requirements
of the Subdivision, Section 7- 1004. Specific variations must
be presented to City. Council and identified in the SPA
.., Agreement.
2. A final storm run -off plan must be approved prior to the
issuance of any development permits.
3. The applicant shall sign Doolittle Drive as 20 MPH (two
signs)
Avv j sm :1awr . -g;� 16
4. The driveways which do not meet code requirements of Section
19 -101 must be presented to City Council and identified as
variances in the SPA Agreement.
5. The cul -de -sac design shall meet the Fire Marshal approval.
6. The final plat must provide signature blocks for 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
s parking on 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 landscaping,
within public rights -of -way from City Streets Department.
10. Street light fixtures and locations muss be approved by City
rotaff and shown on the Final SPA Plan. oWnitGh +S- � ?
11. Native vegetation to be retained shall be protected to the
maximum extent practical, including the establishment of
building envelopes outside of the scrub oak. Construction
fencing must 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 staff direction.
12. Any new surface utility needs for pedestals or similar
equipment must be installed on an easement on the property,
not in the public right -of -way.
13. Screen fencing shall be designed and installed between the
Water Department shop building and residence number 11, and
between the water plant road and duplex number 1/2.
14. Trash /recycle areas must be shown on private property on the
Final SPA Plan.
15. Mud shall not be tracked onto City streets during
construction.
16. Prior to the acceptance of financial assurances for the
project, the cost estimates of improvements must be approved
by appropriate City departments.
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17. Homeowners covenants must provide for snow removal on any
sidewalks and trails approved through this development review.
18. Downstream constraints in the Highlands Trunk sewer line
require a proportionate impact fee from this development.
Fees for Sanitation District reviews and construction
observation must be submitted well in advance of building
permit issuance to insure adequate review time and observation
scheduling.
19. A line extension request and collection system agreement are
required per Sanitation District regulations.
20. A new street name shall be chosen which meets the approval of
staff overseeing addressing of new subdivisions.
21. The single family home size variance is allowed for net
livable area less than 1,400 s.f., provided that the units
would be larger than the minimums for 2 and 3 bedroom
townhomes, and the smaller size would permit a lower sales
price.
22. The deed restrictions shall be 9 Resident Occupied units and
7 Category Four units. The Housing Board does not have the
jurisdiction to waive the minimum residency requirements for
the R.O. units.
23. The deed restriction shall provide enough time for the sale
of a unit when an employee leaves the City. If terminated by
the City, the employee shall have 180 days in which to sell
his /her home to a qualified buyer. If the employee resigns,
this period shall be 90 days.
24. The trail alignment must avoid as much existing vegetation as
possible. The trail shall be concrete, preferably eight feet
wide. Snow removal on the trail will be the responsibility
of the homeowner's association.
25. Residents from adjacent residential areas should be included
in planning the park area. An easement or encroachment onto
the Castle Ridge property for park development shall be
pursued to get a larger park space.
26. The park shall be adequately fenced from the road and
driveways to keep children from straying.
27. A park development impact fee waiver will be granted in
exchange for the applicant's commitment to accomplish certain
park development activities (grading, drainage, top soil, and
seeding) while these same activities are taking place for the
adjacent fourplex.
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28. No fireplaces are approved for this development.
29. A fugitive dust plan shall be approved by Environmental Health
prior to the issuance of any grading, excavation, utility,
demolition, or building permits.
30. The Phase II Environmental Audit must be received and approved
by appropriate City departments prior to final City Council
approval of the project.
31. The project shall comply with OSHA standards for storage and
handling of chlorine. An Evacuation Plan must be approved by
City Council and appropriate City departments prior to the
issuance of any grading, excavation, utility, demolition, or
building permits.
32. In no case shall the new buildings be washed with light from
the residential light fixtures. other lighting needs for the
trail and roadway must be specific to limit light pollution.
This could include shielded fixtures and low level downcast
fixtures.
33. Additional plantings of evergreen trees shall be included on
the SPA landscaping plan for better visual screen of the
residences on the hill.
34. Prior to recordation of the plat and subdivision agreement,
the applicant must devise a detailed plan for retaining and
revegetating the road cuts, disturbed areas or easements, and
building envelopes. Such a plan shall be reviewed and
approved by Engineering, Parks and Planning,staff.
35. The driveway for the fourplex shall be located opposite of the
entry drive to Twin Ridge Subdivision.
36. Prior to recordation of the plat and subdivision agreement,
the applicant must devise a detailed plan for retaining and
revegetating the road cuts, disturbed areas or easements, and
building envelopes. The plan shall be reviewed and approved
by Engineering, Parks and Planning staff.
9P � 37. The design of the cul -de -sac or alternative turnaround must
be resolved before final Council approval.
38. Financial guarantees for landscaping, revegetation, and public
facilities improvements required by Section 24 -7 -1005 must be
reviewed and approved by the City Engineer and City Attorney
prior to the issuance of any development permits for the
project.
39. Additional evergreen trees shall be specified on the landscape
plan along the north sides of the homes on lots 7,8,9,10,and
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12 to provide screening of the homes from below.
40. Prior to the issuance of any building permits for the
individual residential structures, an 8040 Greenline review
must be approved for each by the Planning and Zoning
Commission. Of 1?ra1VIG- Ae--tett(C4 too f lv&,f-
41. All material representations made by the applicant in the
application and during ,public meetings with the Planning and
Zoning Commission and City Council shall be adhered to and
considered conditions of approval, unless otherwise amended
by other conditions.
42. 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 one hundred and eighty
(180) days following approval by the City Council shall render
the PUD Plan approval invalid and reconsideration and approval
of both by the Commission and City Council will be required
before their acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause.
Exhibits:
Project Application Booklet and Blueprints
"A" Complete Referral Comment Memos
"B" April 18 Addenda, Traffic Generations /SIP
"C" Chlorine Storage Information
"D" Park Mitigation Fee In -Lieu Request
20
PUBLIC NOTICE
RE: WATER PLACE AFFORDABLE HOUSING GROWTH MANAGEMENT QUOTA SYSTEM
EXEMPTION
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 16, 1995 at a meeting to begin at 4:OO p.m. before the
Aspen /Pitkin County Growth Management Commission, 2nd Floor Meeting
Room, City Hall, 130 S. Galena St., Aspen, to consider an
application submitted by the City of Aspen Engineering Department,
requesting GMQS Exemption for affordable housing for a 16 unit,
100% affordable housing development for employees of the City of
Aspen. The property is located at Lot 4, City Thomas Property.
For further information, contact Kim Johnson at the Aspen /Pitkin
Community Development Department, 130 S. Galena St., Aspen, CO
920 -5100
s /Bruce Kerr, Chairman
Aspen /Pitkin County Growth Management Commission
Published in the Aspen Times on April 29, 1995
City of Aspen Account
TO Kim Johnson
From: Chuck Roth
Postmark: Apr 21,95
Status: Previously
Subject: Water Place
MESSAGE DISPLAY
2:11 PM
read
1"`,
CC Cris Caruso
Message:
Please accept this CEO as a minor amendment to the Engineering
Department referral memo on the above referenced project. The curve
of Doolittle Drive does not meet the requirements of the Land Use
Code at Section 7 -1004.
Thank you.
To: Kim Johnson, Community Development Department
From: Dave Tolen, Housing Office
Re: Water Place Affordable Housing
Date: 20 April, 1995
The Housing Board considered the Water Place application at its
regular meeting of April 19, 1995. The Board discussed the
following three issues related to the application:
Units Sizes: Some of the single family units do not meet the
minimum size requirements of 1,400 net livable square feet.
The Housing Board approved these units, as provided in the
guidelines, in that they were larger than the minimum for two
and three bedroom townhomes, and in that the smaller size
would permit the City to sell the units for lower prices.
Proposed Category Mix: The City proposes 9 R.O. units and 7
Category Four units. The Housing Board agreed that this mix
was consistent with the AH zone, in that it was a 100%
restricted project. The Housing Board does not have the
ability to waive the residency requirement for R.O. units,
currently two years and proposed to be three years. That
requirement is not subject to special review. If the City
wishes to sell R.O units to employees who have worked in the
community less than two years, we would need to amend the
Housing Guidelines to provide for this. The Board suggested
that this issue be included in the public hearings on the
Affordable Housing Zone District and R.O. units.
Sale of Units Tied to Employment: The Housing Board
recognized the advantage to the community of having employers
provide housing for their employees in the manner proposed by
the City. The Board recommended approval of this with the
following considerations:
o The City has in place a personnel policy and procedures
that protect employees.
o The City provides a sufficient amount of time for an
employee to sell a home back to the City in the event
that the employee voluntarily leaves City employment.
The Board recommends that, in the event an employee is
terminated, that this time period be 180 days from such
termination.
'^
C2.ty Council Exhibit—AL
Approved i 19 _
By ordinance
IAA u � :: ►It lu
To: Kim Johnson, Planning Office
From: Chuck Roth, Engineering Department
Date: April 19, 1995
Re: Water Place Affordable Housing SPA Amendment, Subdivision, GMQS Exemption,
Conditional Use Review & Special Review
(Lot 4, City Thomas Property Subdivision)
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Referral Agencies - It is recommended that the application also be referred to Pitkin County.
The County refers county applications to the City when the proposed development may have
impacts on the City. This application should be referred to the County for possible comments
relating to traffic impacts on Castle Creek Road and the intersection of Maroon Creek and Highway
82.
2. Site Drainage - The storm runoff plan submitted in the application appears satisfactory. As
discussed at the Design Review Committee (DRC) meeting, the lower 250' of road drainage must
be intercepted with inlets and conveyed to the detention pond. If the project is approved, a final
storm runoff plan must be prepared by a registered engineer prior to issuance of a building permit.
The plan must provide for no more than historic flows to leave the site. The plan must include
design as needed for storm runoff during construction to be maintained on site with no disturbance
to existing slopes and native vegetation.
3. Sidewalks - The revised site plan showed sidewalk on one side of Doolittle Road in lieu of the
trail shown in the original application. The sidewalk design did not meet "Pedestrian Walkway and
Bikeway System Plan" by not providing a five foot buffer space between the curb and gutter and
the sidewalk. As discussed at the DRC meeting, the sidewalk design also presented the problem of
being on the side of the street to which the snow is plowed by the streets department. During the
site visit, staff discussed installing the sidewalk on the uphill side of Doolittle Drive. It appears
that more native vegetation would be lost with the pedestrian facility adjacent to the street than with
the trail.
1
If the trial is approved in lieu of the sidewalk, there should be conditions of approval relating
to maintaining a maximum grade similar to the street (10 %) and disturbing minimum amounts of
vegetation. Construction fencing should be required to be placed to prevent disturbance of existing
vegetation. The final proposed trail alignment should be staked for staff approval prior to
construction.
The trail would respond to pedestrian needs for the upper units. The lower units should
include sidewalk along Doolittle Drive with a five foot buffer between the curb and the sidewalk.
In the typical development case, the upper units should be served by public right -of -way
with City streets, with sidewalk, curb and gutter. This is established in the Land Use Code in
Section 7 -1004. A new code amendment allows for variations from the subdivision requirements
by the process of special review. Therefore the design details of this project should be reviewed on
that basis. If community and character guidelines supersede right -of -way width and sidewalk curb
and gutter requirements in the Land Use Code, then that must be stated during the review process.
As part of any discussions of variations to the Land Use Code, staff, P & Z, and Council
should consider restricting the use of driveway for storage and overnight parking in order to
preserve neighborhood character. The applicant has offered some "off- site" guest parking which
might also be usable for the storage of vehicles and recreational equipment.
Snow Removal - The improvements and declarations or covenants must provide for the
homeowners association of Units 1 -12 to be responsible for snow removal on the sidewalk
or trail to the lower units and for Units 13 -16 to be responsible for snow removal and
maintenance on sidewalks downhill to their property boundary.
4. Curb and Gutter - The City Code requires construction of curb and gutter as well as sidewalk
for new construction (Sec. 19 -98). Curb and gutter should be required unless the Community
Character Guidelines dictate otherwise considering the location and neighborhood of the project.
5. Road Improvements - The 24' wide road section is acceptable. The applicant should be
required to install two 20 MPH speed limits signs on Doolittle Drive.
6. Right_ v of -way - As in item 3 above, special review should address whether the access to Units 1-
10 is via public right -of -way or private road. If the access is a private road, the City will not be
obligated to provide maintenance and snow removal, but then the community character of private
little enclaves in the City is promoted.
7. Traffic - The applicant reported trip generation rates based on Pitkin County standards with an
available transit option. We have requested the applicant to provide additional information
concerning guidelines for qualifying as "available transit option." The development may be located
too far from a bus stop to permit the trip generation rates that were used.
8. Driveways - A number of the driveways of Units 1 -10 do not meet the City Code requirements
of Section 19 -101. Variations from the Code requirement may be permitted as discussed in item 3
above.
2
0
W
9. Emererncy Access - City Code requires a turn- around width of 100', which is greater than that
shown in the application. The applicant must work with the Fire Marshall to meet emergency
access requirements.
10. iUtilities - Any new surface utility needs for pedestals or other equipment must be installed on
an easement provided by the applicant and not in the public right -of -way. The applicant must
consult with the City Electric Superintendent prior to issuance of a building permit and provide
electric load information in order to determine size and location of transformer easements.
11. mash & Utility rea - The final development plans must indicate the trash storage areas,
which may not be in the public right -of -way. All trash storage areas should be indicated as trash
and recycle areas.
12. Parking - The final development plan must show, label, number and dimension all parking
spaces.
13. Site Design -
a. The site contains extensive native vegetation which should be preserved where practical.
All phases of construction should be required to install construction fencing at the limits of
permitted construction in order to preserve native vegetation and to contain any excavation
and construction debris.
b. At the site visit we discussed installing fencing for visual reasons and to lessen the
attractive nuisance aspects of the existing Water Department shop building. The fencing
should be of material approved by City staff and installed alongside the road between Unit 1
and the shop and between Unit 11 and the shop. Landscaping may also be used as approved.
c. If necessary to reduce building bulk or to increase space for a park, the applicant should
be required to provide usable sub -grade spaces for the homes.
d. I believe that much of the original landscaping at Castleridge was lost due to lack of
maintenance. The improvements agreement and covenants should provide protection for
maintenance, preservation and replacement of plant materials as need to preserve the
approved landscape plan.
14. Street Lights - The application did not discuss street lights, however during the site visit, the
applicant represented that street lights were included in cost estimates for utilities. The street and
trail lights must be shown on the final development plan. The locations and light standard designs
must be approved by City staff.
15. Other Conditions of Approval -
3
— _. _ .,.
a. No tracking of mud onto City streets shall be permitted during construction.
b. The applicant shall agree to join any improvement districts formed for the purpose of
constructing improvements in adjacent and neighborhood public rights -of -way.
c. The final plat must include certificates for approvals by the utilities.
16. Work in the Public Rie t -of- -way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant shall consult city engineering (920 -5088) for design considerations of
development within public rights -of -way, parks department (920 -5120) for
vegetation species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from city streets department (920 - 5130).
17. Improvements Cost Estimates - The estimates should be approved by the appropriate City
departments prior to acceptance by the City for purposes of financial assurances.
cc: Cris Caruso
Scott Smith
M95.93
IM
L'
�i r
C2
-1tY Council Exhjbit /+
APProved
BY Ordinance -- Z9
I N C O R P T R A T E D
April 18, 1995
Tom Dunlop 'APR 2 5 1995
Aspen/Pitkin Environmental Health Department
130 South Galena Street C} a'ro rJ kTY
Aspen, Colorado 81611 DEVELGPAIENT
RE: WATER PLACE AFFORDABLE HOUSING DEVELOPMENT
Dear Tom,
Pursuant to our conversation at the Development Review Committee meeting I am providing the
following information regarding traffic generations and compliance with the SIP.
The Water Place Affordable Housing development will consist of the construction and subsequent
sale of sixteen fully deed restricted units at the existing City owned Thomas property otherwise known as
the Water Plant property. A portion of these units will be reserved for emergency response personnel
currently residing downvalley and outside the boundary for adequate response time. The remaining units
will be sold to City of Aspen employees.
The development of this project will result in a net decrease in Vehicle Miles Traveled (VMT).
This will be accomplished in the following manner:
1. By bringing emergency response personnel back up valley to live, the daily commute
and emergency response commute will be eliminated or significantly decreased.
2. A certain number of personnel currently working at the Water Plant will reside in the
proposed units eliminating even short commutes as they will live at the site of employment.
3. A strong transit system currently exists with RFTA service at the corner of Doolittle
Drive and Castle Creek Road approximately 1,000 feet away.
4. Segregated pedestrian/bicycle access is proposed from the project site which links to the
City trails system which bridges across Castle Creek.
5. Adequate parking will be provided for the proposed units. With the introduction of paid
parking in the City of Aspen, the residential spaces provided will be the most convenient free
parking spaces available. This combined with the strong transit service to the immediate area
will force the use of mass transit.
A traffic report prepared by Schmueser, Gordon and Meyer has been included in the application.
This report establishes Vehicle Trips per Day (VPD) based on currently accepted formulas. What has
not been taken into account in this report is the relocation of downvalley employees to this site, the
location of Water Plant employees at this site and paid parking within the City of Aspen.
If you have any questions or comments, or should require any additional information, please do
not hesitate to contact me.
Sincerely,
Thom . Stevens, Pr sident
The Stevens Group, Inc.
312 E, Aspen Airport Business Center, Aspen, Colorado 81611
(303) 925 -6717 FAX: (303) 925-6707
0
TO CRIS CARUSO
CC MARTA STEINMETZ
MESSAGE DISPLAY
From: George Lilly
Postmark: Apr 18,95 1:57 PM
Subject: STREET NAME
CC KIM JOHNSON
CC GEORGE LILLY
Message:
The suggested name of "Water Place" for the street at the Water Plant
housing project is too similar to Waters Ave and Waterview. HOW
about water in a different language, like "aqua" or "aqua" or
something. Or some other descriptive term derived from the landscape
or historical reference. OR some adjective to describe water in
front of it—like "muddy" or "cold ". OR the name of a Water Plant,
like "hyacinth ". OR just some other dang name that
suits your fancy. Why donft you come up with several and we can talk!
�s ewl-1 C'ionsofidafed'&nilalion�isfricf
♦ 565 North Mill Street
Aspen, Colorado 81611
Tele. (970) 925 -3601 FAX #(970)925 -2537
Sy Kelly • Chairman Michael Kelly
Albert Bishop • Treas. Frank Loushin
Louis Popish • Sccy. Bruce Matherly, Mgr.
April 17. 1995 1/ ` P
Kim 7ohnson 19
Planning Office 1995
130 S. Galena C..
Aspen, CO 81011
Re: Water Place Affordable HousingZoj.,.,
Dear Kim:
The Aspen Consolidated Sanitation District currently has
sufficient line and treatment capacity to serve this proposed
project. There are downstream constraints in the Highlands Trunk
line that will be corrected through a system of proportionate
impact fees. Service is contingent upon compliance with the
District's Rules and Regulations which are on file at the
District office.
The applicant will be required to request a line extension to the
property and complete a collection system agreement. Each item
will be reviewed by our Board of Directors at a regular meeting.
The costs of the extension will become part of the developer's
project costs. Easements will need to be granted according to
standard District form.
Prior to final approval of the project, we would request that the
applicant be required to submit a District approved line
extension request and collection system agreement. Funds will
need to be placed in escrow with the District to cover the
construction observation expenses and the cost of televising the
system once it is completed. The alignment and plan and profile
of the Line extension must be approved by the District's
engineer.
Based upon the plans submitted, I have estimated the connection
charges for this development to be approximately $42,000.
Add - itional costs will be in the form of downstream constraint
charges, construction ob -servation fees, televising costs, and the
cost of the line extension._
Sincerely,
w M A )l. r
Bruce MatherI�
District Manager
EPA Awards of Excellence
1976 • 1986 • 1990 '
Regional and National
PUBLIC NOTICE
RE: WATER PLACE AFFORDABLE HOUSING SUBDIVISION, SPA AMENDMENT,
GMQS EXEMPTION, CONDITIONAL USE REVIEW & SPECIAL REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 2, 1995 at a meeting to begin at 4:30 p.m. before the
Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, City
Hall, 130 S. Galena St., Aspen, to consider an application
submitted by the City of Aspen Engineering Department, requesting
the following approvals: Conceptual Submission, Final Submission
and Final Plat approval for a 16 unit, 100% affordable housing
development for employees of the City of Aspen; amendment of the
Lot 4 City Thomas Property SPA Amendment #1 (aka City of Aspen
Water Plant); GMQS Exemption for affordable housing; Conditional
Use Review for affordable housing in the Public zone district; 8040
Greenline Review; and Special Review for parking, open space and
dimensional requirements. The property is located at Lot 4, City
Thomas Property. For further information, contact Kim Johnson at
the Aspen /Pitkin Community Development Department, 130 S. Galena
St., Aspen, CO 920 -5100
s /Bruce Kerr, Chairman
Aspen Planning and Zoning Commission
Published in the Aspen Times on April 15, 1995
City of Aspen Account
A, r
STREETS DEPARTMENT
To: Kim Johnson
From: Jack Reid /11Tj/
Date: April 13, 1995
Subject: Water Place
W
EXHIBIT 6, PAGE 4: INTERNAL ROADS - The intended improvements
discussed are all appropriate and need to be accomplished. The
existing road widths and sight distances are inadequate for current
use and should be upgraded.
REFERENCE MR. STEVENS' LETTER TO YOU OF APRIL 7, 1995, BULLET 43.
A sidewalk immediately adjacent to, and on the low side of
Doolittle Dr., is not appropriate. Because of the hill on the
uphill side, it is necessary to plow all the snow to the "off" side
of the road. Without adequate room for snow storage (81), that new
sidewalk will spent the entire winter covered with snow. The Parks
Department would have to address additional costs in equipment and
labor to keep it open. I suspect that cost would be substantial,
since they do nothing in that area now.
IR
�
TO:
Kim Johnson, Planning Office
THRU:
George Robinson, Parks Department
FROM:
Rebecca Baker, Parks Department
DATE:
April 13, 1995
RE:
Water Place Affordable Housing Project
W
We have reviewed the application for the Water Place Affordable Housing Project and have a few
comments. As discussed in section H -D, the area of the townhomes should preserve as many
scrub oak as possible. Many mature scrub oak do not meet code (ie. under 6" in diameter), but are
often healthy, older trees (50 -60 years old) and should be maintained and protected during
construction as feasible. Protection measures should include placing snow fencing or other such
materials around vegetation that is not to be disturbed.
Per our site visit on April 18, the trail should avoid as much vegetation as possible and be aligned
per the discussions of that meeting. The trail should be concrete and eight feet wide. Snow
removal for the trail should be included with the homeowner's association fees as a contracted
service. If the City Parks Department is required to do the snow removal it may require additional
staffing levels to meet this service, particularly due to the remoteness of the area compared to
current snow removal responsibilities.
The proposed park needs to be discussed with the Castle Ridge homeowners and residents to see if
an encroachment onto their property for the purposes of a park and/or playground is agreeable.
The park will need to be fenced (split rail) with a possible mesh netting attached to the lower rails
to secure the park area for children from the surrounding roads. The issue of park dedication fees
needs to be worked out further. It is suggested that as part of the mitigation of these fees that the
area be graded and seeded (at a minimum) when the other excavating and landscaping for the
adjacent townhomes is done. We will work with the applicant to further define the mitigation but
feel the application does not need to be held up on this issue.
The proposed landscape plan is acceptable. The areas such as the turn- around and entrance will
need to be maintained which maybe included in homeowners association fees as well.
W
MESSAGE DISPLAY
TO Cris Caruso
CC Stan Clauson
BC Kim Johnson
From: Kim Johnson
Postmark: Apr 12,95 11:55 AM
Subject: chlorine report
-- -- --- ----- -- -- -- - - ----
/10 ^
CC Phil Overeynder
CC Bill Efting
Message:
Cris, I've looked over the document and realize that it does not
address whatsoever the chlorine situation as it applies to residents
in the immediate vicinity. The table of spills indicates isolation
areas of 500 and 1,500 feet in all directions... how does this relate
to the position of proposed units. What is the response plan for
incidents other than trained reponse personnel? There are some big
questions still in my mind. Please respond. Reminder... DRC is
tomorrow at 2:00 in CC chambers (Thursday).
W
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 01j
cc memo: City Manager
Water Department
Community Development
chlresplmpl
APR 11 '95 11 :02AM STEV GROU P 1
City Council Exhibit
April 11, 1995 Approved , 19
By Ordinance
Kim Johnson
Aapeol tldn Community DmAcipinw Department
130 South Galena
Aspen, 00 51611
VIA FAX: 920-8439
i
Band an the per unit coals for Park Davdopment Imp d Fees you gave M this morning, I have
determined tide Intel i V*dfe: fort icpgwed WaterPl aceaffordableRougingprojecttobe $47 ,174.00.
This imbued an tie proposed develop oont ptugrem of 10 two bcdmom units at $2,6211uoit Sat a sub -
total of 526,210, and 6 three bedeoam or Feder nails at $3,4% urdt for a s:dr -total cf $20,964.00.
I discussed theprapasai for designating land to public use in lieu of s cash payment with Rebecca Baker
of the Panel Department last wash. While sae wan not able to commit obviously without aecisg the
application and discussing the waacr with Geoge Robinson, abo indicated that the Dopartment may be
Aceptive to this proposal,
If you have any questions or comments please do not hesitate In contact tyre.
Sincerely,
Thootas fG
312 E, Aspen Airport Business CenW, Aspen, Colorado 81611
(303) 925 -6717 FAX: {3031925 -6707
April 7, 1995
Kim Johnson
Aspen/Pitkin Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: WATER PLACE AFFORDABLE HOUSING PROJECT
ADDENDUM #1 TO LAND USE APPLICATION
Dear Kim,
In response to the outline for requested additional information provided to the development team on
Thursday, March 30, I would like to offer the following;
• The two road re- alignments proposed in the application located at the Water Plant have been
eliminated from the application. Adequate information was not available from the Water
Department. The project engineers have provided revised grading for the Doolittle Drive
improvements which is attached herein. This grading also represents the side slope grading
requirements.
• The location of trash/recycle facilities has been added to the Development Plan. Two 4 yard
dumpsters have been located at the upper site while one 4 yard has been located at the four -
plex site. A sketch of the enclosure structures has been attached herein. Mail lock boxes
have also been added to the Development Plan.
• The pedestrian walk has been relocated to along side the road. This has been accomplished
by adding a curb to the low side of Doolittle Drive as shown on the attached plan with a 6
foot wide walk immediately adjacent. This revision eliminates the path traversing the
common area as shown in the application.
• No specific variation is now requested. It was initially anticipated that the RO. Category
would require the same minimum net livable square footage as Category IV. However after
checking with the Housing Office, no minimum is specified for R.O.. For this reason, no
variance is requested.
• Information regarding the chlorine storage site has been provided by the Water Department
and attached herein.
• Wright Water Engineers has provided a soils analysis (a Phase One Environmental Audit)
which is attached herein.
• As this is a City project, and a 100% affordable housing project, City policy waives all
application ad water tap fees. The Applicant will still be responsible for the Park
Development Impact Fee. Based on the proposed development program, the park
development impact fee is S . The Applicant would like to make a formal request
that this fee be satisfied via designation of the 22,000 s.f common area for public use. This
land will be held in reserve (no development) for future recreation area (children's play area)
to be constructed by either the Applicant or the public.
• The Applicant shall participate in future road improvements as specified in the Engineering
Report, Exhibit 6.
• The Applicant requests GMQS Exemption for all 16 units in 1995 including 9 resident
occupied units. This will require borrowing an exemption for the 1996 Resident Occupied
pool. There are 43 affordable housing allotments available which will accommodate the
requested 7 units.
312 E, Aspen Airport Business Center, Aspen, Colorado 81611
(303) 925 -6717 FAX: (303) 925.6707
The review criteria for Section 7-804 B, Review Standards SPA, are as follows;
I. The immediate vicinity is comprised of predominately affordable housing, the
Aspen Valley Hospital and the Water Plant facility. The proposed affordable
housing is compatible not only in land use but also in architecture, bull[, etc. This
proposal represents a decrease in density from Castle Ridge and is similar to Twin
Ridge. Provisions for open space are consistent with the surrounding projects with
29,723 st of common area 58,902 s.f of private open space available.
2. Evidence of sufficient public facilities is found in the Engineering report, see
Exhibit 6.
3. The proposed site is free from geologic, avalanche and mud flow hazards.
Slope for the upper site is nearly flat while the four plex site slopes at approximately
20 %.
4. The site plan depicts a design that maximizes the view and solar exposure of
each unit. The density of the project tends itself to substantial usable open space
around each unit. Pedestrian access to the property will be substantially improved
by the addition of a walk at Doolittle Drive. Additionally, 22,000 st of common
area will be dedicated to public use for outdoor recreation.
5. The proposal for 100% affordable housing meets the goals of the
Comprehensive plan as well as the Aspen Area Community Plan which specifies a
650 unit deficiency in affordable housing units.
6. The project has been designed to be financially self sufficient. However, as the
Applicant is the City of Aspen, public money will be used for the overall
construction unit permanent mortgages have been secured by purchasers,
7. No slopes in excess of 20% are proposed for development.
8. Sufficient GMQS exempt allotments for affordable housing units including
R.O. exist. This application requests 16 units for 1995.
Section 7 -804, C as follows;
La See Exhibit 1
Lb See Section III, Proposed Development
Lc See Section III, Proposed Development and Exhibit 6, Engineering Report
Ld See Existing Conditions Plan, Development Plan, SPA Plan
• Section 7-804, D as follows;
La See Exhibit 1
Lb See Section III, Proposed Development
Lc See Section II, Existing Conditions
i
0
Al-,
l.d See Section III, Proposed Development, N. Construction Schedule
Le See Section III, Proposed Development, I Public Facilities
Lf NA.
l.g See Map I, Final Plat
The review criteria for Section 7 -1004 C are as follows;
La See 7 -804, B, 5 above.
Lb See 7 -804, B, 1 above.
l.c This proposed development does not impact the future development potential of
surrounding lands as it maintains the public facilities and land use patterns.
l.d See below
2.a No geologic, avalanche, flood or other conditions exist to render this land
unsuitable for development.
2.b This proposed development utilizes existing roadways and public facilities
therefore no duplication or inefficiencies exist.
3.a 1.
See final Plat
2.
See Final Plat
3.
See Amended Grading attached herein
4.
NA
5.
NA
6.
None are proposed
7.
Water Place shall receive a street sign at the intersection
8.
See Landscape Plan
9.
See Water Service Plan
10.
See Sewer Service Plan
11.
See Grading and Drainage Plan
12.
NA
13.
See Utilities Plan
14.
See Utilities Plan
15.
See Utilities Plan
16.
See Utilities Plan
4.a 1. No extension of existing streets, only construction of one new road and
one new parking area.
2. A 60 foot R.O.W. has been proposed over Doolittle Road for that
portion which serves the proposed development.
3. 60'
4. NA
w
t
5.
NA
6.
The cul- de-sac has been sized at 100'.
7.
NA
8.
NA
9.
NA
10.
See Grading and Drainage Plan.
11.
NA
12.
Intersections have been designed at 90 degree angles.
13.
Intersection Grades shall be less than 4 %.
14.
Complies with return curve radii.
15.
NA
16.
The street name for the new road shall be Water Place. unit address
numbers will be established upon approval by the Sheriffs office.
17.
Curb, gutter and sidewalk will be added to Doolittle as shown on the
Grading
and Drainage Plan.
18.
The walk shall be 6 feet in width as it is directly adjacent o the curb.
19.
Complies.
20.
Complies.
21.
Complies.
22.
Complies.
23.
No street lights are proposed.
24.
No street trees are proposed.
b.
All easements comply with the specified requirements.
C.
All lots and blocks comply with the specified requirements.
d.
All survey monuments shall comply with the specified requirements.
e.
See Engineering Report, Exhibit 6.
f.
See Engineering Report, Exhibit 6 and Grading and Drainage Plan.
g.
NA
w
• The review criteria for Section 7 -304 A & B can be found in Section N, D of the
application.
• The review criteria for 8040 Greenline have been attached herein.
Should you require any additional information, please do not hesitate to contact me.
Sincerely,_
Thomas G. Stevens
~
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WATER PLACE
8040 GREENLINE REVIEW
Due to the horizontal and vertical location of the Water Place
property with relation to the city of Aspen, 8040 Greenline
Review is required. The minimum submission requirements, while
consistent with contents of other review sections, are contained
within this application. The review standards are addressed
below.
This application requests 8040 Greenline Review approval for all
deed restricted units. The project has been designed as a
Specially Planned Area to take advantage of the site and minimize
the impacts of development. All new roads and deed restricted
units will be constructed by the Applicant. Information as to
the design of these components has been included in the
application.
To further minimize the impact of development on this site, all
units have been reduced in size to the minimum for a livable
floor plan.
No development shall be permitted at, above or 150 feet (150')
below the 8040 greenline unless the Commission makes a
determination that the proposed development complies with all
requirements set forth below.
1. The parcel on which the proposed development is to
be located is suitable for development considering its
slope, ground stability characteristics, including mine
subsidence and the possibility of mud flow, rock falls
and avalanche dangers. If the parcel is found to
contain hazardous or toxic soils, the applicant shall
stabilize and reveqetate to soils, or, where necessary,
cause them to be removed from the site to a location
acceptable to the City.
This application has demonstrated the development
capabilities of the proposed site. All development has
been proposed within the portions of the site
considered suitable for development.
2. The proposed development does not have a
significant adverse affect on the natural watershedi
runoff, drainage, soil erosion or have consequent
effects on water pollution.
A grading and drainage plan and drainage report has
been included in the Application to the city. Based on
these plans, all on site and Off site drainage patterns
will be preserved. Runoff generated by the proposed
development will be contained and released at historic
rates.
.
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~
3. The proposed development does not have a
significant adverse affect on the air quality in the
city.
The proposed use is strictly residential and will
comply with all Clean Air Regulations in effect at the
time of approval. It should also be noted that the
proposed development is located near an existing RFTA
transit route an is within close proximity to the Aspen
downtown area minimizing the requirement for auto
traffic. The result of this proposed development not
being constructed is that those families which would
purchase and live here, will be forced down valley and
must commute. This will have a significant adverse
affect on the air quality in the city.
4. The design and location of any development, road,
or trail is compatible with the terrain on the parcel
on which the proposed development is to be located.
Substantial effort has been made to "fit" the roads,
walks and structures to the site. As the Grading and
Drainage Plan depicts, this has been accomplished as
grading is minimal for the construction of the road.
Structures have been individually designed to their
respective sites, allowing for units to accommodate
grade changes. As an example, the four-plex site
contains approximately eight feet of grade change. The
units accommodate this grade change by stepping into
the slope rather than requiring a flat bench for siting
of the unit. The result is significantly reduced
impact to the site.
s. Any grading will minimize, to the extent
practical, disturbance to the terrain, vegetation, and
natural land features.
As stated above, the roads, walks and structures have
been carefully designed to minimize grading. The
applicant proposes to construct all deed restricted
units. By doing this, the design and construction can
be controlled to minimize site disturbance. The
program alone lends itself to sensitive site placement,
being predominately detached units rather that multi-
family. The design of the specific units, as described
above minimizes grading. There is little vegetation on
the site in the area of proposed development.
Therefore impacts to vegetation are minimal. Large
vegetation such as the mature oak have been saved as a
result of the location of the proposed structures. The
natural land features will be preserved. Again, this
is accomplished by means of sensitive architectural
.
^
-,
.
design and placement of the structures as well as
roads.
6. The placement and clustering of structures will
minimize the need for roads. limit cutting and grading.
maintain open space, and preserve the mountain as a
scenic resource.
While the deed restricted units have been clustered
into relatively tight development areas. The clustered
deed restricted units are adjacent to the Castle Ridge
Condominiums meaning visual impact will be minimal. As
explained above, the structures have been designed to
utilize the grade rather than ignore it, resulting in a
proposed development that will preserve the overall
land forms of the subject property.
7. Building height and hulk will he minimized and the
structure will he designed to hlend into the open
character of the mountain.
The proposed density decreases as the elevation up the
site increases, providing more open space between
structures. The structures are predominately single
family detached, minimizing the bulk as compared to
mUlti-family structures as with Castle Ridge. All
structures will be a maximum of two stories. Maximum
allowable building height has not been approached as
the units all fall several feet short of the maximum.
This has been accomplished by stepping the units into
the slope and by shortening the second story wall top
plates and extending the roof line.
8. SUfficient water pressure and other utilities are
availahle to service the proposed development.
As Section III, Proposed Development states, all
utilities are available and have sufficient capacity to
service the project.
9. Adequate roads are availahle to service the
proposed development, and said roads can he properly
maintained.
As section III, Proposed Development states, the roads
providing service to this development parcel have the
capacity to service the proposed development.Schmueser
Gordon Meyer has provided a traffic impact report
contained in the application.
10. Adequate ingress and egress is availahle to the
proposed development so as to ensure adequate access
for fire protection and snow removal equipment.
.
f""',
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All roads have been designed to Pitkin County standards
for the quantity of units being served which will
provide adequate service.
11. Any trail on the parcel designated on the Aspen
Area comprehensive Plan: Parks/Recreation/Open
Space/Trails Plan map is dedicated for public use.
The walk along Doolittle Drive will be within a
dedicated R.O.W. providing public use. This proposed
development has also included additional Common Space
as represented in the application. These have been
dedicated to public use.
...
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GIBSON & RENO , ARCHITECTS
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ASPEN. COLORADO .'fI11
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3766 HIGHWAY 82 (81601) .. P,O. BOX 947 . GLENWOOD SPRINGS. COLORADO 81602 . (303) 945-1300 . FAX: (303) 945-1560
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P. 003
DRAFI'
PHASE I ENVIRONMENTAL SITE ASSESSMENr
April 7, 1995
City of Aspen Property
near 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
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TABLE OF CONTENTS
P~e
Introduction, . . . . . . . . . . , . . . . . . . . . . . , . . . . , . . . . , , , . . . . . . . . , . . I
Terms and Conditions ...............,..',...,.,..".......". 1
S. Descri '
lte ption.. .. . . . , . . . . . , . . . . . .. . .. .. . .. .. . . . . . . . . . . . .. 2
Physical Characteristics "........'..'.....'.,..,...,.,.... 2
Adjacent Properties ., . . . , " , . , . . .,. ......... ., ." , ., . . ...3
Historic Conditions . . . . . . . , . . , , . . , . , . , , , . , . . , , , . . . . , . . , . . 4
Review of Regulatory Agency Records and Environmental Databases ,.....,.'" 4
Conclusions and Recommendations ....,.......,.,................, 5
ATTACHMENTS
Figure I - Location Map
Figure 2 - Site Map
Acronyms
Photographic Log
Environmental Disclosure Report
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P. 005
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. (WEl) performed a limited site recoMaissance 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 CONDmONS
This assessment is based on the infonnation 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 speciflcally 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 iMocent 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
WE! to provide guarantees with this assessment.
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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 NWl/4 of Section 13, Township 10 South, Range 85 West, of the 6th P.M.
The site consists of several buildings associated with the 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 1OO1s, machines, and vehicle maintenance.
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 transformer storage for at least 20 years. WE! collected four surficial soil
samples in the transformer storage area during our March 29 site visit. Using an in-house test
kit, WE! found PCBs at concentrations greater than 50 ppb in two of four samples collected.
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
Oeaded) gas from approximately 1985 to 1990.
A sediment trap is situated near the east end of the transformer storage area, This area is used
to collect sediment and sludge from city street - sweeping operations (see photograph 6).
Physical Characteristics
Aside from the buildings associated with the 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. USGS maps indicate that
groundwater depths vary, with the shallowest groundwater nearest the Roaring Fork River.
Inferred groundwater movement in the vicinity varies depending on specific topographic
conditions but is inferred to be toward Castle creek, located approximately 0.5 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 described as
"poorly sorted moraine deposits ranging from silt to boulders. In many places it has hummocky
or ridge-and trough topography."
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According the U.S. Department of Agriculture (USDA) Soil Survey of AS!Jen-G,yosum Area.
Colorado, the property is dominated by the Yeljack-Callings complex with 12 to 25 percent
slopes. This unit is described as "deep and well drained, on ridgetops, benches, and
mountainsides, It formed in alluvium and colluvium derived dominantly from sandstone and
loss. If this unit is used for homestake development, the main limitations are a modified shrink-
swell potential, low soil strength, the restricted permeability, and the depth to stones, sand and
gravel. "
The fiat, irrigated fields (including the grounds beneath the mobile home park) consist of the
Kobar silty clay loam on 6 to 12 percent slopes. This is a deep, well drained soil on alluvial
fans and terraces which formed in alluvium derived dominantly from Mancos shale. The
drainages on the steeper slopes are also Kobar silty clay loams with 12 to 25 percent slopes.
The steeper slopes not associated with drainages are domillated by the Dollard-Rock outcrop,
shale complex, 25 to 65 percent slopes. The Dollard soil is moderately deep and well drained
and formed in residuum derived dominantly from Mancos shale. The Rock outcrop consists of
slightly weathered, consolidated exposures of Mancos shale.
Much of the land along Highway 82 is dominated by the Uracca, moist-Mergel complex, 25 to
65 percent slopes. This unit is deep and well-drained. The Uracca soil formed in alluvium
derived dominantly from mixed igneous and metamorphic material. The Mergel soil formed
in glacial outwash.
Adjacent Pro,perties
Adjacent properties are primarily undeveloped and include the following.
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.
To the northwest is the Aspen Valley Hospital facility. Immediately north of the subject
property is the Castle Ridge Housing subdivision.
Historic Conditions
Regional and site-specific historic documentation for the subject property including USGS and
Pitkin County maps, aerial photographs, historic documents from the U.S. Forest Service 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.
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August 1990 aerial photographs showed the developments surrounding the subject property to
the north and northwest were 80-90 percent completed as compared with current conditions.
The water treatment plant site was 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 at this time. The current transformer storage area was cleared of vegetation, but no signs
of significant equipment storage were evident from this photograph.
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 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
Infonnation System (CERCLlS), October, 1994 list from the
Environmental Protection Agency (EPA),
· Emergency Response Notification System (ERNS) list, December, 1993
list from EPA,
. Resources Conservation and Recovery Infonnation System (RCRIS) list,
November, 1994, from EPA,
. National Pollutant Discharge Elimination System (NPDES) April, 1994, from
EPA,
· National Priorities List sites, Colorado, August, 1994, from EPA, and
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· 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 the following pertinent environmental records within
a one-mile radius of the site,
No RCRIS or CERCUS sites were identified on or near the subject property. No USTs or
LUSTs were registered at or near the subject property,
CONCLUSIONS AND RECOMMENDATIONS
Due to the size of the property and the presence of several feet of snow during WEl'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 area near the historic AST,
3. The sediment trap and associated pond.
WE! recommends that a Phase II assessment be performed to determine the extent of subsurface
contamination on the subject property. WEl's recommended Phase n is described below,
A combination of three methodologies described below is recommended for this Phase IT
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 these
recommendations at your request.
Because the firm BP-Geotech is scheduled to drill on the site on Tuesday, April 11, 1995, WE!
recommends the drilling be coordinated with them on that day. Drilling a minimum of three
boreholes to initially characterize subsurface contamination is suggested for Tuesday, April 11.
A preliminary cost estimate for a drilling Phase IT investigation is outlined below:
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Standard*'
Travel and Expenses
$1000
Preliminary Site Preparation
$ 200
Drill Rig Time for 3 proposed boreholes
$1500
WEI field time
$3000
Laboratory Analyses $2250
(EPA methods for PCBs, BTEX, TVH and TEH)
, Pbase n Dri1Iing Estimated Cost
$7 ,950
Rush**
$1000
$ 200
$1500
$3000
$4500
$10,200
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 performed
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 direct drilling of
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 may be performed using the Din-house" PCB test kits described earlier.
These tests cost approximately $50 each. WEI recommends that 20-25 samples be tested.
Additionally, WEI would recommend sending a selected few of the "positive" soil samples to
a laboratory for confirmatory analysis. Laboratory costs for PCB analysis are approximately
$150 each. WEI recommends that three soil samples be sent to the laboratory for confirmatory
analysis, totalling $450.
~-------------~----------~-----------------~--------------------------------------
* Standard time to complete equals 4 weeks.
** Rush time to complete equals 1.5 - 2 weeks,
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The total Phase II cost estimate is;
Standard RYm
Drilling and Soil Testing 7,950
10,200
6000
Petrex Analysis SOOO
Field Screening for PCBs 1450
and lab analysis
1450
Interpretive Phase II report 3000 4000
TOTAL
$17,400
$21,650
We would be glad to discuss these recommendations at your convenience.
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ACRONYMS
. Above Ground Storage Tank (AST)
. Benzene, Toluene, Ethylbenzene, and Xylene (BTEX)
. Comprehensive Environmental Response Compensation and Liability Infonnation
System (CERClJS)
. Emergency Response Notification System (ERNS)
. Environmental Protection Agency (EPA)
. Leaking Underground Storage Tank (LUST)
. National Pollutant Discharge Elimination System (NPDES)
. National Priorities List (NPL)
. Parts per Billion (PPb)
. Polychlorinated Biphenyls (PCBs)
. Resource Conservation Recovery Act (RCRA)
. Total Extractable Hydrocarbons (TEH)
. Total Volatile Hydrocarbons (TVH)
. Underground Storage Tank (UST)
. United States Geological Survey (USGS)
. Waste Engineering, Inc, (WEI)
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WASTE ENGINEERING. INC.
2430 ALCOTT STREET
DENVER. CO 80211
(303)433-2788
DRAWN
CHECK
DATE
SCALE
DSS
PRA
4/95
1" = 2000.
FIGURE 1
LOCATION MAP
952-034.000
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P. 014
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CASTLf RIDGE HOUSING
(TRANSFORM'lTt'l
,STORAGE ARe:A/
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CLEARWEU.
WASTE ENGINEERING, INC.
2430 ALCOTT STREET
DENVER, CO 80211
(303)433-2788
ORAWN KAL
CHECK PRA
OATE 4/6/95
SCALE N.T.S.
CITY
COUNTY
STATE
JOB NO.
I FIGURE 2
SITE MAP ,
CITY OF ASPEN
PROPERTY
ASPEN
PITKIN
COLORADO
952-034.000
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MEMORANDUM
TO:
DISPATCH
TO:
WATER DEPARTMENT
OMllO'JNITY
D~ELO?N!ENT ~
.p
~ SPEN t'f'\~
FROM:
MARK O'MEARA
DATE:
AUGUST 25, 1994
SUBJECT:
ON-CALL COMMUNICATION PROCEDURES
The purpose of this memorandum is to outline protocol for after-hours duty and emergency call-
, out duty between the Communications Department (Dispatch) and the Water Department
personnel.
AFTER HOURS/WEEKEND ON-CALL PROCEDURE
This procedure is to maintain a safe working condition after hours and on weekends for Water
Department On-Call personnel. The establishment of radio contact with Dispatch shall be
established upon arrival in Aspen, The accomplishment of this can be done by telephoning 920-
5310 or by radio communications on the City channel, During the Call-Out duty, Dispatch will
be able to assist you through radio communications for further support if necessary. It is
essential that we establish communications with Dispatch before arrival to the call-out location
in case an emergency situation occurs. Upon completion of the Call-Out duty, the Call-Out
personnel will again notify Dispatch to inform them of their departure, This will "close out"
any support or monitoring that Dispatch is involved in.
WEEKEND DUTY
During the winter months, it is imperative to contact Dispatch on the City channel before going
into the headgates and also when out on a trouble call. The Dispatcher on duty will check with
the call-out personnel every ten minutes or as instructed by personnel as warranted by
conditions" If communication with the call-out person cannot be established during "status
checks", Dispatch will send a response person to that location, In case of a continued lack of
communications, Dispatch will send a rescue team to that location, (See attached Headgate
Map.) For your safety, please abide by these,
ALARM PROCEDURES
West Plant Alarm System -- This is the "old box" that remains functional from the West P?aiiCEiVEO -
This alarm does reset after silencing (push button), This alarm is triggered by alarms occurriJl2. I . '
. At'!( 2 1995
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in the West Plant and also from alarms occurring in the East Plant. With the initiation of this
alarm the Communications Department personnel on duty will alert the ON-CALL WATER
DEPARTMENT PERSON and appraise them of the alarm,
East Plant Alarm System -- The Plant Line alarm is triggered when the communication line
between the Water Plant and Dispatch has faulted. With the initiation of this alarm, it is the
duty of Dispatch to alert the Water Department On-Call person and appraise them of the alarm,
The Plant Alarm is triggered when there is an alarm condition at the East Treatment Plant. With
the initiation of this alarm the Communications Department personnel on duty will alert the ON-
CALL WATER DEPARTMENT PERSON and appraise them of the alarm,
Chlorine Alarm -- The Chlorine Alarm goes off when the Chlorine Gas Detector senses
chlorine gas in the Chlorine Building, the East Plant, or the West Plant. The detector has two
alarm points--Iow and high. At Dispatch, this alarm will come with the plant alarm, The low
level alarm is not to be considered an incident. The low alarm is indicated by the sounding of
an audible horn at the Water Plant (an uninterrupted horn) and the adjacent red light above the
horn on the west wall of the East Water Plant. The high level alarm is to be considered an
incident, The high alarm is set at 10 ppm gas, The high alarm is indicated by the horn at the
East Plant and by a flashing amber beacon and the sounding of a bell on the pole at the Pipeyard
building, When a Chlorine alarm is initiated a police vehicle is to be dispatched to the Water
Plant's lower gate to observe if the beacon is flashing and the bell is sounding on the pole at the
Pipeyard building, Periodic checks 'of the beacon should be performed until the Water
Department Call-Out person arrives, If a high alarm is initiated, the officer should leave the
scene and report the incident to Dispatch for the initiating of a "Chlorine Incident." With the
initiation of this alarm, it is the duty of Dispatch to alert the Water Department On-Call person
and appraise them of the alarm. With the initiation of this alarm the Communications
Department personnel on duty will alert the ON-CALL WATER DEPARTMENT PERSON and
appraise them of the alarm.
NOTES
The alarm resets itself when the levels are below detectable limits. When the high alarm
activates, it sets off the same annunciation as the low alarm AND it powers a bell and amber
flashing beacon on the light pole at the Pipeyard Building. This is intended to alert any
responding personnel that there is a high level of chlorine gas at the Treatment Plants, The
current system is set up so that the East Plant Alarm System will go to the West Plant Alarm
System. Therefore, the West Plant alarm will typically alarm after the East Plant has been in
alarm state,
WATER DEPARTMENT ON-CALL PERSONNEL
The personnel from the Water Department who are On-Call generally rotate weekends between
three people, The information pertaining to the person "On Call" will be forwarded to Dispatch
on a weekly basis, usually on Monday through the CEO system.
2
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...... JNhen a call for services or an emergency situation arises, it is the duty of Dispatch to call the
On-Call person, and tell them there is a problem. In the event that the On-Call person cannot
be reached by phone or radio communications, the pager system is to be used. It is advisable
for Dispatch to continue to call the pager if there is no response within 5-10 minutes, As we
all know, there are "dead spots" for radios throughout the Valley. The pagers have been
successfully used to reach people as far as Denver since they are satellite activated. If there is
still no response within 15 minutes, begin to call other personnel via phone and the pager
system. Obviously, if it is a life threatening situation, don't wait at all to start calling other
Water Department personnel.
Water Department personnel will contact Dispatch by radio to notify them of their arrival in
Aspen. This is to establish communications for safety reasons, They will also tell Dispatch
when they are departing town,
CONTACT ORDER FOR WATER DEPARTMENT PERSONNEL
1. Contact On-Call Person FIRST. See Weekly CEO to Dispatch containing name and numbers for this
week's On-Call Person.
2. If no response within 15 minutes contact Water Department Personnel in the following order:
NAME
~ Ballenger
'l.on Ferguson
>1ark O'Meara
'hil Overeynder
:harles Bailey
erry Detlefsen
:>hn McDermott
kal Goldsborough
)on Holbeck
ee Ledesma
obin Lamm
ristin Everhart
endra Baldwin
HOME PHONE
PAGER NUMBER
DIVISION
920-1707
963- 3180
945-8199
920-7984
963-3485
963-3893
963-1895
625-0820
963-9646
963-0206
925-7546
925-8288
963-3981
928-3503
928-3578
928-3543
N/A
928-3549
928"3904
928-3503
N/A
N/A
N/A
N/A
N/A
N/A
Administration
Treatment and Supply
Treatment and Supply
Treatment and Supply
Distribution
Distribution
Distribution
Distribution
Administration
Administration
Customer Service
Customer Service
ater Department Cellular Phone -- 379-1527
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,~OPOSED (IB) UNITS' 7"
'TER PLACE HOUSING~,
LOCATED NORTH OF I^lATER
TREATMENT PLANT C.ONNECTED
c
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t ( i "'DiN
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Tf^lO-I^lAY MAIN ACESS/E"'RESS
ROAD, REGRADE TO 8% MAX.
AND RESURFACE.
.
EXIST,
RE5EVOIR
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ROOMS
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NOTE5
I A 50' DIAM, CLEARANCE 5HALL BE MAINTAINED AROUND THE CHLORINE BUILDING.
2 n'lENTY (20) ON-5ITE Pf<RKlfNG 5PACE5 5HALL BE PROVIDED,
3 TH~ MAIN TI^lO-I^lAY ROfD"fY 5HALL BE DE51GNBD TO ACCOMODATE A 5EMI-TRUCK TURNING RADIU5,
, I I .
PRO'FOSED'MASTER PLAN
AND PROPOSED ROAD IMPROVEtvlENT5
CB
c.
NORTH
C; TY Of ASPEN - ~A TER TREA TIv1ENT PLANT
SCAL-E: I" = 100'-0"
,prepared blj: d!h
citlj of asper:
sept_ 8, 1<4<45
~ ~~ ,-
,-.,
~\
VILLAGE HOMES
A model solar community proves its worth
In 1973 renegade architect/developer Michaet Corbett
acquired a 70-acre site in Davis, California. His plan
was to design a model community that would incor-
porate aggressive energy conservation with solar en-
ergy. Residential clusters of various types would be
interspersed with commercial and agricultural uses,
while commOn areas would enhance social
interaction.
Village Homes was completed in 1982, and the
community has become one of the most desirable in
California's Central Valley. Freelance writer Kim
Hamilton spoke to Michael Corbett and other com-
munity residents, and dmo on research conducted Iry
Bill Browning of the Rocky Mountain Institute'in
preparing this report.
Village Homes has vindicated many of the
experimental architectural and land-use
ideas of architect/developer Michael
Corbett. Over the strenuous objections of city
planning and public works departments and the
FHA, Michael pressed for and
accomplished a visionary de-
sign that has paid off in unex-
pected bonuses both for the
environment and for the resi-
dents of Village Rornes.
The narrow, tree-lined
streets of Village Homes run
east to west and feed o~t to an
adjacent minor art.!'rial *_~t.
Houses are oriented north-
south along the streets to maxi-
mize solar exposure, Carports
or garages and small fenced
and landscaped' courtyards
face the street.
Streets are much nar-
rower than conventional subdi-
vision streets to discourage
traffic and allow trees to shade
the road during :the Central
Valley's intense summer heat.
The concept of using nar-
n::J5tration courtesy of ,\fich.:eI Cor!:ett
by Kim Hamilton
and Bill Bro\vuing
rower streets is one example of Michael's holistic
design approach, in which unexpected bEnefits
arise from environmentally governed choices,
"You know you're on the right track when
you notice that your solution for one problem ac-
cidentally solyed several other problems," Mi-
chael says. "When you minimize the use of
automobiles to conserve fossil fuels, for example,
this also reduces noise, conserves land by mini-
mizing streets and parking, beautifies the neigh-
borhood, and makes it safer for children."
An additional unanticipated bEnefit of the
narrower streets is that the air temperature over
the street is 10 to 1S degrees lower, than sur-
rounding neighborhoods during the hot summer
months. This is attributed both toa reduction in
the heat-soaking asphalt mass and the mature
trees, which shade more of the street area than
would occur in a typical development. .
Initial concerns on the part of city planning
,
\
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.... .
,
!
-i
No, 35 1\:-.0 CO~'-TEXr 33
\'11:.:.\< IfcHr:,.,~ .:....:-: ,~!,;,~:.::,-:
("il"icl<1Is rcgJrcin::.:. .c ,lblity cf emergency \,'ehi~
c!t..'s to ncgoti,HC the streets .....;cr~ met by m,1nd,1-
tcr..' 30-foot eJ5t:rr.ent:; on botD sides of the street.
. Despite officiJ.l concerns, the.crimc rate at
\'il1.1Sc Homes is onl:- 10 Fercent of the al,'cr"se
fer D.'\\'is, according to the Police Department.
SOLAR G..\N CUTS ENERGY COSTS
Although most homes are single-family de-
t.lched, there are some duplexes and one co-op
~
.;?
EOIGLE lANDSCAPING
Hom~owners had the opportunity to pro-
\'ide inrut on the landscaping of the common ar-
C.1:; t'ct\q~en the clusters of houses. Grass,
shrutterv, sandboxes, fire pits, and gardens
\\'crc dmong the features chosen. All of the com-
mons included some fruit-bearing trees and
shruh,
Residents grow vegetables, fruits, nowers,
and herbs for home use and sale to markets and
restaurants. Michael planted a
.~~'; vineyard and 5e\:eralorchards,
~ which have matured, produc-
'~ ing almonds, cherries, peaches,
- pears, persimmons, and plums.
Residents may freely harvest
all crops with the exception of
almonds, which are harvested
mechanically and sold, contrib-
uting about $3,000 annually to
the maintenance fund.
'The aesthetics are re-
markable now that the land-
scaping has matured," Michael
says. "1 think the pedestrian or-
ientation and narrow streets
give it a very picturesque,
rather European feeling. In
fact, Village Homes has be-
come quite popular wi th non-
residents who come often to
stroll the grounds."
1-.::::':/,"1:.: ,..-
'~:.~~iiffw~~
. ~.." --
_ -,.. . 0-','., ,-, . -'-:.
........:.:..~- .... !.r.: - .4" ._.-:-_-.......:.---.
5d;:.J' ga.:n provides 50 to 75 pacatt of tr..e r.eat needs. Ke....7ing cool .:S als~ a .rr'~fcr c;.~!!c:ge;
this house r..a.s a srJUietreI!is :L.,:th grapes O~"eJ' sCHU:~fac:ng ~Clnac~c~.
builc.ing. Styles vary from 0:ev,; ~.rexican and
0:'orthv....estem \....ood to California mode:n, \\-ith
a fe\\t- earth-sheltered homes.
Solar er.ergy contributes between SO per-
cent and 75 percent of heat needs, All of the
houses have 60 percent or more of their glazing
on the south side. The most basic solar features
are calculated overhangs on south facades,
which shade the houses in the summer, but al-
low sUr\.into the homes in the winter. They also
have extra insulation in roofs, and concrete slab
cons:'-uction for thermal mass. Almost all the
homes have solar hot water systems with collec-
tor panels on toe roof.
Some homes have other ,,'stems which
contribute to further solar gains.~ For example,
long-time resident Paul Tarzi's home has a sun-
r()c'fn/atrium ......ith skylights bet\,,'een the ent:y
a!".":' the hOl.lse.Heatedair fror:\ theatriur.l is
t-ic'.\'w thn)us:h tul:-es ur.c.er the house to th~ fa;--
t:-:e::t c.:Jf:;'2;s-cf t:.e hellS<? It tl-.e!'\ fitters :ack l'.?
::-:r~t:S::' d i'0CX aiiJ. tile r1ocr. This S\'5t~!n prC'~
\':...:~$ -;::-cu~10 ~;ce~t of the h0uscho'ld':; h~.l~.
14:,~,
"4'
,~
,. -.,
L'Co.....n\T ,_..:;..
~ UL"R..\L DRAINAGE SYSTEMS
Running through the common areas is a
n~t'.\"erk cf drainage swales, a natural altema~
t:\'E~ to e:-::?enslve and wasteful storm drains. The
svstem \';orks like this:
. In t:.e typical subdivision, lots are graded
to".ard the street. In Village Homes, lots are
2'!'aded a.....av from the street so that rainwater
t.-ickHnQ; ofr"' roofs and la\vns finds its way into
shallo"~ swales landscaped like seasonal stream-
!:ees with rocks, bushes, and trees. Runoff from
the streets goes directly into these larger chan-
r.els. SI;1all check dams help slow the flow and
prevent surges dO\'fflstream. In heavier r~ins,
the system empties some water into the aty's
storm drains. but not nearly as much as would
r.,C1 off a t:Tical subdivision.
The design saved approximately 5800 per
hct:5chold in up-front costs which was applIed
tc: ia"'c.::..::a~i1!.g enhancemen~s_ This syste~ con-
~~;-~~:; tC' fT0..ide sa\.ings; the landsca~tng re-
'-: _u:';~ jc.:5-~ two-thirds the w.J.tenng of
Pr.otos bj Bill Sro'Xning
- ~.... ~
.-.-
'~~:::.
~..,:
. .
,-".,
Kim Hami1:on I 'Vj[lQg~ Hom
~_,"er and meeting facility.
Nearby is a small cOmmercial
building where residents rent
space for their businesses.
. COMING OF AGE
Village Homes has
proven to be a great environ-
ment for kids, according to
Paul, who has raised two chil-
dren there. 'There's a play area
right outside our house and the
kids made lots of good friends.
The only difficulty was, as they
grew up and left, they had to
adjust to the idea that the
world is not like Village
Homes." . .
Although turnover is very'
low, the few families who have left Village
Homes have realized dramatic appreciation on
their homes. In 1991, houses at Village Homes
were selling for a premium of 511 per square
foot over other Davis developments, demon-
strating that features once considered of ques-
tional?le value,by some have become not only
mainstream, but extremely desirable, More typi-
cal ,than moving away is movement within Vil-
lage Homes or additions made to original
structures. '
"We're finding that because people feel
they've benefitted from the communi tv and en-
jOy: where they are, they are conunitted to giving
something back," Paul says. "This is paid out in
terms of people's willingness to serve on the
board or get involved in ongoing community
projects.
"A community is more than a physical 10-
cation. It's a feeling of kinship. Ii~ing at Village
Homes has enhanced our lives in many ways. I
guess I could say I'm looking forward to grow-
ing old here." ...
surrounding developments because of, the
denser plantings and extra water pro~ided by
the drainage system. ,
A SENSEoF COMMUNITY
Village Homes was designed to facilitate
neighborhood interaction within subgroups of
eight homes. Each house in the grouping faces a
shared green ,space linked to other green spaces
by a network of pedestrian paths.
Paul Tarzi, a resident of Village Homes
since 1979, says the design works well. 'The
open spaces and play areas are well used and
provide casual meeting opportu':ities," he says.
"You're just more accessible to your neighbors."
Paul's neighborhood group has had
weekly potlucks for years. "It's something that
people look forward to:' he says. "Everyone has
an orange flag they put out that day if they in-
tend to come."
The architect's efforts to enhance commu-
nity cohesion have worked, both at the neighbor-
hood and the communi tv-wide scale. VilIa..e
. 0
Homes has community events both planned and
spontaneous
throughout the year,
including ,an annual
fall harvest party.
Playing fields
and numerous play-
grounds dot the
common areas.
There is a well-used
solar-heated com-
munity center and
swimming pooL The
community center is
used as a dJ.y-care
.....
,
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Sc;t:'on throu.gh.: commons_ Rlin :J.:a!a is c::ll::c..xl in sr.::llow S"'J.:aus, u.'ha~ it an slowly pa-a:L%u into trL sc
No. 35/ IN CO~7EX1"
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 m.ade to ensure that public filciIities will be available to accommodate
the proposed development.
f. A statement of the reasonable conformance of the final development plan with the approval granted
to the conceptual development plan and with "the original intent of the city council in designating the parcel
specially planned area (SPA).
g. A plat which depicts the awlicable information required by Section 26.88.040(D)(1)(a)(3) and (D)(2)(a).
2, Variations pennitted. The final development plan shall comply with the requirements of the underlying
zone district; provided, however, that varialions from those requirements may be allowed based on the standards
of Section 26,80.040(B). Varialions may be allowed for the following requirements: open space, minimum
distance between buildings, maximum height, minimum front yard, minimum rear yan:l, 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
varialions allowed shall be specified in the SF A agreement and shown on the final development plan.
3, SPA agreement. Upon approval of a final development plan, the applicant and the city council shall
enter into an agreement binding the real property to any conditions placed on the development order approving
the final development plan, and providing landscape and public facilities guarantees as specified in Section
26,84.040(C) and (D).
4, Recordation. The final development pIan, 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 CIeri<: and Recorder, and shall be binding upon the property
owners subject to the development order, their successors and assigns, and shall constitute the development
reguIalions for the property. Development of the property shall be limited to the uses, density, configuration,
and all other elements and conditions set forth on the final development plan and SPA agreement. Failure
on the part of the applicant to record the final development plan and SPA agreement within a period of one
hundred and eighty (I80) days following its approval by city council shall render the plan invalid. Reconsideration
of the final development plan and SPA agreement by the commission 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 gre3ler than three (3) percent in the overall coverage of structUres on the land,
c. Any amendment that SUbstantially increases trip generation rates of the proposed development, or
the demand for public facilities.
d. A reduction by gre3ler than three (3) percent of the approved open space.
e, A reduction by gre3ler than one (I) percent of the off-street parking and loading space.
f, A reduction in required pavement widths or rights-of-way for streets and easements.
g, An increase of greater than two (2) percent in the approved gross leasable floor area of commercial
buildings.
h. An increase by greater than one (1) percent in the approved residential density of the development.
(Aopen 10195)
620
26.80.040
,
.
i. Any change which is inconsistent with a condition or representation of the project's original approval
or which requires granting of a further variation from the project's approved use or dimensional requirements.
2, All othermodificalions shall be approved pursuant to the tenns 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 finaI development plan. the amendment shall
be subject to both conceptual and final development plan review and approval,
3. During the review of the proposed amendment, the commission and city council may require such
conditions of approval as are necessary to insure that the development will be compatible with cuzrent comm1lIlity
conditions. This shall include, but not be limited to, applying to the portions of the development which have
not obtained building permits or are proposed to be amended any new community policies or regulations which
have been implemented since the original approval, or1ak:ing into consideration changing comm1lIlity circumstances
as they affect the project's original representations and committnents.
The applicant may withdraw the proposed amendment at any time during the review process. (Ord. No,
7-1989, ~ 2; Ord, No, 13-1991, ~ 3; Oni No. 24-1993, ~ 2; Ord, No. 22-1995, ~ 13; Code 1971, ~ 7-804)
621
("'P<<> 10195)