HomeMy WebLinkAboutVAIL VILLAGE FILING 12 BLOCK 2 LOT 12 VAIL MOUNTAIN SCHOOL APPLICATIONS LEGALWVJr?F,\lZ \t*kz, Wa- \Pn*
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Vail Mountain School
Applications for
Rezoning, Land Use Map Amendment,
Conditional (Jse, Zoning Text Amendment,
and Hazard Map Amendment
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May 2002
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Owner and Consultant Directory
Owner
Vail Mountain School
3160 Katsos Ranch Road
Vail, CO 81657
476-38s0
476-3860 FAX
Petet Abuisi, Head of School
Earl Weiskittel, Business Manager
Plarurers
Brar.rn Associates, Inc.
PO Box 2658
0105 Edwards Village Blvd.
Suite C-209
Edwards, CO 81632
970-926-7575
970-926-7576 FAj{
Dominic F. Mauriello, AICP
Thomas A. Braun, AICP
Architect
Klipp ColussyJenks DuBois Architects, P.C.
7572Lairner Steet, Bridge trvel
Denver, CO 8W02
303-893-1990
303-893-2204F,A]{
Greg Cromet AIA, Principal in Charge
Civil Engineer
JVA Consulting Structutal Engineers
1319 Spruce Street
Boulder, CO 80302
303444-1951
303-444-1957 FA]{
Kevin Tone, Director
Howard McHenry, Project Engineet
Landscaoe Architect
Civitas
1200 Barurock Street
Denver, Colorado 80204
303-571-0053
Craig Vickers, Project Director
Anne Desiardins, Ptoiect Lead
Transoortation Consultant
Fox Higgins Transpottation Group
PO Box 19768
Bouldet, CO 80308
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Introduction
A. Summary of Proposal
The Vail Mountain School flfMs) is proposing to upgrade and tedevelop its campus to
enhance its abiJity the Vail Valley community by being one of the premier independent
college prepatatory schools in the country. The school previously received approval of a
master plao in the spdng of 2000. The proposed master plan achieves f}le same goals as
the approved plan but rvith some substanrial changes that have occutred since the 2000
plan was approved. The most notable change is the acquisition of 3 parcels of land
adjacent to the \/l\t[S site. Those parcels include Lot 1 1 and tle "Boothfalls" patcel on
the west side of the campus and Tract C on the east end of the campus. Tract C is still
in the process of being transfetred to \&IS.
Additionally, the VMS has taken this oppornrnity to revaluate the 2000 plan in otder
bettet align the facility with its education programs and cwriculum goals. The 2000 plan
had several shortcomings such as limited cornmon ateas for faculty and shrdent
interaction, limited administration space, inadequate mechanical and storage areas,
limited library and lab ateas, and a non-regulation soccer [eld.
Ttre proposed mastet plan provides for alarger building that includes the qualitative
spaces consistent \r/ith the Vail Mountain School's educational philosophies while
maintaining the same student enrollment and approximately the same numbet of
classtooms and classroom area as approved in 2000.
To facittate these changes to the Vail Mountain School, the following applications are
being submitted.
Summary of applications:
r Rezoning request for Tract C ftom Two-Family Residential to General Use
r Land Use Map Amendment for Tract C ftom Low Density Residential to
Public/Semi-Public
r Conditional Use for school facilities o1r Lot 11 (zoned Two-Family Residential),
I-,<>t l2/Boothfalls Parcel (zoned Geneml Use/Agriculture and Open Space), and
Tract C (to be zoned General Use)
o Cooditional Use Permit for Faculty Housing on Tract C (eight Type 3 EHUs)
o Hazard Map amendment to remove Hrgh Severity Rock Fall Hazard designation
ftom Tract C
t Zoning Code Text amendment to allovr 425 sq. ft. GRFA credit for homes in
Agriculture and Open Space Zone
o Extension of the conditional use perrrrit for temporary classroom buildings
. Design Review Application for the entire project
Vail Mountain School
Brauo Associates, Inc.
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The proposed development plan includes the construction of an approximately 75,900
sq. ft. school facility including 28 classrooms, 9 labs/art rooms, library medra center,
dining facility, gymnasium, 400 seat auditorium, administrative offices, and common
areas. The plan also includes the construction of eight faculty housing units (Iype 3
F,HUs) in two strucrures of 5,660 sq. ft. total and a future head of schoc.rl residence of
2,400 sq. ft. As ptoposed at this time, the existing school facility would be completely
tedeveloped.
12\
3935
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303 |
-t1-
ao25
30?1
i &)oTH FATLSCONOOS
oro I Lot 12 S
VAIL VILLAGE FILING 12
VaiI Mountain School
Braun Associates, Inc.
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B. Key Elements of the Prcposal
Key elements of the plan include:
r School facility to meet the educational needs for the next 50 years.
r School maintains the previously approved enrollment of 320 students
(capped by PF,C at 330 students).
r The plan provides for a tegulation bigh school soccer field that also acts as
buffet to the neighborhood.
r New school facility constructed to cuffent Building Codes and Design
Guidelines.
r Site plan design responds to neighborhood concerns.
r The cftculation plan improves the drop-off of students and tedistributes
traffic to teduce impacts to the neighborhood.
r The site plan ptovides fot a realignment of Katsos Ranch Road.
r The Town's bus stop constructed on \4\4S property to temain in its curent
location vrith some modifications.
o Location and orientation of the structutes lessens the impact of l-70 noise to
the classroom areas and adjacent residential propeties.
C. Rerriew Ptocess
The proposed project includes sevetal parcels and sevetal permits required fot each
parcel. The applicant is requesting that all of the proposed applications and permits be
teviewed simultaneously. This process v,rill dlow the project to be teviewed in &e
context of the entire site.
Ps2ening/Land Use Map Amendment:
The process for rczontng/land use amendment requires that the Planning and
Environmental Commission (PEC) review and forward a recommendation to the Town
Council. The Town Council is the final teview authodty on the rezoning tequest.
Conditional Use Permits:
The General Use, Two-Family Residential, and Agricultute and Open Space zone
distticts allow schools, recreadon facilities, temporaty classtoom buildings, and
employee housing subject to the issuance of a Conditional Use Pennit (CUP). A CUP is
acted upon by the PEC and the PEC has final review authority on a CUP. In the
General IJse zone district the PEC is also required to detetmine the development
standatds for the ptoject, rnduding building heighq setbacks, parking landscaping and
srte coverage.
Vail Mountain School
Braun Associates, Inc-
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Design Review:
The process for the design review approval requjres the Deign Review Board to review
and approve the proposed landscape and architectute of the project. The appropriate
applications and materials have been submitted for t}lis review.
Hazard Map Amendment:
The Town Council is tequired to review and approve amendments to the rockfall
hazard maps. No recommendation is tequfued by the Planning and Environmental
Commission fot this application.
Subdivision Amendment:
Upon approval of the project the applicant will submit an application to modifr the
shape and size of Lot 12 and Ttact C to accornmodate the realignment of Katsos Ranch
Road. This Replatting effort will vacate a portion of the existing right-of-way. This
application will be teviewed in accordance with the Town Code provisions for a minot
subdivision.
Easement Encroachment:
The ptoposed plan encroaches on seveal utility easements tlat exist on Lot 12. The
school is in the ptocess of having ttrese easements either abandoned ot relocated. In
some instances encroachment agreements may be suitable to accomplish the goals of
the school. VMS will be working all of the utility providem with respect to these
easement encroachments. These encroachments will be in place prior to construction
on the ptoperty.
Neighbothood Input Ptocess
To better understand the concerns of its neighbors, the VMS has hosted tltee
neighborhood meetiog! (Septembet 16,2001, February 20,2002 and May 1,2002).
Additionally, reptesentatives of the school have met with numetous neighbors on an
individual basis.
VMS presented four redevelopment scenarios to the neighbots in September of 2001.
The neighbors stated a preference for plans which redeveloped the school in its eristing
location and stated the,v would oppose the development of a school facility on the west
side of the campus. The specific concerns raised included taffic, impacts to views,
location of the bus stop, and setbacks/buffering from the residential lots in the area.
The school's preferred plan was to dwelop a building on tle west side of the campus, as
the west side of the carnpus provided a less encumbered atea to build the facility
provided the best solution for mitigating the tmffic noise ftom I-70 and caused the least
dismption to its operations. The school worked at length to addtess the specific
Vail Mountain School
Braun Associates, Inc.
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concems raised in September and retumed to the neighborhood in February of 2002
with a revised plan fot development on the west side of the campus.
At that meeting, the neighbors exptessed their continuing concem about developing on
the west side of the campus despite the substannal work done by the school to address
the specif,c concems raised at the September meeting. It became clear at the February
meeting that the majority of the neighborhood was opposed to any new school
buildings on the west side of the campus. The direcdon given by the neighborhood was
to develop the school in the area where the school is curently located, pursue Tract C
for patking and faculty housing, ptovide a fuhrte head of school residence on the
"Boothfalls" parcel, and provide a soccer field on tlle west end of the campus.
The school went back to the drawing board and on May 1,,2002 presented a revised
plan to the neigh[q15 that redevelops the school in the area where the current school is
located provides parking and faculty housing on Tract C, provides a future head of
school residence on the 'Bootlfalls" patcel, and provides a soccer field on tJre west side
of the campus. There was extensive discourse at this meeting, concluding with a
positive conseflsus ftom the neighbors on the ptoposed plan.
The plan submitted,ndth this application is the plan presented to the neighbors in May
w"ith some additional modifications to make it mote responsive to the neighborhood
concems,
Vail Mountain School
Braun Associates. Inc.
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Description of the Proiect
A. Background
The Booth Falls area (205 actes) was originally owned by Vail Associates, Inc. and
annexed to the Town in 1972. The Vail Mountain School property and the tsoothfalls
patcel (both are Lot 12) wete zoned "Agriculturd' in 1972. Subsequendy, in 1973, the
Agrtculnre district was changed to the Agriculture and Open Space district, thus
effectively rezoning tle current Vail Mountain School property. In the 1990's, the Vail
Mountain School property was rezoned to General Use (lower portion of l-nt 72).
The Vail Mountain School has constructed several additions to the existing school
building over the last 20 years. In 1999 the Town apptoved tempotary classtoom
structures on tlle site while the VMS developed plans to redevelop the existing struchrre.
The approval for the temporary classrooms er<pires on May 31,2003 orJune 1,2002
depending if a lpilding permit is or is not issued for phase 1 of the master pl^n.
In April 2000, Vail Mountain School received an apptoval of a revised mastet plan for
the property. That approval included a 23,400 sq. ft. addition to the exis.irg 31,990 sq.
ft. structure (56,304 sq. ft total with cabin), 8 faculty-housing unirs (4,800 sq. ft. GMA),
and 115 parking spaces. The Planning and Environmental Commission placed an
enrollment cap of 330 students on that approval.
In 2001, the Vail Mountain School purchased t}le northem portion of Lot 12 (the
Boothfalls patcel) ftom the Boothfalls Condominium Homeowners Association. That
property was developed with a tennis court. This tennis court has deteriorated over the
yeam ald is currently unusable.
In May of 2002, the Vail Mounain School purchased I-ot 1 1, a duplex lot located on the
west end of the current soccer field. This lot is curtendy vacant.
The Vail Mountain School is in the process of acquiring Ttact C ftom Vail Associates,
Inc. An authorization lettet has been submjtted by Vail Associates, Inc. and is included
w"ith the applications for the project. The lot is cunendy vacant.
After analyzing the approved plan in detail, the plan with education
consultants, analyzing the I-70 noise impacts to the p(opefiy, acquiring and pwsuing
additional lands adjacent to the site, and revieu/ing the costs associated s?"itlr
redeveloping the existing structrue, the Vail Mountain School decided to take anothet
look at its needs and the its campus in totd. The past 12 months have been spent
developing new concepts, gathering neighbothood input, and obtaining additional
information about the properties.
Vail Mountain School
Braun Associates, Inc.
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Edsting Land Uses
l-at72 and, Boothfalls Parcel:
The subject property is currendy developed with a 31,990 sq. ft. school facility, a 914 sq.
ft. cabin/classroom, and 2,400 sq. ft. in two tempotary classrooms, an outdoot
recteation area, a non-reguladon soccer field, and a parking lot with 85 parking spaces.
The property also contains a single tenrds court @oothfalls Parcel) and a T'own of Vail
bus stop (ocated on VMS property).
Lot 11:
Lot 1 1 is currendy vacant.
Tract C:
Tract C is currently vlc nt.
Refer to rhe Environmental Impact Report for gteater detail on existing conditions of
the site.
Proposed Mastet Plan
The proposed master plan was developed srith several goals in mind. First the school
has educational and philosophical needs with respect to the physical design and layout
of the school. The Vail Mountai" School feels very stongly that childten of all ages (I{-
12) should be educated together in the same environment, more like a family.
Additionally, the school believes tlat athletic programs strengthen discipline and help to
strengthen the character of students. These philosophies are reflected in the ptoposed
campus design as the proposed plan provides adequate and regulation athletic facilities
(soccer f,eld and gymnasium) and sufficient cofi)mon ateas tlat allow interaction among
students of all ages and faculty.
The second goal was to cre te a campus that is compatible with the neighbothood. As
mention€d in Section II D, this plan was developed collaboratively with the
neighborhood.
Educational Philosoohv
The school facilities were designed vrith the Vail Mountain School's undetlying
philosophical apptoach to education in mind. \4dS believes in educating all ages of
children together in the same physical space and believes in creating an atmosphere
where childten are independent and responsible. VMS encourages tlis behavior by
allowing freedom to shrdents with passive supervision by adults. The proposed
stnrctures provide a circulation plan, classrooms, and gatlering areas that are open and
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allow fot passive supervision and positive interaction between all students and staff.
The previously approved master plan for \rNIS severely comptomised this educatj.onal
philosophy by creating long, closed corridors and did not provide adequate open areas
for children to interact witl one another in a healthy way. Passive supervision was
compromised as well.
l-ocation and Orientation of Structures
The ptoposed school facilities are being located and oriented in ordet to provide
functional education facilities, adequate recreation facilities, state of tlre art science and
art facilities, to mitigate noise impaits to the "quiet" spaces within the building, and to
provide buffering to neighboring homes. Based on the input received ftom neighbors,
the new school facility is proposed to be developed in the same general location as the
existing school buildings. Additionally, parking and faculty housing is proposed to be
developed on Tract C, east of Katsos Ranch Road. Katsos Ranch Road is proposed to
be telocated to the east in order to improve efficient land use.
The libmry and the auditorium have been located between the classroom space and I-70
to he$ deflect traffic noise &om the classroom areas. The school's noise consultant has
indicated that the proposed structures will provide some level of l-70 noise relief to
those homes located "behind" the school.
A regulation high school soccer field (210'x 360) is proposed on the west end ofthe
site, along with the relocated historic cabin (on Lot 11) and a future head of school
residence (on the nortlern portion of Lot 12, the Boothfalls parcel). The soccet field
vrill act as a buffer between school buildings ard uses and the neighbodng residential
uses.
Following approval of the rezoning and conditional use perrrrits,Lot 72 and Tract C will
be replatted to allow for the relocation of I(atsos Ranch Road.
General Program
One of the pwposes of the redevelopment is to provide code compliaflt educational
facilities meeting state and national stand^rds and to provide fot the increase of students
from 260 str.rdents to a maximum of 320 Q30 approved in 2000 master plan).
This redevelopment project includes a newly constructed school facility with 28
classtooms and 9labs/art roorns, an approximately 12,700 sq. ft. gymnasium, an
approximately 9,700 sq. ft. auditorium, and other common ateas and circulation. The
project includes relocation and ptesewation of a974 sq. ft. cabin, the improvement of
the existing soccer field, and the development of 8 dwelling units testricted for use by
faculty and staff. The project also includes the development of ancillary tecreation and
pafting facilities as required for the operation of the kindetgaten through 12e grade
acaderttic facility.
Vail Mountain School
Braur Associates, Inc.
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Quantitative Summary:
Proposed Master Plan 2000 Approved Plan
Use So. Ft. Sq. Ft.
Classrooms/Labs
Assembly Space
(auditorium, Iibrary,
cornnons, dtning)
Administration
Common Areas/Support
ftallways, storege, mechanical)
Total
26,995
26,860
s,705
1,6,340
26,190
21,500
1,760
5,940
75,900 sq. ft.55"390 sq. ft.
Parkins and Circulation
Curendy, all school ttaffi.c arrives at the school patking area a;nd facility ftom Boothfalls
Road on the west and exits the site via Katsos Ranch Road on the east The curtent
parking atea provides for 85 parking spaces. The proposed plan locates parking on both
the west side of the site qrith access ftom Boothfalls Road and on the east side of the
site on Tract C nrith access from Katsos Ranch Road. The parking area on the west,
containing 83 parking spaces, will sere the majority of the school uses including drop-
off and pick-up of students. The entrance from Boothfalls Road vrill operate as a two-
way access; however, there will be an additional exit provided from thc main parking
area direcdy to the Noth Frontage Road. The parking area located on tle east (on
Tract C), cootaining 32 parking spaces, will provide faculty/staff parking and serve the 8
faculty housing units. The proposed plan will reduce the traffic impacts to both
Boothfalls Road and Katsos Ranch Road by discoonecting these parking ateas and
providing sepatate access and exit points. Additionally, the layout and design of the
proposed parking areas will improve the screening and landscaping of these areas.
Ptoiect Timeline
The project is proposed to begin construcdon in the spring of 2003 and be completed in
the summer of 2005. Refer to the phasing plan provided vrith the architecnral
drawings.
Rezoning and Land Use Map Amendment fotTract C
Tract C is currendy zoned Two-Family Residential with a Land Use Plan designation of
Low Density Residential. While this zone district would allow pdyate schools and
facilities as a conditional use, it would not allow the tlpe of faculty housing unit desired
by the school Cfyp" 3). The property is ptoposed to be tezoned to General Use vritl a
Land Use Plan designation of Public/Semi-Public, which is consistent with the main
school campus on Lot 12. The General Use zone district will allow schools arrd school
facilities as well as 'Iype 3 employee housing units to bc developed on Tract C. The
Vai Mountain School
Braun Associates, Inc.
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proposed uses fo( Tract C will require a conditiooal use petmit and ate subject to teview
and approval by the Planning and Envfuonmental Commission.
Katsos Ranch Road Realignment
As part of this project VMS is proposing to change the size and configuration of Lot 12
and Tmct C by shifting Katsos Ranch Road approrimately 135' to the east. This allows
for more site area for the proposed school buildings on the east end of the campus. The
existing slope of the road is varies fuom7.4oh to 8.3oh in the area being modified and
has very litde transition to the North Frontage Road. The proposed slope of the
relocated road u'ill be 8% urith a 50' transition ar.e^ ^t 3oh, which complies with the
Town's road standards.
Once tle project is approved, VMS u'ill submit an application for a minot subdivision to
plat the new right-of-way and the modified configuration of I-nt72 and Tract C.
Rocldall Hazatd Map funendment
A portion of Tract C is shown on the Vail tockfall hazard maps as being in a high
sevedty rockfall hazard, while all of the land notth and uphill of the parcel has been
removed from the hazatd. Pursuant to the Town regulations, VMS is requesting the
map be amended to remove this ract ftom the hrzard. A report PrePared by a qualified
geologist has been submitted. This teport states that Tract C is not located in high
sevedty rockfall hazard ar.ez (refer to the EIR submitted u/ith this application).
Accotding to the Town Code, the Town Council is responsible for considering and
apptoving such requests.
Zoning Code Te>rt Amendment
The proposed plan includes a location for a future head of school tesidence located on
the Boothfalls parcel which is currendy zoned Agriculture and Open Space. This zone
disttict allows a 2,000 sq. ft. residence to be constucted. Two thousand squate feet
does not provide fot an adequate single-family hemg th2t might accommodate a fuhre
head of school and family.
At the neighborhood forums, it was expressed by the neighbors that the Vail lvlountain
School should not seek a rezoning of this parcel. Accordingly, an application for a text
amendment has been included.
This application is a reguest fot Zonng Code text amendment to allow dwellingp
located within t}re Agricultute and Open Space zone district to be eligible fot a 425 sq.
ft. GRFA credit. All otlet zone districts that allow single-family and two-family
residential structures allow such a ctedit. This would allow the head of school residence
located on the Boothfalls parcel to have 2,425 sq. ft. of GRFA.
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Vail Mountain School
Braun Associates, Inc.10
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In the eady 1990's the Town's Gross Residential Floot Area (GRFA) standards were
modified to remove a series of "credits" that were allowed in the definition of GRFA.
These credits included exclusion of storage areas, mechanical equipment space, and
mudrooms or air lock space. The definition also counted staLcases only on the one
level of a residence. These "credits" were built into the definition of GRFA and wete
eliminated and teplaced with a single GRFA cedit of.425 sq. ft. In the process of doing
so, the Agriculture and Open Space zone disuict was over looked. The GRFA credits
were removed in this zone district and were not replaced with the 425 sq. ft.
This application essentially corrects that previous oversight by testoring the cedits that
were previously allowed in the Agriculture and Open Space zone district.
Zoning Analysis
Below is the Zoning Analysis for the Vail Mountain School ptoiect.
L- Patcel Descdption and Ournership
I-ot 12 (includes Boothfalls parcel at 1.28 actes) is owned by the Vail Mountain
School (7.38 aces).
Lot 11 is owned by the Vail Mountain School (0.4084 acres).
Ttact C is owned Vail Associates and is in the process of being transferred to
VMS (1.284 aces)
Total Acteage: 9.0724 acres
2. lsning and I-and Use Designations
Zontl.g I-and Use Plan
Existing: Lot 12 (main campus parcel) - General Use Public/Semi-Public
Lot 12 (northem parcel) - Ag/Open Space Public/Semi-Publie
I,ot 11 - Two-Family Res. Pubhc/Semi-Public
Tract C - Two-Family Res. Low Density Res.
Poposed:lot 12 (main campus patcel) -
Lot 12 (northem parcel) -
Lot 11
Tracl C -
General Use Public/Semi-Public
AglOpen Space Public/Semi-Public
Two-Family Res. Public/Semi-Public
Gexeral Un Pttblh/ Seni-Ptble
LotArea
The subject ploperty (consisting of 4 tax parcels) is 9.07 aces or 395,194 sq. ft'
Vail Mountain School
Braun Associates. Inc,
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4. Setbacks
Setbacks of uses and stnrctures are indicated in the proposed mastet plan for the
site. Below are setbacks for the proposed school building, the faculty housing,
school cabin, and the future head of school residence.
School Facility - I-ot 12
Katsos Ranch Road 20' (approximately)
North Frontage Road 25'(approximately)
Rear oflot vades from 20'to 40'
Faculrv Housins (Tvoe 3 Emolovee Housins Units) - Ttact C
Katsos Ranch Road 20' (approximately)
East Lot Line 130' (apptoximately)
North Frontage Road 85'(approximately)
Future Head of School Residence - Boothfalls Parcel
North Lot Line 20' (apptoximately)
Boothfalls Road 20' (approximately)
East Lot Line 85' (apptoximately)
School Cabin - Lot 11
Boothfalls Road 35' (approximately)
Notth Frontage Road 20' (apptoximately)
5. Height
The height of the building varies from 14' on the north to 42' onthe south side.
Height is measwed ftom the grades existing on the property today (post
excavadon and development). Grades and elevations existing on tle property
when it was first platted ate unknown, howevet, based on the topogaphy of the
area the natural grade was likely highet than the grade todan &us resulting a
lower overall building height from existing grade.
Vail Mountain School
I braun n ssocrates, toc.
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Site Coverage
l-he site coverage for the project is as shown on the proposed development
plan. The site coverage of the individual tracts are apptoximated below:
Use Parcel Site Coverage 7o of l,ot
Residence Boothfalls Parcel (Portion ofl,ot 12) 2,700 sq. ft. 4.8oh
Cabin Lot 11
School Lrlttz
950 sq. ft 5.3"
58,500 sq. ft. 22o/o
Faculty Housing and Bus Enclosure Tract C 3.650 sq. ft. 6.570
Ovemll Plan All Patcels 65,8& sq. ft, l6.7Yo
Landscaping and Site Development
The ptoposed landscaping is as proposed on the site development plan.
Parking
The approved 2000 mastet plan required 115 parking spaces for a student
enrollment of 330 students. This proposed plan also ptovides for 115 patking
spaces with a student eruollment of 320 students. Additionally, the ptoposed
patking atea has been designed to accommodate drop-off/pick-up of students
and will allow fot an additional 15 cars to be temporarily parked on the site.
Loading
The proposed plan provides for a loading atea adjacent to the auditodum. The
space also includes a scteened trash teceptacle atea. The loading atea urill allow
fot the delivery of food and other products to the school as well as an atea for
auditodum delivery functions. There is cmtently no dedicated loading af,ea on
the campus.
Vail Mountain School
Braun Associates, Ioc.13
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III. Conditional Use Permit Criteria
' Below is the criteria used by the staff and the Planning and Environmental Commission when
reviewing a request for a Conditional Use Permit. Each criterion has beeo addressed and we find that
I the proplsd frrlly .omplies with each. All of the conditional use permits being requested are includedr in this analysis including: soccer field, recreation uses, school boildi"gs, school parking, and faculty
housins.
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A. Re/ationshtp and inpaet of the ase on dewlopment oblectiws of tlte tovn.
I our Analvsis:
Th. tr"t"* school uses are being located in an infitl atea of the Town. This area wasI httori.dly developed with residential and school facilities. The proposed school and
I residential uses are firlfining a community need for educational facilities for kindetgarten
r yJl,*T*'#;r;i.'fr::",:."n::ffi"ff:iixtr*.'"'rs and objectives of the
I B. T'be ffitt of rbe use on ligbt and air, di$ribution ofpoptilatioa, tranqortationJadlities, utilities,I ahoits, pirks ond nmirionfacilities, and aherpibicfacilitiu need.r.
Our Analysis:
The proposed ptoject will have litde impact on these critetia. The locations of the
ptoposed sftuctures and the height and mass of these struchrtes have been designed to
be consistent with other uses in the area. The larger elements of the proposed buildings
have been located to a latge degtee to tle south of the parcel. Additionally, given the
elevation of the area being consideted for development relative to the highsl elevations
(15' to 20) of surrounding residential stmctures, most homes will look down and over
these proposed buildings. The main building is proposed at approximately 42' atits
highest roof tidge, which is similar to the existing building and the butlding approved in
2000. Given these conditions the ptoposed facilities will have little, if any, impacts on
the light and air provided to adjacent uses.
Vlr.{S is providing a site fot a Town of Vail bus stop. The ptoposed development will
not negatively impact bus service to this area.
The VMS proiect will provide school, housing, and recreational facilities, These
proposed facilities will lessen the impact on the public school system by providing an
altemative to families for the education of their childten. Additionally, the school's
recreational facilities, while providing needed facilities for the opemtion of the school
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will also be available to the other pubLic and private entities for use when it does not
conflict with VNIS needs or maintenance.
The population distribution will be unchanged from the 2000 approved master plan.
The request for the temporafy stmctures will have little impact on these criteria due to
their location on the site, scale of the structures, and proposed classtoom use.
Efect rpon trafic with panicularrefercnee to nngestion, aatomotiu andpedestian nfeg atd
convenience, traficJhw and contml, acces!, maneuuerabiliry, and nmottal of snow fmm the stnet and
parking anas.
Our Analysis:
As indicated in the traffic analysis ptovided, the proposed plan will improve the taffic
conditions and flow in the area. The proposed plan provides a congestion-ftee vehicle
and pedestrian circulation system that is convenient and efficient. Snow removal from
streets and parking areas can be adequately accommodated. 'fhe odentation of the
building and t}le parking areas to the sun w'ill allow snow and ice to melt quickly
ptoviding for safe vehicular and pedestrian access.
Efect ttpon lhe character of the ana in ubich the pmposed use is to be located, inclading tbe rale and
balk of the pnlosed ue in nlation to mrmundinguw.
Our Analysis:
The Vail Mountain School curently exists on this ptopety and has been located on this
site for over 20 years. In Apd of 2000 the Planning Commission approved an
expansion to this facility and found that it was compatible with the neighborhood and
surtounding uses. The ptoposed plan provides for a similat but increased amount of
square footage as approved in 2000. The ptoposed stnrctures have forms and matedals
that mimic that of the sur:ounding tesidential uses. The toPography of the area
provides for vertical separation ofuses in additioo to the generous hodzontal setbacks
being proposed.
School facilities in Eagle County and throughout the country have been developed in
residential nerghborhoods and settings and have been considered an amenity and an
asset to tJrose ateas. In many communities schools are mandated by local goverflment
^s a part of the subdivision ptocess. Generally, school facilities ate compatible with
residential uses due to the amenities they ptovide and the hous of operation.
The proposed facilides are ptoposed in m area of the neighbothood adjacent to a maior
arterial roadway and an interstate highway. The school and residential facilities ptovide
a logical transition between the intensive taffic facilities and the medium density/low
Vail Mountain School
Braun Associates, Inc.
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density residential structures to the north. In some cases the ptoposed school facilities
will help to mitigate traffic noise to the residential areas.
The proposed open areas and recreation facilities will ptovide a sense of openness in the
area and will provide a neighborhood amenity to enjoy.
The proposed development plan and the ptoposed temporary classtoom structures w'ill
have litde negative impact on the su:tounding uses with respect to the bulk, mass, and
character of the area.
Vail Mountair
Braun Associates. Inc.
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IV. Rezoning Criteria
Below is the codified criteda used by the staff, the Planning and Environmental Commission, and the
Town Council when teviewing a request for t rczon:tng. The criteria have been addressed and we find
that the proposal firlly complies with each cdterion. T'his section is applicable to the rezoning and land
use plan amendment behg requested for Tract C.
Tlte extenl to ubich the Tone distict amendaent coni$ent witb all the @plicabh elenents of tbe
adtpted goak, oQeaiws and policiet ontlined in the Vail Comprebenitn Plan and is eonpatibb with
tbe deaehpment objectiws of the Town.
Ow Analgsis:
The current zoning, Two-Family Residential and the curtent land use designation of
Low Density Residential on Tract C anticipate and allow institutional uses and quasi-
public uses such as schools, school related facilities, and employee housing. The
proposed zoning of General Use and land use designation of Public/Semi-Public will
also allovr these institutional and residential uses and facilities. The land use plan
identifies Tract C as a having "litde in the way of development coristraints" and states,
"the site offers no apparent unique visual ot envitonmental benefits."
The ptoposed rezoning and land use amendment for this site is consistent ril/ith the Vail
Comprehensive Plan and specifically the goals listed in Section VI of this report.
Tbe extenl to wbich tbe qone ditaid amendnnt is suitable n itb the eitting and pxendal land uset on
tbe ite and eisting and potential vtmunding land uses as set oat in lhe Town's adopted planning
dommenx.
Our Analysis:
The proposed zoning and land use designation is compatible and suitable with adjacent
land uses. The amendments will allow an extension of the existing school use and
related facilities to the east of the existing school onto the subiect propertF. Residential
uses are located to the east and nortl of Tract C, the Frontage Road and interstate
highway are located to the south, and the existing school facility is located to the west.
The existing school has existed in the neighbothood for over 20 years. Many residents
purposefrrlly located to this neighborhood to be close to the school. Schools have been
developed in tesidential neighbors throughout this country and have been deemed a
compatible use. The school ptoperty acts as a logical transition between the iotensive
interstate use and the less intense residential neighborhood.
Vail Mountain School
Braun Associates, Inc.
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Tbe extent to which the Tone distict amendment pnsents a harmonious, com,enienl, workable
nlationship among land aset consistent atith nuniapal druelopneat objectiues.
Our Analysis:
As stated above, the proposed use of the property is consistent and compatible with the
neighborhood and will provide for a harmonious relationship to the adiacent land uses.
The charactet and scale of the proposed facilities will be conuolled by the Town
through the conditional use process to ensure that potential development will be
compatible with neighboring residential uses.
The extent to whitb tbe ryone distict amerdment pmoidesfm tbe gmwth of an order! uiabh communiry
and does not con$ittrte rpot Toning as tbe amendment senet the be$ interestt of lhe eommmi$ at a
ahole.
Our Analysis:
The ptoposed rezoning and land use amendment is a logical extension of the existing
land uses on the subject property and on neighbodng properties. The uses and
development limitation will be established through the conditional use proc€ss and will
ensute t-he developmeot of an orderly viable community. The proposed land uses are in
the overall interest of the cornmunity given the educational and faculty housing pursuits
being contemplated.
The extent to whieh the qone distict ameadment resuhs in adaerce or benefcial impacts on tbe natural
enuimnment, tndudng bat not limited to water qrcli!, air qua/i\, nure, Degetatiln, iparian nridors,
hilhides and other dedrable natuml featnzs.
Our Analysis:
As evidenced from the Environmental Impact Repott submitted with the proposal, the
proposed rezoning and land use amendment will have litde impact on the aatural
environment of the site ot the Town as a whole. The site itself does not contain any
unique natutal qualities. The site has been regtaded and impacted by development over
the years fu6lsrting the original development of the subdivision and development of the
interstate. Other environmental impacts are addressed in the Environmental ImPact
Report and the findings of tlis report adequately address this criterion.
Tbe erteil tu whicb the qone di$ict amendment * mnsirte with the purposes of lhe pmpond Tone
dirtrict.
Ow Analysis:
The proposed zone district and land use designation is consistent with the purposes of
the Genetal Use zone district. Additionally, the proposed land use for the property is a
school facility and related uses such as parking and faculty housing, which are permitted
by the propos ed zone district by conditional use permit. l'he proposed zone disttict will
Vail Mountain
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allow for adequate light, a:r, and open spaces and allow for development of quasi-public
uses harmonious with the neighborhood and community as a whole.
Tbe erteil tu whieh the Tone dirtid amendment dmonstrahs bot, conditions baae changd ince the
Tonmg deignation of the wliect pmpeilJ aat adEnd aad il no hnger @pmpiate.
Our Analvsis:
Given the location of the subiect parcel, which ftonts directly on a maior highway and
the development of the existing school facilities since the property was otiginally zoned,
the likelihood of the patcel developing for single-family or duplex development is very
low. The ptoposed use of the property as a school facility, school parking, and faculty
housing is appropriate for the property and compatible with the surtounding uses.
Satb otherfaetors and eiteria as the Commission andf or Comcil deen applimblz to the pmposed
rvqoning.
Our Analvsis:
None provided.
Vail Mountain School
Braun Associates, Inc.19
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V.Text Amendment Criteria
Below is the codified criteda used by the staff, the Planning and Envfuonmental Commission, and the
Town Council when reviewing a request for Zontag Regulation text amendment. We have addressed
these criteria and find that the proposal firlly complies with each cdterion.
a. The exlent t0 whicb the text amendmed furthcrs the general and rpecifc purposes of the Zoring
Regulationt
One of the general puqroses of the Zoning Regulations is to provide fair and equal
treatrnent to similarly situated land uses. The proposed amendment will provide for
consistent treatment of single and two-family residential uses by allowing single-family
residences in the Agdculnrre and Open Space District to be entitled to the same gross
residential floor area credit of 425 sq. ft. afforded in similar zone districts. As stated
within this document the Agriculture and Open Space zone district was ovedooked
when the 425 sq. ft. credit was created and therefote was essentially "down-zoned' by
the removal of previously allowed GRFA credits. The proposed amendments will
coffect this oversight or enor that occurred. The ptoposed amendment will provide for
growth of an ordedy and viable community and provide fot a harmonious, convenient,
and workable relationship among land uses.
b. The extent t0 a,hich lhe text ameadment aoild beaer imphment and better achine tbe applicable
ebnents oJ the adopted goak, objutins, and pnlicies ouilined in lhe Vail Compnbensiu Plan and is
co@atible uitb the deuelEment objectiues of the Town-
The proposed text amendment would provide for a more consistent and equal
treatrnent of similar laod uses thtoughout the Town. The proposed amendment will
allow the residential use in the zone district to reflect cuffent living standards and
market place demands consistent with the objectives, goals, and policies of the Vail
Comprehensive Plan. The proposed amendment will correct an oversight that occurted
when the GRFA standards wete amended in the eady 1990's.
c. The extent to whifi the tcxt amendment demonstrates hov coaditions baue sabstantialll changed inn
tbe adoption of the nbject ngulation and boa tbe eisttng ngktion is no longer @pmpiate or is
inEplcable
The Agdculture and Open Space district was adopted in the 1970's. The accepted
standard of living in effect in that era is vastly different than that experienced today.
Market place demands and standards of living have improved over the last 20 years.
The ptoposed text amendment will allow a single-family home to be constructed in this
zone district to a size that reflects today's standard of living. The ptoposed amendment
will correct an oversight that occurred when the GRFA standatds were amended in the
early t990's.
Vail Mountain
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The extenl to ubich the text amendment pmuides a batmoaious, conuenient, workable nktionsbtp
among tand av rcgilalioas consi$ent aith nuniapal fuwlopnent objntiaet.
One of the general pu{poses of the Zoning Regulations is to provide fair and equal
tieatrnent to similarly situated land uses. 1he proposed amendrn€nt w-ill provide fot
consistent treatment of single and two-family residential uses by allowing single-family
residences in the Agticultwe and Open Space Disttict to be entided to dre same gtoss
resideltial floor area credit of 425 sq. ft. as afforded in similar zone distticts. The
proposed amendment will ptovide fot growth of an orderly and viable community and
provide fot a harmonious, convenient, and workable telationship among land uses.
Vail Mountain School
Braun Associates, Inc.27
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VI. Land Use Plan Goals
Below is a list of Goals from t}le Vail Iand Use Plan tlat are applicable to the Vail Mountain School.
The proposed Master PIan, conditional use permits, rezoning request, and text amendments ate
consistent with these goals as the proposal is responding to the needs of the community, is being
developed in an zrte where development is currendy located and anticipated by the Vail Land Use Plan,
and is redeveloping an older building and improving upon its chaiacter and relationship to the context
ofthe neighborhood.
1. General Gtowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and the
pennanent resident.
1.2 The quality of the envftonment including air, watet 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.t2 Vail should accommodate most of the additional growth in existing developed ateas
(infill areas).
5. Residential
5.3 Affordable employee housing should be made available through private efforts, assisted
by limited incentives, provrded by the Town of Vail" with appropriate testrictions.
5.5 The existing employee housing base should be preserved and upgaded. Additional
employee housing needs should be accommodated at varied sites throughout the
community.
6. Community Sewices
6.1 Services should keep pace with increased growth.
6.2 Tbe Town of Vail should play a role in future development rhrough balancing gowth
with seryices.
Vail Mountain School
Braun Associates, Ioc,22
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TOWN OF VAIL PLANNING SUBMITTAL
Knpp Colussy JsNrs DuBors ARCHITECTS, P.c.
ARCHITECT'S JOB NO. 2001-028.00
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FtlSCnOOl
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I Enwronmental lmpactReport
for
t VarlMountarn School
r Condftronal Use ?ermft,
I l-and Use Amendment,
llazard Map Amendment, and
I
RezonnqApphcahons
May 2@2
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fh's report was prepared by:I
r Braun Assoaates, lnc.
- ?OEox265E
I OlO5 EdwardsVilaqetslvd.t svfte c-2og
r EdwardE, CO 81632
I 970-926-7575
I
ln collaborahon wrth:
Greystone Enuronmental Consvltants, lnc.t z?2',:::y,?,i227,t'"3",,
I Watershed Envronmenlal Consultants, lnc.
- 7OBox37?2
- Eaqle, CO 6163 |
r Colhns 4 Assocrates
I Geoloqrcal and Natural ReEovrce Consvltants
I 7OBox23
Sr|t, CO 61652
I f ox llr4qrns TransVortahon Grovp
PO Box 19768
t tsoutder, Co Eo3oa
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Val Mountzrn School
I Eravn Assocrales, lnc.
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?vrpose of thrs Report:
Ths reVort has been VreVared pvrsvant to Tftle | 2 , 7onn4 Reqvlahons, ChaVter | 2,
Enuronmental lmTact ReTorts, ol the Vai Town Code. The reqwrement lor thl's reVort e
derled lrom Secbon | 2- | 6-G, Crftena and f ndrnqs, Iound n the Condftronal Use
?ermft chagLer ol the Zonn4 Re6ulatton. Thrs reVort addresses sfte condfttons and
potenilal mpact ol the VroVosed rezonnq and condfttonal vse Vermtt proTosals made by
the Yail Mountarn School.
Sublect ?ropetty and Ownershrp :
The property benq consrdered n thts reVort rs Lots | | and | ?, tslock 2, Vail Villaqe
lZbhFlrnq,TractC, tslock I,VailVilaqe l2'hFirnq,and5urrovndtnqcontext. fhese
lots have a combned area ol LO7 acreE (395 , | 94 sq. lt.).
Lot | 2 rs owned by the Varl Mountarn School (7 .38 acres).
Lot | | ts owned by Varl Mountarn School (0.4064 acres).
Tract C rs owned by Vai Assoaates and p n the procezs ol bern4 tranglerred to the
Varl Mountarn School (l .284 Acres).
Varl Mountarn School
Braun Asso.'rahe5, lnc.
Page 2
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Exrstltnq Condtrons of Sfte:
The Varl Mountarn School ts located rn the Varl Yilaqe | ?* filnq rn Varl, Colorado. The
sublect property v desrqnated by the Town of Varl Land Use Plan as Tvbhcl1emr-Pubhc
(Lots I I and | 2) and Low Denaty Re:l,den1al (Tract C). The Tvbltcl1emr-Publc
desrqnahon allows the lollownq uses: "lchools, Vost oftce, water and iewer 5ervtce
and storaqe laaltileE, cemetenes, mvmcrVal f aah\es, and other pvblrc nsLttubons. . ."
The Low Denaty Readenbal deaqnalton allows anqle and lwo-Iamtly readentral uses aj
well aE recrealon laclfttes and nshtvtronal uses.
I The zontnq of the Vroperty e General Use (Lot | 2 marn cam?vs area), Aqncvltvre and
t OVen Space (Lot I 2 norfhern Vorlon), and fwo-f amrly Restdenbal (Lot | | and Tract C)-
fhe svbpct groperty s currently developed wrth school strvctvres and faalftres,
ncludtnq clagsroomg, qymnaavm/as=embly 5?ace, admtnEtratpn oIfrceg, ltbrary sgace, a
ioccer held, outdoor recreatron laalftres, and parkrnq to serve lhese vges.
Ihe svbpct VroVerty o adlacent to three exslnq roadways; Doothlalls Road to the
west, Norbh frontaqe Road to the sovth, and KalsoE Ranch Road. AE svch,lhe Efte s
Vhyacally seVarated by these roadways lo any water bodres, l:e creeks, and streamE.
Drstances Lo B,oothfalls Creek to the svblect proVerty vary lrom | 50' to 5OO'.
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Varl Mountarn School
Bratn Assoctates, lnc.I
Paqe 3
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Arcrwew ol ?ropct:
The Varl Mountarn School t5 ?ro?otnq a redevelopment oI rts carn?u5 to prowde code
compltant edvcabonal laohies meeln4 state and nahonal standardg and to proude lor
the luture ncrease ol slvdents trom 26 | students to a maxrmum of 32O.
fhe proTosed development plan nclvdeg the congtrvcbon oi an a??roxtrnately 75,9OO
sq. ft.. school laalfty nclvdnq 26 classroomg,9 labslart roofi5, |brary medra center,,
dnn7 fiacllfty, qymnaswm, 4OO seat avdftorvm, admrnstrat:e ofhces, and common
areas. The Vlan also nclvdes the constrvctron of eqht Iacvlty-hovanq vnts (fype 3
EflUs) rn two strvctvres ol 5,GGO sq. ft. total and a lvtvre head of school reldence ol
2,4OO sq. ft. the exrshnq school faalfty wovld be completely redeveloped. Refer to
agTltcatron matenals and plans lor a comVlete analysts and qvanhtahve svmmary of the
TroTosed prolect.
fhe Vrolect s proVosed to beEn construcbon n the spnnq of 2OO3 and be comTleted
rn the summerllall ol lhe lollowrnq year.
tlydroloqtc and Brottc Condtrons:
The hydroloqtc and bpttc condftrons ol the sfte are analyzed n detarl n the Wetland
Techntcal ReVort, prepared by Watershed Enuronmental Consultants, lnc. nclvded n the
apgendv ol thtg report. The conclvstons ol thv report lnd that there are no
lursdvlonal wetlands enstnq on the svblect property.
Atmosphenc, Norse, and Odor Condftrons:
The atmosThenc, not5e, and odor condftions lor the proposed development on the sfte
are analyzed n detai rn the Arr, Norse, and Odor lmpacl Aggessment, prepared by
Greystone Enuronmental ConEvltantg, lnc. nclvded n the apTendx of thrs report. fhs
reTort conclvdeg that the proposed develoTment ol the svbpct proTerty wrll have lrttle
lonq-term and short-term rmpacts on the atmosThenc, noae, and odor condftrons of the
sfte and svrrovndrnq area.
Geoloqrc Condftronsz
The qeoloqc condfttons oI the sfte. are analyzed n detarl n the Geoloqrc Analysts
Report, prepared by Collns & Assoctates, Geoloqtcal and Natvral Resovrce Consvltants,
nclvded n the aVTendrx of thrs report.. Ths report conclvdes that the proposed
develoVment ol the sublect proVerty wrll be mrnrmally altected by a debrs llow hazard.
The reTort s\ates that mrnrmal meaeures can be mTlemented to mhqate thts hazard to
the Varl Mountarn School. The reVort also conclvdes that the sfte can be develoTed
wrthout ncreasnq the hazard to other Troperhes and vseE n the neqhborhood.
Varl Mountarn School
Braun Assoaates, lnc.
?aqe 4
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The report also fnds that the Town'E Rockfall llazard MaVs deaqnaLe Tract C as
allected by a hqh severfty rocklall hazard: however, all of the land north and uphll ol the
sfte has been removed lrom the hazard deuqnalon due to the construcbon of a
mtrqabon berm on the hrllide. Ihe report concludes LhatTract C should be removed
Irom the hazard desrqnatron.
An aVVhcatron has been lled to amend ths hazard maV.
Sorl and Veqetahon Charactensbcs:
Th.s area of Varl was not maVped by the Natronal CooVerat:e Sorl 9urvey, USDA, Sorl
Conservahon Serwce as relerenced n sectpn | 2- | 2-5 ol the Zorunq Reqvlabons, and
therelore sois tyTes and nterpretaUons are not Vrowded lor the svbpct parcel. The
qeoloqrc regort prouded by Collns 4 Agsooates (found rn the aVpendv of thrs reVori)
addresses the qeneral gois and qeoloqrc charactenittcs of the area. Addrtronally, a
detaled sotls reVort was ?re?ared by Koechlern Consultrng Enqrneert, lnc. (found n the
apVendrx of thrs report). Th's report lrnds that Lhe sols present on-stte are svftable tor
the development of school sl.rvctures.
The veqeLatton located on lhe svblect Troperty E detaied n the Welland Techncal
ReTort grepared by Watershed Enwronmental Consvltants, lnc. (tound n the apgendx ol
ths reTort). Veqetabon onsfte ncludeg Asgen and Everqreen trees, cool sea5on
qrasse5 Evch as wegtern wheatqrasz and orchard 4ra55, lorbs svch as weEtern yarrow,
and mvsk thrstle and houndstonqve. Tree masses are ndrcated on the togoqraphrc
survey svbmftted wrth the condftronal vse apphcatton for ths prolect.
Vsual Condttonsz
The Town of Varl does not reqvlate vrew5 rn thrs area ol the f own. therelore, Totenbal
mpacts to prvate wews on surrovndnq land are not a crftenon that the f own vEes to
evalvate a developmenL proVosal n ths area.
The VroVosed strvctvres to be develoVed on the svbpct Vroperty have been destqned
wth matenals to mrmrc the character oI resdenbal gtrvctvres. Addrtronally, the
proposed strvctures have been located svch that there are separated trom exshn7
properhes both verhcally and horvontally. The malor*y of lhe extsbnq homes n the
netqhborhood are located at elevatrons above the Echool cam?vs and above the
proposed glructureg. As such, the mpactz Lo uewg n the nerqhborhood wrll be hmfted
to wews down on the property and thus not ntertennq n a uqnhcant way the scentc
vrewz oI mountarns n lhe dgtance.
Yatl Mountatn School
6ravn xssoaates, lnc.t
Paqe 5
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The ultmate desrqn and matenals to be vtrltzed n proposed strvctures will be rewewed
and aTproved by the Town of Varl Destqn Reuew Doard. The bulk and mass ol proposed
strvclures wrll be rewewed and aVVroved by the Plannnq and Envronmental Commsuon.
l-and Use Condftpns:
The TroVosed land vse condhons of the proVerty are ndrcated n the master Tlan
svbmftted wrth the Varl Mountarn School rezonnq and condttronal vge applrcahons. The
VroVosed land vses are nclvded n the ovewrew oI the Vrolect sechon of thrs reVort.
Crrculatron and Transportahon Condftpns:
The ctrcvlafpn and transportahon condftrons tor the Vrogosed develogment on the sfte
are analyzed n detal rn the Traffrc Report, Trepared by Fox llqqns Transportailon
Group nclvded n the apTendx of thrs reTort. Thrs reVort conclvdes that the Vroposed
tralltc qenerated by the development ol the svblect TroVerty can be accommodaled
wrthrn the enshnq roadway system wrthout apTreaably ncreasnq the level of serwce ot
the svrrovndtnq roadways.
? op ulah on Ch ar a ctensil cs t
The Vat Mountarn School currently does not have permanent resrden\al Iaalbes on the
cam?u;. fhe current school has an enrollment of 261 stvdents and aVVronmately 43
Iacultylstafi members. fhe groposed expanaon wovld ncrease the student enrollment
to 3?O gtudentg and apTronmately 46 lacvlly members. ln order to oIIEet the mVacts
to lhe communtty tor employee hovunq and conststent wrth the enshnq approved
master Vlan lor the sfte, the Varl Mountarn School ts ?ro?o5tnq to develop E faculty-
hovanq unrts on the VroVerty. These unrts wrll prowde resdences lor 6Iacvllylstatf
members. Addrhonally, the VMS b ?ro?ostnq a lvtvre head oI school resrdence on the
western Tortron ol the camVvs.
Alter n atv e D ev elop m ent 5 cen anos':
ln March of 2OOO the Vat Mountarn School rece:ed aVgroval ol an expanaon to the
school tactlbeE and apVroval oI eqht facvlty-hovstnq vnft.z. Snce that approval, lhe
Echool hat acqutred addfttonal land and re-evalvated the aVVroved master plan.
Srnce the approval of the master plan n 2OOO the school has exVlored no less Lhat I O
development scenano3 lor the groperty. Many oI these were presented to the
Varl Mountarn 9chool
Bratn kssoaate=, lnc.I
Yaqe C
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netqhbors lor npvt on the layovt and deaqn. Ulilmately, the school selected lhe
alternatve that receved the qreatest amounl ol svpport from the nerqhbors.
Analysrs ol lmpacts:
Ihe analysrs ol mVacts oI the Vroposed develoVment s nclvded n the reports found rn
the aVVendrx of thrs reVort. lt rs the conclvsron of thrs report and the attachments that:
| . The rmpactstolhe envronment and adpcent vseslromthe proVosed
develoVment will be mrnrmal wrth no adverse rmgacLs proVosed;
2. fhe mtbqailon measures proVosed to mftrqaLe the debns-tlow hazard, fi
requred, wrll have no adverEe mVact to the nerqhborhood. Congtruclon
tmVacts such as eroston control, waLer qualfty, and reve1etatton wtll be
reqvlated by the Town of Vai and the proposed Vrolect wrll fully comply wtth
thelown's standards;
Allernat:e develoVment scenanos have been constdered and evalvated and
tmTacts lrom the VroVosed develoVment Vlan are no qreater than those on
alter nahv e dev eloV ment s cen anos :
Short-term rmpacts to the area are related to conslrvchon achvrbes wil be
Tresent. These tmpacts can be mrnrmrzed by adhennq to lown of Vatl
reqvlatons and emTloynq best manaqement prachces dvrnq the constrvcbon
ol thrg prolect. Lonq-term tmpacts ol the proTosed development dve to the
ncrease n vehrcle tnVs wll be mtnmal and wfthn state and local standards;
There wrll be no rreverstble enuronmenlal chanqes lrom rmplementahon ol the
VroVosed develoVment Vlan; and
The proposed development proqram wrll not have qrowth ndvonq tmTacts.
The expanaon ol the Echool wrll helg to Eewe exrsbnq famrhes wfthn the area.
4.
5.
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Varl Mounbrn School
Braun Assoaates, lnc.
Paqe 7
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FrTTendx
I Geotoqrc tiazard Report
I Arr, Norse, and Odor lmpact Assessment
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WetlandTechncal ReVort
Traffrc Report
I Sois and Fovndatpn lnveshqaton
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Courrus & AssocrATEs
6eorcercel ero N^TUML REsouecE CoNsrrLT l,Fs
P.O. Box 23 - tl16 }tnEorn Dnrve
srLT, Co-oRloo 81652
Pnoue/Fex (97O)876-5M
bocol@rof.rct
March 18,2002
Dominic F. Mauriello,
Braun Associates, Inc-
P.O. Box 2658
Edwards. Colorado 81 632
Vail Mountain School
do Peter Abuisi
3160 Kasos Ranch Road
Vail, Colorado 8-1557
Rrr Va|t MouvrruN ScHooL, Lors 1 l , 1 2, AND TnAcr C, Brocx Z, VruL VLTAGE ] 2B FIuNG
The purpose ofthis report is to provide a site-specific geologic hazard analysis for the Vail
Mountain School in accordance with Title 12, Zoning Regulations, chapter 21, Hazard
Regulations, Section 15, of the Town Code.t This report will also be utilized as part of an
Environmental Impact Report punsuant to Title 12,Zoning Regulations, Chapter 12. lt is my
understandingthatthis reportwill be incorporated in supplemental information forthe rezoning
and conditional use permit applications being filed with the Town. The Vail Mountain School is
proposing new structures and development on portions of lnt 72 and Lot 1 1, Block 2, Vail
Village 12th Filing (Figure 1 , Location Map). I have also rwiewed Tract C with regard to removing
it from the "high-severity rocldall" category in which poftions of it are presently mapped (see fig.
2).
According to Town of Vail geologic hazard mapping as amended there is no rockfall hazard
present on the subject parcels, and a small area in the northwest corner of the property is
included in the "moderate severity'' debris flow hazard category as it relates to Booth Creek (see
Figure 2 below). The debris flow hazard is in fact quite minor, and mitigation or alterations can
be accomplished to reduce the danger ofthe debris flow to the public health, safety or to
property due to problems related to geologic sensitivity to a reasonable level, and not increase
the hazard to other property or structures, or to public buildings, rights of way, roads, streets,
easements, utilities or facilities or other properties of construction.
Pnopenry Descruplotrt
The property lies on gently-sloping to nearly-flat ground on mixed allwial and glacial gravels
generally southeast ofthe mouth of Booth Creek. Approximately the east half of the property is
I Thi, ,*port addresses on| those geologic hazards aftbcting the tracts in question included on Town ofVail
geologic hazard maps.
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Page 2
mapped by Tweto and Lovering
(19771as glacial drift of Pinedale
age (Qp), with the west half
Pleistocene and Holocene alluvium
(Qa) related to Booth Creek and
Gore Creek. The surface of the
parcels has been significantly
disturbed by past construction
activities. Because of the low
slopes as well as generally-stable
and welldrained nature of the
unconsolidated materials, slope
and foundation stability should
not present any problems,
although as always sitespecific
soil testing and well-designed fi nal
grading and drainage are required.
Drnnls Frcw
The northwest comer of the
property, essentially the west half
of the northern part of l,olt 12
coincident with the tennis courts
existing as of the date of this
report and that portion ofthe lot
between the courts and Booth
Falls Road, lies within the moderate-severity debris-flow hazard zone of Booth Creek as originally
mapped. Construction and grading since the delineation of this hazard zone have substantially
reduced the exposure, although debris overflow down Booth Falls Road remains possible. A berm
or wall should be incorporated into final grading and landscaping from the southern corner
benveen Los 9 and 10 along the northern and westem edges of Lots 'l I and 12, consist with
existing or future drainage along Booth Falls Road, to keep such overflow that might occur
substantially on the road or in designed drainageways and away from any school structures
planned in this area. See Figure 3 for location ofthe general area ofthe berm or wall. In the
event access wEls are necessary through the berm or wall, close attention will be required to
assure positive drainage away from structures in the area. The berm or wall as described herein
is intended to protect the school facilities and is not necessary for the protection ofadjacent
properties. Should a topographic tie.in ofthe proposed protective structure at or near the corner
of Lots 9 and 10 be impossible, additional landscapeberming or other structure to drain any
overflow to the southeast may be necessary to such a location that it can be connected to
2 Tweto, O., and lorrering, T5., 1977, C,eologr ofthe I sminute Mintum quadrangle, Eagle and Summit Counties,
Colorado: U.S. C,eological Sunrcy hofessional Paper 956, 96 p.
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Ull.+*\\Ri1wf---------------ilvr#.ffi
re 1. Vail Mountain School properties index map
.S. Geological Survey Vail East 7.S-minute
, contour interval 40 ft, scale l" - 1,400'.
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interior site drainage. Interior site landscaping and drainage should be designed and constructed
in such a manner as to convey excess drainage, including snowmelt, away from structures.
Debris flows are unpredictable events and can occur under a variety of circumstances. Most
debris flows in western Colorado occur in response to hearry mid- to late-summer ("monsoonal")
thunderstorms. However, the flows of 1984 that led to the present Town ofVait standards
occurred as the result of debris avalanches (destructive mixtures of soil, trees, and snow) sliding
into streams already flooded by sudden snowmelt, before valley snow cover had completely
melted. For this reason both the berm-landscaping and interior site drainage must take into
account snowmelt patterns, including locations ofplowed snow, as well as bare-ground drainage.
ln addition it must be remembered that the hazard areas defined on the Town of Vail hazard
maps are based on probabilities of both occurrence (time) and degree ofdamage the maximum
Page 3
2. Ceologic hazards as originally mapped by the Town ofVail, boundaries
ellow: moderate debris flow hazard. Red: high severity rockfall hazard zone;
berm, upper right, has significantly limited this hazard, and red-shaded
from the berm have been reclassified as "rockfall hazard with approved mitigation.
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flow anticipated may inflict (see Mears, 19841. The mitigations suggested herein provide
protection against events ofa scale known to have occurred in the historic past, specifically the
debris avalanche/debris flodmud flow events of May 1984. They are neither intended to nor will
they protect against catastrophic events.
Rocr FRr,l
Part of the northeast boundary of lnt 12 coincides with the downslope limit of a high-severity
rockfall zone as shown on the original Town of Vail geologic hazard maps (dashed red line, fig.
2). This boundary also cuts across the east corner ofLot 12 and includes the northeast three-
quarters ofTract C. All ofthese areas are shielded by the rockfall protection trench and berm
constructed on the hillside to the northeast several years ago (fi9.21. This structure, together
with existing buildings, roads, and landscaping upslope from the property should constitute
adequate Protection to both parcels. A result ofthe construction and certification ofthe "Rock
Fall Mitigation Berm" (RFMB), Lot 12 and adjacent lots of Vail Village Filing l2 were removed
from both the high- and moderate-hazard zones by action ofthe Vail Town Council on February
" Mears, A.1., Debris-flow and debrisavalanche hazard analysis: repon prepared for the Town ofVail, November
1984,,16 p.
Page 4
3. ceneral location of primary debris flow berm or wall. Actual location will
on location ofstructures and landscaping. Location ofsecondary berm from
tots 9 and l0 (yellow star; see text), if needed, will be entirely dependent on
and internal landscaping and grading, and thus cannot be shown.
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Page 5
18, 1992, and reclassified as "rockfall hazard with approved mitigation" (red-shaded area, fig.2);
however, through an apparent oversight Tract C was not included in the Council resolution. As
Tract C is downslope from the middle of the RFMB, the RFMB clearly provides a level of
protection to the tract equal to that afforded to those areas removed from the rocldall hazard
zones {and indeed is surrounded by them), and Tract C should be reclassified as well. As noted
in both the letter from Woodward-Clyde Consultants datedJune 16, 1984, and the minutes of
t}re Town Council meeting of February 18, 1992, at which reclassification of most the area
downslope from the RFMB was approved, the RFMB is not designed to and will not eliminate the
possibilityof rocldall in all circumstances, andtheremainingremote possibilityofrocldall should
be taken into account to the extent possible in building architecture, choice of construction
materials, and final site landscaping and grading.
Coruclusrorrrs
The site is in an area of modest geological sensitivity and with the minor mitigation measures
recommended, the site is suitable for development. So long as overall site drainage is
appropriately tied into adjacent road and street drainage systems there is nothing to suggest that
the proposed hazard-mitigating measures will increase the hazard to othlr p.operty ot
struotures, or to public buildings, rights-oFway, roads, streets, ea!;ements, utilities, or facilities
or other properties of any kind. This report is intended to complywith appropriate portions of
Town ofVaif Regulations Ch apter 12-27-15, and nothing contained herein should be interpreted
as suggesting that the subject property is not exposed to the mapped hazards. lfyou have any
questions or require any further information, please do not hesitate to contact me.
lMqoRT NrNorcE: This report concerns naorral processes that are unpredictable and in large measure pq)rly underctood.It is intended to identifr potential observable hazards within the scope of works to which the iubject property is
:xposed and_ to suggest mitigating measures in compliance with applicable regulations. Nothing in this reporf should
be_consfiued or interpreted as suggesting the absence oftlre described hazards, or that the recommended mitigations
will Proteat tie subject propenty from the described hazards under all circumstances, for€seen or unforeseen. t'lothing
in this report should be consrued or interpretcd as suggesting that additional unidentified hazards are oot pro.ni
It must also be understood that "mitigation' does not mean either the elimination ofthe hazard(s) or prevention ofthe
consequ€nces of a hazard event or events, only the reduction to the extent reasonably possible ofthe latter. By
accepting this repon all present and subsequent parties thereto agf,ee to indemni$ and hoid harmless the preparer fo-r
any and all damages, direct, indirect or consequential, including personal injury or loss of life, above and beyond the
original cost of dris study, caused by or resulting from any occurrence of the described or other hazard(s), whether or
not such damates may result fiom failure to identifrsaid hazard(s) or from failure or inadequacy ofpropeily engineered,
constnrcted, and maintained recommended mitigations. The preparer ofthis report cannot and will nbt bL responsiblein any way ol manner whatso€ver for the proper engineering, construction, and/or maintenance of recommended
mitigations, or the inadequacy or failure of improperly engineered, constructed, and/or maintained recommended
mitigations, or mitigations that have been altered in any way whatsoever from those recommended by tlre preparer.
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BruceA
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AIR, NOISE, AND ODOR IMPACT ASSESSMENT
VAIL MOUNTAIN SCHOOL REDEVELOPMENT
TOWN OF VAIL
ENVIRONMENTAL IMPACT REPORT
Prepared by:
Greystone
5231 South Quebec Street
Greenwood Village, CO 801I I
January,2002
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TABLE OF CONTENTS
Table I Typical Constuction Noise Levels...... .......-...6
Table 2 Typical Automobile Noise Levels..... .............6
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AIR, NOISE, AND ODOR IMPACT ASSESSMENT
VAIL MOUNTAIN SCHOOL REDEVELOPMENT
TOWN OF VAIL
REPORT SUMMARY
Short{erm air quality impacts with slight increases in airbome particulate levels near the
proposed Vail Mountain School development will occur during the construction phase of this
project. Air quality impacts from the development itself are expected to be insignificant.
Short-term noise impacts near the proposed Vail Mountain School development will also occur
from the operation of healy equipment during the construction phase of this project. Slight noise
impacts will occur from both increased vehicle traffic and outdoor activities that will be
associated with the development, but these will not be sigrrificant relative to existing ambient
noise. The new layout of the school is expected to reduce the classroom exposure to highway
noise, and may provide additional highway noise mitigation to some of the surrounding
residences.
Odor impacts are also expected to be limited to the construction phase. These odors would be
associated with the exhaust from diesel equipment as well as meteorological conditions that
would affect the dispersal ofthe exhaust.
INTRODUGTION
This report was developed for the Vail Mountain School located on Lots l1 and 12, Block 2,
Vail Village l2'h Filing and Track C, Block l, Vail Village 12fr filing in Vail, Colorado. This
report is intended to be an element of an Environmental Impact Report developed pursuant to
Title 12, ZoningRegulations, Chapter 12, Environmental Impact Reports (EIR).
The specific required elements of the EIR covered by lhis report include:
r Local atmospheric conditions, such as air shed characteristics
r Potential air emissions
o Any potential air quality changes or impacts.
o Other environmental conditions such as noise levels and odor characteristics
. Any potential noise or odor changes or impacts.
The Vail Mountain School is proposing a redevelopment of its campus. This includes the
construction of a new school facility, faculty housing, a gymnasium, and a school auditorium.
Additionally, two outdoor play areas and a soccer field are proposed. Paved parking areas are
proposed to serve these uses. The existing school facility is proposed to be dernolished, except
for a small cabin which is to be relocated on the campus.
I 271-Air Noise & Odor Irpact AssessrEn(Jao-22-02).doc
Aprl lE,2002
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O Air, Noise and Odor hnpact Ass€ssment O
AIR QUALITY ANALYSIS
Existing Air Quality and Atmospheric Gonditions
Air quality concems in the Western Slope Air Quality Region of Colorado are primarily
associated with elevated ambient air concentrations of particulate matter with an aerodynamic
diameter less than l0 micrometers (PMro) during the winter months. These elevated PMro levels
me related to seasonal sources such as wood stoves and fireplaces, and road sanding. They are
also related to atmospheric inversions where dense cold air within mountain valleys becomes
trapped below a watmer layer of air. Little or no air movement occurs during inversions thus
pollutants within the trapped valley air cannot disperse out of the valley. Inversions can also
occur during the early morning hours at other times of the yem, but these usually breakup shortly
after sunrise.
When inversions are not present, wind pattems in the Vail valley would be primarily down-
valley and up-valley winds that follow the predominant geographical features. Down-valley
winds would typically occur during the moming periods, and up-valley winds would typically
occur in the aftemoon periods.
Ambient concentrations of PM1s, as well as other regulated air pollutants, can also be affected by
controlled and uncontrolled burns which typically take place dwing the non-winter seasons.
The state regulatory standards or thresholds for ambient air PMro concentrations are:
r 150 micrograms per cubic meter (pglm3) for 24-hour averages, and
. 50 pglm3 for annual averages.
Ambient concentrations of PMro have been monitored in Vail since 1987 at 846 Forest Road.
Over this period the monitoring has shown no levels in excess of the standards listed above, and
has also shown a decreasing trend in both 24-hour maximum and annual average concentrations.
In addition to emissions of PMro, combustion sources such as vehicles, gas heaters, and wood
stoves can also produce emissions of other regulated pollutants such as nitrogen oxides (NO*),
carbon monoxide (CO), sulfur dioxide (SO2), and volatile organic compounds (VOC). In general,
concern with emissions of these pollutants is limited to heavily populated and industrial areas
where numerous emission sources can generate high ambiart concentrations.
Air quality near the proposed development site would also be affected by the proximity of
Interstate-7O (I-70) which runs parallel to the southern boundary of the proposed school.
Commercial and non-commercial vehicle traffic on I-70 may contribute both fugitive dust
(PMro) and tailpipe emissions (NO", CO, SOz, and VOC) to the local ambient air.
12 7l -Air Noise & Odor In?act Assessrnent(Ja!-22.02).doc
April | 8, 2002
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O Air, Noise and odor lrpact Ass€ssment O
Golorado Air Emission Source Regulations
Some large construction activities are required to file an Air Pollution Emission Notice (APEI.Q
for construction sources that would generate fugitive dust (Colorado Air Quality Control
Commission, Regulation Number 3, Part A.II). Activities that would be exempt from this rule
include "disturbance of surface areas for the purposes of land development, which do not exceed
25 contiguous acres and which do not exceed six months in duration...". The Vail Mountain
School redevelopment would be exempt from this rule due to the parcel size.
Town of Vail Air Emission Source Regulations
Title 5, Chapter 3 of the Vail Town Code regulates air quality in Vail. In general, these rules
regulate the use of solid fuel burning devices, gas appliances, and gas log fireplaces in dwelling
units, accommodation units, restricted dwelling units, and common areas. Solid fuel burning
devices are required to be certified in addition to other specific requirements listed in these rules.
Construction Phase lmpacts
During the construction phase of Vail Mountain School, sources of air pollution will include
fugitive dust from vehicle traffic on paved and unpaved surfaces, earth moving activities, and
tailpipe emissions from diesel earthmoving equipment. Any impacts will be limited to the
construction period and will not affect the overall air quality ofthe area. In addition, on account
of the small area of the site where construction will occur, it is expected that any impacts that
occur will be minimal and should not exceed Colorado's ambient air quality standards.
Material Handling
Fugitive dust will be generated from rough grading, excavation, cut-and-fill operations, and
material storage and handling. These emissions can result from both the transfer of materials and
from wind erosion. Material that would tl,pically be susceptible to wind erosion would be dry
and freshly disturbed surfaces. Fugitive dust from material handling can be managed to comply
with local regulations. Fugitive dust emissions from handling and storage of materials such as
topsoil can be controlled by water application as well as by minimizing the disturbance of
storage piles.
Unpaved Travel Surfaces
PMl0 emissions are generated when a vehicle travels across an unpaved surface. During the
construction phase, the heavily traveled unpaved surfaces such as on-site access roads, parking
lots, and laydown areas can be watered as necessary to minimize dust generation. A schedule of
regular watering ofthese areas will reduce fugitive dust at least 50 percent.
Paved Travel Surfaces
Traffic passing from unpaved surfaces to paved roadways will create both mud and dirt deposits
on the paved surface (referred to as "hack out') which can generate additional road dust
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I 271 -Air Noise & Odor Irpact AssessrEn(Jan.zz.O2').doc
Aoril 18. 2002
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I Air, Noise and odor Impact Assessment O
emissions. To minimize track out, periodic washing of the unpaved/paved intersection surfaces
can be implemented.
In summary, PM16 emissions resulting from construction activities can be mitigated with the
following dust control practices:
I . Minimize disturbance of storage piles and water as necessaty,
2. Maintain a watering schedule for unpaved roads and heavy traffic areas, and
3. On paved surfaces minimize the accumulation of materials that have been tracked out
from the construction site.
Diesel Earth Moving Equipment Tailpipe Emissions
Tailpipe emissions from diesel-fueled earthmoving equipment may result in a temporary increase
of ambient air concentrations of PMro and other pollutants. Dispersal of these pollutants will be
augmented by high exhaust velocities and temperatures, thus ground level concentrations of
these pollutants near the proposed development site will be minimal.
Development lmpacts
As the proposed Vail Mountain School is expected lo have an increase in the student population,
additional air quality impacts from the school may result in a small increase in vehicle traffic in
the vicinity of the school. This additional vehicle traffic can result in slight increases in fugitive
dust and tailpipe emissions, and would be limited to the fime periods when the students would be
arriving at or leaving the school.
To mifigate fugitive dust emissions from vehicle haffic, the developments roads will be paved.
Paved roads can be cleaned periodically to reduce the accumulation of surface materials that
would generate fugitive dust.
Tailpipe emissions from the additional vehicles may also result in slight increases of PMle as
well as of other pollutants, but the additional impact on local air quality will be minimal relative
to contributions from I-70 vehicle traffic.
No wood burning devices will be associated with the school.
Small boilers or emergency generators may be associated with the proposed school. Depending
on the size and operating schedules of this equipment, it may be necessary to file APENs with
the State of Colorado. Boilers with a capacity of 5 million BTU per hour would be required to
apply for an APEN. Overall, though, this equipment should not sigrrificantly impact the local air
quality.
I 271-Ah Nois€ & Odor lr{ract AssessrEnt(Jan.22.02).doc
April 18,20q2
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O Air, Noise and odor lmpact Assessrn€nt a
NOISE
Existing Noise Background
Noise standards and sound measurement equipment have been designed to account for the
sensitivity of human hearing to different frequencies. This is accomplished by applying "A-
Weighted" correction factors. This correction de-emphasizes the very low and very high
frequencies of sound in a manner similar to the response of the human ear. The primary
assumption is that the A-weighted decibel (dBA) is a good correlation to a human's subjective
reaction to noise.
In general, an urban residential area at night is 40 dBA; a residential area during the day is 50
dBA; a typical construction site is 80 dBA; a zubway train at 2O feet is 90 dBA; and a jet takeoff
at 200 feet is 120 dBA.
The Inverse Square Law of Noise Propagation estimates that noise decreases by approximately 6
dBA with every doubling of the distance from the source until the noise reaches existing
background levels.
A current noise analysis of the Vail area (1) estimated existing and future noise levels throughout
the Vail Valley including the proposed Vail Mountain School location. Assuming that the
primary noise source in this area is I-70, this analysis estimated that the maximum l-hour
average noise level at the school location is currently 61.5 dBA, and is expected to increase to
63.5 dBA by the year 2020.
Town of Vail Noise Regulations
Title 5, Chapter l-7 (Noise Prohibited) of the Vail Town Code regulates noise sources. The
regulated noise level for sources located on private property is detennined at the property
boundary. Sources in all residential areas, except axeas zoned for high density multiple-family
(IDMF) development, are limited to a maximum of 55 decibels from 7:00 AM to I I :00 PM and
50 decibels from ll:00 PM to 7:00 AM. Construction activities are allowed up to 90 decibels
from 7:00 AM to 7:00 PM.
These rules also regulate noise from motor vehicles. These motor vehicle rules apply at all times.
Vehicles less than 10,000 pounds, gross vehicle weight, are limited to 80 decibels at a distance of
25 feet. Vehicles greater than 10,000 pounds are limited to 90 decibels at a distance of 25 feet.
| 271-Air Nois€ & Odor trpa.r A$scssns(Jar,22,02).doc
ADri 18. 2002
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Gonstruction Phase Noise lmpacts
Table I presents tlpical noise levels of construction equipment at a distance of 50 feet. These
values assume the equipment is operating at full power.
TABLE 1
TYPICAL CONSTRUGTION NOISE LEVELS
Equipment Gategory Noise Level at 50 ft (dBA)
Backhoe 85
Concrete Mixer Truck 91
Dozer 90
Dump Truck 91
Front End Ioader 85
Grader 90
Since all the construction equipment can be spread throughout a construction site, and may not
be operating concurrently, the typical noise 50 feet from a construction site would be
approximately 85 dBA. This value and the data presented above indicate that there will be a
temporary increase in ambient noise that will be limited to the construction phase of the project.
As long as this activity takes place within the prescribed regulatory time period of 7:00 AM to
7:00 PM, the resulting noise should be within the local noise limit for construction activities.
Noise lmpacts from Proposed Development
The noise impacts from the development will be related predominantly to increased automobile
traffic. Table 2 presents typical noise levels for automobiles at a distance of 50 feet at speeds
ranging from 30 miles per hour (mph) to 50 mph.
TABLE 2
TYPICAL AUTOMOBILE NOISE LEVELS
Speed (mph)Noise at 50 ft (dB)
30 62
35 64
40 67
45 68
50 70
I 27 t -Air Noise & Odor lrrpact Asscssrren(Jar .22,O2).bc
Aptl 18, 2002
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The increase in the sfudent population may result in a slight increase in traffic along the North
Frontage Road. Since traffic noise is a combination of traffic density and vehicle speed, the
resulting increase in vehicle noise from school traffic, which would be much less dense and
slower than the highway haffic, would be barely perceptible over the existing ambient noise that
is dominated by traffic noise from I-70.
Periodic increases in ambient noise may also be related to outdoor activities at the school's
recrealional areas. It is likely that the levels of noise from general school activities will never
exceed the existing ambient noise generated by the highway. In addition, since the school
activities will primarily take place during the daflime, it is expected that there will be no noise
generated from school activities during the more sensitive nighttime hours.
Noise Mitigation from Proposed Development
The proposed sfructures and moderate landscape treatment around the campus would act as a
noise barrier for residences located behind the school. This would mitigate both existing noise
and any increases associated with the school's activities.
The location of the classrooms in the proposed school would also experience less noise impact
from highway sources as is experienced at the current school location. Barriers such as the gym,
library, administration building, and dining facilities would mitigate classroom impacts from the
highway noise sources.
Depending on the residential elevations and distance from I-70 and the frontage road, the
school's physical structures would reflect a portion of the noise that would impact these
residences, and, though less effective than a solid barrier, any trees that may be included in the
school's landscaping would absorb a portion ofthis noise.
ODOR
Golorado Odor Regulations
Colorado Air Quality Control Regulation No. 2.A.1 regulated odors in residential and
commercial areas. This regulation states "it is a violation if odors are detected after the odorous
air has been diluted u'ith seven (7) or more volumes of odor free air."
Vail Odor Regulations
The Town of Vail evaluates odor associated with construction and development under Title 12,
Chapter 12 (Environmental Impact Reports) of the Vail Town Code.
Gonstruction Phase Odor lmpacts
Temporary odor impacts from the construction phase may result from diesel equipment exhaust
gases. As with air pollutant emissions from this equipment, dispersal of odors would be
augmented by high exhaust velocities and temperatures, and would also be related to various
l27l -Air Noise & Odor lrrpact Assessrnen(Jan .22.02).doc
Ap.il 18, 2002
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meteorological factors, such as wind. speed and wind direction, that would limit or enhance the
dispersal (i.e. dilution) ofthese odors.
Since conslruction activities are expected to occur during the daytime when there would be better
conditions for odor dispersal, thus limiting the potential odor impacts from construction.
Development lmpacts
The activities associated with Vail Mormtain School are not expected to result in any significant
odor impacts. The types of activities that may be related to minimal sources of odor would
include garbage stomge and handling, and exhaust gases from additional vehicle tra{fic.
Sewage from the school will be handled by the Eagle River Sewage and Sanitation District
sewage treatment plant, thus eliminating the potential for odors related to sewage at the school's
location.
127 | -Air Nois€ & Odor Irpact AssesstrFtr€en-22.02).doc
April 1E,2002
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I REFERENGE'
I l. Washington Infrastructure. 2001 Noise Study. Prepared for the Town of Vail.
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l27l-Ah Noise & odor tryact Ass€ssnEdJad2.02).doc 9
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Ap'i1r8,2002
oo
Wetland Technical Report
Vail Mountain School
Eagle County, Colorado
Prepared for:
Braun Associates, Inc.
P.O. Box 2658, Edwards, Colorado 81632
Prepared by:
Daiva Katieb, Principal
Watershed Environmental C onsultants, Inc.
P.O. Box 3722,8a$e, Colorado 81631
November 2001
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V.
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VII.
TABLE OF CONTENTS
DESCRIPTION OF STUDY AREA...........
METHODS..
RESULTS....
CONCLUSION
REFERENCES
APPENDICIES
LIST OF TABLES
TabIe
l. Wetland Plant Species List..
LIST OF FIGT}RES
Figure
l Project Locdionldap
LIST OF APPEF{DICES
Aopendix
A. Data forms for routine wetland determination
for areas less than five acres in size. . . . . . . ..
Page
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I. INTRODUCTION:
The Vail Mountain Scbool is located on Lot 12, Block 2 ofthe Vail Village 126 Filing, a
subdivision ofpart ofthe southwest % ofSection 2 and the southeast % ofSection 3, Township 5
South and Range 80 West, in Vail, Colorado. Cunently, an historic cabiru a school building' a
soccer field, a iennis court, and bus sheher exist on tlre tract. The proposed future use of the
propertv includes expanded school facilities. This study also includes Lot 11, Block 2 ofthe
vait vituge tzb riling and Tract C, Block I ofthe Vail Village 12fr Filing. Watershed
Environmintal Consuhants, Inc. (WEC) reviewed the site for the presence of wetlands on the
prop€rty in November 2001 as commissioned by Braun Associates, Inc., P.O. Box 2658'
bdw*dr, CO 81632. The investigation was confined to the east of Booth Falls Road, at the
request of Braun Associates.
il. DESCRIPTIONOFSTUDYAREA:
The site is located on the alluvial terrace of Booth and Gore Creeks with an ap'proximate
elevation of 8,400 fet above sea level. The general topogaphy is gently sloping-
The Natural Resource Conservation Service (NRCS) did not map the soils in this region.
However, some site-specific geologic studies are available, the most recent produced by Collins
and Associates of Sih, Colorado, dated January 15, 2001- The primary focus of the geologic
studies is potential rockfall baznd. The soils ofthe area were primarily formed in mixed
alluvium and glacial gravel at the rnouth ofBooth Creek. The surface soils have been
significantly disturbed and are composed of well-drained, generally stable unconsolidated
material. Field observation revealed a rnostly cobbly sandy loam texture tluoughout the soil
profile.
Climatic data for the project site is unavailable; however, values have been obtained at station
CO0909, Breckemidge, elevation 9,580 feet, located approximately 16 miles, straight-line
distance, southeast ofthe project site. The recorded mean annual precipitation is 19.58 inches
and the nrean annual terryerature is 35.5o F, both values were averaged over 29 years of record
(National Climatic Data Center, 1999). Precipitation is relatively evenly distributed throughout
the year, with slightly higher amounts occluring in late summer and autumn' The growing
season, days with tbe low ternperatrne abve 32o R is less than 90 days-
Range grasses, forbs and some trees characterize the flora. Cool season grasses such as western
whedgrass (Agropyron smithii-) and orchard grass(Dactylis glomerata) dominate the vegetation.
The most conrmon forb on the site is western yarrow (Achillea nillefoliun). Some disturbed
areas contain musk thistle (Cardaas rutans) and houndstongue (Cynoglossum fficinak).
oo
Contour interval --20 ft
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III. METHODS:
Wetlands were evaluated by employing procedures described in th U'S. Army Corps of
Engineers (Corps) WAlands Delineation Manual (1987). A mutine on-site inspection for
*"ttuna areas equal to or less than 5 acres in size was conducted onNovember l, 2001- Atypical
sifuations exist on portions of ttr pmperty, in these cases; procedures for atypical situations were
followed. Wetland bormdaries were based on the prevalence ofhydrophytic vegetation, hydric
soils, and indicators ofwetland hydrology-
Field forms for the vegetatiorl soils, and hydrology are included in Appendix A. Table 1 lists
the dominant vegetation observed on the project site. Wetland plant status follows that
established by Reed (1988).
ry. RESI]LTS:
Upland gmsses such as orchard grasg and western wheatgrass compos€ a large portion ofth
vegetation ofthe study arsa. A berm had been constructed along the northern bormdary ofthe
soccer field and school buildings and, at the time of construction, was seeded with westem
wheatgrass, Indian ricegrass (Oryzopsis lrymenoides), crested wheatgrass (Agropyron cristatum),
cicer milkvetch (Astragalus cicer), ad winterfat (Ceratoides lanata). It is now vegetated by
timothy (Phleum pratense), westem yitrrow, western wheatgrass, crested wheatgrass, srnooth
brorle (Bromus inermis), and musk thistle.
Two srnall (-145 f) isolated areas of mture nrrowleafwillow (Salix exigua) were identified
along the eastem edge of Booth Falls Road. The willows are growing in association with
orchard grass, smooth brome and Kentucky bluegrass (Poa protensis), see plot #02 (Appendix
A). The grassss are the dominant plant species when basal area of the vegetation was sampled in
a 30-foot radius.
Mountain alder (Alnus incona.) were identified on the eastern and a portion of the northern
boundary ofthe tennis court. These plants are growing in association with orchard grass and
smooth bnome, data for plot #01 (Appendix A) was collected in this bcation Table I lists the
rnosl common plant species fourd in the study area, including the scientific rvlme, ooltunon
name, frmily, origin" and wetland status.
The soils examined in the field have similar characterisics to the Forsey cobbly loam soil series'
These soils are found on alluvial fans, mountainsides, and ridges with an elevation between
7,500 and 9,500 feet. The soils displayed well-drained properties with a dark grayish brown
surface layer about l0 inches thick and a loamy to cobbly loam texture. The surface soils on
much oftle property displayed evidence ofdisturbance.
No open waterbodies are present on the p'roperty east of Booth Falls Road. West ofthe road is
Booth Creek that flows into Gore Creek south of Highway 70. In addition to Booth Creek, there
exists a ditch, which conveys water approximately parallel to Booth Creek. This water is
dispersed through a wet meadow adjacent to the riprian zone for Booth Creek. Some of this wet
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meadow has been filled for utilities. The riparian zone is also discontinuous because of land
disturbnce along the creek bank.
Table 1. - Wetlad Plant Species List
Scientific
Name
Achillea millefolium
Agropyron cristatum
Agropyron smithii
Almu incana
Brormn inermis
Cardaus nutans
Cywglossum fficinale
Dactylis glomerata
Elymus cinereus
Juniperus morrosryrrtur
Phleum pratense
Picea pungens
Poa pratensis
Populus tremuloides
Rosa woodsii
Salix exigua
Wetlard Status
Common
Name
Weste,r:r Yarrow
Crested wtreatgrass
Western wheatgrass
Mountain alder
Smoothbrome
Musk thistle
Houndstongue
Orchard grass
Basinwildrye
Juniper
Timothy
Blue spruce
Kentucky bluegrass
Aspen
Vy'ood rose
Narrowleaf willow
Family Origin*Wetland*
Status
**t*************'*,***********l'*l*********'t,i*:i:i*************+******************+
Asteraceae N
Poaceae I
Poaceae N
Betulaceae N
Poaceae I
Asteraceae I
Borageaceae I
Poaceae I
Poaceae N
Cupressceae N
Poaceae I
Pinaceae N
Poaceae I
Salicaceae N
Rosaceae N
Salicaceae N
FACU
NL
FACU
FACW
NL
NL
NL
FACU
NI
FACU
FACU
FAC-
FACU
FAC
FAC-
OBL
* Odgin
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N
Introduced
Native
Not Listed
No Indicator
Obligate Upland
Facultative Upland
Facultative
Facultative Wet
Obligate
NL
NI
UPL
FACU
FAC
FACW
OBL
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V. CONCLUSION:
Backgrormd investigation and field inspection revealed no wetlands on tle Vail Mountain School
property east ofBooth Falls Road. The chrmps of willow, obligate wetland plant species,
identified along the eastern Booth Falls roadside were growing in association with upland plants.
These willows are mature plants with deep roots; this probably accounts for their continued
existence. At one time, the willows were part of a larger wetland, which has be€n disrupted by
the developrnent ofBooth Falls Road. The areas containing the willow clumps do not meet all
tlnee criteria (hydrophyic vegetation, hydric soils, and wetland hydrology) necessary to be
comidered a wetland (Appendix A).
The north and eastern margins along tlre tennis court srrpport mountain alder, a faculiative wet
plant. These plants were growing in association with upland plants that dominated the region in
basal area. Again, all tlree criteria necessary to constitute a wetland were not identified
(Appendix A). The alder probably survive on the excess water that flows offthe hillside to the
north and from tbe irnperneable surface ofthe court.
No jurisdictional wetlands exist on the Vail Mountain School property east of Booth Falls Road.
No regulatory action concerning wetlands needs to be taken for development on this parcel.
VI. REtrTRENCES:
Reed, B.R. 1988. National List of plant Species that occur in wetlands; Colorado. U.S. Fish
and Wildlife Service. St. Petersbrug, FL.
Stubbendieclq J., Hatch, S.L., Butterfield , C.H. 1997. North American Range Plants, Fifth
Edition The University ofNebraska Press, Lincohr' Nebraska.
U.S. Army Corps of Engineers. 1987. Wetlands Delineation Mailral, Technical report
Y-87-1. U.S. Army Corps of Engineers Waterways Experiment Statio4 Vicksburg, MS.
USDA, NRCS 1999. The PLAIiITS Database ftqtr//plants.usda-eov/plants). National Plants Data
Center, Baton RougeJ.ouisiana 70874-4490 USA.
USDA NRCS 2000. Hydric Soils ofthe United States {http://www.statlab.iastate.ed/soilyhydric/).
Iowa State University Statistical Laboratorv.
USDA Soil Comervation Service. 1992, Soil Survey of Aqpen-Gypzum Are4 Colorado, Parts
of Eagle, Garfield, ard Pitkin Counties. U.S. Govemment Printing Offrce. Washingtort
DC.
loo
T APPENDIXA
t Data forms for routine wetland determination for areas less than five acres in size.
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ROUTI|E WETL$IO TETEFT'flATK}I{
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OATA FOF$
norrrtiE WETI lto ErEFtltillrK)N
,'lb?c6e iil'fu Der'arhn Me.*Eri
HYIIROLOGY
Oale
CoutY:
Stateffiff;* 4i,,r''n;'#;:ta
lrwgsfiglalor .... // ".'!--
ConYrr.riry l0
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Do liotYt€l CflturttstafE€E erer cn tE site?
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ROUTIiIE WETLA'{O T}ETERTI]NATIOI{
iiseT coe wetbnds Detr€atir Ma!'uau
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VAIL MEUNTAIN EitrHT]E]L PRE.JEtrT
TRA,FFItr IMPAtrT EiTUDY
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FREPARED FOR:
VAIL MoUNTAIN s;cHooL
3 T 60 KATsEs RANeH RoAD
VA|L. EO E|1 657
DATE: MAY 9, ZOOZ
FH PRo.rEcr #oto+e
P.O, Box 19768, BEULoER, CO A0S0EI-2764
PHETNE: 303.652.357 I FAX: 383.652.6544TRANSPc]RTATToN GRctUF
Vail Mountain School Project ff H*|Ol o Traffic lmpact Study
4.O
5.0
6.0
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2.O
3.0
TABTE OF CONTENTS
INTRODUCTION.. .... 1
PROJECTDESCRIPTTON.... .........'l
EXISTINGTRAFF]CCONDITIONS ..-. .......2
3.1 Circulation Network . . .. . 2
3.2 ExistingTrafficVolumes -.......2
3.3 IntersectionCapacityAnalysis .........2
NEAR-TERM(YEAR2OO4)ANALYSIS .-.......3
4.1 BackgroundTrafficVolumes .....3
4.2 lntersectionCapacityAnalysis .........3
SITESPECIFICANALYS]S ......4
5.1 TripCeneration .. ...-.- 4
5.2 TripDistributionandAssignment .......6
5.3 IntersectionCapacityAnalysis .........6
5.4 AuxifiaryLaneWarrantAnalysis ........7
5.5 IntersectionandRoadwaylmpacts ......7
5.6 Site Access, Circulation and Parking . . . . . 7
CONCLUSIONSANDRECOMMENDATIONS ........8
Fox Higgins Transportation Croup, ILC Page i May 9, 2002
Vail Mounlain School Proiect (FH#OB)Tralfic lmpacl StudyI
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Table 1
Table 2
Table 3
LIST OF TABLES
Peak Hourlntersection Level of ServiceSummary ....... 9
TripCenerationEstimate -..... 10
AuxiliaryLaneSummary.... ... 1'l
LIST OF FIGURES
VicinityMap ...12
PreliminarySitePlan ...13
ExistingTrafficVolumes .......14
Year2004BackgroundTrafficVolumes ....... 15
SiteCeneratedTrafficVolumes (320 Students) ... ..... 16
Year2O04-plus-SiteGeneratedTrafficVolumes ........ 17
APPENDIX
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Level of Service Definitions
I ntersection Capacity Worksheets
Fox Higgins Transportation Group, tLC Page ii lvlay 9, 2OO2
Vail Mountain School Proiect (FH#O8)Traffic lmpact SludyI
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t.0 INTRODUCTION
A traffic impact study has been prepared by the Fox Higgins Transportation Croup, LLC for the
Vail Mountain School Project located in east Vail, Colorado. The purpose of this report is to
identify any potential traffic impacts and to recommend traffic mitigation measures that may
be needed with development of the site as proposed. This study addresses existing and future
near term traffic conditions with the proposed site development. The existing Vail Mountain
School has an enrollment of 261 students in kindergarten through 12th grade. An analysis of
the traffic conditions with an increased student enrollment of up to 320 students total (increase
of 59 students) and revisions to the existing site access layout have been undertaken to identify
any potential traffic and circulation constraints. The proposal also includes the addition of
eight apartment units and a single family detached residential unit for staff.
2.O PROfECTDESCRTPTTON
The projea involves the addition and redevelopment of the existing school located at 3.160
Katsos Ranch Road. lt is anticipated that the site uses will be constructed within the next two
years or by Year 2004. Figure 1 illustrates the site vicinity. A reconfiguration of the existing
access and circulation is proposed with this development. Vehicular access to the site is
proposed from driveway connections to Katsos Ranch Road, Frontage Road, and Booth Falls
Road. Figure 2 presents the preliminary site and access plan.
The relocation of the Katsos Ranch Road intersection further east along the Frontage Road is
proposedtoenhancethecorridorandaccessibilitybetweenthetwoschool areas. Acrosswalk
is planned on Katsos Ranch Road on the north leg of the site access intersection to direct
pedestrians to cross the street at that point. The main school access point is located along
Booth Falls Road. This main access will be relocated slightly nonh from its current location.
A new access point from the main school parking area to the Frontage Road is also proposed.
This access will primarily serve outbound traffic volumes. lt is our understanding that minimal
inbound traffic will be allowed for delivery, maintenance, and shuttle van accessibility from
the Frontage Road. The existing Town of Vail transit stop located on the northeast quadrant
of the Booth Fall Road / Frontage Road intersection will be enhanced as part of this project
with a formal pathway added along the site's frontage.
Fox Higgins Transportation Croup, [[C Page 1 May 9, 2002
Vail Mountain School Prolecl tfHfel Traffic lmpact Studyt
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3.0
3.1
EXISTING TRAFFIC CONDITIONS
Circulation Network
A description of the existing roadways that serve the site are presented below.
N. Frontage Road E. is a two-lane roadway that serves as a connector to the l-70 interchange
in East Vail and primarily residential uses along its frontage within the site vicinity. The side
street approaches of Katsos Ranch Road and Booth Falls Road are controlled by stop signs at
the Frontage Road intersections. The posted speed limit along the Frontage Road is 45 miles
per hour (mph) within the site vicinity.
Booth Falls Road and Katsos Ranch Road are collector roadways serving as access to the
existing school and residential units along its frontage.
3.2 Existing Traffic Volumes
Peak hour intersection vehicle counts were collected in April 2000 on a typical weekday
while school was in regular session. The count data was collected by Alpine Engineering Inc.
for a study of the school dated April 26, 2000. At the time of the data collection, the school
hadastudentenrollmentof244-students- Thepeakhourdatacollectiondeterminedthetraffic
characteristics and adjacent intersection volumes within the site vicinity.
It was determined that the school experiences its highest hourly traffic volumes in the morning
when school begins at 8:00 A.M. and in the afternoon when school ends at 3:00 - 3:15 P.M.
The adjacent roadway actually experiences its highest traffic volumes when the school is
peaking in the hours from 7:30 - 8:30 A.M. and 2:30 - 3:30 P.M. The school experiences a
significant amount of carpooling and a high vehicle occupancy rate, thus reducing traffic to
the adjacent street nefwork when compared to average school traffic generation. The existing
intersection peak hour traffic volumes for the morning and afternoon periods, lane
configuration, and control type are illustrated on Figure 3.
3.3 IntersectionCapacityAnalysis
The intersections surrounding the site were reviewed to determine baseline or existing
operations and identify any capacity constraints. In determining the operational characteristics
of an intersection, "Levels of Service" (LOS) A through F are applied, with LOS A indicating
very good operations and LOS F indicating congested operations. The intersection LOS is
represented as a delay in seconds per vehicle for the intersection as a whole and for critical
turning movements. A more detailed discussion of LOS methodology is contained in the
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Appendix for reference. Criteria contained in the Highway Capacity Manual (HCM)| was
applied to the study area intersections in order to determine existing levels of service during
peak hour periods. The results of the LOS calculations are summarized in Table 1. The
intersection level of service worksheets are aftached in the Appendix for reference. The data
in Table 'l shows that all of the study intersections are currently operating acceptably (LOS A
range overall).
4.0 NEAR.TERM (YEAR 2OO4) ANATYSIS
4.1 Background Traffic Volumes
It is anticipated that the project site will be built out and occupied within the next two years
or by Year 2004. Civen this time frame, an annual growth rate was applied to the existing
traffic volumes on the surrounding streets to determine background traffic conditions at the
time of site buildout. A conservative 5o/o annual growth rate was applied to the Frontage Road
volumes to account for growth in the area since the existing counts were collected in April
2000. Based on this growth rate assumption, the Year 2004 background peak hour traffic
volumes at the study area intersections were estimated and are shown on Figure 4.
4.2 lntersectionCapacityAnalysis
lntersection capacity analyses were conducted with the background Year 2O04 peak hour
traffic volumes shown on Figure 4 at the study area intersections. For comparison purposes,
these background volumes do not include any existing traffic from the school. The results of
the 2004 background LOS calculations will be used to identify any site related traffic levels
of 'significance. The same HCM level of service methodology discussed previously was
applied to the Year 2004 background scenario volumes. The Year 2004 intersection LOS
calculation worksheets are attached in the Appendix. The intersection LOS are summarized
for each location in Table l.
The data in the level of service summary table illustrates that, with the forecast Year 2004
background peak hour .,,olumes, all of the study area intersections will continue to operate
acceptably overall.
Hiqhwav Caoaciw Manual, Highway Research Board Special Report 209, Transportation Research Board,
National Research Council, 20O1 . Synchro v. 5 software utilized.
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I varr Mounrarn )cnoor rrorect ,ra,$o,Traffic lmpact Study
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5.0 SITE SPECIFIC ANATYSIS
5.1 Trip Generation
In order to determine the traffic impacts associated with the development of the site, the
amount of traffic to be generated by the proposed land uses was estimated. Trip generation
estimates for the site use were obtained from existing traffic data for the school and rates
contained in the Institute of Transportation Engineers (lTE) 1p;p generation manual2 for
residential units (Land Use Code 2'10 for single family and Code 22O tor apartment units).
The Vail Mountain School currently has a student enrollment of 261 students in grades
kindergarten through 12 with 43 faculty members. Access to the school is provided via a one'
way(eastbound)drivewayconnectionfromBoothFallsRoadtoKatsosRanchRoad. Apublic
transit stop (turnaround) exists on the northeast corner of the N. Frontage Road and Booth Falls
Road intersection which provides direct transit access to the school. The following is a
description of the existing school operations.
o Crades K-8:
r Grades 9-1 l:
r Facult,v:r Carpooling:
173 students
School DroVOff: 8:00 - 8:15 AM
School Pick-Up: 3:00 - 3:15 PM
88 students
School DropOff: 8:00 - 8:15 AM
School Pick-Up: 2145 - 3:00 PM
43 teachers / staff
52 carpools with 4 school vansr Parkine Demand: 40 student vehicles (high school grades), 4 school vans,43 staff
vehicles per day; in addition to short term drop offlpick up
parking demand turnover. School Classrooms: 24 (including 4 modular) for a total of 12,270 square feetr Gvm: 10,190 square feet
The existing traffic volumes collected at the school access points determined the school's
vehicle trip generation during the school drop off and pick up periods. The existing school
trip generation during the peak hours is presented in Table 2. Based on the existing traffic
volumes, it was determined that the school generates 0.80 oneway vehicle trips on a per
student basis during the school drop off period (7:30 A.M- - 8:3O A.M.), 0.73 one-way vehicle
trips per student during the school pick up period (2:30 P.M- - 3:30 P.M.). and 0.14 one-way
trips per student during the evening P.M. peak hour period (4:30 - 5:30 P.M.). These existing
rates were applied to any future expansion in enrollment to analyze any traffic constraints.
Trip Ceneration, Institute of Transportation EngineeR, 6e Edition, 1997.
For Higgins Transportation Group, l-LC Page 4 May 9,2OO2
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H#01048Vail Mountain School Proiect (F Traffic lmpact Study
The school is planning to construct larger classroom buildings and ancillary facilities on the
site to provide needed space for the existing school operations and any slight increases in
enrollment in the future. The school expansion includes the following:
. up to 320 students in grades K-l2r 37 classrooms (compared to the existing 24 classrooms) for a total of 27,OOO square feeto 400-seat auditorium (currently, auditorium shares with the existing gymnasium) - the
auditorium is planned to be used primarily for school activities. of which some activities
are already occurring on the site in shared spaces; primary utilization of the auditorium
will occur during school hours; some activities would also occur in the evenings outside
the peak hour of the roadway. 14,000 S.F. gymnasium and support facilities (compared to the existing 10,190 S.F.). I multi-family residential dwelling units to serve the school staffr 1 single family residential unit for school staff. demolition of existing facilityr reconfiguration of access and parking
The proposed expansion includes the construction of additional classrooms to serve the
existing need and provide more space per student. The proposed residential dwelling units
would provide living quarters for existing staff members that currently live off site and travel
to the campus daily. The construction of an auditorium and gymnasium would provide for
separate space on the campus that is currently shared in one building. The construction of the
additional classroom, new gymnasium, and auditorium serves uses that arecurrently occurring
in constrained space on the site. Therefore, this separate space is not anticipated to generate
additional traffic volumes.
The auditorium may generate additional traffic outside the peak hour period of the adjacent
roadway when an evening event is occurring. Up to 20 events are planned for the auditorium
on an annual basis. Thus, an event may occur at the auditorium 5% of the year. Of these
events, approximately 5 events may fill the 400-seat auditorium. Again, because these events
are expected to occur in the evenings or on weekends, outside the peak period of the
roadway, traffic analysis for this rare occurrence was not undertaken in this study.
The residential units will serve existing staff members and would most likely result in
reductions in trip generation due to the livework situation proposed. However, traffic
generated by the dwelling units was included in the trip generation estimate because
residential units typically generate traffic during the peak hour periods.
The number of students on the campus would affect the actual amount of traffic Beneratd by
the site. The school has the potential to expand to a total of 320 students from its current 261
student enrollment in grade K-l 2. This equates to a 59-student increase or an approximate
Fox Higgins Transporlalion Croup, ILC May 9, 2OO2
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Vail Mounlain School Proiecl f rH+tq8f Traffic lmpact Sludy
20% increase in enrollment. The traffic increases associated with the addition of 59 students
were estimated according to the existing school trip rates.
Table 2 presents the increase in traffic for the student enrollment scenario, as well as the
increase in traffic associated with the residential units. ITE rates for apartments and single
family residential units were applied to the proposed housing on the site. Since the housing
units are for staff members that also work on the site, a conservative reduction of 50% was
applied to the ITE trip rates. lt is calculated that the proposed project would generate
approximately 50 A.M. peak hour,45 afternoon peak hour, and 10 P.M. peak hour net new
trips to the adjacent street network on a typical weekday. Because the adjacent street network
peaks during the morning and afternoon periods, and the site generates minimal P.M. peak
hour traffic, only the morning and afternoon periods were analyzed.
5.2 Trip Distribution and Assignment
The estimated traffic volumes presented in Table 2 were distributed onto the adjacent street
network based on existing land use and traffic patterns in the area, as well as existing and
future traffic volumes in and around the study area. The morning and afternoon peak hour
volumes were analyzed because these are the highest hourly traffic periods in the site vicinity.
The existing traffic characteristics of the school reveal the following site distribution:
A.M. Peak Hour Period (7:3O - 8:30 A.M.):. 30% to/from the west
o 7ool" to,/from the east
Afternoon Peak Hour Period (2:30 - 3:30 P.M.):. 45olo to/from the west
o 557o to/from the east
This distribution pattern was applied to any future traffic volumes generated by the school.
After trip distribution, the site generated traffic volumes were assigned to the study area
intersections and are presented on Figure 5.
5.3 IntersectionCapacityAnalysis
The site generated traffic volumes were added to the Year 2004 baseline traffic volumes to
determine any impacts associated with the development of the project. The Year 2004-plus-
site generated peak hour volumes are illustrated on Figure 6. The study area intersection
levels of service were calculated using the HCM methodology discussed previously with the
addition of site generated peak hour traffic volumes to the Year 2004 background volumes.
The results are shown in Table 1. Intersection level of service worksheets are attached in the
Fox Higgins fransporlalion Group, I I C Page 6 May 9,2OO2
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H#01048Vail Mountain School Proiect (F Traffic lmpact Study
Appendix. As shown in the table, all of the study area intersections will continue to operate
within their capacities with the addition of site generated peak hour volumes.
5.4 Auxiliary Lane Warrant Analysis
Although the site vicinity intersections are projectd to operate efficiently with the expansion
of the school, the N. Frontage Road corridor is within the jurisdiction of the Colorado
Department of Transportation (CDOT)and needs to comply with CDOT criteria. The State has
established auxiliary lane warrant criteria for roadways to enhance safety and access along
their corridors. The CDOT criteria becomes effective on an existing use if an existing
intersection volume is increased by more than 20?" or a new access to an existing CDOT
facility is proposed. The forecast traffic volumes at the Frontage Road intersections were
reviewed to determine auxiliary lane requirements based on current CDOT access code
criteria.3
Table 3 presents any auxiliary lane lengths required to satisfy CDOT Access Code criteria for
category ratings of F-R with a posted speed of 45 miles per hour. Based on the CDOT criteria,
auxiliary lanes are not warranted along the N. Frontage Road at any of the site vicinity
intersections.
5.5 Intersection and Roadway lmpacts
All of the study area intersections are anticipated to operate within their capacities with the
addition of the site generated traffic volumes. The site generated traffic volumes will
incrementally add to the traffic volumes throughout the study area, but will not have a
negative impact requiring mitigation at any location.
5.5 Site Access, Circulation and Parking
The preliminary site plan shown on Figure 2 was reviewed. The proposed access and
circulation plan will provide for acceptable access for all modes of traffic. Sidewalks are
proposed throughout the internal portions of the site, and also a pathway is included along the
site's southern frontage.
Accesstothesitewill bereconfiguredwiththeexpansionoftheschool. Twoseparateparking
areas will be provided. A main access and parking area are proposed on the northeast corner
oftheBoothFallsRoadintersectionwithN.FrontageRoad. Thisareawillalsoservedropoff
and pick-up traffic with approximately 80 parking spaces. A secondary access and parking
area will be provided along Katsos Ranch Road north of the Frontage Road. This secondary
State Hiehwav Access Code, State of Colorado, August 31, 1998.
Fox Higgins Transportation Croup. [[C May 9,2O02
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H#01048Vail Mounlain School Proiecl (F Traffic lmpact Study
parking area will have approximately 35 parking spaces and serve as access to the eight
residential units.
The site pa*ing will be enhanced with additional pa*ing spaces in both the main access lot
and the new east lot along Katsos Ranch Road. lt is anticipated that the on-site parking and
circulation will sufficiently serve the school operations. Should an event occur at the
auditorium that creates a parking demand in excess of the proposed 1 'l 5 spaces on the site,
alternatives should be considered to reduce the parking demand such as shuttling, valet
parking assistance, overflow parking areas on the soccer field, etc. Because less than 20
events per year are planned at the auditorium, on-site parking should be adequate in most
cases.
6.0 CONCTUSIONS AND RECOMMENDATIONS
The Vail Mountain School Project is proposing an expansion of the existing facility. The traffic
impact study reviewed existing and future traffic conditions at the site access intersections to
the Vail Mountain School. Existing peak hour intersection volumes were collected at the site
access points in April 2000 and applied to this study. Future traffic increases associated with
the expansion of the school were calculated and it was determined that the existing street
network can serve the increase in traffic volumes. Vehicular delays at the study area
intersections are anticipated to be minimal during the school dropoff and pick-up periods.
On site circulation and parking should be sufficient to serve the school operations on an
average basis. lf large events occur on the school site, additional overflow parking may be
needed. lt was determined that the site traffic does not warrant the need for auxiliary lanes
along the Frontage Road according to the CDOT warrant criteria.
Fox Higtins Transporlalion Group, tLC Page B May 9, ?OO2
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APPENDIX
I Level of Service Definitions
I Intersection Capacity Analysis Worksheets
I 1. Frontage Road / Booth Falls Road2. Frontage Road / Katsos Ranch Road
I 3. Frontage Road / School Access Drivewayr 4. Booth Fatls Road / Site Access Driveway
I 5. Katsos Ranch Road / Site Access Driveway
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LEVEL OF SERVICE DEFINITIONS
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tEVEt OF SERVICE DEFINITIONS
ln rating roadway and intersection operating conditions with existing or future traffic volumes, "Levels
of Service" (LOS) A through F are used, with LOS A indicating very good operation and LOS F indicating
pooroperation. Levelsofserviceatsignalizedandunsignalizedintersectionsarecloselyassociatedwith
vehicle delays experienced in seconds per vehicle. More complete level of service definitions and delay
data for signal and stop sign controlled intersections are contained in the following table for reference.
Level
of Service
Rating
Delay in seconds per vehicle (a)
DefinitionSignalizedUnsignalized
0.0 to 10.0 0.0 to 10.0
Low vehiculartraffic volumes; primarily free flow operations. Density is low
and vehicles can freelv maneuver within the traffic stream' Drivers are able
to maintain their desired soeeds with little or no delav,
B 10.1 to 20.0 10.1 to 15.o
Stable vehicular traffic volume flow with potential for some restriction of
operating speeds due to traffic conditions. Vehicle maneuvering is only
slightly restricted. The stopped delays are not bothersome and drivers are not
subiect to appreciable tension.
C 20.1 io 35.0 1 5.1 to 25.0
Stable traffic operations, however the ability forvehicles to maneuver is more
restricted by the increase in traffic volumes. Relatively satisfactory operaling
speeds prevail. but adverse signal coordination or longer vehicle queues
cause delays along the corridor.
D 35.1 to 55.O 25.1 to 35.O
Approaching unstable vehicular traffic flow where small increases in volume
could cause substantial delays. Most drivers are restricted in ability to
maneuver and selection of travel speeds due to congestion' Driver comfort
and convenience are low, but tolerable.
t 55.1 to 80.0 35.1 to 5O.O
Traffic operations characterized by significant approach delays and average
tnvel speeds of one'half to one-third the free flow speed. Vehicular flow is
unstable and there is potential for stoppages of brief duntion. High signa!
density, extensive vehicle queuing, or corridor signal progressior/timinB are
the typical causes of vehicle delays at signalized corridors'
F > 80.0 > 50.o
Forced vehicular traffic flow and operations with high approach delays at
critical intersections. Vehicle speeds are reduced substantially and stoppages
rtay occur for short or long periods of time because of downstream
conBestion.
(a) Delay ranges based on 2000 Highway Capacity Manual criteria.
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I TNTERSECTToN cApAcrry ANALysts woRKSHEETs
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I Frontage Road / Booth Falls Road
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Vail Mtn. School Traffic t*pa?S,uoy
3: Frontage Road & Booth Falls 5t9t2002
) ++- \
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
iiiiir1triffi
Pedestrians
Walking Speed
turn flare (veh)
Median storage veh)
vcl, stage 1 conf vol
cM capacity (veh/fr)
Volume Total 82 310 11ffiffi0103s
Volume to 0.04 0.18 0.02
Confol Delav (s 4.9 0.0 10.4
4.9 0.0 10.4
Existing - AM Peak
FOXHIGSMAL-ST51
Synchro 5 Report
Vail Mtn. SchoolTraffic mpFS,uOy
3: Frontage Road & Booth Falls 5t9t2w2
OElo O% 0o/o
Peak llour Fac-tor 0.92 0.92 O.g2 0.92 0.92 0.92
Riglrt tum flare (veh)
Median storage veh)
vC1, stage 1 conf vol
tC, single (s
tF (s) 2.2 3.5 3.3
cMcapacity(veh/h) 1352 586 852
Existing - Aftemoon Peak
FOXHIGSITIAL€Ts1
Sy,nchro 5 Report
Vail Mtn. School Traffic trp"ttuOy
3: Frontage Road & Booth Falls il9noo2
Grade
Peak Hour Faclor 0.92
cMcapacity(veh/h) 1403
20O4 Background - AM Peak
FOXHIGSMAL€Ts1
Synchro 5 Report
Vail Mtn. School Traffic IrpfStuoy
tum flare
Median storaoe veh
vC1, stage 1 conf vol
tC, slngle (s) 4.1 6.4 6.2
tF (s) 2.2 3.5 3.3
cM capacity (veh/h) 1475 735 942
Vdume to CaDacitv 0.01 0,07 0.01
Control Delay (s) 1.6 0.0 9.4
Apprdr Dday(s) 1.6 0.0 9.4
VolumeRight 0 5 5
2q)4 Btrkground - Aftemoon Peak
FOXHIGSMAL€Ts1
Synchro 5 Report
Vail Mtn. School Traffic lrnpa?StuOy
3: Frontage Road & Booth Falls 6t9t2002
o% 0% o%
Peak Hour Faclor 0.92 0.92 0.92 0.92 0.92 0.92
Pedestrians
Walking Speed (fUs
veh
l confvol
cM capadty (vehlh)
VolumeTotal
2q)4 + Site - AM Peak
FOXHIGSMAL-STs1
Synchro 5 Report
Vail Mtn. School Traffic rrpa?StuOy
3: Froltage Road & Booth Falls
I
5t9n00,2
O% 0o/o
.92 0.92 0.92 0.92
vCl, stage 1 confvol
tC, single (s) 4.1 6.4 6.2
cM capacity (vehlh) 1358
2(XX + Site - Aflemoon Peak
FOXHIGSMAL€Ts.I
Synchro 5 Report
Frontage Road / Katsos Ranch Road
Vail Mtn. School Traffic,rpt,rOy
6: Frontage Road & Katsos Ranch Road 5t9t2002
Peak Hour Factor 0.92 0.92 O.92 0.92 0.92 O92
Right turn flare (veh)
uspi*
Median storage veh)
vC1,1 conf vol
tc,6.2s
tF 3.3
Oo/o 0o/o
cM capacity (veh/h) 1316
Volume Total
789
33 250 168
ffi.ilirs"M*0054
;f:d;jj{g!S"0.00 0.15 0.23
0.0 0.0 11.4
0.0 0.0 11.4
ICU Level of Service
Existing - AM Peak
FOXHIGSMAL-STs1
Synchro 5 Report
Vail Mtn. SchoolTraffic rrp#S,uOy
6: Frontage Road & Katsos Ranch Road 5l9EOOa
0% o% 0%
veh
l confvol
TF
cMcapacity(veh/h) 1429 745 897
Vofume Total 82 152 120
Existing - Aftemoon Peak
FOXHIGSMAL-ST51
Slnchro 5 Report
Vail Mtn. School Traffic Irp#StuOy
QiFrontage Road & Katsos Ranch Road
I
519t20f,2
Oo/o Oo/o 0o/o
Pedestrians
2004 Background - AM Peak
FOXHIGSMAL€Ts1
Synchro 5 Report
Vail Mtn. School Traffic trpa?SruOy
6: Frontage Road & Katsos Ranch Road y/gnooz
Peak Hour Fac{or 0.92 0.92 0.92 0.92 0.92 0.92
Pedestrians
cM capacity (vehlh) 1482
98 109 5
2fi)4 B€ckground - Aftemoon Peak
FOXHIGSMAL.STSI
Syuhro 5 Report
Vail Mtn. School Traffic f rp#S,uo,
6: Frontage Road & Katsos Ranch Road 5EN00.z
) +{- \ \ J
Peak Hour Factor 0.92 0.92 0.92 0.C2 0.92 O-92
PedestrianE
Median veh
vCl,
tc,6.4 6.2
3.5 3.3
cM capacity (veh/h) 1268
Volume ToCal 120 293 16
Vofume Right O 22 5
vol
2004 + Site - AM Peak
FOXHIGSMAL-STs1
Synchro 5 Report
Vail Mtn. School Traffic,ro"?S,uo,
6: Frontage Road & Katsos Ranch Road 5t9t2002
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.!n
Pedesbians
Median storage veh)
vcl, sbge l confvol
rc,6.4 6.2
2.2 3.5 3.3
1403 658 873
Oo/o OVo
Walking Speed (ft/s)
Volume Total 158 174 33
Volume
Volume to
Control
2004 + Site - Aftemoon Peak
FOXHIGSMAL-STsl
Synchro 5 Report
oo
Frontage Road / School Access Driveway
Vail Mtn. SchoolTraffic lmpact Study
13: Frontage Road & SchoolAccess
OY" OoA
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
;$:ft 'F;Ai:lt'a's$#"#ePedeshians
tl''llfi""tr'llt'"lWii6t11;ffi
Righl tum flare (veh)
Median veh
vC1,1 conf vol
tc,s)
cM capacity (veh/h)'l
4.1
:ffi
2.2ffi
286
3.5 3.3
630 7&
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Volume Total
Vdume to
87 277 38 22
tu1F.ffi:$$n&r-ffi05022
0.00 0.16 0.06 0.03
0.5 0.0 11.1 9.8
##€ffi
0.5 0.0 10.6
2004 + Site - Alvl Peak
FOXHIGSMAL€Ts1
Synchro 5 Report
Vail Mtn. School Traffic,rpat,rd,
13: Frontage Road & SchoolAccess 5t9l200.2
)++'\
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Pedeslrians
Situ
Oo/o OYo
vC1,1 conf vol
rc,(s
tF (s)
4.1
2.2
6.4 6.2
3.5 3.3
cM capacity (veh/h)1390 677 860
Volume Total 125 185 38 33
Si'#xVolumeRioht 0 5 0 33
0.00 0.'t1 0.06 0.04
0.4 0.0 10.6 9.3
Approach Delay (s) 0.4 0.0 10.0
ICU Level of Service
2004 + Site - Afiernoon Peak
FOXHIGSMAL-STs1
Syrchro 5 Report
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Booth Falls Road / Site Access Driveway
Vail Mtn. School Traffic,rp"trrOy
9: SchoolAccess & Booth Falls 51s12002
(\
Grade
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Pedestrians li'iiW!ffit#&'t+H&i$iffiSir#W
Walking Speed (fUs
Median storage veh)
vCl,1 conf vol
tc,(s)
Volume Left 00
cM capacity (veh/h)
cSH 917 1700 1442
Queue Length (ft)003
g
ALane LOS
Approach LOS A
Average Delay 1.8ffiE
2004 + Site - AM Peak
FOXHIGSMAL€Ts1
Synchro 5 Report
Vail Mtn. School Traffic rrpaRrrOy
9: SchoolAccess & Booth Falls il9t2002
t\
Grade Qlo OTo
Peak Hour Fac'tor
0%w
0.92 0.92 0.92 0.92 0.92
cSH 940 1700 1489
20Of + Site - Afternoon Peak
FOXHIGSMAL€T51
Synchro 5 Report
loo
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Vail Mtn. School Traffic ,rp".?ruoy
2: Site Access & Katsos Ranch Road 5t9t2002
( \ | t \
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Pedestrians
1 conf vol
s)
Lane LOS
Approach LOS
Average Delay 1.1
2004 + Site - AM Peak
FOXHIGSMAL-STs1
Synchro 5 Report
Vail Mtn. School Traffic lrp"ff,uoy
2: Site Access & Katsos Ranch Road 5lglzggz( \ t r L
Pedesbians
Median storaoe veh
vc1, stage 1 conf vd
tC, single (s) 6.4 6.2 4.1
fual\c+-i"-.-P
1608
2@4 + Sile - Aftemoon Peak
FOXHIGSMAL-STs1
Syrchro 5 Report
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KoEcH#rN coNsulrrNc ENGTT'EEG T*..
CONS ALTING GEOTECHNICAL AND MATERIALS ENGINEERS
SOLS AND FOUNDATION INVESTIGATION
PROPOSED ADDITIONS
VAIL MOI.JNTAIN SCHOOL
3160 KATSOS RANCH ROAD
VAIL, COLORADO
Prepared for:
Ned Gwathmey
Gwathmey Pratt Schultz Architects, P.C.
1000 South Froiltage Road West
Vail, CO 81657
Job No. 00-004 February 9,2000
DENVER: 12361 |lest Alameda Prkn'y., Suitc 135, La*exnod, CO E022E (303) 9E9-1223
AVON: P,O. Box 1794, Avon, CO 81620-1794 (970) 949-6009
S ILYERTHORN E : (9 7 0) 4 6E-69 3 3
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KOECELEIN CONSALTING ENGTNEEnS, INC
Cons u Itln g Gcotechnical Enginccrs
TABLE OF CONTENTS
SCOPE
DGCUTTYE ST'MMARY
SITE CONDITIONS
PROPOSED CONSTRUCTION
INVESTIGATION
SUBSIJRFACE CONDITIONS
RADON
EXCAVATIONS
GROUND WATER
DflSTINGRETAINING WALL
FOTJNDATION
FLOOR SLABS
FOUNDATION DRAINAGE
LATERAL WALL LOADS
SURFACEDRAINAGE
IRRIGATION
COMPACTEDFILL
LIMITATIONS
VICINTTYMAP
LOCATIONS OF EXPLORATORY BORINGS
APPROXIMATE LOCATION OF EXISTING FILL
LOGS OF EXPLORATORY BORINGS
LEGEND OF DELORATORY BORINGS
GRADATIONTEST RESULTS
TYPICAL WALL DRAIN DETAIL
TYPICAL EARTH RETAINING WALL DETAIL
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Fig. I
Fig.2
Fig.3
Figs- 4 and 5
Fig.6
Figs. 7 thru 8
Fig.9
Fig. l0
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TOECHLEIN CONSULTING ENGINEERS, INC
Consaltint Gcotcchnical Eagineers
SCOPE
This report presents the results of a soils and foundation investigation for the
proposed additions to the Vail Mountain School at 3160 Katsos Ranch Road, Vail,
Colorado. The approximate site location is shown on the Vicinity Map, Fig. l. The
purpose of the investigation was to evaluate the zubsurface conditions at the site and to
provide geotechnical recommendations for the proposd additions.
This report includes descriptions ofsubsurface soil and eround lvater conditions
found in the exploratory borings, recommended foundation systetrls, allowable bearing
capacity, and recommended desigrr and construction criteria. This report was prepared
from data dweloped during orn field jnvestigation and our exp€rience with similar
projects and subsurface conditions in the area.
The recommendations presented in this report are based on additions being
constructed on the site- We should be contacted to review our recommendations when
final structural plans for the buildings have been completed. A surnmary of our findings
and conclwions is presentedbelow.
HGCUTIVE SUMMARY
1. The subsurface conditions encountered in the exploratory borings varied
with location. The subsurface conditions generally consisted ofO to 2-5
feet of a loose to medium dense, gravelly sand underlain by a medium
dense to dense, silSr sand and gravel to the maximum depth explored of
15.0 feet However, the subsurface conditions encountered in exploratory
boring TH-2 consisted of 9.5 feet of existing fill undedain by 6 inches of
3.
4.
5.
6.
7.
8.
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Constlting Gcotcchnical E nginc e rs
topsoil. The existing fill was characterized by a loose to medium dense,
silty, gravelly sand. Beneath the topsoil in TH-2, to the maximum depth
explored of 17.0 feet, the subsurface conditions consisted of a medium
dense, sand and gravel. Practical drill rig refusal was encount€red in all of
the exploralory borings at vmious deptihs of 9.0 to 17.0 feet.
Existing fill and topsoil was eircountered in TH-2 to a depth of 10.0 feet.
Greater thickness of existing fill could be encountered on the site. The
estimated limits of existing fill is shown in the Approximate Location of
Existing Fill, Fig. 3. The existing fill and topsoil will need to be rernoved
from all construction areas prior to construction. The topsoil may be used
in landscaping areas.
At the time of this investigation, no ground water was encountered within
the exploratory borings to the maximum depth explored of 17.0 feet.
In our opinion, the nahral sand and gravel will safely support a spread
footing foundation system. Refer to the FOUNDATION section of this
report for more details.
In our opinion, the natural sand and gravel will support slab-on-grade
floors. Refer to the FLOOR SLABS section of this report for more details.
Because construction of the additions will limit access to the existing
timber retaining wall, we recommend that the condition of the wall be
inspected prior to construction of the additions. Any repairs or
reconskuction of the wall should be completed prior to construction of the
proposed additions. Refer to the EXISTING RETAINING WALL section
for additional details.
The existing retaining wall and slope to the north of the proposed
additions appear to be stable at their present condition. Excavations near
the existing retaining wall and within the slope to the north of the
proposed additions, may result in instability of these areas. We should be
contacted to review the proposed excavation plans for the classroom and
theater additions prior to construction.
Open cuts and excavations require precautions as outlined in this report in
order to maintain the stability of slopes and sides of excavations.
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Con su ltin g Gcolcchnical E ngin c ers
9- Because cobbles and boulders w€re enoount€f,ed in the exploratory
borings, it is our opinion that heavy-duty construction equipment will be
required to complete the excavatiorui for the proposed additions.
10. Drainage around the structure,s should be desigrred and conskucted
provide for rapid removal of surface runoff and avoid concentration
water adjacent to foundation walls.
ll. The potential for radon gas is a concern in the area. Building desigrrs
should include ventilation systems for below grade areas such as crawl
spaces and basements.
SITE CONDITIONS
The site of the proposed additions is located at ihe Vail Mountain School, 3160
Katsos Ranch Road in Vail, Colorado. The site is bordered by the I-70 West Frontage
Road to the south and Katsos Ranch Road to the east. The proposed additions are to be
located to the southwest and east of the existing buildings. At the time of our
investigation, 2 to 3 feet of snow covered the site. Nurnerous 3 to 5 foot diameter
boulders were observed in the mea of the proposed additions. The area of the southeast
addition is flat. The area ofthe proposed east additions generally slopes steeply down
towards the south at an approximate grade 25 to 35 percent. Based on observations of the
site, it appears that manmade embankment was constructed to the east of the existing
cabin. Vegetation on the site consists of a dense growth of aspen trees in the northeast
corner of the site and sagebrush throughout the site.
to
of
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Con s ulting G cotec h n ic al E ngi n cers
PROPOSED CONSTRUCTION
At the time of this investigation, a topographic survey, dated December 14, 1999
showing the locations of the additions was provided.'The proposed additions will consist
of classroom additions, a theater addition and faculty housing. The proposed classroom
additions will be adjoining the northeast corner of the existing building. The theater
addition will be constructed on the east side of the classroom additions. The faculty
housing will consist of unattached buildings located on the northeast corn€r of the site.
We anticipate that the proposed additions will be one to two-stories in height with no
basernents or crawlspaces. We believe that the proposed additions will be of cast-in-
place concrete and wood frame construction with slab-'on-grade floors. We anticipate that
portions of the proposed additions will be conskucted below grade. Due to the amount of
existing hll, we anticipate excavations of l0 to 15 feet in depth will be required.
Maximum colurnn and wall loads were assumed to be those norrnally associated with
light commercial structures.
Il'MSTIGATION
Subsurface conditions were investigated at this site on January 19, 2000 by
drilling six exploratory borings at the locations shown on the Locations ofExploratory
Borings, Fig. 2- The locations of the exploratory borings were influenced by the depth of
the existing snow, topography of the site and a dense growth of trees in the northeast
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Constlting Gcorechnical Enginecrs
comer of the site. A field engineer from our omce was on the site to observe the drilling
of the exploratory borings and vizually classiff and document the subsurface soil and
ground water conditions. A description of the'subsurface soils observed in the
exploratory borings is shown on the Logs of Exploratory Borings, Figs. 4 and 5 and on
the Legend of Exploratory Borings, Fig. 6.
The laboratory investigation included visual classification of all samples and
testing of selected samples for nafural moisture content and gradation analysis. Results
oflhe laboratory tests are presented on the Logs ofExploratory Borings, Figs. 4 and 5;
the Legend of Exploratory Borings, Fig. 6 and on the Gradation Test Results, Figs. 7 and
8.
SUBSURFACE CONDITIONS
The subsurface conditions encomt€red in the exploratory borings varied with
location. The subsurface conditions generally consisted of 0 to 2.5 fegt of a moist, loose
to medium densg gravelly sand undedain by a moist, medium dense to dense, silty sand
and gravel to the maximum depth explored of 15.0 feet. However, the subsurface
conditions encountef,ed in exploratory boring TH-2 consisted of 9.5 feet of existing fill
underlain by 6 inches of a moist to wet, topsoil. ffue efisting fill was characterized by a
moist, loose to mediurn deose, silty, gravelly sand. Beneath the topsoil in TH-2, to the
maximum depth explored of 17.0 feet, the subsurface conditions consisted of a moist,
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Co ns ul ting Gcotcchnical Enginccrs
medium dense, sand and gravel. Practical drill rig refusal was encountered in all of the
exploratory borings at various depths of9.0 to 17.0 feet.
At the time of this investigation, no ground water was encountered in the
exploratoryborings to themaximum depth explored of 17.0 feet.
RADON
In recent years, radon gas has become a concem. Radon gas is a colorless,
odorless gas that is produced by the decay ofminerals in soil and rock. The potential for
radon gas in the subsurface strata of mountain terrain is likely. Because we anticipate
portions of the additions will be below grade, we reoommend that the buildings be
designed with ventilation for any below grade areas.
EXCAVATIONS
We anticipate that excavations of l0 to 15 feet could be required for construction
of the northeast comer of the proposed theater addition. The existing retaining wall and
slope to the north ofthe proposed additions appear to be stable at their present condition.
Excavations near the existing retaining wall and within the slope to the north of the
proposed classroom and theater additions, may result in instability of these areas.
We should be contacted to review the excavation plans for the classroom and theater
additions prior to construction.
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K*ECELEIN NSULTING ENGINEER,, INC.
Con s u ltin g G eotec hnic aI E ngin ee rs
Because cobbles and boulders u/€re encountered within the exploratory borings, it
is our opinion that heavy-duty construction equipment will be required to complete the
necessary excavations for the additions.
Care needs to be exercised during construction so that the excavation slopes
remain stable. The natural zubsurface soils, which consisted of a silty, gravelly sand,
existing fill or a silty, sand and gravel, classifies as Type B soils in accordance with
OSHA regulations. OSHA regulations should be followed in all excavations and cuts.
Existing fill and topsoil was encountered in TH-2 to a depth of 10.0 feet. Greater
thickness of existing fill could be encountered on the site. The existing fill was
characterized by a loose to medium dense, silty, gravelly sand. The estimated limits of
existing fill is shown in the Approximate Location of Existing Fill, Fig. 3- The existing
fill and topsoil will need to be removed from all construction areas prior to construction.
The topsoil may be used in landscaping areas. Backfill should be placed and compacted
as recommended in the COMPACTED FILL section of this report.
GROI.JNDWATER
At the time of this investigation, ground water was not encountered in the
exploratory borings to the maximum depth explored of 17.0 feet. We do not anticipate
that ground water will adversely aflect the construction of the proposed additions.
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XOECITLEIN NS T]LTING ENGINEERS, INc
Co nsu l,ing Geotechnical Enginecrs
However, our investigation was performed during a dry time of the year, it is possible
that ground water may be encountered during excavation in wetter times of the year.
If ground water is encnuntered, it has been 6ur experience that shallow ground
water can typically be controlled while excavating for foundations and will not adversely
influence the construction of the buildings. The ground water can typically be controlled
by shallow interceptor trenches around the outside ofthe proposed footing subgrade. If
the interceptor trenches cannot be daylighted, the water within the trenches may need to
be pumped.
EXISTING RETAINING WALL
Because construction of the additions will limit access to the existing timber
retaining wall, we recommend that the condition of the wall be inspected prior to
construction of the additions. Due to the age of the retaining wall, the wall may require
repair or reconstruction. If the retaining wall requires repair or reconstruction, we
recommend that these items be addressed prior to construction of the proposed additions.
If the present condition of the retaining wall does not warrant repair or reconstruction, it
still may be cost effective to repair or reconstruct the wall prior to construction of the
additions. After the additions have been constructed, the limited access to the retaining
wall will create challenges if the wall needs to be repaired or reconstructed at a later date-
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TWECIILEIN N aLTINC ENGINEER|, INc
Consalting Geotcchnical Enginccrs
FOTJNDATION
The zubsurface couditions at the foundation elevation will consist of existing fill,
topsoil or the natural sand and gravel. In our opinion, the existing fill and topsoil will not
safely zupport a spr€ad footing foundation system. However, it is our opinion that the
nahral sand and gravel will support spread footings. We recommend that the spread
footing foundation system be designed and constructed to meet the following criteria:
l. Footings should be supported by the undisturbed, natual, sand and gravel
or compacted fill.
2. We recommend wall and column footings be designed for a maximum
allowable soil bearing pressure of5,000 psf.
3. The base of the exterior footings should be established at a minimum
depth below the exterior ground surface, as required by the local building
code- We believe that the depth for frost protection in the local building
code in this area is 3.5 feet.
4. Column footings should have a minimum dimension of 24 inches square
and continuous wall footings should have a minimwn width of 16 inches.
Footing widths may be greater to accommodate stnrctural desigrr loads-
5. Continuous foundation walls should be reinforced to span local anomalies' inthesoil.
6. Cobbles and boulders may be encountered at the foundation elevations.
Removal of the cobbles and boulders could rezult in depressions and rough
bottoms in the excavation. The resulting depressions can be backfilled
with compacted backfill or lean concrete. Refer to the COMPACTED
FILL section of this report forbackfill requirements.
7. Pockets or layers of soft soils could be found in the bottom of the
completed footing excavations, These materials should be reuroved to
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Co ns uIting Gcolec h n ic al Enginac rs
expose undisturbed nahrral sand and gravel. The foundations should be
constructed on the natural sand and gravel or compacted fill.
8. Fill used in foundation construction should be placed and compacted as
outlined in the COMPACTED FILL section of this report. We
recommend that a rrpresentative of our office observe and test the
placement and compaction of structural fill used in foundation
construction. It has been our experience that without engineering quality
control, poor construction techniques and habits occur which result in poor
foundation performance.
9. We recommend that a representative of our office observe the completed
foundation excavation- Variations from the conditions described in this
reporf which were not indicated by our borings, cim occur. The
representative can observe the excavation to evaluate the exposed
subsurface condifions.
FLOOR SLABS
The subsurface soils at the possible floor slab elwations consisted of topsoil, fill,
and natural sand and gravel. The existing fill and topsoil is not suitable for zupport of
slab-on-grade floors. ln our opinion" the natural sand and gravel will suppolt slab'on-
grade floors with low risk of movement, We recommend the following precautions for
the constnrction of slab-on-grade floors:
l. Slabs should be placed on the natural sand and gravel or compacted fill.
All existing fill and topsoil beneath slabs-on-grade should be rernoved
prior to construction offloors.
2- Frequent controljoints should be provided in all slabs to reduce problems
associated with shrinkage of the concrete.
3. Cobbles and boulders could be encountered at the floor slab elevations.
The renroval ofcobbles and boulders may result in depressions and rouglr
bottoms in the excavation. Gravel may be placed and compacted beneath
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Co ns ulti n t Geotcchnical Enginecrs
the slabs-on-grade to fill in depressions and act as a leveling course for the
slabs.
4- Any consbuction area should be stripped of all vegetation, existing fill,
and topsoil, and then scarified, and clmpacted. Fii may be required to
establish the grade for slab-on-grade floors, after removing the topsoil and
existing fill. Fill may consist of approved on site granular soils or
approved imported soils. Fill should be placed and compacted as
recommended in the COMPACTED FILL section of this repoil.
Placement and compaction of fill beneath slabs should be observed and
tested by a representative ofour oflice.
FOI.JNDATION DRAINAGE
Surface water, especially that originating from snowmelt, tends to flow through
relatively permeable backfill typically found adjacent to foundations. The water that.
flows through the fill collects on the surface of relatively impermeable soils occurring at
the foundation elevation. Both this surface rilater and gtound water can cause wet or
moist below grade conditions after construction.
Since we anticipate below grade areas, we recomrhend the installation of a drain
along the below grade foundation walls. The drain should consist of a 6-ineh diameter
perforated pipe encased in free draining gravel and a manufactured wall drain- The drain
should be sloped so that water flows to a sump where the water can be removed by
pumping, or to a positive gravity outlet. Recommended details for a typical foundation
wall drain are presented in the Typical Wall Drain Detail, Fig. 9.
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KOECHLEIN CONSULTING ENGINEERS, INC
Consulting Gcotcchnical Engincers
LATERAL WALL LOADS
We anticipate that walls will be planned which may require lateral earth pressures
for desigrr. Lateral earth pressures depend on the gpe ofbackfill and the height and type
of wall. Walls, which are free to rotate sufficiently to mobilize the strength of the
backfill, should be designed to resist the "active" earth pressure condition. Walls, which
are restrained, should be designed to resist the nat rest" earth pressure condition.
For desigrr, an equivalent fluid weight of35 pcfshould be used for the nactiven
earth pressure condition and an equivalent fluid weight of50 pcfshould be used for the
"at rest,' earth pressure. The fluid weights are for a horizontal backfill condition. A
"passiven quivalent fluid weight of 30O pcf can be used to resist the wall loads where the
soils will always remain in place at the toe of the wall. The equivalent fluid weights do
not include allowances for surcharge loads due to hydrostatic pressures or live loads. A
coefficient of friction of 0.4 can be used at the bottom of the footing to resist the wall
loads.
Backfill placed behind or adjacent to foundation and retaining walls should be -
placed and compacted as recommended in the COMPACTED FILL section of this report'
placement and compaction ofthe fill should be observed and tested by a representative of
our office.
To reduce the possibility of developing hydrostatic pressures behind retaining
walls, a drain should be constructed a-djacent to the wall' The drain may consist of a
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xoEcHLEr N ts uLrrNc ENGTNEE',, rNC
Consulting Gcotechnicol Engin c crs
manufactured drain system and gravel. The gravel should have a maximum size of 1.5
inches and have a maximum of 3 percerrt passing the No. 200 sieve. Washed concrete
aggregate will be satisfactory for the drainage layer. The manufachred drain should
extend from the bottom of the retaining wall to within 2 feet of subgrade elwation. The
water can be drained by a perforated pipe with collection of the water at the bottom of the
wall leading to a positive gavity outlet. A typical detail for a retaining wall drain is
presented in the Typical Earth Retaining Wall Detail, Fig. 10.
SI.JRFACE DRAINAGE
Reducing the wetting of structural soils and the potential of dweloping
hydrostatic pressure behind below grade walls can be achieved by carefully planned and
maintained surface drainage. We recommend the following precautions be observed
during construction and maintained at all times after the structures are completed.
L Wetting or drying of the open excavations should be minimized during
conskuction.
2. All surface water should be directed away from the top and sides of the
excavations during construction.
3. The ground surface surrounding the exterior of the structures should be
sloped to drain away from the buildings in all directions. We recommend
a slope ofat least 12 inches in the first l0 feet.
4. Backfill, especially around foundation walls, should be placed and
compacted as recommended in the COMPACTED FILL section of this
r€.port.
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roE cH LE r N cQ ulrr N G EN G r NEER., r N c
Consalling Geotechnical Engincers
IRRIGATION
Sprinkler systems installed next to foundation walls, porches or patio slabs could
cause moist or wet basernerrt conditions or consolidation of backfill beneath these areas.
This can result in settling of patios, exterior steps and/or sidewalks. We recommend the
following precautions be followed:
l. Do not install a sprinkler system next to foundation walls or patio slabs. The
sprinkler system should be at least l0 feet away from the buildings.
2. Sprinkler heads should be pointed away from the struchrres or in a marmer that
does not allow the spray to come within l0 feet of the additions.
3. The landscape around the sprinkler syst€Nn should be sloped so thal no ponding
occurs at the sprinkler heads.
4- If shrubs or flowers are planted next to the shuchrrg these plants should be hand
wat€red.
5. Control valve boxes, for automatic sprinkler systems, should be periodically
checked for leaks and flooding.
COMPACTEDFILL
Compacted fill may consist of the on-site existing fill, fiee of deleterious material,
natural sand and gravel and approved imported granular fill. No cobbles or boulders
larger than 12 inches should be placed in fill areas. Compacted fill areas should be
stripped of all existing fill, vegetation and topsoil and then scarified and compacted.
Topsoil may be used in landscape areas. Compacted fill should be placed in thin loose
lifts, moisture conditioned to within 2 percent of the optimum moisture content, and
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o x o E cH LE r N c?s a Lrr N c E N c r N E E Rs, r N c
C o nsulti n g G eotec h nical E ngin cers
compacted to the recornmended compaction shown in the following table.
Recommended compaction varies for the given use of the fill.
We recommend that a representative from our office observe and test the
placernent and compaction ofstructural fill. Fill placed below foundations or slabs-on-
grade is considered structural. It has been our experience that without engineering quality
control, poor constnrction techniques occrrr which result in poor foundation and slab
performance,
LIMITATIONS
Although the exploratory borings were located to obtain a reasonably accurate
determination of subsurface conditions, variations in the subsurface conditions are always
possible. We recommend that a representative of our office observe the completed
excavations to confirm that the soils are as indicated by the exploratory borings and to
verifi our foundation and floor slab recommendations. The placement and compaction of
fill, as well as installation of foundations, slabs-on-grade and utilities, should also be
Use ofFill
Recomme,nded Compaction
Percentage of the Standard
ProctorMaximum Dry
Density
(ASTM D-698)
Percentage of the Modified
ProctorMaximum Dry
Density
(ASTM D-1s57)
Below Stucture Foundations 98 95
Below Slab-On-Grade Floors 95 90
Backfi ll (Non-Structrnal)90 90
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K*ECHLE IN N ULTI NG ENGINE ERs, I Nc,
Co nsu Iling G e ole ch nical Engin eers
observed and tested. The design criteria and subsurface data presented in this report are
valid for 3 years from the date ofthis report.
'We appreciate the opportunity to provide this service. If we can be of further
assistance in discussing the contents ofthis report or in analyses ofthe proposed stucture
from a soils and foundation viewpoint, please call.
TING ENGINEERS,INC-
William H. Koechlein, P.E.
President
(4 copies sent)
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-L
JOB 1{O.00-OO4 FIG, I
VICINITY MAP
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APP.EL.8348
fH-2
APP.EL. 8345
16t12
32t12
12112
wC=12
-2OO=37
36t12
TH.1
APP.EL. 8338
JOB NO- OO-OO4
LOGS OF EXPLORATORY BORINGS
FIG.4
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TH-6
APP.EL. 8362
TH.5
APP.EL. 8357 33t12
TH-4
APP.EL. 8344
50112WC:3
-2OO: 1 5
mt-m
=oz
FIG.5
LOGS OF EXPLORATORY BORINGS
lror "o.
oo-oo4
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,
LEGEND:
SAND and GRAVEL, Silty, Moist, Medium dense to dense, Brown.
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KZ FILL, Sandy, Gravelly, Silty, Moist, Loose to medium dense,
kAJ Brown.
ffi fOpSOlL, Organics, Sandy, Clayey. Moist to wet. Loose, Brown.
T REFUSAL. Indicates practical drill rig refusal.
I
I SPLIT SPOON DRIVE SAMPLE. The symbol 32112 indicates that 32
I I blows of a 14O pound hammer falling 3O inches were required toI drive a 2.O inch O.D. sampler 12 inches.
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Notes:
I 1. Exploratory borings were drilled on January 19, 2OOO using a
I 4-inch diameter continuous flight power auger.
I 2. No free ground watet was encountered at the time of drilling'
I 3. The Boring Logs are subiect to the explanations. limitations, and
conclusions as contained in this report.
I 4. Laboratory Test Results:
I WC - lndicates natural moisture (%l
-2OO - lndicates percent passing the No. 2OO sieve (%)
I 5. Approximate elevations are based on lhe Topographic Survey dated
I December 14, 1999.
I
I JoB No. oo-oo4
LEGEND OF EXPLORATORY BORINGS
FIG.6
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Sample of FILL, Sandy, Silty, Grave y
LEIN CONSULTING ENGI RS
GRAVEL IO %
sfLT & GLAY 37 , %
PLASTICITY II'IDEX
Source Ttl-z Sample t{o.EbvJDepth 9.O.feet
S.mple of CRAVEL, Sandy, Silty GRAVELSoutce TtI-4 Sample No.ElevJDepth 14.0 feet SILT e CIAY 15 % LKIUID LINTT
PLASTICITY I''IDEX
LIQUD UiIIT
% sAl{D
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I
D!{METER OF PARTICLE IN M]I/l
g,
40
5('
go
90
l(It
DIAMETER OF PARTICLE IN MM
Job llo.00-004
GRADATION TEST RESULTS
Fts.7
KOECHLE]N CONSULTING ENGINEERS
Sempb of GRAVEL, Sandy, Silty
Source TH-6 Sample llo.ElevJoepth 9.0 feet
Sample of
Source Sample llo-ElevJDcpth
GRAVEL 53 %
SILT&CLAY 14 ,%
PI-ASNC|TY IIIDEX
SILT & CLAY
PLASTICITY INDEX
UqUD LII||IT
%
%LNUID UTIT
DIAMETER OF PARTICLE IN MM
%
Job l{o.m-004
GRADATION TEST RESULTS
FIG. 8
%
CLAYEY BACKFILL
RLTER FABRIC
GRAVEL
12-
PERFORATEO PIPE
L_J-.
COMPACTED BACXFILL
MANUFACTURED
WALL ORAIN
EELOW GRADE YVALL
PTASTIC SHEETINGI
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2, MIN.
NOTES:
,I . DRAIN SHOULD BE AT I-EAST 12 INCHES BELOW TOP OF FOOTING
AT THE HIGHEST POINT AND SLOPE DOWNWARD TO A POSITIVE
GRAVITY OUTLET OR TO A SUMP WHERE WATER CAN BE REMOVED BY
PUMPING.
2. THE DRAIN SHOULD BE LAID ON A SLOPE RANGING BETWEEN I/B
rNcH AND 1/4 INCH DROP pER FOOT OF DRA|N.
J. GRAVEL SPECTFICATIONS: WASHED 1 't /2 \NCH TO NO. 4 GRAVEL
WITH LESS THAN 3Z PASSING THE NO. 2OO SIEVE.
JOB NO. 0040,0
TYPICAL WALL DRAIN DETI\IL
FIG.9
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CTAYEY EACKFILL
EDGE OF EXCAVA
COMPACIED BACKFILL
(EXCAVATE As PER
osFr,A REGULATTONS)
PERFORATED PIPE
NOTES:
I. DRAIN SHOULD BE SLOPED DOWNWARD TO A POSITIVE GRAVITY
OUTLET OR TO A SUMP WHERE WATER CAN BE REMOVED BY
PUMPING.
2. THE DRA|N SHOULD BE LA|D ON A SLOPE RANGTNG BETWEEN l/8
INCH AND 1/4 INCH DROP PER FOOT OF DRAIN.
3. GRAVEL SPECIFICATIONS: WASHED 1 I/2 INCH TO NO. 4 GRAVEL
WITH LESS THAN JZ PASSING THE NO. 2OO SIEVE.
JOB NO.00-00'0
TYPICAL RETAINING WALL DRAIN DETAIL
FtG. 10