The URL can be used to link to this page

Home My WebLink AboutLand Use Case.709 N Spruce St.A055-98 i~ ~ ~.!.~t~~:~~h:~~~~';~.d.;~;'~~:~: :t::::~;:)~~i.~..~.f~~i:i.;7 ;:'!l.~:.. :.: . .;. ~.~i?~\~~l; .. ,<:::.: ::;~~~~'~~I"()~';, .!lR . ..C~S&-~M Norm fir;n.::;: 5:'1~~: ":'."'::r::+:;I':;, .'::~I.,I!;I"~j C.::.r':":':I~;'..!i':1 FUI.) .".PlN..,'.R.' ,.ilc.::Ui::' o::IlJ.:m ....~....i:-..~-:-. ,.~....I"": ., )>~~j,~&~j.;;:;'r~.-~;'r,";:s;.".... .' .CASE.tvP:JC";<:;H',1 FIJD '. .s':~ps:i .:~~fi'~;~~ ~','V;;lr_'Il;1 ~. >";i.~:;!r : \~~~~f7C9 :-:r:I~::';'/~.:)1 ;P]~!'~': "'Sl;':~ 'I CO c' i:; 1 'I .,' ::PHN:) , ' .' ~.E~. ,~ld'l t-?i.~.II~=.~.. . ~~.~~ :?:~X :i:. i 3 . .C.:SJ:~: I\~':::lr: ~:C' s; 6:;.; :. ~HN,~!J7~'~i . ~ij :. :,.::.:;~~.~~:p'~~:~I . !in .. ;,.i:).::'"I: . 1 ';5:.';." :;.; .., ..., :..FEljll:!,!cvllfnoo' ',.:. ST~l)r. :::~.~#.~~r;i. ':~.':~^~,,' ~\,~ ..fet';'l(((\ ',{v~.~:;\, ; . "': ' . '. ... ..!.!' . r' . .,". ." .'- l-. ~ .' ... . .... .........REF,1 . BY .,'" :':,,: . :.::'.. i:~~.-r:..'''-::.!-:'::.'::.;:€ij:-;!..... .... .,.. ::....~.:.:::.MtG.D'A'fE.:~: ;.'~Ev.iioD:.<(!'Ii.,;;,. :)JO:J'IC.ED'!.,:.' ',: .:\~F:F..t- ~:.." >(, '\:ii;MAR~1 C\i\.~~(\(,~;, ~,\~ . :;.... ".-::.:.i<:... : .,. "..~ .'v.'" .'. '. .:~t:ll$Eii;FI.:~ 'l.<.'BhF"-r\~'1 ....::) ":~~,~t;;:,::;')c ' ,~ ....... [)~"'I .,"'- ".:. ! , ' .. . :'. . :-.\. , ,.' .', :.'.. .t:. .. :\. "......:.'....}'. ... i :.., \ '. . :. .." '-~ .,'. .. ., :PLA l:lil.~,~~I:1 ,.:. ".,' ::,!',<...' '- .. .,~. . .':..i-.,''':'!.... -. ;.. . ,.~ .i'I~, .'f<~ ~~ fl. S61$"~. ~~'t4ulI161e ,..,., .~. t!!'" ..,.,.~....~.~ . 'P~'9* (97()). 9~O~1l e$ l'IIovember 5, 1998 ~T.ChrisBendon, Planner City of Aspen. , 130 South Galena Street A~pen, Colorado 81611 RE:, NORTHSPRU,.CE. STREE'I' AFFORDABLE. HOUSING PROJECT . '... '.' .". .,",: .\.-.:-,."',,- . . Dear. Chris, The. purpose, ofthisletter is~() fOflTIally withdraw thel1bove-captiolled 'land use application~ which was submitted to theCityill JlIlyof this. year. .As you will recall, the only activity accomplished, for the application was thaty?uchecked it for~ompleteness, I;lndwrote us a letter requesting someadditionl;lUnformation. No JUJ:'ther processing was accomplished. ",., '....;.. :",:' ", :',,-, ',':, . . , ." . Wewould appreciateitif the City would issue a refund check for the amortntthatwaspaid. ~yrecords (the pre-application conference summl;lryshe,et) indicate that my clients paid $2,750, but please have your recqrdschecked for the actuaramount.PleaSej~sue the refund to the following address:' . . . . Raymond and Camilla Auger 709:NorthSpruce Stre,et . Aspen, Colorado 81611 Thank you! Very truly yours, ~RICHMANPLA.NNIjIJ~SERVICES ~.fM. , Alan Richman, AICP / f'., f'., NORTH SPRUCE STREET AFFORDABLE HOUSING PROJECf APPLICATION FOR ANNEXATION, CONCEPTUAL pun REVIEW AND 8040 GREENLINE REVIEW SUBMITTED BY I~~t'~ "1JJ ~O (f(\~ (A ~ ~~ 'life;, \V\ S, ,~~( u-\Q/ ALAN RICHMAN PLANNING SERVICES BOX 3613 ASPEN, COLORADO 81612 920.1125 . r-" ,-.. TABLE OF CONTENTS PAGE I. INTRODUCfION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1 II. DESCRIPTION OF DEVELOPMENT PROPOSAL .. . . . . . . . . . . . . . . , . .. 2 III. ANNEXATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . 4 IV. CONCEPTUAL PLANNED UNIT DEVELOPMENT (PUD) REVIEW .. . .. 5 V. 8040 GREENLINE REVIEW .................................... 13 ATIACHMENTS #1 Title Insurance Commitment #2 Letter Authorizing Submission of Application #3 Pre-Application Conference Summary #4 Engineering Report By Schmueser Gordon Meyer #5 Geotechnical Report By Hepworth-Pawlak Geotechnical Inc. #6 Soil Testing Report By Hepworth-Pawlak Geotechnical Inc. MAPS 1. Vicinity Map 2. Improvements Survey 3. Conceptual Site Plan 4. RO. Unit Lower Level 5. RO. Unit 1st Floor 6. RO. Unit 2nd Floor 7. Category Units 1st Floor 8. Category Units 2nd Floor 9. Street Front Elevation 10. East and West Elevation 11. Conceptual Landscape Plan r-'\ ~ I. INTRODUCTION This is an application to develop an affordable housing project on a vacant parcel of land on North Spruce Street. The property consists of approximately 3.746 acres of land. At the present time, the property is not included within the City of Aspen. Therefore, this application includes a request for annexation of the subject property. The location of the site in relation to neighboring properties is shown on Map 1, the vicinity map. An improvement survey, depicting existing conditions on the property, has also been provided. This application is being submitted by Raymond N. Auger, the owner of the property (hereinafter, "the Applicant"). Proof of the ownership of the property is provided by Attachment #1, the title insurance commitment. Authorization for Alan Richman Planning Services to represent the property owner for this application is provided by Attachment #2. The Applicant proposes to develop 3 affordable housing units (two will contain 3 bedrooms while the third will contain 4 bedrooms) and 1 four bedroom free market unit. The 3 bedroom affordable housing units will be restricted to price and to income categories, while the 4 bedroom unit is proposed to be a resident occupied unit. A pre-application conference was held with representatives of the City to discuss this project (see Attachment #3, Pre-Application Conference Summary). Based on this meeting and subsequent contacts with City staff, it was confirmed that this project would require conceptual PUD review, followed by final PUD review. The land development approvals that will be considered during the conceptual PUD review stage are: Annexation of the property into the City of Aspen and zoning of the property as AHl/PUD (Affordable Housing); Conceptual PUD Review for development within the AHl/PUD (Affordable Housing) zone district; and 8040 Greenline Review for development above the 8040 greenline. It is our understanding that formal action on the 8040 Greenline Review will not be taken until the final review stage, but that it is important for the understanding of this project that we address the applicable submission requirements and review stage at a conceptual level. This has been done in Section V of this application. The following sections of this application identify and respond to the applicable standards of the Aspen Land Use Regulations for these development approvals. First, however, an overview description of the property and development proposal are provided. North Spruce Street Affordable Housing Project Page 1 ,-." .~ II. DESCRIPTION OF DEVELOPMENT PROPOSAL This application proposes a "70:30" residential development, where at least 70% of the total number of units and bedrooms proposed for the site will be affordable housing and no more than 30% of the total number of units and bedrooms proposed for the site will be free market housing. This is accomplished as follows: Unit Mix Bedroom Mix Free Market Affordable Total 1 unit (25%) 3 units (75%) 4 units (100%) 4 bedrooms (29%) 10 bedrooms (71 % ) 14 bedrooms (100%) The project is proposed for a vacant site that contains in excess of 160,000 sq. ft. of land (approximately 3.75 acres) located on North Spruce Street. North Spruce Street is an extension of Spruce Street. Spruce Street is a public right-of-way that provides access to the north end of the Centennial Condominiums. Beyond that point, North Spruce Street is an existing private right-of-way that provides access to a several existing houses. Water and sewer service is currently being extended into this area to serve the existing homes. Installation of these utilities will be completed shortly, and will be available to the proposed development. The property is located on a relatively steep hillside. Prevailing slopes in the areas proposed for development are in range of 30% to 40%; other portions of the site contain slopes in excess of 40%. Geologic studies that we have had conducted as part of our conceptual plan have found that these slopes have had a stable recent geologic history, and the property appears to be free of any geologically hazardous conditions. Vegetation on the site is relatively sparse, consisting of sagebrush, native grasses and weeds, with some scattered Cottonwood and Aspen trees. The neighborhood in which this project is located is a developing portion of the City of Aspen. As the vicinity map shows, the Williams Ranch and Silverlode developments, which are presently under construction, are located immediately to the southeast of the property. Williams Ranch includes 35 affordable housing units, located on slightly less than 6 acres of land (a density of approximately 6 units to the acre). Silverlode contains 15 free market units, located on slightly less than 7 acres of land (a density of approximately 2 units to the acre), with lot sizes ranging from approximately 11,000 sq. ft. to 30,000 sq. ft. Other properties in the area are also developing. Just below the subject property is an approximately 1 acre parcel of land for which a development application has recently been approved by Pitkin County. This development approval will result in the construction of 1 new free market residence. North Spruce Street Affordable Houslug Project Page 2 r'\, ,.-....., The applicant's intention for the subject property is to develop a mixed affordable housing! '7;;./~ oJ free market project by clustering structures into two portions of the property. As the site OJ! /1=;'1 plan shows, three affordable housing units are proposed for the hillside just above the upper ..1 J switchback. While development in this area will require cutting into the hillside, the cut will ~~.'7 then be stabilized and hidden behind the proposed townhome units. Placement of the units in this location will provide the residents with some of the most spectacular views in the entire area, housing them in a location that is typically reserved only for owners of exclusive free market dwellings. Access to the units will be provided directly from North Spruce Street into the garages proposed for each unit. , ., ,..\, __ .ho 'bl~,c< rz.rzero \1J The proposed units will be s~s and well appointed for the occupants. The RO unit will contain approximately 2,950 sq.- ft. of living area. It will be a four bedroom unit, with a one car garage and one parking space in front of the garage. The unit will be built on three levels (two above grade, plus a basement). Each of the category-restricted housing units will contain almost 1,450 sq. ft. of living area. They will each be three bedroom units, with a one car garage and one parking space in front of the garage. The category-restricted units will be built on two levels. As the proposed architectural elevations depict, the Applicant has taken great care to design the units so that they will be compatible with the free market character of the immediate neighborhood. This has been accomplished by using materials and design forms that emulate those of the existing free market residences and by building the units directly into the hillside. In order for the applicant to be able to provide these features that will allow the units to fit into this neighborhood, it is critical that the units be designated as Category ~JlcCateg.o.qc3- under the City's Housing Guidelines. The size of the units would also dictate that they be designated to one of these categories. The free market unit is proposed to be located above the first switchback, relatively close <;; \ 'j-'es to the existing Auger residence. This is relatively flatter portion of the property that will provide the occupants some privacy, while also limiting the extent of the site that will be disturbed. The location also allows for the driveway to be located uphill of the house, so that much of its length will be hidden behind the house. A more complete description of the project is provided in the sections that follow. North Spruce Street Affordable Housing Project Page 3 r-.. .r-.., III. ANNEXATION/ZONING We have submitted, under separate cover, the required number of copies of a petition to annex this property to the City of Aspen. We have also provided the required number of copies of an annexation map. It should be noted thaUn order to achieve the necessary contiguity with the City of Aspen, an adjacent parcel, known as the Timroth property, is also proposed for annexation. This parcel is developed with a single family house and contains slightly in excess of 1,5 acres. In conjunction with annexation, the Applicant requests that the City zone the Auger property Affordable Housing/Planned Unit Development (AH1/PUD). We suggest that the most logical zoning for the Timroth property would be Rural Residential (RR). It is our understanding that annexation of the property will follow on a parallel track to the review of this development application, with annexation and zoning occurring prior to the final approval of this application. North Spruce Street Affordable Housing Project Page 4 /""". f', IV. PLANNED UNIT DEVELOPMENT (PUP) REVIEW Development in the AHl/PUD zone district is processed as a PUD. The review standards for PUD review and our responses to these standards are as follows: A. The proposed development shall be consistent with the Aspen Area Comprehensive Plan. Response: This project will help to revitalize Aspen as a permanent community by increasing the availability of resident housing within the City. It is an effort by the private sector to create deed restricted affordable housing, toward the goal that "the public and private sectors together should develop 650 new affordable housing units to achieve the unmet need to sustain a critical mass of residents". ;~j The project also meets the standard of "providing site-appropriate mixmg of free market and affordable housing". This is achieved by developing affordable housing in the sort of location that typically becomes an exclusive free market development. As a result of this project, three units will be created that will offer superb views and solar access to residents, in a location that will allow them easy convenience to transit, employment and all of the amenities of the Aspen area. This application is also consistent with the action plan statement to "Consider rezoning incentives for selected parcels in the City and County to allow for well-designed and imaginative affordable housing, especially townhomes and patio homes". Finally, this project is consistent with the policy of the Housing Action Plan to "Encourage infill development within the existing urban area so as to preserve open space and rural areas and allow more employees to live close to where they work". Although this location is not within the Aspen Townsite, it is within a developing portion of Smuggler Mountain. Its development will fill in-between already developed lands above and below the site, allow services to be provided efficiently to residents within the urban area, will not affect the ope.!!- ~!_ch~!~ct~9Lthe mo~_ and will not limit any access to recreational opportunities in the area. B, The proposed development shall be consistent with the character of existing land uses in the surrounding area. Response: The surrounding area is composed of two types of neighborhoods. Below this site we find the Centennial and Williams Ranch affordable housing projects, and the Silverlode Subdivision. Centennial is a very large multi-family development, while Williams Ranch provides homes on individual lots, at an average density of approximately 6 units to the acre, Lots in Silverlode range from 11,000 to 30,000 sq. ft. in size, with the project's average density being approximately 2 units to the acre. Above the site, we find individual houses on relatively larger lots. North Spruce Street Affordable Housing Project Page 5 1""'\ r-, We believe that this project will provide a positive transition between the denser areas below the site and the more open character of the mountain above this site. We are proposing four units on nearly 4 acres of land, which is a low average density. More importantly, we are clustering the units into the most buildable portion of the site, so that the vast majority of the property will remain undeveloped, helping to maintain the open character of the mountain along the upper portions of the property. A great deal of attention has been given to the design of the affordable housing units, so that they will fit into the character of this neighborhood. As the elevations illustrate, the units will use both wood and stone so that they have a distinctive character. The roof forms have been broken up into separate masses and the building will be cut into (rather than sitting on top of) the hillside, which will help to reduce the massing of the project as viewed from Aspen and will allow it to fit into the neighborhood. C. The proposed development shall IlOt adversely affect the future development of the surrounding area. Response: This project will not have adverse effects on the future development of the neighborhood. North Spruce Street is a dead-end road that serves a limited number of properties, most of which are already developed. The applicant has worked carefully with the owners of surrounding properties to ensure that their properties will not be adversely affected by this development and has helped them to obtain water and sewer service. D. Pinal approval shall only be granted to the development to the extent to which GMQS allotments are obtained by the applicant. Response: In conjunction with the final PUD submission, the applicant will submit an application for a GMQS exemption to obtain the necessary allotments to develop this 70:30 project in the AH zone district. E. The maximum density shall be no greater than that permitted in the underlying Zone District. Response: Section 26.28.110 of the Aspen Land Use Regulations states that the density requirements for lots subdivided out of a parcel of greater than 27,000 sq. ft. in the AHl/PUD zone district are as follows: Detached Dwelling Unit: 3 Bedroom Multi-Family Unit: 4 Bedroom Multi-Family Unit: 1,500 sq. ft. 3,630 sq. ft. 4,000 sq. ft. Therefore, one detached dwelling unit, 2 three bedroom multi-family units and 1 four bedroom multi-family unit require a total of 12,760 sq. ft. of lot area, The applicant has calculated the allowable density on this property, taking into account PUD requirements for North Spruce Street Affordable Housing Project Page 6 r-. ,,-.,! slope density reduction and for deleting the land within existing road easements. We calculate that the total land area available for density purposes is 17,012 sq. ft. Therefore, the maximum density proposed is well within that permitted in the underlying zone district. F. The land uses permitted shall be those of the underlying Zone District. Detached residential units may be authorized to be clustered in a zero lot line or row house configuration, but multi-family dwelling units shall only be allowed when permitted by the underlying Zone District. Response: The AHl/PUD zone district lists detached dwelling units and multi-family dwelling units as allowed uses. G. The dimensional requirements shall be those of the underlying Zone District; provided that variations may be permitted in the following: 1 Minimum distance between buildings; 2 Maximum height (including view planes); 3. Minimum front yard; 4. Minimum rear yard; 5. Minimum side yard; 6. Minimum lot width; 7. Minimum lot area; 8. Trash access area; 9. Internal floor area ratio; and 10. Minimum percent open space. Response: The AHl zone district has virtually all of its dimensional requirements established via PUD review. Since subdivision review does not occur until the final PUD stage of the process, it is premature at this time to identify proposed lot lines for the units. Therefore, most of the dimensional requirements cannot be established at this time. Table 1 lists the applicable dimensional standards and identifies how this project complies with these standards, wherever this information is now known. The applicant will comply with all of the applicable standards of the AHl zone district and is not requesting any PUD variances. . H. The number of off-street parking spaces may be varied from that required in the underlying Zone District based on the following considerations. 1. The probable number of cars used by those using the proposed development, 2. The parking needs of any non-residential uses. 3. The varying time periods of use, whenever joint use of common parking is proposed. North Spruce Street Affordable Housing Project Page 7 .1"'""\ 1"'""\ TABLE 1 SUMMARY OF PROJECT'S COMPLIANCE WITH AH1/pUD ZONE DISTRICT DIMENSIONAL REQUIREMENTS Requirement M:inimnmLotSiie 3,000 sJ. Code Standard .. , . .. .. . . Minimum I.otArea . . .J>er Dwelling trnit Proposal To be determined at final PUD Detached unit = 1,500 sq, ft.; 3 bedroom unit = 3,630 sq.ft.; 4 bedroom unit = 4,000 sq. ft. Minimum Lot ,.. Determined via PUD review To be determined at final PUD Width . Miniillum Front> Determined via PUD review To be determined at final PUD Yard 1 x 1,500 sq. ft. + 2 x 3,630 + 1 X 4,000 = 12,760 sq. fL; 17,012 sq. ft. of lot area is available . . . Minimum Side Determined via PUD review To be determined at final PUD Yard Minimum Rear . · . Determined via PUD review To be determined at final PUD Yard . ..... . .. Maximlim Height.' Determined via PUD review +/- 22 feet for affordable units 25 feet for free market unit . Minimum Distance . · Between Buildings. . . on the Lot .. . Percent of OpC~ ' .... . Space .. . . External Floor . Area'Rlitio ..OtT.StreetParking Determined via PUD review Determined via PUD review 0.36: I (lot of 3-6 acres); 85% of maximum is allowable; lot size for FAR purposes = 91,502 sq, ft., therefore, allowable FAR = 28,000 sq. ft. 8 spaces (2 spaces per unit) Approximately 150 feet To be determined at final PUD Approximately] 2,000 sq. ft. of floor area is proposed 8 spaces North Spruce Street Affordable Housing Project Page 8 .-' ,-. 4. The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. 5. The proximity of the proposed development to the commercial core or public recreational facilities in the City. 6. Whenever the number of off-street parking spaces is reduced, the City shall obtain assurance that the nature of the occupancy will not change. Response: No variation from required off-street parking is being requested. L The open space requirement shall be that of the underlying Zone District. However, a variation in minimum open space may be permitted if such variation would not be detrimental to the character of the proposed Planned Unit Development (PUD), and if the proposed development shall include open space for the mutual benefit of all development in the proposed PUD through a common park or recreation area, ~ Response: The open space requirement for the AHl/PUD zone district is set by sFC,,;,,1 review, considering neighborhood compatibility and adjacent zone district requirements. We anticipate that this percentage will be established as part of the final PUD plan. However, as a means of understanding the percentage of the site that will be open, we have calculated that approximately 15,200 sq. ft. of the site would be included the building envelopes, while 16,100 sq. ft. will be within the road or the driveway. This amounts to approximately 19% of the site, meaning that approximately 81% of the site will be open. We have yet to determine how much of this land actually qualifies with the City's definition of open space. C)1:-, J. There shall be approved as part of the Final Development Plan a landscape plan, which exhibits a well designed treatment of exterior spaces. It shall provide an ample quantity and variety of ornamental plant species that are regarded as suitable for the Aspen area climate. Response: A conceptual landscape plan has been prepared for the property as part of the site plan. The primary focus of the plan has been to re-vegetate the site using native materials, so that soils on the site will not be exposed and will be properly stabilized. K There shall be approved as part of the Final Development Plan an architectural site plan, which ensures architectural consistency in the proposed development, architectural character, building design, and the preservation of the visual character of the City. It is not the purpose of this review that control of architectural character be so rigidly enforced that individual initiative is stifled in the design of a particular building, or substantial additional expense is required. Architectural character is based upon the suitability of a building for its purposes, upon the appropriate use of materials, and upon the principles of harmony and proportion of the building with each other and surrounding land uses. North Spruce Street Affordable Housing Project Page 9 ,-. ,-. Building design should minimize disturbances to the natural terrain and maximize the preservation of existing vegetation, as well as enhance drainage and reduce soil erosion. Response: Conceptual building elevations have been provided for the proposed affordable housing units. Our pre-application conference summary states that a building elevation need not be provided for the free market unit. Dk-- I JU'iii S'\>.t"J 'f:>{J~ e,,-\dvf<'-. !h ,1' ~ \l'\'} !/'I~),} , 'h .,' '.." I"~, ~ I. ,I I ' t.....\' '. 'ip$,' 1',1 ",,,} 1"< ~Il i? j {,y{, '{I The street front elevations demonstrate that although these units will be attachedGt~ ~() townhomes, they have been designed to appear like individual residences. They have eachl'fO-r k tJf been given a distinct character, although with enough similarities that they remain an integrated project. Variety has been achieved through the use of differing materials, roof forms and window treatments. The project uses pitched roof forms befitting their hillside setting. There is also considerable play along the street front, by using elements that protrude and recede, create shadows, and with the use of porch elements and window types that further break up the perceived mass of the units. Building materials will be primarily wood, with stone provided along the lower level of two of the units. These natural materials will help the units to blend into the mountain and will be compatible with the character of surrounding residences. It is expected that detailed design review for the units, including their compliance with the City's residential design standards, would occur as part of final PUD review. L. All lighting shall be arranged so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Response: Lighting will be kept to the minimum necessary for the safety of occupants and will no~ cause glare or hazardous con~itions. Down-directional" sharp cut-of~ f!"tures will be,tJo$,,1 , used; lIghting along the entry ways will be set at no more than 12" above flllJshed grade. M Clustering of dwelling units is encouraged. Response: The affordable dwelling units have been clustered into a single attached townhome configuration, to minimize the amount of the site that will be disturbed. The free market unit has been placed in the most suitable portion of the site, relatively close to the existing free market home, but far enough away to ensure the privacy of the occupants of both units. N. The proposed development shall be designed so that adequate public facilities will be available to accommodate the proposed development at the time development is con- structed, and that there will be no net public cost for the provision of these public facilities. Further, buildings shall not be arranged such that any structure is inaccessible to emergency vehicles, North Spruce Street Affordable Housing Project Page 10 .,-.." ,'-'" Response: Adequate facilities will be available as a result of the utility installation that has been underway this year and due to improvements proposed as part of this project. Following is a summary of the necessary facilities, as is more fully described in the Engineering Report prepared by Jay Hammond of Schmueser Gordon Meyer (see Attachment #4). . Water and Sewer Service: City of Aspen water service and Aspen Consolidated Sanitation District sewer service will be available to the site, since new water and sewer mains are being installed in North Spruce Street this spring to serve the existing units in the area. . Fire Protection: Four new fire hydrants are being placed along the new water main to serve the existing units. One of these hydrants will be located about 50' from the affordable housing units and another will be about 40' from the free market unit. Adequate water pressure for fighting purposes will be provided through a pump station. The pump station and water main will be maintained by an association of the properties served by the lines above the pump station. It is also anticipated that there will be sprinklers installed in all of the units, since City codes require such facilities for buildings of the size and type planned herein. . Electric and Other Utility Service: Fully adequate service is available from the electric, telephone, gas and cable television lines that serve the area. . Emergency Service Access: Limited improvements to the upper switchback curves are being made while the utilities are being installed, to improve the access for emergency vehicles. As a result of limited boulder wall construction, the lower switchback is being improved from a radius of about 36' to about 45'. The upper "- switchback is being improved from a maximum radius of about 24' to about 32'. E:d, \.j<<_lf O. Every dwelling unit, or other land use permitted in the Planned Unit Development (PUD) shall have access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. Response: Vehicular access to each dwelling unit is provided from North Spruce Street, a private road. P. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic, Minor streets within the Planned Unit Development (PUD) shall not be connected to streets outside the development so as to encourage their use by through traffic. Response: No new streets are planned. Principal vehicular access points have been designed North Spruce Street Affordable Housing Project Page 11 /""'., ~ to comply with this standard, keeping in mind that this property is located near the top of a dead-end road which has limited traffic and even more limited pedestrian use. Q. The proposed development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the proposed development, or such surrounding collector or arterial roads shall be improved so that they will not be adversely affected. Response: The engineering report prepared by Schmueser Gordon Meyer includes a discussion of access and traffic impacts from the project. The report states that this project will generate approximately 26 trip ends per day, comprised of approximately 8 trips per day from the free market unit and 18 trips per day from the 3 affordable housing units. 10%, or approximately 3 vehicles per day, could be expected to impact area streets during peak morning and evening hours. This would appear to be a very minimal impact on area roads. R. Every residential building shall not be farther than sixty (60') feet from an access roadway or drive providing vehicular access to a public street, Response: The proposed development complies with this standard. S. All non-residential land uses within the Planned Unit Development (PUD) shall have direct access to a collector or arterial street without creating traffic hazards or congestion on any street. Response: There are no non-residential land uses within this PUD. T. Streets in the Planned Unit Development (PUD) may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent City regulations and ordinances. Response: North Spruce Street is intended to remain under private ownership. North Spruce Street Affordable Housing Project Page 12 1*""'. tMo \l~J~~ ~~1 b ~~ ~> , A~ t.\7Jv;;i frA~,~. <11,~~~ , 4 ~~ ~. ~W< o~ ow,h v. 8040 GREENUNE REVIEW This property is located at an eleva ion of approximately 8,100'. Therefore, the proposed development is subject to 8040 Greenline Review. Typically, 8040 Greenline Review would occur in conjunction with Final PUD. However, to give the City a basic understanding of how this project will comply with these provisions, we have provided conceptual responses to the standards of Section 26.68,030 C. of the Land Use Regulations. We would not anticipate having the Planning and Zoning Commission take formal action on the 8040 Greenline Review until the Final PUD is submitted. We request, however, that the Commission provide us feedback at this time regarding our conceptual compliance with these standards, to guide us in preparing our Final PUD. Our conceptual response to these standards is as follows: 1. The parcel on which the proposed development is to be located is suitable for development, considering its slope, ground stability characteristics, including mine subsidence and the possibility of mud flow, rock falls and avalanche dangers. If the parcel is found to contain hazardous or toxic soils, the applicant shall stabilize and revegetate the soils or, where necessary, cause them to be removed from the site to a location acceptable to the City. Response: Hepworth-Pawlak Geotechnical, Inc. has prepared a geotechnical report to determine the suitability of the property for development (see Attachment #5). In preparing the report, they have conducted a field exploration of the area and evaluated resource materials. They have also sampled the surface soils so that a total lead content test could be prepared (see Attachment #6), Their geotechnical report concludes that "Development of the property should be feasible '\.\. based on the geotechnical conditions". It makes the following findings with respect to ~ f' hazards: ~. ~ r~*.~ !l\f'~' Slope/Ground Stability: "The hillside in the area appears to have had a relatively stable V)" ~ recent geologic history. The cut and fill slopes also appear relatively stable, other than ~ minor raveling." ~~ ~'\ Mine Subsidence: "Evidence of surface mining activity was not observed on the property. The risk of future surface subsidence due to underground mine works, in the Aspen area is generally accepted as low, but the property should not be considered risk free." The report then goes on to make several specific recommendations, that will be addressed in detail as part of the Final PUD drawings. These recommendations are that cut and fill slopes in excess of 1.5: 1 be retained, that site specific subsoil studies be conducted for North Spruce Street Affordable Housing Project Page 13 /"""'., !"""'\ individual building designs and that the affordable housing construction consider the potential for construction-induced slope instability due to excavation. The report they provided on the soil sampling they conducted states that "Total lead content is well below the "action" level of 1,000 parts per million and mitigation for possible contamination due to past mining activity is not needed". 2. The proposed development does not have a significant adverse affect on the natural watershed, runoff, drainage, soil erosion or have consequent effects on water pollution, Response: The proposed development will not have a significant adverse affect on the natural watershed, nor cause increased runoff, drainage or soil erosion. As is more fully described in the engineering report (attachment #4), the only increased impervious surface associated with this development will be the buildings, small entry areas and a small surface parking area. The conceptual plan for addressing this drainage is as follows. Flat roof areas and gutter systems will be directed to new drywells sized to detain the 100 year event. This will allow pre-development historic flows to be returned to the aquifer. Perimeter footer drains and any under-slab drains (if required) would be directed to an independent sump vault and pumped to one of the drywells or to daylight. Footer drains would not be routed directly to the drywells, due to the potential for storm flows to then back up into the footer and under-slab drains. Although there will be significant grading work necessary to build the proposed dwelling units into the slopes on the site, this disturbance will be short term and the resulting cuts will be retained by the foundation walls for the units. No other significant areas of cut or fill disturbance are proposed, so there will be minimal long term exposure of disturbed areas that will cause erosion. Erosion from areas disturbed during construction will be controlled using standard construction practices, while any other disturbed areas will be re-vegetated within the first growing season after construction to prevent slope erosion. (' 3. The proposed development does not have a significant adverse affect on the air quality in the City. Response: There should be no significant impacts on air quality from the proposed development. The proposed residences will comply with all applicable City regulations regarding wood burning devices. Traffic impacts from the development will be minimal. Moreover, by providing affordable housing in town, close to where people work and recreate, this project will help to eliminate trips that otherwise would have occurred on Highway 82 as a result of commuting. 4. The design and location of any proposed development, road or trail is compatible with the terrain on the parcel on which the proposed development is to be located. North Spruce Street Affordable Housing Project Page 14 ~ ,1"""\ Response: Although the proposed building envelopes themselves are on relatively steep ground, they are clearly capable of being developed using traditional mountain design practices. Building the units into the hillside will result in the least long term disturbance to the site. No roads or trail development are proposed. The proposed driveway for the free market unit has been]ocated to generally follow the existing contours, and to be hidden from view by the proposed residence for a considerable portion of its total length. 5. Any grading will minimize, to the extent practicable, disturbance to the terrain, vegetation and natural features. Response: Grading and erosion control is addressed under criterion #2, above. With regard to disturbance to natural features, it is important to note that this property has previously been disturbed, since it currently contains fill material. No large trees will have to be removed for this development to occur. 6. The placement and clustering of structures will minimize the need for roads, limit cutting and grading, maintain open space and preserve the mountain as a scenic resource. Response: The affordable housing units have been clustered into a single townhome configuration, to minimize their footprint on the property and the resulting need for cutting and grading. Although there will be grading required to place the structures on the lot, the units will be built into the hillside and the foundation walls will retain the cut slopes, thereby hiding the visual impacts of the disturbance. As noted previously, this is not a particularly open or natural part of the Aspen Area. Rather, development of this site will serve to fill-in a parcel that is surrounded by other developed lots. In addition, there has previously been disturbance to this property, so its development will not significantly change the scenic character of the mountain. No new roads will be required for this project. As described above, the proposed driveway for the free market unit has been located to generally follow the existing contours, and to be hidden from view by the proposed residence for a considerable portion of its total length. 7. Building height and bulk will be minimized and the structure will be designed to blend into the open character of the mountain. Response: Elevations have been provided for the proposed affordable housing units. These show that the units will be two story homes, with a maximum height of approximately 22'. The units will be built directly into the hillside, which will help to minimize their height and bulk. The three affordable housing units will contain no more than 6,000 sq. ft. of floor area, while the free market unit is expected to contain approximately 6,000 sq. ft. of floor area. This total of less than 12,000 sq. ft. of floor area is considerably below the allowable floor area for this site in the AHl zone district, which is approximately 28,000 sq. ft. North Spruce Street Affordable Housing Project Page 15 /"'"'I 1"""\ 8. Sufficient water pressure and other utilities are available to service the proposed development, Response: As described in the PUD section of this application, sufficient water pressure will be available when the new water main is installed in Spruce Street this spring. Sewer service will also be installed at that time. Other utilities are already available in the area. 9. Adequate roads are available to serve the proposed development and said roads can be properly maintained. . 10. Adequate ingress and egress is available to the proposed development so as to ensure adequate access for fire protection and snow removal equipment. Response: These issues have also been addressed in the PUD section of this application. 11. Any trail on the parcel designated on the Aspen Area Comprehensive Plan: Parks/Recreation/Open Space/Trai/s Plan map is dedicated for public use. Response: The referenced Aspen Area Comprehensive Plan map has been superseded by the pedestrian and bikeway maps in the Aspen Area Community Plan. Those maps do not show a trail in the vicinity of the subject property. ,..---. North Spruce Street Affordable Housing Project Page 16 ('\ ~ ATTACHMENTS , r--. (\, ATTACHMENT #2 Mr. Chris Bendon, Planner City of Aspen 130 South Galena Street Aspen, Colorado 81611 RE: NORTH SPRUCE STREET AFFORDABLE HOUSING PROJECT Dear Chris, I hereby authorize Alan Richman Planning Services to act as my designated representative with respect to the land use application being submitted to your office for our property, located on North Spruce Street. Alan Richman is authorized to submit an application for annexation of my property and for PUD/8040 Greenline Review. He is also authorized to represent me in meetings with City of Aspen staff, the Aspen Planning and Zoning Commission and the Aspen City Council. Should you have any need to contact me during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number are included in the land development application. 1""'. ATTACHMENT #3 1""', CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Chris Bendon, 920.5072 DATE: 12.23.97 PROJECT: REPRESENTATIVE: OWNER: TYPE OF APPLICATION: DESCRIPTION: Spruce Street Affordable Housing Alan Richman 920.1 125 2 step Conceptual PUD, 8040 Greenline, Annexation, This pre-app does not cover the requirements for annexation, land Use Code Section(s) 26.52 Common Development Review Procedures 26.58 Residential Design Standards 26.68.030 8040 Greenline Review 26.84 Planned Unit Development (PUD) (Conceptual) Review by: Public Hearing: Staff, Development Review Committee, Planning and Zoning Commission, City CounciL Yes, Cc. Applicant must post property and mail notice at least 10 days prior to hearing, or at least 15 days prior to the public hearing if any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency owns property within three hundred (300) feet of the property subject to the development application, Please also notice additional requirement for properties over 5 acres, Applicant will need to provide proof of posting and mailing with a affidavit at the public hearing, Engineering, Housing, Environmental Health, Parks, Zoning, Fire Marshall, Water, ACSD Planning Deposit Major ($2,160) Engineering, Major ($270); Housing, Major ($165); Environmental Health, Minor ($155) $2,750 (additional hours are billed at a rate of $ 180/hour) Referral Agencies: Planning Fees: Referral Agency Fees: Total Deposit: To apply, submit the following information: I, Proof of ownership 2, Signed fee agreement 3, Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number ofthe representative authorized to act on behalf of the applicant. 4, Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application, 5, Total deposit for review of the application 6, 27 Copies of the complcte application packet and maps, l>lcasc submit 1 copy to Planncr initially. HPC = 12; PZ = 10; GMC = PZ+5; CC = 7; Referral Agencies = Ilea.; Planning Staff = 2 7, An 8112" by II" vicinity map locating the parcel within the City of Aspen, 8, Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado, (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) 9, Additional materials as required by the specific review, Please refer to the application packet for specific submittal requirements or to the code sections noted above, 10, A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application, Please include existing conditions as well as proposed, '" !""'. ~ I L For Residential Units, . A slope analysis for both density (PUb) and lor allowable floor area (lot area definition) . AH - Building evelope(s); plans, elevations, and exterior materials (at least at a conceptual level); and proposed landscaping, It would be helpful to investigate both upper and lower sites for the AH as discussed on the site visit . FM - Building envelope, access, and guidelines for design addressing exterior materials and landscaping. 12, List of adjacent property owners within 300' for public hearing, 13, Copies of prior approvals, Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the fuiure, and upon factual representations that mayor may not be accurate. In the event of a dispute, the Planner may say "I'm sorry, I misunderstood everything you said." The summary does not create a legal or vested right. 07/13/98 MON 15:03 FAX 1 970 945 5948 ,1"""\ sciIiiuESER GORDON MEYER I.tJ 002 1"""\ (970) 925.6727 FAX (970) 925,4157 fiNGINErdlS --- 5 SUfl'l~yORS G M_. SCHMUES~1f (JanCON Mtr~R P,O, Box 2155 Aspen, CO 81612 July 13. 1998 ATTACHMENT #4 Mr. Alan Richman Alan Richman Planning Services P,O, Box 3613 Aspen. CO. 81612 HE: Auoer P,U.D. Proiect. Engineering Report Dear Alan: This letter comprises an engineering report regarding relevant aspects of the proposed Planned Unit Development IP.U.D,) project on property owned by Raymond N, Auger at 709 North Spruce Street in Aspen, Colorado. The Auger's are submitting an application to the City of Aspen for annexation, P.U,D. I Subdivision, 6040 Greenline and Growth Management Exemption to construct three affordable housing townhome units and one freemarket residence. I have endeavored herein to provide comments appropriate to the engineering- related criteria of the City of Aspen land use code particularly Chapter 26,68 DEVELOPMENT IN ENVIRONMENTALL Y SENSITIVE AREAS (ESAJ, Section 26.68.030 8040greef/(ine review. Chapter 26,84 PLANNED UNIT DEVELOPMENT (PUDI, and Chapter 26.88 SUBDIVISION. Introduction The Auger property is a metes and bounds parcel located at the base of Smuggler Mountain in unincorporated Pitkin County. The site is currently zoned AFR.l0 in the County and is proposed for AH zoning in the City of Aspen subsequent to annexation. The proposed PUD development plan will result in a total of one freemarket unit configured as a four-bedroorn residence. two affordable housing townhomes configured as three-bedroom units and one AH townhome at four bedrooms. The project will provide parking off the street for 6 vehicles fOr the AH units (2 per unit, one garaged and one outside). This report focuses on the infrastructure, traffic and drainage requirements of the proposed PUD development, All utility service will be from North Spruce Street, where new water and sewer mains as well as a rerouted electric line are under construction and other utilities are currently under ground serving the existing residences in the area. The current construction to extend water and sewer into the area was designed to meet the minimum sizing requirements of the City of Aspen Water Department and Aspen Consolidated Sanitation District to serve existing homes but will also be adequate to serve the additional units of this P.U.D. proposal. The property is accessed from the extension of North Spruce Street which is a private road segment subject to easements for use by the area property owners, i have spoken with representatives of all the prim<:lry utilities <:lnd inspected the site wiLh regard to the availability of all secondary utilitie~, 11n w!-">~t fah Qllii.... ~n(). ~1....1'>,.,.j('.H)r1 ~r~rin,.,ol': r:nlnr~(Ir;. (07n\ Q,1t:;--1(\' 07/13/98 MON 15:04 FAX 1 970 945 5948 r', SCHMUESER GORDON MEYER r'\, 14100:) July 13, 1998 Mr, Alan Richman Page 2 I would offer the following comments based on the proposed PUD plan: Availabilitv of Public Facilities and Services Water The Auger PUD project site is adjacent to a City water main that is currently under construction in North Spruce Street pursuant to Ordinance #41, Series of 1997. Water main Gonstruction includes a tie-in to the water line above the pump station on Silverlode Drive in the Williams Ranch Subdivision then tracking west in Silverlode to a new easement between Lots 3 and 4 of the Williams Ranch. We pick up the sewer line in the west cul-de-sac of Silverlode Drive and run both lines north between Lots 3 and 4 then follow the upper extension of North Spruce Street ~o Dr. Richard Phillips home at the end of the cul-de-sac (past the Auger units). We feel that this alignment offers the best access for future repairs and the most long-term flexibility in terms of possibly tying in other existing homes in the North Spruce Street area. For the foreseeable future the pump station and related mains will remain the maintenance and operational responsibility of an association comprising those properties served by the lines above the pump station. Given that the area is served by a pump station facility, water pressure and fire flows will be adequate despite the fact that the site is above the 8040 elevation. Mif10r additional water treatment by the City Water Department will be required to serve the anticipated additional demand associated with any homes on the extension, As- built easements would be granted to the City of Aspen Water Department at such time as the lines were to be conveyed to the City for maintenance purposes, Fire flow represents an important aspect of extending water service into the North Spruce Street area. This design proposes a total of four fire hydrants on the main, significantly improving water supply for fire protection throughout the area, The plan for the Auger PUD project would be to service each unit individually fronl its own service tap to the street with a buried valve box accessible from the outside of the structure. Service to the freemarket and AH units would require the full payment of tap fees for all of the new units as well as an amendment to the main extension agreement for the additional demand, Sanitarv Sewer The project site is also adjacent to an approved sanitary sewer main extension in North Spruce that is being constructed simultaneously with the water line. Aspen Consolidated Sanitation District (ACSD) Manager Bruce Matherly and System Superintendent Tom Bracewell indicate that service is available to the Auger project via connection to the new sewer line in the private street. Individual services for each of the three townhome AH units and the freemarket home are proposed, Service from the ACSD would require only payment of appliGable tap fees to the ______.__ . __.. SCHMUESER GORDON MEYER, INC, ___._ ,.,_____.___,________. 07/13/98 MON 15:04 FAX 1 970 945 5948 ,~ SCIDIUESER GORDON MEYER ~ 14J 004 July 13, 1998 Mr. Alan Richman Page 3 District. No downstream constraints exist and there appear to be no surcharges applicable to the area. The agreement to extend the sewer main into the North Spruce Street area should be unaffected. Electric Service The North Spruce Street area is currently served with electric primary by the Holy Cross Electric Association, Inc" the rural electric cooperative that serves areas outside downtown Aspen. I've met and spoken with Field !:ngineer Jeff Franke of Holy Cross Electric regarding the availability of service to the Auger PUD. Jeff indicates that electric service is available from Holy Cross for the additional units in the Auger development plan, Jeff notes that Holy Cross Electric had planned to relocate its electric primary line into the area as part of their 1998 capital improvement program to serve existing homes, That work is currently underway in coordination with the construction of the new water and sewer main extensions into the area and will be adequate to serve the units proposed under the Auger P,U.D, Miscellaneous Utilities Telephone, gas and cable TV lines are also in place into the area buried in the North Spruce Street corridor. Service is available from each of these utilities to the units of the Auger PUD. Fire Protection As indicated in the water service section above, fire hydrants were included in the water main extension design to serve the existing residences in the area. Four hydrants are shown including at the point where the main enters North Spruce Street, at the first switchback near the lewit;: and Auger driveways, at the second switchback near the Timroth driveway and at the top cul-de-sac near Dr. Phillips home. These hydrants will also be adequate to serve the units of the proposed P.U.D project, located about 50 feet from the townhome AH units and about 85 feet from the proposed freemarket residence. The project site is just under a mile from the Aspen Fire District's station on Hopkins Avenue and should be within a 5 minute response time. Fire equipment access is somewhat restricted by the available curve radii at the two switchbacks on the upper end of North Spruce Street. The first switchback, at the current Auger and lewit;: entry has an existing centerline radius of about 25 feet and a maximum available radius of about 36 feet, The upper switchback, at the Tilllroth entry. has a maximum available radius of about 24 feet. The first switchback is probably negotiable by a fire truck by using the entire available road and clipping the inside of the turn, The second switchback is probably only negotiable by pulling into the Tirnroth driveway <HId backing up the remaining 300 feet to the cul-de-sac, It is worth noting, based on the site plan, that a fire apparatus parked at the second switchback is within 160 feet of any point on the townhome AH units of the Auger PUO. A fire truck at the second switchback is SOrne 400 feet from the farthest point on the freemarket unit, however. Some improvements to the two existing switchbacks are feasible without major cut-fill work SCliMUESER GORDON MEYER, INC, Oil13/98 MON 15:05 FAX 1 9iO 945 5948 ,-\ SCHMUESER GORDON MEYER I4J 1.11.15 f"',~ July 13, 1998 Mr, Alan Richman Page 4 or significant retaining walls. The lower switchback could be improved with relatively limited boulder wall construction (up to 6 feet on the downhill side, up to 4 feet on the uphill side). The upper switchback can also be widened somewhat with boulder wall construotion on the downhill side, Both switchbacks are being widened to the extent feasible as part of the current water and sewer line construction. Given that the North Spruce Street extension represents an existing private road accessing current homes in the area and given the visual impacts associated with a full design effort to expand the turn radii to the full requirements of the fire district, we have recommended only limited improvements to the curves to be accomplished with boulder wall construction and some pavement widening as part of the current water and sewer line construction. Additional measures such as the added fire hydrants and sprinkle ring of the proposed structures will serve to mitigate limited vehicular access by the larger district fire trucks. Access and Traffic Imoacts As indicated previously, access to the freemarket home and three affordable housing townhomes of the Auger PUD will be from the upper end of North Spruce Street. Spruce Street is a public right-of-way to the north end of the Centennial Condominiums, approximately 1,320 feet frOm the project site. Beyond that point, it becomes a private access (what we are referring to as North Spruce Street) within easements varying between 24 and 60 feet in width. Most of the North Spruce street segment functions as a one-I,me roadway with a pavement width of between 12 and 18 feet. The platform is sufficiently wide in the curves to allow two vehicles to pass one another. Sight lines between the curves are very good so that drivers can see an oncoming vehicle prior to entering the narrower road segments. The upper end of North Spruce Street essentially functions as a driveway accessing two units at the present time. I have reviewed the City of Aspen's Municipal Code regarding easement requirements for driveways. Generally, the City's code addresses typical design standards under the Subdivision regulations in Section 26.88.040, Subdivision approval. subsection C. 4., Design standards. The Aspen Municipal Code does not specifically address a minimum easement width requirement for private driveways. The Aspen code relers mostly to street dedication requirements for two-way streets intended for dedication to the public use and maintenance by the City. The City of Aspen's Municipal Code does refer to two lesser standards regarding right-aI-way or easement requirements. Section 26.88,040, C, 4, a, (3) allows for an alley right-of-way at 20 feet. Also, and perhaps more directly relevant, Section 26,88,040. C, 4, b, (6) permits "fire lanes and emergency access easements" 20 feet in width. I would suggest that, for a private driveway easement not intended for dedication to the public use, fire and emergency access is the principal concern of the City of Aspen and the minimum 20 foot easement under this section of the code is nppropriate and applicable, With respect to driveway design requirements, the City of Aspen code is again silent, Referring to Pitkin County standards, which address driveway design requirements more fully, SCHMUESER GORDON MEYER, INC,.._ _ '._..__.n..__...___.__..... _.m._ Oi/13/98 MaN 15:06 F~l 1 9iO 945 5948 ,'-' SCIUIlIESER GORI>ON UEYER 1"'"'\ liIJ 1J1J6 July 13, 1998 Mr, Alan Richman Page 5 several items are worth noting; 1. Driveways are defined as roads serving" ..one to eight residential or agricultural uses and have a traffic volume of less than 60 vehicles per day," Even anticipating the additional development plan under the proposed Auger PUD application and two additional homes on the Timroth property, the unit count on the upper access would remain well within the driveway standard limits defined by the County, 2. County standards allow driveways to be between 8 and 16 feet in width. The existing paved access appears to be a minimum of 1 2 feet wide so it is well within the required range and adequate for one-way truck or fire equipment access in terms of width. 3. The County's regulations also permit a minimum easement width of 20 feet. As noted in the fire protection discussion above, we are pursuing relatively limited improvements to the two upper switchback curves on the North Spruce Street alignment to improve the curve radii for emergency access. The access improvements would function in coordinlltion with water service and fire hydrant installations to improve emergency response capabilities in the neighborhood although would not meet a full street standard for curve radius at the top switchback. We continue to feel that the excavation and retaining wall requirements necessary to render both curves a full 150 foot radius would be unacceptable in terms of visual impact and damage to the slope areas, From a traffic generation standpoint, Pitkin County, in their Pitkin County Road Management and Maintenance Plan as adopted in 1997. recommends using the trip generation figures from the publication Trip Generation by the Institute of Traffic Engineers (lTE). The ITE publication, 5th Edition, Section 210 offers a trip generation figure for Single FamilY Detached Housing of 9,55 trip ends per unit per day and for Residential Condominiums/Townhornes (the AH units) at 5.86 trip ends per unit per day. While not specifically referenced in the ITE publication, condominium and townhome units represent lower trip generation factors than single family homes and tend to assume relatively high densities, relatively close available services and a transit option nearby. The County code also permits a trip generation reduction for the single-family freemarket home of 1.5 trips per day for homes within a half mile of a transit stop. Based on the tTE trip generation figures and reducing the trip generation associated with the freemarket unit for being within one half mile of transit. the Auger PUD proposal could be expected to generate the following traffic volumes: 1. One freamarket home @ 8.05 trip ends per day :; 8.05 2, Three AH units @ 5,86 trip ends per day per unit = 17,58 Total additional vehicles per day = 26.00 .. SCHMIIFSER GORDON MEYER. !"" 07/13/98 MON 15:07 FAX 1 970 945 5948 1"'"\ SCHMUESER GORDON ME~ER l4J uoi ~C-_____________. July 13. 1998 Mr, Alan Richman Page 6 Of this total fi9ure, 10% or 3 vehicles per day could be expected to impact area streets during peak hours in the morning and evening time periods, I have not been able to locate any specific recent traffic count information for the Spruce Street area near the Auger project site, I would suggest that. in any case. the proposed Auger PUD represents minimal impacts to the area streets both in terms of total vehicles per day and in terms of peak hOur since I have not observed that the Spruce Street corridor is suffering from any capacity problems evidenced by congestion conditions. The Auger PUD proposal will also provide a total of 9 on-site parking spaces including 2 spaces per townhome AH unit and 3 spaces in the freemarket single-family unit, Grad/nu and Storm Drainaqe The existing North Spruce Street extension does not have curb and gutter and appears to drain well based on a combination of borrow ditches. swales and culvert crossings, The existing drainage and grade conditions appear to disperse area drainage in such a manner that erosion is minimized and flows are not concentrated in any areas, Area soils are generally granular sandy gravels with extensive cobble and boulders such that infiltration into the site aquifer is good where storm runoff is in contact with the ground. The Auger PUD proposal will not require a new road cut nor change the eXisting road configuration in any significant manner nor does it add curb and gutter where it does not currently exist. Adding curb and gutter in this area would serve to concentrate storm drainage in a manner that would be more difficult to disperse. The only new impervious surface associated with the Auger PUD project will be the buildings themselves, new entries and a small parking area and it is proposed that new drywells sized for the 100.year event would be installed to detain any additional runoff generated by the new structures, Flat roof areas and gutter systems would be directed to the drywells for return of pre-development historic flows to the aquifer, Perimeter footer drains and any underslab drains (if required) should be directed to an independent sump vault and pumped to one of the drywells or to daylight. Footer drains should not be routed directly into the drywells due to the potential for storm flows to then back up into the footer and underslab areas. Otherwise the new structures of the Auger PUD project would require only conventional design items to address drainage conditions. Adjacent grading should slope away from the structures and upslope swales created, particularly above the town home AH units. to direct upslope drainage around and aWilY from the buildings. The exisling druinugc p<lllcrns ,md watershed characteristics will not be impacted as a result of the site design, Tile recommendations of a geotechnical consultant should be considered regarding soil conditions or geolOgic hazards that may effect the site. From a grading standpoint. the proposed site plan actually requires minimal dislurbanlJB to the site, The freemarket unit is to be built onto the slope below the cul-de-sac at the end of North Spruce Street and the town home AH units will be buiit into the slope above the road near the last switchbaCk. Other than the immediate disturbance associated with tho construction I L______nn ___ _n..S(':HMlJESER GORDON Mev"" INC._.__________._____,___ 07/13/98 MON 15:08 FAX 1 970 945 5948 r"". SCHMUESER GORDON MEYER ~jUU8 ~ July 13, 1998 Mr. Alan Richman Page 7 activity, minimal grading work is suggested for the project. Foundation walls will act as retaining walls on the site slopes and no significant areas of cut or fill disturbance are proposed, Excavated material from the foundation areas will be used to construct the driveway into the freemarket site or will be removed from the site for disposal. Minimal exposed cut and fill areas will also serve to minimize the potential for erosion impacts as a result of the construction. Disturbed areas should be revegetated as soon as possible after construction to prevent slope erosion following completion of the units, EPA Sucerfund Site I met with the Aspen/Pitkin Environmental Health Department staff on the question of whether the Auger project site is within the EPA Superfund area for cleanup of heavy metal- contaminated soils. We reviewed the map of the Superfund area and found that these sites are not within the boundary of the Superfund Site as defined by the EPA. I hope these comments are adequate for submission purposes for the Auger PUD application, Feel free to contact me if I may provide further information or assistance. Very Truly Yours, SCHMUESER GORDON MEYER INC. C{!}vw- c -- ~ ay ,Hammond, P.E, Principal. Aspen Office JH/jh sa014~A SCHMUESER GORDON MEYER, INC. J r'\ ATTACHMENT #5 ~ HEPWORTH-PAWLAK GEOTECHNICAL, INC. ""l.J20 Road 154 Glenwood Springs, CO 81601 February 27, 1998 Fax 970 945-8454 Phone 970 945-7988 Camilla Auger 709 Spruce Street Aspen, Colorado 81611 Job No. 198 147 Subject: Geotechnical Conditions for 8040 Greenline Review, Proposed Residential Development, Uphill of Spruce Street, Pitkin County, Colorado Dear Ms. Auger: As requested, we met with you at the subject site on February 13, 1998 and made a reconnaissance of the proposed development area. The purpose of our work was to evaluate the geotechnical conditions with respect to the proposed development based on our observations and experience in the area, The work was performed in accordance with our agreement for professional services to you dated February 13, 1998, Proposed Development: The development will consist of two residential units and three employee housing units, We have been provided a plan of the possible building layout by River Studio Architects dated December 20, 1997, and a survey plat by Banner Associates dated January 6, 1998. The two residential units will consist of the existing Auger residence and a new residence located in the middle to northern part of the property. The three employee housing units will be a townhome type structure located in the southern part of the property, The new residence is expected to be below the end of Spruce Street extension and the employee housing units are expected to be cut into the hillside above the Spruce Street extension. The development will be serviced by municipal water and sewer. Roadway grading improvements may be needed for site access. The development area is proposed to be annexed into the City of Aspen. Geotechnical Conditions: The subsoils in the development area consist of glacial moraine containing poorly sorted gravel, cobble and boulder deposits in a silty sand matrix (Bryant, 1971). Boulders to several feet in size are embedded in the deposits and exposed throughout the property. Spruce Street extension has typically been built by shallow cuts and fills, except at the end of the road where there is a relatively deep fill. The natural terrain in the development area slopes down to the southwest at grades of 30% to 40%. A small ephemeral (dry) drainage passes roughly through the middle of the property. The head of the drainage basin appears to be on the steep hillside to the northeast of the development area. We understand that potential runoff from the drainage through the property and any potential impacts (such as flooding and erosion) are being evaluated by Schmueser Gordon Meyer. The hillside in the development area appears to have had a relatively stable, recent geologic history, The cut and fill slopes also appear relatively stable other than minor raveling. Vegetation typically consists of sagebrush, grass and weeds with a few scattered cottonwood trees on the property. Snow cover was patchy at the time of our site reconnaissance, Camilla Auger February 27, 1998 Page 2 -. t' ., f". Conclusions and Recommendations: Development of the property as proposed should be feasible based on the geoteclmical conditions. The steep natural slopes and existing fill should be considered by the site specific building designs. Generally, cut and fill slopes steeper than I1h horizontal to 1 vertical should be retained. The on-site granular soils (excluding oversized rock) should be suitable for use as structural fill and as retaining wall backfilL Spread footings placed on the natural soils should be suitable for building support. Site specific subsoil studies should be conducted for the individual building designs, The employee housing building should consider construction-induced slope instability of the temporary excavation. We should review the proposed grading and drainage plans as part of the preliminary design of the development. The site is located within the Smuggler Mountain mining district and may be underlain by old mine works, Evidence of surface mining activity was not observed on the property, The risk of future surface subsidence due to underground mine works in the Aspen area is generally accepted as low, but the property should not be considered totally risk free. We have sampled the surface soils for total lead content testing and will forward the results when available, Limitations: This review was conducted according to generally accepted geoteclmical engineering principles and practices in this area at this time, We make no warranty either expressed or implied. Our findings are based on a site reconnaissance and review of published geologic maps, This report has been prepared for the exclusive use by our client for preliminary project evaluations, We are not responsible for teclmical interpretations by others of our information, Additional geoteclmical engineering studies should be conducted as project planning and design proceeds. If there are questions or if we can be of further assistance, please call. Sincerely, Jay Hammond cc: REFERENCE Bryant, B., 1971. Geology Map of the Aspen Quadrangle, Pitkin County, Colorado, U.S, Geological Survey Map GQ-933, ,-., ATTACHMENT #6 ,~ HEPWORTH-PAWLAK GEOTECHNICAL, INC. d020 Road 154 Glenwood Springs, CO 81601 Fax 970 945-8454 Phone 970 945-7988 March 6, 1998 Camilla Auger 709 Spruce Street Aspen, Colorado 81611 Job No, 198 147 Subject: Sampling and Testing for Total Lead Content, Proposed Residential Development, Uphill of Spruce Street, Pitkin County, Colorado. Dear Ms, Auger: As requested, we sampled the near surface soils at the subject site and had them tested for total lead content. The results are as follows: Sample Location Soil Type Total Lead Content (ppm) Proposed Residence Fill Embankment 37 Proposed Residence Natural Soils 32 Proposed Employee Natural Soils 14 Housing The total lead content is well below the "action" level of 1,000 ppm and mitigation for possible contamination due to past mining activity is not needed, If conditions are encountered during construction that indicate past mining activity, we should be contacted for furtller evaluation, rfyou have any questions or if we can be of further assistance, please let us know, Sincerely, HEPWORTH-PAWLAK GEOTECHNICAL, INC, SLP!ro attachments cc: Schmueser Gordon Meyer - Attn: Jay Hammond Alan Richman ,,-.,, "..,..., ASPENlPlTKlN COMMUNITY DEVELOPl\1ENT DEPARTMENT Agreement for Payment of City of Aspen D~elopmentAppJic:atioD Fees (please Print Clearly) CITY OF ASPEN" (hereinafter CITY) and (2../),,-,\vv...o~ l\, A,"'ia-fl.. (h~n"fter APPUCAi'IT) AGREE AS FOLLOW'S:' . 1. APPUCANT has submitted to CITY an application for [.Q ~t.e,q ~A \ ~ u <) . (hereinafter, THE PROJECT). 2. APPUCAi~ understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996) establishes a fee strUcture for land use applications and the paymem of all processing fees is a , condition precedent to a determination of application completeness. 3. APPLIC.~'IT and CITY agree that bec:lUSe of the size. i.1lllUl'e or scope of the proposed project. it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICAJ.'-l"T and CITY further agree that it is in the interest of the parties to allow APPLICAJ.'IT to make payment of an initiai deposit and to thereaiter permit additional costs to be billed to APPLICAJ.~ on a monthly basis. APPLIC.~'IT alZrees he will be benefited bv ,e'";n;,,.,. . _. ~ .or greater cash liquidity and will make additionai payments upon notification by the Cl J. '{ when they are necessary as costs are incurred. . CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICAJ."ITS application. 4. CITY and APPLIC.~'IT further agree that it is impracticable for CITY 3taifto complete processing or present sufficient informaIionto the Planning Commission and/or City Councii to enable the Planning Commission and/or City Cound to make iegally required findings for project approval. unless Ctmellt billings are paid in full prior to decision. S, Therefore, APPLIC~'-l"T agrees that in consideration of the CITY's waiver of its right to collect full tees prior to a dfltP.!'TTlinarion of application completeness, APPLICAJ.'IT shall pay an initial deposit in the amount ofS\X'~i~1 SOwhich is far \ d- hours ofPJ"nnlT1g staff time, and if actual recorded costs exceed the. initiai deposit. APPLICANT shallpay additionaimonthly billings to CITY to reimburse the CITY . for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICAJ.'IT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing. CITY OF ASPE1"1 s~ Community Development Director City of Aspen APPLICANT Signature: Date: 'r PrintedName: _R<!rYA/tOiJP 1.1. U~ MailingAddress: 701 .sPKUCf? Ji MPtTV COrlVir <. ,r'\, ~ ATrACHMENT #1 CAMILIA AU;ER 0709 JIml'H SPROCE: ASPEN CD 81611 July 24, 1998 Erx::loseQ yaJ will f:iro our Ccmnitnent N:>. 405154-cg, issued by FIRST AMERICAN TITLE :II'SlJIWa CXlolPANY, ~ an effective date of July 20, 1998. We appreciate the owor l\Jfli ty to participate with you in this transacticn. Slx:W.d yaJ have aIW questials or cx:xx:JemS, please feel free to cxntact us at the address or pln1e numbers listed below . With best regards, M. Tamara E'dwaI:Os Erx::losure ce'a to: ASPEN TITLE a:m>oRATICN 600 EAST lDPKINS AVENUE #305 lISPEN CD 81611 FAX m. FAX 970-920-4052 PH 970-920-4050 DENVER 303-595-8463 ---- ,.,....,., COMMITMENT ~ SCHEOOLE A CAMILIA AUGER 0709 NJRl'H smx:E ASPEN ro 81611 1. Effective Date: SM/dd July 20, 1998 at 7:00 JIM Order No. 405154 -C9 CustcmeJ:- ReferellOe AU3ER 2. ALTA Owner's Ft:Ilicy P.JX:>('OsetJ Insured: AIIlount: $ A EUYER 'lQ BE IlEl'E:R'1INED 3. ALTA Loan Policies &01..:1 see} Insured: AIIlount: $ &Ol..:lsed Insured: AIIlount: $ 4. '!be estate or :interest :in the land described or referred to :in this Carmi tment and COIIered herein is: FEE SIMPLE and title 'tt....:..to is at the effective date hereof vested :in: RAYM:lND N. AU3ER Owner's Pranium: $ J:enjer's Pranium: $ J\dd'l J:enjer Chg: $ J\dd'l 01arges: $ Tax Certificate: $ ED::Io.c~lt Chg: $ TBD 01arges: $ issued by: ASPEN TITLE COt<1'uHATIOO 600 EAST lfOPl<ThS AVENUE #305 ASPEN ro 81611 FAX 970-920-4052 PH 970-920-4050 DENVER 303-595-8463 750.00 T<1l'AL ~: $ 750.00 FIRST AMERICAN TITLE :INStJRAI'CE CXMPANY ,-, COMMITMENT !~ S<liEDILE A (exntlmJed) Plat id No. arder No. 405154 -c9 5. '1be land xeferred 'to in the Camli 1Delt: is covering the land in the State of Cblarado, County of Pitkin , described as follows: That partial of tM M:inirgs Claims Cora lee, U.S. 5304 J\nencled am Ella stEnlood, U.S. 5304 AIIE:1med, located in tM SWl/4NE1/4 of Secticn 7, Township 10 Sooth, ~ 84 West of 1:00 6th P.M., beirY;;J nore particularly described as follows: Beg~ at 1:00 IIOSt Northeasterly Comer of 1:00 parcel, wreoc:e 1:00 C-E 1/l6th Comer, Secticn 7, Township 10 South, ~ 84 West of 1:00 6th P.M. bears South 57027'31" East 540.30 feet; thence North 45044008" East 63.60 feet; thence South 44913'06" East 105.00 feet; thence North 45044'08" East 179.65 feet; thence South 44013'06" East 99.61 feet; thence North 45947'10" East 324.19 feet; thence South 46932'19" East 197.49 feet; thence Sooth 45045'13" West 575.43 feet; thence North 44013 '06" West 402.05 feet to 1:00 Point of l3eg~. FIRST J\MERICAN TITlE ItSUIWCE a:MPANY - , ,'-' COMMITMENT ,~ SCHEOOLE B Secticn 2 El\I.;I!;truCllS Order No. 405154 -c9 '!be policy or policies 'to be isSl~ will cal't:a:in exceptioos 'to the follCM1ng matters unless the same are d';~sed of 'to the satisfacticn of the CaIpany: /lirry loss or damage, iIDl~ atun.,16y fees, by reascn of the matters shcMn below: 1. /lirry facts, rights, interests, or claims which are not shcMn by the public records but which coold be ascertained by an :inspecticn of said lan:i or by makir.g irx:juiry of perseus :in po6<;>"''SSicn thareof. 2. Easatents or cla:iJlls of easerrents, not shcMn by the public records. 3. Disc::reparcles, CXXlflicts :in i:xJl.JOOary lines, sOOrtage :in area, erx:::roac.rnents, am any other facts which a ex>rrect SUIVey \<<lUld disclose am which are rot shcMn by the public records. 4. /lirry lien, or right to a lien for services, labor or material heretofore or l'2reafter f'l.ll:Tli.sbad, :impcJeed by law am not shcMn by the public :rec:mds. 5. Defects, liens, E!I1CIRlbrarx:l, adverse cla:iJlls or other matters, if any, created, first appea:rirg :in the public records or a~ subsequent to the effective date hereof, but prior to the date the y.L~ insured acquires of reaord for value the estate or interest or lIo.d.gage therea, c:overed by this Ccmnitment. 6. Taxes due am payable; am any tax, special "sseS91I3Ilts, charge or lien ~ for water or sewer service, or for any other, special taxing district. 7. Right of the Proprietor of a Vein or IDde to extract am rE!IIDVe his ore therefran, sOOuld the same be fami to penetrate or intersect the premises hereby granted, as resezved in United States Patent :r.eco.cded January 11, 1909, in Book 136 at Page 349. 8. Right of way for ditx::b:!s or canals c:xnst:r:ucted by the autrori ty of the United States, as resezved in United States Patent reoorded January 11, 1909, in Book 136 at Page 349. 9. Easatents resezved in Deed r~ 0:X0ber 5, 1970, in Book 251 at Page 91. 10. Easatent am right of way for electric transnissicn purposes, as granted by Ra.yltald N. Auger to Holy Cross Electric }\sSOC'iaticn by instI:urent reaorded May 28, 1970, in Book 248 at page 677, in which the specific lcx::aticn of said easenent is rot defin3d. 11. Restrictioos, which 00 not crntain a forfeiture or reverter clause, as crntained in instrument recx>rded 0:X0ber 22, 1970, in Book 251 at Page 420. ( Ccntinued) FIRST J\MERICAN TITLE :rNSlJRAN::E .CXl'IPANY EIlu=a-nlllS (crntinued) ~ Order No. 405154 -c9 (""-, 12. The obligaticn which burdens the ~ of the subject prq:lerty that "any disturbed areas outside the i:lc::JuOOaries of the Easatent shall 1J.i.uupLly be reslored, to the extent reascxlably poss5b1e, to natural cxxxtiticns existing prior to such CXXlS1::ruc::ti, repair or repl.acenent", as disclosed by the easerrents which are beneficial to subject property Oller am across adjacent properties, as the same are a:ntained in instruments reco.cded Septanber 7, 1971, in Book 257 at Page 590 am April 13, 1998, at Recepticn t-b. 415585. 13. Road am utility Easement J\g'reefIEnt reoorded FebJ:uary 9, 1990, in Book 613 at Page 845, as ameroed by M:ldificaticn of Easatent JIg":eellleht reco.nled May 27, 1998, at ReoepUcn t-b. 417304, as OOL.L=.;l;ed by instrument recorded July 13, 1998, 'at Recepticn t-b. 419342, am as further ameroed by M:ldificaticn of Easement JIg.Leellleut .Leco.cded July 13, 1998, at Reoepticn t-b. 419341. 14. DeteJ:minaticn t-b. 97- by the Camtunity Deve10pnent Director of Pitkin County recorded January 16, 1998, at Reoepticn t-b. 412645. 15. Pretapping Ay.L..e.lleIlt by the City of Aspen, Dr. Richard C. Phillips, Ra.yltald N. Auger, Albert G. Timroth am 0::l1na M. Timroth reorn:ded July 1, 1998, at Reoepticn t-b. 418867. FIRST J\MERICAN TITLE :rNSlJRAN::E CXl'IPANY ~. I- Z' ::) d ~ \ ~. "ON rmtMVlfO :;UYO 'QN .L:J3roW ,',..~ ~ ~9~8 001fl:10100 'N3dSV . lOl31S '3nN3^V NVWAH lSV3 OIl Sl03l\H::lI:lV . ON31:l '8 NO~81~ :A8 NMO =31VOS I ,~t ,J., , I , , ~ " i - ~ , i - .-'. . ~ - .....-- -.-.- , I , ~ 9 0 ~ -\ I -. i I - t !i .~ lJ a:l i~ ) - I I ~ 1=- :t- It , ~. 1= I b= , I F r " ~ , ~ , , I , ! . -~ .lfoz:. , . ... ........, ..J OQ . .... ' UJ . \1. UJ=> ~, :~ ..J Q:! \k " W.,.,IIJII\ cd . · UJ 1ft, ~ ""i ~ ~::): -< ~. <'~g '<..~ ~~ )\11 _7- )j "'\\ -' << ':\1\ :s- t- - z ::> . ~ . a:: ~. 'f l' ,~ :::> 16 i I ..+ , fft, I I ! i , I I , l/J I I ~ it I I , "l- i \!) II: i - 00( ... I Cl - , I i :';-."'0' I " ::li2 i " ot .',1 I. S >- ! II: 0; it:;.(. ~. 1'0' .i5 i' , \! \1\ (', r-. ::li, Oil 0- a:~ Q'll !U= !D, s 0, O't It:. )t 01. , W'::: !DI ,riir -J o z ,~,;, ~0 . .. . f-= Z-- -. I .O~ (/):- ~- >-< C) a:: o o ..J LL I- en ,.. a:: w " ~ <C ,11) ~ ~ Ii- Il 4 1(\ \I' ;t.'If-. ~ I'- I() tn ~ ~ ~ .~ ~ :> ...:i L;.;... r- - Z :3 . ~ . a: r, , ~ ... '3 ~ r, 1""". t 'I- ,SI ,9 Dr :c-r '. .1 .~. I -OC-l ~ 0 :::lE a: l:ll a:' w!! ... j. 0.- OCi'" :::lE 0' Z.!! 'i'1- . '<) a ;;- ,I, ;- / *- " ,i i=- I.! " " I I I I I I I I I I I I / , / (Il,,<o/ Zi.. >Jl :i ~I. ~~-- "- "- "- '"', ,1-'& . 0, z f-Ll,;, P::;t; . WI 'Zi= O~ C/)~ pCl >-< o co c:: ~ o a: ~ 9 LLJ, ~ LL d Q ::) "% z<c a ~ .' ;t ~ ~ ... ::> .::t VJ I- iIIiiillliI Z ~ UJ ...J n <t C a: ~O LL LL <( ,01 r-\ () ('l , ~ '- ';:\ ..... ~ . ~ ~ I"""'- ...... 0 Z r..Ll ' a: ~ \: ~ ~~ 0 a: . w :l S Z>-= 0 w ~t - - I ..J O~ ~ e" ~~ (/)'" CO'. I :) .... >-< .- D C/J <C I!\ ./2 1'1' ,.. ~ " G:l ~ II! ~ ~i '" - " '<11', 'Z,'" iJ'. Oil' z. llJ :1:., U\~ I-'ll iiii;~. . -.t- ill ~" a:.'/.. c:r:,j <.lI- w i~ " a:.f.. c:r:.. <.lI' <.lit ! ~ >, :r- :to ~ < i' :i: ii M I ~ r- I Z llJCl :z:,~ ,- ~ J Iii C:J_ '1- 'Ill,'" ':;;0- tI, :IIi a:. Q ::;) :E -t {> .... ::> Ii I;I:! I , . . ~t- >>'- :;==: (771'/1'\ NOf,y/dO:)..) , . ,. ,. ~ CI) I- - Z ::) W ..J m ''1: c a: o .LL. 'LL <C 1- ,Of r-. - ~ - " - o + -- o - :! . ,-.,. ~ t'l ,I""', ~, O!!' Ie Oil. u.l.\1. lD r:C' lD~ . ,. Ii:- UJ ""ll en" -, - .~- S ,I::. r:C Ilk a:",; w- ""~ U). c(_ :1- :I o o. a:l! Q'1- Wi l!l~ :I 0- 0" a: " Q'i. w 0 ~, .... 5 '" :I 0, o. a::: Qi)(. w'<> 11:I' o Z. ~' ~, ~ u Z~- O~ C/)< r::Q' ...... o ,eX) a: o o ..J U. Q ,% '(\I ex: w ~ " H~ ::)m~ <C~f. lj. ~ ~ ~ ): -:1 en 0 t- ~ Z W.;, Z p::::; 0 a: ~ zi= a: UJ o~ LL (/)~ " I1J .i r:o t- '(r' '-< => " 0 W ~ .., W c( ( ~, a: !:" t- = (J) ~ -~ ..\ I ~ ,-. .; , , L ~ - - ~-l I !""'"' t- --Z-'it '--', - : :;) 1 , 0111 LI--a:JJ _._- I i iff{ , 1--='::"1 I 'I ~-~J W .J a:l < Q a: o u. u. < W .J a:l < Q a: o u. u. < 'ON lD3roUd 'ON VNlMYlfO :}.9 NM.O :3J.VO =31...08 r ,.! ,-, .",~ ~~9~8 OOVl:lOl00 'N3dSV .. lOl31S '3nN3^V NVWAH lSV3 O~l Sl031IH::lH\f ' ON31:1 'i NOS81e> , ~r---l ---1 LIJ ...I m <I: Q a: O. u.. u.. <I: ~ . , ....~..r- -l L__-, r--; I ' ., . I _ L:::"-~J Q ... III a: ~ LLJ<iI ,,: :::::>: < r- ., ~ Zl o - ~' ~I W ..J W Ui ~ .... ,- !Z ::) o a: Z I 91 . .~ ___-+_~~J ~ I H J' .,.~ ---- ~ I I . .