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MEMORANDUM
TO: Aspen Planning Commission
FROM: Planning Staff (HC)
RE: 8040 Greenline Review - Virden Residence in Hoag Subdivision
DATE: July 15, 1976
This is a request for 8040 Greenline review for the Virden propert
for a single family home on Lot 3 in the Hoag Subdivision, Aspen. '1
We have scheduled a site inspection for this property as the first `
item on your agenda.
The Planning Office has made a physical inspection of the site and
has the following comments :
t�` 1. The site is covered with large evergreen trees which mitiga
the visual effects of development. Only trees necessary fo
�.� building construction and utility purposes should be remove
di so as to retain the natural character of the hillside as r viewed from Aspe ere? .. r= C 57% Roan,
I
2. The Engineering Department has carefully reviewed the
application and the avalanche hazard report of Hans
Frutiger and Whitney Borland dated September 12, 1973.
It is apparent that some avalanche danger exists on the
site. Were this a request for a new subdivision and given
the avalanche danger, our recommendation would clearly be
for denial . The proposed use of a single family dwelling
on three (3) acres of land appears to be the least intensive .
reasonable use of this property. As a condition of approval
of this project in regard to the possible avalance danger
on the site we recommend the following:
a. It be recognized by appropriate legal documents that;
the City of Aspen not be held liable for any avalanche
damage to the building, furnishings or occupants as a
result of our approval of the conditional use and/or
issuance of the building permit.
b. An analysis of the building design in relation to'the
avalanche danger be completed by a registered professional
engineer.
3. We are satisfied that suitable utilities and access are
available to the iste pursuant to the written comments of
the City Engineer.
4. We are impressed by the architects design and site planning.
>I I;eoilkew km LY /-fi9.l Pif�ictwv l 70 E� a��Gi'+• . S/1PTsI`.
The Planning Office finds that the conditions of the 8040 Greenline
Review criteria of 24-6.2 of the zoning code have been met given the
above listed requirements and recommends approval of the request.
MEMO
TO: HAL CLARK
PLANNING DEPT.
FROM: DAVE ELLIS
CITY ENGINEER70,/
DATE: July 9 , 1976
RE: Virden " 8040 Greenline" Review
The engineering department has several comments on
the above submittal :
1) The water pressure in Ute Avenue is acceptable;
however, the point of service is from 60 to 80 feet
higher in elevation. Consequently, a booster system
will almost certainly be required. Pressure readings
on Ute Ave have been requested from the water de-
partment.
2) At the present time the sewer in Ute Avenue is
200± feet west of the utility easement between lots
1 & 2 . However the Callahan development will be
extending this line either this fall or next spring.
A condition of the Hoag Subdivision was that no
building permit would be issued until a commitment
for sewer service had been made with Aspen Metro
Sanitation District.
3) The "proposed trail easement" indicated on the
sketch plan is in fact already a platted 15 foot
utility and trail easement (Hoag Subdivision) .
4) A comparison of the sketch plan with the topo-
graphic maps and a site inspection indicates that
the garage structure would be in the avalanche
overflow area. There is also another chute
approximately 90 feet east of the garage. In 1974
a very wet spring slide came through the wooded area
and went below the road in the latter and several
other locations. Although velocities were low the
depth was from 4 ' -6 ' on the road. From these actual
observations it appears obvious that there is some
avalanche danger even though the house site is out-
side the limits of the main chute and special con-
sideration should be given to this in the structural
design of the building.
The engineering department' s recommendation would
be that approval be granted for a single family
residence conditioned on the above comments , parti-
cularly as relates to water pressure and avalanche
hazard. A copy of the 1973 avalanche report is
attached.
Encl.
MEMORANDUM
TO: Clayton Meyring
FROM: Planning Staff (HC)
RE: Virden Residence in Hoag Subdivision
DATE: July 27, 1976
After our brief verbal discussion of this item I thought it might
help you to receive these items concerning the 8040 Greenline
decision of the Planning and Zoning Commission for the Virden
property. I do not have P & Z minutes as of this time.
DAVID LAWRENCE HOPKINS
ARCHITECT AND PLANNER
P.O. SOX 715 ASPEN, COLORADO 81611 TEL.(303)925-2401
July 1 , 1976
Aspen Zoning Commission
City Hall
Aspen, CO 81611
Gentlemen:
Respectfully submitted hereiny, for "8040 Greenline" review, are schematic
drawings of a single family residence for Mr. Joe L. Virden, Jr. , on Lot
No.3 in the Hoag Subdivision, Aspen, Colorado.
The residence is to be located on a slope averaging 42% and is dug into
the ground on the uphill side, to utilize the fall of the land and to min-
imize its height above natural grade. It will be on a minor ridge to av-
oid surface run-off and avalanche danger. Minimum tree cutting will be
required, and a tree screen will be retained by placing the house in the
middle of an evergreen tree "wedge" indicated on avalanche studies on file
with the City Engineer as the safest area on the site. The outermost edge
of the avalanche chute indicated on aerial photography in the City Engin-
eer's Office will be 40' from the house. No unstable slopes, rock, land
or mud slides are in evidence. Access is deeded on the old railroad right-
of-way, and little work is needed to improve it for use as a private drive.
To satisfy the review criteria stated in paragraph 24-6.2(b) of the Aspen
Code, the following information is tendered:
1 ) The City Engineer and Holy Cross Electric Association, Inc. have in-
formed us that water under ample pressure, sewer, electric and telephone
service are available in Ute Avenue.
2) Access is deeded to owner off Ute Avenue via the old Midland right-
of-way, and is shown on the plat as "proposed trail easement".
3) Portions of the 3 acre site may be considered hazardous, but the build-
ing site selected is protected from possible slides and avalanches by being
on a slight ridge, the terrain directly above it, and the existance of ever-
green tree cover, making it quite suitable for development.
4) Development of the site as proposed will not effect the natural water-
shed, run-off, drainage, soil erosion, or water quality.
5) The effect upon air quality by a single family residence in this area
would be negligible.
- 2 - Virden Residence
6) The design of the residence, with its uphill face dug into the grade
and its roof line held down to minimize the surface facing possible avalanche,
also presents minimum visible surface and permits utilization of the slope
for a lower level of living space. This means less ground area occupied by
structure, and fewest trees to be cut. The house would sit relatively low
to the tree line, screening it from view. The carport will be directly off
the private drive and would be dug into the bank, possibly with a sod roof.
7) The driveway would quire no grade change except where it joins Ute
Avenue. Utilities will be buried beneath a construction drive to the house.
This drive would be almost at right angles to the slope (parallel to contours)
so that no utility cuts would run up and down the slope for great distances.
Cut and fill of the constrgtion drive would be 3-i feet or less, so that drive
and utilities will be virtually invisible. The existing utility easement be-
tween Lots No.1 and No.2 are already "shrubbed out". No father cutting will
be necessary.
8) The residence and carport will be close together in plan (15'), but
their floor elevations will differ by approximately 30' to work with natural
grade.
9) The area of the residence is to be small; 1 ,464 sq. ft. on the main
floor and 860 sq. ft. on the lower floor, for a total of 2,324 sq. ft. A
24' wide facade will face downhill (Northwest), and its maximum height at the
ridge will be 28' above existing grade, well below tree height, so that the
structure shall hardly be visible. Evergreen trees between the house and Ute
Avenue will screen it from Ute Avenue, town and subdivisions across the valley.
As background information, a letter from the City Attorney to a previous owner
of this property is submitted for your examination.
Our purpose has been to present a single family residence design on a 3 acre
site, above the 8040 Greenline, that will have minimum impact on the mountain
and will be unobtrusive to th community. We solicit your approval of this pro-
ject with our assurances that utmost care will be taken to preserve the natural
beauty of the area, during construction and thereafter.
V ry teas;
law
David L. Hopkin
DLH:rhs
Encl. - Schematic III Dwgs.1 , 2 &3
Letter
eras, 1]//
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To: Steve Crowley and Thomas D. McAuley
From: Hans Frutiger and Whitney M. Borland
Subject: Avalanche Hazard, Lot 3 of Hoag Subdivision - Aspen, Colorado
/3/4e 54
Location
The subject property in NW 1/4, Sec 18, T 10 S, R 84 W, 6 PM, lies
at the foot of the northeast facing slope of Bell Mountain at the
southeast corner of the Aspen town boundary and in the neighborhood
of a tailing pond and the Ute Cemetery. The slope above the
property varies from 8000 to 9000 feet above m.s.1. , with an average
slope of 73 percent. Rock cliffs form a prominent ridge of the
northeast slope of Bell Mountain (10,605 feet) and are the upper edge
of catchment areas for many avalanche tracks cut in the rather dense
timber stand on the steep slopes.
Avalanche Description (see attached figure)
The primary starting zone of avalanches lies at the base of the above-
mentioned cliffs. They are very steep in the uppermost section formed
partly by outcropping bedrock and the slope in the starting zone is
well over 100% (450) . However, avalanches may also start further down
the avalanche alley-like tracks in the timber.
Both the catchment areas and starting zones are quite small. In May
- `, of 1973 and in 1964 avalanches occurred in tracks IA and 1B running
trr , ` to the road on the old railroad grade and spilling a little snow over
_ the grade. The slides occurring in May 1973 ran over a firm-packed
base and were caused by a very large storm which caused an overload
of snow on a firm, well-cured base. All over the state there was a
general avalanche cycle. This combination of such a large storm
falling on a smooth, firm base probably 'has a frequency of once in
10 to 25 years.
.ti . The development of the property is planned within the base of a triangular
rr \wedge of Douglas fir timber stand bounded by avalanche track lA on the
southeast and by avalanche tracks 1B and 2 on the other side.
t ' Avalanche tracks IA and 1B have their primary starting zone at some place
1�•. at the base of Cliff No. 2 but they divide further down due to
the aspect of the slope. Although the divide is rather indistinct,
f'-M , . `, there are no signs of recent avalanches in the upper part of the timber
wedge.
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MEMORANDUM
TO: Dave Ellis
FROM: Planning Staff (HC)
RE: Virden "8040 Greenline" Review, Hoag Subdivision
DATE: July 7, 1976
Enclosed is an application for 8040 Greenline Review from Joe Virden
for a single family home in Hoag Subdivision. We understand a specific
avalanche report is available in the Engineering Department for the
Hoag Subdivision area.' Would you please review this application for
engineering concerns , i .e. , avalanche, access, etc.
We have scheduled review before the Planning and Zoning Commission on
July 20, 1976. •
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October 22, 1975
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Stephen A. Ware, Esq.
Att.o.A.J.ey-c..L-Law
P. 0. ox llO
Aspen, Colorado 81611
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Re: Blue Sky
Dear i3uzzy:
On return to the office I rechecked the Zoning
District Map and found that the zone district had been mis-
read. The Blue Sky tract is designated R-15, not R-6, and
your clients are permitted only one single family residence.
I regret this happened. If your clients are agree-
able to construction under these terms, the enclosed Sipulation
sHould suit our purposes. If not, let me know and we can reset
the pre-trial hearing.
Very truly yours,
• Sandra M. Stuller
City Attorney
SS/pk.
Enc.
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The ground surface of the wedge slopes slightly from a line from its
apex to the center of its base (formed by the Old RR grade) towards
Avalanche Tracks lA and 1B. For confirmation of this see two
surveyed contour lines on attached figure. Once started, the
avalanche seeks the lowest ground level and is divided into
Tracks lA and 1B.
Indications Found in Timber Stand in the Wedge
The Douglas fir timber stand within the wedge was carefully examined
for signs of avalanches. The stand of fir trees is quite uniform, with
the trees in the lower portion of the wedge having a breast-high diameter
of 18 to 24 C.M. (7 to 10 inches) , and those in the upper portion of the
wedge being 25 to 35 C.M. (10 to 14 inches) .
Before 1900 most of the timber near Aspen was cut for mine props and
• fuel. Many of the sawed-off stumps remain in the wedge. Several of
these were measured and found to have diameters from 12 to 15 inches.
Also three recently sawed trees were found and by counting the
growth rings their age was estimated. One tree near the old RR grade
had 45 rings. A tree 50 feet to the east of Track 1B was 9 inches in
diameter and had 82 rings, while one nearby tree was 12 inches in
diameter and had 76 rings. An avalanche can ride over a sapling tree
5 to 10 years old without harming it, so these trees indicate no •
avalanche within the wedge for the past 60 or 70 years. The sawed-off
old stumps indicate no avalanches for 50 years before 1900 if the assump-
tion is made that their growth rate was the same as for those trees whose
rings were counted It can .then be concluded that there was no avalanche
activity in the timber wedge for the last 140 to 150 years.
Conclusions
From the terrain analysis and inspection of trees, the probability of
an avalanche penetrating the wedge is very small.
The high slope of the ground towards both tracks lA and 1B indicated
why past avalanches have followed these paths and the presence of
trees and stumps indicates there have been no major slides in
the wedge for the last 140 years.
There are dwellings both. in Aspen and Vail that are subject to avalanche
hazards greater than those existing in the wedgy.
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The possibility of extreme snow build-up along the cliffs in. the
starting zone causing a very large general avalanche which the two
tracks, lA and 1B, could not contain and resulting in some snow
spilling out into the wedge cannot be ruled out. In such an event
a narrow track 10 to 20 feet wide would be cut into the wedge
but would not affect the entire wedge area. We feel that such an
occurrence is unlikely. However, to guard against this, a dividing
structure consisting of 50 meters of heavy galvanized steel set
in concrete could be erected but would be expensive.
_ T
Whitney-M, Borland- Hans Frutiger
P.E. No. 3300 Colorado Swiss Institute of Avalanche Research
P.O. Box 15536 Davos, Switzerland
Denver, Colorado 80215
Denver and leissfluhjocn , September 12 , 1973
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