HomeMy WebLinkAboutcoa.lu.pu.Pitkin Reserve preliminary.1981MEMORANDUM
TO: Land Use Files
FROM: Jessica Garrow, Planner
RE: Pitkin Reserve PUD allowable FAR
DATE: December 8, 2006
In the Pitkin Reserve Land Use Files there are discrepancies regarding the allowable FAR
in the PUD. This Memorandum is intended to clarify the various documents in the Land
Use Files.
There were a number of PUD Amendments dealing with allowable FAR that do not
appear to have been recorded. The findings in this Memo are intended to govern the
allowable FAR in this PUD.
On October 10, 1988, the City Council approved an FAR change between lots 3 and 4 on
the consent agenda. Part of the motion stated that the total allowable FAR in the PUD is
40,350 square feet. Other items in the Land Use files indicate the total allowable FAR in
the PUD is 45,850 square feet. There are no Planning or other City Official signatures ,
and there are no documents in the Land Use files stating this larger FAR number is
correct. There are Planning Staff signatures on other documents, including a 1991 letter
signed by Diane Moore, that agree the total allowable FAR in the PUD is 40,350 square
feet. Based on these signatures the Community Development Staff has determined that
the total allowable FAR in the PUD is 40,350 square feet.
In a June 30, 1987 document, then Planning Director Alan Richman approved of the
moving of 196 square feet FAR from Lot 1 to Lot 2. Based on this document, as well as
the above referenced 1991 letter, the Community Development staff has determined the
following FAR figures to be correct:
Lot 1 6,528 sf
Lot 2 6,920 sf
Lot 3 6,724 sf
Lot 4 6,724 sf
Lot 5 6,724 sf
Lot 6 6,724 sf
Lot 7 6,724 sf
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PITKIN RESERVE CONCEPTUAL SUBMISSION
A PROPOSED DEVELOPMENT OF SIX DUPLEX P.ESIDENCES
Aspen Mountain Park/Interwest, Inc.
710 E. Durant Avenue
Aspen, Coloradc
Michael Lipkin./nick Ferrell'
(303) 925-'2~"/2
INTRODUCTION
This document is an application for "Conceptual SPA and
Subdivision" review for Pitkin Reserve, a residential develop -
ment of ti duplexes on a 20 acre parcel previously owned by the
Aspen Institute. An application for the annexation of this
land into the City of Aspen is being co-ordinated with this
submission. In an existing agreement with Pitkin County, we
have agreed to restrict development to only 12 houses - all
on the parcel north of the County owned railroad R.O.6V. so
that all of the land south of this R.O.W. will remain open
space for park and recreational use. In exchange, the County
will move the railroad R.O.W. so that it follows the existing
bicycle path.
Tkiis proposed residential development results from a settle-
ment agreement with the City of Asper, whereby, Smuggler Park
will. be upgraded, enlarged and converted to restricted employee
housing. The tenants will be given the opportunity to purchase
the underlying land and form a co-op. For those who do not
choose to purchase, PMH rental guidelines will be established.
THE FROPEP.Ti
The subject property is 20+/- acres bordered by the Roaring
Fork River and Willoughby P.ay and bisected by a 100-foot wide
railroad P,. O.W. that is ccvred by Pitkin County. Frem the 80~~
feet of fror_tage on Willouahby Play, the sage and brush covered
land slopes down at 20-40%, to a broad meadow that stretches
to the densely wooded 4,500 foot long corridor along the Roar-
ing- Fork. The site affords spectacular viecas of Aspen bicuntain,
Mt. 5opris and Independence Pass, and the orientation is ideal
for passive solar heat gain.
PLANNING OBJErTIZIF,S/ARCHITEC'PU_°,AL CONCE?'T
Tha_ architectural concept that has evolves: for Pitkin Reserve
is a response to a series of decisions that resulted from cur
commitment i:o l.ocv-i*npact land development and a belief that
the opportunity exists for built fouls to both enhance and sup-
port landsc:~.pe cn our site. Our ini-vial decision was to pre-
serve as much open space as possible for tha use of the pubi.ic
as well as the resi.der.ts of Pitkin Reserve and to avoid deve-
lopment i.s the corridor along the Roaring Fork River.
It was felt that the large open, central meadow should be
preserved fer both i.ts spacial quality and its ability t_o retain
soils and water that have been deposited there and support the
rich ratura;_ vegetation. 6Ve, also fe.Lt that both the public.
recreat_iona=. space acrd the private residences would benefit from
ma};.imum separation. Our site planning defines the northern
boundaries of this field by answering the bend in the Roaring
Fork, which defines the southern boundary. This central space
has become a focus for the project with all of the houses both
defining and experiencing this space. In addition, our site
plan maximizes the views of Aspen Mountain, Mt. Sopris and In-
dependence Pass, as seen from all 12 residences. A8 the same
time, the site plan almost completely eliminates one's seeing
any other buildings once inside one's home.
We attempted to minimize the impact of all construction.
The road is located where it can most easily negotiated the
terrain and the houses are sited Lo limit the length of each
driveway. Road cut and fill will be minimized, all disturbed
soils will be stabilized, revegetated,and supported with
boulders and retaining walls that will be coordinated with the
landscape planning. The area of the road requiring the greatest
degree of retaining or fill - where the road starts at Willough-
by Way - will be supported by the north wall of houses 6E and
6W. Building six duplexes rather than 12 single houses also
greatly reduces road and driveway requirements, as well as
limits the number of built structures. Building mass is fur-
ther minimized by embedding the houses into the hill, by limit-
ing the height to two stories, and by the compactness of the
design - the "footprint" of. these duplexes is no larger than
those of the surrounding single family houses.
Our decision to build en the slope below Vdillonghby Way -
whi.ch is consistent with the surrounding development and t1;e
town of Aspen's policy to build on the valley wall and leave
the valley floor undeveloped - was further supported by our
feeling that in its present state it .has the least attractive
portion of the site - supporting only low brush and sage - and
would b= most enhanced by sensitive development. The concept
is to create a landscape armature of railroad-tie and stone
retaining walls, berms, boulders and terraces which will hold
soil, water and support very rich plantings. This 1_andscane
armature disguises garages, mechanical rooms, storage,
bedrooms and building mass. his arnta.ture follows the terrain
- stepping across the 1:111 - and the living rooms, kitchens,
dining rooms and master bedrooms sit quietly above and behind
it, rotated 45 degrees into the hill and towards the sun and
Aspen Mountain. Pulling this upper level into the hill mini-
mizes the visible mass and allows the landscape armature to take
over.
The combination of passive heat gain made possible by t}ze
southern exposure and the massive insulation and thermal modera-
tion developed by embedding the units in the ground should tal;e
care of a vast majority of t::ese homes' heating and cooling
requirements. San'tation, waxar, tole hone and electric li e:~
are on the site. 7'he soils in the area we inter. to evelep
are sL-able, have good drainage and suggest no problems. Addi-
~~~
tional soils tests will be performed. We are considering twop~
additional buildings - a small restricted employee residence
for a caretaker where a plow or snow blower would be stored and
a small, low, sod-roofed structure to house a sauna and Jacuzzi.
FUTURE OWNERSHIP INTENTIONS
It is the developer's intention to subdivide the property
into twelve (12) single family lots. Each lot consisting of
the property immediately under and in the vicinity of each
home. There will be significant areas in common ownership
(e.g. amenity building, open spaces, driveway, caretaker/ em-
ployee facility) and each owner shall receive a 1/12 ownership
interest in the common areas with his fee simple lot. The
homes will be paired in a "duplex" fashion with a common wall
straddling the lot line - a zero lot line - and each pair of
owners will execute a party wall agreement governing the owner-
ship, maintenance, etc. of their common wall.
DENSITY CALCULATIONS
Total Acreage
Less Excluded Areas
River
Floodplain
County Owned
R.R.
Water Line
3.2637 ac.
4.8652 ac.
5.9974 ac.-- !~.
0.1911 ac.
14.3174 ac.
26..08 acres
-14.3174 acres
Slope Reduction - applied to
0-20% slopes- 7.5848 ac. x 100e = 7.5848 ac.
21-30o slopes- 1.1640 ac. x 50% _ .5843 ac.
31-40a slopes- 1.0687 ac. x 25% _ .2671 ac.
40+ slopes- 1.3058 ac. x 0 = 0
11.7626 acres
8.4362 ac.
Total Developable Area
City Zoning
8.4367, acres = 367,480.41 S.F.
@ R15
@ R30
County Zoning
8.4362 acres
24.5 units
12.25 units
6 acres @ R-30 (North of R;. R. R.O.W.) = 8.78 units
14 acres @ AF-2 (South of R. P,. R.G.W.)= 7.00 units
6 acres (county owned R.R. R.O.W.) = 0.00
15.78 units
DEVELOPMENT SUMMARY
Name: Pitkin Reserve
Acreage: 20 Acres plus 6 acres of R.R..R.Q.W.
Number of Units: 12
Size: 3 bedrooms @ approx. 2,250 S.F.
Projected Population:42 (@ 3.5 people per unit)
Parking: 2 indoor spaces per unit and 2 guest
parking spaces per unit in driveways.
Structures: 6 two-story duplex structures; lower
story and north wall of upper story-
concrete, block and stone; upper story
(when above grade)- Wood frame construc-
tion with wocd siding.
Amenities: Caretaker/employee facility; small sod-
roofed structure for sauna and Jacuzzi..
STEUAn'I' T[i'LE OF ASI'P.N, INC.
HEREBY CERTLFIFS from n search of [he books in [his uf(leo thnc [Ire own rr ol:
See EXk1IBIT A
Situated Sn [he County oC I'1[kln, SLnte oC (b lurndn, nppro rs to be v<•strd In [bo
name of:
Aspen Mountain Park, a Colorado General Partnership
and Chat [he above described property appears [o be subject to [he following:
Deed of Trust from Aspen Mountain Park, a Colorado general partnership, to
the Fublic Trustee of Pitkin County for the use of Aspen Institute for Humanistic
Studies, a Colorado not-for-profit co rpon=.t ion, to secure $20,000.00 dated
January 5, 1981 and recorded January 23, 1951 in book 403 at Wage 293.
Although we be lie vc the facts st ateJ are Lnm, [his Certlf lcatr Is nn[ [o hr
construed as an abstract of H tie, nor an op In ion of Utlr, nor n Con rnn[v of
title, and 1[ is understood and nen~rJ Chat `f rwa rt Tl[lr of Aspen, Ino, m•i1 her
assumes, nor wL11 be chnrerd with anv (Innnrlnl nbllya[Inn or llnbll Uy whntr vo[
on account oC any st a[ement cunLa LneJ hr re ln.
Dated at Aspen, Co to raJ o, this 2ith day of -January A.D. 1981 at 8:00 A.M.
. TI'.41p ." "I'I' .1; ol} ASILP:NI INC.
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EXHIBIT I\
A tract of land being part of the SK!; of the St:':; and Lot 14 of Secticn 1, and
the NIJI~ of the NE'^, 5Pd Lot 14 of Sectiun 12 and part of tract P, of the Crown
Placer U.S..I.S. No. 15047 and the Nellie Dtc No. 2 U.S."L S. No. 15057 tor,ether
with a part of Lot 23, Block 1, Pitkin Green Suhdivision, al] in 1'oo-mship 10 S.,
Range 85 W. of the 6th P.*1. Said tract is more fully described as Eollocas:
Beginning at a point on the northeasterly right of. way line of the ^enver and
Rio Grande Railroad from whence Corner 20 ot" the Brown Placer (which is a brass
cap in place) bears N. 21°54'i:. 451.92 feet;
thence N.
thence N.
thence N.
thence N.
thence \.
thence N.
thence N.
Pitkin Gr
14°52'
33°10'
so°oo'
S8°00'
39°04'
43°12'
35°52'
ten Sub
E.
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div
1.31 feet;
194.79 feet;
131.64 feet;
165.01 feet;
144.45 feet;
209.77 fete;
159.49 feet
ision;
to the southeast corner of Lot 23, 31ock '?,
thence N. 88°50' 41. 162.41 feet along the south line of said Lot 23 to the north
line of a road;
thence N. 61°14' 6'. 136.66 feet along said north line of a road to tha south-
easterly line of Lot 10, Block 1, Pitkin Green :ubdivisior.;
thence S. 3h°09' W. 40.39 feet to the r.;ost south~c:'iy corner oc said Lot 10;
thence noret~caesteriy along the southwesterly lines of i.ots i0,9,7,i>.5 and 4,
Block 1, Pitkin Creen Subdivision (sail line using 10 feet iro^ an parallel.
to the northeasterly right of way of the Denver andRio ~';r;u:de Railroad) co
the most wasterly corner of Lot 4, Block 1, Pitkin f,reen Subdivision;
thence S. 45°il' Id. 213.52 Eeet to tl;e center line of the RoarLig Pork River;
thence S: 65°34' E. 112.59 feet aloe; the center line of tlic Roarins~ F; :'-: "
thence'S. 49°25.' E. 196.84 feet along CL•e con[i~r line oC [he Roari:;;; ',~~-: ..
thence S. 0°56' •h~. 395.28 feet along the center line of the Gon ri ny; i'r:' ';i c.. .
thence S. 36°22' E. 145.57 fee[ along tilt cenror line of the 1{oarin~ °urL I:i:.r;
thence S. 73°34' E. 216.21 feet along t!:e center line of the P.oa ring Fur!: i;i vcr;
S. 75°O8' E. 20' 46 feet alcn; the ..cater li.•.c of the Roaring Fn r;: Sivcr:
thcr,ce ~..
[hence S. 14°06' E. 276.36 feet along the center li nc of the Roaring Fort Ricor;
thence S. 19°OS' 1!. 130.98 feet along the center line of the Roaring; Fork Ri'.~cr;
thence ~. 63°10' E. 99.98 feet;
thence S. 30°35' 6'. 228.37 feet;
thence S. 25°00' F.. 82.00 feet;
thence S. 52°00' E. 50.00 Eeet; -•
thence S. 64°00' F.. S0.00 Eect;
[hence S. 75°OG' E. 125.00 f.cet;
thence N. 80°00' I'. 85.00 Ceet;
thence S. 87°00' E. 200.00 feet;
[hence S. 55°00' 1:. 100.00 f.ect;
thence S. 58°00' E. 90.00 feet;
thence S. 50°00' 102.00 feet;
thence S. 86°00' I.. 53.00 feet;
thence S. 6G°50' li. 170.00 feet;
thence S. 26"24' Ic. 29(:.':0 Ecet;
thence S. 60°33' I:. 281.(1?. Ceot;
thence N. 84°35' :.. 117.70,' feet;
thence 1. F.'',5'1' t_. ~'}Zi, =c fret-,
thence N. 81°12' E. 113.20 feet;
the::ce V. 40°79' E. 59.20 feet;
thence S. 89°04' E. 199.98 feet more or less to the west line of
Lot 1, Block 1, G"reen Acres Subdivision;
thence Vorth 150 feet more or less to the northeasterly right of
way line of the DenveY and Rio Grande Railroad;
thence northwesterly along the northeasterly right of way line of
the Denver and Rio Grande Railroad to tte point of beginnin~I;
together with (1) any and all claims that AZHS may have against
Pitkin County, Colorado and/or its commissioners as a result of
the bike path that the County constructed on the Pro~~erty, and
(2) any and all claims, title and easements that AIRS may have
in, to or over what has been known as the Denver & Rio Grande
Railroad right of way that adjoins the property;
together with Lot 7, Block 1, Pitkin Green Subdivision;
All in Pitkin County, Colorado.
Recorded a~}~.yf~,iuanuary 23, 1981 Loretta Banner Recorder
• _ ' DEED OF TRUST
(Colorado) ~~~'~~,~ i,~~~(~, t~
~fJ} 7. Oramor: Aspen Aountain Park, a Colorado general partnership
2. Beneficiary: Aspen Institute for Humanistic Studies, a Colorado
not-for-profit corporation,
lantl its succeswrs in mleres0
3. Tmriee: The Public Trustee for the County in which the proper ty is Incaled
4. Property: The following desCnbed land in Pltkln County, CLIOCVd0.
namely that described in Exhibit A hereto
which is made a part hereof.
5. Obligations: lal All inrlrMadness evidcnrotl and a~alrzd by Ili? fullowina tl~~tt.rib~^.1 one nisx~rv nn D•
Ithe "Note"I payable to the order ur Benniuiary, ana all :ennv:zls, extwtswns and
dmentlmm~ls thereto ann subsu lununs the BlOrn.
Data January 5, 1981
A.nounr$250, 000 with interest at 12~ per annum
Maturity Dale. April 1, 1960
Maker lif nlher man Granlnrl
lbl Futlnn atlvannes made by 6eni=,i lciary on or bero'e Inc ma u'LLy ,:a R• ui !hr: Nnlq n'~s
interc5l lhnn~n. Icl All axpnnd pores made or wrurreo nv dwi •!n;mry o.asuam :o :nb
prOV~4GnY Ui Ih5 NOIC Ontl In iS Deed of ^usl IU4'.I ne, with ~n leresi ~i.nrnpn.
Itl) Olha!.
THE GRANT, TEF>IS AnU CGP:0!T:C?:5 OP: TtiE Hf.VEFSE SIGs ARE A PAk? OF Th115 DFED OF
TP.UST AND .IFG H_RF.2~ ItJOR.GRi,TED I~~iO IL
Dare _~7anuary_ , ,.. 1981
Aspen bto untain Park, a Colorado
-general_.oarYnershi~!_~/_~'.~
Attest: IIyGs.i~„Q,t/ ~y~l~R:.=w~,~.~' iu4../
Alexander E. Lipkin, Partner
D01TNner, Sp0. s~ or other Cloin=ant UI a ri4h ~, Ili re50+c1 Iu I c•i ~. / .L'4.. ^.0~ ~. , ~ ~ p. an b'+"~
the ben and subordination Set Blrlh in Lhis daed of V"51, bof dr es not [63p'nr. any Ldb'pty Inr payin ant of IhU P1U~e.
Date
STATE OF COLOFIADO-___ _.. _ _._._:-I
PITKIN lss.
--- COUNTY OF _____.__ )
The fureymn9 msvumer'l v.us aLknrnv Lrlged Gc Wre me lhg 5th nay of January .Ital.
by_~LFi&l:1PCR E~_LIPKIN,_Yartne>~ Asper, Mountain. Park ,_a Colorado
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date of Ihr Inn e W>un: >. Jr
11. Miscellaneous.LdTr:;n~.rl':iun:;:ndr.I.oul lr>Inl:v~oum'.ILII:!mhu,:Lna nl~nn lhrlh•,.rc. P••rvmal
rCpleSrnRl~ers. >u :. >. .u:LI.I'/.ull:SUllnd:Ill:. nll ti wi mart l'11'u'. er :..lil u. Ihn msh+' Ihr L.,nrrlreuy
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and ha and us ouu~.•xns nnil.: .I,llrs IbI iLOV •+l of lnu.I l,r/'I •~nd•ulrn n. !n„n ~nly!r/al: In•.In:n:rnt
in wrl'np>ianai l-: In'r,uryn ~I uI ..I .•q In fr, :I o>'l:r., I ..grnnhl:Iay;'
n t. n
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<IPdSe lh 5 dvro uE I16jI ~nehun; Rn lh.a dr.:Wluq lL to P•`ymr'nt ut In:• OI Lnabor:l~ In111 more ;h.AI ul'..: Gu:nlru.
all tk: lunlry an I LnnJi I,~•: r; of Ilv:. 6+'J al L bsl :h,Ill ,.~ I`IY to ..,n n ll t1 n m. 111 L r' i nI'.u v r:Jy mlr; n: I:r/1; of
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prbnty 6•m:nc _rv l~ .:.,I r_n:.,.t l`.,1 ~rIS •v. nnri ,r lur
~(r3~ ThC ~Ote ~15
a non-recourse instrument. (h1 The lien hereof shall ho suborriinated
in the m:-:nncr ::nd upon the terms set forth in the promissory tlotc
hereby st•cured.
,• ~ I ~ ~~ 4113 ~~~~9~
EXHIBIT A
_ A tract of land being part of the SIJ!: of the SE!<; and Lot 14 of Ser.[ion 1, and
the N1J`;, of the NE'-S, and Lot 14 of Section 12 and past of tract B of the CraJn
Placer U.S.i`I.S. No. 15047 and the Nellie ac No. 2 U.S.PLS. No. 15047 together
with a part of Lot 23, Block 1, Pitkin Green Subdivision, all in Toc~nu hip 10 S.,
Range 85 IJ, of the 6th P.`t. Said tract is more fully described as Eoll.ocas:
Beginning at a point on the northeasterly right of. caay line of the Denver and
Rio Grande Railroad from whence Corner 20 of the Broo-.•n Placer (which is a brass
cap in place) bears N. 21°54't:• 451.92 feet;
thence N.
thence N.
thence N.
thence N.
thence N.
thence N.
thence N.
Pitkin Gz
14°52'
33°10'
50°00'
58°00'
39°04'
43°12'
35°52'
een Sub
E.
E.
N.
[J.
lJ.
G1.
W.
div
1.31 Eeet;
194.79 feet;
131.64 feet;
165.01 feet;
144.45 feet;
209.77 feet;
159.49 feet to
ision;
the southeast corner of Lot 23, Block 2,
thence N. 88°50' IJ. 162.41 feet along the south line of said Lot 23 to the rarth
line of a road;
thence N. 61°14' iJ. 136.66 feet alone said north line of a road to tlce south
easterly line of Lat 10, Elock 1, Pitkin Gram Subdivision;
thence S. 36°09' lJ. 40.89 feet to tha most southerly corner of said i.ot 10;
thence northwesterly along the southwesterly lines of Lots 10,9,7,6,5 and 4,
Block 1, Pitkin Green Subdivision (said line being 10 feet from and paral;el.
to the northeasterly right of caay of the Denver and nio Crande Railroad) co
the most cesterly corner of Lot 4, Block 1, Pitkin Green Subdivision;
thence S. 45°11' SJ. 213.52 feet to the center line of the Roaring Fork River;
thence S: 65°34' E. 112.59 feet along the center line of the Roaring Fark River;
thence'S. 49°25.' E. 196.84 feet along the center line of [he F,oarin~ Par;c River;
Chence S. 0`56'•[d. 395.28 feet along the center line of the Roarin€ Fork River;
thence S. 36°22' E. 145.57 feet along the center line of the Roaring Fork River;
thence S. 73°34' E. 276.21 feet along the center line of the Roaring Fork River;
thence S. 75°O8' E. 293.46 feet along the center line of the Roaring Fork River;
thence S. 14°06' E. 276.36 feet along the center line of the Roaring Forl: P.iver;
thence S. 19°OS' iJ. 130.98 feet along the center line of the Roaring Ferk River;
thence N. 63°10' E. 99.98 Eeet;
thence S. 30°35' N. 228.37 Eeet;
thence S. 25°00' E. 82.00 feet;. '
thence S. 5L°00' E. 50.00 feet; -
thence S. 64°00' E. 80.00 feet;
thence S. 75°00' E. 125.00 Eeet;
thence N. 80°00' E. 85.00 feet; '
thence S. 87°00' E. 200.00 feet;
thence S. 55°00' E. 100.00 Eeet;
thence S. 58°QO' E. 90.00 Eeet;
thence S. 50°00' F.. 102.00 feet;
thence S. 86°00' E. 53.00 feet;
thence S. 66°SO' E. 170.00 feet;
thence S. 26°24' E. 296.30 Sect;
th.enc_ S. 60°33' E. 261.02 f:~t;
thence N. 84°35' E. 137.70 feet;
~;~~4f3 r-,.2~G
thence N. 81°12' E. 113.20 feet;
thence N. 40°29' E. 59.20 feet;
- thence S. 89°04'-E. 199.98 feet more or less to the west line of
Lot 1, Block 1, Green Acres Subdivision;.
thence North 150 feet more or less to the northeasterly right of
way line of the Denver and Rio Grande Railroad;
thence northwesterly along the northeasterly right of way line of
the Denver and Rio Grande Railroad to t:ze point of beginning;
together with (1) any and all claims that AIRS may have against
Pitkin County, Colorado and/or its commissioners as a result of
the bike path that the County constructed on the Property, and
(2) any and all claims, title and easements that AIRS may have
in, to or over what has been known as the Denver & Rio Grande
Railroad right of way that adjoins the property;
together with Lot 7, Block 1, Pitkin Green Subdivision;
All in Pitkin County, Colorado.
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The previous text has made it quite clear that the existing
landscape has been the primary shaper of this scheme. Not
only does the proposed landscape concept work with the site
plan to define the edge of the broad, central meadow; the arch-
itectural concept of a continuous band of berms, earth terraces,
and retaining wails engulfing the horses results from their
ability to suppcrt rich plantings. The plantings will stab-
lize disturbed soils and populate areas that are sparse due to
direct sun exposure and a lack of suitable soil and water.
Privacy for outdoor living areas will be developed and Aspen
trees will shade the houses from the sununer sun, but shed their
leaves to allow in the winter sun. The areas immediately
around the houses will require fire most care - densely planted
with Bearberry, Holly Grape, Rocky Mour-fain Juniper, Potentilla,
etc. The meadow edge will be formed with the same materials
as the corridor along the river - Aspens, Scrub Oak, Sage,
Austrian Pine and Spruce - planted between, behind, and occas-
sionally in front of the houses. This zone of planting
should require limited maintenance. Tte broad central meadow
of native grasses, sage, etc. should be entirely self-sufficien~.
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CONSULTANTS
Design Lipkin, Averitt and Barclay Design Partnership
Aspen and New York
Development Interwest, Inc.
Aspen
Legal Oates, Hughes and I:nezevicli, P.C.
Aspen
Landscape Design Workshop, Inc.
Aspen
Soils Lincoln and Devere Testing Laboratories
Glenwood Springs
Solar Energy Solar Pathways
Glenwood Springs
CONSTRUCTION SPECIFICATIONS
FOR
UTILITY lIV1PROVEMEN TS
AT
PITKIN RESERVE
ASPEN, COLORADO
~~ PREPARED BYE
y~ ELDORADO ENGINEERING COMPANY
GL ENWOOD SPRINGS, COLORA DO
.I 11~O~EM~ER, 198
TABLE OF COtdTEPJTS
Specifications for General Construction - General Conditions of
the Contract for Construction
Division I - General Requirements
Section 02200 - Earthwork
Section 02221 - Trenching, Backfilling and Compaction
Section 02520 - Drainage Pipe
Section 02540 - Erosion Control
Section 02555 - 4Jater Transmission and Distribution Lines
Section 02560 - Sanitary Sewer Lines and Appurtenances
Section 02610 - Aggregate Base Course and Sub-Base Course
Section 02612 - Hot Bituminous Pavement
Section 02820 - Finished Grading and Landscaping
Section 03300 - Cast-In-Place Concrete
SPECIFICATIONS FOR GENERAL COtlSTRUCTION •
',
SECTIOT! G.C.
GENERR,L C019DITIOtiS OF "FHE COtiTJ:r?C't FOR CONSTRUCTION
0.00 GEflERAL PROVISIOilS
O.Ol ABBREVIATIONS. 4lherever the following abbreviations are used in
these specifications or on the plans, they shall be construed the same
as the repsective expressions represented: "
A.C.I American Concrete Institute
A. S.T.ti. American Society for Testing and i•fater•als
C.R.S.I. Concrete Reinforcing Steel Institute
A.IJ.tJ.A. American dater 1lorks Association
A.I.S.C. .American Institute of Steel Construction
A.A.S.H.T.O. American Association of State Highway and
Transportation Gfficials
tl.E.C: National Electrical Code "
N.E.tt:A. National Electrical Manufacturers Association
1.00 DEFItiITIONS
•1.01 THE CONTRACT DOCUt1EtlTS. The contract documents consist of the
'" Advertisement for Bids, Instruction to Bidders, tJotice to Bidders,
., Special Conditions, Bid, Contract Agreement and Contract bonds {when
required), General Conditions, Notice of Award, Notice to Proceed,
Technical. Specifications, Plans and all modificatons thereof incor-
porated in any of the documents before the execution of the Contract.
The contract documents are complimentary and what is called for by
-. any shall be as binding as if called for by all. .
1.02 THE COtJTP,ACT. The contract documents form the contract. The
contract represents the entire and integrated agreement between the
parties hereto and supersedes all prior negotiations, representations,
• or agreements, either written or oral.
1.03 Oi1NER, CONTRACTOR AhJD Eflf,IflEER. 1•Jhen the fiords "Owner" or
.., "Co(Itractor" c'. re Used, these Shall mean the corporations, person>,
institutions, organizations indicated in the Contract Agreement.
"~' l•Jherever in this contract the ~•rord "Engineer" is used it shall be
understood as referring to Eldorado Engineering Company Engineers,
acting personally or through a representative duly authorized in writing
w for such act by the Engineer.
1.D4 SUBCOtlTF2ACTOR. The term "Subcontractor", as empln,~,~~d herein,
w includes only those having a direct contract tirith the col tractor and
it includes olio tinu furnished materials ~•rorked to a special design
according to the plans and specifications of this +,rork, but does not
includ•~ one rho merely furnishes naterial not so worked.
Secf.ion ;.C.
1.05 t•1RTTTEN NOTICE. l•Iritten Plotice shall be deemed to have been duly
served if delivered in person to the individual or to a member of the
firm or to an officer of the corpora ion far- wFiom 'it is intended, or
if deiivered at or sent by registered rn:;il to the last business address
known to him who gives the flotice.
1.06 4;ORK. 41ork shall mean the fiurnishing of all labor, materials, .
equipment and other incidentals necessary or convenient. to the success-
ful completion of all duties and obligations imposed by the Contract.
The Contractor shall not employ on the 4;ork any, unfit person or anyone
not skilled in the task assigned to him. 4;herever•a certified skill
is required the skilled worker shall have a valid certificate in his
possession during completion of the tlork. Unless otherttise stipulated,
the Contractor shall provide and pay for al.l materials, supplies, machin-
ery, equipment, tools, superintendence, labor, insurance, and all water,
light, power, fuel, transportation, and other facilities necessary for
the execution and completion of the ldork covered by the Contract Docu-
ments. The Contractor shall pay all sales, consumer, use and other
similar taxes, including occupational license or tax_ ~ ..
The Contractor shalt be responsible for initiating, maintaining and
supervising all safety precautions and programs in connection t~iith the
Work. This shall include complian=e frith-all applicable laws, ordi- _
nances, rules, regulations and lawrul orders of any public authority
having jurisdiction for the safety of persons or property.
1.06.01 Additional l•:or'r,. "Additional trork" is that which results from
a change or alteration in the plans or specifications resulting in over-
run in trork that has to be done under the contract. It is that t~rork
trhich is necessarily required in the performance of the contract, the
unit price of t~~hich has been established by bid items.
1.06.02 Extra 41ork. "Extra work" means the performance of work and
the furnishing o~ required labor and materials outside and entirely
independent of and not necessary to complete the contract, or something
done or furnished in excess of the requirements of the contract,.not
conte:rplated by the parties, and not controlled by the contract. No
extra t•~ork shall be started by the Contractor without authorization
from the Engineer.
1.07 THE PROJECT. The Project is the total construction program pre-
pared by the Engineer of trhich the.b;ork performed-under the Contract
Documents may be the tihoTe or a part.
1.03 tdORi:ING DAY APID CALEPlDAR DAY. Any.day, exclusive of Saturdays,
Sundays, and National Flolidays, on which treather and other conditions
ROt lrnder the COntr01 Of th° CQntraCtCr V/i11 peYmll. co r,str=ction opera-
ticns to proceed for a raa,ior part of tf~e day frith the normal t•rorking
force is considered a blorkina Uay. A Calendar Day is any day of the
+,r~2'r. or rr:orrth, no clays being excepted. _
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Section G.C.
1 .09 4lORK OP,DER.' A l•Jork .Order i s a ti~;ri tten order
requiring performance by the Contractor•of additioi
and kind specified in the Contract Documents. Any
purssant to a t:ork Order sha';1 be performed by the
unit or otherwise stated prices agreed upon in the
not be otherwise negotiable.
issued by the Engineer
tal work of the type
and all 41ork performed
Con%:ractor at the
Contract and sha'I1
1.10 CHANGE ORDER. A Change Order is a t~;ritten order issued by the
Engineer covering changes or modifications of the .plans or specifica-
tions, or both, t•~ithin the scope of the Contract. In addition to
such changes or modifications of the plans or specifications, or both,
the Change Order shall•set forth the basis of payment and time adjust-~
ments, if any, for the tdork affected by the Change Order.
1.11 SURETY. The Surety is the corporation, partnership or ~ir~divi•-
~dual, oilier than-the Contractor, executing a bond furnished 'by the
Contractor. ~. ..
1.12 SUBSTANTIALLY COMPLETE. By the term "Substantially Complete" .
is meant that the tlork, structure, or facility has been made suitable,
in the opinion of the Engineer, for use or occupancy, and is in condi-
tion to serve its intended. purpose, but still may require minor miscel-
laneous work or adjustment. ~ •
.1.13 COMPLETION. By the term "Completion" is meant that the 4Jork,
structure, facility or project performed under the Contract Documents ~.
is totally complete and in proper trorking order, operating as specified.
_ All t•;arranty and guarantee periods shall begin at the date of completion,
2.00 COilTROL OF 4JOR<.
2.01 P,ESPONSIBILITY OF THE EPlGIf1EER. The Engineer shall decide yues-
tions t•,hich may arise as to the quality and acceptability of materials
furnished, t•;ork performed, rate or progress of work, interpretation of
19orkiny Drawings, Plans and Specifications and all questions as to the
acceptable fulfillment of~the Contract Agreement on the part of the
Contractor_ The duties and responsiblities of the Engineer as set
forth herein shall not be extended except through vrritten consent of
E ...
th, .r.g ~ r:~?r znd one 0:•,r,?r:
2.01.01 Observation of the 41ork. All materials and•each part or de- ` .
tail of the tlorY, shall be subject at all times to.observation by the
Engineer and thr Owner, and the Contractor will be held strictly to
the intent of the Contract Documents in regard to quality of materi- .
., a]s, workmanship, and the diligent execution of the Contract. Obser-
vations may be made at the site or at the source of material supply,
~;::*etner Hill, rlarrt or shop. The Engineer shall be allo~:,ed access to
_ all oars o~ the 4lor~ ar,d shall b~ furnished ~~~ith such information and
,. assistance by the Contractor as is required to make his observations
~» and construction revie:•,.
~.
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Section G.C. :.
2.01.02 Acceptabil~ of 51ork. The Engineer`s decision as to-the
acceptability or adequacy of the.blork shall be final and binding upon ^~
the Contractor. The Contractor agrees to abide by the Engineer's de-
ci s i on rel a t i •re to the performance o!' the Dior{:... .
2.01.03 Engineer's Decisions. All claims of the 0:•rner or the Contrac-
for shall be presented to the Engineer for decision.
2.02 ARBITRATION. Any controversy or claim arising out of or relating
to this contract, or the breach thereof, shall be settled by arbitra-
tion in accordance with the Construction Industry Arbitration Rules
of the American Arbitration Association, and judgment upon the award
rendered by the Arbitrator(s) may be entered in any Court having juris-
diction thereof. Should there be any dispute or any questioned deci-~
siun of the Enyineer, it shall be promptly sub;rritted to arbitration
upon demand by either party to the dispute. The Contractor shall not
delay the tJork because arbitration proceedings are pending unless he
shall have written permission from the Engineer to do so and such de-
lay shall not extend beyond the time -vhen the arbitrators shall have
opportunity to determine whether the work shall continue or be suspended
pending decision by the arbitrators of such a dispute.• Any demand for
arbitration shall be in writing and shall be delivered to the Engineer
and the adverse party either by personal delivery or by registered mail
addressed to the last known address of each, ~vithin ten days of receipt
of the Engineer's decision, and in no event after final•payment has
been made and accepted. Should the Engineer fail within a reasonable
period to make a decision regarding a claim of .the Owner or Contractor,
a demand for arbitration may then be made as if the Engineer's decision
had been rendered against the party demanding arbitration.
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2.02.01 Arbitrators. h!o one shall be .qualified to act as an arbitra-
for :rho has direct y any financial interest in the Contract or who has
any business or family relationship with the 0:vner or Contractor or
the Engineer. Each arbitrator selected. shall be qualified by experience
and knowledge of the type of work involved in the matter to be submitted
to arbitration.
-:~•
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2 02.02 Procedure. Arbitration shall be in accordance :rith the proce-
dure and standards of the Construction Industry Arbitration Rules of ""
t~^ ".r:erican Arbitration Assocation then obtaining. _
~.
2.03 PLANS AND 410RKIPlG DP.Ar1If1GS. Plans will shosv details of all struc-
tures, lines, pipelines, grades, and a summary of items appearing on ~ •
the Proposal. The Contractor shall k~•ep one set of Plans available
on the Wor'r, at all times. -
The plans may be supplemented, from time to time, by such l•lorking Draw- "'
ir.~s as nec^ssary in the judgment of the Enyineer to ad~quatel~/ con-
trol ih=• 4krr and secure its proper porformarce. !•lorkiny Urasvings
'
shall be :
urnished by the Contractor to the Enyineer in every instance *~
;rh_•re custo~a materials or fabrications or eyu~ivalent items are im~olved.
.~
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Section G.C. ". '. '.
2.03.01 Working Drawings. Additionally, in the event the Engineer
determines that l•lorking Drawings are necessary, the Engineer shall
coa~•nunicate such fact in trritirg to the Contractor setting forth the
scope and detail of such flocking Orarings and the t-ir,~e within which
the same are to he submitted to the Engineer.
After submission of any 4lorking Drawings 'to the Engineer,. he shall
have a reasonable time thereafter -rithin which to examine the same.
The Contractor shall not proceed t•:ith 1•lork covered by 4lorking Draw-
ings until such time as a set of 4lorking Drawings, reviewed by the
Engineer, has been returned to the Contractor. The Contract price .~
shall include ttie cost of furnishing all 4lorking Drawings. .-. .
Review of Working Drawings by the Engineer shall not relieve the Con-~ .
tractor of his responsiblity.under the Contr•acY. far the satisfari:ory
completion of the block:
2.04 CONFORMITY t•IITH PLATS AND SPECIFICATIONS. A1.1 frock performed •
• and all materials furnished shall be in reasonable close conformity -
" with the lines, grades, dimensions and material requirements shown
on the plans or indicated in.the specifications.
" In the event the Engineer finds the materials or the finished product -
in which the materials are used not within reasonable close conformity
frith the Plans and Specifications, but that reasonable acceptable work '.
has been produced, he shall then make the determination if .the work
shall be accepted and remain in place. In this event the Engineer
_ will, in writing to the Contractor and Owner, state the basis for ac-
ce;~tance and provide for an appropriate adjustment in the contract
price for such tiork.or materials as he deems necessary to conform to
-his determination based on engineering judgment. -
In the event the Engineer finds the materials or the finished product -
in which the materials are used or the l•Jork performed are not in reasgn-
able close conformity with the Plaris and Specifications and have re-
suited in. an inferior or unsatisfactory product, the 41ork or materials
shall be removed and replaced or otherwise corrected by and at the
expense of the Contractor. - - -
2.05 !•lA?RP."ITY Ai!0 GUAR4iITEF. The stcccessful bidder may h' re~,uirod
to furnish a complete statement of the origin, composition and menu-
-- facture of any or all materials and equipment to be used in construc-
ti on of the 41ork.
.. The Contractor trarrants and guarantees to the Os`mer and Engineer that
all materials and equipment incorporated in the Project shall be new - .
unless otherwise specified, and that all l•lork shall be of good quality,
-,"r•>e frog faults and d^f~cts. The Contractor firrth~r ~•rarrar,ts and
•~•• C~l!r.'. t', ~CB> tIi;IL ail ~ii [)Or per'iY)r7:u'd In til ~ GCCU CIOn find (:O;Ilp l2tlOn O~f
the !;o r'; shall be performed -in a goon, skilled t•;orl:manl i{:e manner.
Section G.C.
a. Unit prices submitted .in the Contractor's Aroposal
b. Unit price. agreed upon
c. AcceptahTe lump sum
llhen in the judgment of the Engineer it is impracticable, .because of
the nature of the changed-work, to fix the amount to be paid for it
by any of the above methods, the amount payable shall be adjustable
on a Force Account basis as follows:
a. Labor. For all labor and foremen in direct charge .of the
specific operations, the Contractor shall receive the rate of
wage. (or scale) agreed upon in writing before beginning tvnrk
for each and every hour that said labor and foremen are actually
engaged in .such work.
An amount of 25n of the sum of the above items will also be paid
the Contraetor~to cover overhead, additional bond, property dam=.
age and liability insurance, tvorP.men's compensation, insurance
premiums, unemployment insurance contributions, and social recur-~
ity taxes
.~
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b. Ptaterials. For materials accepted by the Engineer and used,
the Contractor shall receiv
th "
e
e actual cost of such materials
delivered. on the laork, including transportation char
es
id b
g
pa
y
him (exclusive of machinery rentals as hereinafter set forth)
,
to which Cost lOn will be added.
..
c. lthen additional work on a Force Account basis is perfiormed
b
S
b
•
y a
u
contractor on the Project in accordance with the provi-
i
s
ons of a Force Account, a percentage based on the follo~~~ing '"
table twill be allowed as additional to the percentages in a. and
b. above to reimburse the p
i
r
r
me Cont
actor for the administrative
expenses incurred in connection ttith the t•!ork
Bid it
i
.
ems
n the
original Contract are not to be considered:
to $1,000 10~ «. _
X1,000 to $10,000 X100 plus 5% excess over $1,000
over X10
000 ...
,
X550 plus 2q excess over $10,000 _ "
Approval of this additional p~rcer.tage trill be mad. after receipted
i
i ~
m~o
ces are furnished by the Contractor. ,.
cl. For any machinery or special equipment (except small tools),
including fuel and lubricants, plus transportation costs, the use
of which has been authorized by the Engineer, the Contractor shall
receive the rental rates agreed upon in writing before such work
is begun for the actual tune that such equipment is ~in operation
on ti~~_ tlork.
~.. ~: .
e. ttiscllaneous . tlo additional allo~•rance trill he made Por general
su~~erintendences, the use of small tools, or other cost for t•rhich
no specific allo~~r ance is herein pr ovided.
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Section G.C.
The 4larranties and~Guaranties provided in this paragraph, 2.05, and
elsewhere in the Contract Documents shall be in addition to and not
in limitation of any other warranty of yuara.ntee or rr_riedy required
by la~~r or by the Contract Documents.
2.06 COMSTRUCTIOtJ STAKES. The-Engineer will furnish and set construc-
tion stakes establishing base lines, elevations and measuremznts neces-
sary to the propzr prosecution of the 4Jork contracted for under these
Specifications. .
The Contractor shall be held responsible for the preservation of all
stakes and mar'rs, and if any of the construction stakes or marks have
been carelessly or vrillfully destroyed or disturbed by the.Contrector,.
the cost of replacing them shall be charged against him.
The Contractor shall not procezd until he has made timely demand upon
the Engineer for, and received from him such stakes and instructions
as may be necessary as 41ork progresses. The 41ork shall be done in
close conformity with such stakes and instructions: .
2.07 FIELD OBSEkVATI0i1:~ All !Fork and materials shall be open at
all times to observation by the Engineer.
Tite Contractor shall give the Engineer reasonable notice of starting
new work and shall provide reasonable and necessary facilities for ~~ -
field observation, evzn to tt~e extznt of taking out portions of finished
work; in case such work .is found satisfactory, the cost of taking out ~ -
and replacing plus.l5~ shall, by appropriate changz order, be charged
to the 0•;rner. P;o Mork si:all 6e done at night without previous approval
of the Engineer.
._
. _ ...
2.08 PRE-COtISTRUCTIOiI COY EREPICE. Upon award of the Contract and
prior to Plotice to Proceed, a conference will be conducted tirith the
OYrnzr's representative, the Contractor, Subcontractors as the Engi-
neer may deem advisable, and the Engineer present. The purpose of
the conference is to correlate scheduling of t~rork items includzd in
the Contract, ar.d to discuss potential problems which may affect the
4lork.
3.00 SCOPE 0; LJORK.
3.01 C1IAt{GES Ill THE 410RK_ Through the Engineer, the Omer may at any
.. time during the progress of the 4torY. make alterations to the 41ork pro-
vided for in tiie Contract Uocuments ~•rithout consent of the Surety.
,. Thy Liork, as changed, shall be performed as if originally specified,
and shall in no ~raY imralidat~ the Contract. Any difference in cost
,~ ~ i; i:~tl l fl L' it l~d:_::.! til G~i d;id l;:: ~e;i ~'Y'C(8 i. f12 di!IL'Unt 01 is k' l.071traCt, dS the
case clay be. AdjusLr~?nts in the amounts to be paid to the Contractor
on account of chanced Bork shall b.: determined by one of the follaoing
• r:~thoca in the order listed, the earliest listed being used unless
ir.~;ractical:
Section G.C.
f. Compensa$ion. The Contractor's representative and the Engi- .
neer shall compare records of the cost of work done as ordered
on a Force Account basis. _ M
g. Statements. Statements shall be accompanied and supported r
by receipted invoices for all materials used and transportation
charges. ~o payment will be made for work performed on a Force
Account basis until the Contractor has furnished the Engineer
riith itemized statements of the cost of such Force Accounb work.
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3.02 CkIADIGE ORDER FORP1 ..
..
CHANGE ORDER N0.
DATE •
CONTRACT FOR
DATED •
T0:
COiiTRACTOP,
You are hereby requested to comply with the following changes from the
Contract Plans and Specifications:.
..
~r
Complete description of Decrease In Increase In
Changes: (If attachments Contract Contract
are, required to describe. Price Price
these changes, make re- ~ -
ferences thereto.)
Totals
Difference: Net Increase-Decrease ~.
in Contract Price
Prepared Ry
P,Eh~iRKS:
K,
,~,
~~
The time provided for completion in the contract is increased/decreased ~ ~
by calendar days, or not changed. -This document ..
shall become a supplement to the Contract and all provisions of the~con-
tract ~~rill apply thereto. ~ ..
• ~ = :~
The Ovrner will make payment for no change unless this form is executed "
in duplicate prior to commencement of the work involved in the ci:ange. •-~-
L'?on approval, one copy gill be returned to the Contractor, and one
copy will be retained by the 0~~mer. The Contractor's copy must be at- ~'
Cached to his copy of•the original contract.'
~...
Change Orders shall be numbered consecutively, fully describe the change ~`
to be made, state the basis of payment, and any change in the contract
time to be allo~~ted by reason of this change. - '*
LIST OF ATTACHiAEPITS:
..M
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aection G.C.
3.03 ADDENDUM FORM ~ .
".
ADDENDUM h10.
DATE
CONTRACT FOR
T0:
You are hereby advised of the following changes in the Contract Plans
and Specifications.
ADDENUU?i ACKNO;dLEDGED 6Y:
y
.~ Signature of Bidder Date
- PREPARED RY:
..
"" LIST OF ATTACIiMENTS:
Section G.C. ". ":.
4.00 GE;!cRAL SPECIFICATIONS.
4.01 C0:•1'",Et•1CEhIEtiT AhID COPiPLETI0P2 OE TtIE 1•IORiC. The Contractor shad
cc-::m~nce the ~•rork covered herein within ten (10} calendar days of is-
suance of Plotice to Proceed. The Contractor shall within thirty (30)
calendar days of lfotice to Proceed submit in writing to the Engineer
his proposed construction schedule. The Contractor shall then proceed
frith the work and shall complete same •arithin the period of time called
for in Special Provisions - Completion of the Vlork - following Plotice
to Proceed, unless the period for completion is extended as herein pro-
vided. Extensions of time will be granted the Contractor by the Owner
tirhen, in the opinion of the Engineer, such time delays are beyond the
control of the Contractor being due to circumstances which could not
reasonably be foreseen or avoided. Claims .for extensions of time shall
be made in writing to the Engineer no later than ten (10} clays after
occurrence of the event causing the delay. In the case of continuing
cause of delay, only one claim within the time specified shall be neces- '
secy. Failure to make such claim within the time specified shall con-
stitute waiver.of any claim.
4.02 LIQUIDATED DAt•IAGE. 1Jiaereas time is of the essence and failure
to cemol~te the work on a ti:aely basis will result in damages which
cannot be accuraiely assessed, if the work embraced by this contract •
is not substantiaiiy complete on or ber'ore the date sei for completion
or any extension thereof, and in lieu thereof, the Contractor shall
pay to file Owner as fixed, agreed and liquidated damages, and not as
a peralty, the sup called for in Special Provisions - Liquidated Damages,-
for each calendar day of delay until work is satisfactorily coinpleted:
4thatever sins may be due the Urrner as liquidated damages for delay may
b~ deducted from payments due the Contractor, or .the Contractor's
Surety. ..
4.03 INTENT OF PLANS AND SPECIFICATIONS. Anything mentioned in the
Specifications and not shown on the Plans, the Specifications shall •
govern. The Contractor shall not take advantage of any errors, cliscre- _
panties, or omissions ~•rhich may exist in the Plans or Specifications, _
but shall immediately call them to the attention of the Engineer whose
interpretation or correction thereof shall be conclusive and binding
on the Contractor. .
4.0< <;CCFP('„MC ilhen in the Contractor's opinion the ldor;; is com-
plete and ready for final inspection, the Contractor shall then pro-
vide such written notice to the Engineer. Upon receipt of written
notice that the b(ork is ready for final inspection and acceptance the
Engineer shall promptly make such inspection and, when he finds the _
ilort: acceptable under the Contract Documents and the Contract fully _~ _
performed, he shall notify the Contractor ofi this Acceptance as of the
date of the final inspection. If, however, the inspection discloses
c'. n~; ':~JYY, 1n l'%h712 Or' In t)r t, c:S belrl `; Un :lt l5 f;'.C t(;ry, thy' Ei!gIn~CY•
a;ill present the (:ontractor with a list of items req!riring correct-ion,
and th^ Contractor shall immediately tak^ necessary sups to make all
corrections. At this poir•t th^ Engineer may, at his discretion, deter- _
mire the flock to be Substantially Conolete. U;~on correction of the
l•ior'r., and subsequent written notice to the Engineer, another inspec-
tion will be made trhici~ shall constitute the final inspection provided
the t;orr, has been satisfactorily cor;pleted.
' aecLion u.L. _
4.05 CL4IMS FOR,ADJUSTh1ENT AND DISPUTE. If in any case the Contractor
deems that additional compensation is d
ue him for t+ork or material, not
clearly covered in the Contract or not ordered by the E
ditio
i
l
ng
na
neer as ad-
:•rork, the Contractor shall notify the Engineer in writing of
his intention to make claim for
h
suc
addfP:ional c:ampensation before
he begins the work on trhich he bases the clai
m. If such notification
is not given, and the Engineer is not afforded proper facilities b
Contractor for keepin
th
st
i
y
g
e
r
ct account of actual cost as required, then
.. the Contractor hereby agrees to w
i
a
ve any claim for such additional.
compensation. Such notice by the Contract
or, and the fiact that the
Engineer has kept account of the cost as aforesaid
strued
shall
,
not be con-
as proving or substantiating the validity of the claim. If
the claim, after considerati
h b .-
o
y the Engineer, is found to be just,
it trill be paid as additional work
as provided for herein under Section
. 7.10 - "Change Order".
,~
4.05 VfAIVER. ~It is expressly understood and agreed that any waiver
granted by the Engineer or Ow
ner of any term, provision or.covenant
of this Contract shall not constitute a precedent '~_
nor breach of the
same or any other terms, provisions or covenants of this Contract
Neither the acceptance
f
.
o
the l•tork by the Osrner nor the payment of
all or any part of the sum due the Contractor hereund
tute
'
.
er,
shall consti-
a traiver by the ONmer of any claim trhich the Oo-rner may have against
the Contractor or Suret
und
h ..
y
er
is Contract or otherwise ,
.
4.07 ASSIGN~NENT AND TP,ANSFER OF CONTRACT. The Contractor shall not
assign or transfer this Contract .
or part thereof or any interest there- •
in trithout consent in trriting of the O~ w~
rrner and Contractor's Surety.
The Contractor will be permitted to sublet a portion of the work
shall perform with his o:•m
but •
,
organization, work amounting to .not less
than 50 percent of the total contract cost
ex
,
cept that any items de-
signated in the contract as "specialty ite
"
ms
may be performed by sub-
. contract and the cost of any such specialty items
so performed by sub-
. contract may be deducted from the total cost before co
of :•:ork
mputing the amount
required to be performed by the Contractor with his otrn organi-
zation. t•!o sub-contracts ~_
.
, or transfer of .contract, shall release the
Contractor of his liability under th
e contract and bonds -
4.08 SUPEP,INTErlDENCE. The Contractor shall eTploy a competent super-
u;tend~nt :•;ho shall be sa n sFacf:ory to t`.he cngin~~r, and necessary assist-
ants :rho shall be in attendance of the Project during the progress of
the Vlorl;. The superintendent shall represent the Contractor and all
communications given to the superintendent shall be as binding as if
given to the Contractor. Important communications :•rill be confirmed
in :•rriting. Other cor~munications will be so confirmed upon :mitten
request in each case.
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x•09 ItISURAi1CP_ Thy Contractor shall i~~,r„udi<it~7y prcvicfe and niaitttain
adequate !•;orl:men's Ccmpensation Insurance for all labor on the 41or4;
under this Contract. The Contractor shall also obtain and maintain ~
Public Liability Insurance with limits of one hundred thousand dollars
..
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$eCt10n G.C.
for any one personyand three hundred thousand dollars for any one ac-
cident. Protection under said policies shall extend to the Owner and
Contractor. Certifications of such insurance sha71 be filed with 'the
0•:rn~r prior to commencement of operations. Propf of carriage of in-
surance by subcontractors shall also be 'furnished.
The Contractor shall furnish insurance as separate policies or by ad-
ditional endorsement to one of the above-mentioned policies and in
the amount set forth for Public Liability and Property Damage the fol-
lo~ring insurance: •
a. Contingent Liability.
b. Collapse of buildings or structures adjacent to excavation
(if excavations are to be performed adjacent to same.)
c. Damage to underground facilities.
d.. Contractor's Public Liability and Property llamage Insurance.
The Contractor shall procure and shall maintain during the
life of the Contract, Contractor's Public Liability Insurance
of not less than $150,000 for injuries including accidental
death, for each person, iiith a total of. $500,000 •for each
accident; and Contractor's Property Damage Insurance in an
amount of not less than 5150,000 on account of each accident
with a total liability of 5500,000.
e. Automobile Insurance - Bodily Injury and Property Damage.
The Contractor shall procure and maintain during the life of .
this Contract, automobile insurance in an amount not less
than 5150,000 for injuries, including accidental death, to
any one person and subject to the same limit for each person,
an amount not less than Y500,000 on account of one accident,
and automobile property damage insurance in an amount not less
than 550,000.
f. Builder's Risk. "All P.isk" form of coveraye insurance in
the amount adequate to protect the Otrner. The Builder's Risk
policy shall include as additional named insureds, tFte Ovrner,
the Engineer, and all subcontractors.
4.10 PP,OTECTION OF PUBLIC UTILITIES~AtiD OTHER ADJOINING PROPEP.TY. The .
Contractor shall take all reasonable precautions for the safety of, and
shall provide all reasonable protection to_prevent damage, injury, or
loss to other property at th, site or adjacent thereto, and tie shall be
17~:b1%' i0.' a:'.y aila all C~a1mS i0r SI:Ci'1 Ci~iCdj~ On aCCOllnt O t11S id11UrC
to fully provide such protection. The Contractor sha11 notify all pub-
lic utility companies forty-eight (46) hours prior to the commencement
of any trork in the vicinity bf the utilities. No work shall commence
"" until the utilities have been located and staked by the utility company
or trritten consent to proceed has been given by the Engineer. If utility
service must he interrupted the Contractor shall notify the head of local
" acL„inistrative s^rvices ('i.e. City htanader, Playor, City Clerk), as ap-
i:i ~CdJi:, olio 0%I it i:y USUY> ai C~i:elt Oy LII,'. IlliE`TYU11i.~1U;1 Oi a:rV-iCi' is-i.
least ttrrnty-pour (Z~) hour;: prior to interrl:ption_ Piotice shall con-
. SISt Of pUbllCdtlOn In d ~OCd~ tlcl•lspaper a11Ct~Or announccl*hnt~on local
radio or television sta%ions.
Section G.C.
x'..11 DAMAGE TO C0~(STRUCTION. The Contractor shall safeguard, until
all work embraced b$~ tfiis Contract is formally accepted, all construc- ,
tion, both complete and incomplete, against damage and destruction '
,
and should Barrage result, he dill be required to reconstruct or repair
it at his expense in a manner conforming to the Plans and Specifications !
.
In the absence of definite instructions in the Plans and Specifications
,
reconstruction shall be in a manner suitable to the Engineer.
-
4.12 PARTIAL PAYMEtiTS. At least ten days before each
r ,
p
ogress payment
falls due- (but not more often than once a month};'Contrac±or shall s
b
mit t µ
u
-
o Engineer for review an application for pa „ent filled out and
signed by Contractor coverin
the
k "
g
wor
completed as of the date of the
application and accompanied by such supporting documentation
i
as
s re-
quired by the Contract Documents and also as Engineer may reasonably ~
re
i
~ ^
qu
re. If payment is requested on the basis of materials grid
i
~~
~
equ
p-
ment not incorporated in the work but delivered and stored at the sit
e
or at another location agreed to in writing, the application for pay-
Went shall als
b
..• .
o
e accompanied by such data, satisfactory to Owner, as
- will establish Owner s title to th
e material and equipment and protect ~
his interest therein, including applicable ins ~"
urance. The Contractor
strap also warrant that .such material and equipment is suitabl
st
d
~
y
ore
so as to prevent damage or destruction. Each subsequent application
• f •`
or payment shall include receipts or other evidence that previous
progress payments received on account of the worr, Wore than 30 days •
-
i
t '"
.
pr
or
o the date of the current application for payment have been
applied to dischar
e C
t
t
'
g
on
rac
or
s obTi,gations reflected in prior
application for payment. .In lieu thereof
Contract
,
or may furnish
comple~e and legally effective reTeases.or waivers (satisfactor
to
O'
'
~
y
~mer
s attorney) of all liens that could arise. out of the Contract
Documents and the l
b .
a
or and services performed and the materials and
equipr~.ent furnished thereunder
Th
.
e amount of retainage with respect
to progress pa,~ments will be_as s~ipulated in these General Conditions.
If the. Contractor has made application for payment as required above
th ~
,
e Engineer shall issue a certificate for payment to the Owner with
a copy to the Contractor within seven (7)
l
ca
endar days after receipt
o` the application for such amount zs he dete
i
'
rm
nes
to be properly
due, less a l0Y retainag~.- After the Engineer has issued a certifi
t
ca
e
for paymznt, fhe Owner snail mate payment to the Contractor on or about
the tenth day following tie iss
uance of the certificate of payrrettt.
Engineer's recommendation of arty payrent req::ested in an application for
payment will constitute
-
a representation by him to O~,vner, based on
Engineer's on-site observations of the work i '"'
n progress as an experienced ~
and qualified design professional, and on his review of the applicatio ` .~
n
for payment and the accompanying data and schedules, that the work has
progressed to the point indicated; that, to the best of hfs knowledge
i
f
,
n
or^ation and itelief, the quality of the ;ror'r, is in accordance with
~
i
..
_
r.' ~o;i[:r4ct Uocurarn~.s (su;ject to an evaluation or the trork as a
f
ti
unc
oning project upal substantial coe;ol`tion, to the results of any
subsequent tests called f
i
or
n tee Contract Documents and any qualifi-
cations staled in his recorr:nendation); and that Contra
t
i ..,
c
or
s entitled
.,
~.
to payrnznt of the amount recommended_ llowzver, by recoiemending any
such pay;eni, Engineer sri11 rot therzby be dz<med to have represented
that he rade exhaustive or continuous on-sits .inspzctions to cheer, the
quality or the quantity of the vrork, or that he has reviewed tt~z means,
r:.zthods, techniques, sequences and procedures of construction.
-4.13 FIiIAL PAYt1ENT. Upon acceptance of the completed 4lork by .the En-
. gineer, he shall certify to the Owner that the whole.4Jork provided for
in this Contract has bezn completed. and accepted by him under the cond i-
tions and terms of the Contract Documents, and he shall approve the
final estimate of the tlork and issue a fiinal certificate of payment.
4lhereupon the entire balance found to be due to the Contractor, includ-
ing said retained percentage but excepting such sum as may be retrained
lawfully by said Ovrner, shall be paid to the fontractor by the Owner •in
accordance with the Contract Agreement and existing State law. Before
payment of the final estimate, the Contractor shall submit evidence .
satisfactory to the Owner that all payrolls, material bills, and out-
standing indebtedness in connection with this~Contract have been paid.
;Jeither the Certificate of Acceptance nor the final payment shall re-_
lieve the Contractor of the obligations of any provision in the Con-
tract Documents or for fulfillment of any vrarranty which may be required
in the Contract. ~ •
4.14 I!•IOE1•lilITY. The Contractor agrees to indemnify and save the Ovm er
harmless against all claims of third parties arising out of the construe-
tion. This protection shall include, but not be limited to, the fiollow-
ing: claims or liens of mechanics or materials men, claims for personal
injury or property damages, claims of patent infringements or the use
of any articles, material, equipment or process that may be patented,
and claims for injuries to workmen employed in the construction.
.,
...
~.
Section G.C.
4.15 LAMS AND ORDIN;9!lCES. The Contractor shal"I at all times observe
and comply with all Federal, State and local laws, ordinances and regu-
lations trhich in any manner affect the Contract or Mork and shall in- ~•
demnify and save harmless the Ovrner against any claim a wising from the
violations of any-such laws, ordinances, and regulations, trhether by '"
the Contractor or his employees, except vrhere such violations are called
for by the provision of the Contract Documents.
If the Contractor performs .any Mork, knowing it to be contrary to such
lays, ordinances, rues and regulations, and vrithout vrritten notice
to the Engineer, he shall bear all costs arising therefrom...
4.16 CONSTP,UCTION GUAP,APITEE. The Contractor shall supply to the Owner
• on the form provided, a guarantee that any portion of the 4lork failing ,,.
to operate properly vrill he replaced or repaired at no cost to the
Owner for one (1) year from date of completion and further that any in-
dividual item of Work requiring repair or replacement during the above
guarantee period shall carry a similar guarantee of one (1) year from
the date of its repair or replacement. In addition, the Contractor
shall be responsible for furnishing three printed sets of detailed plans.
and specifications concerning the operation and maintenance of any '~
mechanical or electrical equipment and including enough detail to verify
compliance with the intent of the specifications.
4.17 CO~JSTizUCTIOiJ GUARAWTEE FORi4
4.18 SPECIAL PP,OVISION. The follovring conditions shall be considered:
a part of these Contract Dxun;er.ts.
..
4.18.01 Com letion o_ the 4!or'r.. The period for completion of the t•lork
shall be _~ ( ) calendar days. .,
4.18.02 Liquidated DamaGes. The amn!!nt set for liquidated damages
shall be ( ) dollars per .
day.
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Section G.C.
4.17 CONSTRUCTION GUARANTEE FORfd.
CONSTRUCTIONI GUARANTEE
The Contractor does hereby guarantee to the Owner, that any equipment,•
materials or other products involved in the 4Jork, including the completed
41ork or any part thereof, failing to operate properly shall be.replaced
or repaired at no cost to the Owner for a period of one (1) year from
the-date of completion and acceptance of the ~~iork; further, thai: any
individual item of equipment, material, and/or workmanship requiring
repair, replacement or correction during the above guarantee period
shall be similarly guaranteed for a period of one (1) year from date
of said repair, replacement or correction. All repairs, replacements
or corrections shall be commenced within a reasonable time after notice
of such deficiencies, and t~ihat constitutes. a reasonable period of time
shall be construed in light of the magnitude and exigency of the need
for such repair, replacement or correction.
Authorized P.epresentative of Contractor
O~ae
JeCt701; G. C.
5.vu I~iSTRUCTIOi!'TO BIDDERS
5.01 Li`IITATIOrl FOR BIDS. Sealed bids r•rill be received and opened
at -__-. _- _. _-.-. - -
at ~ for the furnishing of all materials
and she labor an equip~ent in performing all operations necessary for -
the construction specified i~erein for thz
~~
Plans and Specifications are available from Eldorado Engineering Corpany,
Glenwood Springs, Colorado, for $40.00 per set.. ~ _
'~. 'rlo.refund rill b2 made for returned plans or specifications. -
- Each bid-must be accompanied by a bid bond or certified check in the
ar~rount of 10% of the bid. The Proposal Guaranties accompanying the ~ .
" ~ three lowest-bids ray bz held until the Contract is awardzd, provided '
w this period does not exceed thirty calendar days. The Proposal Guaranties
accompanying the other bids ;•:ill be returned prompi1y after the bid
prices have been tempered.
The G•,mer reserves•the right to reject any or all bids or accept ;•:hat
is, in his judgment, the best bid.
Tne Bid and Proposal Guarantee rust bz placed in one envelope securely
sealed therein and labeled __________
5.02 A:lARU OE COiITP.ACT F:PiD FUR~IISHI~IG GE PEr'.FORMAIICE BOPlD. The Con-
tract will be a;rarded as soon as practicable, to the lc~dest responsible
bidder whose proposal complies with the requirements of the document,
provided this proposal is reasonable and it is in the interest of.thz
Cvm er to accept it. .
T;~~ ry~n°r rejerVeS the rl^~^~. biSSed cn COnSlderatl0n Cf all factor;
i.^,volve~i, to reject any or all proposals and to waive any informality
-• - in proposals received.
The successful bidder ;•rill be required to -furnish an unconditioned '
perfor~:.ance and payment bond executed as surety by a corporation authorized
to issc;e surety bonds in fife State of Colorado and satisfactory to
the G;:nzr.
;CCi oor,d snail b.~ in a pe
price conditioned upon the
te.;:i,,;s, conven:urts, ier~rs
and upor. prer~pt paya:ent of
labor and materials in fife
. docu~~~nts.
tai sr:~a equal ti
perfnrmancc of
co.:ditions and
the Con%ractcr
prosecution of
~ tirz amucuit of the contract
the Contractor oP all ander-
agreerrents of the contract;
to all persons supplying
the ;•iork prrovided in the
In addition, 'the bond shall provide that if the ~
.subcontractor fails to duly pay for ar.y labor>rnaterials~ teamhhire,
sustenance, taxes, provisions, provender or other supplies used or
concurred by such Contractor or his subcontractor in performance of
the r~rork contracted to he done, ~,:he Surety frill pay tl~e~sane •in an ,.,
ar~;ount not exceeding the sun specified in the bond.
5.03 LIST OF SUPPLIcP,S AiID SU3COPITRfiCTQRS. The successr'ul bidder
should at the time of the pre-construction conference submit to the
Engineer a complete list of suppliers of all materials and equipment
~. and a list of all subcontractors, itemized as to the items of work
to be done by each subcontractor. w
. ~,.
. ~ .:
;.:~.
_. ~ ,
. ~. ~ .,
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5.04 tiOTICE TO~BIDDERS. It is recomr~;ended that bidders on this
project go over the specifiication details vrith the engineering
representative of this project:
Eldorado Engineering Company
P.O. Box 609 - 823 Blake Avenue
Glen;vood Springs, Colorado 81601
(303) 945-8595
The Project site :vill be shown to all interested Contractors by
appointment
only on the
Unless otherwise specified, all materials which :•rill become a part of
the completed work shall be new and shall conform to the .specifications
referred to herein.
t4henever an item of equipment or material is specified by a brand or
manufacturer's name, the Contractor shall determine bid prices on the
basis of said specification and said bid prices shall be used in deter-
mining the low bidders.
Equipment and materials specified 5y a brand or manufacturer's name is
so specified to define a desired result and to insure cornpetitive bid-
ding on an equal basis; however, any specification of equipment or
material sa specified shall be considered to be followed by the words
"or equal" vrhether or not the words "or equal" appear with the .
specification. Trte Contractor shall make diligent effort to procure
the specified materials from any and all sources, but vrhere materials
required by the Specifications become unavailable, substitute materials
may 6e used, provided That no substitute materials shall be used :vithout
Wi•ltten approval of the Engineer, and arritten approval to state the
amount of the adjustment, if any, io be made ir, favor of the Owner.
The Engineer's determination as to srhetfter substitution shall be per-
muted and as to vrhat substitute materials may be used shall be final
and conclusive. If the subs tit:ae materials approved are of less
value to the Owner or involve less cost to the Contractor than the
materials specified, an adjustment shall be made in favor of the Owner
b}' an appropriate chin ordr.
The cost of furnisfiirg, transporting, storing and otherwise handlin
material shall be included in the bid price regardless of whether the
material is an item specifically co•iered by a bid price or is included
-. in the bid price for work in :•rhich the material is required.
All easer;;ents not previo:aly acquired are ih the process. of being
.„, neGOt1Zl t2!t a(Id shoo': r{ F." i'c r•:•7V°C. 'rl0r v0 iil C': (fi'i! V 'a'
. ~. i~OWZ~,.f, tile,
a US ~i?CE Of a71 ed Snl;hnt In One Bred early In tf?e tens traction period
• shall not censtitut~~• any cause fo'r• delay provided erork may be per-
_• forned at another location ;;itr;ou~ undue hardship.
5.05 6ID
Proposal to
hereinafter called the Owner.
The undersigned is skilled and experienced in the use and interpretation
of plans and specifications. Having carefully revie'.red the plans and
specifications for
as prepared by the Engineer and finding them free of ambiguities and
sufficient for bid purpose; furttrer, having carefully examined the
site of the Saork and, frcm his o;•rn observations, has satisfied himself
as to the nature and location of the :•rork, the character, quality and
quantity of materials, and the d1fflCUlt12S likely to be encountered,
and other items which may affect the performance of the work, the:under-
signed purposes to furnish all labor, equipment, material, supervision,
technical and professional services required to complete the 1•lork in
strict accordance faith the Contract Documents accepting in full payment
the prices stated opposite respective bid items contained in the attached
Bid Schedule.
The undersigned has based his bid solely on the Contract Documents and .
his observations and has not relied in any lacy on any explanation or .
interpretation, oral or :•rritten, from any other source; further, he
has carefully checked all figures entered in the Proposal Form Schedule
of Quantities and Prices and agrees the Owner will noi; be responsible
for any errors or omissions on th^ part of the undersigned in preparing
his proposal. Any discrepancy :ahici: exists between the bid prices as
shoo-rn in words and numbers, the value shown in vrords silall govern. The
undersigned in no :•ray assu~~.es liability for negligence of the engineer.
The undersigned cer*_ifies that this bid will not be withdrawn for.forty-
five (~5) days after bid opening. If awarded the contract, t're undersigned
agrees to execute said Contract P.greement and to furnish the specified
bond and dr171iCdt2 pOllCleS Of Ii;SUranCe a5 required by-the General Con-
diticns of file Specifications :•rithin ten (10) calendar days From and
after the date of written notice of a:vard and submission of said Contract
Agreement by the Ormer.
Attached hereto and made part of this bid by reference are the following:
(a) aid Schedule of Quantities
(b) Gid Cond or Certified Check
(c) Acknowledged Addendums (if
and Prices
any)
!"li-i:l Ik:i:i:' F!n~~...i~C (IrC:ij _--__. __.._._
Signa~ure o. k'reoidirlg U1 ~ leer----
Date of Proposal
(Corporate Seal of Corporation)
S.Oo BID SCHECULE OF QUAiITITIES APiD PRICES
BID SCHEDL'L
Total Bid Amount in 4lords -
Total Bid Amount in Plumbers .
Company Hame
Company Address
By:
Signature
~'
flame in Print
Tide
_. ._ _ _ ~.
7. V/
NOTICE..OF A`NARD -
To
PROJECT Description:
The ObVNER has considered the BID submitted by you for the above described
WORK in response [o its Advertisement for Bids dated , 19 ,
and Information for Bidders. -
You are hereby notified that your BID has been accepted for items in the amount
of S
You are required by the Information for Bidders to execute the Agreement and fur- .
nish the required CONTRACTOR'S Performance BOND, Payment BOND and certifi-
cates of insurance within ten (10) calendar days from the date of this Notice to you.
If you fail to execute said Agreement and to furnish said BONDS within ten (10J
days from the date of this Notice, said ObVNER will be entitled to consider all your
rights arising out of the 04VNER'S acceptance of your BID as abandoned and as a for-
feiture of your BID BOND. The OWNER will be entitled to such other rights as may be
granted bylaw. -
You are required to return an acknowledged copy of this NOTICE OF AWARD to
the O~~VI~TER.
Dated this day of ,19 - -
By
~^ Title
`" ACCEPTANCE OF NOTICE
Receipt of the above NOTICE OF AWARD is hereby acknowledged
b ~' --- ----- ----
.4 this the -------------- -clay of -- ------•• 1`t -
r
1 "; -- ---------- - ---- - ----
., Ti t I e ---- ------- ----
I
.»
__ _ _ _
J. UJ ~ ~ ~ '
AGAcE;biEYT
TFIIS AGREEMENT, made this -day of. 19 ,hY
and between __, hereinafter ca)1ed "OVNNER"
(Name of Owrnq, (an tnJnlGu~q
and doing business as (an individual,) or (a
partnership,) or (a corporation) hereinafter called "CONT'RACTOR".
~VITNESSETH: That for and in consideration of the payments and agreements herein-
aftermentioned: ' .~
1. The CONTRACTOR will commence end complete the construction of
2. The CONTRACTOR will furnish all of the material, supplies, tools, equipment,
labor and other services necessary for the construction and completion of the PROJECT
described herein.
3. The CONTRACTOR will commence the work required by the CONTRACT DOC-
UvIENTS within calendai days after the date of the NOTICE TO PRO-
. GEED and•will complete the same within calendar days unless the period
for completion is e:ctended otherwise by the CONTRACT DOCUMENTS. '
-t. The CONTRACTOR agrees to perform all of the WOP.Y. described in the CON-
TRACT DOCUMENTS and comply with the terms therein for the sum of $
or as shown in the E'ID schedule. ,
5. The term "CONTRACT DOCUMENTS" means and includes the following:
(A) Advertisement For BIDS
(B) Instructions to BIGDERS
(~) i70 ~-.i CE t0 DIDt)~_i:5
(D) BID
(E) EID 13Gi~D
(F) Agree(aerrt
t
(
Secticn G. C.
5.05 cont.
(G) Ger,~ral Conditions
(H) Special Conditions
(I) Payment Bond ~-
(J) Performance Bond
( :) NOTICE OF-AtJARD '
(L) rtuTICE TO PROCEED
(t•1) CHAf~GE ORDER
(fl) 'DRAWINGS prepared by •
numbered through
19
(0) SPECIFICATION'S prepared or issued by .
p>.
.
" `" -
.,
~'
..
~.
..
dated , 1g
~,
(P) ADDENDA:
No. .dated , 19 ~ - ~
. .. .
~ro• - .dated , 19 -- r
No. ,dated , 19 ..
No. ,dated
~, 19 ~.
No. - . dated -, 19 .~
No. .dated -, 19 •
G. 'Cho O~V~BIZ will p ay to the COiVTRACTOIZ in the manner and at such times as .~
set forth in the General Conditions such amounts as required by the CONTRACT "'"
DO
CU~IEivTS.
. _.
7. This Agreernen[ shall be binding upon all parties hereto and their respective ~.
heirs, er,rcutors, administrators, surcessors, and aligns. .w
I\' ~':'I"i'\~F.SS ~-VI-IF•.REOF, the parties hereto have executed, or caused to be executed
by t}r:ir duly authorized officials, this Agreement in (_ ) each of
rNUmMr of Copie>)
r:hich shall be deemed an original on the date first above written.
~.
_; and dated
{SEAL)
ATTEST:
Name __
Title ____
(SEAL)
ATTEST:
Name
<Pleaae Trwl
~_
(Ponesa Type)
.. vvV1V.C,K:
BI
'name
Title -
(Please TYPn) -- ~~`
__._
5 . a~
tdOTtCE TO PROCEcD
To: ,
Date:
Project: __
You are hereby notified to commence WORK in accordance with the Agreement
dated _.~__ 19 on or befa•e _
are to complete the WORK within -' 19--~ and. you.
The slate of completion of all WORK is [hereforeonsecutive ralendar days [hereafter.
, 19
-_
owns.
. By
Title -_
ACCEPTA\TCE OF \iOTICS
Receipt of the above i\,'OTICE TO PRO-
CEED is hereby acknowledged by
this the da}
of -, 19_
U.,
Title
DIVISIO;! I
G'tiJERAL REQUIREh1Er`!TS
0.00 DESCP.IPTIO~. It is the intent ofi this Section to describe
general items that affect the trork. The Contractor shall be
responsible for compliance ~rlitfi all items specified 'Herein. 'this
Section supplements and is in addition to items in the General
Conditions.
1.00 GENERAL. pork to be done urider this Contract consists o''
furnishing all labor, materials; equipment and incidental items •
-. and performing all operations necessary to compete the work in ~ _
• accordance tirith the Plans and Specifications, ••
- The Bidder is required to examine carefully the site of the
proposed work, the Proposal, Plans and Specifications. He sha11 '
satisfy himself as to the character, quality and quantities .of
tirork to be performed, materials to be furnished and the require- .
ments of these Specifications. The submission of a Proposal.shal'1
be evidence that the Bidder has made such an examination.
-» 2.00 PLAidS At{D SPECIFICATIONS. The intent of the Plans and
Specifications is to describe the required work in its entirety,.
. including the materials and equipment required, quality control
and testin_standards, etc. The .Contractor shall furnish all labor,
equipment, material, appurtenances. and accessories trhich may b2 j-e- ~-
quired to corpete the tirork. Ali such items ',•rhich are not specifi-
cally mentioned but which are a required part of the trork shall be
furnished and installed by the Contractor.
2.01 PLAiI ACCURACY Ai{0 EXISTItJG UTILITIES. Every effort has been
made to identify and verify all existing facilities and utilities.
Hcwsver, sor:__ o` .thi ir,For-~aien :;as trk~n Prom old dras•rings and
utility company maps pert-in~nc to the site.
- As such, some of the information relating to locations, sizes, or
. elevation of existing facilities should be considered only approxi-
mate. Tt shall be the responsibility of the Contractor to contact.
the appro~riaie representatives of utility companies prior to the -
~, corr:;~ncement ofi :;ork :vhich might affect utility installations and
t0 S^CU r~ frOf7 such r:^.!)rft i°;!~a t'IV'S in Fo n::a Lion a5 tU aCCUrdt^
lOCdia Ul), S'i Z:' d11 C! t;fpe Ui SL'Ch lnit3! iat70nS. fhe Contractor Shall
assure= all responsibility for protection, repair and relocation of
all such ite~as encountered. Should repair or replacelaent be required,
the :•rorr sh_Ill be perfor~~~ed -according to file requirements of the
i •
respective utility company.
3.00 A88REVIATIO({S. tJhzrever thz following abbreviations are
used in these Specifications or on the Plans, they shall bz con-
strued the same as the respective expressions represented:
h~ .
A.C.I. American Concrete Institute
'
A.S.T.t4. American .
Society for Testing & tlaterials
C.R.S.I.
A
1J
41
A Concrete
~ Reinforcing Steel Institute
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A
I
S
C American 4Jater 4{orks Association .»
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.
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.
A.A.S.N.T.O. American
American Institute of Steel Construction
Ass
i
ti
'"
oc
a
on of State Highway
~
Transportaticn Officials
I{. E.C..
P1
E
t4
A-
National .
Electric Code
.
.
. t{ational Electrical tianufacturers Association "".
• - .•
3.O1 STA7IUARD SPECIFICATION REFERENCE. 4lhere reference is made ~ ~ ~w
in these Specifications to other Standard Specifications, it is the
intent that the latest available revision of the Specification re-
ferenced be used. All portions of the Standard Specification re-
ferenced shall be considered a part of these Specifications unless ~ ~
specifically superceded herein.
~.
4.00 C0;{STP.UCTIOt{ STAi:IiJG. All control line and control elevation
staking trill bz perfo•rmed by Eldorado Enyinezring Company, 823.81ake
A•renue, Glenwood Springs, Cclorado 51601. The Contractor shall be ""
responsible for protecting all stakes set for his use. Stakes t•~hich
must be rzset for control after initial stakeout wi]1 be rep aced at
the Contractor's expense at the Engineer's current rate for a 3-man • '"
survey party. A minimum of 48 hours notice is required for all
field staking.
5.00 PERi1ITS AND EASE(•IEP(TS. The Otrner shall provide permanent ~'
construct-ion and maintenance easements. flaps of these easements
bill C°_ f?d C~2 aV377<?b12 Uy70n rCi~u"?St 8(i!'~~^ur at the pre-con strUCi,lOn
conference. The O~dner trill provide permission for trork ~
on all public and private propzrty and right-of-tray; all other
permits required shall be securzd prior to cornencement of work
and at file Contractor's own expense.
Tito Contractor shall be responsible for securing any and all access •~"
rights he ray require for construction convznience with private ..•
111;!1VlCl'J~tl dil Ci lilnG04; r1 ~'~.°5 27C11J t!'. E' is ilS21G%'nt route. Tne
Contractor shill provide the Er;yineer evidence of agreements for such ""'
access rigiiis.
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6.00 Sl1BSTITUTIGtI OF 1~IATERIALS. At nu time shall materials be
.su~stituted for those sho:.n on the drawings or called •For in the•
' Specifications, unless :written approval is obtained iro_m the
Engineer. Requests for such ::abstitutes shall be made to the Eng~ine<r .
in writing prior to construction. Any deviation from the Plans and
Specifications sha17 be accompanied 6y a written directive of the -
Engineer or his representative. - -
7.00 REQUIREhtcIITS FOR OTNcR AGEFlCIES. "tdhere construction work is ~ ~ -_
being performed in areas t•:hich affect other agencies, such as public
utilities, the construction work shall be done in strict compliance .
with the requirements and specifications of these agencies. Adequate
• notice shall be. given to these agencies prior to i:he.start of con-
• - struction for verification of locations. ~ _ ~ .~
- ~ 8.00 INTERRU?TION OF SERVICES. When interruption of uti1iti_es___ _^• ~ -
wi17 tie necessary during construction, 48 hours notice will -
be given to the affected parties to minimize inconveniance.'~ ~•-• .~._
9.00 COiiTROLLEO AREA OR 1•lORK. The Contractor sha17 confine all
the construction :•;ork; storase of materials and all related activities
to the public roadways, utility easements, or construction areas
designated by the Engineer. Access and egress to the ti•;ork area
shall be minimized to specifiic paints. -
10.00 ItiTE?,?RETf;TTO;t OF ESTIi•1ATED QUAfITITTES. Bidders are cautioned
that the estimated quantities in the Bid Schedule are approximate •
only anct are prepared fior tie comparison of bids. The basis of pay-.._'''
mint toill be actual nuantities of a;ork performed and accepted. -. - .
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11.00 TEtdPORARY FACILITIES. The Contractor at his expense shal•!
provide all necessary temporary facilities far his construction -
• convenience or to meet local, state or fiederal requirements including _
but not limited to potable wafer, sanitary t•~aste facilities, pr,4>r
12.00 CLEAiI-U?. The Contractor i•:iil be responsible for cleaning -
- up the job site daring and after construction. -All rubbish, treys,
bro'sen pipe and other materials on the job site must 62, removed. •
Final cyan-t:p Host be approved and accepted by the O:~ner before ~. '
... ~h°_ CC TtraCt r,;ay be CCi: S-!C~•?rc_d CCii x!11 ?tP.. ~ ~ ~ .. ~ -
13.00 FiFf:Sll;;et•i`.=ii i ,AMU G;1S i 5 Or Y!',1'i~lr:?iT_ Payment. for trork done
. ..
~ M.
shall b~ as defiiaed in PIEASUREh1:.ti7 A;iD i3ASI5 •OF PAYi•1EtiT. .Payment
shall be corplete co~:persation far kite r~crk unit: comple•ked and
sha11 ca~sist of furnishing and insta1~lirg a't'I materials and "
equiprent, labor and other items related to the riork. All inci-
dentals not specifically mentioned shall b2 paid for as part of
the Mork unit they are related to. ..
hiobilizatian and Demobilization shall be paid for as a lump sum
-and shall include all costs inveived in moving onto the site and .
removal of equipement from the site, as well as final site clean-
up. Fto more than 50X of the bid item shall be paid fur on i:ha first
pay estimate; at least 25% of the bid amount shall be paid for iri .~
the final pay estimate.
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'; SECTIOTJ 02200
EARTHiJORX ~ •
1.00 GEtlERAL
1.01 Scope. 41ork to be performed under this section sha]1
include all labor, equipment, materials and miscellaneous
items necessary to perform all eleariny and grubbing, excavation,
filling, compacting, testing and related work not specified
.. elsewhere, as shown on the dralring and required by the specifica=
tions.
A,11 arork trithin the rights-of-way of thr: Colorado bivis•ian of
High;vays, County Goverrmerlts or tiunicipal Governments shall be
done in compliance with requirements issued by those agencies.
All such requirem~mts shall take precedence over these specifica-
Lions. It shall be the Contractor's responsibility to secure all
,. required excavation p?rntits and pay•all.costs thereof.
,~ 1.C2 Related tlork Specified Elsewhere -
).03 Field Conditiohs.
A. Surface Improvements. Protect from damage or restore
to their original condition, all surface improver:.ents
encountered during construction. Said in?~rover;ants shall
include but not be limited to the following: surfacing,
sidewalks, curbs, valley gutters, trees and shrubs, other
improv>!a~nts.
B. Und?'roround Utilities. Protect from da.^age any under_
ground pipes, utilities or structures encountered during
construction. P.estore any damaged underground obstructions.
to their original condition at no cost to the Owner unless
- evidence of other arrangements satisfactory to all parties
are presented to the O;vr,er.
i~C i~OfC l'C~TidcrlClr!g L'iO i'i:, GSi:dlil 7n 0'. ~7Ii!;:lOn CCin Ct":rn ing
t r F
li)caLir)n, Yp> %nii ei;..ent 0. CCnCC'el~d CX1Stlhg -~
utili~i.s
02200 - 1
on the rite and adjacent properties.- Consult records and
personnel of local utility companies, municipal utility
departments and telephone company. File tlotice or" Excava-
tion ~•rith these agencies prior to commencing r;ork.
Underground obstructions known ib the Engineer, except
service lines, are shotirn on the drawings or otherwise
referred to in the specifications. The locations sho~rrn
may prove to he inaccurate and other obstructions not
shown may be encountered. In any case, it shall ba the
responsibility of the Contractor to verify actual locations
and to protect or restore all underground obstructions "'~
encountered.
C. Soil Conditions. It shall be the responsibility of tha ~»
Contractor to examine soil conditions and characteristics,
including the presence of ground~rrate'r that will be encountered `•
tirithin the limits of excavation. Y.no~+m locations of extra- ~ ,~
.ordinary soil types and anticipated presence of groundwater
•are shown on the plans. Absence of such information does
not imply such conditions do not exist but simply that they
are not expected to exist.
1.04 Protection of 1•lork
A. Safety. All excavation shall be protected by barricades, :
lights, signs, etc. as required by yoverning federal, state
artd local safely codes and regulations.. *'
B. Sheeting, Shoring and Sracir.g. Except where banks are
cut back on a stable slope, provide and maintain all sheeting s
necessary to protect adjoining grades and structures from
caving, sliding, erosion or other damage, and suitable forms ~,
of protection against bodily injury, all in accordaice tirith .,
applicable codes and yoverning authorities.
r
Rer~;ove sheetir,y and shoring as excavations are backfilled ,
in a manner to protect the construction or other structures, ~
utilities or preperty. Do not remove any sheeting after ~•
bac{:filling.
(:. Site i?ra!ra~ E.;:c-vacion io be procect:.d from sur;ac~ ..
water at all times.
1.05 3lasting. fio blasting shall be permitted s•;ithout writter, ~.
consent ofi Engineers. F;lastiny shall be done only after Engineer
received permission from the appropriate yovernm~ntal authorityes). .M
61asi:iny shall be perforred only 5y properly licensed, experienced
! r ~ ~ r h that no d<;mage to any property or
inc.i ri.lual.. and in a m<.nne. sec `~
t;:.,..a:~ trill o-.:c~!i d:; .. eitt..:~r io Ci~~ bias u;~ c~b~°i~. F,ll dar.:~:~~
.~
<ts %he result o~ blasting? shall be repaired, at the Cont.ractor's .
~
e;;p^nse, to the satisfaction of tiro engineer-. ~"`
02200-'l.
All earth oi; rock loosened by blasting ahall be removed from the
trench prior to pipeline installation.
1.0u Construction in Streets.. k,nen construct'iori operations are
located within streets make provisions at cross streets and rral4;s
for free passage of vehicles and .pedestrians. Do not block streets
or walks r•~ithout prior approval.
2.00 i~iATERIALS. All materials for construction fills and backfills
shall meet specified requirements for gradation and other factors
defining suitability for the intended use. All classes of suitable
material shall be free from perishable matter, debris, frozen material
and stones and/or cemented pieces larger than permitted by the specified
gradation. Classification of materials shall be as follows:
2.01 Materials for Structure Backfill. Structure backfill shall
be composed of materials designated as Class A; Class B or Class
' C. .Class of material still be as shown on the plans or as designated.
A. Class A Structure Backfill (CD04 Section 703.06- Class-7).
- Class A structure backfill shall be composed of materials
from excavations, barrow areas, or other sources. This material
shall conform to the following requirements tihen tested with
laboratory sieves:
Sieve Designation - % by 4ieight Passing Las Sieve;
2 inch 100
tJo. S 30 - 100
fio. 50 b0 max.
_ tJo, 200 5 - 20
~_ In addition, this material'sha]1 have a liquid limit not _
.exceeding 35 and a plasticity index of not over 6 -•ihen -
deterrined in conformity wit'r. A.5SHT0 T69 and T 90.
B. Class B Structure Backfill (CCOH Section 703.03 - Class 6),
Class B structure shall consist of crush°d stone, crushed
- Sla'J, Cr!IS41°•:i C!ra`!>i, Or n(l1t.i!'fal n:"dV°' ConiCYPllnq t0 th' -
follo;~iny require,~,enc; ~•rhen tested with laboratory sieves.
Sieve Designation `/, by 1?eight Passing Lab. Sieves
- 3/4 Inch 100 ~- -
No. 4 30 - 65
L'o. S 25 - 55
t;o. '100 - :, -- 12
ozzoo-~
In addition, this naterial shal'I have a liquid limit
not exceeding 3G and a olasticity index of not over G
arhen determined in conformity with AASHTO T69 and •f90.
C. Class C' Structure 't>a.cl:fill (CI;GiI Section 703.03 - Class 2).
Class C structure backfill shall be compo:~d of suitable
materials developed on the project. If file material con_ains
rock fragments that in the opinion of the engineer will tie
injurious to the structure, the native material :•rill not be
used for backfiiling and the Contractor wi71 be required to
furnish Class A structure backfil•I material at a unit price ~ ~.
mutually agreed upon between Contractor and Ovmer.•
2.02 Topsoil. Topsoil shall consist of selectively excavated,•
loose, friable loam reasonably free to admirt:ures of subsoil,
refuse, stumps, roots, roc'rs, brush, weeds or other material which "`
vrou1d be detrimental to the proper development of vegetative
growth.
3.00 METHODS AtdD PP.OCEDURES
3.01 Site Preparation `~
.~
A. Clparing..P,emove all vegetation, stumps, roots, organic ~,
r„after, debris and other miscellaneous structures and materials.
from.v;ork site. Dispose of off-site. ~,
B. Topsoil Removal. Strip existing tcpsoil from all areas "`
to be disturbed by construction. Topsoil to be stockpiled ~,
separately from excavated materials.
C. Pavement Removal. Asphalt ar;d bituminous pavements to
be cut to the full depth of pavement with a vertical face ""
in a straight line to the limit of excavation. ~ ~.
Concrete pavements to be saw cut io the full depth of pave- '`
rnent vrith a Vartlcal face in a straight iine to the limit .,
of excavation.
Ali p3Y:,ran` re;.'.OV°d S.E?? i~2 (1i5;1G5Etd Of 0'.T-sit2. ur0~:en
pave)^ent not to be used in backfill material.
D. Preservation of Trees. Refer to plans for designation ~
of all trees, shrubs, plants and other vegetation within "'
the project site to regain. Do not remove trees outside
of excavated er filled areas, unless their removal is ~'
authori_ed by the engineer. Protect ~irees left standing '~
I?l•.ii t,c Yi:... i•. ,. C;. L'.:+. f, c) Vf Con ~%;'r;~%IC!I Oji:•Ya-t10nS.
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3.U2 Construction Requirements. The excavation and embankments
required shalt be finished to smooth and uniform surfaces.•
t•laterials shall not be w sted trithout p2rrnission of file Engineer.
The Engineer reserves the right to change grad: lines, cut s'!op~s
or fill lints during the progress of the wor'r,.
3.03 Earthwork - Colrrron Excavation. !•taterial outside of the
limits of excavation trill not be disturbed. Prior to beginning
grading operations in any area, all necessary clearing and grubbing
in that area shall have been performzd in accordance with these
specifications. The Contractor shall not excavate beyond the
dimensions and elevations established.
Common excavation shall include all materials of whatever nature
encountered in the wor•Ec. 1•)here erca.va~:~ion i:o i:he finished grade.
section results in a sub-grade of unsuitable material, the Engineer
. may require the Contractor to remove the unsuitable materials and
backfill to the finished grade with approved material. .
If any-areas are inadvertently.over-excavated, fill such over
excavation with suitable fill materials.
Complete excavation >•rork to the grade elevations called for on
the plans within a tolerance of ± 0.1 foot.
A. Ground••vater Control. Ccntractor to maintain facilities
on-site to remove all groundwater from excavated area and •
• keep water below the bottom to a point such that a fins.base
for equipment or concrete installation exists. Facilities
shall be maintained until all concrete is cured and bac!:-
filling is in place at least 24 inches above anticipated
water levels before water removal. ]111 water removal shall
be subject to approval by the Engineer.
Removal of crater by bucketing, su.^p or trench diversions,
intermittent pw,,oing, or sung or submersible pumps ~is
considered incidental to excavation trork. Inclusion of a _
bid item for dewatering indicates dewatering by continuous.
pumping, t•rell-point type sysiems is expected. Ifi such
'« (!°71@%'.:"in!1 `/5 X059 1S r'C'.i lli r!'d, In tt1E O~lr14iT 6-~ th_°'-_nyino?r~
iilis {;ork i.o b~ paid for as indicated in the bid schedule;
or if not included in the bid schedule to he considered
., extra lior'r, paid for at a price neyotiated bet`.veen Contractor
and Cvrmr prior to the start of dewatering.
„, 6. StocP,pile Excavated Material. Excavated naterial to be
stoct;oiled so as not to endanger the vrork or public sa-~-ety.
hl:in~~in ^x.is.in., v..hicl.lar ~.nl 1! ..str...n r~.rric l•rith
Id111'I: f.Cia d I SrLi ri Cl O.^.. tid 111 ii1 l l{ crh rgency aCGi`~_: and aCCe ~S
.,, to er.isting fire hydranis and Mater valves. Maintain
^~ natural ch•ainaq~ courses and street gutters.
.. 02200-5
~.
t3ac!c~ill material to be segregated from stoc;;piled topsoil
and unusable backfill materials. .
C. Cverexcavation. 4lhenever trench 'is overexcavated more
than 1.0' to elic~inate point bearing by rocks or stones or
trhen undisturbed grade tolerances of 0.1' are exceeded, the
Contractor is to re-establish grade using appropriate bedding
material. Compaction shall be to 95% maximum density. Al]
~•:ork to re-establish grade shall be at t!te Contractor's
expense.
D. Unstable 6laterials. Platerials which are not capable of
supporting superimposed loadings are defined as unstable
.materials. Should unstable mater.ials.be encountered during
excavation, immediately notify Engineer. If •in the opinion
of the Engineer, unstable soil excavation is required and
the Contractor could not have reasonably been expected to~
discover the existence of such materials during his site
investigation, then a contract price for Unstable Soil Ex-
•~ ~cavation shall be negotiated between Osrner and Contractor.
Plo payment shall be made for materials excavated prior to
notification of Engineer and negotiation of payment for
extra work.
Inclusion of a bid item for Unstable Soil Excavation in-
dicates such excavation is anticipated. The Contractor
is to notify the Engineer prior to any unstable soil
excavation; no payment shall be made for excavation prior
to notification of Engineer.
E. Rock Excavation. Pock excavation shall be defined as
retroval of boulders in excess of one (1) cubic yard or
solid cr fractured rock, ti•rhich makes finish grading of the
bottom impossible and 'f;hich requires techniques, such as~
blasting or jacking for removal, other than those trhich are
being emp';oyed by the Contractor or are normally used in
excavation, such as backhoes, trenchers, draglines, etc.
Should unanticipated rock conditions be encountered,
immediately notify the Engineer. If in the opinion of the
Eni)lne?r, roC ^'%Ca!Il`i0n lS r?gll'ird c.;ld the COnir3Ci0r
h;;d in fact mac;"a ciiligerrt and cleternined effort to remove
the material using normal excavation procedures as stated
above and the Contractor could not have reasonably been
expected to determine the existence of such material during
his site investigation, thin a contract price for Rock-
Excavation shall be negotiated between the Contractor and
the O~.rner. !do payment shall be made for excavation er-
formec! prier to ,!~t~rminatiori of a ne;o`i'ted price_p
022G0-v
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Roc'r. shall be removed to a 4" depth below grade. In addition,
all roci; loosened during jacking, blasting, etc. shall be
removed from the site. Far pal.ent purposes, r:axim.~m depth
to' be paid for -shall be 12" belo`~r required grade. A1•I over-
excavation shall be replaced as specified •in Subsection
3.03 C.
Inclusion of a bid item for Rock Excavation indicates such
excavation is anticipated. Contractor to notify Engineer
prior to-any rock excavation; no payment shall be made for
excavation prier to notification.
F. Disposal of Excess Excavation. Contractor to dispose.
of excess excavation off-site. Excavation may he wasted
on-site only if approved by the Engineer and shall be don'
at the direction of the Engineer. Disposal in any case
shalt be the sole responsiblity of the Contractor.- ~ •
W.,
3.04 Embankment and Backfilling. Do not begin baci;filling until
forms have been removed, construction belo~d grade has been approved,
underground utilities syste~;ls have been-inspected; tested and
approved and trash and debris have been cleaned from the excavation.
Do not cease de:vatering operations until backfill has been
completed. •
is approved by~the Engineer.. ..
Plo:v, step, or bench sloped surfaces steeper than 2 to 1 on which
Place approved e>;coveted material in successive uniform maximum
loose layers not exceeding £i inches for the full width of the
cross-section in all accessible areas. Place material in successive
uniform loose layers not exceeding 4 inches in areas not accessible
or permitted for the use of self-propelled rollers or vibrators.
Do not place fill on muddy or frozen subgrade, or until subgrade
f•ril or baci;flll is to be placed In sucn a manner trot f111
material will adquately bond with existing sur,""aces. Scarify
all surfaces to receive backfill to a depth of 5" before filling.
Construct fells and erban'i~~~ts to the lln°; and grades Indicated
Gil "che Lral~+irii15 4'ilthlil d tOlETai1CJ, Oi D.l fCOt.
Use suitable materials removed from the excavation prior to ob-
taining material from borrow areas.
4ihere otiler•+ise suitable material is too wit, aerate, dry or
blend to provide the moisture content specified for compaction.
02200-7
3.05 Colspaction. "During placing and/or cor.,oacting operations. upon
earth or earth-and-rock .mixtures, the
i
lo
sture content of materials
in the layers being co:np-rcted shall be near optirnual and unif
orm ~;
practicable throughout the la,er. 7n general, rnaini:ain the moisture
. content of the n:ateria1 bein
laced
d
g p
an
ceu,pacted t•;ithin 2ti of
optimum condition as determined as ASTt•1 Standard D598.
. A. Tamping Equipment.. perform all compaction with approved
equipment well suited to lo
ti
ca
on and material being cor,.pacted.
Use heavy vibratory rollers where heavy e
ui ,,
q
pment is authorized.
Do fiot operate heavy equipment closer to foundations thah a
horizontal distagce equal to hei
ht
f b
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g
o
ac
cfill above bottom
of foundation. Compact remaining area with hand tampers ~~
suitable for material being cornp,icted. place oral compact
backfill around pi
es with
p
.care to avoid damage.
Compact fill materials to following densitites at optimum
moist
n `
ure co
tent based on ASTt7 Do98 or AASHTO T99: •.
. 1.• Structure.fil7 under and adjacent to all concrete ~~
foundations: •95%~ ""
2. eackfill beneath existing or proposed paver,.ent, ~ '"
roadways, sidewalks, curbs, utility lines-and other ~ .,~
improvements:.95%
3.~~ i3ackrill tiithin public or•designated rights-of-way:
95N or as shown on the Plans.
. R: Back,fill trithin undeveloped, green or und~signated
areas: E5`„
Q. Jetting. Jetting and ~•;ater inundation are generally.
not pet,,titted methods of com?action. The Engineer may
allow jetting under certain field conditions.' Techniques
including depth of lifts, amount of -•;ater to be wed,
penetration o. hose jet, enc., shall be at the direction
of the Engineer. ho jetting trill be allowed on materials
:•ti t:; a 200-;+limis gradztir_in o; greater than 15'~. Conttractor
shall pay cast of all lf<rer used, sail classification testing
and compaction testing ard.any retesting or recompaction
required: t!a jetting s;;all be done prior to ><rritten approval
•an(i direction o° tre Engineer and the city.
C. P!aintenance of Racki=ill. Contractor to maintain all
backfill in satisfactory condition durinn the extent of the
C ai!`!'3 C"~ ?. ild 4; 7!rrait ~l;,`,/ p'-r10i!. A11 S!Iri ctCQ c!es:^r~iar~~i:ian
deierraineci zo b the responsibility of the Contractor and
illl SCttl eli'?nt shall be 1'ep~li red at OIICC by the Ca:ltra C%Or
upon notice by "thy 0~•rner. All costs for repair arld all
172t~'llity dS a result Uf SllrfaCe deterlOrP.ti011 ar s('ttle_
inent shall be the responsibility of file Contractor. -.
02`1.00-3
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X4.0;; QUALITY•CO?;TPOL - FIELD •
R.OI Insp~cTion and Testing. Inspection and testing to b
performed at the d7re:.`_ion of the Engineer.. Contractor i:o '
cooperate fully with all persons engaged •in 'cest•ing. •
4.02 Density Testing and Control
„, A. Reference Standards. Density/moisture relationships
to be developed fior all soil types encountered according ..
•- to ASTFt 0598 or ASS'riTO T99.
~' 6. Field Testing. Testing for density during compaction •
operations to be done on accordance roith AST4.1 D2927_ usinc}
nuclear density methods.
. C. Frequency of Tasting. Conduct a minimum of one test for
• each layer of specifiied depth of fill or backfill as follods:
Foundations: For each~100 lineal feet or less of trench.
~. Slabs on Grade: For each 2,000 square feet or less of ~•
building area. ~ ~'
Pavement and 4lalks: For each 2,000 square feet or less_
All Other Areas:, For each 5,000 square feet or less.
D. Retesting. In the event of failure to meet comoaction
• criteria, Contractor shall re-excavate and rebackfill at
direction of Engineer.. All retesting to be paid for by
• Contractor and to be performed by soils testing fiirm •.~.
approved by the Engineer. '
. 5.00 SJRFACE RESTORATIOi4. All existing surface improvements and site
conditions disturbed or da^aged during construction to be restored to
•• a condition equal to pre-construction condition. Ail restcration costs
are considered incidental to excavation and backfill.
-- 5.01 Improvement. P.eplace, repair or reconstruct al l ~irrprov~-
ments as required.- :dork :•rili not be accepted until restoration ~"
.. 1 S 'CCEtp `.^.d b`i [ ^ jli'2 r 8n'i ;;i l %"i f `Cis^(~ r)i•C:?ray Ci r(!I ,'.^-. ?itl- .
.. provernznis incluc~, by example, other utilities, culverts,
structures,-curb and gutter, mail boxes, signs, etc. ~ .
,,, 5.02 Final Grading. The Contractor is to re-establish existing
fiml grade or finis'r. to final grades as modified and sho~dn on
the Plans. The Contractor 'is to bac~fill to proper subgrade
elevation frith backfill material to a11o~,o placement of surface
irn;~ov~r.ent~ or r~`.^rials.
0l_200-9
K
5.03 Road~ays. All road:.ays to be.restored to original condition
:aitit material types removed. h,aterials and rethods to con:`crm
to Section 02610, ~.gyragzte Sase (.nurse and Sub-base Course; ,w
Section 02u12, tint f3itu;,rineus !'av;n;:ent; aruJ Portland Cetn>_nt ""
Concrete Paving. Additional requirements are: ~ ,.
A. t4inimum base course material or depth gravel or hard
sut•face roadways to be 8".
B. h1inimum bituminous surfacing to be 2". .,
.. ~ C., hlinimum concrete paving to be 6",
5.04 Placing Topsoil. Place previously stor.l:piles or imported
topsoil in till areas :•rithin the limits of the project not in-
dicated to t•eceive subsequent foundations, slabs on grade, t,•alks, .~
or other, appurtenances..
Prior to placing topsoil, repair previously constructed grades
.as required to develop section indicated upon completion of top- ~`
soil placement. After grading scarify areas to be topsoited ~~
to a depth of at least 4". Perform trar'r, only during periods trhen
beneficial results are lilely to be obtained. .b
Uniformly distribute topsoil on the designated areas and
evenly spread to a minim!~m thickness of 4". Perform spreading
~so that planting can proceed with little additional soil pre- ~ .~
partition or tillage. Do not place topsoil :•rhen subgrade is
frozen, excessively fret, extremely dry, or in a condition other-
wise detrimental to proper grading or proposed planting. .~
~. .
Topsoil shall be seeded, fertilized and mulched. See Section .,
C2820, Finish Grading and Landscaping.
..
1•Ihere construction is through established sod areas, topsoi)
shall be replaced prior to resedding. Areas requiring sodding ~
are indicated on the Pans. See Section 02820, Finish Grading
and Landscaping.
6.00 t•I~~'1SUREh!iIT Ai1D Pr?YP~IEPIT
r
6.01 Structural Excavation and Backfill_ Structural excavation
and backfill trill be measured as the quantities shown en the
• StructuralyePca~atironlabd bac!:filllshallnbespaid fo•r~bydthe
to tite near<_st cn.. ,.al ~ yard. t!o separate' payr~:ant
S;1<,l l 1J;` il:?C~c )OY SIi:2 p7=_Jira i:l On, Clearlny a(id gi'ii ii ling or
.topsoil rcr•,oval and replace-u;ent-, This :•rork shall be paid for
as part of the excavation tine backtilling. ""
02?_00-10
.,.
.~
6.02 De4•ra~ering. Dearatering shall be paid for as a lump sum
and shall include furnishing and installing all equipment -
necessary to operate and raintain a der:atering system and all
labor and appurtenances associated r•!it_h the deN;ai~ring operation.
6.03 Unstable 1aterials. Unstable. material excavation shall be
paid for by the cubic yard, to the nearest one-half yard, as
defined by the actual volume of unstable material removed, as
directed by the Engineer and as measured in the field excavation.
Payment shall include excavation, disposal of excavated material
and backfill and backfill materials necessary to bring excavation
to final grade.
6.04 Rock Excavation. Pock excavation shall be paid for by the
cubic yard, to the nearest one-half yard,. as defined by the
actual volume of rock removed, as directed by the engineer and
measured in accordance vrith Section 3.03 E. Payment shall in-
clude excavation, disposal of excavated material and backfill
and backfill material necessary to bring excavation to final
grade.
~' 0[ZCO-11
..~
~s
SECTIO! 02221
7REt;CilliiG; t3ACKFILLItdG i;ilD COi•IP;.CTIOii
1.00 GEilERAL
1.01 Scope. Vtork to be performed under this section sha11
include all labor, equipment, materials and miscellaneous
items necessary to perform all excavation, backfilling and
co~apaction of underground pipeline, cohduits, cables and
appurtenances shown on the drawings and specified herein.
All work within the rights-of-way of the Colorado Division
of Highways, County Governments or Municipal Governments
shall be done in corpliance faith requirements issued by
those agencies. All such requirements shall take precedence
over these specifications. It shall be the Contractor's
responsibility to secure all required excavation permits
and pay all costs thereof.
1.02 Related V±ork Specified Elsewhere
Section 02555 - 4fater Transmission and Distribution Lines
Section 02560 - Sanitary Sewerlines and Appurtenances
Section 02612 - hot E3ituminous Pavement
Section 02610 - Aggregate Qase Course & Sub-base~Course
1.03 Field Conditions
A. Existing Utilities. Underground utilities known to
the Enginear• have been shown on the plans. Locations are
approximate only znd r~ray prove to be inaccurate. The Con-
tractor is responsibly for verification of existence, loca-
tion and protection of all utilities in the work area.
Gefo're co.rencing with v;or'r., the Contractor shall notify the
public utilities of all possible utilities in project area.
The Contractor shall coordinate with these entities all ex-
cavation perfo ~~ed. The Contractor shall obtain all permits
required by utility otaners. .
In the event of damage to any existing utility, the Con-
trac`.o•r shall be solely responsible fo•r the repair and pay-
r;2nl: for r~oair of all scci~ dai,a~-.
027.21-1
.~
«.
The Contractor shall make arrangements for and pay all costs ,~
for relocation of utilities requiring relocation as in-
dicated on the plans. Should utility obstructions, not
the~Cortractorlshallbnotifyrrther(IvnerdanQquheeEryineer~and
shall make arrangements necessary for such relocation. The
Ur~mer shall pay ttre costs far such relocation.
B. Existing Improvements. The Contractor shall restore or
.protect from damage all existing impro•rernents encountered
in performance of the work. Improvements damaged as a re- ce
cult of this work shall be restored to original condition
or better, as determined by the Engineer. "
~ ~ .a
Ndjacent property shall be protected by the Contractor firom "
.any damage. The Contractor shall be held solely. liable
for any damage to adjacent property and shall be respon- ~'
. Bible for all costs resulting from repair of such .damage.
C. Soil Conditions. It shall be the responsibility of the ~
Contractor to examine soil conditions and characteristics,
including the .presence of groundwater that trill be en-
cour;tered within the limits of excavation. Y.nown locations
of extra-ordinary soil types and anticipated presence of
groundwater are sho;rn on the plans. Absence of such infor- `
maiion does not imply such conditions do not exist but
simply that they are not expected to exist.
1.04 Protection of Mork
w
A. Safety. Nli excavation shall be protected by
barricades, lights, signs, etc. as required by governin
federal, state and local safety codes and regulations. g +~^
B. Sheeting, Shoring and bracing. tJhere trench walls
are not excavated at a stable slope, the Contractor shall wr
provide and maintain sheeting sufficient to prevent caving,
sliding or failure and property or bodi]y damage. Ar~y
daarage due to inadequate sheeting shall be repaired at
th° sole e:<pense of 'the Contractor. ~""
Under norral construction conditions, sheeting shall be
rersoved as tivork progresses. Sheeting strap remain in- _
stalled if directed by the Engineer or if pipe does not
have sufficient strength to support backfill based on
trench trid*_h as defined by the sheeting. Sheeting shall '"
not be removed after the start of backfilling.
«..
Use u. a rovable trench siiiald or coffin box o-rill not be
allowed r%herc pipe strength is insufficient to support ~
backfill as dzfinzd by tf:e trench width after tine trench ~`
shi~>ld is removed.
.~
02221-2
.+
,.
The Contractor shall be held solely responsible for any
viol''ation of applicable safety standards. Particular
attention is called to minimum requirements of OSHA and
CUSH (Colorado Occupations] Safety and rieal-th).
C. Site Drainage. Excavation to be protected from .surface
water at all times.
1.05 blasting. 'i!o blasting shall be permitted without written
consent of Engineers. blasting shall be done-only after Engineer
received permission from the appropriate governmental authority(s).
' blasting shall be performed only by properly licensed, experienced
individuals and in a manner such that no~damage to any property or
persons veil] occur due either to the blast or debris, All damage
as the result of blasting shall be repaired, at i:he Contractor's
expense, to the satisfaction of the Engineer. ~ '
All earth or rock loosened by blasting shall, be removed from the -
trencit prior.to pipeline installation. -
1.06 Submittals -
A. bedding Material
1. -Submit sieve analysis
B. Select Fill
1. Submit sieve analysis
'L.OU t•i4TERTALS -
'2.01 Embedment Material. Pipe line embedment r;.aterial shall
comply with the appropriate. classes as listed below:
A. Class A - Use vrhere indicated on the plans and where
improper trenching or unexpected trench conditions require
its use as determined by the Engineer. -
1. Cnaraci.~ristics - Cor.cr~te cradle foundation whit
densely compacted Class o aggregate base bacRfill to
12" above top of pipe, or densely compacted Class 6
aggregate granular foundation with concrete arch cover
to 6" above top o. pips.
..
- ~ B. Class B - Use for all plastic, clay, D.I.P. and asbestos-
cement pipe under. normal construction conditions.
O"L221-3
1: Characteristics - Shapzd native subgrad~ with
densely compacted Class G aggregaie backfill to 12"
above top o-' pipz, or densely compacted Class 6 aggre-
gate granular foundation of depth specified elsewhere
in this section with densely compacted Class b aggre-
gate backfill to 12" above top of pipe.
C. Class C - Use for all types of pipz not specified under
Class B rvhzre rrerral coristruction conditions exist.
1. Characteristics - Densely compacted shaped native
subgrade foundation with densely compacted Class 4
'aggregate backfill to 12" above top of pipe, or densely
compacted Class 4 aggregate granular foundation of depth
specified elsewhere in this section with densely com-
pacted Class 4 aggregate"backfill to i2" above top of
pipe.
.Bedding Options - Thz shaped subgrade, as indicated above, shall
be acceptable for Class $ and C embedment: However, if at any-
time the shaped subgrade does not meet the requirements illustrated
in Figure 1, the Contractor shall be required to provide a granular
foundation for the pipeline.
2.U2 Select t•laterial. Subject to"approval by the Engineer, select ~
material shall be allowed in place of the aggregate backfill for
Classes B & C ernbedmer,*_ as sho+~m in Figure 1.
A. Characteristics - Soil materials free from rocks, clods,
debris and organic material, uniformly graded as follows:
Pipeline t•laterial
Plastics, clay, D.I.P.
and Asbestos-Cement "
A11 Uthers
.~
~-
~':
.,, .,
~+
r
-
Gradation Limits
.~
3/4 inch max. tivith less than
15i, passing tto. 200 sieve "
l l/2 inch max. with less than
20,5 passing ho. 200 sieve
2.03 .Concrete for crr~2c.~:en.~. Shall be 2000 psi concrete
(23 day compressive strength). P.einforcement shall conform
to ASTt-I A135 or ASTh! A135, Gr~adz 40.
2.04 iackfill Material
A. Characteristics - tlative materials -free frem debris
organic matter and froze r '
n material. Uni~ormly graded
`;lliflClCrli- Co allow Ur0~2r coripdCtlOn.
02221-4
.,~
~.
,~
~.
B. Gradatior} - Wo boulders greater than 6 inch diameter
in top 12 inches of backfill.
Generally no boulders greater than 12 inch diameter in
remainder of trench. Limited number of boulders not ex-
ceeding 24 inch diameter to be allowed at discretion of
Engineer provided boulders can be uniformly dispersed and
will not interfere in compactive effort.
3.00 tdETHODS APlD PROCEDURES
3.01 Site Preparation
A. Clearing. Remove all vegetation, stumps, roots,
organic matter, debris and other miscellaneous structures
and materials from work site. Dispose of off-site.
B. Topsoil P.emoval. Strip existing topsoil from all areas
to be disturbed by construction. Topsoil to be stockpiled
separately from excavated materials.
C. Pavement Removal. Asphalt and bituminous pavements to
be cut to the full depth of pavement with a vertical face
in a straight line to the limit of excavation.
Concrete pavarrents to be saw cut to the full depth of
pavement trith a vertical face in a straight line to the
limit of excavation.
All pavement removed shall be disposed of off-site. Broken
pavement not to be used in backfill material.
3.02 Trench Excavation
A. Limits of Excavation. Trenches to be excavated along
lines and grades shown on the plans, or as modified in the
field by the Engineer. Trench widths to be measured 12
inches above top of pipe.
w t4inimum of trench tridth to be the outside diameter of the
pipe or conduit plus 16 inches.
t•1aximum trench width to be the outside diameter of the
pipe or conduit plus 24 inches for all pipes or conduits
- with outside diameter of 24 inches or less, and plus 30
inches for all pipes or conduits with outside diameters
greater than 24 incises.
02221-5
Trench excavation not to be completed more than 100 feet in
advance or' pipe installation. E;ackfill to be completed
trithin 100 feet of pipe installation.
Et. Groundwater Control. Contractor to maintain facilities
on-site to remove
ll
a
groundwater from trench and keep dater
belo~d the trencfl bottom t
o a point such that a firm base for
. pipe or conduit installation exists. Faciliti
-
~'
es
shall be
maintained until all concrete is cured and backfilling is
in place at l
t
r
eas
2
t inches above anticipated triter levels
before Crater removal is discontinued all
'
water removal shall -
• be subject to approval by the Engineer. . "
Removal of water by bucketing, sump or trench. diversions
intermittent
i
,
pump
ng, or sump or submersih)e pumps is
considered incidental to trench
excavation work. Inclusion
of a bid item for dewatering indicates dewatering b
con-
ti
y
.
nuous pumping, troll-point type systems is expected, If
such deaiaterin
s
t
g
ys
em is required, in the opinion of the
Engineer, this trork to be paid for
i `"
as
ndicated in the bid
schedule, or if not included in the bid schedule to b
~ "
e con-
sidered extra arork paid for at a price negotiated between ;
Contractor and Cwne
i
r '~
r pr
o
to the start of det•~aterir',g.
C. Stockpile Excavated faterial. Excavated material to be
stoc<piled so
as not to endanger the t•rork or public safety.
Maintain existing vehicular and pedestri
t
an
raffic frith
minimum disruption. taintain emergency access and access to
.existing fire hydrants
d
~,
an
water valves. maintain natural
drainage courses and street gutters.
6ackfill material to be segregated from stockpiled topsoil '"
and unusable backfil7 materials.
D. Excavation for Appurtenances. Excavation to be done in R
accordar?ce trth these specifications and as shown on the
plans. Adequat•~ t,~orr,ing clearances to be maintained around '"
appurtenances. Provisions for base and bottom preparation
shall apply to all appurtenances.
rc'.Qaitl OnS ~~-0 Le t2 men t0 C11 intc;ln iron Cil t9ldtilS In the
vicinity of adjacent pipelines and conduits. `"
3.U3 Etottcm Preparatior;s
A. Undisturbed Foundation. Where soils are suitable and
have adequate strength, bottom to be graded and hand-shaped
such that pipe barrel rests uniformly on undisturbed soil.
All t'7 CY> Ur :it0;1LS :ihlch mdy 1'l SLlt In a pU 7!1t b8a ring On ,
the pipe shall be removzd. .,
02221-u ,,
..-
Undisturbed grades strap be r;ithin 0.1 feet + tolerance.
Soils for final pipe grade placed r•rithin these lirni'.:~ may
be native materials, h4nd_ compacted to 95;.; .r7axi;::;;in densities.
[3. Bell Holes. Material to be removed to aliaw installation
of ail fitting and joint projections without affecting place-
ment of pipe.
C. Overexcavation. flhenever trench is overaxcavated more
than 1.0' to eliminate point bearing by rocks or storzs or
when undisturbed grade. tolerances of 0.1' are exceeded
the Contractor is to re-establish grade using appropriate
bedding material. Compaction shall be to 95a maximum
density. All work to re-establish grade sha"l"l be at the
Contractor's expensz.
D: .Unstable Materials. Materials -~rhich are not capable ofi
supporting superimposed loadings are defined as unstable
materia}s. Should unstable materials be encountered during
excavation, imr:,ediately notify Engineer. If in thz opinion
of the Engineer, unstable soil excavation is required and
the Contractor could not havz reasonably been expected to
discover the existence of such materials during his site
investigation, then a contract price for Unstable Soil
- Excavation shall be negotiated betr•reen Owner and Contractor.
No payment shall be made for materials excavated prior to
• - notification of Engineer and negotiation of payment for
extra v;ork.
Inclusion or` a bid item for Unstable Soil Excavation in-
dicates such excavation is anticipated. The Contractor is
to notify the Engineer prior to any unstable soil excavation"
no payment shall be made for excavation prior to notification
of Engineer.
E. Rock Excavation. Rock. excavation shall be defined as
removal or" boulders in excess ofi one (1) cubic yard or
solid or fractured rock, which makes hand shaping of the
bottom imoossible and t•;hich require technio~;~s, such as
blastin, or jacking for 'rer:^•oval, other th:zn Those trhich are.
being employed by the Contractor or are normally used ir,
trench excavation, such as backhoes, trenchzrs, draglin~s,
etc. Should unanticipated rock conditions be encountered,
ir~;mediately notify the Engineer. If in the opinion of ttre
Engineer, rock excavation is required and the Contractor has .
in fact made a diligent and determined effort to remove the
material using normal excavation procedures as Sl,at•>d above,
and the Contractor coalcl not have r_~asor•auly been exper_ted to
determine tine existence of such material during his site
investigation, then a contract price for Rock Excavation
shall be negotiated bet~,oeen the Contractor and the Ormer.
ilo pay;~ent shall be made for excavation perforn.ed prior
to determination of a negotiated price.
0_'221-7
RoF}; shall b2 'r;:~mov~d i:o a ~" depth below grade. Additionally,
all' roc}; loosened during jacking, blasting, etc. shall be
removed from fire trench. For payment purposes, maximam trench
width to be paid for shall b^ as derived in~Subsection 3.02 A.
fdaximum depth tc be paid fur sha11 be 12" be'tow~required ;
grade. All overexcavation shall be replaced as specified
in Section 3.02, C. ,
Inclusion of a bid item for Rock Excavation indicates such
excavation is anticipated. Contractor to notify Engineer
. prior to any rock excavation; no payment shall b2 made fior
excavation prior to notification.
3.03 Backfilling
A. Tamping Equipment. Except immediately next to the pipe,
n;echanical or air operated tamping equipment to be used.
Nand equipment such as T-bar to be used next to pipe if
necessary. Care to be taken when compacting under, along-
side and immediately above pipe to prevent crushing,
fracturing or~shifting of the pipe. The Contractor is to .~
note densities required for materials being backfilled and
shall use appropriate approved"equipment to obtain those "
densities.
B., f~loisture Control. Generally maintain moisture of ~
backfill material within + 2% of optimum moisture content
as determined by ASTf•1 Do98. tiaintain closer tolerances
as meded to obtain densities required.
..
C. Compaction. htaximum density (100i') based on ASTt4
Uo9II or AASHTO T99.;
..
1. Bedding laterial, including material used fur ,~
overexcavation of any kind: 95;,.
2. Select hiaterial: 95;. ~.
3. Backfill beneath existing or proposed pavement,
roadways, sidewalks, curbs, utility lines and other
4. Backfill ~•rithin public or designated rights-of-way: ..
95i; or as shown on the Plans.
~»
5.' Backfill within undeveloped, green or undesignated
areas: II5;>.
,~
0• P1?.i.:, Ecacfill. T'^ oa
..C I'IaXl;l(Im IOUSe 1~1f"%5 fJf ilaC}:~ 711
material to be as follofrs: Use smaller lifts ;•rirere necessary
to obtain required densisites.
02221-3
..
1:: .Bedding and select material: 6".
2. Eackfill Iaterial: 2R" vrhere 9,;; cor:pactioR required..
art;" tri,ere less than 9S~ compaci.~iun regcrired.
E: _Backfilling Appurtenances..BacY.filling to be done
generally at same time as adjacent pipelines. Backfilling
procedure to conform to this section: Use special tech-
niques or materials as shovrn on Plans. ~ .
F. Disposal of Excess Excavation. Contractor to dispose of
excess excavation off-site.. Excavation may be wasted on-
site only if approved by the Engineer and shall be done at
the direction of the Engineer. Disposal in any case shall
be the sole responsi bi ~ity of tl~e Contractor.
G. Jetting: Jetting and Stater inuttdation are generally
not permitted methods of compaction. The Engineer may
allow jetting under certain fiield conditions. Techniques
including depth of lifts, amount of water to be used, .
penetration of hose jet, etc., shall be at the direction
of the Engineer. PJo jetting grill be allo~red on materials
Stith a 200-minus gradation of greater than 15Y. Con-
e tractor shall pay cast of all water used, soil classifi-
.cation testing and compaction testing and any retesting
or recompaction required. Wo jetting shall be done prior _ .,._...
to written approval and direction. of the Engineer and city. _
H. J4aintenance of Backfill: Contractor to maintain a71
-~- - Backfill in satisfactory condition during the extent of
the contract and r•;arran.ty period. All surface deteriora-
tion determined to b2 the responsibility of the Contractor
and all settlement shall be. repaired at once by the Con-
tractor upon notice by the Owner. All costs for repair
and all liability as a result of surface deterioratioR.or
settle~~;ent shall be the responsihility of the Contractor.
3.U4 Surface Restoration. All existing surface improvements
and Slte' CORdit10R5 disturbed or damaged during construction to
be rzstoreri t0 a COfldlti an egLal t0 pre-COBS ~r!lC t1On CORdTtiOn.
All res~ora~ion tests are CUrlSldered 1r~CTdental t0 eXCd'Jat10n
and baci:r'ill.
A. Irprovement. Replace,. repair or reconstruct all
improvements as required. 41ork Trill not be accepted
until restoration is accepted by Engineer and all affected
property owners. Anprovemerrts include, by example, other
,, utilities, culverts, structures, ct:rb and gutter, trail
i;ol:es, signs, etc.
02[21_9
B. Rinai Gradiny. The Contractor is to re-establish ex-
isting final grade or finish to final grades as modifieai
and shown on ti~^ Plans. rflY_ fontractor is to bacl:fil i
to proper subgrade eleva~ion with backfill material to
alloy placement of surface irnproverrents or materials.
C. Roadways_ .All roadways to be restored to original
condition ~•~ith material types removed. Materials and
methods to conform to Section 02610, Agyregate Base
Course and Sub-base Course; Section 02612, Hot
Bituminous Pavement; and Portland Cement Concrete
Paving. Additional requirements are:
1. Plinimum base course material or depth gravel or
hard surface roadways to be S".
2. Minimum bituminous surfacing to be 2",
3. Minimum concrete paving to be 6".
D. Topsoil, Seeding and Sodding. Replace topsoil
removed and stockpiled during construction. If top-.
soil is to be imported, minimum depth of topsoil to
be 5",
Topsoil shall be seeded, fertilized and mulched. See
Section 02320, Finish Grading and Landscaping.
Where construction is through established sod areas,
topsoil shall be replaced prior to resodding. Areas
requiring sodding are indicated on the Plans. See
Section 021320, Finish Grading and Landscaping.
4.U0 QUALITY COiITP,OL - FIELD
4.01 Inspection and Testing. Inspection and testing to be
performed at the direction or" the Engineer. Contractor to
cooperate fully r•rith all persons engaged in testing.
4.UZ i~ansity Testing and Control.
A. Referenr_e Standards. Density/moisture relationships
to be developed for all soil types encountered according
to ASTi~1 D593 or AASHTO T95.
B. Field Testing. Testing roc density during compaction
cperations to be done in accordance Frith AST.
nuclear der;sicy ;~~eti~od,. I D292~ using;
0°221-10
~,
. "`
.w
~,
~-
.~
._
:~
•~
.R
,..
..~
~.
C. Fi^equency of Testing., Minimum of one (1) test e•rery
250' of trench or as directed by Engineer. Contractor
to excavate to depths recuired by Engineer for testirg
and bac'rfill test holes to density specified. 7est~ing
to be paid for by Ovrner.
D. Retesting. In tt:e event of failure to meet compaction
criteria, Contractor shall re-excavate and rebackfill at
direction of Engineer. A11 retesting to be paid for by
Contractor and to be performed by soils testing firm
approved by the Engineer.
.,,. 5.00 t1EASUREh1Ei~T AND PAYtaEtiT
w° 5.01 General. Wo separate payment shall be made for trenching
and backfilling operations or related operations as specified
herein. All such vrork shall b2 paid for as part of the associated
.• pipeline installation and shall be paid for as specified in-those
sections of the specifications..
„~ 5.U2 Dewatering. Dewatering shall be paid for as a lump sum and
shall include furnishing and installing all equipment necessary
.- to operate and maintain a dewatering system and all labor and
appurtenances associated with the dewatering operation.
5.03 Unstable materials. Unstable material excavation shall be
- paid for by the cubic yard, to the nearest one-half yard, as
"- defined by the actual. volume of unstable material reiroved, as
directed by the Engineer and as measured in the field excavation.
"rv Payment shall include excavation, disposal of excavated material
~- and backfil7 and backfi7l materials nicer ary to bring excavation
to final grade.
,,,, 5.04 Rock Excavation. Pock excavation shall be paid for by the
cubi:~ yard, to the nearest one-half yard, as defined by the
TM.. actual volume of rock removed, as directed by the Engineer and
rnzasured in accordance with Section 3.02 E. Pays^ent shall irr-
"" d ude excavation, disposal of excavated material and backfill
„„ and hacflll ma : rl al neC°SSa ry t0 b'.^irtg eXi: d`/a i,l On to f1n31
grade.
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CLASSIriCA~TOil TABLE F'UR:aC FtEGA1ti SASE CUIJRSE
~~
_- Percentage by WeigSC 1'a~.iing Square Slerh Siwea
~ICYP.
A
~~ig- LL noc gr.ntyr than 35 -
..- nation - - ~ LL not grextxr than 30 ~ `w
Claav Cla.~s. Class Clara
Cla.e
1 q 3 4 _ Clams Claeu ~~ gyp'
:inch 6 ~' 7
. ..... 100
wl
1 3 inch ..... O,i-i0D .__ ..._ .....
'L SS inch ..... .. •..
100 .'_ ..... .....
2 inch 95-1(10 ..... __, ~
1'ri inch 0 ..... - -
..... - ..... so-loo lco
1 inch ~ .....
-....
9i inch ... ..... ..... ..... 95-100 100
.....
. ..... ..... ..... F0-90
No. .30.65 -' ~ 100 ..... ~ ' - wl
No. A ..... . ~-50 30.65
•-"' 30.70
r
ti o. 200 3-15 315 20 mss. ..:~ -- 25-55 ~ 70.A5
3-1., 315 3-12 5-15
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SECTIOtt 02520
DP.AIi'IAGE PIPE
1.00 GEir'ERAL
1.01 Scope. 4;ork under this. section includes furnisi?ing> in-
stalling, cleaning and testing drainage pipe (including culvzrts),
bands, collars, inlet sectior?s, outlrt szctions and -all other
itects appurtenant to drainage pipe.
1.02 Related 'Mork Specified Elsewhere
Section 02221 - Trenching; backfilling and compaction
1.03 Protection of t•;ork. All pipe and appurtenances shall be
carefully handled, stored and protected in such a manner as to
prevent damage to materials and protective coatings and linings.
At no time shall such materials be dropped or dwaped into trench.
Precaution shall be taken to prevent foreign matter from entering
the pipe and appurtenances prior to and during installation. Place
no debris, tools, clothing or other. materials in the pipe during
installation.
At such time as pipe installation is suspended, either temporarily
or over night, tir2 open end of tare pipe shall be plugged to pre-
vent entrance of trench crater, debris or foreign matter.
Ifi> in the opinion of the engineer, the contractor is incapable
of keeping the pipz fret of foreign matter during installation,
the engineer shall require the contractor to cover the pipe ends
frith close woven bags until the start of the jointing operation.
2.00 19ATERIALS. This item corers tire types of material that e;ill be
required for the consti^uctio, ar?d installation of drainage pipe. All
materials used shall be new and the best quality available. All material
used shall be in accordance with applicable standards of the American
_ r, ,~ ~ n
iii ~?',dl $~aI!da rC~> Insti ~::".. ~r;F1~1J, %fl ~' ni"er?Can JtdLc3 P•.;i ;lSSUC?atiCn
(ASA), tt;e A!rerican Secizty or" Testing and 1•taterials {ASTi•1) and the
A;,,erican Association cf State Highway and Transportation Officials
(AAS4TU).
2.01 Corrugate) i•tetal Pipe. Corrugated mztal pipe (CiIP) and
ccnnectars shall be manufacturzd and inspected in conformance
4;ith thz reyuirelrcnts of AASHTO h1-36, AASHTO P1-136 and as specifies;
i'"ri'71?. Ih :'. S1!'', t~~j,~, S: FI.' ai7d j3lije 0'` l.h^ D?pE• t0 i)? fill}'-
1115(1Ld $liilll b^ a5 Si:D'A(I On th°. plail5. All pipe shall. r:eet 5•llth
th:: r~r;ni!:~in requirement: of the Colorado State Highway Uepartrrent.
0'':120-1
In all cases, corrugai.:ed metal pipe shall be zinc coated (galvanized}
unless oth`errrise specified or called for on the drawings. The
minimum gauge shall 6e 16. .
3. GU !•itTNGUS AtlD PROCEDURES
3.U1 Excavation and backfill. Excavation and backfill shall be
. performed in accordance L•rith the requirements of:
Section 02221 - Trenching, backfilling and compaction
.3.02 Cleaning and Inspection. Clean all pipe and appurtenances
thoroughly of all foreign material and inspect for cracks, flaws
or other defects prior to installation. t-lark all defective,
damaged or unsound materials with bright marking .crayon or paint
and remove from job-site.
3.03 Pipe Installation. Pipe shall be laid in straight sections
except as noted on the plans. Jointing of the pipe shall be made
in accordance with the directions of the manufacturer of the pipe
and the manufacturer of the coupling. End sections shall be in-
stalled as per the manufacturer's recommendations..
3.U4 Pipe Embedr^ent. Pipe shall be bedded in accordance tiiith the
requirements of:
Section 02221 - Trenching, backfilling and compaction
Pipe shall be bedded in a Class C embedment.
4,U0 TESTItt6. All drainage pipe shall be tested by the contractor
under a program mutually determined by the engineer and the contractor.
All equipment, labor, materials, tools and supplies required for the
above testing program shall be furnished and ir,stalied by the ccntracto;~.
Ttre contractor shall take all necessary precautions to prevent any
joints from drawing, or other damage to the system aihile the pipe or
i tS a;: ~~J r%2P,anCeS are bel nr, tP 't2 C:. fie shall , a i h i 5 04in 2xp8n53,
correct any excess leakage•and repair any damage to the pipe and its
appurtenances or to any structures indicating by or resulting from
these tests. If any section tested fails the test, it shad b~ re-
paired or replaced and ra-tested at the contractor's expense, until
the completed installation is acceptable.
5.co tr:nsu^~tarr r,rln Par~~trr. D:°~ina:~~~
~. ~.. Dlp. 4:111 i~ ni^asUrPd and paid
'ror by the lineal feet r"ui^ntsiied and installed. The contract cmit
price r"or drainage pipe si;all incluc,e excavation and backfill, the
furnishing anc! instal ling of all pipe, bedding, fittings, thrust blocks,
testing and any other appurtenances in accordance arith the plans and
specifications.
02520-Z
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SECTION U2S40
EF.OSIOiI COYTROL
1.00 General
1.O1 Scope. tdork under this section includes furnishing
all labor, equipment and materials necessary to place a
protective covering of erosion-resistant material on the
slopes of embankments, at drainage pipe (including culvert
pipe) inlets acrd outlets, on the bottoms and side slopes
of channels and at other locations shown on the plans.
Items included under this section are: rip-rap, gabions,
slope rattresses> filter blanket, concrete lining for
drainage swales and concrete driveway entrances.
1.02 Related tlork Specified Elseo-rhere
Section 03300 - Cast-Irr Place Concrete
2.00 Materials
2.01 Rip-rap. Rip-rap shall consist of hard, dense, sound
rough fractured stone as nearly cubical as practicable. 'The
stone shall be resistant to ti•;eatilering and to ~•rater action.
Thin slab type stones and flaking rocks shall not be used.
The stone shall have a specific gravity of at least 2.25 lb./ft.3.
Broken concrete may be used for rip-rap if approved. Stone
shall be well graded in order that the voids can be filled
and at least 50 percent of the r!ass shall be stones equal
to or larger than the stone size tailed for on the plans.
Stone size shall not be larger titan the thickness of rip-rap.
2 02 Gabions end Store hiattr2sses. Gabions and slope
mattresses shall be in conformance frith subsection 712.09
w of the Colorado Division cf Highways Standard Specifications
T0T Y.Oad and :;r7Jyd Cons ruction. 1111 ';fli'e shall b~ gal-~
•• vanized unless P'JC ccating is called for on the drat~rinys.
"" Rip-rap filier shall coraist of hard, crense, sound, rough
., fractured stone as nearly cubical as practicable. The stone
shall be resistant to ~•reathering and to water action. Thin
slab type stones and flaking rack shall.not be used. The
stone sL•all have a specific gravity of at least 2.25 lb:/ft.'
ih.. r-ip-rap siral7 ir_ :;.e rot ios;ing sizes:
-Stone Sizc
Gabions
~i" to 3"
•. Slope i?actresses 3" to h"
.. 0%x=10-1
P
2.03 Filter~Blanl:et. A filter blanket sha11 be laced under
all rip-rap, gabions and slops mattresses. The filter
blanket may be either a plastic filter fabric or a stone
material. Plastic filter fabric shall be S•roven cloih of
either polyvirylidene chloride or polypropylene monofila-
ment yarns, with a minimum thic}:ness of 15 mils. Stone
material shall be a porous, free draining material cai-
sisting of sand, gravel, cinders, slag, crushed stone or
other approved free draining material with the following
gradation:
Sieve Designation X by ;';eight Passing Square h'esh Sieves
3"
100
Cao> 4 20-65
No. 200 1-10
2.04 Reinforced Concrete. Concrete and reinforcement for
ljnQd drainage swales and driveway entrances shall conform
with the requirements of:
Section 03300 - Cast-In-Place Concrete
Air-entraining cement shall be used.
3.00 t~iethods and Procedures
3.U1 Rip-rap. Rip-rap shall be placed in conformance
-•rith the lints, grades and thicknesses shown on the plans.
The stones shall be distributed so as to produce a fairly
compact, trell graded layer with the minimum practicable
void space. The urger stones shall be evenly distributed
throughout the rrateriai. Tire. rip-rap shall be placed by
hand or ~•rith the aid of mechanical equipment so as to meet
the requirements of-this specification.
3.02' Gabions and Slope Mattresses. Gabions and slope
mattresses shall be placed in ccnformance with Subsection
500.0; of the Colcrado Division of Nigm,~ays Stanc'ard
Specifications for koad and bridge Construction. i;ip-rap
material shall be placed in close contact in the unit so
that maximum fill is obtained. The units may be filled
by raachjne 4•rith sufficient hand work to accomplish require-
ments of this specification. To avoid local deformation,
no gabion shall be filled to a depth greater than one foot
more than adjacent gabions. •
02510-2
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If ti;e length of the gabion exceeds its tridth> the unit shall
be equally divided by diaphgrams of the same mesh and gauge
as ti;e body; into cells Yrith a length less thar, or equal to
the 4ridth. All perimeter edges of i:he gabions shall b2
securely selvedged or bound so that the joints forr:.ed have
approximately the same strength as the body of the mesh.
3.03 Filter Blanket. Plastic filter fabric shall be placed
on a reasonably smooth, uniform slope, free from debris or
projections which could damage the filter material. The
fabric shall be loosely laid (not stretched). Adjacent
strips shall overlap by a minimum of t4ro feet. Vertical laps
sirall be made with the uphill layer on top. The fabric
shall be anchored in .place as necessary to prevei;t displace-
moot. Any plastic filter material damaged or displaced before
or during rip-rap placement shall be replaced or repaired to
the satisfaction of the Engineer at the Contractor's expense.
Graded stone material shall be placed on the prepared slope
or area so as to avoid segregation of material. The thickness
of the filter blanket layer shall be as designated on the
drawings.
3.04 Reinforced Concrete. Concrete and reinforcement for
lined drainage s4rales and drive4ray entrances shall be placed
in accordance o-;itf; the requirements of:
Section 03300 -Last-In-Place Concrete
Expansion joints t•;ith rubber gasket ureter stops shall be
placed every 15 feet in the lined drainage s4rales.
4.00 t•ieasurement and Payment. All erosion control items shall be
paid for at the contract unit price per unit of measurement listed
belo4r:
Item
Rip-rap
Plastic Filter Fabric
Stone Filter i-iat=4'rial
Gabions
Slope ilattresses
Concrete Lining of Orainge S4rales
Unit of measurement
Cubic Yard
Sruare Yard
Cubic Yard
Cubic Yard .
Cubic Yard
Lineal Foot
The contract unit price for each item shall include the preparation
of the subgrade, and all materials, labor and equipment necessary to
p1dCe d i 1 erUS10n COntYUI 1 tc'rri5 In OCCUrdanCe 411 ~ }; ? i:' (Ira:J'I n~5 and
file SC ~p~C1~1Cd t1Ur15.
U2~40-3
,:
SECTIO"rl C2555 `
IJATER TP.A?iS'r'ISSIOiI Ai;7 DISTRIRUTi:i!!'LIJlES
1.00 GEP1ERAl
1.01 Scop°. :fork under this section shall include furnishing,
installing, disinfecting and testing of all items appurtenant
to raw water and potable water transmission and distribution
pipelines.
1.02 Related tlork Specified Elsewhere
Section 02221 - Trenching, Backfilling & Compaction
Section 02b10 - Aggregate Base Course & Sub-base Course
.Section 02612 - iiot Bituminous Pavement
1.03 Submittals. Product data including catalog sheets and
descriptive literature shall be submitted for a]1 materials
and equipment specified. Submittals shall state manufacturer's
compliance with all published standards referenced herein:
1.04 Protection of tdork. All pipe fittings, valves and equip- .
ment shall be carefully handled, stored and protected in such .
a manner as to prevent damage to materials and protective coatings
and linings. At no time shall such materials be dropped or
dumped into trench.
Precaution shall be taken to prevent foreign matter firom entering
the pipe, fittings and valves prior to and during installation.
Place no debris, tools, clothing or other materials in the pipe
during installation.
At such time as pipe installation is suspended, either temporarily
or overnight, the open end of the pipe shall be sealed :vith a
t•;atertight plug to prevent entrance of trench water, debris or
foreign matter.
' Under no circumstances sha71 trench water be allowed to enter
the pipeline. llhen :•;ater is present in the trercl7, the seal
shall remain in place until such time as the trench is pumped
dry. lJhenever trench :•;ater bzcomes evident, adequate measures
shall be taken to prevent pipe floatation.
.. If; 7n tale op71Qn of the Eilgin~r', , the Contractor 7s Incapable
of keeping the pipe free of foreign natter duriny installation,
the Engineer shall require file Contractor to cover the pipe ends
:;ith close :•rovzn tags until the start of the jointing operation.
02555-1
2.00 P~1;TERIALS.,` This item covers the types of materials that ~•~ill
b2 required for the construction and insta1la•tion of dater lines. All
raterials used shall be new, of the best quality available and con-
forn ~•rith applicable slander°ds as indicated herein.
2.01 Ductile Tron Pipe and Fittings .
A. Ductile Iron Pipe
1. Deference Standard - AlVSI 21.51/A!~IWA C1~51
2. Thickness Class - 52
3. Specialties - Conductivity straps for each
joint for cathodic protection
B. fittings
~l. Typz• - Rs Shawn on .the plans .
2. Deference Standard - At1SI/AWWA C110 for flanged,
. mechanical joint and push-on joints
3. f4atarial -Grey iron
4. Pressure Rating - 250 psi unless otherwise
shown on plans
5. Lead tipped gaskets to be supplied For all
push-on fittings.
C. Joints
1. mechanical, Reference Standard - AP1SI A 21.17/-
- A'r;WA C111-72
2. Push-on, Reference Standard - APJSI A 21.11/AWWA.
C111-72.
3. Flangzd, Reference Standard - AP1SI 8 16.1, Class
250
U. .Protective Coatings •
1. Underground Service - Manufacturer's standard
bituminous coating - minimum 1 mil thickness.
E. Pro~.ectiva Lining
1. Type - Cement mortar
2. Reference Standard - AflSI A 21.4/A!•1b1A C10~-64
3. Thickness - Standard
2.02 Fire Hydrants
A. Dresser S`y1e 12) -- Dry ,3arrel Typz
(flot allo~•;ed in As;,en)
1. Reference Standard - A!~lWA C502-73
2. Outlet Size - one ~{ 1/2 inch, t~,o 2 1/2 inch
02555-2.
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3. hydrant Size - 5 1/4 inch
4. Inlet Size - 6 inch
5. Operation - 1 1/2 inch pentagonal national standard
operating nut, open counterclockwise (open-left).
6. Special Features - direction of opening, outlet
threading and color per requirement of 'local fire
department '
7. Depth of Bury - 7 1/2 feet unless otherwise shown
on plans
8. Additional Requirements - Furnish hydrant complete
with ductile iron pipe and tee, 6 inch restrained
mechanical joint or flanged gate valve and thrust
blocks
9. Hydrant to include bronzed bushed shoe with 0-rings
for main valve, for bronze to bronze seating
10. Traffic model
E. t1ueller Co. - "Centurion Model - 423" is approved equal
and shall be provided.
2.03 Valves
A. Gate Valves
1. Size - as shown on plans
2. Reference Standard - At~JtJA C500-71
3. Style - Iron Body, bronze mounted, non-rising stem
(open-left)
4. Pressure Rating - 200 psi unless otherwise shown on
plans
B. Butterfly 1,'alves
1. Size - as shown on plans
2. Peference Standard - A41'.•1A C504-70
3. Style - Iron body, counterclockwise operator (open
left)
4. Pressure Rating - 7.50 psi unless otherwise sho~,vn
on plans
5. Gear operated
2.04 Valve Boxes
1. Material - Cast Iron
2. Size - 5 1/4 inch diameter
_, 3. Typ° - t~:~o piece adjustable screw type
~.. Cover - deep soc4:et type ~~iith the ti•~prd "Stater"
- cast in the top
02555-3
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3.00 HETNODS AWD PROCEDURES ~-
3.01 Excavation. Perform excavation in accordance with the
requirements of:
Section 02221 - Trenching, Backfilling and Compacting
3.02 Verification. Verify dimensions and. class of all existing
and proposed pipe, valves, fittings and equipment prior to in-
stallation to insure the piping system will fit together properly.
a
3.03 Cleaning and Inspection. Clean all pipe, fittings, valves
and related materials thoroughly of all foreign material and in-
spect for cracks, flaws or other defects prior to installation.
ftark all defective, damaged or unsound materials with bright
marking crayon or paint and remove from job-site. ""
The contractor shall take all necessary precautions to
prevent
.
.
any construction debris from entering the waterlines during
~
construction of waterlines and appurtenances. If this debris
should enter the distribution system, the contractor shall furnish
all labor and material necessary to clean the system. Under no
circumstances will the contractor flush the debris into an
existing distribution system.
3.04 Pipe Embedment ~*
A. Placing embedment material - refer to Section 02221
for placement methods. rw
B. Embedment classes - refer to Figure 1 in Section 02221 r
for ~r~hednen+. materials for each class listed blow. i.
Class A - Use where indicated on the plans and where ..
improper trenching or unexpected trench conditions
require its use as determined by the engineer. ~
+a.
02555-4
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3. Hydrant Size - 5 7/4 inch
4. Inlet Size - 6 inch
5. Operation - 1 1/2 inch pentagonal national standard
operating nut, open counterclockwise (open-left).
6. Special Features - direction of opening, outlet
threading and color per requirement of local fire
department =
7. Depth of bury - 7 1/2 feet unless otherwise shown
on plans
8. Additional Requirements - Furnish hydrant complete
with ductile iron pipe and tee, 6 inch restrained
mechanical joint or flanged gate valve and thrust
blocks
9. Hydrant to include bronzed bushed shoe with 0-rings
for main valve, for bronze to bronze seating
10. Traffic model
E. dueller Co. - "Centurion tlodel - 423" is approved equal
and shall be provided.
2.03 .Valves
A. Gate Valves
1. Size - as shown on plans
2. Reference Standard - AWtJA C500-71
3. Style - Iron Body, bronze mounted, non-rising stem
(open-left)
4. Pressure Rating - 200 psi unless otherwise shown on
plans
B. butterfly Valves
1. Size - as shown on plans
2. Deference Standard - A4P,•IA C504-70
3. Style - Iron body, counterclockwise operator (open
left)
4. Press!~re P,ating - 250 psi unless otherwise shn=,;n
on plans
5. Gear .operated
2.04 Valve boxes
1. hiaterial - Cast Iron
2. Size - 5 1/4 inch diameter
- 3. Type - t=;ro piece adjustable screw type
4. Cover - deep socket type t•~ith the taord "tivater"
cast in the top
02555-3
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3.00 ~1ETfi0DS AWD PROCEDURES •
3.01 Excavation. Perform excavation in accordance with the
requirements of: ,~
Section 02221 - Trenching, Backfilling and Compacting '"
3.02 Verification. Verify dimensions and. class of all existing
and proposed pipe, valves, fittings and equipment prior to in- ~^
stallation to insure the piping system will fit together properly. ,,
3.03 Cleaning and Inspection. Clean all pipe, fittings, valves
and related materials thoroughly of all foreign material and in-
spect for cracks, flaws or other defects prior to installation.
Hark all defective, damaged or unsound materials with bright
marking crayon or paint and remove from '~
job-site.
The contractor shall take all necessary precautions to. prevent
.
any construction debris from entering the v~aterlines during
~'
construction of evaterlines and appurtenances. If this debris
- .~
should enter
the distribution system, the contractor shall furnish
all labor and material necessary to clean the system. Under no ~
circumstances vrill the contractor flush the debris into an
existing distribution system.
3.04 Pipe Embedment
A. Placing embedment material - refer to Section 02221
for placement methods.
G. Embedment classes - refer to Figure 1 in Section 02221 .~
for embedment materials for each class listed below.
Class A --Use where indicated on the plans and where
improper trenching or unexpected trench conditions E
require its use as determined by the engineer.
~~
02555-4
.,
Class 6 - Use for all PVC pipelines and D.I.P.
~~ C]ass C - Use for all except PVC pipelines and D.I.P.. .
Bedding Opticns - The shaped suUgrade bedding shall
be acceptable for Class Band C embedment. Honever,
- if at any ti;^e the shaped subgrade dpes not meet the'
- requirerrents illustrated in Figure 1, the contractor
sha17 be required to provide a granular foundation
for the pipeline. .-
3.05 Pipe Installation
A. Ptethodology -Pipe shall be laid in straight section
.with bell ends facing the direction of laying unless ~ _
:othen•;ise directed by the engineer.. 4lhere pipe is laid
on a grade of ten percent (10") or greater, the installation •
shall proceed uphill with the be]1 ends facing upgrade.• The
• pipeline shall be installed so that a continuous .positive
or negative grade is maintained bztt•;een high and low points
to avoid air pockets. Jointing of the pipe shall b2 made -
in accordance ~•rith the-directions o` the manufacturer of
the pipe and the manufacturer or".the coupling.
The pips shall be brought to correct line and grade, and
secured in place with the specified bedding material as
directed in Section 02221.
B. Pipeline Dapth - As,indicated on plans.
C. Concrete incasement - Install concrete encasement
arhere indicated on the plans or as required by other .
sections of this specification.
3.Oo Installation of Pipeline Appurtenances
A. .General. Install-all valves, meters, manholes and -
other equipment appurtenant to pipeline at the locations -
indicated on the dra:vings or as othe revise designated by
the enginz2r to accorr,,odate field conditions. P,ecord
':as-built" reasurnr^en~s prior t0 baCnTlll reFerencing all
appur~enant eyuiprrer,t to the nearest permanent surface
improve~rents.
., B. Installation of Valves. Install valves in the pipe- _
- ling in the sarr;e manner specified for laying and jointing .
the pipe and in accordance with details included in plans.
'" C. Valve Boxes. Except ti•;f~era sp=cified otherrvise, install
,, valve boxes on al] buried valves. Install boxes such that
.. 02555-5
:.'.
roestress is transmittn_d to the valve. Set boxes plume
and directly over the valve with the top of the box placed .~
flash ;with the finished grade.. Backf~ill and thoroughly
compac± around each box. Provide extended stems cn valves ~
where required such that the opera tiny nut is no*_ lower
than four feet (4') below finished grade.
D. Reaction Anchor and Blocking. Concrete thrust blocks
shall be provided, as shown in the details included Keith
the plans, for all tees, elbows, plugs, reducers, valves,
fire hydrants and crosses if one or more sides of the cross
is plugged. The bearing area of the block shall be at
least equal to that stated on the following tables. The
bearing surface shall be against undisturbed earth. The '"
block shall be placed normal to the thrust as shown on the
drawings. Concrete for thrust blocks shall have two
thousand (2000) psi corpressive strength.
F1ItiIhil;M THRUST BLOCK BEARING AREAS i ~ w.
(Values Expres sed in Square teat)
~,
Table A
(up to 200
si) Nominal Pipe Size (Inches)
p b 2 IO 12 14 16 ~
Valves E Fire Hydrants See Datail Sheet ~
Plugs, Tee or
9C° Elbow
Cross
3.9
6.7
10.1
14.3
.19.3
25
0 r~
"
45° Eloos•r 5.5
3
0 9.5
5
2 14.3 20.3 27.2 .
35.2
22 1/2° Elbow .
1.5 .
2.6 7.8
4
0 11_.0
5
6 14.7 19.0 s
11 1/4° Elbow
Peducers 16
1.5
1.5 .
2.0 .
2.8 7.5
3.8 9.7
4.9
x
14 18.S 16.2. 13.0 9.4 5.0
--- *'
r. 13.6 11.1 7.9 4
3 ---
12 x 9.1 6.7 3.6 . ---
10 x 5.4 3.0 --- __ --- ---
8 ?~ 2.4 --- ---
---
---
'-- .,,
Tabls L'
(up to 3iG p
si) h;nmir,al Pipe Size (Inch e>)
6 8 10 12 14 16
Plugs, Tee or
90° Elbow Cross b.3 11.8 17.7 25.0 33.8 43.8
45° E1'oo•d 9.b 16.6 25.0 35.5 47.6 61.6 "
22 1/2° Elbow 5.3
2
6 9.1
4
6 13.7 19.3 25.7 33.3
""
]l 1/4° El'oow .
1.8 .
2.3 7
3.5 9.8
4
9 12.1
6
7 17.0
RedLC'TS 15 Y.
32.4
20.0
22.7 .
1b.3 .
8
7 8.6 .~
14 x
12 23.5 19.2 13.9 7.5 . ---
--- •*
15.8. 11.6 6.~1 _-- --
0 x
9.3
5.2
---
--- - ---
'"
II x --- ---
02555-6
~,
3.07 Connection to Existing !•later Facilities. Flake connections
bet:•reert new arork and existiny piping as indicated on the plans
usirrG suitable fittings for the conditions encountered, hake
each connection ai a time and in a manner authorized by the
engineer athich :•rill least interfere with service to customers.
Provide facilities for proper dewatering and disposal of all
crater from de'datered lines and excavations without damage to
adjacent property.
Take all precautions to prevent contamination avhen making
connections to existing potable water lines. Wo trench seater,
mud or other contaminating substances shall be permitted to
enter the pipeline.
Svrab the interior of all near pipe, fittings and valves installed
in the existing pipeline with a 5 percent (50,000 ppm) chloride
solution prior to installation. After the connection is completed
flush the main to remove all contaminated water.
3.08 Protectioh of !•;ater Supplies. !•;ater lines shall be located
a minimum of ten feat (10') horizontally from existing.or pro-
posed nearer mains. !•;herever the sewer line crosses above or
vrithin eighteen inches (18"} beneath the water mains, the se:ver
line shall be made impervious by either of the taro methods listed
below: •
1. Twenty feet of cast iron crater pipe shall be used for
sewer pipe and centered over the water main. The joints-
between the nearer pipe and the cast iron pipe shall be
encased in a concrete collar at least six inches (b")
on either side of the joints.
2. The sever pipe shall be reinforced with concrete
encasement. The encasement shall be at least six inches
(6") thick on all sides of the sewer pipe and extend ten
feet (10') on either side of the water main.
In al] cases, select granular bac!;fill shall be used to prevent
any settling of the higher pipe.
4'.CO FIELD QUALITY COii1"COL
4.01 Hydrostatic Test. After the pipe has been laid and the
trench has been backfilled, all ne:vly laid pipe or any valved
°' section thereof shall be subjected to a pressure and leakaye
test. The contractor shall provide all pumps, pipe, connections,
c;auges, measuring devices and all other necessary apparatus and
shall conriuct the tests in the presence of tite engineer.
OZ555-7
~.~ Test Pressure. The i~equ'ired minir,um test pressure
shall be 200 psi measured at the point or' lo:rest elevation ~.
of the pipeline and correc?:ed to the elevation of the test
gauge. The engineer sF,all be ru,tii`ied 48 riours in advance .•
of test and shall determine exact test pressure at such .
time. The City Engineer shall be notified .prior to testing.
B. Duration of Test. „
Three hours minimum of maintained
pressure.
C. Air Removal. Prior to performance of the test, com-
pletely fill the pipeline with
water for a period of 72
hours. Expel air by means. of air relief valves, hydrants
or other means
~•
,
as required, If permanent air vents or
traps are not located at all high
oi
i
,~
p
n
s, install corpora-
lion stops at such points so air can be expelled
the tests
Afte
.
r
are completed, plug all temporary taps.
..
D.. Allowable Leakage. The allowable leakage defined as
the quantity of t
c `~
ra
er that must be supplied to the test
section to maintain the specified t
est pressure shall not
b2 greater than tt•ro gallons per inch (2 gal./in
) of
nomin
l di
.
a
ameter par one thousand feel (1000'} of line
tested per twenty fou
(24) h
r
our period.
4.02 Repair of Leaks. If tr:e test discloses leakage greater.
than the allowable leaka
e
th
g
,
e contractor shall locate and
repair the defective joints until leak
age is trithin the specified
al)os•~able. The contractor shall repair any le
th
k a
a
s regardless of
e best results if they are serious enough to endanger the
future serviceabilit
f
.~
y o
trra pipeline
_. 5.00 UISINFECTIOT•I OF POTABLE 41A~iERLIfIES
~.
5.01 General. Flush and disinfect potable :;aterlines in
accordance with the procedure set forth in F„dtdA C601-68 w
Disinfecting l•later i4ains. Provide all temporary blowoffs,
pumps, chlorination equipment, chlorine and all other necessary
apparatus required.
5.02 Pipe Cleaning. If the pipe contains dirt. or heavy en-
crusted matter That in the cpinion of the engineer will not be
removed during the flushing operation, the contractor shall
clean and ss•rab the interior of the pipe 1•rith a five percent
(50,000 ppm) chlorine solution.
s
A. Preliminary Flushing. Flush pip°line to disin`ect9orT,
e;;ccp,: ;rh:n t:h~ t:~ble~: ,;~thad 'is cased, to rerove all a,
rerr.ainir.g foreic;n material. The flushing operation
siatll develop a ,oini;eum velocity or: 2.5 ft./sec.
02555-8
..
..
5.03 Chlorine Application. In general, chlorine shall be
applied using the continuous feed method. however, on large
diameter lines ;•rhere this rrorad not be prartical, the slug
method may be used. The tablet method may be used on short
extensions (up to 2,50 ft.) of serail diameter mains (12-inch
and smaller).
A. Continuous Feed t~~eti;od. Introduce ureter into the
line at a constant rate ;•rhile adding chlorine at a
minirrurn concentration of 50 mg/l. t~aintain the chlorinated
water in the pipeline fora minimum of 2~} hours after -•ihich
period the treated water shall contain no less than 25 mg/l
of chlorine throughout the entire length. Repeat the above
procedure if the residual at the end of 24 hours fails to
meet the minimum concentration.
B. .Slug F~ethod. Introduce water with a minimum chlorine
concentration of 300 mg/1 at a constant Treasured rate into
the pipeline. P.oply the chlorine fora sufficient length
of time to develop a solid column or slug of chlorinated
;•iater that ;,rill, as it passes along the line, expose all
interior surfaces for a period of 3 hours. Check the
application at file upstream end of the line.
C. Tabletflethod. This method shall net be used if trench
;•rater or foreign material has entered the line or if the
water is below 5°C (41°F).
Place tablets in each section of pipe in sufficient
number to produce a dose of 50 mg/l. Refer to Table 3 .
of AvIi4A C501 for the required minimum number of tablets.
All tablets within the main must be attached at the top
of the pipe. Introduce water into the pipeline at a rate
no greater than l ft./sec. and retain the ;•rater in the
' pipeline for a period of 2: hours.
5.0& Final Flushing. After the required retention period,
flush all hzavily chlorinated water from the main until the
chlorine concentration is no higher Than that prevailing in
chi s,~t_m, of less ~:~an 1 r:~c;/l.
5.05 Bacteriologic Tests. After completion of the final
flushing and prior to placing the pipeline in service, collect
sarpies from the end of the line and test for bacteriologic
quality to sho;a the absence of coliform to the reyuirements
of the public health authority having jurisdiction but in no
_„ case shall the nu„~ber be less than one for chlorinated supplies.
07.555-9
Collect samples in sterile bottles from a standard corporation
stop furnished and installed by the contractor in the main: Do
not collect san>aoles using a hale rr f~ira h,yc!rant.
5.05 Repetition of Procedure. If the.origina•I disinfiection fails
to prod;:ce satisfactory samples, repeat the disinfection procedure
until satisfactory results are obtained.
0.00 ttEASL'RE(-0Et(T AHD PAY(•IENT
6.01 Pipe. Water pipe shall be measured and paid for by the
lineal foot furnished and installed. The contract unit price
for pipe shall include excavation and backfill, the furnishing
and installing of all pipe, bedding, fittir;ys, thrust blocks,
surface restoration, testing, disinfectiny and any other appur-
tenances, excluding valve, as shown on the plans. t~(easurement
for same shall be the distance from center to center of appur-
tenances along the pipe centerline to the nearest one foot in
length.
6.02 Valves. t~ieasurement shall b2 made by counting the number
of each type of valve furrisi;ed and installed complete including
excavation, backfill, bedding, thrust blocks, valves and valve
boxes. Payrent for same shalt be made based on the unit bid
price for each type. of valve.
6.03 Connection to Existing Facilities. Connection to existir;y
water pipelines or other facilities shall be measured by counting
t(;e number of individual connections and paid for at the contrac~
unit price per connection. the contract unit price shall include
all excavation, backfill and bedding associated -•~ith each con-
nections.
6.On Fire Hydrants. f.easurement shall be made by counting the
number of hydrants tarnished and installed complete including
excavation, bac;;fill, betiding, thrust blocks, valve and valve
box. Payment for sarae shall be made based on the unit bid price
for each hydrant.
0L 555-10
.~
.~
w
r
..
.,
wa
.,
it
...
r
..
.~
w,:
• SECTIOP! 02660
SAf1ITARY 5EldER LTtlES A'!D APPURTEftAtlCES
1.00 General
1.01 Scope. l~'ork under this section shall include furnishing,
installing, cleaning and testing of all items appurtenant to
a complete sanitary sewer installation.
1.02 Related lJork Specified Elsewhere
Section 02221 •• Trenching, hackfilling and compaction
Section 02610 - Aggregate base course and sub-base course
Section 02612 - Hot Bituminous Pavement
1.03 Submittals. .Product data including catalog sheets and
descriptive literature shall be submitted for all materials
and equipment specified. Submittals shall state manufacturer's
compliance with all published standards referenced herein.
1.04 Protection of l•lork. All pipe, fittings and equipment
shall be carefully handled, stored and protected in such a
manner as to prevent damage to materials. At no time shall
such materials be dropped or dumped into trench.
Precaution shall be taken to prevent foreign matter from
entering the pipe and fittings prior to and during installa-
tion. Place no debris, tools, clothing or other materials
in the pips during installation.
At such time as pipe installation is suspended, either temp-
orarily or overnight, the open end of the pipe shall be sealed
with a watertight plug to prevent entrance of trench water,
debris or foreign ratter.
Under no circumstanc>s shall trench ~aater be ai7o~~rad to envier
the pipe line. 4dhen ~•rater is present in the trench, the seal•
shall rer;,ain in place until such time as the -trench is pumped
- dry. 4lhenever trench water becomes evident, adequate measures
s1~a11 be taken to prevent pipe floatation.
If, in the opinion of the Engineer, the Contractor is incapable
of keeping the pipe free to foreign matter during installation,
-' the En~lin~~~r shall rec;uire the Contractor to cove,^ tiie pip? ends
frith cluse trov2n bays until the start of the jointing operation.
02560-1
r
2.G0 Materials. 'This item covers the types of materials that will
be required for the construction and installation of se~,~er lines. All
materials used shall be ne~•~, of the best quality available and con-
form Evith applicable standards as indicated f~erein.
2.U1 Ductile Iron Pipe and Fittings
A. Ductile Iron Pipe
1. Reference Standard - ANSI 21.51/A4lrlA C151
2- Thickness Class - 52
B. Fittings
1. Type - As shown on the plans
2. Reference .Standard - ANSI/AldWA C110 for flanged,
mechanical joint and push-on joints
3. Material - Grey iron
4. Pressure Rating - 250 psi
C. Joints
1. Mechanical, Reference Standard - ANSI A 21.11/
A4fdA C1 l l -72
2. Push-on, Reference Standard - AtiSI A 21.11/P.!•tl~A
C1T1-72
D. Protective Coatings
1. Underground Service - Manufacturer's standard
bituminous coating - minimum 1 mil thickness
E. Protective Lining
1. Type - Cement mortar
2. Deference Standard - ANSI A 21.4/P,1;'NA C104'-64
3. Thickness - Standard
2.02 Polyvinyl Chloride (PVC) pipe and fittings
A. PVC Pipe
1. Material reference standard - ASTh1 D1784
2. Pipe reference standard - ASTM D3034
3. C?ass - SDR35
4. Markings - hlanafacturer's name, nominal size,
PVC cell classi~ication, Type PShI, SDR-35, PVC
ji'd'J1 tY S?W?Y' ,)ii72, PtJTt-D30~^ dnd Code is Uli~b 2r.
02550-2
R'
r
.~
.~
w
.M
..
,.
~,.
..
W.
E. Grade Adjustment Rings
1. Typ> - Precast ASTf4 C-150 Type II modified
concrete
2. Size - tJot less than 6" wide x heights to allow
for 1" adjustments
F. Fran;e and Cover
r 'l. Type/i'lanufacturer - Nen-style machined Denver
heavy - United Iron Foundary, Denver, CO
t1EEPIAt1 tdo. R-1718-A
Castings, Inc. No. tvH-310-24-CI, Grand Junction, CO
2.05 Sewer Service Line Materials ~_.
A. Nyes
1. haterial - AS7M D3D34 PVC
2. Strength - For use with SDR-35
3. Joint - Slip-on rubber gasket
B. Saddles
1. Material - ASTt=1 D3034 PVC
2. Joint - Rubber seal to main ~vith stainless steel
compression bands. Slip-on service joint with
rubber gasket .
3.00 t''ethods and Procedures
3.01 Cleaning and Inspection.. Clean all pipe, fittings and
related materials thoroughly of all foreign material and in-
spect for cracks, flaws or other defect prior to installation.
t•lark all defective, damaged or unsound materials with bright
marking crayon or. paint and remove from job-site.
The Contractor shall take all necessary precautions to pre-
Want alt`/ COi!;artiCtiOn debrlS from entering file sewer lir;es
during construction. If this debris should enter the pipe
line system, the Contractor shall furnish all labor and
material necessary to clean the system. Under no circ arn-
siances ;viii the Contractor flush the debris into an ex-
isting sanitary sewer system.
3.04 Pipe Embedment
A. Placing embedment material - refer to Section 02221
for placement methods.
B. Embedment Classes - refer to Figure 1 in Section 02221
for embedment materials for each class listed below.
02560-4
B. Fittings
1. Type - PYC push-joint
2. Materials - ASTt~t D1784
3. Reference Standard - ASTM D3034
C. Joints
1. Type - Push-on rubber gasket
2. Gasket reference standard - ASTM D1869
2.03 Concrete for Thrust Blocks and Encasing of Pipe. Concrete
for thrust blocks and for encasing the sewer pipe line shall have
2II-day compressive strength of not less than 3000 psi,
2.04 hianholes
A. Concrete Rings/Cones
1. Type - precast
2. Reference standard - ASTM specification C478
3. Size - As shown on the plans
B. hianhole Bases
1. Type - Cast in place 3000 psi 28-day compressive
strength concrete
2. Reference concrete standard •- ASTM C-150 Type II
modified
C. Pianhole Steps
1. Ptaterial -Wrought iron, cast iron, aluminum
2. Size/Type - 5/8" round stock x 10" wide minimum
-with slip-proof tread
3. Spacing - As shown an plans
4. Coating - Asphalt or asphalt base paint (except
aluminum)
'S. t•Iounting - Grouted in place on concrete ring with
r;STi•I C-i50 Type II r~odi~ied Portland Cement mortar
and sand grout for water tight joint.
D. Joints
1. Type - Full cement mortar or "Ram-nek" pre-formed
gasket as manufactured by K. T. Snyder Co. Inc.,
Houstcn, Texas
7.. Ce!nerrc hiortar t~taterial Reference Standard - one
part Portland Cement, Type II, modified with threz
parts of sand.
02550-3
1
Class F. - Use where indicated on the plans and tirhere
improper trenching or unexpected trench conditions
require its use as de,*.ermined by the F_nginee r.
Class B - Use for all PVC pipe lines.
Class C - Use for all except PUC pipe lines.
Bedding Options -The shaped subgrade bedding shall
be acceptable for Class B and C embedment. Ho~rrever,
if at any time the shaped subgrade does not meet the
requirements illustrated in Figure 1, the Contractor
shall be required to provide a granular foundation
for the pipe line.
3.04- Pipe Installations
A. Installation of Ductile Iron Pipe Lines
1. Pipe Handling. Pipe should be lowered into the
trench arith ropes, slings or machinery. Under
no circumstances should the pipe be pushed off
the bank and allowed to fall into the trench.
2. Pipe Laying. Pipe shall be laid in straight
sections, in an uphill direction, with bell ends
facing in the direction of laying, unless directed
otherwise by the Engineer.
4Jhen pipe laying is not in progress, the open ends
of the pipe shall be closed by a teeter-tight plug
or other means approved by the Engineer.
Jointing of Push-On Joints. In joining the pipe,
the exterior four inches of the pipe at the spigot
end and the inside of the adjoining bell shall be
thoroughly cleaned to remove oil, grit, tar (other
than standard coating) and other foreign ma tier. The
yasket shall be placed in the hell t•rith the large
round side of the gas;:at pointing insidz the pipe
so it trill spring into its proper place inside the
pipe bell. A thick film of the pipe manufacturer's
joint lubricant shall be applied to the gasket over
its entire surface. The spigot end of the pipe shall
then be wiped clean and inserted into the bell to
contact the yasket. Then the pipe shall be forced
all the o-ray into the bell by cro•;rbar or by jack and
cho::er siir.ys.
02560-5
4. Pipe Cutting. The cutting of pipe for manholes or
for fittings
or
l
,
c
osure pieces shall be done in a
neat and workmanlike mam~ce~r t•rithout dama
e t
th
g
o
e
pipe or cement lining and so as to leave a smooth
end at right an
l
g
es to the axis of the pipe. The
flame cutting of pipe by means of
an oxyacetylene
torch will not be allowed
. ,~
B. Installation of Polyvinyl Choride (PVC) pipe
1. Pipe Handling. Pipe should be carefully lowered
into the trench t
o avoid pipe falling into trench. '~
2. Pipe Laying. Pipe shall be laid in sPa°aight sections
in an uphill direction
with bell
~ ~
'~
,
ends facing the
n
l
g
~
n
p
y
s
o
progress
the
pen
end
of
the
pipe
shall
be
closed .
by a t~;ater-tight plug.
~.
3, theryins9dehofpthe belleshalltbe t orough yg~ipedd
clean. Set the rubber ring in the bell t•~ith the
marked edge facing toward the end of the bell. w
Lubricate the spigot end using a thin film of the
manufacturer-supplied lubricant. Push the pipe
spigot into the bel]. Position the completed joint .~
so that the mark on the pipe end is in line with
the end of the bell. ,„
4. Pipe Cutting. The cutting of pipe for manholes or
for fittings, or enclosure pieces shall be done in
a neat and workmanlike manner without damage to the
pipe and so as to leave a smooth end at right angles
to the axis of the pipe. Bevel the end of the pipe .~
-•rith a bevelling tool after the pipe is field cut.
Place a clearly visible position mark at tfte co.°- •~
rect distance from the end of the field-cut pipe.
3.05 Server p.lanhole Installation
A. Genera}. Manholes shall be furnished and installed '"
to the depths and dimensions shown on the plans and/or
staked in the field. Manholes shall be constructed ~
or precast concrete rings in accordance with details
shown on the plans. ~"'
.~
„.
02560-6 ~,
.~
B: Connections to Manholes. The first length of sewer
pipe into and out of any manhole shall be a maxirtum
of 2~," as measured from the inside face of the man-
hole to the end of the pipe. In addition extra care
shall be taken by grouting or other means of sealing
to assure positive ~•rater-tight manholes around the
inlet or outlet pipes. Expandable ~•;ater stops, special
sleeves or a rubber gasket cemented to the sewer pipe
shall be used. Ali pipe shall he grouted in place
with non-shrink grout.
C. Manhole Floor and Inverts. Manhole bases shall be
constructed to conform to the details shown on the
drawing. The invert channels shall be smooth and
semi-circular 'in shape, conforminy to the •inside of
the inccming and outgoing sewer pipe lines. 'Changes
in direction of flow shall be made with a smooth
curve of as large a radius as the size of the manhole
will permit. Changes in size and grade of the channels
shall be made gradually and evenly. Where large dif-
ferences in invert elevations exist, sloped flow
channels shall be formed so the sewage does not undergo
a vertical drop. The invert channels may be formed
directly in the concrete of the manhole base. The.
floor of the manhole outside of the channel of the
manhole base. The floor of the manhole outside of
the channel shall be smooth and shall slope toward the
channels not less than one inch per foot nor more than
ttvo inches per foot.
D. Finish Grade and Adjustment. To bring the manhole
cover to the correct elevation the top section of
each manhole shall be constructed ofi pre-cast concrete
grade adjustment rings. These rings shall be not less
than six inches (6") t•;ide and fiurnished in heights to
allow for one inch (1") adjustments. Plaximum allowable
grade adjustment ~•~ith rings shall be eight (8") inches.
E. Manhole 4laterproofing. After manhole construction is
cor;olete including all mortar join`s, grouting aror:nd
inlet and outlet pipes and around the base, construction
on the invert channel through the manhole, etc. the
inside face of the manhole shall be water;.roofed ti•;ith a
coal tar epoxy or bituminous coating or thoroseal material
• as approved by file Engineer from the manhole invert to a
point five (5') feet above the invert.
02560-7
'•At the Engineer's option, any structure shall be tested ~°
for water tightness by filling the structure a minimum ,,
of five (6 ) fees af;ove the manhole invert. All leakage
visible after tyro hours on thr outside of the structure .,
shall be stopped by regrouting or use of a flexible sealant.
As an option, the manhole may be tested, where possible,
in conjunction with the sewer lines. Manholes shall be ~,.
retested until no leakage is present.
P•lanho1e Stubs. All pipe stubs required from manholes
are shown on the plans. Stubs shall extend approxi- ~ '"
mately 24" from the outside face of the manhole and she'll ••
be capped or plugged with manufactured fittings to form
a water-tight installation. ,~
3.06 Connection to Existing Sewer Facilities. Connections to
existing sewer facilities where live flows exist shall be made .,
only after prior consultation with and receipt of written per-
mission from the Engineer. Pao bypass of sewage to the surface `'
will be allowed in the completion of this connection. Connections
shall be made as shovm on the plans. A]1 connections between pipes ~
of different materials shall be made with approved manufactured '"
connectors.
3.07 Protection of tdater Supplies. Server lines shall be located
a minimum of ten feet (10') forizontally from existing or pro-
posed water mains. 4lhere the sewer line crosses above the water ~
line, or is less than eighteen inches (18") vertical3y below
the water- line, or is less than ten feet (10') horizontally from
the water main, the sewer line shall be made impervious by either ..
of the trvo methods listed below:
A. A minimum of one length of ductile iron water pipe ,~
eighteen feat long shall be used for sewer pipe and
centered over the water main. The joints between '"
the sewer pipz and the ductule iron pipe shall be
encased in a concrete collar at least six inches (G")
on either side of thz joint. Manufactured •Fittings ••
shall be used to join pipes of different materials.
8. Tile sewer pipe shall he reinforced with a concr°te ,,.
encasement. The encaserent shall he at least six
inches (6") thick on all sides of the server pipe and .+
extend ten feet (10') on either side of the .rater
main.
In all cases, bedding material shall be used to prevent any
set link
~:. , o~ tth;, h;:;her nil ..
U25G0-f3
...
..
~.
3.08 Service Connections. Customer service connections shall
be installed in accordance with the details set forth on the
drawings following this specifica%ion. After the service con-
nection is installed, the end shall be plugged ;vfter-tight with
the specified plug.
4.00 Field Quality Control
4.01 Alignment and Grade. Sevier pipe lines will be checked
by the Engineer to determine o-rhether any displacement of the.
pipe has occurred after the trench has been backfilled. The
test will be as follows:
A light will be flashed between manholes, or if the manholes .
have not as yet been constructed, between the locations of
the manholes, by means of a flashlight. If the illuminated
interior of the pipe line sho;vs poor alignment, displaced pipe,
earth, or other debris in the pipe, or any other kinds of defect,
the defects, determined by the Engineer,-shall be remedied by the
Contractor at his own expense. Test ~•rill be repeated after
completion of backfilling and any poor alignment, displaced
pipe, or other defects, determined by the Engineer, shall be
corrected.
4.02 Leakage Test. Gravity server lines shall show not more
than two-hundred thirty(23C) gallons of infiltration per day,
per mile of pipe, per inch nominal diameter. In areas vrhere
the groundwater level is less than one foot (1') above the.
pipe the Contractor shall perform an exfiltration or leakagz
test to provide the Owner an indication of the condition of
the completed system. After capping and blocking all tvyes or
tees, the pipe bet;veen successive manholes shal} be filled with
vrater, including the upstream manholes, to not less than four
feet (4') nor more than eight feet (8') above the highest
point of the sewer section bzing tested. The amount of water
added durin.s the test period from the section under test to
maintain the water level shall be measured and it shall not
exceed a rate to t~.ro-hundred ti~irt~~(~30) gallons exfiltration
per day, per mile of pipe, per inch nominal diaTetzr. Any onz
individual section may exceed the rate by one and one-Half (} 1/2)
times if the total length does not exceed tite above rate. The
program of testing r«ust be mutually determined by the Engineer
and the Contractor.. The Contractor shall furnish a17 labor, tools
and equipment necessary to make the tests and to perform any
vrork incidental thereto. The Contractor shall take all necessary
~- prac-:r.rtions 'to prevent any joints from separating, or other
damage to tiie system virile the pipe lines or their appurtenances
02500-9
or to any structures indicated by or resulting from these tests.
If any section tested fails thr.. test, 'ii: shn•I1 be repaired or
replaced.
4.03 tlanhole Inspection. During the construction of the man- ~3
holes, the contractor shall, in accordance vrith good practice,
insure that no earth, sand, rocks or other foreign material ••
exists on the joint surfaces during assembly of the section. 'ihe
engineer shall check each manhole to determine vrhether the manhole
fulfills the requirements of the drawings and specifications. ,,
A. Visual Examination. The engineer shall visually check
each manhole, both exterior and. inter°ior> for flaws, cracks,
holes, or other inadequacies which might affect the operation `
or water-tight integrity of the manhole. Should any in- ,~.
adequacies be found, the contractor, at his own expense, shall
make any repairs deemed necessary by the engineer.
B. Leakage Test. All manholes shall be tested for leakage '"
and all tests shall be witnessed by the engineer. The
leakage test shall be conducted prior to backfilling around
the manhole and shall be carried out in the following manner: ~'
.:
1. All lines leading into or out of the manhole shall be
tightly plugged. ,~
2. The manhole shall be filled with water to a level at
least one foot above the uppermost joint. The water shall ,~
be allowed to stand for two hours to allow for normal water
absorption into the manhole material. At the end of the
two-hour stabilization period, if the water level in the
manhole has dropped below the top ring joint, additional '"
water will be added to bring the level above the joint ..
as before. Any visible external leakage noted within
a one-hour test period shall constitute failure, and the
contractor, at his own expense, shall repair the manhole ,~
and retest until satisfactory tightness is obtained.
The above separate manhole test:rill not be required when
manholes are tested simultaneously with sewer pipe.
4.04 Deflection Test for tdon-Rigid Pipe. The maximum allowable
pipe deflection for a completely backfilled non-rigid sewer pipe
shall not exceed five percent of the nominal internal pipe diameter.
Deflections in non-rigid pipe shall be checked by measurement or by
pulling a mandrel vrith the minimum allowable diameter through the
pipe. The minimnn allovnble diamet:~r shall be equal to the minimum
interior diameter of the pipe as specified in the applicable portions
of the ASTiI Standard Specifications or the pipe manufacturer's re-
com.nendations, minus five percent of the noriinal interior diameter
02560-10
of the pipe. Those sections of non-rigid pipe with deflections
greater than the maximum allo~•~able five percent shall not be acceptable
and the contractor t•till remo,~e and replace these sections at his ovm
expense. The deflection test shall be run betcreen fifteen (15) and
thirty (30) days after backfilling of each section of line.
Deflection tests will be run if in the opinion of the engineer
same is warranted. The program for testing must be mutually
determined by the engineer and the contractor. The contractor
shall furnish all labor, tools and equipment necessary to make
the tests and to perform ahy work incidental thereto.
5.00 P•teasurement ane Fsasis of Paysicni:
5.01 Pipe. Sewer pipe shall be measured and paid for by the
lineal foot furnished and installed. Fleasurement shall be from
center of manhole to center of manhole and shall be the pipe
slope distance beto-reen manhole centers to the nearest one foot.
The contract unit price for sewer pipe shall include all excavation
and backfill, the furnishing and installing of the pipe, foundation
and bedding material select backfill, fittings, finish grading,
seeding, surface restoration other than asphalt surfacing, cleaning
and testing in accordance with the plans and specifications.
5.02 manholes. Standard and drop manholes or appurtenances shall
be measured by counting the number of accepted units. constructed
complete and paid for at the contract unit price per manhole or
appurtenance. The contract unit price for manholes or appurtenances
shall include excavation (including rock, if encountered) and back-
fill, the furnishing and installing of all concrete bases to the
depths and dimensions shocrn on the plans, manhole rings, grade
adjustment rings, covers, steps, waterproofing, inverts and channels,
stub-outs an plugs and any other appurtenances in accordance with
the plans and specifications.
5.03 Connections to Existing Facilities. Connection to sewerlines
to existing manholes or other sever services shall be measured by
counting the number of units modified and paid for at the contract
unit price per cor:nections. The contract unit price for manholes
or appurtenances shall include excavation and backfill, furnishing
and installing concrete collars, modification to and rebuilding of
invert channels, waterproofing and the like in accordance with the
plans and specifications.
5.04 manhole Stubs. All pipe stubs shall be paid for as trio (2')
feet of the size pipe installed and shall include payment for the
complete installation of the pipe and fittings.
025G0-11
SECTIOi! 02610
,.
AGGREGATE BASE COURSE Ai•1D SUB-BASE COURSE
1.0U General
1.01 Scope. This v:~ork shall consist of furnishing and
placing one or more courses to aggregate on a prepared .
surface in accordance vrith these specificztions in
reasonably close and conformity with the lines, grades
and typical cross-sections shown on the plans or es-
tablished by the Engineer in the field.
1.02 Related tJork Specified Elsesv'nere
Section~02612 - Hot Bituminous Pavement
Section 03300 = Cast In Place Concrete
Section 02221 - Trenching, Backfilling & Compaction
2.00 t•1aterials. 41hen two different aggregate sizes are called
for on the plans, the first layer to be placed shall be classified
as sub-base aggregate ar~d shall conform to the requirerents described
herein. The second shall be classified as base course aggregate.
PEP.CEi17AGE BY idEIGHT PASSING SQUARE idESN> SIEVES
Sub-Base Course Base-Course
Sieve Size Aggregates Aggregates
1 1/2 inch 100 •----
1 inch gS-100 ----
3/4 inch ---- 100
No, 4 30- 70 30-60
Pio. 8 ---- 25-50
;io. 200 5- 15 5-12
The soil aggregate Material shall conform to AASHTO Standard Speci-'.
fication Designation i•1 147-65 or latest applicable revision.
3.00 .?ethods and Procedures. The compacted aggregate base course
and sub-base course shall be constructed in at least ts•ro layers
0'i d!iO rD :?i:".rl t^ F. ('; !:ul till Ci: fi r.SS Or aS 1ndiCateL On tr2 plil rl~. ThB
r..ar,i~~~a7 compacted thickness of any one layer shall not exceed six
inch^s (6").
02610-1
t
Co,apaction of each layer shall-continue until a density of not less .,
than ninety-five (y5) perc^nt of the rrar..iunrm density determined in •
accordance with AASHTO T 99 (ASTM D G98) has been achieved. 7he~ .•
surface of each layer shall be maintained during the compaction
operations in such a manner that a uniform texture is produced y
and the aggregate firmly !:eyed. t9ater shall be uniformly applied ,„
during compaction in tfre amount necessary for proper consolidation.
.4.00 Measurement and Basis of Payment. Aggregate base course ~`
when required in areas where the sewzr/water line is installed
in existing gravel or bituminous surfaced areas shall not be paid
for as a separate item per cubic. yard but rather as a part of the`
unit bid price lineal foot for pipe ]ine:~
i
Aggregate base course tvhzn required in areas such as creels, ditch •
and bridge crossings, as sub-base for manholes or other structures
as shown on the Plans or as would otherwise normally be required
shall not be paid for as a separate item per cubic yard but rathzr ,,
as a part of the unit bid price or lump sum bid price for the
various appropriate items. ~~
020) 0-'L
.~
~.
~.
M
~'
W-
+.y
6,
R
~.
r
.,
~:
r
..
SECTIOiI 02612
HOT iiilUiii~AUS PAUEi1EilT
1.00 GEf:ERAL
1.01 Scope. This work shall consist of constructing one or
more courses of bituminous pavement on a prepared base in
accordance :•iith these specifications, and in reasonable close
conformity with the lines, grades, thicknesses and typical •
cross-sections shown on the plans or as directed by tfre Engineer.
1.02 Related Ylork Specified Elsewhere
Section 02221 - Trenching, Backfilling E Compaction .
Section 02610 - Aggregate Base Course Z Sub-base Course
Section 0'200 - Earthwork
2.00 I~tATERIALS
2.01 Aggregate. Aggregate shall conform to Subsection 703.01
Classification "fable Grading E of the Colorado Departr:,eht of
Highways (Cfi00) Standard Specifications. The aggregate shall
be such that the composite bituminous paving mixture has. an
Index, of Retained Strength of not less than 75`r~:•rhen tested in
accordance ••~itir F•.ASHTO 'f165. The engineer shall have the
authority to change the above gradation reouirements vrithin
reasonable limits.
2.02 Asphalt Cen;ent. Asphalt cement shall conform to Subsection
702.01 of ttre CDOH Standard Specifications. Viscosity Grade
AC-5 shall apply to the aspi:alt cement.
2.03 Prime Coat. Price coat material shall conform to Subsection
702.03 of the Standard Specifications. Grade h1C-70 shall apply to
~.._ uri~~ cea~.
2.G4 Job-htix Formula. The constituents of the Hot Bituminous
Pavement sirall be cor:bined to produce a mixture conforming to
the follcwing rnix:
A. Sieve Desi~~nation % by 41T. Passin Sg ieve
;;/~, incn 100
' 1/~ inch 70-95
3/S ir,cPr 60-II3
;, ~.0-72
;; 2II-5£i
;;0 9-32
x200 3-12
0261'L-1
C. 1'oid content - 2.0 - S.Ui>
U. 7e;apzrature upon delivery for use on tine read - 235°F. ~
3.00 CO;~;STRUCTIOi+! REQUTRE;•I~i;TS Z PROCECURES
3.G1 F'ric?e Coat and Mack Coat "`
A. Des_ cription, ~]] previously prepared bases or existing
surfaces shall he primed arith a cutbac{: asphaltic oi) in
accordance t;ith the requirements of these specifications, at
t!?e locations shod;; an the plans or as direct'~d icy the
Engineer:
f3. Surface Preparation. Prior 'to placing the prime coat, the ~
base and/or existing paving shall be thoroughly c]eaned. Loose 's
material shall be reeloved fror,? the existing surface, as directed,
by the Engineer..
C. Placing Prir•e Coat. Prime
coat and blotter material, as
required, shall conform to and be applied i
n accordance Frith
Section 407 of tre C~Ofi Standard Speci'icati •
ons. 7;?e prime
coat sf?all be placed by means of an
approved pressure dis-
triirutor. In general, the rate of applicati
t
on shall be 0.25
o 0.35 gallons per square yard, as directed by the En
71?e p?"1^P
i
coat ~.
,
g
n=er.
shall be carefully applied, particularly
d
f ~,.
arocsssil~~ amounts of curb, sidewalks
oti~er
structures
oi•
,
be cleaned e,s directed bay;a ur~h asphaltic oil, they sha)1
n
E ~
e
ngineer at the contractar's
.expense. After ~. ~ o
plac?n.y
the '`
>
prime coat shall be a]los;ed to
curt for at
lc. s~ 24r?ours before
'
any asphaltic concrete is
placed. In no case shall prir~?e oil be placed l
~ '
ater than
p.rn. of the day before paving opzrations
~
cer.?,^ence.
Appl?cation or' blotter material and tack coat, if required, shall
be in accordance r•rith Secti
on 407 of the Standard Specifications.
-'-~'~ vlL..i~;ifYJUS i~u~i uii~n ~. ~
Uituminous (asphalt) paving shall ranfo'rm to and shall be
placed as sho~,,,n on the drasvings and in accordarcz riith ~
Szct?ons 401 and x;03 of the CDOfi Standard Specifications.
Thz Cantractor shall furnish to the Engineer, certification
that thz jou mi;; farmuia has been approved in accordance ~'
lritn thzse specifications.
02512-2
~,
.~
The bituminous pavement shall be compacted to at least 95F,
of laboratory density obtained using the design mix.. Gradation
of aggregates, bitu:uen content, temperature of mixture .nc~.n
e~ptied from the mixer shall conform to the design mix. within
the range of tolerances established in Section 501.02 of the
Standard Specifications.
4.00 t4EASUP,Et•;EitT AI'i0 BASIS Or PAYi•IENT
..
4.01 Plant mix bituminous pavement will be measured and paid
for by the ton. The tonnage shall be the vreight used in the
,,, accepted paver„ents. The unit price per ton shall include all
materials and labor, laydown, compaction, installation of prime
and tack coats and all miscellaneous work required to complete
• the installation.
y
Installation of prime and tack coats shall be considered incidental
to any paving or patching required and ro separate pa ~:ent for
°~ prima and tack coats shall be made:
020 12-3
SECTIOiJ 02II20
FItdISHED GRADING AND LAtJDSCAPING
1.00 General
1.01 Scope. The work to be done under this section shall be
as laid out in the "Landscaping Plan - Pitkin Reserve" pre-
pared by Design 4lorkshop, Inc., Aspen, Colorado.
1.02 Related 41ork
Section 02221 - Trenching, Backfilling & Compaction
Section 02200 - Earthwork
,:
SECTIUJ 03300
CAST I,'! ?LGC~ CO?1CR 7f_
1.00 Uescription• It is the intent of this specification to
d?scribe the poured-in-place concrete required, the techniques
for installation and quality control and testing. The Contractor
sr;all furnish and install all such items as specified herein
and as shown on the plans.
2.00 Poured-In-Place and Reinforced Concrete
2.07 Applicable Code. For concrete standards or require-
ments not specifically stated or reasonably implied in these
specifications and/or drao-rings; Parts I, II and III~of the
Ar„erican Concrete Institute "Building Code Requirements and
Reinforced Concrete" (ACI 318_71) shall apply and are hereby
• made a part of the specifications to the same extent as if
it t•~ere t•~ritten herein. In case of conflict bets~reen these
specifications and/or drawings and ACI 318-71, these speci-
fications shall govern.
2.02 Concrete Tests. 6" x 12" cylinders shall be taken at
the point of placing in the forms, shall be job cured and
tested in accordance t~rith ASTPI standards by the Engineer,
- For each. strength of concrete used, one set of four (4)
cylinders for each days pour but not less titan one (1) set
of cylinders for each 100 cubic yards poured shall be taken.
atots(enty~eig~tr(28) daysnshalTdbestesaedYlo (2) cylinders
tihen in the opinion of the Engineer there is la add~,,~on,y
of the surrounding air temperature falling belowo40°bFl~,,y
additional specimens fo be cured under job conditions may
be required.
2.03 Enforcement of Strength Requirements. Should the
strengths shoxnsby the test specimens fall beio~,~ the
sP ~i~ied ~- > i:~,~ Eny;ne9r snail have ti;e right to
require changes in proportions io apply on the remainder
of the s•rork.
In the event of failure to test specimens for any portion
of the srerk, which in the opinion of the Engineer, trill
er;danger the safety of the structure, a sample core shall
be cut from that portion of the structure and subjected
to a s~:~:nc:,,rd cvr.pressicn, tF~s,
test era not satisfactory, this portion ofJthesstructtr:re
shall be subjected to a standard con>,oression test- If the
O.i3GG-1
results of this test are not satisfactory, this portion of the
str::cture shall be subjected to a standard load test, at no
additioiTal cost to tlra Owner. Any portion of the structure
found to be ini• equate I:tay be ordered strc>r,gthened or replaced
and the costs of this remedial work shall be borne by the
Contractor.
2.OS• Record of the 41ork. The Contractor shall keep a record
of time, date and location of each concrete pour and submit "
these records to the Engineer.
2.05 fdotice on Intention to Pour. The Contractor shall notify ~'
the Engineer at least 4o hours bafore an intended cast-in-place ~
concrete pour. lio structural cast-ir.-place concrete shall be
poured until all reinforcing, forms and foundation soils have
been inspected by the Engineer. ~
2.U6 Materials-
Cement. All cement shall be Portland Cement
A ,>
.
Type II conforming to "Specifications for Portland
t
Cernent" (ASTti C 150-62). Type III cement may no
be used except upon vrritten approval of tha Engineer. ~
The same brand cement for all exposed cast-in-place
concrete shall be used.
Stone ~ggregat°. Fine and course aggregate shall
B
"
•~
.
conform to'"Specification r`or Concrete Aggregates
hard,
hall be clean
t
' .~
,
es s
i}. Fine aggrega
(ASTi~1 C33-61
urse
C ~'"
o
r 11 foreign matter.
natural and free ~ror~ a
crushed rock or gravel, free
ll be sound
h
M,
,
a
aggregate s
from adherent coating, organic water or injurous amounts
l
ll
y
comp
of flat or friable pieces. The agyregate sha w~
vrith Section O2o10. ~'
C. 4later. 4later used in mixing shall be potable, clean
al::alis
acids
f oil
t ~
,
,
s o
and free from cizleterious amoun +~
and organic :eateria1.
~~ r
[~. Adm i xtlfre> . "Pro ex as clams ~ actured by Pro sex
Industries, Inc. dnd COniOr.~I1ng tU ~peC1T'ICd~IOn~ %Or
Air-Entraining i;dmixtures for Concrete (ASTi•I C 260)
is an approvzd air-entraining admixture. Other ad-
I~tixtures for retarding or accelerating concrete may
ba used in strict accordance with the rHnufacturer's
recommer.datians and ASTI•I specificatians upon approval
of the Engineer.
E, $'i;0 rd ^y.' G f I'ia ~2r I a1 5. ~ei';e I1 C alld dggrf'ya v8 steal l
be Stored 1n such d Illal"Iner aS 'CO prevent cieterioratian
033U'J-2
or intrusion. of foreign matter. Any material which has
deteriorated or which has been damaged shall not be
used for concrete.
2.0'1 Concrete iiir.
A• Proportions. Concrete is to be proportioned according
to laboratory designed. mixes using the type of aggregate
aqd producing the minimum of twenty-eight (28) days ultimate
compressive strength of 3000 psi. All concrete shall be
made vrith stone aggregate unless specifically noted and
no concrete shall 'nave a 28 day col;~pressive strength of
less than 3000 psi.
8• Lab Designed h1ix. Prior to the begirininy of the work
the Contractor shall submit a statement of the proportions
proposed for the concrete mixture, including the aggregate
sieve analysis. This shall be accompanied by a report
- in detail, frcm the concrete supp)ier or an inspection
service siio`ding the maximum slump test and the 7 and 23
day concrete strength obtained when using the materials
proposed for the work: The strength determinations
shall be based on not Tess than three(3) concrete test
specimens for each age. Strenytrr shall be liih greater
than that called for on the drawings, tVo substitution
additionalatestninhaccordancesherewith to show~thaththe
quality of the concrete is satisfactory. All strength
tests shall be rlade in accordance with ASTt•1 Standards.
C• Cement and t•later Content. .The minimum quantity of
cement used per cubic yard of concrete shall be 5 1/2
sacks. 4tater content shall not exceed 6 U. S. gallons
per sack of cement unless the concrete is intended to
be water tight in which case the maximum aster cement
ratio snail be 0.4r3 (5.4 U: S. gallons per 94 bay of
ceinen ~) .
~• Air Entrainment. An air-entraining agent shall be
added to all store concrete so as to entrain 4.5 p2r~,.n,.
pJUS or sr.w 1 percent air by volume. Air-entraining
scents shall b~ in strict accordance tiriih the recommendations
of the manufacturer and the testing laboratory for the
fullJnretxoroex~;ure(strength requirements are being
y edeu.
E. i•lixing of t•laterials. The concrete shall be mixed until
there is a uniform distribution of the materials and shall
be di$C~I:!!''j ed Cvi!Ip le tt:iy b<=1`'O i"c^ tilt Ial x°r 1S ri.'Cl1a r92d.
For job-r!ired concrete, the mixer shall be rotated at the
sped recorr,;ended by file manufacturer.
0300-3
For stone concrete, mixing shall continue for at least
one ~ainute after all materials are in the mixer. Ready
mixed cor;cre;.e s!~aii be rained and del-iv~•re:,-in accordance
frith "Standard Spzcifications for Ready Mixed Concrete"
(ASli~l C94-69).
Sufficient tir:?e shall be allowed for proper mixing of
the concrete to provide uniformity throughout the batch.
Long delays in mixiny or long vraiting periods before the
concrete is placed, shall ba avoided. Over wet mixed
shall be rejected and shall not be corrected by the r.
addition of either aggregate or cement to the mixer. Piix
not loss than ten minutes in transit mir. trucks after
addition of the r;.ixing tirater.
G. Consistent;. Slumps shall be the minimum, consistent ~
vrith placing requirements. Slump tests shall be made in
accordance with "Slump Test for Consistency of Portland
Cement Concrete" (ASif-1 C 143-58). Unless written approval
is obiained from the Engineer, the maximum slump shall be -
flour (4) inches and the maximum size aggregate shall be .~
one and one-half (1 1/2) inches. ~
2.08 Concrete Forr~s ~'
A. Forms shall conform to the shape, lines, grades and
dimensions of the concrete as detailed on the drawings.
Undressed lumber free fi•om excessive knots is permitted
Only fOr foY~~ 410tH D'` Une%p05ed COnCrete. A1.1 forms
fur exposed finished surfaces shall b2 built with the
material needed to produce the form, texture and design
specified in Concrete Finishes of this section.
B. Uesign of Forms. Forms shall 6e sufficiently tight
to prevent leakage of mortar and shall be properly braced
or ti~•d toether so as to maintain ti:e desired position
and shape during ar.d after placing concrete. 1-re design
and engineering of the formwork, as trell as its construction,
shall ba the responsibility of the Contractor. The form-
4i0r! Srl c.ll _._ t~E'S iUn P. ~~ "(Or t{1 cam. 1Cad~ ou ~l loco l;~ ;'art .~,
Seciion 102^of "Recomr;~ended Practice for Cor.cre;:e Formwork"
(ACI347). ahe forms shall be oiled for ease of removal.
of fot-ms after setting of concrete.
C. Forn ties aad Incidentals. Form ties shall be bolts
and rods (adjustable for tightening) arranged so that no
metal is 4;iihin 3/~i" of surface after removal of forms.
Oi~!in-,r~i 9lir:-' ties 4ri11 h:. ailo.:acl .;ith th-, sreci-~ is
03300-t}
approval cf the Engineer. Ido ties through exposed con-
c!•ete trill be allo.red. Set forms
bolt inserts, slots, sleeves -for all required anchors,
under portions of ti:is Specifica~iantandeinstai]eci7cnder
this section.
D. P,en:oval of For~Ts. Forms sha11 not be disturbed until
concrete has hardened sufficiently to permit Their removal
with safety. The removal of the forms shall- be carried out
in such a manner as to insure the safety of file structure.
Unless otiler;rise permitted by the Engineer, forms shalt not
be removed until 24 hours after pouring.
2.09 Construction and Expansion Joints. Expansion and control
_ joints shall be constructed in accordance with plan details. Unless
otherwise indicated on the drawings, ins tail 1/2" thick asphal±
impregnated fiberboard expansion joint filler (ASTf•1 D1752
tvhereve,
concrete slabs abut buildings or as shown on the plan details All
expansion joint filler shall extend the full depth of the slab.
2.10 Concrete Placement
A. Preparation for Placing. before placing concrete, alt
equiprent for nixing and transporting concrete shall be
cleaned, all debris and ice shall. be removed from places
to be occupied by concrete. Forms shall be
treated and all reinforcement cleaned of icepandeother
coatings. Water shall be removed tram place. of deposit
before concrete is placed.
6. Conveying. Concrete shall be conveyed from the mi:,er
to the place of final deposit by methods which will prevent
the separation or loss of tre materials. Equipment for
chuting, pumping or pneumatically conveying concrete shall
be such size and design as to insure a practically con-
tinuous flor•r of ccrcrete at t'r,? delivery and :-,ithout
separation of the r~ateriais.
C. Depositing. Concrete shall be deposited as nearly as
1 is . ~:.al po;it5on to avoid
to rerlculdi ing or flo:~ing. The peg; egation clue
on at such a rate that the concre ~Yetiny shall be carried
and flor•~s readily into the space betweenttheibarses ~Qastlc
concrete that has been partially hardened or been con-
taminated by foreign mater shall be deposited on the
work, nor shall retempered concrete be used. 4then con-
cretiny is once started, it shall be
S.^.C L10i1 X15 r'-,~r~~~~~f) l1 r!i.ll th.^ Oi~tCln ~upf 7i.r nCn,asl a0r
r co;;;pi~~,.d. Place concrete in approxiu~ately
ho.i:unial layers avoiding displacer,~ent of reinforcement
03300-5
above fresh concrete and f`Jn2ntconstrr coon j•oints~,are
of aleakn~ss in sections. ~ ;,~ fiecl in this
necessary > theY shall bz loca~zd as f=~i
section under Construction Joints. For bonding fresh
concrete, roughen and clean e;;po~ed surface haforeugrout
with neat cement grout. Plac.. n:.~•+ concrete
takes initial set.
p, Co,~pactior,. Place concrete in layers not over 2~°
deep; cerpact each layer by mzchanical interna•1 vibrating
equipment supplemented by hand spading, rodding, tamping,
insideeforas. DLimit vibratbontdurationrtosthettimecrete
rlece;narobjectionablessegregation.c~Do notainsertlvhbrator
caus 9
into lov+zr courses that have begun to set.
E Weather Conditions. Unless adrovaleisrobtained,~con-
provided andJor the Engineer's app
Crete shall not be placed during rain, sleet, or snow.
tdhzn the mean temperature falls belo~d 40° F, the minimum.
temperature of concrete as placed shall be 50° F and all
concreting shall conform ^o "RecCr'i~c~,ete placedcinf hotCold
llzather Conditions (~+LI '05).
tieathzr shall meet the stand~rCis30 )'.2eConcreae isrnot1Ce
for Hot lleaihet• Concreting (
to be placed under v~ao eater levzlbbelor+4 surfaces uporro-
vided for to+•+erin,
t~ihich concrete is tQ be121a~rches belo•~umther ~ttom of the
cavating appro~cimat~ly
Tirecyrounduwater shallen t beg allowedrtoerisectooltlle~~ing-
ha5tbaenFcompleoedl.ettlatertshal1hnots be allowed tonfalle
upon or r•un across tila concrete during this periocl•
F, protac~ion and Curing. Concrete protection arld
curing shall be in conformancz o-r th ACI 301-72. Im-
rzdiately after placing or finisatng,n`onYC~tlossrtaces
r~.o: Covei ed :);J fcrc;s snail b~
surface moisture. All concrete shall he kept in a moist
condition for at least five (5) days after piacerrent.
C~.Iring compounds maY b°- used upon approval of the Engineer.
2.11 Slabs on Gr;d•~.zndlprepared gravelesubgrade~. pConstructionlY
on the vapor hart mater
laced such that no section o~. I1Coniro9 Jolnts
joints shall be P .,;, ~irrishes, Expansion
- i Si ~
n a5 S ° (fled U11 Cier Ot(i0r• SE-'~-t 10nS~ O1
~~;+ ~; fe:F;, onshall b_ N-o
and Pro~~~~lo„
this Section.
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6" minimum 'aggregate-base course shall be installed under the
entire slab unlzss othero-rise directed by the Eneinaer. The
grading requirements as psr Section OZo10 for the aggregate
course shall apply.
2.12 Concrete Finishes
A. Patcf~ing. Ir:,rediately after stripping forms, 'all
exposed surfaces shall have fins and other prcjections
'" carefully reroved, offsets leveled and voids saturated
with crater and patched to a true and even surface
with a wood float. Patch all holes left by the removal
-~ of the form ties or bolts. Patching material shall be
a stiff mixture of sand and cement, the color of ~vhich
" matches the"concrete being patched. Any major area of
faulty or honeycombed concrete shall be completely re-
w moved and patched at the direction of the Engineer.
B. Floor Slabs. All concrete slabs shall be screened
to levels or grades indicated and float fiinished mono-
- lithically completely free from humps or pits. Before
the finish has set, the surface cement film shall be re-
moved ~•rith a fine brush in order to have a fine grained,
smooth but sanded texture.
- C. Rubbed Finish. After removal of forms rubbing of
all exterior surfaces shall be started as soon as its
condition will permit. Icmediately before starting
-. this S•rork, the concrete shall be kept thoroughly sat-
. urated with :rater. Sufficient time shall have elapsed
before the ~•rettir.g down to allow the mortar used in the
pointing to thoroughly set. Surfaces to be finished
shall be rubbed with a median course carborundum stone,
using a small amount of mortar on its face. The mortar
shall be composed of ce~;,ent and fine sand mixed in the
sane preporticr.s as the concrete being finished. Rubbing.
• shall be continued until all form marks, projections and
irregularities have been removed, all voids filled and a
-~ uniform surface has been obtained. The paste produced
by this nubbin^, shall b~ legit in place.
After all concrete abo~~e the surface being treated has
been cast, the final finish shall be obtained by rubbing
• with a fine carborundum stone and ~•rater. This rubbing
shall be continued until the entire surface is of a
smooth texture and uniform color.
Aft r the fir, i
"" dried, i': si:all
po~•rder and shall
i:aste powder and
rubbing is completed and the surface has
~° r;;~;ed ;•rth burlap to rer?ove loose
b^ left free from all unsound patches,
objectionable marks.
~.~. OJ J~JO-/
..
A'I1 ektericr corners shall receive a 3/4" chamber.
2.13 Reinforcing
A. Reinforcing steel sha'l'l be deformed bars conforming
to "Standard Specifications for Deformed and Plain Billet `~
Steel bars for Concrete Reinforcement" (ASThI A u15) and ~
shall•be Grade 60.
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B. Welded !dire Fabric..!delded tivire fabric shall conform
to "Specifications for !fielded Steel Fabric for Concrete w
Reinforcer,;ent" (ASTt•1 A 185) and shall have a minimum +.
-•rire yield strength of 60,000 psi.
f
C. Placing Reinforcenent. Reinforcing steel, at the time .,
concrete is placed; strall be free from scale, rust or
other coatings that will destroy or reduce bond. P,einforce- .r
ment shall be accurately placed as sho~dn on the drawings and ~
shall be adequately secured in position by concrete or metal
chairs and spacers. _
Reinforcing shall be furnished in the full lengths indicated
on the plans unless othertivise authorized by the Engineer.
Splicing of bars, except v:here sho:vn on the plans or ~"
specified shall not be, permitted ~vithout written approval ~
by the Engineer. Peinforcement placed in any member shall
be inspected before any concrete is placed and the Engineer *'
shall be notified 24 hours in advance before any concrete .,
place~~:ent.
The placing, fastening, splicing
steel and 1•;elded wire fabric she
the plans and the latest edition
Practice for Placing Reinforcing
rriEh ACI 318-71.
and supporting of reinforcing
11 be in accordance with
of the "CRSI Recommended ,~
Bars" and in accordance
D. Concrete Protection and Reinforcement. !'!here not otr:er- ~
vrise indicated on the plans, the minimum thickness of con- ?^
Crete over the reinforcement shall be as follo~;rs:
1 . ~C(7Ct d~2 iiej1051 Led against earth - 3" ,.,
2. Slabs ar:d walls riot exposed to ~r
weather or earth - 3/~4"
3. All oti~er concrete placed in ~
forrs:
(~Q'f bays largerthan 1rJ - 2"
For bars ;;5 or smaller -'1 - 1/2" '~
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03300-8 ,~
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3.00 F~ieasurement znd Qasis of Payment. "Poured in Place Plain
and Reinforced Concrete" shelf be r.;easured and paid for by the
cubic yard furnished and installed in accordance wit1: the dimensions
sr;osrn on the plans or as directed by tf;e Engineer. P;o deduction
will b2 made for the volume occupied by reinforcing steel or other
embeded items. The contract price for poured in place concrete shall
include all t•:eided o-rire fabric and/or reinforcing steel and prepared
gravel subgrades as called for in accordance t~iith the plans and
specifications.
OJJUV-J
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PITKIN RESERVE PRELIMINARY SUBMISSION
A PROPOSED DEVELOPMENT OF SIX DUPLEX RESIDENCES
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`, Aspen tlountain Park Partnership
Michael Lipkin
-• 612 W. Main St.
` Aspen, Colorado 81611
303-925-5689
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SUBMISSION REQUEST
~w..
The Applicant, Aspen Mountain Park, a Colorado general par-
tnership, requests of the Aspen Planning & Zoning Commission
~, preliminary P.U.D. and subdivision approval. An underlying
zoning of SPA/R-30 is proposed where certain area and bulk
~- guidelines have been varied in the spirit intended in Planned
Unit Development. We also request exemption from Aspen's
Growth Management Plan in accordance with existing legislation
~, (i.e., 70-30) and proposed legislation (i.e., 85-15) which
provides for certain development alternatives in connection
with the creation of new controlled employee housing or with
the conversion of existing housing to controlled employee
"' housing.
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TABLE OF CONTENTS
... Vicinity Maps ........................................ 3
'.. Introduction ......................................... 4
~, Property Description ..... ........................... 4
Planning Objectives/Architectural Concept............ 4
.... Concept Map ... ...................................... 5
Illustrative Site Plan ............................... 6
'.. Landscape Concept .................................... 7
Pedestrian Access .................................... 8
Future Ownership Intentions .......................... 8
.,~ Development Schedule .. ......... ................... 8
Program Summary and Site Tabulations ................. 9
Unit Plan.. .. ... ... ...........................10
_ Elevations of Unit and Site ..........................il
.._ APPENDIX A
Ownership and Development Team .......................12
Density Calculations .................................14
Adjacent Land Owners .................................15
~. Engineers' Report ................................. .18
Letters of Utility Commitments
°• Soils Report
... APPENDIX B
Summary of City Settlement Agreement
•- City Settlement Agreement
Summary of County Trade Agreement
County Trade Agreement
_. Amendment to County Trade Agreement
Petition for Annexation
MAP PACKAGE
~, Plat and Vicinity Map
Context Map
"' Illustrative Site Plan of Development Areas
Site Plan
"! Proposed Utility Layout
., Proposed Drainage Plan
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INTRODUCTION
wW This document is an application "Preliminary PUD and
Subdivision" review for Pitkin Reserve, a residential reserve
development of six duplexes on a 20-acre parcel previously
owned by the Aspen Institute. An application for the annexa-
tion of this land into the City of Aspen is being coordinated
with this submission. In an existing agreement with Pitkin
County, we have agreed. to restrict development to only twelve
houses plus one caretaker unit - all on the parcel north of the
County-owned railroad right-oOf-way (7 acres) so that all of
the land south of this right-of-way (13 acres) will remain open
space for park and recreational use. In exchange, the County
will move the railroad right-of-way so that it follows the
existing bicycle path. This proposed residential development
results from a settlement agreement with the City of Aspen
whereby, Smuggler D7obile Home Park will be upgraded, enlarged,
and converted to restricted employee housing. The tenants will
be given the opportunity to purchase the underlying land and
., form a co-op. For those who do not choose to purchase, PMH
rental guidelines will be established.
THE PROPERTY
The subject property is 20+/- acres bordered by the Roaring
Fork River and Willoughby i9ay and bisected by a 100-foot wide.
'~ railroad right-of-way that is owned by Pitkin County. From the
i 800 feet of frontage along Willoughby Way, the sage and brush
covered land slopes down at 20-4C$ to a broad meadow that
stretches to the densely wooded 4,500-foot long corridor along
the Roaring Fork. The site affords spectacular views of Inde-
pendence Pass, Aspen Pdountain, Highlands Ski Area, Buttermilk
_ Ski Area, and r7t. Sopris, and the orientation is ideal for
passive solar heat gain.
PLANNING OBJECTIVES/ARCHITECTURAL COPICEPT
The architectural concept that has evolved for Pitkin
Reserve is a response to a series of decisions that resulted
~ from our commitment to low-impact land development and a belief
that the opportunity exists for built forms to both enhance our
site and support a rich landscape. Our initial decision was to
preserve as much open space as possible for the use of the
public as well as the residents of Pitkin Reserve and to avoid
development in the corridor along the Roaring Fork River.
~ It was felt that the large open central meadow should be
preserved for both its spacial quality and its ability to
retain soils and water that have been deposited there and
~ support the rich natural vegetation. f7e also felt that both
the public recreational space and the private residences would
benefit from maximum separation. Our site planning defines the
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northern boundaries of this field by answering the bend in the
Roaring Fork, which defin
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.., es t
e southern boundary. This central
space has become a focus for the project
with
h
,
t
e houses both
defining and experiencing this space
At th
•• .
e same time, our
site planning affords unobstructed views of Aspen Mountain
Independenc
P
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ass and Mt. Sopris from all units. Once inside
one's home, neither the
^ access drive nor any other buildings
can be seen.
We attempted to minimize the impact of all construction.
The road is located whe
i
® re
t can most easily negotiate the
terrain and the houses are sited to li
it
m
the length of each
driveway. Road cut and fill will be minimized, all disturbed
soils will b
^ e stabilized, revegetated, and supported with
boulders and retaining walls that
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be coordinated with the
landscape planning. Building six duplexes rather th
an twelve
single family houses also greatly reduces road and drivewa
re
uirem
t
~ y
q
en
s, as weii as limits the number of built structures.
Building mass i
f
~' s
urther minimized by embedding the houses into
the hill, by limitin
the h
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g
e
ght to two stories, and by the
compactness of the design - the "foot
rints"
f
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these duplexes
are no larger than those of the surrounding single famil
hous
~ y
es.
^ Our decision to build on the slope below T^]illoughby
Way - which i
s consistent with the surrounding develop-
ment, - was based
w on our feeling that in its present state, the
hillside is the least attracti
ve portion of the site - support-
ing only low brush and sage - and would b
~ e most enhanced by
sensitive development
The c
^ .
oncept is to create a landscape
armature of stone retaining walls, berms, boulders
d
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terraces
ch will hold the soil, water, and support very rich plantings
This landsca
e armat
.
p
ure disguises garages, mechanical rooms,
storage, bedrooms and building mass
Th
^ .
e armature follows the
terrain - stepping across the hill - and livin
room
ki
di
g
s,
tchens,
ning rooms and master bedrooms sit quietly above and behind
it
rotated 45° i
,
nto the hill and towards the sun and Aspen
Mountain. Pulling this upper level int
~ o the hill minimizes the
visible mass and allows the landscape to take over
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broad
terraces in front of the upper level living area
d
s an
adjacent
to the lower level bedrooms
.
r The combination of passive heat gain made possible by the
southern exposure and the massive insulation and thermal moderation
~ developed by embedding the units in the ground should take care
~ of a vast majority of these houses' heating and cooling require-
ments.
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.. LANDSCAPE CONCEPT
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The existing landscape has been the primary shaper of this
scheme. Th proposed landscape concept works with the site plan
to define the edge of the broad, central meadow that stretches
to the tree lined banks of the Roaring Fork River. The architec-
tural concept of a continuous band of berms, earth terraces,
and retaining walls engulfing the houses demands rich landscape
plantings. .The plantings will stabilize disturbed soils and
populate areas that have been sparse due to direct sun exposure
and a lack of suitable soil and water. Privacy for outdoor
living areas will result and aspen trees will shade the houses
from the summer sun, but shed their leaves to allow in the
winter sun. The areas immediately around the house will re-
quire the most care - densely planted with Bearberry, Holly
Grape, RocY,y P4ountain Juniper, Potentilla, etc. The meadow
edge will be formed with the same materials as the corridor and
along the river - Aspens, Scrub Oak, Sage, Austrian Pine and
Spruce - planted between, behind, and occasionally in front of
the houses. This zone of planting should require limited
maintenance. The broad central meadow of native grasses, sage,
etc „ should be entirely self-sufficient.
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PEDESTRIAN ACCESS
..,
Pedestrian access from Willoughby 67ay to the bike path and
Roaring Fork River will be via the existing 20-foot wide utility
easement that traverses the site. The Applicant requests that
his park dedication fee be "earmarked" for the creation of a
bridge across the Roaring Fork to be tied into the bike and
trail network and would be interested in assuming the responsi-
bility for contracting this. Section 20-18 of the Aspen Code
suggests park dedication fees can be used for capital improve-
ments, as well as land acquisition.
FUTURE O4~NERSHIP INTENTIONS
w It is the Applicant's intention to subdivide the property
into twelve (12) single family lots, each lot consisting of the
property immediately under and in the vicinity of each home.
There will be significant areas in common ownership (e.g., open
spaces, driveways, a caretaker/utility building) and each owner
shall receive a 1/12 ownership interest in the common areas
with his fee simple lot. The homes will be paird in a "duplex"
fashion with a common wall straddling the lotline - a zero
lotline and each pair of owners will execute a party wall
-• agreement governing the ownership, maintenance, etc., of their
. common wall.
.,, DEVELOPMENT SCHEDULE
Lots shall be staked in the fall of 1981 and site improve-
~ ments, such as the installation of 'roads and utilities, will be
' in the spring of 1982. The duplex structures will be built in a
W response to market demand on the subdivided lots. It is the
developer's intention to build at least one duplex as soon as
-~ possible to set the tone of the development.
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DEVELOPMENT SUM6IARY AND SITE TABULATIONS
r. Name: Pitkin Reserve
,., Number of Units: 12
Amenities: caretaker/employee facility above
.. storage Storage
.. Unit Size: 3 Bedrooms at approximately
2500 sq, ft. of living space and
1275 sq, ft. of parking and storage
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Projected
.. Population:
"~ Parking:
.,
Structures:
Acreage:
43 (3.5/unit plus caretaker)
2 indoor spaces per unit and 2 guest
parking spaces per unit in driveways
6 two-story duplex structures; lower
story and north wall of upper story-
concrete, block and stone; upper story
(when above grade) - [•7ood frame construc-
tion with wood siding
20+/- acres plus 6 Acres of Railroad
R.O.W.
"' Public Open Space:
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Development Site:
Fee Simple Lots:
... Common Open Space:
.~ Building Coverage:
..
Paved Areas:
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s
13+/- acres
7.064 acres
358 of development site
(6000-10,000 sq. ft. per lot)
65~ of Development Site
25070 sq. ft. (.57 acres)
(4045 sq. ft. per duplex and 800
sq. ft. for caretaker/storage bldg.)
30,242 sq. ft. (.69 acres)
(private drive = 16,956 sq. ft
driveways and parking = 13286 sq. ft.)
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APPENDIX A
`"' Ownership and Development Team
Density Calculations
' Adjacent Land Owners
.. Engineers' Report
Letters of Utility Commitments
Soils Report
..
OWNERSHIP AND DEVELOPMENT TEAM
r 1. OWNER
"" Aspen l9ountain Park, a Colorado Partnership
P0. Box 3004
Aspen, CO 81612
2. PROJECT MANAGER
Michael Lipkin
,~ 612 69est Main Street
Aspen, CO 81611
W 303-925-5689
"" 3. ARCHITECTS
Lipkin, Averitt & Barclay, Design Partnership
P.O. Box 3004
~-- Aspen, CO 81612
303-925-5689
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4.
ATTORNEYS
Oates, Hughes & Knezevich, P.C.
~- 600 E. Hopkins, Suite 200
Aspen, CO 81611
i` 303-920-1700
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5.
DEVELOPMENT CONSULTANTS
~ Interwest Inc.
~ 710 East Durant Street
'" Aspen, CO 81611
303-925-2772
{'"
',.. 6. LANDSCAPE CONSULTANTS
Design Sdorkshop, Inc.
415 South Spring Street
'~,,, Aspen, CO 81611
303-925-8354
i^ 7. CIVIL ENGINEERS
r' Eldorado Engineering Co.
R"'~ 823 Blake Avenue, P.O. Box 669
Glenwood Springs, CO 81602
.. 303-945-8596
i• 8. SOLAR CONSULTANTS
~, Solar Pathways Associates
3710 Highway 82
~,. Glenwood Springs, CO 81601
303-945-6503
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r
""' 9. SiRUC;URAL ENGINEERS
r, Coe, Van Loo & Jaschke Engineering, Inc.
730 West Hampden Avenue, Suite 300
Englewood, CO 80010
303-761-5142
..
10. SOILS ENGINEERS
Lincoln DeVore
.. 1000 4aest Fillmore St.
Colorado Springs, CO 80907
303-632-3593
11. CONS"i'RUCiION CONSULiANiS
.. Contractors, t9anagers & Consultants, Inc.
, 1848 Gaylord
'"' Denver, CO 80206
,~ 303-388-7489
Y.,. 12. SURVEYORS
Alpine Surveys
°° 414 North Mill St.
~, Aspen, CO 81611
303-925-2688
i
Iw
.~ -13-
..
~ III
. iq
I.W
~~
DENSITY CALCULATIONS
Total Acr:age
Less Excluded Areas
26.08 acres
River 3.2637 ac.
Floodplain 4.8652 ac.
County Owned
R.R. 5.9974 ac.
Water Line 0.1911 ac.
14.3174 ac. -14.3174 acres
Slope Reduction - applied to 11.762b acres
0-20% slopes- 7.5848 ac. x 100% = 7.5848 ac.
21-30% slopes- 1.1640 ac. x 50% _ .5843 ac.
31-40% slopes- 1.0687 ac. x 25°s = .2671 ac.
40+ slopes- 1.8058 ac. x 0 = 0
8.4362 ac.
..
Total Develor~able Area 8.4362 acres
City Zoning
8.4362 acres = 367,480.47 S.F.
@ R15 24.5 units
@ R30 12.25 units
County Zcnina
6 acres ( R-30 (*lorth of R.R. R.O_W.) = 8.78 units
1.4 acres ~ AF-2 (South of R.R. R.O.W.)= 7.00 units
6 acres (county owned R.R. R.O.W.) = 0.00
15.78 units
r
.,.
...
».
ADJACENT PROPERTY OYINERS
/1. John Loren Yaw
P.O. Box 2678
Aspen, CO 81612
V
2. Evelyn Putney
P.O. Box 2614
Aspen, CO 81612
3. Donad M. Ruggles
P.O. Box 34
Aspen, CO 81612
/
/ 4. Kathryn K. Reid & Royal S. Reid
P.O. Box 496
Aspen, CO 81612
~e~*- 5. Frederic A. Davies & Frances M. A. Davies
P.O. Box K
Aspen, CO 81612
~
6. Arthur Russell Jones, III
P.O. Box 3853
Apen, CO 81612
~ 7. John idright Cronin & Virginia R. Cronin
P.O. Box 1164
Aspen, CO 81612
8. Robert Miller & Deborah Ydiller
P.O. Box 15097
Aspen, CO 81612
9. Investors Croup of Florida, Inc.
720 E. Hyman Ave.
Aspen, CO 81611
10. Gerald B. Kagan
c/o Schwartz, Alschuler & Grossman
1880 Century Park East
Los Angeles, CA
11. Paul Joseph Bush & Mary Lou Bush
240 Saratoga
Mexico City 10, MEXICO
12. ~7illiam A. Gruenberg, Charles E. C7orth & Ann G. Worth
P.O. Box 930
Aspen, CO 81612
-15-
...
I
j ,.~.
I r
I
...
13. Leonard A. Lauder & Eve Lauder
2 East 67th St.
New York, NY
~~ 14. William Lauder & V7illiam Lauder as Trustee for
Gary Lauder
2 East 67th St.
New York, NY
~ 15. Leonard A. Lauder & Eve Lauder
2 East 67th St.
New York, NY
16. Graham Loving
P.O. Box 1368
Aspen, CO 81612
17. Scott Van DeMark
880 Roaring Fork Rd.
Aspen, CO 81611
/ 18. Elizabeth H. Paepcke
as Executrix of the Estate of
47alter P. Paepcke, deceased
c/o Morrison & Morrison
105 W. Adams
Chicago, IL
19. Albert Kern & Susan Kern
P.O. Box 389
Aspen, CO 81612
J 20. John H. Cheek, Jr.
Clonmel Road Box 1633
Nashville, TN
21. Marvin Josephson
40 6d. 57th St.
J New York, NY
22. A. Ray Lavender & Rosemarie Lavender
P.O. Sox 2780
/ Aspen, CO 81612
J 23. Anderl Molterer
520 E. Cooper
Aspen, CO 81611
-16-
~/ 24. Fitzhugh Scott, III, & Susan Scott
P.O. Box 1815
Aspen, CO 81612
25. flans B. Cantrup
P.O. Box 388
Aspen, CO 81612
26. Robert O. Anderson
'" P.O. Box 1000
Roswell, NM
.~. g ~~l s~~~~
s ~. I~~~~Q~~
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-17-
PITKIN RESERVE UTILITY INFORDIATION
... m
rn
~ General: It is the intent of the proposed development to comply with
" v all applicable utility regulations and construction standards. The
~„ M utilities dill have the necessary easements for operation, maintenance
M and repair of the specific utility. Wtrere possible location of the
-. m utilities will allow them to be served by one easement.
,,,, O
^ > ~ 6Jater: The plan calls for tJre water to be served by t'r~e city of Aspen.
~ o Service would be supplied by a new 8" line tied into the existing i6"
... w a ductile iron line running titrougft the property. from this tie-in,
z o the line would be extended to the lJest with a small service line
o running to tfre East. The projected fire flow should be less than
o ~ 2000 gpm for the cemtiined concrete/wood construction. Projected
usage was figured on s.5 people/unit, 100 gpcd and an allowance for
.-. F z irrigation.
~ ~
,,,, ~
w a
~
M" m o Sea
aac~e: The intent is to connect the project onto Aspen Sanitation
o ms
Jtstrict r~stem for both collection and treatment. It is intended
~.. ~ 3 to serve the development by gravity sewer. To achieve this, two
w w tie-ins i:o existing manholes would be done. The tie-ins would be
^ ? ~ done on the Valley Interceptor running through the property. The
m z ~ flow svgs computed at 3.5 people/unit and 100 gpcd, giving a flow
~ ~ of 4800 gpd.
,~ z `°
F
.~ x
O
-~ ~ m Draina e: The proposal as laid out will increase the amount and rate
°° z o of rainaye because of the increased amount of imp revious area. To
~ a reduce these effects and comply with the "URBA'd RU;DOFF fJA'1AGEf1EfJT PLAN",
_, ~ w a detention pond and seepage pits are proposed to equalize the projected
>
z >
z 100 hr./24 Jrr. storm. These detention facilities would alloaa the 100
-, a ~ yr./24 hr. historic peak discharge to seep into the subsurface. Yet
~ a the developed peak discharge mould be detained and released after tP~e
o Y storm passes on. ThrouCh the various detention schemes approximately
,,, ~ a ?8,000 gallons v:nuld he stored temporarily ~~hile allowing the lOC yr./
z m 24 hr. historir_ flew to seen into the around.
.. ~
W ~
N
"' W
?
Other Utilities; Telephone and electric service ;vill be provided by
W ~ e~i 'fountain States Telephone & TelegrapL fomaany and Holy Cross Eizctric
w Association respectively. ilnits in Pitkin Reserve will receive gas
-- o service from Rocky fountain iJat!rral Gas Company if it is decided to
m
include eras in the units.
0
,,, ° Respectfully submitted,
^ W /~~~~
"" Bryan Ouff, P.E
.. Colo. 15421
-1R-
HOLY CROSS ELECTRIC ASSOCIATION,
1301 GRAND AVENUE
P. O. DRAWER 250
,. GLENWOOD SPRINGS, COLORADO 81601
..
June 11, 1981
.- Aspen/Pitkin Planning Office
130 South Galena Street
°" Aspen, Colorado 81611
--. RE: Pitkin Reserve
INC.
AREA CODE
303
945 - 5491
945-6056
Gentlemen:
•- Holy Cross Electric has existing overhead and underground power
lines through the Pitkin Reserve Development and is capable of
°" serving the development.
M.. Holy Cross is requesting that a twenty (20) foot wide easement
dedication for the existing power lines be indicated with course
and distance description on the final plat.
_, Additional power line extensions and/or relocation of existing
power lines, if required, are subject to the tariffs, rules and
~, regulations of Holy Cross Electric Association, Inc. and are
dependent upon the completion of contractual arrangements and
'^ easements.
.» If you have any questions or comments, please contact me.
Sincerely,
HOL OSS LECTRI~ ASS TION, INC.
_, ///~/
...
Jeffrey A. ranke,
'" Staking Engineer
... JAF:lsz
cc:Job#81-9192:90-52:Pitkin Reserve
.: CITY OF ASPEN
~, 130 south galena street
aspen; Colorado 81611
August 6, 1981
.... Michael Lipkin
Architect/Developer
Pitkin Reserve
Box 3004
Aspen, CO 81612
Re: Pitkin Reserve Water Main Extension-Loop
Dear Michael:
_„ This letter is to confirm our previous discussions of July 29, 1981 during a
meeting between City officials and yourself regarding the City's position
-^ concerning water supply for Pitkin Reserve development. Based on the ground
rules laid down at this meeting, the Aspen Water Department supports your
application under the GMP process and states that water would be available
,_„ in sufficient quantities to supply this development, predicated upon the
construction of said water line, main extension and loop.
It is my understanding and opinion that the main must be looped to provide
reliability of service and that without this loop, reliability could not be
,.,, maintained. The City recognizes, however, that this looping would be mutually
advantageous to the City and the Developer and it is for this reason the City
^- supports the proposed development.
Sincerely,
,..
J m Markalunas, Director
'~ Aspen Water Department
~..
cc: Jay Hammond-City Engineering Department
Rich Cassens-Rea, Cassens & Associates, 3900 S. Federal Blvd., Suite 200,
Englewood, CO 80110
r
CANYON CABLE T.V.
BOX 347 ASPE N,CDLORADD Bt6'I~ 925-n OSB
July 31, 1981
Michael Lipkin
612 W. Main St.
Aspen, Co. 81611
Dear Mr. Lipkin:
Per your request, this letter is to verify the
fact that I see no problem at this time, in servicing
the Pitkin Reserve site, on Willoughby Way, with cable
television and HBO.
Sincerely,
Canyon Cable TV
~.~,... IX~n~_
Lynn McMahan
Chief ?'ngineer
LM/dd
V.4•C~OL1./MB/N GQL.EV/t/ON,.r.
ROCKY MOUNTAIN NATURAL GAS COMPANY, /NC.
P.O. BO% 2059 • ASPEN. COLORADO 81611 (303) 925-2323
June 2, 1981
Interwest Development
710 E. Durant
Aspen, Colo. 81611
Attention: Rick Ferrell
Rick;
I have been instructed to send you information about the availibility of
natural gas to your new project "Pitkin Reserve".
We have a 2" intermediate pressure line across the road "[dilloughby Way"
to the north that we can, and would like to serve your new project.
If you need the particulars please contact me at Rocky Mountain Natural
Gas.
Sincerely yours,
Willard C. Cla per
Distri t Manager
Rocky Mountain Natural Gas Co.
WCC/hs
j
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'i ..-.
" ~ ...,
P4ountain Bell
P.O. Eox 220
Glenwood Springs, CO.
..
..
..
W
Mike Lipkin
Box 3004
Aspen, CO. 81611
Dear D9r. Lip]:in,
In response to your request regarding the provision
of telephone service for Pitki;l Reserve Subdivision.
Telephone service will be provided by P~ountain Bell.
~ ~~ Yofzrs Tr~:Y ~,
R~j~rr.ond Carpe~iter
Area Engineor
Yr
. _ Lincoln DeVore
1000 West Fillmore St.
Colorado Springs, Colorado 80907
~.. (303)632-3593
Home Office
Lipkin, Averitt, & Barclay
Design Partnership
.,, 109 W. Broadway
New York City, NY 10013
Re:
~•- Gentlemen:
SUBSURFACE SOILS INVESTIGATION
PROPOSED PITKIN GREEN DEVELOPMENT
ASPEN, COLORADO
June 10, 1981
Transmitted herewith is the report concerning a subsurface
,~, soils investigation and foundation recommendations for the
proposed Pitkin Green Development, to be located in the
~' northern portion of the town of Aspen, Colorado.
"' Respectfully submitted,
.. LINCOLN~D~eV~ORE~TESTING LABORATORY, ZNC.
~., By: Robert L. Bass ~Q~p~GS'EgFG~y~
Geotechnical Engineer - Colorado Springs f'~;i~e
.. ~ jsasi ~ : ,
~ ~ 9 ~P
%~~~ UrF ~ SAO
a ' O
vi~~'•~ ~~'tli~iG ~~..~ O
,~ ~~ r~. ~
... Reviewe by Marti F. Essigmann, P. E. ' -.. ~.~'" oP
~~;,- 0r C0
°- RLB/ss =-=Y
LD Job No. 39646-GS
.r cc: LDTL-Glenwood Springs r•.c: Herb Greenwald,Coe,Van Loo & Jaschke
.. LDTL-Grand Junction Eng.
E1 Dorado Eng.
,~2 East Blh Street P.O. Box 1427 86 Rosemont Plaza P.O. Box 1862 P.O. Box 1643
Puebb, Colo 81001 Glenwood Springs, Colo 81601 Montrose, Colo 81401 Grand Junction, Colo 81501 Rock Springs, Wyo 82901
(303) 546-1150 (303) 945-6020 (303) 249-7838 (303) 242-8968 (307) 362-2649
-- ABSTRACT:
The contents of this report are a
subsurface soils investigation and foundation recommendations for
°~ the proposed Pitkin Reserve Development, to be located in the
__ northern portion of the town of Aspen, Colorado.
.,. After consideration of the investi-
r. gation and testing program described herein, it is our recommen-
~.. dation that shallow foundation system, consisting of continuous
° footings beneath bearing walls and isolated spread footings
beneath columns and other points of concentrated load, be used to
m. carry the weight of the proposed structures. Foundations resting
in the glacial moraine materials of Soil Types 2 and 3 may be
_, proportioned on the basis of a maximum bearing capacity of 4000
`" psf, with no minimum pressure required. The bottoms of foun-
~~' dations should be located at least 4 feet below finished grade,
or greater if dictated by local building codes for frost
protection.
The proposed structures will require
°` large retaining walls to retain cuts to the rear of the struc-
T' ture. These retaining walls may be proportioned on the basis of
an equivalent fluid pressure of 40 pcf for the soil in the active
state.
.. All floor slabs on grade must be
"' constructed to act independently of other structural portions of
R' the buildings.
W. Surface and subsurface drainage must
~, be carefully designed and controlled. A perimeter drain would be
.-. recommended around the building exterior.
~" -1-
A Type I Cement may be used in all
concrete in contact with the ground.
More detailed recommendations can be
,.~, found within the body of this report. All recommendations will
be subject to the limitations set forth herein.
~- GENERAL•
... The purpose of this investigation
»- was to determine the general suitability of the site for
"' construction of multi-family townhouse units. Characteristics of
M. the individual soils found within the test borings were examined
for use in designing foundations on this site.
.... The proposed structures are to be of
-~ two story configuration, and will be set back into the hill
"" slope. The rear wall of the structures will retain soil to
- heights of as much as 15 feet. The structures will be basically
of garden level, or walk-out configuration to the front.
r„ Foundation loads for these structures are assumed to be light to
~• moderate in magnitude.
...
The proposed construction site is
located in the northern portion of the town of Aspen, Colorado,
..
directly to the southwest of Willoughby Way. The present course
,,. of the Roaring Fork River is located a short distance to the
~- south and west of the site, and Hunter Creek is located to the
-' southeast. The approximate location of the site is shown on the
T enclosed General Site Location Diagram.
w
-2-
The topography of the site is that
of a moderate to steep hillside dropping to the southwest. Slope
gradients on the site are as steep as 508 on the steeper areas of
^ the site. The exact direction of surface runoff on this site
will be controlled to an extent by the proposed construction, and
therefore, will be variable. In general, however, surface runoff
^ will travel to the south and west, eventually entering the
- Roaring Fork River. Surface and subsurface drainage on this site
is fair to good.
^ The soils encountered on this site
v consisted principally of glacial and alluvial terrace deposits.
^ These deposits consisted of fairly dense sand, gravel, and
~_ cobbles, with occasional boulder-sized particles. The materials
."- were sub-angular to sub-rounded in grain shape. Above these gla-
^ cial materials at the ground surface, approximately 1 foot to 3
^ feet of organic topsoil material was encountered. Immediately
below this topsoil material was encountered a layer of colluvial
^ or slope deposited clayey sand with scattered gravel sized par-
^ titles. The upper topsoil material will be considered unsuitable
for support of shallow foundations. The colluvial silty clayey
sands could be used for foundation support, but will have a lower
bearing capacity than the underlying coarse grained glacial terrace.
y Bedrock beneath this site will con-
^ sist of the Maroon Formation. The Maroon Formation is comprised
^ generally of reddish-brown beds of siltsone and fine grain
sandstones. No material of the Maroon Formation was encountered
^ in any of the test pits placed on this site. The Maroon Formation
~.
will exist beneath the site at sufficient depth that it will not
affect construction or performance of shallow foundations.
-3-
" „ TEST PITS, LABORATORY TESTS, AND RESULTS:
.. Eight test pits were excavated on
the site of the proposed building as shown on the Test Pit
r Location Diagram. These test pits were located so that a reason-
.,, able profile of the subsurface soils could be provided.
Additionally, the location of the pits was dictated to some
extent by the area available for maneuver of the backhoe. All
°' test pits were excavated with a hydraulic backhoe. Samples were
w. taken by bulk methods. Additionally, two shallow pits for per-
_., colation testing were made at locations shown on the enclosed
~, diagr"am.
-- The soil profile encountered in the
_' test pits can broadly be described as a three layer system. The
upper layer of the system consisted of between 1 and 3 feet of
organic topsoil material. This topsoil was encountered in all
,,,., test pits. The second layer of the soil profile consisted of a
-~ silty clayey sand, with scattered gravel sized particles. This
""" material was encountered immediately below the topsoil in all
test pits with the exception of Test Pits 6 and S. The silty
clayey sand layer was between 2 and 3 feet in thickness.
The third layer of the soil profile,
a- which. was encountered at depths ranging from 1 to 6 feet below
"' the ground surface, consisted of a glacial terrace deposit. This
deposit was comprised of sand and gravel with numerous cobbles
and occasional boulder-sized particles. The terace deposit was
quite dense and should form an acceptable foundation support for
"' shallow foundation systems. We would anticipate that this
°' terrace will be the primary foundation support soil for this site.
-4-
..
The samples obtained during drilling
have been grouped into three soil types. Soil Type No. 1 is
representative of the silty clayey sand of the second layer of
~. the soil profile. Soil Type No. 2 is representative of the
,., coarse gravel matrix material of the underlying glacial terrace
-- deposit. Soil Type No. 3 is representative of poorly graded
silty sand layers, encountered within the terrace deposit. More
b precise engineering characteristics of these three soil types are
given on the enclosed summary sheets. The following discussion
... will be general in nature.
"" Soil Type No. 1 classified as a
silty clayey sand (SM/SC) of coarse grain size. Soil Type No. 1
is slightly plastic and of low to moderate density. In them-
selves, these soils will have virtually no tendency to expand
a.. upon the addition of moisture nor to long-term consolidate under
~°-~ applied foundation stresses. Granular materials, such as these,
.. do have a tendency to rapidly settle under the initial applica-
tion of static foundation pressures. However, these settlements
are characteristically fairly rapid in nature and should be vir-
,., tually complete by the end of construction. In any event, if the
allowable bearing values given in this report are not exceeded,
"` and if recommendations pertaining to inspection, reinforcing,
A balancing and drainage are followed, it is felt that differential
r
w movement can be held to a tolerable magnitude. At shallow foun-
.. dation depths across the site, these soils were found to have an
^~ average allowable bearing capacity on the order of 2500 psf.
W,
Foundations will probably extend through this material at most
w locations. Where higher bearing values are needed, foundations
r
y- -5-
- should be extended through this material into the denser,
underlying terrace deposit. Soil Type No. 1 contains a slight
--- amount of sulfates.
""~ Soil Type No. 2 classified as a
poorly graded silty gravel (GP/GM) of coarse grain size. This
material contained some cobble and occasional boulder sized par-
titles which obviously cannot be accurately represented on the
enclosed grain size curve. Generally, this material is non-
` plastic, permeable, and was encountered in a high density con-
dition. It will have no tendency to expand upon the addition of
moisture, nor any tendency to true long-term consolidation under
load. Granular materials such as this do exhibit settlement upon
application of foundation stresses, but if maximum allowable
` bearing capacity values are not exceeded and balancing and rein-
forcing recommendations are carefully followed, it is felt that
settlement of this material will not create any problems. At any
rate, any settlement should be fairly rapid and will probably be
•~ complete by the end of construction. Foundations located in the
material of Soil Type No. 2 may be proportioned on the basis of a
ri maximum allowable bearing capacity of 4000 psf with no minimum
pressure required. Soil Type No. 2 was not found to contain
W sulfates in detrimental quantities.
Soil Type No. 3 classified as poorly
W graded sand (SP) of medium grain size. Soil Type No. 3 is
1 non-plastic and of moderate to high density. In themselves,
these soils will have virtually no tendency to expand upon the
addition of moisture nor to long-term consolidate under applied
foundation stresses. Granular materials, such as these, do have
-6-
a tendency to rapidly settle under the initial application of
~" static foundation pressures. However, these settlements are
. characteristically fairly rapid in nature and should be virtually
complete by the end of construction. In any event, if the
„~ allowable bearing values given in this report are not exceeded,
and if recommendations pertaining to inspection, reinforcing,
balancing and drainage are followed, it is felt that differential
.movement can be held to a tolerable magnitude. At shallow foun-
dation depths across the site, these soils were found to have an
average allowable bearing capacity on the order of 4000 psf.
^° Soil Type No. 3 was encountered only in a limited portion of the
soil profile and probably will not form the primary foundation
w..
support for any of the structures. Soil Type No. 3 was relati-
vely free of sulfates.
,r No free water was encountered in any
of the test pits to the depths excavated on this site. Because
of the nature of the foundation materials, it is conceivable that
areas of perched water or seepage moisture could be encountered
during excavation for foundation construction. To prevent deve-
lopment of extensive areas of subsurface moisture, we would
recommend that the surface drainage be closely controlled. More
complete recommendations pertaining to the design of surface
r
grading will be given in the next section of this report. In
addition, subsurface perimeter drains are recommended to reduce
the possibility for buildup of hydrostatic pressures against the
rear retaining walls of the structures.
r
_~_
.~ CONCLUSIONS AND RECOMMENDATIONS:
"° Since the exact magnitude and nature
of the foundation loads are not precisely known at the present
time, the following recommendations must be somewhat general in
y nature. Any special loads or unusual design conditions should be
reported to Lincoln-DeVore so that changes in these recommen-
dations may be made, if necessary. However, based upon our ana-
lysis of the soil conditions and project characteristics pre-
~»
viously outlined, the following recommendations are made.
,v It is recommended that a shallow
foundation system consisting of continuous footings beneath
bearing walls and isolated spread footings beneath columns and
other points of concentrated load be used to carry the weight of
each of the proposed structures. The maximum bearing capacity
for shallow foundations will depend somewhat upon the material on
which the foundations rest. Assuming the foundations penetrate
through the overlying silty clayey sand of Soil Type No. 1 and
~µ' into the underlying glacial terrace, the maximum bearing capacity
«.
will be on the order of 4000 psf. No minimum pressure :vill be
W required. The bottoms of foundations should be located at least
w 4 feet below finished grade, or greater if dicated by local
°' building codes for frost protection.
In order to increase foundation
stiffness and help the foundation to transfer loads around the
building, we recommend that foundation stem walls be designed as
grade beams capable of carrying their loads over a clear span of
at least 10 feet. The horizontal reinforcement required for this
design should be placed continously around the building in the
-8-
-- foundation wall with no gaps or breaks in the reinforcing steel,
`°~' unless specially designed. Foundation reinforcement should be
x__ placed at both the top and bottom of the foundation wall and
...
.~
should be approximately balanced between these two locations.
,. As has been discussed previously in
.~ this report, the rear walls of the structure will be required to
retain soil to heights as great as 15 feet. Additionally, the
-~
slope above the rear of the structures will be as steep as 2: 1
~. (horizontal to vertical) at some locations, and this slope above
~„ retaining walls will create an additional surcharge which will
~- tend to increase the pressures against the wall. Based upon the
'"° friction angles obtained from direct shear testing of the soil,
- and taking into account the slope surcharge, an equivalent fluid
pressure of 40 pcf in the active case is recommended for
,,, designing walls to retain the glacial materials. For purposes of
-• calculating the resistance to sliding, a friction coefficient of
"'"' 0.55 may be used between the bottom of the footing and the soil.
., If additional resistance is required from passive earth pressure,
an equivalent fluid pressure of 380 pcf may be used for the gla-
,,, cial soils in the passive case. We would recommend neglecting
the top one foot of the soil profile in passive earth pressure
`° calculations.
w
Where floor slabs are used, they may
r
be placed directly on grade or over a compacted gravel blanket of
.,, 4 to 6 inches in thickness. Under no circumstances should this
~^ gravel pad be allowed to act as a water trap beneath the floor
"' slab. A vapor barrier is recommended beneath any and all floor
slabs on grade which will lie below the finished exterior ground
-9-
`-'_ surface. All fill placed beneath the interior floor slabs must
~- be compacted to at least 958 of its maximum Proctor dry density,
ASTM D-698.
All floor slabs on grade must be
constructed to act independently of the other structural portions
..
'~ of the building. These floor slabs should contain deep construc-
w- tion or contraction joints to facilitate even breakage and to
'" help minimize any unsightly cracking which could result from dif-
v. ferential movement. Floor slabs on grade should be placed in
... sections no greater than 30 feet on a side. Prior to
,., constructing slabs on grade, all existing topsoil and organics
W must be removed from the building interior. Likewise, all foun-
°" dations must penetrate the topsoil layer.
._a With regard to slope stability on
this site, we have performed direct shear tests on samples of the
_, granular materials in order to determine the friction angle for
^- slope stability calculations. These friction angles were also
"' used in computing equivalent earth pressure values given for
„.
retaining walls. Shear tests were performed on samples of Soil
~. Types 2 and 3. For Soil Type No. 3, a residua 1. friction angle of
,,, 35' was determined from the test. For Soil Type No. 2, the fric-
tion angle was found to be 38.5•. The shear test results are
'~ included with this report.
..
With regard to overall site stabi-
lity, the slopes on this site appear to be in a fairly stable
r
~, configuration at present. No obvious slumps, slides, or soil
"' creep areas were noted on this slope. Bedrock was not encoun-
"" tered in any of the test pits to depths of as great as 20 feet.
-10-
- We would anticipate that bedrock would be sufficiently deep
beneath this site that the potential for bedrock controlled slope
_, failures is rather remote. In general, the overall site stabi-
., lity will be good, providing proper surface drainage is maintained
'" and no detrimentally steep permanent cuts are made on this site.
With regard to cutslope stability,
w factor of safety calculations were performed for the materials on
this site using the shear strength results obtained from testing.
A factor of safety of 1.5 or greater would be considered accep-
"" table for permanent cut or fill slopes. A slope configuration of
2: 1 (horizontal to vertical) was found to yield a factor of
safety of 1. 5, and this slope angle is recommended for permanent
cut or fill slopes on this site.
-- with regard to temporary cutslopes
on this site, the allowable angles will depend somewhat upon the
W, height of the cut. For cuts of 5 foot height and less, a ver-
tical cutslope angle would be acceptable, since very little
.., danger or damage would be anticipated from these relatively low
^° cuts. Where cuts exceed S feet in height, a maximum slope angle
of 1: 1 is recommended for temporary construction slopes.
...
The amount of structural fill to be
placed on this site is not precisely known. However, general
_, fill recommendations will be provided here. Where fill is placed
"' against slopes steeper than 10•, it is recommended that the
native slope be carefully benched or stepped, in order to provide
a suitable "key" with the fill materials. Any organic topsoil
should be removed during the benching process. The resulting
... benches should be horizontal and should be spaced vertically at
,~
-11-
..
distances no greater than 5 feet. For areas with slopes less
than 10', benching will not be necessary, but the topsoil
- material must be removed.
Once all topsoil and vegetation is
removed and benches are cut as necessary, the material in the
area to be filled which has been loosened by site preparation,
W should be moistened and compacted to the proper density. The
-- ground will then be ready to fill. Fill material should be
placed in horizontal lifts not to exceed 12 inches in loose
thickness. Any rocks or boulders in excess of 8 inches diameter
W should be removed from the material prior to placement of fill.
,~ Each lift should be brought to its Proctor optimum moisture con-
~• tent +2$. The lift should then be compacted to at least 95$ of
its maximum standard Proctor density, ASTM D-698. For granular
materials similar to the glacial soils encountered on this site,
vibratory equipment and ample water will provide the easiest and
most uniform means of compaction. The compaction of fill should
- be thoroughly inspected and tested during placement in order to
ensure the attainment of adequate and uniform compaction.
If buildings are to rest on com-
pacted fill, the maximum bearing capacity for the fill will
depend somewhat upon the material used and the degree of compac-
tion obtained. For granular materials similar to the glacial
y soils encountered on this site, the maximum bearing capacity when
compacted to at least 958 of its maximum standard Proctor den-
..
sity will be on the order of 3500 psf +500.
-12-
Personnel of Lincoln-DeVore have
performed Hveem-Carmany tests on samples of the surficial soils
.~ from this site. The purpose of the Hveem-Carmany test is to
•~ determine the performance of the soil as a pavement base and
subgrade. Hveem-Carmany test results are as follows:
r
°' R = 55
W Average displacement at 300 psi = 3.42
Average expansion at 300 psi = 0
Using these Hveem-Carmany values, we
"' have computed preliminary pavement sections for this site. No
..
,._ traffic estimates were available to us at this time, and there-
fore, assumed values were used. In the calculations it was found
,,, that a minimum pavement section of 2 inches of asphalt and 6
inches of aggregate base course would be acceptable for traffic
'"" volumes of up to 1000 vehicles per day. It is quite unlikely
that traffic on this site will exceed this value. The section of
2 inches asphalt and 6 inches base course would normally be con-
,- sidered a minimum pavement section for roadways and parking
areas. Therefore, no further calculations were performed to
'°° determine the allowable traffic volumes for lesser sections.
The above pavement section assumes
that proper drainage will be maintained on this site, and that
W
~,, all topsoil will be removed from areas to be paved. The calcula-
°° tions also assume an aggregate base course having combined stable-
"" ometer cohesionmeter value Rt= 87 minimum. The base course
r
should have a Hveem stableometer value R=70 minimum, and should
..
be compacted to at least 95~ of its maximum modified Proctor den-
-. sity.
W
r~
-13-
With regard to excavation on this
site, excavating for foundations and utilities may be somewhat
~~ complicated by the presence of large boulders. Rocks of up to 20
feet in diameter currently exist on the ground surface on this
site. The majority of the materials can probably be excavated
r
with conventional equipment; however, large subsurface boulders
and obstructions may require blasting. No problems with excava-
tion in bedrock are anticipated on this site. Due to the nature
of the soil materials, the bottoms of foundation excavations will
probably be loosened somewhat by the excavation techniques. We
would recommend that any loosen materials be recompacted prior to
~, the placement of footings.
- To give the building extra lateral
"" stability and to aid in the rapidity of runoff, all backfill
around the building and in utility trenches in the vicinity of
the structure should be compacted to at least 908 of its maximum
v Proctor dry density, ASTM D-698. The native materials encoun-
tered on this site may be used for backfilling purposes, if so
desired. All backfill must be compacted to the required density
by mechanical means. No waterflooding techniques of any type
should be used in the placement of fill on this site. If the
r backfill is to be relied on for passive earth resistance, it
should be compacted to at least 958 of its maximum standard
°~ Proctor density.
Adequate drainage must be provided
r in the foundation area both during and after construction to pre-
vent the ponding of water. The ground surface around the
T building should be graded so that surface water will be carried
W
-14-
..
~~ quickly away from the structure.
feet of the building will depend
A or paved areas should maintain a
.~ landscaped areas should maintain
drains must be carried across al
The minimum gradient within 10
upon surface landscaping. Bare
minimum gradient of 28, while
a minimum gradient of~78. Roof
1 backfilled areas and discharged
well away from the structure.
A subsurface peripheral drain,
"- including an adequate gravel collector, sand filter and per-
v forated drain pipe, should be constructed around the outside of
•~ the building at foundation level. The discharge pipe should be
a_ given a free gravity outlet to the ground surface. If "daylight"
is not available, a sealed sump and pump should be used.
Two percolation tests were performed
~., on the lower portion of the site. The location of these per-
" colation tests is shown on the enclosed Test Pit Location
~. Diagram. At percolation Test Location No. 1, a percolation rate
of S minutes per inch drop was observed. At the location of per-
colation Test No. 2, the percolation rate was found to be 5 minu-
tes per inch drop.
^^ The foundation soils on this site
.. were noted to be relatively free of sulfates; therefore, a Type I
,. Cement may be used in all concrete which will be in contact with
the soil.
The open foundation excavation must
be inspected prior to the placing of forms and pouring of
concrete to establish that adequate design bearing materials have
been reached and that no debris, soft spots or areas of unusually
low density are located within the foundation region. All fill
w
-15-
r
.~.
...
..
A
placed below the foundations must be fully controlled and tested
to ensure that adequate densification has occurred.
It is extremely important due to the
nature of data obtained by the random sampling of such a hetero-
geneous material as soil that we be informed of any changes in
the subsurface conditions observed during construction from those
outlined in the body of this report. Construction personnel
should be made familiar with the contents of this report and
instructed to relate any differences immediately if encountered.
It is believed that all pertinent
points concerning the subsurface soils on this site have been
covered in this report. If questions arise or further infor-
mation is required, please feel free to contact Lincoln-DeVore at
any time.
-16-
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LINCOLN COLORADO~COLORADO SPRINGS,
DRILLING LOGS `'~ DeVORE PVEBlO , 6LENWOOD SPRINGS ,
ENGINEERS• GRAND JUNCTION MONTROSE,
-- GE LOGISTS WYOMING ROCK SPRINGS -_
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oevoftE GOLORA DO~COLORADO SPRINGS,
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.. ENGINEE RS• GRAND JUN GT ION , MONTROSE ,
_. GEOLOGISTS urvnw urr onnv os•.~.•....
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Sample Location TP-/ @ 4'TYP/CAL
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Date B-1-BJ
Test by .S. D,
__ _. „_., n~~, mcw - Sieve No,
Sample No.
Specific Gravity -
Moisture Content I/.3
1..
Effective Size ~O/m/n
Cu 340
Cc Jy
Fineness Modulus
L,L, 22.a `~
BEARING
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GRAIN SIZE ANALYSTS
Sieve Size
2 ~~
1 1/2 " % Passing
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94 Q
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0200
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Sulfates
LINCOLN-DeVORE TESTING LABORATORY
- COLORADO SPRINGS, COLORADO
..
Soil Sample GP~GM
Project P/T,Y/N RESERVE
,.h Sample Location Tp-J (dJp~
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Test No. 39646-GS
Date_ 6-J-B/
Test by s. o.
GRAVEL SAND SILT TO CLAY
Coarse Fine Co. Medium Fine Non lastic to Plastic
I
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Sample No.
2
Specific Gravity -
Moisture Content_ 4.2
Effective Size .2Bmm
Cu 8S
Cc o. 6
Fineness Modulus
L.L. ~, P.I. .v.P~_$
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GRAIN SIZE ANALYSIS
1
s'"~zE 90Pgss/A'6 ~` ~,H9ssi/r6
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LINCOLN-DeVORE TESTING LABORATORY
COLORADO SPRINGS, COLORADO
^,~ Soil Sample 8P
PrOjeCt_P/TK/N .PESE.PVE
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Sample No.
Specific Gravity
Mgisture Content .3 2
Effective Size ./6 mm
Cu_ 3
Cc o.9
Y Fineness Modulus
11. L.L. P.I.1~r,/°`_~
BEARING _psf
GRAIN SIZE ANkLXSIS
Test No.~9646
Date 6-3-8/
Test by_~rw
1
Sieve Size 9b Pass
1 1/2"
1"
3~4 " /OO.O
1~2-- QB D
3~8 ~~ 97 7
`; - 96 B
10_ 94 B
20_ A3 3
40_ SO 9
100 B B
200__ ¢ S
0200 3. D
DOS 2 p
S ulf a
LINCOLN-DeVORE TESTING LABORATORY
COLORADO SPRINGS, COLORADO
~~
w
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Sample obtained o,,,si~c
Test No. .7gle4~
Date ~Lg B/
Test by ~/f75
~.~ ,.o ,.~ ~.~
NORMAL STRESS KSF
Test 1 2 3
Q' -psf szz ~ B~9 ~e~/
~1-pSf 339 7/Z /570
Dry Density-pcf ..0.5 /io.4 /io.s
Moisture - % 7s 7G 7.S
STRAIN -
Type Test O X
c so ~ <~
36..5°
tan Qj 0.795
N~ 4.30
DIRECT SHEAR LINCOLN-DeVORE TESTING LABORATORY
COLORADO SPRINGS COLORADO
Soil Type TYPO 3
Test
NO.
J9G4L~
Project vf,E,;, R Date _ a~8 e/
Sample obtained_o~.T.~~ Test by_ J,45 '
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Type Test o X
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STRAIN - %
DI REC'^ SHEAR
LINCOL!Q-DeVORE TESTING LABORATORY
COLORADO SPRINGS, COLORADO
ri.v i. u /. 5 Z.a
NORMAL STRESS KSF
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FROM WALL. ~ O -? oE4"Peeq"Q
DEPTH VA2/65_~ °Y',~QO P/"r'
_ r-I CI.DF. =N-
AK.OUNfp BDILDrNG, to purCE).
M I'''• Z': FILTER FA6kiC AG'OLVETHVLENE /=ILH -AgovE
9 EEL04J DZA/N.
UNDEJQ-SLAB, !/JT6.L/o!r TyvE
NOTES:
.Size of perforated pipe sand fili;er car; es sri.t:'! amount of seepage expected. 4" diameter is
most common.
.Gravel size depends on size of pipe uerforations: 85~~„ gravel> 2 x diameter of perforation.
.Sand filter must depend on native soil and ranst fellow the Terzaghi-`I-icksburg Criteria:
1) 15o baseer - 4+ 2) 15~ -filter ~ ~,
!i 3) i0o filter
~5T base 50~- = 12 to 53
This is required for stability and length of r'ilter life. The sand filter may be replaced
with an approved filter fabric.
.All pipe to be perforated VC`r, PVC or Grargeburg.
.4 flexible pipe may be user. to depti; of 4~, feet, bet must be carefuli,-y graded. 3" flexibl
pipe may be used to a depth of 7 feet and should be carefully graded.
.Rigid pipe only to be used below a depth of 7 feet below ground surface.
.All pipe to be laid at a minimum grade of 1.4'= around building foundations.
.Outfall to be free, gravity outfall ;f at all p;,ssble. Use stamp and pump only if no
gravity outfall exists.
.Conditions can vary considerably, ar!d each site ;nay be variable as to quality of sand or
gravel required. All si?;es should fie :inspected to determine the amount and quality of
sand filter required, unless a filter fabric installation is used as shown.
TYPICAL SECTIONS LINCOLN COLORADO COLORADO SPRINGS,
PERIMETER DRAIN & FRENCH DRAIN ~~ DeVORE PUEBLO, GLENWOOD SPRINGS,
ENGINEERS• GRAND JUNCTION,MONTR09E,
6EOLOGIST$ WYOMING: ROCK SPRINGS
APPENDIX B
` Summary of City Settlement Agreement
City Settlement Agrement
Summary of County Trade Agreement
County Trade Agreement
Amendment to County Trade Agreement
Petition for Annexation
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SUMMARY OF CITY SETTLEMENT AGREEMENT OF SEPTEMBER 22, 1980
Objectives
- To preserve the Smuggler :railer Park as a key source
of existing employee housing
- To create new controlled employee housing
- To protect current mobile home owners from escalating
space rents
- To protect investment in existing mobile homes for
current owners and local lenders
Parties to the A reement
- Aspen City Council
- Park Owners (Aspen
- Park Residents (via
~reement Concept
Mountain Partnership AMP)
the Homeowners Association)
- Park owners (AMP) agreed to sell mobile home spaces
to tenants at a price below the current appraised value,
and agreed to install and sell additional mobile homes
on a PMH basis, at a controlled price
- City, in exchange, agreed to provide free market
development rights to the owners (AMP)
Agreement Specifics
- Current park mobile home owners have right to
purchase their spaces fora price averaging
$25,000.00 (price varies by size of lot)
- Purchase will be structured as a co-op (collective
purchase) to facilitate financing
- Park owners (AMP) will provide a fund of $2,500.00
per space purchased, up to a total of $217,500.00
(87 spaces purchased), to cover utilities improve-
ments
- Park owners (AMP) agree to undertake improvements
relating to mobile home relocations
- After sale is effected, mobile homes and spaces will
have rental and resale price controls
- Current park residents are not obligated to purchase
their space
- 26 additional mobile homes will be placed in the
park, with a purchase price not to exceed $70,000.00
- An existing victoria style home currently on park
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"' property will be relocated within the park to
accommodate new trailers
- A triangle of property to the northeast (approxi-
... mately .5 acres) will be retained by AMP (deeded to
Pitki
C
n
ounty)
`" - Park owners (AMP) will be given the right to develop
_ 19 free market units within the city, or on property
capable of being annexed. The City agrees to annex
any such property required, and enact any enabling
legislation to accommodate this development
- All parties to the settlement agree to cooperate
,r to complete the terms of the agreement, and execute
whatever documents/approvals/
ublic
di
p
procee
ngs/etc.
.., are necessary, consistent with legal obligations
- The offer to sell trailer spaces to tenants remains
open until October 1, 1981, spaces (any or all) that
d
o not sell, in any event, become converted to
employee housing units.
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^^ SETTLEMENT AGREEMENT
... THIS SETTLEMENT AGREEMENT made this N~ day of
~. ~~wz~'n~4.u) 1980, by and among the Aspen Mountain Park
...
Partnership, a Colorado General Partnership ("AMP"), the City
... lof Aspen ("City") and the Smuggler Trailer Park Homeowners
..
Association ("Association").
WHEREAS, AMP is the owner of the Aspen Mountain Park
..
.~ ("the Park") formerly the Smuggler Trailer Park, a mobile home
r park consisting of approximately 87 mobile home sites, situate
within the City of Aspen upon the real property more particularly
I described in Exhibit "A" hereto (hereinafter sometimes the "real
property"); and,
WHEREAS, the Association is an association of the
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_m residents, or owners, or both of the Park; and,
,.. WHEREAS, although not restricted in terms of rental and
I~ resale price controls by deed, covenant, legislation, or otherwise,
... ~ the Park historically has supplied a significant portion of the
employee housing inventory of the City; and,
r WHEREAS, AMP purchased the Park for investment purposes
w. with a view toward developing the entire real property into a
._ i first class mobile home rental park; and,
WHEREAS, on October 9, 1979, AMP issued to tenants a
.r :notice of a substantial rent increase for mobile home spaces
Ij within the Park; and,
,,,, ! WHEREAS, in response to such rental increase, the City
I
,~ threatened and began the preliminary institution of eminent
~„ domain proceedings; and,
~ i
,,,. I ~ WHEREAS, in active negotiations, the City and AMP have ~~
., I pursued the resolution of on-going disputes concerning the
.,,. Park in relation to (a) the monthly rents charged by AMP per i
,o. mobile home space, (b) the installation of capital improvements
,.. in the Park and (c) the preservation of the Park as a source of
+. I housing fcr local employees by means of condemnation, rent
1
«. WHEREAS, AMP and the City finally entered into the
Agreement in Principle attached hereto as Exhibit "B" with
a
view toward resolving the disputes above-described
.., pursuant to
wr which, inter alia, the City was to purchase the Park from AMP
M for resale to the owners of the mobile homes; and,
.Y.
WHEREAS, neither the City nor the owners of mobile
homes within the Park were able to consummate the purchase of the
Park pursuant to the Agreement in Principle due to financial
limitations; and,
... I WHEREAS, due to a combination of the constant threat of
condemnation, resident unrest caused by potential displacement,
.. and inadequacy of rents due to controls directly imposed by the
(City, AMP has agreed to divert from its original intent to
develop the. entire real property as a first class mobile home
rental park and has decided instead to liquidate its investment
,~, in the entire real property; and,
_.. WHEREAS, in an effort to arrive at a mutually
~ I
,,,~ satisfactory settlement of the disputes above-described, AMP
,__ '; has expended considerable sums for legal, surveying, architectural,
," j and project consultation fees at the behest of the City once it
.r I became evident that neither the City nor the Association I
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'financially were capable of consummating the Agreement in
,,,, I Principle above-described; and, '.
+r i, WHEREAS, the City and AMP have agreed that the real
,,. property may best be liquidated and employee housing units preserved
+~ I by providing for different arrangements in connection with different
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.., ~ portions of the real property; and,
"' WHEREAS, in order to remove the cloud of threatened
•- i condemnation to protect the City from the possible loss of a
significant source of housing for local employees, and to
I' protect the investments of Association members in their mobile
~' homes from escalating rents beyond their control, the parties
~" are mutually desirous of settling the dispute above-described
..
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in the manner hereinbelow set forth, without resort, or further
-- threatened resort, to formal legal proceedings, including eminent
~-- domain proceedings. j
°^ NOW THEREFORE, in consideration of the foregoing
+• jpremises, the making and performance of the mutual obligations i
°- sand convenants herein contained, and other good and valuable
~^ ;consideration, the receipt, sufficiency and adequacy of which
°~~ ~~hereby are acknowledged, IT IS AGREED THAT:
`~' 1. IMPROVEMENTS TO PARK. AMP shall, as soon hereafter
"' !as reasonably may be practical, undertake to relocate below grade
"'" certain electrical wiring within the Park, relocate and upgrade
"" 'the water and sewer distribution system due to any relocation of
""' )existing mobile homes as hereinafter provided; provide for the
'I installation of additional fire hydrants at such locations as the
~" ~ 'City may request; and relocate and resurface the roadway system
within the Park in order to accomodate any relocation of existing
"' i mobile homes and turning radii sufficient for emergency and
support vehicles.
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2. SALE OF MOBILE HOME SPACES. The present owners of
mobile homes within the Park shall have the right, collectively or
following the sale or exchange of the Park as hereinafter provided,
to purchase the mobile home spaces for a purchase price equivalent
to $25,000.00 per space. This offer shall remain open for a
period of time coterminous with the time required for all parties
to employ their best efforts to complete financing arrangements
for the purchase, but in no event later than g ~Q~e,~ ~~ 19g~.
CAMP and the City will employ their best efforts to arrange !,
financing for all owners who elect to purchase their spaces acid
the Association agrees fully to cooperate with AMP and the City
in this regard in terms of compiling such information as
prospective lenders may require, and the like. AMP will, if
necessary, provide carryback financing for up to 25S of the owners)
who elect to purchase their space but who are unable to qualify
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for conventional outside financing. The $25,000.00 purchase price
above-provided shall, at the election of the members of the ~
Association involved in the purchase, be'deemed a mean per space
price; provided, however, that the Association members shall be
'required among themselves to apportion the purchase price as shall
yield, upon closing, a sum equal to $25,000.00 times the number of
spaces involved in the transaction. In the event that the actual
cost of improvements described in paragraph one (1) hereinabove
is less than the product of $2,500.00 times the number of spaces
involved in the sale transaction, the difference shall by AMP
be set aside for the benefit of the Association for such further
improvements to the Park as the Association deems necessary or
advisable.
3. STRUCTURE OF SALE. Closing of the purchase and sale
of the mobile home spaces shall be conditioned upon receipt of the
governmental approvals necessary for the developments hereinafter
provided and will occur at a mutually agreed upon date as soon
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hereafter as reasonably may be practical given (a) the efforts
~ above-described to arrange financing and (b) the time required
to obtain the governmental approvals for such developments. In
I order sooner to liquidate its investment hereunder, AMP shall have
the right to sell to or exchange with a third party the entire
real property or any portion thereof. Such third party shall
be entitled to all the rights granted hereunder and shall be bound
by all terms of this Agreement. Upon the closing of any such
sale or exchange, such third party shall in writing assume any and
all obligations hereunder. Notwithstanding such sale or exchange,
I AMP shall Je entitled to reserve unto itself the rights to develop
as set forth in paragraphs 5 and 7 hereinbelow.
9. RENTAL AND RESALE PRICE CONTROLS. From and after the
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closing above-provided, all spaces within the Park, including the '
mobile homes thereupon situate, shall be appropriately restricted i~
in terms of rental and resale price controls in the manner ~
presently. generally applied throughout the City and in which the
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interest to the end that then and thereafter the entire Park shall.
be and remain controlled employee housing within the meaning of
existing legislation concerning housing of that character, and ~I
as such generally applicable legislation may from time to time
be amended. Any mobile home spaces that are not sold to the
owners of mobile homes and, hence, become owned by AMP shall
continue either to be rented or later sold by AMP at a monthly
rental or for a sales price, as the case may be, which shall be
consistent with their controlled character. Furthermore, the
I owners of mobile homes who do not elect to purchase their lots
shall not be entitled to sublet all or any portion of their
mobile homes except under such terms as are consistent with the
I
controlled character of this housing.
5. EXPANSION OF PARK. The Park will be expanded in
size principally in the rear acreage to accomodate 26 additional
! mobile homes. Expansion and the relocation of any existing mobile
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6 homes in connection therewith will be done at the expense of AMP
in the manner least in the circumstances intrusive upon existing
' mobile homes and in accordance with a plan prepared pursuant to
j Specially Planned Area criteria of the City Code. These mobile
homes and the spaces they occupy within the Park will be offered
for sale, unfurnished, at a purchase price not to exceed $70,000.00,
~~ and appropriately restricted in the manner set forth in paragraph
~: 4, hereinabove. '.
f 6. RELOCATION OF EXISTING SINGLE FAMILY HOME. The
', existing victorian style single-story frame house presently
~~ situate in the front portion of the Park shall be relocated and
either res ub divided elsewhere within the real p roperty or, at ADtP's
discretion, relocated outside the Park.
7. FREE MARKET DEVELOPMENT. AMP shall by the City be
given the right to develop 19 free market units on property, as ~
yet undetermined, either within the City or, if outside, capable
of being annexed. This development right shall be transferable
and assignable. Development shall proceed in accordance with
existing zoning affecting the property or, in the case of annexed
,n property, with Specially Planned Area criteria. The City agrees
- (a) to. enact such enabling legislation or amendments to existing
legislation, including to its Growth Management quota system
«.
w legislation, as would accommodate and permit the foregoing li
development right in exchange for the conversion to employee
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... housing of the Park and the addition of 26 new employee housing
... units, all as set forth above; and (b) on the application of
a, AMP, to annex any property that may hereafter be acquired by AMP
M j for the purposes of the free market development above-described,
provided that such property otherwise is eligible for annexation
as eligibility is determined under Section 31-12-104, C.R.S., 1973.
__ i
__ i 8. RETAINED PARCEL. AMP shall retain ownership of the
w quadrilateral shaped piece of property consisting of ~ + acres ;
and situate at the northeasternmost section of the property
».. I described in Exhibit "A" hereto. ~
9. FURTHER DOCUMENTS, COOPERATION, GOVERNMENTAL
_. ~ ~ ~ APPROVALS, DISCLOSURE. The parties agree fully to cooperate with
each other to the end that the terms, conditions and provisions
~ hereof shall be fully implemented and effectual and to execute
P.,
such further documetns consistent herewith as may, in the
circumstances, be necessary. The parties recognize that in order
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' to effectuate this Settlement Agreement further ublic
j p proceedings
`~ and applications may be necessary. AMP agrees to process any i
such further applications as may reasonably be necessary and the
Association agrees to support such applications that are consistent
with this Settlement Agreement. The City, including its staff
I. and elected officials, agrees, to the maximum extent permissible,
I consistent with statutory and other legal obligations, to take i
I such steps and grant such approvals as are consistent herewith
and as may be necessary. The parties agree that this Settlement
Agreement and any other understanding shall be fully and publicly
j disclosed.
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10. COVENANT AGAINST SUIT FOR De1bIAGES. Tito parties ~
agree and acknowledge that no action at lacy for damages shall be
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maintainable against the City in the event it determines reasonably
~ and in good faith that enabling legislation to effectuate this
Agreement may not be passed; provided, however, that the City
acknowledges, agrees and intends that, in reliance upon this
i
~ Agreement, AMP (a) shall immediately undertake to perform its
obligations hereunder, including installation of park improvements;
arrangements for financial assistance in connection with the sale
of the Park, and sale of the Park all as above provided and (b)
may enter into binding contracts for the purchase of property for
purposes of free market unit development, all to the end that
principles of vested rights and equitable estoppel, as contrasted
from monetary damages, shall apply to protect such reliance
activities of AMP notwithstanding the inability of the City to
pass such enabling legislation; and, provided further that in
the event this Agreement shall become the subject of litigation ~
commenced by other than the parties hereto AbIP shall defend,
indemnify and hold the City harmless from and against any and
all costs associated with such litigation.
IN WITNESS WHEREOF the parties have executed this
instrument the day and year first above written,
ATTEST: CITY OF ASPEN j
I
City Clerk a
y.iyi~4o e~eti.~~.l~ /y'PT
i ASPEN MOUNTAIN PARK PARTNERSHIP
BY''~ ~ L'-/' lJ~^ lCt-~-
ATTEST: SMUGGLER TRAILER PARK HOMEWONERS
ASSOCIATION ~.
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SUMMARY OF COUNTY TRADE AGREEMENT OF OCTOBER 7 1980*
~.,
Objectives
~w - Control scale of development to less than existing
zoning density
'^ - Environmentally sensitive river front property to be
,,, restricted as open space
- Evolution of going dispute concerning location of
~-. bike path
- Owner to obtain more contiguous land to be associated
`" with adjacent development
~~ Parties to A reement
R~ - Pitkin County
`' - Developer (Aspen *lountain Partnership)
Agreement Concept
- County and Owners trade by deed, in order to relo-
""' Cate right of way providing larger area for project's
open space
- County agres to facilitate annexation of developed
.~. property. to the City of Aspen
°° Agreement Specifies
- County and owners trade, by mutual conveyances,
..• properties described specifically in Settlement
Agreement exhibits to effect relocation of right of
"` way
m - Development on Pitkin Reserve will be limited to 12
units, on that portion of the property north of the
-. revised right of way
- All property south of the right of way, adjacent to
the Roaring Fork River, will remain nark and open
r space
- The general public will retain access to the relocated
~, right of way and park space, and development will not
intrude on recreational use of the public land
" - Pitkin County agrees to cooperate in facilitating
the annexation of this property by the City of Aspen
'~ - Any disruption to existing trails will be repaired by
owner
+~ *The Agreement was later amended (June 1, 1981) in order to
r permit consideration by the City of the inclusion of a
caretaker tin it.
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«.. AGREEMENT
THIS AGREEMENT made as of the 7 ~L day of ~~
,
,r 1980, by and between ASPEN MOUNTAIN PARK, a Colorado general
,^ partnership ("AMP") and THE COUNTY OF PITKIN, STATE OF COLORADO
r ("County")
~ W I T N E S S E T H
~' WHEREAS, AMP is the owner of certain real property
.- more particularly described in Exhibit "A" hereto through which
runs a strip of real property formerly known as the Aspen Branch
"^ right-of-way of The Denver and Rio Grande Western Railroad
"' Company (hereinafter sometimes referred to as the "Right of Way")
'""' more particularly described in Exhibit "B" hereto; and
u.. WHEREAS, the County has an interest in the Right of Way
"" by virtue of those certain instruments of purported conveyance
'~ recorded in Book 312 at Page 560 et sec. in Book 310 at Page 340
'
~. and in Book 243 at Page 217 of the Pitkin County records, copies
.~ of which are attached hereto marY.ed collectively Exhibit "C"; and
v WHEREAS, the County and AMP are, subject to the terms
and conditions hereinbelow contained, mutually desirous of con-
.... trolling the development of the Exhibit "A" property to the end
4. that development is restricted to those areas of the property
lying to the north of the Right of Way, as the same shall be
:., relocated to the area described on Exhibit "D" hereto, and all
r areas to the south of the relocated Right of Way shall thereupon
be and remain park and open space.
~ NOW THEREFORE, in consideration of the premises and the
making and keeping of the mutual covenants and obligations here-
r inafter contained, the parties agree as follows:
1. MUTUAL CONVEYANCES. As soon hereafter as in the
,~ circumstances may be practical, AMP and the County shall each
,,, cross convey by Bargain and Sale Deed, unto each other such of
--;
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.. their respective interests in the Exhibit "A" and "B" properties
as may be required to effect the relocation of the Right of Way
..
.. to the location described in Exhibit "D" hereto. There shall at
all times thereafter be afforded to the general public access
..
over the relocated Right of Way for purposes of ingress to and
egress from the park and open spaces hereinbelow described.
A 2. DEVEIAPMENT ACTIVITY. AMP agrees that development
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activity on the Exhibit "A" property, modified as above provided,
~, shall be restricted and subject to the following:
,~, a. Development shall not exceed twelve units, some
or all of which may be clustered at various locations on that
,,,, portion of the Exhibit "A" property available for development,
„_ as below provided.
w b. Development shall be restricted to that portion
.._. of the Exhibit "A" property lying to the north of the relocated
-- Right of Way, such that the portion of the Exhibit "A" property
--• lying to the south of the relocated Right of Way shall be and
~-- remain park and open space, all of which shall be confirmed by
°~° recorded deed restriction, easement or the like, as the County
°' shall deem appropriate.
'"' c. Development shall be done in a manner not
""' inconsistent with the use at anytime hereafter of the relocated
'~ Right of Way for railroad purposes. ~
d. Development shall proceed in the manner least
"~ in the circumstances intrusive upon the recreational uses to
which the Right of Way, relocated as above provided, has been and
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is put and AMP shall, as promptly as in the circumstances may be
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practical, restore and realign any trails or other systems,
including sewer systems and appurtenant easements, that might be
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disturbed in connection with the development and, at its own cost,
relocate any portion of such trails or other systems that may in
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.. the circumstances be required, and grant such easements therefor
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as may be necessary.
e. Development shall be set back from the re-
located Right of Way by no less than fifteen (15) feet.
3. COOPERATION. The County agrees to cooperate,
including if necessary by joining therein, in such proceedings
as may be necessary in order to cause the annexation of the
Exhibit "A" property by the City of Aspen, for the purposes and
as is more clearly set forth in a Settlement Agreement by and
among AMP, the City of Aspen and the Smuggler Trailer Park
Homeowners' Association. The parties agree to execute such
other and further documents hereafter as may reasonably be
necessary in order more fully to effectuate the provisions of
this Agreement.
4. CLOSING. The closing of this Agreement and the
delivery of the instruments of conveyance described in Paragraph
1 hereinabove shall be conditioned upon and shall occur upon and
in conjunction with the adoption by the City of Aspen of a
Specially Planned Area plan for the development of the
Exhibit "A" property.
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IN WPPNESS WHEREOF the parties have executed this
AGREF,MENT the day and year first above written.
ASPEN MOUNTAIN PARK PAR'T'NERSHIP,
a Colorado general partnership
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A exander E. Lipki'n,~~
A General Partner
PITKIN COUNTY by the Roard of
County Commissioners of Pitkin
A7'7'EST: j//~ County
-- ---- ---- --- ---- HY ~.
- ----
The foregoing terms, conditions and provisions are
approved and accepted this __ _ day of 1981.
THE DENVER AND RIO GRANDE WF.S1'E RN
Attest: RAILROAD COMPANY
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AMENDMENT
.,.. TO AGREEMENT
w THIS AMENDMENT is made this ~ day of ~L ,
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1981, to that certain Agreement dated October 7, 1981, by and
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between Aspen Mountain Park, a Colorado general partnership
("AMP") and the County of Pitkin, State of Colorado ("County")
,
to which Agreement this Amendment shall be attached.
` W I T N E S S E T H
W The parties hereby mutually agree that notwithstanding
the provisions of Paragraph 2a of the Agreement above-described,
AMP shall, in connection with its seeking the approval of the
.,. City of Aspen to the development activity contemplated by the
,,,, Agreement, as well, have the right to seek the approval of the
.,. City of Aspen for one (1) additional unit to the twelve (12)
.,. units described in the Agreement; provided, however, that such
.. unit (a) shall not exceed 700 square feet of living space in
size, exclusive of space for the storage of utility and mainten-
l
ance apparatus, which storage space shall not exceed 1250 square
(
~- feet; (b) shall be used only as a caretaker-employee unit for a
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(caretaker-employee of the owners (or an association thereof) of
~Ithe twelve (12) units to which this caretaker-employee unit shall ~
be a common appurtenance; and (c) shall, as with the twelve (12)
lunits, be constructed to the north (above) the relocated right-
lof-way; and provided further that the City of Aspen shall be free i
Ito impose any further limitations or restrictions, including with iii
(respect to size, that it determines to be appropriate in connec-
Rion with any approval of the additional unit hereby contemplated.
'In all other respects, the parties' Agreement above-described is
unchanged and unmodified and is in full force and effect as writte
". ~ II ~
,,.
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IN WITNESS WHEREOF the parties have executed this
Amendment the day and year first above-written.
ASPEN MOUNTAIN PARK PARTNERSHIP,
~a~ olor do a ~rpl partnersh' I
' \1 V
exan er E. Li kin, a genera
partner, by Robert W. Hughes,
his attorney-in-fact
PITKIN COUNTY by the
ATTEST: BOARD OF COUNTY COMMISSIONERS
Delnrty Clerk and Recorder
PETITION FOR ANNEXATION OF TERRITORY
TO THE CITY OF ASPEN
,,., The undersigned Petitioners, being the land owners
'"" within the exterior boundary of the territory hereinafter
..
described, respectfully request the City Council of the City
..
.. of Aspen to approve the annexation of the proposed area to be'
,,,, annexed in accordance with the provisions of C.R.S. 1973,
31-12-101, et seq., and in support thereof allege as follows:
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4.. 1. It is necessary and desirable that the territory
IY described in Exhibit "A" attached hereto be annexed to the City
- of Aspen;
~-- 2. The requirements of C.R.S. 1973, 31-12-104 and
"" 31-12-105 exist or have been met;
... 3. The Petitioners are the owners of the entirety of
r the property sought to be annexed and, therefore, the owners of
„n, more than fifty percent (50$) of the territory sought to be
annexed.
„._
I ...
LAND DESCRIPTION:
I '""
,,,
The legal description of the land owned by Petitioners
,,., for which annexation is sought is attached hereto as Exhibit "A".
..
The legal descriptions of the land owned by the respective
~' Petitioners and within that sought to be annexed are attached
hereto as Exhibit "B".
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ATTACHMENTS:
Accompanying and incorporated in this Petition by
reference are the following:
a. Circulator's Affidavit;
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b. Four prints of an Annexation Map containing the
information required by C.R.S. 1973, 31-12-107; and
c. Request for zoning.
DATED: [ vJL~t~.~ ~~ ~~I~
(J ASPEN MOUNTAIN PARK, a Colorado
general partnership
A exander E. Lipkin, ~ genera
partner
American Bank Building
Pottsville, PA 17901
DATED: ~ `-.i.~~2~ /yff/ THE COUNTY OF PITKIN, STATE OF
COLORADO
BY: THE BOARD OF COUNTY
COMMISSIONERS OF PITKIN COUNTY,
COLORADO
ROBERT CHILD, Chairman
506 E. Main Street
Aspen, Colorado 81611
ATTEST:
~~ ~~
PITKIN KESERVE FINAL PLAT SUBMISSION
A DEVELOPMENT OF SIX DUPLEX HOUSES
Pitkin Ltd.
tdichael Lipkin
612 v7. Main St.
Aspen, CO 81611
303/925-5689
SUBMISSION REQUEST
The Applicant, Pitkin Ltd., a Colorado general partner-
ship, requests of the Aspen Planning & Zoning Commission Final
P.U.D. and subdivision approval. An underlying zoning of SPA/R-30
is proposed where certain area and bulk guidelines have been
varied in the spirit intended in Planned Unit Development. We
also request exemption from Aspen's Growth Management Plan in
accordance with existing legislation (i.e., 70-30) and proposed
legislation (i.e., 85-15) which provides for certain development
alternatives in connection with the creation of new controlled
employee housing or with the conversion of existing housing to
controlled employee housing.
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TABLE OF CONTENTS
Submission Request
Vicinity Map
Introduction
Property Description
Planning Objectives/Architectural Concept
Concept Map
Landscape Concept
Program Summary and Site Tabulations
Unit/Landscape Plan
Elevations of Unit
APPENDIX
Subdivision Agreement
Improvement Schedule
Development and Construction Timetable
Ownership and Development Team
FINAL PLAT MAP PACKAGE
Final Plat
Drainage Plan - G4est
Drainage Plan - East
Utility Layout - West
Utility Layout - East
47ater. Line Details
Sewer Line Details
Illustrative Landscape Plan
Landscape/Unit Plan
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INTRODUCTION
This document is an application "Final Plat PUD and
Subdivision" approval for Pitkin Reserve, a residential develop-
ment of six duplexes on a 20-acre parcel previously owned by the
Aspen Institute. An application for the annexation of this land
into the City of Aspen is being coordinated with this submission.
In an existing agreement with Pitkin County, we have agreed to
restrict development to only twelve houses plus one caretaker
unit -all on the parcel north of the County owned railroad
right-of-way (7 acres) so that all of the land south of this
right-of-way (13 acres) will forever remain open space for park
and recreational use. This proposed residential development
results from a settlement agreement with the City of Aspen
whereby, Smuggler Mobile Home Park will he upgraded, enlarged,
and converted to, restricted employee housing.
THE PROPERTY
The subject property is 20+/- acres bordered by the
Roaring Fork River and Willoughby 4Jay and bisected by a 100-foot
wide railroad right-of-way that is owned by Pitkin County. From
the 800 feet of frontage along Willoughby Way, the sage and brush
covered land slopes down at 20-40$ to a broad meadow that stretches
to the densely wooded 4,500-foot long corridor along the Roaring
Fork. The site affords spectacular views of independence Pass,
Aspen Mountain, Highlands Ski Area, Buttermilk Ski Area, and Mt.
Sopris, and the orientation is ideal for passive solar heat gain.
PLANNING OBJECTIONS/ARCHITECTURAL CONCEPT
The architectural concept that has evolved for Pitkin
Reserve is a response to a series of decisions that resulted from
our r_ommitment to low-impact land development and a belief that
the opportunity exists for built forms to both enhance our site
and support a rich landscape. Our initial decision was to preserve
as much open space as possible for the use of the public as well
as the residents of Pitkin Reserve an3 to avoid development in
the corridor along the Roaring rr^ork River.
It was Eelt that the large open central meadow should
be preserved for both its spacial quality and its ability to
retain soils and water that ila~/f_' been deposited there an3 support
the rich natural vegetation. ~7e also felt that both the p~_iblic
recreational space and. the private residences would benefit from
maximum separation. Our site planning defines the northern
boundaries of this field by answering the bending the Roaring
Fork, which defines the southern boundary. This central space
has become a focus for the project, with the houses both defining
and experiencing this space. At the same time, our site planning
affords unobstructed views of Aspen fountain, independence Pass
and Mt. Sopris from all units. Once inside one's home, neither
the access drive nor any other buildings can be seen.
We attempted to minimize the impact of all construction.
The road is located where it can most easily negotiate the terrain
and the houses are sited to limit the length of each driveway.
Road cut and fill will be minimized, all disturbed soils will be
stabilized, revegetated, and supported with boulders and retaining
walls that will be coordinated with the landscape planning.
Building six duplexes rather than twelve single family houses
also greatly reduces road and driveway requirements, as well as
limits the number of built structures. Building mass is further
minimized by embedding the houses into the hill, by limiting the
height to two stories, and by the compactness of the design - the
"footprints" of these duplexes are no larger than those of the
surrounding single family houses.
Our decision to build on the slope below Willoughby
Way - which is consistent with the surrounding development, was
based on our feeling that in its present state, the hillside is
the least attractive portion of the site - supporting only low
brush and sage and would be most enhanced by sensitive development.
The concept is to create a landscape armature of stone retaining
walls, berms, boulders, and terraces which will hold the soil,
water, and support very rich plantings. This landscape armature
disguises garages, mechanical rooms, storage, bedrooms and building
mass. The armature follows the terrai:i - stepping across the
hill - and living rooms, kitchens, dining rooms and master bedrooms
sit quietly above and beyond it, rotated 45° into the hill and
towards the sun an3 Aspen visible mass and allows the landscape
to take over, with broac9 terraces in front of the upper level
living areas an3 adjacent L-o the lower level bedrooms.
The combination of passive heat gain made possible by
the southern exposure and the massive insulation anc9 thermal
moderation developed by embedding the units in the ground should
take care of a vast majority of these houses' heating and cooling
requirements.
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LANDSCAPE CONCEPT
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The existing landscape has been the primary shaper of this
scheme. Th proposed landscape concept works with the site plan
to define the edge of the broad, central meadow that stretches
to the tree lined banks of the Roaring Fork River. The architec-
tural concept of a continuous band of berms, earth terraces,
and retaining walls engulfing the houses demands rich landscape
plantings. The plantings will stabilize disturbed soils and
populate areas that have been sparse due to direct sun exposure
and a lack of suitable soil and water. Privacy for outdoor
living areas will result and aspen trees will shade the houses
from the summer sun, but shed their leaves to allow in the
winter sun. The areas immediately around the house will re-
quire the most care - densely planted with Bearberry, Holly
Grape, Rocky Nountain Juniper, Potentilla, etc. The meadow
edge will be formed with the same materials as the corridor and
along the river - Aspens, Scrub Oak, Sage, Austrian Pine and
Spruce - planted between, behind, and occasionally in front of
the houses. This zone of planting should require limited
maintenance. The broad central meadow of native grasses, sage,
etc., should be entirely self-sufficient.
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FUTURE OWNERSHIP INTENTIONS
It is the Applicant's intention to subdivide the property
into twelve (12) single family lots, each lot consisting of the
property immediately under and in the vicinity of each home.
There will be significant areas in common ownership (e.g., open
spaces, driveways, a caretaker/utility building) and each owner
shall receive a 1/12 ownership interest in the common areas with
his fee simple lot. The homes will be paired in a "duplex"
fashion with a common wall straddling the lot line - a zero lot
line and each pair of owners will execute a party wal•1 agreement
governing the ownership, maintenance, etc., of their common wall.
DEVELOPMENT SUMMARY AND SITE TABULATIONS
P7ame: Pitkin Reserve
Number of Units: 12 free market units
1 PMH rental unit - deed-restricted
to low or moderate income
Amenities: Caretaker/employee facility above
storage
Unit Size: 3 bedrooms at approximately 3,000
sq. ft. of living space and 1,000
sq. ft. of parking and storage
Project Population: 43 (3.5/unit plus caretaker)
Parking: 2 indoor spaces per unit and 2
quest parking spaces per unit
in driveways
Structures: 6 two-story duplex structures; lower
story and north wall of upper story-
eoncrete, Mock and stone; upper story
(when above grade) - wood frame construc-
tion with wood siding
Acreage: 20+/- acres pluso acres of railroad
R.O.W.
Public Open Space: 13+/- acres
Development Site: 7.064 acres
Fee Simple Lots: 35~ of development site
(6,000-10,000 sq. ft. per lot)
Dommon Open Space: 65$ of Development Site
Builsing Coverage: 25,070 sq. ft. (.57 acres)
(4,045 sq, ft. per duplex and 800
sq. ft. for caretaker/storage bldg,)
Paved Areas: 30,242 sq. ft. (.69 acres)
(private drive = 16,956 sq. ft.
3riveways and parking = 13,286 sq. ft.)
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APPEP7DIX
Subdivision Agreement
Improvement Schedule
Development and Construction Timetable
Ownership and Development Team
P.U.D. AND SUBDIVISION AGREEMENT
FOR
PITKIN RESERVE
This P.U.D. and Subdivision Agreement is made and
entered into this day of 1982, by and
between THE CITY OF ASPEN, COLORADO, a Municipal Corporation
' (hereinafter referred to as "City"), and PITKIN LIMITED, a
Colorado corporation (hereinafter referred to as "the Owner").
RECITALS
1. The Owner has submitted to the City for
approval, execution and recordation, the final plat and
development plan of a tract of land situate within the City
of Aspen, Colorado, legally described on Exhibit "A"
attached hereto and incorporated herein by this reference,
and designate3 as "Pitkin Reserve" ("The Plat"); and
2. The City has caused the annexation of the
real property covered by the Plat to the Cit~ Aspen and
resulting zoning of the property to R-30/PUD and
3. The City has fully considered The Plat, the
proposed development, the improvement of the land and the
burdens to be imposed upon other adjoining or neighboring
properties by reason of the proposed development and improve-
ment of land included in the Plat; and
4. The City is willing to approve, execute and
accept the Plat for recordation upon agreement of the Owner
to the matters herein described, and subject to all of the
requirements, terms and conditions of the City of Aspen PUD
and subdivision regulations now in effect and other laws,
rules and regulations as are applicable; and
5. The City has imposed certain conditions and
requirements in connection with its approval, execution an3
recordation of the Plat, suciZ matters being necessary to
protect, promote, and enhance the public welfare; and
6. The Owner is willing L-~~ acknowledge, accept,
abide by and faithfully perform the conditions and require-
ment:~ imposed by the City in approving the Plat; and
7. Under the authority of Section 20-16(c) and
24-8.6 of the Municipal Code of the City of Aspen, Colorado,
the City is entitled to assurance that the matters herein-
after agreed to will be faithfully performed by the Owner;
NOW, THEREFORE,
AGREEMENT
ID1 CONSIDERATION OF THE PREMISES, the mutual
covenants herein contained, and the approval, execution and
acceptance of the Plat for recordation by the City, it is
mutually agreed as follows:
I.
GENERAL DEVELOPMENT PLAN
The Pitkin Reserve development as shown on the
Plat consists of twenty acres, more or less, and includes
the following elements:
A. Development Parcel. All land to the north of
the Denver and Rio Grande F7estern (".D & RGW") Railroad
Right-of-Way shown on the Plat shall be and constitute the
Development Parcel. The Development Parcel consists of
7.064 acres, more or less, and shall he owned, improved,
marketed and sold by the Owner or its assigns. Approximately
35~ of the D~yelopment Parcel will be used for the construc-
tion of~~~,ely~ r s~dential free-market housing units and one
detached cad-a,"'~ unit. The following features shall
further define and describe the Development Parcel:
(1) Free Market Development -- Lots 1-12.
The Development Parcel shall contain twelve separately
designated fee simple lots, each consisting of the
land under and in the immediate vicinity of the
twelve homes to be constructed thereon, which
shall be paired in duplex fashion with a party
wall stra~3dling a common boundary line creating a
zero lotline. Each such lot shall be deemed
augmented in size by an undivided one-twelfth
(1/12) interest in the common area component of
the Development Parcel described below. Prior_ L-o
its conveyance by the Owner to any third party,
each unit shall be deed or covenant restricted to
six (6) month minimum lease terms with no more
than two {2) shorter tenancies per year.
(2) Empl~ee Housing. Within the
common area component of the Development Parcel
described below, one (1) employee housing unit
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shall be constructed, the use and occupancy of
which shall be restricted by a covenant that runs
with the land to a resident caretaker-employee fur
and of the owners (or a collective association
thereof) of the free-market units. The caretaker-
employee may be charged a monthly rental (which
may be offs t a ainst salar "~1
incomee gu~eihes applicableyatnthettimechereofployee
The employee housing unit may also include storage
facilities for maintenance equipment and the like.
(3) Common Area -- Lot 13. Approximately
658 of the Development Parcel shall consist of
commonly owned area, which shall be owned by the
owners of Lots 1-12 as a non-partitionable undivided
appurtenance to their lots. The common area shall
be managed and maintained as provided in Section
V, paragraph C, below.
(4) Site Data Tabulations. The Develop-
ment Summary and of ite Data Tabulations hereto
annexed as Exhibit "~" and incorporated by reference
herein defines and describes further and more
specific allocation of the uses anticipated within
the Development Parcel.
B. Public Open Space -- Lo_t 14. Approximately
13 acres, more or less, consisting of all acreage within the
Pitkin Reserve Subdivision to the south of the D & R G S~l
Railroad Right-of-P7ay shown on the Plat, has been forever
restricted to its present natural state as open space to the
exclusion of any improvements of whatsoever nature or kind,
with the exception of non-vehicular paths~aml trailsJ~ _~ ~ ,~i Q
Ownership of such open space shall be in Pitkin County, ~~`"` ,r
Colorado; provided, however, and always, that the benefit of ~
the above-describe3 open space r_eatriction and dedication
shall be specifically enforceable by (1) the City and (2)
the Owner, its successors, grantees and assigns, including
the owner.; (or an association thereof) of Lots 1-12 within
the Development Parcel.
C. miscellaneous
(1) Develot~ment Assu>~tions. The
submitted Plat assumes aroi anticipates two distinct
development, -- viz., the one shown on the Plat
and herein described, and the other to occur on
real property more particularly described on
;Jxhibit "C" hereto annexed. The other develop-
ment -- the Smuggler Mobile Home Park, which is
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being developed by its owner, Aspen Mountain Park,
a Colorado partnership -- contemplates (a) the
conversion of some eighty-seven units from existing
uncontrolled housing to housing that shall be deed
or covenant .restricted in terms of rental and
resale price controls in a manner consistent with
the provisions of the Aspen Municipal Code in such
cases made for the preservation of employee housing;
and (b) the construction of seventeen new housing
units that shall be deed or covenant restricted in
accordance with the provisions of the Aspen Municipal
Code in such cases made to induce the construction
of employee housing, all to the end and extent
_,, that in respect of these provisions and development
including, for purposes hereof, the employee-caretaker
unit described in subsection A(2) above, allowance
is made for exceptions to or exemptions from the
'° growth management quota system of Article XI,
Section 24 of the Aspen Municipal Code. Although
the review process for each development has occurred
independently of the other, each development
having been reviewed on its own merits, for purposes
of such exceptions to or exemptions from the
growth management quota system, it is agreed and
understood that the two developments shall be
considered together as an integrated whole.
(2) Interrelatedness of Improvements.
In consideration of the dual nature and situs of
the developments, it is (a) acknowledged that
although ownership of the land beneath the two
developments is separate and distinct, the ownership
and construction of the improvements for both
developments will be under the auspices and the
responsibility of the Owner, or its assigns; and
., (b) agreed that (i) provision shall be made in a
separate agreement for the construction, installa-
°` tion and erection of im~orovements within or upon
the Smuggler Mobile Home Park, the completion of
which shall be a condition to the obligations,
... agreements and approvals of the City herein made
or given; an3 (ii) as hereinafter used "Improvements"
-~ shall be deemed to refer only to the improvements,
„~ facilities and systems to be constructed, erected
or installed within or upon the pro erty shown on
the Plat and described in Exhibi "A hereto
._ annexed. ~
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(3) Development Allotments. The City
acknowleges and agrees that tiie conversion of the
eighty-seven (87) mobile home units at the Smuggler
Mobile Home Park to restricted housing units and
the construction of seventeen (17) new mobile
homes at the Smuggler Mobile Home Park, which
conversion and construction will proceed and shall
result in restricted housing in the manner more
particularly set forth in the Smuggler Mobile Home
Park Subdivision project above described shall and
pursuant to the exception provisions to the allotment
procedures of the growth management quota system
set forth in Sections 24-11.2(1) and (k) does
result in the exception from compliance with the
allotment procedures of the growth management
quota system of development activity consisting of
not less than nineteen (19) otherwise non-exempt
free-market housing units, twelve (12) of which
are to be employed in connection with this Pitkin
Reserve development.
II.
CONSTRUCTION OF IMPROVEMENTS
A. Nature and Estimated Costs of Improvements.
Owner hereby agrees to be responsible for the making and
installation of the improvements to be contained within the
development indicated on the Plat, to the extent required by
Section 20-16(a) of the Municipal Code, the nature, extent
and estimated cost of such improvements being more specifi-
cally set forth on Exhibit "~" entitled "Pitkin Reserve
Improvement Schedule", hereto annexed. The costs shown on
Exhibit "~" are based on certain assumptions, including
assumptions related to the timing of final plat approval,
expeditious and timely scheduling of construction, no substan-
tial delays based on acts of God and other matters beyond
the control of the Owner or its assigns, availability of
required labor and materials continuously throughout the
construction of improvements and sufficient premarketing and
marketing aciL-vity to justify timely construction of the
improvements consistent with the schedule reL-erenced under
paragraph B hereinbelow.
R. Construction Schedule. The development and
construction schedule required by Section 20-17(c)(1), and
Section 24-3.9(b) of the Aspen ?9unicipal Code are more
specifically set forth under Exhibit "E" entitled "Development
and Construction Schedule", which schedule also includes the
anticipated construction dates for the beginning and completion
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of the improvements, the sequence of construction and phasing,
including the phasing of the construction of public improvements,
recreational, park, and common space areas. Certain assumptions
have been made in connection with the projected and estimated
scheduling set forth in Exhibit "E" and such scheduling is
subject to and conditioned upon these assumptions being
accurate, which assumptions include the following:
1. Timely approval of the Final Plat;
2. Completion in an expeditious manner
of the bidding, contractor selection, and imple-
mentation phases to meet the dates indicated;
3. Confirmation of the construction
schedule by the selected contractors;
4. Availability of the required labor
and materials during each phase.
5. Sale of residences at a rate that
would permit the phasing suggested above.
In the event the above assumptions (or any of them) are not
met because of any actions, direct or indirect, which are in
any manner or form not under the direct control of the Owner
or the Owner's assigns, then the estimated construction and
development schedules shall be deemed to be delayed for a
time sufficient to allow for the necessary assumptions to be
met.
C. Willoughby ~7aV. The owner shall assume and be
responsible for the repair, replacement and restoration of
and to Pilloughby i9ay due to any damage or injury thereto
caused as a result of construction activities associate~3
with the Pitkin Reserve development. ~;.~,~ ,',II _
0. Utilities Underground. All utility systems to
serve and crossing the Pit3cin Reserve Development Parcel
shall be placed underground.
III.
EASEMENTS,_RIGH^S OF WAY, ANO RELOCA'PIONS
'she attached Plat sets forth certain easements,
rights of way, and anticipated relocations that will be
necessary to cause the improvements antici.~ated thereon,
which easements, righL-s of way anal relocations include the
folL~wing:
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A. Connecting Pedestrian Trail Easement. As
shown on the Plat, the Owner hereby dedicates to the City a
twelve-foot (12') pedestrian trail easement within and upon
the twenty-foot (20') service road easement also shown on
the Plat and described below for use by the pedestrian
public as a connecting link between the "Rio Grande Horse
and Aicycle Trail" and SVilloughby Way.
A. Relocation of Railroad Ri ht of Way. As
shown and indicated on the Plat, Pitkin County, Colorado,
the owner of the D & R G W Railroad Rig)it of Way, and the
Owner have agreed to the exchange of deeds in order to
effect a relocation of the right of way to the configuration
and meander actually shown on the Plat. The Plat and this
Agreement are subject to and conditioned upon the consumma-
tion of the exchange and the recording of the resulting
exchange deeds. In connection with the relocation of the
right of way and development activities associated with the
Pitkia Reserve project, 'the Owner covenants and agrees that:
(1) Relocation and development shall be
done in a manner not inconsistent with the use at
any time in the future of the relocated right of
way for railroad purposes;
(2) In the event that any portion of the
existing "Rio Grande Horse and Aicycle Trail"
which now lies within the present meander of the
railroad right of way is damaged or requires
r?location as a result of the development activities
herein contert~lated or relocation of the railroad
right of way, 3.:t will, at its expense and as
promptly as in the circumstances can be done,
repair such damage and effect the relocation,
realignment or restoration of the horse and
bicycle tcail; and
(3) It will grant such other ar13 Further
easements that may be necessary in order fully to
effect the relocation of the right of way and any
appurtenant systems, including t_iie hor:,e and
bicycle trail and proximate ,rtility systems.
C. Service Roa:9 Eas.~!nent. The owner hereby
dedicates and confir~is-c;ie twenty-foot (20') servicr~ road
easement shown and indica*_ecl 0!1 th~~ alat for access, including
by Weans of ~notorizec7 maintenance v:~hicles, to Lot 7, Pitkin
Green .Subdivision for tha purposes o` maintaining the water
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wells and equipment thereon situate, and for pedestrian and
motorized access, including by construction and maintenance
vehicles, to the Pitkin Reserve Subdivision, which dedication
and confirmation is made to the extent above-provided for
the benefit of owners of real property within the Pitkin
Green and Pitkin Reserve Subdivisions, their guests, invitees
and licensees.
D. Access Easement. The owner hereby dedicates
and grants unto the owner(s) of Lots one through twelve of
the Pitkin Reserve Subdivision the thirty-foot (30') access
and utility easement shown and indicated on the Plat for
their sole and exclusive use and enjoyment and that of their
guests, invitees and licensees.
E. itilities and Draina e. There is hereby
established and agreed between the City and the Owner neces-
sary easements for the relocation, installation and mainten-
ance of utilities and the establishment and maintenance of
drainage, as such easements may be specifically set forth on
the utility sheets, the utility relocation sheets, and the
drainage sheets as appended to the Plat.
F. Miscellaneous. All easements, rights of way
and relocations as are further shown on the Plat .albeit not
specifically herein referred to are hereby established,
granted, dedicated and confirmed by the Owner and authorized
and. approved by the City.
IV.
OTHER DEDICATIONS
In accorda~tce with Section 20-13 of the Aspen
Municipal Code the following exemptions and dedications
apply:
A. .Exemption. The employee-caretaker unit to be
constructed within Lot 13, the privately owned common area,
shall ba_ and will constitute a bona fide_ employee ?lousing
unit and to this extent the City agrees to it:; exemption
from the application of .Section 20-13 of the Aspen ?4unicipal
Code.
B. ?.and De;lication. In respect of the free-mar}:et
development to occur nn an~~ within Lots L-12, the City
hereby (1) accents the dedication of Lot 14 in the manner
and upon the t,~rais an~i conditions sat forth in Secti;>n t,
Paragraph A, above, in lieu of the cash payment referred L-o
in Section 20-13 of the Aspen Municipal Code; and (2) agrees
that the val~.te of Lot 19 as su~-it is sufL-ici.ent at least to
meet the requirements o[ Section 20-18, aforesaid con~,erning
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the requirement of the dedication therein referred to. The
City further acknowledges that to the extent an arm's length
valuation of Lot 14 shall show a value thereof in excess of
the amount of any cash payment that would otherwise be
imposed under Section 20-18, but for the City's acceptance
of the dedication of Lot 14 in lieu thereof, arty such excess
shall be applied first in respect of and as an offset to any
park dedication fee that may otherwise be imposed under
Section 20-18 for any non-exempt housing units to be con-
structed at the Smuggler Mobile Home Park, above referred to
(i.e., such of those units that will be first sold at a
price in excess of applicable low to moderate income guidelines)
and the balance, if any, of such excess will be received and
by the City confirmed to the extent of its receipt as a
gift.
V
OPEN SPACE AND COMMON AREA
MANAGEMENT, MAINTENANCE AND USE
A. General. The plat consists of certain parcels
that include open space dedicated for the benefit, inter
alia, of the City and a common area that envelopes the
separately designated fee simple lots. Respective responsi-
bilities, limitations, covenants and agreements regarding
the management, maintenance and use of the open space and
common area parcels include the following:
B. Public~Owned men Space -- Lot 14. Lot 14
shall be owned by Pitkin County, Colorado and, as such shall
be managed and maintained permanently and entirely by Pitkin
County within such framework as it may establish but which
shall not be inconsistent with the open space purposes in
perpetuity for which the land was dedicated as above set
forth. ~ ,9S ~> ~ I'F 11 a ~! '"'ryY
C. Common Area -- Lot 131. Lot 13 shall be owned
in common by the owners of Lots 1-12. As indicated elsewhere
herein and upon the Plat, r,ot 1.3 will he improved with an
employee-caretaker unit of approximately 800 squ.3re feet of
living space, trnJether with approximately 800 square feet
for storage space, will accormnodate a thirty foot (30')
easement for access; to ..he lots and for utility purposes and
will support the landscaping plan. Management and maintenance
of T.ot 13 s`lall be the responsiuility oC a collective home-
OWrl?r'S aSSOClat1071 COnSl3ting O~ ti7,~ Ownr'rS Of LOtS 1-12
and shall. by it be undertaken pursuant to sure provisions as
shall be set forth in recorded covenants providing for such
policies and procedures governing th~~ u:;e ,and maintenance of
-9-
the common area, including for necessary budgets and financial
reserves to be assessed against association members, and
shall insure the fit and proper maintenance, repair, replacement
and enduring first rate safety and quality of the entire
development, including its landscaped features, common
utility systems and paved areas. Responsibility of tl7e
association in this respect may by it be contractually
delegate3 to a private property management company or to a
salaried employee of the association. The following shall,.
as well, apply to the association hereinabove referred to:
fully forme3 and- bushed bystheaownerspriorlto
the sale of any lots within the development parcel
and pursuant to applicable statutes governing the
formation of Colorado not-for-profit homeowner's
associations;
(2) Documentation. Operative documents
for the association shall include articles of
incorporation, by laws, and rules and regulations,
The City, if it elects, shall have the ri ht to
approve such documents. Additionall g
tion shall be enjoined with the dut y~ the associa-
such protective covenants as will be ~ecordedcbyg
the owner for the purpose of preserving the architec-
tural and aesthetic compatibility of the entire
development an~i its component features. The City,
~' e'~"r shall have the right to a r
covenants y„ ~~~ L. '~ pp ove such
(3) iembership Mandatory. Membership in
the association shall be mandatory for each owner
of the fee simple lots (1-12) and shall be automatic
upon the recordation of any instrument transferring
a legal or equitable interest (excluding standard
security interests) in or to any ~~f such lots.
(~l) The homeowners' association shall be
responsible for a blanket liability an:l hazar~9
insurance policy with respec;. L-o the common areas
as well as maintenanr.=_ of any recreational and
oL-her facilities;
(5) The homeowner,;' association shall
have the-~ power t_u
levl ass: ssments which will
become ~i lien on in.9ividual fee simple lots (1-12)
for• th.~ pur_pose of paying the cost of oper,~ting
and maintaining common facilities;
-10-
(6) The board of managers of such home-
owner's association shall consist of at least
three (3) members who shall he owners of L-he fee
simple lots (1-12) within the development.
D. Building Restrictions. The owner agrees and
hereby covenants that the number of units that will be built
~- within the Pitkin Reserve subdivision shall not exceed
twelve (12) free market units plus one (1) employee-caretaker
unit and that all areas shown on the plat as being open
space or common area shall remain perpetually so.
E. Party Wall Agreement. In connection with the
sale of each of the improved free market lots (lots 1-12)
" each transferee will be required to execute a standard party
wall agreement governing the ownership, and maintenance of
their common wall and of utility and related systems commencing
at a point where such systems depart an area of common usage
and begin in the direction of a given unit. The City, ~i'f/dtr
~las.~s, shall have the right to approve such party wall
agreement.
VI
WATER RIGHTS AND AVAILABILITY
Any water rights that may be appurtenant to the
Pitkin Reserve Subdivision have been previously conveyed to
the City in consideration of the agreement of the City to
supply water to the Development Parcel, as is more particularly
hereafter set forth.
A 16" main waterline crosses the Development Parcel
(as shown on the Plat between Lots 10 and 11) and water
service lines will be installe3 as shown on the utility
sheets. The. City agrees upon approval of this Agreement and
the Plat through its water department to supply water consistent
with the proper servicing of the needs of the improvements to
be constructed at Pitkin P,eserve as above described, and in
this respec*_, a demand for. ( ) taps is currently
esL-imated for which the Owner agrees to pay the sum of $
for each tap. The Owner and the City fur tiler agree that the
costs oC .-rny looping of the water syste,n as extended to the
Pitkin Reserve site with any proximate terminus of the
system, as well as the r_osts of any valuing that may he ~ r
" required in connection with the r~xtension of waL-er service ~
to the Piia;in Reserve Site shall be initially absorbed by
the water department and, as such, re~'lected in the P,I.~,/tap
-~. fee schedules currently in affect.
-11-
VII.
SEWER AVAILABILITY
Sewer lines shall be installed consistent with the
provisions contained within the utility sheets, sewer line
details and the costs of such installation shall be those
estimated amounts as set forth on Exhibit "~," hereto annexed.
The City agrees, upon approval of this agreement and the
Plat by the Metropolitan Sanitation District that sewer
services are fully available for the development anticipated
on the Plat, and that the estimated costs for sewer taps and
related fees connected with the installation and hook-up of
such sewer services are estimated to be the sum of $
The availability of such sewer services shall be provided by~
the Sanitation District in a manner that conforms to the
estimated9 construction and development schedule as set forth
in Exhibit "E" attached hereto. The Owner agrees that
engineers from the Metropolitan Sanitation District shall be
entitled to inspect the construction of the main trunk sewer
lines. ilpon completion, these lines will be turned over to
the Metropolitan Sanitation District, together with such
appropriate easements as may be necessary.
VIII.
INANCIAL ASSURANCES
Pursuant to Section 20-16(C) of the Pfunicipal
Code, Owner hereby agrees to provide a guaranty for no less
than One Hundred Percent (1008) of the estimated cost of the
improvements to be constructed, which estimated costs, as
further set forth and allocated under Exhibit "'~" hereto
annexed as approved by the City Engineer. The guaranty to
be provided by Owner shall be in the form of cash escrow
with the Cit;~ or a bank or savings an3 loan association; or
shall be in the form of an irrevocable sight draft or letter
of commitment from a financially responsible lender; and
such guaranty shall give the Cit;~ the unconditional right,
upon de`ault by the Owner, or its successor or assigns, to
withdraw funds upon demand to partially or fu111' complete
aad/or j,ay for any improvements or pay any outstanding bills
for work done thereon by any party. As portions of the
improvements re,_lu_ire~3 are comi~lete3, the City F,ngineer shall
inspect them, and upon approval and acceptance, ?le shall
authorize i:i1e release of the a;r~~ed estimates cost f.or that
portion of file improvements; provided, however., that ten
percent- (10%) of the estimates cost shall be withheld until
all p!:oposes i~nprovemants are completed and approves by the
City Engineer.
-12-
The Owner, its successors or assigns, hereby
agrees to further provide unto City a warranty as to all
improvements for a period of one (1) year from and after
acceptance by the City as to such improvements.
The Owner shall further guaranty by a maintenance
bond or other suitable means, the repair of any existing
improvements damaged during the course of construction of
new improvements pursuant to the provisions hereof.
IX.
P7ISCELLANEOUS
A. The provisions hereof shall be binding upon
and inure to the benefit of the Owner and City and their
respective successors and assigns.
B. This agreement shall be subject to and con-
strued in accordance with the laws of the State of Colorado.
C. If any of the provisions of this agreement or
any paragraph, sentence, clause, phrase, word, or section or
the application thereof in any circumstances is invalidated,
such invalidity shall not affect the validity of the remainder
of this agreement, and the application of any such provision,
paragraph, sentence, clause, phrase, word, or section in any
other circumstance shall not be affected thereby.
D. This P.U.D. and Subdivision Agreement contains
the entire understanding between the parties herein with
respect to the transactions contemplated hereunder. and may
be altered or amended from time to time only by written
instruments executed by all parties hereto.
E. Numerical and title headings contained in this
contract are for convenience c>i~ly, and shall not be deemed
determinative of the substance contained herein.
Iid WITNESS 4JHLREOF, the parties hereto have hereunto
executed their hands and seals on t11e dates and yes.. respectively
indicated, in full understanding and agreement to the terms
and conditions herein contained.
CITX OF ASPEN,
a Colorado Municipal Corporation
By
Herman Edel, Mayor
ATTEST:
City Clerk
State of Colorado -)
ss.
County of Pitkin )
The above and foregoing was subscribed and sworn
to before me this day of , 1981, by Herman
Edel, Mayor, and Kathryn Koch, City Clerk of the City of
Aspen, a Colorado Municipal Corporation.
~9ITNESS my hand and official seal.
My commission expires:
My address is:
(SEAL) Notary Public
-14-
C
DEVELOPh1ENT SUMMARY AND SITE TABULATIONS
flame:
Number of Units:
Amenities:
Onit Size:
Project Population
Parking:
Structures:
Acreage:
Public Open Space:
Development Site:
Fee Simple Lots:
Dommon Open Space:
IIuilsing Coverage:
Paved Areas:
Pitkin Reserve
c
12 free market units
1 PMH rental unit - deed-restricted
to low or moderate income
Caretaker/employee facility above
storage
3 bedrooms at approximately 3,000
sq. ft. of living space and 1,000
sq. ft. of parking and storage
93 (3.5/unit plus caretaker)
2 indoor spaces per unit and 2
quest parking spaces per unit
in driveways
6 two-story duplex structures; lower
story and north wall of upper story-
concrete, block and stone; upper story
(when above grade) - wood frame construc-
tion with wood siding
20+/- acres plus 6 acres of railroad
R.O.W.
13+/- acres
7.064 acres
358 of development site
(6,000-10,000 sq. ft. per lot)
658 of Development Site
25,070 sq. ft. (.57 acres)
(9,095 sq_. ft. per duplex and 800
sq. ft. for caretaker/storage bldg.)
30,242 sq. ft. (.69 acres)
(private ~3rive = 16,956 sq. ft.
~9rivc~.:ays ;and parking = 1 3, 236 sq. it. )
PITKIN RESERVE I
VEMENT SCHEDULE
Item Item Cost
Water Service
Alternative ~1
or
Alternative ~2
8" DIP $ 31,325.00
9" DIP 4,200.00
Fire Hydrants w/valves 7,000.00
1" Sv'ater Service 2,250.00
3/9" Water Service 300.00
Alternative ~1 -
Water 1•fain Collection in-
cluding 16" valve, 8" valve
4" valve, 16" x 8" tee, 8"
x 4" tee, allthread, vavle
box, pipe $ 10,400.00
Alternative r2 -
P;et Tap 8" DIP to 16" DIP
including 8" valve, 4" valve
8" x 9" tee, allthread,
valve box, pipe
Sewer
8" PVC
i•fanholes 1-7
Sewer Tap
Tap to Existing Service
Drair,•~ae
18" CMP
25" x 16" CD;P
Drv Gell.s
ldier Ovr~rflow
i:xcava`ton incluri~~d in
fo~l,i ,,.'~?I-}; -
Rip-.ap
3,500.00
Total Cost
$55,475.00
or
$98,757.00
$40,175.00
$26,225.00
8,400.00
4,550.00
1,000.00
$ 8,845.00
3,380.00
8,000.00
250.00
500.00
$20,975.00
C.
C
PITKIN RESERVE IMPROVEMENT SCHEDULE
TOTAL COSTS OF ALL IMPROVEMENTS
Utility Improvements
Alternative #1 $315,125.00
or or
Alternative #2 $308,225.00
Revegetation Along Roadway $ 24,921.00
($18.80/linear foot of roadway)
Landscaping of individual units $187,718.00
($15,643/unit)
TOTAL: ALTERNATIVE $1 $527,764.00
ALTERNATIVE #2 $520,864.00
c ~
PITKIN RESERVE IMPROVEMENT SCHEDULE
ITEM COST
Revegetation Along Roadway
(1,325' x 30' wide = 39,750 sq. ft.)
Soil Preparation (.23/sq.ft.) $9,142.50
Fine Grading ($.0225/sq.ft.) 894.40
Hydroseeding ($.09/sq.ft.) 1,590.00
Slope Stabilization ($1.03/sq.ft. 4,539.17
Irrigation ($.22/sq.ft.) 8,745.00
Landscaping of Individual Units
Native Landscape
Soil Preparation $25,372.50
Fine Grading 2,996.60
Hydroseeding 9,436.00
Slope Stabilization 6,833.83
Plant Material 18,086.00
Irrigation 24,912.00
i+,anicured Landscape
Soil Preparation $ 7,609.00
(.23/sq.ft.)
Fine Grading (.022.5/sq.ft.) 1,986.00
Sod (.35/sq.ft.) 5,793.00
Irrigation ($1.09/sc.ft.) 18,091.00
Plant i;aterial (12,175) '13,050.00
TOTAL COST
$24,921.07
$187,718.00
~~
~~.
PITKIN RESERVE IMPROVEMENT SCHEDULE
Item Item Cost
Private Drive
Asphalt $ 24,300.00
Base Course 20,440.00
Excavation 50,830.00
Fill 30,620.00
Electrical
Relocation of existing lines $ 59,700.00
Natural Gas Line
Total Cost
$131,190.00
$59,700.00
$14,350.00
2" Mairi $ 12, 250.00
3/4" Service Connections 2,100.00
l~
DEVELOPMENT AND CONSTRUCTION SCHEDULE
PHASE 1 April 15, 1982 - November 15, 1982
PHASE 2 (if necessary) April 15, 1983 - November 15, 1983
While it is Pitkin Ltd.'s intention to build the entire
program in phase 1, the phasing and timing'of the construction of
these residences will depend upon market conditions. This schedule
is contingent upon:
1. Timely approval of the Final Plat.
2. Completion in an exeditious manner of the
bidding, contractor selection, and implementation
phases to meet the dated indicated.
3. Confirmation of the construction schedule
by the selected contractors.
4. Availability of the required labor and
materials during each phase.
S. Sale of residences at a rate that would
permit the phasing suaaested above.
The completion of the site improvemenst (utilities and
landscaping) will be coordinated with the residential development
in each phase.
PITKZN RESERVE IMPROVEMENT SCHEDULE
Item
Water Service
Alternative #1
or
Alternative #2
8" DIP $ 31,325.00
4" DIP 4,200.00
Fire Hydrants w/valves 7,000.00
1" Water Service 2,250.00
3/4" Water Service 300.00
Alternative #1 -
Water Afain Collection in-
cluding 16" valve, 8" valve
4" valve, 16" x 8" tee, 8"
x 4" tee, allthread, vavle
box, pipe $ 10,400.00
Alternative #2 -
Wet Tap 8" DIP to 16" DIP
including 8" valve, 4" valve
8" x 4" tee, allthread,
valve box, pipe 3,500.00
Sewer
8" PVC $26,225.00
Manholes 1-7 8,400.00
Sewer Tap 4,550.00
Tap to Existing Service 1,000.00
Drainage
18" CMP $ 8,845.00
25" x 16" CMP 3,380.00
Ory TAells 8,000.00
Wier Overlow 250.00
Excavati~~n included in ---
roadwork
Rip-rap 500.00
Item Cost Total Cost
$55,475.00
or
$48,757.00
$40,175.00
$20,975.00
PITKIN RESERVE IMPROVEMENT SCHEDULE
Item Item Cost
Private Drive
Asphalt $ 24,300.00
Base Course 20,440.00
Excavation 50,830.00
Fill 30,620.00
Electrical
Relocation of existing lines $ 59,700.00
Natural Gas Line
2" Main $ 12,250.00
3/4" Service Connections 2,100.00
Total Cost
$131,190.00
$59,700.00
$14,350.00
PITKIN RESERVE IMPROVEMENT SCHEDULE
ITEM COST
Revegetation Along Roadway
(1,325' x 30' wide = 39,750 sq. ft.)
Soil Preparation (.23/sq.ft.) $9,142.50
Fine Grading ($.0225/sq.ft.) 894.40
Hydroseeding ($.04/sq.ft.) 1,590.00
Slope Stabilization ($1.03/sq.ft. 4,539.17
Irrigation ($.22/sq.ft.) 8,745.00
Landscanina of Individual Units
Native Landscape
Soil Preparation $25,372.50
Fine Grading 2,496.60
Hydroseeding 4,438.00
Slope Stabilization 6,833.83
Plant Material 18,086.00
Irrigation 24,412.00
i~7anicured Landscape
Soil Preparation $ 7,609.00
(.23/sq.ft.)
Fine Gra:iing (.0225/sq.ft.) 1,986.00
Sod (.35/sq.ft.) 5,793.00
Lr~igation ($1.09/sq.ft.) 18,041.00
Plant P9at~rial (12,175) 73,050.00
TOTAL COST
$24,921.07
$187,718.00
PITKIN RESERVE IMPROVEMENT SCHEDULE
TOTAL COSTS OF ALL IMPROVEMENTS
Utility Improvements
Alternative #1 $315,125.00
or or
Alternative #2 $308,225.00
Revegetation Along Roadway $ 24,921.00
($18.80/linear foot of roadway)
Landscaping of individual units $187,718.00
($15,643/unit)
TOTAL: ALTERNATIVE #1 $527,764.00
ALTERNATIVE #2 $520,864.00
DEVELOPMENT AND CONSTRUCTION SCHEDULE
PHASE 1 April 15,_1982 - November 15, 1982
.PHASE 2 (if necessary) April 15, 1983 - November 15, 1983
While it is Pitkin Ltd.'s intention to build the entire
program in phase 1, the phasing and timing of the construction of
these residences will depend upon market conditions. This schedule
is contingent upon:
1. Timely approval of the Final Plat.
2. Completion in an exeditious manner of the
bidding, contractor selection, and implementation
'" phases to meet the dated indicated.
3. Confirmation of the construction schedule
by the selected contractors.
4. Availability of the required labor and
_, materials during each phase.
5. Sale of residences at a rate that would
permit the phasing suggested above.
The completion of the site improvemenst (utilities and
landscaping) will be coordinated with the residential development
°' in each phase.
;.
.,
OWNERSHIP AND DEVELOPMENT TEAM
1. OWNER
Pitkin Ltd., a Colorado partnership
P.O. Box 3004
Aspen, CO 81612
2. PROJECT MANAGER
Michael Lipkin
612 West Main Street
Aspen, CO 81611
__ (303) 915-5689
3. ARCHITECTS
Lipkin, Averitt & Barclay, Design Partnership
P.O. Box 3004
_, Aspen, CO 81612
(303) 925-5689
4. ATTORNEYS
Oates, Hughes & Knezevich, P.C.
,,, 600 E. Hopkins, Suite 200
Aspen, CO 81611
- (303) 920-1700
M' S. DEVELOPMENT CONSULTANTS
Interwest Inc.
710 East Durant Street
Aspen, CO 81611
(303) 925-2772
6. LANDSCAPE CONSULTANTS
Design Workshop, Inc.
415 South Spring Street
Aspen, CO 81611
`~ (303) 925-8354
7. CIVIL ENGINEERS
v_ Eldorado Engineering Co.
823 Blake Avenue, P.O. Box 669
Glenwood Springs, CO 81602
TM (303) 945-8596
8. SOLAR CONSULTANTS
Solar Pathways Associates
3710 Highway 82
Glenwood Springs, CO 81601
(303) 945-6503
9. STRUCTURAL ENGINEERS
Coe, Van Loo & Jaschke Engineering, Inc.
730 West Hampden Avenue, Suite 300
Englewood, CO 80010
10. SOILS ENGINEERS
Lincoln DeVOre
1000 West Fillmore St.
Colorado Springs, CO 80907
11. SURVEY-0RS
Alpine Surveys
414 North Mill St.
Aspen, CO 81611
(303) 925-2688
I
ROCKY MOUNTAIN NATURAL GAS COMPANY, /NC.
V.O. BOx 2059 ASPEN. COLORADO 81611 (JO J) 92~i_2J23
June 2, 1981
r~
Interwest Development
710 E. Durant
Aspen, Colo. 81611
Attention: Rick Ferrell
Rick;
I have been instructed to send you information about the availibility of
natural gas to your new project "Pitkin P.eserve".
Ile have a 2" in[erniediate pressure line across the road "IJilloughby Way"
to the north that we can, and would like to serve your new project.
If you need the particulars please contact me at Rocky Mountain Natural
Gas.
Sincerely yours,
. Y.
~~i. ~~
!`~ }
Willard C. Cla pur
I -~
District Manager
Rocky ountain Natural Gas
IdCC/hs
~1
__~
- - ---
Ca-NYON CABLE T.V.
BOx 347 .]SPE N,COLO~4~0 l7t6tt 925-n39fl
July 31, 1981
Michael Lipkin
612 W. Main St.
i Aspen, Co. 81611
Dear Mr. Lipkin:
J Per your request, this letter is to verify the
l fact that I see no problem at this time, in servicing
the Pitkin Reserve site, on i,Tilloughby [,lay, with cable
television and HBO.
Sincerely,
Canvon Cable TV
Lynn McMahan
Chief ?;n~ineer
LM/dd
-~-- - -~-CO LlJMQl.4 UOLtV/S/ON.~c.
`'-~'` ~J
Pr'ike I,i.~kin
Box 3004
Aspen, CG. ti161.1
"•1ountain Bela
P.O. °ox 22G
Clenwoc~ Springs, CO.
Dear i=:r. Li :ir.,
In reS~GnSe tC ;j vu1" reClue ;~ ?^EL, 1 alriE; tt~'18 pr G~'.':31Gn
of telephone ser~•ricc fcr .°iti;i;i P.eser-~e Surdiv?sion.
T.~1P. Y.r.Oi~e ScYV_^°. V:;1~ fe D:~'0'v 3C~£Cj ~f ~ ^.U tl~c _'. i9 =2ii.
! '1 __
n rf c. :.: ice'.-..~~"
~'~ HOLY CROSS ELEC"I~RIC ASSOCIATION, I NC.
AREA CODE
1701 GRAND AVENUE 307
~~ P. O. DRA\\'ER 250 945 - 5491
GLEN\VOOD SF RING S, COLORADO 81601 945-6056
~r
June 11, 1981
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
RE: Pitkin Reserve
Gentlemen:
Holy Cross Electric has existing overhead and underground power
lines through the Pitkin Reserve Development and is capable of
serving the development.
Holy Cross is requesting that a twenty (20) foot wide easement
dedication for the existing power lines be indicated with course
and distance description on the final plat.
Additional power line extensions and/or relocation of existing
power lines, if required, are subject to the tariffs, rules and
regulations of Holy Cross Electric Association, Inc. and are
dependent upon the completion of contractual arrangements and
easements.
If you have any questions or comments, please contact me.
Sincerely,
HOLY OSS LECT~ ASS TION, INC.
Jeffrey A. ranke,
Staking Engineer
JAc:lsz
cc:Job81-9192:90-52:Pitkin Reserve
~~ CITY OF ASPEN
130 south galena street
aspen, Colorado 81611
August 6, 1981
' - Michael Lipkin
Architect/Developer
`~ Pitkin Reserve
„, Box 3004
Aspen, CO 81612
Re: Pitkin Reserve Water Main Extension-Loop
~, Dear Michael:
This letter is to confirm our previous discussions of July 29, 1981 during a
meeting between City officials and yourself regarding [he City's position
concerning water supply for Pitkin Reserve development. Based on the ground
rules laid down at this meeting, the Aspen Water Department supports your
application under the GMP process and states that water would be available
in sufficient quantities to supply this development, predicated upon the
construction of said water line, main extension and loop.
It is my understanding and opinion that the main must be looped to provide
reliability of service and that without this loop, reliability could not be
maintained. The City recognizes, however, that this looping would be mutually
advantageous to the City and [he Developer and it is for this reason the City
supports the proposed development.
' Sincerely,
J m Pfarkalunas, Director
_ Aspen Water Department
... cc: Jay Hammond-City Engineering Department
Rich Cassens-Rea, Cassens b Associates, 3900 S. Federal Blvd., Suite 200,
Englewood, CO 80110
F a
r ,111 .`,". 3{ °. ~_`(~~"
i
r•9;~:i`70f;A1~~DNt1
To: Paul Taddane, Ciiy /~ttorncy
City rn~'iin'E'Y'i ng t/~'pi:trtfl'C!l i'.
~lti~ Oi F;S{Jen ~';a'tl: i' (}f flat"{;:;1°nf,;
.r_p!t •"'^,'~,; ~=mi;:utien Dr.stri"ct;
flol~n~cr,zn hell
Holy Cross Electric
Fire hiar°shalj6uiidiny Uepartr.~ent
Aspen School District
Rocky Mountain Natural Gas
Pat Ucbie, Cou;~ty Engineer
FROi~ir Alan Richman, Planning Office
RE: pitl:in Reserve Preliminary PUD and Subdi,viaio;r
U,4TE: August 10, 1931
The a.i.tached application,submtted by Aspen Mountain Park, is the Pitkin Reserve
P}eliroinary PUi; and Subdivision subm'i'ssion, This application is also a request
for SPr`1,/R-30 rezoning. This item is scheduled for the September 8, 1981 Aspen
i'ianning and Zon"ny Com~"~ission meeting; therefore, it is necessary to have
coiaments bad: from you no later than Friday, August 28.
Thank you for your a.ssistar.ce.
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FR04;: Ai~rn Richman, Planning Cff icc
RE: Pithi.n P,eserve. Preliminary PUI) and Subdi;viaian
DATE: ^uSust 10, 19fi1
The attached application,submiated by P,spen i~taunto.in Pa.rk> is the rPitkin Rese~'~.~e
Preliru~ina!~y PUG and Suhd~i}~ision submissieno This applice.tion is vise a request
er SPA/F;-30 rezonny, This item is sched~_iled for the September II, 14 ^;spen
Planning and Zaning Cent?nission m2etiny; therel'are, it is nascessary to ha4~
caran~nts bark rrom you no later than }`riday_, Augusi. ?B.
Thant: you fur your assistance.
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PUBLIC NOTICE
RE: Pitkin Reserve Preliminary Plat Subdivision/ SPA
NOTICE IS HEREBY GIVEN that a public hearing will be held before the
Aspen Planning and Zoning Commission on Tuesday, September 8, 1981 at a meeting
to begin at 5:00 P.M. in the City Council Chambers, City Hall, 130 S. Galena,
to consider the preliminary plat application submitted for Pitkin Reserve which
proposes to construct twelve free market units and one caretaker unit along
Willoughby Way. This site is proposed to be annexed into the City of Aspen as
an SPA to be rezoned to R-30. For further information, contact the Planning
Office, 130 S. Galena, Aspen, 925-2020, ext. 224.
s Olof Hedstrom
airman, spen arming an Zoning Commission
Published in the Aspen Times on August 13, 1981
City of Aspen Account
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MAP PACKAGE
Plat and Vicinity Map
Context Map (1" = 100')
Illustrative Site Plan of Development Areas (1" = 50')
Site Plan of Development Area (1" = 20')
Proposd Utility Layout
Proposed Drainage Plan
`4
April 1, 1981
TO: Jack Jackson
FROM: Rick Ferrell
., ,
~ ~~~
,,
AAR 1 1981 ,.
ASPEN / PITf(iN CO.
PLANNING OfftCE
SUBJECT: Pitkin Reserve Conceptual Plan Issues
1. Density and Lot Size
We have calculated the "micro" density of the "side hill"
developable area of the Pitkin Reserve project using a
planimeter to determine acreage. The area is approximately
6.5 acres. Thus, the six duplex units consisting of 12
dwel]ing units results in a density of:
12 dwelling units = 1.85 du/acre
6.5 acres
or
23,595 sq. ft./du
The 1.85 du/acre density is the average density of the 12
units over the 6.5 acre tract. Each duplex unit will have
a small specific fee lot varying in size from 6,000 sq. ft.
to 10,000 sq. ft. Please find a table attached showing the
small lot sizes (lots numbered west to east). The fee lots
make up 35~ of the site area leaving 65~ to be owned in
common .
2. Common area and lot ownership
The 6.5 acres is that portion of the 20.0 acie ownership
that will be .retained and owned by the residents of the
six duplexes.. Each duplex unit (east or west half) will
have its own lot and be owned separately with a common
wall agreement determining the ownership at the wall
connection. Each small lot will be a fee lot that "floats"
in a common area, and each lot will be owned by the unit
owner. Therefore, each unit awner will own their lot
under and adjacent to their unit, plus they will own a
1/12 interest in entire common areas.
The common area will be maintained by the HomPOwners
Association along with the maintenance of the sauna/hot
tub/amenity building and caretaker/storage facility.
f°.
Page Two
3. Land to be Deeded to County
P11 river front lands are by prior agreement to be deeded
to Pi:tkin County. These lands are restricted to "park
and open space" uses. Copies of the agreement with the
County have been provided.
4. Amenity Building and Caretaker Facility
The plan will include an amenity structure to be located
on the toe of the slope below the homes and will contain
a sauna, steamroom and hot tub.
A caretaker facility is envisioned. It will contain a
studio apartment that is deed restricted to employee use
and rent controlled according to City guidelines. It will
have a one car garage and a storage area approximately
the size of another single care garage attached.
Michael Lipkin is adding these to the site plan drawing
and will provide copies to the planning office by Friday,
April 3, 1981.
,-.
.,
3/31/81
p.c.c.
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PttY.in Reserve (total developable area = 6.49 ac)
Lot # Total Sq. ft. b of acre
1 6,000 .1378
2 7,500 .1722
3 8,500 .1952
4 9,000 .2066
5 9,500 .2131
6 10,000 .2296
7 9,500 .2182
8 9,500 .2182
9 9,000 .2066
10 7,000 .1607
11 6,500 .1497_
12 7,000 .1607
Total area 99,000 2.27 ac./ 6.49 ac
.35 of total area
July 13, 1981
Aspen City Council
203 S. Galena Street
Aspen, Colorado 81611
P.e: Aspen Mountain Park
Dear Councilmembers:
As you know, over the past several months we have been
engaged in implementing through the City land use approval pro-
cess the terms of the Settlement Agreement of last fall by and
among the Smuggler Trailer Park Homeowners' Association, the City
of Aspen and Aspen Mountain Park Partnership. During this period,
we have continually readjusted our plans in an effort to accommo-
date to a greater degree than was envisioned in the negotiated
terms of the Settlement Agreement certain desires of the park
tenants and of your planning staff.
One example of this is the scope of park improvements
now contemplated, which goes well beyond the provisions of
paragraph 1 of the Agreement. As we explained to you last month
during the hearing on our Conceptual Submission, we have already
expended considerable sums in the planning and engineering of
these improvements in reliance upon the Settlement Agreement.
However, an unfortunate but inescapable result of our expanding
the scope of improvements beyond that contemplated by the Agree-
ment is that until we have received site specific (i.e., preliminary
plat) approval, actual physical installation of the improvements
cannot begin since they are dependant upon the site planning process.
Another example of our acceding to a change in the terms
of the Settlement Agreement at the behest of City staff or the
tenants has been our agreement to reduce the number of new trailers
that were to be added to the park under paragraph 5 of the Agreement.
This, of course, was a concession that we agreed to in order to make
the lots in the park more uniform in size. It is conceivable that
further reductions in the number of new trailers may be requested o£
us as new concerns and objectives of the tenants and your staff surface.
The point of this letter is to advise you that we wish to
continue to implement the Settlement Agreement according to its precise
terms or to continue to try to implement adjustments that your staff
Aspen City Council
July 13, 1981
Page Two
may advise. However, we must and will assume that, unless we other-
wise hear from you, any such adjustments that may be conceded by us
during the approval process will not in any way affect the remaining
provisions of the Agreement such as the number of free market units
to which we are entitled= the price at which we are entitled to offer
the new mobile/modular homes for sale; or, in the event that the best
efforts of all fail to produce a means by which the park can be sold
to the tenants, our right to proceed .with our free market developments
upon the conversion of the trailer park to a controlled rental park.
Should you have any questions concerning the foregoing, please
call us. Thank you for your consideration.
Sincerely,
ASPEN MOUNTAIN PARK
' •-
J
cc: Brooke Peterson
Smuggler Park Homeowners' Association
3.-.
~,
MEMORANDUM
T0: Alan Richman, Planning Depaxtment~/
i H
FROM: Jay Hammond, Engineering Department -~
DATE: August 31, 1981
RE: Pitkin Reserve Preliminary Plat
Having reviewed for Preliminary PUD and Subdivision, and made
a site inspection, the Engineering Department has the following
comments:
A. Plat
The preliminary plat should be amended to include
the following prior to submission of the Final Plat:
1. An index sheet on the plat.
2. Date of preparation.
3. Surveyors certificate, signature and seal.
B. Utilities
The plat as submitted shows a dead-end water main
that is not in compliance with the loop system
agreed upon in a meeting at this office on July 29,
1981.
C. PUD
It should be noted that, although the site plan
involves a balanced cut/fill, significant retaining
walls and slope accomodating building design the
grading required will require extensive disturbance
to the site.
JH/co
CI
MEMORANDUM
DATE: August 25, 1981
TO: Planning Office~
FROM: Paul Taddune \ ~`
RE: Pitkin Reserve Application
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611
1. I have reviewed the Pitkin Reserve Subdivision Application
and have the following comments:
I. As a PUD, the application must meet the following require-
ments of Article VIII, Chapter 24 of the Municipal Code:
(a) I assume the PUD -area constitutes an area of at least
27,000 square feet as required by Section 24-8.5.
(b) I assume that this particular application has received
conceptual approval.
(c) Before Council accepts final plat, the applicant must
enter into a PUD/Subdivision agreement as required by
Section 2U-16, regarding the construction of improve-
ments and binding of the real property to those condi-
tions imposed on the final development plan.
(d) As part of the final plan, City Council may require a
landscaping improvements agreement within the require-
ments of Section 24-8.16.
(e) The applicant shall submit an open space and common
facilities maintenance agreement meeting the require-
ments of Section 24-8.19.
(f) In accordance with the requirements of Section 24-8.19
the PUD plan shall include a development schedule indi-
cating the date construction of the PUD, and/or phases
of the same, will be begun and completed, including the
sequence of construction and the phasing of construc-
tion of public improvement and recreational, park and
common space areas. The development schedule contained
Memo to Planning Office
August 25, 1981
Page Two
on Paye 8 of the application, in my opinion, is insuf-
ficient. Specificity is important since adherence to a
specific construction schedule is contemplated in Sec-
tion 24-8.20.
2. As a subdivision, the property will be subject to the park
dedication requirements of Section 20-18.
3. Pursuant to C.R.S. 31-12-115 rezoning and subdivision of land
to be annexed may not be timely until a resolution finding
the annexation ordinance to be in substantial compliance with
annexation statutes. In any event, the ordinance or resolu-
tion accepting the proposed subdivision or rezoning shall not
be passed on final reading until the annexation ordinance is
passed on second reading.
PJT:mc
ASPEN WATER DEPARTMENT
MEMORANDUM
y!. .~.i.`.'' ~ ! i I
~!~ ~~1981 ~'
~-~ --- _.
~ ASPEN / PITKIN CU.
PLANNING OfftCE
T0: ALAN RICHMAN-PLANNING
FROM: JIM MARKALUNAS
SUBJECT: PITKIN RESERVE PRELIMINARY PUD AND SUBDIVISION
DATE: AUGUST 17, 1981
We have reviewed the application and at this time can only refer you to our
letter of August 6th, which is included in the application and the attached
minutes of a meeting between City of Aspen staff and Pitkin Reserve on July 29,
1981.
The City of Aspen's position in this application is that a looped distribution
system interconnected between the 16' transmission main across from the property
on a N/S axis and the distribution system located in Black Birch/Red Butte sub-
divisions must be constructed in order to provide reliability of service. This
is in accordance with out established policies for new developments. The attached
preliminary subdivision plats do not show this will be the arrangement. We are
assuming at this time that the developer contemplates looping the system in
accordance with our discussions of July 29th.
Again, as stated in the August 6th letter, the City of Aspen Water Department would
support the application, if said looping is agreed to by the developer. The
Water Department could not recommend approval of this project without such
loop.
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ASPENP~PIT@CIN
ENVIRONIiOiENTAL ~-OEALT~-i ®EPARTIlIfENT
September 16, 1981
Michael Lipkin
Lipkin, Averitt & Barclay
Design Partnership
Box 3004
Aspen, Colorado °81612
Re: Pitkin Reserve Subdivision
Dear Mr. Lipkin:
I have reviewed your proposals regarding impacts of the Pitkin Reserve
Subdivision and have the following comments.
Air Pollution
If the house designs do result in a 65-80% savings in heat requirements,
both regional and local air pollution impacts will be' lessened. Locally,
the proposed efficiency, if achieved, should result in less fireplace use
and less cdncomitant air pollution than if conventional designs were used.
I assume that only. one (1) fireplace will be present per unit, in
accordance with County Regulations. You are proposing to,meet the
County's requirements with glass doors, outside air intakes, and
heatolator units. County regulations also require that "all fireplaces
shall be constructed such that their operation will increase heat energy
supplied to the living area in quantities greater than that lost through
air exchange during combustion."
Additional traffic will cause a very small increase in air pollution
in the Aspen area.
Finally, this office is very interested in the subject of electrostatic
precipitators for use in home fireplaces. We would appreciate learning
anything you find out about their availability, characteristics and cost.
Water Supply and Sewer Service
The facilities must meet the minimum requirements of the City of
Aspen Water Department and of the Aspen Sanitation District.
930 )'south Galena Street Rapen, Colorado t39f399. 303/925-200
~,
~r
September 16, 1981
Page 2
Pitkin Reserve Subdivision
Noise
Noise impacts will be minimal except during construction, at which
time the builders will meet the requirements of Aspens noise ordinance.
Site Drainage
Each duplex site should be graded so that surface and roof run-off
drains to an area containing a dry well for each duplex.
Sincerely,
c • CfL4.d.~vl.
Lee E. Cassin
Environmental Health Officer
LEC/co
cc: Sunny Vann
~... ~,'
Lipkin, Averitt & Barclay
Design Partnership
Box 3004
Aspen, CO. 8161 I
Phone:303-925-5689
September 15, 1981
Mr. Tom Dunlop
Director of Environmental Health
City of Aspen
130 S. Galena Street
Aspen, Colorado 81611
Dear Mr'. Dunlop:
Our Preliminary Plat submission for Pitkin Reserve,
a six duplex subdivision in Pitkin Green, is currently being
reviewed by the Aspen Planning & Zoning Commission. The re-
view of this application was begun on September 8th, and due to
the amount of public input, was tabled for continued discussion
to September 22nd. Our Preliminary Plat submission addresses
the issues of sewage, water, drainage and all other utilities
as is required in this process. However, certain other aspects
of environmental impact were not addressed as they are not re-
quired as part of that process unless specifically requested by
either the Planning Office of the Planning & Zoniryg Commission.
While we have not received a formal request for an analysis of
this impact, the issues of traffic, air pollution and noise
were raised by some of the neighbors, and I feel that during
our planning process, we have addressed these. I would be in-
terested in your response to our proposals and any further re-
commendations you might have.
Sewage, water and drainage have been addressed by
Brian Duff of E1 Dorado Engineering, and his statement on these
utilities from our Preliminary Submission i5 attached.
Noise. Due to the residential nature of this project,
we do not feel there will be a significant amount of noise gen-
eration and we do not feel that it has any negative impact on
the existing uses in the immediate area. During construction
we will, of course, comply with the Aspen standards for the time
during which construction takes place and the actual volume of
noise generated by the machinery during the construction process.
Traffic. Skrotzki Associates. has done an analysis of
the traffic impact that will be generated by Pitkin Reserve.
Their complete study is enclosed and their conclusions are as
follows:
. ~•,, ~~
Mr. Tom Dunlop
September 15, 1981
Page Two
"The increase in traffic will not be noticed
by either residents or drivers on Willoughby
Way, there will be no noticeable impact on
the intersection of Willoughby Way and Red
Mountain, there will be no noticeable impacts
on the intersection of Red Mountain Road and
Gibson Avenue, and there will be no notice-
able changes on the operation of the access
to the post office."
In addition, the proximity of this site to downtown Aspen, under
two miles, will have far less traffic impact than development of
some of the more outlying areas of the Aspen metropolitan district.
This site also has convenient pedestrian and bicycle access via
the Rio Grande bike and jogging trail.
'Air Pollution. Once again, the proximity to town of
this development will minimize the air pollution generated by the
automobile. Our design which takes advantage of the ideal solar
exposure of this site, as well as the imbedding of each building
into the side of the hill, will result in an energy requirement
for heating somewhere in the neighborhood of 20-358 of that of a
conventionally designed and sited house in the Aspen area. What
this means on a regional basis is that these houses will be de-
manding far less energy from central_power plants, such as those
in Glenwood Springs and Glenwood Canyon, that currently serve the
Aspen area. And for every btu saved in consumption, there is a
3 btu savings at the power plant generating that energy due to
the inefficiency of combusion and transmission of energy. This
means less coal or oil burned at these power plants, which sig-
nificantly affects the regional air pollution impact. While we
are proposing fireplaces for these houses, they will include
glass doors, outside air intakes, heatilator units so that their
heating efficiency will be as high as possible. In addition, we
are researching the possibilities of using electrostatic precipi-
tators in these fireplaces to virtually eliminate by pollutants
going out the chimney.
I would appreciate your prompt response to our inten-
tions as well as any additional recommendations as i feel it is
important that these issues be addressed at the September 22
meeting of the Aspen Planning & Zoning Commission.
/"O s
\./ /
Mr. Tom Dunlop
September 15, 1981
Page Three
Thank you for your consideration.
Sincerely,
LIPKIN, AVERITT & BARCLAY
DESIGN PARTNERSHIP
By
ML/caa
cc: Alan Richmond
Jay Hammond
Pat Dobie
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PITKItJ RESERVE UTILITY INFORMATION
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General: It is the intent of the proposed development to comply with
a~applicable utility regulations and construction standards. The
utilities vvill have the necessary easements for operation, maintenance
and repair of the specific utility. !Jttere possible location of the
utilities will allow them to be served by one easement.
Mater: The plan calls for ttre water to be served by the city of Aspen.
Ser ce would be supplied by a new 8" line tied into the existing 16"
ductile iron line running through the property. From this tie-in,
the line would be extended to the 14est :with a small service line
running to ttte East. The projected fire flow should be less than
2000 gpm for the combined concrete/trood construction. Projected
usage was figured on 's.5 people/unit, 100 gpcd and an allowance for
irrigation.
Se~wa~ce: The intent is to connect the project onto Aspen Sanita*_`on
District system for both collection and treatrient. It is intended
to serve the development by gravity sewer. To achieve this, taro
tie-ins to existing manholes would be done. The tie: ins v+ould be
done on the Valley Interceptor running t~~rough the property. The
flov+ was computed at 3.5 people/unit and 100 gpcd, giving a floc:
of 4800 gpd. .
Drainage: Tire ptroposal as iaid out ~•rill increase the amount and rate
of rainage because of the increased arwunt of imprevious area. To
reduce these effects and ccmply with the "UREA') RUNOFF tiA'1AGEitEtlT PLA:`1",
a detention pond and seenag^ pits are proposed to equalize tt~e projected
100 hr./24 fir. storm. These detention facili*_ies a+ould allov: the 100
yr./24 hr. historic peal: discarge to seep int6""fhe subsurface. Yet
the developed peat; discharge a:ould be detained and released after the
storm masses on. Throurh the various detention schemes approximately
?8,000 oallons ~•:nuld !:e stored temporarily ::bile allo;vinn the lOC yr./
24 hr. liistorir_ ficw to seep into the nround.
Other (!tilities: T~lephcrte at:d e]ectric service ;vill be provided lt,
e ~Iot~untain Stat^s T•~leF~:;ane = ;elegran;; (antoany and Noly Cross (iactric
ASSOC1at10n rCSDBCtiV011'. ilnlt5 In Pit{an reserve l:'71i reCelVe Qa5
service from .ock~~ ;;ountain ;latr:ral Gas Cot~;,any if it is decided to
include oas in tiro units.
Respecnt-full y sut,,mi tted,
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Bryan Ouff, P._
Colo. 15421
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~t"'wt 'y ~ ! 4f ~ l l ~,
~-'~` iu'S$~; V§§~J`';`II <a y~. ~ - .~ 'ss~ i(`~~ `~~r r ~ .fin ~ -.~ t q , `r ~~i'"~j
~ ~>" s 9 rts ~` JP' ~ ~4 a ~,ey`~~~. ~`~ yy~ h K Q}~ 7 '* ,i w'* t~. +* t ~ ~'py yy< , ~ f„'yy!
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->f~+~~ ~• tT.. EX CU~IYFi SUMMARI~~'~`r ,„` 't~ ~ '4t , ., .
F
'~..~',la` ~° I s ~ ~.•,~A ~~Fy~~g'.~2 5 C ,'~. i> t r i c ;G- a~` S ~ }'e~ ~~ ~'~ r~
. °.:.'•t'r ,7, ,..:: ~ ~'-~i.. ^tip1 u~SY > s •4 ~ + s z ~, 1 ~' i Ll J1 .> ?S"SLY.v _<s. Yi w: .:~
~'~' ° ° ~ ~ $yyyMountai>'f Ro
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S' ha§ analyzed the Willoughby,Way~a
tx a .
11 Street corridor for impact~.,dud~l
> >I ~ht A f ~! ,,.~ it
Z
serve;deyelopment of 12 t~iree bedro
und, that as a result of this deyel.
y :~ rf ~-
...s ~^'' ~ a ^~ F,}'b
Mgt ~: . ~ ~ ` r ~ i~ a 'r'w"
.,
~,~ .r., ~'?.~ ter' +, : ' ~ ~r ~, y' xr ! 7t ~i`~,kupk~~~ :`-k ,*.?
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residents
tt . peak u:
because` :even at this
,
6~'of
itl
~ Way will operate at less than
, X ~ ~
y
! F .y~ ~ S .~5 ~~~~..
L be no noticeable "impacts--on the intersl
rs '3=
d
d
~hby way and ~ ,~
Mountain Roa
,Re
t r : i a„y ,
; _ a ,., ,1= ~._- ~ .yt
iol
ecz
ll be no noticeable impacts on the inter
wa
,
.
~ ;c ~ '
~~.+ ~F ~ j ~ L
~ • ~ n p 0" fir( ,
{Sti ~ 'Y• q^~t~5
f
x
d Mountain Road and !
1. - .~
Gibson Avenue b~ ~ ~,~
S i
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ation
ceabl:e changes in the ope
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e acce s td the Pos t Office '; 1
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$'
SS)ONAL GROUP, DEDICATED TO E s
FFECTIVE, ECONOMICAL HIGHWAY SAFETY _'; ~ vr''s~
oYsafety improvement plans, traffie control devices and dnving aids tnfffe iafetYa s; 5,.;;„ • ~ .s3~'
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The Aspen M~
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ASSOCIATES`;t0 pry
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-. The Pitkin: Reserve
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,
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one 'caretaker "uni
~
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in Pitkin Green ~^
`to this developme~
Y ~ i.,~.~`~~ s ;~..•
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traff
the prese
nt
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n
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level
the present
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All the available
Pitkin County Eng.
~d. C ~Y~~~~ v?.Y
l
`
the ;
locating al
y
~
y
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~
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. 1.. _ ~ .m~$.a3
From these .data w~
rs
~ r
trips per day tha
Due to ,trine ,.GOnst.
,
_ x"
S
,
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r :~
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~~26 acre parcel°ad~oinin Wiyilloughby Ways ~4M„~~,
~.`a._.: •,. e~.I. lx =~-~' .1 s ~Gi A$ ~ '~~Y~ r8~_..... * ;.~. L3 tii R
.;~
etermine the likely impact on traffic due -^
d :• { # ~=:; r 'i ~'"'> iaK t,, rv f:"~a'JeJr f4,( as +{.,~ ~ °}~ .~, r :.J.
KROTZKI ASSOCrATES ~ first determined what. ` ~'~;'
r.. ,..ems .5~ 4:' ~' r ^".: y~ #Y ...~ 4 s .yy ... -.
in `this corridor that is~ what traffic t•~•,
~' ° '~i 1 > .+-*~!rqq C~ f tne%- Y fY~ i,r w `") ~, '~` ~+. } ,~r~. ,~ F ` ^ 'ra, 5
° ~`'~~'r.~ fs ~ i-i a ^' ~c f at '? 7` ¢ ~ V '-?ta < >w f s~~' ..d
evelopment` generates. ~~ r~ i~qr -~ s ; ? ~a + -~ ` f
.N~s N' n
~, Y` ` 1 ts1 ng'fE~~4 ~~'f 'v~~,r' " i `tea c~i~ A' ~"9 'm •. a ~ei~,
RENT SITUAT~O~V ~q~~~"~~*}~~* Yg ~,~,~ ~r~*~~~'•~~~"1~~t~+~,.i
+ >)' ~ ;.
"^Pr . 4y ~
,~ ~ ~ '. ~ ~ -,_ ..- .t R.
fic datafrom the City',of~Asp'en and the i'A
ing Departments and information to„•allow~,~
aa _ ; . , .:F~} .-
~.'`~ ~ i i5d A 1 F.V R3~1!"3'...~-J .}~". :+X :a6Y~ '. .iyr" ~' fa..
S7 in the Red Mountain Area was gathered t31,' '
e able to, `determine the 'numlie~ of vehicle ~ -
t k S
'genera((~~ted by a "hou~-se' i this region -~
{ ~•~"..~'t.'"3 ~~.~- TA~R~yd'.':3'`~,y~`Ttr+ ~51.'r!'S.r .lrr ~ x ~~~.:.~ 1~~,~ ~ Yi
~. we'were ~ forced toyH. 4§luTTmp all' dwelling W ;'} s,'s:
~~~R"' ~ h>.442.M1 ~~4s l:S "949Y~f °. n_;{ F i •`ydy ~.
i ~~ s {~ r ~, Fa 1 " 1 d r : '.~„rpgari i6°"'4". ,~'~ R ^"
f fi S t k k a ~Y ate...
,p ~ ~ r z n~ `' r '~~,~'Y Fx ~ ~..i. ~'~i:3 ~ a s a 4kd
{
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oL ~
v.. ~ .
- _ ~. ~.„F
• ' ` ,E
,. . },
' .ye'p' ~ _ r. : ~~
_ e r / - _ _ • units together as "houses", .Clearly sme of~ these existing ar,;i~
i a 1> y, e c W7 ~'i' ~'' f~. j 6 y i ~'
"houses"will tie smaller; than the units proposedt ~ Pitk~n,~~;~ . ;~ s , t ~y~
_ n J '... n d s • e i "_ ..
f a~~ a:~X,6~a"~~~ ~`~b ~ '~'~ ~+^(x ~~ 6~ ~j~ tzN~~~e'ft'a f~;, x. -~,~~r'r .. •x
~' Reserve and some will~e~ lar erg <~ tea ~,~
i ~ 1 e~ w ~~ ~i ~ •°~.•~ c` ~}, '6 a~°",• ~ nay }y is y•sr ~a~ ~ i' ?" rQ a * c
.:c Y , ,A°`,* ~n,.~#g#~ ~ nr~r.'R~ aq'. ~,J~~~''.c`. `~3r , c.,. `""k"' ;-'~fl- 'k~•°a, a ~o- ~~,y ~,~ #~ .,~'."^•;
a c Y^' 'w r~.:. +r Vii' ~a ~v ~~t 4 F ~.` d '~.r"~ A' r!. ~r~~"(v ,p
The available' traffic counts a;e, from both the sumtne~ and; th~r s~: s
x y t+ a ?,'„•' .;,J ~'~. •. r+°r' Y ~•:~ ~ '~ ~~ ~` A~ 4 :y tS~t~ Alm •rr. ') ~ ar }'.a~~ ~.aYXl `R~ ec ~' ;fty
`winteri~"high=sea ons" in Aspen, ~The average daily;"traffic ;r. ~°` ~
r v ~t't _& ~ ,._' , .~ ~ 3 s = / 3£^ ~:;Y h P d~' tp~ r r .f
«.;
counts°~from the two'> times of the year ~are''$urpris~ng..AAlyFclose ~,; ~, x< '~``
t .. > tw' .~~`> ~ +../„v '~v...t-,~ µ ~ s'.:'f ~ a(+'.~ {a. ' ~.P;;, x~t C ~-.'~~~h~F! >_~. ~.`~ ~°r `r{, ""s a~ .~,'Fkad
'~ While the traffic counts may be close in summer and#winj-erJ t~~ f ";~~ ;~a
:'t t f' .; :~. i o- ti. A ~s.. C ~. yrg ;., iy ~A t, .,•Ftr Ys~
a, ,.`, ~.:.. F/ ~.+~~,• > r r r'',;Y • P : ` ... ~ .. 9 ...; -. i`i V ~ _ °.,~ ~lS't i 'C f;~ ~ ~J ~ ~'S'
the difficulty in traveling up Red Mountain°Road north of '~ ~~A "-
~t , „ ~ ,
e : -u}#l~,~ }fY r ^S. ~3~a $k d, e~°.i _~ A .' r •. :_ ~° t~ t _'.Y y ~c~:~~~.Jfq` ~. ~ t ~' ~, ,~~ b#v
.the Willoughby Wad intersection is drastically different~~ This' °'-.
.: r t s, -_, r ~, ~ ~ 3 a~+~,, o~+- ~,yt«.v i~ r"~'t~ ~i ~rt~w,`+ .G +c.Y~ c ~ ~°:~~ ~' &~~°u-~•-Y ~ - -'t
,. • { W '~'~ a ~Y i:~}~ i~ S r s. tF rv Z"rt.~+ ~ y~.4~ • '° .a.Y"' 4's ~% f -g Q
is due to the~178rade and snow conditions :r The PS~t~in-Reserve '* s~;e
.. '- ~ X._v \ ~g > [ y rfi` ,~t2,Y a qF~, i~~ rr;..:" € + °:. ~7
~ ;'._~ `. --~,. F t~`~a,~~. 'Y.~~P $''j.Y ir'}`a~f~'~~°r~"' ~r°s~',M s.r`'Y.k ~^91 .G-." y:4~ R..
development will have no _effect on xthis~Tsituation lt~~,~?'~a,k'' y~,~5r, .r'%'._
4 J4 ~ /f.l ~F1 ~ I !r.
t TRIP,GENERATION BY HOUSE ~ ,, x }
~ •: v v
Map 1 shows the number of vehicles per day at eaoh~counting ~~ ~.~• t'a.
::x % ,~ -. h.I. t~B ~,a .'~ •~ ~a '~' •~~ 3~,r ...::~ v ~ ~'r .~ a~ :~'' a ~!. ,^a .~y ,.,~y ~:+'= rd'f '~~°,°~Fp'~"E s' Sit +e
'~ location used "fey the Cityr of Aspen and Pitkin County En9 sneer ynq~
{~ Y .
.: r _~ , ~iwr tt.+k'*'~.~" ~,r~ ~ '- we s ~.~° RP ~3S .. =.a$ :e: k.~ .~~ ~~. ~§~.'~..h`
Departments Zt alsa s~yhowsy~f~e ~umber.of "houses"-,that enerated~t~ ~
~ i $~~x`~,~y:.pi "F4'~tE".yg'rC V Y.y Y# aF~`~ 4~M ~ ~ _y W6 y
:~ 7 , >'~ i~' rC{9%x{7~ > ~3T ¢.~. ~_, iS~Y_.~...r-64 v {<a :_ ,~M1° ~`'.3 aC ~'/R=°t ~"~.`, ~~~v`~~^~t'~
- L.11G V t: +11 V 1G p {.11 p r • ++`J `~
divided= the numbeY~,of trips by, the nun
,s
.. ~ FA
rrt ,:
~~counting location,'and,rfound that eact
' tain.~area generates'about.~ll vehicle
winter and `summer high season "~ `This r
, ~,,.
the trip generation figure. of ~.2`vehi<
~. k. ,..~ rF- •'
Y
the Pitkin County Engineer's office de
y~r .,
F e - r Ott Y k 7j~ Y~ Y i { ~y~
{ ' .~ w P
.~
Smuggler Mountain area f~ ~ • °
~ rd, t#yl. . • M5
':a
. ,R' t f''x. T~ , r .. t r.
+ y i
- y ~ t ~Ty 1~ I y. JL +tiv t .+:+
e~ YY --r
_, `:, `451 k\~'.{ ~ ~ °.~° 4 <" t 1 _.~* rr' ! i'., v
~{ ~ f
';trips p
Mt
• ~ ~' _ i'
ved for
e°~ .~„~.~a ~~
s#'s,'
`a
3 , ~'~r.. '~.
Moun' ., ~ '~ '
L ~ '..
er'' day per fi
un t~~'a
' ?
,
~
.
the°entire F {w
.
r'~~v E 7 ~,,,~ ~' i l r •~~
'h
?
~}
~K
k fit' rt~, At .y.
,{ ~.yT. .,
T
, -
,r ~ t
a
_~ _
' ~ ~ ;,, .
f ~ .,
* ~~
~ . + "'
r~ xi a ~ : w ' e y"•i •w. - O z ~r > ,C. •1
~~~ ~ ~ w ~ M ~ ~1~~
`~ (:VEgAGE DULY Tt:41FIC 76t vehlt~lea pert' dap +' x 4 E ~ • ~' ,~ - ~ :r ,
• DATE OF..TRAFFIC CAMS July: 9 1'Ir t97'~ ~ _,~ P w ': ~p~:. t °~ 4,~~,` a
t;~ap~ ,v7' i ~ n. _..YJ'aM yt'~i.ra. 4" ., w ~ e ~ 4' S qp ~ ~S ~ ~
y` Hll'o3aA; ia• a ,x~}wis g9m2wune i ?i ~.~C' -,~;~ `.~ ,, ~x ~,e" ~-• P •~
i ~ ;_~ TRI~S~F~ at~~~;ti3' s~i*~z, II~S a ~ ~ W y r r s ,~^v~ • r ,~&. k
i '"° -~ 'A .' C~4AW z .' ' - ~w s cam`' ., 'T9 F. sr ~ r
lb .~ ~. '._ i ~ .w ~. 'tg}'. ~,
.~ , ,• ~. a-,~'~ ~,^- ~~ a~-~, ~ urArlory of Y g ' .'•. ~`' a,
{ 3u=*~`r`t.y fit. ~ tz a •MTE OF CgMS
~'" - pS~T~N~€~tT:^.r~'` R lQ. ~- _ ~ ~z;~s, ~ ~ Aug 19=2~r 1951,.
$ at Aa~f> ~' ~i,. Rff .:e~w.~x$yry_i ~~tr~~...
,,. ~ + ~I,NILY 7RA~IC,~ 516 vehiclen per ;day t ® s~ ~.._` s~l~ *` J'~~ ~ *°.~`
' pp~ pF 11ZpfFlC COINiS July" 9~1L 1979 s '-~ '" ~~` `' . `~~F "„ a
k n~ "
~ ~. yeA- ~ : 2 r~~ ~~ ~ a 55 housen d ,~ '~ ` r' ® { r y. ' <~5 ~. jh ~n t,;a, ~r,~
r. 7R1~ F~~Y` 9 t ~ Y .1 r a ~ ~ s~,. .«~Ck, z`~' .¢ ~ z .N ...•~'
e r 4
~ ~ ~ Y F
1 yi i v } r~• Ks i
-~ ~ x .'~ ,
~'\.. ``n b~ . ice, e` ~ ,q ~ ~~` ` a ; `4 e_. =.T
:q ~..- f9 6 t a s~;n /~~'.{~y"'. > ~' ~, L ~.. ~jJ~~y ; u~p S .. wqy , ~ j i
y=~~ x p 1 QQ 1~; ~# p y. Y E~ ~ F ~ ~~~•
.~ _ _ `+Fr~' ~. 'G ,q ~~'~3 ~~~~~Q 'z4.,t ,~ ~ g nC a `= c ..
'.l,:. `~- - v '.-~~_~ ~r ',^nTas xi s •~fi~ ~vr~~i
552 vehicles per day ~~ z,
~ ~ ~ AYERAGE DAILY TRAFFIC.L~ t ° _ • y~'~`~ °. ~
ik ~ DATE OF TRAFFIC CDlMS July 9-11, 1979s August 13-15. 1979 _ 1 ~, , -~ r ~. ~ y,Yr` a . ~' '.
l 4 ~ , vg -,
~ ~ a ,~
tAl'BER OF alOl15ES ';- 53 houses ~~ ~ ~ _ _
d _ ~ a ~ N \ ~' 5 ~
' TRIPS PER IIOl1SEa r-' 11 0 !~ ' a` ~~T : x a.
' y r /., rrc
_ I ' ~ ~4 2 t '
.Y.-y a ~~ ~'i ~ o ~ , AVERPbE MIL' Ti+AFflt 1560 ~~vehicles~per day ` `_~.
l - +;" \ \ ~ ~ ~ MTE OF iRAFFiC COINfS `July 5 6 E}9791 July 9-1119'
~A: r~# K'. v `` ~ ~ _ _ 1 ~' . x NJIDER OF ;I WSt3° c ! 167 houses' ~ E'.Va x
'i a ~~ .n _ 1 ~ ~ ~~ .c~~,i~,i 7RIP5 PFR FDUSEY r ~- q= ' 11.1 ~ i~ ~ v • ~ ~":
a_.e viE ^ per 'HAK~Ad /'v~ ~ ~ ~-~ Q' „~ "' "' ' . ~R / - 1' '{x^ i 4 "'`a
~JY q a_J z ~ \~ 5 ~-~ k ^ ~ ~r` 5"~ `' ~ /./S 3z ~ Np x r4'~ ~'~2 _
/~"F"c; Q " ~ '_.~4y„ ~L'"„ '~~ /NERpGE M LY TRAFFIC ~582z vetllcles~ per dap .~` ~+s ': .}~'
V fY ~ :. M~'-.`.E 4 1
((((''''~~~~~~ N ~~~ ~ - ' rte` DATE Oi TRAFFIC COUtfS Jymye Y1J 15, 19791 Jms 1~A 20, 1979
I~ ~L ~ ' ? ~ v~.T nS. Y4 <ylj: t~~'`r ).~dXy`•a~"s.~ \ ~~
J ~ ~ ~ J^3 'TFfn
e. ~Fti ". l~ ~ ~ , e
~r F
r ~ "AVERAGE DAILY TRAFFIC 1230 vehicles'. pee day ..
.a~ ~/~ C ~ ~~ 3 ' ,DATE ~OF TRAFFIC COlN7& 4Jtine 13 '1'r ~979i,}~ .
`` ~`^'. ~ S~. 1 .I z . . ~ ~ a e r June 15 ~ i 197 ~ 7 .
CITY OF ASPEN ~ ~ 1 ~~ , ly ~'.
'f' TRAFFICICOU~iTS v~ ,~ "".` ., "°~, d ~ V
~~- PITKIN COUNTQ ~ ~ ,._ ~~~~ ~' ? _l'-fi r ~ `• •.
7 .. TkFr1- ~' r •72T ve1)iclea rdaY~d" T
('`~/~ f~ ~ .; / AVERAG DAILY TRAFFIC pe Y " ; a ~ ~
V ~e3~~° ~ ~~ ~ ~ ~ n~rE'o~ TRAF~tc Counr J~nar~+ B` 1979 '~~; ~'?s~~"~` ~~ °'~.
:~ z ~ Joins 11 19,.1979 4.•#. ~"s .A
Y ~ ~ $ P .e•
M~(l~ly f\_ Ay r"/kr..f a ~i .+~",.+i 1}n`s~ y1-g '. s_ June 18 19z- 1979 "~{ °~-.:^~•t .`r
'~ ~( 1~ ~~/yyy~~/('~nl'~n`~jnl ~?u.~W ti F ~i' a,r ~ t faro iy• .T3? 3 ~.,. ~.9 i~ ~N ~'.. A~ : ..:
•yP •S L 1Y ~ /V VY V~~4 p ' g .` 'f'+Jr {-. ~(~~\~~~ N J/~~\ ~/~'~~ q S r
.~ .?J'' xz,-r}f Jfv~GT-:aroJJY(307' ti 4' Jm~r; ~~~~U V~4i.~/1 ll17~11 A1)Y ~C~y.
z -~ .M~ b ! t I4G~~ASir~zsz~.0`•lN'` ~ c: ` + v~~'~~ a p 9- • D tlp '~r`
z Y v
~`ny i . t w airy ~ d ~~ ~ !F }} J» ~U ~,~ ~L~ ~ ~ r 4
,7~rI'... .. .,.'PU.x t , v .3 !,j` e a ,. u • ..~ F r tL iL. .. ~. r.. lr - Y .re
.,,,
A
_ .'~®~ :.
•: ,
FIGURE 1 '_. - _ ~ d s ~ _ ~ ~:. `~~"~
_ '.
x HOURLY TRA~F~C ,COUNTS ' ~ .,:~ ^ ~ ~ / ~' ~ ° z ~ ; ~ ~ ~ - ~* ~ ~ ~ ~ ~
'S0 RED MOUNTAIN ROAD w `~ / A ,~ ~ 4 /. ',, ~ ~ t~"~`
1 ABOVE HUNTEQ CREEK;Et v f. / ~ /,.+r~ S f'~.rt.a Ix, } ~• yt x r `
r ~ y~ ~ ROAD y,.~.,~/f'., ®«5~ r r/~- ~':~ • [ $r `< {i *~`4'. ,t}R• >} +~
;'.. t -- -PITKIN COUNTY x ~ ~°i,~ .r ~ ~x /',~~ ~ :a. "s x k''""+,_m~' i ~`_ '"~`-~''~•
ENGINEERS QFFICE ` X* ~ 0 ,`~. / .-*' ~ 0 b~ .~ r-''f"~ ~ ~'z~' s •"~+
V.4.:T 1.1> a.i r a` ~ . /,.ap '}^d ~ `~~ a1 ~ " ad" "_ '.~.,
.AUGUST 19 21, 1981 / ,x . 0 ®~~ ~ i / ~ .~: .,'„ y~~~5.y.~' , y ~ K~ E pit t~`~'
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The totai numbet~ of vehicle trips per day gives us~`only a r~; ~•'~
t
ross Measure of traffic: To'~address~traffic`impac
are noticeable, we must~kno~ ho~~those,,tota~'veicT
y ~ nv J• Le s,y 4 k f X f la .R ~ ~ T~ Y
are distributed over the 24 hours of the day I)ri'~
~~ ~~ s ~`. .' ' rk,- f ~'~,~ f~66i~A"`~ ~~yy ~..^~. Y n ~._ ~% 3; fi' y ~
residents notice th~`number of vehicles passing in
time -- •not'the number pass~hy'per day. •,
£ M i 'r ^v f a ~ •
a' HOURLY TRAF~)C a`' f' ~r r ` ~"° e'
r si, Y rar S`4
S~ r F r
• * ~ 't -'
." Y ",E :y ~ .•s _S ` a L, x f _. '~L. A ?.y ~ty,~
^Figure,_Yi ", shows thefhourly; variation of traffic oa
H ~ ,: _
f. ' ..' :: I I y ~' ~. S
Itoad.abo"ve .the Hunter Creek Road intersection for a
~~i
weekdays in March; 1981 The daily average traffic,
~~~
studyc'was 614'~~vehicles per'• da~i~.,,/ 'sxrzoTZxr Assoc~ATx
' ~ '! .i'f R I.9 Wi~~'~y~~M1. ~~N W4j vi 1R i _~ y ~ ~; . T yµ3~tey _v
location because i~~Was the only location with hour
available at this time The counts show a curious;
noon hour, but gtherwise Yesemble counts ch'aiacter
roads in general `r•RThere' area no commuting peak's, bu
{spikes at 10 PM and lAM The peak traffic ;; 56 ve
~.
hour -- occurs im'the.8arly afternoon '', _~`
.~
3` f
The"available traffic counts ,for Willoughby. Way wer
~,.
the peak summer season ~ They showed an average~dai
a s
B k
S u;
~~ ~ .
ly oc
R/j
dip `e
r
.«
stir
tt on]
gat
d `
t.
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.af9' `x
X`. Yr ,.
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rt ~ 4 ; i
~
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k ~'R )Y ~a
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f'J "e:. f n~
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b
.~ r c~ y
+ a r'
a
fountain
n = ,~, ~ ~ r .,t
es of ~ ~.;
a
*y_
7113 ~> ~.
~eii this3 °~ •"
: ` ~~;
~
punts ~` as
.M
i s r
a ~
its the :~•~ '`
hi^ y '~~'+':r ~~~~~ a Z`_ ,~'
of .Arural
. s, _ _
~,
4¢
taken
. .. = s.
' . -' t e; i,j 5p f w4.+ Itht >• -'µ ; ~ 4s •4:< 6 .a •e} .+C S •,'JN ~':;
S ~ 4 raka ?frY •J%' nY 4?a ~:a Y.. w a-4 ~+.~ ~ t"V ~av 8~, x
582 vehicles per day,,conicidently very: similar to the availal
r
.. . 'it "` ~ ~'- ~ %'. ~~ d y
hourly counts.M1on the:: upper Red ,Mountain~ROad:~ We will assume-
p i' 4 .
with•a'good degree of justification (from the natuie of theyt~
~ .. ,~ ~ .:•,.: r
of "houses",~~or{instance) that the daily gariation,on Willow
Way is` similar to `therdaily variation'on„Red;Mountains Road ab~
~-
s~
~a
'r ' ~'
~. ~' r t: .
N 4.••u
:~
~~
'yY `•
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sf,, ,..
r e:f, y•j 'Sy F',G ~ '0.~ {^ Yy.*f ~'
' ;-' f'', ~-.r're ~~?' - ~ r ;.7~s' r : w- r,~ m=7 ~•0 r'i~f~df3 r ~
' ~,.
i~.
G <
~~~
-the Hunter Cr
.. ,
we will also:
'A• !s 5 j +1 .~c"• to ''l aJ4ry3Y ~ ~#
S i 3r ~. } C' ~w A.+ k+.o
per hour,~foz
,.,
. k . '~. ;
~. 'j o ~ `-y v u z
l intersection Tom simphf~ the analysi
'- ~ieak hour on ~Wi lloughby W~y~ ~ •~' ~~K~
~~e
i ^
w..,~ ,
~,~+~
a y ,~ .w ~ _ 4Y a(<w r ~ S ~ ~ R A ie ..,t"q, tcF,~ 1 5t*S zs'••e
r ~S e .. j }~ Y • i~Z i5n~ e~ DoT ~~ !x a . i S ti i ~
FUTURE~SITUATION WITH PITKIN RESERVE ~ t ~ "~ 7~zc`= ~~~`'
~ t ,~~ ~ 4 - r~ 4 i ~r ~ i 1 ~ ~ Fr [
'~~ \ + r ~ Av Y. ~ =~^-"f . . .. '. {^ .. ^l .~> G S l~; „~ -r_-'J`et y Y .~ 'w'µ`.,
We are now ready to estimate the traffic that will. be geneXated ~•":
~ '. = -. . ~. ~~ a ,P ~ , e_ - . ,.~ -; x :+., { i a~L ~.~ + ~ ~ • ,~ `.y n
'' ,by the. Pitkia Reserve project,., and what the impacts of that ;~~ ?~ ;7 `-Ep
'jgenerafed traffio will be§.1 We first compute, the trips generaT.ed • .~:
a f ~ r' ~ "~ ~ .} z r ~a, s a }l ~" • -.'`.~ .~ f i`-t Y ;' ' E L ~ S"r-"~ ~ r. ' R
by Pitkin Reserve ~ ~n ~~~, a^ •*,~~-~ ~,4: ~~~~ x,,± ,~~ *~«>~ '`~-~ -• ~' ~ .~ * ~ ~ r
e y v r L . ~ ;:~ f.. GX ~ r ~' y'..
,-_ 12 units x•11 trips/unit•~ 132 additional trips per day ~_
~, ~ { ,` '~
We next-find the percentage increase in trips: ~a ,- r ~'~,
4 ~ r. ..'. .~ ~~ .A . ~ . ~ ~ ~ .' ^ .
132arips per day r _ "`~'`= `~
22 6% more trips- than at presen$~ ,
• 582 trips per day,' ~ -~ ~ ~~«
R Y~ 7 ~ P Trv Lt ^" a
~ 4 • ~~ +'~,. AVt r x • 1 "t t ~ "6ett w i } n 3`°zNp5~
We will assume that the percentage inareasEi in; trips is applied'~Y,~ ~ i~
equally to each of the 24 hours in the day We caq then computa~„ "~?
., the following °` • ~ _ ~, w. ~E ,,~v~~:,"" ~~.s~• F~''r:~,~*
^ ,. ,, _ .
PRESENT FUTURE:T~'1 :- ~ ~ ~`-:~
p
TOTAL TRIPS ` ~, ;~ 582 trips per day ;, Pr7~4 £rips pe~r~da~y ~ ~, ~.. ~-~
HIGN SEASON?iPEAK 56 vehicles%hour~ '. 68Yvehicles%fioux ~ ;'°
HOUR •~ ;` ;.Y ~ ~,~._. :~r~ ~ ~ ' ;~
~ P y ~.
~~, HIGH SEASON~_AVERAGE 24 vehicles/hour 30 vehicles/hour .`r ~ ,,;
HOUR, ~ : , > _ ~ .~,
r } e +? s r '?i z T
Whf le a 22.68 increase in anything. is ~a large increase, xt must be.i' ~ ~ ,:. ~ ` '.
U
3 e
x ~ ~^^`. ` 4, '-`'4..r Y ~ Y a a f ~C'y> : a ; a..~.F !t^..S.r'~
K..~- . k.y f~P~ ~ ~ 'e Y t T >~'l„~ i'~r .~ ry
,~ T.~~` ~. ,. ~. '' l~~~xzt str Z~ s"~>h,as'`~,ds~
•
• $ .. ` r
r.
~., _ .. ~
` ~ / p Y~ .:
noted that the,'chan~e ,in hourly trafficµ,.(both peak and average) _
_ } ~ s '
_' i r ¢'~ ' ~-~'~ ?'yam-~~rtiaq; /y~~' ~! '°~ ~~ ~~ ~ ~~" ~ ~ ~!
~ will snot be not~c~eable~y'".'~,~~u o either drivers~y~,o~r¢t;residents. This is _ ~-
,~~F _..' ~ r'pr ,'t ~"im~ ~.i}'.a"rt" '~vAx~~~ '~'~""%''~''~ ads"~ i.. ~ x '~i •' ~ x' f
because, according to th~~riscoe Map~is°"Pg~kin County Road ~`
' -; .'.. ,r ,,. ~,~ ~R .v~~ x'~T~Sr 0.a l'Y~"~` ,~'-~ ,.µs ~~'~."~'~~ as-0:.r # ~y~t<~~fi y H.- '.
Network Analysis ; Willoughby Way has a capia'city of 1275, vehicles :
~' :a. a
T per hour,'- Under present peak conditions Willoughby Way operates at ~~,x
t .. c !y t Y 'Mr d 3 ...,_ ie,£i .,d _ ~ ., 5. *• t Y~ *.,v „Y
'4.48 of~,capacity y~ith Pitkin Reservej,Willoughby Way at peak ws.ll ~=,:
operate at 5,38rof capacity. ~At either of these low utilizations` ,'
,; .4 T~ ': .:. '.. S' M t ...v v F f...
it will exhibit; identical operational characteristics. It should .
3 ~ ~•
also be pointed'ou~ that the. 22 6~``increase intraffic is a, total
; y ~~,,.. e ~ ~ ~ s' i
x ~~,~„~ 'yG F y`~ ~.Jy,b. xj 5~ ~ Yafs`.; ~Yt ~~. r^ ~ /T J ~ •,.i d,b ~ w'Y~ x `5,` -
cumulative increVease, and not a bompound rate of,}~increase ~'" .~ ~ ~ . ~ :~.
y lv:'f'y v d Orr .,y + '~ *'t'At. # f~'~ 'f'Cx~i!C ~'~ r.#~ ~ rT, ~t° rr ~ a._. ~.
_~ ix Rtw "r~`iy a~ : yP K q.. F x:, _t. ~ M ~._ F~ .F8 ~~~' `'.9 4. a.: ~ t^ ". r.; :,
aF s x•
.The cha'nges.in the°"operational characteristics~of~Willoughby Way ~ .•-
will be negligible <'In our~pro#es~ional Opinion, tthe changes will
~:. - _ t.r
. ... ..
not be noticed by either drivers or_ residents along Willoughby Way `
~. 56 - A 1 d FlF ~ ~ ~ t f.
t `.4< R '4,~` Vii. •.5 :..( ~~~ ~~< i .` .3' ~
.. .
~ ~ r
P ~ J ~ ..~ '' OTHER IMPACTS ~ _ r ~ ~ ~ ' +.~ * `
a
!#, 3 h ;"p.~`Y. i .. e« a C•' IV ..' ~ r~ ..~ Y,~,..¢ ~ 7,' }
'r L k ~ ~ a :. # .. ' r. .
Just as the impacts on Willoughby way, with..PPa 12 vehicle per houf-`° ~4 z~~P
~- ` G c ~ a# Y J'` 'µ '~ its ~ ?~: t ~ .4n &~ w~. , r ati=§ vN;P ~:~~~ '~ ~~ "3' ~ }rte r~ y
increase din peak traffic will betnelilic~ible Aso boo wil l.?e the~~yd"~~:.*:
:"~ art J ! ~ ~ ~.. .. ~ ak ~ . KP ~ '`n f rt~ ,jam ryx i? .t ~ fi :,~, 2? a r:,,
'~ ' r 1 _. a yy *s~d. +k~ §.~tk ~ 4-a. a"` .`3'~.y. 3 }- i
impacts on the intersection of WilloughbyyWay and Red_ Mountain :? '
Road. It should b~ noted that the danger of this intersection is '
~ * w ~,~ x ~< :. , ..:.
':. an, QMit.,. lJ S '.~ Pik `~` ~ t Ii C' x "f'~h' ~ 7.k > :.,; t ~ ; S :ii ~ v~
due to the steep€incline o$ Red Mountain"Road north of this., inter- ~'.-<'
~. r ; Ci'a-' J c r ~; ~J i f _~y.~ t rtiAb_I~ r .xZ +~r 5 `` .::.
~' section '•compounded,:in,winter by .ice a~id snowy The slight` increase .,
>.
in traffic on Willoughby Waywill'`riot,change;this ,topological
,. <
meteorological• problem ` "` '~' ' . ~~ ~ s pi h r
F / ~ 1 ~. i y
Y-f.t <F' i' p 3
Further "south along ,Red Mountain •Road,• at the intersect~,on~ with ~ =~
- Lone Pine Drive; Red Mountain Road is presentlytcarrying 1860 vehicles~~:'
. .. .~i Ja•r :'~S~ ".a. ~. Y. .'~. T rk ~`tY 1~'} Ja' s ~..: .~
1. 'r .t: ~. ~r « ~- P '-.~2C
" _ ;,,,
. ~_ _ _ ..
•~ ::
Y~ ~ ~ I
,_ _ per dap,t^faith a peak,of somewhere around 175 vehicles per hour ~ ~. ~s
'' e ~'. ~" ° `` `~" '~~``'' ~ ~' J % ~"im act from an additional 12
~ Surel~t~ ~th,~e~`Rre will be. no no~iceabie„ p ~ ^ ~
C I 4`Yf ~'zT~°•.j Y`t~3t_t `°~~r ~ ,~ t + ++ ~ ~~^-.~"~ "r ~d4`E~ x ~ 6. ~ *~ trey u ~ .~ >t a ,n
pehicles~per ho~~,Th "same~reasoiing can be appliedto the ,I a" k ,,~;
~~e .~ ~ x
~ ~` Tar '"" +'3~"r w 'H' w~' f Y#. ~ ~ ~ _ ~. ,~a j s r f ~ ~. Y r
`? intersec~ion`~of°, Red Mountairi~Road with Gibson Avenue, where Red ~_ ~~,:
e` t w: fi f ~, }'%,';` "„$ 3 ,~ "~ ... r 4 s y xr s t .6tq
s `:, 2 'fi't t6 ~': _. -.y - ":. s ~ ~ :? - ;•.
Mountain Road traffic is about 3440 vehicles per day ",' This~~willy : ~,~
..s ~ 57tk,.: r,~fy ' ~ , 6~"':~rb ': ` >.; cwt ~'.3 a~ ,r ~+ ~i+
% also be true of'the i`ritersectiorf of Mill Street and Puppy Smith ~ w-~>.
' A t' > ,a r . tfi~..
a Street4(the $ost Office access) where Mill Street traffic iqs~~. k` ~"
estimated~to be 15,000'vehciles per day'.- 4[.g~' "` ~'~+ ~
r s~~K .~t to ~ ~~ i ~k`-s ~'4f ~ .~1~ ~ ~a ~3vxP 4~n9. Q.1g~~1~ ~ t. % r { i.- ~ T x ~• ,~ tf '.<~'~}' •~0. ~Sr~ } y ,. "if.Y ~ ~ 31~' itt` Ti - r:
s ~~~,~ ~Ss~~KIt ~~` ~ ~s~aryr' ~~*~', `~} rat >; ~'; ~ 3 7.~ : ~ ~ a~ ~ ~ ~`,~~
~%~$ '~"~"~'%~~?~~$ Ik CONCLUSIONS ,~` '. ~' °4~, ,."~' .x ~,-F':
' % f 4 .+~*oy„ ~i~~,,,,a~.:°i r"e~ 4.•., .rs , ,~.. ~ "'"" ` h t' }~.. ~,' t ''mac;
f.~.' LLI ~ f xti
SKROTZKI ASSOCZATBS 'finds.that the development ,off Pitkin Reserve, ~,°;
a 12 unit. luxury housing complex on Willbughby,Way in Pitkin County, ~'xk.;
Colorado,`wi1L produce the following changes ih the Willoughby Way
Red Mountain ~~ Milli Street`tr'affic corridor e ~~ '_~;
1 Peak hour traffic onWilloughby. Way will increase irom~ ~ ~ ` ~+~% •~„..
~ ~ .~, r ,.r , ~
5b' vehicles per 1}ouX `to 68 vehicles per hour This ,increase ~"
' ` "•-':r ~- F ~7,i . ~ ~~ } ~ ,/,~~" t S' :k.~` ., ~ cB ' a, ~.+r'-•^ .~ f+ •~ i~ Pot' } 3 `^° ~~ .
~ t t
will not be noticed by either drivers or ress.dents because
•''• ', x`h 4',S"~Y,f ~ '~ •Y~',y s a .^-.xy ~ _ r., v ~ ~ `6..,` 7 + .% F:_+s ~~ ~ ~;~ ~~~-
even atthi's peak usage Willoughby Way will-still be open-~---
rfg~~ 1 y ,~'
ating at:~ess than 6$ of its capacity
~~~~ . :. .
ti(z nk }e ~ i~ ~ `ice A'!"Nr ~.` +% y ~,'~ r ,_.'.' ~: Y a .. i
2.~ -There will be no noticeable`impacts;on the intersection .
r
n _.r . ,
of Willoughby Way_and Red Mountain Road.
:- r
E r ~ ~,,.
_ i f Y y.
'~ 3,. There will bey no" noticeable impacts on ,the intersection of;, 'r , "
¢ '
Red Mountain Rbad~and Gibson Avenue. ;: *- :• ~ °'.
- b .~< ' +_ s, '.
.. SIN q.r~! x ~ 9~ a 4.
a 4'. .
, r ~ t .I .~ a ~` ~~ a~w ~~ .6
a'` 8 .1
~. ,
e h
. + .v .. -; a C. e ~ ~
a - r a.
' ~ x ~ ~'iY~ n It ~ ] - 4S .. .°rA
s 1 ti l' '.' i 2 r 3. 1 _ J !}
-~ + 7~ ~. 5+''`Y".Y Ce~~yy;x~,~y~,r `d~ a . Y'"7 ha ~: j~ { :,f 4 jj~ •°t~~ •j ~. ~ %r ~ -~ i e* `1
~:'4 s ' .^?,~* r'M'Y R;a+~2,,, ! ~_X '1 ~. ;b.. ">A '. a~ m'~ tt 4 4 ~ k }~°.: ,. ,y'" 1 it .~ r''
s S d.+t -~ 3t'Y* 2F vL'S W .,s,5 s+'~j: ~ ,. ~' v ,:
'4 There will be no not~,iq~ceable; changes on,the~op@ration. of
" ° ~ t; '~ + yRb Y~`r''«s` `~'~ .h .tom L"w'+~''~~t +'. c ~,,,,,1~ ~' ~,.~ S .i a ? ~:.5
i 'ti:~ ~a+ rty";t, ~ ,. -$'.wi`G ,d'~'.~~'*f~..,;f .L„., .zl'"E57 ~ k'qy'~.:~ ,~r t4 .x
the access to the Posh Office ; ~ ~ a "' ~;~ ~~ >~" `~z,~» ~~ ,
> r
v ~ } ~^
L ,` 4.. ~ y .N a"~~~W } a
- ~ a sr F Y~3 F ..qq '• a ~'-' s s, t L. "'~r~> ~ v
rffi 3 ~ iR.4 dip
'' ! ' i : G S '4 ;' ~ r. t
:3 0 i x o s v i
~ .,! .1 fir- ~~' z ~- Sac ~' y+ ~ ,,J {'. ~~, ej~ r & + '~.~ '{~ ~.e
( ~
.t ~ ~y
° ~ ~ ~ F
` '' t ~ s
i ~ t + Z 1. ~ 1 _ ~( ~ t i~j ~+.a ~~ 4 Y r
..
,~ _, ..
~J a l J ' _ ~ aT~~ } y r~
L
1 $ <
1 r r Yr + ~~~pp ~ , fir N' t4 s~,~ yR
4 i•N' t I~"5 1 ap F.l~ q•
` rt y a q.tx4YY~~y~ '„ e „ i. ter..
t ~} ~
' , .r. ~ r i ~r - fir,: ~'~:~Y..a ~aY~ .M `}r ~r~ kt,^~7ex ~,~ . c`
y,. T r 4 nF ~^aro~ ,ia di 41i' r( 2
~ % 1 :i Ty'i- > Y'14y ~~.(l~~~~..'>k~t° + 4 r t.T j Q .
Y .~. 9
5
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t:
-. DENSITY CALCULATIONS
Total Acrsage
Less Excluded Areas
26.08 acres
River 3.2637 ac.
Floodplain 4.8652 ac.
County Owned
R.R. 5.9974 ac.
Water Line 0.1911 ac.
..
...
14.3174 ac. -14.3174 acres
Slope Reduction - applied to 11.7626 acres
0-20% slopes- 7.5848 ac. x 100% = 7.5848 ac.
21-30% slopes- 1.1640 ac. x 50% _ .5843 ac.
31-40% slopes- 1.0687 ac. x 25% _ .2671 ac.
40+ slopes- 1.8058 ac. x 0 = 0
8.4362 ac.
Total DeveloUable Area 8.4362 acres
City Zoning
8.4362 acres = 367,480.47 5.F.
@ R15 24.5 units
(~ R30 12.2.5 units
County Zcnina
6 acres ( R-30 (North of R.R. R.O.W.) = 8.78 units
14 acres @ AF-2 (South of R.R. R.O.W.)= 7.00 units
6 acres (cou.^.ty owned R.R. R.O.W.) = 0.00
].5.78 units
~-- .-~
..y
r
..
DEVELOPMENT SUMMARY AND SITE TABULATIONS
Name: Pitkin Reserve
Number of Units: 12
Amenities: caretaker/employee facility above
storage Storage
Unit Size: 3 Bedrooms at approximately
2500 sq. ft. of living space and
1275 sq. ft. of parking and storage
Projected
Population: 43 (3.5/unit plus caretaker)
Parking: 2 indoor spaces per unit and 2 guest
parking spaces per unit in driveways
Structures: 6 two-story duplex structures; lower
story and north wall of upper story-
concrete, block and stone; upper story
(when above grade) - ~•Iood frame construc-
tion with wood siding
Acreage: 20+/- acres plus 6 Acres of Railroad
R.O.W.
Public Open Space: 13+/- acres
Development Site: 7.064 acres
Fee Simple Lots: 35B of development site
(6000-10,000 sq. ft. per lot)
Common Open Space: 65~ of Development Site
Building Coverage: 25070 sq. ft. (.57 acres)
(4045 sq. ft. per duplex and 800
sq. ft. for caretaker/storage bldg.)
Paved Areas: 30,242 sq. ft. (.69 acres)
(private drive = 16,956 sq. ft
driveways and parking = 13286 sq. ft.)
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,.., SUMMARY OF COUNTY TRADE AGREEMENT OF OCTOBER 7 1980*
Objectives
... - Control scale of development to less than existing
zoning density
°- - Environmentally sensitive river front property to be
restricted as open space
- Evolution of going dispute concerning location of
_._ bike path
- Owner to obtain more contiguous land to be associated
-- with adjacent development
Parties to Agreement
_. - Pitkin County
~- - Developer (Aspen Mountain Partnership)
Agreement Concept
- County and Owners trade by deed, in order to relo-
~- cate right of way providing larger area for project's
open space
- County agres to facilitate annexation of developed
,,, property to the City of Aspen
-~ Agreement Specifies
- County and owners trade, by mutual conveyances,
n, properties described specifically in Settlement
Agreement exhibits to effect relocation of right of
-• way
- Development on Pitkin Reserve will be limited to 12
'° units, on that portion of the property north of the
,,,, revised right of way
- All property south of the right of way, adjacent to
.. the Roaring Fork River, will remain park and open
space
+ - ':he general public will retain access to the relocated
right of way and park space, and development will not
intrude on recreational use of the public land
+ - Pitkin County agrees to cooperate in facilitating
the annexation of this property by the City of Aspen
- Any disruption to existing trails will be repaired by
+ owner
.. *The Agreement was later amended (June 1, 1981) in order to
permit consideration by the City of the inclusion of a
+ caretaker unit.
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AGREEMENT
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,.. THIS AGREEMENT made as of the ~
day of (
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... 1980, by and between ASPEN MOUNTAIN PARK, a Colorado general
.~ partnership ("AMP") and THE COUNTY OF PITKIN, STATE OF COLORADO
-- ("County")
^° W I T N E S S E T H
`° WHEREAS, AMP is the owner of certain real property
more particularly described in Exhibit "A" hereto through which
"" runs a strip of real property formerly known as the Aspen Branch
' right-of-way of The Denver and Rio Grande Western Railroad
"'" Company (hereinafter sometimes referred to as the "Right of Way")
more particularly described in Exhibit "B" hereto; and
WHEREAS, the County has an interest in the Right of Way
by virtue of those certain instruments of purported conveyance
r recorded in Book 312 at Page 560 et se~C. in Book 310 at Page 340
and in Book 243 at Page 217 of the Pitkin County records, copies
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of which are attached hereto marY.ed collectively Exhibit "C"; and
w WHEREAS, the County and AMP are, subject to the terms
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and conditions hereinbelow contained, mutually desirous of con-
trolling the development of the Exhibit "A" property to the end
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that development is restricted to those areas of the property
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lying to the north of the Right of Way, as the same shall be
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relocated to the area described on Exhibit "D" hereto, and all
areas to the south of the relocated Right of Way shall thereupon
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be and remain park and open space.
„~ NOW THEREFORE, in consideration of the premises and the
making and keeping of the mutual covenants and obligations here-
.. inafter contained, the parties agree as follows:
~, 1. MUTUAL CONVEYANCES. As soon hereafter as in the
.r circumstances may be practical, AMP and the County shall each
,.. cross convey by Bargain and Sale Deed, unto each other such of
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their respective interests in the Exhibit "A" and "B" properties
as may be required to effect the relocation of the Right of Way
to the location described in Exhibit "D" hereto. There shall at
all times thereafter be afforded to the general public access
over the relocated Right of Way for purposes of ingress to and
egress from the park and open spaces hereinbelow described.
2. DEVELOPMENT ACTIVITY. AMP agrees that development
activity on the Exhibit "A" property, modified as above provided,
shall be restricted and subject to the following:
a. Development shall not exceed twelve units, some
or all of which may be clustered at various locations on that "•
portion of the Exhibit "A" property available for development,
as below provided.
b. Development shall be restricted to that portion
of the Exhibit "A" property lying to the north of the relocated
Right of Way, such that the portion of the Exhibit "A" property
lying to the south of the relocated Right of Way shall be and
remain park and open space, all of which shall be confirmed by
recorded deed restriction, easement or the like, as the County
shall deem appropriate.
c. Development shall be done in a manner not
inconsistent with the use at anytime hereafter of the relocated
Right of Way for railroad purposes. ~
d. Development shall proceed in the manner least
in the circumstances intrusive upon the recreational uses to
which the Right of Way, relocated as above provided, has been and
is put and AMP shall, as promptly as in the circumstances may be
practical, restore and realign any trails or other systems,
including sewer systems and appurtenant easements, that might be
disturbed in connection with the development and, at its own cost
relocate any portion of such trails or other systems that may in
the circumstances be required, and grant such easements therefor
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as may be necessary.
e. Development shall be set back from the re-
located Right of Way by no less than fifteen (15) feet.
3. COOPERATION. The County agrees to cooperate,
including if necessary by joining therein, in such proceedings
as may be necessary in order to cause the annexation of the
Exhibit "A" property by the City of Aspen, for the purposes and
as is more clearly set forth in a Settlement Agreement by and
among AMP, the City of Aspen and the Smuggler Trailer Park
Homeowners' Association. The parties agree to execute such
other and further documents hereafter as may reasonably be
necessary in order more fully to effectuate the provisions of
this Agreement.
4. CLOSING. The closing of this Agreement and the
delivery of the instruments of conveyance described in Paragraph
1 hereinabove shall be conditioned upon and shall occur upon and
in conjunction with the adoption by the City of Aspen of a
Specially Planned Area plan for the development of the
Exhibit "A" property.
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IN WITNESS WHEREOF the parties have executed this
AGREEMENT the day and year first above written.
ASPEN MOUNTAIN PARK PARTNERSHIP,
a Colorado general partnership
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A exander E. Lipkin,/ ~`-
A General Partner
PITKIN COUNTY by the Board of
County Commissioners of Pitkin
ATTE~S/T~: n County ~f
-- --------- ----\----- Hy ~~~! ~.-DLLs
The foregoing terms, conditions and provisions are
approved and accepted this day of 1981.
---- -
THE DENVER AND RIO GRANDE WESTERN
Attest: RAILROAD COMPANY
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AMENDMENT
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TO AGREEMENT
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THIS AMENDMENT is made this ~ day of ~(~ ,
1981, to that certain Agreement dated October 7, 1981, by and
between Aspen Mountain Park, a Colorado general partnership
("AMP") and the County of Pitkin, State of Colorado ("County"),
to which Agreement this Amendment shall be attached.
W I T N E S S E T H
The parties hereby mutually agree that notwithstanding
the provisions of Paragraph 2a of the Agreement above-described,
AMP shall, in connection with its seeking the approval of the
City of Aspen to the development activity contemplated by the
Agreement, as well, have the right to seek the approval of the
City of Aspen for one (1) additional unit to the twelve (12)
units described in the Agreement; provided, however, that such
unit (a) shall not exceed 700 square feet of living space in
size, exclusive of space for the storage of utility and mainten-
ance apparatus, which storage space shall not exceed 1250 square
(feet; (b) shall be used only as a caretaker-employee unit for a
icaretaker-employee of the owners (or an association thereof) of
~Ithe twelve (12) units to which this caretaker-employee unit shall
be a common appurtenance; and (c) shall, as with the twelve (12)
Ilunits, be constructed to the north (above) the relocated right-
of-way; and provided further that the City of Aspen shall be free
Ilto impose any further limitations or restrictions, including with
respect to size, that it determines to be appropriate in connec-
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Rion with any approval of the additional unit hereby contemplated.
In all other respects, the parties' Agreement above-described is
,unchanged and unmodified and is in full force and effect as writte
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SUMMARY OF CITY SETTLEMENT AGREEMENT OF SEPTEMBER 22, 1980
Objectives
- To preserve the Smuggler Trailer Park as a key source
of existing employee housing
- To create new controlled employee housing
- To protect current mobile home owners from escalating
space rents
- To protect investment in existing mobile homes for
current owners and local lenders
Parties to the Agreement
- Aspen City Council
- Park Owners (Aspen Mountain Partnership AMP)
- Park Residents (via the Homeowners Association)
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Aqreement Concept
- Park owners (AMP) agreed to sell mobile home spaces
to tenants at a price below the current appraised value,
and agreed to install and sell additional mobile homes
on a PMH basis, at a controlled price
- City, in exchange,. agreed to provide free market
development rights to the owners (AMP)
Aqreement Specifics
- Current park mobile home owners have right to
purchase their spaces for a price averaging
$25,000.00 (price varies by size of lot)
- Purchase will he structured as a co-op (collective
purchase) to facilitate financing
- Park owners (AMP) will provide a fund of $2,500.00
per space purchased, up to a total of $217,500.00
(87 spaces purchased), to cover utilities improve-
ments
- Park owners (AMP) agree to undertake improvements
relating to mobile home relocations
- After sale is effected, mobile homes and spaces will
have rental and resale price controls
- Current park residents are not obligated to purchase
their space
- 26 additional mobile homes will be placed in the
park, with a purchase price not to exceed $70,000.00
- An existing victoria style home currently on park
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.., property will be relocated within the park to
accommodate new trailers
- A triangle of property to the northeast (approxi-
mately .5 acres) will be retained by AMP (deeded to
"" Pitkin County)
... - Park owners (AMP) will be given the right to develop
19 free market units within the city, or on property
-' capable of being annexed. The City agrees to annex
y any such property required, and enact any enabling
legislation to accommodate this development
._ - All parties to the settlement agree to cooperate
to complete the terms of the agreement, and execute
whatever documents/approvals/public proceedings/etc.
are necessary, consistent with legal obligations
Y" - The offer to sell trailer spaces to tenants remains
... open until October 1, 1981, spaces (any or all) that
do not sell, in any event, become converted to
employee housing units.
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ETTLEMENT AGREEMENT
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THISSETTLEMENT AGREEMENT made this ~_ day of
1980, by and among the Aspen Mountain Park
Partnership, a Colorado General Partnership ("AMP"), the City
of Aspen ("City") and the Smuggler Trailer Park Homeowners
Association ("Association").
WHEREAS, AMP is the owner of the Aspen Mountain Park
("the Park") formerly the Smuggler Trailer Park, a mobile home
park consisting of approximately 87 mobile home sites, situate
within the City of Aspen upon the real property more particularly
described in Exhibit "A" hereto (hereinafter sometimes th•=_ "real
property"); and,
WHEREAS, the Association is an association of the
residents, or owners, or both of the Park; and,
WHEREAS, although not restricted in terms of rental and
resale price controls by deed, covenant, legislation, or otherwise,
the Park historically has supplied a significant portion of the
employee housing inventory of the City; and,
WHEREAS, AMP purchased the Park for investment purposes
with a view toward developing the entire real property into a
first class mobile home rental park; and,
WHEREAS, on October 9, 1979, AMP issued to tenants a
notice of a substantial rent increase for mobile home spaces
witfLin the Park; and,
WHEREAS, in response to such rehtal increase, the City
threatened and began the preliminary institution of eminent
domain proceedings; and, !i
WHEREAS, in active negotiations, the City and AMP have '.
pursued the resolution of on-going disputes concerning the
Park in relation to (a) the monthly rents charged by AMP per
mobile home space, (b) the installation of capital improvements ~,
in the Park and (c) the preservation of the Park as a source of
housing fer local employees by mean: of condemnation, rent
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WHEREAS, AMP and the City finally entered into the
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Agreement in Principle attached hereto as Exhibit "B" with a
view toward resolving the disputes above-described pursuant to
which, inter alia, the City was to purchase the Park from AMP
(for resale to the owners of the mobile homes; and, i~
I, WHEREAS, neither the City nor the owners of mobile
homes within the Park were able to consummate the purchase of the
Park pursuant to the Agreement in Principle due to financial
limitations; and,
~ WHEREAS, due to a combination of the constant threat of
condemnation, resident unrest caused by potential displacement,
and inadequacy of rents due to controls directly imposed by the
City, AMP has agreed to divert from its original intent to
develop the. entire real property as a first class mobile home
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I rental park and has decided instead to liquidate its investment
i in the entire real property; and,
WHEREAS, in an effort to arrive at a mutually
satisfactory settlement of the disputes above-described, AMP
has expended considerable sums for legal, surveying, architectural,
and project consultation fees at the behest of the City once it
,became evident that neither the City nor the Association
(financially were capable of consummating the Agreement in
Principle above-described; and,
WHEREAS, the City and AMP have agreed that the real
property may best be liquidated and employee housing units preserved
by providing for different arrangements in connection with different
portions of the real property; and, i
WHEREAS, in order to remove the cloud of threatened
condemnation to protect the City from the possible loss of a
significant source of housing for local employees, and to
protect the investments of Association members in their mobile
homes from escalating rents beyond their control, the parties
are mutually desirous of settling the dispute above-described
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in the manner hereinbelow set forth, without resort, or further
threatened resort, to formal legal proceedings, including eminent '
domain proceedings.
NOW THEREFORE, in consideration of the foregoing '~,
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premises, the making and performance of the mutual obligations
and convenants herein contained, and other good and valuable
consideration, the receipt, sufficiency and adequacy of which
hereby are acknowledged, IT IS AGREED THAT:
1. IMPROVEMENTS TO PARK. AMP shall, as soon hereafter
as reasonably may be practical, undertake to relocate below grade
certain electrical wiring within the Park, relocate and upgrade
the water and sewer distribution system due to any relocation of
existing mobile homes as hereinafter provided; provide for the
installation of additional fire hydrants at such locations as the
City may request; and relocate and resurface the roadway system
within the Park in order to accomodate any relocation of existing ',
I mobile homes and turning radii sufficient for emergency and
support vehicles.
2. SALE OF MOBILE HOME SPACES. The present owners of
,mobile homes within the Park shall have the right, collectively or
I following the sale or exchange of the Park as hereinafter provided,
to purchase the mobile home spaces for a purchase price equivalent
to $25,000.00 per space. This offer shall remain open for a
~~period of time coterminous with the time required for all parties
to employ their best efforts to complete financing arrangements
)for the purchase, but in no event later than (~ C~O6{~• ~, 198;.
~iAMP and the City will employ their best efforts to arrange !,
il~'~financing for all owners who elect to purchase their spaces and ~~
'the Association agrees fully to cooperate with AMP and the City
~in this regard in terms of compiling such information as
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prospective lenders may require, and the like. AMP will, if
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~inecessary, provide carryback financing for up to 25$ of the owners)
who elect to purchase their space but who are unable to qualify ~
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for conventional outside financing. The $25,000.00 purchase price
above-provided shall, at the election of the members of the ~,
Association involved in the purchase, be'deemed a mean per space
price; provided, however, that the Association members shall be
required among themselves to apportion the purchase price as shall
yield, upon closing, a sum equal to $25,000.00 times the number of
spaces involved in the transaction. In the event that the actual
cost of improvements described in paragraph one (1) hereinabove
is less than the product of $2,500.00 times the number of spaces
involved in the sale transaction, the difference shall by AMP
be set aside for the benefit of the Association for such further
improvements to the Park as theASSOCiation deems necessary or
advisable.
'~, 3. STRUCTURE OF SALE. Closing of the purchase and sale
of the mobile home spaces shall be conditioned upon receipt of the
governmental approvals necessary for the developments hereinafter
provided and will occur at a mutually agreed upon date as soon
hereafter as reasonably may be practical given (a) the efforts
above-described to arrange financing and (b) the time required
to obtain the governmental approvals for such developments. In
order sooner to liquidate its investment hereunder, AMP shall have
the right to sell to or exchange with a third party the entire
', real property or any portion thereof. Such third party shall
be entitled to all the rights granted hereunder and shall be bound
by all terms of this Agreement. Upon the closing of any such
sale or exchange, such third party shall in writing assume any and
all obligations hereunder. Notwithstanding such sale or exchange,
AMP shall ~e entitled to reserve unto itself the rights to develop
as set forth in paragraphs 5 and 7 hereinbelow. j
4. RENTAL AND RESALE PRICE CONTROLS. From and after the
closing above-provided, all spaces within the Park, including the III
mobile homes thereupon situate, shall be appropriately restricted
in terms of rental and resale price controls in the manner
presently generally applied throughout the City and in which the
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interest to the end that then and thereafter the entire Park shall.
be and remain controlled employee housing within the meaning of
existing legislation concerning housing of that character, and
as such generally applicable legislation may from time to time
be amended. Any mobile home spaces that are not sold to the
owners of mobile homes and, hence, become owned by AMP shall
continue either to be rented or later sold by Ab1P at a monthly
rental or for a sales price, as the case may be, which shall be
consistent with their controlled character. Furthermore, the
~, owners of mobile homes who do not elect to purchase their lots
shall not be entitled to sublet all or any portion of their
mobile homes except under such terms as are consistent with the
controlled character of this housing.
5. EXPANSION OF PARK. The Park will be expanded in
size principally in the rear acreage to accomodate 26 additional
i mobile homes. Expansion and the relocation of any existing mobile
~ homes in connection therewith will be done at the expense of AMP
~I in the manner least in the circumstances intrusive upon existing
~~ mobile homes and in accordance with a plan prepared pursuant to
Specially Planned Area criteria of the City Code. These mobile
i homes and the spaces they occupy within the Park will be cffered
I for sale, unfurnished, at a purchase price not to exceed $70,000.00,
' and appropriately restricted in the manner set forth in paragraph
4, hereinabove.
6. kELOCATION OF EXISTING SINGLE FAMILY HOME. The
', existing victorian style single-story frame house presently
i situate in the front portion of the Park shall be relocated and
I either resubdivided elsewhere within the real p roperty or, at AbiP's
discretion, relocated outside the Park.
7. FREE MARKET DEVELOPMENT. AMP shall by the City be
given the right to develop 19 free market units on property, as ~
yet undetermined, either within the City or, if outside, capable
of being annexed. This development right shall be transferable
and assignable. Development shall proceed in accordance with
existing zoning affecting the property or, in the case of annexed
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property, with Specially Planned Area criteria. The City agrees
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(a) to. enact such enabling legislation or amendments to existing
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legislation, including to its Growth Management quota system
legislation, as would accommodate and permit the foregoing
development right in exchange for the conversion to employee
housing of the Park and the addition of 26 new employee housing
units, all as set forth above; and (b) on the application of
AMP, to annex any property that may hereafter be acquired by AMP
for the purposes of the free market development above-described,
provided that such property otherwise is eligible for annexation
as eligibility is determined under Section 31-12-104, C.R.S., 1973.
8. RETAINED PARCEL. AMP shall retain ownership of the
quadrilateral shaped piece of property consisting of ~_ + acres ',
and situate at the northeasternmost section of the property
described in Exhibit "A" hereto.
9. FURTHER DOCUMENTS, COOPERATION, GOVERNMENTAL
APPROVALS, DISCLOSURE. The parties agree fully to cooperate with
each other to the end that the terms, conditions and provisions
hereof shall be fully implemented and effectual and to execute
such further documetns consistent herewith as may, in the
circumstances, be necessary, The parties recognize that in order
to effectuate this Settlement Agreement further public proceedings..
and applications may be necessary. AMP agrees to process any ~'
such further applications as may reasonably be necessary and the
Association agrees to support such applications that are consistent
with this Settlement Agreement. The City, including its staff
and elected officials, agrees, to the maximum extent permissible,
consistent with statutory and other legal obligations, to take
such steps and grant such approvals as are consistent herewith
and as may be necessary. The parties agree that this Settlement
Agreement and any other understanding shall. be fully and publicly I
disclosed.
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10. COVENANT AGAINST SUIT FOR DAh1AGES. The parties
agree and acknowledge that no action at law for damages shall be
maintainable against the City in the event it determines reasonabl
and in good faith that enabling legislation to effectuate this
Agreement may not be passed; provided, however, that the City
acknowledges, agrees and intends that, in reliance upon this
Agreement, AMP (a) shall immediately undertake to perform its
obligations hereunder, including installation of park improvements
arrangements for financial assistance in connection with the sale
of the Park, and sale of the Park all as above provided and (b)
may enter into binding contracts for the purchase of property for
purposes of free market unit development, all to the end that
principles of vested rights and equitable estoppel, as contrasted
from monetary damages, shall apply to protect such reliance
activities of AMP notwithstanding the inability of the City to
pass such enabling legislation; and, provided further that in
the event this Agreement shall become the subject of litigation
commenced by other than the parties hereto AbIP shall defend,
indemnify and hold the City harmless from and against any and
all costs associated with such litigation.
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IN WITNESS WHEREOF the parties have executed this
instrument the day and year first above written.
ATTEST: CITY OF ASPEN ~
City Clerk a,
y..y~,rkq~ ~eti.~~~~ mPr
ASPEN MOUNTAIN PARK PARTNERSHIP
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ATTEST: SMUGGLER TRAILER PARK HOMEWONERS
ASSOCIATION
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IN WITNESS WHEREOF the parties have executed this
Amendment the day and year first above-written.
ASPEN MOUNTAIN PARK PARTNERSHIP,
a~ olor do a er~l partnersh'
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exan er E. Li kin, a genera
partner, by Robert W. Hughes,
his attorney-in-fact
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PITKIN COUNTY by the
ATTEST: BOARD OF COUNTY COMMISSIONERS
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~ Degoty Clerk and Recorder
PEION FOR ANNEXATION OF TEti~TORY
TO THE CITY OF ASPEN
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The undersigned Petitioners, being the land owners
within the exterior boundary of the territory hereinafter
described, respectfully request the City Council of the City
of Aspen to approve the annexation of the proposed area to be
annexed in accordance with the provisions of C.R.S. 1973,
31-12-101, et seq., and in support thereof allege as follows:
1. It is necessary and desirable that the territory
described in Exhibit "A" attached hereto be annexed to the City
of Aspen;
2. The requirements of C.R.S. 1973, 31-12-104 and
31-12-105 exist or have been met;
3. The Petitioners are the owners of the entirety of
the property sought to be annexed and, therefore, the owners of
more than fifty percent (50~) of the territory sought to be
annexed.
LAND DESCRIPTION:
The legal description of the land owned by Petitioners
for which annexation is sought is attached hereto as Exhibit "A".
The legal descriptions of the land owned by the respective
Petitioners and within that sought to be annexed are attached
hereto as Exhibit "B".
ATTACHMENTS:
Accompanying and incorporated in this Petition by
reference are the following:
a. Circulator's Affidavit;
ii A
REQUEST FOR ZONING
WHEREAS, Aspen Mountain Park and the County of Pitkin,
State of Colorado, in the Petition to which this request is
attached, have requested the City Council of the City of Aspen
to annex the land described in the Petition for Annexation to the
City of Aspen; and
WHEREAS, the land which is contiguous to that property
described in the Petition is zoned R-15 and C-Conservation.
NOW, THEREFORE, Aspen Mountain Park and the County of
Pitkin request that the City Council of the City of Aspen direct
the Planning and Zoning Commission of the City of Aspen, at the
earliest possible convenience of the Planning and Zoning
Commission, to commence proceedings to rezone the subject property
a Specially Planned Area, the granting of such zoning claffifica-
tion being a condition of annexation.
DATED:
1981 ASPEN MOUNTAIN PARK, a Colorado
general partnership
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BY t~-z-fi-t`3••-~~~~~Ca_~--_
Alexander E. Lipki a
general partner
DATED: ~ ,,t,~,~.c ,Jj. 1981
THE COUNTY OF PITKIN, STATE OF
COLORADO
BY: THE BOARD OF COUNTY
COMMISSIONERS OF PITKIN
COUNTY, COLORADO
B~~~~~~~~~o~
Robert Child, Chairman
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MEMORANDUM
T0: Jack Johnson, Planning Office
FROM: Jay Hammond, Engineering Department ~'~~
DATE: March 19, 1991
RE Pitkin Reserve Annexation, Conceptual P.U.D., and Conceptual
Subdivision
Having reviewed the above annexation /P .U .D./subdivision application, and made a
site inspection, the Engineering Department has the following comments:
ANNEXATION
1, The application as submitted satisfies our needs for information per-
taining to annexation. The annexation boundary is defined and could
easily be modified to reflect the existing city boundary ajacent to the
parcel to be annexed.
2. The common boundary between the city and parcel is well in excess of the
one sixth requirement of statute 31-12-104.
3. Annexation would require a letter from the County permitting the effec-
tive subdivision of a portion of their right-of-way per State statute
31-12-105.
4. The applicant has stated that the County is to relocate the Railroad
easement to accommodate the existing bicycle path. Any relocation of
the easement should be contingent on maintaining suitable minimum radii
comparable to those already existing along the alignment. In addition,
an easement must be maintained along the existing alignment to accommodate
the existing sewer line and an easement suitable to the Water Department
must be designated to accommodate any future water rinht,ofTway forer
easement would replace an easement in the existing g
anticipated water line construction.
CONCEPTUAL P.U.D.
P.U.D. approval would be required to allow variation of minimum distance
between buildings in order to creo~etheedesPgnxtotaccommodateTthe steeply uld
also address the special ability
sloping site.
The following should be noted:
1, The site plan does involve significant cut/fill work to accommodate
constructopm although the end result will be fairly acceptable if the
applicant is held to his ambitious retaining wall and landscaping con-
cept. It may be desirable to require special attention to site grading
in the preliminary P.U.D. plan.
. ~ ,~-,
' Pitkin Reserve ~ ~~"`
March 19, 1981
PAGE TWO
2. The application mentions creation of individual lots for each unit.
If this is the development plan, the lots must be in compliance with
minimum zoning requirements in the R-30 zone and must meet the
requirements of section 20-17.
CONCEPTUAL SUBDIVISION
As an application for conceptual subdivision, we have the following comments:
1. It is not clear from the application how the parcel came to be separated
from the Aspen Institute's ownership. Although the parcel represents
the Institute's property outside the city limits, the total property
would still require subdivision prior to transfer of ownership. This
may have occurred subject only to County comment.
2. Sale of the 12 single-family units would require recordation of a condo-
minium plat indicating individual units, lots, and common ownerships.