HomeMy WebLinkAboutcoa.lu.gm.1001 Ute Ave.47A-861001 RESIDENTIAL GMP
SUBMISSION 1986 #3
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`1001,
A Residential Subdivision
1986 Residential GMP,
Conceptual PUD and Subdivision
Submission
December 1, 1986
Submitted to: The City of Aspen
Office of Planning and Community Development
130 South Galena Street
Aspen, Colorado 81611
(303) 925-2020
Applicant: Aspen Development and Construction Company
a Colorado Corporation
c/o Dale C. Bullough & Associates
5690 South DTC Blvd., Suite 600
Englewood, Colorado 80111
(303) 796-1211
Prepared by: John Doremus
Joseph Wells, AICP
Doremus & Wells, Planning Consultants
608 East Hyman Avenue
Aspen, Colorado 81611
(303) 925-6866
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Consultant Team
Surveyinq
Landmark Services
P. 0. 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. 0. Box 2839
Aspen, CO 81612
(303) 925-5713
Landscape Consultation
Pedersen Landscapinq
P. 0. Box 144
Aspen, CO 81612
(303) 925-7517
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Table of Contents
Page
I. INTRODUCTION 1
II. RESIDENTIAL GFOWTH MANAGEMENT PLAN SUBMISSION
5
A. Description of Proposal
5
B. Residential GMP Evaluation Criteria
12
1. Availability of Public Facilities
and Services
12
a. Water
12
b. Sewer
12
C. Storm Drainage
13
d. Fire Protection
14
e. Parking Design
15
f . Roads
16
2. Quality of Design
17
a. Neighborhood Compatibility
17
b. Site Design
19
c . Energy
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d. Trails
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e. Green Space
3. Proximity to Support Services
26
a. Public Transportation
26
b. Community Commercial Facilities
26
4. Provision of Employee Housing
27
III. CONCEPTUAL SUBDIVISION SUBMISSION 31
A. Submission Contents 32
Page
IV. CONCEPTUAL PUD PLAN 32
A. Planning Objectives of the Project 32
B. Landscaping and Architectural Character 33
C. Mandatory PUD 33
D. Slope Reduction Calculations 36
E. Allowable Floor Area 28
V. APPENDICES
A. Disclosure of Ownership (1984)
Aspen Title Company
B. Engineering Geologic Reconnaissance
and Mine Dump Study
Chen & Associates
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 11001' mining claim. In addition, the applicant requests a
GMP allocation of 4 free market residential units and exemption
from GMP for 3 res ricted units.
The 11001' 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 (PUD) 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.
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'1001, VICINITY MAP �E�
A RESWFNTIAL SUBDIVISION DO�.MS SW"LLS
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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.
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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 sia 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
F:ousing 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.I.P. water main, connected to the 12" City main in Ute 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
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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 bas' detAntinn =nnas and/nr drywells.
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.
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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 duplex 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, according to the provisions of
Section 24-3 7(e)(5) of the Code is 18,576 sg.f_t.
The Applicant intends to develop approved lots for sale.
The price of the lots is expected to range from $300,000 to
9400,000. 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 East
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).
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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.I. 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 exceed 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 located 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
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skiers to ski -in to the subdivision and avoid driving. This
trail proposal is described in detailed in the following
Section II B, 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
accommodate 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
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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.
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B. RESIDENTIAL GMP EVALUATION CRITERIA.
1. Public Facilities and Services.
(a) WATER.
It has been represented by the Aspen Water Department
that sufficient capacity and pressure exists in the existing
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.
(b) SEWER.
The total sewage flow anticipated from the project is
expected to equal the in-house water usage as developed in
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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 Applicant, 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.
(c) STORM DRAINAGE.
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 right 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
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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 from 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.
It has been confirmed that sufficient water pressure
exists for the fire protection needs of the development. The
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.
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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
narking. 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.
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( 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.
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2. Quality of Design
(a) NEIGHBORHOOD COMPATIBILITY.
The existing neighboring development to the proposed
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.
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SITE SECTION
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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.
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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.
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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 -15°F. Two of the building
sites lend themselves to designs which will permit orientation
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of major window walls 15' 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 efficient structure:
Insulation standards:
roof: R-40
exterior wall: R-30
between floor: R-11
floor over garage: R-20
slabs on grade: R-11
below grade walls: R-20
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
•
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
•
•
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 Rubey 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
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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 low-income price and
occupancy yg�nes. 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 effort 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 housing dedication fee. The
current formula provides that a fee of $20,000 equals one
NNI
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 committed to emplo-eelusing; 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 TABULATION 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: 11001' Subdivision
Site acreage:
Total Land within the City:
6.73 Acres
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
IV. Conceptual PUD Plan
A. PLANNING OBJECTIVES 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 11001' 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. FUTURE OWNERSHIP
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 private 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 for 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
•
•
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
0 - 20%
71,680
100
71,680
21 - 30%
3,272
50
1,636
31 - 40%
7,580
25
1,895
over 40%
26,582
0
0
Total after
Slope Reduction:
75,211
W.
�10011 SLOPE MAP �/o `.�
A RESIDENTIAL SUBDIVISION DC 9 I IyIS Q veLLs
ASPEN. COLORADO
en essoaeoon oflanOplerVlers
ASPEN DEVELOPMENT AND CONSTRUC -ION RESIDENTIAL GMP.
W
5 SOUTN DTC BLVD SUITE GM CONCEPTUAL PUD AND
ENGLEv 3D ORADoeom SUBDIVISION SUBMISSION o 20 Q I b -------
37
r 1
•
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: 115,314 sq.ft.
Balance of R-15 zoned land, after slope
reduction (see previous page): 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):
Duplexes: l6 ,I'AL'- c(doo — 1�\L --1 \, ,�� \ Zv
4,500 + (7 sq.ft./100 sq.ft. of land over 9,000 sq.ft.
_ 2A'9) = 4,749 sq.ft.
Single-Family:��ti
'k04O 'Y \2 - l.\
4,080 + 7 sq.ft./100 sq.f.t = 4,329 sq.ft.
3 Duplexes x 4,749 sq.ft. = 14,247
1 Single Fammily x 4,329 sq.ft. = 4,329
Total allowable building sq.ft. = 18,576
The total building square footage for the project will not
exceed this figure.
M
Appendix A
• •
Owner Policy
of Title
Insurance
POLICY OF TITLE INSURANCE issued by USLIFE TITLE INSURANCE Company of Dallas,
subject to the Exclusions from Coverage, the exceptions contained in Schedule B and the
provisionsof the Conditions and Stipulations hereof, USLIFE TITLE INSURANCE Company
of Dallas, a Texas Corporation, herein called the Company, insures, as of Date of Policy
shown in Schedule A, against loss ordamage, 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, USLIFE TITLE INSURANCE Company of Dallas has caused these
I��PACE
presents to be signed by its duly authorized officers in facsimile with its corporate seal
/INa;...• .�041Ay
hereto affixed to become effective as its original signature and seal and binding on this
I�� : •'•,9y;
Company as of the date shown in Schedule A, the effective date of this policy.
Y SEBL'. 01
coy
W�''•.),EXPs
47
Piesident & Cme/ Ereco-c Oncce,
Arrest Semod V�ce-Piesid-nt. Seaelity x1d Treasurer
Authuiu!d S,�n✓r,.re
i
/ ASPEN TITLE CO.
530 E. MAIN
ASPEN, COLO. 81611
AMERICAN LAND TITLE ASSOCIATION STANDARD OWNER'S POLICY —FOAM B-1970—AMENDED 10.17.70
Formerly DALLAS TITLE AND GUARANTY COMPANY
r 1
LJ
ie following matters are expressly
Overage 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 Date of Policy.
Definition of Terms
E*sions from Coverage
excluded from the 3. Defects, liens,
encumbrances, adverse claims, or other
matters (a) created, suffered, assumed or agreed to by
the insured claimant; (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
The following terms when used in this policy mean:
(a) "insured": the insured named in Schedule A, and, sub -
act to any rights or defenses the Company may have had
against the named insured, those who succeed to the interest
if such insured by operation of law as distinguished from
)urchase including, but not limited to, heirs, distributees,
levisees, survivors, personal representatives, next of kin, or
:orporate or fiduciary successors.
(b) "insured claimant": an insured claiming loss or damage
lereunder.
(c) "knowledge": actual knowledge, not constructive know -
edge or notice which may be imputed to an insured by reason
)f any public records.
(d) "land": the land described, specifically or by reference
n Schedule A. and improvements affixed thereto which by
aw constitute real property; provided, however, the term
'land" 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
ierein shall modify or limit the extent to which a right of access
o 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.
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
-etains an estate or interest in the land, or holds an indebted-
iess secured by a purchase money mortgage given by a pur-
:haser from such insured, or so long as such insured shall
lave liability by reason of covenants of warranty made by
such insured in any transfer or conveyance of such estate or
nterest; provided, however, this policy shall not continue in
orce in favor of any purchaser from such insured of either
;aid estate or interest or the indebtedness secured by a pur-
;hase money mortgage given to such insured.
Defense and Prosecution of Actions —
Notice of Claim to be given by an Insured
Claimant
(a) The Company, at its own cost and without undue delay,
;hall provide for the defense of an insured in all litigation
;onsisting of actions or proceedings commenced against
such insured, or a defense interposed against an insured in
3n action to enforce a contract for a sale of the estate or
nterest in said land, tc) the extent that such litigation 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 insured, is rejected as unmar-
ketable. If such prompt notice shall not be given to the Com-
pany, then as to such insured all liability of the Company shall
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 %, ithout undue delay prosecute any action or pro-
ceeding. or to do any other act v:hich in its opinion may be
necessary or desirable to establish ti-.e title to the estate or
interest as insured, and the Company may to <e any appropriate
action under the terms of this policy, 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-
gation to final determination by a court of competent
jurisdiction and expressly reserves the right, in its sole discre-
tion, to appeal from any adverse judgment or order.
(e) In all cases vwhere this policy permits or requires the
Company to prosecute or provide 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 all appeals 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 under paragraph 3(b) of
these Conditions and Stipulations, a statement in writing of
any loss or damage for which it is claimed the Company is
liable under this policy shall be furnished to the Company
within 90 days after such loss or damage shall have been
1(-, .,4:........ ..... c......i-...,.... I`.... ........J 1,..1 r`--f ✓1..,4 — 1 n. , a .. of T1 . �nl:rvl
Cr)NDIT10NS AND STIPULAT0 (Continued and Concluded From Reverse
isof Policy Face)
termined and no right of action shall accrue to an insured ment of any such mortgages any amount that otherwise would
3imant until 30 days after such statement shall have been be payable hereunder to the insured owner of the estate or
rnished. Failure to furnish such statement of loss or damage interest covered by this policy and the amount so paid shall
call terminate any liability of the Company under this policy be deemed a payment under this policy to said insured owner.
to such loss or damage.
Options to Pay or Otherwise Settle Claims
The Company shall have the option to pay or otherwise
�ttle for or in the name of an insured claimant any claim
sured against or to terminate all liability and obligations of
to Company hereunder by paying or tendering payment of
ie amount of insurance under this policy together with any
:)sts, attorneys' fees and expenses incurred up to the time of
ich payment or tender of payment, by, the insured claimant
nd authorized by the Company.
Determination and Payment of Loss
(a) 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
igainst by this policy, all costs imposed upon an insured in
tigation carried on by the Company for such insured, and all
;osts, attorneys' fees and expenses in litigation carried on by
;uch insured with the written authorization of the Company
(c) When liability has been definitely fixed in accordance
vith the conditions of this policy, the loss or damage shall be
)ayable within 30 days thereafter.
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
intil there has been a final determination by a court of compe-
ent jurisdiction, and disposition of all appeals therefrom,
idverse to the title, as insured, as provided in paragraph 3
iereof; or (c) for liability voluntarily assumed by an insured in
settling any claim or suit without prior written consent of the
.ompany.
B. 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
)roducing this policy for endorsement of such payment unless
he policy be lost or destroyed, in which case proof of such
oss or destruction shall be furnished to the satisfaction of
he Company.
Liability Noncumulative
It is expressly understood that the amount of insurance
ender this policy shall be reduced by any amount the Com-
)any may pay under any policy insuring either (a) a mortgage
shown or referred to in Schedule B hereof which is a lien on
he estate or interest covered by this policy, or (b) a mortgage
iereafter executed by an insured which is a charge or lien on
.he estate or interest described or referred to in Schedule A.
tnd the amount so paid shall be deemed a payment under this
)olicy. The Company shall have the option to apply to the pay-
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.
1 1. 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 remedies
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 said loss. If
loss should result from any act of such 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 which 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 the
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 covered 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 attached 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 Company of
Dallas, 1301 Main, Dallas. Texas.
O U43998
SCHEDULE A
of Policy: February 21, 1984 at 4:32 P.M. GF No. A83-518
cunt of Insurance $ 800,000.00
ame of Insured: Aspen Development and Construction Company, a Colorado Corporation
he estate or interest in the land described herein and which is covered by this policy is: (a fee, a IPasehold, etc.)
fee stele
7e estate or interest referred to herein is at Date of Policy vested in:
Aspen Developreant and Construction Conp ny, a Colorado Corporation
-ie land referred to in this policy is described as follows:
PARCEL A:
1001 LADE 1.11%ILNG CLA ,J, U.S.M.S. # 1741
EXCEPT that part conveyed to Smuggler -Durant Mining Corporation in Boot 390 at Page 896.
PARCEL B:
A tract of land situated in the SE 1/4 NW 1/4 of Section 18, Township 10, South, Range 84
!,?est of the 6th Principal Heridian, Pitkin County, Colorado, being more fully described
as follows:
BEGI-L,ZIING at Corner No. 3 of the "1001" Lode, M.S. 11741, x..hence Corner No. 1 of Aspen
Townsite bears N.66°11'30" W. 132.50 feet; thence N. 47107'00" E. 2.20 feet along the
Northwesterly lire of Lot 1, Hoag Subdivision to a point on the Southerly right-of-way
line of Ute Avenue; thence N. 33148'30" 1-7. 149.99 feet along said right-of-way to a
point on Line 1-2 of said Aspen Townsite; thence S. 28028'00" W. 33.08 feet along said
Line 1-2 to a point on Line 3-4 of said "1001"; thence S. 45°10'00" E. 137.64 feet along
said Line 3-4 to the Point of BEGINNING.
COUNTY OF PITKIN
STATE OF COLORADO
SCHEDULE B
• •
POLICY NO. 0 043998
its 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.
tEasements,'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 for the -year 1983 and thereafter.
.Reservations and exceptions as set forth in United States Patent recorded :May 1, 1884 in
)ok 11 at Page 97 and Aguust 29, 1949 in Book 175 at Page 299.
.Terms, conditions, obligations, reservations and restrictions of Agreement between
�stination Resorts -Aspen, Ltd., a California Limited Partnership, and Smuggler -Durant
Lning Corporation, a New York Corporation, as set forth in instrument recorded October 30,
)79, in Book 378 at Page 419, as assigned to The Gant Condominium Association, Inc., a
)lorado non-profit corporation, and as amended by Amendment to agreement recorded June 15,
)83 in Book 447 at Page 90, and Assignment of Lease recorded February 21, 1984 in Book 461
Page 357.
Terms, provistion, obligations and conditions of Access Easement Agreement recorded
ine 15, 1983 in Book 447 at Page 100.
Encroachment of Lots 1, 2 and 3, Ute Addition, to the City and Townsite of Aspen, and
nprovements thereon.
D. Right of Way for Ute Avenue.
L. Deed of Trust from Harley Baldwin to the Public Trustee of Pitkin County, Colorado for
ie use of Smuggler -Durant Mining Corporation, to secure $315,000.00, dated April 13, 1980,
acorded April 16, 1980 in Book 387 at Page 769.
)TE: Assumption Agreements and Modifiation of Note and Deed of Trust recorded February 21,
)84 in Book 461 at Page 328, and in Book 461 at Page 334, given in connection with above
aed of Trust.
?. Deed of Trust from The Gant Condominium Association, Inc. to the Public Trustee of
itkin County, Colorado for the use of Harley Baldwin to secure $100,000.00, dated June 15,
)83, recorded June 15, 1983 in Book 447 at Page 106. (NOTE: Encumbers leasehold estate
id access easement granted).
3. UCC Financing Statement between The Gant Condominium Association, inc., Debtor, and
arley Baldwin, Secured Party, recorded June 15, 1983 in Book 447 at Page 110.
KCEPTIONS CONTINUED, PLEASE SEE EXHIBIT "A" ATTACHED HERETO AA_D KkDE A PART HEREOF
AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY, FORM B 1970 AMENDED 10-17-70
0 • A83-518
0 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, 1934, recorded February 21,
1984 in Book 461 at Page 340.
15. Deed of Trust from Aspen Development and Conntruction 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 330.
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
Chen & AZ'sGlen
ociates Road Springs,
Glenwood Springs, CO 81601
Consulting Geotechnical Engineers 303/945-7458
ENGINEERING GEOLOGIC RECONNAISSANCE
AND MINE DUMP STUDY
PROPOSED RESIDENTIAL DEVELOPMENT
1001 CLAIM, UTE AVENUE
ASPEN, COLORADO
Prepared For:
Casper
Colorado Springs
Denver
Fort Collins
Rock Springs
Salt Lake City
San Antonio
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
•
TABLE OF CONTENTS
SCOPE AND PURPOSE OF STUDY
PROPOSED DEVELOPMENT
SITE CONDITIONS
GEOLOGIC SETTING
Site Geology
POTENTIAL GEOLOGIC IMPACTS
Snow Avalanches
Potentially Unstable Slopes
Mine Dump
Subsidence Due to Underground Mines
Debris Flows
Soil Erosion
Seismicity
MINE WASTE. TOXICITY
PRELIMINARY FOUNDATION TYPES
LIMITATIONS
BIBLIOGRAPHY
FIGURE 1 - SURFICIAL GEOLOGY
FIGURE 2 - GRADATI014 TEST RESULTS
TABLE I - SUMMARY OF TEST PIT PROFILES
TABLE II - SUMMARY OF LEAD CONCENTRATION TESTS
TABLE III - SU1-111ARY OF EP TOXICITY TESTS
1
1
2
3
3
4
4
4
5
5
6
6
6
A
8
9
10
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
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
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 Geology: 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 R Associates
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 evaluation, 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, 1974, Bryant, 1972 and Mears, 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
Potentially Unstable Slopes: Evidence of landslides was not
ob 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 R Associates
• s •
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
---------------
proposed cuts and fills that are planned in the areas above the
tennis courts.
Mine Dump: The dump covers approximately one-half of the area of
the property. The mine dump materials, based on our experience,
do not comprise a suitable soil for providing foundation 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 ma _ra-a}rwith respect to building foundations and toxicity
potential are di's-cusz-e --later 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
property. The property lies to the east of the major areas of\
mining activity. Based on our reconnaissance and literature
review, we believe it is unlikely that extensive mine workings 1
underlie the site. The risk. for mine -induced subsidence is /
considered to be low.
Chen &Associates
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 sho 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 event.,
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.
Seismicity: Historic seismic activity in the Aspen area has been
relatively low. Potentially active faults have not been iden-
Chen &Associates
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 mine _waste materials_ represent 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
• -8-
material. We understand that mitigation of the toxicity hazard
will probab�Jy_-consist of a soil cap and revegetation of the
slopes.;.,�The specific mitigation plan and level of protection
will need to be coordinated -with local environmental
authorities. When more s c property development plans are
known, an appropriate lev�tity mitigation plan should be
included as part of th evp�plans.
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
specif-ic-- subsurface investigation should be performed to
determine foundation design parameters.
Chen & Associates
LIMITATIONS
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 assis-
tance, please let us know.
Very truly yours,
�
CHEN & ASSOCIATES, INC.
t. • `) T
15222
By
�cc
f
Ro Sp ' z
."..,
,
En ineeri g Geologist
and By
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 I-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
r' "[p 0.11"TE [[01-1 EOYN..Er d :�
-all r
No
\ \ \\ \\\\ \\\ \\\\ \\\\ �1`-- . \ /` � \ .lam II '� I 'lr•� _
\\\\ QC \\\ \\\ \ \11 \\` — ` � I I
\\\ \ \ \ \\\ \ a� \ �� \ ' .` 1111 I I 1
\'oc
P IT,
I WE
•(, I 1 11 1 \ I
I1 I 1111I I QC
09
QC
VM TIA: AT. ED- OF AVALANCHE MEE
EXPLANATION
up� C°Y 1 � NI
L [roAIT[ AEp ..I.[I[ T I.p[I.p
H • I[ p"p c1[[pp ��Irr• n° Es°I["rE • . [ [°[1[ I["° Ip .° p"Nprr"V°V • IT[
C OILYVIAL EOII[ '
'"'°""°" "' "" SURFICIAL GEOLOGY
1001 CLAIM
CHell & As%twla1es
2-79 0 •
then and associates, inc.
HYDROMETER ANAL Y"+IS SIEVE ANALYSIS
".ME RL AUING Ll STANCARD SERIES CLEAR SSW
1
a
0
z
N
Q
z
U
Q
a
1 1
w���YY���YYr��wIYMYY� �I�YY�wYY1��
1 �-�r�rr�rrrr��r�r\wl��rY���wr�wrYA�
�� rrr r�wMwlrw��/�wYY��YYr�
1 �-�wl��wr���wl��rr►Irr�rrr rrrwrrl��
�-YY��� rrr �YYY��wI��I� wrrrrr� r�rw��
1 /
/ 1
DIAMETER OF PARTICLE IN MILLIMETERS
SAND
GRAVEL
CLAY TO SILT
COBBLES
FINE MEDIUM COARSE
FINE COARSE
GRAVEL 67 %
SAND 2S
% SILT AND CLAY
8 o'o
oro
%
LIQUID LIMIT
PLASTICITY INDEX
SAMPLEOF Silty
sandy gravel
FROM pit 2
at 6' - 9'
HYDROMETER ANALYSIS
SIEVE ANALYSIS
TIME READING:,
US
STANDARD SERIES
CLEAR SOUARE OPENINGS
24 NH 7 HR
'10
��r���r�ww���wr� �r�rr�r►���w
�rl����,6061=w�
1
Oat 1 U
DIAMETER OF PARTICLE IN MILLIMETERS
CLAY TO SILT SAND GRAVEL
COBBLES
FINE Uv MEDICOARSE 1 "NE COARSE
GRAVEL 55 % SAND 29 °'o SILT AND CLAY 16 °6
i
LIQUID LIMIT oio PLASTICITY INDEX 0
SAMPLE OF clayey sandy gravel FROM flit -1 at 5' - 8'
2
4 4='-) 86 GRADATION TEST RESULTS Fig.__---
0
C
•
•
TABLE I Job No. 4 423 86
Summary of Test Pit Profiles
Pit
Pit
Mine Waste
Natural
Number
Depth (ft)
Depth (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
3 112
Clayey sand
and
Refusal on large
gravel with
cobbles
boulders
and boulders
5
8
7 112
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 Type
(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
0
- 2'
1,160
Mine Waste
Pit
3
at
3
- 5'
391
Natural Soil
Pit
4
at
0
- 3'
1,110
Mine Waste
Pit
4
at
5
- 8'
213
Natural Soil
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
Sample
0' - 3'
6' - 9'
3' - 6'
Allowable
Arsenic
0.002
0.000
0.000
5.0
Barium
3.24
2.06
2.84
100.0
Cadmium
0.788
0.585
0.277
1.0
Chromium
0.00
0.00
0.00
5.0
Lead
8.14
7.82
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.
•
•
CIO
.................
..... .
... .... ..
...
a
0
.. ...... ..
Slope Analysis Legend
7 1,6aec
75, 211
Lii
APPROXIMATE PROPERTY BOUNDARY O I 17
968.65
N 47 O ? 61 0 C
\ \ \ 545 13
i
\ i
Aw
0",
R I •
1 \
PIT 5 _ _ •` r
\ A\� \ V 1 V A\ Tz
P. I T I
i
to l � ►, � � � � � \ � � I , � \'� /' i ' � � i
Q
i
QC
\ _ VA \ � � V� � � � \ \ � � \� _ __ _ - _j i
EXPLANATION
Q6 ,
fn
Z'
rr,
1 4
Q
9
or
4
................
J v o APPROXIMATE EDGE OF AVALANCHE TRACK
MD
MINE DUMP
Mainly angular limestone, shale and
igneous rock fragments in a
silty and clayey matrix
QC
COLLUVIAL SOILS
Mainly clayey sands and gravels
with angular rock fragment
Qg
GLACIAL DEPOSITS
Mainly poorly sorted moraine deposit
including clay to boulder -sized materias.
Boulders and gravels tend to be subrouded
GEOL CONTACT
Approximately located
■
TEST PITS
Approximately located
SURFICIAL GEOLOGY
1001 CLAIM
Chen & Associates
Consulting Geotechnical Engineers
96 South Zuni St. • Denver. Colorado 80223
Drawn C.L. Check R.H.S. Date 1 1 / 13/86
Figure
Revised Job Number 4 423 86
•
liver)
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O
Cl)w., AF-1
r-
MUE ASPEN
1 ATURE EVERGREENS00
100
I A F-1 / ►'`cam C�s,�`�'NL�N� / /
.■.++TT•ttt■' / LIMITS OF
aaata{►+sat+;■■■"`""""` / TAILINGS FIELD I
I a{aassN#H� � I
T{Tt{TT
R-15PUD �/ � 1 '
MATURE ASPEN
MALL` COTTONWOODS /
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A RESIDENTIAL SUBDIVISION
ASPEN, COLORADO
ASPEN DEVELOPMENT AND CONSTRUCTION
5690 SOUTH DTC BLVD., SUITE 600
ENGLEWOOD, COLORADO 80111
(303) 796-1211
EXISTING CONDITIONS
RESIDENTIAL GMP,
CONCEPTUAL PUD AND
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DOreMUS & WeLLS
an association of land planners
608 east hyman avenue o aspen, colorado 81611 ❑ telephone: 303 925-6866
IMPROVEMENI SURVEY PREPARED BY LANDMARK SERVICES PO BOX 883, RIFLE. Cq,,V650
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