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Home My WebLink Aboutcoa.lu.gm.1001 Ute Ave.47A-86 ... '. ;,. '1001' A Residential Subdivision 1986 Residential GMP, Conceptual PUD and Subdivision Submission December 1, 1986 Submi tted to: The City of Aspen Office of Planning and Community Development 130 South Galena Street Aspen, Colorado 81611 (303) 925-2020 Applicant: Prepared by: Aspen Development and Construction Company a Colorado Corporation c/o Dale C. Bullouqh & Associates 5690 South DTC Blvd~, suite 600 Englewood, Colorado 80111 (303) 796-1211 John Doremus Joseph Wells, AICP Doremus & Wells, Planning Consultants 608 East Hyman Avenue Aspen, Colorado 81611 (303) 925-6866 ....'''... ,.... Consultant Team Surveyinq Landmark Services P. O. Box 883 Rifle, CO 81650 (303) 625-3540 Soils and Geology Chen and Associates Geotechnical Engineers 5080 154 Road Glenwood Springs, CO 81601 (303) 945-7458 Site Engineering KKBNA, Consulting Engineers 4251 Kipling Wheat Ridge, CO 80033 (303) 431-6100 Architectural Consultation David Finholm & Associates P. O. Box 2839 Aspen, CO 81612 (303) 925-5713 Landscape Consultation Pedersen Landscaping P. O. Box 144 Aspen, CO 81612 (303) 925-7517 Table of Contents I. INTRODUCTION "-.. .- II. RESIDENTIAL GPOWTH MANAGEMENT PLAN SUBMISSION A. Description of proposal B. Residential GMP Evaluation criteria 1. Availability of Public Facilities and Services a. b. c. d. e. f. Water Sewer Storm Drainage Fire Protection parking Design Roads 2. Quality of Design a. b. c. d. e. Neighborhood Compatibility Site Design Energy Trails Green Space 3. proximity to Support Services a. b. 4. Public Transportation Community Commercial Facilities provision of Employee Housing III. CONCEPTUAL SUBDIVISION SUBMISSION A. Submission Contents Page 5 5 12 12 12 12 13 14 15 16 17 17 19 21 23 24 26 26 26 27 31 32 ,.^".-._,.._~.,_.".,.,...~-----,., Page IV. CONCEPTUAL PUD PLAN 32 A. B. C. D. E. Planning Objectives of the project Landscaping and Architectural Character Mandatory PUD Slope Reduction Calculations Allowable Floor Area 32 33 33 36 28 V. APPENDICES A. Disclosure of Ownership (1984) Aspen Title Company B. Engineering Geologic Reconnaissance and Mine Dump Study Chen & Associates r'~', " I. Introduction This submission, filed on behalf of Aspen Development and Construction Company, a Colorado Corporation, requests Concep- tual PUD and Subdivision approval for a four-lot subdivision on the '1001' mining claim. In addition, the applicant requests a GMP allocation of 4 free market residential units and exemption from GMP for 3 restricted units. The '1001' Claim (M.S. #1741) lies to the south of ute Avenue, to the west of the Hoag Subdivision and east of the Aspen Chance Subdivision. (See vicinity Map on following page.) The entire site is approximately 6.73 acres; only the lower 2.6 acres is within the City limits. Two zone district categories are applied to the City land; the lower 109,114~ sq.ft. of land is zoned R-15 (POD) and the area above the 8040 line, approximately 6,200 sq.ft., is zoned C-Conservation. The site is characterized by relatively flat terrain in the lower portion of the site, extending approximately 250 feet back from Ute Avenue. Historically, the mine tailings fields still in evidence higher on the site extended out into this area but over the years material has hauled away and used for road base material on County roads. The three existing tennis courts on the site were built in 1973. There is presently a joint-use agreement with the Gant Condominium Association for shared use by the Association and the 1001 Subdivision residents. 1 _.~. '1001' VICINITY MAP e ~!;~ ;1 ...____,__ooo.'.'",_Jro""'.... I , < , I AAE$IOENTW.SU8OlVISION ASPEN.Go..OAolOO ASPENDE'IEl.QPMENT >>fO CONSTRUCTION ~SOVTHOTC8LVD,SUITElI.Jll ENGl.EWOOO. COI.Ol'lAOO 8)111 (3IXl17tl6-11n RESlI:ENTIAL GMP. cc::u:::EPTU4.L PUO AND SlJI3DlV1SION SLlBMISSION --i""'"""~ " ~ ~ .....~__",_,...~",w.___= .!""'~" '''-,.. --' Previous mining activity is still very much in evidence in the area between an elevation of approximately 7,970 feet and 8,020 feet. A flat area of approximately 25,000 sq.ft. denotes the top of the tailings. Above this area, the site increases in steepness, the only interruption to the slope being the old Midland Railroad right of way, now abandonded, and the more recent cut made for the proposed Nordic Council trail. Aspen Development and Construction Company proposes to complete the site work for the project but does not plan to construct the residential units on the lots. It is presently anticipated that the lots will be sold to individual purchasers who will in turn build private residences according to their own designs. The restricted units will be built as caretaker units within three of the residences. The location of the restricted units will be determined for inclusion in the preliminary submission, based on a more detailed site analysis. 3 :r o e; U> C a> o <: (jj 5 z ".~~,---~,"--._,_._-,"...--~,_... ~ ;/ ~/ ~/ ~ ---- ---- c,------~~,/~~..~ ,------- ~ ,.-/ -- ---- ~ --------- ~ ~ /..' ___~_~ ~ M" 0' ------ --------- ---- ---------- ----- -' --------- /"""':.--- / \ -~~~~~===~====::=~=~~~, i ./ / \. i I , , -;-f I I I -------- ------- ~ c' _...-- -....-....-- ~~ ~~ ~~ ........~lJUITSOF ........ lAlllNGsflf:LD 7' / /'" /' /_ ---"""-"'llL-~~/~/~~ -Mo\TVf\f.ASPEN "... 'I" ","" _~COTTDNIIIo'OODS ~ " ;;:3<~ ~>/ : //~.,/ i /// /// I // ~ /// 1 /<~/:/ ~ ,k~"'--:/ " ,. // rn / z : 0 I Ei I I'";;: ~ R-l~PUOJ l ~ U> h'\\~' 55 " 0 'L'," <: I " - I ~,', en \\\'\ 5 / / ~\z ,/"i~ ',\ ///y/ \<~->/;/ '~'~'\, I ~ '<~ ~ ~\\ '\~'\ ~\" , c:"'\\ " tj:):\""'~"'. ~, " ' (-t.,\ '\ " " , " ~-, ,< -- / ,/ /' / ~ J / /' /f--- ~----j/ /j~//\ L _ - _________ -------- -------./// // - --------- - ----- ~~ / ~----- V ----- ---....\ ....... ------ ---,- 1 r I ,< " , " I r: I I EXlSTIHGTENNIS.(X)I.fITS " " , .1 I I '- ,.-------- --------_.-,- -, I ~~--.~.i/ --.j,,' " I I ~ ""''''' ....... , , '\ ,'~ ,~ ...... //1 \t: .-....- ,;' ~ ........._~ '" \ ___________ un:~ --_ . "eo __----;.,;;-~---_==_ ~r'~. __.~_ ~-. --....~";;:..J_ ----_____rCtSEWERlM".. ------._~~.-.._-~----- --------- ------ --=- ..------ ..-....--------..----......----..-..--- Ro-l5(PUOj ,., ~ .--::::..-...._ '. ...._--m~lr~!,E,!L..~..-..~.!;....E '1001' EXISTING CONDITIONS ~ ""_..,.....,_0___.'...0_....""...._ ARESlDENTlAL9U8DIV1S10N ",""""",-"", oorernJS&\Y9LLS ..~oI/at1d~ ASf'eI DeYEl.~ N4D CONSTRUCTION !lIIICSOUTliOTC"VO_SUITEIIOO ENGLEWODO. COLORADO 110m !303l1t6-1i1' RESI[ENTlAL GMP. CGK;EPTUAl PLIO AND SUBOMSICN SUBMISSION ---1'""i....-- " ro ~ ,",,"""- ,..."'.... , II. Residential GMP Submission A. DESCRIPTION OF PROPOSAL. A brief description of the proposed 1001 Subdivision is found in the preceeding section of this application. As the Conceptual Site Plan on the following page indicates, the proposal requests approval for a four-lot planned unit development, with one single family and three duplex sites. Integral to the plan is a three court tennis complex, landscaped open space, private road and off- street parking. The second unit in each of the three duplexes will be price restricted and will conform to the current guidelines of the Housing Authority of the City of Aspen. Residential GMP procedures request information covering ten areas of concern, as follows: 1. Type of Water System: The Existing Conditions map on the previous page shows the existing 12" steel water distribu- tion line in ute Avenue. The project will be served by a 6" C. 1. P. water main, connected to the 12" City main in ote Avenue and looped with the recently installed Aspen Chance Subdivision 6" distribution line. A more complete discussion of project demand and capacity is found in Section B, 1(a) of this chapter. 2. Type of Sewage System: The total sewage flow antici- pated from the project is expected to equal the in-house water usage which is estimated to be 2,500 gallons per day. There is an existing 8" sewer line in ute Avenue adjacent to the 5 : \ '.,._ ",(, /---/' /-----r /' / v""-/- ~_~/ ,/' / I _---< .,:.,c;// -/ ,/' //, , <"",'''''' /" jA . /./"/ b ;;::~;cc;"::>/' //<:<:>/3 //"/ f::~::::=-=~:;/~~/~~<;'~r ',: ,--'- r// /-------"'-"-::~;:::.-::/ -- AP~"" / ,~//-// /- ,///' .4" / ./ ,/ / .. / //.. _------ ______~~- -Pl///~;;:~~// ///~_/-~ / I .........--~~ ~_-c,' / / ' ,~./_c/.. :#' / - , . //'r' ",;/'.f _t,/~:::=;;=_:Jii;; ;' ! - ~ ~ . ~;- -n' 8O'O--:~ " ~, ,;.:..."""'" " / / ~. ? -' rC:IW':T~-- ---8"'C~LlNE '------ ! ,-L UTE AVENUE RESIDENTIAl ~.~ CONCEPTUAl ~-, SlIlllMSION PUO />UJ SlBM1SOON G)) ~ I ~~\Y8U.S -- '1001' "A~~SION ,\$PEN OEVE\.~.....o ~~~W~~ION 13lD1J'll&.~10111 CONCEPTUAL SITE PLAN ...---_.~ ....... --...",,-...- ~oo __~_______.., .,m " r ......... property. please refer to the Existing Conditions map. The Applicant proposes to connect an 8" collection line to this line which will be located along the private roadway and be approximatelY 400 feet in length. The District Engineer for the Aspen consolidated sanitation District has determined that the existing system has the capacity to handle the additional sewage demand generated by this development. 3. Type of Drainage Svstem: The on-site storm water generated from this project will be detained on-site in engineered catch basin~.A~~~n~ion ponA~ ~nA!or nrywells. --- Off-site storm water from the mountain side, immediately south of the development, will be carried eastward in a channel along the old Midland right of way to ute Avenue, proposed by the City to carry drainage from Aspen Mountain. The applicant will provide the required 30 foot easement to the City so that this drainage channel may be accomplished. See the conceptual site plan map for the location of this proposed easement. 4. Fire protection: The roadway is designed to permit adequate access and the required turning radius for the fire protection needs of the development. A new fire hydrant will be installed in the area of the proposed cul-de-sac, centrally located to the four residences. The distance to the city Fire Station is 10 City blocks and the response time is estimated to be between 4 and 8 minutes. purchasers of the lots will be required, by covenant, to install automatic sprinkler systems in all dwelling units located within the 1001 Subdivision. 7 -~ - '- 5. site Data: The property is split by the City/county line: therefore of the 6.73 acres of total land area, 4.08 acres is in the County and 2.65 acres, or 115,314 sq.ft. is within the city of Aspen. The County land will be left as undeveloped natural open space except for the ski/hiking trail and the previously described drainage channel. The residential lot development will be within the City and will reflect the density of the R-15 (PUD) zone in which it is situated. The type of housing will be single family and duplex (three duplexes, one single family), consisting of four struc- tures and a total of seven units. Three of the ouplex units are proposed to be low-income price restricted units and will function as caretaker units. The total allowable square feet of building area in the project, accordinq to t~e provisions of section 24-3.7(e)(5) of the code is 1R.576 sq.ft. The Applicant intends to develop approved lots for sale. The price of the lots is expected to range from $300,000 to 5400,000. The price restricted units will rent according to the current Housing Authority guidelines in effect at the time. The distance to the public elementary school is approximately one mile and to the middle and high schools about two and one half miles. The nearest school bus route on Bast Cooper Avenue is five blocks away. 6. Traffic and parking: Trip generation has been esti- mated to be an average of 10 vehicle trip ends per day for each dwelling unit, or a total of 70 trip ends (35 round trips). 8 -<->,.......~~....--- ,......... "..... '-' This traffic increase would occur on ute Avenue and original street. These two city streets are paved, two lanes in width, and with no curbing. The street right-of-way is generallY 60 feet wide and has a paving surface averaging 22 feet. The city Engineering Department considers the traffic along ute Avenue to be minimal at this time. The total number of vehicles expected as a result of the project is estimated to be two autos per unrestricted dwelling and one auto per price-restricted unit, an average of 11 vehicles. previous studies indicate peak summer hours of vehicle use to be between 6 and 7 p.M. During the ski season, the peak hour would be expected to be 4 to 5 p.M. (T.D.A., 1983 Transportation study for the Aspen Mountain Lodge project). on-site parking will ~xceed the city requirement of one space per bedroom; language regarding parking to be provided will be included in the PUD Agreement and the protective Covenants for the subdivision. Within the common open space areas, 8 additional off-site parking spaces will be provided as shown on the conceptual site plan. The development is locatea within four city blocks walking distance of two existing bus routes; one is the free city shuttle system and the other, RFTA's downvalley bus route. The ute Avenue Bikeway, part of the Trails Master plan looP system, is adjacent to the project on ute Avenue. As an additional auto disincentive technique, a skiing/hiking trail alignment has been incorporated into the planning for this proposal to allow 9 ,~.-.-._..'-"'~"" ~'r'_'" -- "-" skiers to ski-in to the subdivision and avoid driving. This trail proposal is described in detailed in the following Section lIB, 2 (d). The bus routes and ute Avenue Bikeway are shown on the vicinity Map. 7. Location Relative to Municipal Facilities: The project is 7 city blocks from wagner Park, one of Aspen's most active. In addition, Glory Hole park is 900 feet distance and ute Children's Park, is approximately 800 feet from the deve- lopment. These parks are located on the vicinity Map. The Hospital is 2 miles and the County Airport 4-1/2 miles from the project. Assuming a population per unrestricted unit of 6 people x 4 = 24, and 1.5 for each of the 3 caretaker units = 4.5, say 5, the total population would be 29 at peak occupancy. It is reasonable to assume that the unrestricted units will general- ly be used as second homes and have minimal occupancy in the off-seasons. It is also probably fair to state that 4 new homes with 3 one bedroom caretaker units will not generate significant demands on public facilities and services. We believe this to be especially true since the pace of develop- ment in the Aspen area within recent years has been within the range of the GMP guidelines and that municipal facilities can accon~odate this modest rate without negative impact. 8. Location Relative to Retail and Service Outlets: Aspen's newest gondola ski lift as well as a chairlift on Little Nell ski hill are located just 5 City blocks from this 10 _ ..,~._.~,_.___'~. ._..-'.,,~~___o.___ -, --- '-" project. In addition to the project's close proximity to the Aspen Mountain Ski Area and the Transit Authority's bus system, the central business district is within a 5 or 6 block walk. The modest number of shoppers generated by the development will, however, place little additional demand on these outlets. 9. Effects on the Neighborhood: The 1001 Subdivision will result in the cleanup of an unkept tract of ground, the predominate feature of which is a huge unvegetated mine dump; the site is presently vacant except for three tennis courts. The proposed lotting plan approximates the density of the adjacent Aspen Chance Subdivision. It is clear that the effects of this small PUD subdivision will be positive on the adjacent properties. The proposed development, the regrading of the site and extensive landscaping and site work will completely eliminate the scar of the mine dump. 10. Construction schedule: It is the intent of the Applicant to develop and market the four building sites as soon as practical. Therefore, if the project receives GMP approval, the Applicant will move ahead as expeditiouslY as possible and complete the approval process of preliminary and Final plat with the objective being to start site work in the spring of 1988. 11 ".........--."",.,....~~.,-_._..- ........ - ,-. B. RESIDENTIAL GMP EVALUATION CRITERIA. 1. public Facilities and services. (a) WATER. that sufficient capacity and pressure exists in the existing It has been represented by the Aspen Water Department City water system to serve the projected residential use and fire protection needs of the 1001 Subdivision. The distribution line in ute Avenue is capable of handling the projected population of this project. The estimated water demand of the four lot development is calculated as follows: the estimated water usage is 100 gallons per person per day (gpd); the average peak occupancy for the 4 free market units is estimated to be 5 per unit x 4 for a total of 20, and 1.5 for the employee units x 3 for a total of 4.5 (say 5) for a project total of 25. A population of 25 times 100 gpd equals 2,500 gpd estimated water usage for the project. The project will be served by a 6" C.I.P. water main connected to the 12" City water main in Ute Avenue, generally as shown on the conceptual site plan. We propose to looP the line with the Aspen Chance Subdivision line as shown. This looP connection will improve the quality of service in the area. One new fire hydrant will be located in the cul-de-sac as shown on the conceptual site plan. The total sewage flow anticipated from the project is expected to equal the in-house water usage as developed in (b) SEWER. 12 - - Section (a), WATER, preceeding. The total sewage flow from this proposed residential project is anticipated to be 2,500 gallons per day (gpd). with regard to system capacity, discussions with the District Engineer for the Aspen consolidated Sanitation District have determined that the existing sewage collection system, trunkline sewers and treatment facility have the capacity to handle the additional sewage demand of the 1001 Subdivision as proposed. The Appl icant, at its expense, will construct an 8" collection sewer line, with adequate manholes, as required, to connect to the existing 8" ute Avenue line, generally as shown on the Conceptual site plan. The most significant off-site drainage problem is the spar Gulch drainage which presently drains into an unnamed gulch immediately above the adjacent Chance Subdivision. The Urban Runoff Management plan prepared for the City by Wright- McLaughlin Engineers in 1973 estimates the 100 year flood from spar Gulch to be 300 cubic feet per second (CFS). Jay Hammond, City Engineer, represents that the wright- McLaughlin plan, as revised, calls for collecting this mountain drainage in a ditch along the old Midland Railroad d9ht of, way to Ute Avenue, through Ute Children's Park to the Roaring Fork River. In order to accomplish this plan, the City must secure a 30' easement along the alignment of the abandoned railroad (c) STORM DRAINAGE. 13 ,r- '- ROW through the 1001 property. The owners of the proposed 1001 Subdivision hereby commit to the granting of a nonexclusive drainage easement upon final approval of the subdivision plat. with respect to on-site storm drainage, runoff frore the proposed development is expected to be minimal. Since there are no existing storm drainage facilities in Ute Avenue, runoff from impervious surfaces created by the development (e.g. roofs and asphalt paving) will be handled on-site. Drainage thus generated will be directed along natural drainage swales into engineered catch basins and drywells located in the lower areas of the site in order to assure the rate of flow off-site does not exceed historic levels. This drainage system will be designed by civil engineers for inclusion in the preliminary submission. (d) FIRE PROTECTION. exists for the fire protection needs of the development. The It has been confirmed that sufficient water pressure private road serving the project has been designed and is of sufficient width to permit access and turning radii by fire equipment. As mentioned earlier in subparagraph (a), a new fire hydrant will be centrally located within the project as shown on the conceptual site plan. The distance to the city Fire Station at 420 East Hopkins Street is 10 city blocks. The response time is estimated to be between 4 and 8 minutes. 14 -- ,...... ....... The applicant will require by covenant that the purchasers of lots within the 1001 Subdivision install automatic sprinkler systems within the residences, designed in accordance Uniform Building Code standards. This feature will improve the quality and level of fire protection service within this development. (e) PARKING DESIGN. The Aspen Municipal Code suggests a standard of one park- ing space per bedroom in the R-15 zone. parking in the amount of one space per bedroom will be provided internally within each lot. This requirement will be incorporated into the PUD/Subdivision Agreement and will therefore be assured both as a building permit requirement and as part of the proposed protective covenants of the subdivision. The spaces will consist of garages and parking strips or aprons; each space will be a minimum length of 18 feet, 8-1/2 feet. wide and 7 feet high. In addition, as the site plan indicates, 5 additional paved off- street parking spaces will be provided in the vicinity of the tennis courts to serve as additional guest parking. Finally, 3 guest short-term parking spaces will be located along the private road around the cul-de-sac, these spaces will not impair traffic flow within the roadway. (Please refer to the conceptual site Plan). Off-street parking provided will therefore be significantly more than that required by Code. 15 -_.~.,..--.,..._,.~-;_.....,.....-",-,- _,r-, - ........ (f) ROADS. The entrance road serving the 1001 Subdivision will be approximately 400 feet in length and will terminate with a cul-de-sac 72' in diameter. The Applicant proposes to pave the the 22 foot wide driving surface with 2" bituminous paving material. Although internal roadways will be private, and not dedicated to the City, its design standards will permit adequate access by fire and snow removal equipment. The estimated traffic volume generated by the project on ute Avenue is 10 average daily vehicle trip ends (ADT) per day. (Source: Aspen Lodge, ToP of Mill, 700 S. Galena and Summit place Transportation Study, November 18, 1983, by TDA Inc.) Thus, 7 units x 10 ADT equals 70 ADT. project-generated peak hour traffic volumes would equal 30% of average daily trip ends; 30% x 70, or 21 vehicles per hour (Source: TDA). All generated traffic would travel west toward the center of town. ute Avenue, which was recently paved, is two lanes in width, with an approximate 22 foot driving surface and no curbing. The grade is essentially flat and the right-of-way is generally 60 feet in width. The average daily traffic volume on ute Avenue east of the Alps Road has not been measured by the City Engineering Department as the traffic is considered minimal. The Applicant will provide any widening and curb and gutter improvements along the project's street frontage at the Applicant's expense, if required. 16 ^,.,.,-'-'''~''~'--' ._..-,,"-,",,"~-""'---' """...... r- '-' 2. Quality of Design The existing neighboring development to the proposed (a) NEIGHBORHOOD COMPATIBILITY. 1001 Subdivision consists of the recently approved Chance Subdivision lying adjacent and to the west, 3 existing dwelling units at the north edge of the property and the Gant Condominiums on the north side of Ute Avenue, consisting of 140 short term rental units. David Finholm and Associates, Architects, were retained to develop an architectural concept for the project's residences even though it is presently anticipated that the purchasers of the lots will develop the dwellings according to their own designs. Finholm and Associates' design concept will be used as a basis for developing design guidelines which will then be incorporated into the project's protective covenants to assure that final architecture for the project is reasonably consistent with the concept included with this submittal, regardless of the buyer's final choice of architect. As the architectural concept on the following page indicates, there is an obvious attempt to emulate the character of the dwellings recently constructed in the Chance Subdivision. The project will emphasize a high quality of site and architectural design comparable to that of the Chance. 17 j ...' .,! -' j , j,t 1/~- , f< I ~ -"" ) I -( , _, J ,..'- ... "" ,,' / / ( /1 / I .J , / -" - \ ' .' --. I I ,'" I .,.J , 'J ~;/ </, f -/ I] ~T . -' ~ j ..! J f .- _i ~ ~ _ "_ " _.___, ...~..""~._,,..._<~~.""r.""v-''''~''''-''''-~--~'-'- ! ,,<I)' ~ /, , / I ! ,.J ,.I , -' ~' / I ~' , , ~ I :Jt ~~} - ~ ), , , I 1 ~. V "?oJ \ 'j .,) Z 0 I- 0 W (/) : W , l- (/) DAVID FINHOLM AND ASSOCIATES INC · II PO ~O' 2819 ~SPE~ COlO~.OO ~,~'7 . ARCHITECTURE AND LAND PLANNI~~ .A, I.~, ~ lR ,,...,..., The size and height of the structures in the project will be similarly compatible with the neighboring Chance Subdivision and the location will be sensitive to the Chance. Some of the architectural design elements which will be incorporated will include efforts to minimize massing by using simple, articulated forms. Wood and stone materials will be encouraged to blend into the hillside. variation in height and roof lines will also be encouraged to minimize massing. The three existing tennis courts situated on the site and currently used by the Gant Condominiums, will remain for the use of the homeowners of the 1001 Subdivision, as well as the Gant. These tennis courts will be the feature of the common open space area fronting ute Avenue. (b) SITE DESIGN. The overall design philosophy of the 1001 subdivision is neighborhood compatability. The location of the project requires consideration of the adjacent Chance Subdivision and the need to relate the design components to the immediate surroundings. The physical constraints of the site and the reluctance of the adjacent land owners to cooperate with respect to access, left little choice as to the location of the interior roadway. The decision to move the existing tennis courts in a westerly direction the width of the proposed roadway evolved as the only reasonable solution. 19 "~_."""'-_._,..,-'...--,..... , , within the city portion of the property (115,314 sq. ft.), the common areas of the PUD consist of approximately (48,738 sq.ft., or 42% of the total. The open space, including the three tennis courts, the landscaped entrance and surrounding landscaped areas make up 38,005 sq.ft. with the balance of 10,733 sq.ft. being roadway and parking. Extensive landscaping and site work will be performed within the common areas. The area between ute Avenue and the tennis courts will be planted informally with mixed spruce, aspen trees and shrubs such as genella maple and redtwig dogwood. wildflowers and natural grasses will be used exten- sively, manicured lawn areas will be minimized. The sitting/ gathering area for the tennis courts will be re-configured, seating increased and a new surface treatment such as exposed aggregate concrete or fieldstone will be installed, walkways will receive a similar treatment. The open area between the courts and the building sites will be terraced with architec- tural concrete retaining walls to harmonize with the surrounding area. The terraces will step up the hill in roughly 7 foot increments and will be planted predominately with aspen trees and scattered spruce. This will create a soft green separation between the residential sites and the tennis courts during summer use. Similar treatment will occur within the cul-de-sac at the end of the private roadway. Automatic sprinkler systems will be installed in all three areas to insure the survival of the landscaping. 20 ._._,_,_~__.~_~..'__' .',~,",_"~,.',.',,,",~""H""'-'~~''''''''''''~;~'-'-''-'''''' I'~'" " Although the building sites themselves will be seeded in order to stablize the soils in those areas after grading is completed, it is not presently anticipated that the lots will be extensively landscaped initially because building designs may affect final grading on individual lots. Five guest parking spaces will be provided at the entrance area adjacent to the tennis courts as shown on the Conceputal site plan on page 6. Three additional spaces will be provided on the perimeter of the landscaped cul-de-sac. Finally, the remaining land area of the project, that area located in the County and consisting of over four acres, will be retained as common open space in its natural condition for the benefit and enjoyment of the four homeowners within the development. This upper area will include a public ski and hiking trail for the entire neighborhood as well as a drainage easement for mountain run-off required by the City of Aspen. All utilites will be underground as required. (c) ENERGY. The '1001' Subdivision protective covenants will encourage the placement of buildings and special design features to achieve the recommended solar orientation for heat . gain. The designs for all of the residences in the '1001' Subdivision will be required to exceed the City's design standard of a maximum heat loss of 18 BTUs per hour per square foot at a design temperature of -150F. Two of the building sites lend themselves to designs which will permit orientation 21 ............, , of major window walls 150 from south for maximum solar gain; where grades will not permit such an orientation, it will be necessary for the architect to design the residences with great care in order to exceed the City's design standard. Existing grade changes will permit construction into the hillside, so that finish grades around the buildings can be designed to extend above finished floor levels. Double-door airlocks will be used at all exterior entrances; ceiling fans will be required for air recirculation and triple glazing will be specified in key locations. Expandable foam insulation will be utilized at all exterior door and window frames to cut down on air infiltration in these locations. Skylighting will be encouraged to assist heating by passive solar gain; daytime energy required by lighting will be reduced. The buildings will be heated using the latest state-of-the-art minimum-energy input technology. Further, the covenants will require heavy insulation on lines and heaters which will reduce heat loss and increase efficiency by 8-10%. Thermal insulation which exceeds the City's requirement of R-20 in floors, walls and ceilings will be required to create an energy Insulation standards: roof: exterior wall: between floor: floor over garage: slabs on grade: below grade walls: efficient structure: R-40 R-30 .R-11 R-20 R-11 R-20 22 This, in addition to the overall composition of the roof, floors, and walls, will bring the "R" values well above the standard. It is important to note that the standards for scoring in this section have to do with the extent to which the applicant proposes to implement energy conserving measures which exceed Code requirements. The criteria do not suggest that it is appropriate to attempt to make judgments about the relative merits of the sites involved in the competition. To attempt to judge the relative effectiveness of the various solutions proposed based on the location of the site would appear to be beyond the scope of this conceptual review. It may be true, for instance, that more energy is conserved by techniques which exceed Code requirements on marginal solar sites, than on excellent ones. (d) TRAILS. The updated Trails Master plan as described in the Aspen Area Comprehensive Plan: Parks, Recreation/Open Space/ Trails Element, (July 1985) and prepared by the Aspen/ Pitkin Planning Office delineates in Table 9 (page 38) the missing components of the trails system. The table identifies the "Pedestrian/Bicycle/Nordic Trail along the base of Aspen Mountain Skiing Area linking Shadow Mountain to Ute Avenue" as one of the components. This proposed trail link is also indi- cated on Figure 9 of the report entitled "parks/Recreation/ Open Space/Trails Plan Map". The alignment of this proposed 23 ,,,,-........ ..... ,y trail crosses the subject property just above the City boundary in the County portion of the tract. At the time development approval was being sought for the Chance Subdivision, the Applicant, in cooperation with the Chance, granted a temporary trail easement along an alignment conforming to this proposed trail. Subsequently, this trail has been cut through the subject property. The applicant will, upon final approval of /' \ the 1001 Subdivision Plat, permanently dedicate this 12' trail easement to the City for public use as recommended by the Nordic Council. The trail would provide ski-in and hiking access to the 1001 from Aspen Mountain; however, the greatest public benefit would be in providing a critical missing link to a proposed hiking/skiing trail looping around the City of Aspen. (e) GREEN SPACE. Open space for this PUD will literally consist of 5-3/4 acres, or 85% of the total site. Approximately 4 acres is steep hillside in the County which is to be left in its natural state except for a drainage and trail easement as described earlier. Approximately 20,000 sq.ft. of land in three separate areas around the developed portion of the site will be green space with extensive landscaping. As described in Section (b) Site Design, the entrance area, that portion of the site most visible from ute Avenue, will receive top soil and will be planted with a variety of aspen, englemann and Colorado blue spruce, genella maple and 24 r, \".. ..~ redtwig dogwood shrubs; this treatment will be augmented with wild grasses and wildflowers. This will create an attractive natural landscaped area which will visually screen the existing tennis courts from the public street. The tennis courts will be shifted approximately 30 feet to the west to accommodate the entry road. The area between the residential sites and the tennis courts will receive similar treatment. There is a major grade change of 20 feet in this area; concrete retaining walls stepping up the hillside in three major terraces and planted predominately with aspen trees and scattered spruce will offer a relief of green area between the residences and the tennis courts. Finally, the center of the cul-de-sac at the end of the private roadway will also be planted with aspens mixed with the aforementioned shrubs. All three landscaped areas will be sprinklered to assure the success of the planting program. The Protective Covenants for the residential lots will encourage the planting of Colorado blue spruce and englemann spruce around and between the dwellings to give continuity to the natural area above the project which is predominately spruce covered. All of the green space will be carefully designed and maintained for the benefit of the residents and neighborhood alike. 25 ".~ 3. Proximity to Support Services. (a) PUBLIC TRANSPORTATION. The subject project is located within 4 city blocks walking distance of two existing bus routes, one the free city shuttle system and the other, RFTA's downvalley bus route. The distance from the project to the ~ubey Park Transit Stop, which is the transfer point for all District transit routes, is 6 blocks. (b) COMMUNITY COMMERCIAL FACILITIES. The project is located within 4 city block's walking distance of the commercial facilities in town. We are advised that the "commercial faciliies in town" referred to in the Code are identified as the designated CC, C-1, NC and S/C/I zones as shown on the City Zoning map. As the City zoning map on the following page indicates, the CC zone in block 102 is 1,300 feet distance, which is just under 4 blocks. Likewise, the distance from the NC zone in block 106 is 1,400 feet, or just over 4 city block's distance from the project. 26 ~,. TfTTTlll ;-~---~-I i.. JJlllilJ u, . I .J I. " ,'. . . -0:. . I";"~_~~-~~-"'~,~~~ :.:a_"_..;.;.____1 ,.;.. '..,-~-" . .<t"'5 IWTITII i." I l(OTITll II I I I 1.[ !~LIIII'I II 11II i 1,1 ') ~----'T"-.l_-------':'-k 1'1" I I i I ! : i I I I 'I I , . I I' I ' I I I (I i: I i Ii i , I ! 'I j 1 I' 'i : I"~ I H Ii; ~: ! : : : I; I!~ ! I i :!l~! ; : i i: /111 ' I II li" Ii I!! I I I i I i ] lry-I ___""\, ! I ' I'" -"RS' ' II / pl. ______W/.ll... ' . l38 /37/ (35 PI : F~~~~~~ I' R /15'1 ' "<(i~/(:j I "/.;_,l _J i II ! i ,; : 11.1 ~!; i I n '). '--..( / ,-,,- )'~.' ':l.~.' I ' If~" " I--~l-@ I 'I v "' ,"'" ,,2, !.~- ---~,-- II " 1 / ..... - i;; i 1 I I Ii, . - I I 1 I,. , 3" ,/ ',- /,' : : ; , ' " I / \ 'L ~ 1~/ j:. [,~///u / 1~~ . '.. ~~~-T I . / i -- ,- f /. k '6(",1 / 27 /,. ' ! /1 I I / '(pi U J ',,/ / /~ ~ I , 'I >-. ....',,! , / - , r ""'....." ,/., ':0..: / I /",' 'j"'" ....~~/. / 2' / / /1 ''':''t, . I' ' 10 "-.. L,"~ ", / '\ ! ~ ,-.;: t< / '. r;L'. " , ,''''''' ......_IIl'. ,..--- '/ '>',": V \ /.""."'" "!"~~. . l...... / '/7/'" "'-- /t_-r..... .. R'R '-_....~ f "'-.. / '"/''''-, 'I,'" / I __. . --~~~ I , .J ~/., Y' _____,v~", / [I (PUD) , "'-" I '.... /. ./ "" :::f(i ~~.... , /" ~ ' ,~[ / , J_____... l<~ /2/---", S " I / '~'" -, l~t_itlf/R-~'g", ~,SfJS~l ,Gi':,.. r -,' ) ~r ;;'jk';;:\'";:;\,,,;,\\\::.'\ ,.'.;'r ,( P U, D " .~"--- (P~) ~;I.I'.i";i.:i ' , . , ~ ,-.. - ---.. .--.-.--- ---- <~;. ~' .",- c -----...".-~ '''- '--,- ~-" 0,..;-- ~_ 2 ....~ '---'"" '".. .,..... 4. provision for Low, Moderate & Middle Income Housing. The GMP employee housing criteria are based on a comparison of the population of the non-restricted units to the number of employees to be housed in restricted units. Points to be awarded also take into account the price restrictions proposed to be applied to the units. As described earlier, the Applicant is requesting a GMP allocation for four residential units; using the guidelines of Section 24-11.4(b)(4)(bb), the population of the non-restricted units is 12. The Applicant proposes to provide 3 one-bedroom employee ~ units which will be deed restricted to the 10w~5~~ome_2~i~e and -- oc~an"y C1llid.., ines. These units will be provided on-site as the second unit of the three duplexes and function as rental/caretaker units. We have submitted information to the Planning Director regarding a small dwelling which stood on the property until 1984, when it was mistakenly demolished by the developers of the Aspen Chance Subdivision prior to verifying the unit's existence as called for under Section 24-11.2(a). We are seeking a credit for that residential unit because of the circumstances surrounding its demolition. However, if this effor.t is unsuccessful it is the applicant's intention, in order to provide the minimum of 35% employee housing, to pay a "fee in lieu" of $25,000, as provided for in Section 24-11.10(i)(3) as an employee ho~~~ng~ication fee. The current formula provides that a fee of $20,000 equals one 28 ."'.-, --" employee contribution for low- income; our proposal is to offer 1.25 low-income employee equivalents at $20,000 x 1.25 = $25,000. Under this alternative, the employee housing and proposed fees will provide the project with 35% of the total development committ~g_~__employee housing; 7 points would be assigned to the project for this alternative. If we are given credit for the dwelling demolished by others, one of the proposed dwellings would be considered a replacement dwelling and the fee in lieu would be reduced as accordingly to maintain a commitment of 35% employee housing. SUMMARY TABOLATION OF EMPLOYEE HOUSING population Percentage Free Market Units - 4 unlimited units @ 3.0 residents each = 12.0 '\ 65% Restricted units - 3 one bedroom units (low income) @ 1.75 residents each = 5.25 $25,000 cash in-lieu contribution (low income) @ 1 resident/$20,000 = 1.25 Total Employee Houisng 6.50 35% TOTAL HOUSING 18.50 100% Calculation of GMP points: 35% of total project low-income price restricted units X 1 point for each 5% low-income price restricted = 7 points 29 ~-..... " The applicant requests the option, at Final Plat, to replace the "cash-in-lieu" commitment with the conversion of existing units to which the Housing Authority would recommend equal or greater points. It would seem presumptive at this point to purchase potential units to be converted when it is not known if the project will be approved. 30 ~. .',> III. Conceptual Subdivision Submission A. SUBMISSION CONTENTS. The majority of the information required for conceptual subdivision submissions has been included on the plans submitted with this application, as follows: (1) Project location is shown on the Vicinity Map (page 2). Landmarks and zoning are illustrated on the Existing Conditions Map (page 4). (2) For existing site features please refer to the Existing Conditions Map; for questions concerning what is proposed for the site, see the Conceptual Site plan (page 6). (3) Requested data is as follows: proposed name: '1001' subdivision Site acreage: 6.73 Acres Total Land within the City: 115,314 sq.ft. (2.65 Acres) Number of lots: Four, ranging from approximately 14,500 sq.ft. to 20,000 sq.ft. (Three duplex sites and one single family site.) (Balance of site to be held in common ownership. ) Number of dwelling units proposed: (4 freemarket, 3 restricted) 7 Total building square footage not to exceed: 18,576 sq.ft. Total projected population: 25 (4) Aspen Title Company's 1984 Title Insurance Policy is included in Appendix B of this submission. 31 ~,-~-~_., ,.."'- .....,....0/ ...-...... IV. Conceptual PUD Plan A. PLANNING OBJECI'IVES OF THE PROJECT The Aspen Land Use plan was adopted in 1973 to update the 1966 Aspen Area General Plan and in anticipation of the adop- tion of a new zoning code and zoning district maps. The Plan outlined a series of land-use categories which were applied to land within the city. The lower portion of the '1001' site was designated as appropriate for Mixed Residential development. The purpose of this category was to allow for a mix of residential uses interspersed with limited amounts of professional office and visitor accomodation uses. Subsequent to the adoption of the Land Use Plan, the City decided upon a zone designation of R-15 (PUD) for the area, which permits one dwelling unit per 15,000 sq. ft. of land and a duplex per 20,000 sq. ft. Mandatory PUD requires the submis- sion of additional information concerning a number of environmental and public service issues as well as slope reduction calculations to determine permitted density for a development proposal. The proposal for 7 residential units in three duplexes and one detached single-family unit on 4 lots is consistent with the intent of the land-use plan and the PUD regulations of the city. All area and bulk requirements of the R-15 zone district 32 ,.-... ", will be complied with, with the exception of the minimum lot sizes as noted, front yard setbacks which because of grades may be reduced to 20 feet and the manner in which the 25-foot height limit is to be calculated. Because of the extent of fill material previously left on the site and the amount of earth-moving anticipated in order to restore a more natural appearance to the site, we believe it would be appropriate to use the finish grades established through the PUD process as the basis for measuring building heights for the project. Heights for projects are typically measured at right angles to the "natural undisturbed" ground slope which is, in this case, perhaps 30 feet beneath the tailings. PUD procedures permit variations in measuring height where appropriate. B. FUI'URE CWNERSHIP with regard to future ownership, it is presently antici- pated that the four lots will be sold to individuals who will build the residences. The area fronting ute Avenue, including the privat~ entry road and tennis courts, as well as the area above the lots will be retained in common ownership governed by a homeowners' association. c. MANDATORY PUD For parcels designated mandatory PUD, additional areas of concern which must be addressed include the following: 1. The City water department has confirmed that adequate water pressure exists in the area to service the proposal. 33 ,.".. -.~ '- , Water system improvements which will result from the project will upgrade service in the area. The existing sewer system is adequate ~or the seven units proposed. Electrical service can be provided by Holy Cross Electric and gas service is available from Rocky Mountain Natural Gas. 2. Ute Avenue to the west of the site is within the proposed Lodge Improvement District and is slated for a number of improvements including paving overlay, curb and gutter, street lights, and bike trail improvements. The owners have committed to continue those improvements slated for the south side of ute Avenue along the property frontage. On-site, the roads serving the project will be designed to standards acceptable for private roads. 3. Chen and Associates has performed an Engineering Geologic Reconnaissance and Mine Dump Study (see Appendix B). The report points out several areas of concern that will require further study for submission with the preliminary application. 4. Through the commitment of a 30 foot drainage easement to accommodate a solution to the Spar Gulch drainage problem, the applicant has committed to participate in the solution to perhaps the most significant drainage problem facing the City at the present time. Runoff resulting from the project itself will be handled on-site with an engineered solution to be submitted with the preliminary submission. 34 ,- ~,.~' 5. Negative impacts on air quality will be minor. The use of woodburning devices will be governed by regulations in effect at the time of construction on individual sites. The project is within walking distance of many commercial services and the gondola is approximately 1,500 feet from the site. Skiers returning to the project will be able to utilize the new trail constructed from Little Nell, adjacent to and above the development. Air quality impacts resulting from increased auto trips may be more than offset by the benefits resulting from the capping of toxic soils with uncontaminated material. 6. Because of the impact of previous mining activity and the resulting dumping of tailings, regrading of the site is needed to restore a natural appearance to the site. The addition of new topsoil and landscaping which will result from the site's development will have a positive effect on the overall appearance of the neighborhood. The residences will be designed into the reshaped hillside and comply with the height limit of the Zone district when measured from the new grades. 7. Again, significant regrading of the site is anticipated and appropriate in order to return a natural appearance to the site, heavily impacted by mining activity in the 1800s. 8. All building sites are clustered near the base of the slope, the most appropriate portion of the site for development. The total square footage proposed for the PUD 35 ,.-- ," '~... ',. J" will be reduced to that permitted after slope reduction calculations are performed; no variation is requested. Approximately one third of the City portion of the site and all of the County land will be retained in open space use as a result of this proposal. D. SLOPE REDUCTION CALCULATIONS For sites with a Mandatory PUD designation, it is necessary to perform slope reduction calculations according to the procedures outlined in Section 24-8.18. Based on these calcu- lations, as illustrated on the following page, land available for density credit has been reduced from 115,314 sq.ft. to 75,211 sq.ft., as follows: Land within City Limits, zoned R-15 (C-zoned land not included) Square Feet in Slope Classification Category % Credit Net Land o - 20% 21 - 30% 31 - 40% over 40% 71,680 3,272 7,580 26,582 Total after Slope 100 50 25 o Reduction: 71,680 1,636 1,895 o 75,211 36 " /' .-< .-----' , .___/ ,__// ---~ i /'~' ---t --------"-./ ---------- ------ .---------- -::::-----+ ----------- .--/ ./ ------~~------- ------..-----.--/ ,// ------ ./ ~-- -------.--/\ ----------- ..--------- .--/ .----- -------./ ..----- ---- .--/ ---- ./ /------ .------ ..-----/ ... ,~ / ~--------------_/ ;0" SlOPE SQUAI1~ ~EET ClASSIFICATION INCIl,HGOAV ..CREDIT NErlANO D .~ D 21.J(h . ,,- . -- 11.660 '00 11.680 ~_~72 . ,~ ,~ ~ ,~ ~~ TOTAL AFTEI1 SLOPE REOUCTION 75.21150 FT '1001' SLOPE MAP ~ ARESIDENTlALSUBOMSION ASPEN.COI.QJl"'OO DOIllITI.IS & weus anassociaoo..oI/l1ndpilJnn<<S ...sPEt.lIXVEL<RENTANDCOP<STRlJC"IQN !I6IOSOUTIiDTCBLV05lJJTE600 ENGLEwOOD. COI.~"'OO SO'" IJOOI1!lE.l2'T RESIDENTiAl GMP, CONCEPTUAL PUD AND 5uBDIVISMJN SUBMISSION 000....""""'........'_,_..",,,,..,._,.,,,""_ -~ " " ~ l~ ~ ."-,. 'lI. ~ E. ALLOWABLE FLOOR AREA In order to determine the maximum building square footage per- mitted for the PUD (although variation of maximum square footage is permitted through PUD prodedures), calculations according to the provisions of 24-3.7(e)(5) have been perform- ed. The total square footage permissible for the seven units proposed is 18,576 sq. ft. (Land within the Conservation zone has been ignored.) The calculation is as follows: site area within the City: Balance of R-15 zoned land, after slope reduction (see previous page): 11 5,31 4 sq. ft . 75,211 sq. ft . Land area per dwelling unit: 75,211 sq. ft. ~ 7 units = 10,744 sq.ft. Allowable average unit size (from 24-3.4): D 1 --'\ '-' \1 ''--\'" \ 'L-'- up exes: \\0 ,"'I ~ l-.\_ '\ 000 -- \ ,l-\.,-:' 4,500 + (7 sq.ft./100 sq.ft. of land over 9,000 sq.ft. = ~9) = 4,749 sq.ft. \"'..... ,-\101."- Sinale-Family: D..... .... ..". - '\,. v\t7~o " \'"' - t.-\ 4,080 + 7 sq.ft./100 sq.f.t = 4,329 sq.ft. 3 Duplexes x 4,749 sq.ft. = 1 Single Fammily x 4,329 sq.ft. = Total allowable building sq.ft. = 14,247 4,329 18,576 The total building square footage for the project will not exceed this figure. 38 Appendix A ..."'" Owner Policy of Title Insurance ,,,'''-.... ", <;l.Jl..\'4CE CO-~ l...~'V...""""'~..o~ ,.~.., .....,.~'\. I <.v .. '"...c.\ ~~l SEAL: o~ Iii.... ~ : ~~ \u.I', .:~, ~~'...:cxf>,.~""",l ~J'/) ...... 0;-4.,' - ". --___",,,,1 POLICY OF TITLE INSURANCE issued by USLlFE TITLE INSURANCE Company of Dallas, subject to the Exclusions from Coverage. the exceptions contained in Schedule B and the provisions of the Conditions and Stipulations hereof, USLlFE TITLE INSURANCE Company of Dallas, a Texas Corporation, herein called the Company, insures, as of Dale of Policy shown in Schedule A, against loss or damage. not exceeding the amount of insurance stated in Schedule A, and costs, attorneys' fees and expenses which the Company may become obligated to pay hereunder, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested otherwise than as stated therein; 2. Any defect in or lien or encumbrance on such title; 3. lack of a right of access to and from the land; or 4. Unmarketability of such title. IN WITNESS WHEREOF, USLlFE TITLE INSURANCE Company of Dallas has caused these presents to be signed by its duly authorized officers in facsimile with its corporate seal hereto affixed to become effective as its original signature and seal and binding on this Company as of the date shown in Schedule A, the ellective date of this policy, ;U:/~iI~ Plesident & Chi~f [,.,cufive Df"ce' L=/f~ AII~"'_ SeniOO V'ce-P'tj'~nl. See,.:IJ')' Jrld r'o!,Hv'ef A ,/ 'f',,-L--?--"'f'----...--- ({' ~ j - . /- " I I, '~0~h~ 1~.,.,"'s:~~EN TITLE CO. 530 E. MAIN ASPEN, COLO. 81611 AMERICAN lAND TiTlE ASSOCIATION STANDARD OWNER-S POLICY-fORM B_1970_AMENOEO 10-17.70 Form,orlv DALLAS TITLE AND GUARANTY COMP,\NY .,':--1" ". \\'tl) !I':: I:;;." I: E~Jsions from Coverage "-' excluded from the he following matters are expressly )verage of this policy: 1. Any law. ordinance or governmental regulation (includ- ing but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy. use or enjoyment of the land. or regulating the charac- ter, dimensions or location of any improvement now or hereafter erected on the land. or prohibiting a separation in ownership or a reduction in the dimensions or area of the land. or the effect of any violation of any such law, ordinance or governmental regulation. . 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Dat~ of Policy. - 3. Defects. liens. encumbrances. adverse claims. or other matters (a) created. suffered. assumed or agreed to by the insured c1<Jimant; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy and not disclosed in writing by the insured claim- ant to the Company prior to the date such insured claim- ant became an insured hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. Conditions and Stipulations I, Definition of Terms The following terms when used in this policy mean: (a) "insured": the insured named in Schedule A. and. sub. ect to. any rights or defenses the Company may have had. ~gainst the named insured. those who succeed to the interest )f such insured by operation of law as distinguished from )urchase including. but not limited to. heirs. distributees. ievisees. survivors. personal representatives. next of kin, or ::orporate or fiduciary successors. (b) "insured claimant": an insured claiming loss or damage 1ereunder. (c) "knowledge": actual knowledge, not constructive know- edge or notice which may be imputed to an insured by reason Jf any public records. (d) "land": the land described. specifically or by reference in Schedule A, and improvements affixed thereto which by law constitute real property; provided, however, the term 'Iand" does not include any property beyond the lines of the area specifically described or referred to in Schedule A, nor any right. title, interest. estate or easement in abutting streets, :-oads, avenues, alleys. lanes, ways or waterways. but nothing "lereinshall modify or limit the extent to which a right of access .0 and from the land is insured by this policy. (e) "mortgage": mortgage, deed of trust. trust deed. or :)ther security instrument. (f) "public records": those records which by law impart :onstructive notice of matters relating to said land. 2, Continuation of Insurance after Conveyance of Title The coverage of this policy shall continue in force as of Date of Policy in favor of an insured so long as such insured ret~ins an estate or interest in the lanel. or holds an indebted- ness secured by a purchase money mortgage given by a pur- chaser from such insured, or so long as such insured shall have liability by reason of covenants of warrilnty made by such insured in any transfer or conveyance of such estate or interest; provided, however, this policy shall not continue in force in favor of any purchaser from such insured of either said estate or interest or the indebtedness secured by a pur. chase money mortgage given to such insured. 3, Defense and Prosecution of Actions- Notice of Claim to be given by an Insured Claimant .(a) The Comp<Jny, at its own cost and w;thout undue del<JY, thall provide for the defense of [In insured in all lit:gJtion consisting of actions or proceedings commenced agJinst such insured, or a defense interposed against <Hl insured in an action to enforce a contract for a sale of the csti1te or interest in said land, t'o the extent that such litigtltion is founded upon an alleged defect. lien, encumbrance, or other matter insured against by this policy. (b) The insured shall notify the Company promptly in writ. ing (i) in case any action or proceeding is begun or defense is interposed as set forth in (a) above, (ii) in case knowledge shall come to an insured hereunder of any claim of title or interest which is adverse to the title to the estate or interest. as insured, and which might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if title to the estate or interest. as insurec. is rejected as unmar. ketable. If such prompt notice shall not be given to the Com- pany. then as to such insured allliabiliry of the Compnny shnll cease and terminate in regard to the matter or matters for which such prompt notice is required; provided. however, that failure to notify shall in no case prejudice the rights of any such insured under this policy unless the Company shall be prejudiced by such failure and then only to the extent of such prejudice. (c) The Company shall have the right at its own cost to institute and "vithout L:r.due delay prosecute any action or pro. ceeding. or to do any other act which in its opinion may be necessary or desirab;e to establish tr.e title to the estate or interest as insured. and the Company may take any appropriate action under the terms of this ;:>o;icy, whether or not it shall be liable thereunder. and shall not thereby concede liability or waive any provision of this policy. (d) Whenever the Company shall have brought any action or interposed a defense as required or permitted by the pro- visions of this policy. the Company may pursue any such liti- g;Jtion to final determination by a court of competent jurisdiction and expressly reserves the right. in its sole discre- tion, to appeal from any ildvers~ judgment or order, te) In ali cases \',here this policy permits or requires the Company to prosecute or provjd~ for t~e defense of any action or proceeding. the insured hereunder shall secure to the Com- pany the right to so prosecute or provide defense in such action or proceeding. and ail app~als therein, and permit the Company to use, at its option, the name of such insured for such purpose. Whenever requested by the Company, such insured shall give the Company all reasonable aid in any such action or proceeding. in effecting settlement. securing evi- dence. obtaining witnesses, or prosecuting or defending such action or proceeding, and the Company shall reimburse such insured for any expense so incurred. 4. Notice of Loss-Limitation of Action In addition to the notices required uncer paragraph 3{b) of these Conditions and Stipulations. a statement in writing of any loss or damage for which it is c!3imed the Company is liable und?r this policy shall be furnished to the Compnny within 90 d;:tys after such loss or dJmage shall have been .. ___~. ....~n~l...l..rl....... I "", ~-.,~". r.~ T~,;~ ~"';rv' '~, ,j". ('I')NDITIONS AND STIPUlATIP".c,,<; (Continued and Concluded From Reverse?""" of Policy Face) ~termined and no right of action shall accrue to an insured aimant until 30 days after such statement shall have been Jrnished. Failure to furnish such statement of loss 01' damage )311 terminate any liability of the Company under this policy :; to such loss 01' damage. ;. Options to Payor Otherwise Settle Claims The Company shall have the option to payor otherwise ::!ttle for 01' in the name of an insured claimant any claim lsured against or to terminate all liability and obligations of 18 Company hereunder by paying. or tendering payment of 1e amount of insurance under this policy together with any osts. attorneys' fees and expenses incurred-up to the time of uch payment or tender of payment. by. the insured claimant nd aulhorized by the Company, 3. Determination and Payment of Loss <al The liability of the Company under this policy shall in no :ase exceed the least of: (i) the actual loss of the insured claimant; or (ii) the amount of insurance stated in Schedule A. (b) The Company will pay. in addition to any loss insured 3gainst by this policy. all costs imposed upon an insured in itigation carried on by the Company for such insured. and all ::osts. attorneys' fees and expenses in litigation carried on by 3uch insured with the written authorization of the Company (c) When liability has been definitely fixed in accordance Nith the conditions of this policy. the loss or damage shall be :>ayable within 30 days thereafter. 7. Limitation of Liability No claim shall arise or be maintainable under this policy ,a) if the Company. after having received notice of an alleged jefect. lien or encumbrance insured against hereunder. by itigation or otherwise. removes such defect. lien or encum- xance or establishes the title. as insured. within a reasonable :ime after receipt of such notice; (b) in the event of litigation Jntil there has been a final determination by a court of compe- ~ent jurisdiction. and disposition of all appeals therefrom. 30verse to the title, as insured. as provided in paragraph 3 ,ereof; or (cl for liability voluntarily assumed by an insured in 3ettling any claim or suit without prior written consent of the :ompany. 8, Reduction of Liability All payments under this policy. except payments made for :osts. attorneys' fees and expenses. shall reduce the amount )f the insurance pro tanto. No payment shall be made without producing this policy for endorsement of such payment unless the policy be lost or destroyed. in which case proof of such loss 01' destruction shall be furnished to the satisfClction of the Company, 9, Liability Noncumulative It is expressly understood thClt the amount of insurance under this policy shall be reduced by any amount the Com- pany may pay uncleI' any policy insuring either (a) a mortgage shown or referred to in Schedule B hereof which is a lien on the estate or interest covered by this policy. or (b) a mortgage ~ereafter executed by an insured which is a charge or lien on the estate or interest described or referred to in Schedule A. and the amount so paid shall be deemed a payment under this policy, The Company shall have the option to apply to the pay. ment of any such mortgages any amount that otherwise would be payable hereunder to the insured owner of the estate or interest covered by this policy and the amount so paid shall be deemed a payment under this pOlicy to said insured owner. 10, Apportionment If the land described in Schedule A consists of two or more parcels which are not used as a single site. and a loss is estab- lished affecting one or more of said parcels but not all. the loss shall be computed and settled on a pro rata basis as if the amount of insurance under this policy was divided pro rata as to the value on Date of Policy of each separate parcel to the whole. exclusive of any improvements made subsequent to Date of Policy. unless a liability or value has otherwise been agreed upon as to each such parcel by the Company and the insured at the time of the issuance of this policy and shown by an express statement herein or by an endorsement attached hereto. 11. Subrogation Upon Payment or Settlement Whenever the Company shall have settled a claim under this policy. all right of subrogation shall vest in the Company unaffected by any act of the insured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which such insured claimant would have had against any person or property in respect to such claim had this policy not been issued. and if requested by the Company. such insured claimant shall transfer to the Company all rights and re,nedies against any person or property necessary in order to perfect such right of subrogation and shall permit the Company to use the name of such insured claimant in any transaction or litigation involving such rights or remedies. If the payment does not cover the loss of such insured claimant, the Company shall be subrogated to such rights and remedies in the propor. tion which said payment bears to the amount of s~lid loss. If loss should result from any act of sllch insured claimant. such act shall not void this policy. but the Company. in that event. shall be required to pay only that part of any losses insured against"hereunder \'Jhich shall exceed the amount. if any. lost to the Company by reason of the impairment of the right of subrogation. 12, Liability Limited to this Policy This instrument together with all endorsements and other instruments. if any. attached hereto by the Company is tha entire pOlicy and contract between the insured and the Company, Any claim of loss or damage. whether or not based on negligence. and which arises out of the status of the title to the estate or interest cover~d hereby or any action asserting such claim. shall be restricted to the provisions and Condi. tions and Stipulations of this policy. No amendment of or endorsement to this policy can be made except by writing endorsed hereon or <Jttached hereto signed by either the President, a Vice President. the Secre- tary. an Assistant Secretary. or validating officer or author- ized signatory of the Company_ 13, Notices. Where .Sent All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to USlife Title Insurance CompJny of Dallas. 1301 Main, Dallas, Texas, o 04.3998 I""' "../ ,...',," SCHEDULE A , of Policy: February 21, 1984 at 4: 32 P.M. GF No, A83-S18 )unt of Insurance $ 800,000.00 Jame of Insured: Aspen Developrrent and Construction Cc:mpany, a Colorado Corporation 'he estate or interest in the land <jescribed herein and which is covered by this policy is: (a fee a Ip.asehold elc) fee sllllflle. " ' 'he eslate or interest referred to herein is at Date of Policy vested in: Aspen Developrrent and Construction Carpany, a Colorado Corporation he land referred to in this policy is described as follows: PARCEL A: 1001 LODE /,IINING CIAIM, U.S.M.S. # 1741 EXCEPl' that part conveyed to Smuggler-Durant Mining Corporation in Book 390 at Page 896. PARCEL B: A tract of land situated in the SE 1/4 N'tI 1/4 of Section 18, To..mship 10, South, Range 84 h'est of the 6th Principal r1eridian, Pitkin County, Colorado, being rrore fully described as follCMs: BEGINNING at Corner No. 3 of the "1001" lDde, N.S. #1741, ,,-hence Corner No. 1 of Aspen Townsite bears N.66011'30" W. 132.50 feet; thence N. 47007'00" E. 2.20 feet along the Northwesterly line of Lot 1, Hoag Subdivision to a point on the Southerly right-of--lvay line of Ute Avenue; thence N. 33048'30" 1'1. 149.99 feet along said right-of--lvay to "- point on Line 1-2 of said Aspen Townsite; thence S. 28028'00" N. 33.08 feet along said Line 1,-2 to a point on Line 3-4 of said "1001"; thence S. 45010'00" E. 137.64 feet along said Line 3-4 to the Point of BEGINNING. CXXJNI'Y OF PITKIN STATE OF COLORAOO SCHEDULE B -"",,,,", ,. .. - POLICY NO. o 043998 ,is Policy does not insure against loss or damage by reason of the following: Rights or claims of parties in possession not shown by the public records. Easements,'or claims of easements, not shown by the public records. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspec- tion of the premises would disclose and which are not shown by the public records. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records, ,The lien of any and all taxes and assessments forthe,year 1983 and thereafter. .Reservations and exceptions as set forth in United States Patent recorded }~y I, 1884 in ook 11 at Page 97 and Aguust 29, 1949 in Book 175 at Page 299. .Terms, conditions, obligations, reservations and restrictions of Agreement between estination Resorts-Aspen, Ltd., a California Limited Partnership, and Smuggler-Durant ining Corporation, a New York Corporation, as set forth in instrument recorded October 30, 979, in Book 378 at Page 419, as assigned to The Cant Condominium Association, Inc., a olorado non-profit corporation, and as amended by Amendment to Agreement recorded June IS, 983 in Book 447 at Page 90, and Assignment of Lease recorded February 21, 1984 in Book 461 t Page 357. Terms, provistion, obligations and conditions of Access Easement Agreement recorded une IS, 1983 in Book 447 at Page 100. Encroachment of Lots I, 2 and 3, Ute Addition, to the City and Townsite of Aspen, and ~provements thereon. O. Right of Hay for Ute Avenue. 1. Deed of Trust from Harley Baldwin to the Public Trustee of Pitkin County, Colorado for he use of Smuggler-Durant Mining Corporation, to secure $315,000.00, dated April 13, 1980, ecorded April 16, 1980 in Book 387 at Page 769. OTE: Assumption Agreements and }lodifiation of Note and Deed of Trust recorded February 21, 984 in Book 461 at Page 328, and in Book 461 at Page 334, given in connection with above eed of Trus t. 2. Deed of Trust from The Cant Condominium Association, Inc. to the Public Trustee of itkin County, Colorado for r;,e use of Harley Baldwin to secure $100,000.00, dated June 15, 983, recorded June 15, 1983 in Book 447 at Page 106. (NOTE: Encumbers leasehold estate nd access easement granted). 3. UCC Financing Statement between The Cant Condominium Association, Inc., Debtor, and ar1cy Baldwin, Secured Party, recorded June IS, 1983 in Book 447 at Page 110. XCEPTIOClS CONTINUED, PLEASE SEE EXHIBIT "A" ATTACHED HERETO A.c'iD }!ADE A PART HEREOF AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY, FORM B 1970 AMENDED 10-17.70 ,.... ,_c, c, ...- A83-5l8 o 043998 EXHIBIT "A" Exceptions (continued) 14. Deed of Trust from Aspen Development and Construction Company; a Colorado 'Corporation, to the Public Trustee of Pitkin County, Colorado for the use of Harley Baldwin to secure, $530,701.95, dated February 21, 1984, recorded February 21, 1984 in Book 461 at Page 340. 15. Deed of Trust from Aspen Development and Cosntruction Company, a Colorado corporation, to the Public Trustee of Pitkin County, Colorado for the use of RepublicBank Dallas National Association, a national banking association, to secure $1,150,000.00, recorded February 21, 1984 in Book 461 at Page 362. 16; Assignment of Landlord's Interest in Leases from Aspen Development and Construction Company, a Colorado Corporation, to RepublicBank Dallas, National Association, a national banking association, recorded February 21, 1984 in Book 461 at Page 380. 17, Financing Statement from Aspen Development and Construction Company, Debtor, to RepublicBank Dallas, N.A., Secured Party, recorded February 21, 1984 in Book 461 at Page 389. Appendix B ..t'? ~ Ql Chen & Msociates Consulting Geotechnical Engineers 5080 Road 154 Glenwood Springs. CO 81601 303/945-7458 Casper Colorado Springs Denver Fort Collins Rock Springs Salt Lake ClIy San Antonio ENGINEERING GEOLOGIC RECONNAISSANCE AND MINE DUMP STUDY PROPOSED RESIDENTIAL DEVELOPMENT 1001 CLAIM, UTE AVENUE ASPEN, COLORADO Prepared For: Dale C. Bullough 5960 South DTC Boulevard, Suite 600 Englewood, CO 80111 Attention: Mr. J. R. McIntyre Job No.4 423 86 November 21, 1986 ~~_'...___~.,~ ... ,'_." _.__....__"C>.._-, TABLE OF CONTENTS SCOPE AND PURPOSE OF STUDY PROPOSED DEVELOPMENT SITE CONDITIONS 1 1 2 GEOLOGIC SETTING Site Geology 3 3 POTENTIAL GEOLOGIC IMPACTS Snow Avalanches Potentially Unstable Slopes Mine Dump Subsidence Due to Underground Mines Debris Flows Soil Erosion Seismicity 4 4 4 5 5 6 6 6 PRELIMINARY FOUNDATION TYPES LIHITATIONS 7 8 9 MINE WASTE TOXICITY BIBLIOGRAPHY 10 FIGURE 1 - SURFICIAL GEOLOGY FIGURE 2 - GRADATION TEST RESULTS TABLE I - SUMMARY OF TEST PIT PROFILES TABLE II _ SUMMARY OF LEAD CONCENTRATION TESTS TABLE III _ SUMMARY OF EP TOXICITY TESTS Chen & Associates SCOPE AND PURPOSE OF STUDY This report presents the results of an engineering geologic reconnaissance and preliminary mine dump evaluation for the proposed 1001 Claim Residential Development located in the south- eastern part of Aspen, Pitkin County, Colorado, as shown on Fig. 1. The study was performed as authorized by Mr. J. R. McIntyre. This report describes the general engineering geologic condi- tions at the site and identifies potential geologic impacts to the proposed development. A preliminary evaluation of the poten- tially toxic constituents in the mine dumps on the property was also made. The study includes a review of published geologic literature, a geologic site reconnaissance, test pit excavation, and chemical analysis of mine dump samples from the test pits. The purpose of this report is to provide the owner with a prelim- inary site characterization to aid in planning and preliminary design. PROPOSED DEVELOPMENT We understand the proposed development will include subdi- vision of the property into four duplex residential lots and an access road. We assume the structures will be wood frame con- struction and typical of residences in the area. The development will be serviced by Aspen municipal water and sewerlines. There are various development configurations being considered for the access road and the proposed structures. The proposed building Chen & Associates '--"",".^-'-'~ ;"....",. .... -2- locations for Alternative 1 are shown on Fig. 1. Because of the steep site terrain, grading will be an important aspect of the property improvement. SITE CONDITIONS The site consists of approximately two acres of land that is occupied by mine waste piles and tennis courts. Ute Avenue borders the property on the north. Existing residential develop- ments are adjacent to the western and northwestern boundaries of the site. The land to the south and to the east of the site is undeveloped and forested. The property lies near the toe of Aspen Mountain on the southern edge of the Roaring Fork Valley. The site topography is irregular and generally slopes steeply down to the north. The natural terrain has been modified by a large mine dump near the middle of the property. Slopes in the area of the mine dump are locally as steep as 100$ but generally 65~ and less. The lower part of the site has been leveled and three paved tennis courts constructed. The tennis courts may remain in the present location or may be relocated as part of the development. An old railroad grade lies to the south and upslope of the mine dump and is paralleled by a trail approximately 70 to 80 feet further upslope. We understand the upper trail bench has been constructed in the last year or two. Above the mine dump, the natural slopes are thickly vegetated with aspens and pines. The mine dump is sparsely vegetated with Chen & Associates '.'''" , , -3- grasses and brush. A few cottonwood trees grow on the lower parts of the site near the valley floor. GEOLOGIC SETTING The geology in the project area is complex. Three major structural elements, the Sawatch Uplift, the Colorado Mineral Belt, and the southwest part of the Eagle Structural Basin come together in the vicinity of Aspen, Colorado. The bedrock in this area is complexly folded and faulted. Regional geologic mapping of the Aspen area (Bryant, 1971) indicates that the near-surface bedrock beneath the site is a complexly faulted series of Cam- brian to Mississippian-age sedimentary rocks and Precambrian igneous rocks. Bedrock outcrops are not present on the site. The Roaring Fork Valley was occupied by valley glaciers during the Pleistocene. Glacial deposits occur at places on the valley slopes and along the valley floor. Site Geologv: Our interpretation of the surficial geology on the site is shown on Fig. 1. The surface deposits on the southern part of the site above the mine dump consist mainly of colluvial soils composed of angular rock fragments in a clayey sand matrix. These deposits are identified by map symbol Qc. Near the center of the site, the mine dump is the surface deposit. The mine dump is mainly angular limestone, shale and igneous rock fragments in a clayey and silty matrix. The mine dump is identified by map symbol MD. On the lower part of the site, the soil is a poorly sorted glacial moraine deposit which ranges from clay to boulder-size Chen & Associates -4- particles. The gravel to boulder sized materials are generally subrounded. The glacial deposits are identified by map symbol Qg. POTENTIAL GEOLOGIC IMPACTS Based on our geologic ev aluat ion, several conditions of a geologic nature have been identified which should be considered during development of the site. These conditions include poten- tial snow avalanches, potentially unstable slopes, the mine dump, potential subsidence due to underground mines, the potential for debris flows, erosion potential, and seismicity. Snow Avalanches: The vacant area directly adjacent to the property on the east has been identified as a snow avalanche track (Mears, 1979). The distribution of vegetation and broken trees indicate that an avalanche probably occurred here in the relatively recent past. In addition, the steep slopes on the upper part of the site and directly above the site have been identified as a potential avalanche area (Colorado State Univer- sity, 1971J, Bryant, 1972 and Hears, 1979). Several small to moderate-sized avalanche tracks occur above the site. We recom- mend that an avalanche expert be consulted to evaluate the potential fnr ~now avalanches and impact on the proposed d~ Potent iall v Unstable Slooes: Evidence of landslides was not ob~l'.ed VII Lhe' site. The slopes on the property are steep to locally very steep and extensive site grading for the development may be needed. The slopes may be subject to movement due to the Chen & Associates "_~.OO~~~,-~___""_~"",,,,__._'~~_.h'~'" .. . .'.__ "'.____~_c<_ -5- site grading or construction. The sections of the site which may be affected by potentially unstable slopes in our opinion extend from the tennis courts to the south boundary of the site. When grading plans are more complete, we should be contacted to provide geotechnical evaluation. Site specific geotechnical investigations should be conducted to evaluate the stability of /' pro~~ts and fills that are planned in the areas above the tennis~ Mine Dump: The dump covers approximately one-half of the area of the property. The mine dump materials, based on our experience, do not compr ise a su i table soil for prov id ing foundat ion sup- port. These materials may be extremely variable in texture and density and may include miscellaneous debris such as mine tim- bers, old metal waste, and other debris. The impacts of the mine dump matprials with respect to building foundations and toxicity -...- potential are di5cu~~~d ~ater in this report. Subsidence Due to Underground Mines: The apparent source of the mine dump materials that occur on the site is the Lower Durant Tunnel. The portal for the tunnel lies 200 to 300 feet to the west of the site. During our review of geologic literature, we found no documentation of major underground mines below the mining activity. Based on our reconnaissance major areas of -:\ and literature' property. The property lies to the east of the review, we believe it is unlikely that extensive mine workings underlie the site. ~ for mine-induced subsidence considered to y Chen & Associates "~.,.<- -6- '" r Debris Flows: One of the major gulches that drains runoff from Aspen Mountain, Spar Gulch, empties onto a small debris fan approximately 300 feet west of the site. Historic floods and debris flows resulting from intense thunderstorms have occurred in the vicinity of Spar Gulch and have inundated areas downslope (Aspen Times, 1919; Aspen Times, 1964). A debris flow or flood originating from Spar Gulch could impact the lower, western section of the site. Since other areas not involved in the development may be impacted, debris flow mitigation for the project can be handled by an overall storm water and debris flow management plan for the sections of the City of Aspen near the base of Aspen Mountain. The steep slopes above the site may constitute a potential source for small debris flows. This heavily vegetated part of the site sholl' n -not be disturbed to help limit debris flow potential. We recommend that the potential for debris flow/flood ---- impact on the site be evaluated by a surface water hydrologist and that high sediment concentrations be analyzed in connection -----~ with such e~ Soil Erosion: Because of the steepness of the site, areas stripped of vegetation for construction will be subject to ero- sion. Concentrated runoff should not be allowed to discharge onto steep, unprotected slopes. All stripped areas should be revegetated or protected by other means. Erosion control mea- sures should be made part of the overall development plan. Seismicitv: Historic seismic activity in the Aspen area has been relatively low. Potentially active faults have not been iden- Chen & Associates -""","".~._-'-"~_K__ -1- tified in the project area (Kirkham & Rogers, 1981). In our opinion, the area does not present an earthquake risk above that normally considered for the region. The site is in Uniform Building Code Seismic Zone 1. MINE WASTE TOXICITY A preliminary evaluation of the extent of the mine dump at the site was performed by making a geologic reconnaissance and by digging five pits with a backhoe. Our interpretation of the extent of the mine dump and the test pit locations is shown on Fig. 1. A summary of the subsurface profiles encountered in the pits is presented in Table I. Pit 1, located near the top edge of the dump where the depth is probably tens of feet deep, did not penetrate the pile depth. Pits 2 through 5, which were excavated near the periphery or in less extensive dump areas, penetrated the mine waste and extended into the underlying natural soils. Samples of the mine waste and natural soils were subjected to laboratory testing to evaluate their toxicity potential. The results of the lead concentration tests are presented in Table II. Three of the samples which showed the highest lead concentration were subjected to EP Toxicity Tests which are presented in Table III. Based on the laboratory testing and our experience in the area, the minp waste mat~r;als r~present a hazard with respect to lead concentration. It appears that some of the natural soil below the mine dump could also be classified as a hazardous Chen & Associates ~"."'c'~._...,~"..'~._."~~"",,,-,-- .'~ ...... -8- material. We understand that miti.sat;on of t.J1e toxicity hazard will probab . t of a soil cap and revegetation of the slopes. The speci fic mi t igat ion plan and level of protect ion will need to be coordinat~th local environmental authorities. When more c property development plans are known. an appropriate level t ity mitigation plan should be included as part of th eve~lans. PRELIMINARY FOUNDATION TYPES Limited subsurface exploration was performed as part of the mine waste evaluation. The natural soils encountered below the mine waste consist mainly of coarse granular soils. The mine waste material is a variable type, relatively loose and contains miscellaneous debris. Building foundations constructed at the site should be placed entirely on the undisturbed natural soils. Where the mine waste is relatively deep, pile foundations will probably be needed. Where the depth of the mine dump is relatively shallow, excavating through the material and placing spread footings on the natural soil can probably be used. This procedure of foundation construction has been successfully followed on the adjacent Chance Claim Subdivision. When the building locations and grading plans have been determined, a site , s)lef'ific ~l1h~llrface investigation should be performed to determine foundation design parameters. Chen & Associates / -9- LIlHTATIONS This report has been prepared in accordance with generally accepted geotechnical engineering practices in this area for use by the client for design purposes. The conclusions and recommen- dations submitted in this report are based upon the data obtained from the geologic reconnaissance, the exploratory pits excavated at the locations indicated on the exploratory pit plan, and the proposed development plans. The information presented in this report is suitable for planning and preliminary design pur- poses. We recommend additional exploration and evaluation for specific grading and building design. If you have any questions or if we can be of further ass is- tance, please let us know. Very truly yours, CHEN & ASSOCIATES, INC. By Co- and By~~,fLJul, Steven L. Pawlak, P.E. Rs/SLP/ec cc: Doremus and Wells Chen & Associates --,,"","-~_._-,., .".-."'-.---- ...,...... ,.--.". -10- BIBLIOGRAPHY Aspen Times, September 5, 1919, Page 1, Cloudburst Scatters Mud Over City. Aspen Times, August 7, 1964, Page 16, Worst Cloudburst in Years Floods Aspen on August 5. Bryant, Bruce, 1971, Geologic Map of the Aspen Quadrangle, Pitkin County, Colorado, U.S.G.S. Map GQ-933. Bryant, Bruce, 1972, Map Showing Areas of Selected potential Geologic Hazards in the Aspen Quadrangle, Pitkin County, Colorado, U.S.G.S. Map I-785-A. Bryant, Bruce, 1972, Map Showing Avalanche Areas in the Aspen Quadrangle, Pitkin County, Colorado, U.S.G.S. Map 1-785-G. Bryant, Bruce, 1972, Map Showing Mines, Prospects, and Areas of Significant Silver, Lead and Zinc Production in the Aspen Quadrangle, Pitkin County, Colorado, U.S.G.S. Map I-785-G. Colorado State University, 1974, Pitkin County, Colorado, Lower Roaring Fork Valley, Environmental Resource Analysis. Kirkham, Robert M., and Rogers, William P., 1981, Earthquake Potential in Colorado, Colorado Geological Survey, Bulletin 43. Mears, Arthur I., 1979, Colorado Snow-Avalanche Area Studies and Guidelines for Avalanche Hazard Planning, Colorado Geological Survey, Special publication 7. Rohlfing, 1943, Map of Workings in the Aspen Mining District, Pitkin County, Colorado. U.S. Geological Survey, 1928, Field Record File, RQ-34, Mines of Aspen, Pitkin County, Colorado. Chen & Associates ,-... ~ , I ~ .......,e:....uE'_ I ,",.~.."- ,A~' \--~ \ ~ \ ---...,. f,/ \ .. \ - -..J {f' \.rr \ ---L \ "-. , I - , ~ .....,.... ../ i' 0/ ; :1, :'r ...~,t.-'" J , &' , ~ ,~ ,-" .,. I, ' I I I11, ,{ I " I : I r I :J I . I!; i ',' q ----- -------- ~ .. a "4< ~, \ '1.\' ;' < '-I -~( -' - <. \ \ "'~..-. '" .-'. ." \ A ,).-,i i. \ ./ ,d' .,.// ~ /';I,l" ; "/ (\ \ '\ _0 s"..." I D . Jr' ~. ,::/ F~_ . ,/.-0 ,,,,~,-,-, )~ ~~r~,/ ~j----c,-, ;/~- "~-.r- /' "'~.- , r/." ,-' ,--:- ;/ , , ,------=- :~~ .L. ' -------, . - ____ .___ ~ .-----' '---'. --", \_;:;....,r~~ .--~- .-- f' .,j~:fl' 'i" .'~ .", "'" --' .pP \ "" ",.. "'" .,>-:- , ,< ,:,.".:> --- I', 'i! I:.;, .. ~: H .,--' ,ill! "lilt , "".... .- 1 !t li !; 'lo'''''' !i ;,: ~!:! g ". ~ ,0; :; gn "u_ 0< ~i . ; > " " ~ ~ S :;;: "5 ~ - , 0 00 ii:- << ~ o ~!l i 1 ~ll: ! ",I;! , -" .Ij .1 ::;~. ~I ! ,I i , JI'""''>', ,2,79 '.,,/ chen and associates, inc. HYDROMETER ANAL YSIS "ME REAOlN(,') SIEVE ANAL VSIS us <j T ANDARD SERIES CLEAR SQUARE OPEN1N S 'W '0 ON , 'N 60MIN 19MIN .tMIN 1 MIN '200 '''0 .~O .40.)0 ',. ., '. '... .' ".,'. 3' ~"6 . 8 I . 5 7 8 I 002 005 009 0" 037 074 '" 2'7 590 '" 236 4.16 9.52 38.1 7 , 19_1 7 o 24 HR 71-1R 45M !'1M H'O o 90 20 80 30 70 o w OZ " ~ W O~ ~ z w 60" ~ w ~ :160 ;;; "' < ~60 ~ z w ~ 40 w ~ o 30 o 20 '" CLAY TO SILT 042 20 DIAMETER OF PARTICLE IN MILLIMETERS SAND MEDIUM 62 12 20000 "2 o .00 FINE COARSE GRAVEL FINE COARSE 8 .. COBBLES GRAVEL 67.. SAND 25 % SILT AND CLAY % .. LIQUID LIMIT PLASTICITY INDEX ,SAMPLEDF silty sandy gravel FROM Pit 2 at 6' - 9' HYDROMETER ANALYSIS TIME READINGS SIEVE ANALYSIS uS STANDARD SERI:::S CLEAR SOUARE OPENINGS .50 .40.30 . 6 '108 '4 1.0" ).' 5"6 o 24 HH 7 HR 45MlN 15MIN 60M1N 9MN 4MlN 1 MIN , , , - 1,,'. '00 90 80 70 40 30 20 8 '0 0 I 00' OV.. 005 009 01' 037 074 '" 297 590 '" 36 4/b "2 '91 36' 762 121 20 '200 "00 '0 20 30 o z ;;; "' < ~ ~ Z w " ~ W . o 40~ " ~ w 50~ ~ Z w 60" ~ w ~ 70 o 90 00 CLAY YOSILY 042 20 DIAMETER OF PARTICLE IN MILLIMETERS SAND MEDIUM lti2 FINE COARSE. GRAVEL fINE COARSE COBBLES GRAVEL 55 .. SAND 29" SILT AND CLAY 16.. .. .. PLASTICITY INDEX LIQUID LIMIT SAMPLE OF clayey sandy gravel FROM Pit 4 at 5' - 8' A .17, R6 GRADATION TEST RESULTS Fig, 2 '~"'''' ~' " TABLE I Job No. 4 423 86 Summary of Test Pit Profiles Pit Pit Mine Waste Natural Number Deoth ( ft) Deoth ( ft) Soil Comments 1 10 10 Not encountered Wood debris in mine waste. 2 10 5 Silty sand, gravel and cobbles 3 9 3 Silty sandy, gravel with cobbles 4 8 3 1/2 Clayey sand and Refusal on large gravel with cobbles boulders and boulders 5 8 7 1/2 Clayey sand and Refusal on large gravel with cobbles boulders and boulders " TABLE II Job No. 4 423 86 Summary of Lead Concentration Tests Sample Lead Material Location Concentration Tvoe (ppm) Pit 1 at 3 - 6' 2,190 Mine Waste Pit 2 at 0 - 3' 16,600 Mine Waste Pit 2 at 6 - 9' 5,350 Natural Soil Pit 3 at o - 2' 1,160 tUne Waste Pit 3 at 3 - 5' 391 Natural Soil Pit 4 at o - 3' 1,110 Mine Waste Pit 4 at 5 - 8' 213 Natural So il Pit 5 at 3 - 6' 3,640 Mine Waste ,..-..... TABLE III 4 423 86 Maximum Pit 2 at Pit 2 at Pit 5 at Concentration Samole 0' - , ' 6' - q' , ' - 6' Allowable Arsenic 0.002 0.000 0.000 5.0 Barium 3.24 2.06 2.84 100.0 Cadmium 0.188 0.585 0.211 1.0 Chromium 0.00 0.00 0.00 5.0 Lead 8.14 1.82 4.56 5.0 Mercury 0.00042 0.00006 0.00021 0.2 Selenium 0.000 0.006 0.006 1.0 Silver 0.00 0.00 0.00 5.0 Note: All results in mg/l.