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AI{KARD
f,n'vrnonwrmirer
}uly 12,2O02
Otis Odell. AIA
Principal
Odell Architects
32065 Castle Court, Suite 150
Evergreen, Colorado 80439
Dear Mr. Odell.
This letter provides an update to the original noise analysis conducted for the Middle Creek Affordable
Housing Project in Vail, Colorado (Ref: Letter from Hankard Environmental, Inc. to Odell Architects
dated t/28/2002). The reason for this update is because the layout ofthe original design has been
changed, thus the noise analysis had to be revisited. As v/ith the original analysis, the purpose of this
study was to compare the calculated overall interior noise levels for the proposed structures to the U.S.
Department of Housing and Urban Development (HUD) interior noise goal of 45 dB(A) (Ref: The Noise
Guidebook, U.S. Department of Housing and Urban Development, I 99 l) .
The updated analysis shows that the proposed Middle Creek Affordable Housing project wil/ achieve the
HUD interior noise goal of45 dB(A) using standard exterior wall construction. It should be noted that
this analysis was conducted using peak-hour (loudest-hour) traffic conditions, which typically only occur
for a total of about two or three hours per day. The following provides an explanation as to how the
exterior and interior noise levels were calculate4 followed by the results and comparison to the HUD
interior noise goal.
Noise Level Calculation Methodologt
Similar to the original analysis (Ref: Letter from Hankard Environmental, Inc. to Odell Architects dated
I/28/2002), the exterior noise levels were predicted based on measured noise levels at the site, topography
of the site, peak-hour traffic volumes and speeds provided by the Colorado Department ofTranspo ation,
and an updated design layout provided by Odell Architects as shown in Figure l. Noise levels were
predicfed for each structure on the top floor using its nearest location to I-70, which typically corresponds
to the loudest location. Primary factors that affect the noise levels include the distance ofthe structure to
I-70, the location ofany barriers or berms that block the I-70 traffic noise, and the amount of sound
absorption by the ground. As with the original analysis, no significant noise barriers were found between
I-70 and the proposed structures, and no ground absorption was applied to the calculations as the
proposed structures are significantly elevated. Thus, the results of the analysis should provide a near
worst-case scenario.
-=--<=-:-
Acous-rcs ^No VrBf; Irc\: Co su-rrrg
t-
103 East Simpron Street o Lafayette, Colorado 80026
phone: (303) 66606f7 e fax (303) 666-1053 . www.hrnkardinc.com
AI\IKARD
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FIGURI I : MTDDLE CREEK ATFoRDABLE HouslNG - NoIsE ANALYSIS SlrE PLAN
UPDATED Middle Creek Affordable Hou.sing Interior Noise HUD Comparison page 2
ANTKARD
Results and Compafison to HUD Noise Guidelines
The results provided in Table I show the predicted interior and exterior peak-hour noise level for the front
fagade of each sfiucture nearest to I-70. The standard amount of transmission loss for exterior wall
construction of26 dB(A) was used (Ref. Noise Control for Building and Manufacturing Plants, Layman
N. Miller, BBN, 1981, Table 6-7). Note that one assumption made here is that all windows are operable
but closed and that they cover no more than I 0-20% of the exterior wall area.
TABLE 3
UPDATED INTERIoR AND EXTERToR NoTsE LEVELS FOR THE MIDDLE CREEK AfFORDABLE HOUSING
As shown in Table l, the predicted interior noise levels are below the 45 dB(A) specified in the HUD
guidelines (Ref: The Noise Guidebooh U.S. Department of Htrusing and Urban Development, l99l).
These results were similar to the original analysis, as the locations ofeach newly designed structure did
not move significantly nearer or further away from I-70 as shown in Figure I on the previous page.
As with the original analysis, it was assumed that standard exterior wall construction consists ofa 4"
exterior wall with 72" thick gypsum wallboard on the inside, %" thick plywood on the outside, and
acoustically absorbent material (i.e. fiberglass) loosely filling the cavity. Standard windows were
assumed to be double paned with a0.2" airgap. Additionally, because these multi-family structures have
exterior doors opemng directly to the outside, all doors facing I-70 were assumed to be solid core wood
(or acoustically similar material) that is 2" thick (or a density of 8 lb/ft') and well gasketed.
Thank you for involving us \f,ith this project. Please call if you have any questions, or we can be of
further assistance.
Sincerely,.1<:00 '\, ( 4-\'{- ) \-.,-I
JeffCerjan
Senior Engineer
Proposed
Structure
(--)
Description
(--)
Exterior Peak-Hour
Noise Level
(dB(A)
Standard Exterior
Wall Construction
Transmission Loss
(dB(A)
Interior Peak-Hour
Noise Level
(dB(A)
Building A apartments with
communltY c€nt€r 69 26 43
Building B aparmrealts 67 26 4l
Building C apartments with serni-
underground parking 68 26 42
Building D daycar€ center 64 26 38
UPDATED Middle Creek Afordable Housing Interior Nolse HUD Comparison page 3
ODELL ARCHITECTS
Name of Project:
Location:
Applicable Gode:
Gode Check by:
Building'B'
Middle Creek Affordable O.A. Project Number:
Housins
Vail, Colorado
1997 UBC
Tony Nutsch Date:
0l 20
7-12-02
SECTION
1. Occupancy Classification:R-l Chapter 3
Principal Occupancy:R-l Table 3-A
2. Occupancy Separation Required
Occupancy to Occupancy -+ Hours Table 3-B
N/A
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all sides:
lf over one story:
lf Sprinkled:
Total Allowable Area:
Building Area:
Area of living units
Area of circulation
Area of mechanical
Total Building Area:
Type V l-hour
10,500sq. ft.Table 5-B
Section 505,1.1
Section 505, I .2
Section 505, I .3
10,500 sq. ft.Section 504.2
Section 505.3
21,000 sq. ft.
8,328 sq. ft.
974 sq. ft.
394 sq. ft.
9,696 gross sq. ft.
5. Maximum Allowable Height:
Feet:
Stories:
Fifty (s0) ft.
Section 506
Table 5-B
Three (3)
ODELL ARc H ITECTS, P. C.
Architecture Planning Interiors
Table 5-B
Building Height:
Feet:
Stories:
Approximately Thirty-five (35) feet
Three (3)
7. Fire Resistance of Exterior Walls -(see Occupancy Type and Construction Type)
Bearing: One (1) Hour Tables 5-A' 6-A
Non-Bearing:One ( 1) Hour Tables 5-A, 6-A
8. Openings in Exterior Walls -(see Occupancy Type and Gonstruction Type)
Group: R-1 Occupancy, Type
V-1 hour construction
9. Windows required in Rooms:
Window Area reouired:
Not permitted less than five(5) feet Table 5-A
Unprotected openings permissible
10 sq. ft. minimum, 10% of floor Sections 310.4,
area in dwelling units
Five-point-seven (5.7) sq. ft. in
sleeping areas
10. Pedestrian Walkways - size required: As specified in chapter 10
3t0.5,1203.2
Section 3 10.4
11. Minimum ceiling height in rooms: Seven feet six inches (7'-6")Section 310,6.1
12. Minimum floor area in rooms: Seventy (70) sq. ft. (not less than 7' Section 310.6.2
in any dimension)
13. Fire Resistive Requirements:
Exterior Bearing Walls:
Interior Bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofs:
Exterior Doors:
Roof Coverings:
Boiler Room Enclosure:
Electrical Rooms:
Telecom mun ications Rooms:
14. Stairway Gonstruction:
Interior:
Exterior:
One (1)
One (1)
Exterior Non-bearing Walls: One (1)
Hours
Hour Tables 5-A,6-A
Hour Table 6-A
Hour Tables 5-A,6-A
Hour Table 6-A'
Hour Table 6-A
Hour Table 6-A
Hour Table 6-A
Hour Table 6-A
Hours
Hours
Hours
Hours
Hours
One (1)
One (1)
One (1)
One (l)
One (1)
Unprotected
Type B roof
Section 606.4.2
2x wood or non-combustible
materials
Section 606.4.3
Oorlr- ARcHrrEcrs, P. C.
Architectur€ Planning Interiors
H:\Projects\0 | z0\Code Review\Mckcode Review bldg-B-o7- | 2-02.doc - 2 -
Any permissible matedal
15. Exitg
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of occupants:
First Floor Living Units (Type R-1 Occupant load = 12 Table l0-A
Occupancy) 2,380 sq. ft. / 2001
Two exits required
Second Floor Living Units (Type R- Occupant load = 14 Table l0-A
1 Occupancy)2,771 sq. ft. 12001
Two exits required
Third Floor Living Units (Type R-1 Occupant load = 16 Table l0-A
Occupancy)3,171 sq. ft. / 2001
Two exits required
Number of Exits Required: One for each unit on first lcvel, Two (2)
on upper levels
Ooell ARcHrrEcrs, P.C.
Architecture Plrnning lnteriors
H:\Projects\0120\Code ReviewwCl€odc-Review-bl<tg-B-07.12.02.<toc - 3 -
Table l0-A
ODELL ARCHITECTS PC
Name of Project:
Location:
Applicable Gode:
Gode Gheck by:Krassin Gueorguiev /
Tony Nutsch
Middle Creek Affordable O.A. Project Number:
Housins
Vail, Colorado
1997 UBC
0120
Date:7 -t2-02
Early Learning Genter SEGTION
1 . Occupancy Glassification:
Principal Occupancy:
2. Occupancy Separation Required
Occupancy to
None required
Occupancy -+ Hours
3. Gonstruction Type:
4. Maximum Allowable Basic Floor Area:
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all srdes:
lf over one story:
lf Sprinkled:
Total Allowable Basic Floor Area:
Total Building Area:
First Floor Area
Second Floor Area
Type V-N
9,100 sq. ft.
9,100 sq. ft.
4,668 gross sq. ft.
3991 gross sq. ft.
677 gross sq. ft.
5. Occupant Load
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of occupants:
1" floor 3991 / 35 occ. oer sf: I 1 5
2nd floor 677 / 35 occ. per sf: 20
ODELL ARcHTTECTS, P.C.
Architecture Plannins In teriors
Chapter 3
E-3 Table l-A
Table 3-B
Table 5-B
Secdon505.l.l
Section 505. I .2
Section 505. 1 .1
Section 504,2
Sectron 505.3
Table l0-A
ODELL ARCHITECTS
Name of Project:
Location:
Applicable Code:
Gode Gheck by:
Building'C'
Tony Nutsch
Middle
Housing
Creek Affordable O.A. Project Number:
Date:
0120
Vail, CO
r997 rjBC
7-12-02
SECTION
1. Occupancy Classification:
Principal Occupancy:
Others:
Chapter 3
R-l
5-J Table 3-A
2. Occupancy Separation Required
Occupancy to
N/A
Occupancy -+ Hours Table 3-B
s-3IO
to
R-1 -+3 Table l-B
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
Garage (S-3 occupancy)
Living Units (R-1 occupancy)
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all sides:
lf over one story:
lf Sprinkled:
Total Allowable Living Unit Area:
Building Area:
Total area of parking garage (S-3
occupancies)
Area of living units north of area
separation wall (R-1 occupancy)
Area of living units south of area
separation wall (R-1 occupancy)
42,766 gross sq. ft.
ODEL L A RcH rrEcrs, P. C.
Architecture Planning Interrors
Type III l-hour (R-1)
Type I (S-3)
Unlimited
13,500 sq. ft.
Section 505.1.1
27,000 sq. ft.Section 505.1.2
Section 505.1.3
13.500 sq. ft.Section 504.2
N/A Section 505.3
54,000 sq. ft.
65,500 gross sq. ft
47,827 gross sq. ft.
5. Maximum Allowable Height:
Feet:
Stories:
Building Height:
Feet:
Stories:
Sixty-Five (65) ft.
Four (4)
Approximately 65'
Five (5) -one-story increase for
fu11y-sprinkled
7. Fire Resistance of Exterior Walls -(see Occupancy Type and Construction Type)
Garage:
Section 506
Bearing:Two (2) hour non-combustible Table 5-A, but not 6-
A
Non-Bearing:One (1) hour non-combustible Table 5-A, but not
6-A
Living Units:
Bearing:Trvo (2) hour non-combustible Table 5-A
Non-Bearing:One (l) hour non-combustible Table 5-A
8. Openings in Exterior Walls -(see Occupancy Type and Construction Type)
Garage: unprotected Table 5-A
Living Units: Protected openings less than Tu'enty Table 5-A
(20) feet
9. Windows required in Rooms:
Window Area required:l0 sq. ft. minimum, l0% of floor Sections 3.10.4,
area in dwelling units
Five-point-seven (5.7) sq. ft. tn
sleeping areas
1203.2
10. Pedestrian Walkways - size required:
Garage:
Living Units:
11 . Minimum ceiling height in rooms:
Garage:
Living Units:
12. Minimum floor area in rooms:
As specified in Chapter 10
As specified in Chapter 10
Section 3 I 1.4
Section 3 10.4
Seven (7) leet minimum to any Section 3l 1.2.3,3
obstruction
Seven feet six inches (7'-6")Section 3 10.6. I
Living Units: Seventy (70) sq. ft. (not less than 7' Section 310.6.2
in any dimension)
ODELL ARCHtTECl.S, P. C.
Architecture Planning Interiols
H:Jroiects\0 | 20\Code Review\Mckcode Review bldg-C 07-12-0?doc
13.Fire Resistive Requirements-Garage:
Exterior Bearing Walls:
Interior Bearing Walls:
Exterior Non-bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofs:
Exterior Doors:
Fire Resistive Requirements-Living Units:
Exterior Bearing Walls:
Interior Bearing Walls:
Exterior Non-bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofs:
Hours
Hours Table 6-.4
N/A
Hours Table 6-4.
Hours Table 6-.4
Hours Table 6-A
Hour
Hours
Table 6-A
Table 6-,{
Hours Table 6-4
Hours
Hou rs
Hours
Hours Table 5-A
Hours Table 6-.4
Hours Table 5-A
Hours Table 6-A
Hours Table 6-A
Hours Table 6-4.
Hours Table 6-,4
Hours As per Fire
Marshall's request
Hours
Hours
Hours
Hours
Hours
Section 602.4
Section 602.4
14.
I
Type A roof
Exterior Doors:
Roof Coverings:
Boiler Room Enclosure:
Electrical Rooms:
Telecommunications Rooms:
15. Stairway Construction:
Interior:
Exterior:
Reinforced concrete. iron or steel
Reinforced concrete, iron or steel
ODELL ARcHrrEcrs, P, C.
Architecture Planning lnteriors
H :''hojects\o | 20\Code ReviewwCkCode_Rcview_bldg€_0?- 1 2-02.doc
16. Exits
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of
occupants:
Area of units above parking garage:
Area of First Floor Living Units:
Table l0-A
15,750 sq. ft. / 200 sf Occupant load Table l0-A
per occupant :79
Area of parking garage (S-3 occupancies) 65,500 gross sq. ft / Occupant load Table 10-A
200 sf per occupant = 328
Living units attached to garage:
Area of units at Level P3: 3,065 sq. ft / 200 sf Occupant load Table 10-A
per occupant = 16
Area of units at Level P2: 4,511 sq. ft / 200 sf Occupant load Table 10-A
per occupant =23
Area of units at Level P1 : 3,568 sq. ft / 200 sf Occupant load Table l0-A
per occupant = 18
Area of Second Floor Living Units: 15,750 sq. ft. / 200 sf Occupant load Table 10-A
per occupant = 79
Area of Third Floor Living Units: l2,4ll sq. ft. / 200 sf Occupant load Table l0-A
per occupant = 62
Area of Fourth Floor Living Units: 10,265 sq. ft. / 200 sf Occupant load Table l0-A
Der occuDant :51
Area of Fifth Floor Living Units: 7,534 sq. ft. i 200 sf Occupant load Table 10-A
per occupant = 38
ODELL ARcHrrEcrs, P.C.
Architecture Plannin s Interiors
H:'.Projects\01 2o\Code Revie[,\MCkCode_Review_bldg{_07-1 2-02,doc
ODELL ARCHITECTS PC
Name of Project: Middle Creek
Housing
Location:
Applicable Gode:
Gode Gheck by:
Vail, Colorado
Krassin Gueorguiev /
Tony Nutsch
Affordable O.A. Project Numben
Date:
0120
1997 TJBC
7-12-02
Early Learning Genter SECTION
1. Occupancy Glassification:
Principal Occupancy:
2. Occupancy Separation Required
Occupancy to
None required
Occupancy + Hours
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all sides:
lf over one story:
lf Sprinkled:
Total Allowable Basic Floor Area:
Total Building Area:
First Floor Area
Second Floor Area
Type V-N
9,100 sq. ft.
9,100 sq. ft.
4,668 gross sq. ft.
3991 gross sq. ft.
677 gross sq. ft.
5. Occupant Load
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of occupants:
I't floor 3991 / 35 occ. oer sf =1 1 5
2"d floor 677 / 35 occ. per sf = 20
ODELL ARCHrrEcrs, P. C.
Architecture Planning Inleriors
Chapter 3
E-3 Table 3-A
Table 3-B
Table 5-B
Section 505.1.I
Section 505. 1 .2
Section 505. 1 .3
Section 504.2
Section 505.3
Table 10-A
ODELL ARCHITECTS PC
Name of Project:
Location:
Applicable Gode:
Gode Gheck by:
Building'A'
Middle Creel< Affordable O.A. Project Numben
Housins
Vail, Colorado
1997 UBC
Tony Nutsch Date:
0120
'7-t2-02
SECTION
1. Occupancy Classification:
Principal Occupancy:
Others:
Chapter 3
R-1
A-3 Table 3-A
2. Occupancy Separation Required
Occuoancv to Occupancy -+ Hours Table 3-B
to
to
R-1 A-3 -+ One ( 1) - hour Table 3-B
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all sides:
lf over one story:
lf Sprinkled:
Total Allowable Area:
Type V l-hour
10,500sq. ft.Table 5-B
Section 505.1. I
Section 505.1.2
Section 505.1.3
10,500 sq. ft.Section 504.2
Section 505.3
21,000 sq. ft.
Building Area:
Area of living units (R-1
occupancy)
Area of community center (A-3
occupancy):
Total Building Area:
5. Maximum Allowable Height;
Feet:
Stories:Three (3) Four w/ sprinklers
11,545 gross sq. ft.
737 gross sq. ft.
12,600 gross sq. ft.
Fifty (50) ft.
Chapter 5
Table 5-B
()DELL ARcHITEcTS, P. C.
Architecture Plann in s Inleriors
Section 506
Building Height:
Feet:
Stories:
Approximately Forly-five (45) feet
Four (4) Note: sprinkled throughout
7. Fire Resistance of Exterior Walls -(see Occupancy Type and Construction Type)
For Type A-3 and R-1 Occupancies
Bearing:One (1) Hour Tables 5-A, 6-,{
Non-Bearing:One (l) Hour Tables 5-A, 6-,4'
8. Openings in Exterior Walls -(see Occupancy Type and Gonstruction Type)
Group: R-1 occupancy, type V- Not permitted less than five (5) feet Table 5-A
t hour construction Unprotected openings permitted
A-3 occupancy, type V-l hour Not permitted less than five (5) feet Table 5-A
construction Protected less than ten (10) feet
Unprotected openings perrnitted
9. Windows required in Rooms:
Window Area required: 10 sq. ft. minimunl 10% of floor Sections 3.10.4,
area in dwelling units 1203.2
Five-point-seven (5.7) sq. ft. in
sleeping areas
'l0. Pedestrian Walkways - size As specified in chapter 10 Section 3 10.4
required:
11. Minimum ceiling height in rooms: Seven feet six inches (7'-6")Section 310.6.1
12. Minimum floor area in rooms: Seventy (70) s.q. ft. (not less than 7' Section 310.6.2
In anv olmenslon,
13. Fire Resistive Requirements:
Exterior Bearing Walls:
Interior Bearing Walls:
Exterior Non-bearing Walls:
Structural Frame:
Permanent Partitions
Vertical Openings:
Floors:
Roofs:
Exterior Doors:
Roof Coverings:
Boiler Room Enclosure:
Electrical Rooms:
Telecommunications Rooms:
One (1)
Hours
Hour Tables 5-A,6-,4'
Hour Table 6-.4
Hour Tables 5-A, 6-A
Hour Table 6-A
Hour Table 6-4'
Hour Table 6-A
Hour Table 6-A
Hour Table 6-,{
Hours
Hours
Hours
Hours
Hours
One (1)
One (1)
One (1)
One ( 1)
One (l)
One (l)
One (1)
Unprotected
Type B roof
ODELL ARCHrrEcrs, P. C.
Architecture Planning Interiors
H:\Projects\O l2o\Code Reviewv\4ckcode,Revi€w-bfdg-A_07-12-O2.doc - 2 -
, 14. Stainivay Gonstruction:
Interior:
Exterior:
Community Room(Type A-3
Occupancy)
Any permissible material Section 606.4.2
Section 606.4.3
Table 10-A
2x wood or non-
combustible materials
15. Exits
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of occupants:
Occupant Load = 49
[73s sq. ft. / ls]
One exit required
Table 10-A
First Floor Living Units (Type R-1 Occupant Load = 14 Table l0-A
Occupancy) [7 units - 2,776 sq. ft.| 2001
Two exits reouired
Second Floor Living Units (Type R- Occupant load = 18 Table l0-A
l Occupancy)[8 units - 3,513 sq. ft./ 200]
Two exits required
Third Floor Living Units (Type R-1 Occupant Inad: 14 Table 10-A
Occupancy) [7 units - 2,776 sq. ft./ 200]
Two exits required
ODELL ARcHrrEcTS, P.C.
A rch i tec ture Planning In teriors
H:\Projects\o1 20\Code Review\I4Ckcode_Review_bldg-A_07- I 2-02,doc -3-
ODELL ARCHITECTS PC
Nane of Project:
Location:
Applicable Gode:
Gode Gheck by:
Building'B'
Middle Creek Affordable O.A. Proiect Numben
Housins
Vail, Colorado
1997 IJtsC
Tony Nutsch Date:
0120
7-12-02
SECTION
1. Occupancy Classification:
Principal Occupancy:
R-1 Chapter 3
R-1 Table 3-A
2. Occupancy Separation Required
Occupancy to Occupancy -+ Hours Table 3-B
N/A
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
lf adjacent to open area on two sides:
lf adjacent to open area on three sides:
lf adjacent to open area on all sides:
lf over one story:
lf Sorinkled:
Total Allowable Area:
Building Area:
Area of living units
Area of circulation
Area of mechanical
Total Building Area:
Type V l-hour
10,500sq. ft.Table 5-B
Section 505.1.I
Section 505.1.2
Section 505. 1.3
10,500 sq. ft.Section 504.2
Section 505.3
21,000 sq. ft.
8,328 sq. ft.
974 sq. ft.
394 sq. ft.
9,696 gross sq. ft.
5. Maximum Allowable Height:
Feet:
Stories:
Fifty (50) ft.
Section 506
Table 5-B
Three (3)
()DELL ARcHITEcTS, P. C.
Archltecture Plannine Inte riors
Table 5-B
Building Height:
, Feet:
Stories:
Approximate ly Thirty-five (35) feet
Three (3)
7. Fire Resistance of Exterior Walls -(see Occupancy Type and Construction Type)
Bearing: One (l) Hour Tables 5-A,6-.,{
Non-Bearing:One ( 1) Hour Tables 5-A, 6-A
8. Openings in Exterior Walls -(see Occupancy Type and Construction Type)
Group: R-1 Occupancy, Type
V-1 hour construction
Not permitted less than five(5) feet Table 5-A
Unprotected openings permissible
9. Windows required in Rooms:
Window Area required: 10 sq. ft. mrnimum, l0% of floor Sections 310.4,
area in dwelling units 310.5, 1203.2
Five-point-seven (5.7) sq. ft. in
sleeping areas
10. Pedestrian Walkways - size required: As specified in chapter 10 Section 310.4
11. Minimum ceiling height in rooms: Seven feet six inches (7'-6")Section 3 10.6.1
12. Minimum floor area in rooms: Seventy (70) sq. ft. (not less than 7' Section 310.6.2
in any dimension)
13. Fire Resistive Requirements:
Exterior Bearing Walls:
Interior Bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofsl
Exterior Doors:
Roof Coverings:
Boiler Room Enclosure:
Electrical Rooms:
Telecommunications Rooms:
14. Stairway Construction:
Interior:
Exterior:
One (1)
One (1)
Exterior Non-bearing Walls: One (l)
Hours
Hour Tables 5-A, 6-A
Hour Table 6-4'
Hour Tables 5-A, 6-A
Hour Table 6-A
Hour Table 6-A
Hour Table 6-A
Hour Table 6-A.
Hour Table 6-A
Hours
Hours
Hours
Hours
Hours
One (l)
One (1)
One (l)
One (1)
One (1)
Unprotected
Type B roof
Anv oermissible material Section 606.4.2
2x wood or non-combustible
materials
Section 606.4.3
ODELL ARcHITECTS, P.C,
Architecture Planning Interiors
Hr\Projects\0120\Code Review\Mckcode-Review-bldg-B 07-12-O2.dn '2 -
15. Exits
Occupancy Load Basis (square feet per occupant)
The following floor areas were used to calculate number of occupants:
First Floor Living Units (Type R-1 Occupant load: 12 Table l0-A
Occupancy)2,380 sq. ft. 12001
Two exits required
Second Floor Living Units (Type R- Occupant load = 14 Table 10-A
1 Occupancy)2,777 sq. ft. /2001
Two exits required
Third Floor Living Units (Type R-1 Occupant load = 16 Table 10-A
Occupancy) 3,171 sq. ft. /2001
Two exits required
Number of Exits Required: One for each unit on first level, Two (2)
on upper levels
ODELL A Rc H lrEcr s. P.C.
Archit€cture Plannins Inleriors
H:\Projects\0120\Code RcviewMCkCode-Rcview-btdg-B -07-12-02.doc - 3 -
Table l0-A
ODELL ARCHIl'EC1'S PC
Name of Prolect:
Location:
Applicable Code:
Code Gheck by:
Building'G'
Affordable O.A. Proiect Numben
Date:
Middle Creel<
Housing
0120
Vail, CO
1997 UBC
Torry NLrLsclr 7 -t2-02
SEGTION
1 . Occupancy Glassification:
Principal Occupancy:
Others:
Chapter 3
R--
\-:Table 3-A
2. Occupancy Separation Required
Occupancy lo
N/A
Occupancy + Hours Table 3-B
s.3R-1 IO
to
-+3 Table 3-B
3. Construction Type:
4. Maximum Allowable Basic Floor Area:
Garage (S-3 occupancy)
Living Units (R-1 occupancy)
lf adjacent to open area on two sirJes:
lf adjacent to open area on three :sides:
lf adjacent to open area on all sidr-'s:
lf over one story:
lf Sprinkled:
Total Allowable Living Unit Area:
Building Area:
Total area of parking garage (S-3
occupancies)
Area of living units north of area
separation wall (R-'1 occupancy)
Area of living units south of area
separation wall (R-1 occupancy)
42,766 gross sq. ft.
ODELL Anc'Hr1'ECTS, P. C.
ArchitectLr "c Plannrng lnteliofs
Type III l -hour (R- I )
Type I (S-3)
Unlimited
13,500 sq. ft.
Section 505.1 . I
27,000 sq. ft.Section 505.1.2
Section 505.1.3
13,500 sq. ft.Section 504.2
NiA Section 505.3
54,000 sq. ft.
65.500 gross sq. ft
47,827 gross sq. ft.
5. Maximum Allowable Height:
Feet:
Stories:
Building Height:
Feet:
Stories:
Sixty-Five (65) ft.
Four (4)
Approximately 65'
Five (5) --one-story increase for
fully-sprinkled
7. Fire Resistance of Exterior Wall:; -(see Occupancy Type and Gonstruction Type)
Garage:
Sectlon 506
Bearing:Two t 2) hour non-combustible Table 5-A, but not 6-
Non-Bearing:One (l) hour non-combustible Table 5-A. but not
6-A
Living Units:
Bearing:I rio t2) hour non-combustible Table 5-A
Non-Bearing:One (l) hour non-combustible Table 5-A
8. Openings in Exterior Walls -(see Occupancy Type and Construction Type)
Garage: Unprotected Table 5-A
Living Units: Protected openings less than Twenty Table 5-A
120) feet
9. Windows required in Rooms:
Window Area required: 10 sq. ft. minimum, l07o of floor Sections 3.10.4,
alea ur drvelhng units 1203.2
Five-point-seven (5.7) sq. ft. in
sleeping areas
10. Pedestrian Walkways - size rer;uired:
Garage:
Living Units:
11. Minimum ceiling height in roonrs:
Garage:
Living Units:
12. Minimum floor area in roomr:
As specified in Chapter 10
As specified in Chapter 10
Section3ll.4
Section 3 10.4
Seven (7) feet minimum to any Section 3 I I .2.3.3
obstruction
Seven feet six inches (7'-6")Section 3 10.6. I
Living Units: Seventy (70) sq. ft. (not less than 7' Section 310.6.2
in any dimension)
ODELL ARCfr rrEcrs, P.C.
ArchitectuIc PIann ing lnteriors
Il:\ProiecB\o1]o\Code Revies\\,lckcode-Re!icw blig-C 07-12-02.do(
13.Fire Resistive Requirements-Garage:
Exterior Bearing Walls:
Interior Bearing Walls:
Exterior Non-bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofs:
Exterior Doors:
Fire Resistive Req u ireme nts -Living Units:
Exterior Bearing Walls:
Interior Bearing Walls:
Exlerior Non-bearing Walls:
Structural Frame:
Permanent Partitions:
Vertical Openings:
Floors:
Roofs:
Hours
Hours Table 6-4
Hours Table 6-.4
Hours Table 6-A
Hours Table 6-A'
Hour
Hours
Table 6-,{
Table 6-A
Hours Table 6-4.
Hours
Hours
Hours
Hours Table 5-A
Hours Table 6-4.
Hours Table 5-A
Hours Table 6-,{
Hours Table 6-A
Hours Table 6-A
Hours Table 6-.4
Hours As per Fire
Marshall's request
Hours
Hours
Hours
Hours
Hours
Section 602.4
Section 602.4
N/A
14.
I
Type A roof
Exterior Doors:
Roof Coverings:
Boiler Room Enclosure:
Electrical Rooms:
Telecommunications Rooms:
15. Stairway Gonstruction:
lnterior:
Exterior:
Reinforced concrete, iron or steel
Reinforced concrete, iron or steel
ODELL ARC'HITECTS, P.C.
ArchitectLrre Planning lnteriors
H:\ProJ ec ts\o | 20\Code Re \,iewwl Ckcode_Revie\\,_l I(18-C -07- I2-02.doc
,.r
DECEMBER 2OO2
Date:
From:
Re:
To:
Allison, this memo
items and concerns
.]DELL ARCHITE(''TS
December 23, 2002
Lee Mason, AIA, Odell Architects, P.C.
Middle Creek Project- Design Review Board Work session - January 15,
2003
Allison Or:hs, Russ Forrest
Mike Coughlin, Denny Coughlin, Clark Atkinson, Jeff Winston, Project
Design Team
accompanies design drawings of the Middle Creek project that address specific
voiced by thr: DRB at our last review.
This submittal is fol the work session scheduled for January 15, 2003. We have included elevation
drau'ings of the buildings as wt:ll as massing sketches from specifrc viewpoints. The elevations
previously submitted on September 13,2002 are shown for comparison.
There were four specific areas iclentified by the DRB, which are indicated as perspective views on
the site plan. To address the massing issues, we have revised Building A to take the fourth floor
off the east portion of the building. We have accommodated this by adding units above the leasing
office, as well as reconfiguring the east side of Building C. By reducing the mass of building A.
we have eliminated the stair to.rers, and created a stronger architectural presence for the tower'
element. We also have enlarged and added windorvs to the south elevation of the buildir,g to open
np the view.
Building B has been refined with larger window openings as well as material definition. The
overall massing was not a concem with the DRB, but we have lowered the east portion of the
building into the hill to minimize it's profile, as well as added a unit on the second floor to create
morc window openings.
Building C has been adjusted mainly on the east side. We have leconfigured the ''saddlebag" rurits
on the southeast to step thenr both vertically and horizontally, breaking the ovelall n.nssing doul
considerably. The stair'" towers" on the east side have been minimized. We would like to focus
the emphasis on the "tower" forms to the three main entry to$ers on Buildings A and C, as this
creates a stronger presence for lhe towers. We have also added a shed roof over the entry to the
parking garage to soften the edge transition. The window openings have also been increased and
enlarged on the south elevation.
Please consider this submrttal as a rvork in progress. These are directions rve have taken in
response to our previous rvork rvith the DRB as well as our desire to create the most appropriate
design fol the site. We will supplement these drawings with more detailed design drarvings of
specific treatments by our meeting on the 1-5'n for further discussion of the project's desi-ran
directro n.
PEC con'rnrents lesponse 8.6.02.doc
ODELI, ARCHIl'ECTS
Date:
To:
Re:
From:
Remarks:
December 20. 2002
Allison Ochs
Town of Vail Dept. of Comrnunity Development
75 Frontage Road
Vail, Colorado 81657
:
0120 - Middle Creek Affordable Housing
DRB Subnittal
Brideet Venne
Odell Architects, P.C.
32065 Castle Court, Suite 150
Evergreen, Colorado 80439
)
Phone: 970.479.2369
Fax P hone 970.479.2452
Phone:303,670.5980
Fax P h o n e:303.670.7162
For Your Use I For Your Review I Please Comment !Urgent D
Allison,
Enclosed are 4 full-size copies and I 8.5x11 copy of our DRB submittal tbr 1\4iddle
Creek Afiordable Housing. There is also a short memo. which describes our
proposed changes. lfyou have any additional questions, feel iree to contact rnyself
or Lee Mrtson in our office. Thank you,
Bridget
Bridget ! enne
OdellArchitects, P.C.
OCTOBER 2OO2
75 South Frontage Road
Vail, Colorado 81657
970-479-2100
Fac: 970-479-2157
www.ci.vail.co.us
TO:
FROM:
RE:
DATE:
MEMORANDUM
Town of Vail Town Council Members
LoreleiDonaldson, town Clerk (d
Special Meeting Town Council Meeting on October 25' 2002
October 16,2002
Pursuant to Section 4.2 of the Town Charter, the Town Manager has requested a special
meeting of the Town Council, for the purpose of hearing the appeal of the Planning and
Environmental Commission's approval on September 23, 2002, of a final review of a
final plat for a major subdivision; a final review of a conditional use permit to allow for a
privaie educationil institution; and development plan approval to construct employee
housing located at the site known as Mountain Bell, an unplatted piece of property,
located at 160 N. Frontage Road, to be platted as Middle Creek Subdivision.
The special meeting is required in order to allow the Town of Vail to comply with the time
limits set forth in Section f Z-a-g(CXS) of the Town Code, which requires that a hearing
be set within 30 days of an appeal of a Planning and Environmental Commission
decision. Since the above-referenced appeal was filed on October 3' 2002, it is
impossible to conduct the appeal hearing at a regularly scheduled meeting.
The meeting shall be held on October 25,2002, at 1:00 p.m. in the Town Council
Chambers at the Vail Municipal Building.
{p rrn "uor "o
SEPTEMBER 2OO2
i!
Fred G. Steingraber Revocable Trust
615 Warwick Road
Kenilworth IL 60043
210105301001 & 210105301002
Ronald & Kristine Erickson
5123 Lake Ridge Road
Minneapolis, MN 55436
21010530 r005
Frairco D'Agostino
848 Brickell Avenue #810
Miami, FL 33131
210105301008
J. Richard & Gay Steadman
c/o Flynn Steadman
6161 S. Boston Cir
Englewood, CO 801I I
2101053010r I
William & Julie Esrey
2524 Verona Road
Mission Hills, KS 56208
210105301014
Evergreen Lodge at Vail Ltd
250 S. Frontage Road
Vail, CO E1657
2 r 0106401020
Vail International
300 E Lionshead Circle
Vail, CO 81557
2r0106402057
Greenwich Realty Holdings LLC
1082 Riva Glen
Vail, CO 81657
21010530r003
Lee & Charlene Raymond
4642 Meadowood Road
Dallas, TX 75220
210105301006
Rajendra & Neera Singh
3801 Belle Rive Terrace
Alexandria, VA22309
210105301009
Rose F. Gillett Revocable Tnrst
13 I 5 Spraddle Creek Road
Vail, CO 81657
2r 010530r012
Spraddle Creek Estates Maintenance
l22l Brickell Avenue
Miami, FL 33131
2101053010t5, 16, 17, l8
Town of Vail
75 S. Frontage Road
Vail, CO 81657
Colorado Dept. of Transportation
Office of Public Information
4201 E Arkansas Avenue
Denver, CO 80222
Sequel Capital Corp.
737 N. Michigan Avenue #2150
Chicago, IL 6061I
210105301004
Oscar Tang
600 - 5tt Alvenue
New York,lry 10020
21010530r007
Bjom Borgen
Founders Financial Center
2930 E Third Avenue
Denver, CO 80206
210105301010
SC Mountain Top LLC
485 Madison Avenue
24th Floor
NewYork,NY 10022
210105301013
Solar Vail
Sonnenalp Properties lnc.
20 Vail Road
vail, CO 81657
USA, Sec. of Ag., US Forest Service
C/o White River National Forest
Post Office Box 948
Glenwood Springs, CO 81602
Mr. Jim Yates
914 Spraddle Creek Road
Vail. CO 81657
Attachment: E
ir .--
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of the
Town of Vail on September 23, 2002,at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a worksession to discuss a proposed major exterior alteration; a conditional use
permit to allow for a fractional fee club in the Public Accommodation zone district; a variance
from Section 12-7A-2 (Permitted Uses), Vail Town Code, to allow for retail uses in excess of
10% of the total gross residential floor area of the structure; and a variance from Section 12-7A-
10 (Landscaping & Site Development), Vail Town Code, to allow for a deviation from the total
landscape area requirement, located at 20 Vail Road, 62 E. Meadow Drive, and 82 E. Meadow
Drive/Lots K & L, Block 5E, VailVillage 1" Filing.
Applicant Sonnenalp Properties, Inc., represented by Braun Associates, Inc.Planner: George RutherMarren Campbell
A request for a recommendation to the Vail Town Council of a proposed major amendment to
Special Development Dishict No. 4, Cascade Village, Development Area B, to amend the
setback requirements as indicated on the approved development plan, located at Coldstream
Condominiums, Unit # 25, 1476 Westhaven Drive /Lot 53, Glen Lyon Subdivision.
Applicant: James and Jane Kaufman, represented by Fritzlen Pierce ArchitectsPlanner: Allison Ochs
A request for a final review of a final plat of Lots 11 and 12, Block 2, Vail Village 12th Filing,
and Tract C, Block 1, VailVillage 12th Filing, located at 3160 N. Frontage Road East and 3010
N. Frontage Road East and setting forth details in regards thereto.
Applicant:
Planner:
Vail Mountain School, represented by Braun Associates, Inc.
Russ Forrest
A request for a recommendation to the Vail Town Council, to allow for text amendments to Title
11, Sign Regulations, Vail Town Code, and setting forth details in regards thereto.
Applicant: Town of VailPlanner: Russell Forest
A request for a final review of a final plat for a major subdivision; a request for a final review of a
conditional use permit to allow for a private educational institution and development plan approval
to construct employee housing; and setting forth details in regards thereto, located at the site
known as "Mountain Bell"/an unplatted piece of property, located at '160 N. Frontage Rd./to be
platted as Middle Creek Subdivision. A full metes and bounds description is available at the
Community Development Department.
Applicant: Vail Local Housing Authority, represented by Odell ArchitectsPlanner: Allison Ochs
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office, located at the Town of Vail Gommunity
Development Department, 75 South Frontage Road. The public is invited to attend project orientatign
and the site visits that precede the public hearing in the Town of Vail Community Development
C7
'\rj"",. I'
,1, t1c
at [':x
Depa rtment. Please call 47 9-21 38 for info rmation.
Sign language interpretation available upon request with 24-hour notification. Please call 479- ' - - ' 11
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published September 6,2002 in the Vail Daily.
PEAK IAND CONSULTANTS, INC.
PEAK LAND SURVEYING, INC.
PEAK CIVIL ENGINEERING, INC.
97c.476-9644. FAX 970476-8616' 1m LON'S FIDGE LOOP ' VAIL, CO 81657
Letter of Transmittal:
sl 't', I a ,Re: tUIrCWle rJC€lL
We are sending you: Attached: Under Separate Cover Via:
Mailed o{wgd Overnight Mail Two Day Mail Fax Pick-up Modem Other
We are sending the
foUowing items:
/-\ReNglFoos
Origimls
Specifications
Copy ofl-ener
Change Order
Samples
Disks
Other
Copies Description Date
These ere
transmitted :
For Apprwal
/@
Reviewed
For Your Use
. For Review &
Comment
For Your Record
Other
1 PEC Revi<,5x. w. Pul/,LL+rts q/taha
I hc 2?tt ,Eas erU 4/nloL
Remarks:
Copy to:
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Design Review Report
MIDDLE CREEK AFFORDABLE HOUSINC
l6 September 2002
To: Bob Mcl-aurin, Russell Forest, Allison Ochs, Nina Timm and members of the DRB and Planning &
Environmental Commission:
From: Jeff Winston
This letter is an overview evaluation ofthe Middle Creek Affordable Housing project as it has evolved over
the past two weeks. When invited to provide input into the design review process, the mission presented to me
was, "what changes can be made, without major revisions to the buildings, that will bring it more closely in
line with the original intent of the Foject and the character and spirit of Vail? "
After an initial review session with staff, we thought it would be valuable to have the Applicant (Mike
Coughlin) and his architect (Otis Odell) be part ofthe dialogue. They agreed, and participated in several
review sessions. in my office and theirs, and have been very responsive. They have made almost all ofthe
changes that were suggested and/or that we evolved together. The changes not implemented are either minor
(not significant to the overall concept), or items that create costs disproportionate to the results achieved or are
of a more detailed, aesthetic nature that appropriately will be worked out with the DRB after initial PEC
approval has been granted.
In the course ofthe review, we considered several aspects:
l. Appropriateness ofthe original concept
The original direction suggested by the Applicant, and as I understand, endorsed by the PEC, was that ofan
Italian (Europiean) hill town.
Is the 'hilltown' concept appropriate for Vail? I reviewed the collage ofphotographs of ltalian hill towns
prepared by Odell, and found the original concept a compelling image, especially given the steep montane
backdrop ofthe site. I feel that the original decision ofthe PEC to support that direction was reasonable. The
vertical massing of buildings, and stucco exterior appear to be a reasonable response to the steep site coupled
with the challenge of maintaining affordability. No, it is not Tyrolean like Vail Village. However, as one
approaches Vail fiom east or west there are many buildings along I-70 that are not particularly Tyrolean,
especially the buildings north ofl-70. Yet, they are all part of the Vail backdrop. Many ofthese buildings are
vertical in nature, and have large stucco components-l do not think the Middle Creek project will appear to
be out of place.
It is also worth noting that although the Middle Creek project is at Vail's front door, it is not actually visible
from I-70 for any great distance from the east or west. From the east it is screened until the very last minute
(entering the off-ramp) by the Spraddle Creek hill. From the west, the Bell tower, the landforms and mature
trees screen much of the proposed buildings.
2299 PEARI STREET, SU ;E IOO . BOULDER, CO 80302 I 303-440-9200 . FAX 303-449-69 | . jtw nston@winstonassociates.com
Design Review Comments
Middle Creek Afordable Housing-Vail
Winston Associates
2, Did the plan carry out the original concept?
As we looked at the \lftlD version of the plans, we noted several components that seemed not consistent
with the original "hilltown" concept. In general, in addition to trying to capture more of the spirit of the
"hilltown" forms, we also looked at eliminating or rnodifying elements that appeared contemporary, so as to
capture a timeless, old world character. The elements that were addressed included:
a. Horizontal balcony walkways-the vertical massing of Building A that was so strong in the
massing model, appeared to have been foiled by a particular placement of stair towers that required
long exterior balcony walkways to reach them. The heavy wood railings on the balcony walkways
accentuated the horizontal lines. In some cases, the balconies extending around comers further
contradicted the vertical massing ofthe buildings.
Remeul: The debris wall and amount of building below grade precluded moving the balcony
walkways to the north side of Building A. Therefore, additional stair towers were added so as to
reduce the extent ofhorizontal balcony walkways needed. Putting a wall around these exterior stairs
to create towers in stucco and/or stone would make them appear to be vertical building elements and
gave further variation to the building facades. In the latest set of plans (9113102) the return walls are
only 5' long, enclosing the landing. I recommend fully enclosing the stairs so that the tower attaches
to the building. To further reinforce the stair as a part of the building perhaps an arched opening
could be created where the walkway enters the stair tower.
Extending the roofplane out over these stair towers also reinforces them as elements of the building
form (rather than as additions). The balcony walkways that remain will be further de-emphasized by
having wrought-iron railings with a light, European quality such as is found in southem ltaly and
France. On Building B the balcony walkways were removed entirely from the south elevation. The
applicant is considering adding "Opera balcony" railings on a few windows to add more variety and
interest to the faqade.
b. Exterior flat panels-Exterior flat panels were originally added to both Building A and B to screen
the horizontal balcony walkways. However, revealing the edge ofthe panel gave the wall a thin, and
decidedly 'modern' quality (only achievable with modern construction materials and methods),
almost a false-fagade wall..
Remedy: On Building B, the flat panels were removed entirely, except at the lowest level, where they
are proposed ofstone, also with retums on each end to appear as building extensions. Canopy roofs
extend to add variety and give the appearance that they might have been added after the original
construction.
On Building A, the balcony entries could not be moved to north side ofthe building (see a. above).
Although adding south side stair towers shortened the balcony walkways, several are still required.
The wall panels are helpful in masking the horizontal extent of these walkways.,However, to make
the panels more an extension of the building, they given a 3' retum on each end . Similar to the stair
towers, the connection to the building could be further strengthened by adding an archway entry over
the walkway.
The panels are now proposed to be ofstucco (rather than the vertically-jointed hardy-board that
added to the thin, temporary look). The panels are further enlivened with a random placement of
windows to further relate them to the main building mass. We suggest additional window openings.
perhaps adding more variation in size and an asymmetrical placement. If the pane'ls can be made
' lnternally the additional3' o depth will be used for exterior storage for the apartment units.
Desirn Review Commentsl.dor
2299 PEARL STREET, SU TE 100. BOULDER, CO 80302 I 303-440-9200 . FAX 303-,+49-59 I . jtwinston@winstonassociates.com
Design Review Comments
Mi ddl e Creek Affordable H ousing- Vail
Winston Associates
integral to the building, they will add to the horizontal stepping back and forth of the south faqade of
Building A.
Horizontal stepping of buildings-in general we (and apparently the PEC) felt that there was not
enough horizontal 'movement' (stepping back and forth) of the vertical walls, that the building
facades were too flat.
Remedy: As noted above, the addition ofstair towers and 'retums' at the ends of the flat panels added
much more variation to the fagade of Building A.
In Building B, the westernmost segment was moved south approximately 10', providing additional
'stepping' ofthe fagade ofthe building. This stepping is reinforced by the gradual stepping down of
the roofs.
On Building C, the southwest corner (above the parking garage, was pushed 8'to 10'north, creating a
significant 'step' in the vertical fagade. The roofofthe garage will be treated a tenace, with handrails
along the edge.
Vertical stepping of buildings-in comparison with the 'hilltown' images, the Middle Creek
buildings didn't exhibit the same kind of vertical stepping, especially at the eastem end where the
building should step down to the surrounding terrain.
Remedy: At the east end of Building B, the 6' to 8' crawl space was deleted, allowing the eastemmost
building element to drop an equivalent amount. At Building C, on the southeast comer, a unit was
eliminated, dropping the building height from 3 to 2 stories. In the northeast comer, a 4' crawl space
was eliminated, and that portion ofthe building lowered an equivalent amount. Further, in this
location a 3 bedroom unit was changed to a 2 bedroom unit, allowing a portion of the roofto be
lowered further. Finally, at the high part of the roof in the northeast quadrant a south-facing gable end
was removed, which allows the roof to cascade down, further reducing the vertical mass of the
building.
Roofs-the 'hilltown' images, and the early massing models, there are many roof planes but with a
general consistency of direction-generally following the ground contours. In the examples,
occasionally the roofcascade is broken by gable ends perpendicular to the main mass ofroofs. The
previous Middle Creek design had much of the same character, but a number of large, prominent,
south-facing gable ends tended to dominate the composition. Another feature of the 'hilltown' images
is thick roofs that are the resutlt of the use ofclay tile. Since tile is not appropriate for Vail, an
altemative material must be found,
Remedy: Several prominent south-facing gable ends were removed. A few were retained to maintain
variety in the roofline.
It is important to make the roofs significant. As mentioned above, clay tile is not appropriate, nor is
the stone (similar to slate) that would be found in northem Europe. The applicant has indicated an
intention to find a very high profile (with a lot of relief in the surface) roof material. We encourage
this as well as consideration ofthicker facia (to increase the apparent mass of the roof), broader
overhangs and perhaps a more extensive use ofthe timber angle brackets shown on the stair towers.
Window placement- very symmetrical and repetitious window placement gives a somewhat
modern quality to the architecture. The irregular placement of windows will add to the 'hillside'
character of the project.
2299 PEARL STREET, SUITE 00. BOULDER.CO80302 I 303-440-9200 . FAX 103-449-5911 . jtwinston@winstonassociates.com
Design Review Comments
Mi ddl e Cr ee k Afor dable H ous ing- Vail
Winston Associates
h.
Remedy: A certain randomness has been added via the placement of windows in the exterior panels.
We encourage even more windows, and adding even more irregularity to the windows shown.
Materials-The use of timeless materials will do much to add a touch of old world charm to the
building. Unforh:nately, the need for affordability works against extensive use of some ofthe most
timeless materials (stone, slate, etc.). The horizontal and verticaljoints shown in the stucco walls of
the 8/16/02 plans added a decidedly contemporary character to the buildings, not unlike the
geometrical pattern of Vail Spa, e.g.
Remedy: In the highly visible portions ofthe building the applicant has eliminated hardy-board in
favor ofexterior stucco. The applicant is exploring techniques to avoid vertical and horizontal
jointing in the stucco. Vertically jointed hardy-board has been retained for cost reasons in the interior
and north side portions ofthe buildings, since these areas have low visibility from I-70 and the North
Frontage Road.
The amount of stonework previously shown has been expanded and consolidated in several very
visible elements-the fagade of the sales office (visible from the drive-up/bus plaza), the
campanile/stair tower at the east end of Building A, the building extensions along the base of
Building B, and the garage fagade on the southwest comer of Building C. We would very much
encoumge even more stone in one or more of the south and southeast vertical elements of Building C.
However, we also recognizing that the applicant has already made a number of changes that will
increase costs.
Building C courtyard-the stairs that serve Building C were all located around the exterior
periphery of the building. While this meets egress requirements and works well with the vertical
circulation liom the parking garage, it would also leave the intemal courtyard largely inaccessible.
Some of the horizontal balcony walkways on the upper levels of the courtyard will be visible from
the outside.
Remedy: An additional stair tower is proposed on the north side ofthe Building C courtyard. This
will not only provide additional circulation, and bring more life to the courtyard, but also tend to
mask the balcony walkways beyond.
i. Building B courtyard-the courtyard on the north side of Building B (also the pedestrian entry into
the couryard of Building C) appeared to be a linle too narrow as an exterior space.
Remedy: Shifting the west end of Building B to the south has opened up the courtyard to the west
(near the drop off circle in front ofthe parking garage). The applicant is also considering rotating
Building B counterclockwise, pivoting around the southeast comer, to further opening up the
pedestrian plaza.
3, Overall assessment of revised plan
Overall, rather than trying to achieve a Tyrolean treatment, our goal was to maintain the 'Italian hilltown'
image as originally proposed. The key to achieving this look is to create vertical building mass, with
significant stepping in the forms, both horizontally and vertically. We feel that the changes incorporated in the
latest revision have achieved that goal to a significant degree.
A complementary goal was to create a building of Old World, timeless character----one that would appear to
have been there for hundreds ofyears. The key to this objective is to avoid building elements, materials and
treatments that would have a 'contemporary' image. Much of this has been accomplished by removing many
of the exterior building panels and convening the remaining ones to appear as building extensions. Other
approaches include irregular window placements, use ofstone on signature features (towers), using stucco
extensively, avoiding joint lines, eliminating strong horizontal balconies, roof treatments etc. Although
Desisn Reriew comments3.doc Paze I
2299 PEARLSTREET SUITE 100. BOULDER, CO 80302 |l 303-440-9200 . FAX 303-449-69 l. jtwinston@winstonassociates.com
Design Review Comments
Mi ddle Creek Afor dable H ousing-Vail
lf inston Associotes
progress has already been made in many ofthese areas, drert is still room for additional refinement. Howeveq
these are to a large degree aesthetic issues that can, and should, be worked out in greater detail and study with
the applicant, staff and DRB once initial authorization to proceed has been given by the PEC.
Deign R€rirrl Commcnts3.doc
Iprs" 5 |
2299 PEARL STREET, SUITE I00. BOULDER, CO 80302 I 303-440-9200 . FAX 303-449-69 11 . jtwinston@winstonassociates,com
Scp 12 02 OS:38rr
:
p.2
h€o.oz er dJsw
September 13,2002
Michael poughlitt & CompanY
Attn: Mic.hael Coughlin
140 East 19th Avenue, Suite 700
Denver, Coloradc' 80203
Subject Geological Investigation of Debris Flow and Rock Fall Hazards
and Mit gation Recommendations
ProposeJ Middle Creek Nfordable Housing Project
Vail, Eagle CountY, CO
Job No. 14613
hifr. Coughiin:
As requested" CI{IJRCH & Associates (Church) and Art Mears, P.E. Inc. (Art Mears) hrve studied
the geologic haagds related to debris flows and rock falls at the subject site' The purPose 'rf our work
is to summarize our findings and recommend mitigtion measufes for the planned strur tures This
t.po.tifomU.s the geobg! of the site area and dGcusses the geologic hazards present' -{t }v-Iears
will pre,sent design criteriJ for the structures under separate cover. The project Structuril Engineer
uoJ ift project frchitect (Odell Architeas) will incorporate the design criteria into tre building
designs. 6seshl,:in Consulting Engineers Inc. is providiug geotechnical recommendatirns for the
p-iot"a developmeot. R. J. Iiish ierformed an fngine€ring Geologic tlazud Study for the project,
in prexrttted in a report dated August 16' 2001.
BACKGROUND AND SITE CONDITIONS
The sutrject prorerty is located in vail, Eagle county, colorado. The lot.is north of the I-/0 Frontage
Load and wlst',f the old vail exit of Interstate ld.'rne site is located in a pan of the Sor:th l/2'
iouthe.rst 1/4, of Section 6, Township 5 South., Range 80 West, Affor{ble, multi-farnilF structures
are proposed for.the p"rr.i. Th" concept grading plin prepared by Peak Land Consultr'nts and the
Oeveloprnent Plrn Drawing Ai.0 by Oieti erciriticts indicate three housing buildings i're planned'
SuifJingr A and B of modJrate sizel and a larger Building C. Existing strulttres include a Mountain
-3eil teiiphone building and tower and an Early Learningcenterr Th9 Eady Learning c'>nter @LC)
will be moved irito a new building in the southiast corner of the site. Al access road and parking lots-
were created for the Mountain neit Uuitaing and ELC, with associated cuts and fills to a rraximum of
about 10 feet hi.$. Yard areas have aiso been created on the slope, with smaller cuts and fills' 'Ihe
western and no'Ihern portion of the site ue wooded with cottbnwood, aspen, and fi: , while the
eastem poftion i; covered with grass and bushes with scattered aspen trees.
The properfy is located on an alluvial fan complex emanating from Middle Creek on the lrorth side of
tf,r VuiiVtif.y. Gofe Ct .fruns in the valley bottom and drains to the west' The grourd surface in
the parcel sloper down to tli souttt, and the eievation in the planned building areas raoge$ from 8280
CENVEF 4501 Wads'Yorth Boulevard
303,463.9317
Wheat Rldge, CO 8Q033
Fax:303.463.9321
CHURCH & Associates
ENGINEERS & GEOLOGISTS
Allachment: H
Sep 12 O2 OS : 38rr
Geologica luvestigation
.ob No. lil6l3
Page2
to 82ll feet. Eedrock on the north side of the valley is comprised of the Minturn Formation,
comisting of sandstone, conglomerate, siltstone, shale, and limestone. A portion of lrc Bedrock
C99!9gtS-Scrfi(ial Deposits and Potentiai Geologic Hazard Map Eagle County. Coiora<lo by A.llen
Miller, Consultirg Geologist,1977-78 is presented as Figure 1. The base maps for this study were
plepared by Charles S. Robiuson & Associates. The Minturn Formation is a Pennsylvanian age
deposit described as medium to coarse-grained, gray to reddish-brown, sandstone, ccnglomeritic
sandston€, thin t,eds ofreddish-brown siltstone, and sandy and silty shale and prominent pinkish-gay
to gray limestorre beds. The property lies on an alluvial fan, and bedrock is oniy exposed on the
steeper slopes nlnhwest of the site and in the channel of Ivfiddle Creek. The aliuvium consists of
gravel :o boulder size rock fragments in a matrix of silty sand. Boulders typically range from I, to 3
ieet nerr the site, but boulders up to 6 feet in diameter occur in the area. The slopes to tlte north are
mantled with gllcial deposits calied Moraine. The Morainal deposits consist of boulde's, cobbles,
grave! sand and silt deposited at the margins ofthe giaciers that once illled the Vaii vtlley. These
lateral Moraines cover the slopes north oftie site up to an elevation of about 8800 tc 9000 feet.
When',ne obseried the channel of Middle Creek north of the site, we noted that the soraine was
present on the est side ofthe valley but the west side had thin colluvium over bedrock or exposed
6edrock. Erosiorr since the end of the last Ice age has removed much of th€ Moraine and leposited il
in the Yalley boltom as well as in the ailuvial fan underlying ttre site.
ppBRrs FLov6
During times of heavy precipitation or rapid snowmelt, water is concentratd on the siopes above the
valley bottom €nd runs off quickly, creating floodwaters and occasional debris flo*s. At the
relatively high etevation of the-Vail area" debris flows are typically created during peric'ds of
-rapid
snowmeit and art heavy precipitation from thunderstorms. The drainage basin uphill of the fan is
relatively large, :n the order of 6 or 7 square miles, and the slopes are steep but usually- c,rvered with
vegetation. Fbr this type ofbasin, debris flows are fypically generated by relatively in-&eluent slope
failures within tre aiiinage basin" which introduce large arnounts of unconsolidated nuLterials into
Mddle Creek a:d floodwater transports it downstream and ultimately to the fan. By r,ompariso4
smalier and steeJ€r basins with abundant toose materials on the vailey sides generate m('|re ftequent
but oflr:n smalltr debris flows. In order for dcbris flows to occur, several conditions must exisl
rncludirrg 1)'sufficient avaiiable unconsolidated debris, inciuding soil rock, aud organic naterial, 2)
steep slopes, anci 3) a potential for undrained conditions to develop within the initial flov' mass. In a
soil'saturated ftim snow melt or during iain, the pore water pressure within the soil in:reases and
only a slight increase in extemal stress can induce flow mobilization of debris (liquetbc.ion)' Some
researcbets have suggested the stress increase necessary to cause a failure can be as minor as load
transfer from swlyinf trees, small Eound vibrations, or strong wind gusts. The relatively ine.grained
nature{)f the soit developed on thJVtinturn Formation increases the risk of un&ained crlnditions to
occur in soii since the Ndinturn Formation is comprised of sedimentary bedrock with abu rdant fines,
suoh a^.i shale, siltstone, sand$ton€, and oonglomerate. Debris flows are unique in thlt they can
transport very large rocks, and can acnraily gain mass during the flow process. Mrrss wasting
,ro..*., typically accumulate coarse materials in existing drainage channels above the fan" where
:apid vrateirunoFliom irtense stonn events or rapid snowmelt causes the coarse material I to slide or
flow downhill. \Vhen an area oflower slope grudient is reached, the channels often become blocked
with debris, and floodwater from higher in the basin becomes temporarily blocked behin I the debris
darns. Once enollgh water accumulaies, the blockages re-rnobilize and debris flows can rel'ult.
p.3
Sep 12 O2 O9:38ir P. '1
Gcologica ( Inve$igarion
'ob
No. l.1613
Page 3
An examination of the channei of Middte Creek disclosed source areas on the valley sides, where
cyersteepened slopes in Morainal and Colluvial materials apparently fail periodically ard introduce
soil and rock in:o the stream channel. We noted slope failures of various agcs on both the east and
west sides ofthr: channei upstream ofthe fan. An area ofoversteepened Morainal deposit was not€d
on the east side rf the Middie Creek ohannel about 200 feet upstream of the fan. We algo noted what
nay be old debris flow deposits within the channel at one location about 500 feet above the fan and
what appears to be an old landslide deposit on the east side ofMiddle Creek about 100(i feet above
the fan An exanple of the kind of deposit that may help to generate debris flows is the landslide
deposit labeled {)ds3 (Quaternary age debris siide) on Figrre I which exists about 3500 .lbet north of
thi fan on the w,:st side of the Mddle Creek channel. This tandslide was apparently develrped within
:he colluvial mirterial and slid downhiil ro the valley bottom. A similar phenomenon occuned in
Booth rlreek ea,t of the site in May 1984, I'here a large debris slide and flow occuned cn th€ west
side of Booth Creek. This slide (and many others that year) was initiated at an elevati,rn of about
9400 teet when water issued from bedding planes and fractures within the bedrock ard sattrated
slope nraterials, causing them to flow downhill into the chanael of Booth Cre-eh where a debris flow
filled tfie creek r)hann€l and almost reached the water treatment plant. The event reportecly occuned
over a period of days and included many "pulses" of debris flows.
The alluvial far was examined as part of our study. The active channel of Middle Creek is now
located on the e).treme western edge of the alluvial farl but this has rot always been the case. Middle
Creek llas move,l back and forth across the fan over geologic time as the active channel rvas blocked
by soil and tie vnter channel was diverted from the area ofthe soil deposit, The area frotn the active
strearn channel 10 about 200 feet east shows evidence ofnumerous guliies and debris flcw lobes' In
this area, old chmnels exist between raised lobes ofbouldery materials. This area appears to be the
Iocation ofthe rrost recent debris flows on the fan. By comparison, the area from 200 trl about 500
feet ealt of the lrresent channel is fairly uniforrn in cross-section. We noted a prominent debris flgy
,Jeposit about 5i0 feet east ofthe channel. Ttris lobate deposit is located south ofa fenced yard and is
about 5 tbet thick, Numerous boulders with a nominal size of about 3 feet in diameter :xist within
and on the deposit. This deposit and associated field obsewations are the basis for the design
recomnrendatior s presented in the Art Mears report.
A dcflection wall and soil berms were originally envisioned as the mitigation scheme for the project.
However, after r:onducting fieid worb we believe there is a substantial risk that a Booth Creek type
event could resr.lt in a ptugged channei between the wall and the steep hillside to the rLort\ and a
later flow could overtop ttrJdam and flow south towards the site. Another viable alternative is to
individually pro':ect each structure on the fan that is subject to a debris flow hazard by drsigning the
structures io r""rt the forces of a debris tlow. Based on ourundentanding of the project objectives
and corrstraints, we believe the best course ofaction will be to protect the individual structures. As
stated in thc Art Mears report, structur€s at risk are Buiidings A and C.
RECOMMENI'ATIONS
Debris Flow Ha:'ard
ln order to mitig*e the debris flow hazard for this project, we recorrnend designing the north wall of
Building A and the west wall of Building C to resist forces from a potential debris flou event. Ths
sits haribeetr mcdeled by Art Mears in order to determhe these forces, and his report should be
consulted for deailed recbrunendations. A-ffected stuctures should be designed for appli:able forces
Sep 12 O2 CS: 39ir p.5
Geotogical Investi gation
r'bNo'Pt-f;.li
ftom thc groun<l surface to 6 feet abovc the ground surface' The entire north buiiding wali of
Building A will l:e extended 5 feet without openings, and designed to resist the appticable forces' The
Dumpster enclorure b"itdi";;;;Jitttrt "?e"iiOing
A wifnot be occupied, so it will xot need to
be designed to :.esist appliible forces. The west sid-e of Building C will need to be dxigned for
debris:low tbrC:s, but since the wall is not norrnal to the flow direAioo' the forces are reduced''A
retaining wall dasiEred zu-,Ul"ppfi."tle forces will be installed west of the northweit corner of
Building C to p otect tne ar*, *f,.re ,UnAo*s exist. The solid netal door on the west side at the
sourhwest corner should b;d"tid;i" iesist applituule forces, as well as the remainin'4 west wall
without openingl.
The proposed mtigation scheme will be fully compliant with terms of chapter 2l ofthe \rail hazards
orainun"r. The rniiigation will not deflect flows onto adjacent public or private properfy'
Rockfall Hazard
We observed tJre slopes above the site to evaluate the potenti&l for rockfall'-Portions o{ the project
area ar€ shown on Vaif fra#a-rilpt * fyilg *itftin Jnioaerate severity" roc6all hazard area' Based
on the develop:nent plan and our obsewations, stftlctures that could potentially be rrffected are
Building C and the furiv l*iog Center (ELC). We examined the slopes above the:;e propos€d
structures durinl; our field work in irder to evaluate the risk of rockfall on a sit+speoific :asis' There
are no bedrock i)utcrops above the area ofBuilding C and the ELC that couid contribute rocks to the
building area. Any ro*fati-#arA piesent is relarei to cobble to boulder sized rocks contrined within
theMtlrainedeJ,g5itcoveringthehillslope.Whilesomelargebouldersseveralfeetacfosgarepartially
exposed on the hilislope, rrye did not obsewe any that-appeared to-present a signifi:ant risk-of
;iffi;;"il;;;1;;l;i",h"ft; rif., assumed to ue ibo years. slvual smaller rccks, us.allv
about t foot in rliamete, or'r.ri iruur rott*o oown the hill in recent years and ttgppeo n33r the bottom
of the hill. Roc}:s of this ti"e .'iyhif* possibly able to sliehtlv affect the exterior finish of *e structures'
do noi present a signifrca;t rist ff structural au*Igt'" *d.y." do not believe forrnal rockfall
protecrion mearures *" ;;J. co*truCIion activrtie"s may dislodge- some rocks frotn the slope'
which should l. r.-on.Jutoog with any rocks that at" not.d to be loose on the slole above cut
areas. The developer anO-oivneishould scale loose rocks from the slopes above Buildirg C and the
ELC curing constructioo to reduce the risk for cosrnstic damage' ! Berreral' the anticiprfied removal
area is the ste€f er slop€s below an elevation of about 8330 feetl and not the more gentle ilopes above
this elevation. .{ccess to ii" tfop. shouid be restricted since ioot traffc on the slope nay dislodge
rocks. we should observe the area during construction to help guide this pfocess'
LNVIITATION S
It is important to realize that the risks from geologic ha4rds. cannot be completely elirninated with
engineered structures, and that the owner(s) **t uiipt tn. risk of properry Aomage asrociated with
the hazard zon,l on the fan. As stated in ihe ,qrt Mears report, our recommendations aro based on a
reasotrably for,xeeable *."i ritn a retum petioj on *. oiA.t of 1000 years' Due to geologic
uncertainty, it is possible that events larger than assumed herein could occur' We believt' the outlined
approach will provide * u...piutfu le1-et-protection for the pianned structue and is a reasonabie
aDproach for t)e field t""altiJ"t, "-cept
for the lowest risk approach' which is avoirlance by not
;t"t*;;';'d;J;. w; rrk. no **o'tv of performance of the structures' either expressed or
implierl. We strould .""1"* tft-. **pteteA iesign wtren available, as well as field concitions during
Sep l2 02 09:40ir
a
Geologio I Investigation
fob }rlo. 14613
Page 5
construction. Or:r analysis and recommendations are specific to this site and the planned r:onstruction
as described herein and lve should be contacted to re.evaluate our findings and recommsndations if
plans change.
We aptrrreoiate the opporfunity to be of service for this project. If you have questions, pl(ase contact
our o{Iice.
Sincereiv.
Church and Asstpiales, Inc.
QJe&
David A. Cushrnao, CPG
Engineuing Geclogist
DAC
3 copies sent
.Attachment
I copy to Arthur.t. Mears, P.E. Inc. 555 County Road 16 Gunnison, CO 81230
;. copy tc Odell Architecg P.C. Atur: Lee Nlason 32065 Castle Corrt, Suite 150 Evergreeq (lO 80439
Fa:red to 30347 C-7 162, Attention Tony Nutsch
I copy to Peak L:,nd Consultantq Ath: Mark Tanall 1000 Lioo's Ridge Ioop, Vail, CCI 816: 7
p.6
Sep l2 O2 09:4Orr
\l
'\
;.J)
Qds3 - Debris S ides, letter in parenthesis indicates unit that failed
?Pm - !{intwn lionnation
Qm - \,loraine
Qaf - Alluvial Frn
Scale 1;24,000
Map of SurticialDeposits
Job No 14613
p.7
Figure I
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
N,\\uc^.Jr*
Planning and Environmenlal Commission
Department of Community Development
September 23,2002
A request for a final review of a final plat for a major subdivision; a request for a
final review of a conditional use permit to allow for a privale educational
institution and development plan approval to construct employee housing; and
setting forth details in regards thereto, located at the site known as "Mountain
Bell'7an unplatted piece of propefi, located at 160 N. Frontage Rd./to be platled
as Middle Creek Subdivision.
Applicant: Vail Local Housing Authority, represented by Odell Architecls
Planner: Allison Ochs
SUMMARY
The applicant, the Vail Local Housing Authority, represented by Odell Architects, is
requesting a final review of a development plan to allow for the conslruction of 142
employee housing units; a conditional use permit lo allow for the relocation and
expansion of the Early Learning Center; and a final review of a final plat for a major
subdivision on the site known as Mountain Bell, located at 160 N. Frontage Rd. / to be
platted as Middle Creek Subdivision.
The Department of Community Development is recommending approval of the
applications, in accordance with the findings and conditions as indicated in Section Xlll
of this memorandum.
DESCRIPTION OF THE REQUESTS
The applicant, the Vail Local Housing Authority, represented by Odell Architects, is
requesting approval of three applications:
A. A final review of a final plat for a major subdivision to allow for the platting of
Middle Creek Subdivision. The subdivision includes Lot 1 (the proposed housing
and Early Learning Cenler); Lot 2 (the existing Mounlain Bell tower site); and
Tract A (remaining open space).
A final review of a conditional use permit to allow for a private educalional
institution (referred lo as the Early Learning Center).
A final review of a development plan to allow for the construclion ol 142
employee housing unils.
BACKGROUND
The Mountain Bell site was annexed into the Town of Vail by Ordinance No. 8, Series of
1969. In 1974, as part of an agreement with Vail Associates, Inc., regarding bus service,
il.
B.
c.
the property was deeded to the Town of Vail. A portion of the site is owned by Qwest
and is the site of the Mounlain Bell tower. In addition, ABC and Learning Tree schools
are located on the sile. The remainder ol the site is currently open space.
On September 24, 2001, the Planning and Environmental Commission reviewed the
following requests:
1. A major subdivision, to allow Jor the platling of the site known as Mountain Bell.
The subdivision will be known as "Middle Creek Subdivision," and will consisl of
Lot 1 (the housing site, known as Middle Creek Village), Lol 2 (the Mountain Bell
tower site), and Tract A (the open space parcel).
2. A Land Use Plan amendment, to change the land use designation from "Open
Space" to "High Density Residential" of Lot 1, Middle Creek Subdivision.
3. A rezoning, to rezone Lot 1, Middle Creek Subdivision, from 'Natural Area
Preservation Dislrict" to "Housing Zone District".
The Planning and Environmental Commission approved the major subdivision request,
and forwarded recommendations of approval to the Town Council for the Land Use Plan
amendment and the rezoning request. With Ordinance No. 29, Series of 2001 , Town
Council approved the rezoning of the site, and with Resolution No. 6, Series of 2001,
Town Council approved the Land Use Plan amendment. Both approvals are conditioned
upon the filing of the final plat for Middle Creek Subdivision, and the approval of a
development plan for the site.
This application has been belore the Planning and Environmental Commission on
numerous occasions over the past few months to discuss the development plan for
Middle Creek in a work session format. The applicant is requesting a final review of the
proposed development plan for Middle Creek and the conditional use permit for lhe Early
Learning Cenler.
On March 11,2002, the Planning and Environmental Commission voted 5-2 (Schofield
and Golden against) to table the request for development plan review and the
conditional use permit for the Early Learning Center at Lot 1, Middle Creek Subdivision.
On April 8, 2002, the Planning and Environmental Commission and Design Review
Board held a joint worksession to review the proposed Middle Creek Housing
Development. At this worksession, the Planning and Environmental Commission and
Design Review Board provided specific direction to the applicant regarding the proposed
design of Middle Creek. The Planning and Environmental Commission and Design
Review Board provided the following summary of their concerns:
1. As proposed, the bulk and mass does not relate to the site, nor is lhere a
relationship or a hierarchy of buildings on the site.
2. As proposed, the surface parking and amounl of asphalt is excessive. The
resolulion to this issue will not involve a reduction in the parking requirement, nor
will screening the surface parking be acceptable.
Based upon the Planning and Environmental Commission and Design Review Board's
April 8, 2002, comments, revised conceptual plans were submitted to the Department ol
Community Development and additional meetings with the Planning and Environmental
Commission and Design Review Board were scheduled.
On April 22, 2002, the Planning and Environmental Commission reviewed conceptual
plans for the re-designed Middle Creek development. The Planning and Environmental
Commission's commenls included the following:
1, Generally, the Planning and Environmental Commission was supportive ol the
change in design.2. The massing needs to be broken down on the east and west sides of the
structure.3. lt was stated that that more units could be added on lhe east side of the building
to reduce the mass of the building.4. There were concerns expressed regarding the livabilily of the project and
ensuring that the new design would be attractive to the public and the residents
of the project.5. There is a need to ensure that this project reflects the quality of lhe community,
given its prime location in town.
On May 1, 2002, the Design Review Board reviewed conceplual plans for the re-
designed Middle Creek development. The Design Review Board's comments included
the following:
1. The underground parking is a positive addition, helping greatly to minimize site
disturbance.2. The project is taking on a better presence and identity of ils own.3. Look more at the A Buibing, specifically with regards to ils height and
relationship to the Frontage Rd.4. The plaza and courtyard concept is good and will provide benefits to the
residenls of the projecl.
The Design Review Board again reviewed conceptual plans for Middle Creek at their
June 19, 2002, meeting. In general, the Design Review Board was supportive of the
design direction the applicant proposed.
On Jufy 8, 2002, the Planning and Environmental Commission reviewed the plans for
Middle Creek in a worksession format. In general, the Planning and Environmental
Commission was supportive of the design direction the applicant proposed.
On Augusl 7,2002, the Design Review Board conceptually reviewed the submittal for
Middle Creek. The Design Review Board's comments focused on two major issues:
1. The east elevation needs additional consideration. Consider stepping it down, so
that there are some one- or two- story elements on the east.2. Building A and Building B appear to be two different architectural styles.
Consider making these two buildings more consistent in design.
On August 21, 2002, the Design Review Board again conceptually reviewed the
proposal for Middle Creek. Generally, they were supportive of the direction that the
proposal is moving. However, they expressed concerns regarding the execution of the
concept. Specifically, the Design Review Board stated that additional consideration
needs to be given to lhe massing of the individual buildings. They suggested bringing in
tv.
an independent reviewer to analyze the plans with respect to the Town of Vail's Design
Guidelines. This has been done for mulliple large projects, including the Vail Plaza
Hotel. The report from Winston Associates has been attached lor reference.
On September 18, 2002, the Design Review Board conceptually reviewed the
development plan for Middle Creek. Their comments focused mainly on the bulk and
mass, roof forms, scale, and architectural theme of the proposal. Generally, lhe Design
Review Board was encouraged by the changes made by the applicant from the last
meeting. While they stated that there is still a lot of work to do wilh regards to the details
of the project, they fell that the proposed bulk and mass were appropriate.
ROLES OF THE REVIEWING BODIES
A. Development Plan in the Housing Zone District
Order of Review: Generally, applications will be reviewed first by the Planning
and Environmental Commission for impacts of use/development and then by the
Design Review Board for compliance of proposed buildings and site planning,
and with the Town's Design Guidelines.
Plannino and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for final
approval/denial of a development plan in the Housing zone district. The Planning
and Environmental Commission is responsible for prescribing the following
development standards:
1. Setbacks,2. Site Coverage,3. Landscaping and Site Development,4. Parking and Loading,5. Lot area and site dimensions,6. Building height,7. Densily conlrol (including gross residenlial floor area).
ln addition, the Planning and Environmental Commission is responsible for
reviewing the application for compliance with the following:
1. Building design with respect to architecture, characler, scale, massing
and orientation is compatible with the sile, adjacent properlies and the
surrounding neighborhood,
2. Buildings, improvements, uses and activilies are designed and located to
produce a functional development plan responsive to the site, the
surrounding neighborhood and uses, and the community as a whole.
3. Open space and landscaping are both functional and aesthetic, are
designed to preserve and enhance the natural fealures of lhe site,
maximize opportunities for access and use by the public, provide
adequate buffering between the proposed uses and surrounding
properlies, and when possible, are integrated with existing open space
and recreation areas.
4.
5.
6.
o
A pedestrian and vehicular circulation system designed to provide safe,
efficient and aesthetically pleasing circulation to the sile and throughout
the development.
Environmenlal impacts resulting from the proposal have been idenlified in
the project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed
development plan.
Compliance with the Vail Comprehensive Plan and other applicable
plans.
Desion Review Board:
Action: The Design Review Board has no review authority on a development plan
in the Housing zone district, but must review any accompanying Design Review
Board application. The Design Review Board is responsible for evaluating the
proposal for:
{t.
2.
3.
Architectural compatibility with other struclures, the land and
surroundings,
Fitting buildings into landscape,
Configuration ol building and grading of a site which respecls the
topography,
Removal/Preservation of trees and nalive vegetation,
Adequate provision for snow slorage on-site,
Acceptability of building materials and colors,
Acceptability of roof elemenls, eaves, overhangs, and other building
forms,
Provision of landscape and drainage,
Provision of fencing, walls, and accessory slruclures,
Circulation and access to a site including parking, and site distances,
Location and design of satellite dishes,
Provision of outdoor lighting,
The design of parks.
4.
5.
6.
7.
8.
9.
'10.
'11.
12.
13.
Staff:
The staff is responsible for ensuring that all submittal requiremenls are provided
and plans conform to the technical requirements ol the Zoning Regulations. The
staff also advises the applicant as to compliance wilh the design guidelines.
Staff provides a slaff memo containing background on the property and provides
a staff evaluation of the project with respect to the required criteria and findings,
and a recommendation on approval, approval with conditions, or denial. Staff
also facilitates the review process.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission
may be appealed to the Town Council or by the Town Council. Town Council
evaluales whether or not the Planning and Environmental Commission or Design
Review Board erred with approvals or denials and can uphold, uphold wilh
modifications, or overlurn the board's decision.
B.ConditionalUse Permit
Plannino and Environmenlal Commission:
The Planning and Environmental Commission is responsible for approvalidenial
of a conditional use permit. The Planning and Environmental Commission is
responsible for evaluating a proposal for:
1. Relationship and impact of the use on development objectives of the Town.
2. Eflect of the use on light and air, distribution of population, transporlation
facilities, utilities, schools, parks and recrealion facilities, and other public
facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion, aulomotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streels and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of lhe proposed use in relation to
surrounding uses.
5. Such other factors and criteria as the Commission deems applicable to the
proposed use.
6. The environmental impact report concerning the proposed use, if an
environmental impact report is required by Chapter 12 of the Town Code.
7. Conformance with development standards of zone district
Desion Review Board:
The Design Review Board has no review authority on a Conditional Use Permit,
but must review any accompanying Design Review Board application.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission
may be appealed to the Town Council or by the Town Council. Town Council
evaluates whether or not the Planning and Environmental Commission or Design
Review Board erred wilh approvals or denials and can uphold, uphold with
modifications. or overturn the board's decision.
C. Major Subdivision
Plannino and Environmental Commission:
Action: The Planning and Environmental Commission is responsible lor final
approval/denial of a major subdivision.
The Planning and Environmental Commission shall review the proposal and
make a recommendation to the Town Council on the compatibility of the
subdivision with surrounding uses, consistency with the Vail Comprehensive
Plans, and impacl on the general welfare of the community.
Desion Review Board:
Action: The Design Review Board has no review authority on major subdivisions.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided.
The staff advises the applicant as to compliance with the Zoning and Subdivision
Regulations.
v.
Statf provides a staff memo containing background on lhe property and provides
a staff evaluation of the project with respect to the required criteria and findings,
and a recommendation on approval, approval with conditions, or denial. Staff
also facilitates the review process.
Town Council:
Aclions of Design Review Board or Planning and Environmental Commission
may be appealed to the Town Council or by the Town Council. Town Council
evaluates whether or not the Planning and Environmental Commission or Design
Review Board erred wilh approvals or denials and can uphold, uphold with
modifications, or overturn the board's decision.
APPLICABLE PLANNING DOCUMENTS
Town of Vail Zonino Reoulations (Title 12. Vail Town Code)
Ordinance No. 29, Series of 2001, approved the rezoning of this site from NaturalArea
Preservalion District to Housing zone district. Pursuanl to Section 12-61-1, Vail Town
Code, the purpose of the Housing zone district is as follows:
The Housing District is intended to provide adequate sites for employee housing
which, because of the nature and characteristics of employee housing, cannot be
adequately regulated by the development standards prescribed for other
residential zoning districts. lt is necessary in this district to provide development
standards specifically prescribed for each development proposal or project to
achieve the purposes prescribed in Section 12-1-2 of this Title and to provide for
the public welfare. Certain nonresidential uses are allowed as conditional uses,
which are intended to be incidental and secondary to the residential uses of the
District. The Housing District is intended to ensure that employee housing
permitted in the District is appropriately located and designed to meet the needs
of residents of Vail, to harmonize with sunounding uses, and to ensure adequate
light, air, open spaces, and other amenities appropriate to the allowed types of
uses.
Section 12-61-3, VailTown Code, identifies "public and private schools and educalional
inluitions, including daycare facilities" as a conditional use in the Housing zone district.
For the Planning and Environmental Commission's reference, Section 12-16-1, Vail
Town Code, identifies the purpose for a conditional use permit as follows:
ln order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located
properly with respect to the purposes of this title and with respect to their effects
on surrounding properties. The review process prescribed in this chapter is
intended to assure compatibility and harmonious development between
conditional uses and surrounding properties and the town at large. Uses listed as
conditional uses in the various districts may be permitted subject to such
conditions and limitations as the town may prescribe to ensure that the location
and operation of the conditional uses will be in accordance with development
objectives of the town and will not be detrimental to other uses or properties.
Where conditions cannot be devised to achieve these objectives, applications for
conditional use permits shall be denied.
Town of Vail Subdivision Reoulations ffitle 13. Vail Town Code)
Pursuant to Section 13-1-2, Vail Town Code, the purpose of the subdivision regulations
is as follows:
Statutory Authority: The subdivision regulations contained in this Title
have been prepared and enacted in accordance with Colorado Revised
Stafufes title 31, article 23, for the purpose of promoting the health, safety
and welfare of the present and future inhabitants of the Town.
Goals: To these ends, these regulations are intended to protect the
environment, to ensure efficient circulation, adequate improvements,
sufficient open space and in general, to assist the orderly, efficient and
integrated development of the Town. These regulations also provide for
the proper arrangement of streets and ensure proper distibution of
population. The regulations also coordinate the need for public seruices
with governmental improvement programs. Standards for design and
construction of improvements are hereby set forth to ensure adequate
and convenient traffic circulation, utilities, emergency aocess, drainage,
recreation and light and air. Also intended is the improvement of land
records and surueys, plans and plats and to safeguard the interests of the
puilic and subdivider and provide consumer protection tor the purchaser;
and to regulate other matters as the Town Planning and Environmental
Commission and Town Council may deem necessary in order to protect
the best interests of the public.
Specific Purposes: These regulations are further intended to serue the
followi ng specifi c p u rposes :
1. To inform each suMivider of the standards and criteria by which
development proposals will be evaluated, and to provide information
as to the type and extent of improvements required.
2. To provide for the subdivision of property in the future without conflict
with development on adjacent land.
3. To protect and conserve the value of land throughout the Municipality
and the value of buildings and improvements on the land.
4. To ensure that subdivision of property is in compliance with the Town's
zoning ordinances, to achieve a harmonious, convenient, workable
relationship among land uses, consistent with Town development
objectives.
5. To guide public and private policy and action in order to provide
adequate and efficient transportation, water, sewage, schools, parks,
playgrounds, recreation, and other public requirements and facilities
and generally to provide that public facilities will have sufficient
capacity to serue the proposed subdivision.
B.
C.
t.
6. To provide for accurate legaldescriptions of newly subdivided land and
to establish reasonable and desirable construction design standards
and procedures.
7. To prevent the pollution of air, streams and ponds, to assure adequacy
of drainage facilities, to safeguard the water table and to encourage
the wise use and management of natural resources throughout the
Town in order to preserue the integrity, stability and beauty of the
community and the value of the land.
Town of Vail Land Use Plan
The land use designation, according to the Town of Vail Land Use Plan, for this site is
High Density Residential. The High Density Residential designation is described as
follows:
The housing in this category would typically consisf of multi-floored structures
with densities exceeding 15 dwelling units per buildable acre. Other activities in
this category would include private recreational facilities, and private parking
facilities and institutional / public uses such as churches, fire stations and parks
and open space facilities.
The Town of Vail Land Use Plan describes the Mountain Bell site as Tract 35 and slates:
The Mountain Bell microwave facility and Nvo day care centers are located on a
25 acre site owned by the Town of Vailwhich is north of l-70. A portion of this
site under the microwave facility is owned by Mountain Bell. Part of the entire
site in located in an area of medium environmental hazards and should continue
to remain in its present use, with possible expansions of the day care centers. lt
may also be an option for the cemetery, further discussed later.
The Vail Land Use Plan includes the following goal statements which slaff considers to
be applicable to this request:
1.0 GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to seNe
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
|.6 Development proposals on the hillsides should be evaluated on a case by
case basis. Limited development may be permitted tor some low intensity
uses rn areas that are not highly visible from the Valley floor. New
projects should be carefully controlled and developed with sensitivity to
the environment.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in existing,
pla!?d areas and as appropriate in new areas where high hazards do not
extst.
5.3 Affordable employee housing should be made available through private
efforts, asslsted by limited incentives, provided by the Town of Vail with
riate restricilons.
5.4 Residential growth should keep pace with the marketplace demands for a
full range of housing types.
5.5 The existing employee housing base should be preserued and upgraded.
Additional employee housing needs should be accommodated at vaied
sites throughout the community.
Town of Vail Comorehensive Open Lands Plan
The Comprehensive Open Lands Plan recommends the following the Mountain Bell
Site:
Approximately half of the property is intended for affordable housing and the
remainder of the site will remain open space.
VI. SITE ANALYSIS
Zoning: Housing
Land Use Plan Designation: High Density Residential
Current Land Use: Open Space, Private Educational Institution
Lot Area: 6.673 acres / 290,676 sq. ft.
Buildable Area: 4.573 ac. / 199,200 sq. tt.Hazards: Moderate Debris Flow, Medium Severity Rockfall, Slopes
in excess ol 40/o
A complete site analysis is attached for reference.
VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninqNorth: USFS land N/ASouth: CDOT right-of-way N/AEast: Open Space NaturalArea Preservation District (NAPD)
West: Residential High Density Multiple Family (HDMF)
Open Space Natural Area Preservation District (NAPD)
10
VIII. REVIEW CRITER]A FOR A DEVELOPMENT PLAN IN THE H ZONE DISTRICT
The following criteria shall be used as the principal means for evaluating a proposed
development plan. lt shall be the burden of the applicant to demonstrate that the
proposed developmenl plan complies with all applicable design criteria:
A. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properlies and the
surrounding neighborhood.
Adjacenl uses lo the project include the following:
. Solar Vail - a multiple{amily housing project currently zoned High Density
Multiple Family.r Tracl C, Vail Potato Patch - an open space tract currently zoned Natural Area
Preservation District.. Parcel B, Spraddle Creek Ranch - an open space tract currently zoned Natural
Area Preservation District. This property is adjacent to Lot 1.. l-70 Right-of-Way - land owned by CDOT but localed within Town of Vail
boundaries. As a road right-of-way, there is no zoning on the properly. This
property is adjacent to Lot 1.o White River National Forest - land owned by the United States Foresl Service
outside of the Town of Vail boundary.
The applicant has described the architectural character of the proposed development
as 'European Hillside Village." The primary characteristics ol this architectural
character include the following:
. Strong vertical elemenlsr Timelessness ol materials. Feeling that the buildings developed over time. Vertical stepping of buildings. lrregular window placement. Simplicity of designr Focus on roof formso Structures cascading down the hillside
While the Planning and Environmenlal Commission and Design Review Board have
been supportive of lhis general design philosophy, both Boards expressed a belief
thal the translation seemed to be lost in previous designs. Specifically, the exterior
horizontal walkways, the lack of stepping of the buildings, the contemporary
materials and design, and the roof planes did not seem consistent with the
"European Hillside Village" concept. The Planning and Environmental Commission
and the Design Review Board have struggled wilh this issue in the last few meetings.
The Design Review Board requested that staff retain lhe services of an independenl
consultanl to review the proposal for Middle Creek, with specific reference to
architecture, character, scale, massing and orientation. A report from Jeff Winston,
of Winston Associates, has been attached for reference. The report looked at the
following categories:
11
1. Appropriateness ol the original concept.
2. Did the plan carry oul the original concept?
3. Overall assessment of the revised plan.
The report from Jeff Winston states thal he believes the concept of a "Eurpoean
Hillside Village" is appropriate for the site. Specifically, he states:
I feel that the original decision of the Planning and Environmental Commission to
suppott that direction was reasonable. The vertical massing of the buildings, and
stucco ererior appear to be a reasonable response to the steep site, coupled
with the challenge of maintaining affordability. No, it is not Tyrolean like Vail
Village. However, as one approaches Vail from east or west there are many
buildings along l-70 that are not particularly Tyrolean, especially the buildings
north of l-70. Yet, they are all part of the Vail backdrop. Many of these buildings
are vertical in nature, and have large stucco components - I do not think the
Middle Creek project will appear to be out of place.
Jeff Winston lists the following componenls of the previous design that were not
consistent with the "European Hillside Village" concept:
o Horizontal balcony walkwayse Exterior flat panelsr Horizontalstepping.of buildingsr Vertical stepping of buildings. Roofs. Window placement
. Materials. Building C courtyardo Building B courtyard
The architect and developer worked closely with Jeff Winston to develop solulions to
the issues listed above. Additional stair towers were added to Building A, to
eliminate as many exterior stairways as possible. An addilional stair tower was
added to Building C to hide the exterior walkways and the exterior walkways were
eliminated from the south elevation of Building B. The exterior flat panels were
removed where possible, and 5 ft. relums were added on lhe ones that remain. Jeff
Winston recommends enclosing the stairways entirely, which statf believes will be
further reviewed by the Design Review Board.
The applicant has revised the horizontal and vertical stepping of the buildings was
achieved through multiple methods. On Building A, addilional slair towers have been
proposed lo create more horizontal movement. lt is important to note that the
additional stair towers are located wilhin the 20 fl. front setback.
The stepping of buildings has also occurred on Building B, through the elimination of
a crawl space. The stepping on Building C occurred above the parking garage and
on the southeast corner, where one two-bedroom unit was eliminated (a studio was
added to Building A) and one three-bedroom unit was changed to a two-bedroom
unit.
Staff believes lhat the applicant has effectively addressed the general issues which
were identified by the Design Review Board, the Planning and Environmental
12
Commission, stalf, and Winston Associates in regards to archilecture, characler,
scale, massing, and orientation. However, stalf believes that with a development of
this size and mass, the proposal only works if the applicant can successfully execute
the details of the Design Guidelines of the Town of Vail.
Title 14, Vail Town Code, provides the Design Guidelines of the Town of Vail. Staff
believes that the following guidelines must be addressed by the applicant, to the
satisfaction ol the Design Review Board:
C. Building Materials and Design:
1. Predominantly natural building materials shall be used within the
Town of Vail. The erterior use of wood, wood siding, wood
shingles, native stone, brick, concrete, sturco, and EIFS may be
permifted. Concrete surfaces, when permitted, shall be treated
with texture and color; however, exposed aggregate is more
acceptable than raw concrete. The exterior use of stucco or EIFS
with gross textures or surtace features that appear to imitate other
materials shall not be permitted. The exterior use of simulated
stone or simulated brick shall not be permifted. The exterior use of
aluminum, steel, plastic or vinyl siding that appears to imitate
other materials shall not be permitted. The exterior use of
plywood siding shall not be permitted.
The erterior use of any building mateial, including those not
specifically identified by this Section, shall only be permitted,
unless otherwise prohibited by this Code, where the Design
Review Board finds:
a. that the proposed mateial ls satisfactory in general
appearance, architectural style, design, color, texture, and
quality over time; and,
b. that the use of the proposed material complies with the intent
of the provisions of this Code; and,
c. that the use of the proposed mateial is compatible with the
structure, site, surrounding structures, and overall character of
the Town of Vail.
4. The majority of roof forms within Vail are gable roofs with a pitch of at
least four teet (4') in twelve teet (12'). However, other roof forms are
allowed. Consideration of environmental and climatic determinants
such as snow shedding, drainage, and solar exposure should be
integral to the roof design.
5. Roof lines should be designed so as not to deposit snow on parking
areas, trash storage areas, stairways, decks and balconies, or
entryways. Secondary roofs, snow clips, and snow guards should be
utilized to protect these areas from roof snow shedding if necessary.
9. Deep eaves, overhangs, canopies, and other building features that
provide shelter from the elements are encouraged.
1Q
o
10. Fenestration should be suitable for the climate and for the orientation
of the pafticular building elevation in which the fenestration occurs.
The use of both passive and active solar energy systems is strongly
encouraged.
To summarize, staff believes that the building design with respect to architecture,
characler, scale, massing, and orientation is compatible with the site, adjacenl
properties, and the surrounding neighborhood. However, if the applicant cannol
address the concerns of the Design Review Board with respect to the Design
Guidelines, the bulk and mass must be re-evaluated by the Planning and
Environmental Commission.
Buildings, improvements, uses and activities are designed and located to
produce a lunctional development plan responsive to the site, the surrounding
neighborhood and uses, and the community as a whole.
Staff believes that the uses proposed for the site are compalible with the site, the
neighborhood, and the community as a whole. Specifically, the Early Learning
Center provides a much-needed service to the communily and staff believes
maintaining this use on the site is a benefit of the development plan. In addition,
stalf believes that housing on this site is a compatible use with the site, the
neighborhood and the community as a whole. The proximity to the Village and
Lionshead, the availability of alternate modes of transportation (including bus,
pedestrian, bicycle), the proximity of recreational areas, elc., make this a favorable
location for employee housing.
In addition, staff believes that the separation of the Early Learning Center and the
housing componenl are a positive elemenl of the development plan. Previous
proposals have mixed the parking for both uses, and staff believes thal lhe current
separation of the Early Learning Center and the housing is more appropriate for the
site.
The re-design of Buildings A and B have lead to changes in the site plan.
Specifically, the new stair towers at Building A are located 15 ft. and 10 ft. from the
front property line. As the addition is limited to stair towers, which staff believes to be
a positive design solution to minimize exterior horizontal balcony walkways, slaff
believes this encroachment to be appropriate. On Building B, exterior walkways at
ground level have been partially enclosed, encroaching 2 ft. into the 20 ft. front
setback. The Early Learning Center is approximately 18 ft. from the front property
line. Surface parking occurs within the rear 20 ft. setback, within 2 ft. of lhe Qwest
property, and in the front 20 ft. setback by the Early Learning Center.
In the Housing zone district, the Planning and Environmental Commission can allow
encroachments into the 20 ft. selback, subject to the following findings:
A. Proposed building setbacks provide necessary separation between
buildings and riparian areas, geologically sensitive areas and other
e nviron me ntal ly se nsitive areas.
8. Proposed building setbacks will provide adequate availability of light, air
and open space.
14
c.
C. Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
D. Proposed building sefbacks will result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
p re sc ri bed s etback stan d ards.
Staff believes thal the proposed setbacks meel the above crileria. The proposed
setbacks provide adequale light, air, open space, and are compatible with buildings
and uses on adjacent property. In addition, staff believes thal the proposed setbacks
area a result of creative design solutions which have lead to a more functional
development plant.
To summarize, stalf believes that the buildings, improvements, uses and activities
are designed and located to produce a functional development plan responsive to
the site, the surounding neighborhood and uses, and the community as a whole.
Open space and landscaping are both functional and aeslhetic, are designedto preserve and enhance the natural features of the site, maximize
opportunities for access and use by the public, provide adequate buffering
between the proposed uses and surrounding properties, and when possible,
are integrated with existing open space and recreation areas.
The proposed limits of disturbance for the west portion of the property keeps
development out of the riparian corridor and protects the existing Middle Creek. Staff
believes that this is a benefit of the development. In addition, more trees at the
entrance to the development are retained than were retained by the previous
proposal. The setbacks for the housing have been maintained at 20 ft., allowing for
additional landscaping and berming to screen the uses than the previous design
allowed.
A recreation area of approximately 4,250 sq. ft. has been proposed. This recreation
area is adjacent to Building C and has greater exposure to the sun than the previous
recreation area proposal.
Slaff believes that this criterion has been mel.
A pedestrian and vehicular circulation system designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
Staff believes that the proposed vehicular circulation system is successful solution to
access a difficult site. When possible, lhe existing circulation system is used to
access lhe uses on the site. Staff believes that the proposed vehicular circulation
syslem provides a safe, efficient, and aesthelically pleasing circulation to the site and
throughout the development.
In addition, the proposed bike and pedestrian path along the Frontage Road will
provide access to the Main Vail Roundabout for the residents of Middle Creek. Staff
believes that this is a positive benefit of the proposed circulation system.
D.
15
Staff believes that the proposed bus stop and bus circulation pattern into the site is a
positive element of the proposed design.
Pursuant to Section 12-61-8, Vail Town Code, development within the Housing zone
district, the parking requirements are as outlined in Chapter 12-10, Vail Town Code.
However, the Housing zone district does allow lor a reduction in the number of
required parking spaces, subject to Planning and Environmental Commission review
and approvalol a parking management plan. Section 12-61-8: Parking and Loading,
VailTown Code, states:
Off-street parking shall be provided in accordance with Chapter 10 of this Title.
No parking or loading area shall be located within any required setback area. At
the discretion of the Planning and Environmental Commission, variations to the
paking standards outlined in Chapter 10 may be approved during the review of a
development plan subject to a Parking Management Plan. The Parking
Management Plan shall be approved by the Planning and Environmental
Commission and shall provide for a reduction in the parking requirements based
on a demonstrated need for fewer pa*ing spaces than Chapter 10 of this title
would require. For example, a demonstrated need for a reduction in the required
paking could include:
A. Proximity or availability of alternative modes of transportation
including, but not limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of
cars for each unit.
C. A demonstrated permanent program including, but not limited to,
rideshare programs, carshare programs, shuttle seruice, or
staggered work shifts.
The allocation of parking spaces is based on dwelling unil size. Chapter 12-10, Vail
Town Code, requires 1.5 parking spaces for units less than 500 sq. ft.; 2 parking
spaces for units 500 to 2000 sq. ft.; and 2.5 parking spaces for units over 2000 sq. ft.
As proposed, the parking requirement would be as follows:
Number and Tvoe of Unit Parkinq ratio Total Spaces
45 studio units
29 one-bedroom units
24 two-bedroom units
1.5
1.5
2
67.5
43.5
48
88
247
44 three-bedroom units 2
Total
The applicant is proposing 269 parking spaces for the entire development site. The
appficanl is proposing 247 parking spaces for the proposed housing, meeting the
parking requirement, as prescribed by Chapter 12-10, Vail Town Code. The
remaining 22 spaces are for the Early Learning Center.
However, the applicanl is proposing a deviation to the parking requirement for the
size of the parking spaces. As currently proposed, the parking spaces are
configured as follows (housing only):
16
140 tandem spaces (56.7'/.)
107 single spaces (43.3%)
77 compact spaces (31%) 25% is allowed by the Town Code
167 full-size spaces (69%)
2'l1 covered spaces (85%)
36 surface spaces ('15%)
Previously, the applicant proposed to enclose 78/" ol the proposed parking. With
this current submittal, the applicanl is proposing to enclose 85/" ot the parking. Staff
believes that this is an appropriate percentage of enclosed parking for this site. The
remaining surface parking must be screened wilh site walls, berms, or landscaping.
Staff also believes that, while the tandem parking spaces are nol necessarily
convenient for the residents, the number of tandem spaces is appropriate. The
alternative would be lo provide additional surface parking lo eliminate the need for
tandem space, and staff believes that this would be detrimental to the design of the
site.
The parking for the Early Learning Center is discussed in Section X of this
memorandum.
The applicant has provided a parking management plan which is attached for
reference. Should the Planning and Environmental Commission choose to approve
the proposed development plan, this parking management plan shall be included as
part of the approval.
Staff believes that lhe pedestrian and vehicular circulation system has been
designed to provide safe, etficient, and aesthelically pleasing circulation to the site
and throughout the development.
E. Environmental impacts resulting lrom the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed development
plan.
The Environmental impacts and environmental impact reporl have been discussed in
previous memos. Please refer to the statf memorandum dated August 12,2002.
The Hazard Reports have been updated for the current development plan. The
reports indicate major changes from the previous reports. Specifically, the previous
debris flow hazard mitigation previously included a mitigalion wall adjacent lo the
creek. However, the report by Church and Associates, Inc., dated September 13,
2002, states the following:
A deflection wall and soil berms were originally envisioned as the mitigation
scheme for the project. However, after conducting field work, we believe
there is a substantial risk that a Booth Creek type event could result in a
plugged channelbetween the wall and the steep hiilside to the north, and a
later flow could overtop the dam and flow southwards towards the site.
Another viable alternative is to individually protect each structure on the fan
that is subject to a debris flow hazard by designing structures to resist the
17
forces of a debris flow. Based on our understanding of the project objectives
and constraints, we believe the best course of action will be to protect the
individual structures.
The report states that the north wall of Building A and the west wall of Building C
should be designed to resist forces from a potential debris flow event. The applicant
has revised the north wall of Building A, incorporating the required 6 ft. mitigation as
the north wall of the building. Staff believes that this is an acceptable solution to the
hazard mitigalion.
The report also considers the rockfall hazard, which potenlially effects Building C and
the Early Learning Center. The report slates that formal rockfall protection measures
are not necessary, but that the developer should scale loose rocks from lhe slopes
above Building C and the Early Learning Center during conslruction to reduce the
risk for cosmetic damage.
To summarize, staff believes that the environmental impacts resulting from the
proposal have been identified and all necessary mitigating measures have been
implemented as a part of the proposed development plan.
F. Compliance with the Vail Gomprehensive Plan and other applicable plans.
The Town of Vail Land Use Plan contains goals which staff considers to be
applicable to this request. The applicable goals include:
1.0 GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and
recreational uses fo serue both the visitor and the permanent
resident.
1.2 The quality of the environment including air, water and other
natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.6 Development proposals on the hillsides should be evaluated on a
case by case basis. Limited development may be permitted for
some low intensity uses in areas that are not highly visible from
the Valley floor. New projects should be carefully controlled and
developed with sensitivity to the environment.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where
high hazards do not exist.
'18
5.3 Affordable employee housing should be made available through
private efforts, asslsfed by limited incentives, provided by the
Town of Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace
demands for a full range of housing types.
5.5 The existing employee housing base should be preserued and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
Staff believes that the proposal is furthering the goals of the Town of Vail Land Use Plan
by providing housing for employees. In addition, the proposal includes a variely of unit
sizes, ranging from studio units to three-bedroom units. Proposed development has not
encroached into the 40% slopes on the site, nor has it encroached into the riparian
corridor along Middle Creek.
The Comprehensive Open Lands Plan identifies the Mountain Bell Site as"approximately
half of the property is intended for affordable housing and the remainder of the site will
remain open space;' The Comprehensive Open Lands Plan is inlended lo identify and
recommend actions for the protection ol sensitive land and open space, not as a guide for
development of other properlies.
Staff believes that the proposal is in compliance with the Comprehensive Open Lands
Plan, which identified a portion ol this site for affordable housing.
The Town of Vail Land Use Plan provides a land use designation for this sile as High
Density Residential. The High Density Residential designation is described as follows:
The housing in this category would typically consist of multi-floored structures
with densities exceeding 15 dwelling units per buildable acre. Other activities in
this category would include private reaeational facilities, and private parking
facilities and institutional / public uses such as churches, fire stations and parks
and open space facilities.
The Vail Land Use Plan describes lhe Mountain Bell site as Tract 35 and stales:
The Mountain Bell microwave facility and two day care centers are located on a
25 acre site owned by the Town of Vail which is north of l-70. A portion of this
site under the microwave facility is owned by Mountain Bell. Part of the entire
site in located in an area of medium environmental hazards and should continue
to remain in its present use, with possible expansions of the day care centers. lt
may also be an option for the cemetery, further discussed later.
The potenlial use of this site as employee housing was nol considered at the time of
adoption of the Vail Land Use Plan. However, the Town Council and the Planning and
Environmental Commission voted to amend the land use designation for this site from
Open Space lo High Densily Residential, based on the need to for employee housing.
Staff believes the proposal to be in compliance with lhe Vail Comprehensive Plan and
other applicable plans.
19
x.REQUIRED CRITERIA AND FINDINGS. CONDITIONAL USE PERMIT
ln addition to the request for development plan approval as required by lhe Housing
zone district, the applicant is requesting a conditional use permit for the relocation of lhe
Early Learning Center to the eastern porlion of the site. Schools, including day cares,
are a condilional use in the Housing zone district. According to Section 12-16-1, Vail
Town Code:
ln order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permifted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located
properly with respect to the purposes of this title and with respect to their effects
on surrounding properties. The review process prescribed in this chapter is
intended to assure @mpatibility and harmonious development between
conditional uses and surrounding properties and the town at large. Uses listed as
conditional uses rn the various districts may be permifted subiect to such
conditions and limitations as the town may prescribe to ensure that the location
and operation of the conditional uses will be in accordance with development
objectives of the town and will not be detrimental to other uses or properties.
Where conditions cannot be devised to achieve these objectives, applications for
conditional use permits shall be denied.
A. CONSIDERATION OF FACTORS:
1. Relationship and impact of the use on lhe development obiectives of
the Town.
The Vail Land Use Plan identifies the following goals with regards lo
community services:
6.0 Community Seruices
6.1 Seruices should keep pace with increased growth.
6.2 The Town of Vailshould play a role in future development
through balancing growth with services.
6.3 Seruices should be adjusted to keep pace with the needs
of peak periods.
In addition, the Vail Land Use Plan slates that this site is to be used lor
the future expansion of the ABC and Learning Trees Schools.
Staff believes that this use is important to the Town of Vail and will have a
positive impacl on the Town. These schools provide a valuable service to
the members of the community.
2. The effect ol the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities needs.
20
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3.
Staff believes that the relocation and expansion of the Early Learning
Center on this site is a benefit to the Town. According lo lhe summary
provided by the applicant, the Early Learning Center will provide early
learning services for 60 preschool age chibren, with'12 to 15 tull-time
slaff members, and 2 partlime staff members. The Early Learning
Center has approximately 4,630 sq. ft. of floor area, and includes a 4,103
sq. ft. outdoor play area. Staff believes that it is beneficial to have lhis
use located on this site, which is centrally located in the Town of Vail.
An importanl consideration in the review of this conditional use permit is
the possibility for future expansion. Due to the amount and localion of the
parking, the proximity of the building to its propefi line, and the amounl
and location of play area, luture expansion possibilities are limited.
Effect upon traffic with particular reference to congestion,
automotive and pedestrian safety and convenience, tratlic flow and
control, access, maneuverability, and removal of snow from the
street and parking areas.
The applicant has proposed 22 parking spaces for the Early Learning
Center. Parking for uses not specifically listed in Chapter 12-10, Vail
Town Code shall be determined by the Planning and Environmental
Commission. A memo has been attached from the applicant which
explores the parking requirements of other communities. The
municipalities of Boulder, Denver, and Lakewood, these municipalities
would require 18 spaces. In addition, staff has reviewed parking
requirements as outlined in "Off-Street Parking Requirements" Planning
Advisory Service Reporl Number 432. Some of the sample parking
requiremenls noled in this report include the following:
Aurora, CO - two spaces for each three teachers and one off-street
passenger loading place for every eight pupils. With the proposed Early
Learning Center, Aurora would require 18 spaces.
Orange County, CA - one space per staff member, and one space per
five students. With the proposed Early Learning Center, Orange County
would require 27 spaces.
The Public Works Department has done traffic counts at the Early
Learning Center and has found that at times there are more than 25 cars
at the existing facility to drop off children. The Planning and
Environmental Commission sets the parking requirement for uses nol
listed in Chapter 12-10 of the Town Code.
Some communities have exlensive requirements regarding access and
parking. Specifically, St. Louis County, MO, requires the following:
Two spaces, plus one space for every employee on the maximum
shift; a paved unobstructed pick-up space with adequate stacking
area (as determined by the Department of Planning) shall be
provided in addition to standard driveway and parking
requirements, or one space for every six children; a safe
21
B.
pedestrian walkway system (as approved by the Department of
Planning) through parking areas to the building entrance, with a
safety zone a minimum of 15 feet in width between parking
spaces and the front of the building entrance, shall be provided in
addition to standards driveway and parking requirements.
The applicant has provided area for snow storage which meets the Town
regulations, which state that an area equaling 30% of the paved area be
provided for snow storage.
Staff believes that the provision of the 5 "live" parking spaces at the
entrance to the Early Learning Cenler will improve bolh vehicular and
pedestrian circulation into the Early Learning Center.
4. Effect upon the character of the area in which the proposed use is to
be located, including lhe scale and bulk of the proposed use in
relation to surrounding uses.
Stalf believes that the use is appropriate for the character of the
surrounding area. The maximum height of the Early Learning Center is at
26 ft. The building is 2-story building, which staff believes is appropriate
given the heights and mass of the adjacent employee housing.
The proposed Early Learning Center is located 20 ft. from the side
property line, and 18 ft. from the lront property line. While the Housing
zone district allows deviations from the 20 ft. setback, subject to review by
the Planning and Environmental Commission, statf has concerns
regarding the ability to buffer the building and the play area with adequate
landscaping. This bulfering is important when considering the noise level
from l-70. The Vail Mountain School has recenlly installed an air-
conditioning system because the windows of the classrooms cannot be
open during class because of noise issues. Staff recommends lhat a
landscaping and sound berm, which will include large trees, be included
in the landscaping plan for the Early Learning Center. Because the play
area is located up to the property line, there is limited room for
landscaping on the applicant's property. As proposed, landscaping is
located on the CDOT right-of-way. CDOT allows trees that are 4"+ in
caliper to be planted within their right-of-way, provided that no trees are
planted within 30 feet from the edge of the road.
FINDINGS
The Planning and Environmental Commission shall make the following findings
before granting a conditional use permit:
1. That the proposed location of the use is in accordance with the purposes
of lhe conditional use permit section of the zoning code and the purposes
of the district in which the site is located.
2. That the proposed location of the use and the conditions under which it
would be operated or maintained would not be detrimental to the public
22
xt.
health, safety, or welfare or materially injurious to properties or
improvemenls in the vicinity.
3. That the proposed use would comply with each of the applicable
provisions of the conditional use permit section of the zoning code.
MAJOR SUBDIVISION
A. GENERAL OVERVIEW OF A MAJOR SUBDIVISION
Title 13, Subdivision Regulations, of the Vail Town Code establishes the review
process and criteria for a major subdivision proposed in the Town of Vail.
Pursuant to Chapter 13-3 (Major Subdivision) of the Vail Town Code, the first
step in the review process is for the applicant to meel with a Town Planner to
discuss the preliminary plan. Staff has met wilh the applicanl on several
occasions to discuss the proposal and address submittal requirements. Staff
feels the applicant has successfully complied with the initial step in the review
process.
The Town of Vail is required to notify the following agencies thal a major
subdivision is proposed and that preliminary plans are available for review:
Department of Public Works.
Town Fire Department.
Town Police Deparlment.
Public Service Company of Colorado.
Holy Cross Electric Association.
U.S. West
Cablevision company serving the area.
National Forest Service.
Eagle River Waler and Sanitation District.
Vail Recreation District.
Eagle County Ambulance District.
Other interested agencies when applicable.
The next slep in the review process shall be a formal consideralion of the
preliminary plan by the Town of Vail Planning and Environmenlal Commission.
The applicant shall make a presentation lo the Planning and Environmental
Commission at a regularly scheduled meeting. The presentation and public
hearing shall be in accordance with Section 12-3-6 Vail Town Code. The
applicant's appearance before the Planning and Environmental Commission on
September 24,2001, meets this public hearing and presentation requirement.
The burden of proof that the application is in compllance with the intent and
purposes of the Zoning Code and olher pertinent regulations shall lie upon the
applicant.
In reviewing the preliminary plan, the Planning and Environmental Commission
shall review the application and consider its approprialeness in regard to Town
policies relating to:
'l . Subdivision Control;
23
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2. Densities proposed;
3. Regulations;4. Ordinances, resolulions and other applicable documents;5. Environmental Integrity;6. Compatibility with surrounding land uses;and7. Effects upon the aesthetics of the Town and surrounding land uses.
The Planning and Environmental Commission shall have twenty-one days from
the date of the review of the preliminary plan to approve, disapprove or approve
with conditions or modifications, the major subdivision request. Within len days of
making a decision on the request, the staff shall forward the Planning and
Environmental Commission's decision lo the Vail Town Council. The Council
may appeal the Planning and Environmental Commission's action. The appeal
must be placed within seventeen days of Planning and Environmental
Commission's aclion. lf the Council appeals the Planning and Environmental
Commission's action, the Council shall hear substantially the same presentation
by the applicant as was heard at the Planning and Environmental Commission
public hearing. The Council shall have thirty days to affirm, reverse, or affirm with
modifications the Planning and Environmental Commission decision. The appeal
hearing shall be held during a regularly scheduled council meeting.
The final step in the review process of a major subdivision request, afler Planning
and Environmental Commission preliminary plan review, is the review ol the linal
plat. At any time within one year after the Planning and Environmental
Commission has taken action on the preliminary plan, a final plat shall be
submitted to the Town of Vail Community Development Departmenl. The staff
shall schedule a final review of the final plat. The final review shall occur at a
regulady scheduled Planning and Environmental Commission public hearing.
The review criteria lor a final plat are the same as those used in reviewing the
preliminary plan as identified in Section 13-3-4 of the Subdivision Regulations.
According to Section 13-3-9: Commission Action; Public Hearing:
The Planning and Environmental Commission shall review the final plat
and associated material and information and shall approve, approve with
modifications, or disapprove the plat within twenty one (21) days ot the
public hearing on the final plat of the subdivision or the final plat is
deemed approved. A longer time period for rendering a decision may be
granted subjeA b agreement betvveen the applicant and the Planning
and Envi ro n m e ntal Com m ission.
The Town of Vail has lhe ability to require cerlain improvements when approving
a major subdivision. The following improvements shall be required by the
applicant unless otherwise waived by the zoning administrator, Planning and
Environmental Commission. or Council:
Paved streets and parking lots;
Bicycle and pedestrian path linked with the town system and wilhin lhe
subdivision itself:
Traffic control signs, signals or devices;
Street lights;
Landscaping;
1.
2.
3.
4.
24
B.
6. Water lines and fire hydrants;
7. Sanitary sewer lines;
8. Storm drainage improvements and storm sewers;
9, Bridges and culverts;
10. Electric lines;
11. Telephone lines;
12. Naluralgas lines;
13. Other improvements not specifically mentioned above but found necessary
by the Town Engineer due to the nature of the subdivision.
REVIEW CRITERIA FOR A MAJOR SUBDIVISION
Ghapter 13-3, Vail Town Code provides the criteria by which a proposed major
subdivision is to be reviewed. Section 13-3-4: Commission Review of
Application; Criteria, Vail Town Code states:
The burden of proof shall rest with the applicant to show that the
application is in compliance with the intent and purposes of this Chapter,
the Zoning Ordinance and other peftinent regulations that the Planning
and Environmental Commission deems applicable. Due consideration
shall be given to the recommendations made by public agencies, utility
companies and other agencies consulted under subsection 13-3-3C
above. The Planning and Environmental Commission shall review the
application and consider its appropriateness in regard to Town policies
relating to subdivision control, densities proposed, regulations,
ordinances and resolutions and other applicable documents,
environmental integrity and compatibility with the surrounding land uses
and other applicable documents, effects on the aesthetics of the Town.
1. Subdivision Control
There are three lots being platted as parl of this major subdivision
request:
Lot Zoninq Lot Size Buildable Area Frontaqe
Lot 1 Housing 6.673 ac.
290.676 so. tt.
4.573 ac.
199.200 so. ft.
1,145.75 ft.
Lot 2 General Use 1.096 ac.
47,742 sq.lt.
Not applicable Via 40 ft.
easemenl
Tract A Nalural Area
Preservation
17.226 ac.
750.365 sq. ft.
Not applicable 1,545.02 ft.
Lot 1, Middle Creek Subdivision:
Lot 1 is zoned Housing zone district. According to Section 12-61-10:
Other Development Standards, Vail Town Code:
Prescribed By Planning and Environmental Commission: In the H
District, development standards in each of the following categories
shall be as proposed by the applicant, as prescribed by the
Planning and Environmental Commission, and as adopted on the
approved development plan:
z5
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A.
B.
c.
2.
Lot area and site dimensions.
Building height.
Density control (including gross residential floor area).
Therefore, the Planning and Environmental Commission shall prescribe
the minimum lot size and lrontage requirements. Staff believes that the
lot size of 290,675.9 sq. ft. and the frontage of 1,145.75 ft. are appropriate
for this subdivision.
Lot 2, Middle Creek Subdivision
Lot 2 will remain zoned General Use. According to Section 12-9G-5:
Development Standards, Vail Town Code:
Prescribed By Planning And Environmental Commission: In the
General Use District, development standards in each of the
following categories shall be as prescibed by the Planning and
Environmental Commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
4. Density control.
5. Site coverage.
6. Landscaping and site development.
7. Parking and loading.
Therefore, the Planning and Environmental Commission shall prescribe
the minimum lot size and frontage requirements. Staff believes thal the
lot size ot 47,741.8 sq. ft. is appropriate for this subdivision. The frontage
proposed for Lot 2 is via an existing platted access easemenl, which is 40
ft. in width Generally, the minimum frontage requirement within the Town
of Vail varies from 30 ft. (residential zone districts) to 100 tl. (higher
intensity commercial zone districts). Staff believes that given lhe current
access and use of the sile, the 40 ft. access easement provides
acceptable access to the site. Staff believes that the intent of the
frontage requirement has been mel and no fronlage requirement is
necessary.
Tract A, Middle Creek Subdivision
Tract A will remain zoned Natural Area Preservation District. There are no
minimum lot size or frontage requirements in the Natural Area
Preservation District. Slaff believes that the configuration of Tract A is
appropriate for this subdivision.
Densities Proposed
The proposed Middle Creek developmenl will be clustered on Lot 1,
which is 6.7 acres. No additional development is proposed on Lot 2 or
Tract A at this time.
26
Lot 1, Middle Greek Subdivision
Lot 1 is zoned Housing zone district, with a land use designation of High
Density Residential, as approved in 2001 by the Planning and
Environmental Commission and Town Council. The density allowed in
the Housing zone district is prescribed by the Planning and Environmental
Commission. The applicant is currently proposing 142 dwelling units on
Lot 1. This is approximately 31 dwelling units per buildable acre and 21
dwelling units per gross acre. For comparison, the density allowed in
Lionshead Mixed Use 1 is 35 dwelling units per acre; and 25 dwelling
units per buildable acre in the High Density Multiple Family zone district.
The land use designation of High Density Residential states that densily
in this designation would exceed 15 units per buildable acre. Staff
believes thal this density is appropriate for this subdivision, provided that
in the proposed development meets the requirements of lhe Housing
zone district. According to Section 12-61-1 : Purpose, Vail Town Code:
The housing district is intended to provide adequate sites for
employee housing which, because of the nature and
characteristics of employee housing, cannot be adequately
regulated by the development standards prescribed for other
residential zoning districts. lt is necessary in this district to provide
development standards specifically prescribed for each
development proposal or project to achieve the purposes
prescribed in section 12-1-2 of this title and to provide for the
public welfare. Certain nonresidential uses are allowed as
conditional uses, which are intended to be incidental and
secondary to the residential uses of the district. The housing
district is intended to ensure that employee housing permitted in
the district is appropiately located and designed to meet the
needs of residents of Vail, to harmonize with sunounding uses,
and to ensure adequate light, air, open spaces, and other
amenities appropriate to the allowed types of uses.
Staff believes that the proposed density is appropriate for this site
because it is compatible with surrounding uses. However, this density
ensures that development on this site will be extremely complicated. This
will lead to structures which are large in scale. Density of this magnitude
must be tempered with good design. This proposal also addresses the
demand for employee housing that the Town has identified as a critical
need.
Lot 2, Middle Creek Subdivision
Lot 2 is zoned General Use zone district, with a land use designation of
Public/Semi-Public. No dwelling units are proposed on Lot 2. The only
allowable dwelling units in the General Use zone district are Type lll
employee housing units.
Tract A, Middle Creek Subdivision
27
4.
Tract A is zoned Natural Area Preservation zone district, with a land use
designalion of Open Space. Pursuance to Chapter 12-8, Vail Town
Code, no dwelling units are permitted in the Natural Area Preservation
District.
3. Reoulations
Lot 1, Middle Creek Subdivision
Lot '1 is zoned Housing zone district. The Housing zone dislrict
regulations have been attached for reference. Pursuanl to Section 12-61-
11, Vail Town Code, any development wilhin lhe Housing zone dislrict
requires an approved development plan.
Lot 2, Middle Creek Subdivision
Lot 2 will remain zoned General Use. The existing use of the property as
a public ulility installation will continue. Any changes in use require an
amendmenl to the approved development plan, subject to approval by the
Planning and Environmental Commission. The General Use zone district
regulations have been attached for reference.
Tract A, Middle Creek Subdivision
Tract A will remain zoned Natural Area Preservation District. The Natural
Area Preservation District regulations have been attached for reference.
Ordinances. resolutions and other apolicable documents
The Vail Town Code and the Vail Land Use Plan are the applicable documents
for review of this proposal. The issues relating to the Vail Town Code have been
addressed previously in this memorandum.
The Vail Land Use Plan contains goals which staff considers lo be applicable to
the major suMivision request. The applicable goals include:
1.0 GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and
recreational uses fo serue both the visitor and the permanent
resident.
1.2 The quality of the environment including air, water and other
natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.6 Development proposals on the hillsides should be evaluated on a
case by case basis. Limited development may be permitted for
some low intensity uses in areas that are not highly visible from
28
5.
the Valley floor. New projects should be carefully controlled and
developed with sensitivity to the environment.
1.7 New subdivisions should not be permitted in high geologic hazard
areas.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where
high hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts, asslsfed by limited incentives, provided by the
Town of Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marl<etplace
demands for a full range of housing types.
Environmental InteoriW
According to the Town of Vail hazard maps, Middle Creek Subdivision is located
within a Medium Severity Rockfall hazard and Moderate Hazard Debris Flow.
Updated hazard reports have been attached for reference. The hazard mitigalion
has changed dramatically from the previous proposal. The report recommends
that individual buildings be protecl, rather than mitigation occurring adjacent to
the creek.
As prohibited by Chapter 12-21 ot the Town Code, no development will be
permitted on slopes grealer than 40%. The lots have been configured to
minimize the area ol 40/o slopes on Lot 1.
An Environmental lmpact Reporl has been completed by Stewart Environmental
Consultanls, Inc., and has been attached for reference. The report states that
while the proposed development of Lot 1 will have an impact on plant and animal
communilies presently inhabiting the property, the loss of the 6.5 acres does nol
represenl a significant impacl to plant and animal communities. The reporl
recommends thal all trash dumpsters need to be made bear-proof and exterior
lighting will need to be minimized. The report additionally states that the impacl
to Middle Creek could include runoff from paved parking areas. A drainage study
has also been included.
The drainage report has been completed by Peak Civil Engineering, Inc., which
is attached reference. The drainage study states that runoff from the proposed
developmenl will follow existing drainage patterns.
A traffic study has been attached for review. The study stales that the traffic
generated by the proposal will be less than most apartment complexes of
comparable size, due to the proximity 10 other modes ol transportation.
29
xil.
6. Compatibilitv with Surroundino Land Uses
Adjacent land uses to the entire Middle Creek Subdivision include the following:
Solar Vail - a multiple-family housing project currently zoned High
Density Multiple Family.
Tract C, Vail Polato Patch - an open space tract currently zoned Natural
Area Preservation District.
Parcel B, Spraddle Creek Ranch - an open space tract currently zoned
Natural Area Preservalion Dislrict. This property is adjacent 10 Lot 1.
l-70 Right-of-Way - land owned by CDOT but located within Town of Vail
boundaries. As a road right-of-way, there is no zoning on the
property. This properly is adjacent to Lot 1.
White River National Forest - land owned by the United States Foresl
Service outside of the Town of Vail boundary.
Staff believes that the subdivision is compatible with surrounding land uses.
7. Effects Upon the Aesthetics of the Town and Surroundinq Land Uses
The existing Mountain Bell lower and structure will not change with this
application. Approximately 17 acres will remain open space. Lot 1 will be
developed wilhin the parameters of the Housing Zone District. According to
Seclion 12-61-1 1: Development Plan Required.
Compatibility With lntent: To ensure the unified development, the
protection of the natural environment, the compatibility with the
sutounding area and to assure that development in the Housing District
will meet the intent of the District, a development plan shall be required.
The review of the development plan for the site by the Planning and
Environmental Commission and the Design Review Board include considerations
regarding aesthetics. Approval of a development plan in the housing zone
district requires that the Planning and Environmental Commission find that:
Building design with respect to architecture, character, scale, massing
and orientation is compatible with the site, adjacent properties, and the
surrounding neighborhood.
The Design Review Board has reviewed the proposed development plan on
numerous occasions to ensure compliance with the Town of Vail Design
Guidelines.
STAFF RECOMMENDATION
A. Development Plan in the Housing Zone District
The Department of Community Development recommends that the Planning and
Environmental Commission approve the applicant's request for development
plan approval. Staff's recommendation is based upon the review of lhe criteria in
30
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andSection Vlll of this memorandum and the evidence
subject to the following findings:
testimony presented,
1. Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
2. Proposed building setbacks will provide adequate availability of lighl, air and
open space.
3. Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
4. Proposed building setbacks will result in crealive design solulions or olher
public benefits that could not otherwise be achieved by conformance wilh
prescribed setback standards.
5. Building design with respect to architecture, character, scale, massing and
orientation is compatible with the site, adjacent properties and the
surrounding neighborhood.
6. Buildings, improvements, uses and activities are designed and located to
produce a functional developmenl plan responsive to lhe site, lhe
surrounding neighborhood and uses, and the community as a whole.
7. Open space and landscaping are both functional and aesthetic, are designed
to preserve and enhance lhe natural features of lhe site, maximize
opportunities for access and use by the public, provide adequate buffering
between the proposed uses and surrounding properties, and when possible,
are integrated with existing open space and recreation areas.
8. A pedestrian and vehicular circulation system designed to provide safe,
efficient and aesthetically pleasing circulation to the site and throughout the
development.
9. Environmental impacts resulting from the proposal have been identified in the
project's environmental impact report, if not waived, and all necessary
mitigating measures are implemented as a part of the proposed development
plan.
10. Compliance with the Vail comprehensive plan and other applicable plans.
ll.Thedeviations to the parking requirement as outlined in Chapter 12-'10, Vail
Town Code, specifically regarding the number ol compact spaces and
tandem spaces, are acceptable and the Parking Managemenl Plan will
provide for adequate parking on the site.
Should the Planning and Environmental Commission choose to approve the
request, staff recommends the following conditions:
31
1.Prior to application for a building permit the developer shall enter into a
Developer lmprovement Agreement with the Town of Vail to construct the
following off-site improvements :
A. The North Frontage Road musl be widened to accommodale a left-
lurn lane. The current lane configuration shall be improved as follows
(from North to South): 2.5' concrete curb and gutter, 6' asphalt
shoulder, 1 2' westbound lane, 1 6' left turn lane, 12' eastbound lane, 6'
asphalt shoulder, 2' gravel shoulder. All widened areas shall be
constructed with a full depth pavement designed by an engineer. A
complete 2" asphalt overlay will be required between the east (Main
Vail Roundabout) and west road construction limits. All lane tapers
shall meet the requirements of C-DOT. Guardrail shall be installed on
the south side of the Frontage as required by C-DOT
B. The 2.5' concrete curb and gutter shall match the existing curb and
gutter at the North Main Vail Roundabout and extend to the western
most limits of the road construction.
C. A 10' wide, 6" thick concrete pedestrian/bicycle path shall be
constructed from the North Main Vail Roundabout to the western most
limits of the road construclion.
D. The existing concrete box culvert that carries Middle Creek benealh
the Frontage Road shall be extended to accommodate both the road
improvemenls and the extension of the pedestrian path. A debris
guard shall also be installed.
E. A storm sewer drainage system shall be conslructed, including inlets,
storm sewer pipe, manholes, ditches, elc., as designed by an
engineer, to adequately convey all 2S-year storm run off in the area.
F. Street lighting shall be designed and installed along the frontage road,
and at a minimum placed at all intersection points.
G. All necessary grading and revegetation shall be completed within the
conslruction limits by the developer.
H. The Town of Vail Public Works Department and C-DOT must approve
all improvements.
l. All proposed grading located off the subject property must be
approved by the adjacent property owner.
As part of the final submittal for Design Review Board approval, the
following additional information shall be submitted to the Department of
Community Development:
A. Retaining wall profiles and details.
B. Final hazard mitigation plans and details.
C. Final drainage sludy and design. (1:20 scale)
D. Pavement design sections.
2.
32
3.
4.
5.
E. Final grading plans and details. (1:20 scale)
F. All necessary easements including, drainage, pedestrian and an
easement for the Town bus stop and area.
Prior to applicalion for a building permit lhe developer shall submit a
Design Review Board application, detailed final landscape plan, and final
architectural elevations for review and approval of the Town of Vail
Design Review Board.
Prior to application for a building permit the developer shall submit a
construclion phasing plan for review and approval by lhe Department of
Community Developmenl and the Department of Public Works for all
improvements and construction on the site.
Prior to application for a building permit the developer shall submit a
complete set of civil engineer drawings for all off-site improvements,
including the improvements to the South Frontage Road for review and
approval by the Deparlment of Public Works.
Prior lo application for a buiHing permit the developer shall submit a
complete set of plans to the Colorado Department of Transportation for
review and approval of an access permit.
Prior to application for a building permit the developer shall submit a final
exlerior building materials list, a typical wall section and complete color
renderings for review and approval by the Design Review Board.
Prior to application for a building permit the developer shall post a bond
with the Town of Vail to provide financial security for the 150% of the total
cost of the required off-site public improvements.
The applicant's proposal shall meet the intent of the Design Guidelines,
as outlined in Title 14, Vail Town Code. This includes the following:
a. Predominantly natural building materials shall be used within the
Town of Vail. The erterior use of wood, wood siding, wood
shingles, native stone, brick, concrete, stuc:co, and EIFS may be
permifted. Concrete surfaces, when permitted, shall be treated
with texture and color; however, exposed aggregate is more
acceptable than raw concrete. The exterior use of stucco or EIFS
with gross textures or surtace features that appear to imitate other
materials shall not be permitted. The exterior use of simulated
stone or simulated brick shall not be permitted. The exterior use of
aluminum, steel, plastic or vinyl siding that appears to imitate
other materials shall not be permitted. The exterior use of
plywood siding shall not be permitted.
The erterior use of any building material, including those not
specifically identified by this Section, shall only be permifted,
unless otherwise prohibited by this Code, where the Design
Review Board finds:
6.
7.
8.
9.
33
B.
(i) that the proposed material is satisfactory in general
appearance, architectural style, design, color,
texture, and quality over time; and,(ii) that the use of the proposed material complies with
the intent of the provisions of this Code; and,(iii) that the use of the proposed material is compatible
with the structure, site, surrounding structures, and
overall character of the Town of Vail.
b. The majority of roof forms within Vail are gable roofs with a pitch
of at least four feet (4) in twelve feet (12'). However, other roof
forms are allowed. Consideration of environmental and climatic
determinants such as snow shedding, drainage, and solar
exposure should be integral to the roof design.
c. Roof lines should be designed so as not to deposit snow on
parking areas, trash storage areas, stairways, decks and
balconies, or entrways. Secondary roofs, snow clips, and snow
guards should be utilized to protect these areas from roof snow
shedding if necessary.
d. Deep eaves, overhangs, canopies, and other building features
that provide shelter from the elements are encouraged.
e. Fenestration should be suitable for the climate and for the
orientation of the particular building elevation in which the
fenestration occurs. The use of both passive and active solar
energy systems is strongly encouraged.
lf the applicant cannot comply with lhe Design Guidelines to the Design
Review Board's salisfaction, the applicant shall return to the Planning and
Environmental Commission for a review and approval of the development
plan and the criteria for evaluation as outlined in Seclion Vlll of this
memorandum.
Conditional Use Permit for the Early Learning Center
The Community Development Department recommends approval for a
conditional use permit to allow for a private educational institution. Staff's
recommendalion is based upon the review of the criteria in Section X of this
memorandum and the evidence and testimony presented, subject to the following
findings:
1. That the proposed location of the use is in accordance with the purposes of
the conditional use permit section of the zoning code and the purposes of the
Housing Zone District.
2. That the proposed location of the use and the conditions under which it will
be operated or maintained will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity.
34
tx.
3. That the proposed use will comply with each of the applicable provisions of
the conditional use permit section ol the zoning code.
C. Major Subdivision
The Community Development Department recommends that the Planning and
Environmental Commission approve the final plat for Middle Creek Subdivision
located at a Part of the S1/2 of the SE1/4 Seclion 6, Township 5 South, Range
80 West of the Sixth Principal Meridian, based upon the criteria evaluated in
Section Xl of this memorandum and the evidence and testimony presented,
subject to the following findings:
1. That the application is in compliance with the intent and purposes of the
Major Subdivision Chapter, the Zoning Ordinance and other pertinent
regulations that the Planning and Environmenlal Commission deems
applicable.
2. IhaI the application is appropriate in regard lo Town policies relating to
subdivision control, densities proposed, regulations, ordinances and
resolutions and other applicable documents, environmental integrity and
compatibility with the surrounding land uses and other applicable documents,
and effects on the aesthetics of the Town.
Should the Planning and Environmental Commission choose to approve the
request, slaff recommends the following condition:
1. Prior to submittal for a building permit or within one year f rom approval of
the final plat, the applicant shall submit two mylar copies of the final plat
for Middle Creek Subdivision for recording with the Eagle Gounty Clerk
and Recorders. All easements are subject 1o approval by the Deparlment
of Community Development prior to recording.
ATTACHMENTS
Attachment A: Reductions
Attachment B: Site Analysis
Attachment C: Zone Districts
Attachment D: Title Report
Attachment E: Adjacents
Attachment F: Applicant's Statements
Altachment G: Environmental lmpact Report
Altachmenl H: Hazard Reports
Altachment l: Tratfic Studies
Altachment J: Drainage
Attachment K: Parking Management Plan
Attachment L: Reduclions of Plat
Attachment M:Letters from the public
JC
AUGUST 2OO2
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In'estmst Drdqr Sha 1932
140 E. l9th Avenue, Suils 700
Deowr, Colorado t0203-1035
(303) 863"1e00
Fax (303) 853.7100
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Ifpu do uot roceive cll psgc$, plerse controt s€nderet 303-863-1900.
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ForYour Ura t For Yilr Rlvicw E PtoucOonrmeot Q Urgsnt I
lllrchcd copyof Berircd Erard kport tom Drvid Cwbran
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srsice (icologi,.rt Imn*iguion of-Dihis Ftw ud Rock Fdl llt'rrds
rnd }f,aigdion lPco@mons
InDolaili{ddh Crsck Afft rd$lo lioui4 Frojrc
. .i 'irril,FqCcCqrut$ CO
.lobNo.14613
Mr. Goqlilin; '
A.r lu[,oFe4 cHLiRc[I & tueodttt (chDtch) qd-4l lrdurs' P'E h!: q|!b$t] hrrn rEdicd
C ;ffiF b.r"d, ;lrtfr ;dsrlth;tg ;afrfir rt rt'e iru59 *r $ n'{ross rrr on rro'rt
ir.-t|ernirufne onr [da.n-;;-ili.*a "riOgr,t*
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;trt d"Eib't rL rt"f"ff.f d:il "'[td-aila eo th' g.ohdr lsardrssc' Ar'M€trD
witl prcon rtcdgn eircia"er thc ertcn'ra *u dril qcr'f* ryf*Strurnu'rtEogiuiiiii" i.irc erbi6 r (6'iir eiitilcO wiit dfrrirds t1! d6$i critst3 lt$o i$ hildias
desig6g f,ocslrlcin Conaltilg Brgtngcn Inc ir prodiing';lsttohdfi nmmmsrddr6r for rhc
xworr. dcvelopual n iE* eirnima rneidnogritri-e*obgicH&ud study fut thc pmle*
i* riu:r,to0 iD rreport drtqd Aplt il6' 2001'
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Ilto srhict polttty fu locrt d in v4l, Ee8lc coruy, colorrdo. Th lotir uor{r of thc I-r0 sontrgp
iod;td;],f i,fdd Vi.Oi[lroftt1ae ni. 11" rit! ii locdGd b a put of rlr Eoun lA
$ddh.;* Vl"ol;SeOon 6, Toc;13ith 5 Soilt, Rm5g 80 Wsr1" Lopiqaons, nrlti-froily cnrhr€f
rJpqood'ft; tr pcoil n. d"r.pt-ddhs;F 1ryqf{ q.Pt& IT+ conrtttlts ddd
iffi.*1 *o Ddtrd;-il"iiil;-tts lt-.0'Uy ixfu arcfi'tac* uodeted, indidtd- tbc '
hdfi U4aiorn:*o'p'6il, Blritdir*,:A rd n'of uoarts sizc od 3lrqr:luilding.C'
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q;;'It E*ly'f-riog a"616 gfl
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cf thc Hts An rccau rord rarl ilrlrig too wut *rt d fu tbc llioutttsil Bdl buildlrg gld ELCI
wilh aarocicpd ':ts td ffibJ; ffiffiil"i rbott io fr€t hisb Ylrd rrys- hrvt rbo t'eco cflEced
;ffi.A", *lht
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aB. gdiUC'fns*esso uo ourtfrporriur of tbedtc arc woeddrfth
;frd;d4 rpsr, &d fir: q'Uls tilcrool pm- ir oorsed whh grlor lod hrAer w !b tcrthrd
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Tte prnpaty ir tocrtCd oo rs dlwirrl frn complu rcrradng &crMldrllo C$olc cm &a rrstb ridc of
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. Fu3 90 Oa lll:E3u
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GstoCcrlhr|illlootttlt t{513br
thegrrcct doft doq! ro tho 6outh, :tid tbe olsratios h tha ptrund.buitrting.ileastus€slOm plO
to dZtg ti6. bd[ad( sn tb. nort[,sido of tbo vrllby iroomgiled of thc fihbl.Fomuion'
co{tittiar. of $drm$gihstolo, rhle, urd tinri*onc. A pddol of tle s*tyAlbE
ffif@i b prcromJ u fieurc t. tb b.sc !9P. I tbir *udy rntr
erirthourt thin bcdr ofrsdOlshbronn silgtgttC rni tltdy rnd dhy firte 80d pttonintC pfuSO4ry
b g.y ffhs*oue Ulr ne pmpcrt:, lier ol al dluvlri tq od bdrg*-ir or{y gryccd I tho-
rtfrci togcs r'trt&srra of rio &r nd la 61 cbrlml of lfiddle Oecb llr dluviun cOnriCr of
gro* r" bqdth: ris rpck tqrnenrrjia I fiuir of silry sod, n4m tW{tV tr€Dilom I b 3
irr,ttw tt6 sit!, hrt torl&o-up o 6 6et in dimctsr ocqr in 6s sra Tls sbPcr ro ilc nottl aro
nuflcd rirh glirirt &pods ciU* fArrUr. Tfio lUordlst deodn oonrtd of bottldcr, cubbtrq
grsvd, g,nld rnd sih ddodted at tbcr nrghr of tlo ghoicr ttet ome fill.d thc Vail rrllcy. ^I'brcLcnt-frfo*roo owrilre stopcr orryth of tb *t" ,n to rn etorstbn dabani tt00 F 9000 &ot.
lVlar w: obccrred tb cArnlil of lllddlc Cloclr north of fu sila, wc notod tblt 6c a.orcllo rns
;,.Gt U CtriCI S. friUiucr ft lceooi$cs fto tr,fitrn Fotmslloo il r Dunsylflnirn rgo
filqsdEfuis"i m
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lrd rra ttro e$l ddc of ttc Vrltqc hrt th r,€st dde lnd tirl colluvlm ovtr bidrcch a cqo$d
t drook. Fmriou rincc tls dd ofttn trsr Icc rgp hrl rgrsved ruoh of tho ldoraic 8C toPotftd it
b tb Vlrllev bo'lwru mlt as inttu dluvirt ba undqlvlngthe ritc.
nFlB[tu{lw.$
Dwirg.liril of beevy prcipit*icn 9r npd fiounrelt, nntr h concrmrred on t!e. sbp* Oq. t!"
ralhV t'ogou tbd nfu oF qrriarly, {irruCg lloodwrtrrs rd ocoriold d&rir flona At tlrs
relatirrly high olw*iorr of tls Vril ritr, &brh f,crw $s t)Eicrlty €rcrtod dutils pori{ttls ofFDl
nowrntb aod not D!3r,y Dr€dpiulon tom tluodeiltsmr. tto dtrinrgp btdn upldlt tf thc fru b
rrhivaly trrgr, ol tb order of6 o: ? sqtirrc nilar rnd the slopcc rro rucp htt uqrdlf cwwd with
vqruiir. For thic typc of basiu dobcii f,owr ue typicslly geacrued h rolativoly idrquod llopo
Ailurss withb riO tlraiurgp billn, 's,bich ifrodrrco l4c uanrltr of uoouolidated rurtairlr ico
tfddle Cre* ad 0oodids r.!{foru it dor,lltrqu ud ulsnetoly ts ttc f.s. By n4riroq
grutlsr rd $o.p!r !tet$ wi& 6buirdant loorc naHirts on tlo ralloy ride gerrte orc 0ugtcot
h* oCIta $ndli ihhir fowr, h ordr fu d6rir 0owr ro oootr, 8c\tttd csnditisu mr$ 6d*
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stcrp drpeq ont 3) r potrtirt fbr rurdrrined corditions to dowlop wftlrh thc inidd flou mso. trn r
ooil s$udcd frm lni* nctt or rqdlg riq tre pors wru gtnro yr{n tbg mil irs*ler rnd
oaly a dight is:rrlr! ts enlrarl fir€$'cs idrce fow nobilizrticn of dobrb $i+&lim) Fuo
rr,rudtir bavs n4gne$d tb rhlis itucr rtececury to cauc r flihrs sln bE n rtlinor u loed
rus&l fr'on svayilg rocq mdl giouad vibntiou, or ltong wind $11 Tt6 r€ldit/ely 6m_qntud
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occru ftr coil sir.cc 0ro ldinnrru lorodioa le oonprirod of rcdiruntuy bdroclr wltt slrmdld finos,
stoh ari :hste siltstona rmdrbnq rnd conglomarta. Debrir llwr src uniquc in tt'd ety grn
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Oor drmlrill lYhen ru erar of lowrr rlopc Sn licnt b rc&hd, tho danlrclr o$eo brcrnc bloakd
pit! dr;ki+ orl floodcrtcr froo highcr in ttr brdn bwomer tnnpornily blo*d hhld fu &brfu
drns. ,)ngc scogh rder ssqrnilrl,ilos, th bloslogpr re.uobilir Ettl dghit f,ofi orn n'soh.
1,1.347 couGl-{_tN + L9?84'?92452
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Rug 30 0a lll!54t1
ODELL ARCHITECT PAGE 8q?,+
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o tho ea;. dds (116. M;fffrL;l"l1"rr b"'1zoo-il;e;ilrr t'r tq wa ilrc [otsd u't!$
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fu ts 'leigo nrcor-mdui-t pn*otod in tbo fft lfiaru rtfort'
A d4eCio wrrll rnd rcil tcrrr vlpe origins[y mvirionsd u te uritig4iotr.wtrons for ths lloid'
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lrrr fl,,g co,.1t g,,slop do crs'rnd.nry *,rih;;!dr 6. liir
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rtud in the Art Uoul ttpc mrin"ut u ri* ore Buildiagl A sd C'
ugrEes[AggE
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cite brs bceo r1gdslcd W'In-iio*-io-"iO- t acffioo-Utto 6rE0'. std.hit rtp)tt stroultl bE
:canu:tcrt for c4rtlcd rcconncodationr. Agbarod guffiu. tlould bG dcsi$tcd tur apptierble srca
N0.45?
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PAGE 05
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JobNo.14613Fignro I
CHURCH & As sociales
FluC l6 OA OS: Sitl p.2
August 16,200 I
Michacl Coughlin & Company
Attn: lt{ichael C rughlin
140 Ecst 19th A{enue, Suite 700
Denvu; Colorado 80203
subject: Geolognar Investigation of Debris Fiow and Rock Fair i::tazards
and Mt igation Recommendadofi s
Pmposrd Middle Creek . ,trordable llousing project
Vail, Ergle Couflry, CO
Job No 14613
Mr. Coughlin:
As roquorte{ cJ{URcH a" esy.olatel (ctnrrch) qd.Art Meers, pE. Iuc. (Art Mears) hrrve rtudiodtho goologic haa,rde related to debrie flows ana roCtirlts at *u s,ruje.t tlte.'dr" purpor* <,f orrrworkis to st"rmrnarize ourffndiugs andrpcomnrond rnitigation u;l;r';E til pranneo s11ucturr,, Thisreport describes.:he geology of the site area and d6cussee the gnologic h;;r prelont Art Mcarswili prcsent deoil;n criteda for the otructures under separate covrr. Thc project structurzl Errgincerand the project.r'rohiteot.(odell Ar.chitec-s) will inc6qporute the, desigf cilteria i,rto rt. b;il;;designe' Koechlcin conoultin-g Engineerc r.rc. is providing g*ot,u*r*i."J rledmmendaticns ibr iheproposerl dcvelog'ment' R J. Irish performed an eriernr*i# ft.iiwl" it*Jstudy fur irti l.o.i*t,as prosented in a r.eport dated August 16, ?001.
Jne gubject property is located. in Vail, Eagle County, Colorado. Th.e lot is north of the I-?0 FnrntageRoad and wE$[ ol'tlre old VEjl exit of Inturetate Zd. The site is l,rcsted io a purt of rhe liouth I/i,Southeast l/4, of liectioa 6,,Towaship 5 South, Ronge 80 wcst. Lc\;:is;oin*, iturti"r*nily stn"ri,tue;
$.f-{9nose-a for the parcel. The concept gra.ding plan prepered by Poak LoO co*ui*rnts dared7/49102 Y4.lht l)orclopmant Plan Driwing aio by boitt ar:,titots, undat"a, indic.rred ttrree
*:-lt'E !:jl{i"s: were plannod, Buildings A anci B of *oo"o',i,-rii;,'aoJ a targu BrLirdirg c.!'x'rstrng stntcturo'i inolude 1M**Flo_Fell tetophone building uld tower aud aniarly Lee:iingC;1!4. Jhe farly Leaming Centcr @I-C) wjll be rooved into a icrri, Ouif UinS i" rhe sourhe,rst com€ror tll€ $ltur' An ac(e$s roa<i and psrking lots w€re cre$ed for the lvloufltain-iBcll buitding urd tiLC,with tssociated ctr s and fflls to a maximum of abour i o feet high. t'arO areas have algo betn crlntedon the slope, with r;mallor cuts and fiils, The wcstom and nonhd:n p,;:nion otttre sitc ue worded withcottotrwooq aspen nnd fir, while the essteol porfion is covsred wirh grass and bushcs with scattercd
e$pen tree3.
Thc properrty is loctted on an alluvial fan corrrplex emanating fi.om l,,Iid.dle Creek ou the norf' slle qf
the Vail \'alloy. (hre Creek runs in tho vatley bottom ard Orains 1r the lvesr. The ground surfa,:'e in
OEI{VEn 4Egl lVadswor h Eoulsv.rd
3trt./163.E317
TB PVd
Whert FidE., CO 80039
F6xr 30S.469.9t21
rDSrrHCdV -l-]300
qr,s.rLE ROCK :Ct.660 ntSsgveFGREEI{ r03.E1E | .S5
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the paroel-sloper; dqu'n to tho. souttr" aod the elevation in the plalued buildiug areas ranger &<rm t2g0
:1-:113_j.*-I:*:k on rhc norrh sido. of tu y*Juy is-cor:rrprised of-the Mjntuin ro,**ioqfjji,S:f.jg*rr, ionstog:ra1e,.*itt$olr,.rB., *A i,i[stone, e p*i"ioii; ]:ffi;i*,v',r.,Erv. e'"lrt\.r.r r,.nuu$+s ang_{-9TEffiJgl rlfsqlogc JiazflI.€l MqlLEggg_gau$y_*eglg!ilio t,y AllenMiller, Consultirg Geoiogisr, 1977:Ig ir p..rr-ntodEFfiorul"Tt eEiffi ft. rhi, ,or,,iy *ur.prepared by Chartes S" Rpbinron & Assooiates. The \iintura,Fonnariouir'a peonsyivaniin agcdoposi{ described a"c medium to coarse-grained, gray to reddi trh-browl saudstone, ccngk,merific
sandstone, thin t,eds of redtish-brown siltstone, and sandy end silty ebaJe snd prorainint firl irft.-g{"to graJ" Umostote beds. The-prepcrry lies on an alluviai fsrL anj bedrock is-ogly exp(;sed;;1t;e
*16eFT slgPes nrnhwe* ofthe site and iatbe channsl of Midule Cresk. Thc alluvium conr;ists ofgravel to boulde : sizc rock fiagmenis is a matix of rilfy sand, I:r:ulder.q typically rauge :tonr I to 3
fbet oqrr the site, br.rt bouldsre up to 6 fcot in diqrneter occur in lln area. ii.,e slopes t6 tf e nrrrth aremaill€d with gtrtcial deposits called Moraire. The Morainal dq:rosits coneist of boulderr. crrbbies-gravel, sand snd silt depoeited at tle margins of tho glaciers thdi ouce fill$d the Vail va lley These
lateral Moraines cover the slopes rprth of thc site r.rp to nn eleyation of about 8800 to got,o feet.
When we obaan'ed the channel of Middle Creek uqrth of the err:e, we noted thst th6 morai :E was
pre$ent gtr thd e{Et side sf the vallsy but the west side had thin r:, lluviurn over bedrock 61 s,posed
bedrock, Frusion sincs thc etd of the ian lce age has removed nilr,ch ofthe Moraine and rteoouited it
in the Valtey bofom as well ae in the slluvial fen underlying tbe eite.
DEERTS rLOSg
During times of treely precipitation or rapid snowmelt, water is c(.ncEntratd on the eloper abc.ve ttrovrlley bottom ard runs off quickly, crtating floodwaters and oocasional dobris fiovrs. '.rU fte
rclatively high cleWion of the Vail area, debrir flows aro tpicq:ly created during porio,ls oi'rapid
snowrnelt and nct heavy precipih{ios fron thurderstomts. ttre riiainagr Uasin uphitt of tle fan is
relative-ly Iargq cn the order of6 or ? square mileg and the elopes ,nr stoep br* usualiy covcrro:i with
ve.getation lor lliu type of basia dsbris flows are Wpicaily gorelued by relatively infrequent slope
failures within the drainage basiq which introdtrcc large auaountir of unconsoliOatcd maioial* into
Middla Creek anl floodwatcr renlports it dovrnstreani ard ultinrtely to tbe fan. By compo:dson-
smaller a.nd steeper basins wtth sbundsnt loose materials on thc virllley sides generate mole ft€,?u€ot
but often smallel debris flows. In order for debris flows to occ,l.r, sev€ral -cnuditions trum ixisg
includiq, 1) zuffiient avaikble uaconsoliclatsd debris, inoluding **i! roclq and orgurio nraten r! 2)
steep slcpes, and 3) a poteruial for undrained conditions to develop wirhin tbe initial flow masr In a
soil saturated frotn snow melt or during, r'aiq tbe pore watef pt'e$$ure within the soil ino'easslr a.txd
only a slight incn;asp ia ernernal stress can iqduce flow mobilirati*n of debris ftqueftctirn). iiome
rtcearohrrrc haw uggested thc sfftss increase necessary to ca$6e'l failure can br as minrr as load
traflsf€r liom twa'tingtrees. small ground vibrations, or rtrong wiad. gurts. The rdatively fi:te gridfled
uature of thc soil dovolopod on tfie Mintum Formation inoreascs tjlr.r: risk of undrained colrdiric:rs to
occur in soil sincc the Mintun Formttion ie cornprioed of sedirnenr:rrry bedrock with abunrtant :;ines,
zuch as shale, siltstone, sandstonc, and oonglomerate, Debris ili,rrys ue unique in that the5' call
lraruport very large rodrs, and cau actunlly gain mass during i;he flow proceso. Ivtass werring
process€$ gypicall;l accrrmuiate coarse mateuals in existing drainag:+ shasnels above the lar! rrhere
rapid water runoff fiom intense storm ovents sf rlpid snowmelt causrls ilrc soafse materials :o slirie or
fiow downhill. Wren an area of lowa slope gradient is reaohed, thir channeis often becomo blor:ked
trith debds! au<i flosd$taiEr from higher in the basin becqmss t€mp:rrady blocked brhind fie d::bris
dams. Once cnough wator accumulates, the blockages rc-mobiliee arrd debris florvs can result.
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Geologicu I llr. r estiguior
]ob i{o. lit5l3
Pagc 3
An examination of th€ channel of Middle Creek disclosed sou 1:e areas on th€ valloy sidcii, where
ov.crstecponed. sopes in Morsiul and Colluvial matgrirl$ appa,r{::ntly feil periodically-and irriroduce
soil and rock in:o th€ streadr ohalrlel. We noted slope failuies r)fvariou$ ages or1 both the ]15t and
wegt cida$ of thc channet upgtreEm of the fsn, An area of oversrrirepsned NAoiainal doposit wrs noted
on the east side'rf the Middle Cr€sk ohanoei about 200 f€ct up$t:earxl of the fan, Wc aiso us,Hd what
may be old debris flow deposits within the clrannel at one locafltn about 500 fe$ above the fbn and
what appeqxs to be sn old landslide deposit on the oast sids ofn)fidd,le Crcek about 100t fe* above
rhe fal 4n et(arnple of the kind ofldeposit that may hc$ to gtrx€rst€ debris flows is tfte hrndslide
deposit labalcd tids3 (Quarenray ege dcbris slide) oir Figure I lr,:ricb exists about 3500 f:et iofth of
it'e farron lbe wt:st side of tltb Middlo Creek channel. Thie landsl(ls was apparently devol rpcxl within
the colluvial matenal and siid dovmhill to the valley bottom. i,!.' similai phenomenon .rearrred in
Booth Creek east of tha site in May 1984, where a Iarge debris lrlide and flow occurred r)r t:re we$t
side of Booth Creek" Tbis slide (and mury others that yesr) wtri, initiated at an elevati('r 6l:abou
9400 fee't wheo wa.ter iszued ftom bedding plener and fracturei$ within tic bedrock anC si,hrrated
slope materials, ,riusing them to flow downhill into thc channel rilfBooth Creek, where s alebr.is flow
fitled the creek cl'rannel and almost reached the watcr tresiinent pliant. Tbe event rcported.y o,:;ourrcd
over a pcriod of tlays and included many ',pulsed, of dobris flows.
The alhrvial ftn was examioed as part ot'our study, The rstiv'rr cbnnnel of Middle Cr,:ck il nqrv
located on the €xttefl€ westem edge of the alluvial fan, but this hlrrt not always bean the clrse, ldiddle
Creek has movec. back and forth across thc fan over geologic timrl s$ the acrive ohanrrel u,a* t,locked
by soil aad the uuer chsonel \ilas diwnad from the area of the sojl deposit. Ttre erea {ionr the active
stream channel tit about ?00 fi;et east shows evidcnce of nrmcrolrr gulliee and debris flo'p lo:res. ln
this aren, old chrnncls exist betweert raised lobes of borrldery riraterials. By oompariso rL tl e rree
from 200 to abor,t 500 ftet castof thspresent channel is fairly uniforra in cross-section. lVe r oted a
promineut dpbris tlow deposit about 550 feet ef,st of the chanael. 'l'bis lobate deposit is lor:ate< south
of a ftnced yard and is ebow 5 fsot tiick. Numerous boulders rvittr a nominal size of abort 3 ttet in
dianoter exist within and on the deposit- 1'his deposit rnd associst,ed field observations are th,r bagis
for tte ciesign reconmendatisas prescnted in the Art Mears report.
A defleotion wnll and soil borms wore origiually envisioned as tfnr roltiguiofl Echcme for lhe project.
However, a$er arnducting ffeld wor( we believe there is a substir:ntial risk thet a Boorh lreeh type
cvont could reeult in a plugged chanuel betwccn the wall and thr steep hiilside to the nrrnh, and a
Iater flo'w could rv€rtop thc dam und florv so'uth towards lhe sitir. Anotlrer visble ahemativr: is to
individually prourcl eactr stnrcturc on the fan fiat is subject to a d,lbris flow hazard by derJgnirg the
struchre$ to resi,.t the foroes of a debris flou,. Based on our uuderslarrding of the projevt objtr;tives
arrd constraints, 'tve belier€ iha b€st coursu of action will be to priotect tbe iudividual etn.ctuf,r t,s. As
$atpd in the Art Ir4ears report, strustures at ri$k are Buildiugo A anql C
R[gqMNIE\f &lTro{s
Debris FlowIIau6rd
In sdcrto 'nitiqrrc th. debrir flo.*, haclrd fbrthlc prpj€d, v/c rccollm.cnd docigniag t,ho aoih s rll of
Building A and tfre wcst wal of Buildiog C to roi* forces from l potential dcbris flovit rrvcrd. The
site has been morleled by Art Mears in order to determine these fors€G, ard his rcpoft shouid be
consulted for detailed rocorurendations. Affeored skuctures should ,be dcsigned for applicable li:rces
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from the ground surfrce.to 6.feet qbove tire grorurd sudhce. Ttre nort! buiHiqc wall on thrr wcrtcrnh"Ftlti'fl oj !|{ld-lng A will be errcndcd drect ana designert to resirt tl" appticcblo ftrer. Thecastem third of l3uilding A has doorand window openings,iur
" ;*;;; flat ar.ea erits betweentho parkiqg lot ard tho $tructure. we belir:ve a a-fobt *ar] iouriru!-pi.rJ[ut*u., the $ru,:turc atrdthe parking lot, rad tbe broed flet area uced to aliow the nu*s 'o-sld-u;"*t on th€ area of reducedgradient' Tho wrrt side.ofBuildiug C will need to be designed rnr a.uri" no"r forcce, b,rt i;ince thowall is not ttornral to the flow oirectiorL the lbrces aru relucer;l. A rataining wau desigoetl for theapplioable tbrcet: should be instailod west of the northvrcst cqn:iilr otbuiloin! c to protirrrtro u,Jiwhere tviudows c*ist. The d.r:or on the wesr side ar the goLthwil$t corner should be relo<ntr,d to theilcuth sirit, and the rem$ninE west woll (rvithout openings) desi1.;irred to reei$t the debris llov, forces.\are {oo rcoonncod plsrui!.g rire er6d!$ to rlow mi'aainiilc oar", ,t"og wells, in 't*;providc e prth for wstor, rujd 8nd d6rls to-plss alongside
ry nroeo$ miiigetion schcme will_be tully oompliant wittr tcnrr$ of Chapter 2t of tho \ ail ,hazardsordinance. The nritigation will trot deflest ilows onro adjacont pur,u. o. pilil prop6ny.
Roc*f,all ltazard
Wq.oblr:1vef thc slope above tho plenaed Building C tq e'valuste rhe potonrinl for rockfall Tl,e northwall of Buildjng C is $hown on Vail ha.zard maps as lying wii:hin a "*oarrut" severity" :'ocldalllra.zerd srcs. Wc 'xamined the area dlring our field work in iraer ro uuah;rc tir* risk of rccklr{l or asito-sper:ific basi;. There are no bedrocfoutorops above tbe ereir that muld oonfribute r.ckr. to thcbuildin6 areo. Any roclf,all ha"Eard prcseff is relaied io oobble to trr:rulder sized rocks colta:ned withjnthe Moraine depcsit coveriag the hillslope Whilo some large boulliers several fcet ecross arc prraiarry
TryTg on the dllelopq we did nst observe any thrt ippearrut to pre$eff a signifiorrn! risflrdirlodging naturally within the projoct lifc, asn m"d j.--bi 100 vl,'*. sh*ur smaffir rocks, .rBuallyabout I loot irr di;rrqeter ot less, have rollod dqwn the hi.ll in .*-'iti v"*r *i stoppea ncar rbo tiottomof tbe bill' Rocls of this size, whitc possibly able to ltightiy affeot the *=terior lurlstr of ttu: str.rctgrido not- preseft, r. significant riik of structurat damago, and qfc do not believe formrl nrck&liprotcction measuer are aeeded- Corutustion uray dislo?ge some rrrq&s from ile slope, which 1houldbe rsrDoved alory with any roc&s that arc noted to be liose on;ure stoje above th€ cut areil Thedev-eloPer-afid ow ner mey'want to coruider.ocaliug ioose rooks fro,in the siopo pior lo conrhuo,ion ofBuilding C to redrtco the 1i$ for oosmstic aamagi Access to the srl )pe stro,ita ue rastricted sinc e foottraffic ou the slope may dislodge rucks. we shoJtd obeetrve rd d;a;rdiJnsrruction to hclp guidethis process.
LTMITATIONS
It is inportant to teajize lryt try risks fronr geologic hazards canr:rt be cornpletely eiimijtatec withengincercd $rucnrc$' flJd that the owuor(s) must accept th€ risk ol'propery dom"ge associatec wirht]le haaald arme on the fan. As stated in the Art Mears rsps4, our, lpcommenaatijas are t.ased on ureasonably foresegable event with e return poriod on tho oiderjnf 1000 yeare. Due tc, ger,logicuncertainty,itisp:ssiblethatwentslaqguthanassumedrtoan*rlr,io**,'**believetlieour:rined
approacl will prouide an acceptEble levei protection for the planir'd struchre and is a r€aso:uble
approech for the :ield conditions, exospt for the lowest rirh ipprirach, which is avoidan;e b,r norbuilding on the sjte. wo make no warraffy of perfornance rf'th,,, "*"t,*r,}** ,-i,l*la^J,implied. We shouid review the completed desigrrwhen availsble, ur; v'etl as nja .onaitiiot-Ar,ri"econsHuotion our.nalynis and recommendations arc specific to this iiite *atftu piaured cofl$tru::tio;
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Hug 16 O2 09:56r
Gcotogicr I E rvcctpadon
Iot No, 14613
pagc J
ac doscribed her=in arxl we sheuld be aonaqted to re-evaluate aur findingr anrr 1qse1g111*rlationr ifplau change,
ff""ff:fo" orc opporblrity to be of sen'ice for rbic pruje$. .lflyou have questiotr$ phasr: contacr
Sincerely,
Churoh and Asecciateq Inc.
'a&-oa.eA*
Devid A. Cushnrr4 CFG
Eagiaeering Creo,ogist
MIV/DAC
3 copics sent
Attachuenr
I copy to Arthr'I Meerg PE, IDG. 555 C.ounty Road 16 Gtrnnisoq i:O 81230
I copy to Odell AiEhitecb, P.C. Arn: Lee lvfasoq 32065 Castie Coufr, Suite t5o.EVeryreeq CO gr.rd39
Faxod to 3A3-670-T|6Z Anentior Tony Nutsch
I copyta Peak La'd conruharsg Attn; Mrrts Tarrall l0@ uorr,s Rirlge r,oop, vail, co 8165 z
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16 Oa OS:57:r
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Qds3 - Debris Sli,le$, lener in paf,onthesis indicates unit that fail€d
PPm - Mintum Fc,naation
Qm -Moraine
Qaf* Alluviat Fel
Soale 1:24.000
Figure I
Map of Surficiel Deposirs
p.7
Job No. 1.1613
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