HomeMy WebLinkAboutSpraddle Creek Estates Design Regulations _
EXHIBIT " B "
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Including Architectural, Site Development and �
� Landscape Guidelines
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Including Architectural, Site Development and
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Landscape Guidelines
July 3 �, 1993 -
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Prepared By:
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ZEFi REN �
AND ASSOCIA7ES, INC.
' Box 1976 Awn, Colorado 81620
• � ��ted vn r�ecycted ps�Cr' .
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� 'T'� LE C� � �C)I�T'TE101�TS
I. INTRUDUCT'ION . . . . . . . . . . . . . . . . . . . 1
. II. PURPOSE OF I�ESIGN REVIEW . . . . . . . 2
� III. TaWN OF VAIL REVIEW & APPROVAL 2
IV. SITE DEVELOPMENT GUIDELINES . . . . s
4. 1 Introduction
4. 2 Land Use
4.2 Restrictions on the Use of Specific Lots
4.3 Building Envelope
4. 4 Building Siting
4.5 Access Drives and Parking
4. 6 Gradu2g atui Drainage
4. 7 Walls a�ul Fences
4. 8 Sigtzs .
4. 9 Fxterior Lighting
4.10 Swimming Pools and Ho� Tubs
4. 11 Tennis Ccurts -
4. 12 Wctd[and/Urban Interface
V. ARCHITECTURA,L GUIDELI�`TES : . . . . lo
S. 1 A.rchitectural Character
5.2 Building Height
� 5.3 Roofs
5. 4 ' Fxterior Walls
� S.S Foundations
5. 6 Chimneys, Flues and Yents
5. 7 Fireplaces
5.8 Exterior Colors
5. 9 Secondary Stncctures and M'ucellaneous
Features
5. 10 Use of Sustainable Resources, Products and
Materials
' 5.11 Energy Conservation
5.12 Water Conservation �
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VI. LANDSCAPE GUIDELINES . . . . . . . . . . 23
• 6. 1 Landscape Character and Design Intent
. 6. 2 Climate
6.3 Plant Materials, Placement and Imgation
6. 4 Erosion Control and Revegetation
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vII. CONSTRUCTIOI�T REGI;TLATIONS . . . . z�
� ' 7. 1 Buitding Permils and Plans
7.2 Pre-constncctian Conference
7.3 Protection of Natural Features and Yegetntion
� 7.4 Soil Erosian Conirol
7.5 Construction Sign I
7. 6 tnspections
� 7. 7 Construction Access
7.8 Temparary Structures i
� 7. 9 Sanitary Facilities � �
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VIII. ARCHTTECTURAL CONTROL . . . . . . . so �
COMMIT'I'EE
8. 1 Membership '
� 8.2 Duties a�ul Powers
8.3 Operatu2g Procedures
8. 4 Desig�s Review .�'ees
8.5 Design ConsultanCs
8. 6 Ameruiment of Design Regulatwns
8. 7 . Enforcement
8. 8 Grant of Waivers and ifariances
IX. SUBMI'l I'AL AND REVIEW . . . . . . . . . . 33
PROCESS . -
9. 1 Town of Vai! and Other Governing Regulations �
9.2 Design Review Process .
9.3 Pre-Desig�i Meetiazg
9. 4 Sketch Plan Submittal
9.5 Final Plan Submixzal
, 9. 6 Design Review Appraval and Appeal .Process
9. 7 Inspections and Certificate of Compliance
X. .A.PPENDICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ss
APPENDIX A: Restrictions of the Use on Specific Lots
APPENDIX B: Wcldland/Urban Interface Criteria
APPENDIX G Allowable Pla�it Materinl Lrst
APPENDIX D: Design Review and ffpproval Process
APPENDIX E: Checklist for Environmentally
Sustainable Design and Constncction
A.PPENDIX F.• Resource Ef,j`�iciency Information Sources
& Demonstration Projects
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In� �oduction �
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Spraddle Creek Estates represents a unique residential development
opportunity in one of North America's premier mountain resorts.
Located in one of the last prime development sites in Vail, Spraddle
Creek offers all of the qualities of a world-ctass neighborhoad: a
beautiful natural mountainside setting, outstanding views of Vail �
mountain and predominant southern exprasure, privacy and security
within the enclave of residences, and convenient location within the
� _ Town af Vail. In order to maintain and strengchen these intrinsic
qualities of the Spraddle Creek setting and to promote value, quality
and harmony with all new development at Spraddle Creek, the
developers of Spraddle Creek have established these Residential
Design Regulations.
The purpose of these criteria is not to limit or inhibit the creative
design process of individual owners and their consultants, but to
establish the bounds within which design will be acceptable to the
community at. large. The Residential Design Regulations are
established to ensure that ceriain criteria and design disciplines will be
in e�fecC which will cause the development of the community to grow
in as integrated and compatible a manner as is possible. These
criteria have been developed to act as reasonable guidelines, and are
� not intended to be the absolute limits to .design concepts or the
custom solution far each and every residence. -
These criteria and standards shatl form the basis for evaluation of
. plans and specifications submitted for review and approval to the �
Spraddle Creek Architectural Contral Committee. The criteria,
standards and submission requirements are subjeet to periodic update
and modification, and may, therefore, be altered by the process of �
amendment. It is the respansibility of all property pwners to obtain
copies of the most recent amendments to these guidelines prior ta the
commencement of any activity requiring Design Review.
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Pur ose c� f I� esi n :�e�� �� �
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The objectives of Design Review are to preserve the natural beauty of
Spraddle Creek Fstates and its setting and to establish a pleasanf and
desirable living environment for the neighborhood while protecting
and promoting properiy values . Therefore, all site and exterior �
building improvements within Spraddle Creek including site grading;
• landscaping; buitding construction ; exterior change, mod�cation or
, addition to an existing structure; paving, fencing, or e�erior lighting, �
must receive approval of the Architectural Control Committee (ACC)
prior to the initiatiaa of the construction or other improvement. The
owner and architect of properties within Spraddle Creek are refened �
to ihe Declaration of Protective Covenants, Conditions and
Restrictions for Spraddle Creek prior to cammencing design or any
improvements on the property.
The Spraddle Creek Estates dwner's Association (the Association)
through their Bylaws and the Spraddle Creek Declaration of
Covenants, Conditions and Restrictions shall establish the .
. Architectural Control Comznittee (ACC) which shall consist of three
members. Neither the ACC nor any member or employee shall be
liable to any party for any action or failure to act :�ith res�ect to any
matter if such action or failure ta act was in good faith and withaut
malice.
'I'ow� C� � Vail �evievv
and Approval
The design review and approval process outlined above is required of
aIl residential development within Spraddle Creek Estates. It
complements, rather than supplements, the plan review and approval
process of the Town of Vail, Colorado. Approval of project design
and/or construction methods by the ACC shall nat substitute for, ar
be misconstrued as, approval by Town of Vail. Accordingly, the
Owner/Applicant shall be responsible for meeting all requirements
and regulations �of Town of Vail related to project development...
' specific requirements may be obtained frorn the Town of Vail
Department of Community Development.
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Site I� evelopment Guidelln� s
INTRODUCTION
The preservation of the natural characteristics and setting of Spraddle
Creek Fstates is critical to the overall quality of project intent. In
order to preserve the inherent attributes of the Spraddle Greek site -
topography, vegetation, orientation to sun exposure and views of Vail
Mauntain and the upper Vail ValIey - guidelines have been
established that will minimize the physical and visual impacts
associatecl with development and provide continuity of site speci6c
elements within the subdivision.
LAND USE
The "Hillside Residentia] District" as defineci in the Town of Vail
Municipal Code shall control the density of Spraddle Creek Estates.
. All lots in Spraddte Creek may be deveIoped to include both primary
and secopdary residences. The secondary (caretaker) unit shall not
exceed 1200 square feet nor sfiall it be less than 500 square feet. _
Garages are required for automobiles and storage... a minimum of two
enclosed automobile spaces are required for primary vnits, and a
' minimum of one enclosed space is required for caretaker units.
RESTRICTIONS ON THE USE OF SPECIFIC
LOTS
In addition to the design regulations set forth in this document, other
special design controls may apply to certain lots further restricting
their use and/or development. These additional restrictions have been
attached to lots which fall into one of the following categories:
(1) Lats which must share access with another lot, due to
existing topographical conditions; or
(2) Lots which are required to provide a secondary residence
as part of its development plans. ' .
Refer to "Appendix A" for a cornplete list of lots which have
additional restrictions on their use and/or development due to
conditions outlined above.
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BUILDING ENVELOPE
The building envelope is the portion of each lat within which all
• improvements must be built including b.uildings, accessory buildings, ,
,���A�e� �� site walLs, fences, screens, recreational improvements, etc. '
� , y �j , � Landscaping may occur outside the building envelope.
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,�._. --- - — A building envelope has been established for each lot based on the
' ' � natural topography and features af the lat, views, and relationship to
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� A � adjacent building envelopes. The purpose of the envelope is to
� reduce uncertainty of neighbors as ta which view comdors might be ,
� impacted by future construction, and to help insure that structures
� � blend in with the sunounding landscape, rather than dominate it.
� • � � � Owners shovld refer .to Spraddle Creek Estates final plat in order to
clarify lot property boundaries, building envelope, allowable gross
��� residential floor area (GRFA), etc.
Protected Trees •
P �°Pe"'' `'"e ' With the prior written approval of the Town of Vail Design Review
. $oard (TOVDRB), encroachmenLs outside the building envelope may
, be permitted for driveways, drainage structures, utility installations,
sidewalks, and garages that meet the requirements of the Town of �
Vail Municipal Code.
BUILDING SITING
All buildings and other site related development must be sensitively
integrated into its natural setting. Most of the building sites have
significant e�cisting vegetation and varied topography. The natural '
features of each lot must utilized in an environmentally sensitive
manner, and must conform to stylistic characteristics of the
architectural design theme.
BuiIdings, structures and other improvements shonld blend w. ith the .
, natural setting, in order to minimize ihe impact of development on
the site. Building forms and massing shall respond to the site
characleristics of slope and topography. Buildings should step with
the site, accomplishing level changes through composifion of forms
rather than extensive site grading. Exposed building profiles and
harsh angular forms which contrast with the natural environment
� should be avoided .
T�ocatian of buildings and other improvements must also consider
impacts on adjacent and surrounding .properties. No structure may be
placed on its site in a manner that substantially impairs the view from
any other . lot. '
Line ot F�ciaticq' Trees
�p profNe cortaistent . �
, l�� : witfi natural topography .
� Road • : and vegelation
Gara . L} %/� � .
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ACCESS DRIVES AND P.ARKING
One of the first decisions to be made by the designer, and perhaps the
most important with regard to the site, is the location of an access
drive to the residence. This drive will account for the targest impact
upon the site other than the structure itself, and will serve as . one of
the first impressians one receives of the development. If the access
drive is handled sensitively, it can add immensely to the value and
character of a well designed home.
,,/�` �,, ,.,�1e Great care has been taken by the developers of Spraddle Creek in the
f ` planning and construction of alI on-site improvements in the project.
/` 8ai1�'0 C'"'�R' Sensitivity to slope, native vegetation, and natural landforms has
resulted in a road system which minimizes impacts to the site. It is
� ' • 1 e�cpected that each lot owner will utilize the same sensitivity in
� planning and constrnction of individual access drives.
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1 / Poiential access/driveway locations to individual lots have been
� established by the developer. These locations are shown on the
� Spraddle Creek Site Development Plan.
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� , � Driveways within site boundaries and connecting to the paved portion �
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// of any street (including the construcfion af culverts, landscaping,
maintenance and snowplowing that may be necessary) are the
�� 04° responsibility of the owner.
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/� `'`00� The following are standards which shall be incorporated m the des�gn '
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�Q��a and construction of access drives:
� CCC55 DYIY aY ' � �� l. As much as possible, aIl access drives should follow
the natural contours of the site, respecting landform,
"`'�e� rock outcroppings, and native vegetation.
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2. Driveway grades shall conform to 'the Town of Vail
requirements and he subject to TOVDRB approval.
Basic Criteria for design are as follows:
A. Maximum driveway grades should not exceed
5% for the first 20 feet from the raadway
pavement.
B. Driveway grades at all other locations may not
exceed S% without the approval from the
Town of Vail Engineer. Unheated driveways
with slopes between 8-10% may be approved
� at the Engineer's discretion. Driveway slopes
of 10-12% must be heated and designed for
� proper drainage. Under no circumstances will
driveway slopes exceeding 12% be allowed.
, � Driveway and parking surfaces shall be asphalt,
concrete, concrete pavers or stone cobbles.
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?. rninimum of one guest surface parking space ,
adjacent to the driveway and not in front of a garage '
door is required for each dwelling unit. In particularly ��
difficult siivations due to natural site conditions, this '
requirement may be waived by the ACC. All parking
areas should be screened from the road.
3. Retaining walls far site access are discouraged.
GRADING AND DI�:AINAGE
I.ots which have an average slope of the site beneat� the proposed
structure and parking area in excess of thirty percent (30%) are
- subject to the requirements of the Town of Vail Municipal Cocie. (
In order to meet Spraddle Creek's goals of preservation and (
ve,,� ma aee�ae o+ � enhancement of the natural amenities on the site, aIl on-site i
coMirwa�s stopes to avdd the , �
umshral bok ot broad, flat sulaces. �provements should be sensitiveIy planned to minirriize the �
disruption to the existing topograpTiy. Fxcessive grading is
discouraged . Where grading does occur, the following standards shall
"� be incorporated for sensitive siting of improvements:
��- � 1 1. A. The maximum slope far areas of cut and fill shall
► not exc�ed 2' horizantal to 1 ' vertical (2: 1). '
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�8f�' °e¢ °, S � ; � � ' B. Bedrock which is exposed in a cut slope may "
" �. ' exceed the maximum 2: 1 slope. The cut surface of the
' bedrock should be "sculptured" to create an irregular .
profile wrhich approximates natural rock outcroppings
„ on the site. Planting pockets may be created in the
"sculptured" rock for grasses and forbes.
Avoid broad
tiat saiaces 2, Horizontal and vertical variations in the graded cut
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&ildi�g Pad ;- and fill slopes create a more natural ridge and vatley
configuration. Such undulatians should relate to the
adjacent natural slope variations. I.ong slopes should
be varied to avoid the appearance of long flat surfaces. .
Avoid Excessive FN
8uilding Pad 3. Slope rounding creates a softer, more natural
. appearing slope configuratian and promotes rapid
revegetation at the fringe of disturbed areas. �
ttahral Grade [;. Building pad, foundation excavation, and access drives
shal] be designed to minimize disruption of existing
trees and ground cover. .
5. All grading should occur within the b�ilding envelope
. unless the grading is necessary for a driveway and/or
garage, or other improvements located outside the
, building envelope.
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� A master drainage plan has been prepared for Spraddle Greek Estates
and a copy of this document should be obf.ained by each lot owner or
his architect at the Pre-Design Conference with ihe ACC.
Drainage on individual lots must cc�nform to the master subdivision
drainage plan. If modification of the master drainage plan is required,
changes must meet the approval of the Town of Vail Engineer.
The following are standards established to control the drainage and
erosion on individual building sites:
l . All runoff shauld be reintroduced to the soil on-site.
Under no circumstances is runoff altowed to enter
adjoining property.
2. Concentrations of snowmelt and storm water runoff
from impervious surfaces such as driveways, patias,
and roo£s should be avoided . Paving sur€aces such as
. flagstone, rock cobbles, or concrete pavers over a
gravel and sand bed will help to disperse runoff, rather
than concentrate it.
3. Where concentrated runoff is released on native
. vegetatian with slopes less than 3 : 1, an energy
dissipator made of 8" stone rip-rap shall be employed.
� Utilize dry wells if concentrated runoff is released
. onio native vegetation witti a slope of 3: 1 or greater.
4. Dripline impact areas should receive spe.cial treatment
where roof eaves overhang existing or introduced '
vegetation. Excessive concentration bf roof runoff or
unstable soiUslope conditions shall require runoff to
� be directed by french drains or drain tile to a dry well
located away from the structural foundation. If water
impact at dripline is not excessive, a 6% - 10% slope
away from the structure with grass or ground cover is
acceptable.
S. When it is necessary io alter natural drainage patterns,
swales, culverts, and reientian basins shall be
constructed of natural materials and locate.d such that
they blend into the native landscape.
6. Erosion shall be controlled in all conditions. The
. owner shall submit a plan io the ACG and the
. TOVDRB, showing existing and prbposed drainage
patterns, erosion control measures, and slope
stabilization and revegetation techniques. This
. submittal shall show specific techniques to control
� erosion during the construction phase.
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CAtJTION: All efforts to introduce water into the '
sub-soil should be approve�i by a licensed soils ',
engineer. Such introduction of moisture could result ;
in unstable slope conditions.
. 7. Drip irrigation may be installed in and around
. retaining walls.
WALLS AND FENCES
� Fencing or privacy walls may be used only for privacy screening or to
screen service entries. Fencing must be an extension of the dwelling
unit and constructed of material that is complimentary to the exterior
materials of the dweIling unit. Fences will net be allowed that .
delineate or enclose praperty boundaries. .
Walls and fences are to be minimized, and shall be located within the
building envelope whenever possible. Wa1Ls required for driveways,
walkways, planters, Iandscaping, utilities, etc. which will be outside the
building envelope may be allowed if approved by the ACC.
The maximum height of retaining walls located within the firont
setback of lois shall be 3 '-0".
Heigyt of aIl ather retaining wa1Ls shall not exceed 6'-0" per tier,
secon. i tier walls should be stepped back to allow a minimum of 2'-0" �
of planiable area from the lower wall to create visual relief and to
provide an area for landscaping.
The following materials are acceptable for retaining walls:
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. � 1. Stane-faced concrete.
° � Z. Modular block retaining wall systems.
��'^ . '� o • 3. Boulder retaining walls.
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SIGNS
All si,gns �xeept address signs are prohibited without the specific
written approval of the ACC. All signage must camply with the Town
of Vail sign ordinance and meet the approval of the T4VDRB and
the ACC. A standard entry monument at each driveway entrance is
reqvired to provide identification of each residential dwelling unit, and
will be required to be built at the e�cpense of each lot owner.
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' � , � r((���II� � , � E�:TERIOR LIGHTING � .
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` t ( ( � F�terior lighting is necessary to provide security and allow safe
� � ' ' I ` movement af people through the subdivision. Light shall be directed
• • / � � � towar d t h e gr ou n d w h e r e n e e d e d, a n d s h a l l b e l o w l e v e l, s h i e l d e d a n d
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� �� . ' i unabtrusive.
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� ..'r'�- • �j : � ��� The primary goal of exterior lighting for individual lots is to provide
. '. ' ;, l : . \' � minimal lighting in a subdueci, understated and indirect manner. A
' `' ` ' ' : �� � \� � light source is required to illuminate the point of access and address
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,y ``�� � �` identification at each ]ot. Area lighting should be minimized and
� ;• � ,: . � � when used, it shall have concealed light sources and shall be white or
� - � � , `' pale yellow. In all cases, excessive glare to neighboring pronerties or
'' ,.�. -`" - - to access drives shall be avoided .
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� � ' � S�VIMMING PU (�LS AND HOT TUBS
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'� �`,. ;�\ , Swimming pools and hot tubs shall be located within the building
' • ' � envelopes . Swimming pools and hot tubs should not create negative
/ �` � '�, visual impacts to adjoining lots and shall be complementary to the lot
and dwelling unit.
TENNIS COURTS
Tennis courts shall be prohibited from Spraddle Creek Estates .
WILDL,AND/URBAN IN'I'ERFACE .
Due to site location and the resulting potential of wildfire hazard,
building siting and all site development. shall observe tlie precautions
outlined in "Appendix B: Wildland/Urban Interface Criteria."
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� All foundation walls exposed more than eight inches above grade must
� be covered with stone veneer. Foundations should be stepped with
sloping site grades to avoid high retaining walls, suspended building
masses, and extensive cut or fill slopes. Wherever possible,
foundations should be designed to visually link tagether with
� landscape walls... again, to reinforce the visual tie between building
and landscape. .
;�
. CHIMNEYS , FLUES A.ND VENTS
� ,`�-� < � Chimneys offer a particularty strong visual elem�nt to reinforce the
, ' �� ''� �- ...-'%' notion of "hearth and home" ihat is one of the key ingredients in
� \., : �/ _
, ti� �� historical Alpine architecture. Form and materials for chimneys
,, , ,� , ; � should relate to the design of the primary structure. Typically, mass
, � %� , , �. ` � j '; ( wall materials (stone, stucco or plaster) shall be used to surround
, �� � 6
' -'� � , �- � � ' ' chimneys and flu,es.
r � . � ; `I� : I .� ;, � . ir • . . • • . .
I +� � � • . � 1� � _ ., Minimum size dimensions for chimneys is 30" square. Exposed
standard metal flue caps are not allowed without chimney cap
enclosures of cut stone. Spark anestors are required at all chimney
cap locations, and downdraft reflectors are recommended. �
All flues and vents (including fireplace, boiler, and
mechanicaUplumbing) shall be consolidated and enclosed within a
minimum number of chimneys, thereby avoiding exposed metal �ftues
or pipes on the roar
.�:
FIREPLACES
.� •• . .
� � ' h All fireplaces shall conform with Town of Vail Fireplace �rdinance
. r ' (Ordinance No.21, Series 1991 ). Basic criteria for design are as �
..
,
' follows:
;
l. Canstruction of open hearth wood burning fireplaces
' � ' � is not permitted within the Spraddle Creek
subdivision.
2. Primary residences may contain:
� A. One (1) EPA Phase II certified solid fve�
� � + . � � � � burning device and no more than two (2) gas
� appliances (B vent);
.r • :.
_ OR
B. Two (2) gas log fireplaces and no more than ,
two (2) gas appliances (B vent).
3. � Secondary (caretaker) residences may contain one (1)
� gas lag 6replace and not more than one (1 ) gas
— appliance (B vent).
17
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, � I
i
i
E�S�TERI �R COLC) RS '
. ;
The selection of exterior colors should take into account two primary
influences.. . the heritage of traditional Alpine architecture in Colorado
and European communities, and natural calors of the site and �
immediately surrounding area found in the soil, rocks and native
vegetation. �
� I
Based upon historic precedent, wood timbers, logs and siding should �
convey the natural color range and tones of the wood itself.
Transparent or semi-transparent stains should be usecl so that the '
natural character of the wood material is not covered up or hidden.
Stone veneer colors should relate well to the natural earth colors of
tfie site. .. primarily buff and grey tones.. . particularly at the base of the '
building where the fonnc�ation meeis the landscape. Stucco ar plaster
walls when used should be in tones ranging from light buff to white to
light grey. The color of roof materiaLs shatl be predominantly brown
► . �
tones ranging from grey-brown to brown-beige.
P
� ° � o The use of accent colors should be reserved for ariistic applications or
s � to highlight particular building features such as doors, windows, deck
° �° ° • railings, shutters, etc. Indigenous wild flowers and other vegetation
� � � • 0�°� o provide an excellent palette of accent colors from which to choose.
.
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s �� @° � }� ''� _
e SECONDARY STRUCTURES .AND
� • • . MISCELLANEOUS FEATURES
� •
' e a • . d .
° � � � Si � : fill signs except address signs are prohibited without the
. 0 � °
specific written approval of the ACC. Each residence must have an
� address sign located adjacent to the driveway entrance. This entry
sign shall be lighted with a concealed Iight source, and must meet the
specific requirements establishe,d by the ACC.
.. �- -
Gas and Electn'c Meters: UtiIity meters must be integrated into the
�. �� - ' design of the structure so as not to be seen from adjaining property or
� ' public streets. Separate enclosures are permitted if approved by ihe
TOVDRB and the ACC.
� � ti � '
T. V. Antennur/Dishes: No exterior antennas or T.V. dishes are
permitled without the specific written approval of the TOVDRB and
the ACC. If approved, T:V, dishes must be screened &om view with
. landscape materials.
Trash Containers: Exterior trash endosures are to be integrated into
the� design of the structure. ALL TRASH CONTAINERS SHAI.L
BE OF A BEAR-PROOF TYPE CONSTRUCTIOi�.
18
USE OF SUSTAINABLE RESOURCES,
PRODU�'I'S AND MATERIALS
A new environmental awareness is emer,ging in the United States and
throughout the world... issues such as energy c�nsumption, water
" conservation and the use of sustainable, renewable resources have
become increasingly important considerations to the building
construction industry as the depletion of our natural resources
becomes more and mare pronaunced . The developers of Spraddle
Creek Estates share in this concern far environmental sensitivity, and
promote the concept of resource-efficient residential development at
Spraddle Creek.
In fact, promoting the use of sustainable resources, materials and
products in the design and construction of residences at Spraddle
Creek is a key element of Spraddle Creek's philosophy of "living in
harmony with nature." Through the use of indigenous natural
materials, locally produced building materials, products that cantain
recycled materials and other environmentally sensitive strategies, the
impact of new development at Spraddle Creek can minimize its effects
on the environment - at both the locat and global levels.
Clwners, architects and builders at Spraddle Creek Estates should
. refer to "Appendix E: Checklist for Environmentally Sustainable
Design and Construction" for typical considerations to be incorporated
into the design and construction of residences at Spraddle Creek
Estates. �
ENERGY CONSERVATION �
� One of the fundamental strategies involved in "sustainable" design and
construction is the �careful consideration of all assaciated materials,
� T� ;; producls and processes that consume energy throughout the building's
� life-cycle. Energy consumption of any building ori�inates with the
�a initial design decisions, and then continues during canstruction and
throughout the life of the building. As a result, energy conseroation
' practices not only result in the initial savings of energy demand, but
" also a reduction in resource depletion and environmenfal pollution for
. the entire life-cyde of the building.
. �• o� � � � The following energy principals should be carefully considered and
integrated into the architectural and landscage design of residences at
PT� Spraddle Creek Fstates: .
Solar Heah'ne - Both passive and active solar energy can be utilized to �
heat interior, as well as exterior spaces. Direct solar gain into interior
� spaces will be influenced by exterior window size, orientation and
� . glazing characteristics. Fxterior spaces such as courts and gardens can
be warmed by the sun and made more useable through consideration
�y�� of orientation, exposure and ihermal mass . Active systems can be
utilized io supplement passive and/or conventional heating systems.
19
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Natural Coolin� - The predominantly coal, dry mountain climate of �
Spraddle Creek Estates minimizes the dependence upon mechanically I
driven cooling systems such as central air conditianing. Cross
ventilation achieved through the use of openable windows and useci in �i
conjunction with adequate external shading devices such as trees and ;
other vegetation will usually satisfy cooling needs during summer j
� months. Evaporative cooling systems that depend on water i
vaparization to lower the temperature of the air are also an effective
means of energ,y e�cient cooling in dry climates.
Solar Hot Wa1er HeatinQ - Probably one of the most v�idely known
uses of solar energy is the use of solar collectors for heating domestic
� hot water, including swimming pools and spas. If building orientation �
and roof design are considered early on in design, the solar collectors !
� ' ' � can usually be unobtrusive, especially if properly integrated with the �
``
;
7 . :_. . roof. i
�.,_._._ Lowt�coalJng I
'' � � Lau�,�w�f,�ty F.,xterior Windows and GlazinQ - 'Windows are one of the single largest
�Jrame
�,,,p,,,K ; ' �I . ' factors affecting energy consumption in buildings, and the effective ;
,�rQ,��. 1i , '• usage, placement and sizing of windows and associated shading devices ;
p1kd �« ' '" � , are therefore important considerations in terms of energy !i
�� . � �,, �/'` canservation. Double or triple-glazed insulating glass should be used I
, ,/� "` at all exterior windou5, and the use of other energy efficient materiaLs I
�/ such as law emissivity (low e) glazing is encouraged.
.
� � 1VatuF.a1 LightinQ - The use of natural illumination in place of
electr..al lighting where-ever possible can result in a substantial '
reduction of electrical energy usage, as well as a reduction of heating ;
and cooiing loads associated with electrical lighting. Daylight can be ;
effectively introduced through roof dormers, as well as windows and �
doars located on exterior walls. i
- Solar Contro[ through External Shading - In order to control '
unwanted salar radiation gain, particularly during the warm summer
months, external shading devices can effeclively be utilizeci.
Vegetatian can play a key role in this regard .. . properly located
deciduous trees can provide summer shade for southern exposures,
and will allow the winter sLn to penetrate for the desireci warming
effect during winler months. Roof overhangs, louvers and building
massing are other iechniques that may be used to control solar gain.
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Insulation anrl Thermal Ferformance - Given the sometimes severe
nature of the mountain climate, the thermal characteristics o�
, ' �� � Spraddle Creek residences are especially important considerations to
. ' . — ' \ insure energy efficiency. In order to effectively minimize unwanted
� � � �. � heat loss and heat gain, attention must be given to the impact of local
--p� I �,� • climate on insulation, ventilation and air infiltratian, particularly alang
` :;,,, `' the perimeter of the structure. As an additional consideration, it is
,
. , ' f� strongly suggested that "cold roof' construction be utilized at all
° ` "- " sloped roofs, in order to minimize the tikelihood of ice darn formation
.�. .
along eaves and valleys.
Lighti� Svstems and Ap�iliances - In recent years, there have been
� dramatic advances in technology for highly e�cient use of electricity.
Residential building design at Spraddle Creek Estates offers
oppartunities for efficiency improvements in lighting design and
appliance specification . Major energy savings may be obtained simply -
. by switching from standard incandescent light bulbs to the new high-
efficiency compact fluorescent bulbs. Incandescent lighting efficiency
has also been improved by the development of low-voltage (halogen)
lighting. The use of low voltage, fixtures in locations where compact
fluorescent lighting may not be appropriate will increase efficiency
over standard incandescent lighting. �
� 1Le most e�dent Izmps for , . . e -
common �plications. ; •'' : '
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br�ri w /ynerOimR
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Similar advances in the efficiency of residential appliances have been
made in the recent past. Particular attention should be given to
energy-efficiency ratings of refrigerators and freezers, air conditioners
and heat pumps, and cooking and laundry equipment. If gossible,
selection o€ appliances that utitize natural gas - such as ranges, ovens,
and clothes dryers - is preferable to models which utilize electricity.
Materinl Selection & SpeciFcation • The use of building materials
which require less energy to produce and deliver to tfie job site is
encouraged for all residences located within Spraddle Creek Estates.
As an example, recycled aluminum requires only 5% as much energy
, to produce as a similar amount of virgin aluminum. The use of lacally
or regionally produced products and n�aterials is ano!her method of
lowering energy consumption during construction, due to significantly
lower transportation costs. These products and materials will ofien
meet or exceed design criteria, and can usually be delivered to the job
site at a fraciion of the cost as those imported from great distances.
21
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WATER CONSERVATION �i
Water is the most precious natural resource found in mountain �
environments. .. virtually every life form within the Alpine ecosystem i
depends on water far sustenance. Since water is in ever-increasing
li.mited supplies even at the point of source in the mountains,
�, , ;, " architectural and landscape design at Spraddle Creek Estates shall
� ' � encourage its conservation.
����'�,
�� „ � � �
� � Residential water usage cansists primarily of plumbing 6xtures and
�,, ,: � �,) �y� � �� �z ,_� z� related fittings, appliances, and irrigatian systems . It is strongty
w U i.r Y..�-�. . � 1: � �� ,•i� AL:Yy..� . .
x• ' d . �� �' ' ''='��"�<� recommended that water-efficient technologies and praducts should be
�. ;.:. . . ._ . . :;:;.: ••. ... •.�. �:;: -.:
.: . . .
=:� � ���� : :� ��'':� �f�}'s��- `a° w incorporated into the design of all residences at Spraddle Creek
a � - �a.. 4.i�y, a..:��.'r:�';r:�r '.y' .
�'.
��`• � 'il� �=� �`�-��°������'�r�����-:���:�•`•"�;. •. ..�, rstates. Specificatian of the following items is subject to review of
i . :� Y. .r 'J:'i � v . r .. ' '!I. 4 y !
1rlve . � 1� I�L`:.'I}.' . � r i I
,:,. • ,:, •:. � � , . - : =� ° �,. � the A.rchitectural Control Committee:
� i , >�. i; '"` Y `; . �,�•� � s e � � r �.. � �'• '�
� i. ,;; .F. �" ,;•i+; . . ; ' ' � ` iy �y�' ;`x ��, • Bathroom faucets, faucet flow controls, aerators and I
. . . i i r i �, ' � . . 1_. ?'�!,.�i� .
regulators '
• Kitchen faucets and faucet aerators .
• Showerheads '
• Toilets . �
• Dishwashers
e Washing machines
� • Irrigation systems
22
I.fandscape Guid �lines
, LANDSCAPE C�L4RAC:TER AND DESIGN
INTENT
The underlying principle of landscape design at Spraddle Creek �
Fstates is to establish landscape improvements that strike a balance
between enhancement of residential develapment while protecting the
inherent quaiities of the natural mountain landscape. Achieving this .
balance will insure that the intrinsic beauty and vaIue of the land and
the resulting quality of life will be maintained for all residents of
Spraddle Creek Fstates.
Given this underIying goal of preservation of existing natural
vegetation, it is also recognized that impact to existing trees may be
unavoidable. In such cases, new development shall attempt to
preserve healthy stands of young aspens (up to 4" caliper) to the
greatest extent possible. The selective removal of larger trees (over 6"
caliper) is acceptable under ceriain conditions, although not
encouraged. In order to mitigate the impacts associated with the loss
oF existing aspen trees, all Iot owners shall pro �de as part of their
minimum landscape improvements a linear faot �ge of new aspien trees
equal to the linear fa�tage of existing trees lost �r displaced during
construction.
The retention of as much existing vegetation as possible on each site
within Spraddle Creek Estates is strongly encouraged. Trees, shrubs,
forbs and grasses can all be retained through the canstruction period
if the proper techniques are utilized. These techniques include
avoiding the plant (including its root system), immediate transplanting
to another location on site, or digging and holding until it is possible
to repIant.
Through carefvl planning and design, landscape improvements can
greatly enhance both the residence , and the surrounding environs, thus
adding beauty and value to the structure and site. In addition, a
functionally well designeci landscape can help buffer undesirable �
climatic site specific considerations that exist on the Spraddle Creek
site.
� Landscape plant material can be used to frame view corridors,
enhance the architectural quality of the residences, provide �
articulation of walkways and terraces, provide contrasts in texture and
forms, define entryways, add color and accent to existing vegetation,
• and provide screening for visually obtrusive or undesirable elements.
_ Landscape plant massing and placement should be inforrnal and
natural. Formal planting should be limited, and used in close
association with entries and patio spaces.
� 23 �
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CLI]V1ATE
�
Functianally and environmentally, landscape planl material may be
used io modify localized site specific effects of climate. Wherever i
possible, the existing vegetation should be incorporated into a
landscaping concept which allows for windbreaks, sun screens, or �
sheIter helts. In addition to the native vegetation, introduced
landscape material can play a significant role in conserving energy and i
increasing comfori, both inside and ouLside the structure. The ;
• following are sf.andards which should tie considered during landscape ;
design: ;
1 . . The cooling effects af wind are most prevale,-,t in the
spring and fatl when cool are aggravating to outdoor ,
activities . Winter winds increase heat loss from '
,
structures especially when building openings are
� oriented north. On open, non-treed lots, buildings
should be designed to allow winds to slide over the
structure rafher than act as a bamer to the wind.
Landscaping can increase this effect.
2. Plant material may be used to •reduce wind velocities. i
Pr.operly located shelter belis will protect structure j
� from harsh winter winds. '
3. Deciduous trees maintained or introduced on �,he i
souch side of a structure will allow penetration of the i
sun during ihe winter while providing shade during �
summer moriths. �
4. Where stri�ctures are sited in treed areas, care should
be taken to maintain vegetation on the nort4 and west
sides of the building where it will act as a windscreen.
Where possible, conifers can be usecl for this purpose.
S. Evergreen barriers adjacent to a wall will create a i
"dead air" space which will great]y reduce heat Iost
through the wall. i
I
6. As plants reduce wind velocity, snow is deposited on �
the leeward side of them . This is an important
consideration when selecting landscaped areas. Plant
materials should be located such that drifting snow is
not deposited on driveways, walkways or entries. Also,
evergreens located on the south side of snch elements
_ will cause snow and ice to remain much longer before
melting, due to the shade they cast.
24 �
� �I
PLANT MATERL4LS , PLACEMENT AND
IRRIGATION.
Plants and vegetation are the key elements in any natural ecosystem: ..
the types, conditions and quantity of vegetation is therefore an
important consideration in the development of mountain sites for
building construction. .
In order to preserve the integrity of the existing landscape at Spraddle
Creek, the use of plant material indigenous to the Vail area and
particularly the Spraddle Creek site is strongly recommendeci.
Introduced or non-indigenous plant material shall be used only to
provide accent and color in visually critical areas. A listing of �
recommended indigenous plant materials is provided in "Appendix C."
� Residents of Spraddle Creek Estates are encouraged to maintain a
� major portion of their residential lots as natural landscape, thereby
� minimizing the impact of new development and maintaining continuity
within the neighborhood . Outside of the building envelope, only
indigenous vegetation is allawed and irrigation systems are not
permitted.
Sodded lawn areas may be located immediately adjacent to residences
within areas defined by buildings, walls, fences or landscape edge
� treatments. Permanent, nnderground irrigation systems are required
within such groomed lawn areas, and these irrigation systems should
employ water conserving .techniques such as "drip" irrigation heads and
"soaker" irrigation hoses, in order to provide an efficient water supply
with a minimum of waste. "
� A transition area shall be Iacated between the maintained lawn area
and the native landscape portion of the site. The purpose of this
. transition area is to avoid strong contrasts in type of vegetation and
landscape treatment. Generally, a gradual transition can be effective
ihrough the use of native shrubs and trees planted in a natural,
random pattern. Use of native grasses and wildflowers or edge �
treatments such as a naturally appearing boulder walls will also help
achieve a naturalinterface.
Irrigation within the transition area shall be limited to a temporary
systern which can be used to supplement watering of newly planted
material until that material becomes established: In addition, a
temporary irrigation system may be required to help in re-establisliing
disturbed areas of the site. Permanent irrigation systems may be �
provided in a timited area immediately adjacent to the driveway
� entrance. �
Minimum size requirements far new plantings of aspenlcottonwoods .
- are 2 1/2"-3" caliper, and placement of these trees in clumps or small
groves is encouraged. Minimum size requirements f�r evergreen trees
is 8' height.
25
. - , �
�
EROSIOI`I CONTROL A�ND REVEGETATIUN ,
On steeply sloping mountain sites such as Spraddle Creek, the �i,
possibility of serious soil erosion is much more likely to occur than on �!
gently sloping or flat sites. During excavation, site grading and '
building construction, special attention must be given, in order to �
minimize impact � on the site and .to avoid unnecessary damage to the I
sites' natural. characteristics. '
Temporary erosion control measures shall be required prior to and
� during construction of residential structures and all site development
work. Erosion control measures that may be required during �
construction include seeding, erosion blankets, drainage channels, i
energy dissipators and retention ponds. Prior to construction, all lot i
owners are required to submit temporary erosion control procedures
for approval by the ACC and the Town of Vail Engineer.
Revegetation of atl areas that are disturbed during construction is also
required by each lot owner. Reclamation of disturbed areas will no�
• only improve the visual quality of the subdivision, but will also help
':' i�,:
control erosion . Revegetation of disturbed areas shall comrnence in
` ` ' �,: Re;a,�,� wa� . ' the late fall (prior to the first major snowfall) or early spring
' ' � `•` (following snowmelt). All revegetated areas should be irrigated until
grasses and groundcover have been established.
� �� � �
. , ` � ' The following are standards which have been established for �
revegetation appIication techniques:
This ` � l . All topsoil should be salvaged from disturbed areas,
� stockpiled , and re-spread prior to revegetation.
Wherever possible, existing sagebrush and grasses
should be incorporated with stripped and re-spread
topsoil.
ce�n`°"5 E"°e"8`'°" 2, Cut and fill slopes shall not exceed 2: 1. An approved
;�•,• •:
Avok1 Mounding '• � :;"� erosion control blanket over straw mulch shall be
,�y;`�- � used . F'lat areas susceptible to concentrated run-off
� :;-
water should receive similar treatment.
3. Cut and fill stopes with grades less than 2: 1 shall be
� � � i ' ) , protected with a straw mulch and secured with a �
tacifier. �
. , 4. Slopes to be revegetated wiih native grass species shall �
NOt ThiS be scarified Ieaving an irregular surface to promote
� maximum moisture retention and create� micro- ;
environments more conducive to seed germinations �
' and pJant growth. Scarification equipment marks '
should run parallel to the slope contour. '
� 5. Mini-benches create improved plant growih condition �'
_ and provide topographic relief to the slope. Tree and ',
. shrub plantings in these areas help to retain soil ',
moisture and slow runoff. Plant material appropriate '
to the sunounding plant community should be
introduced into these areas. �
6. Plant species for revegetation areas should be selected
from the appropriate plant list in Appendix C.
26
,
' . ,
Illustration Credits
Unless otherwise noted, all illustrations, copyright Zehren and
Associates, Inc. (all rights reserved).
Pa �e
. 19 Pacific Gas and Electric (PG&E).
20 PG&E. .
21 PG&E.
22 David Gross, Water Efficient Technolo�ies : A Catalog
far the Residential/Li�ht Commercia] Section '
published by Rocky Mountain Institute ( 1991).
� � � � � �
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Constructiar� R�gul �.t�ons ';
.
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� BUILDING PERMITS AND PL�A.NS
Construction may not begin until Final Plan approvals have been
granted by the Architectural Control Committee (ACC), the Town of
� � Vail Design Review Board (TOVDRB), and a building permii has
been issued by the Town of Vail Building Depariment. Final Plan
approval by the ACC is valid for one year. Once construction begins,
it shall proceed without interruption and shall be compteted witliin the
. shortest possible time. �
PRE-CONSTRUCTION CQNFERENCE
Prior to the start of construction, the Owner/Applicant must meet
with a representative of the ACC to review construction procedures
� and requirements within Spraddle Creek Estates. The
�wner/Applicant shal} provide a detailed plan which identifies the
areas to which all constructian activities will be Iimited, including ,
access drives and parking, temporary structures, fencing, chemical ��,
• toilet ]ocation, dumpsters, material laydawn and staging, Iimits of I
excavation and construction sign. � 'i
Prior to the start of construction, the Owner/Applicant shall submit a !
scheciule for construction including project completion date. In ;
� addition, a listing of the general contractor, sub-contractors and ',
suppliers shall be submitteci to the ACC. '
PRC�TECTION OF NATURAL FEATURES AND '
VEGETATION '
The natural setting of Spraddle Creek Fstates, including native plants, ',
' vegetation and other landscape elements, must be preserved and ,
proiected during construction. Natural landscape elements and
features not to be removed or damaged shall be identified and
protec3ed through the use of tlagging, fencing or other suitable
, barriers and may include topsail, rock outcroppings and boulders and
plant material.
No tree removal may fake place prior to an inspection of the site by a ,
representative of the ACG It is the responsibility of the '
Owner/Applicant to schedule the site inspection with the ACC prior
to the start of constrvction after staking the homesite, driveway, .
. parking areas, patios and other site work. The ACC shall have the
right to flag major terrain and vegetation features which . are to be
protected and preserved during the construction period.
27
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� SOIL EROSION C4NTROL
During consiruction, the Owner/Applicant shall be responsible for
cc�ntrolling .and mitigating soil erasion through the use of soil
stabilization, control of site drainage and runoff, and timely
revegetation of disturbed areas of the site. All land surface disturbed
by construction or soil erosion must be satisfactorily revegetated to
blend with the adjacent landscape areas. All residential canstruction
shall conform with the Erosion Control/Revegetation plans submitted
to the ACC by the C?wner/Applicant during the design review process.
CONST�2UCTION SIGN
Temporary construction signs shall be limited to one sign per lot, not
to exceed 25 square feet of surface area. The sign shall be free
standing, and shall be located within the property boundary visible
from an adjacent roadway or driveway access.
.
The sign must state the lot number as well as the street address. It
may also indicate the name, address and telephone number of the
owner/developer, architect, contractor and/or lender. The sign must
be removed� prior to the issuance of a Certificate of Occupancy.
� INSPECTIONS '
The ACC shall have the right to inspect all work in progress during
, construction and give notice of non-compliance. In addiiion to
. periadic inspections reqnired by the Town af Vail Building
Department, the awner/Applicant shall be responsible for scheduling
the following inspections with the ACC:
1 . Site Insnection - scheduled prior to the start of
� � construction, the purpose is to review the proposed
locations of building corners, driveway and. parking �
areas, patios, cut and fill areas, and existing features of
the natural terrain and landscape to be protected .
2. ,FraminQ I�ch'on - scheduled to coincide with the
enclosure of all exterior walls and roof.
3. Final Ins,pech'on - scheduled at the completian of
construction, including aIl landscaping and site work,
� and prior to the issuance of final certificate of
occupancy by the Town of Vail.
. 28 .
CONSTRUCTION ACCESS
The onty approved access to the site during construction is the
proposed driveway for the lot, unless an alternative access point is
specifically approved in wiiting by the AGC. �
TEMPOR.ARY STRUC:TURES
A snall field office may be placed on the site during construction. In
addition, a temporary storage shed or out-building may be used for
� � storage of materials and supplies while the project is under i
construction. Temporary buildings may not be used at any time for a
residence, either temporary or permanent. All temporary structures �
shall be removed &om the site prior to the issuance of final '
Certificate of Occupancy. �'
SANITARY. FACILITIES
�
The Owner/Applicant shall be respons 'ible for providing temporary ',
enclosed chemical toilets for construction warkers through the ',
duration of construction. Portable toilets shaIl be located on the site, '
and should be screened from view and located away from neighb�ors. I,
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.A.rc��itectural Control
�ornrx�.i�tee
MEMBERSHIP
The Spraddle Creek Estates Architectural Ccantrol Committee (ACC)
shaIl consist of three members appointed by the Board of Directors of
the Spraddle Creek Estates Homeowners' Association. Two members
shall constitute a quorum to transact any business of the ACC. At its
discretion, the Board of Directors may designate an alternate member
of the ACC to substitute for any regular member unable to be present
at regularly scheduled meetings. Members of the ACC need not be
members of the A,ssociation.
The regular ferm of office for each member shall be one year,
. coinciding with the fiscal year of the Association. Any member may
be removed by the Board of Directors at any time by written notice to
such appointee. A successor to fill such vacancy shall serve the
� remainder of the term of the former member. Any member of the
ACC may at any time resign upon written notice delivered to the
Board of Directors.
� DUTIES AND POWERS �
Alt plans for site preparation, landscaping, building construction , sign
erection, exterior changes, modification, alteration or enlargement of
any existing structure, paving, fencing, major landscaping or other
improvements must receive written approval from the ACC prior to
� commencement of construction. Alterations or remodeling which are
completely within a building or structure and which do not change the
. exterior appearance and are not visible from the outside of the
structure may be undertaken without ACC approval.
All subsequent additions to or changes or alterations in any building,
fence, wall ar other structure, including exterior color scheme, and all
changes in the grade of lots shall be subject to the prior written .
approval of the ACC. No changes or deviations in or from the plans
and specifications once approved by the ACC shall be made without
the prior written approval of the ACC. .
The approval or consent of the ACC on matters properly coming
before it shall not be unreasonably withheld, actions taken shall not be
� arbitrary or capricious and decisions shall be conclusive and binding
on all interested parties, subject only to the right of appeal and review �
by the ACC.
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T'he ACC or its designated representative may monifor any approved I�
project to the extent required to insure that the constructian or work ,
on such project complies with any and aIl approved plans and ',
constructian procedures. The ACC or its designated representative
� may enter upon any property at any reasonable time or times to
ins ect the ro ress work status or com letion af an ro 'ect. I�
P P � , � P YP J i
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In addition !o enforcement of restrictions, the ACC may withdraw
approval of any project, and require all activity at such project to be
stopped, if deviations from the approved plan or approved
construction practices are not corrected or reconciled within 24 hours
after. written notification to the Uwner specifying such deviations.
�
Any material to be submitted �r natice given to the ACC shatl be
submitted at the office .of the ACC.
OPERATING PROCEDURES ';
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The ACC shall select its own chairman and vice-chairman from among
its members. The chairman (or in his absence the vice-chairman)
shall be the presiding officer of its meetings. Meetings shall be held
upon call of ihe chairman or vice-chairman. All meetings shall be
held in Eagle County.
A n ajority of inembers shatl constitute a quorum �or the transaction
of bL� siness. An alternate member may pariicipate at ariy meeting af
which there is not a quorum and shail have all of the authority of a
regular member while so participating. In the absence of a quorum, a
lesser number may adjourn any meeting to a later time or date, and in
the absence of all members any staff inember may adjourn any �
meeting to a later time or date. The affirmative vote of a majority of
� � the members of the ACC shall constitute the action of the ACC on
any matter before it.
DESIGN REVIEW FEES
The Board of Directors may establish a reasonable processing and �
review fee to defer the costs of the Association in considering any
� requests for approvals submitted to the AGC. This fee shall be paid
at the time the request for approval is submitted . The Board of
Directors may also establish a requirement for the escrowing of funds
� � in an amount sufficient to guarantee completion of proposed lot
landscaping or other finish work included as a part of canstrnction
' plans which have been presented to or approved by the ACC.
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DESIGI'�T CONSULT�!►NTS
The ACC is authorizeci to retain the services of one or more
consulting architects, landscape architects ar land planning consultants
to advise and assist the ACC in performing design review functions.
Such consultants may be retained to assist the ACC on a single
project, on a number of projects or on a continuing basis.
A,MENDIVIENT UF DESIGN RECrULATIONS
These Design Ftegulations may be arnended only be action of the
� ACC pursuant to the terms and provisions of the Declaration of
Protective Covenants, Conditions and Restrictions for Spraddle Creek,
to which the Design Regulations are appended . The Town of Vail
must also approve any amendment of the Spraddle Creek Design
Regulations.
ENFORCEMENT
Prior to the completion of construction or action subject to review,
the ACC shalI have primary responsibility to enforce restrictions set
for in the design regulations. If the ACC does not take action ta
enforce such restn :tions within 15 days after being requested to do so
by the Board of Di. ectors, the Association may assume responsibility
� for enforcing such restrictions in which the ACC declined to act.
GR.ANT OF �VAIVERS AND VARIANCES
� The ACC may grant waivers or variances to these Design Regulations
for special circumstances that affect specific lots, such as unique site
conditions or restraints. These variances will be granted on an
individual basis only. In such cases, the Owner/Applicant shall
formally request a consideration far variance at the time of submission
during Design Review.
32
� 5ubr�.ittal and l�.evie�r I' rocess
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TOWN OF VAIL AND OTHER G(JVERNING
REGULATI4NS
,
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� Al1 site development and improvements constructed within Spraddle ;
Creek Estates shall confarm with these design regulations and all .
other appticable local, county, state and federal governing codes, ;
regulations and requirements. These design regulations, if found to '.
be in conflict with other applicable codes or regulations, shall be �
. supersec3ed by that particular code, ordinance or regulation. '
Lot owners wishing to construet a residential structure in Spraddle
Creek Estates will be required to adhere to a fornnalized Design
Review process, consisting of two review bodies, prior to cammencing
with eonstruction. '
Spraddle Creek Estates, being contiguous to and lying within the ,
Town of Vail boundary, is governed by all laws and ordinances '
adopted by the Town. Regulations regarding ihe Town of Vail '
. development � review process sha�l, be applicable to all Spraddle Creek
Estates lot awners . '
,
In addition to adhering to the Town of Vail 's review process, each lot ,
owner will be required to adhere to a review process established by
the Architectural Control Committee (ACC) and outlined in this ;
' � document. The purpose of the ACC is to review architectural
building, site development and tandscape improve ,ments that are �
proposed within Spraddle Creek Estates prior to formal submittal to ;
the Town of VaiL '
I
Final appraval of the ACC must be obtained by the applicant before ;
the project is submitied to the Town of Vail Design Review Board i
(TOVDRB).
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DESIGN REVIEW PROCESS ,
. . j
A diagram of the Spraddle Creek Estates design review and approval �
pracess is provided in Appendix D. This diagram outlines the steps �
involved in the design review and approval process including �
sequence. Each of the major steps involved in the process is I
described in greater detail on the following pages, including purpose ,
and intent, responsibilities and timing. ��,
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33 �
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PRE-DESIGN MEETING
� Prior ta submission of any plans, an applicant shatl request a pre-
design meeting with the ACC. The purpose of the pre-desi�n meeting
is to discuss with the owner, architect and/or builder general .
informaiion related to regulations and restrictions governing site
� specific development within Spraddle Greek Estates, and to offer
guidance prior to initiating preliminary design.
This informal meeting may be conducted with one or more members
af the ACC, and may include a walking tour of the site to review
particular site characteristic and opportunities. It is strongly
recommended that the architect attend this meeting with the owner, if
an architect has been selected .
The pre-design meeting will address the following issues:
• Property boundaries, building envelope and setbacks
� IJtilities and easements
• Architectural design theme and design regulations
• Design Review and approval process
s Site specific characteristics and design opportunities
• Conceptual building program information
The ACC will provide copies of the design regulations and other
relevant material to the Owner/Applicant.
. , <
. SKETCH PLAN SUBMITTAL
Following the pre-design meeting, the Owner/Applicant shall prepare
- and submit three copies of the sketch plan to the ACC for review and
approval. The purpose of sketch plan review is to address the
� conceptual design of proposed site, building and landscape
improvements.
Speci6c requirements of the sketch plan submittal include the
following:
� (1 ) Site Plan - include property boundaries, building envelope,
proposed buildings ar other structures, driveway and parking
areas, and existing and proposed grading and drainage. (scale: �
minimum of 1" =20')
(2) RoojPlan and Floor Plans - include layout and approximate
size of rooms and total square footage for each floor level.
• (scale: minimum of +/8" = 1'-0")
(3) Exterior Elevations - indicate propose,d architectural character,
description of exterior materials and colors, and location of
existing and proposed grades. (scale: same as flaor plans)
(4) Site/Building Sech'ons - indicate building walLs, floors and roof �
. reIative to the site, including existing and proposed grades, and
planned site improvements, such as patios, decks, driveways
� and other landscape features. (Scale: minimum of �/e" = 1'-0")
34
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_ �
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(5) Landscape Plan - indicate existing and proposed vegetation, �
other proposed improvements such as patios and decks, �
. walkways, walls and fences, and temporary measures for slope
stabilization and erosion control during construction. (Sca1e:
minimum of 1" ±20')
(6) BuitdingHeight Calculations - submit document verifying that I�
proposed building complies with buiIding height requirements. I
i
Upon receipt of the sketch plan submittal, the ACC will notify the
Owner/Applicant regarding the next regularly scheduled meeting at
which time the sketch ptan will be formally reviewed. The owner
and/or its representative shall attend the meeting to formaIly present
the proposed project to the ACC, and to address any questions
regarding the project, The ACC will notify the Owner/Applicant in
writing of its findings within seven days of the meeting.
FINAL PLAN SUBMITTAL
Upon approval of ihe sketch plan, the Owner/Applicant shall submit
three copies of the follawing documenis to the ACC for final plan
approvaL•
(1 ) Site Plan - Indicate proposed building footprint, building
envelope, site boundaries and easements, other setbacks,
existing and proposed contours, utility lacations, site drainage, I
praposed driveways and parking areas, walkways, pat; �s, (
terraces and any other proposed improvements. '(Sca ►:�: (
minimum of 1" =20')
� • � (2) Floor Plans - Indicate room names and sizes, de�r and
window locations, location of inechanical and electrical � !
;
systems, and total square footage summary by floor level.
(Scale: minimum of �/a" =1 '-0")
� (3) Roo Plan - Indicate raafing materials, roof pitch, overhangs, j
gutter and downspout locations, and prajections and ;
penetrations located above roof, such as mechanical exhaust �
� vents and chimneys. (Scale: same as tloor plans) �
(4) Exterior Elevations - Indicate exterior appearance of. all views j
labeled in accordance with the site plan induding finished
grade, materials and colors, windows and doors, textures and !
finishes, and shadow patterns. (Scale: same as floor plans) '!
(5) Building Sections - Indicate floors, exterior walls and roof, '
_ finished grade, decks and patios, and other periinent
information relative to interior/exterior relationships. (Scale: '
same as floar plans)
(6) Perspective Sketches • Provide sketches/renderings taken from
pedc�strian level representing the primary public exposure to
the building and indicating building form and massing;
placement of windows and doors ; exterior materials, colors,
textures and shadows; exterior character and detailing; and
' surrounding vegetation and landscape features.
35
(7) Model - Indicate three-dimensional building form, scale and
massing, and relationship to the site. (Scale: minimum of
1/16" = 1 '-0")
(8) Details - Provide details representing the architectural
character of the building, exposed structural connections and �
material interfaces.
(9) Exterior Finish Samptes - Indicate type, color and texture of
the following exterior materiaLs: roo£s, walls, exterior trim,
railings and deck surfaces.
(10) Specifxcah'ons . - Provide written specifications and/or cut sheets
for the foIlowing items: exterior wall materiaLs, windows and
eacterior doors, exterior trim materiaLs, wall and roof flashings,
fireptace and flue .caps, and exterior lighting fixtures.
(11 ) Environmental Sustainabilitv Issues - I'rovide a written
description af the key comnonents of the project which
promote Spraddle Creek Estates' fundamental goal of
environmental sensitivity. Items that should be addressed
include issues related to design, building siting, materials and
. product speciC�cation, and construction site operations and
� practices. Refer to Appendix E and Appendix F for additional
corisiderafions that may be included.
(12) Landscape Plan - Indieate all proposed irnprovements
including grading and drainage; planting plan with proposed
plant materials identified by common and botanical names and
size; iype, location and coverage of irrigatian system; locate
. rock out-croppings, decks or patios, service yards, driveways,
pathways, other structures, etc.; and provide speei�ications for
seeded ar�as including seed mix, mulch and fertilizer type, and
application method and schedule. (Scale: 1" =20' minimum)
� (13) Erosion Control and Revegetation Plan - Indicate the means
and time schedule by which the prevention of soil erosion will
be addresseci during and after construction including
. proiection of existing trees and vegetation, revegetation of cut
and . file slopes, methods of controlling surface water, •siltation
control devices, vehicular access points, and location of spoil
storage areas and stabilization measures. (Scale: minimum of
1" = 20') �
. ' (14) Proposed Construction Schedule - Provide approximate time
' schedule indicating start-up and completion dates for
construction, utility hook-up, completion of landscaping and
anticipated occupancy date.
� . Upon receipt of the final plan submittal, the ACC will notify the
� Uwner/Applicant regarding the next regularIy scheduled meetirzg at
which time the final plan will be formally reviewed. The owner and/or
its representalive shall attend the meeting to formally present the
proposed project to the ACC, and to address any questions regarding
. the project. The ACC will notify the QwnerJApplicant in writing of its
� findings within seven days of the meeting. '
36
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DESIGN REVIEW APPRUVAL �ND I
. APPEAL PROCESS I
. �
Submittals not receiving appraval from the ACC shall be revised and I
re-submittecl for Design Review approval. If the revised submittal is ;
rejected again, the Owner/Applicant may appeal the decision by j
submitting a letter to the ACC within 30 days after the decision by the '
ACC. Reasons for the Owner/Applicant's appeal must be clearly
stated as to why the ACC's decision was unreasonable. The ACC will
review the Owner/Applicant's appeal request and render a decision al
the next regularly scheduled meeting. The ACC will notify the
Uvner/Applicant in writing of its decisian within seven days of the
meeting:
If the Owner/Applicant's appeal to the ACC is rejected, the
- Owner/Applicant may make a final appeal to the Homeawner's
Association Board of Directors by filing an appeal through the ACC
within 30 days after notificatian of the ACC's previous decision . The
Board oF Directors may then consider the matter, and decide whether
to stand behind the ACC or to allow an appeal hearing to take place.
� In the event the decision of the ACC is overruled by the Soard of
Directors on any issve or question, the prior decision of the ACC
shall be deemed modified to the extent specified by the Board oF
Directors and such decision, as so modified, shall lhereafter be .
deemed the decision of the ACC. .
II�tSPECTIONS AIVD CERTIFICATE OF
COMPLIANCE
The ACC may inspect all work in progress at any time during
� construction, and give notice of non-compliance. However, absence of
such inspections or notification during the constrnction period shall
not imply approval of the work in progress or compliance with the
design regulations. Inspections by the ACC are independent of the
periodic inspections required by the Town of Vail Building
Department.
The Owner/Applicant is responsible for scheduling inspections and
receiving written approvals from the ACC at three critical stages
during construction: site inspection, framing inspection and finaI
inspection. The site inspection shall be scheduIed prior to the start of
. constructian in conjunction with the Pre-GonstrLCtiori Conference.
The framing inspection shall be scheduled to coincide with the
enclosure of the exterior walls and roof. Upon completion of all
construction inctuding landscaping, final inspectian shall be scheduled. �
i
If upon final inspection the project is approved, the ACC shaU i�sue a
' Ceriificate of Compliance. The Certificate cif Compliance must be �
. presented to the Town of Vail Building Department before Town of i
Vail will issue a final Certificate of Occupancy. i
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. . . . . . . . . . . . . . . . .. . . . . . . . .. . . . ... .. . . . . . . . . . . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . . . . .
� � A� PE�I� IC� �
. APPENDIX A - Restrictions of .the Use
� of Specific Lots
� APPENDIX B - � Wildland/Urban
Interface Criteria
� APPENDIX C - A1lowable Plant
Material List
APPENDIX D - Design R�view and
Approval �'rocess
APPENDIX E - Checklist for
Environmentally
Sustainable Design and
Construction
. APPENDIX F - Resource Efficiency
Information
� Sources c�i
Demonstration
. Projects .
i
. �
.A P � � I�� .�.
�,
� �
Restrictions on the Use of Specific Lots �!,
�
',�
I,ot No. Description of Restricted Uses � '
2 Access drive partially located on Lot 3... access permitted via li
access easement agreement. �
3 A. Access drive pariially tocatecl an L.ot 4... access permitted
via access easement agreement. '
B. Access easement agreement permits L.ot 2 access across a '
portion of Lot 3. '
, C. Caretaker dwelling unit must be built on this lot, unless '
three caretaker uniLs have previously been constructed I
within ihe subdivision. # �
�
� 4 Access easement agreement permits Lot 3 access across a
portion of Lot 4. �
� I
11 A. Shared driveway access with Lot 12 located off cLl-de-sac i
" in road right-of-way. I
B. Caretaker dwelling unit must be built on this lot, unless � ,
three caretaker units have previously been constructed I
within the subdivision. * � I
i
12 A. Shared driveway 3ccess with L.ot 11 located off cul-de-sac j
in road right-of-way.
B. Caretaker dwelling unit must be buiit on this Iot, unless
three caretaker units have previously bzen constructed
within the subdivision. * �
* Refer to item #4 on the final plat. - �
I
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Allowable Plant Material List
* Indicates plants indigenous to the Spraddle Creek site... use of
these plants is strongly urged, particularly with the revegetation of
disturbed areas of the site following construction activity.
I)]ECIDUOUS TREES
* Quaking Aspen (Populus tremulaides)
'� Rocky Mountain Maple (Acer glabrum)
EVEIRGREEN TREES
*I.odgepole Pine (Pinus contarta latifolia)
Calorado Blue Spruce (Picea pungens)
VJhite Fir (Abies concolpr)
DECIDUOUS SHRUBS
* Sage (Artemesia species)
� * Serviceberry (Amelanchier alnifolia)
* Rabbitbrush (Chrysotharnnus nauseosus)
*Potentilla (Potentilla fruiticosa)
* Chokecherry (Prunus melanocarpa)
*Thimbleberry (Rubus deliciosus) �
*Snowberry (Symphoricarpos oreophilus)
* Gooseberry (Ribes inerme) .
" Woods Rose . (Rosa Woadsi)
*Elderberry (Sambucus Canadensis)
*Currant (Ribies spp.)
*Bearberry Honeysuckle (Lonicera involucrata)
(Twinberry)
EVERGREEN �ARUBS
� Mugho Pine (Pinus mugho mughus)
Tammy Juniper (Juniperus sabina tamariscifolia)
Buffalo Juniper (Juniperus sabina "BufEalo")
'`Common Juniper (Juniperous commnnis saxitalis)
i
�'
GROU1�tDCOVERS
;
;
Snow-in-Summer (Cerastium tomentosum)
i
Sedum (Sedum spp.) �
* Oregon Grape (Mahonia aquifolium)
* Colorado Grape Holly (Mahonia repens)
*Kinnikinnick (Arctostaphylos uva-ursi)
:,
PERENNIALS
* Rocky Mountain Columbine Hardy Aster
� Shasta Daisy Tall Phlox
Blue Flax Rudbeckia
* Lupine Coreopsis �
Delphinium Gaillardia
� Iceland Poppy Penstemon
. *Yarrow
VINES
Virgins Bower (Clematis orientalis)
Wild Hops (humulus veomexicana)
Virginia Creeper (Parthenocissus quinquefalia)
WILDFLOV�ER SEED &'fI3� (use in same areas as Native Grass
. Seed Mix)
� Bachelor Button (Centaurea cyanus)
*Ox-Eye Daisy (Ctuysanthemumleucauthemum)
Rocket Larkspur (Delphinium ajacis)
California Poppy (Eschscholzia Californica)
Dame's Rocket (Hesperis matronalis)
Blue Flax (Linum perenne lewisii)
* Rocky Mountain Penstemon (Penstemon strictus)
Annual Phlox (Phlox drummond)
NATIVE GRA. SS S�ED MIX
*Thickspike Wheatgrass (Agropyron dasytachyum)
' *Steambank Wheatgrass (Agropyron Riparium)
*Hard Fescue (Festuca longifolia)
*Sheep Fescue (Festuca ovina)
°Timothy (Phleum pratense)
Kentucky Bliiegrass (Poa pratensis)
*Needle and Thread (Stipa viridula)
*Green Needle Grass (Stipa viridula)
.
_ _ __
. �� � � '
�� P � I
SPRADDLE CREEK ESTATES ',
DESIG�1 REVIEW AND APPROVAL PROCESS
Pre-Design Meeting
Make Design � Changes Sketch Plan Subrnittai .
ACC Rejects Sketch Pians ACC Meeting
ACC Approves Sketch Plans �
. Town of Vaii DRB
Conceptual Review
Make Design Changes Final Plan Submittai
ACC Rejects Final Plans ACC Meeting
Finai Pian Approval .
� Town of Vail DRB
� Final Plan Subrnittal �� �
Town . of Vaii DRB Owner Subrnits Fnal Plans/ACC
Approvai Approvai to Town of Va� along
with other Required Documents
Pre-Construction Conference L�
Town of Vail Issues
Building Perrnit
ACC Site inspection —
- Construction Inspections as
Required by Town of Vaii
Buiiding Department
ACC Frarning inspection .
ACC Final inspection and Finai Inspection and
Certificate of Compiiance Certificate of Occupancy
issued by Town of Vai(
, , � I � ,
;
�heckiist for Env� r� nr� � n �ali � Sus�c� inabie i
� � t� e � � � ri ar� d �onsfiruc � i � n �
;
Smaller is better. C3ptimize use of interior sgace through careful design sa that the overall building I�
size—and resource use in build.ing and ogerating it—are kept ta a minimum, I
Degign an energy-efficient Use hi,�h levels of insulation, high-performanc�e windows, and tight rnnstruction
b�ilding. In southern climates, choose glazings with low solar heat gain.
riesign buiidings to use renew- Passive solar h�ting, daylighiing, and natzzral cooling can be incorporated cost- '
able energy. effettively into rnost buildings. Cansider solar waEer heating, at least for seasonal '
use. If phofiovaltaic panels aren't t� be installed initiaily, design buildings for easy i
addition of PV ganels. If woad heating is an option, spedfy a low-emission wood
, � stave or gellet stove. Instatl a clothes line far 2aundry drying, i
(� Design wate.r-efficient, low- Cunventianal lawns have a high impact, b�cause of water use, pesticide use, and I'
+. maintensnce Iandacaping. pollution generated fram mowing. iandscape with drought-resistant native '
�! plants and gerennial groundcavers.
� Make it easy €or accupants to Incorporate special areas and bv.ilt-in r�ec�ptacles for storage and proc�ssing of
� ncycle wasEe. r�cyctabtes: recycling bins near the kiEchen, undersink door-mo�.nteci bucket with
� lid for comgastable food waste, etc, � !,
,
Look into the feasibility of Water that has been used for bathing, dishwashing, or clothes washing can be ',
graywater and roef-tap water recycled for flushing tailets or irrigataon. If current mdes prevent graywater ;
caEchmenE systems. recycling, o�nsider designing the�plumbing for easy future adaptation Roof-top �,
water r.�tchment for outdaar watering should be considered in many re�gions. j
Design for future nuse. Design the structus�e to be adaptable to other uses, and cha�se rnaterials and i
rnrnponenLs that cari be reused or recycled . i
Renov�te aldex buildings. Consdentiously renovating existing buildings is the most sustainabie construction. I�
� LoeaEe bzu.Id_i.ngs to azini.a ize With developments, duster t�.a.ildings to preserve open sgace and wildlife habi- �
� em�imnm�nEal impact� kats, avoid espedally sensitive areas including wetlailds, and keep raads and '
� � serviee lines short. i.�ave the siast pristine areas untnuched, and look for areas �
� that have been previously damageci to }3uild on. i
� Pay attention to ealar orieataiion. Redure energy use by orienking buildings to make optimal use of passive salar I
`` � h�ating, daylighting, and n�tutal caoling.
r � Situate building� Eo benPfit £rom Tr�s on the east and west �des c: a building can dramatically reduce cooling .
e�dating �e�etation . loads. Hedge rows and shrubbery can block cald winter tvinds or help channel
co�sl sunnmer breezes into the building.
Avoid eFCs. t�void the use of mnstruction materials rnntaining or praiuced with chlorofluo-
rorarbans tC'FCs) or hydrochlomfluorocarbons (HCFCs}. 'Tl-,e most cammon types
of rigid faam insulation (� EBN �Vol. l No. i ) and most refrigeratio�/cooling
. sysbems rnntain these compounds. HCFCs are less damagino than CFCs.
Uae durable pmducts and Manufachiring of aimost any prodvct is very energy-inbensive, as is replacement
!� materiala. of building components. A durable prociuct that will last twice as long or require
�d le§s maintenance g�enerally prvvides a net energy savings. I?urable produc�Es aLsa
� contnbut�e Iess to our solid waste problen�.s.
° Choaee bsalding materials with C}ne esrimate of the relative energy intensaty of various materials (by weight3 is as
� low embodied energy, follows: Lumber = 1 Brick = 2 Cement = 2 Glass = 3 F'berglass = 7 Stee1 = 8
� Plastic = 30 Aluminum = 80 --Source: Bu:7ding and Environment Vol.l� No.l
!`' Bu locail roduced buildin Trans rtation is costl in both en use a.�d llution eration. ndin
Y Y P 8 P� Y � �8Y po gen Depe g
'� matcrlals. on whern you aze located, you may be able ta find lacal softwoods and hard-
� woods that can be usE�cl in place of wood praiucts brought in fram a great
distance. (You will be supporting your local eoanomy as wellJ .
Use buil�ing pzoducts m:de Cellulose insulation, made from recyded newsprint, ean be used for both attics
from recycied materiak. and walls. Several other oommon building prc:ducEs are aLso made fram recyded
ma�eriaaLs (e.g., Homosotet� and Thermo-ply�), a� are many newer products,
induding same made from retyded plastics.
� r��a a ►�r�e � Environmentai Buiiding News i2R 1� Box 161 , &arttleborp, VT Q53p 1 ; 8Q2/257-73Q0
. . , • • ` i
. „ �i
� I
Use salvaged building materials Construckion and deuwlition debris is one of our biggest solid waste problems I�'
� when possible. Many us�eful materials can be salvaged from�this waste, induding lumber, '
millwark, oertain plurnbing tixtures, and hardware. VYhen using recycled build-
ing materials, make sure they afe safe (test painted wood for lead). Also, don't
sacri�ce energy efficiency or water ef�oency by reusing ald windows or toilets.
Min�miTp iyse of o2d-gzowth Avoid lumber products pra3uced from old-growth timber whex► acceptable
timber. alternatives exist You may not need clear narrow-grained a�daz or redwood
siding, for example, when using an opaque stain or paint—as long as proper
y detailing is used to avoid rot Laminated wood timbers r� often be subs#itut�d
� for old-growth Douglas fir. Don't buy tro�ira] hardwoods uniess th� seller can
document that the wood mmes from sustainably uianaged forests.
� Opt for more natural materi.als. MaEerials that are relatively undianged from their natura2 skate are usually less
4, energy-intensive and palluting to pmduoe. They also usually contrihube less to
W indoor air pollution, heIping to keep oocupants heatthy. Se r.�ful, however, not
� tn overstress the limited supply of cerrain naturaI materials (e.g., x+edwood).
tt Miniauze use of organic These release volatile organic oompounds (VQCs) inta the atmospherP, mntr�ut-
� solveat-based flooz finishes, ing to smog and ground-level omne pollution. If you do not have experience
paints, stains, adhesives. working with low-VOG finishes, t�est the products first, or seek advic2 from
someone who has used them
Minimize use of pressure- Use detai2ing that will pi-ev�t soil aontact and mt Where possible, use alterna-
tre�ted lumbez. tives such as loc�lly available rot-resistant wood, or recyded plastic lumber. Take
measures to protect your workers when cutting and handling press�ire-treated
wood, and never burn saaps.
M;n;m;�e packaging waste. Avoid exoessive packaging, such as plastio-wrapp�d plumbing fixtures or
fasteners that aren't available in bulk If you Eeel that the aiat�zials you buy are
overly gac3caged, mmplain. A few complaints ran go a long way in changing
policies. Keep in mind that some praiucts must be carefully pac.kage�l bo prevent
. . datnage—ar►d resulting waste.
Ia�tall high-e�dency heating Well, tesigned lugh�ffidency furnaoes, boilers, and air condiEioners will not on�y
. �, and cooling equipment. save t�.�� bu9lding oa�upants money, but they will aLso oontribute less t� polludon
Z frorn fossil fuel oambusiion Instali only sealed-oombustion applianoes to reduce
risk of indaor air pollutian.
W
� Install high-effidency lights Fluorescent Iighting technology has impmved draznatically in recent ysars and is
and appliances. now generally suitable for homes. High-effidency applianoes offer eoonomic and
q, environa►ental advantages over their convention3l rnunterparts. Many utility
`. � , campanies offer pragraau to offset the cast af higher effidency equiPasent
� Install water-efficient equip- In aiany parts of the rnuntry, water resaurces are very limited, and aquiEess are
(� men� being depleted at alarn�ing rat�es. Water-conserving toilets, showerh¢ads, and
W faucet aerators not only reduce water use, they also reciuce dernand an �eptic
sysbems or sewage treatment plants. Measures to r�duce hot water use will also
• save energy. .
Protect Erees and topsoil during Protect trees from damage during mnstruction by fencing off the "drip line" _
sitework. around them and avoiding mapr changes to surface grade (sF2 EBN Vol. l No. l).
� Avoid use of pestiddes and Lnok into ?ess toxic termibe trmtments, az►d keep exposed fmst wa�ls free from
ather chemicals that may leach obstructions to diseaLrage insects. When back-filling a foundation or grading
ti� into the groundwater. around a house, dQ not bury any constructian debris. �
E"' Mix� + Tp job-site waste. At the start of a project, set up clearly mazked bins or trash c�ns far different
, y types of us�able waste (wood scraps for kindling„ sawdust for c�mpost; etc).
� F�.nd out where diff�ent materials can be taken for rECyding, and educate your
crew about reryciing proaedures.
o Make your business operations Save energy by making your of�iae as energy effident as possible, purchasing
°'� more enviranmentally respon- energy-effiaent vehides, arranging carpools t� jobsifies, and schedulin$ site visits
sible. and errands to minimize unnecessary driving. In your of�ice, purcha� recycled
office paper and supplies, r�c.yde office paper, use cofEee mugs instead of
disposable cugs. On the jobsite, recycle beverage rans,
Environmentai Building News: A Bimonthly Newsletter on Environmentaify Sustainoble Design & Construction
Subscriptions: 560/yr, S95lyr companies over 25 employees Pa9e 2
i
� �� I�� � '�,
. . . .
, ;
� � � � P. O. Box 3866 �
• � � m . Missoula. Montana 59806.
; � � phone 4Q6-549-7678
C � nt , � or Resou.rceful Buildi.n Technolo fax 406-549-4100
� I'
� �� �esaurce Efficiency �
informc�ion Sources � C�emQnstr�tion Projecfis
- ,
;
. i
Resource E�ciency and � P�v � � ea ��dL .G � ��a . . I
RecyGled ProduCts American Rscpc2ing Ivtarket, 1991
P.O. Boa 577
�t�ide t� Re �ource Effcient Building F1 men .c Oga�shurg, NY 13669 ;
Center for Resourceful Building Ph� 8�-26?=070? Faz: 315-471-3258 '
Technology, 2992 A large volume with listings of recycled i
consumer products. Includes 10 pages of � �
. P. O. Box 3866 Iistangs for building groducts, with additional
Missoula, Montana 598.06 ��,gs of regional distributors. Updated � �
Ph : 406-549-7fi7$ Fax: 406-549-4100 • ' I
A refererice to aver 100 manufacturers of regulazly. 164 pp. :
I
- . building products with recycled cantent or . � �
that achieve a mare efficient use of virgin • • �
resour�es in their manvfacture, ��1ud�s C��sfr�G �'on 6�/asf� ��£uetion !
,
discussian of the effects of virgin resource � � i
extraction and approaches to job-site wasta � ?Il�'��? �� On Anc� �P.II�oli�iori ' • •
. ,
management: 90 pp. $L lcte Rpcvcling , ,;d - : I
. Itttegrated Solid Waste Management Office ; '
jndex .� f Recvcle ProdLCts 200 North Spring Street, R.00ffi 3fi5 ' : �
Portland Metropolitan Service District, 1992 � 1�.�os Angeles, CA 900I2 �
2000 S.1�'. First Ave. - F'�S: 213•237- 1444 Faz: 213-237- 1445 � . �
Portland, OR 97201 � A free reference on options for recycling C & D ;
Ph: 503-221-1646 debris in fihe Los �ugeles area �
A reference to products made from recycled � �
materials with an emphasis on post-consumer ak;ng � Mole ill OLt of � Mo�„ngain II' �:
content. Includes nine pages of recpc2ed Grester Toronto Home
building products. 81 pp. Builders' Assoeiation, 1991 j
20 Upjoha R.oad , �
McRecv 1 . t SA Pro �,am North Yor�., Ontariv Canada . M38 2V9 �
McDonalds Carporation Ph: 416-391-3445 Faz: 416-391-2118 i
Environmental Affairs Department � i��oduction to the ]ogistics and k>enefits of
McDonalds Plaza reducing construction waste. 28 pp. �
� Oak Brook, IL 60b21
Ph : 708-575-5252 Fa�t: 708-575•33 �0 � � 1i .oa�tryction and
A listing of the recycled products used in UP,�molition Wastp in Vermont
McDonalds recent building program. Many Solid Waste Division
recycled plastics. 103 5. Main Street La.undry Building
'Waterbury, VT 05671
j��v_cled Prod�? ct Directorv Ph: 802-2�4-7831
Clean Washington Center, 1992 A compreheusive report that diseusses the
20016th Ave. Suite 2610 methocis +�sed in analpzi.ng C & D waste in i
Seattle , Washington 98121 Vermont, ths poteatial snd existing end-use '
' Ph: 206-464-7040 markets for recycled materials, as well as }
. Contains four pages of recycled buildi.ng planning and poliry implications associated '
products . 85 pp. with C & D waste rec9�6'- �P�z 140 pp. �
�
fostering efficient resource use in building .
. . ,,; .
�> • �
. ,
Resource Efficiency • informafion Sources �C Demonsfration Projects Page 2
Keaithy and IVon - TOXiC stone, glass, ceramics, and plantfibers.
. Includes eacellent illustrations, with a look at .
H .a� 1_in_�� nvironment�� Yo�r Guide di.fferent tyges of natural dwellings built .
to Indoor Well -Being throughout history.
Carol Venolia
P.O . Box 369 . The Non -To�cic Nome
Gualala, CA 95445 Debra L�rnn Dadd, 19$6
Ph : 70?-884-4523 A guide to choosing safe m�terisls for interi•
A discussian of the many elements to consider ors and household maintenance.
in creating a healthy indoor enviranment. �
xa�r Home �'oLr Nefllth. snd Welt -Being
jnt�erior ConcernG Resource Guide . David R.ousseau, 19 $9
Victoria Schomer, 1991 A practica] guide to achieving cleaner air, as
� P.O. Box 2386 well as i.mproved lighting and noise control in �
Mill Valley, CA 94942 new construction and renovation.
Ph: 415-38 � -8049 Fax: 415-388-8322 .
i A guide (in a loose-leaf binder format) to �
environmentally sensitive and lo'w-toxic En �t'[� ��C%enCJ/
alternative. products. 100 pp.
� �„m?ric�n CoLncil .for�n_
Safe Hnme ReG�Lrce GLide •nPr,gs-F,ffici .n . • :onomv • �
; and the Safe Home Di � .�,,�ts . 1001 Connecticut Ave. N.W.
` Lloyd Publishing Wa.shingtan, DC 20036
' 24 East Ave., Suite 1340 A nonprafit organization working to stimulatz
New Canaan, CT 06840 greater energy efficiency. Has a catalog
Ph: 203•966-2099 listing other publicatians on energy afficiency.
The Guide is a reference listing companies '
offering environmentally responsible products �onservati. �n �nd Rene��blP Enerev Inaurv
for building, agriculture and home caze. Has and Referra ' �ervice (CA_��,j$�,�
its own reference listing of organizations, P.O . Box 83GJ
designers , and consultants offering environ- Silver Spring, MD 20907
mental related services. 70 pp. Ph: $00-523-2929 `
The Digest is a bimonthly newsletter wifih A natianal service (fvnded by the U.S. Dep� of
' reports on environmental building issues Energy) that provides free publications to the
discussions on pa.rticular products . Avg. l5 pp. general public on renewable energy and
energy canservation. Puts out a monthly
�`he Healthv Nouce Cata) oe infarma.tion packet to subcribing organiza-
En�zronmental Health Watch tions. .
4115 Bridge Ave.
, Cleveland, OH 44113 . Fnerev Desien L_T da .�
A collection of articles on non-to�c building, J.D. Ned Nisson
� with lists of products and services. . P.O . Boa I?09 Ansonia 5tation
New York, NY 10023
�e Healthv House Ph: 212-662-?428
John Bower, Ecologically Safe Homes, 1989 A monthly newsletter on energy e£�icient `
7471 N. Shiloh Road housing with product and technology reviews.
Unionville, IN 47968 , Full of good technical inf'ormation.
A discussion of building related illnesses and
what can be done to create a healthy home j�'ome Ener�v • • �
environment. 392 pp 2124 Kittredge Suite 95 � � � . �
Berkely, CA 94704 �
�g Natural Ho� se Book Ph: 510-524-5405
David Peazson, 1989 Bimont�ily magazine covering all aspects �
Discusses the properties and benefits of a of residential energy consumption and
variety of building materials such as wood, canservation.
Center for Resourcefu! Buile�ing Techno%gy P. O. �ox 3�66 Mssoulo, fV�T 598Q6 �
�
Resource Efficiency o inforrnation Sources & Demonstrc�tion P�ojects Page 3
_ - -
� �esoiarce-Efficient Ho�sing regianally-based resideniaal snd commercial
.• Rocky Movntain Institute, design projects and small-scale manufactur-
� � 1789 Snowmass Creek Road sng•
� Old Snowmass, CO 81654-999 II
Ph: 303-92?•38b1 � Fs�l�i.�l !
A listing of publicatians, organizations and � Eco-Home Network �
�
� services related to energy-efficient housing. 4344 Russell Avenue �
Los Angeles, CA 9002? !
. �plar .ner�v IndLStrv Association Ph: 213-662-520? �
1730 North Lynn Street, Suite 610 A quarterly newsletter with a variety af �
Arli.ngton, VA 22209-2009 articles discussing sustainable living and I
Ph: 703-524-6100 building practices. � ;
Provides a mail-order catalog of renewable i
energy publications. n ^ronm,�tal�d_ing,N,� , '
� . Alex wilson, Editor � . I
Rftl, � Boz 161 I
Comprehensive BrattIeboro, VT o� 3oi _ 'I
Ph: 802-257-?300 .
BuildPrs for Social Re�ponsibilitv A bi-monthly newsletter on environmentally ,
RR I, Bax 1953 sustainable design sud canstrucfaan. Well-
Hinesburg, VT p5461 written and comprehensive. 16 pp.
Ph: 802-482-3295 . '
A group of bu�lders working to find aew ways F -a � . _ " a - '
to build envionmentally-sound, healthy, and City of Austin - Enviironmental & �
effordable houses Conservatian Sezvices, 1952 . �
2a6 East Nint]a St. Suite 17. 102 '
��jld Green Pro �am Newsletter Austtiin, TX 78701 �
Ortech International and the Grea.ter Toronto ph: � 12-499-2U00 � .
Hame Builders Association Provides a check-list ra�ing e ystem for build-
239 � Speakman Drive ers participating in Austin's Grreen Builder ,
Mississav.ga, Ont L5K 1B3 � Progzam. Suggests environmentally sound i,
Ph: 416-$22-4111 options for managiag water, energy, building '
Provides informat3on �n recycled building ���s and solid waste. 80 pp. �
,
groducts being developed i.n Canada and the '
Build Green prog=am sponsored by Ortech �in_X�ronmen aT R _cott� T ��d -
and the Greater Toronto Home Builders Americs.n Institute afArchitects
Association: 1735 I�tew York Ave., N.W. '
Washington, DC 200Q6 . '
Bu ;la;�,g with Nat�re , Ph: 804-365-2724
Carol Venolia, Architect A project of the AIA's Committee On The
P.O . Bax 369 Environment (COTE), this guide is a subscrip-
Gualala, CA 954� b tion service that is updated quarterly. Pra
Ph: ?07-884-4513 vides analysis of bua.lding m.aterials produc-
A bi-monthly newsletteT with a variety of tion, use and eventual disposal. Inclv.des a �
� articles on low-toxic and resource efficient section on "csse studies" giving, ezamples of
. products and practices. environmentally sensitive practices.
�enter for Ma�mum o . n .ial � � �lobal Choicp�esoLrce C �id . •
�u9lding Svstsms Archem9 Cansulting - David Rousseau
Pliny Fisk III , Ca-director 3683 West 4th Ave.
$604 F.M. 969 Yancpuver, B� V6R, 1P2 Csnada
Austin, TX 78724 Ph: fi05-73?-8068
. Ph: 512-829-8413 A guide to envircnmentally sea�itive and low-
An appropriate technology firm specislizi.ng toxic alternative products and educational
in ecological planuing in conjunction with infornaation.
� Center for R�sourceful Building Technology. P. (3. �ox 3�6s5 1Vlssoula, t6?T 59806
_ _ _
,
" ,
Resource Efficiency v Infc�rmation Sources & �emonstccsfion Projects Page 4
In .rior .oncerns ResoLrc . (� �id . A qusrterly newsletter providing dialogue
Victoria Schomer� ASID, 1992 and information on the variety of elements
P.O. Box 2386 involved in environmental building.
Mill Valley, CA 94942
Ph : 415-389-8049 Fax: 415•388-8322 . G„gttrcebook for S�stainable Desie�n
A guide to environme�tally sensiti�e and low- � Architects for Social R.esponsibility �
toxic alternative products as well as educa- 248 Fra.nklin Street I
tional information for designing and building Cambridge, MA 02139 I
safe , ecologically sound homes. Z`his reference hook of�ers a comprehensive
. �look at the interconnected issues regarding
pacific orthwest Ecobui] din � Network susta.i.nability. Each chapter analyzes a
Jeffrey Learned seperate component of the design and con-
426 Van de Vanter 'struction of a structure, with a list of sug-
. Kent, WA 98031 gested �roducts.
� Ph : 206-8�4-7654
�
Demanstrafion Projects and Programs
; � �
( Advanced Houses Program , ,
5ponsor: CANMET - Energy, Mines and Resources �f Canada �
Location: Ten sites across Canada
Completion: VYaterloo, Ontario I992
Langley, British Columbia 1992
� Focus : Houses demonstrating state of the azt energy and water ef�ciency recycled
� products , and environmentally frienclly buildi.ng technology. Tha purpose i:
to display new products and ideas to the general public.
' Contact: CANMET Buildings Graup - r.nergy, Mines and Resources
' S80 Booth Street
� � Ottowa, Untario K1A OE4 '
Ph: 613-943-2259 Faz: 613-996-9416
Auduban Hous�
Sponsor: National Audubon Soaety
� Location: New York City, NY
Completion: November, 1992
Description: A commercial retrofit of an 1891 department atore. The remodeled structure
. � contains a variety of recycled and low-to�ic building materials, energy efii
cient heating and ventilation systems, energy effcient lighting, snciinnovative in-
house recycling systems for the occupan#s.
Contact: National Auduhon Soaety
�Eco-Home - .
. Sponsor: EcaHome Network �
Location: Los Angeles
Ccmpletion: An evolving praject in an existing house �
Description: An urban retrofit demonstrating a wide variety of resource conserving systems and
sustainable living practices including xeriscaping, solar power, aad water conserv
ing fixtures and systems. Tours are available.
Contact: Eco-Home Network �
4344 R,ussell Avenue �
Los Angeles, CA 90027 .
Center for Resourceful Building Technology P. O. �ox 3866 Mssoula, MT 59806
� � /
Resource E�ciency • tnformation Sources & Demonstreztion Projecfis Page 5
���
i
EnviroamentaI Defense Fund Headquarters
. Sponsor: Environmental Defense Fund I'
' � � Location: New York, New York � � � j
Completion: July, 1992
Description: A retrofit incorporating high-efficiency heating and lighti.ng, snd natvral,
.• � low taxic interior finishes. !
Contact: EDF !
257 Pazk Avenue South '
. New York, NY 10010 i
Ph: 212-505-2100 !
_ ,
Florida Hause
Sponsor: Sarasota House Foundation '
Location: Sazasota, Florida �
Completion: 1992
Description: Two homes that will serve as permanent, public demonstration centers for
. • energy sr�.d resource conservation technolgies and construction methods.
R'ill have a library and will be open for tours and classes.
Contact: Florida House Foundation i
P.O . Box 21583 �
Sazasota, FI 34276 . �
i
� Green Dream House �
Sponsors : Greater Toronto Hame Builders' Association �
ORTECH Internai3onal . �
Location: Toronto, Untaria �
' Completion: Early 1992 � i
Description: Clne of the first initaatives of the "Build Green Program" developed by .
ORTECH and G.T.H.B.A to use recycled materials in construction. � �
Contact: ORTECH Internataonal I�
� 2395 Speakma.n Drive j
Mississauga, Ontario L5K 1B3 , � ;
P1S: 416-822-4111 Fax: 41fi-823•1446 • i
HERE Today F3ouse
Sponsors: Portland General Electxzc
Sustainable Building Collaborative
I.acation: Portland, Oregon
Completaon: Early 1993
� Dascription: fntegratirig materials and techuologie that are j�ealthy,�nergy Efficient,
�esource Efficient, and �nvironmentally Responsible
Contact: 5ustainable Building Collaborative
815 S.E. Clatsop
Portland , Uregon 97202 �
Ph: 503-234-6931 Fax: 503-235-0137 '
Living Environment Concept House
Sponsor: General Electric - Plastics Division
Location: Pittsfield, Massachussetts � '�
Comple�ion: October 1989
Descriptian: Derrionstrates extensive use of engineered & recycled plastics. 3,000 sq. ft.
Contact: General Electric Company - Plastics Group
. One Plastics Ave. •
Pittsfield, Massachussetts 01201 .
Ph: 800-845-4600
Center for Resourceful Building Technology P.O. �ox 3866 NJssaulo, �fT 54806
�
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. ,. � .;,�
Resource Efficiency � tnforr� ation Sources & Demonstration Projecfs Page 6
iNatural Resaurces Defense Council
I Sponsor: Natural Resources Defense Council .
� ! Locatiun: Manhattan, New York �
; Completion: 1991 .
' Description: A. retrofit project that employs natural and energy-efficient lighting and
, cooling, ss weIl as low-toxic interior furuis]ungs. �
� Contact: Cro�cton Collaborative
� � � 1122 Iviadison Ave.
; NeFr York, NY �
� 212-794-2285
, . .
( � Picard Residence �
i Sponsor: John Fica.td
Location: Los Angeles, Ca.lifornia, �
Completion: June, 1991 '
Description : Energy efficiency, solar energy, water conservation, and eztensive use of
� recycled steel building products.
� Contact: Environmenta.l Engineering (E2)
12915 Greene Ave:
� Los Angeles, California 9Q066
i Ph: 310-827- 1217 . � �
' R.eCRAFT 90 �
Sponsor: Center for Resaurceful Building Technology
Location: Missouls, Montana
Completion: February, 1992 � .
Description: R.esource E$`iriency using a large variety of recycled and innovative buildiag
products . Energy efficient systems and design. 2,400 sq. ft.
Contact: Center for Resourceful Building Technology
� � P.O. Box 386& .
Missoula, MT 59806
Ph: 406-549-7678 Fax: 406-549-4100
� Resource Coaservation House
Spansor: National Association of Home Builders
Laca�ion: $owie, Maryland
Completion: Fall, 1992
Description: Energy and water efficient designs and components, products made with
recycled materials, and durable, low-maintenance products. 3,400 sq: ft.
Conta.ct: NAHB Research Center
400 Prince George's Boulevard
Upper Marlboro, Maryland 20772-8731 �
Ph: 301-249-4UU0 Fax: 301249-0305
Cenfer for Resourcefu! � uilding Technology P. O. �ox 3866 iVlssoula, R9T 59806.