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1434 Sprucc St!eet,Suitc 110, Bouldcr,CO 80302
phone:303.449.4433 fax:303.449.3366 emai l: i n fo@Res o rtDcsign. com www.ResortDcsign.com
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Statement Nurnber: R00O001595 Arnount: $20,00 lO/22/2OOLO4:.42 Pittl
Palment llethod: Check Init: aIAR
l{otatLon: 2334
Pemit No: DRB01O358 T14re: DRB - Minor Al-teration
Parcel No: 210107115033
Site Addreag: 97 RoCKLEDGB RD ITATL
IocatLon: 97 Roelcledge Road
Total Feee: $20. OOltrie Payment: 920.00 Total ALLr PmtE: $20.00Balance: $0.00*tlllat**tlt*t*++tll'l******llf**lt**'i*'l*l*****tt++tf**+all***ll'ltlt****t*t'l******+++*{r***l**!t
ACCOI,JNT ITEM LIST:
Account Code Description Current ffis
DR 00100003112200 DESIGI| REVIEI' FEES 20. 00
-------
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Deptrtment of Community Development
75 Soah Frontage Road
Vail, Colorado 81657 r^rt4 ro /,
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DESIGN REVIEW BOARD AGENDA
Wednesday, September 19, 2001
3:00 P.M.
PUBLIC MEETING RESULTS
PUBLIG WELCOME
PROJECT ORIENTATION , LUNCH - Gommunity Development Department
Oecopy
12:00 pm
2:00 pm
MEMBERS PRESENT
Bill Pierce
Hans Woldrich
Charles Acevedo
SITE VISITS
MEMBERS ABSENT
Clark Brittain
Andy Blumetti
1. Thomson residence - 3897 A Lupine Drive2. Aiello Children's Trust - 2670 Bald Mountain Road
3. Town of Vail Bus Barn - 1329 Elkhom Drive
4. Ford Park - 841 Vail Valley Drive5. West Vail Mall -2171 N. Frontage Road
6. Langmaid/Casabonne residence - 2953 Bellflower
AllisonDriver:
PUBLIC HEARING - TOWN COUNCIL GHAMBERS 3:00 pm
1. West Vail Mall - Final review of exterior modifications- Brent
2171 N. Frontage Road/Lot 2, Vail das Schone Filing 3.
Applicant: Gart Properties, represented by Victor Mark Donaldson Architect.
MOTION: BillPierce SECOND: Charles Acevedo VOTE: 3-0
APPROVED WITH 3 CONDITIONS:
i. Additional landscaping will be added in accordance with the revised site plan
submitted at the DRB hearing.2. Tree height (on the north side of the building) will exceed the street level along
Chamonix Lane by at least 6-8' to ensure effective screening.
3. Tree sizes will vary accordinglY:
Evergreens - 1/3 at 6-8', 1/3 at 8-10', 113 at10-12'
Deciduous - Yz at 2" caliper or greater, lz at 3" caliper or greater
2. Langmaid/Casabonne residence - Final review of proposed roof. Bill
2953 Bellflower/Lot 5, Block 6, Intermountain
Applicant: Kim Langmaid/PeterCasabonne
MOTION: Charles Acevedo SECOND: Hans Woldrich VOTE: 3-0
APPROVED
3. Thomson residence - Final review of proposed addition.
3897 A Lupine Drive/Lot 4, Block 1, Bighorn 1"'Addition.
Applicant: David & Sarah Thomson, represented by Pat Walsh, VAG, Inc.
MOTION: Charlie Acevedo SECOND: Hans Woldrich VOTE: 3-0
Bitl
APPROVED WITH 2 CONDITIONS;
1. That it meet all Town Code provisions.
2. That the metal railing be black.
4. Taylor/Donance residence - Final review of proposed waterline location & Allison
tree removal.
107 &97 Rockledge Road/Lot 4 & Lot 3, Block 7, Vail Village 1"' Filing.
Applicant: Jay Peterson
MOTION: Bill Pierce SECOND: Charles Acevedo VOTE: 3-0
APPROVED WITH TWO CONDITIONS:
1. That it be approved as submitted, or can do 5 spruce, 14'-16' & 1 spruce 30'with
locations to be determined by the Taylors.2. That no permits shall be issued for 7 days.
5. Aiello Children's Trust - Final review of exterior changes t.o an existing residence. George
2670 Bald Mountain Road/Lot 29, Block 2, Vail Village 13'n.
Applicant: Aiello Children's Trust, represenled by Pinyon Builders
MOTION: Charles Acevedo SECOND: Hans Woldrich VOTE: 3-0
APPROVED WITH 1 CONDITION:
1. That it be per the meeting with the contractor.
6. Pitkin Creek Park - Proposed awnings for Sims MarkeVSpikes Liquors and
Gore Creek Properties. Allison
3971 Bighorn Rd./Pitkin Creek Park
Applicant: Vince Skarajunsky, Tim Parker, and Craig and Judy Sim
MOTION: Gharles Acevedo SECOND: Hans Woldrich VOTE: 3-0
APPROVED W]TH 4 GONDITIONS:
1. That the windows be the same size & frames shall match windows of commercial
level.2. That the awning over Gore Creek Properties be L-shaped.3. That the East Vail Market sign be reviewed by staff.
4. That the color is approved as submitted.
7. Ford Park - Revised Ford Park trash enclosure design. George
841 Vail Valley Drive/Ford Park.
Applicant Town of Vail
MOTION: Charles Acevedo SECOND: Hans Woldrich VOTE: 3-0
APPROVED WITH 2 CONDITIONS;
1. That the garage door be painted to match the body of the building.
2
2. That the thickness of the fascia board be increased.
8. Town of Vail Public Works Bus Bam - Final review of proposed roofing material Allison
1329 ElkHorn Dr. / Unplatted
Applicant Town of Vail
MOTION: Hans Woldrich SECOND: Charles Acevedo VOTE: 3-0
APPROVED WITH 1 CONDITION:
1. That the color be "cool black" or dark grey to be reviewed by staff.
Staff Approvals
Nutt residence - New deck. Allison
1855 Sunburst Drive/Lot 6A, Vail Valley 3' Filing.
Applicant: William J. Nutt
Schleicher-Rengier/Hatch residence - Replace 2 doors and 2 windows, same for same. Judy
3921 Bighorn Rd, 2GlPitkin Creek Park Condos.Applicant: Randall M. Hatch
Alexander residence - Interior addition of loft. Ann
68 E. Meadow Drive, #109/Block 5D, Village Inn Plaza.
Applicant: Judy Alexander
Bridges residence - Re-roof, same for same. . Judy
2460 Bald Mountain Road/Lot 20, Block 1, Vail Village 13th Filing,
Applicanl: Plowden C. Bridges
AnnSchmidt residence - Relocation of sewer line.
401 Beaver Dam Circle/Lot 2, Block 4, Vail Village 13'n Filing.
Applicant: Carol Woods Schmidt
Mereles/Firman residence - Replace asphalt driveway with pavers. Brent
1984 Sunburst Drive/Lot 20-A, Vail Valley 3'o Filing.
Applicant: Ruben Mereles
B&C Properties LLC - Replace 2 exterior doors with windows and window addition. George
380 E. Lionshead Circle/Lot 7, Lodge at Lionshead.
Applicant: B&C Properties LLC
Scott residence - Re-roof. George
1 151 Sandstone Drive/Lot A-7, Block 2, Casolar Vail.
Applicant: George & Cynthia Scott
Sitzmark Lodge - Screening of melers. Brent
183 Gore Creek Drive/Lot A, Block 58, Vail Village Filing 1.
Applicant: Sitzmark at Vail, Inc.
Millrace Condos - Exterior stonework & repaint. Ann
1320 Westhaven Drive/Cascade Village Area B.
Applicant MillraceCondominiumAssociation
Parks residence - Tree removal/replacement.
1806 Gore Creek Drive/Lot 34, Vail Mllage West Filing 1.- Applicant:. M.B. Parks
Old Gondola Building - New sliding glass lobby entry doors.
500 E. Lionshead Circle/Lot 4, Block 1, Vail Lionshead Filing 1.Applicant: Vail Corp
Casa Del Sol Condos - New stone address entrance sign.
2055 S. Frontage Rd. WesUCasa Del Sol Condos.Applicant: Casa Del Sol Homeowner's Association
Bill
Brent
Brent
Mclntyre residence - New chimney cap and flue sunound. Ann
1 191 Homsilver Circle/Lot 3, Block 2, Vail Valley 1'' Filing.Applicant: Mclntyre Vail Trust
Croieau residence - Increase patio wall height. Allison
400 E. Meadow Drive/Tyrolean Condos.Applicant: Alexander Family Trust
JVB Properties - Vail LLC - Driveway removal and replace. George
45 Forest Road/Lot 33, Block 7, Vail Village 1"' Filing.
Apiplicant: JVB Properties - Vail LLC
The applications and information about the proposals are available for public inspection during
regular office hours in the project planneds office, located at the Town of Vail Community
Development Department, 75 South Frontage Road. Please call 479-2138 for information.
Sign language interpretation available upon request with 24 hour notfication. Please call 479-2356,Telephone for the
Hearing lmpaired, for information.
lr 'r.r MAYAFFEcrror* r*orJ\
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town oY
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of the
Town of Vail on August 12,2002, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a variance from Section 12-68-6 (Setbacks), Vail Town Code, to allow for a
gafage encroachment in the rear setback, located at 5167 Gore Circle/Lot 12, Block 3, Bighorn
Subdivision stn Addition.
Applicant Rolland S. HamelinPlanner: Matt Gennett
A request for a final review and recommendations of the following applications related to the
proposed redevelopment of the Vail Mountain School:
1) A request for a recommendation to the Vail Town Council to rezone 3010 Booth Falls
Road/Lot 1 1, Block 2, Vail Village 12h Filing from Two-Family Resiciential to General
Use:
2) A request for a recommendation to the Vail Town Council to Zone Lot 12, Block 2,
Vail Village 12tn Filing to General Use, The northern portion of this lot is zoned
Agriculture Open Space;
3) A request for a recommendation to the Vail Town Council to rezone Tract C, Block 1,
Vail Village 12tn Filing from Two-Family Residential to General Use;
4) A request for a recommendation to amend the official Town of Vail Land Use Map for
Tract C, Block 1, Vail Village 12th Filing from Low Density Residential to Public/Semi-
Public;
5) A request for an amendment to the previously approved development plan and a new
conditional use permit for a private educational institution and an active outdoor
recreation area on 3o1O Bo6th Falls Road/Lot 1 1 , Block 2, Vail Village '1 2th Filing and
3160 N. Frontage Road EasV Lot 12, Block 2, VailVillage 12h Filing;
6) A request for a conditional use permit to allow for the construction of eight Type lll
EHUs located on Tract C, Block 1, Vail Village 12' Filing;
7) A request for a for a conditional use permit to allow for temporary modular classroom
structures located at 3160 N. Frontage Rd. EasV a part of Lot 12, Block 2, Vail Village
12th Filing;
8) A request for a recommendation to the Vail Town Council to modify the official Town.uiVa|iiiUckiu1i-HazarclMaptorirurcat-vappitlveCi;riiiigaiionior3160N.irontage..
- .-:j ..:. - th -| \L,<,i\..,,-\ri ,-, -,-;ii:; i;ni, r.i-r -, J,--.'r ., "*,, .:i;*5- . : ,:,r:,g, ''i'r'siij
9) A request for a major subdivision in accordance with Title 13, Chapter 3, Vail Town
Code, and setting forth detaiis in regards thereto, located at Lots 11 and 12, Block2,
Vail Village 12th Filing and Tract C, Block 1, Vail Village 12'n Filing.
Applicant: Vail Mountain School, represented by Braun Associates, lnc.Planner: Russ Forrest
A request for a minor amendment to Special Developnment District No. 6, to allow for an expansion
of commercial uses into common area, located at 123 S. Frontage Rd. WesULots M,N, &O' Vail
Village 1't Filing.
Applicant Club Chelsea, represented by JMP ArchitectsPlanner: Warren Campbell
s
A request for a final review of a final plat for a major subdivision; a request for a final review of a
conditional use permit to allow for a private educational institution and development plan approval
to construct employee housing; and setting forth details in regards thereto, located at the site
known as "Mountain Bell'/an unplatted piece of property, located at 160 N. Frontage Rd./to be
platted as Lot 1, Middle Creek subdivision.
Applicant Vail Local Housing Authority, represented by Odell ArchitectsPlanner: Allison Ochs
A request for a conditional use permit, to allow for a public utility installation, located at the East
Vail Water Tank, 5004 Snowshoe Lane/Summer Recreational Area, Vail Meadows Filing 1.
Applicant Town of VailPlanner: Bill Gibson
A request for a recommendation to the Vail Town Council to of an amendment to Section 12-7A-7
(Height), Vail Town Code, to increase the maximum allowable building height in the Public
Accommodation Zone District.
Applicant Bob Lazier, represented by Jay PetersonPlanner: George Ruther
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office, located at the Town of Vail Community
Development Department, 75 South Frontage Road. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Community Development
Department. Please call 479-2138 for information.
Sign language interpretation available upon request with 24-hour notification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Pubfished July 26, 2002in the Vail Daily.
Mr. & Mrs. Steven Johns
46-301Jacaranda Court
Indian Wells,Californi a 92210
December 5,2003
Mr. Russell Forest
Vail Town Government
111 South Frontage Road
Vail, Colorado 81657
Dear Mr. Forest:
As concerned Vail community members for over twenty six years, we are
dismayed by the inability of our architectural review board members to
thoroughly review new home construction plans in order to prevent
architechral blunders which detract from the beauty of the Vail Valley. It
is particularly evident in the new home construction occurring directly
aoross the steet from 45 Forest Road. To allow a roller coaster q@e
conveyance to be exposed to public view from the road is to undermine the
very ideals that a architectural review board should be upholding. As of this
date there has been no attempt to camouflage this roller ooaster oonveyanoe
system with any type of landscaping. This roller coaster is open to public
view. We would only hope that this has been a oversight on the part of the
Town Architeotural Committee and that it will soon be corrected. Awaiting
your reply, we remain
Sincerely,
-YA JYVr- S-+4*'
Mr. & Mrs. Steven Johns l)
cc: Mr. and Mrs. Jack Thompson
Page I of2
Jay Peterson
From: "Snyder,Jane"<jsnyder@ResortDesign.com>To: "Jay Peterson (E-mail)" <jkp@vail.net>
Sent: Tuesday, August 05, 2003 3:52 PMAttach; PlC00004.jpg; PlC00002.jpg; PlC00003.jpg; PlC00001.jpg
Subfect artrock mockup pie,s2-12-01
<<PIC00004jpg>> <<PIC00002jpg>> <<PIC00003 jpg>> <<PIC0000I jpg>>
Jane Snyder, AIA
Resort Design
303-449-4433
8t13/2003
Page 2 of2
8/13t2003
Page 1 of2
From:
To:
Gc:
Sent:
Attach:
Sublect:
"Snyder, Jane' <jsnyder@ResoftDesign.com>
"Jai Peterson (E-maiD" <jkpclvail.nef>
"a-rio roster @-mai1'r <oiab@rgscon@'@m>; "Bennett Donance (E-maiq"
.Uoo-nanceejOmbin6.com>; '!-aiquie Donance (E+nail)"--<jacquie@rcameldalejcom>; "Mike Houck
(E-mail)'<m-ikeh@gscon@.@m>; "Paul Sisneros (E-mail)" <pauls@lgsoon@'@m>
Thursday, JUly 24,2003 8:39 PM
ArtRockFu nicularPit03-07-24. j pg
funicular pit artrock ProPosed cut
hijay-
pet yotr r"quest that we go ahead with reducing the height of the-artock
walis at the-funicular pit, please find the following photo attached. the
photo shows the blue tape from your meeting with the town and a new black'line of what we propose-. the blue tape extends behind the funicular pit and
could create structurat problems should we cut there. it also would make the
upper wall taller than the 6 foot malr. we can however, cut along the black
line as indicated.
please let me knowhowto Proceed.
thanks,
jane
<<ArtRockFunicularPit03 -07-24 ipry.>>
Jane Snyder, AIA
Resort Design
303449-4433
7t25/2003
Page2 of2
7t25t200?
O uoo,"Y & r,ETERsoN o
A PROFESSIONAL CORPiORATION
Weststar Bank Bldg.
108 South Frontage Road Wcst, Suit€ 210
Vail, Colorado 81657
Telcphone (970) 4760092
Facsimile (970) 47G0O99
MEMORANDUM
TO: Allison C. Ochs
DATE: June 16,2003
FROM: Jay K. Peterson
RE: Dorrance/lVlalone Residence
Dear Allison:
It is my understanding that a Certificate of Occupancy will be issued on the
Dorrance residence (from a zoning compliance standpoint) upon the following conditions
being met:
l) The completion of landscaping according to the approved plan.2) The reduction in wall height in the area shown and marked on the attached
four photographs.
3) The establishment of the shoulder and drainage ditch above and below the
driveway.4) The retention of the $10,000.00 escrow deposit by the Town of Vail to
secure the modification to wall height by August l, 2003.
In addition, should we desire, the landscaping plan may be added to according to
Sherry Dorward's letter of April 16, 2003 in whole or in part, subject to the following
three conditions:
l) Four groups of aspen trees may be placed against the wall along Forest
Road west of the driveway in locations marked by you and Leonard on
July 12,2003.2) Bushes that are not over 36 inches high can be placed along the wall west
of the driveway.3) No planting shall occur within 5 feet of the asphalt.
If this is your understanding, please execute where indicated below.
Edwards Oftce
P.O. Box 449
175 Main Su€eL Suite Cl04
Edwards. Colorado 8 1632
Telephone (97O) 92G9255
Facsimile (970) 9269298
I)enver Office
1660 Lincoln Sheer, Suite 3175
Denver, Colorado 80264
Telcphone (303) 837- 1660
Facsimile (303) E37-0@7
Consent
The above referenced conditions upon being met will constitute zoning
compliance by the Dorrance and Malone residences.
Allison C. Ochs
Page I of4
Jay Petercon
From:
To:
Gc:
Sont:
Attach:
Subiect:
<PaulS@gscon@.com>
<jle@vail.nef>
<BradF@gscon@.com>
Friday, June 13,2003 10:11AM
MVC{01 S.JPG; MVC402S.JPG; MVC{06S.JPG; MVC{07S.JPG
artrock cut
GEORGE SIIAEFFER CONSTRUCTION COMPANY
PAUL SISNEROS Phone 97o06.121? Fax 970.7.1&660t
Jay
Here are the photo of the art rock as it was laid out.
Paul
6/1312003
Page2 of 4
6/1312003
Page 3 of4
6n3/2003
Page 4 of4
6t13/2003
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June 9.2003
J. Matthew Mire, Esq.
AndrewW. Loewl, Esq.
FAX NO.:
PHONE:
970479-2157
303.223.1122
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J. Matthew Mira, Esq.
Vail City Attomey
75 S. Frontage Road
Vall, cO 81657
RE: Thompson/Dorrance/Tonrn of Vail Land Usc Disputa
Dear Matt:
As you know, my clients, Jack and Viki Thompson. have received repeatedassuranors - most recently in the attached letter to me ftom Allison bcns _ tt atcertificates of_orcupanry would not be issued ior the Dorrance
"no rt,|"r-on"resadencas untess and untir the tiered, faux rock retaining GiisvstJ, E"i[ on theMalorc-Donance- propertes has beEn brought into comillan". wi*, ""aions 6 and11 of the Town of Vail Development Standafos.
As construction on the Marone-Donance properties-draws to a crose, rt is apparent
llll$""Fi"ing.wail system viotates thaablve-referenced stanoiiis ii nu,n"-u-rocanons. In particutar, a portlon qf the r€tainlng urall situated at the base of thefunicular.trads_appears t9 !" rt !93st 8'tail, des;ite the 6'heigfrt iimitation in tirestandards. (when aeked about this obvious vloiation, .tay etiereon, Jrereo tney"y - never.previousty stated to us. - that this-portion orine retainjrn'g ;l r,ras, infact, part of the funicular "structure," and thereflre not subject to il,"-n"iJr,t
:T-tlgT-"t-Addih'onaily, on the segment of the wail imrniOlatety aajaEnt to
t_"1F-T.To"o, compfiance_wlth the helght limitaflons appe?rs to havgbeen achlevedg-"111?I!."^rylg_top soit at the base of the wail, a irlative but, obvtously,mpermanent and inappn priate way !o achieve compllance.
June 9,2003
Emrirnsteln Hyltt & Farb.r, p,C.
Drmrer, Colorrdo TgOg,Zpg.ltOO e SOS.l2g.t tttWashingFn, D.C. r ZO2.Z96.1E5S F 208,296.Z009
Arpen/Vait. Ccbrado T g?O.g4s.$gc| r grc,gea.e€lo
60ea\9000t?p6105.1
05:llr Frctronrrtrin-lyrtt I Farbrr
uay n. Fererson, ilJune 9, 2003
Page 2
In vlevtr of thgse cir".rmdances, praaie advieg me immcdratery ac to the Torn,sspedfic intendons wirh
'"spacrto emorcde't ;iit s6-G;;iirinli rly dbrrbmay proaeGd accordlngly.
tollfilI||T-8t2 P.00!/001 F38t
Allison Odrs
Jay K Pctcrson, Eaq.
Ec4tgountsH05,1
Jun-09-03 05 r00pn Fron-Brownstein|t t I Farber.T-80r P.001/003 F-183
Brownstein I Hyatt I Farber
410 Sa\renbsrth Stred
TwstlFsaaond Hoor
Oqlr€i 6hf o€db 8 Uf024 Lg?
Uf{a$r.com
Fax Gover Sheet
DATE:
TO:
FROM:
RE:
June 9, 2003
Allison C. Ocfrs
Town of Vail
AndrewW Loewi
FAJ( NO.:
PHONE:
(s70) 479-2452
303.223.1122
No, oF PAGES Wfl{ covER PAGE:
lF YgU Do NgT REcElvE ALL oF.THE PAGES, oR lF YoU ENcouNTER ANy DtFFtcULTlEs WITH THlsTReNsMtsstoN, pLEASE cALL oun orrrce Arsoi:zs.iidri. TltAr{r-Voii. - - '--- ' -- '
Message:
6684t5\7214736. 1
Statemem ot Confi d.rdality
The hfitmatlon containcd in thF f.x mesJagg ls.auomey pdvilcoed and confidcntial Inturmatlon, tnbnded only fuithe usr sf ths incivftruar or entitrr nrmed abo,'. tt uc
".Lo"i c -tr,s m"u$ge is not the nrnoii ,tfoonr, you ".hcrcbv nodriod that an) diesemindon, ri"tnl rilon or-oopv oi iiiJiimoun-iihbi i"-#Aifi;ib.iii, rr1., h"r"t€ceived thls comnunlcltion ln enor, plsaserrcrify usrrir;Edbtclybv Ftephoru unJreiiri1litC oiri.:iat message tous Et the abow addra:s via thr U.S. postEt Servi;i nanf iou,'
Brown5t.ln ttrltt i Farlcrr p.g,
Denror, Cotoraoo Tg{Xt.22S.t lOO Fg{}3.AlBliI I
laJarhingwn, D.C. T2@.296,?353 F 2OA.ZS,?OO9
Asp€n/Varl, Colorrdo T9ZO.94E.53OZ F 9?0-A84.?Z160
Jun-09-03 06:00pr Fror8romtte in.|tt I Fatber.T-80t P.002/009 F-181
Brownstein I Hyatt I Farber
41{) Sgpob.rth $t€.t
TlentpSondFlor
Denner. Colorqdo 8o]@qt
bhf{6lv,com
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VIA FACSITILE
J. Matthcw Mlle, Esq-
Vail CityAttomey
75 S. Frontage Road
Vail, CO E16S/
RE; ThompsonlDorrance.lTown of Vail trnd Ute Disputo
DEarMatt:
As you knour, my clients, Jack -and Mki Thompson, hevg rcceived repeabdassurances - most recenfly In the attactred lefier to me from Allison bchs _ ttratcertificEtEs ofoccupancy uroutd not be issued forthe Donance and La"Ln"residanoes unless and un{l the uered, farx rock retalning ,"arr sy=tem Eurlt on the
[alo11D:nance-pro-perties has bcen brought into comiri-niJi,rm'se-dons o ano11 of theTown of Vall Derrelopment Standa;ds.
As construdion on the Malone-Donance properties draurs to a close, it is apparentthat.thc retaintng walt system viotares theabbrre-refurenced srfia;;$ ii nur",ou"
locltigns, In particrrtar, I Fgrtiol of thc retaining yvalt situaid at ure oaii sf tne
l{nlcular.hacts-appeers t9 !c a! Fas't 6' ta[, des]pite thJe irarghtli;ifton in thestandards. ffien asked about rhrs obvious vtoiation, ,tav pifrrlin, ffirec theyiry - ncver. previousrv sj+d.to us - that this portid of thc ;tai;dg ilil was, infact, part of the funictlar "shucture," and thersfir€ nst subjedro n iiigt t
Sjt"lJr$:)-{{tig3altV, oT..th.? s?s49nt of the wail lmmioiaerv adja-Jrrt to
l_on€s! Itoa€r, compflancewith the height limitations appean to tiavjueen achierredg1dryga-1",9_to_p soil a the basi of the wail, a #"tv; i*fiUvi*$v,mpermancm and lnapprcpdaE vuay to adriene complhnce.
June 9.2003
Brernrbin Hy.tt a t rb.r, p.egcnv*, OololgCo T gtg-A2O.ltOO Fg]!f.!A3tltIw.sfiingDa, D.c, Ts02.2s6,?fft F 902r96.?(xt9Ascn/Vril. C.nlar:.|^ T E ^^.a..- F^F
566419000\796105.1
01,00n tj*r-t,.ll|tt I Frrbrr."'
Jay K Petorson, Esq-
Junc 9.2003
Pgglc2
In vicw sf thgs drqmltanoec, plegrc advirc me lmmedlately as to thc Town,rspcclfic Int$tionr wiih nspecr ti entbrcemcnt * has6Grd;.6 0fi;y cilcntsmay procccd accordingly.
T-t0l P.00!/!08 F-fll
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Ailaonffis
Jry K, Pctcrson, Esq.
aMilttG.l
tlav-Zl-03 01:12pr FrrBro;nrtrln.|,, , Farbrr. 'T-611 P.001/001 F-337
Brownstein I Hyatt I Farber
4lOSocrrbedtSfirrl
Tnrcnt}Fsccord Flor
tl'|lls: colffi80llfiFr+(tz
bhf{4,'lcom
Fax Gover Sheet
DATE:
TO:
FROII:
RE:
May 21, 2003
Alllson G. Oche
Tornnr of Vall
AndrerttlW. Loewi
FAX NO.:
PHONE:
(s70) 479-2452
303.223.1122
tF you Do NoT RECEII/EAIIoFTHE FAgEs,_oR lF^Y-ou-ElcouxreaANY DImCULTIESWTilTHIS
hilEfitsiioit, tlEf'sai:AtL ouR oFFlc€ Ar !0!.2t4.1100. THATIK You'
illessage:
No. OF PAGESTUTffi COVERPACE:
6E0aut7l4zl5.1
slil.ms|t of Conltd3lfrrlw
nr hfmnaion conblnrd h hb 6r nrarcaoG 'F tttotrfy pttvLotd end corfidsnrtFl lnfcmadon' lnbrucd only for
irio ur. *m fnArUuterrnry nenreJ "-frrc. ttda ei,Orr df,rb nreec f rdth€ lnEnd.d rrolFLtil' you at!
;iilt-"i't!*i'ihn;t al5stri".ttor, dtcududqn orcopy of-thlt co rnlcdon b !tuicflv plohlbft.d' lf vou hetlc-rsorivii
frG conrmr,ni[don In enor, itcrsr ncly uclriircdttty bt blcpl[m "d |€tum th! orEfln'l Ind'q' lo
us !t hr *orr. ddrlas vb tha U.S, Podal terrrlc. Thank you.
lrqunrtrfn HFt I FrrDrr' 9.c'
Ornv.t, Colorido TS.223.1 l0O FSll.2trl.ll 11
Wrrhtrr9lon.D.C. t2(AgFTSOg FXm?F6,,nA
A+on t/riL Colorado T9r0.9455$n FE'O€E4.2!F0
llay-?1-03, 04:12pr Fron'Brownttrinf t l Farbsr.
May 21, 2003
VIA FACSITILE
Jay K. Pctarcon, Erq.
Bailey E Petcrcon, P-G.
Westar Bank Bulldlng
108 Soutr Frontage Road West Suitc 210
Vail, CO 81657
RE: Thompson/DorrancslTown of Vall Land Use Disputc
Dcar Jay:
The following constitutes the Thompson6' response to Jane Snydcfs memorandum
' that you seni me yesterday. As in hcr memorandum, the numbered points below
correspond to Shcrry Dorward's letter of Apdl 16' 2003.
1'ThcThompsonsappreciateyourclients'agreementto_upsizethc
aspens, but cannot unconditionaliy acept the qualification as to availability' lo thc
;xidiHy of the requisite matEdils are unavailable, ple_ase have your clientsl
fanO.opi architect br contractor oontact Shorry Dorwa4lmmediately, so that she
may ruitu"te arrailability independently and advise the Thompsons accordingly.
2. The Thompsons appreciate your clienb' agreement to upelze the
soruce trees, but cannot uncondttionally accel the'Tf not already planted"
qualificatlon. lf any of the trees In qucstion have in fad already been planted,
pteiiJ have your itients'landscape archlte$ or clntractor contac{ Sheny Dorurard
immcOiatety, so that she may inspect tht sltc and advlse the Thompsons
accordinglY.
3. TheThompsons apprpciatc your dlentr' agreernentto-uPsize the
spruor trces, but cannot unconddinalty acccp the Tf spacefor root ball alloua'
qiJif'c"Uon.' To the edent root ball s'zE posds a-problam, pleag hane your dlcnts'
tinOscape arctrlteci or contrador conta€t Shcrry Donrard lmmedlataly, so that shC
may enaluate tho sltuatlon and advisc theThompsons accordingly'
4. ThE ThompsorB agrsr to withdraw thc recommendations madc in
paragraph 4.
T-511 ?.0021001 F-3a7
410 Sewntoeffh Sttut
Treirty.Sccond Floa
Darrer, Cotorado 8@O144€17
bhf-trw.ccn
AndlrY W. Locd
A$omcu !t Law
T g6l,,'13-11,,2' F ?93.2a.o9?2
lloadi@bltf-{rw.com
Etorrstsln Ht tt & Fatb.t' P'c'
Drnrar, Colordo T gFr23't l0O F SO3.223.1 1 1 1
Wlshingon, g'O. T2olr96.?i153 F20Z2e6'rcm
^^---^r- F^t--J^ TG? (!1..r Yf F qtn atLo?hn
Brownstein I Hyatt I Farber
666419000t7930Ef,1
i
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llay-ll-03 04:tlZpn Fror-Broun.trinSt, Farber. .T-811 P.003/001 F-337
lr
Jay K. Peterson, Esq.'
May 21, 2003
Page2
5. The Thompsons do not agree that only onathild oft\3 groposed
shrubs should be upsized- T?re Thompsons' position remains that all shruhs
ii.o"=*Oln paragiaptr g shoutd be upsizca io..e.qg, subjec{.only to-avallability.
$ilH ;;toi tu-prdpoieJ "r,rut" ruii oe araitable, pblsg have your dients'
landscape architect or tint-aJi*nr.A Snerry Oonirard lmmediately, so that she
ffi-#;t" "ii"iiiUifny
inOipendently and aovise the Thompsons accordlnElv'
6. The Thompsons appreoiate your clients' acceptancc of the
recommendatlons of ParagrcPh 6'
tT,TheThompsons,posiUonremainsthatthespeoifiedshrubsmustbe
upsizeO io +0" iAg for a'nrore irirmedlate screening cffec{, Thc proposed fuc'
Jlllon lfi.Ur mr bc only iA; hiSf, and will provide little screenlng effeclforyears'
S.TheThornpsonsappn:clateyourdlcnts'acceptanceofthe
recommendatlons in PanagraPh E'
. 9. Thc Thompsons wittrdrarr the recommendatlons in paragraph 9'
10. The Thompsons wfthdraw the rccommendations in paragraph 10'
ll.TheThompsonswithdrawtherecommendationsinparagraphll.
lz.TheThompsonsappreciatcyourc|ients'wil||ngnesstoa|lowSherry
oo*"dio p"tiiripjt"ln [L" it riiig. To the extent Mr. Plerce decllnes to accept
lvfi. Oor"arl s hput conccming plai't matcrlal quality, hc does so at your clients'
risk, as discussed belor-
13. Thc Thompsons requcst that the u,aranty be incruased to three
y""o, "J.*pt""siy
Oi."ri"ed between Ms' Snyder and Ms' Doruard'
|naddltiontothe|andscapingissucsdiscussedabove,theThompsonsinsistthat';;-;iilrt promisea, ihi fo4n6g wa1 be_broughr into.oompliance with the
;-uil;;" oi S"aions s anO tr of ttr'a lown DevclopmentStandards, and thatihe
[ffi| frgt;;;!e ";;-"tG;fixtuto related to the tuilcular be palnted or otherulse
treated to blend with their sunoundlngs'
Flnally, Jay, you have indlcated ihat your clients do not wish to slgn any form of
;$d;"rtt "greement,
otntr tan tn6 proposcd release. That is acceptablc to the
iffi;ilfprovru"J, oi "orou, thatho ielcasa shall be signed by,the Thompsons
unlisj ana untit tt e piantlngs and offter conditions spgcin9 d ab-we- hava been
**iirif"GJto rvrs. OdrwarU=-and, ultlmately, their satlsfadion' Subiest to the
*nififon. r.tforth above theThompsonli agreemcntto slgn the release shall not
ba unreasonablY wtthheld-
I
€666\9qm7so97.l
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\ 'n*,,-0,T-8f1 P.00fl00{ Fgt?
Jay K Pcilenoq Erq.
liley 21, m{l
Pege I
I urould appreciate yor.rr prunpt regonec tP. thb prceoeNl. ln rny avcrt, if I t|8w not
r"cefiO Vbur d'ren6' niponde by aosc of hsinbcs Tuccday, !!ry.27' 2(n3' I wl[
asiumJ tirat no sg6emcit lE peliOtc ard sh.ll pococd accotdingly-
cq Altson Odls
J. MattEUvMFq Erq.
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Brownst ein lHyatt lFarber
May 19, 2003
410 Seventeenth Skeet
Twenty-Second Floor
Derwer, Cof orado 8o2424437
bhl-law.com
Andrew W. Loewl
Attorney at LawT 303.223.1122F 303.223.0922
aloewi@bhf-law.com
VIA FACSIMILE
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail, CO 81657
RE: Thompson/Dorrance/Town of Vail Land Use Dispute
Dear Jay:
Apparently prompted by our telephone conversation this morning, Sherry Dorward
informs me that she received a call from Jane Snyder concerning Sherry's
recommendations. Some of Sherry's recommendations apparently were accepted;
others were not. At the conclusion of the discussion, Sherry asked whether Jane
was planning to prepare a revision to the landscape plan reflecting your clients'
position, or some other writing memorializing their discussion. Jane advised that
she was not.
You also advised me this morning that another attorney representing one or both of
your clients "had problems" with the proposed Settlement Agreement. The nature of
those "problems" was not identified.
The proposed Settlement Agreement, incorporating Sherry Donrard's proposed
landscaping recommendations, was delivered to you, at the latest, on Monday, May
5, 2003. lf by the close of business Friday, May 23, 2003, I have not received a
written response detailing your clients' position with respect to the specific
recommendations made by Sherry Donrard, and proposed changes, if any, to the
draft Settlement Agreement, we will be forced to conclude that the effort to settle
this dispute has ended, and shall proceed accordingly.
oc: Allison Ochs
J. Matthew Mire, Esq.
6664\9000\792503. 1 Brownstsin Hyatt & Farber, P.C,
Denver, Colorado T 303.223.1 1O0 F 303.223.1 1 1 1
Washing{on, D.C. T 202.296.7353 F 202.296.7009
Aspen/Vail, Colorado T 970.945.5302 F 970.384.23m
03-llAY'20 C2:33Pt|FRotf-BRoTt{sTElll
UTIFARBER,,,,,,,,,,,,
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T-005 P.0ll08 F-961
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alo Sa.cntdtlh Stteal
Twemy€*onO For
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Dffiaw.cg.n
Fax Gover Sheet
DATE:
TO;
FROiI:
RE:
May 20, 2003
Allrson C. Ochs
Town sf Vail
Andrew W. Loewi
FN( NO.:
FHONE:
(970)47s-2152
303 ?231122
No, oF PAGIs VlrrrH coven eeoe: S
IF YOU DO NOT RECEIVE ALL OF TIIE PAGES, OR IFYOU ENTCOUNTER ANY DTFFICULTIES WITH Th|s
TdNSMrsiioN. fual'Sr cnt r. otlR oFFIcEAT 303'223,1100' TfiAl{K You'
tsssage:
6664$17{730. 1
Slat'ment of confid,tndelity
Th€ nbrrnfl|on contaneq In tnrs l8r m€rs3gs t! SBOtn€y Pnvttegeo !n{ oonfrgenral rnfotmat|on, Inl!ryt€{ onlv ftr
ore u3e of !E rntlrvitual or €nw nemec roove f rne mea.r ol thrs m33sagc t3 nol ne Inrenctd tEsPi€nl' you
'rg;ilittfffi;fiilinl osseminat on, .tFrnbulon o. cop, qf anrs aommun|auon rr $nctlv pronDrtld. lf vou navs
raso,iq g1rs cq11munrcr$on In eror, plslga nolrty u3 mrFqra61y py Fterynonc anO rt3um $6 onglnal mf5segg lo
us al$€ aDow aaldress Yn rne t .s. Pc*ll Serurce ThanK tcu
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Brownst
T-00! P.02l0E F-861
Iein lHyatt lFarber
4I0 Scvcntcct rth SkLlsl
Twanry.s€oo1d Floor
Dcr]ver. Color ado u g202-4r'.3?
Lrlll-law cqrr
May 20, 2003
vA FAcqr$ltE
J. Manheu, Mire, Esq.
vailcityAnomey
75 S. Frontagc Roacl
vail, co E1657
Allison Ochs
The Planning and Envronmenml Commission
cto Depanmeil of Communily Development
Town of Vail
75 S Frontage RoaC
Varl, Colorado E1657
RE: ThompaontDorrancelTown of Vail Land Use Disputa
Angr€w W. Lofil
Alorney at LewT 303 22t 1l2ZF 303.2230922
alocvn@bhF|ew.com
Dear Matt and Allison:
with this |etter, I am sending you a copy of sherry Donrard's April 16, 2003 leter Io
Jane Snyder, archrtect for the Donance/Malone projecr. The lener rtself prevrously
was scnt to you as an attachmeil to my proposed setlemcnt Agreement, the
margin notes, however, reflect a conversaton held yesErday bctwccn Ms. Dorward
and Ms. Snyder.
As you will see, Cesptte repeated assuranoes from Jay PeErson that "my clients ull
do anything your cl|enls wanf in terms of landscaping to midgale thc Yrsual rmpact
of therr pnojeo, Ms. Snyder has rejeded a number of Ms. Dorward's
recommendafions.
Even more troubling, however, are the margin notes for paragraph I of Ms.
Dorward's lercr, which seem rc indicatc nat. Dccilusc ol cost consideratrons, the
property owneF are balldng ar reducing fie heighl of the rcnining wall
As you l(now, on seveEl occasions Allison has informed us that. at various locatrons
- most notably at the base of the funicular - fie retaining wall on the
MalondDomnce proJect s out of compliance with Secdons 6 and 11 of the Town of
vait Dcvelopmcil standarcs. Furthermore. Alltson has repeatcdly assurud us that
no permanent certrficates of occupancy would issqe for lr|c rwo Fsidenccs until the
retainlng w?ll was brought iilo compliance. Please advse me mmetlntely as to the
Town's position with llsP€c{ to the retaining vvall. Also, plcase let me hnotv what. rf
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T-001 P.0l/0t
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May 20, 20Cl!l
pagc 2
any, cedific?tes of ocarpancy heva Dctn rssustl forthe Malone rncl Don|noc
rlsidcnc!s.
i Thank you for your prom$ dtantion lo mF mauer.
Enclocure
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lc LDdscrye llodifiGrtious sstft€ M.loae ltoFrly, V'4 * aOO-
Dearjane I
Affer our siE virit logefier tast mmfi" I rccomsrerrded to thF thomPssta and theu
arrorner,, anidv f.efi a nugrber of modifcatons to dre lmdscrpe PIT ft[.me .
Uofonilpro-J.i.rr thar would hclp E mataF ttte visvs of drc faux rqck walls and
Ure nrltirrtir uacys from tre Ttr6rrpson'ircsidence acrross the sreet Theneasuree
f r" r"cqutstende4 irrludrng upsiing of rees and shnrb6. addioonal sees, and
changes ln plant sPecies, atc su$uarized in ftis letnr'
Thar€comnerdarions focus onplanrgtatetialE (ta. iize, quannty, ryPe, Pry.it
bcarion)ur$evtsgalYt<eyareabelowtredrrvertayandbtEPranlngE8rtr€5
tewveen ttre watts as rfre mct efecdve way to screerr viewg grv_en Etar &e . .
connguptigr of thcexisting wal!: ard driventay ls wtltlcely to changE-and-FlaE |ne
f"-n'of Vuif s sightline r:qrlrnnrens ar the sfeet GonstEh whar g|€bt odl€|Iwtte
be d;ionthirtghtd-*av. In adduton, t've uradp sosr oiler ngg:cdons o
*rr,Cil * 3f sendof ananual landscepe inrdatiur to_tFicale of ftebuidlngF
aU"rdt-to r*-,.e the Thouryaons thir tre int€nl of tre revlsed landscape plan
will be maintaln*f in ihe long ercl
II ne planlingrecurnrcrdaEtrrs are lnsd€d to addres treseonerall objecBvea
I . To scrgr msc eftscfively ttre rrtars of tre fqnictrhr nacls and fie faux rock
wdls ftrom rhe TfroctPon nridcre;
rTonanrraliaeiheplan'rrrgarcas'Iongt|e?'Ilasuuctraspelblc?tBttte.y*,frti;3p"fi*rv g6nat*wo&tand ecosyra oat nAy aisea on te
S'e pri". ocontrutictof rhe orlgfnalhouses srdre lots;
. To fiqew a wux of pbnt spcrcs ilrrr wi!!e aDle ro rhrive ov€r tre long gsr al
u,r,ri*;"ld;.fiCrdotir of rheoordr-facsrg sire and witr a mmigrusr of
itilEltil't s|ringLtrce lequit€nr e[tE
5Pd6ct€coun€ndadonsinc]rrdethelo|lowinsg'drr,ekeyedtoiheerrcloscdcopy
o?Terr""st't lcrdxapc plan (revised l/!p/Bl:
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r pd ' ui-F;r,--rll r rrurrfir r rncEF KuAD D3t vAlt. (olu&^t)u 6r.r'ix
\ 6ln-h^d4: \Yt1^aryqf
I eprnr6.2lr' Kttl!+l vwa phowd (.qu^vaslvt tv'Ws Woh),ita vnfL.hna
rdrrareenvder - rdrrnar Tw;"%ffi;Resqt Dcsign Assoclates hgn
ldlrspnrcessrcct sulello WA(,-fuC +iX alj H"t/J u€((m,'
s*ld;co!nia;sm02 WE ypnq 3 U1,QOO ! l'd lott-
971),4?0.T5!? phr'0r'lf'rr q?0 +i0'2gf0 rqrr \
't s r" b ' I tt f' rn r q i\'n
I
I
T-005 P.06/08 F-e6l
6-953?
0a r, UgslzinE Aspes The Terrasan plaa rnd$am 2l espen yet ro be nnalled
bet$reen rtre road and tre dnvewap Of ttese, only 6 are 9- calrpeu trere rre 6
at? caliperand lL arLtlT calipet. Becausethrsis oe of trcftwPlening
DV_ aaaeO to ire ptan uphill ancl tg the nordr of the fwrlcubr dso be uFiad - t'Er'2' e- ll o16' rririunrur provided Ore plrnting depth can accoqgroOrd ae ra4er
roorball These evergreens ehould be carefolly celecled for Sorar anrf fulncsr,
and ttreir final phnEE locadon shoutd be freld'rtakerl for osr appruval pnor rc
insnllagon. Fully brancfied and properly place4 $ey wll De cesental in
, @rtreviewoJrheuac-ksfrosrtrcThgtpson'sfuonrpolch
II tt * single spruce not yel planred wesr of ile tlrivewrn aborn tn wall should
alsobeuFize4 froml(I ro l4'.
d e&tilioul llcte: I vxosrnsd drataurinigrunof ahalf doat br3sN(/ evergreeo aegs OC+) and arr aqual nuurDer of lrge asper (94' calipcr o rnuld-, @ 6e?14 . ssu d clunpc) be added qr the Dcrenre propeny aLru the top 6ur rock
" OfA,iAC u@dtd we& beysrdltr tisrit of work lncstrown ar EE Malsre sia plan.Z nll&/ 4 nebrcsLrfnofrhGrreecculd doebrm draw fieeye*rrayftoal&e
e.2
my:,?3*1te:-?,ffi ,:"*trffi il#il'*ffi 'd;*p*eu{xr_ae 474. 7 *v)' v* -- St!|Etr] asPgu
n ulls2au ' 4 r? t'wr ' 3G-rt tti"g multi+regrned cluurps widr a 2-1lr rnain sur 5or five of rlre?7k'%yt jn' z-rlr caeeraryar;!34 -4" ?l 2'4' r Planting sorne of-the aqpen closcr toge*rer (ftey are cunerrtly shown I:AW1:4ry91 _ , . aperg ro ma*e roor oi tre aoaUod-of 3 new ig. sptuce in ttrc lorer anduvut'+k W?t7l247bFuJrOgportoooftreplanurgstnp;rfnccessoy,rednceBrenrrsrberof*rA{ tl bt 9 4- ;il;Gffi;6;d po*oo,it ro accomsrodaE rh' addidonal coruftrs
In addigion to dre21 aspen notyetplan d,Ztullar?- calrperaspen herrcbeea
added alcrg dre uphill cdge of rlre drirlerrray. Thcse should be upsiad lo 3' !o
have 4ny vlsual efrcratdl
2. Uprizing Spnrce et Hvcway Enfiy: The 1/30/03 Plan shows *lnp rdditiqtal
spruce rees at the lowet end of tlre clriveway - q€ at lrf and nryo ar l?- [
recommend $ar drese be taIec, upsized b qle at l1f and t$to at t6' to lg.
3. Ugeiziog 9grrwe to Screeu llrcb: t recosunrrrd ttat the two qtruce gtes
I co,4a J ii,tvirq a brr..!,$"ar of the reconsrnrcEd sloPc ard Eiw a gEottgpr rsbtes'ict of a pre.
| tr 9P --1 exisung woodlarrd landscape Plil$ whetever bedroct cqrdrqoff PeBdB!Wff.#3%*---
be planed- CIbe Plar notca lhat mly lOt of lte
q1803.Pw2{s
''*:l
^:'T:,,::-''.::H"]"..::
" "'
t'!av l9 03 O r' : 2?P
."":::;
.-l',"'
P 0t/08
T:',
Lffi# Z-f shrubo har,* begr insh'ed.) tn dre srip betow tre drivorrey. which_I
W,ffieW#ffiffiTffi##ffiffiffiffij_fww
?U< pru*tulaut , * ;ild'b" ,oUsittt*dOi-ttt tPtdfi"d t aive' C;snnt'. senc-'c'Colgraiteng1 'l lE
WMW Wtr;TW E ;,*,P*,*' v a = t3,:L # ^fu P"9WMW Wtr;TW E ;,*,P*^-' v a = *:x,*.fo P fuc
ff,iff2#-erfr ,ffi"frT-l+ir\F-;.'-*;ff **ltr'*,f i::J:.ffi fr H'#ffi'"fl flYVttmr <w'v ^'tn , Xffi ,;; th" *.Ilr. eor-rcdf dr"r. rru ter., frw drotces p achieve aninnY v Prlde'FKcet-'
",r1"* *n in Vg4 and Mugoo "- o* po#fr'y H"t'*t'do.F d"*";trffi;lrawari
"atttry ofuugo ttnds n bsc irs compacr fornu and
"4nrr;ltr#smx;ffifr;ffi *#; ;ffi;&;;!-t; ;fu road co'ld dasras= fte planc' ro s'v witt an
urretgro, "t-ld comeL I recorrsnend spccifyrng TE of fre ner'ver Mugo
c*luvars thet ,und t rt V i"-*"Ufi c.rintp"cr w-rrhour eandle pruning (re' Pirrrc
mugo'Big Ttttu' ov P. m'Sldo@T
TtvelveEhreChiP|unipers.rnsolandgroupsof2ard3p|anF.haveatsobeen.aJJ . * r*,iia pi"". i;
'lo'
in tbgt.i * u'anr'rv, d'ey wT,t be \45!le
*.r,".,pp"'*rraces.urrtest}reytr4lwhed'lrdreywillereraddarcrgreeti-;;;i';G' or'er tre waG deperrds orr wtledrer rhw carr drivc in
tocitions t at m"y U. =fraai"r;-.n fie,y rlryi.trfy Uh: b ary case, Sood gro-rvir
wrll ake scne t/pars. As art Jr.rzrasoi, iircocimecd n}bFludng me olfi9
,.iil-e .fi* *r"c r, t "
*ri pa'alga4, or a largsr juqryr :?- (slch as
railsrv,-scsroia Dtr$alo orcomnisr' fu of -lrtdr are rard forldgle -
"t;;G tfi th; slue Grip). I alro
-recosurcnd trer Ecir irr-pact be enlurwd
D!, ;."drdd;; n,*r kfid-,t raitrer tren qrerd oBr as slrowr wr ts plan'
.h: tu4 ffi HffiI :ffi n m'#ffiJf;ff H'"f'ffi"HilTJ"*,H#'ffi ffifxgHr;Wimmm""Wryqpavlnt-ud -ian's- ffi:iltl-,easg ifi ;d" sre &ese oould uc-upc*ea b ry B & B
clusrps for a srore f*go,ilIt ffiS "fft.. t atso rr-ffia hcreasing
t,x ilz ,'r+ affffi;-by { **o,t *tu*t dr z "r *. oogwood and 2 of t." Yellov
wvW A.b?vlf.444i4^4t;^4l+(- *'.,qn-extsatsKOvY+ r*tt{' -
03-ttAY-20 - 02:3tP|| FRotFBnomSTElll
UIFARBER
, , ,, ,,, , ,, , , +9031316135
ra:r 19 Og Ot:z?p Shr-rJ DoFuaid 9
T-007 P.0ll0g F-e8l
6-353?P..l
"r*\
*-^/*,*i ba rbsth^vlffiffi14
o?
Currang slrown in trat sdp. and increasbg dre nusDer of Chokechcrry by 5 at
rhe far west end.
vistlS ard Trdir6 Pberc lo Softeo theffillr I can appccbtc tre .l*ignerf
ef6on to add vinlng (Virginia Clcop€r) and raflutg (Kinn*innirck)plantspecits
to sofgr irewalb, Dur Im dqrbftl ttrcccwrll echierc dre desired eftct
f&rn*innbk is a vcry lo* and slowgrowingpantnot li}ely to nale an
Lurpacr &r years err€n if ir ttuir[s. And, concary b assurans in utus€ry
caalogs, dpnqtaadne VIrgiila QeeP€t seerns Enicty atVail'e elerraam. Vely
ftvr vlnes grcw rvcll lrere. I Fatlz *rt trse plams are *rssn in &Jcelscations
of pErdcular vrsual sesrsrduty alongtrc wals, rnd perhaps Arrdsnorhngto be
losc Dy Eying $e Virguria Geepet, as rt wqt't ta&e moe dran a sesgr sr two to
sc U lt wrll thnrre. Ysu could abo considcr oth.r oPnlons. In fie location at the
lower funtular larding I Ure rhc possbttry we discrrrsed of reducing ttte wall
haghr and adding a fEux-rocL pocker helfway up tlrc wall thar could be plancd
wtrtr colorful pemnnrals instead of virgirua Crcoper. In the other two locations,
ursgd of Kinni&rnrdclv I *rocuncndusing an aggr€ssr\rE trailing pereturl tlult
rclerag strade (C.reeping Euttemup Cranesbtll, Wild Srawberry) or a ehnrb
speies of ranblurg furur fiat would errcnnully hang orrer $e walls (Woods
Rose Euchberry Dogwood u 9ilver Cnepingwi[ow rf urorst enoggtt
Fsrerdd Mound Horaysuclle, or Dwarf FragranrSunac).
L t .r-) - 9. Aclievbg a Nativc Iaols Sor ttre Blrrsed Terrrse* The ph$ng ptan ftq tfte
, t , - - L-Y- ," - - tenacet se€ms lo lacL ccrsi!'E Gy or cohemrrce in fte Efr of speoes Ehvgt
frru^r,fr W :ll;:'#fi tr#:ffi ffi lffi"ffiHa trilffi:#'W"ffi*--*#-*;ft
"pp".Lr*rt- roreai ot a parchr"ork ;f vaifr pi;tr, thir wor*l yield a
conrinuously soft and wav5r woodla$l boe, abrtE fte edgE of alt tlre faur rek
wells, aerding tre drsecter of fte natuatslope above. Gtce establsltcd, tre
grasses could scen as rnuch ls e couph &et of rhe walls and co,J4 rpduce dre
maheaance dut pereudals requlre- They would alro provJde a much beru
Fansttian b drc ufidblurH slopc above. nnong rhe grass speoes you miglu
consrderereTufted Haqgress (Du&anptu) and Elwjtdnt BedGrass (narive
Clllnmagrwtis), bodr bunrtrgrasser Corsuft f{octcy Mounoin Native Ptanr Co, tn
Rffe &r suggesdorrs of o'Srer iuilabb narive gress:peoes 19m68.4761). The
cpnparty rn.y bc able to zupply socn of ftese Er.ss sPdcs G plugp, rather tian
seed, whrrlr would achreve a quclereftcr-
$5/01Pry245
i oe-mv-zo.
l'la: l9
02:10il FR0FBR0II{STEIIUT$ABER , ', ,, ,,, ,,,,
OS Or:28p Sha-nc oorruarc
+3035310335 T-007 P.08/08 F-961
e-9s3?p.5
,e(ae 570. eevegfrEng tln tord Bightd-I{ay wtEr-Nrliw Gnsrer; Witt 30%
a+t*-,-rrt vait A{ bluegrasscC, plus &clrard Crrass urd Timothy, t|e -nafirer grasc sd mfi lisEd
ffiar-tieJ .'-as '.e ti on tre plarrting glan is not really a native mix I rsog|nend tlrnc a morc
ahArt$;,rr aete srriable nadre s€ed ErL bG derrebped for tp arcar along the road (Ee noE f9).
{a+efildl.qth,we&hroductier of wildflower plugp in dus area fi { grases are establFhcd
+a cOqnit 4lOiE-' -lwor;J^d also csurib'ue to a tnott .tracsirrc naurn loolc.&r.,r't/h, '
11- lrigetion: The plan qpeciEes &ip rrngaon fq bces and sluube on drc rrppcr
ln t7^t0q6tor( - lerrccdi and spray rrrigassr fu "srrfl arreas (fiough I di&t'tsee any nrr{ arear
Q, aata,4qgy E2 onrhepLn), Howcrrcr,dreereesrcededtnnafivegrassesbo$talongBprsad
Oh44,4? (\fu1 . an4 in she teuaccd PlE qg bds !T t'for,g1ded tn noc f,9) wtn n€ed
wigauorrar least rsrd wrfl csnblisho4 gC dtiP syseuts naynotdebvcrI mffi",sffiHrffi$trsurviwl
OL Ut Apgrurrel d nmf Selectioo rad lacatiou .{s wc dtscussc4 I anacBre berng
or srawfttryow landscape archiects r+hen tee locarbns axesnkedFrbrtc
treb insrallation. I would also anEciPaE a role sr the approval of plantr fl:f*?ffitr'ffiff'"*"**mrbs
Qqf4 {okte[x3. tlut Bephcenrrft It aay ake sut yonrs bebre Ete rigltt ctr* of planu can be
&q le*daan2a{-Onharntt l'l",'i,@h6cii:\i/,1 found ro adapr to tle 4iffirult planfng cstdrtirrs between fie faux rock walls
and provide the desiwd xreen. The Thonpsms wistr to have an aseiuance trat
plana trat fail to sruvrve ard thrirrc will be replaed by fte Maloncs as anq.actlJ{o
Hy:Q 4 4-otr engoingmdnenrnfftlstrhr4tryA.vL\
I would be happy to disslrst trcse rrrcornqrgrdrrms wrth you ittyorrr cqrvenlilce.
Beetregrrdg,
$rerry Dorwad AS|S
CC Anclrcr" l-ervi, Brownrah HyaF& FerberArnrrEys
Erclosure
ryrfr4 Paas of 5
0t:llpr FrarBrornltrinftt I Farbrr 3032?3t I tl T-382 P.001/001 F-382
TVWI{ OFVIIL
OcWtnwt ol Cuuwtlty Devclopurt
75 South hpntrye Rod
lbil, Colot& 81657
97b479-2138
FAX 970-479-2452
rlvt.eiaail.co.s .
May20,2003
VIA FACSIilILE: 303-Zt3{r933
fftdrentW. Loewi, Esq.
Brovrnstein Hyett & Farber, p.C.
410 Scvcnteenh Sfie€t, 22nFlow
Denver,CO 80202
RE: Dorranee and talona retaining wrlls
DearAndy:
Thls is to confirm our convcFdlon of earlier todaS in wtridr I adviscd you of the trlowing:
1' As of this dater I tempgrary Certificate ol occupancy CrCo) has been issued forthe Marone resrdence. No co has been issu* forttie 6or""ncc property.
'2.Ao of 9F dqc, Ro$ons.of_ry letaidng yrallon tle.Matone/Donance propsthsexceed the 6-foot height limitation roiretainlng walts le eet toro, in lns rownDc-velognent standard-s, anrt the modlficatons''n*orc to brirE the letairlng urallinto compliance have not been made.
No further cos nor fireae pmpedee shall be bsucd unil the rctainlng wall hasbccn brc'ght into snp[arice wrur thc Torrn Development uanoarus. '-
Slnpqdy, 11weu_Alllsonocfts.A|CP
Planner ll
g&EuaDa,r-
Brow
o
nst einlHyattlFarber
VIA FACSIMILE
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail, CO 81657
RE: Thompson/Dorrance/Town of Vail Land Use Dispute
Dear Jay:
This is to confirm our conversation of earlier this week. Because of the logistics
involved in circulating the proposed landscape plan to your clients and their
consultants, we agreed that your clients' response to the Thompsons' settlement
proposal would be communicated to me on or before Friday, May 16, 2003.
Allison Ochs
J. Matthew Mire, Esq.
May 7, 2003
410 Serenbenth Strest
Tvrenty-Second Floor
Denver. Cokrado 8O2O24437
bhf-law.dn
Andrrw W. Loe'vYi
Attorney at LewT 303.223.1122
F 303.223.0922
aloaw(2bhflaucom
Brownrtcln Hyr$ e F.7ber, P.C.
Denver, Colorado T 30i1.?23.1 1O0 F 303.223.1 1 1 1
Washington, D.C. T 202.296.7353 F 202.296.70@
Aspen/Vail, Colorado T 970.945.5302 F 970.384.2360
AndrewW.
6864\9000\790367. I
Brow
o
nst ein lHyatt lFarber
May 1,2003
410 Seventeenth Street
Twenty-Second Floor
Denraer, Colorado 8V2U2-4437
bhflaw.cofir
Andrew W. Loewl
Attorney at Lawf 303.223.1122
F 303.223.0922
aloewi@bhf-law.com
VIA FEDERAL EXPRESS
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail, CO 81657
RE: Thompson/Dorrance/Town of Vail Land Use Dispute
Dear Jay:
Enclosed please find a proposed Settlement Agreement and related documents
setting forth the terms under which the Thompsons are prepared to resolve the
above-referenced dispute with your clients. Upon receipt of a copy of this
agreement executed by your clients, I will promptly obtain the signatures of Jack
and Viki Thompson, returning a fully executed copy of the agreement to you for your
files.
As you know, Jay, the discussions aimed at resolving this dispute have dragged on
for many months. To date, I still have not received a definitive response concerning
your clients' or the Town of Vail's position concerning the newly-installed gate for the
funicular. Thus, the provisions of paragraph 11 of the proposed agreement set forth
the terms of a resolution that would be acceptable to the Thompsons.
In any event, in order to bring these discussions to a conclusion one way or the
other, I request that by no later than Friday, May 9, 2003 you provide me with either
a copy of the agreement executed by your clients or, at least, your written
assurance that they intend to execute the agreement as proposed by a date certain.
I look fonltrard to hearing from you.
AndrewW.
AWUIII
Ochs. Wenclosures
Matt Meyer, Esq., Wenclosures
Brovvn3tcln Hyatt & Farbcr, P.C.
Denver, Colorado T 303.223.1100 F 303.223.1 l 1'l
Washington, D.C. T 2u2.2ffi.7353 F 202.296.7009
Aspen/Vail, Colorado T 970.945.5302 F 970.384.2360
Si
6664\9000\767196.1
SHERRY DORWARD AsLA LANDSCAPE ARCfIITECT
PO BOX 3756 1514 BUFFEHR CREEK ROAD D31 VAIL, COLORADO 81658
April16,2t[B
N[s ]arcSnyder
Resort Desiglt Associabs hEnatimal
1[34 Spruce Stee[ Suib 110
Boulder, Colorado 803(2
Re: Irndrepe Modifications on the Mdone Prroperty, Vail, Colondo
Dearlane
AfE our sib visit togeErcr lastmondr, I recommended to the Thompsons and their
attomey, Andy Loewl anumber of modifications to ftelandscapeplan for tle
Malone property ftatwouldhelp to mitigaE fte views of thefaux rockwalls and
the funicrlar tracks from tre Thompeon's residence across tre strreet Tlre measures
I'verecommende4 includingupsizingof trees and shrubs, additional tree, and
dunges in plant species, are summarired in tds hh.
The recommendatioru focus on plantmabials (ie. size, quantity, type, precise
location) in fte visually key ar,eabelow fte &iv*vay and in treplantingHraces
between the walls as the most effective way to scre€n viarvs, given trat flre
configuration of tre exbtingwalls and drivauay is unlikely to ctrangeanaftat$e
Town of Vail's sigfitline requirements at lhe street conshain what miglrt otrerrrise
be done along tre rigfrt-of-way. In addition, I've made some otrer suggestiors to
strengften the sense of anatural landscape in relation to dre scale of trebuildingp
above and torecsure lheThompsons trat tre intent of tre revised landscapeplan
willbe maintained in trelongErr.
The planting recommendations are inErded toaddress trese overallobjectives:
. To screen more effectinely tre vie$rs of tre funicrrlar tracks and the faux rock
walls from tlreThompoon midence;r To naturalize trc planting areas along tre wall as much as pcsible so lhat tt€y
resembb more closely te native woodland ecosysffir ftat Hkely exisbd m tE
site prior to construction of fte original houses on the lots;o To achbve a mix of plantspechs ftatwill be abb to tuftrc over the lurg En in
the microclimatic conditions of trenorth-facingsib and witr a minimumof
inEufue mainEnnce rcqgtuffrents.
Specific rccomn€ndations indude ttrefollowing and arekeyed to theendosed copy
of Terrasan's landscape plan (rwised 1/30/@):
EXHIBIT97 0.47 6.9 5 3 7 ohone/fax 97 O.47 0.2 9 3 0 cell sddorward@m IA
Upeizing A8p€n: The Terrasan plan indicabs 21 aspen yet to be instalH
betpeen fte road and tlre driveryay. Of these, onV a are 3l caliper; trere are 6at caliper and,71 at2-l/7' caliper. Because tris is one of the fw planting
areas offeringboth adequabwidft anddepttr, I recommendr Eliminating fte f trree and replacing theur witr 91// caliper nursery-
grownasPe$r Sutrstituting multi-sffirned clunrps witr a 2-l/T main stprrr for five of tre
2-l/T caliper asperqo Planting some of the aspen closer togeErer (they are currently shown 8'
apart) b make room for lhe addition of 3 netr l(I+ spruce in the lower and
widerportion of fteplanting strip; if necessary, reduce thenumber of
shrubs (Snowberry and Dogwood) b accommodaE tre additional conifers.
In addition to fte 21 aspan not yet planH, 2new T caliper aspen have been
added along fte uphill edge of the drivervay. Ttrese strould be upsized to 3" b
have any visual efftct at all
Upsizing Spruce at Drivewey Entry: The lflJ,l03 plrul. strows three additional
spruce trees at the lower end of the driveway - orre at 14 and two at 1?. I
recomnend that these be talhr, upsized to qre at 14 and two at 15' to 1S.
Upsizing Spmce to Screen Tnck$ I recommend ftat trc two spruce trees
added to trc plan uphill and to tre north of the funicular also be upoized - from
1Y to1.( minimum provided the planting deptr can accommodate ffre larger
rootball These wergreens should be carefully selecEd for form srd fullnest
and their final planting location shouldbe field*taled for our approval prior b
installation. Fully branched and properly placed, they will be esssrtial in
screening fte view of the tracks from tre Thompson's front pordr
The singfe sprucenotyetplanHwestof fte drivervay, above thewall should
also beupsizd from1(I to14'.
Additiond Treecc I reomrnend trat a minimum of a half dozen large
evergreen trces (14'+) and an equalnumber of large aspen (34" caliper or multi-
sbmmed clumpe) be added on llre Donarrceproperly oh the top faux rock
wall" beyond the limit of work line shown ur tre Malone sib plan.
Reforestation of dris ana could do alotto draw treeye awayft,omthe
barremess of the reconstmcbd slope and girrc a stronger impression of a pre
existing woodland landscape. Plant wherevcr bedrocl conditiurs pemdt
Upeizing Woody Shrubs to Screen Walls I can't bll from tre plan whidr
woody shrubsharrc yettobe planted" (Iheplan noEs that orly 10i of te
$151O3,Page2of 5
shrubs harn been installed.) In the strip below the drivauay, whidt I assume
hasnotyetbeenpland (the area referred to innob 1aborrc), fte plan indbaEs
16 Dogwood and 8 Chokectrerry; all of ttrese stroufd be upsized from 5 gallon
size to B & B stock Elsewherc, in the brraces above tlre driveroan the 15
Serviceberry and the8 Chokedrerry, aswell as at hasthalf of trc 19Peking
Cotoneaster and 18 Dogwoo{ strould atsobeupsized to B & B from$gallon
(Bailey Redtwig Dogwood C-orrus snlmifua'Baw, is available B & B and
could be substituEd for tre specified native, C-orws sriea 'Cnlordens', it llte
lath is not available B & B.)
Eveqgreen Shrubc to Screen Wdlc On tre revised 1/30/00 landscape plan,
thlee $gallon Mugo Pine and a single B & B Mugo havebeen added in the
upp€rEraces, and tuee B & B Mugoshavebeen added at fte drivervay€ntry
to help screen the walls. Admittedly *rere arc very few choices to adrieve an
evergneen scre'en in Va4 and Mugos ar,e one Possibility. Howev€r, over time,
the common nondwarf variety of Mugo Etds to lose its compact foruu and
conholling it tuouglr pruningis difficult This could become a particular
problemwith tre lhree shown at the driveway inbrsection with lhe roa4 where
mow clearing operations qr tre road could damage fte plants. To stay wift ar
evergreen at lhis comer, I recomcrend specifyingone of thenewer Mugo
cultivars thatErd to stay reasonably courpactwitroutcandbpruning(ie. Ptnus
mugo'Big Tutu' ot P. m.'Slowntsltttil').
Twelve BlueChip funipers, in isolated groups of 2and 3 plants, have also been
added to fre revised plan. At &1(/' in height at maturity, they won't be visible
on theupper braces unhss trey trait Whetlret trey will ever add errergreert
impactby trailing overthewalls depends on whelher they can thrive in
locations thatmay beshadier thantrey typicdly like; in anycase, good growflr
will ake sorre years As an dEmative, I recomnsrd substituting one of the
rambling strubs nobd in lhenext paragraph or alargeriuniperspecies (sudt c
Tanrmy,Scandia, Buffdo orComnon" allof whidr arerabd forhig[rcr
elevatiurs tran tre BlueChip). I also recourmend ftat treirimpactbe enfnnced
by massingtherr inferuer locations rather tnn spread outas shown on fteplan
The Roadway Edge In trenarrow planting strip along tre roadwest of the
driveruay, five differentshrub species areindicaed on tre plan. Whilenot
ignoring fte sigldineconstraintsherc, I recommend massing futer specbs to
counter the scale and heiglrt of tte faux rock walls. In particul,ar, the plan shows
12 Peking Cotmeasb in 5 gallon sizq ttpse shouH be upsized to 40" B & B
dumps for a more immediate sceening etrect I also recomsrend increasing
theirnusrber by 4, substituting tresrfor2 of the Dogwood and2 of theYellow
$q$,Page3{5
9-
Currantshown inthatstrip, and increasingthenunrber of Chokeclrcrry by3 at
the far west end.
Vining and Trailing Planb to Soften thewalle: I can appreciab tre designers'
effortto add vining (Virginia Creeper) and tailing (Kinnikinnick) plantspecies
to sofHr thewalls, butl'm doubtful thesewill adrieve the desired eftrect
Kinnikinnick is a very low- and slowgrowingplantnotlikely to make an
impact for years even if it ftrives. An{ contrary b assurances in nursery
catalogp, tlre non-native Virginia Crceper seecrs finicky at Vail's elevatiut. Very
fuw vines grow well here. I realize that these plants are strorvrl in ftree locations
of partLrrlar visual sansitivity along llre walls, ad pethaps ftends nolhing to be
lost by trying tlrc Virginia C-reeper, as it won't take more than a season or two b
see if it will thrirrc. You could also consider other options In ttre location at lhe
lower funicular lundi.g I like the possibility we dirussed of reducing lhe wall
heiglrtand adding a faux-rockpockethallway up ftewall thatcould beplanmd
with colorful perennials instead of Virginia Crceper. In the other two locations,
instead of l(nnikinnich I recommend usingan aggressive bailingperernial ftat
tolerates shade (C-reeping ButErcup, Cranesbill Wild Strawberry) or a shrub
species of rarnbling forrr trat would eventually hang over fte walls (Woods
Rose, Bundrberry Dogwood or SilverCreepingWillow if moist enougtt,
Emerald Mound Honeysuckb, or Dwarf Fragrant Sumac).
Achieving a Native Iook for the Planted Terracee: The planting plan for the
braces seerrs to lack consistency or coherence in the mix of specie: Eleven
shrub species are indicabd in addition to the tr,ees, and ground covers al4rear in
only a fnu pattre. Withoutsome unifyingmaterial trcvisual efftct of so many
species may be fussy and inconsistentwith the native draracter of the original
landscape.
For greab visual continuity, I reconrrrendthe addition of a mix of medium-tall
natioe grrc tftroughout the beds, replacing any ground covers shown on tlrcse
upperlevels. Insead of a patchwork of varied pl,mts, this would yield a
continuously soft and wavy woodland look along the edgss of all the faux rock
walls, exHrding the draracbr of tre natural slope above. Once establishe4 dre
grasses could scne€n as mudr as a coupb feet of the walls and could reduce ttre
mainErance that perennials rcquirc. Theywould also provide a much betu
bansition to the undisturbed slope above. Among fte grass species you miglrt
consider are Tufbd Hairgrass (Desdumpsia) and Blueioint Reed Grass (natirrc
Calmugrostisl, boft bunchgrasse. Consult Rocky Mountain Native Plant C-o. in
Rif,e for suggestions of ofter suiabb native grass species (C70.68.4769). Ttr-
company maybe able to supply some of lhese grass species as plup, rather tran
see4 which would achierrc a quickereffecL
{1&O3,Pryaof s
10. Revegetatingthe Road Rig$-of-Wey wih Native Gnsses: Wift 30f
bluegrasses, plus Or,&ard Grass andTimothy, the'native( grass seedmix lisbd
on the planting plan is not rmlly a natinemix. I recommend lhat a more
suitable native seed mir be developed for tre aleas along trc road (see noc #9).
Introduction of wildflower plugp in ftis area afbr the grasses arc establisted
would also contribub to a more attractive natine look
11. Irigation: The plan specifies drip irrigation for tsees md shrubs on the upper
terra€€s and spray irrigation for "turf' arec (trouglr I didn't see any turf areas
on tn plan). However, the areas seeded in native grasses both along fte road
and in tte Eraced planting beds (as recommrded in nob #9) will need
irrigation at least until well estab[sfre4 and drip sysffirs may not deliver
adequaE wabr to lhem- I recomsrend that a more specific description of the
irigation sysEl be r€qufued to assure the best growing conditions for plant
survival
12 Approval of Plant Selection and location: As we discusse4 I anticipate being
on sitewith your landscape arddtects when tree locations are staked prior to
their installation. I would atso anticipae a roh in the approval of plant
materialswhen trcy are delivercd to thesibto assure tratttre tr,ees andshrubs
mostimportmt for screening are of optimunsize and fomu
13. Plant Replacement It may take soure years before $e riglrt mix of plants can be
found to adapt to fte difficult planting conditions betrn'een the faux rock walls
and provide the deired screen The Thompsurswish to have an assurance that
plants thatfail to survive and thrivewillbe replaced by the Malone as an
ongoing mainbrance task
I would be happy to discuss these recommendations with you at your convenierrce.
Best rqgards,
Sherry Dorwar{ ASLA
CC An&ew lcwi, Brov*rrsEin Hyatt& FarberAttornep
Endosure
516/olPryes{5
Warren and I)enise Cohen
5037 Main Gore Place
Vail, CO 81657
(970) 47G8007 fax (970) 476-1423
March 6, 2003
Allison Ochs,
Plaruring Commission
Town of Vail
Department of Community Development
75 South Frontage Road
Vail Co 81657
Dear Allison.
As a native ofColorado and owners ofa residence in Vail since 1979, we have enjoyed all of the wonderful
activities in one ofthe most pristine backdrops in the State. As the town has grown, the quality of
development has improved significantly. One just has to look at the contrast between 'Jre buildings built in
the 1970's compared to what is being built today. That is, with the exception of what is going on at the
Dorn & Malone building project on Rockledge Road.
When we first drove by we noticed that something just didn't look right with the "rocks" in front of the
house. We had to do a double take to figure out what we were actually looking at. My wife being a
designer and myself being a member of the design community and owner of the Denver Design Center,'were speechless at discovering that the builder had installed a steel track with a large cart sunounded by
fake rock.
ln the early years, I recall that Vail had a Disney Land image. Many felt the village had a "plastic" feel to
it, a contrived resort. Over the years, that was proven to be wrong as the City and the Ski Corp. worked
together to create a world-class community and recreational resort. We now have as friends and neighbors
people from all over the world and from all walks of life. This Valley is something we can all be proud of.
However, it appears to me that someone has made a serious mistake in judgment by using a design and
design materials that are totally inappropriate for this kind ofsetting. Natural stone and rock that builders
in other places would be envious of surround us. To place a device and man-made materials on a public
thoroughfare is an insult to our natural environment and the people who live here. Are these builders now
going to put in fake trees and plants?
I would like to know what the process is to petition the property owners to remove this unsightly
monstrosity? I would also like to know ifthe city building code and regulations allow these types of
construction materials. Ifso, what is the process to getting that changed? We can't change the geo-political
goings on in the world, but we can change for the better what is going on in our front yard. Unless we take
a stand on this kind of activity now, Vail will be back to where it started and all of our investments in this
community will be effected. My grandfather grazed cattle in this valley over 70 years ago. My father sold
feed to the sheep ranchers in the valley. I have enjoyed the many recreational activities the valley now has
to offer and have exposed my three children to this wonderful place. If not for our sake, then for the future
generations in the Vail valley. We need to stop this scourge on the face of our landscape before it becomes
accepted!
I fook forward to your prompt response to these concerns. Please contact us at 303-549-67 50.
Yours truly,
i,$"r^r^-;
Warren and Denise Cohen
o
wns tein I Hyrtt I FarberBro
410 Seventeenlh Street
Twenty-Second Floor
Denver, Colorado 8V2V2-4437
bhf-law.com
February 18, 2003
VIA FACSIMILE: (970) 476-0099
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail. CO 81657
RE: Thompson/Dorrance/Town of Vail Land Use Dispute
Andrew W. Loewi
Attorney at LawT 303.223.1122
F 303.223.0922
aloewi@bhflaw.com
Dear Jay:
I enclose for your contemplation a copy of the unfortunate voicemail message you
left for me recenlly. Fortunately, the Thompsons will decide whether to commence
litigation based upon your clients' willingness to mitigate the visual impacts of their
construction, and not upon your intemperate outbursts.
As to the substance of your message, I respond as follows:
1. I received the latest version of the landscape plan directly from Jane
Snyder via Federal Express on February 6, 2003. This was, of course, a full week
after I had requested that the revised plan be delivered to me, as reflected in my
January 21,2003 letter to you, which stated in pertinent part: "Any supplementation
to the plans I received this morning must be received in my office no later than
January 30 in order for us to consider lhem at [the] meeting [with my clients and
their landscape architectl."
2. You did call me on January 23,2003 to tell me you were going to be
out of town, but you stated that the revised plan would be delivered to me by
January 30, and that you had authorized Jane Snyder to deliver the plan directly to
me in your absence.
3. Your complaint about my "audacity" in "talk[ing ] to the Town of Vail
behind [your] back" is, quite simply, laughable. You have, of course, repeatedly
spoken ex parte with Allison Ochs and perhaps others at the Town, without
objection from me (which, had I made one, would have been equally laughable). I
will, of course, continue to speak with Town officials without your permission or
participation, as I know you will. I also will continue to fulfill the assurance made in
my December 10, 2Q02letter to you that "you would be copied on any further
correspondence with the Town concerning this matter."
Brownstein Hyatt & Farber, P.C.
Denver, Colorado T 303.223.1100 F 303.223.1 111
Washington, D.C. T 202.296.7353 F 202.296.700S
Aspen/Vail, Colorado T 970.945.5302 F 970.384.2360
6664\9000\754237.1
i3[#i"J:!8i,SO
Page 2
4. I have never "called [you] a liar," either to your face or behind your
back. By this and previous correspondence, however, I have noted your several
failures to fulfill commitments made by you in the course of these negotiations, a
pattern that has been most unhelpful in our mutual effort to resolve this dispute.
5. I did not engage in any "lying to the Town of Vail about" you, but I
certainly did express my frustration that, at the time of my meeting with the Town on
February 3, I still did not have the revised landscape plan you had promised to
deliver the previous week.
As to the revised plan itself, although it begins to address some of the obvious
deficiencies of the earlier plan, as set forth in my January 21, 2003 letter, it still does
nothing to reflect any modifications to the funicular base area to permit landscaping
to screen that unfortunate structure and the tracks behind it. We have been told by
you and by Allison Ochs that this issue was being discussed with Dopplemeyer, but
over two months after our initial meeting there still has been no response to this
central concern of the Thompsons. Unless and until this issue - as well as the
screening of the faux rock face along Forrest Road - is meaningfully addressed, we
will have no choice but to assume that this dispute cannot be resolved short of
litigation. We will await, hopefully, further communication either from you or the
Town concerning these issues, but absent such communications we shall proceed
accordingly.
Sincere
Andrew W. Loewi
Enclosure
AWUIII
J. Matthew , Esq., w/enclosure
Allison C.
Joshua Maximon, Esq.
6664\9000\754237.1
Jen-Z1-00 l6:12 Fron-Brownrt.ln }|q) | Farbrr 303ZZgl I I I
Brow
January 21,2003
YIA FAGSIMILE: (9701 476'00s9
Jay K. Peterson, Esq.
tsailey & Peterson, P.C,
Wcstar Bank Buitding
108 South Frontagc Road West
Sulte 210
Vail, CO 81657
RE: ThompsonlDorrancc/Town of Vail Land Use Dlspute
o
nst
T-877 P.002/003 F-132
Iein lHyatt lFarber
4lO Saofit !'|lh Stt tt
TlrcorY€acord Flmr
Dcrvrrr, Cofondo 8CflV244A7
uhf-ftrr.cqn
Andt wW. Lc.d
Atorn y !t Llr,| 303,229.11g.
F r032it3.0gl2
rlocwi@bhf-lar,cort
Dear Jay:
As I told you on the phone earlier, t reccived this morning copie_s of the proposed
cn.ng"=io the Malone drlveway landscape plangenerated by Resort Design '
A.ro|t"t"s. Particulerly since the plan arrlved 11 days after originally promised, I
was extremely disappointed to see that thc revised plan falls]o address all but ona
ottni-ii=u". irpon *'tticf, we had reached agreement at our December 13, 2002
meeting with Allison ochs. specltlcally, of the agretmcntG memorlalized in
Daraqr;Dh 3 of my Decembcr 17, 2002 letter (enclosed). only item (c) appcars to
h.uiU.Ln seriouily addresscd. ltems (b), (d), and (0 appear to have becn
iOOi""sca onf ln token fashion, whlle it'eins (a) and (e) do not appear to have bean
addrcssed at all.
You represented to me this mornlng that you would go bagk to Resort.Dcclgn
Rsiociitcs, and to Dopplemeyer, r,iith respectto these issucs. I plan-to meet with
myc|ientsandthdr|airiscapearchitectonoreboutJanuary31'2003-.Any
lu'ppi"r"rrtation to the plani t received this momlng must bE reoeivc.d in my offce
no'tifer ttran January 36 In order for us to conelder them at our mcctlng.
Finally, I have just been Informed thgt construction activity has bscn commenced lo
c*jet moOmcaiions to thc lower portion of the Malone driveway. lhavc no
informailon conccrning the purp6se or scopc of this new construction actlvlty' but.,
t outO "ugg.rt that if {he On'veivay ls belng ahered, this mty Plesqnt an- opportunity
to make iiproprlate modificationj to accommodate additional landscaPlng to scr€en
Brownrt.la Ht.tt r F.aD.r, P.C'
D.nu.t,Cdordo T 9G!28'110O F 3Gl.UF.trll
wrrhlnfmn. D.C. T !Gl.2Sl6.?:l5g F 2C[1i96.70O9
A3pcn/Veit, Colortdo T 979.945'$0a F 970.S4.2391
Jm-ll-09 l8r1l Fror{rornrtrln l) r hrbrr !0r2t3l I | |
Jey K. Pcterson, EBq.
January 21-2W9
Pagc 2
thc a{accnt faux |ock walls - scanl sttentlon to whidr has becn pald in thc pl'n I
rcceiwd thls moming-
Joshua Maxlmon' Eq.
?tolzl
T-!77 P.008/008 F-8ll
GEORGE SHAEFFER
PO. Box 373
Vail, Colorado 81658
(970) 845-s6s6
(970) 84s-7013 FAX
January 2l,2OO3
Town of Vail,
konard Sandoval
1309 Elkhorn Drive
Vail, CO 81657
konard:
The concrete driveway pan at the Malone Residence, 86 Forest Road, was constructed
with snowmelt tube imbedded in the pan. The Town of Vail requires the pans not be
heated. The pan was constructed with a separate heat pipe loop and the heat loop has
been abandon at the manifold. It is understood by the George Shaeffer Construction
Company and the Owner that the pan is not to be heated and will not be reactivated."h{
Brad Foster
George Shaeffer Construction Company
Mary Alice Malone
Owner: 86 Forest Road
Jan-17-03 l6:69 Frm-Bromrtrin l) r Frrbrt.T-6S0 P.001/002 F-169
Brownstein I HYatt I Farber
! l0 Sla.nbt{h Stnct
TvccrtY€rcortcl Hoor
ocmr. Odqrb 8cE!g2at97
dd-lsYr.cdn
Fax Gover $heet
DATE:
TO:
FROT:
RE:
January 17,2003
Alllson C. Ochs
Tonvn of Vail
AndrewW. Loewl
FA)(NO.:
PHONE:
(97Or479-2452
303.223.1122
No. OFPACESWIIHCO,ERPAGE: E
IF YOU DO NOT RECEIVEALLOFTHE PAOES. OR IF-Y-9U.ENCOUNTERAI{Y DIFFICULTIESWITH THIS
+*;fiEfiEii6N;FrersE aubUn 6rrtce Ar sor2zr'1100' TTIANK You'
illessage:
6€e4\3\744736,1
Sbtrmrnt of confd.nddlv
Tho infonnulon corhlnad in thb tE fi"E gG b trwnay pdvllcg'd 'ltd contld€nrhl lntbrmtdon' |nbnd only for
ur urc ot0|. In tlvHuar or.CIryFiJi#]riiil-.'nliarCirsm'G4c ls tddx inlrndrd |ldpidrt vou ',l
h.rby no tcd th.t "r,V
csorr,,,,iffiCffirm'n;gnie_qqfil-ntiOor lsstldy prohb&.d' lf vou h'v'
trcliwd Ub communrc.non |n aiil;6.* ""ltty
;It-cdltt'ly by lebphm' 'nd
lrtum th' o glnrt rn"'a$ ro
:I-]il il; aca-tret vlr rtp U.s' pcrd scuc'' Th'nk vou'
Ercrn5t l3l HY't I F"b'r' F'C'
gonv"r. Col.r3,!o T3[B-ntF.]1o0 F 3CB'2?8"1 l l l
W,rsninEbn. D.C. Ttt2.286,?Sie F 2q2'S'?D09
esp€nr\r,rll. Colondo T 8n0.9'5.5SgZ F !?OAB4'2E|@
Jan-|7-03 lE:59 FrorBrornstsin }|f f farber.T-5S0 P.gt2l002 F-369
Brownstein I HYatt I Farber
January 17,2003
VIA FACSIMILE: (9701 476'0oee
Jav K. Petarson, Esq.
Sailey & Peterson, P.G'
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail, CO 81657
RE: Thompson/Dorrancc/Town of Vail Land Use Dlspute
AndrcwW.
Enclosure
X''Wu"onc. ochs, via facsimile
Joshua Maximon, Esq.
6664\19000\749482,1
Dear Jay:
As reflected in my letterto you of December 17,.2OO2, a copy of which is attached'
V"r l'gi""Jt" ,,s,jbmit tohl-fortni Thompsons'consideration a revised landscape
plan,, by Friday, January iO, ZOO3. We sJbsequently agreed orally to extend that
ieadline to today, January 17' 2003.
unfortunately, today's Postal service and Federal Express deliveries have come
"nA S;n", Uui no pians navJ anived. Additlonally, I have teft at least two Phone
;;;;di;iyoui o'mce thls week, but havc redived no response. As a result. at
"onifJEi"ure
fnconvenience to myclients, their landscape architect' and me' a
rilfi *. nad schedudd for thG Monday to review the proposed plans at my
clients'-Vail residence must now be canceled'
Please contact me as soon as posslble so that wc may decide |tqtlo- p.ro"ted' lf I
il-""in*tftom you uy orose of business Tuesd-ay, January 2.1;2oo3' l will have to
"r.urnJ
tfr"t Vouictienis nave abandoned the effoit to resolve this disputc short of
lltigation.
410 Sev.ntscnth Sinrt
TvrentY-Sccond Floc
Dcnwr, Cof orado 802@.4457
blrf-lalv.can
Andrew W. Lo$l
Attomey at Lawr 10t.223-11?,2? 303,?23,09?'2
alcewi@bhl-law.com
Brownttcin HY.tt r Farbst. P.C'
Denver, Colondo T g0!t2t3.1lOO F309'22S'l111
Washingron. O'C. 122'ffi'7963 F 202'296'7009
a<.t nr\r5t| t-6ln.s't.| T qfl] a4.i5ltl2 F F?n.iia.rfl6i)
O,*ANSMITTAL
* )rtg ?<)ovzvt
ATTN REGARDING
\vE ARE SENDING VIA
ET ATTACHED
N oRIGINALS
D!
I
tr
!
UNDER SEPARATE COVER
COPY OF LETTER
SPECIFICATIONS
SHOP DMWINGS
PRINTS
OTHER
COPIES DATE DESCRIPTION
ry H7 Irnnrl,zary' Tlan u/M&rJ Plarrk
Plrvrh+'oP Yv,urt Plrl nt-2
rnon. .X.AA-Q----
l4l4 Spruce Strcct Suitc I10, Boulder,Co 80302
mMaM/)
p h o n e : 3 0 3 . 4 4 9 . 4 4 3 3 fa x:3 0 3.44 9.3 3 6 6 email:info@ResortDesign.com www.ResortDcsign.com
TERRASAN
PLANNING ANO LANDSCAPE ARCHITECTURE
LETTER OF TRANSMITTAL
To:Resort Design Associates tr Regular Mail D UPS
1434 Spruce Street, Ste. 110
tr
tr
Federal Exp
Overnight
D Pick Up
A CourierEf--tr Hand Deliver
Boulder. CO 80302
Attention: Jane Synder Date: ll7l03
Project:Malone Residence Project Number: 00230
Copies Dated of
0U07/03 Malone Driveway Revision
Pictures of Proposed Plant Material
Remarks:
These are Transmitted:
fl For Approval E As Requested
El For Your Use ! PreliminarY
tr
D
For Your Review
Check as Noted
! Complete
E Revised
E Confirmation
Sincerely,George Pierce CC: Elizabeth Gilmor, White
Lighting Design
1660 GILPIN STREET. DENVER, COLORADO 80218 TEL: (303)331-1717 FAX: (303) 33t-1815
aly.
1
1
1
2
TERRASAN
PLANNING AND TANDSCAPE ARCHITECTURE
Malone Residence
Driveway Revision
January 6, 2003
Plant MaterialAdded
Trees
Common Name
Spruce
Spruce
Spruce
Aspen
Shrubs and Trailing Vines
Size
10 feet
12 feet
14 feet
2 inch caliper
AlL
6
3
3
20
Abvn.
JH
MP
MP2
KN
Latin Name
Juniper Horizontalis
Pinus Mugo
Pinus Mugo
Arctostaphylos Uva-Ursi
Common Name
Blue Chip Juniper
Mugo Pine
Mugo Pine
Kinnikinnick
Size
5 gal.
30" ht. B&B
5 gal.
1 gal.
1660 GILPIN SIREET DENVER. COTORADO 80218 TEL (303) 331.1717 FAX (303) 331-1815
TERRASAN
PLANNING AND LANDSCAPE ARCHITECTURE
Mugo Pine
1660 GlLptN STREET DENVER, COLORADO 80218 TEL (303) 33r_1717 FAX (303) 331-1815
TERRASAN
PLANNING AND LANDSCAPE ARCHITECTURE
Kinnikinnick
1660 GrLprN STREET DENVER, COLORAoO 80218 TEt (303) 331-1717 FAX (303) 331.1815
TERRASAN
PLANNING AND LANDSCAPE ARCHITECTURE
Blue Ghip Juniper
1660 GILPIN STREET DENVER, COLORAOO 80218 TEL (303) 331-1717 FAX (303) 331-181s
Orc-17-02 l8:38 Frr-Brornrtri tt I Ferbrr.T-330 P.00t/003 F-t37
InlHvattlFarber-,
n Hyro o
teiBrowns
410 SL.vtrrt.rr{h St EcI
Tunnty-Second Hoa
Dener, Coloodo 802f,2-4437
bl$dv*(xln
Fax Gover Sh$et
DATE: December'17,2002
Allison C. Ochs
Town of Vail
TO:FA)( NO,:
PHONE:
(s7ol47s2452
303-223-1122FROII: AndrewW foewi
RE:
No. oF PAGEs WrrH "t =* r*r, 5
IF YOU DO NOT RECETVE ALL OF THE PAGEq OR |F YOU EN@UNTER AIIY DIFFICULTIES WITH T}IIS
TF/qNSM|SSION, PTEASE CALL OUR OFFICE A? llls-zdl.tto- TIiANK YOU.
Message:
666415\744?t6. 1
St t3fient ot Corifid.n$.liry
The intormation conlrined h ttit frx m$aee b dornay paivilgpd arrd contldanti.l ir orndion, nn dfd o||ly tsr
tlE use olthe lndhrldurl or endty named.bow. It the rsader ot lhb mer3age b acl th€ inbndd t€dpbnt, yEs ar€
Iter€ly notlfred $st rny dbs€minatbn. ('Efitubn or coFt d rhts cfimunication b .Lttlt prEhiblsd. It you haue
Eceiyed thb cdnmuni:alion h clror, deasc n@ l|t lirD.dbbly by bl€Onone afit lebm tne oGd|al nEs.gr b
us at rhg abova addtffi yL tha U.s. hl Se|vb. Thrnt you.
Blurnat.i|t Hyttt t Farber. P.c.
*n'...rc'. Ctjsdr T @-223.1 100 F 3B.!E .l l 1'l
Vtrrshifr0r{rl O.C, f 2@,206.735at l. 2oEl[E,?OOg
Aqpsnil,El, Colclyf,t T 9mr455g0a F grcr5,,-lFlf(J
Drc-17-02 l5:38 Fror-Brornstri t I Farbrr.n Hyato
Brown
Dglnr, Cdorgdo 8020Xa3?
btrf-Utr.csn
Dec€mber 17,2002
VIA FIRST CLASS MAIL AND FACSIMILE: (9701476-0099
Jay K. Peterson. Esq.
Bailey & Peterson, P-C.
Westar Bank Building
108 South Frontage RoadWest
Suite 210
Vail, CO 81657
RE; Thompson/DorrancerTown of Vail Land Use Dispute
Andrfl W. Loonl
Aiomey st Lrw'r w3,223.1122
F 303t23.0S22
elocwi@bhf-low.com
Dear Jay:
t genuinely appreciate your taking lhe time to meet with me and Allison Octrs on
Friday, December 13,2002 to discuss the above-referenced dispute. The purpose
of this letter is to memorialize our discussions and the informal agreement we
reached on that date, as follows;
1 , On or before Friday, January 10, 2003, you shall submit to me for the
Thompsons' consideration a revised landscape plan (the'Amended Plan") designcd
to mitigate, to the maximum extent possible, the visual irnpacts of the Dorrance-
Malone driveway/funicular/retaining wall project (the "Project'), particularly as
viewed from the Thompsons' property.
2. Prior to the submission of the Amended Plan, and for 30 days
lhereafier, the Thompsons shall refrain from filing any suit or other legal action with
respect to the visual impacts of the Projea against lhe Dorrances. the Malones, or
the Town of Vail. In that regard, you represented - and Alison confirmed - that
prior to April 1, 2003, the Dorance residence will nqt be ellgible for lssuance of a
Temporary Certificate of Occupancy and. lherefore, thal no application for such
TCO shall be submitted prior to that date.
3. Wth respecl to the Amended Plan to be submitted by January 10.
yoF represented the following:
a. Additional evergreens shall be planted on the site in an effort
to provide complete, year-around screening of lhe funicular tracks when
viewed from the Thompson propeny. At a minimum, such scrcening shall
include the addition of two 1&foot evergrcens towarcl the rop of the funicular
tracks, and twq to three 8-foot evergreens adjacent to the middle and lower
B.ownstein Hystt & Fstb.t, P.C.
Denvcr, Cobr.do T 3€.3?3.1 100 F 38223.1 1 1 1
WeshirEfoo, D.C. T 9@-2s.735:l F ?P2€{l,-70sl
r'54ren/veil, Cdre& T g70.e!559@ F ItO€44,2€80
IeinlHvattlFarber
410 S8t,cfltag|lh SrlEct
fwvrtySeorC Floor
T-338 P.00el003 F-t37o
st
portions of the tracks.
Drc-ll-02 18r38 FrorBrornstrin Hyatt I Farbrr.
Jay K. Peterson, Es?
December 17,2OOz
Page 2
T-3t8 P.003/003 F-t37
b. Along the Matone driveway running eastward from the
funicular, a substantial number of additional evergreen shrubbery shall be
planted to screen the multilevel retaining wall.
c. On Fonest Road. lmmediatety east of the driveway entrance,
. flve additional trees - at least ttrro of which shall be evergreens - shall be
planted.
d. Along Forrest Road to the west of the driveuray entrance, the
maximum viable amount of evergreens shall be planted to screen the
retaining wall, subject to any lin+of-sight restrictions which may be imposed
by the Town Engineer.
e- With respecl to lhe retaining wall at the bottom of the
funicular, you will explore with the funicular manufacturer, Dopplemeyer, the
feasibility of reduc{ions in the retaining wall height and modifications to the
wall to minimize the eritent to which it protrudes to the north. adjacent to the
south curb of the driveway. Consistent wilh the results of your discussions
with Dopplemeyer, the Amended Plan shall incorporate, if possible,
additional plantings at the base of the retaining wall, particularly in front of
that portion of the wall erecled at ihe bottom of the funicular.
f. On all visible portions of the retaining wall not screened by the
additional plantings discussed above, the Arnended plan shall incorporate
lhe ptanting of downward-growing vines that have been proven to be viable
in climates comparable to Vail. In that regard, the landscape architect shallprovide the Thompsons with photographs of the proposed planting materials
_ intended to be utilized-
t believe the points enumerated above fairly and accurately convey the substance of
our discussion on Friday. lf they do not, please so advise me in writing by close of
business Friday, December 20, 2002,
Finally, I wish to bring to your attention an additional concern the Thompsors
recently expressed with respect to the funicular - namely, potential noise from theqperation of the funicular itself. I would suggest that this issue can best be
addressed by arranging a mutually convenient time when one or both of the
Thompsons can be present at the propeily for a test run of the funicular. I woqtd
hope that, in the near future. wg could discuss the scheduting of such a test run to
take place prior to April 1, 2003.
Agein, ihank you for your continued time and attention to ihis maUer.
Andrew W. Loewifr"yAwUill
Allison
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Contrastor xARCHITECT'S
F]ELD REPORT
AIA DOCUMENT G711 Consrrltant x
PROJECT: Mrlonc Rcsidcncs FIELD REFORT NO: 8l
CONTRACT: ARCHITECT'S PROJECT NO: 23048'00
23048.01
DATE rZlVl02: 10:fi) AM WEAT}iER Cloudy TEMP:30
CoNFoRMANCEWITH scllEDULE (+, -)
PRESENT AT SITE: Elizabe0 Snith' (RDAL Bred Foster, Mike llouclc' (Shaefier}
XIORK IN PROGRESS:
Install,ation of decorative lightr underway, consbruction of roof over Front Entry completg
Bath lcccssory instelletion complctc, handrait instaltrtion @ Stdr I complc{c' Intcrior
landrails for Stair 2 imtrllcd, installetion of log scb @ Ski hut and Liviug Room lircplacer
uudelay, stoac peving @ cxtcrior welkwrys bctween Melone rnd Dornance resideoces
underway, tile dctailing st Msster Bath undcrway end almost complctg installation of
rods/shelves @ Mastcr Closet underwaS sefe inrtellcd, baclfill @ Lst cl 3 meditation
Garden to be completcd nert weckn Barn l)oors @ Ski hut roof installed' Clcaniug
underway.
Reson Design Associetcs
1434 Spruce Steet, Suitc
n0
Bouldcr, CO 80302
303.392.4433 phonc
303.392-3366 fa<
Agtion By;Discussion:
81.01 Elizabeth mentioncd tbat Mary Alice aslced about the mo$t curront
pay application. She would like to undsstand if tho currcrtt
arnount would be typical frrom now rmtil tbc projcct closcout. Brad
stabd hc has spokcnwith Mary Aliqc and cl444er! thiC-point-
Shldfcr 81.02 Brad statcd that ho met with Tessa regarding otplanatiou of thc
horuc systcms on L2l4 and will mcct with her again I2l18.
Shacfrer and Tcssswill plan to mcct with Mary Alice at some point
duriug hcr Holiday visit - to bc dctsurincd at Mary Alice's
@nveniencc.
Myers 81.03 Elizabcilr statcd shc reccived urd approvcd shop drawings fum
Myrrs forthe Roof Deck suardrails.
81.04 ftre actaiting of thc coppct 0uc cap was rcvicwcd by all atrcndccs.
RDA to rwise and rsissuc thc dctail bascd on dccisious made in thc
meetins, Note: (lpdated detail reissuod I2/lA/02.
8t-0s RDA to spccify hardwarc for ortcrior cabirctry. Note: Ilardwarc
M :\rj\23048Mrtonc\23048uwr\a1048]:icllRq)rtd230+8Flt-8 l -21fi 8.&x Puclof2
Resart Des ign g@3-449-33€e Lz/L?/@Z @5r 3ElF P.re
was st eciliecl I2/I I/82'
RDA 8r.06 nUzafe*r to rwiew stain options for lhe Garage floor' Notc: RDA
nccds to go to Dcnvcr to look at sarnplcs in the showroom-
Eliz.abeth plans on going w
81.07 ffi Plumbing was able to Placc thc
faucctry in tle locations most prcfercd. -
Swanepocl 81.08 E act -sratea tlat Swancpoct Painting applicd a coppcr paint to the,
dcck columns. It lookcd good, but tbcy arc rescarching whether thc
paint cau be patina'd to match thc coppcr on lhe housc morE
closcly.
Sbacffcr 8l.u)ffiwould be addcd at the backs of the
closet dmrs in the Ski Hut.
El.l0 @led for Friday, Dcccmber 13, lo:CI
AN4.
REPORT BY: Elizabcth Smith
cc vit emeil:
Bcnnctt Dorrance
Jacguie Dorrance
George Shaeffer/GSCC
Rick Winkeltct/GSCC
Brad Fostco/GSCC
Pnrl SisnerodGSCC
MikeHouclt/GSCC
Diane Hinzmanrlrlicol
Ray Story/RDA
Howard Dutt/Larson
Jobn Cummins/Iv{armot Electric
IGvin White/ White Liglrting
Mary Lynn RockwclVWilliam Ohs
Tom Hart/ R&R Millwork
cc: via fax
MaryAlicc Malone
Jay Pctcrson
Glenn Brown/?eak Interiors
Inck S ibleyAlrhitcu,atcr
Ganick StondStons MecL
Gcorge PicrodTerras.m
Ron Consticn/Peak ProPuties
Jim Ellerbroelc/Pcalc Land
Randy Covingon/Point 5
Rardy Hclzpt/Point 5
Jim Ncwsome/Tr4yers
Stuart Edgerlyflvlyers
Davc Little/Gallcgos
Rich Passcy/Gallcgos
Ian Chcnault
Jane SnyderlRDA
Jcrerny Craig/A[ State Fir€ I'rqtection
Cordon Pierce
Rogcr Ritzdor9AlA lndushies
Allison Ochs. Town of Vail Building Dept.
M'lprjVS0a8MaloncultEs*pr\2l0ailf iqldREPon$Ul048FR-*l-2 l4ll't|{|c PryE 2 ot2
BNLEY & I'ETERSON
A PROTBSIONAL CORPORAfiON
Wes6tsr Ba* Bldg.
108 South hont|gs Rold W!{t, Suitc 210
Vail. Colorado 81657
Tclcpbonc (970) 47&0092
Facsinile (970) 476-0099
December 11.2002
Via X'acsimile 303-223-0922
Andrew V/. Loewi
Brownstein, Hyatt, Farber
410 Seventeenth Steet
22nd Floor
Denver, CO 80202-4437
Re: DorrancelThompson
Dear Andy:
I feel it is necessary to respond to your letter ofDecember 10, 2002 as you have
sent a copy to Allison at the Town of Vail.
As I discussed with you on the telephone, I have not changed my position
regarding our willingness to not seek a CO or TCO on the Dorrance residence during the
next 60 days. During our conversation neither you nor I agreed to any compromise
position on this matter. At no time did you indicate your clients would agree to this
position, nor did I.
I do agree with one statement in your letter, however, and that is that it will be
difficult to resolve this dispute. Every time I talk to you, or you talk to the Town of Vail,
you make demands and threaten litigation if your demands axe not met. You did so once
again in your letter dated December 10,2002. Please do not take my willingness to
discuss a possible resolution in this matter as a sign of weakness, as you suggested, as it
is not. If you feel so strongly about your ability to obtain a reshaining order against the
Town of Vail from issuing a CO or TCO on ourproperty, please don't continually
threaten to do so, simply do it.
Yours very truly,
Edrsrdc OEc.
P.o. Box tt49
175 Main Street, Suitc Cl04
Edwards. Colorado 81632
Telcphone (970) 92G9255
Fapsimile (90) %G998
Dcrver Ollcl
1660 Lincoln Strccl suite 3175
Dcsver, Colondo E0254
Telephotrc (3O3) 837-16@
Facsimile (300) 837-0097
Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-2138
FAX 970-479-2452
www.ci.vail.co.us
December 11,2002
Mr. and Mrs. Steven Johns
46-301 Jacaranda Court
Indian Wells, C492210
RE: Malone Residence at 86 Forest Rd. / Lot 2, Block 7, Vail Village First Filing
Dear Mr. and Mrs. Johns,
Thank you for taking the time to write your concerns regarding the funicular across the
street from 45 Forest Road. You will be happy to know that the contractor has not yet
completed the landscaping for the site and there are additional evergreen trees to be
planted to screen the funicular tracks. Once the site has been completely re-vegetated,
little, if any, of the track will be visible from the road or from adjacent properties. Due to
the early snow this year, the landscaping was not planted this fall, and will be planted in
the spring prior to the issuance of Certificate of Occupancy for the residence.
Should you have any questions, please do not hesitate to contact me at 970479-2369.
{//,
AICP
Sinc6rely,
#/1/t*Allison Ochs,
Planner ll
Town of Vail
{g r"n"uor ro
o
nsBrow Itein lHyatt
41O Seventeenth Slreel
Twenty-Second Floor
lFarber
Denver, Colorado 8020)-4437
bht-law.com
December 10.2002
VIA FIRST CLASS MAIL AND FACSIMILE: (970) 476-0099
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
Westar Bank Building
108 South Frontage Road West
Suite 210
Vail, CO 81657
RE: Thompson/Dorranceffown of Vail Land Use Dispute
Andrew w' Loewi
Attorney al Lawf 303.223.1122
F 303.?23.0922
aloew@bhf-law.com
Dear Jay:
I write to memorialize our conversations of Friday, December 6,2002 and Monday,
Decem ber 9, 2002 concerning the above-referenced dispute.
In our conversation on Friday, I advised you that my clients, Jack and Viki
Thompson, are prepared to commence litigation, if necessary and without further
delay, for the reasons set forth in my correspondence to the Town of Vail. You
expressed irritation over our not sending you copies of that correspondence, for
which I apologized and gave you assurance that you would be copied on any further
correspondence with the Town concerning this matter.
We mutually agreed that it would be unproductive to argue with each other over the
merits of the case, but agreed, instead, to direct our efforts toward finding a
resolution short of litigation. I related to you that I thought the Thompsons'
objections to the improvements on lhe Malone and Donance properties could be
substantially addressed through significant additional landscaping on the site. I
reiterated that such landscaping almost certainly requires tlp creation of additional
planting area between the driveway and the "faux rock" retaining wall, which could
be accomplished only by pushing back portions of the wall and/or shifting the lower
portion of the driveway slightly to lhe left es one faces the property frorn Forrest
Road. I indicated that I had discussed these issues at length with Allison Ochs on
the previous day and that, in a conversalion with her shortly before we talked on
Friday, she stated that she met with you Friday morning, communicated the
Thompsons' concerns to you, and was told that you would look into these issues.
In our conversation, you responded that there was no way either to push back the
retaining wall - because of objections from the Town engineer - or to move the
driveway - because of Town requirements concerning driveway grade. I replied
Erownstein Hyatt e farber, P.C.
Denver, Colorado T 303.223.11O0 FS3.223.1111
Washington, D.C. T m2.2S.7353 F 202.m.7009
Asoen/Vail. Colorado T97O;945.5302 F 97P.S4.2360
Jay K. Peterson, gl
December 10,2OO2 '
Page2
that if there was no flexibility on your part or the Town's, there was no choice other
than litigation, and we both agreed that it would be worth at least a'further
conversation between you, me, your client's architects, the Town engineer, and
Allison.
I stated, however, that my clienls needed assurance that your clients would not seek
Temporary Certificates of Occupancy ('TCOs") prior to our attempt to resolve this
dispute short of litigation. Toward that end, I proposed a 60-day standstill
agreement covering both the Malone and Dorrance residences, in which your clier*s
would have 30 days to submil a landscaping plan aimed at addressing the
Thompson's concerns, and the Thompsons would then have 30 days to approve the
plan, negotiate changes, or, in the event of a stalemate, commence.litigation. You
stated that you could not agree to such an arrangement under any circumstances
with respect to the Malone residence, as a TCO for the Malone residence was
imminent and as the owners intended to occupy their Vail residence over the
Christmas holiday. You stated, however, that you could agree to the proposed
standstill with regard to the Dorrance residence, both because the bulk of the
improvements in question are on the Dorrance property and, most importantly, the
Dorrance residence will not have progressed to the point of being eligible for a TCO
until approximately May 2003. On behalf of the Thompsons, I expressed willingness
to limit the proposed standstill to the Dorrance residence, and told you that I would
draft a proposed letter agreement to that effect this week. You, in turn, indicated
thal you would attempt to organize the aforementioned meeting with Allison Ochs
and others to address the substance of the landscape plan.
As you know, yesterday you called to advise me that, having spoken with your
partner over the weekend, you were no longer prepared to enter into the agreement
we had reached on Friday concerning the Dorrance residence. In addition, you
refused my request even to confirm in writing your representation - made again in
today's conversation - that the Dorrance residence would not be ready for a TCO
until next May.
I will not attempt to characterize this change of posilion, except to say that, quite
obviously, it will make our effort at resolving this dispute between our clients more
difficult. Nonetheless, we have agreed to proceed with the meeting with Town
officials and your clients' architects, which has now been scheduled for 2:00 p.m.
Friday. Unless there is a good faith effort at this Friday's meeting to address my
clients' concerns, and substantial progress toward achieving that end, your about-
face from the position you took last Friday will leave them with no choice but to
commenoe litigation against your clients and the Town forthwith. Because my
clients' concerns are quite reasonable, and because litigation is a blunt and
expensive instrument, I genuinely hope that option will be unnecessary.
AWUIIIcc: Allison C. Ochs
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Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2 t 38
FAX 970-479-2452
www.ci.vail.co.us
November 22,2002
Joshua Maximon
Brownstein Hyaft and Farber, P.C.
410 firh Street, 22"d Floor
Denver, CO 802024437
RE: Malone Residence, tocated at 97 Rocktedge Rd., Lots 2 and 3, Block 7, Vait Vitlage 1"t Fiting
Dear Joshua,
There are numerous funiculars around the Town of Vail. They have been treated as accessory
uses to a permitted or conditional use on the site. The purpose of the funicular is to provide the
owners of the structure additional access to their home. A funicular or inclined elevator is an
accessory use in the Primary/Secondary zone district, as has been established by precedence in
the Town of Vail.
As an accessory use, no Planning and Environmental Commission application was necessary for
the construction of the funicular and, therefore, no notice was provided for the funicular.
However, the Dorrance Residence has a Type ll Employee Housing Unit on the site, which did
require notice to adjacent property owners. In addition, the Malone Residence received a
variance for height, which also required notice to adjacent property owners. In both cases, it was
stated on the notice that plans were available for the public to view at the Department of
Community Development. Both sets of plans clearly indicated the funicular.
The decision that a funicular or inclined elevator is considered an accessory use in the
Primary/Secondary zone district was made in I 998. The decision that the Dorrance funicular is
an accessory use was made in 2000. As such, the window to appeal such decision has lapsed.
Section 12-3-3: Appeals, of the Vail Town Code, outlines the appeal Procedure for any
administrative action. Please refer to this section for additional information.
A Certificate of Occupancy has not been issued for the Dorrance Residence. The Town of Vail
does not track private construction schedules so I do not know when the final inspection will be
requested. An elevator inspection is required prior to operation of the funicular. Elevator
inspections are completed by the NWCCOG.
Should you have any questions, please do not hesitate to contact me at 970*479-2369.
Sincerelv.
Wk;&L
Aflison Ochs. AICP
Planner ll
Town of Vail
t2 *un*o'^'o
Brow"?"in lHyatt
410 Seventeenth Street
Twenly-Seconci Floor
Denver. Colorado 80202-4437
bhf-law.com
November 14,2002
*i[?Y.l';,',."#
vlA FAcstMlLE ANp FEpERAL EXPRESS i 231:333:1i,23
aloewi@bhf-law.com
The Planning and Environmental Commission
c/o Department of Community Development
Town of Vail
75 S. Frontage Road
Vail, Colorado 81657
RE: Appeal of Allison Ochs' Decision, Determination or Interpretation
made on November 4,2002
Dear Commissioners:
On November 4, 2002, Allison Ochs of the Department of Community Development
(the "Department") rendered a "decision, determination or interpretation" (the
"Determination") (Ex. A) regarding the Town of Vail's zoning regulations as they
apply to the Dorrance Residence at 97 Rockledge Road, Lots 2 and 3, Block 7, Vail
Village (the "Dorrance Residence"). Pursuant to g 12-3-3 of the Vail Town Code,
Jack and Viki Thompson (the "Thompsons"), through their counsel, Brownstein
Hyatt & Farber, P.C., file this appeal of the Determination.
BACKGROUND
The Thompsons are the owners of a residence located at 45 Forest Road. Vail.
Colorado, which is adjacent to the Dorrance Residence.
Over the past months, the Dorrance Residence has undergone a drastic remodel.
Considerable square footage was added to the home, and major landscaping
"improvements" were undertaken. A massive orange faux rock structure was built
next to the road, with railroad tracks winding their way through the rock. Thea railroad tracks carry a funicular. As an adjacent property owner, the Thompsons
were never provided written notice regarding plans to remodel the Dorrance
Residence or install a funicular.
Once operational, the funicular will travel from the driveway of another adjacent
property (apparently belonging to a Dorrance relative) (the "Malone Residence") just
off Forest Road, up to the Dorrance Residence. In view of the paved and heated
driveway already providing access to the Dorrance Residence from Rockledge
Road, it is unclear whether the funicular was constructed for convenience or for
show. Nevertheless, it exists along with a massive, unnatural looking orange faux
Brownstcin Hy.tt & Fatb€t, P.C.
Denver, Colorado T303.223.1100 F 3G1.2?3.1 111
Washinsrton, D.C. T 202.296.7353 F 202.296.7009
Agpen/Vail, Colo,rado T 970.945.5302 F 970.384.2360
Farber
The Planning anO gnvlmental Commission
November 14,2002
Page 2
rock wall system. In order to accommodate the funicular and the faux rock system,
other "improvements" were made, such as the digging of a large empty hole at the
bottom of the funicular tracks near the road, in turn necessitating the construction of
an unsightly wrought iron fence and gate.
Because their Vail residence is a vacation home, the Thompsons only recently
discovered that the funicular would be visible from their property. Before this time,
the owner of the Dorrance Residence, the owner's agents, and Town officials misled
the Thompsons about the extent to which these improvements would be visible.
The Thompsons were told that they would not see the funicular, that the driveway
entrance and the funicular would be located closer to the Malone Residence, and
that trees and vegetation would be planted to obscure the view. As it turns out,
however, the funicular and the unsightly faux rock are painfully visible from the
Thompsons' home and from Forest Road.
After recognizing that these new structures would be in plain view, the Thompsons
sent a letter to the Town of Vail on October 9, 2002 (Ex. B). In response, Allison
Ochs issued the Town of Vail's Determination on November 4.2002.
ANALYSIS
This appeal challenges the Determination that the Dorrance Residence's erection of
a funicular is an accessory use complying with S 12-6D-4 of the Vail Town Code.
Section 1 2-6D-4 states:
ACCESSORY USES: The following accessory uses shall be
permitted: home occupations, subject to issuance of a home
occupation permit in accord with the provisions of Section 12-14-12
of this title.
Private greenhouses, tool sheds, playhouses, garages or carports.
swimming pools, patios, or recreation facilities customarily incidental
to single-family and two-family residential uses.
Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
VailTown Code $ 12-0D4.
According to the Determination, the Dorrance's funicular is a recreation facility
customarily incidental to single-family and two-family residential uses. This
interpretation of the Vail Town Code is, quite simply, absurd.l
' Not only is the Determination incorrect, but by attempting to squeeze a funicular into the
definition of recreation facility, the Town of Vail obviously is seeking to avoid the further
statutory requirement (contained in the third paragraph of the statute quoted above) that the
use is "necessary" to the operation of a permitted or conditional use. Essentially, the
The Planning anO gnvilental Commission
November 14,2002
Page 3
Words not defined in a statute are presumed to carry their commonly accepted
meaning. See 34 Norman J. Singer, Statutes & Statutorv Construction $ 75:7 (5'"
Ed. 1992 & Supp. 2002). Furthermore, a statute must not be construed to create
absurd or unreasonable results. See Trimar Equities, LLC v. Planninq and Zonino
Bd. of Citv of Milford,785 A.2d 619 (Conn.2001).
lnterpreting a funibular to be a "recreation" facility distorts the plain meaning of the
word. "Recreation" means the "refreshment of strength and spirits after work" and
"a means of refreshment or diversion." See Merriam Webster's Colleqiate
Dictionary (1Oth Ed. 2OO1) A "recreation-al facility" is a place that is "nicessary,
suitable, or proper" for recreational purposes. See Montes v. Hvland Hllls Park and
Recreation District, 849 P .2d 852, 854 (Colo. Ct. App. 1992). This definition fits with
the accessory uses expressly described in the ordinance (e.9., playhouse or
swimming pool); the ordinance would encompass such other unspecified
recreational uses as a basketball court, tennis court, or putting green. The erection
of a funicular, however, does not qualify as one of these unenumerated recreational
uses. In fact, there is nothing recreational about it. A train transpofting passengers
from a driveway to a home is not, by any reasonable stretch, a recreation facility.
Instead of being "a means of refreshment or diversion," the funicular is simply a
mode of transportation.
Moreover, even accepting this absurdly strained conclusion that the funicular is
recreational, it is inconceivable that a funicular would be deemed by any court to be
"customarily incidental" to single-family and two-family residential uses. Courts
have interpreted the word "incidental" in relation to accessory use as containing two
concepts; an incidental use is (1) subordinate to the primary use and (2) reasonably
related to the primary use. See Town of Harvard v. Maxant, 275 N.E. 2d 347,351
(Mass. 1971). Furthermore, "customarily" is an adverb that means something
"based or established by custom" or "commonly practiced, used, or observed." @
Merriam Webster's Collegiate Dictionary (10'" Ed. 2001). A synonym of
"customarily" is "usually." ld. "Courts have often held that the use of the word
'customarily' places a duty on the board or court to determine whether it is usual to
maintain the use in question in connection with the primary use at the land." Town
of Harvard , 275 N.E.2d at 351 (emphasis added). With respect to a single-family or
two-family residential use, a funicular is about as unusual as one could imagine,
and bears no reasonable relationship to the primary use. Building a train up the
side of a mountain manifestly is not a common home improvement.
In this regard, the interpretation of similar zoning ordinances in other jurisdictions is
instructive. lt is common for a residential zoning plan to include accessory uses that
are customarily incidental to single-family and two-family residential use. "The
words 'customarily incidental'to a main use, as used to define an accessory use,
imply that the use flows from, naturally derives or follows as a logical consequence
of, or is a normal and expected offshoot from the main use." Town of Alta v. Ben
Hame Co., 836 P.2d 797, 801 (Utah Ct. App. 1992).
Determination attempts to make an end run around the requirement that the use is
"necessary," which this funicular clearly is not.
The Planning anO envireLental Commission o
November 14,2002
Page 4
Outlandish structures such as a funicular (and train tracks) up the side of a
mountain are not considered customarily incidental to residential use. See. e.q.,
Brvan v. Board of Adiustment, 491 So.2d 254 (Ala. Civ. App. 1986) (Train caboose
in backyard of house held not customarily incidental or subordinate to the principal
use and, thus, not an appropriate accessory use); Redinqton Ranch Associates v.
Redman; 737 P.2d 808 (Ariz. Ct. App. 1987) ("flF customary is defined as'common,'
the use of the helicopter is surely not customarily incidental to the ordinary use of a
home."); Potts v Citv of Huqo, 416 N.W.2d 465, 468 (Minn. Ct. App. 1987) ('We
hold, as a matter of law, that parking a semi-truck and trailer is not customarily
incidental to a residential use.") Based upon the reasoning of these courts
confronting similar ordinances (and similar uses), a funicular is not customarily
incidental to single-family or two-family use.
The Determination states that there are "multiple funiculars in the Town of Vail."
Even if the statement is true, it would not make it customary to have a funicular.
Certainly, the vast majority of single-family and two-family residences in the Town of
Vail do not have a funicular. A couple of examples to the contrary do not make a
"custom." See. e.o., Town of Harvard,275 N.E.zd at 351 ("[-]he use should be
more than unique or rare"); Marchland v. Town of Hudson ,788 A.2d.250 (N.H.
2001) (town did not allow the building of three'10O-foot radio towers even though
other residents had built similar towers).
In addition to the funicular, it is also our understanding that the Dorrance Residence
does not comply with the Town's development standards (the retaining walls exceed
height restrictions) and the actual construction varies significantly from designs that
were originally submitted to the Town.
CONCLUSION
The Determination is patently incorrect. A funicular is not a recreational facility
customarily incidental to a single-family or two-family use. In order to correct this
erroneous Determination, the Environmental Planning Commission should stay any
further construction (including the issuance of a certificate of occupancy), reverse
the building permit approval, revoke the permit, and order the owners of the
Dorrance Residence to remove the funicular.
Joshua Maximon
Attorneys for Jack and Viki Thompson
6664\5\738495.1
Andrew W.
Depart ment o! C ommun ity D eve I opment
75 South Frontage Road
Vail, Colorado 81657
970-479-2 t 38
FAX 970-479-2452
wwut ci.vail.co.us
November 4.2002
Marc C. Diamant
Brownstein Hyatt and Farber, P.C.
410 fi'n Street, 22no Floor
Denver, CO802024437
RE: Malone Residence, Iocated at 97 Rockledge Rd., Lots 2 and 3, Block 7, Vail Village
1"'Filing
Dear Marc.
I am responding to your letter dated October 9, 2002, and will attempt to answer all of
your questions. According to Section 12-6D4: Accessory Uses:
The following accessory uses sha// be permitted:
Home occupations, subjecl lo issuance of a home occupation permit in
accord with the provisions of chapter 14 of this title.
Private greenhouses, tool sreds, playhouses, garages or carpofts,
swimming pools, patios, or recreation facilities customarily incidental to
single-family and two-family residential uses.
Other uses customarily incidental and accessory to permifted or
conditional uses, and necessary for the operation thereof.
Because the funicular is considered a recreational facilily customarily incidental tc
resicjential uses, no additional approvals are required. The funicular does not qualify as
a "ski lift or tow.' There are multiple funiculars in the Town of Vail and all have been
processed as an accessory use to a residential use. They are not for use by the public
to access ski runs, and therefore do not qualify es a 'ski lift or tow." lt is an entirely:1 private use, accessory to the residential structure, and therefore did not require a
conditional use permit.
The structure has not received a Temporary Certificate of Occupancy as of this time.
When an inspection is requested, the structure must be in compliance with lhe Design
Review Board approval. lf the structure is not in compliance, no occupency will be
permitted until such time that the structure comes into compliance with the Design
Review Board approval.
In addition, it should be noted that the adjacent property owners were notilied that a
significant remodel was to occur on this property prior to the issuance of any
EXHIBIT
A?ft*,^,o
o
Review Board approvals. The decisions made by the Plannirq and Environmentalcomm.ission and Design Review Board regarding this property areinlt, ano the date toappealthe decisions has long since lapsed.
should you have any questions, please do not hesitate to conteci me atg7o47g-236g.
Sincerelv. ,-,/tA.t'-' /r I'j
#l/1/,^L{4>
Allison Ochs, AICP
Planner ll
Town of Vail
ost Iein lHvatt lFarber
410 Seventeenii Street
Twenty-Seccnd Floor
R.t 6564 5 |rc0 Ort€: o9OCT02 SHlf?lNGDcpr trst 0 s "t iliSl?k.
TOTAL
' SERVICE: PRI0RITY oVERNjGHT
TRACK: 620@ OO2A 6477
October 9.2002
Brown
s8. 91
to.27t0.o0
;e i6-
Denver. Colorado 802C2-4a37
bh{- aw.com
Marc C. Diamant
Attorney et Law
I333i13 3333
mdiamant@bhfJaw.com
VIA FACSIMILE &
FEDERAL EXPRESS
Russell Forrest
Town of Vail - Community Development
75 S. Frontage Road
Vail, CO 81657
RE: 97 Rockledge Road, Vail, Colorado: Lots 2 and 3, Block 7, VailVillage First
Filing (the'Property")
Dear Mr. Forrest:
Our firm represents Jack and Viki Thompson, who own property at 45 Forest Road,
Vail, Colorado 81657, which neighbors the Property. After reviewing the public
records regarding the allowed uses of the Property and discussing the Property with
various town officials, it appears clear that the Vail Design Review Board (the
"DRB') erred in granting approvals for construction of the funicular and related
retaining walls on the Property. Accordingly, we request that the building permit be
revoked, that construction on the funicular be halted, and that the structures be
removed immediately.
On or about May 1, 2000, Jane Snyder of Resort Design Associates submitted an
Application for Planning and Environmental Commission Approval (the'Application')
on behalf of Bennett and Jacquie Dorrance, the owners of the Property. The
Application requests approval for demolition of the existing duplex on 97 Rockledge
Road, construction of a single family home, and an access easement lor 87
Rockledge Road for a new driveway. There is no request for a conditional use
permit or variance for the funicular.
The DRB approved the Application on May 18, 2001, without requiring such further
approvals. In a telephone conversation on September 24,2002, Allison Ochs, the .
Planner responsible for the Property, indicated that she believed the funicular to be
an accessory use permitted by the Town of Vail City Code (the 'Code"). We
respectfully disagree and believe that the facts support our position.
Brown3t€in Hyatt &
Denver, Colorado T 3tr1.223.1 100 F
Washington, D.C. T 2q2.296.7353 F
Aspen/Veil, Colorado T 970.9+S.$Oe F
EXHIBIT
B
6@t5n318t9.2
Mr. Russell Forrest
October 9,2002
Page 2
According to the Official Zoning Map of the Town of Vail (the 'Town"), the Property
is located in the Two-Family PrimarylSecondary Residential (PS) District (the "PS
District"). Section 12-6D4 of the City Code lists accessory uses permitted in the PS
District, including home occupations, private greenhouses, tool sheds, playhouses,
garages, swimming pools, or recreation facilities customarily incidental to single-
family and two-family residential uses. Accessory uses'also include: "[o]ther uses
customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof." The funicular is not customarily incidental to
and necessary for the operation of residential uses. The Property has adequate
access through Rockledge Road rendering the funicular clearly unnecessary.
Moreover, the funicular does not fit within the listed accessory uses.
Since the funicular clearly does not qualify as a use by right or as an accessory use,
we reviewed'conditional uses'allowed in the Town. Section 12-6D-3 of the City
Code lists ski lifts and tows as conditional uses for the PS District. A funicular may
be more akin to a ski lift or a tow than to a greenhouse or tool shed but even that
analogy seems specious until a hearing is conducted to determine how a funicular
will function on the Property. At minimum, the DRB should have required a hearing
to determine whether a conditional use permit could be issued. As we previously
indicated, however, no special permits or variances were requested or required in
connection with the Application. This omission violates the plain language of the
Code.
The zoning regulations were adopted by the Town in order to promote the
development of the Town in a manner that will conserve and enhance its natural
environment and preserve its natural beauty (Code, 5512-1-2, 12-11-1). The
funicular and the infrastructure required to support the funicular, undermine this
objective. The funicular, the rails that support the funicular, and the retaining walls
that support the rails are entirely unrelated to the natural landforms and native
vegetation that exist on the Property. The natural landscape has been significantly
interrupted in order to accommodate such construction.
Further, the retaining walls throughout the Property exceed the height restrictions
imposed by the Town's development standards. We also have reason to believe
that the retaining walls are inconsistent with the mock-up submitted by Resort
Design Associates and approved by the Town last year. The DRB should require
that the retaining walls be modified to comply with the Code and be consistent with
plans and specifications submitted therefor.
By erroneously granting approval for the funicular and the retaining wall, the DRB
failed to comply with the letter and spirit of the Code. The funicular neither qualifies
as a use by right or as an accessory use under the express definitions found in the
Code. Absent a conditional use permit, the DRB should reverse its approvals,
revoke the permit, and require the Property owne6 to remove the funicular.
66645fl31819.2
Mr. Russell Forrest
October 9,2002
Page 3
our clients have made good faith efforts to resolve this matter with the property
owners but have been unable to reach an amicable solution. we have tneriforibeen asked to pursue all available administrative and judicial remedies.
we look forward to your rTp-ols.e rega(ing these issues. please calt me with anyquestions or comments at 303-223-1132. Thank you for your time and attention.
Sincerely,
Jack & VikiThompson (via facsimile)
Jay Peterson (via facsimile)
P. Cole Finegan (via hand delivery)
BROWNSTEIN HYATT & FARBER. P.C.
/
t rlttl tYV
Marc C. Diamant
666.r5r7i1rE19.2
02-ll0Y-21 l7:58 FR(III-BROIIISTE
' Ocnver. Cblorab 8@@-{137
Ffil-lah .corl
November 21.2002
vrA FAcstlilLE
Allison Ochs
The Planning anq Environmental Commrssion
c/o Depan{nent of Community Devetopment
Town of Vail
75 S. Frontage Roacl
Vart, Colorado 8't657
RE: Voicamail message of Noyember 21,2OOz
Andtef W. Loawl
Anomey al LAwT 303 223 1122F 303.223 0922
aloewr@Dht-Bw.com
DearMs Ochs'
We recervecf your voicemall message of Nov€rnber 21,2002, $alng that the Town
of Vail has refusecl me appeat frled on November 't4,2OO2 by Jack and Vrhj
Thompson (me'Thompsons'). lt ts our understandng thal tt rs the Town's posrtron
that 1) lhe tme forfie Tnompsons to fite an appeal has long passed, and 2) me
Thompsons have exhaqsled theif admtnrslrative remedres.
The Town's posihon is bewrldering in vrew of the fact mat notice of the decisron
allowtng conslruclion of a funicular at the Doffance Resrdence at 97 Rockleclge
Road (tne "Dorrance Reeidence') was never provrdecl to any interested parties.
rncluding aqJacent propeny owners Cenainty. the Thompsons were never provrcled
notce. And, it is our qncterstandinq thal the Town does not dispute tnat nolice was
never given. As your voicemad Indrcated that you wall be senqing a formal tener
confirmrng the denial of the Thomp$ons' appeal, please adctress why the Town
believes the Thompson's ngil lo app€at the clects|on approvrng the funicqEr has
expired. even tn the absence of notice to me Thompsons of such decrsion.
In acldition, please aclvise us (a) wnether a cenficate of occupancy has Deen rssued
tor tne Donance Resrdenco ancl |ls funicular. (b) rf nol. when me Town antrcipates
tnat such certifacate shall be issueq: and (c) whether any otner permtts or apprevals
from the Torarn afe needed befofe the funrcular may be operaled.
Erorn.trr6 tlrrtt I Fub€r. P.C.
Denvrr. Cotqr.do T 308 223 I100 F303q23.llll
wa:rungron. D.C. T 292.290.?353 F 202.296.?009
Arpon/v3,|, CCort to T9?O9t5 53OE F 9?O'lA4 2'J60
rlt HYAoftFARBEi,,,r,,,,,,,, +3036319315
Brown
o
st
T-f05 ?.12103
Iein I Hyatt
410 Sevenreenrn Sr'eer
T*-, rty-Secant Floor
F-230
lFarber
0l{&ll ll:03 Flfl{Iil3tEll ilnn$ En T-tot ?.otnt Ftto
Tlu Ptannirg ."q O**t Cornmpsblr
NqtemDcr21.2002
Pag€ 2
Thank yqr ioryosr€nembn to thE manQf.
Afiotneys for Jack and Vilri Thompsonfl3rsvlffir
AndteYU W.
02-t0V-?l lI:55 Fn0lFBROfrlSTEll{ l{Y fi$ARBER,,r,,,,',,,, +303t3{5335
?"o*,,"N HYATT & FAREER, P.P
^TTORXEVS
AT LTW
TWE TTY'sEcof{D FT OOR
.TO SEVE'{TEE TII STREET
oE vF8. C0 !o:m24{37
(lot, 22lllO
FAr ($3t 2?!.1r 1 I
November21.2002
Auison Ochs
The Plannng and Environmental Commission
c/o Departmefl of Community Development
Tonn of Vail
Joshua Maximon
97047+2452
I-105 P.0tl03 F-230
wAS4EGr(}r (lfFcf
1615 t STREFT nw
trxTE aSOrr ltr|t€Toi. D c reFhft e@t 475'ir
Fr. EO:lt 2GlU
Josnqa Me3mcn
Ema( Jma&mon@p[R com
Drect Dat (31t5) Z1r r.t5
Drect Far (3O3) 223{845
OATE:
TO:
FROiI:
FACSIISILE NO:
WE ARE SENPING YOU A 3 PAGE FACSIMILE (INCLUDING THIS COVER PAGE).
IF YOU DO NOT RECEIVE ALL THE PAGES OR ENCOUNTERANY DIFFICULTIES WITH
TFilS TRANSM|SS|ON, PLEASE CArL OUR OFFTCE AT (303) 223-1100 IMMED|ATELY
TIIANKYOU.
MESSAGE:
Please se€ anachecl.
STATET4FNT glr CONF DENTIALTW
The information contained in thi: ficsimilc mcs5rg. is at&rney priyilegorl rnd contadontaalIntomttion' iilenftd only for the rsB of mo indlvidual or entity nemed abovt. f the readerof rhis mesoago i6 not the inbnrled recipianl yqs erG heruby nhitierl rlrtt rny rlismmimtion,
dbtsibution or coptr of lhis cofimsniration is st.actly prohibited, lf you have receivcrt this
communicEtion in trrcr, pleaoe notiliJ us ammedhtely by telcphons end retum the original
messege lo U3 tlthe above add|Ess vie lhe U.S. Postal Sofiaco. Thenk you.
LL|?U2AA2 Lz.gg
TO:
FROM:
DATE:
RE:
JAV K PETERSI]N
BAILEY & PETERSON
A FROTXSflOT{AI. CORPONA{TON
Wcrurer Brl& Bld&
108 Sqtt! Frostlg3 Bod{t'- Tr :hi!3 210
TrlcPhooo g?0) 47trtlt2
Frcrimilc (9o) a76JX)99
Memorandum
Leonard Srndovel (Via Facsimile 479'2166)
Jay IC Petenon
ThursdeY, November 21' 2002
Tract A, Rocklcdge Rord
76-8699o PAGE AL
Dear Leongrd:
The conditions set forth in the attached letters from Art Abplanalp are acceptable to us
for the Dorrance and Malone residences'
Tbank You for Yorrr Patience
f,.*rrrdr Oticr
P'O. Bor 449
175 M||n SEcct Suia Cl04
Edwrds. Colorrdo 81632
T#plooF grs) e269a'5
F.entuPfr)Y2b92fi
Ihnver (l6ca
1660 Lilcoh Sqr"!, stdts 3l?5
Drm|l(, Colo(ado 60264
Tc.bplront (303) 837-1660
FrcdEib (36) 8i174097
o
Telephone:
970.476.6500
Telecopier:
970.476.4765
Email: planalp@vail.net
Iaw Office of
Arthur A. Abplanalp, Jr.
L.L.C.
Post Office Box 2800
Vail, Colorado
81658-2800
15 November 2OO2
Physical Address:
Suite 301
Vail 2l Building
472 East Lionshead Circle
Vail, Colorado 81657
Mr. Leonard Sandoval
Departrrent of Public Works and Administration
Town of Vail
1309 Elkhorn Drive
Vail CO 81657
Re: Application of George Shaeffer Constmction Company for
Staging and Parking on Tract A and Adjacent Property, Town ofVail
Dear Mr. Sandoval:
this Firm represents Vernon Taylor, Jr., the owner of Lots 4 and 7, Block 3, Vail
Village First Filing, upon which there is located a single residence whose address is
107 Rockledge Road.
Mr. Taylor has been asked to consent to the use by George Shaeffer
Construction Company of Tract A directly south of Mr. Taylor's property as well,
apparently, :rs a portion of Mr. Taylor's property to the south of the existing access
road serving the properties to the east. Mr. Taylor consented to this use in November,
2001, based upon the premise that its use would be concluded by October, 2002. We
understand that construction challenges not within the control of the owners of the
projects to which this use relates have caused a delay and the application for parking
on Tract A through the winter of 2002-2003.
Mr. Taylor wishes to facilitate the project upon which the Schaeffer
Construction is working. While the delay experienced by the contractors with the
project which is the catalyst for this situation is unfortunate, and while Mr. Taylor
wishes to continue both his effort to facilitate completion of this project, he feels that
any continuation of the use through the winter of 2002-03 will be more disruptive
than he wishes to endure. As you are probably aware, the covenants governing Tract
A do not permit the use of the parcel as a parking lot and are enforceable by any
adjoining owner. Mr. Taylor is, nevertheless, willing to grant his permission for the
use of the part of Tract A which is the subject of the application for most of the
requested perio4 if thepermission granted bythe Town ofVail contains the following
limitations and conditions, most of which were contained in the recently expired
authority:
Any activities under the Town's permit are not to obstruct or impede
access to either the southeast or the west entrance to the driveway
serving L07 Rockledge Road.
The use of the property will be limited to the parking of passenger cars
and pickup trucks of workers during daylight hours only on that part of
Tract A south of the existing driveway serving Lots 7,4, and 3, Block 3,
Vail Village First Filing and adjacent to the Vail Resorts emergency access
road to the southeast.
The authority granted by the Town will permit no other staging use of
Tract A, such as transfer of construction material, equipment or material
storage, or equipment or material maintenance.
In the event the parking activities create a drainage or environmental
problem or impact for either the common driveway or the adjoining
property, the Town will suspend its authority for such parking activity
until such drainage or environmental problem or impact is corrected and
measures are in place to prevent a recurrence of any such problem or
impact.
Drainagewillbe maintained in such amannerthat mud and other matter
will not pass from the area used for parking onto the property owned by
Mr. Taylor or onto Rockledge Road.
6. Authority will be suspended, and no parking on the will be permitted on
Tract A, from Thursday, the 196 day ofDecember, 2002, through Sunday,
the 56 day of January, 2OO3, inclusive, during which period the Taylor
family and others are expected to use the residence and other parts of
their property affected by the proposed parking program.
7. Mr. Taylor's consent may be terminated on thirty days'notice, for any
reason, in which event the Town's authority for this parking use will also
be terminated and the parking use will cease.
We have been told that the contractors have found these conditions to be
unacceptable, and, for that reason, Mr. Taylor has asked that I advise you that he
cannot consent to the use of either Tract A or his property south of ttre access road
during the 2002-03 winter season under the proposed circumstances, wittrout the
indusion of the conditions noted above.
L.
2.
3.
4.
5.
If ttre foregoing conditions are furcorporated into the permissionfor use granted
by the Town of Vail, and if the Town agrees to enforce those conditions according to
the terms of that grant, Mr. Taylor will have no objection to sudr action. We would
appreciatethe opporttrnityto review any such proposed permit orletter authorization
before it is activated or issued.
xc: Mr. Vernon Taylor, Jr.
Mr. Jay Peterson
Once again, Mr. Taylor wishes to express his appreciation to the Town for its
action in involving the adjacent property owners in
Verytruly
r!/.2Lt2862 L2igg 379-476-9999
Telephone:
9?0.476.6500
Tclecogier:
970-176A766
Email: Dlanalp@ail'net
Mr. JayPeterson
Attorney at Law
WestStar Bank Buitdiug
108 South Ftontage Road West
Vatl CO 81.6s7
law Office of
Arthur A. AbplanalP, Jr.
L.L.c'
Post Office Box 2800
Vail, Colorado
816s8-2800
19 Novembet 20O2
described abovg Please contad me.
xe Mr. Vernon TaYlor, Jr-
ne : TaylorlD orrance/Malone
Dear Jay:
This letter will confrrm our telephone conference of yestelday, during which we
clarified two matters i"f"t"a at tft" letter which I sent to Leonard Sandoval corcerning
tbe reguest for use oiii."a A, south of the Taylor/Dorrance/Mdone drlveway' in
association with construcdon on the Dorrance and Mal0ne residences' The
clarlflcatious are as follows:
1.Iftleraylorfamilyandtlreirguestsfindthattheywillnotbeustngtheir
resiaotJe-u"a that parting-on Tragt A will not iderfere with the
residencJ dntid.h.;oiodaot" the 196 of December until the 56 of
.lanuary, thei *iU "tt"mpt to advise you of that fact tlEough me, a14
under those circumstances, the Dorrance/lVlalone contractors nay be
Permitted to use Tract A'
2,Mr.Taylorreseryesthertght,ontlirtydays'notice-'torwokehisconsent
to the ;;; fract e foiany reasoi including lut not tlmited to t1e
rental o" -^tfaAittg of 6is residence, although suctr a develoPment is not
anticiPated at this time'
If )ou have any questions or understood orrr disctrseions differently than as
JAY K PErERsthro PAG 65
Ptryslcal Mdres'o:
Suite 301
Vail 21 Building
4?2 East Lionshead Circle
Vail, Color.do 81657
er0rur,$. Abp
fLt
coP
TOWN OFVAIL
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2138
FAX 970-479-2452
www.ci.vail.co.us
November 4,2002
Marc C. Diamant
Brownstein Hyaft and Farber, P.C.
410 fin'Street, 22nd Floor
Denver, CO 802024437
RE: Malone Resrdence, located at 97 Rockledge Rd., Lots 2 and 3, Block 7, Vail Village
l"t Filing
Dear Marc,
I am responding to your letter dated October 9, 2002, and will attempt to answer all of
your questions. According to Section 12-6D4: Accessory Uses:
The following accessory uses sha// be permifted:
Home occupations, subject to issuance of a home occupation permit in
accord with the provisions of chapter 14 of this title.
Private greenhouses, fool shedg playhouses, garages or carports,
swimming pools, patios, or recreation facilities customaily incidental to
single-family and two-family resrdenflal uses.
Ofher uses customarily incidental and accessory to permifted or
conditional uses, and necessary for the operation thereof.
Because the funicular is considered a recreational facility customarily incidental to
residential uses, no additional approvals are required. The funicular does not qualify as
a 'ski lift or tow." There are multiple funiculars in the Town of Vail and all have been
processed as an accessory use to a residential use. They are not for use by the public
to access ski runs, and therefore do not qualify as a "ski lift or tow." lt is an entirely
private use, accessory to the residential structure, and therefore did not require a
conditional use permit.
The structure has not received a Temporary Certificate of Occupancy as of this time.
When an inspection is requested, the structure must be in compliance with the Design
Review Board approval. lf the structure is not in compliance, no occupancy will be
permitted until such time that the structure comes into compliance with the Design
Review Board approval.
ln addition, it should be noted that the adjacent property owners were notified that a
significant remodel was to occur on this property prior to the issuance of any Design
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I ; 'bl'tWiew Board aoorovals. The decisions mg t q$ieil Board approvals. The decisions made by the Planning and Environmental\ ' -Gommission and Design Review Board regarding this property are final, and the date to
appeal the decisions has long since lapsed.
Should you have any questions, please do not hesitate to contact me at 970-479-2369.
Sincerelv. .AAill,L{b
Allison Ochs. AICP
Planner ll
Toryn of Vail
Mary A1ice Malone
Iron Springs Farm
STREET ADDRESS ASSIGNMENT AND CHANGE FORM
Please return this form to the D€partmeat of Community Developmeot ar 75 South Frmtage Rmd, Vail, CO g1652
Property Owner Name:
Mailing Address:
Property Owner S ignature:
Action Requested:
Legal Description:
Currenr Ad<iress:
Proposed Address:
Thefollowing agencies will be notified of the change:
Eagle County Ambulance District
Eagle County Assessors Office
Eagle River Water and Sanitation District
Holy Cross Electric, Engineering Dept.
Public Service Company
Public Service High Pressrure Gas
Reouired Aporovals
Community Development:
Phcae 479-2 13 8 Eax 479-2452
f ire Department:
Phone 479-225p Fur 479-2176
19 320
Town of Vail Fire Department
Town of Vail Police Departrnent
U.S. Postal Service
US West
Johnsou, Kunkel & Assoc., E9l I Coordinator
TCI Cablevision
Town of Vail requres the appropriate ad&ess be conspicuously posted on the prernises. Multi-family dwellings
shail be assigned a single numeric address. Aparuneots, suites, duplex units, etc. shalt have an alpha, alphr-n ine"i.or directimal designatioo in addition to the singie numeric address.
/h.L.Vn'tap*,1 - pr
Police Dispatch:
Phone 479-2200 Fax 4'19-
Public Works:
Phone 479-2158 Fax 479-2166
Eagle County Ambulance:
Phone 476-0855 Fax 926-5235
8911 Services:
Phone 323-6368 Fax 328-i035
75 OId Stocksville Coatesvi I1e, PA
(
MUTUALRJLEASE
THIS MUTUAL RELEASE (the "Release") is made and entered by and between Bennett
and Jacquie Dorrance (the "Donances"), Mary Alice Malone ("Malone"), and Jack and Viki
Thompson (the "Thompsons") (collectively, the "Parties").
RECITALS
l. In or about December 2000, Malone was given approval by the Town of Vail (the
"Town") for the remodel of her home, including the construction of a driveway from Forest Road
across the Dorrances'property to the Malone residence, a retaining wall built partly on the
Malone property and partly on the Dorrances'properfy, and a funicular that would travel from
the Donances'residence to the Malone driveway.
2. In or about April 2001, the Donances were given approval by the Town for the
demolition of a previous stucfiue and the constuction of a new rcsidence, including the
constuction of the remaining portion of the Malone driveway, the retaining wall, and the
funicular.
3. The Thompsons have alleged that the construction of the retaining wall and the
funicular by Malone and the Donances (collectively, the "Renovation Owners") are in violation
of the applicable provisions of the Town Code (See Vail, Colo. Town Code Title 12, Ch. 6, Art.
D (2002) and the Town Standards (See Vail, Colo. Development Standards $ 6, I I (1999))
(hereinaft er t}re "Allegation").
4. The Renovation Owners deny the Allegation and assert that they are in
compliance with the Town Code and the Town Standards.
5. On May _, 2003, the Parties entered into a Settlement Agreement (the
"Settlement Agreement") resolving all existing and potential disputes regarding the Allegation.
Pursuant to the Settlement Agreement, the Parties agreed, among other things, that once Sherry
Dorward, ASLA ("Dorward") certified to the Thompsons that the Revised Plan (as defined in the
Settlement Agreement) has been implemented to her reasonable satisfaction, the Parties shall
enter into a mutual release of all existing and potential disputes regarding the Allegation.
6. On Dorward certified to the Thompsons that the Revised Plan (as
defined in the Settlement Agreement) has been implemented to her reasonable satisfaction.
RELEASE
IN CONSIDERATION OF THE RECITALS set forth above, the receipt and suffrciency
of which are hereby acknowledged, the Parties release each other as follows:
7. The Thompsons, on behalf of themselves, their successors and assigns, hereby
release and forever discharge the Donances and Malone and their successors, assigrrs,
subsidiaries, parent companies, affrliated companies, offrcers, directors, employees and agents,
heirs, executon, administrators, and receivers, from any and all claims which existed as of the
date of the Settlement Agreement arising out of or relating to the Allegation.
6664\t\76 1453. I
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8. The Dorrances on behalf of themselves, their successors and assigns, hereby
release and forever discharge the Thompsons and their successors, assigns, subsidiaries, parent
companies, affiliated companies, officers, directors, employees and agents, heirs, executors,
administrators, and receivers, from any and all claims which existed as of the date of the
Settlement Agreement arising out of or relating to the Allegation.
9. Malone on behalf of herself, her successors and assigns, hereby releases and
forever discharges the Thompsons and their successors, assigns, subsidiaries, parent companies,
affiliated companies, officers, directors, employees and agents, heirs, executors, administrators,
and receivers, from any and all claims which existed as of the date of the Settlement Agreement
arising out of or relating to the Allegation.
MISCELLANEOUS
10. This Release shall be govemed by the laws of the State of Colorado.
I L This Release shall be binding upon and inure to the benefit of the parties and their
successors, assigrs, subsidiaries, parent companies, affiliated companies, offrcers, directors,
employees and agents and heirs, successors, executors, administrators, receivers, agents, and
assigns.
12. The parties to this Release represent that they have read and understood the
contents ofthis Release, that they have executed it voluntarily and upon advice ofcounsel, and
that they have participated equally in the drafting of the Release.
13. If there is a dispute regarding the terms or enforcement of this Release resulting in
litigation, the prevailing party in such dispute shall recover its reasonable attorneys' fees and
costs.
14. Ifany provision ofthis Release should be declared to be unenforceable, the
remainder of this Release will continue to be binding on the Parties.
15. This Release may be signed in counterparts and, when each party has sigred one
counterpart hereof, it shall be a binding and enforceable agreement.
16. This Release may be executed by facsimile signatures, and such facsimile
signatures will be deemed to be as valid and as an original signature.
[Remainder of page intentionally left blank; signature page follows]
6664\5\761453.1
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IN WIINESS WHEREOF, the par-ties lrcreto have executed this Release on the dates
slat€d herermder.
BENNETT AND JACQUIE DORRANCE
By:
Dared:
-
Dated:
MARY AIICE MALONE
By:
Dated:
By:
JACKAI\DVIKITHOMPSON
Dated:
Dated:
3
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this
SETTLEMENT AGREEMENT
PARTIES
THIS SETTLEMENT AGREEMENT (hereinafter the "Agreement") is entered into as of
of April, 2003 by and among the following (hereinafter, the "Parties"):
l. Jack and Viki Thompson (the "Thompsons") who are owners of a residence
located at 45 Forest Road, in the Town of Vail (the "Thompson Residence").
2. Bennett and Jacquie Dorrance (the "Dorrances") who are owners of a residence
located at 97 Rockledge Road, in the Town of Vail (the "Dorrance Residence").
3. Mary Alice Malone ("Malone") who is the owner of a residence located at 87
Rockledge Road, in the Town of Vail (the "Malone Residence").
RECITALS
4. In or about December 2000, Malone was given approval by the Town of Vail (the
"Town") for the remodel of her home, including the construction of a driveway from Forest Road
across the Dorrances'property to the Malone Residence, a retaining wall built partly on the
Malone property and partly on the Dorrances'property, and a funicular that would travel from
the Donances'Residence to the Malone driveway.
5. In or about April 2001, the Dorrances were given approval by the Town for the
demolition of a previous structure and the construction of a new residence, including the
construction of the remaining portion of Malone driveway, the retaining wall, and the funicular.
6. The Thompsons have alleged that the construction of the retaining wall and the
funicular by Malone and the Dorrances (collectively, the "Renovation Owners") are in violation
of the applicable provisions of the Town Code (Scc Vail, Colo. Town Code Title 12, Ch. 6, Art.
D (2002) and the Town Standards (Seq Vail, Colo. Development Standards g 6, 1l (1999)
(hereinafter the "Allegation").
7. The Renovation Owners deny the Allegation and assert that they are in
compliance with the Town Code and the Town Standards.
8. The Parties desire to settle all existing and potential disputes regarding the
Allegation, and to avoid the expense and uncertainty of any future litigation and disputes. It is
the intent of the Parties that this dispute among them be resolved under the terms and conditions
set forth herein. By entering into this Agreement, no Party admits any wrongdoing or liability of
anY nature.
6664\5\7597 r 8. I
TERMSAND CONDITIONS
In consideration of the mutual promises, covenants, and obligations in this Agreement,
and for good and valuable consideration, receipt and sufiiciency ofwhich are hereby
acknowledged, the Parties agree as follows:
9. Submission and Review of Landscaping Plans.
(a) Any communications referenced in this Agreement between the
Thompsons and the Renovation Owners shall be conducted through their respective counsel,
Andrew W. Loewi, Esq. and Jay K. Peterson, Esq., whose respective addresses and telephone
numbers are as follow:
Andrew W. Loewi, Esq.
Brownstein Hyatt & Farber, P.C.
410 Seventeenth Street, 22no Floor
Denver, CO 80202
Phone: 303-223-1122
Fa,r: 303-223-llll
Jay K. Peterson, Esq.
Bailey & Peterson, P.C.
108 S. Frontage Road West, Suite 210
Vail CO 81657
Phone: 970-476-6092
Fax: 970-476-0099
(b) With this Agreement, the Thompsons hereby submit to the Renovation
Owners a letter (gxhib{d and landscaping drawing (pxhiUifD from Sherry Dorward, ASLA
("Dorward") to the Renovation Owners'architect, Jane Snyder ("Snyder"), recommending
changes to the existing landscaping plan for the Malone Residence and the Dorrance Residence
(the "Proposal").
(c) Within 14 days of receiving the Proposal, the Renovation Owners shall
prepare a revised landscaping plan (the "Revised Plan") incorporating the recommended
changes, and shall submit such Revised Plan to the Thompsons.
(d) Within 7 days of receiving the Revised Landscape Plan, the Thompsons
shall respond in writing to the Renovation Owners that the Revised Plan is either: (1) approved,
or (2) requires further changes. Approval of the Revised Plan by the Thompsons shall not be
unreasonably withheld.
(e) Within 7 days of receiving the Thompsons Response, the Renovation
Owners shall:
(i) in the event the Revised Plan is approved, submit
the Revised Plan to the Town for final approval; or
6664\5\759?18.1
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(iD in the event the Thompsons request further changes
to which the Renovation Owners agree, incorporate such changes
into the Revised Plan and submit the Revised Plan to the Town for
final approval; or
(iii) in the event the Thompsons request further changes
to which the Renovation Owners object, submit the Revised Plan
and the disputed issues to the Town for final resolution and
approval.
Any determination by the Town made pursuant to this Agreement shall be final, and shall not be
subject to appeal or judicial review by the Thompsons or the Renovation Owners.
10. Implementation. Upon final approval by the Town, the Revised Plan shall be
implemented as follows:
(a) The Renovation Owners shall plant all materials specified in the Revised
Plan during the 2003 planting season ending on July 15,2003.
(b) Dorward, on behalf of the Thompsons, shall be consulted by Snyder with
respect to the placement and selection of materials (including tees, plants, and shrubbery) to be
planted pursuant to the Revised Plan. The location ofall trees yet to be planed shall be staked
for Dorward's approval prior to planting.
1 l. Retaining Wall and Funicular Gate. On or before July 15,2003, the Renovation
Owners shall submit to the Thompsons written certification by a licensed architect or engineer
that:
(a) all portions of the retaining wall, including, without limitation, the portion
of the retaining wall at the base of the funicular, are in full compliance with $$ 6 and l1 of the
Town Development Standards; and
(b) the black metal gate that has been installed at the lower access to the
funicular has been altered or replaced so that the gate does not exceed 5 feet in height and has
been painted or otherwise treated so that its color blends with the color of the adjoining
retaining wall.
12. Release. Upon a certification by Dorward to the Thompsons that the Revised
Plan has been implemented by the Renovation Owners to her reasonable satisfaction, and upon
receipt by the Thompsons of the certification set forth in paragraph I I of this Agreement, the
Parties shall execute a mutual release in the form attached hereto as Exhibit C.
13. Onsoing Obligations. For a period of 5 years from the date that installation of the
Revised Plan is complete, the Renovation Owners shall replace any landscaping materials
specified in the Revised Plan (including but not limited to trees, shrubs, pererurials,
groundcovers, and grasses) that die or clearly fail to thrive where they have been planted.
6664\5\7s97 t 8. I
MISCELLANEOUS
14. This Agreement shall be governed by the laws of the State of Colorado.
15. This Agreement shall be binding upon and inure to the benefit of the parties and
their successors, assigns, subsidiaries, parent companies, afFrliated companies, offrcers, directors,
employees and agents, and heirs, executors, administrators, and receivers.
16. The Parties to this Agreement represent that they have read and understood the
contents of this Agreement, that they have executed it voluntarily and upon advice of counsel,
and that they have participated equally in the drafting of the Agreement.
17. This Agreement represents and expresses the entire agreement of the Parties
hereto and may be modified or changed only by a written instrument signed on behalf of all
padies. No waiver by any party, whether express or implied, of any of the provisions of this
Agreement or of any breach or default of any party, shall constitute a continuing ryaiver or a
waiver of any other provision of this Agreement, and no such waiver by any party shall prevent
such party from enforcing any and all provisions of this Agreement or from acting upon the same
or any subsequent breach or default of another party.
18, If there is a dispute regarding the terms or enforcement of this Agreement
resulting in litigation, the prevailing party in such dispute shall recover its reasonable attomeys'
fees and costs.
19. If any provision of this Agreement should be declared to be unenforceable, the
remainder of this Agreement will continue to be binding on the Parties.
20. This Agreement may be signed in counterparts and, when each party has signed
one counterpart hereof, it shall be a binding and enforceable agreement.
21. This Agreement may be executed by facsimile signatures, and such facsimile
signatures will be deemed to be as valid and as an original signature.
IN WITNESS WHEREOF, the parties hereto have executed this Settlement Agreement
on the dates stated hereunder.
BENNETT AI{D JACQUIE DORRANCE
By:
6664U\7597 I E. l
By:
By:
MARY ALICE MALONE
JACKAIYD VIKITHOMPSON
By:
By:
6564\5\759? 18. I
rESO[fDISTGNE
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assocxrxfs
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oFiii#'diipv
pRor'cr MAr\ruAL Bot ' ool f
including
SPECEICATIONS
DETAIL MANUAL
Dorrance Residence
97 Rockledge Road
Vail, Colorado
Issued for Permit
April27,200l
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DORRANCE RESIDtrNCE
PROJECT #23047.00
97 Rockledge Road
Vail, CO
Lot 3, Block 7, Vail Village First Filing
PROJECT DIRECTORY
OWNER
Bennett and Jacquie Dorrance
ARCHITECT
Resort Design Associates, Intemational
1434 Spruce Street, Suite ll0
Boulder, CO 80302
Contact: Name: Jane Snyder
Phone: (303) 449-4433
Fax: (303) 449-3366
INTERIORDESIGN
Vallone Design
7140 East Stetson Drive
Scottsdale, AZ 85251
Contact: Name: Donna Vallone
Phone: (480\ 421-2799
Fa"r: (480) 423-8559
CONTRACTOR
George Shaeffer Construction Company
4l0ll USHighway6
P.O. Box 373
Vail, CO 81658Contact: Name: Rick Winkeller
Phone: (970) 845-5656
Fax: (970) 845-7013
TESORI DESIGN
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assocurEs
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M:\pri\23047Donance\23047Cad\23047Details\PRoJECT DIRECIORY.doc,4/25/01
SURVEY & CIVIL ENGINEER
Peak Land Consultants, Inc
1000 Lions Ridge Loop, Suite 3-B
Vail, CO 81657
Contact: Name: Jim Ellerbroek
Phone: (970) 476-8644
Fax: (970) 476-8616
Survey: Job# 841, Dated: 9-20-00
LAIIDSCAPE ARCHITECTURE
Terrasan Planning and Landscape Architecture
1660 Gilpin Street
Denver, CO 80218
Contact: Name: George M. Pierce
Phone:(303) 331-1717
Fax: (303) 331-18l
ART ROCK WALL DESIGN
Larson
6701 S. Midvale Park Rd.
Tuscon, AZ 85'146
Contact: Name: Howard Dutt
Phone: (520)294-3900
Fax: (520)741-7932
STRUCTURAL ENGINEER
Nicol Associates
2770Dagny Way, Suite 202
LafayetIe,Co 80026
Contact: Name: Diane Hinzman
Phone: (303) 665-0090
Fax: (303) 665-1211
HVAC DESIGN-BUILD ENGINEER
Stone Mechanical, Inc.
23798 US Highway 24
Mintum, CO 81645
Contact: Name: Bill Stone
Phone: (970) 827-5724
Fax: (970)827-4255
M:\pri\23047Dortance\23047Cad\23047Details\PRojEcT DIRECTORY.doc, 4/25/01
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--_:=-r\t;-,rrII
ASSOCTAIES
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MECIIAFIICAL DESIGN.BUILD ENGINEER
Whitewater Plumbing & Heating, Inc.
Post Office Box 4290
Eagle, CO 81631
Contact: Name: Jack Sibley
Phone: (970)328-3708
Fax: (970) 328-3368
ELECTRICAL DESIGN.BUILD ENGII\EER
To be selected
Address I
Address 2
Contact: Name:
Phone:
Fax:
GEOTECHNICAL ENGINEER
Hepworth-Pawlak Geotechnical, Inc.
5020 Road 154
Glenwood Springs, CO 81601
Contact: Name: Dave Young
Phone: (970)945-7988
Fax; (9701945-8454
SPECIFICATIONS CONSULTAIYT
Specifi cations Consultants, Inc.
611 N. Weber Street; Suite 103
Colorado Springs, Colorado 80903
7191577-9414
719/577-9455Fl'X
LIGHTING DESIGNER
White Lighting Design
4910 his Steet
Wheat Ridge, CO 80033Contact: Name: Kevin White
Phone: (303) 463-6661
Fax: (303) 463-6665
II,SOTT I'ESIGN
-:--
--ASSOCIAIES
M:\prl\23047Dorance\23047Cad\23047Details\PRO]ECT DIRECTORY.doc, 4,/25101
PROJECT MANUAL
FOR
DORRANCE RESIDENCE
LOT 3, BLOCK T,VAILVTLLAGE 1sr FTLTNG
97 ROCKLEDGE ROAD
vArL, coLoRADO
PROJECT NO. 23047.00
RESORT DESIGN ASSOCIATES INTERNATIONAL
t434 SPRUCE STREET, SUITE 11O
BOULDE& COLORADO 8O3O2
APRtt 27, 2001
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TABLE OF CONTENTS
FOR
OUTLINE SPECIFICATIONS
DORRANCE RESIDENCE
LOT 3, BLOCK 7. VAIL VILLAGE IST FILING
VAIL, COLORADO
PROJECT NO. 23047.00
APRIL 27,2001
BIDDING REQUIREMENTS
00205 Insfruclions lo Subconlrocl Bidders00300 Informolion Avoiloble lo Bidders
CONTRACTING REQUIREMENTS
l-3
I
00700 Generol Condilions00800 Supplementory Condilions
I
1-7
1-12
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l-6l€
r-l I
1-7
SPECIFICATIONS
DIVISION I . GENERAL REQUIREMENTS I.9
0l 100 Summory0l3m AdminislroliveRequiremenfs01400 QuolityRequiremenls01500 Temporory Focilities ond Conlrols
01600 ProduciRequiremenfs01700 ExeculionRequirements
DIVISION 2 - SITE CONSTRUCTION02221 Building Demolifion02232 Selecfive Cleoring02300 EorthworkO237O Erosion ond Sedimentolion Conlrol
Subdroinoge
Rigid Povemenl
Stone Poving ond Sleps
Inigotion System
Boulder Reloining Wolls
Mechonicolly Stobilized Eorth (MSE) Reioining Wolls
Soil Noil ond Shofcrefe Retoining Wolls
Soil Preporolion
Lowns ond Grosses
Trees, Shrubs, ond Vines
Londscope Moinfenonce
r-10
02620
o27fi
o2786
02815
02836
02837
02838
o2920
o29W
o29fi
02970
RDA|23047.00
DIVISION 3 - CONCREIE
03100
03200
03300
0354r
03600
Concrete Forms ond Accessories
Concrete Reinf orcement
Cost-ln-Ploce Concrele
Gypsum Underloymenl
Groul
DIVISION 4 _ MASONRY04050 Mosonry Mortor04810 Unii Mosonry Assemblies04853 Mortor-Ploced Stone Assemblies04880 Mosonry Fireploces
DIVISION 5 _ METALS05120 Struclurol Steel05500 Metol Fobricofions
D'WS'ON 6.WOOD AND PLASIICS06100 Rough Corpentry06130 Heovy Timber Construction06174 Wood I Joisis06198 Log Consfruclion06210 Exlerior Finish Corpentry06215 Inlerior Finish Corpentry
DIVISION 7 - THERMAL AND MOISTURE PROTECTION
07ll I Bituminous Dqmpproofing
07133 ModifiedBituminousSheelWolerproofing07211 Bolf Insulqlion07216 Underslob ond Foundolion Insulotion07222 Roof ond Woll Boord Insulotion07260 Vopor Reforders07270 Air Boniers07319 Wood Shoke Roofing07600 Floshing ond Sheet Metol07920 Joinl Seolonts
DIVISION 8 - DOORS AND WINDOWS08210 Wood Doors08253 Metol Clod Wood Doors08310 Access Doors ond Ponels08361 Seclionql Overheod Doors08551 Metol Clod Wood Windows
08710 Door Hordwore
Glozing
\-7
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l-5
t-t2
l-9
l-10
l-14
RDAt23047.00
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I DrvrsroNe-FrNrsHEs09250 GYPsum BoordI o93oo Tle! 09384 Stone Counfertops
09637 Slone Flooring
I 09640 wood Flooring09680 Corpet09900 Points ond Cootings
r DrvrsroN ro-sPEctALTtEs
r-t5
l-3
| 10310 Fireploce Speciolfies ond Accessories
I 10821 Residenfiol Bolh Accessories- rc822 Shower ond Tub Doorc ond Enclosures
I DvsroN r l -EeulPMENr t-2
I l45l Residenliol APPlionces
r I1454 Sieom Shower EquiPmenl
I DlvlsloN I2-FURNISHINGS 1-2
- 12499 Moforized Shodes
a
DlvlstoN I3-SPECIALCoNSTRUCTION l-43
r l304l Steom Rooms
I 13157 Gunile SPo13210 Speciqlly Ploced Concrele-Shoicrele l-20
- 13230 Artificiol Rockwork 1-12
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DIVISION 14 - CONVEYING SYSTEMS 1.4
r 14120 Funiculor
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DIVISION I 5 - MECHANICAL
I By Design-Build Subcontroclor
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DIVISION I 6 - ELECTRICAL
I By Design-Build Subconlrocfor
END TABLE OF CONTENTS
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DOCUMENT OO2O5
INSTRUCTIONS TO SUBCONTRACT BIDDERS
I r. coNTRAcTs
The Generol Conlrocior for this project is:I George Shoeffer Construction Co.I ll3llJ;i[-'
Voil. Colorodo 81658
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e70t845-s656
Except os indicoled oihenvise, oll work under lhis coniroct will be under the direclion of
r the Generol Conlroctor. The successful bidder(s) will execute o subconlroct or purchose
I orderwith lhe Generol Conlroclor on the Generol Confroctor's slondord forms.
I Wherever the words Conlrqclor or Generol Controctor ore used in fhe Project Monuol,
I fhey sholl meon George Shoeffer Conslruction Co'
r 2. STATE AND LOCAL LAWS
-Bidders ore expecled lo fomiliorize fhemselves with fhe lows ond octs of lhe Stole of
I Colorqdo, ihe ordinonces ond regulolions of Eogle County ond fhe requiremenls ond
I guidelines of lhe Tenilories ol Cordillero Design Review Commiflee.
t 3. INTERPRETATION OF DOCUMENTS
No inferprelolion of ihe meoning of the plons, Specificotions or olher pre-bid documenfs
t will be mode to onY bidderorqllv.
Only inlerprelotions mode in conformily with the following procedure will be volid.
Inlerprelolions eilher wrillen or orol by ony of one Archilect's consullqnls will not be volid.
Every requesf for such inferprefolion should be in writing oddressed lo lhe Archiiecl ond
to be given considerolion musi be received by the Archilect before:
l2:00 Noon, Seven Colendqr Doys Before Dote Sel by
lhe Conlroclor for Receipl of Bids from Subcontrocfors.
Any ond oll such interpretotions ond ony supplementol inslruclions will be in one form of
wrillen oddendo which, if issued, will be moiled lo the respective oddresses furnished for
such purposes. Foilure of, ony bidder fo receive ony such oddendo or interpretotion sholl
not relieve such bidder from ony obligolion under his bid qs submitfed. All oddendo so
issued shqll become o port of the Controcl Documenfs.
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CONSULTANTS
As o motter of identificotion, lhe nomes of consulionts employed by the Architect or
Owner for vorious phoses of the work ore listed on the Drowings ond in lhe Proiect
Monuol.
Bidders or moteriol suppliers sholl nol communicote directly with ony of the consultonts
without lhe permission of ihe Architect.
All queslions ond requesls for decisions ond inierpretolions sholl be directed to ihe
Archiiect, who if he deems il odvisoble, will confer wilh his consullonts regording some.
See Article 3 regording Interprelotions of Documents.
PARTIAL INFORMATION
Al the request of porties inferested in submitting sub-bids on portions of lhe work, lhe
Conlroctor moy from time lo time issue portions of the Drowings ond Specificotions os o
convenience lo soid porties. The Architecl discloims ony ond oll responsibilily for enors or
omissions mode by porties using such portiol informotion in compiling their proposols.
CHANGES AND SUBSTITUTIONS
Items herein specified under monufoclurers' nomes ond cololog numbers ore inlended
os o bosis ot quolity ond nol os o closed specificolion unless noted otherwise.
Items other lhon fhose specificolly nomed in lhe Specificotions or os shown on the
Drowings will be considered provided request for opprovol of such items is received by
lhe Architeci in writing by;
l2:00 Noon, Seven Colendor Doys Before Dole Set by
the Conkoclor for ReceiPi of Bids
Eoch request for subsfitulion musl be occomponied by complele cotolog sheets ond
other perlinenl dolo, including independenf ihird porty product comporisons, which will
moke il possible to properly evoluole the ilems proposed for use. lf, in the Archilecl's
opinion the item or items proposed for use ore equol fo ihe iiems specified in design,
quolity, moteriol ond function, he will issue on Addendum listing oll such items opproved
for use. Requesls for opprovol received qfter lhe obove lime ond dote will nol be
considered.
Requesls for subslitulion of mechonicol ond eleclricol iiems moy be sent directly to
respective consulling engineers with copy lo the Architecl.
Bidders sholl bose their bid upon the use of ony of the ilems specificolly nqmed in the
SpecifiCofions or on the Drowings, or qs opproved in on Addendum issued by the
Architect.
Chonges or substitutions will nol be considered ofter the qword of the subconlroct or
purchqse order excepl those which will resulf in o beller job, o sovings to lhe Owner, or
both.
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7. PROPOSALS
- Proposols sholl be submifled by subcontroclors ond suppliers on forms designoied by the
Generol Controcfor.
Reference ihis Project Monuol ond occomponying Drowings ond submit bid proposol os
follows:
I o. Per Drowings ond Specificolions, itemize costs by eoch specificqlion seclion. Show
lolol cosls (toxes, freight, efc.)
I b. List ony specificotion item exclusion seporotely.
I c. Nole oll oddendo included in bid.r d. Indicote fhe number of working doys required lo complele bid work. ll work is
I li",f* il"J':,:Jitr:l;t:'Jffi:L:L:;"'.E"Yi1i;,t,";ii!|[;"t-'t""t'i'ot
r Reiurn Drowings ond Project Monuol with bid to fhe Generol Conirqcior nol loter thon
f dote requesled.
I Any bid refumed lo lhe Generql Conlroclor incompleie including ony ond oll
I informqtion herein requested, will be rejecled upon such determinotion by the Project
Monoger.
I tf the porty bidding is on incorporoted body, the proposol sholl be signed by the
presidenl ond secrefory or o duly oulhorized ogenf ond be occomponied by the
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corporolion seol. lf nol o corporotion, qll inleresled bidden musl sign lhe proposol.
The proposol lorm ond oll ottoched documenls togefherwith ony required proposol
I guoronty, sholl be ploced in o seoled envelope morked for idenlificotion ond delivered
I fo the ploce indicoled by the Confroclor prior to the dole ond hour stipulofed.
I 8. SALES AND USETAXES
I
All Bids sholl include oll opplicoble Slqte or locol soles ond use loxes.
I 9. PLANS FoR REFERENCE
Complete sels of plons ond Specificotions for oll portions of lhe work moy be exomined
by Conlrocfors, subconfroclors ond moleriql supplien ol the offtces of the Generol
Controclor.
END OF INSTRUCTIONS TO SUBCONTRACT BIDDERS
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DOCUMENT OO3OO
INFORMATION AVAILABLE TO BIDDERS
I r.or GEoTEcHNTcAL DATA
r Eoch Bidder sholl be fully fomilior wifh lhe following documenf which hos been prepored
I for lhe Owner by o seporofe consultqnl.
t A. Subsurfoce Invesligolion (Geotechnicol Report):
I Soil ond Foundolion Invesligolion
I l?ioor"o Residence
Lol 3. Block 7, Voil Villoge, l.r Filing
I ff;::iiSise Rood
by
t 3''i#,*:toiffik.Goeotechnicor'
Inc'
Project No. l0l 103
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Doled FebruotY22,20ot.
C. The obove documenf will be ovoiloble for exominofion ql lhe offices of the Generol
I Controctor ond Archifecl. In preporing his bid, eoch Bidder sholl consider ond evoluole
I doto conloined in lhe obove documenl os well os lhe Drowings ond Project Monuol
prepored by fhe Archilecf.
I D. Such dotq is offered solely for relerence ond is nol lo be considered o port of lhe
Conlroct Documents. The dofo conloined in lhe documenl prepored for the Owner by
I the seporote consullqnl is believed to be relioble; however, the Archilect does not
I guoroniee ils occurocy or completeness.
I END oF TNF.RMAT.'N AVATLABLE To B'DDER'
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I FoRM oF GENERAL coNDrTroNs
l. The "Generol Condilions of ihe Conlrocl for Conslruciion" AIA Documenl A201-1997,
I issued by the Americqn Institute of Archilecls, is hereby mode o port of this Projeclr Monuol to lhe some exlenl os if wriften herein in full.
I 2. Copies of lhe Generol Conditions of lhe Conlroct ore on file ond moy be refened to olr fhe office of the Archifeci or moy be purchosed ot o nominol chorge from the AIA or
from q deoler in qrchilecf supplies.
END OF DOCUMENT
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DOCUMENT OOSOO
SUPPLEMENTARY CONDITIONS
SC.I SUPPLEMENTARYCONDITIONS
The following supplements modify, chonge, delete from or odd to fhe "Generol
Conditions of fhe Conlroct for Construclion", AIA Documenl A2Ol-1997, Fifteenth Edition.
Where ony orticle of lhe Generol Conditions is modified or ony porogroph,
subporogroph or clouse thereof is modified or deleted by lhese supplemenls, the
unollered provisions of thot orticle, porogroph, subporogroph or clouse shqll remoin in
effect.
All divisions of the Specificotions sholl be subject to lhe Generol Condilions ond
Supplemenlory Conditions.
To lhe exlenl, if of oll, thol ony provision of the Generol or Supplemeniory Condilions
sholl conflict with the ogreement belween the Owner ond Generol Conlroclor, lhe lerms
of ihe Owner/Controclor Agreemenf sholl govern.
SC.2 MODIFICATIONS TO ARTICLES OF THE GENERAL CONDITIONS
2.1 ARTICLE I -GENERAL PROVISIONS, I.2 CORRELATION AND INTENT OF THE CONTRACT
DOCUMENTS
Add the following fo 1.2.1:
Where o conflict occurs beiween or wilhin stondords, Specificotions, ond Drowings. the
more slringenf or higher quolily requiremenls sholl opply. The precedence of lhe
Conslruclion Documenls is in the following sequence:l. Addendo ond modificolions to lhe Drowings ond Specificolions foke precedence
over lhe originol conslruction documenfs.2. Should fhere be o conflict within lhe Specificofions or on the Drowings, the Architect
sholl decide which slipulotion will provide lhe best instollolion ond his decision sholl
be finol.3. Should q conflict orise between lhe Drowings ond ihe Specificotions, the
Specificqlions sholl hove precedence over the Drowings.4. In lhe Drowings, the precedence sholl be Drowings of o lorger scole over those of o
smqller scole, figured dimensions over scoled dimensions, ond noled moleriqls over
grophic indicolions.
2.2 ARTICLE 3 - CONTRACTOR, 3.4 LABOR AND MATERIALS
Add fhe following:
3.4.2 Bidders sholl bose their bid upon fhe use of ony of lhe ilems specificolly nomed
in fhe Specificolions or on fhe Drowings. or os opproved in on Addendum
issued by the Archilect. No chonges or subsliiutions will be considereid ofter
lhe oword of lhe conlrqcl except lhose which will resull in o better job, o
sovings lo lhe Owner, or both.
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2.4
2.5
2.6
2.7
2.8
2.9
ARTICLE 3 - CONTRACTOR,3.T PERMITS, FEES AND NOTICES
3.7.1 Add ihe following:
Building permils sholl be obiqined by the Controctor ond poid for by the
Owner. Electricol ond mechonicol permits sholl be obloined by the
mechonicol ond elecfricol subconlroclors.
The Conlroctor sholl obtoin, ond lhe Owner sholl poy for ony required sewer,
wofer ond gos top fees. The Owner will poy for plont inveslmenl fees ond
conneclion chorges bosed on ihe cost of moins serving the site.
The Controctor shqll coll for oll inspections required by lhe locol building
inspection outhority.
Assessmenls ogoinsl the property ore lhe obligolion of the Owner ond will be
poid by the Owner os necessory to ossure issuonce of permils specified obove.
This includes sewer ond woter chorges for copilol improvemenls ond line
extensions.
ARTICLE 3 - CONTRACTOR, 3.I I DOCUMENTS AND SAMPLES AT THE SITE
See Specificotions. Division l, for record documents requirements.
ARTICLE 3 - CONTRACTOR,3.I2 SHOP DRAWINGS, PRODUCT DATA AND SAMPLES
See Specificotions, Division l, for detoiled procedures.
ARTICLE 3 - CONTRACTOR, 3.I4 CUTTING AND PATCHING
See Speciftcolions, Division l, for odditionol requiremenls.
ARTICLE 3 - CONTRACTOR. 3.15 CLEANING UP
See Specificolions, Division l, for odditionol requiremenls.
ARTICLE 7 - CHANGES IN THE WORK, 7.2 CHANGE ORDERS
7.2.2 Chonge the word "moy''to'sholl".
ARTICLE 7 - CHANGES IN THE WORK, 7.3 CONSTRUCTION CHANGE DIRECTIVES
/ -3.J
7.3.3
7.3.3
Delele ond substitule lhe following:
The cost or credil to the Owner resulling from o construclion chonge direclive
sholl be determined in one of lhe following woys:
The cosi or credil to the Owner resulling from o consfruclion chonge directive
sholl be determined in one of lhe following woys:l. By unil prices nomed in the bid or subsequenily ogreed upon. Unit prices
sholl include oll Conlroclor's costs, including moleriols, lobor, supervision,
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loxes, insuronce, bond overheod ond profil, ond sholl be opplied directly
lo lhe quontities or the differences in quontities for which unit prices ore
requesled.2. By reosonoble estimoled cosl of:o. Lqbor, including foremen (lobor costs sholl be direcl cosls)
b. Sociol Security ond old oge ond unemploymeni conlributions
c. Moteriols enlering permonenlly inlo the work (including toxes)
d. The ownership or rentol cost of construciion plonl ond equipmenl
during the time of use on lhe extro work.
3. The Controclor moy include o sum up lo8% of the lolol of the foregoing
items os compensolion fo cover the cosl of supervision, overheod, bond,
insuronce, profit ond ony olher generol expenses; subcontrocior ond
second level subconfroclors moy include o sum up fo 8% for such
expenses. When bolh odditions qnd credils ore involved in ony one
chonge, lhe ollowonce for mork-up shqll be figured on ihe bosis of nel
increose, if ony.4. The Controctor's proposol sholl include on itemized breokdown showing
quonlilies, unil cosls, hours ond rofes of lobor, ond ony ofher costs in such
defoil os moy be required lo ollow ihe reosonobleness of costs to be
estoblished. Similor cosl informotion covering subconlrocto/s work sholl be
include os port of lhe Conlrocfor's proposol. Minimum chorges for
"hondling"will nof be occeptoble. Request for quololions shqll be
t E:#::r:?."e Architecl within fen {10) colendor doys of receipf by fhe
r 2.10 ARTICLE I - TIME, 8.2 PROGRESS AND COMPLEIION
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Add the following subporogrophs:
t 8.2.4 The Conlroctor musl ogree to commence work within seven (7) doys following
receipf of o written "Notice lo Proceed".II 8.2.5 lt is ogreed ihol time is of lhe essence. The Controctor ogrees fo subslonliolly
complele oll work wilhin lhe lime stoied in lhe Owner/Conlroclor Agreemenl.
I 2.11 ARTICLE 8 - TIME, 8.3 DELAYS AND EXTENSIONS OF TIME
I 8.3.1 Delete the words "or olher cquses beyond lhe Controclor's control".
2.12 ARTICLE 9 - PAYMENTS AND COMPLEIION,9.2 SCHEDULE OF VALUESIIr 9.2.1 Add the following:
r n''"':iit'iilJ,.J:1"fi,.'fflf""JJTT:fiffi;i-XflHillTiff;:ilB;;,,
J 35:l$:?,H3i,fi:?',J::::?ff#JlH:1.'33'fi:*f:il"?l;,li,i"''li1i
2.13 ARTICLE 9 - PAYMENTS AND COMPLETION,9.3 APPLICATIONS FOR PAYMENTI}
9.3.1 Chonge lo reod os follows:
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On or before the fifth dqy of eoch month, the Controctor shqll submit to the
Architeci on iiemized Applicotion for Poyment for oll work compleied lhrough
the lqst doy of the previous monlh. Applicotion for Poyment sholl be
supporled by such dolo subsiontioting the Conlrqctor's right to poymenl os the
Owner or Archilecl moy require ond refleciing retoinoge os provided
elsewhere in lhe Coniroct Documenls.
2.14 ARTICLE 9 - PAYMENTS AND COMPLETION,9.5 DECISIONS TO WITHHOLD CERTIFICATION
9.5.1 Add the following:
.8 Foilure of lhe Conlrocfor to submit Progress Chorts in comporison to
Progress Schedule with opplicotion for poymenf.
.9 Foilure lo comply wilh ony lows. ordinqnces, regulotions or orders of ony
public outhority governing the performonce of fhe work.
The Owner sholl moke monthly progress poymenls os described in 9.6 uniil the
scheduled (including lime exfensions mode by chonge order) time for
substonliol completion. lf the projeci is not subslontiolly complete of this time,
lhe Owner will noi mqke further progress poyments until the project is
substontiolly complef e.
2.15 ARTICLE 9 _ PAYMENTS AND COMPLETION, 9.6 PROGRESS PAYMENTS
9.6.1 Chonge lo Reod:
Provided lhe Conslruction Monoger hos issued o certificole on or before the
l2fh doy of the month, ihe Ownersholl moke poymenl on or before the 25th
doy of lhe month.
Until finol poyment, lhe Ownerwill poy 90% of the omount due lhe Conlroclor
on qccount of eoch line ilem of eoch progress poyment. lf the monner of
complelion of fhe work ond ils progress ore ond remoin sotisfoctory fo the
Archifect, ond in the obsence of other good ond sufficient reosons, for work
cotegory shown lo be 50% or more complete in the opplicotion for poyment,
the Owner, mqy, withoul reduction of previous reloinoge, certify ony remoining
progress poyments for eoch line ilem lo be poid in full. The full conlroci
reloinoge mqy be reinsloled if lhe monner of complelion of lhe work qnd its
progress do nol remoin solisfoctory lo the Archilecl or for other good ond
sufficienl reosons.
2.16 ARTICLE 9 - PAYMENTS AND COMPLFNON, 9.8 SUBSTANTIAL COMPLETION
9.8.1 Add the following:
....oll mojor sysfems qre operotionol ond oll sofety feotures ore compleled.
2,17 ARTICLE 9 - PAYMENTS AND COMPLEIION,9.IO FINAL COMPLETION AND FINAL PAYMENT
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9.10.1 Add lhe following:
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lf the work sholl be completed, but finol complefion thereof shqll be prevenled
I through deloy or coneclion of minor defecis or unovqilqbility of moteriols.
other couses beyond the control of lhe Conlroctor, the Owner ol his discretion
moy releose lo lhe Controctor such omounts os moy be excess of three limes
I the cosl of compleling ihe unfinished work or the cost of conecting the
defective work.
I 9.10.2 Add the fottowing:t !#ff!jh:ll'r*:rrl".:Htft:ru13{lf*hr,"iilv.*1jil.:".
to lhe Owner fhe proper operolion ond mointenonce of oll equipmenl.II
9.10.3 Delele. See revised subporogroph 9.10.1.
I 2.rg ARTTcLE r r - rNsuRANcE AND BoNDs, r r.r coNTRAcToR's LrABrLrTy rNsuRANcE
- | 1.1.2 Delefe ond substitule the following:
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I 1.1.2 Unless olhemrise specified in the Owner/Controclor Agreement, the Conlroctor
sholl obfoin qnd mointqin lhroughoul fhe life of lhe project, lhe following
insuronce:l) Workmen's Compensolion: Amounls ond coveroge os required by low.2l Comprehensive Generql Liobility (to include complele operotion):o) Bodily Injury: $l million single limit.b) Property Domoge: $l million single limit.3) Comprehensive Automobile Liobility (including owned, non-owned ond
hired vehicles);o) Bodily Injury: $l million single limit.b) Property Domoge: $l million single limii.4l Excess Liobility (umbrello) coveroge: $5 million
I 1.1.4 Add the following:
Cerlificotes of Insurqnce sholl include lhe stolement thot the hold hormless
clouse os required under Generol Conditions Article 3.18 is included in lhe
policy
l 2.19 ARTICLE I I - INSURANCE AND BONDS, I I.4 PROPERTY INSURANCE
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Delefe subporogrophs I 1.4.1 through I 1.4.10 ond subslitute lhe following:
IE I 1.4.1 The Owner sholl procure ond moinfoin ol his own expense, unfil complelion of
oll work ond occeptonce thereof, o builder's risk insuronce policy insuring
I ogoinsl oll risks of physicol loss or domoge" os lhe lerm is commonly construedr in the insuronce indusfry, insuring the enlire project ogoinst such physicol loss or
domoge.I
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lf other speciol insuronce nol provided for herein is desired by lhe Controctor,
lhe Conlroctor sholl purchose such insuronce of his expense.
Such insuronce sholl be wrilten on o "Compleled Volue" form in qn omounl not
less thon the finol compleied volue of the project; less cost of site preporotion
(including fences necessory to secure work oreo) ond excovolion, foundotions
below fhe lowest bosement floor, underground pipes ond wiring, sidewolks,
curbs ond gutters: ond sholl nome os insured the Owner ond Confroclor. ll
sholl be underslood thot subconlroclon ond second level subconfrqctors ore
insured os fo their inieresls in the portiolly completed projecl.
Any insured loss is lo be odjusted with the Owner ond mode poyoble to the
Owner os irustee for the insured, os their inlerest moy oppeor.
The insuronce policy sholl provide for necessory occess lo the project by
Owner os follows: "Permission is hereby gronied for ihe Owner to occupy such
portion of the premises completed or suitoble for occuponcy prior to finol
occeptonce of the entire project, ony provision of the policy lo the conlrory
notwithstonding."
The Owner ond Controctor woive oll rights ogoinsi eoch olher for domoges.
coused by fire or other perils lo the extenl covered by insuronce provided
under lhis Porogroph I 1.3 except such rights os they moy hove lo lhe
proceeds of such insuronce held by the Owner os Truslee. The Conlroclor sholl
require similor woivers by subcontroclors ond sub-subconlroclors.
The following ore specific exclusions: This insuronce does nof cover gloss
breokoge, ony lools owned by mechonics, ony iools, equipment, scoffolding,
sloging, lowers ond forms owned or renled by lhe Controctor, lhe copitol
vqlue of which is noi included in ihe cosf of lhe work, or ony lemporory
siruclures or lroilers used by lhe Confrocior or ony subconlroclor or moteriol
supplier.
The Generol Conlroclor sholl poy the deductible qmounl when moking o
cloim ogoinst the property insuronce policy. The deductible sholl nol exceed
$r.000.
I3 - MISCELLANEOUS PROVISIONS, 13.I GOVERNING LAW
Delete ond subslilute lhe following:
The controcl sholl be governed by the lows of lhe Slote of Colorodo.
I3 - MISCELLANEOUS PROVISIONS, 1 3.5 TESTS AND INSPECTIONS
Add the following:
The Conlroclor sholl nol use ony moleriol or equipment represenied by
somples found'lo be unocceptoble. See Specificotions, Division l, for deioiled
procedures ond cost of iesiing.
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11 .4.7
ARTICLE
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ARTICLE
13.5.1
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I 3.r ARTTcLE 15 - MEAsuREMENTsI
Before ordering ony moleriol or doing ony work, lhe Conlroctorsholl verify oll
I meosuremenls ol lhe projecl ond sholl be responsible for lhe conectness of sqme. No
extro chorge or compensotion sholl be ollowed on occount of difference between
^^+uol dimensions qnd lhe meosurements indicoled on fhe Drowings.Ir 3.2 ARTT.LE r6 - LEGAL AcTroNS
I As o condition precedenl lo ond os odditionql considerqlion for the oword of ony
conlrocl or subconirqcl pursuonl fo lhese Specificotions, ihe Conlrocfor ond oll
subconlrocfors, suppliers, engineers. ond olher porties lo the performonce of fhe work
required by lhese Specificolions, do ogree thof in fhe event ony porty institute o suil
ogoinsl ony porty becouse of ony olleged foilure io perform properly hereunder, or ony
olleged enor, omission, breoch of wononty, negligence or mere molproctice hereunder;
ond if such suil is nol successfully proseculed lo o judgment in fovor of lhe porty plointiff.
or if il is dismissed, or if o judgmenl is rendered for ony defendonl or defendonts, the
porty institufing the suit hereby ogrees io poy in full oll ocluol costs of defense. including
buf nol limifed to otforney fees, experi witness fees, cosls of investigotions in preporotion
for lriol, professionol time expended by principols ond employees of lhe prevoiling porty
ond lhot ihe some sholl be loxed os cosl in soid oclion ond judgmenl entered thereon.
END OF SUPPLEMENTARY CONDITIONS
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t DrvrsroN | - .ENERAL RE.,,REMENTS
. SECTION OI IOO SUMMARY
I - *o** covERED By coNTRAcT DocuMENTs
A. Work under lhis conlrocl includes oll moleriols, equipmenl ond lobor necessory lo
I complefe lhe work indicoted, specified or reosonobly infened lherefrom.
I.O2 CONDITIONS AND REQUIREMENTSrr A. Division I - Generol Requirements govern work under oll divisions of lhe Specificolions.
I r.o3 spEcrncATroN LANGUAGE EXeLANATToN
I A. Specificqlions ore of obbrevioled, simplified or sireomlined type ond include incomplele
I senlences. Omissions of words or phroses such os "lhe Conlrocfor sholl",'ln conformity
therewifh",'5holl be", "qs noled on the Drowings", "o", "lhe", ore inlenlionol. Supply
I omitted words or phroses by inference in some monner os they qre when "NOTE'occurs
I on Drowings. Supply words "sholl be" or "shqll" by inference when colon is used wilhin
senfences or phroses. Supply words "on ihe Drowings" by inference when "os indicofed"
r is used wilh senfences or phroses. "Provide" sholl meon furnish ond insloll.
I I.O4 CONTRACTOR USE OF PREMISES
I A. Limit operotions under lhis controct lo the oreo of the property os indicoted.
r L05 EXAMINATION OF SITEaA. Foilure fo visil site will in no woy relieve ony conlroclor from necessity of furnishing
I moleriols or performing work lhot moy be required lo complele work in occordonce wilh
t Drowings ond Specificolions withoul oddilionol cosl to fhe Owner.
I SECTION OI3OO ADMINISTRATIVE REQUIREMENTS
I r.0r PRoJECT COORDINATION
A. Coordinole work of lhe vorious seclions of Specificofions ond work by lhe Owner lo
I ossure etftcient ond orderly sequence of instollofion of conslruclion elemenls, withI provisions for occommodoling items instolled loter.
I B. Verity chorocleristics of elemenls of inteneloted operoling equipmenf ore compolible;I coordinole work of vorious sections hoving inlerdependent responsibililies for inslolling,
connecting to, ond plocing in service, such equipment.
- C. Coordinofe spoce requirements ond insfollolion of mechonicol ond eleciricol work
which ore indicqled diogrommoticolly. Follow rouling indicoled for pipes, ducls, ond
I conduils os closely os procticoble; moke runs porollel wilh lines of building. Ulilize spocesr efficiently to moximize occessibilily for other instollotions, for moinlenonce ond for repoirs.
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D. In finished oreos conceol pipes, ducts ond wiring in lhe conslruclion. Coordinqie
locolions of fixtures ond outlels with finish elements.
I.O2 PROGRESS MEETINGS
A. Meetings: Controctor sholl schedule regulor periodic meelings ot Controctor's job site
field office. Representotives of Owner ond Architect will be inviied to oitend. Also
invited os oppropriote to items under discussion, will be selected subcontroctors ond
suppliers ond Architect's consultonis. Following items will be discussed:l. Review of work progress since previous meelings.2. Field observotions, problems, conflicts.3. Problems which impede conslruciion schedule.4. Review of off-sile fobricotion. delivery schedules.5. Conective meosures ond procedures to regoin projected schedule.6. Revisions lo construclion schedule.7. Plon progress, schedule during succeeding work period.8. Coordinolion of schedules.9. Moinlenonce of quolity slondords.
10. Review submiltol schedules; expediie os required.
I l. Review proposed chonges for effecf on other trodes, consfruclion schedule ond
complelion dqte.
12. Coordinotion of seporofe conlrocls.
13. Other business os required.
B. Agendo ond Minules: Projecf Monoger will esioblish ogendo ond keep ond distribule
minules of periodic meetings.l. Controctor: Advise Architecl ol leqst 24 hours in odvonce of meeling regording
items requesled to be odded lo ogendo.
I.O3 SUBMMALPROCEDURES
A. Submiitol: The Generol Controclor sholl moke submitlols to the Architeci. Do not moke
submiflols directly to lhe Architecf's consullqnts. Submittols mode directly by
subconlroctors or suppliers will not be occepled.
B. Review: Generol Conlroctor sholl review submittols for complionce with the Conlroct
Documenls prior to submittol to the Archiiect. Architect ond his consultonts will review
submiltols for conformily with design only. Quontiiies ond dimensions ore the
responsibilily of lhe Conlroclor. Proper fitting, conslruction of work, furnishing of moteriols
ond work required by lhe Controcf Documents but not indicoted in submiltqls remoin
the responsibility of the Contrqctor. Review of submitiols sholl not be construed os
opprovol from requiremenls of Controct Documents unless deviotions from Controct
Documents hove been specificolly noted on submittols.
C. Resubmiltol: The Generol Controclor sholl moke resubmittols until the concunence of
the Archilect is obtoined.
D. Shop Drowings ond Product Dqto:l. Shop Drowings: Submif sepio ond lhree blueline prints eoch.2. Product Doio: Submit 5 copies eoch.
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3. Job Site Documents: Only occepted shop drowings or producl doto sholl be kept
of ihe job site. The Generol Controclor sholl keep o complete set of such
documenls on file ot the job site.4. Field Meosurements: Required field meosuremenls ore lhe responsibility of the
Controclor ond will be mqde qfter shop drowings hove been checked by the
Architect.
E. Somples:l. The Architecl will provide the Generol Controclorwith o checklist indicoting
motedols where color, texlure or finish is subject to seleclion or review.
2. Prompfly ofter receipl of checklisl, lhe Generol Conlrocfor sholl ossemble ond
deliver io fhe Archilecf o complele collecfion of required somples.
3. Upon receipl of o complefe colleclion of somples the Archilecf will, with reosonoble
promplness, moke the seleclions ond prepore ond deliver io lhe Generol
Controclor o schedule covering items subjecl lo seleclion.4. The Archileci reseryes the right nol to moke individuol delerminofion or selecfions
unlil oll somples ore furnished io him.
r sEcTloN 01400 auALlTY REaUIREMENTS
I I.OI REFERENCESTANDARDS
I A. For producls specified by ossociofion or trode slondords, comply wilh requirements of
lhe sfondord, excepf when more rigid requiremenfs ore specified or ore required by
I oPPlicoble codes.
a B. The dote of lhe sfondord is thof in effecl os of lhe bid dote excepf when o specific dole
r is specified.
I 1.O2 CONTRACTOR'S QUALITY CONTROL
t A. Moinloin quolity conirol over suppliers, monufoclurers, producls, services, sile condilions
ond workmonship fo produce work of specifted quolity'
I r.o3 TE'ITNG LABoRAToRy sERVtcEs
I A. Owner will employ ond poy for lesling loborolory inspections qnd lests.
-B. Cooperole wilh tesling loborotory to fumish occess, somples ond temporory focilities os
I required. Provide tesling loboroiory prior nolice for services os fesfing ogency personnel
! moy reosonobly require.
! SECTION OI5OO TEMPORARY FACILITIES AND CONTROLS
I r.0t TEMPoRARY FActLtTtEs tN GENERAL
A. Complywilh requiremenls of Eogle County ond the Tenitories ol Cordillero subdivision
I regording requiremenls for tree proleclion, erosion conlrol, loydown, conslruction troffic,r deliveries, porking ond tronsportoiion of workers'
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I.O2 TEMPORARY ELECIRICITY AND LIGHTING
A. Service: The Generql Conlroctor sholl provide temporory electdcql service to sile for
construclion purposes. The electricol subconkoclor sholl provide circuils, bronch wiring
ond distribuiion boxes os required for lemporory power ond lighting. The eleclricol
subconlroclor sholl provide femporory lighting for eoch spoce.
B. The vorious subconlroctors sholl provide exiension cords ond lomps os required io
convey eleclricily io locolions of work ond lo provide tosk lighling to permif proper
execuiion ond inspection of work.
C. After the permonenl electric service is instolled ond permqnent outlets ore ovqiloble,
conlrocfors moy use sqme. Eoch conlroctor will be responsible for ony domoge done to
ihe permonent wiring or fixtures os o resulf of his use of some.
D. The Generol Conlroclor sholl poy for eleciricity consumed unlil finol occeplonce.
I,O3 TEMPORARY HEAT AND ENCLOSURES
A. Provide temporory heot necessory for lhe execulion of work. Insloll, moinfoin ond
operole femporory heofing opporoius in such o monner os lo focilitote lhe work on ihe
projecl so work con continue ond lhe finished work will not be domoged thereby.
B. Provide temporory enclosures qs necessory for holding temporqry heot such os
enclosures for concrele work or for thowing frozen ground.
C. Afler the buildings ore permonenily enclosed, glozing of exlerior openings completed,
permonent or lemporory doors on exlerior openings ond the permoneni heoting syslem
inslolled ond copoble of being odequotely conlrolled, the permonent heoting syslem
moy be used to provide heol for lhe buildings. The Controctor sholl poy for fuel oil used
in connection wifh the operolion of some.
D. In using the permonent heoting system, ossume complete responsibility for ils proper
operolion ond for ony domoge which moy occur io the heoting opporotus or ony phose
of ihe work excepf such weor ond teor which would ordinorily resuli from normol usoge.
I.O4 TEMPORARY WATER
A. The Generol Confroctor sholl provide temporory woter ot the sife for conslruclion
purposes. The eorthwork subconlrqctor sholl provide woter required for eorthwork
operolions, ond mqintenonce. Conlroctor sholl poy for woler consumed until finol
occeplonce.
I.O5 TEMPORARYSANITARYFACILITIES
A. The Generol Controclor sholl provide ond moinfoin, odequote chemicol toilel focililies
for lhe use of oll employees engoged on the work in complionce wilh opplicoble
regulofions.
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I.06 TEMPORARYPROTECTIVEFACILITIES
A. Provide ond moinloin proleclive devices ond focilities for the protection of fhe public
qnd the generol prolection of oll workmen on lhe project including bul not limiled to:
l. Donger signs worning ogoinsl hozords creoted by such feofures of conslruclion qs
protruding noils, hoisls, well holes, window openings, stoirwoys ond folling moieriols.
2. Fire protection equipmenl.3. Firsl oid equiPment.4. Temporory wolks, roodwoys, lrench covers, bonicodes, bulkheods, roilings, donger
lights ond signols, efc. required for this work by federol, stofe ond locol sofety lows
ond building codes.
B. Moinfoin lemporory profective focilities in good condilion throughoul lhe ferm of lhe
wo*. Repoir ond reploce ony work domoged fhereby.
C. Be responsible for lhe odequocy or sofety of lodders, scoffolding, shoring, brocing, iools,
equipment, poinl storoge oreos, crones or hoisis, romps or runwoys, formwork or oiher
sfruclure or devices provided.
I.O7 FIELD OFFICE AND TELEPHONE
A. The Generol Conlrqclor sholl provide ond moinloin field office with telephone service.
To1 chorges will be poid by lhe responsible porty. The field office ond felephone sholl be
ovoiloble to lhe Archifecl ond fhe Owner.
I.O8 CLEANING DURING CONSTRUCTION
A. Eoch confrocfor sholl keep the buildings ond sile free of wosle moleriols ond rubbish.
Eoch conlroclor shqll doily tronsport such moleriol to o designoted locolion on siie. The
Generql Confrqctor sholl periodicolly dispose of off site.
B. Eoch Controcfor sholl leove his work cleon ol the complelion of his work. Cleon interior
oreos prior to slort of finish work, moinloin qreos free of dust ond olher contominonfs
during finishing operolions.
PROJECT IDENIIFICATION
Provide idenfificolion sign os required.
REMOVAL
Remove lemporory moteriols, equipment, services ond consfruclion prior to complelion.
SECIION OI 5OO PRODUCT REQUIREMENTS
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TRANSPORTATION AND HANDLING
Tronsport producfs by methods lo ovoid domoge. Deliver in undomoged condiiion in
mqnufocfure/s unopened contoiners or pockoging, dry. Provide equipmenl ond
personnel to hqndle products by melhods fo prevenl soiling or domoge. Promptly
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inspect shipmenis to ossure lhot products comply with requirements, quoniities ore
correct, ond products ore undomoged.
1.02 STORAGE AND PROTECTION
A. Store producis in occordonce wilh mqnufoclurer's inslruction, with seols ond lobels inioct
ond legible. Slore sensilive producls in weothertighl enclosures; mointoin within
temperoiure ond humidity ronges required by monufocturefs instruclions.
B. For exterior sloroge of fobricoted products, ploce on sloped supports obove ground.
Cover products subject to deteriorolion wilh impervious sheel covering; provide
venlilolion to ovoid condensotion.
C. Sfore loose gronulor moleriols on solid surfoces in o well-droined oreo; prevent mixing
with foreign motter.
D. After instollotion, provide coverings to protecl products from domoge from troffic ond
consfruciion operotions, remove when no longer needed.
I.O3 PRODUCT OPTIONS
A. Products Specified by Reference Stondords or by Description Only. Any produci meeling
lhose slondords.
B. Products Specified by Noming One or More Monufoclurers wiih o Subslifule Porogroph:
Submil o requesi for subsliiulion for ony monufocturer nol specificolly nomed,
C. Producis Specified by Noming One or More Monufocturers: Producls of nomed
monufocturers meeling Specificotions; no opiions, no substitulions ollowed.
I.O4 SUBSTITUTIONS
Documenl eoch request with complele dolo substonlioting complionce of proposed
substitution wifh Conlrocl Documenls. Submit producl dqto ond somples os required.
Request consiifules o represenfolion thol Confroclor:l. Hos invesligoled proposed producl ond determined thof it meefs or exceeds, in oll
respecls, specif ied produci.2. Will provide lhe some wononty for substitufion os for specified producl.
3. Will coordinote instollotion ond moke other chonges which moy be required for
work io be complete in oll respects.4. Woives cloims for oddilionol cosls which moy subsequently become opporenl.
Subsiitutions will nol be considered when lhey ore indicoted or implied on shop drowing
or product doto submittols without seporole writien request, or when occeplonce will
reouire subsionliol revision of Conlroct Documenls.
Archifect will delermine occeptobility of proposed substilulion ond will notify Controctor
of occeplonce or rejeciion in wriiing.
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I SECTION OITOO EXECUTION REAUIREMENTS
I r.or SUMMARY
A. Seclion Includes:
I L Fietd engineering services required for proper execulion ond compleiion of work '
under lhis conlroct.2. Cutiing ond Pofching.I 3. Finol cleoning.4. Closeoutprocedures.5. Closeoulsubmitlols.
I 6. Demonslroiion ond lroining.
I t.o2 F|ELD ENGINEERING SUBMmALS
r A. Surveyor or Engineer: Submil nome ond oddress of surveyor or professionol engineer lo
he employed by Conlroclor lo Archilecl for occeptonce before beginning work qt site.tt B. Documenlotion ond Records: Surveyor or engineer sholl moinloin complele ond
r occurqle log of conlrol ond survey work os it progresses. On request of Architecl, submil
I documenfolion fo verify occurqcy of field engineering work.
- C. Completion Certificqle: Upon complefion of work, submit certificole to Archilect signed
I by surveyor or engineer certifying thof elevoiions ond locolions ore in conformonce with
Conlrocl Documenls. Note ony deviolions in building ond rood locolions greoier lhon
- one inch from locotions indicofed on Conlroct Documenls.
I I.O3 CLOSEOUT SUBMMALS
I A. Project Record Documenls: Slore documents seporoie from those used for conslruclion.
Mork qny revisions or oddilions ond locolions of conceoled construction ond utililies.
I Keep documenls cunenl; do nol permonenlly conceol ony work until required
I informoiion hos been recorded. Al conlroct closeouf, submil documents fo Architect.
I B. Operolion ond Moinlenqnce Dolo: Submif copy of operolion ond moinlenonce
I inslructions for equipment ond syslems in o loose-leof binder. Include poris lists qnd locol
service ogency.
I C. wononlies: Provide two nolorized copies execufed by subconlroclors, suppliers ond
monufoclurers.
I I.O4 OUALITY ASSURANCE
I A. Surveyor Quolificotions: Employ lond surveyor or professionol engineer regislered in SfoteI of Colorodo ond occeptoble lo Owner ond Archifect.
I B. SurveyororEngineer: Responsibleforlocotionof buildingondmojorsileelemenfs;I estoblishmenl of building horizontol qnd verticol conlrols; inslollolion of conlrol slokes os
required; ond finol certificolion thot finish groding hos been completed wilhin ioleronces
I specified.
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PART 2 - PRODUCTS
2.OI SPARE PARTS AND MAINTENANCE MATERIALS
Provide products, spore ports, ond mointenonce moleriols in quontities specified in eoch
seclion, in oddilion to thql required for completion of work. Deliver to Owner.
PART 3 - EXECUTION
3.OI PROJECT SURVEY REQUIREMENTS
A. Reference Poinls: lmmediotely upon entering project, locote ond moinloin bench morks
ond oll other grodes, lines, levels ond dimensions. Report ony erors or inconsistencies to
Architecl before commencing work.
B. Permonent Bench Morks: Surveyor or engineer sholl estoblish minimum of two permonenl
bench morks on site, referenced fo dolo estoblished by survey control points.
C. Boller Boqrds ond Levels: Surveyor or engineer sholl slqke out building ond provide ond
rigidly sel boller boords.l. Conlroclor: Remoin responsible for their moinfenonce ond occurocy.
2. From permonenl bench morks surveyor or engineer sholl oscertoin grodes ond levels
io building os needed.
D. Preservotion of Monuments ond Slokes: Corefully preserve monumenis, bench morks,
property morkers. reference points, ond slokes.
E. Loyoul ond Control by Surveyor or Engineer:l. Building: Estoblish building horizontol ond verticol conlrols by instrumenlotion.
2. Site: Estoblish lines, levels ond locofions by insfrumenlolion. Sel control stqkes for
finish groding. Resel slokes os required during progress of work.
F. Completion: Upon completion of work, surveyor or engineer sholl survey site 1o verify fhot
locotions ond elevoiions required by Controct Documenls hove been ochieved within
specified loleronces.
3.02 CUTTING AND PATCHING
A. Openings in construction which ore required by other conlroclors sholl be left by crofts
involved. lt is the responsibility of vorious conlroctors to supply in odvonce, proper ond
sufficiently deloiled informqtion. ln event of foilure to supply this odvonce informofion,
cutting qs moy be required sholl be done only ofter concunence of Architecl ond of the
expense of fhe negligenl Porty.
B. Where surfoces ore exposed, finish wilh some moleriols specified in finish schedule or
moteriol lhqt is on conslructed surfqces. Work sholl be done by oppropriote lrode ol
expense of negligent PortY.
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I 3.03 FINAL CLEANING
I A. Cleon inferior ond exterior surfoces exposed lo view; remove temporory lobels, stoins! ond foreign subslonces, polish tronsporenl ond glossy surfoces, vocuum corpeled ond
sofl surfoces.
r B. Cleon equipment ond fixtures lo o sonitory condition; cleon or reploce fillers of
mechonicol equipment.
C. Cleon roofs, guflers, downspouls, ond droinoge syslems.
I D. Cleon sile; sweep poved oreos, roke cleon ofher surfoces.
3.04 FINAL SITE REVIEW
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' A. Procedures: Following project closeout procedure defines responsibilities of Conlroctor,
- Owner ond Archifecl in closing project:
t Step I Coniroclor odvises Archilect in writing ihot he hos reoched'Subsfontiol
Complefion" ond provides lisl of ifems to be compleled or conected. Closeoutt srep 2 n:[,1".ie,J3::f*31?:T:'3#e'g:i;;'J;Hh:fi:':?i,?J'"1:13;,,',
Ceriificote of Subslonliol Completion plus "Punch Lisf'of ilems to be completed
I sfep 3 3t??ffili?i;mptetes ond/or conects ott punch tist items ond noliries Architect
in writing fhot his work is reody for finol inspeclion. At this time, finol opplicolion
I sfep 4 l1'"ffi::lTl[:y3#lH*."ion. when workis round ro be occeprobre under
Conlrocl Documenls, ond conlroct fully performed, Architecf will issue finol
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Certificofe for Poymenl.
3.05 SYSTEMSDEMONSTRATION
t Prior to finol inspeclion, demonslrole operotion of eoch sysfem to Owner. Inslrucl Owner
in operotion, odjusfmenf ond mqinfenonce of equipment ond systems.
END OF DIVISION I
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DIVISION 2 - SITE CONSTRUCTION
Generol Requiremenfs: Generol Condilions, Supplementory Conditions qnd Division I - Generol
I Requiremenls opply to work of lhis Division.
SECTION 0222I BUILDING DEMOLITION
PART I - GENERAL
- r.or SUMMARY
I A. seclron Inctuoes:l. Remove existing sfruclures os indicoled.o. Include removol of foundolions.
t 2. Remove ond dispose of exisfing sile elemenis os indicoled.
3. Provide necessory shoring ond brocing.
., 4. Dispose of debris off sife.
I 5. Cleon up ond leove sile prepored for new conslrucfion.
r 1.02 QUALITY ASSURANCE
I A. Conlrocfor Quolificotions: Minimum of five yeors experience in demolition of similorr slruclures.
I B. Regulofory Requiremenis: Comply with locol codes ond ordinonces.
I l. Asbeslos-Confoining Moteriols: This project is known lo hove osbeslos-contoining
I moferiols in oreo designoted for demolilion.o. Controctor: Assumes responsibilily for nofificotion to oll workmen of existing
I osbeslos condilions. Moke nolificofion on opproved EPA Forms qnd include
I posfing of nolices in occordonce Wlh EPA ond OSHA Guidelines.b. Conlrocior: Assumes oll responsibility for complionce with qpplicoble codes
I ond regulolions regording inspeclion, hondling ond removol of osbestos-
I contoining moleriols.
I I.O3 PROJECT CONDITIONStA. Environmeniql Requiremenls: Execute demolition in monner lo limit unnecessory dusf
I ond noise. Burning of moteriols on siie nol ollowed.
B. Existing Uiility Services:
I l. Copping: Anonge ond poy for disconnecting, removing ond copping ulilityI services wilhin oreos of demolilion. Disconnect ond slub off. Notify offected uiility
compony in qdvonce ond obloin opprovol before sforting lhis work.
!l 2. ldenfificotion: Ploce morkers fo indicole locolion ol disconnecled services. ldentifyr service lines ond copping locotions on projecl record documents.
I C. Existing Utilities Not Indicoled on Drowings: Prolecl ony sewer, woter, gos, elecfric or
- oher pipe lines or conduifs uncovered during work until they hove been exomined.
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l. lf such lines ore found to be obondoned ond not in use, remove.2. lf such lines ore found to be in use, corefully protect ond cqrry on work around
them. lf Owner deems it odvisoble lo move such lines, Owner will poy cosi of
moving.3. Coordinote ony temporory intenuption of service wilh Owner.
D. Proteclion: Provide necessory lemporory shoring ond brocing to supporl ond prolect
portions of exisling building during demoliiion operolions. Leove such shoring in ploce
unlil permoneni supports hove been instolled. Be solely responsible for design, sofety
ond odequocy of lemporory shoring ond brqcing ond its obility lo corry lood for which
intended.
PART 2 - PRODUCTS
Not Used.
PART 3 - EXECUTION
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3.0r
A.
PREPARATION
Utility Services: Anonge for ond verify lerminotion of utility services for existing structures
lo include removing meters ond copping lines. Relocoie utilities os indicoted on
drowings.
BUILDING DEMOLITION
Generol: Demolish in orderly ond coreful monner.l. Sprinkle debris os necessory to limit dust lo lowest procticoble level. Do nol use
woler lo exlenf of cousing flooding, conlominoted runotf or icing.2. Eegin demolition ot lop of structures ond proceed lo lowesi level. Do not use
explosives. Breok concrele qnd mosonry into sections less fhon three feet in ony
dimension.3. Remove wolls, foundotions ond slobs leoving cleon hole.4. Asbeslos Removol: Remove in occordonce with qpplicoble codes. rules ond
regulolions if osbestos is found during demolilion.o. Conlroclor: Assumes oll responsibility for complionce wilh opplicoble codes
ond regulotions regording inspection, hondling qnd removol of osbesios-
contoining moleriqls.
3.O2
3.03 SITE DEMOLITION
A. Site lmprovements: Remove existing sidewolks, poving qnd other site improvements os
indicofed.
3.04 CLEANING
A. Cleoning: During demolilion operotions, keep premises free from occumulotions of
woste moleriol or rubbish coused by employees or work, ond of complelion of work
remove rubbish, lools ond surplus moleriql qnd leove premises cleon ond reody for
subsequent work. Prompfly remove woste, rubbish or debris from site.
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t SECTION 02232 SELECTIVE CLEARING
PART I - GENERAL
I.OI SUMMARY
I A. secrron Incruoes:I l. Seleclive cleoring ond grubbing within Project limit lines'? Strippins ond stockpiling of lopsoil from oreos dislurbed by conslruction.II PART2-PRoDUcTs
I 2.01 EXtslNG MATERTALS
- A. Disposilion of Cleored Mqleriols: Excepl for moteriols indicoted lo be sfockpiled or to
I remoin Owne/s properiy, cleored mqleriols sholl become Confrocto/s property ond sholl- be removed from lhe site.
I PART3-EXE.,T'.N
- 3.OI CLEARING AND GRUBBING
t A. Vegetolion In Building Areos, Poving Areos, Areos lo Receive Other New Siie
I 3.03 REMOVAL OF EXISTING TOPSOIL
I A. Topsoil Removol: Remove oll topsoil from qll olher oreos to be disturlced by construclion
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lmprovemenls ond Areos Indicoled fo be Regroded: Remove obstructions, shrubs, gross,
ond olher vegelofion lo permil insiollolion of new conslrucfion. Removol includes
digging ouf obstruclions ond grubbing rools.l. Complefely remove rools, obsfrucfions, ond debris extending to o deplh of l8
inches below exposed subgrode.
or sile groding.
3.04 DTSPOSAL
Remove surplus soil moleriol, unsuiloble lopsoil, obslructions, demolished moferiols, ond
wosle moleriols, including trosh ond debris, ond legolly dispose of fhem otf Owner's
property.
SECTION O23OO EARTHWORK
PART I - GENERAL
I r.ol S,MMARY
I A i:"'3lJ!',11ff;
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2-3
2. Building ond reloining woll excovolion ond bockfill.3. Under slob grovel.
I.O2 QUALITY ASSURANCE
A. Geoiechnicol Engineer: The Ownerwill employ o Geotechnicol Engineerwho will ploce
quolified personnel on the sife os necessory during lhe eorthwork operotions lo evoluole
complionce with ihe Specificolions.
I.03 WARRANTY
A. Fill ond Bockfill: Seiflemenl in bockfill, fill, or in slructures buif over bockfill or fill, which
moy occur wiihin the one yeqr woronty period sholl be conecfed ot no cosl to lhe
Owner. Resfore ony struciures domoged by settlemeni to their originol condifion ol no
cosi lo the Owner.
PART 2 - PRODUCTS
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B.
2.02
A.
FILL AND BACKFILL MATERIAL
Fill ond Bqckfill Moteriol: On-sile excovoted gronulor moleriols free of lopsoil or other
orgonic moteriol, frost, rubble. rock frogmenls, boulders, cobbles, spoils ond debris os
opproved by the Geotechnicol Engineer.L Moximum Porlicle Size: 3 inch.
Exterior Bockfill Cop: On-siie excovoted fine-groined moieriols opproved by the
Geofechnicol Engineer.
Fill Below Fooiings for Voids in Subgrode Left by Rock Removol: Leon concrele.
UNDER SLAB GRAVEL
Grovel Under Interior ond Exlerior Slobs: lmported, cleon, free droining % inch grovel with
less thon 50% possing lhe No.4 sieve ond wilh less thon 3% possing the No.20O sieve.
2.03 TOPSOTL
A. Stockpiled Existing Topsoil: Moteriol slripped from ihe site ond stockpiled for loter use.
See Seclion 02232.
PART 3 - EXECUTION
3.OI EXCAVATION
A. Generol: Remove topsoil, silly sond, grovel, ond ony loose or disfurbed soils below
footings ond extend footing beoring level down lo firm nolurol bedrock. Remove qll ,
exisling loose, sofl or dislurbed soils, highly porous neor surfoce soils ond topsoil under the
building ond poving oreos. Excovoie the site os required for wolls, foundotions, crowl
spoces, piers, oreo pils, ond retoining wolls to depfhs indicoled on lhe Drowings.
Trenches sholl hove boltoms of full width required. lf through enor. lrenches ore conied
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deeper ihon required, fill excess depfh with concrele qs direcfed ol lhe Conlrocior's
expense. Remove loose or disturbed moleriol from boffom of excqvolion by hond.
Keep building excovolions os shollow os possible to reduce lhe risk of slope instobility
during groding. lf cuts greoter thon l0 feet qre required, confer with Geotechnicol
Engineer regording precoulions to be used.
Unclossified Excovolion: All excovolion including removol of bedrock is considered os
unclossified ond is defined os removol of oll moteriol encounlered, regordless ol soil fype.
Unclossified excovolion is considered normol excovofion qnd no exlro will be ollowed.
Cobbles ond Boulders: Where cobbles or boulden ore uncovered of footing elevolion
fhey sholl be immediotely reported lo lhe Geotechnicol Engineer lo direct iheir removol.
Cobbles or boulders sholl be corefully removed fo prevent disturbonce of odjocent soils
ond the resuliing depressions sholl be filled with compocted eorth fill, excepl thot under
fooiings depressions sholl be filled with concreie. Stockpile boulden 24" in diomeler ond
lorger for fulure londscope use in on-sile locolion os direcled.
FILLING AND COMPACTION
Generol: Fill ond compoct to levels required lo complele the work indicoted. Filling moy
require soil moleriol in excess of quontity of suiloble on-sile moteriol ovoiloble. lmport
new moieriol os required.
Plocing Fill: Distribule moleriol to ovoid formolion of lenses or loyers of moteriol differing
subslontiolly from sunounding moteriol. Deliver moteriol ol uniform rote lo permil
solisfoctory procedure lo result in uniformly compocted fill. Avoid unnecessory
concentrotion of trovel cousing ruls ond uneven compoclion. Regrode ond compoct
ruls ond hollows more thon 6 inches deep before compocfing. Spreod fill moteriol in
horizonfol loyen no greoter ihon 8 inches thick.
Bockfilling: Fill ond compocl lemporory holes ond excovolion oround inferior wolls,
grode beoms, piers, lrenches, on inside of building ond excovofion oround exterior
foundotion wolls. Bockfill in even lilts on both sides of foundolion wolls to prevent
3.O2
A.
excessive pressure on one side. Broce unsupported foundotion wolls, grode beoms, ond
piers fhoroughly before bockfilling ond leove brocing in ploce unlil supporiing floors ore
in ploce. Obloin permission from Archifect before bockfilling. Bockfill ond mechonicolly
compoct os indicofed below. Puddling nol ollowed. Do not overcompocl bockfill or
use lorge equipmenf neor retoining wolls. Coordinole bockfill behind refoining wolls with
reloining woll conlroclor.
D. Soil Compqclion Requirements: Compoct eoch loyerof o moislure contenf neor
oplimum by mefhods occeploble lo the Geolechnicol Engineer to o minimum of the
following Slondqrd Proctor Densities os deiermined by ASTM D698:
l. Fill ogoinsl sides of foolings
2. Fill under inlerior slobs on grode
3. Inferior utility french bockfill4. Fill under poving
5. Foundolion bockfill in poved oreos6. Ofher foundotion bockfill:7. Exterior utility irench bockfill under slobs, sidewolks ond poving
95%
95%
95%
9s%
95%
90%
9s%
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8. Oiher exterior ulilily lrench bockfill9. Fill or bockfill in londscoped oreos
E. Fill Under Footings: Leon concrele.
3.03 UNDER SLAB GRAVET
A. Generql: Ploce ond spreod under slobs. Roller compoct os required by lhe
Geolechnicol Engineer.
B. Thickness: 4" minimum compocied lhickness.
C. Recompoclion: Level ond recompocf, if necessory, immediolely prior lo plqcing
concrele slobs.
3.04 FINISH GRADING
A. Generol: Cul qnd fill oreos qs indicoted or required lo permil finishing to ihe finish grodes
indicoted. Slope owoy from building o minimum of I inch in l2 feet in qll directions.
B. Subgrode Under Buildings: Finish grode to smoofh, even, well compqcled surfoce to
elevolions indicqted.
I . Slob on Grqde Subgrode Toleronce: (+) 0.04' (l /2") .
C. Subgrode Under Poving ond Exlerior Slobs on Grode: Finish grode lo beoring surfoce os
required.
| . Toleronce: (+) 0.04 tl. (112"1.
D. Subgrode Under All Ofher Areos: Finish grode lo elevolions indicoted.
l. Toleronce: (+) 0.1' .1-114).
3.05 PLACTNG TOPSOIt
A. Ploce topsoil to even depth of 4" under oreos indicoled on Drowings.
B. Repoir eroded oreos ond reploce topsoil immediotely prior lo sodding or seeding.
C. Hond roke to smooth even surfoce free of noxious weeds, debris, clods, rocks ond
vegefoble mofier greoter lhon I /2" in size. Compoction of surfoce prior to seeding or
sodding sholl be firm but nol hord.
SECTION 02370 EROSION AND SEDIMENTATION CONTROL
PART I - GENERAL
I.OI SUMMARY
A. Section Includes Following Temporory Erosion Control Devices During Consiruction:
90%
90%
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l. Temporory strow bole boniers of points of concentroted dischorge os direcled by
ihe Architect.2. Sill fence construcfion.
Provide o slondord 3' x24" x 18" slrow boles for swole ond inlel proleclion. Additionol
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I SECTION 02620 SUBDRAINAGE
PART I - GENERAL
- r.or SUMMARY
I A. Secrton Incruoes:l. Droinoge pipe ond filtings oi foundolions os indicoted.2. Droinoge pipe fo doylight ond concrete outfoll.3. Free droining grovel ol droin.4. Droinoge pipe.
5. Prolectivecovering.6. Droinoge pipe to doylighi ond concrele outfoll.
I sEcTroN o2z5o RtGtD PAVEMENT
r PART I -GENERAL
I 1.OI SUMMARY
I A. seclion Includes:l. Concrele bose slobs for stone poving.
11 2. Other exlerior concrele slobs on grode os indicoted.
I
PART 2 - PRODUCTS
I 2.01 coNcRErE MATERTAL'
t A. Generol: Use concreie conforming with ASTM C94. See Section 03300.
2.O2 MISCELLANEOUSMATERIALS
r A. Curing Compound - Conform to ASTM C309.
I B. Reinforcing: See Seclion 03200 Concrele Reinforcemenl.r l. Sizes ond Spocings: See Drowings.
I 2.03 coNcREIE MtxEs
A. Design ond Mixing: See Section 03300.I
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PART 3 - EXECUTION
3.OI PREPARATION
A. Subgrode: Perform minor cul ond fill required to bring the grode to the conect level to
receive concrete work. Recompocf to comply with Section 02300.
B. Concrele Work Preporolion: Comply with Section 03300.
3.02 SUBGRADE
A. Work by Eorthwork Conlroctor: Eorlhwork controclor sholl perform oll cul ond fill
necesscrry to bring lhe subgrode to wilhin |O.OA' (l 121 of bottom surfoce of concrele
work under this seclion.
B. Work by Concrete Controclor: Cut or fill ond finish grode os required lo botlom of
exlerior concrele slobs on grode within o toleronce of 0.02' (l /4). lf fill is required, see
Section 02300 for moteriol ond compoction requirements.
3,03 PAVING AND EXTERIOR SLABS ON GRADE
A. Generol: Conslruct reinforced concrete poving ond exlerior slobs in occordonce with
deloils on lhe Drowings. Coordinole instollolion of embedded snowmelt syslem with
insloller under Division l5 Mechqnicol.
SECTION 02786 STONE PAVING AND STEPS
PART I - GENERAL
I.OI SUMMARY
A. Section Includes:l. Exlerior stone poving on concrete slobs.
2. Exterior stone poving on sqnd bed.
3. Exlerior sione sloir treods.4. Gronile drivewoy curb.
1.02 REFERENCES
A. Unless oiherwise indicoled, comply wiih oll opplicoble requiremenis of Loticrete Dolo
Sheet 230.6.
PART 2 - PRODUCTS
2.01 STONE PAVERS
A. Treods ond Povers: Colorodo Buff Flogstone, no solid oronge or red colors.
B. Drivewoy Povers: Gronite, 4" x 8", tumbled.
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C. Drivewoy Curb: Gronife, 8" x 8", x 18", lumbled'
!r D. Slob Slone Treods: Colorodo Buff Sondslone.
I 2.02 MoRTAR AND GRouT
A. AdmixlureMonufoclurers:
I l. Lolicrele Inlernolionoi2- Approved subslilule in occordonce with Section 01500.
I B. Thick Bed Mortor: l:3 Portlond cemenl/sond gouged wifh Loticrete #3701 qdmix os
specified under Lolicrete Dolo Sheet 230.6.
I C. Sturry Bond Coof: Portlond cement/sond gouged with Loficrele #4237 qdmit os
specified under Lolicrele Dolo Sheet 230.6.
I D. Grouf: Lolicrete Dry Bond Grouf ond Joinl Filler or opproved equol gouged with
Lolicrele #3701 grout ond morlor odmif. Color os selecied by Archilecl.
I E. Mixing proportions ond procedures sholl be in stricl qccordonce wilh recommendotions
lo Lolicrele Doto Sheet 230'6.
I 2.03
'AND
sErnNG BED
r A. Cleon woshed sond.
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PART 3 - EXECUTION
I 3.OI THICK BED INSTALLATION
I A. Exponsion Joints: Insloll 3/8'polystyrene ot locqtions indicoted ond required by Lolicrete
t Dqto Sheef 230.6, full depth of selting bed.
I B. Setting: Instoll pqven over bose slob occording to thick bed setting moieriols ondI melhods specified in porogrophs 6.0 ond 10.0 of Loticrele Dotq Sheel 230.6. Bock buller
eoch pover before setting. lnsloll in poflerns indicoted wilh 3/8' joints between povers.
I l. Setiing Pollern: Sel povers wifh joinls in rondom flogsfone potlern.t 2. Snow Melt Sysfem: Coordinote with inslollotion where occuning.
I C. Replocemenl: Reploce qny pover work showing domoge or disligurofion duringI progress of work in its entirety. Polching or hiding of defects nol permitted.
I D. Grqnile Curlc: Drill ond secure to foundolion with rebor. Fill rebor holes offer setling.
3.02 GROUTING AND CLEANING
r A. Grou1ng: Grouljointsossoonosiniliol setorseflingbedisochieved. Curegroulby
moinloining in domp condition for seven doys.
t B. Cleoning: Remove groul hoze wilh slone pover monufoclurer opproved cleoner.
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3.03 SAND BED
A. Selting Bed: Spreod sond bed 1o conect elevotion lo receive pclvers. Do nol compocl.
3.04 PAVING INSTALLATION ON SAND BED
A. Ploce povers individuolly working from olreody ploced povers, not from the sond bed.
Pottern sholl motch opproved somple ponel. Do not wolk on sond bose once is hos
been leveled. Loy oll unils snugly together. After units ore in ploce, compoct with
mechonicol vibrolor lo set unils inlo sond obose o proper elevolion. Afler compoclion,
brush fine sond inlo joints lo complelely fill joinfs. Leove o smoll omount of sond on the
surfoce for woshing inlo joinls os lhey seltle.
B. Coordinote wilh instollotion of heoling system where occuning'
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SECTION 02815
I rRRrcATroN sysrEM
I PARr'-.ENERAL
I l.0l WORK INCT,ITDED - Work of rhis Scctiotr gcncrally includcs provisions for the installation of aa
undergsoud laodscape inigation syst€,m including the following:
I A. ffi13tr - vcrification and coordination of irrigation system insta[ation with landscape material
I B. Tre,nching, stockpiling orcavation matcrials, refilling and coryacting trcnches.
I C. Corylete inigation systcm including but uot limited to piping baclJlow p,reventer asscmblics, valves,
I fittings, heads, contollers and wiring, and fmal adjushcnts to insure complete covcng€.
I D. Water comcctions.
t E. Rcplaccmc,nt of unsatisfactory matcrials.
t F. Clean-rp, Consultant Reviews, and Project Acceptance.
G. Tests.
. I.O2 REII\TED SECTTONS
I A. E:ramine all sections related to project work"
I,O3 REFERENCES
A. Perform Wort in accordance with rcquiremcns of Conditions of the Contract and Division 0l -
Gco€ral requiremeob as well as provisions of all applicable laws, codcs, ordinsnc€s, rulcs, and
regulations.
B. Conform to requtemenb of refcrencc infqmation lisrcd below cxcept where morc stringort
are shown or specificd in Contract Doctmcns.
l. Americaa Society for Tcsting aod Materials (ASTM) - Specifications and Tcst McthodsI 2 trffi#ffi#fff;ffi.****o
| 1.04 QUALTTYASSTRANCT
I A. hsaller Qualifications - Insta[er shall have hail consitlerablc opericncc and dcmonslrate ability inI H#ffi'trffiffi'ffiflffi""ir:#*ar'"ffii"ffiH
necqsary for this Projec! and financid stability, sub'mit if rcquested by Consulbn! prior to cortract
I
awardthc following:
l. List of 3 prrojccts corylctcd in thc last 2 years of similar complexity to lhis Project.
Dcscriptior of projccts shall include:
t TheMaloneResidc,nce
Vail, Colorado 02815-l
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IRRIGATIONSYSTEM I
^.b.
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Name of project.
Location.
Owner.
Brief description of work and project budget.
Sprinkler contol valves.
Quick coupling valves.
Manual drains and stop atrd waste valves.
Drip liue blowout stubs.
Contol wire routing if not with pressure mainline.
Gate valves.
Contol wire and communication cable splices
1.05
B. Special Requirements:
I . work involving substantial plumbing for installation of copper piping, bacldlow
prcventer(s), and related work shall be executed by licensed and bonded plumbe(s). Secure
a p€rmit at least 48 houn prior to sart of installation.
Z. Tolcralces - Specifred depths of mains and latcrals and pitch of pipes are minimums-
Settlemcnt of trlnches is cause for rernoval of finish grade trcatnent' rcfilling, compaction,
and repair of finish grade treahent
3. C,oordination with Otber C-ontractors - Protec! maintai4 and coordinate Work with Work
under other Section.4. Damage To Other [nprovcments - Contractor shall replace or repair d"'nege to grading, soil
prepa-tion, seeding, iodding, or planting done under other Sections during Work associated
with installation of irrigation system at no additional cost to Owner'
C. Pre-Construction Conference - Contractor shall schedule aud couduct a conference to rcview in deail
guality contol and construction re$rircments for equipmen! materials, aDd systcms used to perform
tlc Wott, Confercnce shall be scheduled not tess than l0 days prior to corrmenccment of Work. All
parties required to be in attendance shall be notified no later than 7 days prior to datc of confcrence'-Cootra"t-
shall notifi qualifred r€prescntatives of each party concemed with that portion of Work to
attend conference, inChding but not limited to Architect, &nsultant, Contractofs SuP€rintendent, and
Installer.
l. Minutes of conferencc shall be recorded and distributed by Contractor to all parties in
attendance within five days of conference.
ST BMITTALS - Prepare and make submittals ir accordance with conditions of the Contract.
Materials List - Submit six copies of a corylete materials list indicating manufacturer, model number,
and description of all materials and eEripmeot to be used. Show ap'propriatc dimensions and adequate
detail to accurately portray htent of constuction.
Record Drawings (As-Builts):
1. At onset of irrigation installation secure Autocadd files of original irrigation desip from
Owner. At the cnd of every day, rcvise as-built prints for work accomplished that day in red
ink. As-built field prints shall be brought uFto-datc at the close of ihe working day every
Friday by a qualified draftsperson. A print of record plan(s) shall be available at Project
Site.
-Ind,icati zoning changes on weckly as-built drawings. lndicate non-pressure piping
changes on as-builds. upon coryletion of Projec! submit for review, prior to final
""".pt"or", final set of as-built mylars and an Autocadd disk copy. Dimeirsions, from two
permanent points ofreference (building comers, sidewalk, road iatersections or permaDeDt
structures), location of following items:
a. Connecliql ls 6)dsring water lines.
b. f,quring of sprinkler prcssure lines (dimension maximum 100 fect along routing)'
B.
The Malone Rcsidence
Vail, Colorado o28r5-2
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j. Water metersk. Locations ofall sleeving including size, quantity and depth ofsleeve
2. Owner's R€presentativc will not certi$ any pay request submittcd by the Contactor if the
as-built drawings i11e not curren! and processing ofpay request u/ill not occur until as-builts
are updated.
C. Operation Instnrctions - Submit 3 u,ritten operating instnrctiorrs Pcluding winterization Prlcedur;-s
and start-up, with cut sheets ofproducts, and-coordinate contoller/watcring opcration instruction witb
Owner maintenanc€ Personnel.
l. Coatoller Charts:a. Do not prepare charts until Consultant has reviewcd record (as-built) drawings.
b. hovide one contoller chart for cach automatic controllcr installcd.
l). Chart may be repoduction of record drawing, if scale pcrmits frning of-controllcrdoor.Ifphotorcductionprintsarcrequire4kecprcductionto
maximum sizc possiblc to rctain full legibility'
2) Chart shall be blueliae print of actual "as-built" syster! showhg area
covered by that contoller.
c. IdentiS area of covcrage of cach remote conEol valve, using a distinctly dilferent
pastcl color drawing over entire area of coverage.
d. -Following review olcharts by Consultaug they shall be berrnctically scalcd bctween
two laycrs of 2Gm'n thick Plastic shcet
e. Charts shall be corylcted and rcviewcd prior to final review of irrigation systern.
1.06 DELMRY, SToRAGE, AND HANDLING - Dclivcr, unloa4 store, and handle rnaterials, packaging'
bundling, products in dry, weatherproo{, condition in 'rrennctr to prevent d"negc, breakagc, deterioratig4
intusion, ignitioa and vandalism. Iieliver in original unopcned packaging containers prominently displaying
manufactuier's name, volume, quantity, contents, instructions, and confomrancc to local, state, and federal law.
Remove and replace cracked Lroken, or contarninarcd iteins or elements prcmaturely exposcd to moisture,
inclement weather, snow, icc, temperanue exhemes' fue, or jobsite darnage'
A. Handling of PVC Pipe - Excrcise care in handling, loading ard storing, of PVC pipe. All PVC pipe
shall bc transported in a vehicle which allows lcngth of pipe to lic llat so as not to subject it to undue
bending or conccntrated external loa{s. All sections of pipe that have beqr dented or &maged shall
be discarde4 and if installe4 shall bc replaccd with ncw piping'
1.07 JOBSITECONDITIONS:
hotection of hoperty:
l. Preserve and protect all t€cs, plants, monume[ts, structures, and pavcd arcas from damage
duc to work of this scction. ln the evc,lrt damage does occur, all damage to inanirnrte iteBs
shall bc corylaely repaired or rcplaced to satisfactioo of Owner, aad all iajury to living
plants shall bc rep"lteit ty O*"o. All costs of such rcpairs shall be charged to and paid by
Contractor.2. Protect buildings, walks, walls, and othcr propcrty from damage. Flarc and barricade open
dirchcs. Damafe caused to asphal! ooncr€te, or other building material surfaccs shall be
rcpaired or replaced at no coJt to Owncr. Restore disturbed aleas to original condition.
Existing Treas:
l. AU trcnching or othcr Work under limb spread of any and all cvergrecas or low brancbing
dcciduous material sbatl be done by hand or by other methods so as to prcv€nt damage to
limbs or branches.
IRRIGATION SYSTEM
Thc Malonc Residetrce
Vail, Colorado 02815-3
IRRJGATION SYSTEM
2. Where it is necessary to excavate adjacent to existing fiees use all possible care to avoid
lnjury to trees and t "..ootr. Excavaiion, in areas where 2 inch and larger roots occur, shall
be done by hand. Roots 2 inches or larger in diameter, except directly-in the path of pipe. of
condui! shall be tunneled under and shall be heavily wrapped with burlap to prevent scarnng
or excessive drying. Where a trenching machine is operated close to trees having roots
smaller than 2 inches in diameter, wall of nench adjacent to bee shall be hand trimmed'
making clean cuts through roots. Trenches adjacent to tees shall be closed within 24 hours,
and wf,en this is not possible, side of rench adjacent to tree shall be kept shaded with
moistened burlaP or canvas.
C. Protection and Repair ofUnderground Lines:
l. Request proper utility company to stake exact location (including depth) of all underground
"t""tri", ias, or telephone iines. Take whatever precautions are necessary to Protect thes€
*aogroi-j lines iom damage. If darnage dois occur, Utility Owncr shall ,repair all
danage. Crntractor shall pay all costs of such rcpain unless other arrangements have been
made.2. Request Owner, in writing, to locate all privatc utilities (i.e., electical service to outside
fignting) before' proceeding with excavation. I4 after such request and necessary staking'
private-utilities thut *"re not staked are encountered and damaged by Installer, -O.wner shall
rcpair thern at no cost to lnstaller. If Contractor damages staked or located utilities, they
shall be repaired by Utility Owuer at Contractor's expense unless other arrangemeots have
been made.
D. Replacement of Paving and Curbs - Where trenches and lines cross existing roadways-,- paths, curbing'
etc,, danage to these sInI be kept to a minimum and shall be restored to original condition.
l.0g WARRANTY/GUARANTY: - Manufacturer shall warrant materials against defects for a period of one year
from &te of Subsantial Completion. Itstalle(s) shall guarauty workmanship for similar period.
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A. Settling of backfilled tenchcs that may occur during guaranty period shall be repaired at no exPense
to Owner, including corylete restoration of damaged ProPefty'
B. Expenses due to vandalism before substantial completion shall be bome by Contractor.
C. Ocmer will maintain nrrf and planting areas during warranty period, so as not to hamper proper
opqatiotr of irrigatiotr system.
MAINTENAIICE:
A. Fumish the following maintenance items to owner prior to final Acceptance:
l. Two Sets of special tools required for removing, disassembling, and adjusting each type of
sprinkler head and valve supplied on this Project.
2. One eight foot valve kcy for operation of stoP and waste valve'
2. Two six foot valve keys for operation of gate valves'
3. Two keys for each automatic controller.
4. Two quick coupler keys and two matching hose swivels for each type of quick coupling
valve installed.
5. Two aluminum drain valve keys of sufficient length for operation of drain valves.
B. Winterization - include cost in bid for winterizing complete system at conclusion of sprinkling season
(in which system received final acceptance) within 3 days notification by the Owucr. System shall be
voided of water using cornpressed air or similar method reviewed by Consultant. Reopen' operate'
and a-djust system Jahrnitions accordingly during April of following season within 3 days of
notification bY Owner.
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PART2 -PRODUCTS
MATERIAIS:
A. Gencral Pipiag:
l. Prcssure Supply Line (from point of "o*oti* tbrough bacldlow prevention uniD - Typc
t'Ilard Copper.2, Pressurc Supply Lines (downstrcam of bacldlow prcvcntion units) - Schcdulc 40 PVC BE
0, -2rn).3. Non-prcssure Lines - 80 PSI NSF Polyethylcnc.4. PVC Slsing - Ctass 160 PVC.5. Drip Tubing - Irriuol Dura-Pol EHD 1645 3/4" with .050 inch wall thickness.6. Emitbr Tl$ing - As recormcnded by cmittcr mamfactrcr.
B. C,oppcr Pipc and Fitings:
l. Copp€r Pipe - Tnc K hard tcrycred"2. Fitings - Wfought coppcr, soldcr joint t,?€.3. Joints - Soldercd with solder, 45% silvcr, 15o/o @pe\ 160/o zirc, afr 24o/o cadmium and
solidus at I l25d and liquids at I 145-F.
C. Brass Pipc and Fiuings:
l. Brass Pipc - 85% rcd b,rass, ANSI Schedule 40 scewed pipe.
2. Fittings - Medium brass, scrcwed 125-pound class.
D. Plastic Pipc and Fittings:
l. IdcotificationMartings:a. IdcntiS all pipe with following indchible markings:l) Manufactuet's name.2) Nominal pipe size.3) Schcdrle ofclass.4) Pressurc nting.5) NSF (National Sanitation Forndation) seal of approval.
O Datc ofextsusior.2. Solvent Wcl,il Pipc - Masufachrd Aom virgin polf'vinyl chloride (PVC) coryound ia
accodarce wift ASTM D2241 ud ASTM D1784; ccll classification 1245+8, Typ€ I,
Gradc l.a. Finings - Standard Wrigh! Schedulc 40, injection moldcr PVC; corylying with
ASIM D1784 aod D2466, ccll classification 1245+8.l) Threads - Injectio,n moldcd tlpc (whcrc rcquircd).2) Tccsandclls-Sidcgatcd"b. Ttrcaded Niples - ASTM D2464, Sc,hcdrlc E0 with moldcd tfuBds.c. Teflon Tape - All PVC male lhrcadcd fitirys and aipplcs, €xcludiry mfflex
fiftings, shall receivc wrapping of Tellm tapc applied to lhcadcd surfaces pcr pipc
maoufacturtr's reconnnetrdations.d. Joirt Ccmcnt and Primer - Type as rccomcodcd by manufacurrr of pipc aod
firdrtg8.3. Florible Plastic Pipc - Manufactured fron virgin polycthylcnc in accordmce wfth ASTM
D2239, with a hyikostrtic dcsip strcss of 630 psi and dcsigaed as PE 2306.a. Fittings - Insed tlpc manufactrrcd in accordance with ASTM D26(D; PVC Type I
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cell classifi catio n 124 5 4 -8.b. Clamps - All stainless steel worm gear screw clamps. Use 2 clamps per joint on l-
ll2 nch al,d,2 inch fittings.
Drip Irrigation Systems:
L Drip Tubing - Manufactured of flexible vinyl chloride compound confomring to ASTM
D1248, Tpc l, Class C, Category 4, Pl4 and ASTM D3350 for PE lz2tltc.2. Fittings - Typc and diameter recommended by tubing manufacturer.3. Drip Valve Assembly - Tlpe and size shown on Drawings.a. Wye Strainer - Plastic construction with 150 mesh nylon screen atd l/2 inch
blowout assembly.b. Contol Valve - 2 way, solenoid pilot operated t1rye made of synthetic, non-
corrosive material; diapbragm activated and slow closing. Include freely pivoted
seat seal; retained (mounted) without attachment to diaphragm.c. hessure Reducing Valve - Plastic construction as detailed.4. Emitten - Single port, pressure compensating, press on tlpe by lrritrol.
Gate Valves:
l. Gate Valves for 3/4 inch ftrough 2-ll2 lnch Pipe - Brass constructioq solid wedge, IPS
threads, and non-rising stem with wheel orperating handle.
Quick Coupli"g Valves - Brass two-piece body designed for working pressure of 150 PSL operable
with quick coupler. Equip quick coupler with locking rubber cover.
Valve Boxes:
l. Gate Valves, Quick Coupling yu1u"., Drain Valves, Drip Line Blow-out Stubs, and Wire
Splice or Stub Box - Carson Brooks #91G10, box as detailed.2. I inch tbrough 2 inch Contol Valves, Master Valves and Communication Splice box -
Carson Brooks #1419-12 box as detailed.3. Drip Valve Assemblies and Flow Sensors - Carson Brooks #1220-12 box as detailed.
Electrical Control Wiring:
1. Inw Voltage:a, Electical Contsol Wire - AWG UFUL approved No. 14 direct burial copper wire
or larger, if required to operate system as designcd.b. Electrical Common Wirc - AWG UFTJL approvcd No. 14 dircct burial coppcr wire
or larger, if required to op€riate system as designed.c. Wire Colors:l) Coutrol Wires - Red.2) Cornmon Wires - White.3) Master Valve Wires - Blue.4) Spare Control Wires - Black.5) Spare Cormnon Wircs - Yellow.d. If multiple conhoUers are utilizcd, and wire paths of different controllers cross cach
other, both common and control wires from each controller shall be different colors
approved by Consulbnt.c. Control Wirc connections and splices shall be made with 3M DBY direct bury
splice.2. High Voltage - Type requircd by local codes and ordinances, of proper size to accommodate
needs of equipment serviced.
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J. Automatic Contoller - Size and tlpe shown on Drawings; mounted as detailed.
K. Elecric Contsol Valves - Size and type shown on Drawings having manual flow adjustment and
manual blced nut.
L. Sprinkler Heads - As indicated on Drawings. Fabricated riser units in accordancc with details on
Drawings - with fittings and nipplcs of equal diameter as riso inlet in sprin&ler body.
M. Backllow Prcveirter - Sizc and tSpe indicated on Drawings; Brass constuction with 150 psi working
prcssure.
I PART3-EXECUTTONI
I 3.01 SIIECONDITIONS,LANDSCAPEPIJINREVIEWANDCOORDINATION
I A. e,ontsacttr will bc hcld rcsporsible for coordination bctween landscapc and irrigation systcm
f insallation Laudscqe narrial locations shown on the Landscapc Plan shall take pnoccdcncc ovcr
I thc irrigation systcm equipment locations. Ifirrigation equipm.ent is installcd in conllict with the
landscape matcrial locations shown on ttc Iandscapc Plaq thc Crntactor will bc requied to relocat€
thc irrigation equipmeirt, as nccessary, at Contractor's ocpcosc.
B. C;ontractor is rcsponsiblc to noti$ Consultant ofany field conditions that vary from the conditioasI *ffi1:#:,T"#-"Tfm''rhi,%"trffi#,i9ffifr's;str"
required duc to the changc in field conditions.
t 3.02 STATIC PRESSITRE VERInCATION - Conractor shall freld vcriS the static pressruc at thc project sirc,r prior to commcncing wort or ordering irrigation materials, and submit findings, in writing, to Consultaft If
Crotractor fails to veri& static water pressurc prior to commeocing wort or ordcring irrigation rraterials,
I Contractor shall assumc responsibitity fc all cLss requircd to make systsm o'perational and ttc costs r€quircdr to rcplace auy damagcd landscapc naterial. pemage sball include all rquircd material costs, design costs and
_ plant r€?lac€,mcot cosb.
4 3.03 INSPECTION: - E:ramine areas and conditions under which Work of this Scction is to bc pcrformcd- Do not
proceed with Wo* until unsatisfactorry conditions have bcal conectcd-
I A- Grading opcrations, wift &e cxception of final grading shall be complctcd and approvcd by Owner
bcfore stakiag or installation ofany irrigation system begils.
I B. Undcrground Utilitics shsll bG iDstallcd prior to installation of irrigation sysEm- If irrigation
installatioa takes place prior to utility installatiou, Contractor shal notify Owncr of rhis condition in
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writing prior to corn'ncncemmt of irrigation installation
3.04 PREPARATION:
I A. Stakhg shall occrrr as Follows:t ' *T#ffiiffi"ilffffi:ffi#iffiffiffftffi
r prior to Consulant review of irrigation staking. Consultant will advisc installcr as to thcr ffi,H::'ffi:*:m*ffitr'#ff#,:ffi*T1trt"ffi
placemc,lrt of heads aftcr staking.
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2. Contractor shall contact Consultant if field spacing varies by +l- l0% of lhe spacing shown
on the irrigation plans. If Contractor fails to notify Consultant of variances exceeding l0%,
ConEactor assumes full responsibility for the costs associated with any requLed system
modifications deemed necessary by the Consultant or Owner.3. If Project has significant topography, freeform planting beds, or other amenities, which could
require alteration of irrigation equipment layout as deemed necessary by Consultant do not
install irrigation equipment in these areas until Consultant has reviewed equipment staking.
B. Install sleeving under asphalt paving and concrete walks, prior to concreting and paving operations, to
accommodate piping and wiring. Compact backfrll around sleeves to 95% Modified Proctor Density
within 2% of optimum moisture content in accordance with STM D1557.
C. Trenching - Trench excavation shall follow, as much as possible, layout shown on Drawing. Dig
trenches staight and support pipe continuously on bottom of trench. Trench bottom shall be clean
and smooth with all rock and organic debris removed.
l. Clearances:a. Piping 3 lnches and Larger - Make tenches of suflicient width (14 inches
minimum) to properly assemble and position pipe in trench. Minimum clearance of
piping 3 inches or larger shall be 5 inches horizontally on both sides ofthe fiench.b. Piping Smaller than 3 lnches - Trenches shall have a minimum width of 7 inches.c. Line Clearance - Provide not less than 6 inches of clearance between each line and
not less than 12 inches of clearance betwecn lines of other trades.2. Pipc and Wire Depth:a. Pressure Supply Piping - lE inches from top ofpipe.b. PVC Sleeving - l8 inches from top ofpipe.c. Noa-pressure Piping (rotor) - 18 inches from top ofpipe.d. Non-pressure Piprng (pop-up) - 12 inches from top ofpipe.e. Contol Wiring/Communication Cable - Side of pressure main or at l8 inch depth if
irstalled in a separate trench with no mainlinc piping..f. Drip Tubing - 12 inches from top ofpipc.g. Emitter Tubing (Micro-tubing) - 8 inches &om top of pipe.3. Boring will be permifted only where prpe must pass under obstuction(s) which cannot be
removed. In backfilling bore, final density ofbacldill shall match that of surrounding soil. It
is acceptable to use sleeves of suitable diameter installed fust by jacking or boring, and pipe
laid tbrough sleeves. Observe same precautions as though pipe were installed in open Eench.4. Vibratory Plow - Non-pressure piping may bc installed through use of vibratory plow
method if consultant detennines soil conditions are satisfactory for this method of
installation. Vibratory plowing does Dot relieve installer of minimum pipe depths.
INSTALLATION - Locate other equipment as n€ar as possible to locations designated. Consultant shall
review deviations prior to installation.
A. PVC Piping - Snake pipe in trench as much as possible to allow for cxpansion and contraction. Do
not install pipe when air ternperature is below 40-F. Place manual drain valves at low points and
dead ends of pressure supply piping to itrsue complete drainage of system. When pipe installation is
not in progress, or at end of each day, close pipe ends with tight plug or cap. Perform Work in
accordance with good practices prevailing in piping trades.
l. Solvent Weld PVC Pipe - Lay pipe and make all plastic to plastic joints in accordance with
manufacfu rer's recommendations.2. Flexible Plastic (Polyethylene) Pipe - Lay pipe and assemble finings following
manufacnueds recommendations.
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Vail. Colorado 028 r5-8
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B. Drip Tubing:
l. Make all fitting connections as per manufacturers recommendations.2. Use only manufacturer provided or recommended hole punch when making penetrations in
drip tubing for insert fittings. Use of any other hole punch shall be cause for immediate
removal and replacement of all insalled drip tubing.3. Install drip line blow-out stubs at all dead ends of drip tubing.
C. Control Wiring:
l. Low Voltage Wiring:a. Bury contol wiring between contollcr and electic valves in pressure supply line
trenches, strung as closc as possiblc to main pipe lin€s with such wires to be
consistently located below and to onc side ofpipe, or in ssparate ts€nches.b. Bundle all 24 volt \rdres at l0 foot int*vals and lay with pressure suprply line pipe to
onc side of thc trench.c. Provide an expansion loop at cvery prcssue pipe angle fitting, every electric control
valve location (in valvc box), and cv€ry 500 feet Form expansion loop by
wnpping wire at lcast 8 times aroutrd a 3/4 inch pipe and withdrawing pipe.
d. Make all splices and E,C.V. conncctions using Rain Bird Pentitc connectors or
simitar &y 5plise method.e. Install all control wire splices not occurring at control valve in a separate splice
valve box.f. Install one control wire for cach control valvc.g. Run two sparc #14 AWG LJFUL confrol wires and one oornrnon wire from
cortroller pedcstal to thc end of cach and every leg of mainline. hbel spare wires
at controller and wire snrb box.2. High Voltage Wiring for Automatic Contoller:a. Providc 120 volt power connectiou to automatic contoller.b. All electric work sball confomr to local codes, ordinances, and authorities having
jurisdiction. All high volage clectrical work shall be pcrformed by licensed
clectrician.
D. Automatic Controllcr:
l. Install contoller in accordance with manufacnr€ds instuctions as detailcd and where shown
on Drawings.2. Conncct remote co[trol valves to contoller in numcrical scquencc as shown on Drawings.3. Own6l shall 2pp16ve final location ofcontrollcr prior to installation.4. Each contoller shall be a dedicatcd separatc ground wire and groundiag rod as detailed.5. All above ground conduit shaU b€ rigid galvanized with appropriate fittings. All below
ground conduit shall be schedule 40 PVC.
r- E. El€ctric Cotrhol Valves - lnstall cross-handlc four inches below finished grade where shown onI "*1Tff#*:**;",*,T"ff"# ff*[';'f:;l':il"*,T]XlYfftrJ"*: m.'*;
grade'
- F. Quick Cnupling Valves - Insall quick couplcrs on swing-joint assembtes as indicatcd on constuction
dctails; plumb and flush to gradc. Angled nipple relativc to prcssure supply line shall be no more than
t. 45 degrces and no less than l0 degrees.
G. Drip Valve Asscmblies - Insall &ip valvc assembly as dcailed.
- H. Drip Emitters - Stake all surface ernitters as dctailcd and staked with acceptable tubing stakes.
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The Malone Residcnce
Vail. Colorado 02815-9I
DrainValves-lnstauonemanual&ainvalveonpressuresupplylinedirectly.downstreamot
;;;kli";;"".rter as detailea. piovide a three cubic foot drainage sump for drain valve as detailed-
Valvc Boxes:
l.lnstallonevalveboxforeachtypeofvalveinstal|edasdetailed.Valveboxextensionsare
not acceptable o."pi r* --"iti, ,al"es and flow sensors. Install gravel sump after
compaction or a rcl"ner ptace rrnat portion of gravel inside valve box after valve box is
backfilled and comPacted.
2.Brandcontrolterr"n*"'astationnurrberonlidofeachvalvebox.Lcttelandnumbersize
shall be no smatter Oan i inch aad no greater in size than I l/2 inches. Depth of branding
shall be no morc than l/8 inch into valve box lid'
Gate Valves - Ilrstall where shown on Drawings as detailed'
sprinkler Heacls - Install sprinkler heads where designated on Drawings or where staked' Set to finish
as detailed. spacing of hcaG shall not exceed the maximum indicatcd on Dra*'ing unlcss re-staked as
directed by consultaDt. In no "*.-rn"u ,1" "pacing
exceed maximum recommended by manufacturer'
lnstall heads on swing.;o-tr ot riser assembliei as detailed. Adjust part circlc. heads for proper
coverage. A-djust heads to *r""i n"igUt "t r sod is installed. Plaut lhccment shall not interfere with
intended sprinkler heacl c"""tg"' ptpfu' or olher equip'ment' consultant Eay request nozzle changes
or adjustments without additional cost to the Owner'
Bacldlow Prevcnter - lnstall as detailed at location desigDated on Drawings.
Baclfilling - Do not begin bactcilling operations until required systemlests F": b:"o completed'
Bacldrll shall not be done rn freezing weather except witi review by Consultanr' Leave trenches
slishtly mormded to allow r* ,"ttt"i.r"ot after bacldrlling is coErpleted. Trcnches shall be finish
gri'd"d ptio. to *"lk-through of system by Consultant'
l.Materials-Excavatedmatcrialisgenerallyconsideredsatisfactoryforbackfillpurposes.
Backfill material shall be free of rubbisb' vegetable matter, frozen naterials, and stones
largetthanlinchinmaximumdimension.Donotmixsubsoilwithtopsoil.Marcrialnot
suitable for Ua"mlslaU Ue hauled away. Contractor shall be responsible for providing
suitable bacldill if excavated material is rmacceptable or not sufrcieot to meet backftll'
cornpactioq and final grade re$rirements'
^2. Do not leave t*"1"r-op"o for a period of more than 48 hours. open excavations shall be
protccted in accordance with OSHA regulations'
3. compact backfill to sox -oi-u- dJnsity, determined in accordance with ASTM Dl55'7
utilizing thc following methods:
a. Mechanical tamPing.
b. P"dd-g;;;;l;;' poaar"g or ponding and/or jetting is probibited within 20'-0'
of building or foundation walls'
Piping Under Paving:
providc for a minirnrm cover of 18 inches between the top of the pipe and the bottom of the
algregate Uare for all pressure and non-pressure piping installed under asphaltic concrete or
concrete paving
g will be installed shall be beddedPiping located undcr areas where asphalt or concrete pavn
",iO r-a (" Uyer 6" below pipc and 6" above pipe)'
coip""t ri""r.ir[ material in'6" lifts at g07o maximum density determined in accordance
with ASTM Dl55-7 using manual or mechanical tamping devices'
Set in placc, cap, and prir.* test atl piping underpaving' in presence of Owner prior to
bacldilling atrd paving operations.pip-gGa* "'*ittioi *uff,t or concrete Pavement shall be done by jacking' boring' or
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hydraulic driving, but where cutting or breaking of walks and/or concrete is necessary, it
shall be done and rcplaced at Dot cost to Owner. Obtain permission to cut or break walks
and/or concrete from Ovmer.
P. Water Sup'ply and Point of Connection - Water supply shall be extended as shown from water supply
lines.
FIELD QUALITY CONTROL:
A. Flushing - After prping, risers, and valves are in place and connccted, but prior to installation of
sprinkler heads, guick coupler assemblies, and hose valves, thoroughly flush piping system under full
hcad of water pressure from dead eird fittiags. Maintain flushing for 5 minutes through furthermost
valves. Cap risers after flushing.
B. Tesring - Conduct tcsB in prcsence of Consultanl Anange for prcsence of Consultalt 48 horus in
advance oftesting. Supply force pump and all other test equipment.
l. After bacltrlling, and insallation of all control valvcs, fill prcssur€ supply liae with water,
and pressurize to 40 PSI over the designated static prcssure or 120 PSI, whichever is greater,
for a pcriod of 2 hours.2. kakage, Pressure Loss - Test is accepable if no loss of pressure is evident during the tcst
pcriod.3. Lcaks - Dercct and repair leaks.4. Retcst syst€m uatil test pressure can be maintained for duration of test.5. Bcforc final acceptanoe, pressu€ supply line shall remain under prcssure for a pcriod of48
hours.
C. Walk-Tbrough for Subsantial Complction:
l. Arrange for Consultant's presence 48 hours in advance of walk-through.
2. Entire systern shall be compl€tely instaled and o,perational prior to scheduling of walk-
through.3. Operate each zone in its entircty for Co$ultant at time of walk-tbrough and additionally,
open all valve boxcs if dirccted4. Generate a list of itens to be conccted prior to Final Coqletion.5. Funish all materials and perforn all work rcquired to corcct all inadequacies of coverage
due to deviations ftiom Crntact Dodmetrts.6. During valk-tbrougb, expose all rhip eoitars undcr operations for observation by Consultant
to demonstrate that they arc performing and irctalled as designed, prior to placing of all
mulch material. Schedule separatc walk-through if nccessary.7. Supply Consultant with prints of inigation as-builts prior to scheduling substantial
conpletion walk-tbrough.
Walk-Tbrough for Finr'l Crryletion:
l. Arrangc for Consultant's prescncc 48 hours in advance of walk-through.
2. Show eviderce to Consultalt that Owner hec rcseivs6 all accessories, charts, record
drawings, and cquipment as requircd before Final Coryletion walk-tbrough is schedulcd.3. Opcrate cach zone, in its entircty for Consultant at timc of walk-tbrough to insure correction
of all incorylete itcms.4- Items dcemed not acceptable by Consultant shall be reworked to complet€ satisfaction of
Crnsultant.5. If after request to Cotrsultant for walk-through for Final Coqletiou of irrigation systenr,
Consultant frnds items during walk-through which have not bc€n goperly adjusted,
reworked, or replaced as indicatcd on list of incomplete iterns from previous walk-througb,
Coutractor shall be charged for all subsequent walk-tbroughs. Funds will be witbhcld from
The Malone Rcsidence
Vail, Colorado 02E15-l I
IRRIGATION SYSTEM
final payment and/or retainage to Contractor, in amount equal to additional time and
expenses required by Consultant to conduct and document further walk-throughs as deemed
necessary to insure compliance with Contract Documents.
ADJUSTING - Upon completion of installation, "fme-tune" entire system by regulating valves, adjusting
pattems and break-up arms, and setting pressure reducing valves at pro-per and similar pressure to provide
optimum and efficient coverage. Flush and adjust all sprinkler heads for optimum performance and to prevent
oveEpray onto r['all$, roadways, and buildings as much as possible. Heads of same type shall be opcrating at
same pressure +/- 7%.
A. If it is determined that irrigation adjustnents will provide prop€r covenge, and inryroved water
distribution as detemfned by Consultant, contractor shall make such adjustrnents prior to Final. Acceptance, as directed, at no additional cost to Owner. Adjustnents may also include cbanges in
nozzle sizes, degrees of arc, and control valve throttling.
B. All sprinkler heads shall be set perpendicular to finish grade udess otherwise noted on Constnrction
Plans or directed by Consulunt.
C. Areas which do not conform to designated operatiou requirem€nts due to unauthorized changes or
poor installation practices shall be immediately corrected at no additional cost to the Owner.
CLEAI\ilNG - Maintain continusus glsaning operation throughout duration of work. Dispose of, off-site at no
additional cost to Owner, all trash or debris generated by installation of irrigation systern.
EFID OF SECTION
The Malone Residence
Vail, Colorado
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SECIION 02836 BOULDER RETAINING WALLS
I PART r-GENERAL
I 'r.or SUMMARY
A. Seclion Includes:
I t
3:jf.il,#oteriols
ond inslollolion of boulder retoinins wolls os indicoted on the
2. Coordinotion wifh bockfilling operolions specified under Section 02300 Eorthwork.
r 3' ::ffiill,Tt"tJ::::ffi:T3,"J,T['"iliJ.'es' Prepore ond subm* drowinss ond
I PART2-PRoDUcTs
2.O1 MATERIALS
r A. Boulders: Roughly reclongulor Colorodo moss rock. (See Londscope Drowings).
I B. Londscope Architect to give finol opprovol of boulder seleclion by Controctor prior lo
inslollofion.
I PART3-EXEcuTroN
I 3.01 EXCAVATION AND PLACEMENT
r A. Excovolion: Complywith Secfion 02300. Excovote os required lor boulder plocemenl in
- qccordonce wilh opproved shop droWngs.
I B. Plocemenl: Ploce boulders individuolly. Fill voids wilh nolive soil ond compocf so os lo
give o noturol looking bed.
SECTION 02837 MECHANICALLY STABILIZED EARTH (MSE) RETAINING WALLS
I Comply wilh seporote specificolions by Yenler componies, lnc.
t sEcTroN 02838 sorL NATLED sHoTcRETE REIA'N'NG wALLs
I Complywith seporole specificotions by Yenter Componies, Inc.
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sEcTroN 02920
SOIL PREPARATION
I PART 1 GENERAL
1.01 SPECIFICATIONS
I A. Work Included:
t 1. Site clearing and preparation.
2. . Preparation of all areas to be seeded or sodded.
t 3. Preparation of shrub, groundcover and perennial beds.
I 4. Finish grading of all landscaped areas.
B. Related Work in Other Sections:
I ff,lH:|]: &:::392s2"Tion ozgso
I Trees, Shrubs, Vines, and Groundcovers - Section 02950
1.02 PROJECT CONDITIONS
I A. The extent of underground utilities is not known. Known underground and surface
utility lines indicated on the drawings are for information only. The contractor is
I ffffffi',|f for verifying all utility locations prior to commencing. See General
I B. Promptly repair damage to adjacent facilities caused by soil preparation operations.I Cost of repair at Contractot's expense.
I C. Promptly notify the Landscape Architect of unexpected sub-surface conditions.
1.03 QUALITY ASSURANCE
I A. Inspection by govemmental officials or Landscape Architect at point of origin does
not preclude rejection of materials at project site.
I 1.04 suBMrrrALS
t A.
f,?lllJ?;#,,1J;,1ffi,0"":
Priorto delivery to site, submit manufacturers'literature
I 1. Organic Amendments: 1 pint for each type
2. Fertilizer: 1 ounce and manufacture/s data.
! B. Topsoil Analysis: The Contractor shall be required to obtain through an independent
soil testing laboratory, an analysis of the existing topsoil which will recommend the
I actual arnendments required and the specific mililures and quantities.
I
Dorance Resilence SOIL PREPARATION
02920-1
B.
1.06
A.
B.
't.o7
A.
B.
PART 2
2.01
A.
1.05
A.
2.O2
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PRODUCT DELIVERY, STORAGE AND HANDLING
Labeling: Furnish standard products in unopened manufacturer's standard
containers bearing original labels showing quantity, analysis and name of
manufacturer.
Storage: Store products with protection from weather or other conditions which
would damage or impair the effectiveness of the product.
ANALYSES OF SAMPLES AND TESTS
Sampling: Samples of materials may be taken and analyzed for conformity to
specifications at any time. Furnish samples as requested.
Rejected Materials: Remove rejected materials immediately from the site at
Contractor's expense.
ACCEPTANCE
Acceptance: Work will not be accepted until satisfactory completion of all soil
preparation work.
Notification: Give notification of completion of soil preparation prior to proceeding
with planting operations.
PRODUCTS
TOPSOIL
On-site Topsoil: Topsoil shall have been stripped from areas to be graded or
disturbed by construction and stockpiled on-site. Obtain independent soils test
which will recommend amendments required to meet the following qualifications.
Amend topsoil per soils laboratory recommendations.
1. Composition: Use as a planting medium only fertile, friable, well-drained soil,
of uniform quality, free of stones over 1 in. diameter, sticks, oils, chemicals,
plaster, concrete and other deleterious materials, with an acidity range of
between pH 5.5 and 7.5.
SOIL MIXES
Backfill for trees and shrubs.
2/3 site topsoil
1/3 Organic Amendment
ORGANIC AMENDMENT
The contractor shall use one of the organic amendments listed below:
1. Well aged, ground, dairy cattle manure; thoroughly composted consisting of
not less than 60 % organic matter, pH value not greater than 7.5 and soluble
SOIL PREPAMTION
02920-2
Dorrance Residence
00220.00
2.03
3.
1.
3.
4.
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2.04
A.
PART 3
3.01
A.
salts not greater than 5 mmhos/cm tested on a saturated paste. Obtain
independent soils test of manure to verify content.
Premium 3 Gompost: As supplied by A-1 Organics, 16350 Weld County
Road 76, Eaton, CO 80615, Phone 303454-3492. Finely shredded and free
of plants, roots, sticks, stones, lumps, and noxious weeds.
The contractor shall submit a sample to the Landscape Architect for approval
ten (10) days before delivery to the site.
COMMERCIAL FERTILIZERS
A commercial fertilizer of composition based on deficiencies revealed by soil
laboratory analysis for Nitrogen-phosphorous and potash. Adjustment in pH shall be
made to bring soil acidity to between 5.5 and 7.0. Fertilizer mix shall be a granular,
non-burning product composed of not less than 50% organic, slow activity fertilizer.
Analysis of N-P-K content shall be professionally guaranteed by laboratory analysis.
EXECUTION
SOIL PREPAMTION
General:
1. Verification: Verify that subgrade has been reviewed and approved by
Landscape Architect for proper elevation and gradients.
2. Moisture Content: Do not work soil when moisture content is so great that
excessive compaction will occur, nor when it is so dry that dust will form in air
or that clods will not break readily. Apply water, if necessary, to bring soil to
an optimum moisture content for tilling and planting. Maintain within 2
percent above or below optimum moisture content at all times during the
work.
3. Clearing of Debris: Clear all planting areas of stones 2 in. diameter and
larger, weeds, debris and other extraneous materials prior to amending
existing soil.
Site Preparation
Till existing soil in all shrub and perennial beds to a minimum 8" depth.
Shred all existing vegetation close to ground and till into soil.
Uniformly distribute and spread topsoil stockpiled on site in planting and
sodded areas disturbed by grading, construction or other operations. Spread
topsoil at 6'depth. lmported topsoil is not required. Use loose, dry topsoil.
Do not use frozen or muddy topsoil. Place during dry weather.
Fine grade topsoil eliminating rough and low areas to ensure positive
drainage. Maintain levels and contours of subgrades.
Remove stones, roots, weeds, and debris while spreading topsoil materials.
Rake surface clean of stones 1" or larger in any dimension and all debris.
Dorrance Regidence
00220.00
SOIL PREPARATION
02920-3
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b.
4.
5.
D.
c.
Bed Preparation for Sod and Shrub beds as follows:
1. After review by the Landscape Architect of the subgrade, the fertilizer and/or
organic amendment shall be spread at the following rates:
a. Organic Amendment: 4 cubic yards/1 ,000 S.F.
(Adjust rates per soils report)
2. After spreading the soil amendments, the area shall be tilled by means of a
rototiller or agricultural ripper to a minimum depth of six (6) inches.
Contractor shall till beds with a minimum of two (2) passes at 90 degrees.
3. Limit area of preparation to areas which are ready to be planted immediately.
Bed Preparation for Perennial and Groundcover beds as follows:
1. After review by the Landscape Architect of the rough grade, the fertilizer
and/or organic amendment shall be spread at the following rates:
Organic Amendment: 4 cubic yards/1,000 S.F.
b. Nitrogen
Phosphorus (P205)
Sulfur
Nitrogen
Phosphorus (P205)
Sulfur
130 lbs/acre
80 lbs/acre
40 lbs/acre
130lbs/acre
80 lbs/acre
40 lbs/acre
(Adjust rates per soils report)
2. After spreading the soil amendments, the area shall be rototilled a minimum
of two times in opposite directions to a depth of eight (8) inches. Ripping is
not acceptable.
3. Limit area of preparation to areas which are ready to be planted immediately.
Bed Preparation for Native Seed:
1.
2.
3.
Till the soil surface by means of a rototiller or agricultural ripper with tines
spaced at no greaterthan 18 inches.
Remove all rubble, stones, and extraneous material over 1 112 inches in
diameter from site.
After approval by the Landscape Architect of this operation, the fertilizer
and/or organic amendment shall be spread at the following rates:
a. Fertilizer: Per soils lab recommendations,
After spreading the soil amendments, the area shall be rototilled to a depth of
six (6) inches and in a direction perpendicular to the first rototilling operation.
Limit area of preparation to areas which are ready to be seeded immediately.
SOIL PREPAMTION
029204
Dorrance Residence
00220.00 I
,
t 3.O2 FINISH GRADING
I A. General:
11 1. Grade smooth all planting areas after weeding, soil preparation, and soilI conditioning have been completed and soil has been thoroughly water
settled. Remove all stones, or debris over 1 inch in diameter. Remove or
I break up clods of dirt over 2" diameter.
2. Provide finished surface grades parallel to subgrade surfaces. Provide
D uniform levels and slopes. Finish grades shall be smooth, even and on aZ uniform plane with no abrupt changes of surface. Grades not othenryise
indicated shall be uniform levels or slopes between points where elevations
t are given, or between points established by walks, or paving.
3. Provide all grades for natural runoff of water without low spots or pockets.
I Accurately set flow line grades at 2 percent minimum gradient unlessI otherwise noted in Drawings. Perform drainage test with inigation system.
t 4. Tops and toes of all slopes shall be rounded to produce a gradual andf natural-appearing transition between relatively level areas and slopes.
r B. Grades
I l. Tolerance: All planting areas, including lawn areas, shall be true to grade
I within 1 inch when tested in any direction within 10 fi. straightedge.
2. Coordinate finish grades to the following depths below design finished grade:
I Adjacent to
Curbs & Other
I Hard Surfaces
a. Sod 314"
I b. Mulched perennialbed 3"
I c. Mulched shrub bed 4"
3.03 DMINAGE OF PI.ANTING AREAS
I A. surface Drainage
r 1. Discrepancies: Provide positive surface drainage of planted areas. Submit
I in writing all discrepancies in the Drawings or Specifications, or prior work
done by others, which Contractor feels precludes establishing proper
I z. ::i:::"' Inctude description or work required ror correction or retief or
I said condition.
B. Detrimental Drainage, Soils and Obstructions:t
Donance Re6idence
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SOIL PREPARATION
02920-5
3.04
1. Notification: Submit in writing all soils or drainage conditions considered
detrimental to growth of plant materials. State condition and submit proposal
and cost estimate for correcting condition.
CLEAN-UP
Keep all areas of work clean, neat and orderly at all times.
Clean-up and remove all deleterious materials and debris from the entire work area
prior to Preliminary Acceptance.
END OF SECTION
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SOIL PREPARATION
02920{
Dorrance Residence
00220.00
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sEcTroN 02930
LAWNS AND GRASSES
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I PART 1 GENEML
I 1.01 DESCRIPTIoN
A. Related Requirements; Review the General Contract Conditions and Division One,
t 3iJ::X1,ff:rirements,
which contain information and requirements that apply to
I B. Work included in this section includes but is not limited to the following items:
'1. Sodding
2. Seeding of native grasses.
3. Establishment, maintenance and guarantee of all new seeded and sodded
areas.
t C. Related Work in Other Sections:
Sprinkler lrrigation - Section 02810rI Soil Preparation - Sec'tion 02920I Trees, Shrubs, Vines and Groundcovers - Section 02950
Landscape Maintenance - Section 02970
I 1.oz euALrrY ASsuRANcE
a A. Certificates of lnspection: Submil as required by law for transportation of eachI
:i'fiT,:?L",j
seed along with invoice. Submit copies of certificates after acceptance
I B. Inspection by Federal or State Govemments at place of growth does not preclude
rejection at project site.
il 1.03 PRoJEcr coNDrtoNS
I A. Work notification: Notify Owne/s authorized representative at least seven (7)f working days prior to start of seeding/sodding operations.
I B. Protect existing utilities, paving, and other facilities from damage caused by! seeding/sodding operations.
I C. Perform seeding/sodding work only after planting and other work affecting groundf surface has been comPleted.
I E. Restrict traffic from lawn areas until grass is established. Erect signs and barriers as
t required.
r F. Provide hose and lawn watering equipment as required.
DORRANCE RESIDENCE I.AWNS AND GRASSES
I oo22o.oo o2s3o-1
1.04
1.05
1.06
1.07
1.08
1.09
1.'to
DORMNCE RESIDENCE
00220.00
A.
B.
SUBMITTALS
Submit seed vendor's certification for required grass seed mixture, indicating
percentage by weight, and percentage of purity, germination, and weed seed for
each grass species.
Submit the following materials certification:
1. Fertilizer(s)analysis
2. Tackifier.
WORK SCHEDULE: Proceed with the work as rapidly as the site becomes
available, consistent with normal seasonal limitations for planting work.
PRODUCT DELIVERY. STORAGE AND HANDLING
Seed:
1. Delivery: Furnish standard seed in unopened manufactureds standard
containers bearing original certification labels showing quantity, analysis and
name of manufacturer.
2. Storage: Store seed with protection from weather or other conditions which
would damage or impair the effectiveness of the product.
ANALYSES OF SAMPLES AND TESTS
Samples: Samples of materials may be taken and analyzed for conformity to
specifications at any time. Furnish samples upon request.
Rejected Materials: Remove rejected materials immediately from the site at
Contractor's expense. Pay cost of testing of materials not meeting specifications.
MAINTENANCE PERIOD AND FINAL ACCEPTANCE: See Section 02970 -
Landscape Maintenance.
WARRANTY PERIOD
Time Period: Warrant that all lawns and grasses shall be in a healthy and
flourishing condition of active growth one year from date of Final Acceptance.
Appearance During Warranty: Lawns and grass shall be free of dead or dying
patches, and all areas shall show foliage of a normal density, size and color.
Delays: All delays in completion of planting operations which extend the planting
into more than one planting season shall extend the Warranty Period
correspondingly.
Exceptions: Contractor shall not be held responsible for failures due to neglect by
Owner, vandalism, etc., during Warranty Period. Report such conditions in writing.
REPLACEMENTS
LAWNS AND GRASSES
02930-2
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Unacceptable Workmanship: Areas exhibiting conditions which are determined as
unacceptable workmanship shall be repaired and/or replaced at no additional cost to
the Owner.
Replacements: Replace, without cost to Owner, and as soon as weather conditions
permit, all areas not in a vigorous, thriving condition, as directed during and at the
end of Warranty Period.
Matching: Closely match all replacement seed with adjacent areas of lawn or grass.
Apply all requirements of this Specification to all replacements.
PRODUCTS
SEED
Native seed: Fresh, clean, and new crop seed mixture.
1. Mixed by an approved method.
2. All seed shall be furnished in bags or containers clearly labeled to show the
name and address of the supplier, the seed name, the lot number, net
weight, the percent of weed seed content and the guaranteed percentage of
purity and germination. All brands furnished shall be free from such noxious
seeds as Russian or Canadian Thistle, European Bindweed, Johnson Grass
and Leafy Spurge. Seed which has become wet, moldy, or otherwise
damaged in transit or in storage will not be acceptable.
3. Seed and seed labels shall conform to all cunent State and Federal
regulations and will be subject to the testing provisions of the Association of
Official Seed Analysis. Submit seed labels to Landscape Architect for
approval prior to seeding.
c.
PART 2
2.01
A.
2.02
DORRANCE RESIDENCE
00220.00
Native Grass Seed Mix
Tvoe
Canada Bluegrass
Timothy
Smooth Brome
Orchard Grass
Tall Fescue
WinterWheat
Seeding Rate: 65 PLS/Acre
soD
B.
Varietv
Reubens
Climax
Manchar
Paiute
Fawn
Percent
"l5o/o
10o/o
20o/o
1Oo/o
35o/o
1Oo/o
Bluegrass Sod:
1. Shall be Colorado grown, 100o/o certified Kentucky Bluegrass of three (3)
improved varieties approved by the Landscape Architect, complying with
applicable Colorado and Federal regulations, having a healthy root system,
LAWNS AND GRASSES
02930-3
2.03
2.O4
2.05
2.06
A.
PART 3
3.01
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4.
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regularly fertilized, watered, mowed, sprayed, and free form objectionable
weeds and/or grasses.
Sod Quality
1. Sod containing Common Bermudagrass, Quackgrass, Johnsongrass, Poison
lvy, Nutsedge, Nimblewiil, Canada Thistle, Timothy, Bentgrass, Wild Garlic,
Ground lvy, Perennial Sorrell, or Bromegrass weeds will not be acceptable.
Sod strip shall have from 5/8" minimum to 1" maximum thickness of soil
adhering to root system, cut into strips 18" maximum width by 24" minimum
length.
Sod which has dried out, or sod with adhering soil which breaks, tears, or
crumbles away will not be accepted.
Sod cut for more than forty-eight (48) hours will not be accepted. Sod rolls
shall be kept moist, protected from sun, heat, or wind, and properly protected
in transoort.
ORGANIC AMENDMENTS: See Section 02920 - Soil Preparation
MULCH
Straw or hay mulch shall be clean and free of seed or noxious weeds. Mulch in such
an advanced stage of decomposition as to smother or retard the normal growth of
grass will not be accepted. Straw will not be accepted. At least 65% of the mulch,
by weight, shall be ten (10) inches or more in length.
FERTILIZER
After sodding operations, sodded areas shall be fertilized with a commercial brand
granular non-burning fertilizer composed of not less than 500/o slow release organic
material of high quality with a compound equivalent to 20-10-10 (NPK).
Furnish standard products in manufacture/s standard containers bearing original
labels showing quantity, analysis and name of manufacturer.
Each batch of fertilizer shall be delivered with the manufacturer's statement of
analysis. The statement of analysis shall be submitted to and approved by the
Construction Manager prior to application.
EROSION CONTROL FABRIC
Jute Blanket: The blanket shall consist of heavy jute mesh of a uniform open plain
weave of unbleached, smolder resistant, single jute yarn. The yarn shall be of a
loosely twisted construction having an average twist of not less that 1.6 turns per
inch, and shall not vary in thickness by more that one-half of its normal diameter.
The jute mesh shall be furnished in approximately 9O-pound rolled strips and shall
be 48" wide.
EXECUTION
GENERAL
DORRANCE RESIDENCE
00220.00
I-AWNS AND GMSSES
029304
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I A. Areas to Receive Seed and Sod: All areas as delineated on the Drawings.
! B. Scheduling:
l] 1. Seeding and Sodding: Perform on a section by section basis, upon approvals of Landscape Architect, and immediately after finish grading and irrigation
installation except for seasonal limitations.
I 2. Embankments and Slopes: Complete in a continuous manner.
! 3.02 SOIL PREPAMTION (Referto Section 02920 - SoilPreparation)
A. Verification:I 1 *Ti;,yiif"';"?",1','8'.yflfl,'H:;,,lf,,;,:? 1?,J:nr""o?[T%2rfl",lo*nn
I extraneous materials.
2. Grades: Verify that grades are within 1 in. plus or minus of the required
f, finished grades. Report allvariations in writing.
B. SoilMoisture:
a 1. Excessive Moisture: Do not commence work of this section when soil
moisture content is so great that excessive compaction will occur, nor when it
I is so dry that dust will form in air or that clods will not break readily.
2. Inadequate Moisture: Apply water, as necessary, to bring soil to an optimum
I moisture content for planting.
3.03 SODDING
I A. Verify that soil preparation has been performed.
I B. The soil shall be firmed and compacted to 85o/o modified Proctor density in all lawnI or unpaved areas.
I C. Dampen dry soil prior to sodding.
D. Restore prepared areas to specified condition if eroded, settled, or othenrise
I disturbed after fine grading and prior to sodding.
E. Sodding lnstallation:I 1'
Hffis,:511J??;1,x5.1ofl1:,*:
n"'the time or cuttins' Do not prant
I 2 *:,'l:L?""rl1l:,x!rk3;";{ffii:'"3;iffj,,1'y;y,:ii?:ff",:f:r:
I rolled immediately after sodding operations are completed.
I
DORRANCE RESIDENCE
I oo2zo.oo
LAWNS AND GMSSES
02930-5
3.04
3.05
DORMNCE RESIDENCE
00220.00
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3. In the event that sod dries or shrinks, a mixture of screened topsoil and
bluegrass seed shall be brushed into the cracks and tamped flush.
Excessively shrunk sod (over 3/4" shrinkage) shall be relaid.
4. Install initial row of sod in a straight line, beginning at bottom of slopes,
perpendicular to direction of the sloped area. Place subsequent rows parallel
to and tightly against previously installed row.
5. Slopes of 3:1 or Greater: Lay sod with staggered joints secured by pegs
driven through sod into soil until pegs are flush with turf. Space pegs 18 in.
on center. Pegs to be 1 in. square x 56 in. pine or 5 in. lengths of lath.
6. Fertilize immediately after bluegrass sodding operations are complete with a
20-10-1 0 (NPK) applied at a rate of four (4) pounds per '1000 square feet.
7. Water daily to maintain adequate soil moisture for proper root growth.
Continue daily watering for not less than five (5) days. Thereafter, apply
water as required until acceptance.
SEEDING
Seedinq Dates: Seed immediately after preparation of bed. Spring seeding
between April 1 and June 1 and fall seeding between August 15 and October 15 or
at such other terms acceptable to the Landscape Architect.
Seed indicated areas within contract limits and areas adjoining contract limits
disturbed as a result of construction operations. Verify disturbance of existing
wetlands to determine areas of riparian mix seeding.
Seeding:
1. Seeding shall be hand broadcast uniformly. Rake into a depth of 1/4" and
roll immediately following seeding.
2. Sow not less than the quantity of the seed specified.
3. Within 24 hours after seeding, the Contractor shall apply hay mulch uniformly
and crimp into the soil at a rate of two (2) tons per acre. Contractor's Option:
With approval of the LA and the Owner apply a Hydromulch in lieu of hay
mulching.
Watering:
1. Water daily to maintain adequate surface soil moisture for proper seed
germination. Continue watering to maintain consistent moisture for thirty (30)
days or until growth is established. Thereafter, apply 112" of water weekly
until acceptance.
EROSION CONTROL FABRIC
Apply erosion control fabric immediately after seeding and mulching operations have
been completed. Install on all slopes 2:1 or greater and in all areas indicated on the
drawings.
LAWNS AND GMSSES
02930€
B.
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3.06
DORRANCE RESIDENCE
00220.00
Installation:
1. The material shall be applied smoothly but loosely on the soil surface without
stretching. Workers should avoid, as much as possible, walking direcily on
the seedbed either before or after the jute is applied. The upslope end of
each piece of jute mesh shall be buried in a narrow trench six inches deep.After the jute is buried, the trench shall be tamped firmly close.
2. In cases where one roll of jute mesh ends and a second roll starts, theupslope piece should be brought over the buried end of the second roll sothat there is a 12 inch overlap to form a junction slot.
3. Where two or more widths of jute mesh are applied side by side, an overlap
of at least four inches must be made.
4. Check slots should be made before the jute mesh is rolled out. A narrow
trench should be dug across the slope perpendicular to the direction of flow.
5. Check slots will be spaced so that one check slot or junction slot occurswithin each 50 feet of slope
6. Overlaps which run down the slope, outside edges and centers shall bestapled on 2 foot intervals. Each width of jute mesh will have a row ofstaples down the center as well as along each edge. Check slots andjunction slots will be stapled across at 6 inch intervals.
7. For extra hard soil, use sharp pointed hardened 3 inch fence type staples.
8. The blanket must be spread evenly and smoothly and be in contact with theseeded area at all points. lt shall be pressed into the soil with a light
lawnroller of by a similar method.
MAINTENANCE AND ACCEPTANCE OF SEEDED AREAS
Seed Establishment Period
1. lrrigated Area: That period necessary to achieve germination with no bare
spots larger that one (1) foot square. The total number of bare spots larger
that one (1) foot square shall not exceed 10% ofthe total seeded area for
irrigated areas.
2. Non-lrrigated Area: For non-inigated seed the total number of bare spots notgreaterthat one (1) square foot shall not exceed 2oo/o oflhe area.
Initial Acceptance For lnigated Seed
1. Upon seed establishment, the Contractor shall notify the Construction
Manager and Landscape Architect to review the work. lf coverage andgermination is acceptable, the Construction Manager shall notify the
Contractor of Initial Acceptance.
Maintenance: Shall begin immediately after Initial Acceptance and shall continue
until Final Acceptance. (See Section 02970 - Landscape Maintenance)
LAWNS AND GMSSES
02930-7
D.Maintenance Requirement: Maintain seeded areas, including watering for irrigated
seed areas, spot weeding, mowing, applications of herbicides, fungicides,
insecticides, and reseeding to achieve the requirements of item 3.06 B above and
establish a uniform stand of grass free of weeds, undesirable grass species,
disease. and insects.
1. Watering: For irrigated seed areas, the Contractor shall be responsible for
watering seeded areas twice a day for a period of two weeks, or until
seedlings are established. Apply only the amount of water necessary to
establish and maintain seeded areas in healthy conditions. Reduce amount
of water applied after seed is established. Avoid standing water, surface
wash or erosion from over-watering.
2. Protection:
a. Provide suitable signs erected at important points, notifying the public
to keep off. Provide barricades as needed.
b. Repair: Re-seed areas that have been washed out or are eroded or
do not meet coverage requirements per square foot as stated in
paragraph 3.06 B above.
CLEAN-UP
General: Keep all areas of work clean, neat and orderly at all times. Keep all paved
areas clean during planting operations.
Clean up and remove all deleterious materials and debris from the entire work area
prior to Final Acceptance.
END OF SECTION
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DORMNCE RESIDENCE
00220.00
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LAWNS AND GMSSES
02930-8
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sEcTloN 029s0
TREES, SHRUBS, VINES, GROUNDCOVERS AND PERENNIALS
I PART 1 GENERAL
1.01 DESCRIPTION
I A. Related Requirements: Review the General Contract Conditions and
Division One, General Requirements, which contain information and
I requirements that apply to this Section.
B. Work Included: Provide planting of trees, shrubs, vines, groundcover and
I perennials, complete, as shown and as specified.
C. Related Work in Other Sections:
t trrigation - Section 02815
Soil Preparation - Section 02920I Lawns and Grasses - Section 02930t Landscape Maintenance - Section 02970
I 1.02 QUALTryASSURANCE
A. CertificatesI 1 :,'3lf,rilg'fi:li'"iii*i.':lt"lrtxil'fi$j*Jaw for transportation
I 2. File copies of certificates after acceptance of material. Inspection
by Federal or State Governments at place of growth does not
I preclude rejection of plants at project site.
B. Applicable Standards: Apply standards for plant materials as described
in the following:
1 . 'American Standard for Nursery Stock," 1980 Edition, American
I Association of Nurserymen, lnc.
2. Hortus lll - 1976 Edition, Bailey Horatorium, Cornell University.
I 1.03 PRoJEcr coNDrroNS
I A. All collected plant material (specifically large trees) shall come from sitesr similar to the locations they are being installed in on this site, with special
regards to gradient of slope and exposure of slope.
I B. Planting work shall be done under the direct supervision of a qualified
superintendent working on the site with experienced laborers familiar with
I planting procedures.
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TREES, SHRUBS, VINES
02950-1
1.04
1.05
1.06
1.07
DORRANCE RESIOENCE
00220.00
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c.
D.
A.
The Owner shall provide a specific area in which the Contractor shall
store his materials. This in no way waives the Contracto/s responsibility
to protect his materials and equipment from damage, theft or vandalism.
The Owner may schedule a pre-construction conference with Landscape
Architect and Contractor at least 7 days before beginning work under this
Section. Purpose of this conference is to review questions Contractor
may have regarding the work, administrative procedures during
construction and project work schedule.
SUBMITTALS
Samples: Submit prior to delivery to site. Attach product name, address
of manufacturer and/or supplier to each sample.
1. Tree and Shrub Planting Fertilizer: One ounce.
2. Mulch: One (1) pint.
WORK SCHEDULE
Proceed with the work as rapidly as the site becomes available,
consistent with normal seasonal limitations for planting work.
SELECTION. TAGGING AND ORDERING OF PLANT MATERIAL
Review: Request for review of plant materials and quantity at nursery
prior to shipment to site. Right is reserved to refuse review at this time if,
in his judgment, a sufficient quantity of plants is not available. Contractor
shall accompany Landscape Architect to all review(s) of plant materials at
the nursery. Landscape Architect will review and tag plants at place of
growth and upon delivery for conformity to specifications.
Distant Material: Submit photographs with a person adjacent to plants for
preliminary review. Such review shall not impair the right of review and
rejection during progress of the work.
Unavailable Material: lf proof is submitted that any plant specified is not
obtainable, a proposal will be considered for use of the nearest
equivalent size or variety with corresponding adjustment of Contract
price. Substantiate such proof in writing no later than 30 days after
award of contract.
Special Conditions: The above provisions shall not relieve Contractor of
the responsibility of obtaining specified materials in advance if special
growing conditions or other arrangements must be made in order to
supply specified materials.
PRODUCT DELIVERY, STORAGE AND HANDLING
Labeling: Furnish standard products in manufacturer's standard
containers bearing original labels legibly showing quantity, analysis,
genus/species and name of manufacturer/grower. Labeling need not
TREES, SHRUBS, VINES
02950-2
I
I ;ij!,.fi iJlii"ji: $?tS,;l;lllever
contractor sharrwarrant that prant
I B iilffi;r'j",il,i'."#:ll,y$:,ifi5:Hl',[I"lsxT,?Tfi$,";cond*ons
I C. Handling: Do not lift or handle container plants by tops, stems or trunks
at any time. Do not bind or handle plants with wire or rope at any time.
t D. Anti-Desiccant: At Contracto/s option, spray all evergreen or deciduous
plant material in full leaf immediately before transporting with anti-
I i":i{::" Applv an adequate film over trunks, branches, twiss and
I 1.08 ANALYSES OF SAMPLES AND TESTS
A. Sampling: Right is reserved to take and analyze samples of materials for
I conformity to specifications at any time. Furnish samples upon request.
B. Rejected Materials: Remove rejected materials immediately from the site
I 3i!"T:r"lffi:s expense. Pav cost of testins of materials not meetins
I 1.09 MAINTENANCE PERIOD AND FINAL ACCEPTANCE: See Sectionf 02970 - Landscape Maintenance.
I 1.10 GUARANTEE
A. Guarantee:
I 1. Correct Species: Warrant that all plant materials are true to
species and variety.I 2 Xll,LL#,ill',il lil1i*?li'l?T;'ifi,',,1fi,1g:ffi,f1",il?d
under this
growth one year from date of Final Acceptance. Similarly warrant
perennials and groundcovers for one full growing season after the
date of Final Acceptance.
B. Delays: All delays in completion of planting operations which extend the
planting into more than one planting season shall extend the Guarantee
Period correspondingly.
C. Condition of Plants: Plants shall be free of dead or dying branches and
branch tips, with all foliage of a normal density, size and color.
D. Replacements: As soon as weather conditions permit, replace, without
cost to Owner all dead plants and all plants not in a vigorous, thriving
condition, as determined by Landscape Architect during and at the end of
Guarantee Period.
E. Exclusions: Contractor shall not be held responsible for failures due to
neglect by Owner, vandalism, etc., during Guarantee Period. Report
such conditions.
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TREES, SHRUBS, VINES
0295G3
1.11
PART 2
2.01
A-
DORRANCE RESIDENCE
00220.00
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REPLACEMENTS
For a period of one (1) year after final acceptance of all work and at no
additional cost to the Owner, the Contractor is to replace any new or
transplanted plant material that is dead, or that is, in the opinion of the
Landscape Architect, in unhealthy or unsightly condition, or that has lost
their natural shape due to dead branches or excessive pruning of dead
branches, or that has been damaged beyond repair due to inadequate
maintenance and/or protection from animal damage or the natural
elements.
Failed Materials:
1. Closely match replacements to adjacent specimens of the same
species. Apply all requirements of this Specification to all
replacements.
2. Contractor shall be held responsible for a maximum of two (2)
replacements for each failed tree, shrub and vine, and same area
of groundcover planting after final acceptance during Guarantee
Period.
Incorrect Materials:
1. During Guarantee Period, replace at no cost to Owner all plants
revealed as being untrue to name.
2. Provide replacements of a size and quantity to match the planted
materials at the time the mistake is discovered.
PRODUCTS
PLANT MATERIALS
General: Verify that all container stock has been grown in the containers
in which delivered for at least two (2) months, but not over two (2) years.
Do not install container plants that have cracked or broken balls of earth
when taken from container.
1. Growing Conditions: Plants shall be nursery-grown in accordance
with good horticultural practices under climatic conditions similar
to those of project for at least two years unless otherwise
specifically authorized.
2. Collected Plant Material: All plant material which, due to size or
quantity, cannot be nursery grown, may be collected. Contractor
and Landscape Architect shall review this plant material in its
native state before collection as is reasonably practicable.
Landscape Architect reserves the right to reject this same material
once it reaches the site if in his opinion, it is not of the same
quality as when it was initially reviewed.
TREES. SHRUBS. VINES
02950-4
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Appearance: All plants shall be exceptionally heavy, symmetrical,
tightly knit, and so trained or favored in development and
appearance as to be superior in form for their species, with regard
to number of branches, compactness and symmetry. Trees which
have multiple leaders, unless specified, or damaged oi crooked
leaders, will be rejected. Trees having a main leader shall not
have been headed back. Trees with abrasions ofthe bark,
sunscalds, disfiguring knots, or fresh cuts of limbs over 3/4 in.
which have not completely callused, will be rejected.
Vigor: Plants shall be sound, healthy and vigorous, well branched
and densely foliated when in leaf. They shall be free of disease,
insect pests, eggs, or larvae. They shall have healthy, well-
developed root systems. Plants shall be free from physical
damage or adverse conditions which would prevent thriving
growth.
Condition of Root System: Samples must prove to be completely free of
circling, kinked or girdling trunk surface and center roots and show no
evidence of a pot-bound condition. lf five (5) percent or more of the
plants of each species are found to contain kinked, circling or girdling
roots, all plants of that species will be rejected.
Measurements:
1. General: Measure plants when branches are in their normal
upright position. Height and spread dimensions specified refer to
main body of plant and not branch tip to tip. Take caliper
measurement at a point on the trunk 6 in. above natural ground
line for trees up to 4 in. in caliper and at a point 12 in. above the
natural ground line for trees over 4 in. caliper.
2. Size Range: lf a range of size is given, do not use plant materials
less than the minimum size. Not less than 40 percent of the
plants shall be as large as the maximum size specified. The
measurements specified are the minimum size acceptable and
are the measurements after pruning, where pruning is required.
Plants that meet the measurements specified, but do not possess
a normal balance between height and spread shall be rejected.
3. Substitutions: Substituted plants shall be true to species and
variety and shall conform to measurements specified except that
plants larger than specified may be used if accepted. Use of such
plants are accepted, increase the ball of earth in proportion to the
size of the plant.
Field Drug Stock Prior to digging of field grown plant materials, insure
that all excess loose fill resulting from cultivation around stems and over
roots be removed down to natural finish grade at crown of plant materials.
During digging, verify that size of vemier shovel or other equipment is
adequate to encompass the actively-growing root zone of all plants.
Plants which, after digging, show mostly large fleshy roots and few
fibrous roots will be rejected.
DORRANCE RESIDENCE
00220.00
TREES, SHRUBS, VINES
0295G5
2.02
2.O3
2.04
2.05
2.06
2.O7
OORRANCE RESIDENCE
00220.00
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Multi-Stem Trees.
1. Multi -Stem trees shall have a minimum of 3 main stems or trunks.
At least one of the stems shall meet the minimum caliper size
specified For example a 2 112 inch multi-stem tree shall have at
least one 2 112 inch caliper trunk.
ORGANIC AMENDMENTS
Refer to Soil Preparation Section 02920
COMMERCIAL FERTILIZERS
Tree, Shrub and Vine Planting Fertilizer: Osmocote Slow Release
formula as manufactured by Sierra Chemical Co., Milpitas, CA;; Tel.
(408) 263-8080, or accepted equal.
Fertilizer for perennials shall be Diammonium Phosphate (1846-0).
STAKING MATERIAL
Tree brace straps shall be provided at connection of guy or pole support
wires to tree trunk. Straps shall be 12" x 1-112" nylonlcotton weave with a
3/4" brass grommet at each end, as manufactured by Jeffco Enterprises,
Inc.
Staking poles shall be standard "T" six foot (6') high steel fence posts,
dark green or approved color.
GUYING MATERIALS
Anchor: Standard "T" steel fence posts, 12" long, dark green or
approved color.
Hardware:
1.
2.
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4.
Turnbuckles: Galvanized or dip-painted and weldless.
Cable Clamps: 1/3" Galvanized, size as required.
Plastic Guy Covers: 3/8 in. diameter x 3 ft. long white plastic
tubing. Provide for all guyed installations.
Tree brace straps shall be 12" x 1 112" nylonlcotton weave with a
3/4" brass grommet at each end, as manufactured by Jeffco
Enterprises, Inc.
WATER
Clean, fresh and potable.
Transport as required.
MULCHING MATERIAL
A.
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029506
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I A. Wood Mulch: Native bark and wood shavings of a brown color free ofI twigs, sticks, dirt, sawdust and stones to be approved by LandscapeI Architect prior to installation. Chipper mulch is not acceptable.
r 2.08 ANTI-DESICCANTr A. Anti-desiccants for retarding excessive loss of plant moisture and
I inhibiting wilt shall be sprayable, water insoluble vinyl-vinyledine complexI which will produce a moisture retarding banier not removable by rain (or
snow).
I 2.oe rREE w*oP
I A. Tree wrapping material shall be first quality 4" wide, bituminous,I llffiiil?l?3i?3ii'.3Till"ffiffi'"",ffi:f;i3h3i'l'3j.'[,.TJlt'i3:iio*"'
I infestation.
2.1O EDGER
I A. Edger shall be 1/8" x 4" high steel landscape edging manufactured by
Ryerson or approved equal. Include all staking materials.
t 2i1 FLowER por sorl
I A. Potting soil for flower pots shall be formulated specifically for containerI planting. Submit product and composition for approval.
- PART 3 EXECUTION
I 3.01 PREPLANT REVIEW
I A. General: Do not commence planting work prior to acceptance of soil
preparation.
I B. Finish Grades: Finish grades for all planting areas shall have been
established in another section. Verify that all grades are within 1 in. plus
I or minus of required finish grade and that all soil amendments have beent installed as specified under Section on Soil Preparation. Fine rake prior
to planting shrub, and ground cover areas and perennial areas.
t C. Notification: Submit written notification of all conditions inconsistent with
specifications for soil preparation and mixing as described in Section
I 02920 - Soil Preparation.
3.02 DMINAGE OF PLANTING AREAS
I A. Surface Drainage: Maintain positive surface drainage of planted areas as
shown on grading plans.
I B. Discrepancies: Submit in writing, all discrepancies in the Drawings or
Specifications, obstructions on the site, or prior work done by others,
I which Contractor feels precludes maintaining proper drainage; include
t 8r"r:mi'"t RESTDEN.E TREES, SHRUBS, VINES
0295G7
3.03
3.04
3.05
DORRANCE RESIDENCE
00220.00
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description of all work required for correction or relief of said
discrepancies.
Detrimental Drainage, Soils and Obstructions:
1. Testing: Test drainage of plant beds and pits by filling with water
twice in succession. Give written notification of conditions
permitting the retention of water in planting beds for more than
twenty-four (24) hours.
2. Correction: Submit for acceptance a written proposal and cost
estimate for the correction of poor drainage conditions before
proceeding with work.
3. Obstructions: lf rock, underground construction work, tree roots
or other obstructions are encountered in the excavation of olant
pits, alternate localions may be used as directed. Where
locations cannot be changed, submit cost required to remove the
obstructions to a depth of not less than 6 in. below the required pit
depth. Proceed with work after acceptance.
LAYOUT AND EXCAVATION OF PLANTING AREAS
Layout and Staking: Lay out plants at locations shown on Drawings. Use
3 ft. lath, color-coded for each species of plant and material. Stake each
tree and outline shrub and groundcover beds with lime or marker paint.
DO NOT install irrigation heads prior to approval of bed layout.
Review: Locations of plants will be checked in the field and will be
adjusted to exact position before planting begins. Right is reserved to
refuse review at this time if, in the Landscape Architect's opinion, an
insufficient quantity of plants is available. Contact Landscape Architect
before planting begins.
Equipment for Digging Plant Pits: Use of an auger or vernier spade to
dig plant pits is prohibited. Backhoe is acceptable, with scarification of
the tree pit after excavation - see below.
Containerized Plant Pits: Excavate container-grown and B&B tree, shrub,
and vine pits to a minimum of twice the diameter of the ball or container.
EDGER
General: Install edger prior to installation of adjacent sprinkler irrigation
system.
Edger: Install edger true to line and grade as shown on the Drawings.
PLANTING OPEMTIONS
General:
1. Protect plants at all times from sun or drying winds.
TREES, SHRUBS, VINES
02950-8
B.
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00220.00
2. Keep plants that cannot be planted immediately upon delivery in
the shade, well-protected and well-watered.
Handling and De-potting of Plant Materials:
1. Avoid all damage to containers and rootballs. lf rootball is
cracked or broken during handling, plant will be rejected.
2. Container Trees and Shrubs: Remove all containers prior to
planting. Tip container to horizontal orientation and carefully
remove shrub. Support rootball during installation to prevent
cracking or shedding of soil.
3. Burlapped Rootballs: Set plant in pit with burlap intact, remove
top 1/3 of metal cage and burlap.
lnstallation:
1. Excavate deep enough to accommodate lhe ball and twice the
diameter of the rootball. Compact before sefting of plants.
2. Positioning: Plants shall be set in center of pit, kept plumb and
straight, and pit backfilled with mix. All B&B stock shall have
binding twine and wire cut free from the ball and trunk after
placement and removed from the top of the ball completely,
folding back 1/3 of burlap wrapping. Container stock shall be
removed form their containers prior to planting.
3. Backfilling:
a. Backfill mix for tree pits shall be 2/3 on-site topsoil and 1/3
approved organic amendment, mixed thoroughly on site
before planting, with no clods over 1" in size; placed and
compacted to 6" minimum depth in boftom of plant pit.
b. When plant pits have been backfilled approximately 213
full, water thoroughly and saturate rootball, before
installing remainder of the bacHill mix to top of pit,
eliminating all air pockets.
c. Contractor shall distribute excess excavated planting pit
material on-site or as directed by the Landscape Architect.
4. Staking and/or Guying: When required, stake or guy as outlined
below.
5. Fertilizer: Place evenly distributed in plant pits when backfilled 2/3
according to the manufac{ure/s directions.
Adjustment: Adjust plants so that after full settlement has occurred, the
grade at the base of the plants is 2 in. above the adjacent planting finish
grade.
TREES, SHRUBS, VINES
02950-9
3.06
3.07
3.08
3.09
DORRANCE RESIDENCE
00220.00
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Watering Basin: Form saucer with 3 in. high berm centered around tree
and shrub pits 12 in. wider than ball diameter. Do not form saucer
around trees in lawn areas.
Watering: Water all plants immediately after completion of planting
operations with a deep watering device. Contractor shall provide
watering requirements for the health and full development of all
contractor-installed plant materials until final acceptance and as required
during the guarantee period.
Labels: Remove all nursery-type plant labels, wires and ties from plants.
STAKING AND GUYING
General:
Trees shall be able to stand upright without support, and shall
return to the vertical after their tops have been deflected
horizontally and released. Stake or guy trees which do not meet
this qualification. All aspen trees shall require staking.
All plant materials shall remain plumb and straight for all given
conditions from installation through the guarantee period.
B.Staking:
All trees shall be staked and guyed as detailed.
Locate stakes in a line with trunk of tree, perpendicular to
prevailing wind and as close to the main trunk as is practical,
avoiding root injury. Drive stakes at least 24 in. into firm ground.
Wire support straps shall be placed around the trunk in a single
loop. Run wire through grommets on support strap, tighten, and
keep taut.
Guying:
1. Guy trees at points of branching, with guys spaced equally around
and outside perimeter of ball.
2. Guys: Provide one turnbuckle for each guy. Use 2 cable clamps
at each cable connection. Place white plastic guy covers on all
guys.
PRUNf NG: See Section 02970 - Landscape Maintenance
MULCHING
Install a 3 in. deep layer of wood mulch in all shrub beds and tree rings.
Install a 2 inch deep layer of wood mulch in all perennial and ground
cover beds. Do not mulch annual beds.
GROUNDCOVER PLANTING AND PERENNIALS
TREES. SHRUBS. VINES
02950-10
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Planting: Plant groundcover plants and perennials at optimum depth for
proper growth. Avoid air pockets. Equally space triangularly, at
distances called for in the Drawings.
Fertilizers: Apply top-dress fertilizer at the rate of 3 pounds per 1,000
square feet immediately after planting.
Watering: Water bed thoroughly after fertilizer application. Wash all
fertilizer from leaves of plant materials.
CLEAN.UP
Keep all areas of work clean, neat and orderly at all times.
Clean up and remove all deleterious materials and debris from the entire
work area prior to Final Acceptance.
END OF SECTION
3.10
DORRANCE RESIOENCE
00220.00
TREES. SHRUBS. VINES
02950-11
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LANDSCAPE MAINTENANCE
I PART 1 GENEML
I 1.01 DESCRIPTIoN
A. Related Requirements: Review the General Contracl Conditions and Division One.
I 3iJ3:Lffi:rirements, which contain information and requirements that apply to
r B. Work lncluded:ll 1. Work in this Section includes, but is not limited to, furnishing all labor,I materials, equipment and incidentals needed to provide complete landscapeI and irrigation maintenance prggram to the Owner for thirty (30) days
following date of Preliminary Acceptance. Maintenance items shal include
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all items constructed under this Contract.
2. Work specifically included for maintenance includes:
I a. Watering, pruning, weed control and. replacement of mulch for trees,
shrubs, groundcovers, and perennials.
I b. ylBNIn, edging, fertilization, watering and weed controlwithin turf
I c. Mowing, trimming, watering and weed control within dryland seedr areas supplemented by irrigation.
I d. Winter watering as required.
e. Monthly site inspection of potential insect, pest and disease problems.
I f. Weekly clean-up of trash, litter and debris.
I 3. Work which may be required under this Section, but which if required will bet considered a claim for extra work (see General Conditions), include the
following:
I a. Insect, pest and disease control.
I b 5lf,:1J""fl::?lt"'Ti!i,!r,&,*riiiir"do3lffifri"..'::X X,?'f"X%ifil,.
one (1) year following final acceptance.)
I C. Related Work in Other Sections:
Sprinkler lrrigation System - Section 02810I Soil Preparation - Section 02920I i?"%T 3ff1"31:i,lil"t""o"'3[333:&". section 02e50I
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02970-l
1.02
1.03
B.
1.04
A.
B.
PART 2
2.01
A.
DORRANCE RESIDENCE
00220.00
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QUALITY ASSUMNCE
Requirements of Regulatory Agencies:
1. Perform all work in accordance with all applicable laws, codes, and
regulations required by authorities having jurisdiction over such work.
2. Provide for all inspections and permits required by Federal, State, or local
authorities in furnishing, transporting, and installing of all agricultural
chemicals.
Applicable Standards: Workmanship and overall maintenance program shall
conform to highest level of industry standards.
Work Force:
1. Experience: The landscape maintenance firm shall have a full time foreman
assigned to the job for the duration of the contract. He shall have a minimum
of four years experience in landscape maintenance supervision with
experience or training in entomology, pest control, soils, fertilizers and plant
identification.
2. Labor Force: The landscape maintenance firm's labor force shall be
thoroughly familiar and trained in the work to be accomplished and perform
the task in a competent, efficient manner acceptable to the Owner.
3. Supervision: The foreman shall directly employ and supervise the work force
at all times. Notify Owner of all changes in supervision.
4. ldentification: Provide proper identification at all times for landscape
maintenance firm's vehicles and labor force.
PROJECT CONDITIONS
Site Visit: At beginning of maintenance period, visit and walk the site with the
Owne/s representative to clarify scope of work and understanding existing
projecUsite conditions.
Documentation of Conditions: Document general condition of existing trees, shrubs,
vines, groundcovers, perennials and lawn recording all plant materials which are
damaged or dying, if any.
SCHEDULING
Perform all maintenance during hours mutually agreed upon between Owner and
Contractor.
Work force shall be present at the project site at least once a week and as often as
necessary to perform specified maintenance in accordance with the approved
maintenance schedule.
PRODUCTS
MATERIALS
General: All materials and equipment, unless othenrvise indicated, shall be provided
by the Contractor.
LANDSCAPE MAI NTENANCE
02970-?
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I B. Water: Clean, potable and fresh, furnished and paid for by the Owner.
- C. Fertilizers:
t 1. Tightly-compressed, slow-release and long-lasting complete fertilizer tablets
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bearing manufacture/s label of guaranteed analysis of chemicals present.
2. Balanced, once-a-season application controlled-release fertilizers with a
blend of coated pills which supply controlled-release nitrogen, phosphorus
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and uncoated, rapidly soluble pills containins nitrosen and
I D. Herbicides, Insecticides, and Fungicides:r| 1. Obtain best quality materials with original manufadurers' containers, properly
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2. Use non-staining materials.
t PART3 EXEcuroN
3.01 GENERAL
r A. Duration: Continually maintain all landscaped areas after installation, during
progress of work, and for a period of 30 days after Preliminary Acceptance until
I FinalAcceptance.
B. Protection:
I 1. Protqct all planting areas from damage of all kinds from beginning of work
until Final Acceptance.
I 2' [?',1[:?T??i.:t::1,:?.l"'oorary
protection rences' barriers and sisns as
I C. Replacements:
1. lmmediately treat or replace all plants which become damaged or injured asI a result of Contractor's operations or negligence, as directed by LandscapeI Architect at no additional cost to Owner.
2. Replacement plants shall be of acceptable size, condition and variety.
3.02 THE 30 DAY MAINTENANCE PERIOD
t A. Preliminary Acceptance: As soon as all planting.s are completed per.Contract
Documents, hold a preliminary review to determine the condition of the work.
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B. Date of Review: Submit a written request at least five (5) working days prior to
I anticipated date of review.
C. Beginning of the 30 Day Maintenance Period: The date on which the Landscape
Architect issues a letter of Preliminary Acceptance to the Contractor.
3.03 FINAL ACCEPTANCE
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DORRANCE RESIDENCE
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LANDSCAPE MAINTEMNCE
02970-3
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DORRANCE RESIDENCE
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At the end of the Maintenance Period, hold a Final Review. A Final Punch List will
be prepared noting all corrective work to be completed prior to Final Acceptance.
Submit a written request to Landscape Architect for review for Final Acceptance at
least five (5) working days prior to anticipated Final Review date.
Corrective Work
1. Work requiring corrective action or replacement shall be performed within ten
(10) calendar days after the Final Review.
2. Perform corrective work and materials replacement in accordance with the
Drawings and Specifications, and shall be made by the Contractor at no cost
to the Owner.
3. After corrective work is completed, the Contractor shall again request a Final
Review for Final Acceotance as outlined above.
4. Continue maintenance of all landscaped areas until such time as all
corrective measures have been completed and accepted.
Conditions for Acceptance of Work at End of Maintenance Period:
1. Each plant shall be alive and thriving, showing signs of growth and no signs
of stress, disease, or any otherweakness.
2. All plants not meeting these conditions shall be replaced and 30 Day
Maintenance Period commenced for such plants.
Final Acceptance Date: The date on which the Landscape Architect issues a Letter
of Final Acceptance. Upon Final Acceptance, the Owner will assume responsibility
for maintenance of the work.
TREES, SHRUBS AND VINES
Watering Basins:
1. Maintain all watering basins around plants so that enough water can be
applied to establish moisture through major root zones.
2. For supplemental hand watering of watering basins, use a water wand to
break the water force. Do not permit crown roots to become exposed to air
through dislodging of soil and mulch.
3. Maintain originally called for depth of mulch to reduce evaporation and
frequency of watering.
Resetting: Reset plants to proper grades or upright position.
Weed Control:
1. All areas between plants, including watering basins, shall be weed free.
2. Use only recommended and legally approved herbicides to control weed
growth.
3. Avoid frequent soil cultivation that destroys shallow roots and breaks the seal
of pre-emergent herbicides.
LANDSCAPE MAINTENANCE
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D. Pruning:
t 1. Prune damaged trees or those that constitute health or safety hazards at any
time of year as required.
I 2. Make all cuts clean and close to th.e trun( without cutting into the branch
collar. "Stubbing" will not be permitted. Cut smaller branches flush withI ly|'i""'lii:':l?'#:'lf;R il!i$'3J3:t'1l"Jl il;li'll"fll?'i:?ij?:nf''f%T3lf'
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shrubs into balled or boxed forms unless specifically
E. Staking and Guying of Trees
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F. Maintenance of Existing Trees to Remain:
1. General: Conform to all applicable paragraphs regarding pruning, watering,
spraying and fertilizing of new plant materials as specified in this section.
2. Be alert to symptoms of construction damage to root systems of existing
trees as evidenced by wilting, unseasonal or early flowering or loss of leaves,
and insect or disease infestation due to declining vigor.
t 3. Give notification in writing of all evidence of declining tree vigor immediately
upon disceming the problem. Take appropriate interim measures to mitigater 4 Tffi:lllJ:::"lo:T:""",.il::,"J"":"""".ionof a,,conditions
before proceeding with permanent correction work.
I 3.05 GROUNDCOVERS
I A. Waterins:
1. Check for moisture penetration throughout the root zone at least twice a
| 2. ;:::". frequentty as necessary to maintain healthy growth or
- Sroundcovers.
B. Weed Control:
I 1. Control weeds through proper cultural practices including cultivation, handr removal and hoeing, being careful to avoid damage to plant material.
I 2. Proceed with application of pre-emergent herbicides and selective systemic! herbicides only at the approval of the Owne/s Representative.
r 3.06 LAWNS
!
DORMNCE RESIDENCE LANDSCAPE MAINTENANCE
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A.Watering:
1.
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Water lawns at such frequency as weather conditions reguire, to replenish
soil moisture to 6 in. below rodt zone.
Provide a total of 1-112 in. of water weekly during hot summer weather, in
three (3) applications per week.
Water at night if irrigation system is electrically controlled. Otherwise,
watering shall be done during early mornings.
Weed Control:
1. Control weeds through proper cultural practices including cultivation, hand
removal and hoeing, being careful to avoid damage to plant material.
2. Proceed with application of herbicides only at the approval of the Owner's
Representative.
Mowing and Edging:
1. Mow lawns when they reach (3 in.) high.
2. Trim edges at least twice a month or as needed for neat appearance.
Remove clippings.
Reseeding of Lawn Areas: Match existing seed mix of adjacent areas.
Top Dress Fertilizer: See Section 02930 - Lawns and Grasses.
ANNUALS AND PERENNIALS
Watering:
1. Species, size of plants, container sizes and orientation shall dictate
frequency of watering.
Weed Control: All planters with annuals and perennials shall be weed-free at all
times. Control through proper cultural practices.
Pruning:
1. Limit pruning to removal of damaged or dead twigs and foliage.
2. Remove spent flowers on a weekly basis.
INSECTS, PESTS, AND DISEASE CONTROL
lnspection: Inspect all plant materials for signs of stress, damage and potential
trouble from the following:
1. Presence of insects, moles, gophers, ground squirrels, snails and slugs in
planting areas.
2. Discolored or blotching leaves or needles.
LANDSCAPE MAINTENANCE
02970-6
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OORMNCE RESIDENCE
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I 3. yj;::?',,JjirJ}.sreen or yellowish sreen color inconsistent with normal green
I B.
ff:ffi:ffl"t""ST!,:B;XrJin
ror insect, pest and disease control ontv bv ricensed,
I c. iffJ'B?,i?jj;"38i?#g extreme care to avoid all hazards to any person or pet in the
I 3.09 IRRIGATION SYSTEM
I A. General:
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2. Report promptly to Owner all accidental damage not resulting from
I Contractor's negligence or operations.
3. Set and program automatic controllers for seasonal water requirements.I 4 ;:i:i,?"T??$#s:"ij["j8,:r,T:T,i:fi"jJ?f:".,,H11i":ir?k the rootba,l
I B. Cleaning and Monitoring the System:
11 1. Continually monitor the irrigation systems to verify that they are functioningI Bi?t?,ty"f
designed. Make program adjustments required by chansins field
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the sprinkler heads. Do not allow water to atomize and drift.
3.10 REPI.ACEMENTS OF PLANT MATERIALS
I A. Specific Requirements: Refer to the following sections.
1. Lawns and Grasses - Section 02930
2. Trees, Shrubs, Vines and Groundcover - Section 02950
END OF SECTION
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DIVISION 3 - CONCRETEIt
Generol Requiremenls: Generol Condilions, Supplemenlory Conditions ond Division I - Generql
I Requirements opply to work of this division.
I sEcTroN o3r0o coNCRETE FoRMs AND AccEssoRrEs-
PART I - GENERAL
I.OI REFERENCES
I A. Formwork: ComplywithACl 3Ol-96-StondordSpecificolionforSlructurol Concrete,ACl
318-95 - Building Code Requiremenls for Struclurol Concrele, Poris 2 ond 3, ond ACI 374 -
Recommended Prqclice for Concrete Formwork.II PART2-PRoDUcTs
I 2.o1 FoRMWoRK MATERTALs
r A. Exposed Concrele: New APA B-B Plyform Closs I EXT, 4'x 8'sheeis.
I B. Non-exposed Concrele: Plywood, sleel or dressed lumber.
I 2.02 FoRMwoRK AccEssoRrEs
I A. Form Ties: Adjusioble in length to permil tightening of forms ond of such type to leove noI melql closer thon l" of fhe surfoce nor holes or depressions lorger thon 7/8" in diometer.
- B. Clomps, Brockefs, Broces, Woshers, Wedges, Wqlers, Etc.: Conlroctor's oplion.
I C. Shoring System: Confroctor's option.
I PART3-EXEcuTroN
- 3.01 PREPARATIONtA. Surfoces Under Slobs ond Footings: Fine grode lo smooth, level surfoce prior totinstollotion of forms.
3.02 INSTALLATION
A. Foofings: The use of eorlh os o form nof ollowed. Lop forming wilh dressed lumber or
plywood not ollowed. Bull form moleriol end to end conforming to shope, lines ond
dimensions indicoted. Properly broce or fie io mointoin posilion. Close gops greoler
thon 3/4 inches belween bottom of forms ond soil surfoces ot isoloied over-excovoied
depressions.
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Wolls: The use of eorth os o form nol ollowed. Lop forming wilh dressed lumber or
plywood not ollowed. Forms sholl conform to shope, line qnd dimensions of the
members indicoled ond shqll be substqntiol ond sufficiently tight to prevent leokoge of
mortqr. Properly brqce or lie lo mointoin position, shope ond loterol slobility, ond
provide sufficienl skength lo corry conslruction operotions ond moleriql deod loods
wilhout deflection or vibrqlion. Design forms 1o be copoble of needed odjuslments.
Corefully wotch os work proceeds ond promptly conecl foulls. Where finished concrele
is to remoin exposed, spoce joinls regulorly ond hold fo q minimum bolh horizonlolly ond
verticolly. Provide occess ponels in formwork for cleqn oul or plocing os required.
Construction Joinls: Use conslruction joints ol lemporory slopping of concrete
plocement. Leove joints rough ond provide longitudinol or verticol keys ol leost I - I /2"
deep. Instoll continuous woferslop in wolls where exlerior grode is obove inlerior floor
line.
Embeds:l. Anchors, lnserts, Blockouts ond Buill-in ltems: Securely fosfen onchor bolls, inserts,
form blockouts ond olher items built inlo concrete to formwork or hold in oloce wilh
lemploles. Insertion inio concrefe offer pouring not ollowed.2. Dovetoil Slofs: Instoll verticolly 24" o.c. Coordinote wilh Section 04853.
Slobs on Grode: Where concrete slobs ore deposiled on eorth, loke core fo obioin o
smoolh level surfoce so slqbs will be of uniform thickness os required throughoui. Do not
pour slobs in oreos lorger thon 300 sq. fl. in ony one piece, nor longer lhon l5' in ony
direclion. Provide reinforcemenf ot cold ioints.
SECTION O32OO CONCREIE REINFORCEMENT
PART I - GENERAL
I.OI REFERENCES
A. Reinforcemenl: Comply with ACI 301 -96 - Siondord Specificotion for Siructurol Concrele
ACI 3l 5 Detoiling Monuol, ACI 3l 8-95 - Building Code Requiremenls for Struclurol
Concrele Ports 2 ond 3, ond ACI 315 - Deloiling Monuol.
PART 2 - PRODUCTS
2.OI MATERIALS
A. Reinforcing Bors: ASTM A615, Grode 60 unless otherwise indicoled, sizes os indicoted.l. Stinups, Ties ond Bors lo be Welded: ASTM A6'15. Grode 40
B. Welded Wire Fobric: ASTM A185. sizes os indicoied.
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I A. Bending: Bend reinforcement cold. Bors sholl be full length required ond occurolelyI bent to detqils. No bors portiolly embedded in concrefe sholl be field bent except os
indicoted or specificolly permilfed by lhe Archifecl.
r B. Plocing: Ploce reinforcement occurofely ond hold firmly in ploce before ond during
deposiling of concrele. Provide minimum concrele proteclive cover for reinforcemenl
I fromlheexteriorfoceof membeninqccordoncewilhACl 318. Dowelssholl project36I diometers unless ofherwise shown. Wire benl dowels in ploce before pouring.
I 3.o2 wELDED wrRE FABRTc
a A. Loy mesh conlinuously wilh full mesh lops, tie ond ploce overoll piping ond conduil. Lift
I lo center of slob during pouring.
I sEcTroN o33oo cAsT-rN-pLAcE coNcRErE
I PART r -GENERAL
I I.OI REFERENCES
I A. Reference Sfondords: Comply with following excepl os modified by supplementory
requiremenfs of lhis projecf specificofion.
I l. ACI 3Ol-96 - Stondord Specificofion for Slruclurol Concrele.
|J 2. ACI 306.1-90 - Stondord Specificofions for Cold Weqther Concreling.3. ACI 308.1-98 - Sfondord Specificotion for Curing Concrele
I 4. ACI 3l&95 - Building Code Reguiremenls for Sfrucfurol Concrete, Porfs 2 ond 3.
I B. Guide References ond Stondqrd Proctices:l. ACI 2l l.5R-96 - Guide for Submiftol of Concrele Proporlions.
11 2. ACI 305R-91 - Hof Weother Concreling.
I 3. ACI 306R-88 - Cold Weother Concreling.4. ACI 309R-96- Guide for Consolidqlion of Concrete.
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I A. Mix Designs: Prior lo pouring ony concrefe, submit concrete mixes for opprovol int occordonce wilh Section 01300.
I PART2- PRODUCTS
-2.01 CONCREIEMATERIALS
I A. Generql: ASTM C94 reody-mixed concrele. On-job mixed concrete not ollowed.
I B. Cemenl: ASTM CI50, Type l/ll unless otherwise indicofed or scheduled.
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Aggregole: ASTM C33. Fine oggregote sholl be noturol sond ond coorse oggregole
sholl be grovel or crushed stone. Moximum coorse oggregote size sholl be determined
by the thickness of members, finish required ond spocing of reinforcement.
Air Entroining Agenl: ASTM C260.
Admixture: ASTM C494.
Coloring Agent: As directed by Architecl.
MIX DESIGN
Design: Proportion ingredients for mixes in occordonce with ACI 301, Section 4, ond ACI
318, Chopter4.
MIXING
Comply with ACI 301. Add the oggregote ond opproximotely two-thirds of the required
woler io the mixer first ond mix o minimum of 70 revolulions ol mixing speed to ensure
wetfing of oll lhe oggregote porticles. Then odd ond mix lhe cemenl, the oir enfroining
ogent ond ihe remoining woter o minimum of 30 revolulions of mixing speed.
PART 3 - EXECUTION
3.OI PLACEMENT
A. Plocemenl: Comply wilh ACI 301. Deposit concrele in opproximolely uniform horizonlol
lqyers nol over 2 ft. in height. Piling up concrele in lhe forms or chuting in such o monner
io seporole lhe oggregoles noi permitted. Do nol drop concreie over 5 fl.
3.02 FLATWORK
A. Screeds: Estoblish finish plone of horizonfol surfoces by screeds. oligned ond securely sel,
spoced nol over I fl. oport ond inslolled ot the proper level or slope, prior to the
deposiling of concrele.l. Goroge Floor ond Exterior Topping Slobs: Slope os indicoted on Drowings.
B. Toleronces: Floor slobs shqll be level, wilhin the moximum loleronce of I /4" in 10 ft.
excepf where droins occur. Slooe lo lhe droins os indicoted.
3.03 SCHEDULE OF CONCRETE MIXES
A. lnteriorSlobs-On-Grqde:l. Strength: 3,000 psi2. Cement: Type l/ll
3. Aggregofe: 3/4" moximum size4. Enlroined Air: 3% moximum5. Slump: 4" moximum6. Wqfer Reducing Agenl: Required. Mosler Builders or occepfed subsiitufion.
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I B. Foolings, Columns ond Wolls:l. Strenglh; 3,000 psi2. Cement: Type l/ll3. Aggregote: 3/4" moximum size4. Entroined Ai.: 6%+ l-112705. Slump: 4" moximum
I C. Exlerior Concrele Topping, Poving, Slobs on Grode ond Funiculor Trock:r l. Sfrength: 4,000 psi2. Cemenl: Type l/ll3. Aggregole: 3/4" moximum size4. Enlroined An: 6%!l-l12%5. Slump: 4'mqximum6. Coloring Agent: Add where indicoted or direcled by fhe Archilect.
I sEcTroN 03s4r cypsuM UNpERLAyMENT
PART - GENERAL
I.OI SUMMARY
I A. Secfion Includes:l. Gypsum concrele floor fopping.? Reloted qccessories.II r.o2 SuBMTTTALS
I A. Mix Designs: Submit Monufociure/s recommended mix designs including proportions of
oll components ond mixing inslruclions ol leosf two weeks pdor lo dofe of firstr plocemenl.
I I.O3 QUALITY ASSURANCE
I A. Applicotor: Monufqcturer lroined ond opproved using monufociure, opproued
equipmenf.
I PART2-PRoDUcTs
r 2.Ol GYPSUM UNDERLAYMENT
!A. Monufoclurers:
I l. Moxxon Corporofion, Homel, MN.t 2. Approved Subsfifufe in occordonce wifh Secfion 01600.
I B. Syslem: Molqon Corporolion Floor Underloymenf GypCrete 2000 poured gypsumI cemenlilious underloymenf.
1l C. Compressive Sfrength in Service;2,500 psi.
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3.OI INSTALLATION
A. Generol: Ploce gypsum underloyment in occordqnce wilh monufocturer's
recommendotions.
B. Inslolloiion: Insloll topping, minimum I inch lhickness, spreoding ond screeding fo
smooth surfoce. Ploce os conlinuously os possible so no slurry is ploced ogoinsl topping
thof hos obloined its inifiol set, except ot opproved joints.
3.04 SEALING
A. Floor Areos fo Receive Glue Down Floor Finishes: Apply specified Gypsum Underloyment
seoler in occordonce with Monufoclurer's recommendqlions.l. Coordinote with opplicoble finish moteriol suppliers ond instollers. Comply with floor
finish monufocturer's recommendotions if oi vorionce wilh reouiremenfs of ihis
porogroph.
B. Floor Areos wifh Domoged Topping Surfoce: Cleon ond seol domoged surfoces, if ony in
occordonce wilh Monufoclurer's recommendolions.
SECTION 03600 GROUT
PART I - GENERAL
I.OI REFERENCES
A. RelerenceSlondords:l. ASTM Cl I07 Slondord Specificotion for Pockoged Dry. Hydroulic-Cemenl Groul
(Non-Shrinkoble).
PART 2 - PRODUCTS
2.01 SHRINK-RESISTANT,CEMENTITIOUS,NON.METALLICGROUT
A. Groul Under Steel Beom ond Column Beoring Ploles: Meei oll performonce requiremenfs
of ASTM Cl 107 oi flowoble to dry pock consislency.
B. AcceplobleProducfs:|. Mosler Builders Set2. U.S. Groul Corp. Five Stor Groul3. L&MChemicolsCrysiex4. Burke Non-Meiollic Spec5. Accepled Substitule
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PART 3 - EXECUTION
! 3.OI PLACEMENT OF CEMENTIOUS GROUT
I A. Generol: Mix ond insloll groul in occordonce wilh monufocfurer's recommendotions.r L Mix with minimum wofer necessory lor plocement method lo be used.
I B. Grouting Under Sleel Beom ond Column Beoring Ploles: Ploce grout ot non-sog. domp
- pock consisfency, complelely filling oreo below plotes wilh groul. Monuolly compocl lo
eliminote oir pockels ond voids.I
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DIVISION 4 - MASONRY
r
Generol Requiremenls: Generol Condilions, Supplemenlory Condilions ond Division I - Generql
I Requiremenls opply lo work of lhis division.I
t sEcTroN 04060 MASoNRY MORTARI
. PARTI-GENERAL
I I.OI SUMMARY
I A. Producfs Supplied But Nof Insfolled Under This Seclion:r l. Mortor for Secfion 04810 Unif Mosonry Assemblies.
, 2. Mortor for Seclion 04853 Mortor-Ploced Slone Assemblies.
- I.02 REFERENCES
I A. Reference Sfondords: Comply wifh following:r l. ASTM C270 - Sfondord Specificotion for Mortor for Unil Mosonry
I PART2-PRoDUcTs
2.O1 MATERIALS
r A. Porllond Cemenl for Unil Mosonry: ASTM ClsO, Type l, except Type lll moy be used for
r cold weother consfruclion.
t l. Mosonry cemenf nol ollowed.2. Sfone Work Mortor: Provide non-sloining complying wifh fhe non-sfoining
!
requirements of ASTM C9l.
B. Hydroted Lime: ASTM C207, Type S.
I C. Aggregoles: ASTM c144.
- D. Woler: Cleon ond free from delelerious omounls of ocids, qlkolis or orgonic moleriols.
I E. Mortor Color: None required.
I F. Anfifreeze Compounds: Not permiffed.
1' G. Other Admixtures: Only wilh permission of Archifecl.
t 2.O2 MTXES
II A. Mortor Moleriols ond Proportions: Comply wilh ASTM C270.
I B. Unif Mosonry Selling Morlor:I l. Type: TypeS,lS00psioverogecompressivesfrengthin23doys.
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C. Non-Stoining Stone Selling Mortor:l. Type S: Contoining non-stoining Type I Portlond cement, hydroied lime ond
oggregole. 1800 psi overoge compressive slrength in 28 doys.2. Porging Mortor: Provide colored mortor lo motch occepted somples.
PART 3 - EXECUTION
MEASUREMENT AND MIXING
Meosuremenl Method: By eiiher volume or weighl so thol specified proportions con be
controlled ond occurotely moinloined. Meosurement of sond by shovel not ollowed.
Morlor Mixing: Mix cementilious moleriols ond oggregote for ot leost lhree minules ond
nol more thon five minules in mechonicol bolch mixer, wilh moximum omounl of woter
lo produce workoble consislency.
3.01
A.
B.
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SECTION O48IO UNIT MASONRY ASSEMBLIES
PART I - GENERAL
I.O] ENVIRONMENTALREQUIREMENTS
A. Cold Weother Proteclion During Instolloiion:l. Preporotion: Before beginning work, remove ice or snow formed on mosonry bed
by corefully opplying heot until top surfoce is dry lo touch. Remove frozen or
domoged mosonry.2. Air temperoture 40'F lo 32oF: Heol sqnd or mixing woier lo minimum of 70"F ond
moximum of 160'F.3. Air Temperoture 32"F to 25'F: Heot sond ond mixing woter 1o minimum of 70.F ond
moximum of 160"F.4. Air Temperolure 25F to 20'F: Heol sond ond mixing woier to minimum of 70.F ond
moximum of 160'F. Use solomonder or oiher sources of heot on both sides of wolls
under consfruction. Use windbreoks when wind is in excess of l5 moh.5. Air Temperoture 2O"F ond Below: Heot sond ond mixing wqter to minimum ot 7O.F
ond moximum of 160'F. Provide enclosure ond ouxiliory heol to moinloin oir
lemperoture obove 32"F. Temperoture of unils when loid sholl be not less thon 20.F.6. Grout: Ploce grout in mosonry of minimum lemperoture of 70"F ond moximum
temperolure of 120'F. Moinloin groufed mosonry obove 32'F for 24 hours following
plocemeni of groui.
B. Cold Weother Proieclion After Inslolloiion:l. Meon Doily Air Temperolure 40'F io 32oF: Prolect mosonry from roin or snow for 24
nours.2. Meon Doily Air Temperoture 32oF to 25'F: Cover mosonry completely for 24 hours; 48
hours for grouled mosonry.3. Meon Doily Air Temperoture 25'F to 20"F: Cover mosonry completely with insuloting
blonkets for 24 hours;48 hours for grouled mosonry.
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I 4. Meon Doily Air Temperoture 20'F ond Below: Mointqin mosonry femperolure obove
I 32"F for 24 hours by enclosed ond supplemenlory heot, by electric-heoling blonke.ts,I infrored heol lomps or other opproved melhods.
t C. Hol Weother Protection During Instollolion: When oir temperolure exceeds 99'F in lher shode, proleci freshly loid mosonry from direct exposure to wind ond sun.
I D. Moisfure Prolection During lnsfollolion: Where exposed to weother, cover the top ofI mosonry wolls ol lhe end of eoch doy's work using o woterproof moleriol weighfed down
, to keep in ploce. Moinloin such protection unlil finol copping of fhe woll.
I PART2-PRODUCTS
| 2.ot MAsoNRY uNrTs
I A. Lightweighi Block: ASTM C90, Grode N Type l, sizes os indicoted.
| 2.02 ANcHoRs. JorNT RETNF'R.EMENT AND coNTRoL JorNrs
I A. Mqnufocturers:l. Dur-O-Wol
r 2. AA Wire Products
t 3. Heckmon Building Producfs4. Mosonry Reinforcing Corporolion of Americo,- 5. Accepted Substilule
I B. HorizonlolReinforcemeni:
I l. Generol: Welded wire unifs of ASTM A82 cold drown wire. No. 9 goge deformed
I side rods ond No.9 goge ploin cross rods.o. Width: Approximolely 2" less lhon widlh of woil
r b. Provide prefobricoled corners ond lees
fl 2. Finish: Golvonized3. Type: Truss design
I C. Stone Veneer Woll Ties: section 04853.
- 2.O3 MORTAR AND GROUT MATERIALS
I A. Mortor: Supplied under Seciion 04060.
I B. Porflond Cement for Unit Mosonry: ASTM CI50. Type l, except Type lll moy be used for
cold weolher construction.
I l. Mosonry cemenl noi ollowed.
I C. Hydroled Lime: ASTM C207, Type S.
I D. Grout Aggregqles: ASTM C404.
I E. Woter: Cleon qnd free from delelerious omounls of ocids, olkolis or orgonic moleriols.
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B.
Anlifreeze Compounds: Not permitled.
Olher Admixlures: Only wifh permission of Architect.
MIXES
Mortor: Supplied under Seclion 04060.
Groul for Reinforced Mosonry:l. Fine qnd Coorse Groul: ASTM C476, contoining o minimum of six socks of Portlond
cement per cubic yord. Add sufficient woier to provide proper consisiency wifhoul
segregoiion for pouring or troweling.o. Minimum Compressive Slrengfh: 2000 psi of 28 doys.
MEASUREMENT AND MIXING
Meosuremenl: Method of meosuring moleriols sholl be by volume. Meosuremenl of sond
by shovel nol qllowed.
Mixing: Mix cemenlilious mqteriols ond oggregole for of leost 3 minufes ond not more
lhqn 5 minufes in o mechqnicol bofch mixer Wth lhe moximum omounl of woter to
produce o workoble consislency.
PART 3. EXECUTION
3.01
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B.
PREPARATION
Remove qll diri, ice, loose rusl ond scole from wolls qnd reinforcing prior lo instollotion.
INSTALLATION
Generol: Unless otherwise indicoied, loy block in running bond.l. Loy oll mosonry plumb ond truelolines. Provide full mortor joinfs. Mortor beds sholl
be spreod smooth or only slightly funowed.2. ln loying mosonry, ovoid over-plumbing ond pounding of ihe comers ond jombs lo
fil strelcher unils ofter being set in position.3. Where on odjuslmenl musl be mode ofler fhe morfor hos siorled lo horden, remove
mortor ond reploce with fresh mortor.4. Where culling of units is necessory, moke cuts wifh o molor-driven mosonry sow.5. Joints sholl be plumb or level. Tool exposed joinis.
6. Adjusl mosonry dimensions ond instqll slorler unils os required to eliminole smqll cuis
ond to mqinloin bond.
B. Built-ln Members: Sleeves of proper size sholl be provided by olhers to permit possoge of
pipes fhrough wolls. Build in woll sleeves, onchors, ploles, liniels ond olher sleel members
provided by others. Properly set such builtin members os wolls progress qnd under the
direction of porty providing some.
C. Cutling ond Potching: Cul ond polch mosonry wherever nece$ory for olher trodes. Use
experienced mechonics with workmonlike monner. Do not injure the strength or
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oppeoronce of finished work. Cutting of finished mosonry for the purpose of building-in
I members noi ollowed.
3.03 ACCESSORIESINSTALLATION
r A. Horizonfol Reinforcemenl: Insioll conlinuously 16" o.c. verticolly in oll block wolls. Lop 6".
Instoll odditionol piece obove qnd below openings extending minimum 2 ft. beyond
I ePsnino'
.. 3.04 PROTECTION AND REPLACEMENT
- A. Proleclion of Completed Work from Physicol Domoge: Protect projecling mosonry lioble
fo domoge ofler selling.
B. Reploce ony mosonry work showing domoge or disfigurolion during lhe progress of work
f in ils entirety. Polching or hiding of delecfs nof permilled.
I C. Remove ond reploce ony frozen work.
I 3.os PoTNING AND cLEANTNG
r A. Cul oul defecfive joinis ond holes in exposed mosonry ond repoint wifh mortor. Dry
I brush mosonry surfoce ofler mortor hos sef of end of eoch doy's work ond ofler finol
poinling. Cleon exposed mosonry wiih stitf brush ond cleon woler.
I B. Commerciol cleonen or dilufed ocid moy be used onlywith the Archilect's permission.
r C. Upon complefion of pointing ond cleoning leove ihe work oreo ond sunounding
I surfoces cleon ond free of mortor spols, droppings, ond broken mosonry.
I sEcTroN 04853 M.RTAR-pLA.ED sToNE AssEMBLTEs
- PART | -GENERAL
I I.OI SUMMARY
I A. section Includes:l. Extedor rough sfone mosonry veneer.
1i 2. Rough stone mosonry veneer of fireploces.
I 3. Slone fireplqce heorths ond seoler.4. Cul slone cops.
I 5. Stone sills
I,02 REFERENCES
t A. Reference Slqndords: Comply with following:l. Americon Nolionol Slondqrds Institute, ANSI/NBS 2l I (A4l.l ). "Building Code
I Requiremenfs for Mosonry''I 2. Uniform Building Code, 1997 UBC, Chopler 2l - Mosonry.
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I.06 PROJECTCONDITIONS
PART 2 - PRODUCTS
2.0r sToNE
A. Rough Slone: Sweetwoler Buff ond Aspen Gronile Blend.l. Size: Vorioble thickness wilh sizes lo mofch occepted somple.
B. Cut Slone: Colorodo Buff Sondstone wilh snopped or sown edges os direcled by
Archiiect. Fireploce chimney cops ond edge of decks os indicoted.
C. Fireploce Heorths: See Drowings.
2.O2 MORTAR MATERIALS
A. Portlond Cemenf: ASTM Cl50
B. Hydrofed Lime: ASTM C207
C. Aggregofe for Mortor: ASTM C 144
D. Woler: Cleon ond free from deleterious omounts of ocids olkolis or orgonic moferiols.
E. Anlifreeze Compounds: Not permiited.
F. Olher Admixtures: Only with permission of Architect.
2.03 MIXES
A. Non-Sloining Stone Setting Mortor: Type S. Contoining non-sfoining Type I Portlond
Cement, hydroled lime qnd oggregole. 1800 psi overoge compressive sfrength in 28
doys.
B. Meosurement: Melhod of meosuring moleriols sholl be by volume. Meosuremenl of sqnd
by shovel nol ollowed.
Mixing: Mix cementilious moteriols ond oggregote for oi leosi 3 minules ond not more
thon 5 minules in o mechonicol botch mixer with lhe moximum omount of woler to
produce o workoble consislency.
Relempering: Relemper mortors thoi hove stiffened becouse of evoporoiion of woler
from lhe mortor by odding woier os frequently os needed to resfore required
consislency. Use morfor wilhin 2 hours qfter inifiol mixing.
2.04 ACCESSORIES
A. Slone Veneer Woll Ties: Triongulor golvonized 3/l5" wire tie similor to Dur-O-Wol No. D/A
213 Adjustoble Veneer Anchors.
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I . Drywoll Screws: Golvonized No. 8 x I -l /4"
r C. Doveioil Anchors: 1" x3-1 12" or l " x 5-l /2", I 6 gouge, golvonized, corugoted. Size for 2"
minimum embedmenl in horizontol mortor joint.
! D. Flexible Floshing: Dur-O-Wol DCF Reinforced vinyl eihylene wiih D/A 1502 floshing lope.
I E. Weep Holes: l/4" i.d. PVC tubing.
F. Fireploce Heorth Seoler: Okon W-l cleor woler repellenl seoler.
PART 3 - EXECUTION
I 3.or AccEssoRrEs TNsTALLATToN
r A. Anchors: Anchor mosonry ogoinsl concrefe by use of doveloil onchon inserted in
I embedded slols ol l6" verticolly ond24" o.c. horizonlolly. Extend 2" info horizontol morlor
joinis.
I B. Ties: Foslen odjustoble onchors to sheothing info wood sluds using power driven screws
ol 32'on center verlicolly on olternole sluds. Hook lriongulor lie to onchor, providing 2"
t projecfion inlo horizonlql mortor joint.
I C. Flexible Floshings: Insloll in slurry of fresh mortor os indicoled. Stort ftoshings I 12' lrom
r outside foce of woll. Turn up foce of sheolhing o minimum of 5" ond lope lop edge.
I Lop ond lope end ioinls.
I D. Weep Holes: Insloll where floshing or wolerproofing turns out ond terminotes in horizonlol
I morlor joinls. Insloll of 24'o.c. in soft mortor.
r 3.03 STONE INSTALLATION
I A. Generol:
I l. Loy rough foce sfone wo* from oufside foce of wolls.
f] 2. Stort ot sleel ongle ledge on concrete wolls or on CMV Ledgeos deloiled.3. Loy only good foces of slone lhot molch foce of work loword the outside.
;1 4. Rough shope slone wifh hommer lo opproximotely fit eoch olher. Knock off weok
I porlions to bring stones lo even beoring.5. Corry up oll wolls of some lime.6. Compleled slone work sholl molch occepted somple ponel7. Do not domoge moss foces.8, Cop veneer with morlor cop sloped to droin os indicoled.9. Bolfen slope os shown on Drowings.
B. Joinfs:l. Avoid sploshing exposed foces of sfone wilh mortor.2. Remove droppings ond sploshings immediolely wilh cleqn sponge qnd woler.3. Joinls: Full bedded.
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Wires: Cul off wires beneoth surfqce thot ore used for tying stone in ploce during
mortoring. Exercise core thqt such ends ore properly covered lo prevent rust.
Built-ln ltems:l. Cooperole to build-in ilems of others inlo mosonry os work progresses.
2. Liniels: Instoll linlels os indicoted for openings over l6" in widih. Insiqll in beds of
mortor ond do necessory pointing.
3. Choses ond Recesses: Provide choses in mosonry wolls os indicoled ond required
for mechonicol ond eleciricol work for pipes ond conduils.4. Built-in ltems: Instoll sleeves of proper size provided by others, where direcled, to
permil possoge of pipes through wolls. Build-in woll sleeves, onchors, plqtes, ond
oiher members provided by ofhers. Properly set built-in items os wolls progress ond
under direclion of porty providing some.
Sforting ond Slopping: Where fresh mosonry joins portiolly or tololly sef mosonry, cleon
exposed surfoces of sel mosonry ond wet lightly to obtoin good bond with new work.
Remove loose mosonry ond mortor.
3.04 POINTING AND CLEANING
A. Poinling: Point stone work os work progresses using rounding pointing tool. Mortor joinls
for dry stock oppeoronce to motch work in occepfed somple woll ponel.
Cleoning: Upon complelion of pointing ond cleoning, leove work oreo ond sunounding
surfoces cleon ond free of mortor spols, droppings, ond broken mosonry.L Cleon soiled ond sloined exposed stone by scrubbing wiih soop powder boiled in
cleon woter. Apply with stiff brush, odding cleon, shorp, fine white sond to the soop
ond woler mixiure when necessory.2. Alter scrubbing, drench surfoces ihoroughly with cleon wqler.
3. Leove eniire work cleon ond perfecl upon complelion.4. Commerciol cleoners qnd diluied ocids nol ollowed.
5. Do not domoge moss.
Seoler: Apply non-visible penelroting seoler lo oll fireploce heorlhs.
3.06 PROTECTION
A. Proieclion of Completed Work from Physicol Domoge: Prolect projecting mosonry lioble
lo domoge ofler selting by well supported suilqble plonking. Securely box jombs ond sills
of openings used for possoge.
B. Replocement: Reploce mosonry work showing domoge or disfigurotion during progress
of work in its eniirely. Polching or hiding of defecls not permitled.
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SECTION 04880 MASONRY FIREPLACES
I PARTI-GENERAL
I r.ol SUMMARY
A. Section Includes:
f l. Mosonry fireploce ossemblies.
- 2. Melol flue.
t 1.o2 sYSTEM DEscRtPTtoN
A. Design, furnish ond insloll mosonry fireploces os indicoled.
1.O3 SUBMITTALS
I A. Design: Submit deloiled designs of fireploces for occepionce.
B. Somples: Submit somples of firebox linings for occeplonce in occordonce with Section
I ol3oo-
r C. Product Doto: Submit producl dolo for mosonry heoler. Include complele instollotion
I insfructions ond mointenonce recommendolions.
t r.o4 euALrTY ASsuRANcE
r A. Fireploce Croftsmon: Experienced ond quolified for this type of fireploce work ond
I occepted by Archifect before slort of work.
- 1.05 WARRANTY
I A. Fireploce Drow: Guoronlee lhot fireploces will drow. Rework ond reploce work os
f necessory lo Provide ProPer drow.
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PART 2 - PRODUCTS
I 2.ot FTREPLA.E'
- A. Moleriols:t L Mosonry Moferiols: Comply wifh Seclions 04060,04810 ond 04853.2. Fire Box Linings: ASTM C64. Firebrick. Color os selecled by Architect.'I 3. Firebrick Mortor: ASTM C105.
I B. Accessories:
;| l. Doors: Custom doon supplied under ollowonce. See Section Ol2l0.I 2. Gos Log: SeeSeclion 10310.
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2.02 FLUES AND FLUE ACCESSORIES
A. AcceotobleMonufoclurers:l. Mojesfic2. Approved substiiule
B. Monufocturer ond Type: Closs A flue including:L Flue Sections2. Woll Support Kil3. RoofSupport4. Anchor Plole5. Slorm Collor
C. Chimney Cops: In occordonce with Sections 05500 Metol Fobricqlions ond 07600
Floshing ond Sheel Meiol.
PART 3 - EXECUTION
3.OI FIREPLACES
A. Design: Be responsible for detoiled design of firebox, smoke chombers, flues, etc., in
conformonce with generol designs os indicoled. No domper ollowed.
B. Mosonry Work: Comply with Secfions 04060, 04810 qnd 04853.
C. Inslollofion: Comply with highest slondord proctice for fireploce construclion.l. Fill voids wilh lempered mortor.2. Slosh loosely behind firebox woll lo ollow for exponsion.3. Insfoll wilh joinls in firebrick nol exceeding l/4". Instoll firebrick in heningbone
Pqllern.4. Mointoin 2" minimum cleqrqnce between mosonry ond combuslible moieriols.5. Set flue os indicoted.
END OF DIVISION 4
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Generol Requiremenls: Generol Conditions, Supplemenfory Conditions ond Division I - Generol
I Requiremenls opply to work of fhis division.
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I sEcTroN 05120 STRUCTURAL STEEL
PART I - GENERALnII I.OI QUALITY ASSURANCE
I A. welders: AWS certified.
1_\ 1.02 REFERENCES
r A. Struclurol Steel Work: Comply wifh AISC Specificolion for Slrucfurol Sleel Buildings, 1989
Edilion.I!' B. Welding: Comply with AWS Slruclurol Welding Code - Sieel Dl.l.
I r.o3 suBMTTTALs
- A. Producl Doto: Submil in occordonce wifh Section 01300 for the following:
I I Lood indicolor bolfs.2. Exponsion bolls.3. Adhesive onchors.I B. Shop Drowings: Submit in occordonce wilh Seclion 0l3OO.
I PART2- PRoDUcTs
2.01 STRUCTURAL STEEL SHAPES
I- A. Wide Flonge (W) Struclurol Sleel Shopes: ASTM A36.
I B. Chonnels (C ond MC), Angles (L), Bors ond Ploles: ASTM A36.
I C. Welded qnd Seomless Sleel Pipe: ASTM A53, Type E or S, Grode B.r D. Hollow Sfruclurol Sections (TS qnd HSS): ASTM A500, Grode B.
| 2.02 FASTENERS. ANcHoRs AND WELDTNG MATERTAL'
A A. Bolts: Conform to ASTM A325 ond RCSC Specificolion. Lood indicotor iype os
I monufoclured by Lohr, Le Jeune, Bethlehem Steel, or opproved substilute.
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DIVISION 5 - MEIALS
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E.
F.
Nuts: ASTM A563.l. Grode ond surfoce finish: Nuis for use wifh A325 or A490 bolts sholl comply with
requiremenls of RCSC Specificotion for bolt type required.
Woshers: ASTM F436. Provide flot circulor woshers or squore or rectongulor beveled
woshers os indicoled or required for eqch bolted conneclion.
Anchor Bolls: Size, type ond length os shown on Drowings. Provide hex nufs ond ploin
woshers unless indicoied otherwise.l. Hooked Anchor Bolts: ASTM A36.o. Minimum hook projection: 3 inches unless indicoted olherwise.b. Minimum lhreoded lenglh: Motch lenglh of bolt projection.2. Threoded Rod Anchors: ASTM A36.3. Heoded Anchor Bolts: ASTM A307 with suitoble nuls ond ploin woshers unless
otherwise indicoteo.4. Minimum length of embedmenl: 7 inches unless indicoted otherwise.5. Minimum length of projection: 3 inches unless indicoled otherwise, ond sufficient to
fully engoge nut ofler instollotion of sfeel member being onchored ond wosher, plus
ollowonce for normol inslollolion loleronce.
Shop Poinl: Steel Structures Pointing Council Specificotion SSPC Poinf I I red oxide.
Exponsion Anchors: Wedge type, complele wilh required nuls, woshers ond
monufocturer's inslollqlion instructions. Sizes os indicofed on Drowings.l. Inlerior Use: For use in conditioned environments free from polenliol moisfure
provide corbon sfeel onchors conforming to ASTM A5l0 wilh lnc ploting in
occordonce with ASTM 8633.2. Exterior or Exposed Use: In exposed or polentiolly wel environmenls ond for
otlochmeni of exlerior clodding moteriols, provide sloinless steel onchors. Sfoinless
sleel onchors sholl be Series 300 sloinless sf eel bolls wilh Series 300 or Type l8-8
sloinless steel nuis ond woshers.
3. Where onchor monufocturer is not indicqted, subject io complionce with
requiremenls ond occeplonce by the Architecf, provide one of lhe following:a. Hilti Inc. Kwik-Bolt ll.b. ITW Romset/Red Heod Red Heod Wedge Anchor.c. Approved subslitule in occordonce with Seciion 01600.
Adhesive Anchors: Threqded sleel rod, complete with required nuts, woshers, epoxy or
esfer-bosed odhesive syslem ond monufocturer's instollotion instruciions. Type ond size
os indicoted on Drowings.l. Inlerior Use: For use in condilioned environments free from poleniiol moislure
provide threoded corbon sfeel rods conforming to ASTM A36.2. Exlerior or Exposed Use: In exposed or polentiolly wel environments ond for
oltochmenf of exterior clodding moferiols, provide slqinless sleel onchors. Sioinless
sleel qnchors sholl be Series 300 stoinless sleel threoded rods with Series 300 or Type
l8-8 sloinless sleel nuts ond woshers.3. Where onchor monufocturer is not indicoted, subject lo complionce with
requiremenis ond occeptonce by lhe Archilect, provide one of the following:
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o. Hilti lnc. HAS or HIT threoded rods. HVA or HIT HY-I50 Adhesive Anchoroge
System for onchoroge to concrele or slone. HIT HY-20 Adhesive syslem for
onchoroge lo brick or concrele mosonry.b. Powers Rowl Fosfening Systems Sfroight Cut Anchor Rod with Power-Fosl
Cortridge Syslem.c. Approved subsliluie in qccordonce with Seclion 01600.
FABRICATION
Generol: Fobricole slrucfurol sleel in occordonce with AISC specificolion.
Shop Poinling: After fqbricolion, cleon off loose scole, rusl, weld slog or flux deposii, oil,
greose, dirt or other foreign moleriol ond shop coot fobricqled ilems with red mefol
primer.
Morking: Mork memben in prolecled ploinly visible locolions, in occordqnce wilh
reference numbers on selling diogroms.
Finished Work Finish work in occordonce wilh lhe opproved shop drowings. Fobricole
true ond free from lwists, kinks, buckles, open joinls ond olher defecls.
Splices: Splicing of members lo obloin the required lengths not permitted without prior
opprovol of the Archilecl.
Subslilutions: Where exocl sizes ond weighls colled for ore nof reodily ovoiloble, secure
lhe Archifecf's opprovol of suitoble sizes in lime io obviqle ony deloy due lo such
substitutions.
Cutting ond Fitling: Perform necessory cutting, fitting ond drilling for occommodqtion of
olher lrqdes ond do wholever is necessory lo secure conecl informotion for some, bolh
before ond ofter sleel is delivered. Culfing or drilling nof ollowed on project without
occeplonce of Archilecl.
F.
H. Welding: ComplywithAISCSpecificolionsondAWSDl.l. Weldsnotspecifiedsholl be
3/16 inch conlinuous fillei but nol less thon AISC minimum bosed on lhickness of pqrts
joined.
PART 3 - EXECUTION
3.OI ERECTION
A. Generol: Erect structurol sleel in occordonce with AISC Specificotion.
B. Temporory Brocing: Provide femporory brocing os necessory for deod lood. wind ond
erecfion slresses.
C. Beoring Ploles: Align individuol beoring ploles for beoms ond similqr struclurol members
with wedges or shims.
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D. Erection Toleronces: Erect individuol pieces so thol the deviolion from plumb. level ond
olignmenl sholl not exceed I to 500.
E. Bose Plote Grouling: See Seclion 03600.
SECTION O55OO METAL FABRICATIONS
PART I - GENERAL
I.OI QUALITY ASSURANCE
A. Welders: AWS certified.
1.O2 REFERENCES
A. Metol Fqbricotion Work: Comply with AISC Specificotion for lhe Design, Fqbricotion ond
Ereclion of Structurol Steel for Buildings.
B. Exposed Melol Fobricotion Work: Comply with Seclion l0 Architecturolly Exposed
Siructurql Steel of AISC Code of Siondord Proclice.
C. Welding: Complywilh AWSStructurol Welding Code-Steel Dl.l.
I.O3 SUBMITTALS
A. Shop Drowings: Submit in occordonce with Section 01300.
PART 2 - PRODUCTS
2.01 MATERIALS
A. Moferiols: New slock of types ond sizes indicoted.
B. Steel Shopes, Bors ond Plotes: ASTM A36.
C. Sfeel Pipe ond Tubing: ASTM A53, A50l or A500; minimum woll thickness 1 I gouge.
D. Sleel Primer: Tnemec lG99 red metol primer or Rusl-Oleum 1069 red primer.
2.02 FABRICATION
A. Generol:l. Fobricole in occordonce with deloils ond occepted Shop Drowings miscelloneous
items of metol work indicoted or qs necessory to complele work.2. Moleriols: Stock of types ond sizes indicoted.3. Verify dimensions on site prior lo shop fobricotion.4. Fit ond shop ossemble sections in lorgesf procticol sizes for delivery lo sile ond
inslollotion.
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I B. Moke culs cleon ond shorp wilh wire edges ground smoolh. In completion, the work
t sholl be stroight, rigid ond lighf ond free from defecls. Close exposed ends of sleel pipeI or lubing wifh welded cops. Moke exposed joinl butf tighl, flush ond hoirline.
I C. Welding: Miter ond cope inleneclions ond weld oll oround. Remove sploller. grindq/ exposed welds lo blend ond conlour surfoces lo mqlch fhose odjocent.
I D. Shop Pointing: Afler fobricofion, cleon off loose scole, rusl, wdd slog or flux deposit, oil,'r greose. dirt or ofher foreign mqleriol ond shop cool fobricofed sfeel ifems wilh red metol
rl Primer'
tr PART3-TNsTALLATToN
n 3.or TNSTALLATToNI
A. Weld or bolt oll ilems securely in ploce or otherurise fosten os indicqled ond on opproved
I shop drowings. Grind field welds smoolh ond louch-up with red primer.
- B. Erecl work squore qnd level, free from dislorlion or defecls detrimenlol to oppeoronce or
I oerformonce.
END OF DIVISION 5
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DIVISION 6 - WOOD AND PLASTICSII
Generol Requirements: Generol Conditions, Supplementory Conditions ond Division I - Generol
t Requirements opply io work of lhis division.U
I sEcTroN o5roo RouGH cARPENTRY
PART I - GENERALIII[/ I.oI REFERENCES
I A. Wood Froming: Comply wilh requiremenls of Uniform Building Code ond ANSI/AF&PA
NDS-1997 - "Nolionol Design Specifrcotion for Wood Construclion", os published by the
Americon Forest qnd Poper Associofion.I
') B. Lumber: Comply with Siondord Groding Rules for Wesiem Lumber published by weslern
Wood Producls Associolion.
C. Plyrvood: Comply wifh the following.
I l. APA Plywood Design Specificotion PDS 1986.
I 2. US Deportmenl of Commerce Product Sfondord PS l-95 Conslruclion ond Industriol
Plyvood.
t D. Performonce Roted Wood Sheothing Ponels: Comply with the following.l. APA PRP-I08 Performonce Stondords ond Policies for Slructurol - Use Pqnels.
I 2. US Deporlment of Commerce Product Stqndord PS2-92 Wood-Bosed Struclurol-Use
f Ponels.
A |.02 QUALITY ASSURANCE
I A. Grode Sfomps:
t l. Lumber: Eoch piece sholl be WWPA or WCLIB grode slomped.Il 2. Wood Sheqthing: Eoch ponel sholl be idenlified with fhe grode trodemork of the
APA.
I 3. Sill Plotes: Eoch piece sholl be slomped lo indicole complionce wifh AWPAI pressure freotmenl slondords.
I B. Lominoted Veneer Lumber: Producl sholl hove cunenf Notionol Evoluotion Report ondI be occepfed by Americon Council of Building Officiols os on occeploble qllernolive
moleriol, producl or mefhod of conslruction.
,I\I PART 2- PRODUCTS
I 2.o1 ROUGH HARDWARE
A. Provide necessory bolls, screws, noils, clips, plotes. slrops, hongers, etc. necessory for lhe
I compleiion of rough corpentry. Use conecl moteriql of proper size ond strength for the
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purpose intended. Conform to lhe requirements ot this specificolion, lhe notes on ihe
Drowings ond opplicoble building codes.
B. Provide onchor bolts indicoted to be buili into the concrele ond mosonry for support of
wood froming for inslollqtion under Division 3 Concrete ond Division 4 Mosonry.
C. Bolls ond Log Screws: Common bolts ond screws, ASTM 4307. Exferior sholl be hot dip
gqlvonized. Point where exposed.
D. Sleel Plotes ond Strops: ASTM A36, size os indicoted. Wdd plotes togetherwifh 3/16" fillet
welds oll sides ond full length of conlocl surfoces unless noied. Use E60 or E70 welding
electrodes. Prime with shop point. Exlerior sholl be hof dip golvonized.
E. Stoples: Nol ollowed.
F. Screws: Conosion resislont.
2.02 DIMENSION FRAMING LUMBER
A. Generql Requirements: Sound, lhoroughly seosoned, surfoced four sides, well
monufoctured ond free from worp not conectoble by bridging, blocking or noiling.
B. Slress Grodes: All lumber sholl comply with slress grode roling indicofed in the Generol
Noles on lhe Slructurol Drowings.
Moislure Content: Moximum ot 19%.
Studs:1. 2x4: Stud grode or No. 2 or belfer Douglos fir-lorch.2. 2x6: No. 2 or betfer Douglos fir-lorch.
Plotes: No. 2 or Belier Douglos fir-lorch or Hem Firl. Preservolive Treotmenl: All ploles on concrefe pressure preservoiive lreoled.
F. Joists, Roflers ond Heoders: No. 2 or better Douglos fir-Lorch. Heoders sholl be kiln dried.
G. Blocking: Douglos fir-lorch or hemJir, stondord grode or belter.
H. Funing: Douglos fir-Lorch or HemJir, stondord grode or beller.
2.03 VERTICAL LAMINATED VENEER LUMBER
A. Lominoted Veneer Lumber (LVL) Beoms ond Heoders: TrusJoisl MocMillon Microllom,
Verso-Lom by Boise Cqscode Co. or eguol meeling minimum slructurol properlies
indicoted on Slruclurol Wood Froming Generol Notes on Slructurol Drowings.
B. Lqminoted Slrond Lumber Rim Boords: Trus Joist MocMillon Timber Strond LSL.
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2.O4 SHEATHINGIr A. Struciurql Woll Sheothing: APA CD Plywood or APA Roted Sheothing.I. Thickness ond ldenlificotion lndex: As indicoted.
I 2. Exposure Durobility: Exposr.lre I (lnterior wifh exterior glue).r 3. Use for lolerol support os indicoted.
I B. T & G Floor Sheofhing: APA Sturd{-Floor T&c veneer foced Exposure IL Thickness ond spon roting os indicoted.
,l C. Roof Plywood Sheolhing: APA CD.] l. Thickness ond ldeniificolion Index: As indicoted.? Exposure Durobility: Exposure I (lnterior with exlerior glue).I 2.O5 METAL FRAMING ANCHORS
I A. Acceploble Monufociurer: Simpson Strong-Tie Compony.
- B. Types ond Sizes: As indicoted ond required.r C. Accessories: Provided noils ond bolts os recommended by monufoclurer.
n 2.06 GLUE
- A. Glued Floor Syslem Adhesive: Any brond meeiing APA Specificolion AFG-01.
J/ l. Glue for OSB ponels wilh seoled surfoces ond edges: Use only solvenl-bosed glue.
r 2.07 SILL SEALER
I
Tenneco Building Producls Amofoom Sill Seoler or occepted subslifule.
| 2.08 WEATHER RE'T'TANT BARRTER'
I A. Fell ASTM D226-95, No.3O ospholl-soturoted orgonic fell.
I B. Air ond Moisture Bonier: See Section 07270 Air Boniers.
I PART3-EXECUTT'N
A 3.OI INSTALLATIONrtA. Generol: Insloll froming, sheothing qnd metol froming onchors in occordonce with the
Uniform Building Code. See Generol Notes on Struclurol Drowings.
B. Froming:l. Perform froming in subsfonfiol monner consistenl wilh occepted slqndords of lhe
corpentry lrode. Erecl froming plumb, level ond lrue, ond rigidly onchor in ploce.
2. Locote sluds 16" o.c. excepl where indicoted olherwise. Provide double studs both
sides of openings ond ol ends of wolls.
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3. Locole roof ond floor joisfs os indicoted. Provide conlinuous heoders or solid
blocking (os indicoted) ot joist beorings. Provide bridging os indicoted.4. Reploce worped lumber in wolls ond joisls prior to insiollolion of finish surfoce.5. Anchor plotes of beorings os indicoted. Unless otherwise indicoted, bolt plotes
firmly fo concreie wifh l/2" x 8" onchor bolts, 4 -0" o.c. or os required by structurol
Drowings or use Romsel, or equol, powder-ocluoled fosiening system.6. Builf-Up Wood Columns: Lominole 2x members wiih continuous exlerior glue ond
slitch noiling. Longiludinol splices not ollowed.
Exlerior Wood Sill Ploies on Concrete: Set on sill seoler in occordonce with
mqnufoclurer's recommendolions.
Funing: Instoll of l6" o.c. os indicoled. Secure wilh metol exponsive onchors or powder
ocfuoied fosleners ol 24" o.c.
Floor Sheofhing:l. Insloll ponels continuous over two or more spons wilh foce groin perpendiculor to
floor joists or decking ond oll end joints supported. Stogger ends of odjqcenl sheets
4 -0" where possible.
2. Apply l/4" conlinuous beod of glue ot eoch joist {2 beods of butt joints)
immediotely before loying ponel. Set ond noil sheet leoving I /16" spoce of ends
ond edges.
Noiling: Comply wifh Generol Notes on Sfruclurol Drowings.
Noil ond block qs indicoted on Structurol Drowings.
Roof Sheothing:l. Insloll ponels confinuous over two or more spons with foce groin perpendiculor to
joisls ond oll end joinls supporied. Stogger ends of odjoceni sheets 4'{" where
Dossible.2. Ponel edge clips: Insfoll of sheothing joinis wilhout tongue-ond-groove or edge
blocking. Provide ol l6 inches on center moximum.
Noiling: Comply with Generol Notes on Sfruclurol Drowings.
Noil ond block qs indicoled on Slruclurol Drowings.
Woll Sheothing: lnsfoll ponels veriicolly with oll edges supportedl. Noiling ond Blocking: Comply with Generol Notes on Slruciurol Drowings.
Melol Froming Anchors: Secure fosten in ploce in occordonce with monufoclurer's
recommendolions.
Fosleners:l. Where splitting is likely lo occur cousing o reduclion in member or conneclion
copocify, pre-bore noil holes 1/2 size of noil diomefer qnd use threoded hordened
steel noils.
2. Bolls: Boll holes shqll be l/16" lo 1/32" lorger thon the bolt diometer. Corefully
center bolt hole between side plotes ond moin members. Provide sfondord
woshers between wood ond bolt heods or nuts.3. Log Screws: Provide leod holes for screw diomefer os follows. Provide slondord
wosher between wood ond screw heod.
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Log Screw Nominol Diometer Leod Hole Diomeler
J l/2" Diqmeler 5/16" DiomelerS/8'Diomeler l3/32'Diqmeler
I 3/4"Diomeier l/2" Diomeler
Leod holes for lhe shonk sholl hove o diomeier ond length equol lo lhe unthreoded
t porfion of ihe screw shonk in lhe moin member. Lubricole screw with soop before
inslolling.
I 3.03 wooD BLocKtNG AND FRAMTNG REQUTRED FoR woRK oF oTHER sEcTroNs
A. Generol: Cooperole wilh ofher lrodes. Provide required grounds, blocking, wood
I bocking ond froming. Perform necessory culting ond potlhing of rough corpenlry work
os required.
I B. Interior Blocking: Instoll blocking of size required for support of hqndroils, loilef ond bofh
occessories, wolFmounled door stops, woll cobinets ond olher wolFmounfed occessory
r items. Sel lrue lo line, level or plumb well secured in stud woll ond flush with bock of
I drywoll or olher woll finish.
r C. Exlerior Blocking:
I l. Instoll blocking of size required for exleriorwoll finish moleriols. exlerior hondroils,
exlerior woll mounied equipmenl, roof edge detoils ond ofher locolions os
I 2. il35'ilt'**ts ror wood boord sidings os required ro olow noitins of sidins ro sruds,
noiling slrips or blocking ol o mqximum of 24 inches on cenier.
I 3.04 wEATHER REsTsTANT BARRTER TNSTALLATToN
r A. Slople lo wood sheothing behind shingles ond elsewhere os indicoled.
I B. Apply lo sheolhing from bolfom to fop of woll.
r l. Lops:
f o. Horizonlol Joinfs: 2 inches minimum.b. Verticol Joints: 6 inches minimum.
T
SECTION 06I30 HEAVY TIMBER CONSTRUCTION
I PART I -GENERAL
r l.0l SUMMARY
I A. Secfion Included:
I l. Heovy limber beoms, lintels, purlins, stringen ond oufriggers.I 2. Heovy timber posts ond struls.3. Rough hordwore ond conneclions.I
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1.O2 REFERENCES
A. ReferenceStondords:l. Wood Froming: Comply with requiremenls of Uniform Building Code ond
ANSI/AF&PA NDS-1997 "Notionol Design Specificotion for Wood Conslrucfion", os
published by the Americon Foresl ond Poper Associotion.2. Lumber: Comply with Groding Rules for lumber, lolest edilion, os published by
Weslern Wood Products Associolion.
I.O3 DEFINITIONS
A. Heovy Timber: For purposes of this specificolion, heovy timber is defined os solid wood
froming members hoving o nominol dimension of 4" ond over in both lhickness ond
width.
I.O4 SUBMITTALS
A. Shop Drowings: Submil shop drowings for heovy limber lrusses, qnd qll fobricoted steel
connections qnd supports.
B. Producl Doto: Submil monufoclurer's cofolog dolo for oll ofher connections ond
supporls.
PART 2 - PRODUCTS
2,O1 EXPOSED HEAVY TIMBER PURLINS. BEAMS, STRUTS AND POSTS
A. Generol Requiremenls: Sound, thoroughly seosoned, ond free from worp or significonl
surfoce defects.
B. Moislure Contenl: Moximum of 19%
C. Species ond Grode: Pine.
D: Finish: Wire Brush.
E. Treotment: Koppers Wolmonized Pressure Preservoiive Treotment.
2.O2 CONNECTORS AND SUPPORT
A. Acceploble Monufqcturers: Simpson Strong-Tie Compony, or opproved substiiute.
2.O3 ROUGH HARDWARE
A. Noils: Common wire noil lenglh ond diometers. Do not use box nqils. Threoded
hordened steel noils moy be substituled for common size noil of conesponding size.
Golvonized noils sholl be hot dip golvonized ASTM A153.
B. Bolts ond Log Screws: Common bolts ond screws, ASTM A307. Exterior sholl be hot dip
golvonized. Poinl where exposed.
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I C. Steel Plofes ond Strops: ASTM A36, size os indicqled. Weld plofes logetherwith 3/16" filletr welds oll sides ond full lengfh of conlocl surfoces unless noled. Use E70 welding
eleclrodes.
PART 3 - EXECUTION
I 3.oi RouGH HARDwARE
r Provide ond insloll rough hordwore ond metol foslenings os indicoled, specified or
I required for proper inslollotion. Noils, spikes, screws ond bolls ond similor ilems sholl be
sizes ond fypes to properly secure memben in ploce.
I 3.o2 HEAVY TTMBER TNsTALLATToN
A. Generol:
I l. Noil or spike members in occordonce wilh Uniform Building Code.2. Cul froming squore on beorings, closely fii, occurolely set lo required lines ondI i:J:f;"::ff"33:lfiiin'"3lffi:i1T'iJ5 l'.?11","',li'?.1;' B:.'1:'ff ilS:lil ",concrele.
I 3. Do nof cul, nolch or bore froming members lor possoge of pipes or conduils wilhoul
t Archilect's permission. Reinforce froming members os directed where domoged by
cufting.
I B. Fqsteners:l. Where splitting is likely to occur cousing o reduciion in member or connection
I :r:Blfitldo.-bore
noil holes l/2 size of noildiqmeler ond use threoded hordened
2. Bolts: Boltholessholl be l/16"1o1132" lorgerlhontheboltdiometer. Corefully
I cenler bolt hole befween side ploles ond moin members. Provide siondordI woshers befween wood ond boll heods or nuls. Plug holes wifh wood.
I C. Anchors, Conneclon ond Supports: Insloll os indicqled on Drowings.
I SECTTON 06174 WOOp r JOISTS
PART I - GENERAL
I I.OI DELIVERY, STORAGE AND HANDLING
I Store joisfs in verticol posilion, off lhe ground ond covered for profeclion from weqlher.
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2.01 wooD r JotsTs
A. Joisls: TrusJoisl MocMillon TJI Pro 150, 250, 350, or 550 Series os indicoted, or occepted
subslitufe by other qcceptoble mqnufocturer with equol or beiler lood corrying
copocity ond siiff ness.l. Series, depths ond grodes os indicoled on Struclurol Drowings.
B. Accessories: Provide bridging, qccessories ond ollochment os indicoled ond
recommended by monufocturer.
PART 3 - EXECUTION
3.OI ERECTION AND INSTALLATION
A. Ploce joisls in positions indicoted ond support in monner indicoted. Keep joists in,upright
posifion ol oll limes. Hold chords in o stroighl line from fime of setting until sheofhing is
opplied.
B. Instoll bridging os ereclion proceeds. Instoll temporory brocing lo moinloin olignmenl
ond prevenl lolerol movemenl. Securely onchor os indicoled ond recommended by
monufoclurer.
SECTION 06I98 LOG CONSTRUCTION
PART I - GENERAL
I.OI SUMMARY
A. Section Includes:l. Log Gutlers2. Log Snow Guords on Roof.3. Sieel hordwore ond otlochmenls
1.02 SUBMMALS
A. Shop Drowings: Submil shop drowings os specified underSeclion 01330. Indicote
perlinenl dimensions, culs ond drilled holes, fosteners, ereclion detoils ond connection
moteriols ond finishes.
B. The fobricotor sholl provide protection for moteriols during lronsit. The erector sholl be
responsible for proper core ond prolection of moteriols during unlooding, houling ond
erection.
Use podded, non-moning slings when hondling members.
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PART 2 - PRODUCTS
I 2.ot MATERTAL'
A. Logs: Peeled cedor. Logs sholl be motched for size ond oppeoronce. One piece full
lenglh of members wherever possible.
B. Hordwore:l. Log Screws: Comply with ASTM A3O7. Pqinl finish.2. Sfeel Brockefs ond Supports: ASTM A36. Point finish.
C. Treolment: None Required
I 2.02 FABRTcATToN
A. Generol: Fobricote members os required.B. Hordwore: Fobricole sleel hordwore qnd connections wifh joinfs neotly fitfed, welded
' ond ground smoolh.
C. Seoling: Unless indicoted otherwise, opply o coof of end seoler to ends of oll memben
os soon os prociicoble ofler end trimming. Surfoces sholl be lefl unseoled.
t PART3-EXEcuTroN
- 3.OI PREPARATION
T A. Field Meosurements: Toke meosuremenis on sile os required for conecl fobricqlion ond
- insfollotion.
I 3.02 ERECTION
I A. Log screw holes shqll be field drilled ofter memben ore in ploce lo insure posilive uniform
beoring.
I B. Provide temporqry supporfs, brocing ond onchoroge required fo hold members in plqce
unlil permonenily secured. Insloll spqcers ond seolonts os recommended by the log
I fobricofor.
3.03 FIELD QUALITY CONTROL
I The completely ossembled work sholl be inspecled ond opproved by fhe Archilecf
before iollowing conslruction is storted.I
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r.02
SECTION 062IO EXTERIOR FINISH CARPENTRY
PART I - GENERAL
I.O1 SUMMARY
A. Secfion Includes:l. Wood lrim ond foscio.2. Wood siding.3. Wood roilings.4. Goroge Door Focing.5. Wood Soffil.
REFERENCES
Lumber: Comply with Stondqrd Groding Rules for Weslern Red Cedor Lumber published
by fhe Nolionol Lumber Groding Authority (NLGA). Eoch piece of lumber sholl be grode
slomped.
PART 2 - PRODUCTS
2,01 EXTERIOR WOOD FINISH MATERIALS
A. Generol Requirements for Exlerior Wood Moteriols:1. Moisiure Conlenl: Minimum 9 percent, moximum l5 percenl ot delivery.
B. Trim ond Foscio Moleriol: Pine. wire brushed.
C. Wood Siding: Pine, 2x8, 2:.10,U12,2x4, chomfer qnd robbet, wire brushed.
D. Exlerior Roilings ond Guordroils: Pine
E. Goroge Door focing: Pine, wire brushed.
F. Wood Soffit: Pine, 2x6, T&G V-Groove, wire brushed.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Exterior Trim ond Fosciq: Wherever possible, provide eoch lenglh of finish in single piece.
Foce noil into froming using oluminum cosing noils. Drive flush bul do not sel.
B. Wood Soffits ond Goroge Door Finish: Blind noil with finish noils driven flush.
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SECTION 062I5 INTERIOR FINISH CARPENTRY
I PART I -GENERAL
I r.or suMMARYI
A. Section Includes:
I l. Slondord potlern wood lrim, bose, roilings ond ofher millwork.2. Shelf ond rod for clothes closels.
- 3. Wood plonk ceilings.
I 4. Wood Hondroils.
I.O2 REFERENCES
I A. Reference Slondords: Comply with following:l. Archilecturol Woodwork Instifute (Awl) - Architeclurol Woodwork Quolity Slondords,
7fh edition, Version 1.2, 1999.o. Comply with Cuslom Grode if not otherwise specified.
t 1.03 SUBMITTALS
I A. Shop Drowings: Submil in occordonce wilh Secfion 01300 Adminislrolive Requiremenls.
t l. Include conformonce lo required reference slondord.
r PART2-PRODUCTSt2.OI INTERIOR WOOD FINISH MATERIALS
I A. Generol Requirements for Inlerior Wood Moteriols:l. Solid Sfock Lumber Grode: ln occordonce wilh AWI rules for Cuslom Grode
I conslruciion wiih specified finish unless indicoled otherwise.
l| 2. Moislure Contenl: Minimum 5 percenl, moximum 12 percent qt delivery.
I B. Crown Moulding, Bose, ond Trim Moleriol: Pine. selecl, kiln-dried, exposed edges drowI knifed, milled os indicqted on Drowings, distressed ond wire brushed.
I C. ShelfondRod: Shelveswilhcontinuouswoodcleofondrod.a l. SupPort Cuslom wood.2. Rod: Cuslom Wood, l/2'diometer.
I 3. Shelves: Solid Pine.r 4. Finish: Cleqr finish under Section 09900.
I PART3-EXEcuTtoN
3.OI INTERIORMATERIALSINSTALLATION
r A. Generol: All instollolions AWI Cuslom Grode unless olherwise specified.
I q. Inlerior Finish:
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l. Lengths: Wherever possible, provide single piece for eoch lengfh of finish. Butt joints
not ollowed except for long pieces or room molds which moy be in two or more
seclions. When bult joints qre necessory, bevel joinls.
2. Generol: Instqll inlerior finish level, plumb qnd true.3. Securing: Tightly secure to brocing with noils, screws, glue, etc. Blind noil wherever
possible. Where surfoce noiling is necessory, use finish noils corefully set wilh noil
puncn.
4. Trim Finishing Agoinst Wolls or Ceiling: Mill wilh exlro widih ond scribe lo woll or
ceiling of job.
5. Edges: Excepf where molded, mill lrim with perfectly squore edges. Afler erection,
slighlly round exposed edges by sonding os direcfed.6. Inlerior Finish: Hond smooth reody for finish under Seclion 09900 free from mochine
or tool morks or ony roughness.7. Replocemenl: Reploce ony inlerior finish beoring hommer morks, splits, crocks, mors
or defects of ony nolure.
C. Shelf ond Rod: AWI Custom Grqde.
END OF DIVISION 6
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I DIVISION 7 - THERMAL AND MOISTURE PROTECTION
Generql Requirements: Generol Conditions, Supplemenlory Condifions ond Division I - Generol
t Requirements opply lo work of fhis division.
t sEcTroN o7r r r BrTUMrNous pAMppRooFrNG
PART I - GENERAL
- r.or SUMMARY
I A. Seclton Incluctes:r l. Dompproofing ond insuloting droinoge boord ql lhe following locolions:o. Bockfill side of oll exlerior foundotion wolls not receiving wolerproofing under
Section 07133. Exlend dompproofing from botlom of foundotion woll fo 6"
below finish grode or inlersection with slob obove.I
I PART2-PRoDUcTs
I 2.01 DAMPPROOFING
I
A. Producfs:l. Kornok No. l0O2. Sonneborn-ConlechHydrocide60O3. Accepled substitule in occordonce with Section 01600.
t B. Primer: ASTM D4l.
I C. Mostic: Heovy bodied biiuminous compound.
2.02 ACCESSORIES
I A. Prolection/Droinoge/lnsulotion Boord: Koch Worm-N-Dri woll
Droinoge/proteclion/insulolion boord.
I B. Droinoge Pipe, Grovel ond Filler Fobric: See Seclion 02620 Subdroinoge.
I PART3-EXEcuTloN
3.OI DAMPPROOFINGAPPLICATION
t A. Brush or sproy two cools of dompproofing of roles ond by melhods os recommended by
mqnufocturer to provide uninlemlpled ond impervious seol. Allow first coof to dry before
I oppllng second coot.
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3.02 PROTECTION/DRAINAGE/INSULATIONBOARD
A. Proteclion Boord: Apply to membrqne surfoces ot oll oreos io receive eorth fill or
concrete block for bottered stone veneer. Coordinofe with inslollotion of foundolion
droinoge system.
SECTION 07I33 MODIFIED BITUMINOUS SHEEI WATERPROOFING
PART 1 - GENERAL
I.OI SUMMARY
A. Section Includes: Membrone woterproofing ot the following locolions:l. Oulside foce of oll cosl-in-ploce concrete foundolion wolls where exterior grode is
obove inlerior finish floor. Lop over verlicol foce of footing, cover horizonfol foce of
fooling ond extend up exterior foce of woll lo 6" below finish grode or interseclion
wiih wqll woierproofing.2. Horizontol deck wolerproofing ond droinoge boord under concrete topping ond
over concrete deck over occupied or usoble spoces below. Exlend I -6" up on oll
odjocent verticol surloces (behind finishes) ond os indicoted on the Drowings.3. Under oll wood shingle ond sheet melol roofing os indicoled. Cover oll surfoces
including ridges ond volleys. Extend up foce of odioining verticql wolls o minimum
of 4-0" (behind finishes).4. Elsewhere os indicoled.
I.O2 SUBMITTALS
A. Product Dolo: Submil in occordonce wilh Seclion 01300.
B. Quolily Assuronce Submittqls:L Certificqtes: Submit monufoclurer's wrilten cerlificotion thot opplicolor is opproved
by monufoclurer.2. Monufoclurer's Instructions: Submil in occordonce with Seclion 01600.
I.O3 QUALITY ASSURANCE
A. Regulqlory Requirements: Producls sholl be certified lo meel the following.l. VOC complionl with oll opplicoble federol, stqte ond locol regulotions.
PART 2 - PRODUCTS
2.01 MATERIALS
A. Self-Adhered Modified Biiumen Wolerproofing Membrone for Decks qnd Concrete
Foundotion Wolls:|. AcceplobleMonufoclurers:o. W.R. Groce & Co., Biluthene System.b. W.R. Meqdows Seollight, Melnor.c. Americon Permoquik Inc., PQ 7100.
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d. Corlisle Corp., QSC-701.e. Approved substiiute in qccordonce with Section 01600.
2. Membrone:o. W.R. Groce Biiulhene 3000 wolerproofing membrone or opproved subsiiiufe
by occepioble monufoclurer.b. Moteriol: Composile lominoted sheet of polyethylene film cooled on one side
wilh o foclory opplied rubberized ospholt ond on olher side with q removoble
protective releose poper.
c. Nominol Thickness: 50 mils.3. Primer: W.R. Groce WP3000 primer or oiher VOC compliont primer by occeptoble
wolerproofing monuf oclurer.o. Cold Weolher Primer: W.R. Groce 82 Primer or occepted subslilule os
recommended by woterproofing monufoclurer.
Moslic: Monufqclurer recommended.
Proleclion Boord: Bituthene Aspholfic Hordboord or opproved subsliiute.
Droinqge/Profecfion Boord:o. Verticol Applicotion: Groce Hydroducf 2 Droinoge Composife.b. Horizonlql Applicotion: Groce Hydroducl HZ Droinoge Composife.
B. Self-Adhered Modified Bitumen Roof Membrone Underlqymenl ond Woterproofing
Membrone Woll Underloymenl: ASTM D1970.l. Acceptoble Monufocturen ond Syslems:
Groce Conslrucfion Products Vycor lce ond WoterShield Syslem.
Corlisle Corp., QSC-707.c. NEI AC Poly lce & WolerSeol.d. Approved subsfitute in occordonce wilh Seclion 01600.
2. Membrone:o. Groce Conslruction Producis Vycor lce ond Woler Shield or opproved
substituie by occepfoble monufqclurer.b. Moferiol: Composile lominoled sheel of polyelhylene film cooled on one side
wilh o fociory opplied rubberized ospholt ond on otherside with o removoble
prolective releose poper.
c. Nominol Thickness:40 mils minimum.3. Primer: W.R. Grqce WP3OOO primer or olher VOC complionl primer by occeploble
woterproofing monufoclurer.o. Cold Weother Primer: w.R. Groce 82 Primer or occepled substitule os
recommended by wqierproofi ng monufocturer.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Generol: Apply in occordonce wilh monufoclurer's recommendolions.
B. Priming:l. Prime surfoce wilh Bituthene Primer ot coverqge of 250 to 350 sq. fi. per gollon.
Apply with lombswool roller.
Prime only oreo lo be covered with membrone in one working doy.
Allow primer to dry one hour or unlil fock free.
Reprime oreos nol covered with membrone wilhin 24 hours.
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Corners:l. Ouiside Corners: Double cover outside corners with initiol slrip of sheet membrone
ll" minimum width cenlered on oxis of corner.q. Completely cover this strip by regulor opplicolion of sheel membrone.b. Outside Corners: Free of shorp edges. Inspecl surfoces odjocent to corners
ond repoir if necessory fo provide smoofh dense surfoce.2. Inside Corners: Provide fillet formed with epoxy modor or lotex modified cement
mortor ond double coverqge of membrone. Do not use fiber or wood conl strips.
o. Allernole Method: Form fillel wilh liquid membrone Bitulhene Liquid
Membrone ond opply loyer of sheef membrone.3. Apply Bitulhene Mosfic over membrone seoms within 12" of corners.
Horizontol ond Roof Applicolion:
'I . Apply membrone from low poinis to high poinls ocross foll line so ihqt lops shed
woler. Stogger end lops.2. Roll entire membrone firmly ond complelely os soon os possible wilh linoleum roller
or slondord wofer-filled gorden roller less ihon 30" wide. Protect foce of roller with
resilient moteriol such os 1/2" ploslic foom or two wrops of indoor-outdoor corpel.3. Seol end lops ond T-joints of end of eoch work doy.4. Apply double thickness of membrone over properly seoled exponsion, conslruclion
ond conlrol joints ond under sod roof ossemblies.
Droins ond Protrusions:l. Projections: Apply double loyer of membrone oround projections ol leost 6" in oll
direclions ond seol terminolions with Bitufhene Mostic.2. Droins: Apply double loyer of membrone oround droins ond ploce beod of
Biluthene Moslic between lop loyer ond clomping rings ond ol lerminotions.
Terminolions: Terminote by pressing very firmly lo woll ond finish wilh troweled beod of
Bifuthene Mostic.
G. Seoling Seoms:l. Overlop seoms ol leost 2-1/2". Apply succeeding sheel with minimum 2-l 12' overlop
ond roll entire membrone firmly ond completely os soon os possible to minimize
bubbles coused by outgossing of oir or woter vopor from concrete.2. Fishmoulhs: Slif ond overlop flops, repoir with polch, press or roll lo moke seol, qnd
seol edges of pofch wiih lroweled beod of Bituthene Mosfic.3. Misoligned or Inodequotely Lopped Seoms: Potch with sheel membrone.4. Seol lops wilhin 12" of comer detoils with iroweling of Bituthene Moslic.5. For verticol opplicolions, use heovy hond pressure ond seom roller on lops.
3.O2 FIELD QUALITY CONTROL
A. Woter Test: Flood tesl deck wolerproofing with minimum two inch heod of woler tot 24
hours. Repoir leoks when membrone is dry. Repeoi test until membrone is leok free.
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3.03 PROTECTION
I A. Prolection Boord: Complelely cover foundotion ond deck wolerproofing. Apply with
monufociurer recommended odhesive. Omil profection boqrd where membrone is
covered wilh foundolion insulotion or droinoge mol.
B. Membrones: Do nol ollow wolerproofing lo remoin exposed to sunlight for longer fhon
recommended by monufoclurer.
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I sEcTroN oz2r r BAn tNsuLATtoNI
PART I - GENERAL
I.OI SUMMARY
I A. Seclion Includes:l. Blonkef Insulqtion os indicoled.
I PART2 - PRODUCTS
2.OI BLANKETINSULATION
I A. Monufocfurers:l. Owens-Coming2. MonvilleCorporotion3. CertoinTeed Corp.4. Accepled subslitule in occordqnce with Section 01600.
B. Insulotion: Fiberglossblonkefs.L R-Volue:o. Ceilings: R-38.b. Goroge Ceiling: R-30.c. Exterior Wolls: R-21.d. Funed Wolls: R-13.e. Sound Wolls: R-13.f. All Floon: R-30.2. Width: As required to fif froming.3. Focing:
r o. Krofl poper foced in wolls ond between floors ond ceilings.
I b. Foil foced where locoled below heoting coils.
4. Vopor Bonier: Seciion 07260.
I PART3-EXEcuTroN
I 3.01 INSTALLATIoN
A. Blonket or Boll Insulotion: Inslqll insulotion occording to monufoclureCs
I recommendolions. Fit tight to odjoining work ond odjoining insulolion to form
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completely light enclosure free from open.ioints, holes, crocks ond voids. Altoch
insulotion in ploce in monner insuring stobility ond to eliminote sogging.
l. Roof Insulolion: Instoll tight io ceiling unless indicoted oiherwise.
SECTION 072I6 UNDERSLAB AND FOUNDATION INSULATION
PART I - GENERAL
I.O1 SUMMARY
A. Seclion Includes:l. Insulotion below floor slob on grode os indicoted.2. Rigid insulotion of exlerior foce of foundotion perimeler wolls os indicoted.
1.02 DELIVERY, STORAGE AND HANDLING
A. Generol: Comply with Section 01600.
B. Store insulotion under cover fo prevenl weolher domoge.
PART 2 - PRODUCTS
2.OI RIGID INSULATION
A. Foundofion ond Underslob Insulolion: ASTM C578, Type lV Rigid Extruded Polyslyrene
lnsulofion.l. Acceploble Monufocturers ond Producls:o. Dow Styrofoom SMb. UC Industries Foomulor 250c. DiversiFoom Producls CertiFoomd. Tenneco Building Producls Amofoome. Accepled substitule in occordonce with Section 01600.
2. Thickness: 2 inches.
PART 3 - EXECUTION
3.OI EXAMINATION
A. Verificotion of Condilions: Comply with Section 01600:I. Existing Condilions: Exomine before beginning inslollolion.2. Notificotion: Notify Generol Conlroclor of unsoiisfoctory conditions in wriling wiih
copy lo Architect.
B. Accepfonce: Beginning of work meons occeplonce of existing conditions by instoller.
3.02 INSTALLATION
A. Rigid Insulotion: Inslqll insuloiion boord in os lorge seciions os possible in order lo minimize
joinls.
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l. Instoll under slob over gronulor bose os indicofed.2. Foundolion Insulolion: Apply boord to bocking using odhesive methods
recommended by monufqclurer.3. lnsfoll over concrele roofs os indicoted.
SECTION 07222 ROOF BOARD INSULATION
. PARTI-GENERAL
I r.or sUMMARY
A. Seclion Includes:
I l. Insuloled nqilboord.
PART 2 - PRODUCTS
2.01 INSULATEDNAILBOARD
t A. InsuloledNoilboord: ASTMCl289,TypeV. R-MoxnoiloblebosewithT/l6"woferlcoord,
polyisocyonurole core ond gloss fiber ond orgonic mot focer or opproved subslilule.
I L Totol Thickness: 6.0 inches
I B. Ponel Foslenen: No. l6 ponel screws, lenglh os required lo secure insulotion lo slrucfurol
r deck with minimum one inch peneirotion, buf nol so long os lo penelrote finishes
I exposed lo inferior.
; PART3-EXECUTION
t 3.OI INSTATLATION
I A. Insuloled Noilboord Top Loyer: Fii iight over enlire roof ond woll qreo. Miler cul ot peoks
ond volleys.
I B. Fosfening: Pre-drill fhrough both loyen of insulolion ond plywood sheolhing inlo wood
deck. Locole ponel fostenen 12" o.c. olong edge of eoch noilboqrd ponel ond 24" o.c.
- eoch woy on foce of ponel.
I
I SECTION 07260 VAPOR RETARDERS
!
PART I - GENERAL
I r.or
',MMARYI A. Seclion Includes:t l. Conlinuous vopor reforder under oll new inferior slobs on grode lo receive odhered
floor finish moferiols. file, wood flooring, or lhot will be in conlocl wiih moislure-
I sensilive equipmenl or producf.a 2. Compoctible gronulor bose over vopor reiorder under interior slobs on grode.
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3. Continuous vopor reforder completely covering unfqced blonket insulolion on
worm side of stud wolls, ceilings, ond elsewhere os indicoted.
PART 2 - PRODUCTS
2.O1 UNDERSLAB VAPOR REIARDER
A. Underslob Vopor Relorder: ASTM D4397 ond ASTM El745. Fibergloss reinforced
polyethylene sheeling, len mil minimum thickness.
B. Joinl Tope: As recommended by lhe monufoclurer.
2.O2 GRANULAR PROTECTION LAYER
A. Compoctible Gronulor Bose Mqteriol For Plocemenl Over Vopor Retorder: Cleqn, fine-
groded crusher fines or monufoclured sond, hoving o uniform distribulion of porticle sizes
ronging from the No. 4 through the No. 200 sieve, with l0 percenl to 30 perceni of
porticles possing o No. l0O sieve, ond nol contominoted with cloy, silt or orgonic
moteriol. Sond is nol ollowed.
B. Moislure Content: Minimum moislure conlenf lo meet compoclion requiremenfs.
2.O3 INTERIOR VAPOR REIARDERS
A. Interior Vopor Relorder: 6 mil virgin polyethylene sheothing.l. Locotions:o. Worm side of sluds under gypsum boord.b. Below wood froming qnd obove gypsum boord ceiling.c. Over plywood floor sheolhing under concrete topping.d. Elsewhere os indicoted.
B. Joinl Tope: As recommended by the monufoclurer.
C. Fosieners: Sfoples.
PART 3 - EXECUTION
3.01 PREPARATION
A. Where vopor retorder is instolled over grode, toke core lo obtoin smoolh level surfoce.
B. lf vopor bonier is to be ploced over o rough gronulor soil or fill, ploce opproximotely %
inch thickness of fine-groded bose moieriol over subgrode. Roll or compoct lo provide
smoolh ond level surfqce withoui jogged moleriol prolruding which could punclure
vopor reforder.
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3.O2 UNDERSLABINSTALLATION
A. Generol:l. Ploce reinforced vopor bonier under qll new interior slobs on grode to receive
qdhered floor finish moleriols, lile, wood flooring, or lhol will be in conloct wifh
moislure-sensitive equipmenf or product. Use widesl procficol width of film.
2. Instoll in qccordonce wilh Monufoclurer's recommendolions ond ASTM EI643.
B. Where lops ore required, lop nol less lhon 6", with lop lop ploced in direciion of
spreoding of compoclible gronulor bose.
C. Corefully fif oround service openings. Cut film oround pipes ond conduil piercing
relorder, ond opply pressure sensifive lope to insure moximum bqnier effectiveness.
D. Ploce pipes, conduits, elc. on top of vopor bonier, foking core fo prevenf film puncfures.
E. Repoir ony domoge to film prior to plocing gronulor bose.
F. Gronulor Bose: lmmediofely prior lo plocemenl of concrele, cover vopor bonier wifh
three inch ihick uniform gronulor bose for prolection. Compocl in occordonce wifh
requiremenls of Seclion 023O0 for gronulor fill under floor slobs. Protecl bose from
excessive moisfure beyond minimum required for compoclion unlil concrele is ploced.
3.03 VAPOR REIARDER INSTALLATION AT WALLS AND CEILING
A. Completely cover insuloiion on worm side.
B. Toke core lo prolect vopor bonier from puncture
C. Lop over froming ond secure in ploce for leok lree bonier.l. Foslening lo Wood Froming ond Blocking: Stople lo wood froming ond blocking
using minimum % inch long stoples. Slople ol 6 inches on cenier olong struclurol
members ond blocking qnd of 3 inches in from sheel edge. Run long edge of sheel
olong struclurol members.
Tope joints wifh vopor resislonl lope recommended by Monufocturer for this purpose.
Seol penelrolions ihrough vopor relorder immediotely prior fo inslollolion of gypsum
boord. Seol oll edges with Yulcum silicone coulk seolonl.
SECIION 07270 AIR BARRIERS
PARTI-PARTGENERAL
I.OI SUMMARY
A. Seclion Includes:l. Conlinuous oir infillrofion bonier over sheothing ol oll qreos behind wood siding.
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1.02 SUBMITTALS
A. Product Dqlo: Submit lo the Architecl copies of monufoclurels specificotions covering
oll moleriols ond occessories.
PART 2 - PRODUCTS
A. Acceptoble Mqnufocturers ond Producls:l. DuPont Construction Producis - Tyvek.2. Reemoy, Inc. - Typor.3. Accepled subslilule in occordonce with Section 01600.
B. Description: DuPonl Tyvek Housewrop or Typor Polyelhylene reinforced Olefin Fobric.
C. Joinl Tope: As recommended by lhe monufocturer.
D. Fosieners: Sioples
PART 3 - EXECUTION
3.OI INSTALLATION
A. Insloll sheets horizonlolly in shingle foshion. Slople to wood froming. Lop oll joints os
recommended by monufocturer ond cut tight oround oll penetrolions.
B. Tope oll joints ond edges ond oround oll penetrotions to form o leok free bonier.
SECTION 073I9 WOOD SHAKE ROOFING
PART I - GENERAL
I.OI SUMMARY
A. Seclion Includes:l. Wood shqke roofing.2. Reloted occessory moleriols.
I.O2 QUALITY ASSURANCE
A. ReguloioryRequiremenls:l. Fire: Wood roofing shokes sholl be fire reiordont pressure lreoled for Closs B fire
roling. Eoch bundle of shingles sholl hove UL lobel ottoched.
PART 2 - PRODUCTS
2.01 ROOFING MATERIALS
A. Cedor Shingles: All roofing shingles sholl be No. I hondsplil ond resown Red Cedor
shokes. Shokes sholl be 24" lengths, 3/4" buti thickness.
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I I . Eoch bundle sholl beor the lobel of fhe Red Cedor Shingle ond Hondsplit Shoke
Bureou. Provide speciol 15" sloriers ol eove line. All shokes sholl be pressure treoted
lo meel UL 790 ond sholl hove ihe equivolent of Closs B fire roting.
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I PART3-EXEcuTtoNI
3.OI PREPARATION
- A. Generol: Insloll shokes in occordonce wifh monufoclurer's recommendolions.
B. Loyout: Loyoul roofing in occordonce with mqnufocturer's recommendotions.
I C. Woferproof Membrone: See Section 07133.
t 3.02
'HAKE
APPLT.ATT.N
t A. Instoll shingles slighfly stoggered with opproximole weolher os indicoled on lhe
Drowings.
I B. Begin with double siorter course of eove line using speciol slorter shokes. Apply shokes
with butls lo lhe slroighf line storting ot lhe eove line. Stople shokes info wood sheolhing
.- with two (2) only electro-golvonized sloples per shingle. Drive sfoples flush bul do nol
t crush wood.
- C. Form hips ond ridges os required using some weolher os fhe field of the roof.
I 3.04 COMPLETION
I Af completion of projecl, reploce worped or domoged shokes os directed by lhe
Archifect.
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SECTION 07600 FLASHING AND SHEET METAL
I PART r -GENERAL
r l.0l SUMMARY
I A. Seclions Includes:
I l. Floshing ond counlerfloshing.fl 2. Roof edge floshing.3. Gutlen with downspouts.
I 4. gt:;;,t$:ltrH',.:oshins reloled fo lhe obove, indicoted on the Drowings ond not
I r.o2 REFERENCES
A. Reference Slondords: Comply with following:
I l. "Archilecfurol Sheef Metql Monuol," 1993 edifion, os published by Sheel Mefql qndI AirCondiiioning Controciors Notionol Associolion (SMACNA).
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2. Notionol Roofing Conlrociors Associqtion (NRCA) Roofing ond Woterproofing
Monuol, Fourth Edition.
.l.03 PROJECTCONDITIONS
A. Field Meosurements: Before fobricoling sheet metol, verify shopes ond dimensions of
surfqces fo be covered.
I.O4 WARRANTY
A. Wononly: Provide iwo yeor wrilten wononty covering moferiols ond instollotion for sheet
metol in occordonce with Seclion 0170O.
'I . Include thot syslem sholl be wolertight ond weotherproof.
PART 2 - PRODUCTS
2.OI SHEEI MEiAL
A. Copper: ASTM Specificotion 8370, cold rolled temper, not less lhon 20 oz per sq. fi. All
exposed copper fo hove shop potino or job opplied polino finish per Archilect's
direcfion.
2.O2 ACCESSORYMATERIAL
A. Clips or Cleofs: Some moferiql ond goge os sheel mefol being inslolled.
B. Birdscreen qt Chimney Cops: l" x l" copper or bronze wire clolh os monufoctured by
McNichols Co. or equol.
C. Noils ond Fosleners: Hord copper, bross or bronze noils sholl be floi heod, borlced wire
sloting noils, not less lhon No. l2 gouge, one inch long.
D. Solder: ASTMB32, ll2leod, l/2tin. Userosinforflux.
PART 3 - EXECUTION
3.OI WORKMANSHIP
A. Reference Stondords: Comply wifh following:l. Unless indicoled oiherwise on Drowings, workmonship ond detoils sholl comply wilh
NRCA Monuol ond SMACNA Architeclurol Sheel Metol Monuol.
B. Edges:
I . Edges: Hem oll exposed edges, l/2" unless olherwise indicqted.
2. Drips: Angle botlom edges of verticol surfoces fo form drips.
C. Joints: Moke joints wolertight ond ollow for exponsion.l. Reinforce sheel metol corners os required.2. Reinforcement: Conceol within finished ossembly.
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D. Foslenings: Use conceoled hook slrips ond fosfeners. Exposed hook sirips ond fosteners
noi occeptoble.
E. Exponsion ond Confrqction:L Provide for lhermol exponsion ond conlroction ond building movemenl in
completed work.2. Moke wotertighl ond weofhertighl fhroughout.3. Unless ofherwise indicoled, provide exponsion joinls ol moximum of 20 feef ond nol
more ihon 4 feel from corners. Seoljoinls with seolonl in occordonce Wth Section
07920.
3.04 SHEET METAL
A. Floshing ond Counlerfloshing: As deloiled of l6 oz. copper. Lock ond solder joints ond
hem exposed edges.
SECTION 07920 JOINT SEALANTS
A. Environmenlol Condilions: Do not opply exferior seolonls when lemperoture is below 40
degrees F.
I PART r -GENERAL
I l.0l SUBMITTALS
A. Somples: Submit for color seleclion in occordonce wilh Seclion 01300.
t r.o2 PR'JE.T coNDtTtoNs
I
I PART2-PRoDUcTs
2.OI MATERIALS
I A. Acceploble Monufocfurers:l. DAP Inc.I 3: iS!i[;",4. Sonneborn Building Products
I 5. Tremco Monufocfuring Co.
- 6. W.R. Groce ond Co.7. Momecolnlernolionol
t 8. Dow Corningr 9. Generol Eleclric
10. ApprovedSubslilute
r B. Types:
_ L Exferior: Two componenl Polyurethone
I 2. Around Sinks ond Lovolories: Siliconer 3. Inlerior: Lofex Acrylic
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Colors: Selected from stondords by Archilect.
Accessories: Provide joint bocking ond bond breoker qs recommended by
monufoclurer.
PART 3 - EXECUTION
3.OI PREPARATION
A. Cleon ond prime joinls os recommended by monufocturer.
3.O2 INSTALLATION
A. Generol: Apply in occordonce with monufocturer's recommendolions.
B. Joint Seqlonls: Apply in conlinuous beod wilhoui open joints, voids or oir pockets.
Confine fo joints, remove excess. Leove joints slightly recessed.
3.03 SCHEDULE
A. Locolions:l. Joints Between Exlerior Door ond Window Fromes ond Rough Wood Fromingr Fill
gops complelely with foom seolonl.2. Door lhresholds.3. Open joinls between dissimilor moleriols.4. Around lovotories ond sinks.5. Exleriorwolljoints.6. Joints ol penetrotions of wolls, decks ond floors by piping ond olher service qnd
equipment.7. Penefroiions of exterior wolls.
8. Olher joinls os indicoted ond required.
END OF DIVISION 7
C.
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I DIVISION 8. DOORS AND WINDOWS
Generol Requiremenls: Generol Condilions, Supplementory Conditions ond Division I - Generol
I Requiremenls opply io work of lhis division.-
t sEcTroN o82ro woop pooRsI
PART I . GENERAL
I.OI SUMMARY
A. Seclion Includes:l. Inlerior poneled wood doors.2. Exlerior cusfom slile ond roil wood enlronce doon.3. Glozed wood doors.4. Foctory prefitting ond premochining.
B. Producls Furnished but noi Insiolled Under This Seclion:l. Wood glolng slops.
t |.02 REFEREN.E'
A. Reference Slondords: Comply wifh the following:l. Archileclurol Woodwork Institute (AWl) - Archilecturol Woodwork Quolity Sfondords.
7lh edition, Version 1.2, 1999.o. Comply with Cuslom Grode requirements.
PART 2 - PRODUCTS
I 2.or TNTER,.R DooRs
A. Interior Doors: Croftsmon in Wood wood doors wilh solid core, ond recessed ponels os
indicoled. Premochined forhqrdwore. l-3/4' thick.l. Species: Pine.2. Grode: AWI Seclion 1400 Cusfom grode construction.3. Moisture Conlenl: l0% moximum.
B. Finish: Field finished under Seclion 09900.
2.02 ENTRY DOORS
t A. Descriplion: Cusfom copper clod monufoctured sfile ond roil wood doors wilh solid core
ond recessed ponels os indicoted. Premochined for hordwore. 2-l14" thick unless
otherwise scheduled.l. Species: Pine.2. Grode: AWI Section 1400 premium grode conslruclion.3. Moisture Conlent: l0% moximum.
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B. Finish: Field finished under Section 09900. Stoin color os selecled by Archileci.
2.O3 FACTORY PREFITTING AND PREMACHINING
A. Doors: Prefit ond premochine doors ol foclory.l. Tqke occurote field meosuremenls of hordwqre mortised in wood fromes lo verify
dimensions ond olignmenl before proceeding wiih mochining in foctory.2. Mochine doors for hordwore requiring cutling of doors.3. Comply wiih occepted hordwore schedules ond door frome shop drowings with
hordwore lemplotes io ensure proper fit of doors ond hordwore.
PART 3 - EXECUTION
3.OI PREPARATION
A. Condiiioning: Condifion doors lo overoge humidity in instolloiion orecr prior to honging.
B. Prefitting: Prefil doors lo fromes ond mochine for hordwore to whofever extenl not
previously worked ot foctory os required for proper fit ond uniform cleoronce of eoch
edge.
3.02 INSTALLATION
A. Generol: Insloll doors in occordonce wiih monufociurer's recommendolions.
B. Honging:l. After silng doors, fil for hordwore os scheduled. Before inslollotion of hordwore,
brush opply on exierior seol cool to job site cut surfoces. Use seoler recommended
by door monufocturer.2. Hong doors fo be tree of binding wifh hordwore funclioning properly.
C. Glozing Stops: Tempororily foclory instolled. Permonent instollolion in field.
3.03 ADJUSTING
A. Adjustment: Al completion of job, odjust doors ond hqrdwore os required ond leove in
proper operoling condition.
SECTION 08253 METAL CLAD WOOD DOOR AND FRAME UNITS
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PART I - GENERAL
I.OI SUMMARY
A. Section Includes:l. Exlerior melol clod wood doors ond fromes.2. Screens for in-swinging doors.
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1.02 SUBMITTALSrlI' A. Shop Drowings: Submit in occordonce with Section 0133o.
I PART2- PRoDUcTs
2.OI MANUFACTURED WOOD DOORS AND FRAMESrr A. Acceptoble Monufoclurers:
- I. Poinl Five
I ;. Windsor Door qnd Millwork. Inc.-- 3. Archilecturol Openings, Inc.
I 4. Aooroved Subsfilufe
I C. Finish: Copper clod oufside. pine inside.
I D. Hordwore: Monufocfurer's slqndord hinges, fhreshold ond weotherstripping. Locksels by
hordwore supplier.
I E. weotherslrip: Weolherslripped.
- F. ExleriorTrim: See Seclion 062@.
I G. Glolng: Doors pre-glozed wilh 5/8'cleor lempered insuloting gloss unifs, olfitude
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odjusled if required.
H. Accessories: Provide necessory hordwore. onchors ond reloled ilems.
t L screen: Cusfom copper clod wood with copper screen ond oll slondord hordwore ql oll
French doors'
I PART3-EXEcuTroN
I 3.OI INSTALLATION AND ADJUSTMENTIA. Generol: Instoll occording lo monufocturer's insfruclions ond reviewed shop drowings.
1| Adjusl lo work freely wilh oll hordwore lunctioning properly. Re-odjust oi complefion ofI fhe job if directed by the Conslrucfion Monoger.
I SECTION O83IO ACCESS DOORS AND PANELS
I PART I -GENERALI
I.OI SUMMARY
I A. Secfion Includes:
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B. Reloled Seclions:l. Adjocent Wood Windows ond Sideliles: Seclion 08551 Mefol Clod Wood Windows.
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l. Access doors into pipe ond utility spoces.2. Exlerior Access Doors.
PART 2 _ PRODUCTS
2.01 ACCESS DOORS
A. Locoled in Gypsum Drywoll:l. Nysfrom Style RW2. Accepted subslilute in occordonce wilh Section 01600.
B. Fire-Roted Access:l. Nysfrom Style FRW2. Accepted subslilute in occordonce with Section 01600.
C. Description:I. Sizes: As indicoted on Drowings or os required to propedy service mechonicol or
eleclricol equipment.2. Locking Devices: Screw driver operqted com locks.
D. Custom Wood (pine wilh brushed finish) ot exferior locotions with hinges ond entry
lockset.
PART 3 - EXECUTION
3.OI INSIALLATION
A. Mechonicql or Eleclricol Access: Access doors required for occess to mechonicol or
electricol equipmenl sholl be provided under Division l5 or Division I 6 ond instolled by
the trode responsible for the moferiol in which door is locoled.
B. Generol Access: Furnish occess door indicofed on Drowings for generol occess fo be
inslolled by irode responsible lor moleriol in which door is locoied.l. Drywoll: Drywoll conlroclor to instoll drywoll on ponel using suitoble odhesive.
C. Floor Access Holch: Coordinoie instolloiion so lhqf finish flooring in hoich recess is level
with odjocent finish floor.
SECTION 0835I SECTIONAL OVERHEAD DOORS
PART I - GENERAL
I.OI SUMMARY
A. Section lncludes:l. Secfionol overheod ponel doors.
B. Reloled Sections:l. Electric Power: Division 16 Electricol
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2. Job Applied Wood Finish: Section 06210 Exterior Finish Corpentry.
= 1.O2 SUBMmALS
I A. Shop Drowings ond Producl Dolo: Submit in occordonce wiih Section 01330.
I PART2-PRODUCTS
I 2.or ovERHEAD DooRs
I A. Monufoclurers:L Holmes - Holly Industries, Inc., Los Angeles, CA.2. Accepled subslifule in occordonce with Seclion 01600.
B. Monufqcturer ond Type: Holmes Single Ponel (Colifornio style) cedor, cuslom design qs
indicoled.
'I . Provide heodroom type qs required.
- C. WeolherstriPPing:
I L Jombs: Neoprene rubber2. Floor: U-tyPe vinYl.
- 3. Heod: Neoprene rubber.
I D. Hqrdwore: Holmes E900 jomb hordwore for one piece doon.
I E. Eleclricol Operofion: LiftMoslerTrolleyoperoforosrequiredforsingleponel door.
Provide size mofors os monufoclurer recommends for type ond size doors. Provide in 120
t volf single phose. Provide photocell sofety sensors for qll doors.
I F. Access Confrols: Multi-bulion hond held rodio conlrols Wth woll mounted inlerior switch
I for closing, wilh wireless keypod syslem.
f G. Support: Provide necessory supplemenlol froming for suppori of trock ond molon.
I H. Trock ond rollers: Provide nylon rollers ond golvonized sfondord trock for quiel operoiion.
t PART3-EXECUTION
3.OI INSTALLATION
I A. Generol: lnslqll overheod doors occording lo monufocfurer's recommendotions ond
occepfed shop drowings.
t B. Eleclricol: Provide eleclricol molor operotors ond confrols. Conduil, wiring ond
connections ore provided under Division 16.
r C. Adjustmenf: Adjusi lo work freely with hordwore functioning properly ofler inslollqlion ot
wood finishes. Re-odjusf ol completion of job if directed by Archifecf.t
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SECTION 0855I METAL CLAD WOOD WINDOWS
PART I - GENERAL
I.O] SUBMITTALS
A. Shop Drowings: Submil in occordonce wilh Section 01300
1.02 DELIVERY, STORAGE AND HANDLING
A. Delivery: Schedule delivery to coincide wifh glozing schedules so ihol minimum hondling
of croles is required. Do nol open crotes excepf os required for inspeclion for shipping
domoge.
PART 2 - PRODUCTS
2.01 MANUFACTURED MEIAL CLAD WOOD WINDOWS
A. AcceplobleMonufocturers:l. Point Five.2. Windsor Door qnd Millwork. Inc..3. Archiieclurol Openings, Inc.4. Approvedsubslilute.
B. Monufoclurer ond Type: Copper clod fxed, in-swing cosement ond iilf/turn units.l. See Drowings for types required. Cusfom sizes where required.2. NWWDA Design Pressure Roiing: DP30.2. Provide inierior jomb extensions os required.
C. Finish:L Exferior: Copper clod.o. Color: Shop opplied poiino per Archilecl's direcfion.2. Interior: Unfinished pine.
. Exterior Trim: See Secfion 06210.
Hordwore:l. Cosemenl Unif Hordwore: Rolo operolor, hinges, sosh guides ond brockels. Finish
os selected. Egress hordwore os required by code.
Screens: Copper mesh screens on oll operoble windows. Fromes to mqlch windows.
Weothersfrip: Monufocturer's stondord.
Glolng: Foclory pre-glozed with 5/8 inch Low E insuloting, olfifude odjusted, lempered
where required.L Temoered Gloss: All locotions l8'or less from finish floor ond os noted in Generol
Window Noies on Drowings.
l. Accessories: Provide necessory hordwore, onchors ond reloted items.
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I PART3-EXECUTION
3.OI INSTALLATION AND ADJUSTMENTI! A. Instoll windows occording to monufoclurer's inslrucfions ond reviewed shop drowings.
I B. Adjusl operoble sosh lo work freelywilh oll hordwore functioning properly. Re-odjust olr complelion of the job os directed by the Architect.
SECTION O87IO DOOR HARDWARE
I PARTI-GENERAL
I.OI SUBMITIALS
- A. Hordwore Schedule:
- L Wifhin 20 doys ofter receipt of order for finish hordwore, prepore complele schedule
I ond submil in occordonce with Section 01300.2. Do not order hordwore unfil occepted copy of schedule is relumed to supplier
beoring slomps of Conlroctor ond Archilect.
I 3. Include cololog cul of eoch different hordwore item on hordwqre schedule.4. Schedule: Indicote following delqils:I 3;i'['J0"" ii:'['#31?i-
Size ond Thickness of Door Degree of Opening
I DoorMoleriol Type of Atlochmenl
I As well os ony olher perlinent informotion regording door ond quolity ond type of
hordwore to be furnished.
t B. Temploles: Within l0 doys ofter receipf of occepled hordwore schedule. submit four sets
of femplotes ond schedules to:
I l. Wood door ond frome supplier.
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PART 2 - PRODUCTS
t 2.ot GENERAL MATERTAL REe,TREMENT'
I A. Fosleners: Furnish necessory screws ond bolts for proper inslollotion. Provide suiloble
I sizes, type ond finish to hormonize wifh hordwore.
t 2.02 DOOR HARDWARE
A. Monufoclurers: As selected.
t B. Hinges: Poir ond q holf boll beoring hinges eoch door leof.
I C. Locksels ond Reloled Hordwore: Custom lron or Pewter knobs ond leven on SchlogeI lockset bodies, style os selecled. Provide thumb lurns ot oll privocy locotions
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D. Provide door stops ol oll doors.
E. Hondroil Brockets: Custom iron.
F. Entry Door Locksets: Custom lron.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Fostening: Furnish iiems of hordwore with otlochmenl screws, bolls, nuts, etc. os required
io oltoch hordwore to type of moleriol involved ond with finish to mofch odjocenl
hordwore.l. Moke oltochmenfs to melol by templote mochine screws.
B. WeoiherstrippingondThresholds:l. Weotherstripping: Run full height of bolh jombs ond full width of heod.2. Thresholds ond Door Bolfoms: Run full width of opening. Instoll thresholds sei in
seolonl under Seclion 07920.
C. Mounling Heighfs (Unless Olherwise Indicoled): Dimensions given ore from floor lo cenfer
line of hordwore item.L Door Levers: Slondord - 38 lnches or ol cenler rock of ponel doors.
3.02 PROTECTION
A. Poinling: Do nol instoll door botloms ond woll stops until ofler pointing is compleie.
Loosen locksels prior lo pointing ond retighlen ofter poinling is complete. Mosk
hordwore or olherwise prolecf during poiniing operotion.
3.03 ADJUSTMENT
A. Adjusling by Hordwore Monufoclurer's Represenlotive: Prior lo finol inspection, inspecl
ond odjust door closers, locks ond ilems requiring close odjuslment ond regulolion ond
check keying.
SECTION O88OO GLAZING
PART I - GENERAL
I,OI SUMMARY
A. Section lncludes:
'l . Glozing for wood doors.2. Minors.
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I I,O2 QUALITY ASSURANCE
I A. Regulotory Requiremenls:l. Sofely Gloss ond Glozing: Comply with Slote Stotules, UBC ond ANSI 297.1.
! PART 2. PRODUCTS
I 2.ot GLAss
A. Monufoclurers:I l. PPG Industries, Inc.
- 2. AFG Industries, lnc.3. Libby-Owens-FordCo.
I 4. Generql Gloss Corporoiion.F 5. Guordion Induslries.6. Visleon.
I 7. Accepted Substitute in occordonce with Section 01600.
_ B. Lobels: Eoch Individuol Piece of Gloss: Beor lobel designoling lype, thickness ond
I quolily. Do noi remove lobels uniil reviewed by Architect.
r C. Gloss for Doors: Decorolive gloss os selected by Archifeci between 2loyers of cleor
t fempered sofeiy gloss.
t 2.O2 GLAZTNG MATERIALS
I A. Setting Blocks, Shims ond Glozing Clips: Size ond type os recommended by gloss
monufoclurer.
I B. Cleoners, Primers ond Seolen: Type recommended by seolont goskel monufocturer.
I C. silicone Glozing Compound: GE Silgloze N or occepted subslitute in occordonce with
Secfion 01600.
I 2's MrRRoRs
I A. Minors: I /4 inch thickness polished plote, minor glozing quolity wifh polished edges.
I L Sizes: As indicoted on Drowings.2. Adhesive: Polmer Qwik-Set Mino-Moslic or opproved subslilute.
I PART3-EXEcuTroN
T 3.OI GLAZING INSTALLATIONIA. Stops:
I L Hold gloss with wood slops.l 2. Corefully remove ony stop olreody in ploce os necessory lo permit glolng.
3. Hondle slops corefully ond insioll lo ovoid domoge.I
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B. Glozing in Wood or Melol Fromes:l. Tope entire opening io prevenl gloss from touching frome in ony direclion.2. Center gloss in glozing robbei to mointoin recommended cleoronces of oll four,
inside ond out.3. Rest gloss on selting blocks os recommended by the gloss monufoclurer.4. lnstoll shims or use shim tooe os recommended lo mqintoin cleoronce between
slops ond foce of gloss.5. Instoll glolng lope ond stop in with specified stops.6. Cover iop of lope wilh silicone seolonl on (outside foce of inlerior fromes) (both
sides of frome).7. Cut oll gloss wilh smooth, sfroighl edges of full size required by ihe openings. Edge
cleoronces sholl comply with flot Gloss Morketing Associotion Stondords.8. Leove seolont smoolh ond cleon. Remove seolont from odjoining surfqces withoul
domoging the finish.
3.O2 MIRRORS
A. Minors: Instoll wilh odhesive.
END OF DIVISION 8
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Generql Requiremenls: Generol Conditions, Supplementory Condiiions ond Division I - Generol
I Requiremenls opply to work of this division.
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r sEcTroN 09250 GYPSUM BOARD
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- PARTl-GENERAL
I I.OI SUMMARY
A. Section Includes:l. Gypsum boqrd wolls ond ceilings.
I PART2-PRoDUcTS
2.OI INTERIORMATERIALS
A. Gypsum Boord:l. Fire Rqted: 5/8" Firecode {Type X). All gypsum boord.
2. Moislure Resisfont: USG W/R. Use of oll bolhroom ceilings ond non-liled bothroom
wolls.3. Cemenlilious: Wonderboord or USG Durock. Use behind tile ql shower sunounds
ond for counfertops ond bocksploshes os specified in Section 06400.
4. lile Bocking Boord: Georgio Pocific Dens-Glos Tile Bocker Boord. Use behind oll woll
ond ceiling tile excepl ol shower wolls.
B. Accessories:
i l. Trim: USG No. 2008. Use l-l/2 inch rodius Beodex lrim os oll oulside corners.
f| 2. Fosfeners: Drywoll noils or screws.3. Acouslicol Seqlonf:' USG Acousticol Seolont4. Acousficol Insulotion: See Section 09800.
I 5. Resilienf Funing Chonnels: USG resilient funing chonnels.
I C. Finishing Mqleriols:
I l. Joint Tope: USG Sheetrock Joinl Tope.2. Adhesive: USG Sheetrock Sefting Type Durobond Joint Compound.
r 3. Texture: USG Texlure or occepied subslilute.rla
PART 3 - EXECUTION
I 3.01 INSTALLATION
I A. Generol: Apply ond finish in occordonce with Gypsum Associolion GA 216. Instoll
I resilienl chonnels ol oll lower floor ceilings.
I B. Sound Insulolion: Insloll in oll inlerior portitions. Fii light fo odjoining work ond odjoining
I insulotion for o tight enclosure free from open joinls, crocks ond voids.
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DIVISION 9 - FINISHES
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Loyout: Apply woll ponels verticolly full height. Apply ceiling ponels in os long lenglhs os
procficol fo keep joints lo o minimum.
Fosteners: Apply boords lo wood froming with noils or screws.l. Lower Level Ceilings: Screw to resilient funing chonnels. See Seclion 09800.
Moisfure Resisionl: Apply W/R seolont to cut edges ond fosleners heods.
Cementitious Boord: Apply lo wood sluds ond tope joinls os recommended.
Cut Holes: Holes for eleclricol devices, pipes, etc. sholl nol exceed size of cover plole or
esculcheon. Repoir oversize hole with new ponel of gypsum boord; spockle filling will not
be permitted.
Irim: Apply ol corners, where drywoll obuls dissimilor moteriols ond os indicoted.
Acousiicol Seolont: Apply of oll edges ond penekolions of gypsum boord ol wolls
conloining sound insulqlion.
Finishing: Finish joints ond foslener dimples os recommended by monufoclurer. GA Level
4 finish.
Texiuring: Provide skip troweled skim coot lexlure, light to medium, where indicoled.
l. Priming: Gypsum boord sholl be prime cooted under Secfion 09900 before lexluring
on 100 percenl of coveroge.
sEcTtoN 09300 T|LE
PART I - GENERAL
I.OI SUMMARY
A. Seclion lncludes:L Ceromic floor tile.2. Ceromic woll tile.3. Ceromic iile bqse.4. Nolurol stone tile.5. Tile for counlertops.
1.02 REFERENCES
A. Reference Stqndqrds: Comply with the following slondords:l. InslollotionSpecificolions:
ANSI A108.lA-1999 Inslollotion of Ceromic Tile in the Wet-Set Melhod wiih
Portlond Cement Mortor
Ceromic Tile Instolled with Dry-Set Portlond Cement Mortor
or Lolex-Portlond Cement Mortor
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ANSI A108.9-1999 Ceromic Tile Inslolled with Modified Epoxy Emulsion
Mortor/Grout
ANSI Al08.l0-1999 Instollqtion of Groui in Tilework2. MoleriolSpecificotions:
ANSI Al l8.l-1999 Dry-Sef Portlond Cemenl Morior
ANS|AllS.4-1999 Lqtex-PortlondCementMortor
ANSI All8.6-1999 Ceromic lile Grouts
ANSI Al18.&1999 Modified Epoxy Emulsion Mortor/Grout
ANSI Al37.l-1988 Ceromic Tile
3. Tile Council of Americo, Inc. (TCA): 2000 Hqndbook for Ceromic Tile Inslqllotion.
I. I.O3 SUBMITTALS
I A. Producl Doto: Submil cololog doio for oll selting, grouling ond miscelloneous moleriolsF in occordonce with Section 01300.
T B. Somples: Submit complete somples of lile ond groul fo Archileci for color selection in
occordonce with Seclion 01300.
I PART2-PRoDUcTs
2.Ot T|LE
r A. Ceromic Tile: ANSI Al37.l buff body, opproximolely 5/16" fhickness, cushion edges wilh
r bright gloze or molfe gloze finish os selecled.
t l. Monufociurer ond Colors: As selecled by Owner/Archiieci .2. Cove Bose: To molch woll tile. Extend 5'up the wqll. Where no woll lile is presenl,
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provide bullnose ot iop of bose.
B. Nolurol Slone Tile: As selecled by Owner/Architecf.
I 2.02 SEmNG AND GROUTING MATERIALS
11 A. Acceploble Monufoclurers:
I l. Bostik/Hydromeni.2. C-Cure Chemicol Co., lnc.
t 3. Cusfom Building Products
f| 4. Loficrele Inlernotionol, Inc.5. Approved Substitute
I B. Porflond Cemenl Mortor: l:3 Portlond cemenl/sond gouged with C-Cure Lofex Admix or
opproved subslifufe. Mix os recommended by monufoclurer. Bond Coot: Neol
r Portlond cement gouged with C-Cure Crele or opproved substilufe.
I C. Lolex-Portlqnd Cemenl Morior {Thin-Set): ANSI I 18.4; C-Cure Crele ond C-Cure Crete
- Powder.
-D. Groul: C-Cure M-P Groul. Mix os recommended by monufocturer. Color qs selecfed by
t Owner.
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Epoxy Mortor ond Groul (Thin Set):
os selected by Architeci.
EXPANSION JOINT SEALANT
ANSI Al18.3, C-Cure Color Set Epoxy 100. Groul color
Floors: Two component self-leveling seqlont complying wilh FS n-S-00227E. Color to
molch floor grout.
Wolls: Silicone to motch grouf.
MISCELLANEOUS MATERIALS
Troweled on Woierproofing System: C-Cure Ultro Cure woterproof membrone with
floshing unit.
Stone Tile Seoler: Silicone bosed non-visible, penetroting seoler os recommended by
slone supplier.
PART 3 - EXECUTION
2.03
3.01
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B.
INSTALLATION
Iile Floors - Thin Set Inslqllqtion On Concrete Slobs on Grode: Insloll, grout, cleon, protecl
ond cure in conformqnce wilh TCA Hqndbook Method Fl l3 ond ANSI A108.5 using lolex-
Portlond cement mortor. Slob sholl be free of curing compound or other confominoies
before proceeding.
Tile Floors - Thin Set lnstollotion of Gypsum Mortor Bed: Insloll. grout, cleon, protect ond
cure in conformonce with TCA Hqndbook Method F122 ond ANSI A108.5 using sound
isolqfion ond flexible Lofex-Porllond Cemenl Mortor ond Lolex-Porllond Cemenl Grout
recommended by ihe monufoclurer for obove-grode instollolions.
Tile Floors - Portlond Cement Mortor Bed Insfollqtion: Instoll grout, cleon, proiecl ond
cureinconformoncewilhTCAHqndbookMethodFlll orFll2ondANS| Al08.l. Instoll
lile reinforcing mesh in morlor bed.
D. Woll Tile ond Bose - Inslqllqfion Over Gypsum Boqrd: Instoll woll lile using the thin sel
method. Insfoll, grout, cleon, protect ond cure in conformonce with TCA Hondbook
Method W243 ond ANSI A108.5 using lotex Portlqnd cement mortor.
E. Tile ond Bose - Inslollotion Over Cementiiious Boord: Instoll woll file using lhe thin set
method. Instoll, grout, cleon, prolect ond cure in conformonce with TCA Hondbook
Method W244 ond ANSI Al0B.5 using lotex-Portlqnd cemenl mortor.
F. Tile Showers: Instoll, groui, cleon, prolect in conformonce with ICA Hondbook Method
84l5 in conjuncfion with Method W244.
G. Tile Counter Tops Over Cementitious Bocker Units: Instoll, groul, cleon, prolecl ond cure
in conformonce with TCA Hondbook Method C5l3 ond ANSI A108.5 using Loiex Portlond
Cement Morlor ond 100% solids epory groul.
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I 3.02 EXPANSTON AND CONTROL JOINTS
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A. Generol: Comply with oll requirements of TCA Hondbook Method EJl7l.
SECTION 09384 STONE COUNTERTOPS
'] PARTI-GENERAL
I r.or suMMARY
A. Secfion Includes:
! L Sfone dob counlerlops.rE
I.O2 SUBMITTALS
r A. ShopDrowings: SubmilinoccordoncewithSeclion01300. Includeloyout,onchoring,
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joinfing ond sink ond lrim openings.
r r.o3 euALrTY AssuRANcE
t A. Applicotor Quolificolions: Compony speciolizing in cul sfone ond lile inslollolion.l. Experience: Confinuously instolled cut stone ond tile in Stole of Colorodo for five
PART 2 - PRODUCTS
I 2.ot sToNE
I A. Counferiop: Slob gronile. Single piece full length of counler wherever possible. Locole
t joinls only where shown on opproved shop drowings.' l. Thickness: l-l/2inch.
- 2. Edge: As direcled by Archiiect.
t 3. Finish: Polished. Seoled.
i 2.O2 SEMNG AND GROUTING MATERIALS
I A. Adhesive: ANSI Al36.l-1999. Type os recommended by stone supplier.
I B. Cleoner: Loticrete TC-500.
I C. Seoler: Silicone bosed seoler os recommended by sfone supplier.
2.03 SOURCE QUALITY CONTROL-t Owner musf opprove octuol slqbs ol shop before slobs moy be shipped lo job site.
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PART 3 - EXECUTION
3.OI INSTALLATION
A. Slone Countertops: Lominoie % inch sione slob to cemenliiious boord or % inch
plywood using slone supplier's recommended odhesive.
3.02 CLEANING
A. Sione: Keep foce of slone free of mortor ol oll times.l. After joinl pointing, corefully cleon wilh Loticrete TC-500 opplied occording to
monufocf urer's insf ruclions.2. Use-of wire brushes or of ocid not ollowed.
SECTION 09637 STONE FLOORING
PART I - GENERAL
I.OI SUMMARY
A. Seclion Includes:L Inf erior stone flooring.
I.O2 REFERENCES
A. Unless olherwise indicoted, comply wiih oll opplicoble requiremenfs of Loiicrele Dolo
Sheef 240.1 ondTileCouncil of Americo20OOHondbookforCerqmicTileInsfollolion.
t.03 suBMtnALs
A. Somples: Submit somples of flooring proposed for use showing extreme voriolions in color
ond iexture.
B. Producl Dolo: Submil produci dolo on oll setting, grouiing ond cleoning moleriols.
I.O4 QUALITY ASSURANCE
A. Contrqctor Quolificotions: Flooring subconlrocfor musi hove of leosl five (5) yeors
experience in ihe inslollolion of stone flooring projects.
PART 2 - PRODUCTS
2.OI SIONE FLOORING UNITS AND ACCESSORIES
A. Moleriql: Flogstone povers io motch exterior.l. Size: Rondom, lo molch exlerior stone poving. See Section 02786.2. Thickness: l-l/2 inches.
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I 2.02 MORTAR AND GROUTtI A. Portlond Cemenl Mortqr Bed Inslollolion: Instoll grout, cleon, prolecl, ond cure in
conformonce with TCA Hondbook Method Fl4lover concrete topping slob ond Fl l2
t over concrete slob-on-grode, ond ANSI A I O8.l A. Instoll tile reinforcing mesh in mortort bed.
f B. Groul: Lolicreie Dry Bond Groui ond Joint Filler or opproved equol gouged withr Lolicrete #3701 Grout ond Mortqr Admix. Mexicon Trovertine, wilh consislenl color ond
texlure..
'r C. Mixing proportions ond procedures sholl be in sirict occordonce wilh recommendoiions
h of Loiicreie Doto Sheef 240.1.
! 2.O3 CLEANER
I A. Loticrele Tc-sooI
PART 3 - EXECUTION
3.01 INSTALLATION
I A. Thick Bed Inslollolion: Insloll flooring occording fo thick bed setting mqleriols ond
methods specified in Loticrete Doto Sheet 240.1. Bock butter eoch unif before selting.
Insloll in potferns indicoted with I /4" joints between units.
I 3.O2 GROUTING AND CLEANING
I A. Grouting:L Grout joinis os soon os iniliol set or selting bed is ochieved. Groul joinls sholl betpumped full using grout gun or pointing gun ond slruck flush.
2. Cure groul by mointoining in domp condilion for seven (7) doys.
i B. Cleoning: Remove grout hoze wilh groul ond tile cleoner opplied ond removed os,| recommended by the monufociurer.
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C. Seoler: Seol with non-visible penelroling seoler.
I SECTION 09640 WOOD FLOORING
PART I - GENERAL
I r.or
',MMARY
I A' i:"t'ir['f i'SffIs over s/a" prywood sheorhins over sypsum roppins ond hydronic
heoiing.I
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1.02 SUBMITTALS
A. Product Doto: Submil monufocturer's inslollotion inskuctions if requested by Architect.
B. Finish Somples: Prepore somples of selecled finish ond submit for opprovol. Remoke
somples until o soiisfoctory finish is obloined.
I.O3 QUALITY ASSURANCE
A. Insloller Quolificolions: Wood flooring fo be instolled ond finished by o coniroctor with oi
leosl five yeors experience in lhe insiollolion ond finishing of wood floors. Evidence of
experience sholl be ovoiloble on requesf.
PART 2 - PRODUCTS
2,OI FLOORING
A. Species qnd Type:l. White Ook. rift ond quortered, rondom width 5 inch, 7 inch ond I inch plonks, field
finished.
B. Sizes: 3/4 inch by rondom widlhs in equol lineor foologes. T&G, finished on site.l. Minimum Length: 36 inch.2. Eosed edges or eosed edge perpendiculor strip oi ironsifions fo corpel.
C. Moisture conlent of Delivery: Minimum 5%, mqximum l0%
2.02 SUBFLOOR
A. Sheofhing:L Slruclurol Plywood Subfloor: See Section 06100.2.' Plywood Sheolhing Under Wood Flooring: 3/4 inch ACX plywood
B. Gypsum Topping Slob Wilh Rodiont Heoiing System.l. Topping: See Section 03541.2. Rodiont Heoting Sysiem: Division l5 Mechonicol.
C. Sleepers: lx4 wood sleepers recessed in topping slob os indicoted.
D. Rosin Poper Slip Sheet: As recommended by wood flooring mqnufocturer.
2.03 FINISH MATERIALS
A. Filler: Wood pqsle filler.
B. Sloin: As selected by Architect.
C. Finish: 2 cools Pocific Slrong floor finish.
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PART 3 - EXECUTION
| 3.or PREPARATT.N
t A. Vopor Relorder: Instoll over concrele topping under Section 07260.
B. Plywood Sheofhing: Blind noil io sleepers in concrete topping lhrough vopor relorder in
I occordonce with NWFA recommendotions.
3.02 INSTALLATION OF FLOORINGar A. Rosin Poper: Cover plywood subfloor 1o receive wood flooring wilh rosin poper slip sheet.
Lop oll edges 6" minimum.
a,r B. Flooring: Loy finish flooring in directions direcled by Architect ond blind noil os required.
lf desired by lhe flooring conlroclor, bosed upon his judgment, melol spocers moy be
I used between sirips ot intervols lo eliminole the possibility of cupping. Provide exponsion! spoce ol perimeler os required.
| 3.o2 sANDTNG
A. Sonding:
t l. Aft,er flooring is loid, ollow lo sil for o minimum of fwo weeks before sonding or
finishing.2. Sond floors only ofler oll other lrodes in the oreo ore completed.
3.03 FINISHING
I A. Generor:l. Floor finishing sholl be done by lhe flooring subcontroclor.
r 2. Prior lo opplicolions of finish, sweep floor lhoroughly wilh bristle brush fo remove qll
I dust form crocks. Wipe floor cleon wilh cloth thot is tocky (by immersing in
penetroting seol, wringing oul ond leoving to dry until tocky).
I B. Flooring: Apply finish os follows:
L^ First Coot Posle Filler
r Second Cool Wood Sloin
Third Coot Pocific Strong Finish
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Finish
t 3.04 CLEANING AND PROTECTIOT\
I A. Following finishing. vocuum oll wood floor oreos ond provide protection from domoge.
I B. Wood llooring moferiol sholl be prolected ogoinsl excessive chonges in moislure conlenl
during delivery, sloroge, hondling ond inslollotion up lo dofe of substontiol complefion of
11 the project. Moislure contenl sholl be mointoined between 5% ond l0% during fhis
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period ond is subjecl to field checking by ihe Architect. Moteriols exceeding l0%
moislure conlenl ore subjeci lo rejeclion ond replocemenl of lhe Conlrocior's expense.
SECTION 09680 CARPEI
PART I - GENERAL
I.OI SUMMARY
A. Section Includesl. Floor cqrpeting ond pod.
1.02 SUBM|nALS
A. Somples: Submit full ronge of 12" x 12" minimum size somples of eoch corpef type for
Owner's selection or verificotion.
B. Seoming Diogrom: Before storting insiolloiion, submit q loyout indicoting oll seoms in
occordonce Wth Seclion 01300.
C. Insfollqiion Instruclions: Before beginning insfollotion, submil monufoclurer's written
recommended inslollolion procedures for porticulor corpet ond pod ond inslollolion
conditions.
PART 2 - PRODUCTS
2.01 MATERIALS
A. Corpei ond Pod: To be selecled by Owner..L Pod: I/2 inch ihickness, compotible wiih rodiont floor heol.
B. Tockless Strip: Kintrim slondord lockless strip or equol.
C. Edging:L ApprovedMonufoclurers:o. Mercer Plostics Compony Inc.b. Johnson Rubber Compony (Johnsonile).c. Roppe Rubber Corporqtion.d. ApprovedSubstitute.2. Exposed Corpet Edge: Mercer lmperiol sized for corpet ond pod lhickness.3. Colon: Selecied bv Archilecl.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Loyoul: Loy oul sheel goods so lhol wherever possible, seoms qre eliminoted or held lo
q minimum in high troffic oreos.
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B. Generol: Instoll corpet ond pod in occordonce wilh monufoclurer's recommendotions.
Unsotisfocfory inslollqiion resulling from work performed which is nol in occordqnce wilh
the mqnufoclurer's recommendotions sholl be ihe responsibility of the corpel instoller
ond moy resull in the removol ond reJoying of corpel ond pod ol lhe expense of lhe
instoller. Poriiculor ottention should be poid to recommendotions for opplicolion of floor
pod, corpel ond seoming.
D. Edging: Insloll corpet edging of oll exposed corpet edges. Locole under doors where
corpet stops in door openings. Provide wood lhresholds where required or indicoted on
lhe Drowings.
A. Afler inslollotion is complele, cleon up dirt ond debris ond cleon corpel of spots with
cleoning ogenls recommended by the monufoclurer. Remove loose lhreods with shorp
scissors fhen cleon wifh vocuum cleoner.
I C. Seoms: Buff corpei moteriol iightly together for seoms withoul gops.
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f B. Remove rubbish, wropping poper, solvoges, eic. from the job sile.
I sEcTroN oegoo pArNTs ANp coATrNGs
PART I - GENERAL
rr r.or SUMMARY
I A. seclion Includes:l. Stqin oll exlerior surfoces not specificolly excluded.t 2. Point or nofurol finish oll inlerior surfoces noi specificolly excluded.
B. Exclusions: In oddilion to moleriol obviously nol requiring poinf such os gloss, floor, tile,
elc. do nof poinl or finish:l. Surfoces indicofed by the finish schedule io remoin unfinished.2. Foctory finished surfoces.3. Copper floshing.
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I I.O2 SUBMITTALS
I A. ColorSchedule: The Intedor Designerwill provide o colorschedule in four copies lo lhe
Confroclor lisfing point colors selecled. Color selecfions will be mode by the Inlerior
f Designer from color syslems of recognized poinl compony. lf moteriols of olhera, monufoclurers ore used, colors must molch lhose selected.
j B. Poinl ond Sfoin Somples: lf requesfed by Inferior Designer, prepore qnd submil poinl ond
U stoin somples. Remqke somples until occepted.
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C. Moleriql Lisl: lmmedioiely ofler oword of lhe controct submit o letter listing the brond
ond quolity of eoch differenl moieriol for use on the projecl. Moteriols lisi sholl be
occepied by lhe Architect before ordering moteriols.
I.03 PROJECTCONDITIONS
A. Existing Condilions: Spoces musi be cleon before finishing is storled. Do not finish rooms
or spoces where rubbish hos occumuloled or while rubbish is being removed. Finishing
will not be ollowed in dusty rooms. Do nol remove rubbish while finish is fresh. Surfoces lo
which finish is lo be opplied sholl be dry ond cleon.
B. Environmentol Requirements: Do not finish outside surfoces in exlreme cold, frosty, foggy,
or domp weolher. In winter weother, finish only when lhe lemperoture is 50' F or over
qnd surfoces ore obsolulely dry. Exferior pointing sholl nol be ollowed while dusl is
blowing.
PART 2 - PRODUCTS
2.01 MATERIALS
A. Acceploble Monufoclurers: The besl quolily moleriols os monufoctured by ony of ihe
following monufocturers will be occeploble:1. For Brush, Roller or Sproy work:
Pittsburgh
Sherwin-Willioms
Benjomin Moore
lCl Dulux
Kelley-Moore
S. Diomond Vogelh. Wellborn/Dunn-Edwordsi. Kwol Howelsj. Sophir Monisk. Approved Subslitule2. Interior Stoin ond Vornish: Sherwin-Willioms lnc. or opproved subsiitute.3. Exlerior Sfoin: Okon or opproved substitute
B. Quolity: All producls nol specified by nome sholl be "besl grode" or "first line" products or
occeptoble monufocturers. See Pori 3 Execulion for moieriols required for this project.
Where possible, moteriols sholl be of o single monufocturer.
PART 3 - EXECUTION
EXAMINATION
Verificotion of Conditions: Exomine surfoces scheduled 1o receive poinl ond finishes for
condilions thqt will odversely offect execution, permonence or quolify of work ond which
connol be put info on occeptoble condifion through preporotory work qs included
under Preporotion. Report unsotisfocfory conditions to lhe Generol Controctor in writing
wilh copy to fhe Architect.
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B. Acceplonce: Beginning of opplicofion meons occepionce of existing surfoces.
3.02 PREPARATION
A. Generol:l. Sond finishes on wood ond metol surfoces between coots fo ossure smoothness ond
odhesion of subsequent cools. Use exfro fine sondpoper to ovoid cutting lhe edges
when sonding. Apply pufty or spockling compound ofter surfoces ore primed ond
primer is dry. Bring moleriol flush wilh odjoining surfoces.2. Surfoces sholl be perfectly dry, cleon qnd smooth before storting wo*. Fill crocks,
holes or checks full ond moke smooih before finish is opplied lo surfoces. Fill ony
crocks, etc., which occur otler wolls qre sized.
B. Inlerior Wood Surfoces lo be Poinled: Remove sop on surfoce by solvenf-wiping. Touch-
up ond knots wilh on opproved seoler. Fill voids wifh o high quolity, leod-free poste
wood filler ofter primer is dry.
C. Fenous Melol: Remove foreign moteriol from unprimed melol wilh wire brush ond dusl
cleon.
F.
Shop Primed Metols: Touch-up shop primed melols with o primer similor to lhe exisling.
Sond shop primer on hollow meiol work immediotely before poinling lo remove greose
ond dirt film from surfoces.
Zinc Coofed Melol (Golvonized Surfoces): Wqsh wifh minerol spirils ond prime os
specified.
Inierior Wood lo be Cleor Finished: Sond os required. Fill voids ond noil holes ofter first
coof is dry using o filler compotible wilh the linish syslem ond motching color.
Proleclion: Furnish ond loy drop cloths or mosk off oreqs where finishing is being done lo
prolecl floors ond olher work from domoge during the execution of work. Where il
becomes necessory lo remove temporory coverings ploce by olhen, reploce some in
proper monner.
Remove oily rogs ond woste from lhe building every nighl. Do nol ollow fo occumulote.
Domoge lo Work of Othen: Be responsible for ony domoge done to the work of ofher
lrodes, repoiring some to the solisfoction of the Architect. Reploce ony moleriols
domoged lo such on extenf thof they connol be resfored lo their originol condition.
WORKMANSHIP
Exisfing Surfqces: lf the surfoces ore nol in proper shope for poinling, repoir, rebuild or
refinish before proceeding wilh fhe work. Be responsible for ony poor work coused by
improper surfoces. The opplicoiion of the first cool does nol relieve lhe responsibility for
fhe bose. Do nol opply ony coots on eilher domp or wet surfoces qnd in no cose unlil
the preceding cool is dry ond hord.
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Applicotion: Spreod moteriqls evenly wilhoul runs or sogging of moteriols ond thoroughly
brush oul. Sqnd work between coots.
Wood Doors: Finish the upper ond lower edges of wood doors the some os the foce. Do
lhis work ofler doors hove been filted qnd ore reody for finol honging.
Colors: Finish coof sholl be color os selected by Archilect. Tint primers to motch finish
coor.
Roller Applicotion: Where poinl or enomel is rolled on, use o fine nop roller so o neorly
flot or oronge peel texlure is obtoined.
COATING SYSTEM - INTERIOR
Minimum of the Following:
Woodwork ond Wood Doors - Stqined: Apply preporotion coot os requirec.
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Sond wifh No.00 sondpoper belween cools.
Woodwork ond Wood Doors - Pointed:
Firsf Cool
Second Cool
Third Coot
First Coof
Second Cool
Third Coot
First Coot
Second Coot
Third Cool
Drywoll Wolls - Pointed:
Firsf Cool
Texluring under Secfion 09250
Second Cool
Third Cool
Drywoll Ceilings - Pointed:
First Coot
Texluring under Seclion 09250
Second Coot
Third Coot
COATING SYSTEM - EXTERIOR
Minimum of the Following:
Wood Sloin os selecled by Inierior Designer.
Polyurethone Vornish
Polyurethone Vornish
Suitoble Primer
Enomel Undercool
Semi-Gloss Enomel
C. Fenous, Zinc Cooled or Foclory-Primed Melols - Poinled:
D.
Suiloble Primer or Foclory-Prime Cool
Enomel Undercool
Semi-Gloss Enomel
Suiloble Primer
Lotex Enqmel, Eggshell
Lqtex Enomel, Eggshell
Suitoble Primer
Lotex, Flof
Lotex, Flol
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A. Fenous Melols - Poinfed:
I Firsi Coot Foctory Prime Coot or Suiloble PrimerI Second Cool Alkyd Semi-Gloss Enomel, Exlerior
Third Cool Alkyd Semi-Gloss Enomel, Exterior
|| B. Zinc Cooted Metol (Golvonized) - Pointed:
Fint Coof Golvonized lron Primer
I Second Coot Alkyd Semi-Gloss Enomel, Exleriorr Third Coot Alkyd Semi-Gloss Enomel, Exlerior
f C. Wood Foscios, Siding, Roilings ond Trim - Sloinedr' First Coot Okon Weolherpro Sioin/Preservolive
^ Second Cool Okon Weoiherpro Stoin/Preservolive
T 3.06 MISCELLANEOUS REQUIREMENTS
I A. Mechonicol Piping ond Ductwork: Wherever insuloted pipe or ductwork occurs in rooms'-' where wolls qre finished, cover convos jocket wilh one cool seoler ond two coofs flot
ir woll point. Wherever uninsuloled piping or ductwork occurs in rooms where wolls ore
t finished or elsewhere os cqlled for, finish pipes os cqlled for under fenous lnc cooled, or'' focforyprimedmefols. SeeDivision 15foridenfificotionmorkings.
I B. Grilles, Registers ond Louven: Prime cooled grilles, regisfers ond louvers, excepl lhose
built permonenfly inlo mosonry, will be delivered fo this conlroclor by lhe porty fumishing
- some. They sholl be sproy pointed in colors os direcled thoroughly covering oll surfoces
f visible qfler inslqlloiion ond refurned fo lhe supplier for inslollofion. Afler instollolion, do
such touch up of screws ond scuffed spots or repoinling os required fo ochieve o uniform
/r1 point job.ll
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I DIVISION IO - SPECIALTIES
- Generol Requirements: Generol Condilions, Supplemenlory Conditions qnd Division l - Generol
tr Requiremenls opply lo work of lhis division.|t
I sEcTroN ro3ro FTREpLAcE spEcrALTtEs ANp AccEssoRtEs
PART I - GENERAL
{t I.OI SUMMARY
f A. Section includes:l. Prefobricoledfireoloceinserts.2. Steel flues.I 3 Accessories.ll
r B. Reloled Sections:
lL l. Mosonry Fireploces: Section 04880.
I- 1.02 QUALITY ASSURANCE
I,A. Requiremenls of Regulolory Agencies: Fireploces ond occessories musl be lisled ond
1' opproved by Underwriters Loborolories, Inc. ond the Internotionol Conference of Building
I Officiols. Units, flues ond instollolion shqll meet building code requirements referenced in
Division l.
,iltl B. Reference Slondords: Comply with NFPA Stondord No.2l l.
E PART2- PRODUCTS
I 2.OI FIREPTACE SPECIALTIES AND ACCESSORIESnI A. Fireploce Inserts: Fireploce kils with gos inserts ond zero cleoronce venls.
l. Mosler Bedroom ond Librory: Heol-N-Glo #CFX-DA.
U, B. Accessories: All Fireploces wilh lnserts to Hove:L Oulside Combustion Air Kits. Include 4" diomeier oir inlei locoled below inserf deck
I qnd recessed in sfonework os indicoted.t 2. Zero'Cleoronce Kit.3. Remole Control: Include LCD on/off lhermoslofic timer, wilh bqtferies.
| 4. Trim Kit: As selecled by Archifecf from Monufoclurer's sfondords.
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^i 2.02 FLUES AND FLUE ACCESSORIES
I A. Accepfoble Monufoclurers: By Insert Monufocturer.
- l. Mosler Bedroom ond Librory: Heol-N-GloAt\I
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B. Type: Top vent 4" flue including:
I . Flue Sections2. Woll Support Kit3. Roof Supporl4. Anchor Plole5. Wire mesh spork onestor type terminotion unless olherwise indicofed on Drowings.6. Terminolion Cop, high wind type.
C. Copper Flue Top: Section 07600 Floshing ond Sheet Metol.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Insloll fireploce, flue ond occessories occording fo qpproved shop drowings ond
producf doto monufoclurer's instollotion inslructions. Moinloin oll required cleoronces lo
combustible moteriols.
B. Gos Service: By Design-Build Mechonicol Conlroctor.
SECTION IO82I RESIDENTIAL BATH ACCESSORIES
PART I - GENERAL
I.OI SUBMITTALS
A. Producl Doto: Submit in occordonce with Seciion 01300.
PART 2 - PRODUCTS
2.01 BATH ACCESSORIES
A. Acceploble Monufoclurers ond Typesl. Mosier Boih: To be selected by Owner/Archifect.2. Other Boths: To be selecled by Owner/Archiiect.
B. Accessories Supplied by Owner for Instqllolion By Controctor:l. Tissue Holders: I per woier closet.2. Robe Hooks. As indicofed.3. Towel Bors. 2 per both unless indicoled olherwise.
PART 3 - EXECUTION
3.OI INSTALLATION
A. Generol: Securely insloll os indicoled. Ensure proper blocking hos been instolled.
B. Locolions: Provide of eoch both in number ond locotions indicoled on Inlerior Elevotions
on Drowings.
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I SECTTON 10822 SHOWER ANp TUB pOORS ANp ENCLOSURES
PART I - GENERAL
I r.or S,MMARY
I A. Seclion Includes:!i l. Shower doors ond enclosures.2. Tub enclosures.It) r.o2 SUBMTTTALS
t A. Shop Drowings ond Producf Doto: Submil producf dqfo for oll doors ond enclosures.
Submit shop drowings for oll cusfom unifs.
I PART2-PRoDUcTs
I 2.Ot MANUFACTURERS
! A. Acceoloble Monufoclurers:
,r l. Ace Shower Door Co., Inc.
t 2. CenturyShower Door3. Keyslone Shower Doors
n 4. Approved Subsfifute
2.O2 DOORS AND ENCLOSURES
I A. Doors ond Enclosures: Provide Euro style fromeless type gloss enclosures os indicoled on
Drowings.
I B. Gloss: l/2 inch cleor, tempered gloss.
n C. Hqrdwqre:
I l. Finish to mqlch foucefs.2. 6" hondle bolh sides.
I PART3-EXEcuTroN
n 3.01 INSTALLATION
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Insloll occording lo monufoclurer's inslruclions ond opproved shop drowings. Adjust fo
ll work freely wifh oll hqrdwore funclioning properly. Reodjust ol completion of job if
] direcled by Archifecl.
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Generol Requiremenls: Generol Condilions, Supplementory Conditions qnd Division I - Generol
, Requiremenls opply lo work of fhis division.
x sEcTroN il45r RESTpENTTALAPPLTANCES
PART I - GENERALI3 I.OI SUMMARY
I A. Secfion Includes:r l. Kiichen opplionces.2. Loundry opplionces.ll
B. Reloted Seciions:l. Cobinets: Secfion 06400 Architecturol Woodwork.
C. Plumbing ond Ductwork Hook-Up: Division l5 Mechonicol.
I D. Elecfricol Hook-Up: Division 16 Electricol.
ll PART2-PRODUCTS
r 2.01 APPLIANCES
I As selecled by Owner.
PARI3 - EXECUTION
I 3.OI INSTALLATION
I A. Applionces: lnsloll in cosework occording lo monufocturer's insirucfions. Plumbing ond- ductwork conneclions ond eleciricol hookup will be provided under Divisions l5 ond I 6.
I B. Eleclricol Hook-up: By Electricol Controclor.
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'TEAM
sHowER EeurpMENT
I PART I -GENERAL
I.OI SUMMARY
I A. section Inctudes:l. Sieqm shower equipmenl.!
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DIVISION I2 - FURNISHINGS
Generol Requiremenls: Generol Conditions, Supplementory Conditions ond Division I - Generol
Requirements opply to work of this division.
SECTION I2499 MOTORIZEDSHADES
PART I - GENERAL
I.OI SUMMARY
A. Secfion lncludes:l. Motorized sunshode svstem where indicoted.
B. Producls Furnished but not Instolled Under This Secfion.l. Control Switches: Inslolled under Division l6 Electricol.
I.O2 SUBMITTALS
A. Shop Drowings ond Producf Doto: Submil in occordonce wilh Secfion 01300.
B. Operofing ond Moinfenonce Doto: Submit in occordonce with Seclion 01700.
I.O3 WARRANTY
Wonont oll eleclricol componenis ogoinsl monufqciuring defects for o period of one
yeor from doie of insfolloiion.
PART 2 - PRODUCTS
2.O1 MANUFACTURERS
A. AcceptobleMonufoclurers:l. Mecho Shode Corporotion.2. BTX Window Aulomolion, Inc., Dollos, Texos.3. Accepled subslilule in occordqnce with Section 01600.
2.O2 MOTORIZED WINDOW TREATMENT SYSTEM
A. Sysiem: Mecho Shode Molorized Sun Shodes.l. Motor: ULlisted. Locotedinheodroil. Infernol limitswitching,thermollyprolecled.2. Controls: Switch for hordwired control.o. Mulfiple Trocks: Controlled individuolly.3. Heodroil: Rolled steel with ploslic end cops ol bolh ends.o. Color: As selecled by Inierior Designer.
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PART 3 - EXECUTION
r 3.OI INSTALLATION
I A. lnsfollofion: Insloll molorized window lreotment occording to monulocture/s instruciionsr ond opproved shop drowings. Rigidly secure rolling housing lo slruclure os indicoted.
I B. Elecfricol: Provide eleciricol mofor operotors qnd controls. Conduil, Wring ondr conneclions ore provided under Division 16. Complywilh monufoclurer's wiring
diogroms.I- C. Adjuslment: Adjusl lo work freely wiih hordwore functioning properly. Reodjusl ot
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complelion of job if directed by Archilect.
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12-2
DIVISION I3 - SPECIAL CONSTRUCTION
Generol Requiremenis: Generol Conditions, Supplemenfory Conditions ond Division I - Generol
Requirements opply to work of lhis division.
SECTION I3O4I STEAM ROOM
PART I - GENERAL
I.OI SUMMARY
A. Seclion Includes
l. Vopor bonier.2. Melol loth.3. Mortqr bed.4. Ceromic lile.5. Exponsion joints ond seolonl.
B. Reloted Seclions:l. Cemenlitious Boord Bocking Sheet: Section 09250 Gypsum Boord2. Sleom Generolor ond Reloted Piping, Controls ond Accessories: Seclion I 1454
Steom Bqih Equipment.
1.O2 REFERENCES
A. Unless otherwise indicoled on lhe drowings or under this seciion of lhe specificoiions
comply wilh recommendofions of Tile Council of Americo Specificotion SR 3l l.
I.O3 SUBMITTALS
A. Producl Doto: Submil producl dolo for ihe following products:l. Vopor bonier.2. Tile sefiing ond groufing moteriols.3. Meiol loth ond occessories.4. Seolonfs.
I.O4 DELIVERY, STORAGE AND HANDLING
A. Deliver moleriols in originol crotes ond store under cover.
B. Protecf from domoge during delivery, sforoge ond inslollolion ond subsequenl building
operotions.
PART 2 - PRODUCTS
2.O1 VAPOR BARRIER
A. W.R. Groce bituthene self -odhering membrone or opproved substitute Thickness: 40 mil.
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I 2.02 LATHING MATERIALS
I A. Metol Lqfh: Self funing type; diomond mesh cul from copper beoring steel sheet,
I golvonized with seltfuning indenlotion; minimum weight of 3.4 lbs./sq. yd.
B. Fosfener Type: Topco or opproved subslilute self topping, golvonized sleel, slolled hex-
I heod screws, l/4" minimum lhickness, lenglh os required lo poss lhrough membrone qndr penefrole subslrqte 3/4" minimum. Provide slomped golvonized sieel woshers or reloiner
plotes lo prevent pull lhrough of mesh openings.
I 2,03 TILE SETNNG AND GROUTING MATERIALS
t As specified underSection 09300.
2.O4 CERAMIC TILE
As specified under Section 09300.
I 2.05 sEALANTs
Aq specified under Section 07920.I
PART 3 - EXECUTION
I 3.or PREPARATToN
I A. Insloll sleel studs, suspended ceiling ond bocking sheel os specified under Secfions 061 00
I ond 09250. Insfoll blonkel insulofion in sluds ond ceiling os specified under Section 0721 l.
- 3,O2 STEAM ROOM CONSTRUCTION
!A. Vopor Bonier: Cover oll wqll ond ceiling surfoces with self-odhering membrone. Lop oll
I sheets ond freot cornen os recommended by lhe membrqne monufoclurer.
I B. Melol Loth: Lop sheets l/2'ot sides ond l" ol ends. Tie lops wilh No. l8 goge golvonized
I wire lies spoced nol over 6" o.c. Corners sholl not be lopped or reinlorced. Screw sheels
I in ploce 12" o.c. in both direclions. Screws shqll exlend lhrough membrone, fully
penetroling lhe bocker boord. Pre-drill if required.
I C. Mortor Bed ond Tile Insfollqtion: See Section 09300 forrequiremenls. Slip joints ot corners
shqll be kepf lree of mortor by removoble wood screeds.
t D. Seolonts: See Seclion 07920 for requirements.
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SECTION I3157 GUNITE SPA
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PART I - GENERAL
SUMMARY
Pool controclor sholl design, furnish ond instqll oll equipment ond moteriols required for
the following, complele ond funclioning in complionce wilh drowings, lhese
specificolions ond oll opplicoble codes qnd regulolions.l. Custom Gunite Soo.
Section includes the following work by pool coniroctor:l. Excovotion io shope required to receive guniie concrele qnd removol of
excovqted moteriol from fhe siie.
Design ond plocement of sleel reinforcing.
Plocemenl of gunite concrete.
Trimming, finishing ond curing of gunite concrele.
Culoufs for sleps, inserts, lights ond mechonicol equipment.
lnlerior plosler swimming pool finish.
Deck equipment.
Complele filfer sysfems including filter, woler treofment syslem, pumps, volves,
vocuum cleoner, connections lo heofer, conneciing pool piping lo filler, ond oll
necessory pipe ond fittings for filfer ond pool equipmenf.9. Gos fired oool heoler.
I l. Pool lights.
14. Hydrojels ond pump.
Reloled Sections:I. Compocled Fill ond Other Eorthwork Preceding Pool Excovofion: Seclion 0230O
Eorthwork.2. Concrete Pool Deck: Section 03300 Cost-ln-Plqce Concrele.3. Pool Deck Seolonts: Seclion 07920 Joint Seolonfs.4. Pool Droinoge Conneclion: Division l5 Mechonicol.5. Pool Fill Connection: Division l5 Mechonicol.6. Electricol Equipment ond Conneclion: Division l6 Electricol.7. Rock Wolls: 13320 Artificiql Rockwork.
Work by Mechonicol Conlroclor:1. Furnish ond inslqll woler service to filler room, pool fill line ond to other equipmeni in
pool oreo os shown on drqwings.
Insloll gos service ond connecl fo pool heoler.
Furnish ond instoll piping for wosle removql from pool oreo os shown on drowings.
Provide fill woter for pool ond whirlpool.
E.Work by Electricol Controclor:l. Eleclricol Service: Provide electricol service io filter room ond pool os required,
including oll conduit, wiring, junclion boxes, swilches. ponels, motor storters,
stort/slop slotions, GFI proteciion syslem, wiring lo oll molors ond equipmenl.
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I 2. Grounding: Perform oll grounding required for pool ond pool componenls, rebor,
filter room equipment, oll outlets in occordonce with NEC Seclion 680, stole ondt locol codes.3. Furnish femporory power to pool controctor os required.
I 1.O2 SYSTEM DESIGN
I A. Pool Dofo: Design pumping ond filtrotion syslem for 30 minule tumover or os required byr code.
I r.o3 REFERENcES
A. Reference Slondords: Unless specified ofherwise, follow recommendqtions of the
I folrowing:
- l. Defoiling,FobricolionondPlocemenlof ReinforcingSleel: ACI 3Ol,315qnd318.2. Meosuring, Mixing, Tronsporling ond Plocing Concrele: ACI 304.
I 3. Applicotion of Concreie by Pneumolic Presure: ACI 805.
- 4. Recommended Proclice for Sholcreling: ACI 506R-90(95) - Guide to Sholcrefe..
5. Specificolion for Shofcrete: ACI 506.2-95.
I.O4 SUBMITTALS
I A. Producl Dofo: Submit with proposol in occordonce with Section 01330. See Documenl
00200. lnclude oll equipment ond occessories.
I B. Design Drowings: Submif lo Generol Controctor.
r C. Shop Drowings: Submil in occordonce wilh Section 01330.
I D. Permils ond Fees:
I l. Prepore ond submit drowings ond other documenls for pools os required to obtoin
I building permils ond stote ond county heolth permits.
2. Obtoin ond poy lor oll required inspeclions, permifs ond fees. Provide notices os
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required by governmeniol oulhorities.
E. Tesling Reporls: Reports ol oll control lesfs, speciol lesfs or core tesfs specified under Field
r Quolity Control sholl be distributed by lhe testing loborolory os lisled under Seclion 01450
I QuolitY Conlrol.
I F. Previous Tesi Reports: The concreie supplier sholl hqve on record ond ovoiloble for
I Architect's review lhe following:l. Reports of complionce lesls of oggregote mode during the lqsl six monlhs.
I 2. Reporfs of compression iesls mode on somples foken from similor mix designs.
I G. Conlrocl Closeout Submiltols:
I L Operoling ond Moinfenonce Dolq: Submif in occordonce with Section 01785.f Include monufocfurer's literolure ond drowings covering requiremenls ond
recommendolions for proper operotion, moinlenonce, ond service ovoilobility of oll
pool equipment ond system. Include prevenfofive moinienonce schedule for tolqlI system.
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2. Wononty: SubmitinoccordoncewithSection0lTB0.
I.O5 QUALITY ASSURANCE
A. Pool Designer ond Insloller: Compony speciolizing in design, engineering, fobricotion
ond inslollotion of pool systems.l. Experience: Conlinuously designed ond insiolled pools of similqr size ond
mognitude in Stote of Colorodo for five yeors.
B. ConlroclorQuolificotions:I. The pool conlroctor sholl hove o minimum of five yeors experience os o conlroctor
speciolizing in the plocemenl of wel process gunite for swimming pools ond shqll
hove sufficienl equipment in good working condition on the job siie to secure the
plocemenl rote necessory.2. Only experienced foremen, gunmen ond nozzlemen sholl be employed.
C. Regulotory Requirements: Comply with oll provisions of opplicoble stondords, whelher or
nof such provisions ond slondords ore referenced in Confrqcl Documents.
D. Tesfing Agency: All festing sholl be done by on opproved testing loborolory selecled
ond poid by lhe pool confroclor. See Field Quolity Conirol.
E. Record of Work: A record sholl be kept by lhe pool controctor listing the time ond doie
of plocemenl of oll concrele for lhe struclure. Such record sholl be kepl unlil the
complelion of the projecl ond sholl be ovoiloble to the Architecl for exominqlion of ony
time.
I.06 SEAUENCING AND SCHEDULING
A. Sequencing ond Scheduling: Schedule ond coordinoie pool eorlhwork, concrele work,
plumbing work ond eleclricol work wilh Generol Controctor ond work of other
coniroclors os required for expeditious completion of pool work.
I.O7 DELIVERY, STORAGE AND HANDLING
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Houling Time: Dischorge oll concrele tronsmilied in o truck mixer, ogitoting or olher
lronsportotion device within I - I /2 hours offer the mixing woter hos been qdded.
Exlro Woler: Deliver concrele io the job in exoct quontities required by fhe design mix.
Any odditionol woter odded lo lhe mix ofter leoving lhe botch plont sholl be indicqled
on lhe iruck tickef ond signed by lhe person responsible. Where exko woter is odded lo
the concrele it sholl be mixed lhoroughly for 40 revolulions of the drum or 3-l 12 minutes
ol mixing speed, whichever is greoler.
PROJECT CONDITIONS
Environmeniol Reouiremenls:
I . Cold Weolher Plocement: When deposifing concrele ofter lhe first frost or when
ihe meon doily femperotures ore below 40o F, follow recommendotions of ACI 306.
Moinfoin concrete temperoture ol o minimum of 50o F for not less thon 72 hours
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ofler depositing. The concrete moy not conloin colcium chloride. Mointoin forms in
ploce for o minimum ol T2hovrs ofler depositing concrele. High eorly slrength
cemenf moy be used. Do not ploce concrele wiihoul opprovol of lhe Archilect on
doys when the temperoture oi 9 AM is below 30"F uniil, in the opinion of the
Archilecf lhe Controclor hos foken oll necessory precoufions ond supplied oll lhe
necessory equipmenl to prevenf fhe concrete from freelng.2. Hol Weolher Plocement: When deposiiing concrete in hol weolher, follow
recommendolions of ACI 305. The oplimum lemperoture of concrele of time ot
plocemenl shqll nof exceed 85"F. Protecl to prevent ropid drying. Stort finishing
ond curing os soon os possible. When lhe oir temperolures ore expecled lo exceed
90'F., lhe Conlroclor sholl obloin opprovol from lhe Construction Monoger on the
procedures lo be used in prolecting, depositing, finishing, ond curing of concrele.
'Pozzolith Retorder, os monufoctured by Moster Builders CO., Clevelond, Ohio, Or
opproved substilufe, moy be used. The use of confinuous fog sproys moy be
required by the Archilect for 24 hours ofler deposiling or lhe work restricted lo
evening or nighls, especiolly in fimes of low humidity.
I.O9 WARRANTY
Shell of pool including oll reloted work, wononled ogoinsf crocking or foilure to hold
woler for o period of 3 yeors from dole of complefion provided fhe pool is: Kepl full
excepl for o period of len (10) doys per yeor for mqinlenonce; lhe woler loble is nol
obove the lowest point of lhe pool, the sfruciure is not domoged by eorthquoke, eorih
or eorthfill movement, or condilions not occosioned by the conlroclor.
Plosler surfoces wononfed for two yeors ogoinsl delominotion, bui nol ogoinsl
discolorofion.
Equipmenl instolled by pool controctor wononted by equipmenl monufoclurer ond
insloller per monufoclurer slondords for o minimum of one yeor.
D. Owner musl mointoin pool woler occording to o chemicol progrom set up by the
Controclor. Should such o progrom nol be moinloined the wqnonfies sholl become
void.
PART 2 - PRODUCTS
2.O1
A.
GUNITE
Generol: Complete pool tonk is to be consirucfed by the wet guniie system ond
conform fo ACI 506.2 Pool struclure sholl be designed os o monolilhic unil ond oll
pneumolicolly opplied concrefe sholl be ploced so for qs possible in one confinuous
operotion. Dry type gunile process is unocceploble.
REINFORCING STEEL
Slondord sizes of deformed bors equol to requirement of 'Slondord Specificofions for
Billet Steel, Concrele Reinforcement", intermediole grode, Seriol Designolion A6l5 os
odopted by ASTM, or roil steel reinforcing bors, equol lo requirements of Seriol
Designoiion GR40 odopted by ASTM.
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2.03 POOL FTNTSH
A. White Morsite ploster or equol.
2.O4 PIPE, FITTINGS AND APPURTENANCES
A. Pipe: Schedule 40 PVC, Type ll permonenlly morked wilh mqnufocturer's nqme, PVC
2l 16, nominol size, ond NSF opprovol.l. Size so lhol velocilies do nol exceed I FPS.2. Filtings: Schedule 40 whife PVC, Type l.
Skimmers:l. Equip skimmers with vocuum trim ond equolizer fillings.2. Minimum Through Rqte: 30 GPM.3. Number: Provide minimum of lhree (3).4. Locotions: As required per Regulolory Requiremenls.
Return Line Fittings: Provide q minimum of: Four (4).
Droins:l. Provide two (2) in spo.
E. Inleis: Combinqtion of floor ond side wqll inlels.
2.05 UNDERWATER LIGHTS
A. Whirlpool Lighf Fixtures:l. Lighls: 5@ woft lomp enclosed in sloinless sfeel housing cosl inlo pool woll. One (l )
required.2. Equip light with nickel-chrome ploied bronze foce ring.
2.OB HEATING, FILTRATION CHLORINATION AND MISCELLANEOUS EQUIPMENT
A. Filter:.1. Type: Ropid sond type, 50 psi moximum working pressure, fibergloss reinforced
ploslic fonk.
Circulolion Pumps: As required.l. Pumps: Equipped wilh oversize hoir ond linf stroiners.
Flow Meler:l. Provide with rote-of-flow indicolors on pump dischorge line leoding to filters,
colibrqled for meosuring both woler for filtrotion ond bockwosh. Insloll oclivoling
elemenl creoiing pressure differentiol for indicolion of flow with odequole cleor
dislonce upslreom ond downsireom fo obioin reosonoble degree of occurocy.2. Rote Indicolor: Colibroted for ond provided with scole reoding in gpm ond with
ronge of I0% below estoblished fillrolion rote ond l0% obove bockwosh rote
estoblished.
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I D. Heofers: Provide gos fired pool heofer qs required lo moiniqin temperolure for oulside
I swimming in winler.
I E. Chlorinolors: Toblet type feeder.
! 2.O9 STAIR RAILS AND LADDERS
I A. Deck Mounted Sfqir Roils:I L Moleriol: Type 304 stoinless sleel fube.2. Provide of locolions os indicoted.
I 3. f.?J::. Monufocfuren:
b. Accepted subslilute in qccordonce wifh Seclion 01600.
. 2.IO MISCELLANEOUS EQUIPMENT
I A. Pool Fitlings: Non-conosive moleriol.I
B. Chemicol Tesling Equipmenl:
I l. Provide os required for monitoring of pool chemicol ond pH levels lor minimum
period of one yeor from pool occeplonce.
I C. Cleoning Equipmenl: Provide vqcuum cleoner. wollbrush, hose, leof nels, etc.
D. Whirlpool Hydro Jels ond Pump: Provide os required.
Ir PART3-EXEcuTroN
I 3.or PooL EXcAVATToN AND GRADTNG
I A. Loyoul work ond elevolions by Generol Conlroctor.
I B. Pool confroclor sholl provide oll lobor ond necessory equipmenl for rough mqchine
- excovoiion of pool oreo ond removol of excess soil from lhe sife. Pool conlrocfor olso lo
t furnish oll necessory lobor ond equipmenf required for hond trimming of pool ond be fully
responsible for directing oll excovolion operotions in order lo obloin proper depths ond
r confours of lhe Pool.
I C. Rough excovotion ond hond frim sholl be conied on os one operotion lo oid in
- eliminoting over excovofion..r D. Any voids which moy occur due lo over excovofion sholl be filled wifh o leon mixture of
I concrele or gronulor fill compocted to 95% Sfondord Proclor density, ASTM D698.
I E. A loleronce of l" sholl be ollowed in excovolion subgrode.
t F. All excovoled moleriol sholl be disposed of off site os direcfed by Generol Conlrqctor.
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3.02 PLACING REINFORCING STEEL
A. Ploce before concrele plocing is storted. Steel sholl be new, free from dirt, oil, point ond
mill scole in posilion ond sizes indicoted on drowings; secure by nof less thon l6 gouge
onneoled tie wire. Metol choirs or concrete blocks sholl be used lo insure proper spocing.
3.03 PLACING FITTINGS
A. Pool controclor sholl ploce, before beginning the concreie work, oll piping, oll speciol
pool ond equipmeni onchors, receplocles, or mounting shells for underwoter lights thof
ore to be embedded in concrete ond sholl be responsible for lheir positioning in
occordqnce wilh drowings.
3.04 PLACING OF GUNITE
A. Generol: Apply structurol gunile qgoinsl thoroughly compocted eorth thoi will not yield
during opplicolion of gunile. Enlire surfoce of pool excovotion sholl be dompened with
o fine woter sproy just prior lo stqrt of gunite operoiion.
B. Quolity of Finished Gunite: Pools sholl be free from crocks, honeycombs, spolls, voids ond
other surfoce defecls. Surfoce sholl be of odequote roughness ond levelness to provide
for proper bond for tile ond plqsler finish.
C. Curing: All structurol gunite sholl be kept conlinuously wet for o period of five doys, or
lhe entire pool sholl be covered wilh ploslic film. No curing compound qllowed.
3.05 APPLICATION OF PLASTER FINISH
A. Generol:l. Pool shell sholl be free from crocks, honeycombing, spolls, voids, ond olher defecls.
Surfoces shqll hqve odequofe roughness ond levelness in order lo provide o proper
surfoce for ploster.2. Provide complete preporolion ond finish for floors ond wolls of pool fonk interior.
Perform lhis work by o speciolist hoving provided finish for o minimum of ot leosl l0
oools.
B. Preporolion:l. Check olignment of surfoces ond iheir suilobility to receive lhe finish. lf lhe finish
ihickness will be more lhon 3/8" lhick or more thon 20% ol the oreo will be I /8" thick
for true surfoces, opply leveling cool to true up lhe substrote.
2. Neutrolize concrete with l:8 muriotic ocid solution brushed over oll surfoces ond
rinse lhoroughly with cleon woter.3. Apply leveling cool if needed.
C. Mixing: Mix leveling coot (if needed) ond finish coot in mechonicol botch mixer os
follows:l. Leveling Coot:
I Pori Portlond Cemenl
3 Ports Sond
I Qt. Anii-Hydro Per Sock of Cement
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2. Finish Cool:
I Sock White Porllond Cement Plus 1 No.2 Shovelful
2 Socks Whife Morble Sond
I Oz. Air Enlroining Agenl
I Gol. Hydroted Lime
1 Qf. Anti-Hydro
Applicotion:l. Trowel on leveling cool (if needed) to bring surfoces wifhin specified loleronces.
Moisl cure 48 hours qnd ollow lo dry 7 doys.2. Apply finish cool lo minimum I /8" thickness. 3/8' moximum lhickness ond I /4"
overoge.3. Apply finish cool wilh pneumoiic ploster pump. Scrolch in ond double bock before
scrofch cool hos loken up. Steel lrowel minimum of two limes ond os required lo
produce smoolh, hord, uniform finish free of blemishes. Furnish sufficient
experienced croflsmen to complete enlire lonk finish in one doy. Siort ot deep end
ond proceed in conlinuous operotion. lmmediotely on complelion of finish, slort
filling of pool ond bring up to full level withouf interuplion.4. lf work musf exlend over more fhon one doy, provide moist curing ond continue fhe
following doy.
POOL ROOM PIPING
Furnish ond insloll oll piping, filtings, volves from the pool sysfem lo filfer room, conneciing
to oll equipment ol pool ond in lhe filler room. Plumbing insfollofion lo be complele
wifhin lhe limits of lhe pool work.
Pool conlrocfor is to provide oll lrenching ond bockfill. Support oll horizontol runs on pipe
on o grovel fill. Comply with compoclion requiremenls of Seclion 02300 Eorthwork.
Support oll piping on o minimum of 8 ff. cenlers.
Plumbing Pressure Testing: Pressure test oll piping, including buried piping. Pressure lest
oll plumbing lo fixlures cosl in pool prior fo plocemenl of gunile.l. Pressure Testing: Performed in presence of Archilect.2. Flush lines, cqp, ond pressurize fo 80 psi ond hold for 12 hours.3. Repoir ond repeol festing of foiled lines until successful tesl.'
o. Repoir leoks by removing ond replocing domoge ports.4. Provide lesling equipmenl os required.
EQUIPMENT INSTALLATION
Generol: Insloll equipmenl in locolions qs indicoled ond in occordonce wifh
monufoclure/s recommendofions. Provide venfs, droins, vqlves, fittings, ond
oppurtenonces os required for proper operofion.
Eleclricol: Provide eleclricql hook-up of equipmenl ond olher electricol work os
indicoted on drowings.l. Comply with opplicoble stqte ond locol codes qnd with Nolionol Eleclricol Code.
Bond pool lo comply wilh Nqtionol Electricol Code.
3.06
A.
3.07
A.
B.
D.
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c.Slorl-Up:l. Filling: Fill wiih wqter.2. Chemicols: Provide chemicols reouired for initiol chemicol heotmenl ond os
required for first 30 doys of operolion. Instoll in pool os required to comply with Slote
ond County woter quolity stondords.3. Tesfing: Operole ond fesl oll equipment. Moke repoirs ond odjustments required
for proper system operotion.4. Stort-Up: Stort-up system lo operoting condilion. Moke odjustments for proper
operotion.
DEMONSTRATION
Demonslrolion: Inslruci Owner's personnel on proper operoiion ond moinlenonce of
pool equipment ond focilily in occordonce with Section 01800. Posi wrilten operotionol
inslruclions in conspicuous locoiions wilhin pool equipmenl room.
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3.08
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I SECTION 13210 - SPECIALLY PLACED CONCRETE-SHOTCRETE
1.0 PARTONE - GENERAL
I 1.1 RELATEDDocUMENTS:
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A. Drawings and general provisions of contract including general and supplementary conditions
and Division 1 - Specifications Sections, apply to Work of this section.
B. Section 13230: Artificial Rockwork
- 1.2 DESCRIPTIONOFWORK:
I A. Work includes preparation of substrate surface, placing of reinforcement, gun applied concrete
- and related items as shown, specified or both shown and specified.
I 1. RockworkI1.3 SUBMITTAIS:
t A. sHopDRAwrNGS/ coNsrRUcrroNDETArrs
I B. GENERAL
I 1. No work shall be done except from reviewed drawings and consbuction models, which
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must be kept at all work locations.
2. Review shall not act to releve the Contractor from responsibility for accuracy of the
I fabrication details and placing diagrams. Dimensioru and locatioru to be verified prior to
I the presentation of shop drawings.
I c. DRAWTNGS
1. Shop drawing;s for reinforcement prepared according to ACI315.80 uDetails and Detailing
I of Concrete Reinforcemen!" for the following:
a. All hand-carved artificial rockwork.
I b. All armatures for GFRC panel artificial rockwork.
I D. wRrrrENrNFoRMATroN:
1. Proposed mix proportion.
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E. PRODUCTDATA:
' 1. Mill reports for reinforcing steel
I Dorrance & Malone Resldences The Larson Company
Specially Placed Goncrete€hotcrete April 25,2001
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2. Data for proprietary materials and items, including admixtures, patching compounds,
curing compounds, and others as requested by Architect/Owner's representative.
F. SAMPLES:
1. General:
a. Samples shall represent the finjshed surfaces, texturing, coloring, etching, etc., as
shown on the documents. No concrete shaping or texfuring shall begin prior to
approval of samples.
b. Sarrples shall not be removed until the completion of work.
c. Rejected samples shall be resubmitted for approval at no additional cost to the
Owner.
2. Samples:
a. Furnish representative samples of materials for material testing, mix proportion
testing and preparation of preconstruction test panels.
b. Sample panels of all different textures as shown in the documents.
G. ADMIMSTRATWESUBMITTAIS:
1. Description of planning equipment and methods.
2. Corutruction schedule: Coordinate with general construction schedule as per Division 1.
1.4 OUAUTYASSURANCE:
A. QUALIFICATION OF SHOTCRETE CONTRACTOR:
1. The Shokrete Conbactor shall have been in business a mininum of five (5) years and
indicate in detail his experience in the conskuction of the following:
a. Artificial Shotcrete, rockwork and planting pockets similar to those shown on the
drawings and photographic references.
B. ARCHITECT'SDIRECTION:
1. It is intended that the finished products of Work in this Section simulate natural formations
of rock and mud as shown in the construction drawings, Designer's directions and aesthetic
intentions and as specffied herein:
a. To achieve these simulations, the Shotcrete Conhactor shall coordinate and
cooperate fully with contractors and with the Architect/Owner's Representative.
Dorrance & Malone Residences
Specially Placed Concrete-Shotcrete
The Larson Company
April 25, 2001
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b. All Work in this Section shall be performed under the direction of the Architect/
Owner's Representative.
c. The Architect/Ownels Representative explicitly reserves the right to continuously
monitor the Work for aesthetic quality and to assume control of the Work through
direction of the Shotcrete Conhactor's job superintendent until specified effects are
achieved.
C. DESIGNCRITERIA:
1. The fabrication of artificial rockwork and pliacemmt, installation, and/or adjustment of
finish details and exhibit accessories shall be accomplished in such a manner as to appear
as realistic as possible and "read righf' to the trained eye. The environmmts being
simulated are as descriH on the individual drawings.
2. This project is artistic in nature and may require field adjushrents to completed work to
obtain the desired effect. The Architect/Ov,'ner's Representative will decide questions of
aesthetic effect. Minor changes or adjustnents to in-place work shall be made at no increase
in Conhact Sum.
D. JOBMOCK-IJP
1. Erect hand-carved rockwork area of not less than 2lsquare feet after the approval of
photographs and sample panels as specified in paragraph 1.3 B, but before the
commencement of rockwork construction. This mock-up shall represent the finished
surfaces texturing coloring ekhing, seaming, ek.
2. The mock-up shall serve as a standard by which the aesthetic qualities of future rockwork
construction will be based.
3. The instalLation of aII work under this Section shall be performed by the Shokrete
Contractor. No work shall tre execud without the Shokrete Contractor being present on
the premises.
1.5 PHOTOGRAPI-IS:
r A. REFERENCEMANUAL:
I 1. Color copy reference photos displaying color, form and texture of actual Landscape
features, will be provided to the Shotcrete Contractor by the Architect/Owner'sI iHffif,ffi#tr'--r#fl1iffi1?t*{fi:;:"ffiF:ffi:H*1:H,i'#*"
textureg shown in the photographs take precedence over refer€nces made to these items inI ,.1ffi#$lli!.-;-T'1ffifl.il1ili.1"xT#ff"t#;*:n:::ff*o
1.5 STANDARDS:
I A. CODES:t Dorrance & Malone Residences The Larson Company
Specially Placed Concreteshotcrete April 25,2001
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1. Comply with the provisions of the all local codes, specifications and standards. However,
in case of conflict with the specifications and drawings, the stdctest provision shall take
precedence.
B. STEEL:
1. CRSI "Manual of Standard Practice";
2. ACI 315, latest edition, "Manual of Standard Practice fs1 pgtliling Reinforcing Bars".
3. American Society for Testing and Materials (ASTM): The specifications and standards
hereinafter referred to, latest edition.
4. Mill Affidavits: Mill affidavits, stating the grades and physical and chemical properties of
the reinforcing steel, an conformance with ASTM Specifications, shall be submitted to the
Architect before delivery of the steel to the job site.
5. ASTM-A 615 "Specification for Deformed and Plain Billet Steel Bars for Concrete
C. SHOTCRETE:
1. ACI 506 rrRecommended Practice for Shotcreting"
2. ASTM-618-73 "Standard Specification for FIy Ash..."
1.7 PROTECTION OF PROPERTY:
A. CONTAMINATION:
1. In addition to normal precautions for the protection of the public, workers and property,
take special precautioru to prevent contamination of soil with cemenl painq dye and other
chemical materials.
B. CHEMICAIS:
1. Limit the area for working and storing chemical materials to areas within ten horizontal
feet of Shotcrete structures and other areas specifically approved by the Owner.
C. RUNOFF:
1. Control runoff from mixing and placing operations. Channel runoff directly to an approved
drainage system, or pond in an on-site location approved by the Owner.
D. WASTEDISPOSAL:
1. Dispose of waste material rebound and cement and chemical containers off-site except as
specifically allowed by these Specifications.
Dorrance & Malone Residences
Specially Placed Concrete€hotcrete
The Larson Company
April 25,2001
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132104
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I 1.8 DELWERY.HANpUNGANpSTORAGE:
- A. GENERAL:
t 1. Properly deliver and handle materials to prevent contamination, segregation or damage to
materials.
!
B. REINFORCINGSTEEL:
I 1. Delivery: Deliver reinforcement to the job site bundled, tagged, and marked. Use metal tags
indicating bar size, lengths, and other information corresponding to nrarking shown on
placement diagrams. Deliver new and free from rust and mill scale in original bundles withr mill tags intact.
fJ 2. Storage: Store reinforcement at the job site in a manner to prevent rusting bending andI accumulation of dirt and excessive scarring to epoxy coating and/or rust.
I 3. Placemmt At time of original placing, the reinforcement shall be free to deleterious matter
that would inhibit bond. Sandblast or wire brush as required.
t c. cEMENTS&AGGREGATES:
, 1. Store cement in weather-tight enclosures to protect against dampness and contamination.
r 2. Prevent segtegation and contamination of aggregates by proper arrangement and use of
stockpiles.
r 3. Store admixture properly to prevent contamination, evaporation, freezing or other damage.
I 1.e PRoIECTCoNDITIoNS:
A. EXAMINATION OF SI.]BSTRATE & CONDITIONS:
'' 1. The installer must examine the conditions under which the work under this Section is to beI i:IffiffiT;iY$:fftrf:X1:'tri#lLffi:.fffivJi:i:H?:J:1..
a mnnner acceptable to the irutaller.
I B. PRoTECTToNoFINSTALLEDWoRK:
I 1. Protect installed work from damage by other trades until Owner's acceptance of work.
t Advise General Contractor of required protection procedures.
C. C@RDINATION:
I 1. Coordinate with other work and other contractors and subcontractors whose work will be
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effected bY the Shokrete work.
Dorrance & Malone Residences The Larson Gompany
Specially Placed Goncrete€hotcrete Aprll 25' 2001
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1.10 SEQUENCING, SCHEDULING, AND COORDINATING:
A. PRE-INSTALLATION MEETING:
1. Prior to commencing irutallation, arrange a job site meeting to be attended by the Shotcrete
Conhactors' Representative, and the Representatives of other trades associated with the
work of this Section and related Sections.
B. PURPOSEOFMEETING:
1. The purpose of the meeting shall be to discuss requirements of the Contract Documents,
shop drawings, job and surface readiness and material storage and protection, to assure
that details are correc! that materials shall be installed properly, and coordination of other
trades.
MEETING RET'ORT REQUIREMENTS:
1. Meeting date, names and affiliations of those present.
2. Written statemenb from each installer and rranufacturers' Representative of their
acceptance of the requirements of the Contract Do€uments for the use of their material.
MEETING REVIEW:
1. Do not commence work of this Section unless documenb required herein above have had
their final review by the Architect/Owner's Representative and Ov.rner's Represmtative.
1.11 GUARANTEE:
A. Guarantee Work Isted in this Section for one year from date of Final Acceptance.
B. Provide two copies of written statement of guarantee, satisfactory of Architect prior to Final
Acceptance.
2.0 PART TWO - PRODUCTS
2.1 REINFORCINGMATERIAIS:
A. REINFORCING BARS:
1. ComplywithASTM A 615,Grade40.
B. WELDED WIRE FABRIC:
1. 6xGtN21 x W2.1 WWF, comply with ASTM-185 or ASTM A 82.
D.
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April 25,2001
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C. STEELLATH:
I 1. Unpainted 1.75 pound black expanded metal lath, maximum 1/2 inch clear apertures.
T D. SPACERS:
- 1. Backup forms shall be fastened to reinforcing bars by means of special tie wires, as shown
t on the drawings.
r E. SLJPITORTSFORREINFORCEMENT:
I 1. Provide supports for reinforcemmt including bolsters, chairs, spacers and other devices for
I spacing supporting and fastening reinforcing bars. Use only supports manufactured for
I that purpose. Brick, stone and similar materials are unacceptable.
I F, WIRE:r 1. lGgauge soft-annealed galvanized steel tie wire.
I 2.2 PNEUTU,q,-TICALLYPI.ACEDSHOTCRETE:
t A. DEFINTITON:
1. Pneumatically placed wet mixture of aggregate and portland cement. Minimum strength of
3,000 P$ in 28 days.
B. CEMENTS:
1. Use cement conforming to one of the following:
a. Portland Cement conforming to ASTM C-150. Use only one brand of cement
Ououghout the proFct.
b. Blended hydraulic cement conforming to ASTM C-595 tyPe IS, I9A, IP or IP-.
C. AGGREGATES:
1. StandardAggregates:
a. On Shotcrete on the fust floor on grade or on slab on grade shall use normal weight
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aggregates conforming to ASTM C-33.
b. Aggregates shall be manulactured from nafural rock or stone, washed gravel either
natural or crushed, clean, and free of deleterious substances.I
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Structural Substrate - Gradation limit for combined aggregates.
Aggregate conforming to the following:
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Sieve Size
U.S. Standard
Percent by weight
passing individual
Batch fine and coarse aggregates separately to avoid segregation.
3. Texture Coat - Gradation limit for combined aggregates
Square Mesh Sieves
3/4lr:..
1,/2lr:..
3/8'r:..No. 4No. 8
No. 16
No. 30
No. 50
No. 100
Sieve Size
U.S. Standard
100
80-95
70-x)
5V70
35-55
2040
10-30
5-17
2-70
100
9!100
80-100
50-85
2160
10-30
2-70
Percent by weight
passing individual
Dorrance & Malone Residences
Specially Placed Goncrete€hotcrete
Square Mesh Sieves
3/4lr:..
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3/8 in.
No. 4
No. 8
No. 16
No. 30
No. 50
No. 100
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April 25,2001
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r 2.4 WATER:
I A. MIXINGWATER:
I 1. Use fresh, clean and potable mixing water or use nonpotable water which produces mortar
cubes having 7- and,23-day shengths equal to at least 90 percent of the strength of similar
I specimens made from water from a municipal supply. Make snength comparison on
I mortar cubes in accordance with ASTM C109.
r B. CURINGWATER:I
1. For finish Shokrete, use curing water which is free from elements which could cause
I staining.
2.5 ADMXTURES:
I A. Use accepted admixtures meeting the requirements listed below, if admixtures are required or
permitted. Except as otherwise accepted, dissolve soluble admixtures in water before
I introduction into the mixture. Agitate liquid admixtures which settle.
B. Chemical admixtures conforming to ASTM C494.
t C. Air enhaining admixtures conforming to ASTM C250.
I D. Calcium chloride conforming to ASTM D98, in predissolved flake or pellet form.
E. Fly ash and po?,zolanic materials conforming to ASTM C618.
- F. Other admixtures that are permitd or required.
I 2.6 MoISTLJRE RETATNING covER:
A. BURLAP: Cloth made from jute and weighing approximately 9 oz. per sq. yd. For moist
curing and conforming to AASHTO M 182.
B. MEMBRANEFORMINGCURINGCOMTOIJND: ASTMC309
2.7 PROPORTIONS:
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A. Submit for acceptance proportioning and test data from prior experience if available. If data
from prior experience are not available or accepted make and have tested specimens from
three or more different rrix proportions in accordance with ParagraPh 3.D. Submit
recorrmended mix proportioru and test results for acceptance.
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Specially Placed Concrete€hotcrete
The Larson Company
April 25,2001I
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2.8 CEMENTITIOUSWATERPROOFING
A. (At integral planter box interiors, water channels formed in rockwork and between structural
and textural Shotcrete coats only.)The waterproofing system shall be a cement based mix
containing chemicals which penetrate with moisture into the capillary tracts and activate to
form crystals which close the capillaries to produce the waterproofing effect. The
cementitious waterproofing system shall become a permanent, integral part of the structure
applied between structural Shotcrete surface and teiture coat and shall be non-toxic,
inorganic, free of calcium chloride and sodium based conpounds. The cementitious
waterproofing system shall be HEY'DI K-11, manufactured by HEY'DI American Corp.,
Norfolk, Virginia', or an equal. Bonding agents, if required shall be HEY'DI SB Bonding
Agent or an equal.
3.0 PART THREE - EXECUTION
GENERAL:
A. TEXTUREDSHOTCRETE:
Shotcrete shall be placed in two separate applications unless otherwise or indicated on
drawings.
a. Structural Subshate: The first application shall be a structural substrate, capable
of maintaining the intended shape and supporting live and dead loads as
specified or required by codes.
iexfure Coat The second application shall produce the intended color and texture.
Where applicable, surface conditioru must comply with specification requirements.
STRUCTURALBASE:
1. Shotcrete as a structural base for GFRC panels: Shotcrete shall be placed in one
application per paragraph 3.1 A. 1. above.
3.2 PREPARATION OF SURFACES FOR STRUCTURAL SUBSTRATE:
INSPECTION:
1. Examine the substrate. and the conditions under which concrete reinforcement is to be
placed, and correct conditions which would prevent proper and timely completion of the
work. Do not proceed with the work until uruatisfactory conditions have been corrected.
EXISTING CONCRETE:
1. Remove uruound material before applying Shotcrete. Chip or scarify any area to be
repaired to remove offsets which would cause an abrupt change in thickness without
suitable reinforcement.
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The Larson Company
April 25,2001
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I 2' ffiilff,:'ixlTJ:lxlrXH*::1"":s at the pe meter or a cavitv' Remove roose
3. Wet the surface until it is damp, but without visible free water.
r 4. Sandblast existing surfaces that do not require chipping, to remove pain! oil, grease, and
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and to provide a roughened surface for proper bonding of the
r C. ROCK:
fl 7. Clean rock surfaces of loose material, mud, and other foreign matter that will prevent
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bondoftheShotoete.
D. STEEL:
I 1. Remove rust, oil scale, an previously applied paint frosr steel surfaces receiving
Shokrete. Comply with Specification SSPC-SP6 of the Steel Structures Painting Council.
I E. FORMS:
I ) !:'"'ffitrH?xt1*?:i:ffi*:iffiJ'"'f#TinT*4".1,ilTffitxs
preven'fbonr
3. The form<oating material shall not interfere with subsequent bonding to the shotcrete
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when this is required.
3.3 FORMINGSHOTCRETESTRUCTURES:
T A. GENERALBACKFORMING:
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strucfure. The Shotcrete Contractor is responsible for familiarizing himself/herself with
I the existing conditions and the integral structure fumished for Shotcrete backforming byI ifi:'rifr"#;:if.iltil:lHtfff;mineconstructionDocuments'Backforming
I B.
'TEELBA.KFoRMING:
1. Where Shotcrete is to be constructed above existing grade, and where angle or shape
cannot be approximated by cut engineered fiIl, use the backforming construction
described below or an alternate method.
a. Place reinforcing steel as described under 3.4.
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Construct an armature of metal lath on the unexposed side of the Shotcrete
sbucfure material behind the steel reinforcing bars.
Bend bacKorm to conform approximately to the welded steel reinforcing frarne
and hold away from the nearest bars a minimum distance of one (1) inch. The
contractor may increase the thickness of the shotcrete to avoid matching exactly
the steel reinforcing outline with the backform. However, variation from the steel
outline must be approved by the Architect. Variation from the steel outline will
not be permitted on the second floor.
Fasten backform to the reinforcing bars with tie wires or anchor spacers. Space
ties or spacers not more than 10 inches on center in all directions.
Armature rnay remain in place after completion of Shotcreting.
3.4 STEELREINFORCING
A. ALTERNATEREINFORCINGSTANDARDS:
1. All shotcrete skuctural steel reinforcement is shown on the drawings and supplemented
in these Specifications. The Shotcrete Contractor may, at his option, develop altemate
reinforcement sizing and placement to facilitate his Work provided:
a. Obtain written approval of the Architect.
b. All structural calculations for altemate reinforcernent are fully and clearly
documented by a registered structural engine€r, licensed in the State of Colorado.
3. Obtain required permits and approvals of such altemate sizing and placemen! in a
timely marurer, without delaying the progress of the work, and at no additional experue
to the Owner or his agent.
GENERAL:
1.. Clean reinforcement of loose rust, mill scale, earth, ice, and other materials, which reduce
or destroy bond with concrete.
2. Touch-up bare exposed metal surfaces of epory coated rebar with similar coating
approved by manufacturer.
3. Accurately position, support and secure reinforcement against displacement by
conshuction or concrete placement operations. Locate and support reinforcing by metal
chairs, runners, bolsters, spacers and hangers, as required.
4. Notify Architect/Owner's Representative upon completion of reinforcing and prior to
placing shokrete.
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April 25,2001
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MINIMUMSTANDARDS:
1. Comply with specified standards for details and methods of reinforcement placement
and supports, and as herein specified. The following minimum steel placement
standards are supplemental to steel reinforcement schedules and notes on the drawings.
a. Fabricate steel bars of size and length indicated and accurately bend or form to
the slopes indicated by methods that will not injure the materials. Heating of
reinforcing will not be allowed. Fabrication shall be in accordance with the
manual of Standard Practice for detailing Reinforced Concrete Structures, ACI
315.
b. Provide sufficient numbers of supports and of strength to carry reinforcement.
Do not place reinforcing bars more than 5 cm (2") beyond the last leg of any
continuous bar support. Do notuse supports as bases for runways for concrete
conveying equipmmt and similar construction loads.
c. Position, suppor! and secure reinforcement against displacement by formwork,
corutruction, or concrete placement operations. Locate and support reinforcing
by metal chairs, mnners, bolsters, spacers, and hangers, as required.
d. Place reinforcement to obtain the minimum coverage for concrete protection.
Arange, space, and securely tie bars and bar supports together with 16 gage
wire to hold reinforcement accurately in position during concrete placement
operations. Set wire ties so that twisted ends are directed away from exposed
concrete surfaces.
e. Place No. 4 bar as a key rod at intersections of plane surfaces.
' f . Lap bars (30) diameters at splices. With respect to viewing outer surface from a
perpendicular viewpoint lap bars on top of each other rather than side by side.
g. Place and bend bars around circles and curves, openings,comers and angles to
conform with the model. Bends are to be permanently shaped, not sprung into
place. Follow the outline of the rock formations to eliminate excess non-
reinforced Shotcrete outcroppings.
h. Tie reinforcing steel to wall ties and to extended footing, wall or roof steel.
The tie bars and tie anchors which are exposed to air and which do NOT come in
contact with any bacKill material shall be given a protective covering of asphalt
coating or Rustoleurr, or equal.
Tie bars and tie anchors which come in contact with backfill material shall be
encased with a coating of Shotcrete. Steel shall be covered by a minimum of 1" of
Shokrete.
Use additional #4 bars diagonally across corners of openings and wherever
Shotcrete formatioru act as beams. Place additional #5 bars at points of
maximum sbess, i.e., one in top and one in bottom extending 12" into supports.
Dorrance & Malone Residences
Specially Placed Goncrete€hotcrote
The Larson Company
April 25,2001
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3.5
Place mesh on steel reinforcing on side opposite the backup material and wire
securely to the reinforcing bars at not less than 20 inch intervals in both
directions. Lap mesh minimum 2 inches at adjacent ends.
Reinforcing bars placed over "Steeltex", shall be supported by slab bar bolsters,
high chairs, etc. Spacing shall be No. 3 at 10" o.c. Place pieces of truss loop below
bar supports.
Install welded wire fabric in as long lengths as practicable. Lap adjoining pieces
at least one and one-half (1-1/2) meshes plus end extension of wires, but not less
than 12 inches in slab on grade. Extend mesh across supporting beams and walls.
Provide adequate support for mesh to ensure proper location. Place uniformly 1-
1. /2u to 2' from finished surface.
Irutallation of reinforcing to be complete in every way by end of working day
prior to placement of concrete.
Unacceptable Materials: Reinforcement with any of the following defects will not
be permitted in the work.
1. Bar lengths, depths, and bends exceeding specffied fabrication tolerances.
2. Bend or kinks not indicated on drawings or final shop drawings.
3. Bars with reduced cross-section due to excessive tusting or other cause.
PROVISIONS FOR OTHER TRADES:
A, GENERAL:
1. Provide openings in shotcrete formwork to accommodate work of other trades.
Determine size and location of openings, vents, weepholes, recesses, and chases from
trades providing such items.
2. All non-sleeved piping shall be set by the appropriate contractor.
3. Sleeves shall be provided by the appropriate contractor and installed by the Shotcrete
4. Accurately place and securely support items built into forms.
BATCHING AND MIXING SHOTCRETE:
A. MD(NGPROPORTIONS:
1. Control by weight batching, or by volume bakhing meeting the requiremenb of ASTM
c685.
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B. BATCHING&MIXINGEQUIPMENT:
1. Use batching and mixing equipment capable of proportioning and mixing ingredients at
a rate that will provide adequate production and with an accuracy that will insure
uniformity of bakhes. Weighing equipment shall be capable of bakhing with the
accuracy specified in ASTM C94. Volumetric equipment shall be capable of batching with
the accuracy specified in ASTM C685.
C. READYMD(EDCONCRETE:
't . Ready-mixed concrete shall comply with ASTM C94, except that it may be delivered to
the shotcrete equipmmt in the dry state if that equipment is capable of adding the water
and mixing it satisfactorily with the dry ingredients, or with ASTM C685, in which case
the ingredients are delivered dry and proportioned and mixed at the site.
3.7 PLACINGSHOTCRETE:
A, GENERAL:
1. Place shotcrete using suitable delivery equipmmt and procedures that will result in
shokrete in place meeting the requirements of this specification. Refer to ACI Standard
50G66, Recommended Practice for Shotcreting.
B. PLACEMENTTECHMQUE.S:
Conkol thickness, method of support, air pressure, and/or water content of shotcrete to
preclude sagging or sloughing off. Disconthue Shokreting or provide suitable means to
screen the nozzle strearn if wind or air currents cause separation of the nozde stream
during placement.
Dampen absorptive substrate surfaces prior to placement of shotcrete to facilitate bond
and to reduce the possibility of shrinkage cracking developing from premature loss of the
mixing water.
Broom or scarify the surface of freshly placed shokrete to which, after hardening,
additional layers of shotcrete are to be bonded. Dampen surface just prior to application
of succeeding layers.
First, fill with sound material corners and any area where rebound carmot escape or be
blown free. Complete the comers between the web and the flanges of structural steel
before application to the flat areas.
Provide a supply of clean, dry air adequate for maintaining sufficimt nozzle velocity for
all parts of the Work and, if required, for simultaneous operation of a suitable blow pipe
for clearing away rehund.
3.
5.
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The Larson Company
April 25,2001
13210-15
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IC. PLACEMENTAROUNDREINFORCEMENT:
1. Hold the nozzle at such distance and angle to place material behind reinforcement before
any material is allowed to accumulate on its face. In the dry-mix process additional waste
may be added to the mix when encasing reinforcement to facilitate a smooth flow of I
material behind the bars.
2. Do not place shotcrete through more than one layer of reinforcing steel rods or mesh in I
one application unless demonstrated by precoruEuction tests that steel is properly
encased. Test to ascertain if any voids otluna pockets have developed around or behind Ireinforcement by probing with an awl or other pointed too! by removal of randomly
selected bars; or by coring or other suitable means.
D. COVEROFREINFORCEMENT I
1. Place shotcrete to provide the following minimum cover over reinforcement: I
a. For shotcrete used as lining or coatings: 3/4n. for hne aggregate shotcrete and 1-
L/2 nc.for coarse aggregai€ shotcrete. I
b. For reinforcement in slabs and walls: 3/4 inc. for fine aggregate shotcrete and 1-
1/2 in. for coarse aggregate shotcrete. I
c. For principal reinforcement in beams, girders and columru: 7-1 /2 n.I2. Minus tolerance on cover shall be 3/8 in., except that it shall not be greater than one-third
of the specified cover.IE. LINE&THICKNESSCONTROL:
1. Use adequate ground wires or other accepted means to establish the thickness, surface t
planes, and finish lines of the shotcrete. Maintain specified tolerances by keeping ground
wires secure and taut.IF. PLACEMENTPRECAUTIONS:
1. Do not place Shotcrete if drying or stiffening of the mix takes place at any time prior to I
delivery to the nozzle. Do not use rebound or previously expended material in the
shokrete mix.I2. Remove over-spray or rebound prior to final set and before placement of Shokrete
material on such adjacent surfaces.I3.8 REPAIR OF SURFACE DEFECTS
A. Remove and replace shotcrete which Iacks uniformity, exhibits segregation, honeycombing, t
or lamination, or which contains any dry patches, slugs, voids, or sand pockets. Remove and
replace damaged in-place shotcrete. I
B. Repair defective areas in accordance with procedure specified in 3.02 and 3.03.
Dorrance & Malone Residences The Larson Company ISpecially Placed Goncrete€hotcrete April 25, 2001
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I C. Replace any shotcrete which subsides after placement.
L 3.9 IOINTS:
A. CONSTRUCTIONJOINTS:
I 1. Taper construction joints to a shallow edge form, about 1 in. thic! except where the joint
will be subjected to compressive shess. In this case, use non-tapered joints and take
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special care to avoid or remove trapped rebound at the joint.
2. The entire joint shall be thoroughly cleaned and wetbd prior to the application of
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3. Submit shop drawings of all construction joints located in each wall/outcrop for
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Architect's approval.
4. Make joints perpendicular to the main reinforcement Continue reinforcement across
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B. CONTROLJOINTS:r 1 fy*":'#*fiTfffi:",',:1ffi#f"1";*x"flJ,il':;3;.:il,?:*J:#,ffi:ili
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C. AESTHETICJOINTPLACEMENT:
I 1. Position conskuction and control joints to conform to the locations of nafural occurring
cracks and joints in the simulated rock and earth forms as shorvn in drawings and
I PhotograPhs.
3.10 PREPARATION OF SUMACES FOR TEXTURE COAT:
I A. CRACKS:
I 1 F:ffi4:^.:*1fftr"Tff1"n:ilil1:?fi::,;hl?'"H,",:,HT;T:#:,"
pakhing material recomnended by the cementitious waterproofing manufacturer.
I 2. Moving or dynamic cracks should be treated as expansion joints with HEY'DI K-11 and
an elastic sealant in accordance with sealant manufacturer's instructions.
- B. CONSTRUCTIONJOINTS:
I 1. Construction joints shall be designed and located by Shotcrete Fabricator and approved
by Architect. Submit shop drawings locating consfruction joints in each habitat where
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reached an initial set, dampen if dry and apply a second coat of the cementitious
Dorrance & Malone Residences The Larson Gompany
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waterproofing at the same rate. Pour concrete while the second coat is still less than 6
hours old to assist in bonding and to form an uninterrupted membrane.
3.11 FINISHES:
A. STRUCTURALLAYER:
Provide Natural Gun Finish on structural layers except those designated to receive
cementitious waterproofing. Provide broom finish on areas to be waterproofed.
Do not scrape or cut to remove high spob until the shotcrete has become stiff enough to
withstand pull of the cutting device.
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B.TEXTURECOAT:
1. The Shotcrete Contractor will provide an expert (s) to perform texturing, shaping and
coloring of the Texture Coat (Section 1.05 Prequalificatiorl this Section).
2. The Texture Coat Expert will tre approved by the Architect prior to begirming any work.
3. Finished product of the Texture coat shall simulate natural formations of sand, rock and
mud as described in the specifications and drawings, and photographs.
4. Extend texture coat minimum 12 inches below finish grades.
COLORING:
1. Surface Applied Color:
c.
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Color of rock- and sand-forms shall match the color (in general and in detail) of
natural materials displayed in the photographic samples.
Color texture coat with integral color agmts and by painting after final texturing.
Staining and etching may be used in specific circumstances approved by the
Architect. Color shall be approved by the Architect without exception otherwise.
Paint shall be flat finish.
Color mixes and apphcation processes shall be approved by the Architect prior to
beginning of Work.
e. Samples: See Section 1.10 C.
3.72 CI.JRING AND PROTECTION:
A. INITIALCURING:
1. Immediately after finishing, keep shotcrete continuously moist for at least 24 hours. Use
one of the following materials or methods:
b.
c.
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a. Ponding or continuous sprinkling.
b. Absorptive mat or burlap fabric, san4 or other covering kept continuously weL
c. Continuous steam (not exceed 150 F) or vapor mist bath.
d. Curing compounds and application. Comply with ASTM C309. On natural gun
or flash finishes, use twice the normal application rate recommmded by the
manufacfurer, or 100 s.f. per gal., whichever is less. Do not use curing
compounds on any surfaces agairut which additional shokrete or other
cementitious finishing materials are to be bonded unless positive me.rsures, such
as sandblasting, are taken to remove curing compounds completely prior to the
application of such additional materials.
e. Do not use Curing Compounds on Texfure Coa! Structural Layer which is to
receive Texture Coat, or any surface against which additional shotcrete or other
cementitious finishing materials are to be bonded.
f. Employ positive measures, such as sandblasting, to remove over-sprayed curing
compounds completely prior to the application of such additional materials.
B. FINALCURING:
1. Provide additional curing immediately following the initial curing and before the
shotcrete has dried. Use one of the following materials or methods:
a. Continue the method used in initial curing.
b. Materials conforming to nSpecifications for Sheet Materials for Curing Concrete",
(ASTMqn).
c. Other moisfure retaining coverings as accepted.
C. FORMEDSURFACES:
7. U forms are to be removed during curing period, immediately use one of the curing
materials or mettrods listed in Paragraph G.1. Continue such curing for the remainder of
the curing period.
D. DI,'RATIONOFCURING:
1. Continue curing for the first 7 days after shokreting or for the first 3 days if high-early-
shength is obtained. During the curing period, maintain shokrete above 40o F and in a
moist condition as specified in Paragraphs G.l and G.2. Prevent rapid drying at the end
of the curing period.
Dorrance & Malone Resldences The Larson Gompany
Speclally Placed Goncrete€hotcrete Aprll 25,2001
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NATURALCURING:
1. Nafural curing may be allowed when authorized by the Architect/Owner's
Representative/engineer, if atmospheric conditions surrounding the shotcrete are
satisfactory, such as, when the relative humidity is at or above 85 percent.
ENDOFSECTION
Dorrance & Malone Residences
Specially Placed Goncrete€hotcrete
The Larson Gompany
Aprll 25,2001
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SECTION 13230 - ARTIFICIAL ROCKWORK
1. No work shall be done except fiom reviewed drawings and construction models which
must be kept at all work locations.
2. Review shall not act to relieve the Contractor from responsibility for accuracy of the
fabrication details and placing diagrams. Dimensions and locations to be verified prior to
the presentation of shop drawings.
C. DRAWINGS:
1. Shop drawings for installation and finishing of all GFRC panel work as required.
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I 1.0 PARr oNE - .ENERA;
I 1.1 RELATED DOCUMENTS:r
A. Drawings and general provisions of contract, including general supplementary conditions
and Division 1 - Specifications sectioru, apply to Work of this section.
B. Section 13210: Specially Placed Concrete'Shotcrete
r 1.2 DESCRIPTIONOFWORK:
I A. Glass Fiber Reinforced Rock Panels:
I 1. GFRC panel fabrication shall include all labor, materials, equipmm! and related serviced
necessary to manufacture the panels as indicated and described by the Contract
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Documents.
2. GFRC panel erection shall include all labor, materials, equipment, and relad services
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the erection of the panels as indicated and described by the contract
I 3. The GFRC manufacturer shall fumish all GFRC-embedded hardware, unless specified
I ebewhere. The pLacemmt of the hardware in cast, in-place concrete will be the
responsibility of that conEactor placing the cast, in-place concrete.
I B. Hand-carved, plaster "seaming of panels."
. 1.3 STJBMITTAIS
I A. SHOPDRAWINGS
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PRODUCTDATA:
1. Mill reports for reinforcing steel.
2. Data for proprietary materials and items, including admixtures, patching compounds,
curing compounds, and others as requested by Architect/Owner's representative.
SAMPLES:
1. General:
a. Samples shall represent the finished surfaces, texturing, coloring, etching, etc. as
shown on the documents. No installations of GFRC panels shall begin prior to
approval of samples.
b. Samples shall not be removed until the completion of work.
c. Rejected samples shall be resubmitted for approval at no additional cost to the
Owner.
2. Samples:
a. Sample panels of all different textures as shown in the documents.
F. ADMINISTRAM/ESUBMITTAIS:
1. Description of plarming equipment and methods.
2. Construction schedule. Coordinate with general construction schedule as per Division 1.
1.4 OUAUfiASST]RANCE:
A. QUALIFICATIONS OF ROCKWORK CONTRACTOR:
1. The Artificial Rockwork Contractor shall have been in business a minimum of five (5)
years and indicate in detail his experience in the construction of the followhg:
a. Casting and application of GFRC rock panels and carved rock application
techniques.
b. Project Manager with experience in constructing simulated natural rock
formatioru, management of project crews of no less than five (5) persons, cast
rock application technique, and coordinating with other trades in the completion
of simulated rock fabrication projects.
B, ARCHITECT/OWNEI(S REPRESENTATWE'S DIRECTION:
1. It is intended that the finished products of Work in this Section simulate natural
formations of rock as shown in the corubuction drawings, Designer's directions and
aesthetic intentions and as specified herein.
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April 25,2001
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a. To achieve these
simulations, the Rockwork Contractor will coordinate and cooperate fully with
conbactors and with the Architect/Owney's representative.
b. All Work in this Section will be performed under the direction of the
Architect/Owner's representative.
c. The Architect/Owner/s representative explicitly reserves the right to
continuously monitor the Work for aesthetic quality and to assume conkol of the
Work through direction of the Rockwork Conhactorrs job superintendent until
specified effects are achieved.
C. DESIGNCRITERIA:
1. The fabrication of artificial rockwork and placement, installation, and/or adjusturent of
finish details and exhibit accessories shall be accomplished in such a manner as to appear
as realistic as possible and nread righf' to the trained eye. The environments being
simulated are as described on the individual drawings.
2. This project is artistic in nature and may require adjustments of completed work to obtain
the desired effect. The Architect/Owner's representative will decide questioru of
aesthetic effect. Minor changes or adjusbnents to in-place work shall be made at no
increase in Conhact Sum.
3. General PLan contours of rockwork as shown shall be followed to properly convey the
desired artistic effect Deviations from the general plan contours shall be made only
upon approval of the Architect/Owner's representative, and shall be coordinated with
the same. Minor character lines within the general contour are suggestive only and are to
be coordinated with the Architect/Owner's representative during construction.
D. JOBMOCK-UP:
1. Erect cast rock area of not less than 2$square feet after the approval of photographs and
sample panels, as specified but before the commencement of rockwork construction.
This mock-up shall include finished carved plaster seaming between individual panels
and shall represent the finished surfaces, texturing coloring etching, etc.
2. The mock-up shall serve as a standard by which the aesthetic qualities of future rockwork
construction will be based.
E. SOURCE QUALITY CONTROL AND TESTING GFRC PANETS:
1. The Rockwork Conhactor shall have an established Quality Control program in effect
prior to letting of the conhact If requested, a copy of this program shall be submitted to
the Architect/Ownels representative.
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April 25,2001
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1.5 PHOTOGRAPHS:
A. REFERENCEMANUAL:
1. Color copy reference photos displaying color, form and texture of acfual landscape
features, will be provided to the Rockwork Conhactor by the Architect/Ov.'ner's
representative. These photographs are a part of the Contract Documents and shall form
the basis for the finished rockwork in conjunction with the drawings. Shapes, fornu,
colors and textures shown in the photographs take precedence over references made to
these items in the drawings and models. Drawings and models will take precedence over
the photographs with respect to layout dimensions, grades, structural reinforcing and
detailing.
1.6 PROTECTIONOFPROPERTY:
A. In addition to normal precautions for the protection of the public, workers and property, take
special precautions to plevent contamination of soil with cemenL painL dye, and other
chemical materials.
B. Limit the area for working and storing chemical materials to areas within ten horizontal feet
of rockwork structures and other areas specifically approved by the Architect/Owne/s
representative.
C. Conhol run-off from mixing and placing operations. Charurel run-off directly to an approved
drainage system, or pond in an on-site location approved by the Architect/Ovmer's
rePresentative.
D. Dispose of waste material, rebound and cement, and chemical containers off-site except as
specifically allowed by these Specifications.
1.7 DELIVERY. HANDLING, AND STORAGE:
A. ENVIRONMENTALREQUIREMENTS:
1. No cold weather work (outside temperature of 35-degrees and falling) will be permitted
for artificial rockwork construction unless written permission is obtained from
Architect/Ov*nerrs representative. No wet-weather work will be permitted unless the
work area is covered and protected. Protect cast panels from exbeme cooling and rain.
B. PROTECTION:
1. Carry out all work in a malner that will prevent damage to the structural integrity of
buildings and retaining walls. Take extreme care in the handling of materials to prevent
overloading of on-grade or hidden structures to prevent physical damage to surrounding
surfaces and waterproofing membranes. Protect surrounding surfaces from over-spray,
staining, etc. Repair all darrage to building structure, surfaces, and finishes to original
conditions at no increase in contract sum.
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April 25,2001
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C. DELWERY AND HANDLING,GENERAL:
1. Properly deliver and handle materials to prevent contaminatiory segregatiorl or damage
to materials. Store cement in weather-tight enclosures to protect agairut dampness and
contaurination. Prevent segregation and contanrination of aggregates by proper
a[angement and use of stockpiles. Store admixfure properly to prevent contamination,
evaporation; freezing and other damage.
D. PRODUCT DELTVERY. STORAGE AND HANDLING OF GFRC PANEIS:
1. DeliveryandHandling:
a. Handle and transport units in a position consistent with their shape and design in
order to avoid excessive shesses or damage.
b. Lift or support units only at the points shown on the erection shop drawings.
c. Place non-staining resilient spacers in between units.
d. Support units during shipment on non-staining shock-absorbing material.
e. Protect units from dirt and damage during handling and hansPort.
2. Storage at fob site:
a. Store units to protect them from contact with soil, staining and from physical
damage.
b. Store units, unless otherwise specified, with non-staining, resilient supports
locad in same positioru as when transporbd.
c. Store units on firm, level, and smooth surface.
d. Place stored units so that identification marks are easilv readable.
1.8 PROIECTCONDITIONS:
A. EXAMINATION OF SIJBSTRATE & CONDITIONS:
1. The installer rrust examine the conditions under which the work under this Section is to
be perfonned, and notify the General Contractor of any unsatisfactory conditions. Do not
proceed with work under this Section until unsatisfactory conditions have been corrected
in a manner acceptable to the installer.
B. PROTECTION OF INSTALLED WORK:
1. Probct installed work from damage by other trades until Owner's acceptance of work.
Advise General Conkactor of required protection procedures.
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C. COORDINATION:
1. Coordinate with other work, and other contractors and subconhactors whose work will
be effected by the rockwork.
1.9 SEOUENCING, SCHEDULING. AND COORDINATING:
A. PRE-INSTALLATION MEETING:
1. Prior to commencing installation, arrange a job site meeting to be attended by the
Rockwork Contractors representative and the representatives of other hades associated
with the work of this Section and related Sectioru.
B. PURI'OSE OF MEETING:
1. The purpose of the meeting shall be to discuss requiremenb of the Conhact Documents,
shop drawings, job and surface readiness and material storage and protectior; to assure
that details are correct, that materials shall be installed properly. and coordination of
other trades.
C. MEETING REPORT REQUIREMENTS:
1. Meeting date, names and affiliations of those present.
2. Wriften statements from each irutaller and manufacturers' representative of their
acceptance of the requirements of the Contract Documents for the use of their material.
D. MEETINGREMEW:
1. Do not commence work of this Section unless documents required herein above have had
their final review by the Architect/Owner's representative.
1.10 GUARANTEE:
A. Guarantee Work listed in this Section for one year from date of Final Acceptance.
B. Provide two copies of wriften statement of guarantee, satisfactory to Architect/Ownels
representative prior to Final Acceptance.
2,0 PARTTWO-PRODUCTS
2.1 MATERIAIS:
A. Glass Fiber Reinforced Concrete:
1. Portland cement:
a. ASTM C 150,Type I, II orIII.
b. For surfaces exposed to view in the finished structure use same brand, type, and
source of supply throughout the GFRC production.
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I " HffirllJ*ffJ::#il$1"f*T$r'Portrandcementminimum
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8. Molding materials:
a. At contractor's option to meet execution required.
I 9. Paints:
I a lqn-fading non-toxic, water thinned acrylic vinyl Sinclair Acri-Vin and Acri-
Color series or equal.t 10. Weep Piping:
I Dorrance & Malone residences The Larson companyI Arlficial Rockwork April 25,2001
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2. Aggregates:
a. Sand shall be washed and dried silica or approved equal with a history of
successful use in GFRC. All sand shall pass through a No. 20 (850-pm) sieve.
b. Facing aggregate is used should conform to ASTM C-33 except for gradation.
Aggregates shall be clean, hard, strong, durable, inert, and free of staining or
deleterious material.
3. Water:
a. Free from deleterious matter that may interfere with the color, setting or shength
of the concrete.
4. Admiitures:
a. Conforming to ASTM C260, ASTM C4'94 or ASTM C518.
5. Glass Fiber:
a. Fibers specifically designed to be compatible with the aggressive alkaline
mvironment of portland cemmt based composites or fibers with a history of
successful use in a portland cement based composite that has been modified to be
compatible with the fiber.
b. The producers of all portland cement based composites shall submit evidence
that the glass composition, portland cemmt matrix, or both have been designed
for glass fiber reinforced concrete applications.
6. Sprayed in Anchors and loose Attachment Hardware:
a. Stainless steel ASTM A 666Type3m, gtade B anchor bolts ASTM A 307 or ASTM
A 325.
b. Nylon sbaps.
7. Cement Plaster:
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Ia. Polyvinyl Chloride (PVC), Type1120-1220, ASTM D 1785.
b. All pipe shall be free of blisters, internal striating or any other defects or
imperfectioru. Pipe shall be continuously marked with the manufacturer's name,
material type, size, schedule or class and quality conEol identifications.
11. Waterproofing:
a. Heavy cement base, Thoro Systems Products Thoroseal, or aPProved equal.
2.2 MIXES:
A. GFRCMIX:
1. GFRC shall consist of portland cemen! water, glass fibers, sand, and may contain
admixtures. The component materials shall be in accordance with Section 2'1'
2. GFRC Mix Design:
B. FACINGMX:
1.. Thickness shall generally be the minimum Possible to achieve the desired
2.3 FABRICATION:
A. FORMS:
1. Forms for glass fiber reinforced concrete panels shall be rigid and constructed of
materials that will result in finished products conforming to the profiles, dimeruions and
tolerances indicated by the Contract Documents and on the approved shop drawings.
2. Release agents shall be applied and used according to manufacfurer's instructions.
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April 25,2001
GFRC MIx DESIGN PER SACKOF CEMENT
Cement lbs/sack 94.0
Sand lbs/sack 98.9
Fiber lbs/sack
% wt.
7'
1.0
Water lbs/sack 30.0
Sand:Ceme
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1.05:1
Water:Ceme
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B. PROPORTIONING & MIXING:
1. All measurements of mix constihrenb shall be carried out in a careful manner to achieve
the desired mix proportions.
2. The glass fiber and cement slurry shall be metered to the spray head at rates to achieve
the desired mix ProPortion and glass content.
3. Cleanliness of equipment and working procedure shall be maintained at all times.
C. HAND-SPRAYAPPUCATION:
1. Spray operators shall be kained personnel.
2. A mist coat consisting of the marix without fiber may if necessary be sprayed onto the
form. The thickness of this coating shall generally not exceed 1/8 in. in order to avoid an
unreinforced surface.
3. Spray-up of the main body of material shall proceed before any mist coat has set.
4. Application shall be by spraying such that uniform thickness and distibution of glass
fiber and cement matrix is achieved during the application process.
5. Consolidation shall be by rotling or such other techniques as neces.sary to achieve
complete encaPsulation of fibers and comPaction.
6. Conhol of thickness shall be achieved by using a pin-gau8e or other approved method.
7. All hand-forming of intricate details, incorporation of formers or infill material and over-
spraying shall be carried out before the material has achieved its initial set so as to fuuure
complete bonding.
D. INSERTS&EMBEDMENTS:
1. Inserts shall be properly embedded in built up homogeneous GFRC bosses to develop
their strength.
2. Panel manufacturer shall test inserts to establish test data for use in design.
3. Rigid embedded items bonded to the GFRC shall not create undesirable resfraint to
volume changes.
E. TOLERANCES:
1. Thickness:
a. Skinthickness +7/4in.,-0in.
b. Paneldepth +7',!7/4'.
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F. FINISHES:
1. Exposed face of panels to match approved sample on file in Architect/Owner's
representative's office. Exposed face of panels shall be nanufactured free from joint
marks, "grain" or other obvious defecb.
G. COVER:
1. Provide embedded anchors, iruerts,and other sprayed in items with sufficient anchorage
and embedment for design requirements.
H. CURING:
1. Inrmediately after the completion of spraying of the panel, a curing method shall be used
to ensure sufficient shength for removing the units from the form.
2. After initial curing, remove panel from form and pLace in a controlled curing
environment. Panels shall be kept continuously wet for a minimum of 7 days in
accordance with manufacturer's standard curing practice. The temPerature shall be
maintained between 60'F and 110"F during this period.
PANEL IDENTIFICATION:
1. Mark each GFRC panel with date cast.
ACCEPTANCE:
1. GFRC units which do not met the color and texture range or the dimensional tolerances
may be rejected at the option of the Architect/Owney's representative, if they cannot be
satisfactorily corrected.
3.0 PARTTHREE.EXECUTION:
3.1 INSPECTION:
A. Verify that surfaces to receive artificial rockwork materials are satisfactory for the
installation. If unsatisfactory conditions exist, do not commence installation until such
conditions have been corrected.
3.2 ERECTION OF GFRC UNITS:
A. UNLOADING AREAS&ACCESS:
1. Clear, well-drained unloading areas and road access around and in the building (where
appropriate) shall be provided and maintained by tlre General Conhactor to a degree that
the hauling and erection equipment for the GFRC units are able to operate under their
own Power.
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B. SAFETYASPECTS:
1. The erector shall provide adequate barricades, waming lights or signs to safeguard traffic
in the immediate areas of hoisting and handling operations.
C. SETTING:
1. GFRC units shall be lifted with suitable lifting devices at points provided by the
manufacfurer. Place cast rock panels into proper position (referring to numbered
photographs, molds, and panels) shinrnying and bracing as necessary, and wire-tie or
weld cast-in steel reinforcing rod anchors to supporting steel reinforcing bar grid work,
then shoot seams between panels and vertical or horizontal line for formation.
D. SUPI'ORTS & BRACING:
1. The erector shall provide temporary supports and bracing as required to maintain
positioo stability and alignment as units are being permanently connected.
E. FASTENING:
1. Fasten GFRC units in place by bolting, or strapping or as shown on approved erection
drawings.
F. FINISHING:
1. Apply cement plaster directly to those areas of shotcrete walls that are to be hand carved
rock or pools that are to be hand carved as to a minimum depth of l-inch. lncreased
depth at no increase in contract sum. Hand carve these areas to truly approximate the
approved photographs and model.
2. Waterproof over smooth cement plaster coat of plant pockets.
3. Waterproof all pools created by rockwork integrally water tight as well as water tight at
junctures with walls corutructed by others as required.
4. Rockwork shall meet all buildings, walls, door frames, etc., with no voids. Slight retums
at wall and rockwork junctions is preferable.
5. Paint artificial rock to mimic photographs of natural formations, and approved panels,
including wabr stains, ek. As this is an artistic endeavor, the finished painting shall be
approved by the Architect/Owner's representative in increments that avoid maior
repainting effort. Minor adjusturmt to final product shall be made at no increase in
contract sum.
I 33 CLEANING:
A. Cleaning methods shall be approved by fabricator.
B. After Installation: Contractor shall clean soiled GFRC surfaces with detergent and water,
using fiber brush and sponge, and rinse thoroug y with clean water.
C. Use extreme care to prevent damage to GFRC surfaces and to adjacent materials'
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The Lar:on Gompany
Aprll 25,2001I
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D. Soiled surface must be thoroughly rinsed with clean water immediately after using cleaner.
3.4 PROTECTION:
A. The erector shall be responsible for any chipping , spalling, cracking or other damage to the
units after delivery to the job site.
B. After installation is completed, any further damage shall be the responsibility of the General
Contractor.
3.5 INSPECTIONANDACCEPTANCE:
A. Final inspection and acceptance of erected GFRC panels shall be made by the
Architect/Owner/s representative to verify conformance with plans and specifications.
ENDOFSECTION
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DIVISION ] 4 - CONVEYING SYSTEMS
Generol Requiremenls: Generol Condilions, Supplemenlory Condilions ond Division I - Generol
Requirements opply to work of lhis division.
SECTION I4I20 FUNICULAR
PART I - GENERAL
I.OI SUMMARY
A. Secfion Includes:
I . Design ond instollolion of funiculqr including foundotions ond supports.
B. Reloted Sections:l. Division l6 - Electricol:o. Eleclricolconneclions.b. Suitoble conneclions from the power moins to controller signol equipment
feeders os required, including necessory circuil breokers ond fused moinline
disconnecl switches.c. Eleclric power for conslruction, tesling ond odiusting, of the some
choroclerislics os lhe permonenl supply.
I.Q2 REFERENCES
A. Reference Slondords: Comply with:
L ANSI Al7.l Sofety Code for Elevolors, Bcololors ond Dumbwoilers.
1.03 SYSTEMDESCRIPTION
A. Accepfoblemonufoclurer:l. Doppelmoyr U.S.A., Inc., 14452W.44m Ave., Golden, Colorodo 80403.
lel: 3031277-9476.
B. Work by Generol Controctor occording lo designs by Doppelmoyr:l. Concrele pit under funiculor lrock.
2. Concrele foundofions for steel supports.
3. Sleel supports including stone focing.
C. Descriplion:l. Type: DoPPelmoyr Crosslift2. Drive Locqfion: On cobin with power roil.3. Inclined lenglh: Approximolely 128 feet.
4. Verlicol Rise: Approximolely 56 feet.5. Trocklnclinolion: Min.3Oo/mox.45o.6. Line Speed: I 18-138 fpm.
7. Trip Time: 55-65 sec.8. Trock Gouge: 2.63 fl.
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I 9. Number of Coniers: One
I lo. Moin Drive: Approx.20 HP.
- I L Power Requiremenls: 480 V,3 phose, 60 Hz.
I D. Complele Instqllolion: Provide o complefe instollotion of eleclric drive funiculqr. IncludeF lhe occessory items lisled performed in o first-closs ond workmonlike monner. Include
moferiols ond work os indicoted on drowings ond specified..
I.O4 SUBMITTALS
I A. Shop Drowings ond Product Dolo: Submit in occordonce with Seclion 0l3OO. Include:l. Foundqtion ond Support Drowings including reloining wolls for pil.2. Cob drowings ond descriplive brochure.
I J. Enrronce orowrngs.r' 4. Control bullon locolions.
I r.os euALrTY AssuRANcE
r A. Regdotory Requiremenls: Comply wifh Nolionql Elecfricol Code, ond opplicoble slote
t ond locol codes.
B. Foundotion ond Sleel Supporl Design: By Colorodo Professionol Engineer.
I I.06 WARRANTY
I A. Provide one yeor wriffen wononty for moferiol ond instollofion in occordonce wilh
Seclion 01700. Moke good ony defecls, nof due lo ordinory weor qnd teor or improper
r use, which moy develop wilhin fhe wononty period.
-PART 2. PRODUCTS
| 2.o1 E.'TPMENT DEscRrPTroN
ll A. Drive Mochinery:
I l. Molor ond georlcox olloched lo cobin.2. Cobin drive operoles on cog syslem.
I 3. Brokes opply oufomoficolly.t B. Prime Mover:
I l. Eleclric molor ottqched to geodcox ond drives directly on cog olloched lo lrock
I syslem.2. Power roil runs lengfh of lrock.
III C. Terminql Access:l. Semi-oulomolic plotform doors
I 2. Doors on plqtform ore monuol buf ore inlerlocked wilh elecldc drive.
D. Conier:
!| l. Enclosed cobin with self-leveling floor.t 2. Cobin Seoting: Four
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Cqbin Finish: Point color os selecled by Architect.
Doors: Both sides.
E. Trock System:l. Open lrock design.2. Cog syslem otloched to lrock.3. Pointed or golvonized os directed by Architecl.
F. Low Volloge Conlrols with Conier Monitoring Syslem:l. Low volioge system with oulomolic ond monuol slop feofures.2. Conier outomoticolly slows ond slops of eoch terminol qccess.
3. Lockout feolure ollows for eiiher limited or unlimiled occess.
4. Remole confrols, stop bullons, communicolions enclosed in weolher resislont
enclosures.5. Key switch 1o ollow Owner lockoul.
G. Steel Supporis:l. Locoie don opproximqie 20 ft. centers.2. Pqinled lo color selected by Archifect.
PART 3 - EXECUTION
3.OI EXAMINATION
A. Verificolion of Condilions: Prior lo beginning lhe inslollolion ol equipment, exomine
exisiing condifions fo verify thol no inegulorilies exist thot would offecl the quolity of
execution or work os specified:
B. Acceptonce: Beginning of inslollolion meons occepfonce of exisiing conditions.
3.02 INSTALLATION
A. Generol: Instoll occording to monufocturer's instructions ond opproved shop drowings.
B. Wiring: Fumish ond instoll necessory wiring in occordonce with fhe NEC, fo connect the
operoting butlons ond swilches lo the control boord in the power unii. All wiring sholl be
done in rigid conduit or electricol melollic lubing excepl lo moving opporqtus which
sholl be connected by short lengfhs of flexible conduit.
C. Poinling: Properly poinl exposed metol work furnished under this secfion except os
olherwise soecified ofter inslqllotion.
3.03 FIELD QUALITY CONTROL
A. Running Test: In qddition lo ihe olher requiremenls, inspections, lests ond remedies
herein provided upon completion of lhe instollolion ond before finol inspection moke, in
lhe presence of the Archilecl, o running speed lest wiih full moximum lood lo determine
whether the equipment os insiolled meets fhe speed, copocity ond other requiremenfs
of ihe specificotions.
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4.
RDA| 23047.00 l4-3
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B. Replocemeni: In the eveni lhe equipmenl does not meel requirements of lhe
specificolions. promplly remove from fhe premises wo* condemned by lhe Archifect os
foiling to conform to the specificolions, ond promptly reploce ond re-execufe work in
occordonce with the specificofions, wilhoul expense lo the Owner. Beor expense of
moking good work of ofher controclors desiroyed or domoged by such removol or
replocemenl.
I s.o4 coMPLEItoN sERVtcEs
A. Operoling Test Report: Submif witlen report of required operotions test ol completion of
I the project.
B. Operoling ond Moinlenonce Dolo: Provide in occordonce with Section 01700.
C. Moinlenonce Agreemenl: Submif lhe required moinfenonce ogreemenf ol complelion
- of the project.
3.05 MAINTENANCE AND SERVICE
! A. Service: Provide moinlenonce ond coll-bock service of eguipmenl for q period of 12' months ofler Dole of Acceptonce by Owner.l. Include regulor exominolion of inslollolion by compeient ond froined employees;
ond include necessory odjusfments, greosing, oiling, cleoning, supplies ond ports to
keep lhe equipment in good operolion, except such ports mode necessory by
misuse. occidenls or negligence not coused by ihis conlroclor.
B. Use only originol monufoclurer's ports for replocemenfs.
END OF DIVISION I4
t RDA|23047.00
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14-4
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DORRANCE RESIDENCE
PROJECT #23047.00
DETAIL MANUAL
ARCHITECTURE
Section 1: Site
Re: L-6 for Terrasan Details
Section 2: General Notes & Construction Assembly Tvpes2.0 General Notes2.1 Floor Systems - F2.2 Paving Systems - P2.3 Exterior Wall Systems - W
2.4 Interior Watl (Partition) Systems - I2.5 Roof Systems - R
2.6-2.8 Miscellaneous - M
Section3: WalUFloor/Ceilins
3.1 Exterior Wall Details
3.10 T1p. New Wall at Wood Siding
3.11 T1p. Rubble Stone Cap
3.12 T1p. Low Stone Wall
3.13 T1p. Battered Wall
Section 4: Roof
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RESONT DESIGN
IiI
ASSOCTATES
4.1 Roof Assembly Details
4.10 Ridge / Hip4.ll Typ. Deck Assembly Over Conditioned Space4.2 Eave Details
4.20 Typical Eave4.3 Rake Details
4.30 Tlpical. Rake With Shoulder Beams4.4 Roof/Wall Details
4.40 Typical Outside Corner With Shoulder Beam Above
4.41 Tlpical Rafter Layout @ Corner
Snow Guard Details4.50 Typical Log Snowguard Detail
M:\prj\23047Donance\23047Cad\23O47Details\INDEX.doc, 4/26l01 Page 7 of 2
RESOI]I DESTGN
assocurEs
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Section 5: Stair & RailinsI
I
5.1 Guardrails
5.10 Guardrail at Exterior Deck -South5.1I Guardrail at Exterior Deck -North
5.12 Guardrail at EHU Patio
I Section 6: Doors6.1 Door Schedule
6.10 Crawl Space, Lower Level, Main Level Door Schedule
6.1I Upper Level Door Schedule
6.2 Door Details
6.20 Exterior Door Jamb at Stone
6.21 Door Threshold at Stone Veneer
6.22 Door Threshold at Battered Stone Wall
Section 7: Windows
7.1 Window Schedule
7.10 Window Schedules
7.2 Window Details
7.20 WindowHeadatStone
7.21 Window Sill at Stone
7.22 Window Head at Battered Stone
7.23 Stone Sill at Battered Stone
7.24 Window Head at Wood Siding
7.25 Window Sill at Wood Siding
7.26 Window Jamb at Wood Siding
Section 8: Firenlaces
RE: Shee* A7.1 forfireplace detailing
INTERIORDESIGN
Section l0: Interiors
10.0 Generel Notes
10.1 Interior Finish Schedule
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GENERAL NOTEg
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Tcl: 303,.|.|9.+133trE :It3./t49.3366
97Roddc4rRo.d
Vell, CO
loB#23M7.OO April 27,2OO1
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Iaeneral noLeg
l. Tltlg sEl G DRAuJrr.lGg 19 Tr{E gltELL ?AC'!<ME CO\€RINC TllE CON9TRIICTION
OF TIIE DORRANCE RE9IDENCE INCLUDIT..IG FOTJNDATION, FRAI..1IT..IG, AND
EXTERIOR FINIgItEg. ALL INTERIOR FINIgI]Eg, FIILLII,|OFK, CA9EI.I,|ORK, EXPOgED
I"IECHANICAL AND ELECTRICAL UJOFK, ETC. U,ILL EE INCLUDED IN TIIE FINIgI-.I
PACKr'rTE 10 FoLLa!. ALLL FlNl9ll lTEl'19 lN Tl{19 FACKAGE ARE FoR
I}.IFORHATION ONLY AND IIAY CHANGE. TIII9 gET OF DRAIUIN69 19 TO tsE UgED
rulTrl Tr-lE PRoJECT |IANUAL. (O42101)
2. ALL DIF1EN9IONI9 ARE TO FACE G gTUD OR COI'ICRETE, U.ON. ALL EXTERIOR
U'ALLg 1O tsE > IN'UIDE, U.ON. ALL INTERIOR NEUJ IUALLS ARE 5 I/2" II,|IDE, U.ON.
3. ALL FIREPL ACE' TO I'1EET LOCAL AND 9TATE CODE' INCLUDINC ALL
Ac;c,E9gOFjEg, FIRE RATII{69, ETC.
4. 6Al..fG TOGETHER \€NT gTACKg A9 flrjcr{ AS PO99IBLE TO fllNlfllzE ROCF
PENETR,ATIONg.
OTI{ER PIPEg A9 RE@IJIRED.
6. gEE ELEVATIOT.I9 FOR TOP OF IUINDOIU IIEI6IIT9. 10? G IUINDOTU DOEg NOT
lNcLuDE ROtlGll OtENll.lG-
1. COORDINATE ALL INTERIOR NOhI.9TRIICTUR,AL DROPPED CEILII{69 II,IITI] TI]E
FINIgI.I PACI<AG,E.
A. COORDINATE ALL IIECI{ANICAL AND ELECTRICAL EAUIPI1ENT AND Ac'c|ESS
PANEL9 II,|ITI.{ ARCI]ITECT FRIOR TO IN9TALLATIOT'{.
3. COT.ITRACTORTO COO@INATE ALL DE9ICN/tsUILD FIECI.IANICAL AND
ELECTRICAL EOIJIFI"IENT, DEVICEg AND II'OFK gTJBMIT DR,AIUIhIG9 FOR REVIEIU
BY ARC}.IITECT AND PEER COhI9IJLTANT. REFER 10 FF.OJECT IIANUAL DIVIgION
19 AND 16.
IO. PROVIDE IRRIGATION O ALL FLOIIJER tsOXEg.
II. PROVIDE RAPI6I FIIGRATIO}.I IJNDER ALL 9LAB9.
12. AT DRI\G, FROVIDE BLIRIED CONCRETE CURTg TIED TO GRANITE AB,OV€,.
13. FROVIDE RC CITANNEL IN CEILI}.{G BELOII,| TV ROOI-I.
14. PRovlDE Llcl-lTll.l6 | CohlTROLg FoR FUNICULAR
19. gEE PROJECT AND DETAIL TIANUAL FOR I-IORE IISORfIATIOD.I.
IO. DOOR 9CI]EDULE9 ON TItIg gI-IELL ?ACKAC,F- SET INDICATE SIZE AND TYPE
FOR FRAFlll.l6 IhFORIATION OtlLY. REFER TO TltE FlNl9H FACKACE FOR
FURTI.IER INFORHATION ON II,|OOD gPECIEg, FINI9ItES, AND gPECIAL
RE@IJIREFIENTg.
GENERAL NOTES97 RoddcdF Rod
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Boulder Office
1a3/f SpnE Sbttcrs|rb rlO
Bould.t, @ to3o2
TGI: 3o3.4a9.4t33Fe t0:l.,fa9j:165ASS OCI ATES
Ntia 27,2OO1
D2.O
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3Y3TEI{ NCTES'
gEE SPECIFICATION9 FOR I1ORE INFORI1ATION
FLOORg
FI 3/4' T 4G PLYI.IJOOD GLUED AND NAILED IO WOOD FRAI1ING
12 CONCRETE SLAB ON VAPOR BARRIER ON GRAVEL FILL ON
COYIPACTED gUBGRADE
F3 CONCRETE 9LAB ON VAPOR BARRIER ON GRAVEL FILL ON
COYIP ACIED 9UBGRADE IIJITI] I]YDRONIC I-.IEATING 9Y9TEI1.
F4 I I/2' GYPCRETE TOPPING
F5 I1/2' GYPCRETE IOPPING IUITI{ I]YDRONIC I-.IEATING 9Y9TEI1
Fb AOOD FLOOR ON PLYIUOOD ON VAPOR BARRIER
DO NOT PUNCTURE VAPOR BARRIER
Fl TI-.IINgET TILE
FB TI-.IICKgET TILE TUITI-] I]YDRONIC I]EATING 9Y9TEI1
F3 CUgTOfl UOOD gTAIR
FIO CARPET AND PAD
FII 3'' GRAVEL ON VAPOR BARRIER ON SUBGRADE
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SYSTEM NOTESARCHITECTURE,
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INTERIOR DESIGN
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Boulder Office
fa34 SFUcc SttctgJtb l tO
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TaL 3O3.,119,4a33Fu: 303,,149.3365 lpril 27,2OO1JOB # 23O47.OO
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PI EXTERIOR gTONE PAVING (3' NAX.) ON CONCRETE gLAB ON
I GRADE uJlgNouJflELT oN GRAvEL FILL oN coypAcrED SUBGRADE
I P2 EXTERIOR 9TONE PAVING (3" flAX) ON l/2" DRAINAGE BOARD oNI TUATERPROOF I1EI1BRANE ON gLOPED LIGI-.ITI.UEICI.'IT CONCRETE
I tulll-l 9NotlJllELT oN 3/4'ExPogURE I PLYtUooD oN WooD FRAII|NG
I p3 STONE pAvERg ON l" 9ANDBED UJ/9NOUJI'1ELT ON GRAVEL FILL ON
COYPACTED gUBGRADE
I P4 9TONE CURB (8' X BU X IB'I-1IN) TIED TUITI] REBAR TO IiIDDEN
CONCRETE CIJRB BELOUJI P5 EXTERIOR gTONE gTEPPING PAVERg, I-I I/2' TI]ICK AND AVERACE
I 2' X 3' tUlDE. 3?ACE 4u TO |@" APART FOR GROUNDCOVER.
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P] EXTERIOR STONE PAVING (I I/2'NOIIII''1AL) IN SANDBED ON
COYPACTED gUBGRADE IIJITI] ITEAT
?B gLAB gTONE TREADS (NOTCH CUl BACK) ON CONCRETE 9TEP9
IIJIII-.I gNOUIMELI
ARCHlTECruRE,
PIANNINO
INTERIOR, DESIGN
Boulder Office
1.13a Spruce Sot r
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DORRANCE RESIDENCI
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IIJALL9
r]JI CA,I IN PLACE CONCRETE I],]ITI-.I I]JATERPROOFING AND 2'' RIGID
IN9ULATION TO 4' -A" I1IN. BELOI]J GRADE (PROVIDE PROTECTION
BOARD BELOI]J INgULATION.)
U2 BUILDING PAPER ON I/2'' CDX PLYWOOD 9I{EATI-.IING ON I.UOOD
FRAIIIN6 I,IJIT+.,I R.13 BATT INSULATION LIJITI..I VAPOR BARRIER AND
b/8, IYPE'X' GYPSUI1 BOARD (OR5IB'GYPSUI1 BAgE AT
PLAgTER FINI9I-.I)
I1J3 WOOD FURRING LUITI-.] BATT INgULATION, POLYET}.{YLENE VAPOR
BARRIER AND 5/8" TYPE 'X' GYP9UI1 BOARD (OR GYP9UI1 BAgE
AT PLA9TER FINIgI.I)
W4 5..NOI-IINAL gTONE VENEER
tU5 STONE VENEER,
REFER TO ELEVATIONS AND DETAILg FOR LOCATION OF
BATTERED IIJALL9
W6 HORIZONT AL WOOD gIDING
I.Ul TEXTURED FINIgI] GYPSUI'1 BOARD
u8 gllooTf] FlNlSl-.| GYPSUM BOARD
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I.UII INTERIOR WOOD SIDING
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SYSTEM NOTESBoulder Office
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Souldcr, Co ar3o2T.l: 3O3J,t9..t t33F.E 303.449.3366 JOB # 23047.00 April 27,2OO1
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INTERIOR UJALL (PARTITION 9Y9TEI19)
I.I 2X AOOD FRAIIED IUALL I,UITI-.I TYPE 'X' GYPgUM BOARD BOTI-1
9IDE9, PROVIDE gOUND INgULATION AT ALL I,UALLg
1,2 2X UOOD FURRINC
I.3 5" NOIIINAL gTONE VENEER
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ROOF9
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INSULATION tulll-.] 2X4s AI 4'-O" O.C. ON blB' PLYWOOD ROOF
5I-IEATI-.IING ON UOOD FRAIIING I]JITI-.I R-38 BATT INSULATION AND
POLYETI-.IYLENE VAPOR BARRIER
R2 CEDAR gI.IAKEg (RUSTICATED PATTERN) ON IIJATERPROOF
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DORMNCE RESIDENCI
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SYSTEM NOTES
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113 3X6LJOODTRll'l
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l"1ll 3 X lo uJooD TRlflnn 3 x 12 rIJooD TRll'l
I1I3 3XSurioDRAFTERTAIL
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f1l5 8 X lO wOD CORtsEL
flb B X I2 UDOD 9IIOULDER tsEAPl
I1I1 9TEEL BRACE IIRAPPEP IN IIDOD TRIIIfl8 CUgTOrl U0OD BRACE
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M21 UDOD BEAM IO X 12
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f123 UOOD BEAM lO X 16
fr30 uooD Pogl b x 6
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11 IgCELLANEOUg (CONT,)
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WOOD CLADDING
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UOOD CUARDRAIL
IUROGHT IRON I-.IANDRAIL
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CUfiON IRON LIGI.,IT FIXTURE
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Y4B 2' CLEFT gTONE CAP
1149 3" CLEFT gTONE CAP
Y>O 4'' CLEFT gTONE CAP
H5I b'CLEFI gTONE CAPY'2 8'' I]IGI..I (I1IM X B'' DEEP gTONE I-.IEADER,
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gTONE I]EARTI.]
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11 IgCELLANEOUg (CONT,)
1153 FRAI1ELE99 TEI1PERED GLAgg 9HOuJER gURROUND
CUfiOYI COPPER ATTIC VENT I]JITI.,I INgECT gCREEN
OPERABLE COPPER VENI IIJITI-.I INgECT gCREEN
COPPER FLAgI.,IINC (AND COUNTER-FLA9IIING
UJI{ERE REOUIRED)
COPPER GUTTER AND DolltlgPotJI tljlTl''l l"lEAT
TAPE (CONNECT TO UNDERGROUND DRAINAGE
QffilEMTlER LINED IN COPPER IIJITI-I I]EAT TAPE
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SYSTEM NOTES
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VAPOR tsARRIER,
5/A'DRYUJALL
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RE, ELEvATION9 FoR PATTERN .
LOCATION
TYP. IIJALLA1 UOOD gIDING
I l/2" = l'-O"
ARCHITECruRE,
PIANNING,
INTERIOR DCSIGN
Boulder Office
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E'ORRANCE RESIDENCI
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I. TI-.IE GENERAL CONTRACTOR I9 REgPONgIBLE FOR CI-4ECKING ALL FIELD
CONDITIONg AND DIIIEN9ION9 AND 9IIALL REPORT ANY ERROR, INCONgIgTENCY
OR OHI1I999ION TO TIIE ARCI{ITECTIINTERIOR DEgICNER- IF TITERE ARE ANY
OUEgTIONS RECARDING TI]EgE OR OTHER COORDINATION AUEgTIONg, TIIE
GENERAL CONTRACTOR I9 REgPONgIBLE FOR OBTAININC A CLARIFICATION
FROI"I THE ARCI]ITECT AND INTERIOR DEgIGNER BEFORE PROCEEDINC I,UITI.I TI{E
U,|ORK IN @UEgTION OR RELATED II,OFK
2. UTYPICAL'' gI-IALL I'1EAN T}.IE 9AI1E OR 9IT1ILAR CONDITION EXIgTg IN OTI{ER
AREA9.
3. ALL IIECHANICAL, ELECTRICAL OR PLI,JIIBI}€ REOIJIREI1ENT9 NEED TO FIT I,UITIiIN
TI.IE ARCI{ITECTURAL AND INTERIOR DE9I6N DIF1EN9IOI.I9. NOTIFY ARCI-IITECT OR
INTERIOR DEgICNER OF ANY DIgCREPANCIEg.
4. TIIE GENERAL COT.ITRACTOR gI{ALL PROVIDE ALL NECEggARY tsLOCKING INgTUD IIJALLg AND CEILI}..IC. LOCATIONg INCLUDE, BUT ARE NOT LIF1ITED TO,
TOILET ACC,E9,aORIE9,9I-.IELVIT.IC AND OTI{ER FIILLII,|ORK, ARTIIJORK, DRAFERIEg,gIGNACE, ETC.
DEgIGNER AND ARCI-.IITECT.
6. COORDINATE LOCATIOhI9 OF ELECTRICAL AND TELEPI]OI.IE OUTLETgIIOIJNTED
ABOW IIILLII'OFK COTJNTEF?g AND IUITITIN I'IILLII,ORK CABINETg I,UITI{ IIILLII,bFK
CONTRACTOR CUTOTJTg FOR T'ITCI]Eg, OIJTLETg AND OTIIER ELECTRICAL
DEVICEg REGTJIRED ARE TO BE Pf?OVIDED BY IIILLI,I'ORK CONTRACTCR ANDgI.IALL AE @O@INATED tsY TI.{E CENERAL CChIIRACTOR AND REVIEI,IED BY
THE INTERIOR DEgIGNER.
1. ALL INTERIOR DlflENglOf.lg ARE TO CENTERLINE, LjNLE99 NoTED oTl-lERll,l9E.
A. REFER TO gI-IEET AI@ FOR ARCI.IITECTURAL GENERAL P4'=".
9. gEE FlNlgll rcHEDULE (Dlo.D FoR FIORE INFORHATIOII. FIATERIAL, FlNlgl{Eg,
PROFILES, TEXTURE9, ETC. VARY. 9UBl"1lT 9AFIPLE9 AND 9l-.loP DRAtU11r169 tO*
ARCIIITECT'g AND INTERIOR DE9I6NER'9 APPROVALg PRIOR TO ORDERINC OR
INgTALL I}.16 T'1ATERIALg.
IO. SEE REFLECTED CEILING PLANg (AIOO . AIO2) FOR CEILII.,IG IIEIGIIT9, tsEAM
LOCAT tONg, D il.lENglON9, EI C.
II. PROVIDE BLILLNOgE EDGE AT ALL TILEg AND STOhIE9 EXPOgED TO VIEIU (IUITII
FlATCllltlG FlN|g*{).
ALL BEAF1 9IZE9 ARE (I,IJ) X (II).
PROVIDE AITIC ACCEag PANELg A9 REOUIRED. ARCITITECT 7O APFRO\/E ALL
LOCATlotl9.
14. gEE gTRUCTURAL DRAIUING9 FOR FR41.111.{6, RETAINING uJALLg AND FOOTINGg.
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ARCHITECruRE,
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F.E 303.4.f9.3355
)ORRANCE RESIDENCE
97 R..ldcd8c Roadvdl,co
INTERIORS
GENERAL NOTES D10.d!JOB # 23O47.0O AptSl 27,2OO1
INTERIOR
FINIgH SCIEDULE
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APR I 2 2001
DORRANCE RESIDENCE
I PRoJEcr #23047.00
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97 Rockledge Road
Vail, CO
Lot 3, Block 7, Vail Village First Filing
PROJECT DIRECTORY
I ARCIIITECTI R"*tt D*tgt Associates, Intemational
OWIYER
Bennett and Jacquie Dorrance
1434 Spruce Sheet, Suite I l0
Boulder, CO 80302
Contact: Name: Jane Snyder
Phone: (303) 449-4433
Fan: (3O3)449-3366
Phone: (480)421-2799
For: (480) 423-8559
CONTRACTOR
George Shaeffer Construction Company
41011 US Highway 6
P.O. Box 373
Vail, CO 81658
Contact: Name: Nck Winkeller
Phone: (970) 845-5656
Fax: (970) 845-7013
T INTERIORDESIGN-
-
Vallone Design
- 7140 East Stetson Drive
t Scottsdale,AZ 85251
Contact: Name: Dorma Vallone
xEsotT nEsrGN
-ti-
I<toc-
II
assocurEs
: M:\pri\23047Dotrance\23o47Cad\23047Details\PROJECT DIRECTORY'doc,4/25101
SURVEY & CIVIL ENGINEER
Peak Land Consultants, lnc
1000 Lions Ridge Loop, Suite 3-B
Vail, CO 81657
Contact: Name: Jim Ellerbroek
Phone: (970) 476-8644
Fax: (970) 476-8616
Suwey: Job# 841, Dated: 9-20-00
LAI\DSCAPE ARCHITECTURE
Terrasan Planning and Landscape Architecture
1660 Gilpin Street
Denver, CO 80218
Contact: Name: George M. Pierce
Phone: (303)331-1717
Fax: (303) 331-l8l
ART ROCKWALL DESIGN
Larson
6701 S. Midvale Park Rd.
Tuscon, AZ 85746
Contact: Name: Howard Dutt
Phone: (520)294-3900
Fax: (520)741-7932
STRUCTURAL ENGINEER
Nicol Associates
2770Dagny Way, Suite 202
Lafayette, CO 80026
Contact: Name: Diane Hinzman
Phone: (303) 665-0090
Fax: (303) 665-1211
HVAC DESIGN-BUILD ENGINEER
Stone Mechanical. Inc.
23798 US Highway 24
Mintum, CO 81645Contact: Name: Bill Stone
Phone: (970) 827-5724
Fax: (970)827-4255
M:\pri\ZOa7Dorrance\23047Cad\23047Details\PROJECT DIRECTORY.doc, 4/25l01
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RESORT DDSTGN
rsr.rtr
ASSOCIATES
ZONE CHECK
Datc:
!i*toT1gl"r:Lot--:1-Block Z Fifing
Addrqs 9S/Q+ AocltEU-E pnah
Orrncr
Architcct
Phonc
Phonc
Zonc disd-ict e fuu't hoposcd uscLot sizc
d* ) Allorvcd Existine Proposcd
rorarGRFA fl&el+ htD =_S{1?:L ;0q1 + _
Total
Primary GRFA,2i6t,lq +@ 67s,.) - 3?3.l,Li 2826
?26+Sccondary GRFA til3-* @r<et s-1 - aaq fl
+
+ 675 = 425 crcdit plus 250 addition
Docs tbis rcqucst involvc a 250 Addition?
Horv much of tbc allorvcd 250 Addition is uscd with this rcqucst?
SitcCovxagc ( 6')1)
Hcigbt
Sctbacks
Rcmaining
t<g.q
q6,v
ei
?n,
.l<'
Encloscd
(300) (600) (900).(1200)
Pcrmitted Slopc % proposcd Slopc %
Ycs- No_
Ycs- No
I ) Pcrccnt Slopc (< >30%)
2) Floodplain
4) WCtcr Course Sctback (30) (50)
5) GcologicHazards
b) Rockfall
c) Dcbris Florv
Prcvious conditions ofapproval (cbcck propcrty filc);
Is tbc propcrty non-conforming? Dcscribc:
.:*fI tL
0
pE e*,n - b"Z*t:oJ tl<*
ML@url h .(
ftao - 1oo S4
lotot^.ol t^jll,.,- c. du*l,a1
6bLt$,b "8*o +
(30x33)
Front
Sidcs
Rcar
3'/ 6'
Requircd_
kndscaping 1(co Z ) *.^-.y;ni.u, tq {q,l
RcainingWall Hcights
Parliing
Garagc Crcdit
Drivcrvay
Complics rvith TOV Lighting Ordinancc
Arc finishcd gradcs lcss than 2:l (S}v)
Enrironrn cntal4lazards
t.r
DESIGN REVIE}V CqECKLIST
Projcct:
EI SURVEY
\^.1^
---:- Bcnchmark
___ Lcgal dcscription
tr r'LooRplA}ts
Scalc
GRFA
250 additionai GRFA
Crarvl\Attic Spacc
FIII]
Q BUILDn.IGELEVATToNS
Scalc
__:_ ColorWatcrials
Roofpitch
A I.ANDSCAPEPLA}I
Eisting tccs
proposcd fces
Lcgcnd
MISCELI.A}TEOUS
Tittc rcport (A & B)
Utility verifi cation form
Pbotos ofsilc
li..L0t Slzc
Buildablc Area
Eascmcnts
Topography
l00yr. floodplain
-
. Watcr Counsc Sctback
Environmen tal Hazards
Trees
Utility locations
Spot clcvations
Q SITE PLAN
Scalc
Building Heighr
Encroachmcnb
Sctbacls
Sitc Covcrage
EavcVOvcrhangs (4)
DeclisBalconics
Gangc conncction
__l Sitc Gndc\Slopc
Rchining Walls
Fcnces
Building mataial samplcs
C.O. Vcrification
Sun\Shadc Anglcs
Utilitics (undcrgound)
Vicrv Corridors
Varianccs
Plat rcstictions
Tuming Radius
unvcvay (access and gradc)
Snow Stongc
Firc Acccss
;
TON'NM
Design Review Board
ACTION FORM
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 taxt 970.479.2452
web: www,ci.vail.co.us
Project Name: Dorrance REsidence DRB Number: DR8000026
Project DescripUon:
demo/rebuild
Participants:
OWNER BENNETTAND JACQUIE DORMNCEIO/L712000 Phone: 480-596-5000
5750 N, CAMELDALE WAY
PAMDISE VALLEY, Az 85253
APPUCAT{T JANE SNYDER L0lL7l2W0 Phone: 303-,149-4433
1434 SPRICE ST STELLO
BOULDER, CO 80302
PrcjectAddress: 97 ROCKLEDGE RD VAIL Location:
Legal Description: Lo$ 3A Blod<: 7 Subdivisiont VAIL VILLAGE FIUNG 1
Parcel l{umber: 210107115033
Comments:
BOARD/STAFF ACTION
Motion By: Charles Acevedo Action: APPROVED
Second By: Hans Woldrich
Vote: 4-0 DateofAPproval: 06/18/2001
Gonditions:
Cond: I
(P|-AN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Planner: Allison Ochs DRB Fee Paid: $200.00
DESIGN REVIEW BOARD AGENDA
Wednesday, April 18, 2001
3:00 P.M.
PUBLIC MEETING RESULTS
PUBLIC WELCOME
PROJECT ORIENTATION f LUNCH - Gommunity Development Department
t,
1 1:00 am
1:00 pm
t
\_
MEMBERS PRESENT
BillPierce
Hans Woldrich
Andy Blumetti
Charles Acevedo
SITE VISITS
MEMBERS ABSENT
Clark Britlain
1.
2.
3.
4.q
6.
7.
8.
Driver:
Millrace Condominiums - 1478 Westhaven Drive
Lazier Residence - 1290 Westhaven Circle
Brandess Building - 2077 N. Frontage Road
Vail Point Townhouse Condominiums - 1881 Lions Ridge Loop
Young residene.e - 1452 Lions Ridge Loop
Red Sandstone soccer field - 610 N. Fronlage Rd. West
Villa Cortina - 22 West Meadow Drive
Vail Plaza Hotel West - 13 Vail Road
Allison
PUBLIC HEARING -TOWN COUNCIL CHAMBERS
MOTION: Andy Blumetti SECOND: Charles Acevedo
APPROVED WITH ONE CONDITION:
MOTION: Andy Blumeiti SECOND: Charles Acevedo
APPROVED WITH ONE GONDITION:
3:00 pm
1. Rutherford residence - Final review of addition io a primary/secondary residence. Brent
1001 Vail Valley Drive/Lot 1, Block 6, Vail Village 7m Filing.Applicant: Susan Rutherford, represenied by Larry Deckard
1. Pursuant to the design guidelines, window trim and railing details must be
consistent throughout the entire duplex.
2. Ferry residence - Final review of addition to a primary/secondary residence. Brent
1001 Eagle's Nest Circle/Lot 1, Block 6, Vail Village 7tn Filing.Applicant lGthleen Ferry, represented by RKD
VOTE:4-0
VOTE:4-0
1. Pursuant to the design guidelines, window trim and railing details must be
consistent throughout lhe entire duplex.
3. Young residence - Final review of site access and landscape plan.
1452 Lionsridge Loop/Lot 4, Ridge at Vail.
Applicant: Mike Young
MOTION: Andy Blumetti SECOND: Charles Acevedo VOTE: 4-0
APPROVED WITH TWO CONDITIONS:
Brent
1. All Public Works issues must be addressed at the staff level_2. All retaining walls along the access drive shall match the existing CMU wall.
4. Donance residence - Final review of proposed single family residence and Type ll Allison
Employee Housing Unit.
OO97 A&B Rockledge Road/Lots 3A & 38, Block 7, Vail Village 1"t Filing.Applicant: Bennelt & Jacquie Donance, represented by Resort Design Collaborative
MOTION: Charles Acevedo SECOND: Hans Woldrich VOTE: 4-0
APPROVED WITH ONE CONDITION:
1. That all Public Works issues be resolved.
5. Brandess Building - Final review of proposed rooftop antennas. Allison
2077 N. Frontage Rd./Lot 39A, Buffehr Creek Subdivision.
Applicant: Jayne Brandess Inevocable Trust, represented by Abacus
Communications
MOTION: Andy Blumetti SECOND: Charles Acevedo VOTE: 4-0
APPROVED
6. Golden Peak Ski Base - final review of a proposed skier tunnel. Brent
498 Vail Valley Drive / Tract B, Vail Village Filing 7.Applicant: Vail Associates
MOTION:Hans Woldrich SECOND: Andy Blumetli VOTE: 3-0-1 (Pier;e recused)
APPROVED WITH THREE CONDITIONS:
1. The collar shall be color{inted and textured with aggregate in an effort to mimic
stone and blend with the immediate natural environment.
2. The safety closure gates will not be visible from the exlerior.
3. The portion of the interior galvanized surface thal is visible from the exterior will
be painted an earth tone to malch the collar.
7. Village Center Condominiums Building B - Final review of exlerior improvements. Bill
124 Willow Bridge Road/Lots C & K, Block 5E, Vail Village 1"r Filing.
Applicant: Village Center Homeownefs Association, represented by Fritzlen Pierce
Architects.
MOTION: Hans Woldrich SECOND; Charles Acevedo VOTE: 3-0 (Pierce abstained)
CONSENTAPPROVED
L Vail Point Townhouse Condominiums - A review of a proposed repaint, Ann
1881 Lions Ridge Loop/Vail Point Townhouse Condominiums, a part of Lot 1,
Block 3, Lions Ridge Subdivision Filing 3.Applicant: Vail Point Townhouse Condominium Assoc.
MOTION: Hans Woldrich SECOND: Charles Acevedo VOTE: 4-0
CONSENT APPROVED
9. Millrace Condominiums - Review of proposed exterior alterations Ann
1478 Westhaven Drive / Millrace Condominiums, Phases | & ll, A part of the
SW % NE %, Section 12, Township 5, South, Range 81 West of the 6th Principal
Meridian.
Applicant: Millrace Condo Assoc., represented by Fritzlen Pierce Architects
MOTION: Hans Woldrich SECOND: Charles Acevedo VOTE: 3-0 (Pierce abslained)
CONSENT APPROVED
10. Lazier residence - Conceptual review of a new single family residence and EHU. Bill
1290 Westhaven Circle I Lol26, Glen Lyon Subdivision.
Applicant: Buddy & Kera Lazier, represented by William Reslock
CONCEPTUAL - NO VOTE
11. Villa Cortina - Final review of proposed exterior alterations and a 250 addition. Bill
22 West Meadow Drive/Lot A, Vail Village 2nd Filing.
Applicant: Villa Cortina Condominium Association, represented by Michael Sanner
MOTION: Andy Blumeiti SECOND: Charles Acevedo VOTE: 3-0 (Woldrich not
present for vote)
TABLED UNTIL MAY 2.2001
12. Dobson lce Arena - Final review of changes to previously approved plans. George
321 E. Lionshead Circle/Lot 1, Block 1, Vail Village 2noFiling.Applicant: VailRecreationDistrict
MOTION: Hans Woldrich SECOND: Charles Acevedo VOTE: 4-0
CONSENT APPROVED
13. Maniott Hoiel - Final review of modifications to exterior of Phase 3 Wing. George
715 W. Lionshead Circle/Lots C&D, Morcus Subdivision., Applicant: HMC Acquisition Properties, represented by Gwathmey Pratt Schultz
Architests
MOTION: Hans Woldrich SECOND: Charles Acevedo VOTE: &0 (Blumetti recused)
APPROVED WITH THREE GONDITIONS:
1. There shall be no flag poles, flags, pennants, wires, telecommunications facilities
(towers or antennas) or any other structures or extensions of any kind attached to
any parl of the two new tunet elements on the Phase lll roof, inespec{ive of
whether such attachmenis are temporary or permanent in nature; subject,
however, to the provision that lightning rods with necessary aPpurtenances,
including wires, shall be permitted.
2. There shall be no exterior lighting of, or on ihe lunet structures on the Phase lll
roof.
3. Compliance with these conditions shall be subject to all codes, ordinances, rules
and regulations (federal, stale and local) goveming Maniott's hotel at Vail. In the
event that any condition contained herein conflicts with any code, ordinance, rule
or regulation (federal, state or local) Maniott shall comply with the code,
ordinance, rule or regulation and such compliance shall not be deemed a violation
of the conditions referred to herein.
'14. Vail Plaza Hotel West - A request for a final recommendation lo the Vail Town Brent
Council on a proposed conference hotel.
13 Vail Road / Lots A, B, C, Block 2, Vail Village Filing 2.
Applicant: Doramar Hotels, represented by the Daymer Corporaiion
MOTION: Andy Blumetti SECOND: Charles Acevedo VOTE: 3-0-1 (Pierce recused)
RECOMMENDATION OF APPROVAL WITH ONE FINDING:
FINDING
That the proposed special development district is in general compliance wilh the town's
design guidelines and SDD design criteria, although addilional attention should be given
to Criterion A (Compatibility) with particular regard to scale and bulk.
15. Red Sandstone Soccer Field - Final review of proposed soccer field. Allison
610 N. Frontage Rd. WesUA portion of Tract C, Vail Potato Patch.Applicant Town of Vail, represented by Gregg BanieMOTION: SECOND: VOTE:
TABLED UNTIL MAY 2,2001
16. Petrus residence - Final review of a new single family residence and EHU. Bill
84 Beaver Dam Road/Lot 28, Block 7, Vail Village 1"t Filing.
Applicant: Petrus Management, represented by JMP Architects, Inc.MOTION: SECOND: VOTE:
TABLED UNTIL MAY 2,2001
17. Edelweiss Condos - Final review of proposed roofing material.
103 Willow Place, Edelweiss Gondominiums/Lot 4, Block 6, Vail Village 1" Filing.
Applicant: Edelweiss Condo Association, represented by Nedbo ConstructionMOTION: SECOND: VOTE:
TABLED UNTIL MAY 2,2001
18. Donovan Park - Construction of Phase 1 improvements.
generally located southeast of the intersection of Matterhom Circle and the South
Fronlage Road/UnplattedApplicant: Town of VailMOTION: SECOND: VOTE:
TABLED UNTIL MAY 2,2OO1
George
Brent
19. Mentlik residence - Final review of new single-fami! residence. Ann
2437 Garmisch Drive/Lot 12, Block H, Vail das Schone Filing 2.Applicant: William L. Mentlik, represented by John G. MartinMOTION: SECOND: VOTE:
TABLED UNTIL MAY 16. 2OOI
Staff Approvals
Jafa's - Awning sign. Judy
616 W. Lionshead Circle/Concert Hall Plaza.Applicant Vail Investment Co.
Fishman residence - Exterior windoddoor alteralions. Bill
434 Gore Creek Drive/Lot B, All Seasons Condos.Applicant: Mr. & Mrs. Jay Fishman
Griebling residence - Door addition. Bill
1588 Golf Tenace/Vail Golfcourse Townhomes.Applicanl: Nancy G. & John Griebling
Brandess Building - Exterior air conditioning unit. Judy
2077 N. Frontage Rd WesULot 39, Buffehr Creek Subdivision.Applicant: Nancy Small
Angelo residence - 98 sq. ft. addition to condo. George
352 E. Meadow Drive, Unit A#301/Vail Club Condominiums.Applicant: John M. & Judith H, Angelo
The applications and information about the proposals are available for public inspection during
regular ofiice hours in the project planne/s office, located at the Town of Vail Community
Development Department, 75 South Frontage Road. Please call 479-2'138 for information.
Sign language interpretation available upon request with 24 hour notification. Please call 47$'
2356,Telephone for the Hearing lmpaired, for information.
t
zoNE CHECK
Datc:IT
Lcpl dcscri : Lot
Addrcss
Olrncr
Architcct
Rcmaining
+ t*O3
t5T,. 70157 = aA57 3oq
2o
?7-t toZ
t7
0xtt{1 5ll01
I Encloscd
I
Proposcd Slopc tu oy.
ttovpy
Front
Sidcs
Rcar
1a
'. 20,
I )'
- 4/,rtt'17
(
Y"s. /
Y", /
No
2) Floodplain
3) Wulands
Pro'ious conditions ofapproval (chcck propcrty filc);
Is thc propcrty non-conforming?
Tqvb
H
0o-5
Dcscribc;
/078
?7
4tt.5
ilfr*,
Phonc
Zonc district
Lot sizc Buildable
Allorvcd Existing Proposcd Total
ToratGRFA ffio.l + $€o
PrinuryGRFA _+(425)(675*)=_ - +
Phonc , ,hoposcdur" W
* 5I4o =
€ltu
€teoidary GRFA + (425) (625+) =_fu__
* 675 = 425 crcdit plus 250 add.irion
Docs this rcqucst involvc a 250 Addition? n/a
Horv much of thc allorvcd 250 Addition is uscd rvjth this rcqucst? ilf
Sitc Covcragc
Hcight
Sctbacks
Landscaping
Gangc Crcdit
Complics rvith TOV Ligbting Ordinancc
Arc finishcd gradcs lcss tban 2:l (50%)
Environm cn ta Lillazards
Minimum l'l,a'lo
RctainingWallHeiglts 3,6)
Parking Rquircd C
Drivcrvay nn fr
-flo7.
4) Watcr Course Scback (30) (50)_- __
5) Ccologic Hazards
a) SnorvAvalanchq
b) Rocldall
c) Dcbris Florv
,ror""r, fM(w fu, 'ut'nuuolYcriEcKllsr
Scalc
y Bcachrnark
(
4- Lcgal dcscription
'r' LotSizc
\
BuildablcArea
r'Eascmclrts
t/l opography
Sitc Covcrage
__, EavcVOvcrhangs (4)
Deckstsalconics
Garage conncction
-= Sitc Gradc\Stopc
RchiningWalls
Fcnccs
Turning Radius
Drivcway (access and gradc)
Snow Stongc
FircAcccss
O SURVEY
Existingtccs
proposed tsccs
Lcgord
MISCELT.A,NEOUS
Condo Approval
Titlercport(A&B)
Utilif vcrifi cation form
Photos ofsitq
Building mataial samptes
C.O. Vcrilication
Sun\Shadc Argtcs
Vierv Corridors
Varianccs
Plat restictions
i!_
/\ri
100 yr. flood plain
$/atcr Coursc Sctback
,r/.r rees
L/
utility locations
+ Spotclcvations
tr SITE PLAI.I
Scalc
Building Height
Encroachmcnb
Sctbacla
.T
TOPY
Department of Community D evelopment
75 South Frontage Road
Vail. Colorado 81657
970-479-2 t38
FAX 970-479-2452
May 5, 2000
Jane Snyder
Resort Design Associates
1rL34 Soruce St. Suite 1 10
Boulder, CO 80302
Fax: 303-449-3366
RE: Darrance and Malone Residences to be located at Lot 2 and 3, Block 7, Vail Village 1st
Dear Jane:
The Design Review Board conceptually reviewed the driveway access for 87 Rockledge Rd. / Lot 2, Block
7, Vail Village 'lst. The lollowing were their @mments and concerns:
1. The Design Review Board greatly appreciated your goal of preserving the existing home on Lot 2.
2. The Board was concemed about the visual impact ol the retainage required to get the driveway
across Lot 3.
3. The Board was concemed about the amount of site distubance required to access the d riveway
trcm Forest Road.
4. The Board was concerned about the cul necessary at the point of access off of Forest Road.
5. The Board felt that other alternatives should be lurther explored, including continuing to access
the Lot 2 from Foresl Road, and the ability to access directly lrom Forest Road and providing '
some sort oi elevator/bridge/tunnel to the house.
6. In general, the Board felt thal they would like to see further studies ol the alternatives before
committing to the Forest Road access.
Should you have any questions, please do not hesilate to contact me at 479-2369. I have not cunently
scheduled you lor another DRB conceptual review. Please let me know when you would like to be re-
scheduled. I will need plans a minimurh ol 3 working days in advance of the meeting.
Sincerely,
{'M^gL
Planner ll
Town ol Vail
frpj ,.-.fro
tp***o"ut*
Resor-t Des ign
FACSIMILE
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o Questions? Calltlbnning Stafrat 47g-2L38 O
W?A,aqxfe-Lo?1
I0l4',Ir APPLICATION FOR DESIGN REVIEW APPR.OVAL
GENEML INFORMATION
This application b for any project requiring Design Review approval. Any project requiring design review must
receive Design Rerriew approval prior to submifting for a building permit. For spefic information, see the subrnittal
requirements for the particular appmwl that b requested. The applkation @nnot be accepted until all the required
infonnation b submitted. The project may abo need to be reviewed by the Town Council and/or the Planning and
Environmental Commission. Design Review Board approval expires one yoar after final approval unless
a building permit is issued and construction b started.
B,
c.
D.
E.
PHYSICAL
PARCEL #:
NAME OF OWNER(S):
(Conbct Eagle Co. Assesom Office at 970-328-8640 for parcel #)
Construction of a new building.fsO Includes any addition where square footage 'rs added to any
residential or commercial building.
$20 Includes minor changes to buildings and site imprwements, such
as, reroofing, painting, window addiUons, landscaping, fences and
retaining walls, etc.
)r.owr{ER(s) STGNATU RE(S):
G.NAME OF APPUCANT:
H,TYPE OF REVIEW AND FEE:d NewConstruction-3200O Mdition -
tr Minor Alteration -
DRB fees are to be paid at the tinre of srhnittal. Later, when applying br a buiHing permiE please idertify
the accurate vafuation of the project. The Town of Vail will adjust the fee according to the project wluation.
PLEASE SU BMIT THIS APPUCATIOT{, AII SUBMITTAL REQUIREMENTS
AND THE FEE TO THE DEPART}IENT OF COTTIMUilITY DEVELOPMET{T,
75 SOUTH FRONTAGE ROAD, VfiL COLORADO 81657.
R.-rt Dat l9a Erolrq,1116& P,O9\
Q|rc!frfis? crfl rhe f'tmnlng-sEft rt 479-1138
IFPTTCATIOil TOR DC3IGil ruYIEW
fib rppbtbn li rbr ary prctecl |t$|iine O:dgn ia,.r ap9t!l|ol, fnf pmicct .qstftg .tdgm rctdcir mu|trrd.OqnRtlrb, tm|ard ffit6qrbnfhgfuahrfl|gpent- fu gcinc LturuiI|s r- th.|rlbnlDlrqrlrr'Erti for ttrc puGrlr rFF ltal tlEt | ,!qrsEd, ltre TDlt#o drmt !c 'cr# rrd tl Oa ,tqob$
irrh,tnotirn E stn|Eal. Thc Oroif mv rbo n-d b bc ,E/icrcd Dy m Tfrn Ound tndlo. dE PlEnnm .rd
Bwlrgrntnbl Gocra|rnn, D-Ci Rrh fcd.gpl*rl.rylrrtoo.trr ibrftd rppcrrl fiI h|Idm p.lltf ts hd rrd ertr!frr trir|td
s-.t4t-aacao ery
APPROVAL
DESCnFrIl||C?rt
loc n[rtof ffioF6AL:ucr'le3E-
;MGTL
ltAtrEot
Jr.ilE(qt
G.trAl'C OF APRICAiII:
oF RFrIEvy/tr.D FEE:XflCcrtn6.r.ll0olddl|o- $n
lbcAlretEr- 320
c'
D.
E
agb Co. r-E! Olk * 9D328{6{O fu puld a)
Constndondanenhddho,
tnctdet ury lddio.r wtrcr! nuart froE te b added b anyrud&|rEalorornudab&ry.
Inctlrter rmr drrr$t b bildingF rd rb lilptlr-'tEfi, aEi
a$ rarelng, pCou,rg, ryhCo{.ddiuoni, Lndspilg ftnc6 tnrt
rulhhg rdtsr rlc.
H.
o
o
DRB tu .re b E pai.t d UE trt drlurrd. uEr, rt|gr rofryhg F r h,rf'|tg 9art, dlrr krlff
ttE ErGUtlrtbt t t'l. f.!fE, lrlbrn dt alrr dqurt E fE @dhg b dE trrif uhdbn.
EtI SE gn|r?ilss ArilJcr:rl$t at$rnfiTr^L R3qmElafi3
AflD fHE Ft to nrc omsfr|stt ot oofl mrEw Diln oPltgfT,
rE Sounr tFmilil talD, yltrL @ton|Do|rrs?-
Do?Ylpe.oc?
6^@tuall
ra:izd'.-LIST OF PROPOSED MATERIALS
TYPE OF MATERIAL:
4hy.e
BUILDINC MATERIATS:
Roof
Siding
Othct Wall Materials
Fascia
Soflits
Windows
Window Trim
Doors
Door Trim
Hand or Dcck Rails
Fluqs
Flashings
Chimncys -
Trash Enctosurcs
Crcorhouscs
Rctaining Walls
Extcrior Lighting!*
Othcr
l,4r | +ddane
COLOR:.
4 abv€-
2 abv<-
lr
Per'lcV
'+ All extcrior lighting must ,mcct the Town's Lighting Ontinancc I 8.54.050(J). If cxtcrior lighting is proposcd,plcase indicatc the numbcr offixturcs and locdions on a sqrarate lighting plan. Idcnti$
"a.ft n"u.,i typ" and providc
thc hciglt above gradc. lumcns output luminous arca and attach a cut shect of thc ligh-ting fixturcs.
Updatcd 6/97
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Qgestions? Call the Planning Sbfi at 479-2138 ,,q
APPUCATION FOR DESIGN REI/IEW APPROVAL
GA{ERAL IflFt}RMAr[QN
Thb applietion 's for ary prqjed rcquiring Design Revien, approval. Any prsject requblng design rwierr nrust
|t(Eit e DesEn Revbr apprwal prbr b subnitirg fu a bulblng permit Fr speclic tnbrnaUon, see tie crbrflEl
requir€tnents for the pailh;bramoEltlrat b reCtJested. the aplbuticn @nrEt be accd€d urnila[ tlre rquirerl
infonnatirn b subnjBerl. The pruject may abo n€ed to be r€yiew€lt by $e Toyrn Cd|ncil and/or the PbnnirE ar|d
Enviaonmental Gonrnission. Dcrign Rcvicw Boerd ryproral crcpircs onc ycar rltar final epptrrrl unl.-.
a bdlding pcrmit is isrlod and concbrctior ii rbred.
8. L(TATIOil OF PROPO9II:
PI-IYSICAI - 7lOPANCEL f:c.
D.
F
+:
M'FIE OF Ol,lrNB(S):
MAITING ADDR6S:
om{R(E
MMEOFAPPUCANT:
ADDRESST
TYqE OF REVIEW AND FEE:Ef NewConstructbn - $2O0 Consiluction of a new bulding.O Addition -fso lncludes any odditirn vvherc squarc botage is added to any
resi.Jenthl or qnrnercial h.tilding.tr llinorAlEdion - l2O Indudes mirnr changes to luildings and site irnprovencnts, such
as, r€rpofing, painting, whdor additirxs, hndscaping, fences and
retalning walg etc.
DRB fe€s are b be paid atthe tlre of srhnithl. LaEr, when appttirp bra buiUhg permQ please iltel@
tle mrrate vahntion d the troject The Town of Vail wil adjustttrc fee asditrS b the Fsjqt valuation.
PLEISE SUBTIIIT THIS APPUGATIOT$ AI.L SUB!.IMAL REQUIREIICNTS
AT{D THE FEE TO THE DEPARTIETIT OF @TIIIU'{ITY DEYELOFHHT,
75 SOUTH FRdrr|GE ROAD, VArL @IORADO 816!''.
'-ur,3r3g BLmc_J--
(@nbct Eagle Co. Assessor Office ot 9il'328{640 tur patel *)
irl,, irlr ll, alt aa.at laa IOV ata ttaa -""'Wh'+3s
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-
I
TOWNOFVAIL, COLORADO Statenent
Staeenent lihtmber: R000000057 Amount: $200.00 t0/t7/200008:46 Au
Palment Method: Check Init: AONotalion: eheck $ 214 7
Permit No: DR8000026 15pe: DRB - New ConstructionParcel No: 210107115033Site Address: 9? ROCKIJEDGE RD VAILLocation:Total Fees: $200.00Thls Palrment: $200.00 Total AIJIJ Fhts: s200.00BaLance: $0.00
ACCOUNT ITEM LIST:
Account Code Description Current Prntg
DR OO1OOOO31L2ZOO DESTGN REVIEVI FEES 200.00
RESORT DESIGN
ASSOCIATES
April4,2001
Dorrance Residence
DRB Final Submittal
Proposed Materials (supplemental list)
Retaining walls- Moss rock boulders, Aspen granite and Sweetwater stone
veneer on concrete, Art rock (see cut sheets attached)
Driveway- Stone pavers, blend of Gray and Pink Granite
Stone curbs, gray granite
Bollard lights, see cut sheet attached
Funicular- Metal track, painted Sherwin Williams SW 2029
Concrete slab and retaining walls
Art rock and stone veneer supports
Cab color to be selected
(see cut sheets attached)
tr'lagstone paving- Colorado buff colored flagstone
spa-Custom spa with Art rock and natural boulders
Waterfeature- Custom self-contained water feature with Art rock and
natural boulders
1434 Spruce Street, Suite 110, Boulde r,CO 80302
p h o n e : 3 0 3 . 4 4 9 . 4 4 3 3 fax:303.449.3366 email:info@ResortDesign.com www.ResortDesitn.com
4'4'ol
eUlroNF Merentnls,
Roof
Siding
Othcr Wall Materials
Fascia
Soffits
Windows
WindowTrim
Doors
DoorTrim
Hand or Dcck Rails
Flucs
Flashings
Chimncys - '
Trash Enilosures
Grccnhouscs
Rctaining Walls
Extcrior Ligtrtingl*
Other
LIST OF PROPOSED MATERIALS
TYPE OF MATERIAL:
C&av 6lvV<e
1r.
COLOR:.
tldun\
r ,l tWl/o.4..
.zt IcAt'(X,'
VAr ' tcdme
€he\,Luiv'l U.:f tI iqyng
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r prcasc specifi thc nranuracnrred,
""r"r. ^M^M{A+ % ov 4'1 fu,n d&(
**AllcxtcriorlightingmustmcctthcTown'sLigbtingOrdinanccl8.54.050(r- Ifcxtaiorlightingispropasc(plcase indicatc the numbcr offixturcs and locaions on a sguratc lighting ph; Idcnti$ eacl nrt rc typ" ana providcthe hcight abovc gradc. lumcns ornput luminous arca and atach a cut shcct of thc lighting nnr65.
Ftxw-.
-'f^wvn-Ta-LL?e
Updrtcd 6/97
urofl-"| #tts
n r"Onrr"r Gcotectnhrl, Inc.
CnOCodrRo.d15a
Chvood Sprhgn Cobrado 81601
Phoe97G9{!i7l6E
Far:9|0.9|5€{{i4
hpgp(ahpgcob.h.con
st BsloILsrttDY
FORFOUIIDATIONDFTilGN
PROPOSED DORRANCE RESIIDENCE
LOfl 3, BITOCT(% VAILVILII\GE ISTrILING
flX}7 ROCSLEDGEROAI)
vArL, coLoRADO
JOB NO. r01 103
FTBRUARY U2,2J0i0.l
. PRnplRmnoR
BENI{EITI}ORRANCE
C/O DMB
7600 E. DOTTBLETREERANCEROAD' SUnE 300
sc0rNDAr,E,ARrZOt{A t!ff158
o
HEFWORTH
o
eEcxfE|cEMcAL,INC.. PAWLAK
Febroary 22,?ffiL
B€mett Dorrance
do DMB
7ffiE. DoubleteeRanchRoad, Suitc 3m
Scffidale, Arizona 85258 Iob No. 101 1(I3
subjecfi R€port Ttasmittal, Prelimiury subsoil surdy ry-T1s.fi'*Desig&- nopos* Dornncc Residencc, I.ot 3, Block 7, Vail Village 1o Filing,
0(H/ Rocklcdge Road, Vail, Colo'rado
Dee Mr. Dorranbc:
As rcqu€sbd, we bave oonfircted a subsoil sudy for the proposed Dorrancc rcsidcncc at
the subjec site.
Submffroe conditioos encoffiered in the eryloralory borings drilled ncar fre €risdtrg
residene in the soutcrn part of tbe proposed building area consist of relatively dense,
silty clay€y sandy gravel wift cobbles andbould€rE ovcrlyiry hsd smdstone bedrock at
d"pfrr of fuo,tt i to tO feet. Gmmdwater was not encountered in fte borings at tbe
time of drilling and the $rbsoils were moist.
The proposed residc,Dce canbe fouded on spread foodngs placed on &e natural gravel
subsoiltanEor berlrock itesigd for au allowable bcaing Pr€ssure of 3'000 psf'
Fmtings pfa"eO emirely on hard bedrockcan bc designcd fur an allowBble b€adng
pressure of 5,000 Paf.
ThF r€,port rvtiCh foltoWs tlcscfibes our elplUation, Summarizes gur fin lings, a[jtl
pres€nts our recolm€ndatiotrs. It is iuput 'rt tbat we Fovide consultation dring.6g3ig"
md freld s€rvices during constmctionto review ad mooimr tbe irylemenution
of 6e prelininary geot€chnical' rccowndations-
If you have my queetiom reguding this rcport' pl€asc codact us'
Sincerely,
. PAWI.AK GEOTECIINICAL, NC.
Rsv. by: DEII
DAY/lsw
o
TABLE OF CONIE$TTS
PURPC}SE AI{D SCOPE OFSTTIDY
PROPOSED CONSTRUCTION . . .
SITECI)NDITIONS .....
ECISTINGBT'ILDING
FIEID EXPISRATION
SIJBSI]RFACE COI,IDffiONS
FOT'}TDAIION BEARING CONDIIIONS
DESIGN RECOMME}TDAflONS
FOUI.IDATIONS
FOT]I{DATION AI\TD RETAINING WALIJ
FLOORSIABS
I'NDERDRAIN SYSTEM
SITEGRADING . ..
STIRFACEDRAINAGIE ..
LIMTTA1IONS
FIGT]RE 1 - IIrcATION OF HPLORATORY BORINGS
FTGIJRE 2. LOGS OF H(PLORATORY BORINGS
FIGTJRE3 - LEGEI'{D AI{DNOTES
FIGURE4. GRADATION TEST RESI'LTS
TABLE I . SIIMT{ARY OF I.ABORA:TORY TEST RESULTS
1
1
2
2
2
3
3
4
4
5
6
7
7I
8
PT]RPOSE AND SCOTE OF STIJDY
This rqrortpresents tbe rcults of a subsoil smdy for the prryosed Dorrance
Residence, to b€ locatsd on Iot 3, Block 7, Vail Viltsgp ln Filhg' 009/ Rockledge
Road, Vail, Colorado. The ploject sit€ is show! on Fig. 1. The purpose of the study
was t0 develop recomcndations for the fuundation design Thc sfildy was cooducted
in accordance with our groposal for geotechical engireefing services to Bennefi
Doranoe dated Ddcember 7, 2ffi .
A field oplorCionprogrmcomisting of oploratory borings was omdrcted to
obtein infornation on tte g€ncfal subsurfrce conditions. Sqles of the subsoils
obtaincdduring tbe freld elplonrionwere Est€d intbc laboratory to detffmine tbeir
classification and ofrsr engineairy charact€ristics. The results 9f the freld orploration
and laboratory bsting were analyzed to dcvelop recomendations for foundationtypes'
d€pths and allocnble pre$ures for the Proposd building foundation. This fqort
su@Eizes the data obtained dufing eis shdy and presents our conclusions, design
reconnmc{dations ud otb€r geotechnical e'ngineetqg considffations based on the
proposed constnrction and fre subsoil conditions encountered.
CONSTRUCTION
The existing (duplex) resid€nce ou fte sit€ will be removed ad a new residence
will b€ construc€il, located as shown on Fig.l. The building will be a 1 md ?story
stilc1rx€ over a walk-out basernent twel arca <hyligfting to the !otr&. Groud floon
will be sfab-on-grade md s{ructuat ovcr oawlslnce. eilading for tfic strssme od is
assuned to be rcldively rnitrtr with ot dcpes betc/e€o abd 4 to 12 f€et. $/e as$me
relatively ligbt b noderate tundaiou naaings, tyt icsl of tbe proposed t5rpe of
conshrctioo.
If builditrg location, lootling or gnding plans are significmtly diff€reot than
tbme dcccribed above, we sholn be cofrcted to lesevaluate 6e rccommetrdations
comined inlhis lcport
O
-2-
S[Its CONDrTIONS
Thc site is noderateiy steqr, north frcing hillside terrainbelow Roctledge Road.
The tcrrain is irernpted by abou a lzto 15 fsof f€et high vertical rock outcrop thst
treods sordb€ast to northwest to the Dofth ofthe existing (and propos€d) building' see
Fig. 1. Ib rock is generally medium thick to massiysly beddd sandstone aod
conglon€fate and has a strong dry down to the mrfrwest. Above the rcck frce, tbe
hi[side slope grades ruge from about 10% 6 m% and below tbc fock frce'range from
abou 35% te 45%. Hillside colbvim, consisting of d€ose claycy gravel and cobbles
witbbmld€fs to abols 2 ftet diametEr is elposed inthe Forest Road cut at tfie rcrth
side of tle lot. Vegetation consists of aspen trees with bnrsh, grass and weeds- About
3 fiet of snow cov€red thc sitc at thc time of our field work.
UItrITINGBT'ILDING
The existing residence is a 1 and 2 gtory, wood frame ovef a walk-out
basement 14rc1. The residence is about 30 years old and is apparedly fouded on
spread ftotingp. The struchre app€ars in good condition based on a fouodation
viewpoint wifr no sigs of exccssivc s€trl€m€d and distress reported or observed.
TIETDEXPLoRATION
Tbe field exploration for the project was @nducted on lamary Zl, 2001. Two
eryforatory borings were drilled at thc locations shown on Fig. I to waftule fte
subgurftce conditions. Tte bodngs were advanccd with 4 inch dimAer cotritruous
flight aryetg powered by a trur,k-ffied Lonryear BK-SIIID drill rig. Access on tbe
site was lfoiFd du€ b frc existing rcoidcnce, steqt t€trsin d fu now corre't. The
boritrS were logged by a rcpr€sffiivc of Ucgs/ortb.-Pawlak Geotcchnical' Inc.
sqlcs of ttc sub6oils were akcn rvith a 196 inch I.D. spmn saryler. th
sryler was driveo imo th€ suhoils atvaiors dcpfts withblows from a 140 pottnd
hanrmcr ffliEg 30 inch€s. This test is similar to El sadad perctratiotr t€st desctibcd
by ASTM M€thod D.f586. fnc penctruion rcsishce vahres ue an indicatios of thc
-3-
relative dens$ or consistency of the subsoils. D€ptbs at which the sqlee were taken
ard the penetration resis;tance ralues are shown on thc LogS of Explordory Bofingp'
Fig,2. The saryles were rcfiIxD€d to our lahratory for rcrriew by the project engineer
and t€sting.
s.uBsttRFACE CONrlmoNs
Graphic logs of the subsurhce conditions €nco|ldcreal at ths site are shosm on
Fig.2. The subsoits encountered cotrsist of rry to about 3rlt fe€t of sody silty clay wi&
gravel aDd cobble fill (mixed with.ssne topsoil) ov€rlying relrtively dense' silty clay€y
eandy gravel codainhg cobbles and borilders. mling in tbe d€nse gravel with auger
cquipm€nt was difficult dne to fte cobbles aDd bould€rs. Below datbs of about 9 to 10
f€€t, bard sandston€ and conglonerate bedrock was €ocountered. Drilting refiisal was
encouut€red in the bedrock afier sballow pcnenaton- Fill dsPes gred€r than those
shown on the boring logp may exist t the sit€.
I-aboratory testing psrforned on saqtles obtailed ftomthe borbgs tncfuded
natgral moisture conteut, gradation analyscs and Aterberg linit testitrg' Urdisturteil
saryting of the subcoils for onsolidation t6dng was not ltossible due to the rock
coileot. Resul6 of gradAion analyses per@ ou salt diametef drive saryles
(min6 1}5 inch fraction) oJ6e nahral coarse granular soils are shown onFig' 4' The
lahalory t€sting is $madzed in Table I.
No free wat€r was cncoumercd inltcborings at the time of ilrilling or when
checked 1 day. lte subsoils were g€n€'fiilty Eoist'
TIOI'NDATION BEAruNG CONDITIONS
The nrfiral oosnre geutsr soils eocoudered dthe siEpoasess ooderate
beadng capacity and relativety low scttlemempotmial. Thebard ssdsbne 8nd
cotrgloE€fi,at€ b€droctrposs€s trd€rety highbeadng c4acity od low sctl€m€nt
pot€otial. Spread footings b€adng on tte naAnal grafrultr soils or b€dfock shNld be
suitable for founddion srpport of frc trew coostnrctiou. Tlere oay be sre risk of
diftrential sciltl@t for ftundcioos thtttransition from soilto bdrock'
-4-
DESIGN RECOMMEDIDIIITONS
FOI'NDATIONS
Considering the subsoil coditions encountered intle exploratory bolingF ald
the nan[e of the pro,posed construction' we tsooEmend the building be founded wih
spread footings bearing on the ndual Srant{ar soils and/or bcdrock.
. Thc design snd coostmctioa crit€ria prescnted below should be observed for a
sprd froting or monolithic slsb foudation sys@'
1) Foding slahs placed on 6e undisffi naf,rral grmilar soils ad/or
bertroct should be desigged for u allowable bcaring Pfcssure of 3,000
psf. Spreae footitrg' bearing entirely m hard bedrock can be d*igned
for m allowable beadng pressure of 5,000 psf. For ecccmicauy looded
footings &e allowablc bearing plessure canbe inaeased by % provfuled
the resultant of alt forces acrc within the c€ntral 7s of the footing section.
Based on eigerieoce, we exp€ct s€filened of footings destgncd and
constnrcted as dis@8sed in this s€c-tioo will bc ab@t 1 im,h or less.
2,) Tb€ footings should have a rnininrrmr widfr of 15 inches for contimrous
watls and 2 ftet fqr isolced Pads.
3) E:rtcrior fuotings and tuotingF bcneaihunheaed aeas shouldbeprovidcd
withad€quatE soil cover above frcirbearing elevationfor frost
protection. Plamt of furndations at l€ast 48 inc;hes below exterior
g:adg is typicalty us€d in this afea For bearing onhard bedrock it
thoun be ftasible to reihcc thc frost cov€f,, if dcd'
4) cotimous formdationwals shouldbereinfurcedtop mdbdomto span
local ansEdies srch a8 by assuming anlmsuppGed l€o$h of d least
u ft€t Fonddm*alls actbg as rtaiDing Etrucffics thould also be
6csigped to resist htaal €arth presstu€s as discussed in lhe "Foudation
mrlRetriuing Walls" ssction of 6is rtport'
5) All €tisting ffll, opcoil ad any loose ot dismte<l soils shoultl be
rcmoveal dfre footbg beringlarel effiEnd€d downto relatively deosc
o
-5-
nafiral granular soils or bedrock. If water secpage is flcountered, the
footing areas should be dewatered before concrcte placement'
O A represcnAtive of the geotec,bnical engin€er should observe all footing
excavations prior to cotrt:rete to evaluate bcafing conditions.
FOT'NDATION AT.ID RETAINING WALIS
Foundationwalls and retaining stnrtur€s wbich are lateratly sttpported ald can
'be gpccted to udergo only a sligbt amouut of deflection should be designed for a
laferal earth prcssne corryuted on the basis of an equivalent fluid unit weigbt of 45 pcf
for bactdill cotsisdng of the on-site gfasut8 soils. Cantilevered rEtaining strllctures
which are s€parate from the mFin building and cm be €tpectd to deflect sufficiently to
mobilize the flf active car& pressure condition sh@ldbe dcsigDcd for a lateral eartb
pre$urc coryupA on frc basis of an equivalcnt fluid unit weight of 40 pef for backfill
consisting of tbe on-sirc granrlar soils. The backfrll Daterial should not contain debris'
topsoil or oversized rocks.
All foundation aod rctaining stuchres should be designed for 4propriafe
hyffitic and srncbarge pressules sucrh 8s adiac€d fmtings' tnffc, cmstructiotr
materials and €quipncd. The pressures recome,ndcd above assume draind conditions
bebid the walls and a horizontal backfilt surhce. The buildup of waer behind a wall
or an upward sloping backfill suftce will increase the laferal Prerwure inposed otr a
foundation watl or retaining strucme. An underdrain shoutd bc provided to prev€nt
hydrostuic pressure bruildup bchind walls.
Backfill sboutd be placerl in unifrrn lifts aod coryacted to at least 90% of fre
.rnarinnrm stardard Proctor dfilsity at amoisEre oontext rcar optinum. Badrfill in
paveinenf and watway areas shoun be c6ryacted to d lcast 95% of the Earirun
gtaodard hoctor density. Care should be tahen not to overcorysct the bacldll or use
large eqpiproetr nEar the wall, sincc 6is cmld caus€ €xcessive ldcral plessure on the
q6lt. Smc seitlemcnt of rleA furndationrrall baddn shotdd be opectod, wen if tb
n*erial is placerl correctty, d could r€slrlt in distless b frcilities constructcd on tte
bacldll. Use of a selcct granulc nafierial and increasing coryaction to 98% standard'
Proctor d€osity should helP linit sctlffit'
-6-
The lateral resistance of foundation or retaining wall footings will be a
combinatioo of the sliding resistance of thc fmting on the foundation materials aDd
passive earth pressue against tbc side of the ftoting. Resistance to sliding at the
botoms of the footings can be calculdcd based on a coefficient of friction of 0'45 for
b€afing on tbe coar5e grmular soils and 0.55 for bearing edirely on bedrock' Passive
pft5s15€ of compacted bacffill againstthe sides of the footings cu be calculated using
an equi'rahof fluid unit weight of 400 pcf. The coefficiem of fistion and passive
prcssurE values fircm€nd€d above dssuue ulti@te soil streog&. Suitable ftctors of
ssfety thoEld te incnraca in the design o tirnit frs gtrain which will occnr at tbe
ultinate 8treqgth, particnlarly in the case of passive resistasce. Fill placcd aFinst tbe
sides of tbp footings to resist lateral loads shoutd be a granrtar naterial corryacted to at
lf,l*,gs% of the maximum stEdald Proctor densry d a moismre cotrffitnear
optimum.
FLOORSI.ABS
The on-site utural granular soils exchsive of torpsoil, nnd bedrock, are suitable
to slpport lightly to moderately load€d slabougrade constnrction. To reducc tbe
effecte of some ditrefential moy€m€ff, non-structural floor slahs shouldbe se?aratd
ftom all b€afing walts a3d cohims wi& expansion joints which allow rruestrained
vcrtical movemeot. Floor slab control joints should be used to rcduoe rrqmage &re to
thrbkage cfacting. The requir€$€ffi for joim spacing m0 sto rcinf,orcm should
be estrblished by 6e designer based oo operience and the ircnderl slab nse' A
minirnnm 4 imn hyer of freedraining gnrrct should be placerl bencatr bss€mmt level
slabs to frciliate dninage. This lnderial dhmld consist.of mimls 2 inch agglgtaft with
at l€ast 50ft| lEfaiD€d on &e No. 4 s:leve aod less
'&82%
pa$slng fte No. 200 siwe'
All fill naterials for srryport of floor slabs should be coryocted b st teast 95fr|
of maximum smdadl'Iocbf d€nsity d aooisturc cotrtEd Hr oFimln Requfued
fll cau consist of &e on-site g'uular dils, or suitable @orted grao{3r soils, devoid
of vcgBtatio& bpsoil and oversized rock'
-7-
UNDERDRAIN SYSTEI\{
Although free water w"s mt ercounter€d dning ou exploration, it has been our
experience in moudainoru areas and where beilrock is shallow tlat local perchd
groundwater may develop auring tines of heavy precipiAtion or seasonal nrnoff.
Frozen ground dudng spring runoffcan also create a perched oondition. We
recommeod below-grade c$Etnrction, such as rstabing walls, crawlsliace and basement
areas, be protectetl from wefring and hydrosbtic pressrne buildrp by an underdrain
sys6r- '
The drains should consist of drairyipe placed in tbe boton of the'wall backfill
sunou1rl€d above the invcrt level with free-draining graouls ndetial. ThF drdin
should be placed at each level ofexcavation and at least 1 foot below lowest adjaced
fidsh grade and sloped at a minimm t% ts asriAble gravity orXlA- Freedraining
gra$lar natedrt used in thc und€fdmin systcm sbould contain lcss thsn 2% passing the
No. 200 sieve, less than 50% passlng tbe No. 4 sieve and have a u11;dmun gize of
2 inc,hcs. The drain gravcl bacldll should be at least lk Mdeep and ext€'nd to above
any seepage in the ctt ftce.
SITE GRADING
The risk of constructioeindnced slope instabiliry 8tte site rypears low
provid€d the building i8 located a8 plamed ad cut aul ffIl deprths ate limited. We
assume thc cut dcpths for tbe baseme,c level will rot exceed one level, about 12 feet-
FiIs should be linit€d to abonrt 10 fret deep, cspecially at tbe dovrnhill side of the
resillre where thc slqe stccpens. Elnbankned fills sbould be cqacted to st !ea$
95% of the Inaximlm sE dad Proctof dEosity near oflimmmoisOrle cmt€ot. Prior O
fill placerent, 6e subgrade sbould b€ carefirlly prcpared by rcmoving all vcgcation
and topooil and coryarthg b95r stadsrd Pl,oc'tor d€nsity. Thc fill sbould bc
b€ochd ido fu pottions of tb hillside €xccedhg 20% g@a.
' Pcrnmed unNtained sut dd fill slopcs sbould b€ gradd d 2 hofizontal to
I v€rtical or flatter and protcod apfosrt eroeion by rwegcAtion or other lneans' The
ristof slrye inst$ility willbe increased if seepagp is ercCIIftffedincrrts ard flaffi
slopes ray be necessary. If scepage is €ocoudered in Bernancm sEB' an investigatiol
-8-
should be cmducted to dct€rmine if tre seepagc will adversely aftct the cut stability-
This offce should review site grading plans for the project prior to constructiotr.
STJRPACEDRAINAGE
The following drainage precantions should beobserved during constrirction and
maintained at atl tim€s aftsr the residence additions have been completed:
l) tnrrndationofthefoundationexcavationsandundsrslabareas shouldbe
. avolledduxitrgconstnrction.
2) Ereriof backfill should be adjust€d to ncar optimum noisftre and
coryacted to at least 95% of the maximum standsrd Proctor d€nsity itr
pav€m€d atrd slab areas and to at least 90% of thc maximrm stadard
hroctor d€nsity in landscape areas.
3) The groud surfrce sunouoding tbe exterior of the building should be
slqled to drain avny from the foundation in all dhections' We '
rEcomm€nd s minirmrm slop€ of 12 inches in the frst 10 f€et in unpaved
areas ad l minimum st6rp6 of 3 inches in the first f0 f€et in paved areas.
Fre+dnining wall bacrfll should be cap,ped with about 2 ftet of thc
orsite fincr-gradcd soils to reduce surfrce wuer infiltration'
4) Roof downspous and draiB should discharge well beyond the linie of
all backfiU.
LIMITAIIONS
This shd]y has been condrcted in acoordance with gsffialty 8cc€et€d
geotecnnical engineedng princbles and pracdccs in thie uca at this tine' We mab no
warra[ty ci6er eryressert or irylied. The mlusiotrs and reconrmsndations sub@ifiled
h mis Eport are Ura rpon fu limied.lqA obrtained ftm fte eryloratory bofings
dritled C frs locdions indl$ed on Fig. l, 6e prroposed tlpe of congtrustioo and our
experboce ia thc area- Q6 fmdingn inchde lnffipolation and cxfigpolation of the
subsurfrcE conllitiotrs idenfified at thc @lofatory bofings ard wiations in fte
nrbsurhoe cooditiotrs Ely Dot become eviilent untit excarr$ion is perfr'rmcd' If
cooditions €ncount€rcd dufing const$ctior apPcar diftrecrt fromthose ilescribed in&is
-9-
relprt, we should be notified so tbat r+evaluation of the recsmm€ndations nay be
made.
This report has been prepared for &e exclusive use by our clied for destp
prxposcs. We are not responsible for technical interpreUfions by others of our
information. As the project evolves, we should provlde contimred consultation ad field
services druiry constructionto rerriew and moni6r the iryleme' tion of ou
reconmendatims, a1d to vcrify that &e recomcndations have been appropriarcly
iotcrpretcd. Sigpificmt d€sigp changcs may require additional analysis or modifications
to tbe rcconmenddions presented herein We recorttmend on-site obs€rvatign of
excavatirms md formdationb€aring strata and testing of stnrchrdl fill by a
rEpres€@tive of the geotocbnical engineer.
INC.
DAY/lsw
cc: lil-rcol Associates - Attn: Diaoe Hinznatr
George Shaeftr Construction - At[r: Rfu;t Winhelter
Resort Design Associate Inrcrnational - Atn: Jane Snyder
Sincerely,
APPROXIMATE SCALE
1o ='30'
LO|r 5
FOREST ROAD
8250
82'10 /
- - B24o
8250
r,ctT 2
- -8250
---82?o
ROCK
OIITCROP
\- g3o0
-b
BORIIiIG 2
-- 8320
LCrr 3A
IJO{T 38
8280. EXISTIIiIG
E,KISTING\T, \,RESIDENCE /
l_----
-^--:1
8330
8300
PROPOSED
RESIDENCE
//
8310
LOqr 4
I.,EGEI{D:
O BORING FOR
CI'RRN|T STT'DY.
O BORING FOR
LOr 2 SfttD:a
H-P GECIIIECH
.toB No. 100 951 .
a
BORING 2
YAYA'
;
-
,' EI(ISTTNG --. / )\\ RESIDE$rcE -L - -t a\
-_i'rn\t\N\\
ON OF EXPIJORATORY BORINGS
BORIISG 1
ELEV. =8311 '
BORII{G 2
EL,EV.=8314'
8315 8315
tJooftl
I
co
$d
,er{
ET
83X0
4lL2
tfc=17.3_200=68
LtJ={0PI=15
361L0,3 tO
8310 $ooh
I
do.rlud
br{frl
8305
t512,t0lo
50/10,10/0
rrc=s - 6+tt-23
-200-39
8305
toto
8300 8300
Note: S:q)lanation of Elmbols is etrovrn on Fig. 3 .
LOGS OF HKPTORATORY BORINGSIIE PIIORTII - PAIITIJAK
GHITmHNICAL' INe-101 103
LEGEiID:
mEE GRA\/EXJ FOR DRnIE9{AY.
X FrI-,rJr marrplaced sandy silty clay with gravel and cobbLes, mixed. with gome
}( topsoil, noist, brown to dark brovrn.
ffi GRAVEL AtlD coBBrras (eu-ec); witb boulders, sandy silty clayey delrse sliqhtlyKjf, moist, grsy-bror.rn. Rocke are prirnarily angular to errbangular san&toneEl and linestone fragments.
mffi sA[rDsTot{E B@RoCK; very hard, slightly moiEt, Iigbt brown.ffi
fa Drive sarq)Ier etandard trrnetratioo teet. {SPT), L 3/8 jnch I.D. split spoonI earq>Ie, ASTI.{ D - 1585.
I
Driwq saq>le blow counb; indicates that 4 blows of a 140 pound harunerglLz falling 30 inclres were reguired to drive the SPT sampler 12 inchee.
Practical drilling refusal .
IICTIES:
1. bqpLoratory borings brere drilLed on Jarxuary 23, 2O0t with a 4- inch dianneter
cont iBuous flighu power auger.
2. Locations of erqrloratory borings rtere measured. approxirnately ttr [mcing fromfeatures shovra on the site p1an provided.
3. Elevations of exploratorT bori-ugs were obtained ty int erpo 1a! ioa between
contours on the site plan provided.
4. Tbe eqrJ.oratory boring locations and elevations. should be considered accuraEeonly to lhe degree fupLied btt the method used.
5. The Lines between materiale slroun on the e:q)loratory boring logs represesrt the
alproxirnate boundaries betlveon nateriaL types and tr.nsitions m:ry be gra&ral .
6. lilo fre.e watser waE encountered in the boringe at the ts ine of dri11furg or rr*reu
when checked 1 day later. Fluctuation in water 1eve1 roay occur with time.
7. IJaboratory Testilgr Results:
rfC = Water contenE (*)
+4 = Percent retained orx No. 4 si€\re.
-200 = P€rc€nt gnesing No. 200 sieve.LL=Lriquidl,iniL (t)PI = Plasticity Indc:( ( t )
TEGBID AI{D NOTES101 1_03
TD|E n TDIIGA U.9. SDAIDARD SnIES
f50 tto t16 lB
cr,Eln BQUTRB OPE TICSI
at} tll' 7 Ll2' t' 5'6'2t ta. ?R
o ii i:i- rs rtr.6ora!:rsrn. a rot.l l.Il- f200 lldt 1'roo
o
EHd
€r
n
Er
aUfrftlA
ozH
Ur(n4A
Efrl
HtrlA
.oo5 .oo9 -019 -03? .o?l .150 '300 '600
DIAUTTER OF PARTICI-.ES
1-18 2.36 l.7s 9-12.519.0 3?-s
IN UIIJIIUSIER.S
76 -2 15a 203r27
ctal !o srlE
GRAVEIJ 23 +SAI.ID 38 SIIJT AtilD CLAY 39
IJIQUID LI!'fIT *
SAI.{PIrE oF: silty Clayqf sand with
Gravel
PIJASTICITY MDE:K *
FR@t: Boring 1 ats 5 Feet
GRADATION TEST RESTTI-,TSHEP9IIORTII-PA$TI.AK
GEOIIIECHNICAL, INC.10r_ 103
E5!
dfi
2
E
q
I
-9,o
o
c;z
ooa
C)z v,
JJ6Az*EEHFb=ur-tClurFJ4lzd6;d<a)lF6
=l+o*
ir(.!=
?f,fra
Untitlod Docunent
Height: 26.25"
Diameter/Width: I'
Number of Bulbs: 1
Maximum Wattage: 100W
Bulb Base: "7
15239(,8
Olde Brick
landscape Lighting
Landscape fixtures have a
variety of accessories and
mounting options available.
Contact your local dlstributor
to order.
Page I ofl
5
Extra Lead Wire: 6'
Voltage: 120V
Body Materlal: BMSS
{ bact
hfip://www.kichler.com/catalog/prodenil.asp?prd_1b223&page=2&typFlandscaperPath%... 4l3l0l
Fffil :Terrasan lnc
Y--tc*t w-FFD( Mr. : 3A33311815 g3 mr 11:51Flrl P2
7'A'
l-{(A
I
lO
Troditionol Morine Lontern
Poth ond Spreod tighting
I''odilionol morine l6nlg16 dg;q,r o<ioplcd to liohf the wovolong pclhwrys onyr,he.e will sh;elled funcri-onoli umiilol;on it dcdrcvl.
K- | 5038 OB lo" Volmgc (l 2."olt|
K- I 5038 VG to* Voltnss ( I Z-vohl
SPEOFrcATIONS
Houring Solid brorr shode ond scm.
White polycorbonoe lcu recured ",ithsnop-on wirc arrcrdr. Bose ol stem suppfiqd*ih l/2 Npsfu rhraqj.
K- l so38
r hcrrrd'Hrintsd Olde 0ri<l'
Wiring 12 vO[T fixrurc wire<J wifh ar'" o{
105' C f IS.2, SPT. I WA leods.'OutC DSC"'
cohls 4or1.6c5, lvpplird -ith llxfurc.
| 2-VO[T Syrtam
l-omp lypo: 3l 55 {wppl;ecl wirh lirturel
Wottoge: 18.5 W {nominol or | 2.voltrl
5irc 7 tt'wide. 25' nll
Ut ligcl ond CSA ccrrifio<l.
t,.S Pdmt tlo. 0|r. 3{13,239
l'lg,rMlNG
^CCtSSOilEslrold reporur.Jyl
_ t?
CROSSLIFT MUIEHORN lfiinicda'trY
BAUJAHR 1984
Ldnge 43 m, Steigung 31"
iV t'!,1 :)i a I i L) / t i n i ai(j ri! i (xl i I ti a ! i t c e xi s ! i I t g u | | i i (l i I i r i
iitt i Aiitaitltia, i; i)lt:;.:,a.tjij..l
ij li)!i| )!:t: i,ilt: liUt)t,:Ait-) ttjlai:;
'ttti!i i;1 titi: iittiti i,;iitl;!!iiit
,t\.a)Uiio j l!)/!) i,n'J ,t/i1s
i)ii iiit. (;:i!)i,i:) :.i i)ie itl,!:a!:t:ri iti t:iirlttil
s I i] i. I i L: il i i i,) ::. l. l) | | ( ) t,., i i ! i I t! I a.-t:ti i ; :t L ! | ) j i i,, i, : :
jit:t;i iitt (:tttl!e i!js;,atiilili{rtt t:aii il(),j/ i.)il
t:01!!:!i'a:iL ii ;rlil!t-Al iitr: i;,.
II
Ii
Tt urii'a.lr_t*"'
t il*v
:;Irtpi\/ nt)i ttp io iljiJ litsii rt,tat. liie ia:;i iev.,t
i!1ts. iiLj;it i;tia ici:ai.!?{l iit.. ctiir:.:t lt_t
nuirlrtrnist: litt: lti,:)tnllttiat. fln t1r.,111 ,.,,.,;1s ;;
Caj,,aa!i)'0f 22ti0 9it al lj tj nii's. Tht exisiitiit'::.'l . t ijnti.itt, ,.) ;tt.,j ,t1 ,, . ti!.,: ...t.! ,,:: t.t1:,.
ttU:tt){i. ln iitt: si;itii,ti:; tl^!C : t(.:(:(:ietiti.)t iitj:i
Liiii..ielati.ti, iitid ili!'iiltj iht: !trie titr: sitt::it,,:
ti S9 e ti j !) | | | t S .,t / t t | ! t Lt i,i! ;-i | | ) i i T i j U ( i i j t i i_J i e Li i. i D S
60
FUNiVIE
FOLGARIDA
MARITLEVA S.P.,T,,.
", t !it;i! t i:;,
i:t trrttd letta iit
St;oi',i
t:iDitiil
!,5,j
1{;li!
2;lAA
n/s
PK
.-l$rl\IAL\ITIr
/iiel r siirl/0/t i t l ia a j ia n ii t t t t'J ll i Lr e \' I i i t i li i) t,' ; t :, ;' !,
i iti, i itiLltt tti,i Li !1,i:;'lt,itiii !
li)0iit)lililii: illiii( i irlii i'fils
i;r iili lt',, iite furirt c'tnti,,:tity
/\,u,!io itt l!)/'J i)tt{i ;'.':t:;
,.,,:.x b-4";X 5'"1"t+
II
I
I
:;ittr1;i.y rtt,i ull i iittt i;i:-l 0L'er litc litst tL)1
years. /ttlatnt'tiic tecii'/il iil-) 0t(irt i'')
ttiodertti'-:t: tilii ltis!iii l!loti Ilii: rltt:t! ':";l:; ;t
ca1xctly 0t 22(10 P,'it itl 5.0 rtt'':; Titrt ttxi:;iirtL:
!:tijiiL)!! b!tii,:iii l:; iittL! itiie L)ii;tplllt)i)t l'iL)ii!
ntt*;t:d. l fj{' Slallt)/)s iilL ;101:LtlLtnitt atri
cleL:elenlot. iltt(i 1)lL)tl(J liir' ittlt' tltt) ::itit't/!:
assettiD/lr:s tvt:te tcli;li: i iltt: tlttititle tl ili''
60
:: i : i'.ii t u : i p s. i: tt I hi, ; i t t 91 <i i t- i it;.ti t I I i ) | i) t I t'!,' : I i
nit:tit ili,: t:tiiitt: itt ;i;tiitintt ri!11 tta\' li '
rati:;liiL:ii)d r;iitlt) oI llit itii
FUNIVIE
FOLGARIDA
MARILLEVA S.P.A.
I
__.1
.iai!ii;.il riaa
i i t ai i i i, )d i,:i,lii i1
lj;;Ct;i i
Citp;tL ii;'
,,i5rl
160t1
,l
:2AA
n
PX
.-\:tl\,1r\n\[$ET
..;:'.r'
,s:"i€#trs$-rBati(
cRosslrrr ratrFHAUSEN 2
BAUJAHR 1993
Liinge 92 m, Steigung 27'
O Funicohr-lvacK
cRosslrr,
"ufi.=HoRN
Qrn,iarlar +e,
BAUJAHR 1984
Ldnge 43 m, Steigung 31'
APTg,aY-WhU6Evoluticricfakcjectl. b
A: Footing is ready with steel
reinforcins and bulkheads.
I: Seaming.
D: Spraying shotcrete: 10" thick
at the top of the wall and 16"
thick at the bottom of the
wall (upprox).
C: Tying steel cunain ond
placing the moisture-proof
membrane
K: Colorcd artiticial mud text
roots and stones being plac
B: Pouring of the concrcte
footing: l8 to 20' thick
and 4 to 8' (ft) wide.
.I: Blendine of textures.L: Staining of rock face.
) . . The Ina Rd Retainftg !7a11 +
E: "Rubble" being placed
in artifical mudbank
H: Filling and tcxturing bcrwccn
pancls.
G: Anchoring panels with grout
mix.
F; Lightweighr FRC (Fiber
Reinforced Concrae)
panels being wired in.
M: Finished artificial rock and
mud textured wall.LERSCD]T"
@4/42/@L OSr 9lP P. O13
att t$otqEEltll,I'rsr|ttr l|hzF(t'llot
lf,N3ct$tu 3f,N\roUOC
#r
Itliit3llItii!ttt!!!!tlr}.-.-.-..!.-.
@4/@2/Ol ASr gP P .@14
aotrraxlttEE6$a|.!r4fl^nzrl,!trn
l)Nlorsru rJNvauoc
ffr
<
{1ttti-'-'l -'i -
{..-
frr*s^lor Gb 'OPIIar' Z
t4,.\
*.1.t,\
Department of C ommunity Deve lopment
75 South Frontage Road
Yail, Colorado 81657
970-479-21 38
MX 970-479-2452
www.ci.vail.co.us
March 29.200.1
Jane Snyder
Resort Design Associates
1434 Soruce St. Suite 1 10
Boulder. CO 80302
Fax: 303-449-3366
RE: Dorrance Residence to be located at Lot 3A and 38. Block 7. Vail Villaoe 1st
Dear Jane:
The Community Development Department has reviewed the application for the Dorrance
Residence and Employee Housing Unit to be located at Lot 34 and 38, Block 7, Vail Village 1"t
Filing. The following issues musl be resolved prior to final Design Review Board approval:
1 . The minimum driveway width needs to be 12 ft. from the turnaround area on Rockledge
Rd to the proposed residence. The driveway must be within the identified easement.
Please adjust and revise
2. The required turnaround area does nol meet Town of Vail standards. Please adiust and
revise or a new location mav be reouired.
3. Please provide detailed informalion on the driveway improvements in regards to the
conneclion with Rockledoe Rd.
Please provide a stamped suruey.
Please indicate il the drivewav access across lot 4 is lo be heated.
Please indicate on the site olan the direction of all surface drainaoe.
The Dorrance residence is required to have a fire sprinkler system. Please contact Mike
Vaughn at 97 0 - 47 9 -2252 f or additional approvals required.
Please indicate the location of the new utilitv easement.
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Any 90-degree radius turn on the driveway must be l5 ft. wide. Please adjust and
revise.
Any rock wall over 4 fl. requires a stamped approved drawing lrom license PE. No
boulder retaining wall can exceed 6' in height. (Sheet A5.0). Please adjust and revise.
Please show on the site plan the top and bottom elevation of all boulder retaining walls.
Any disturbed grading will need to return lo a 2:1 grade, readjust contour line to show
2:1 grade.
Please indicate if the proposed water feature is self-contained or if ground water from
the mountain be used. Please indicate if anv water will flow towards Forest Rd.
Please show on site plan some erosion control on the site and adjacent to Forest Rd.
Driveway improvements must meet all Town of Vail standards requirements including
site distance.
The spa and patio must have a minimum setback of 7.5 ft. from the property line.
Please revise.
Please provide all roof ridge and eave elevations on the site plan so staff can determine
building height. Building height is measured to existing or finished grade, whichever is
more restriclive.
Please indicate the stairs to the EHU on lhe site plan and provide spot elevations at
every other step. Steps more lhan 5 ft. above grade can encroach up to 5 ft. into the
setback. Steps less than 5 ft. above grade can encroach up lo |0 ft. into the setback.
Please provide an exterior lighting plan. One exterior light is allowed for every 1000 sq.
ft. of lot area.
Please indicate snow storage for the proposed driveway. Snow storage is 10% of the
area of a heated drivewav and must be an area clear of all obstructions.
Lot 3 is currently platted as a duplex lot, with'the property line through the middle of the
lot. While it is not required, it is preferred that this lot line be eliminated prior to C.O.
Elimination o{ the exisling easements and the platting of new easements would be done
at the same time.
Please indicate all required parking spaces on the site plan. A total of 5 spaces are
required (2 for EHU and 3 for primary). Parking for each unit must be independent from
the other unit.
16.
17.
18-
19.
20.
21.
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23. Crawl space cannot exceed 5 ft. in head height from the ceiling to the earth. Please
provide sections of all crawl spaces, indicating slab elevation (if there is to be a slab) and
head height.
24. The Dorrance residence is located on a site with slooes in excess of 30%. Please refer
lo Section 12-21-14 of the Town Code for additional requiremenls.
ln addition, the Communily Development Department has reviewed the Dorrance residence
based on the survey provided and the Primary/Secondary zone district. The analysis provides
the following:
Lot Size: 28,401 sq. ft. or .652 acresZoning: Primary/SecondaryHazards: Slopes in excess ol 30"/"
Standard Allowed ProposedGRFA 6,440 sq. ft. 6,343 sq. ft.Primary 5,940 sq. ft. 5,940 sq. ft.EHU 500 sq. ft. 403 sq. fl.
Sile Coverage 4,260 sq. ft. (15%) 3,957 sq. tt. (14%)
Driveway Coverage 2,840 sq. ft. (10%) 1,797 sq. ft. (6%)
Landscape Area 17,040 sq. ft. (60%) 22,647 sq. tt.Parking 5 required please indicate on site planPrimary 3 required please indicate on site planEHU 2 required please indicate on site planEnclosed 3 enclosed
SetbacksFront 20 ft. 20 ft..Sides 15 ft./151t. 32ft.1102ft.Rear 15 ft. 17 ft.Height 33 ft. please indicate on site plan
31 ft. on per existing grade plan
"Foundation and framing lLCs will be required during construction to verify setbacks and height.
Should you have any questions, please do not hesitate lo conlact me at 479-2369. The
Dorrance Residence is currently scheduled for final Design Review Board approval on April 18,
2001 . I will need all revisions, meeting all of staff's concerns, by noon on Friday, April 6'n.
Please bring a color and materials board to the Design Review Board meeting.
Sincerelv.4dh
Allison Ochs
Planner ll
Town of Vail
Routed To:Tom Kassmel or Leonard Sandoval. Public Works
Retum To:Allison
Date Routed:6t5t00
Return By:ASAP
Project Name:
Project Address:
Project Legal:
Project Description:
Dorrance and MAlone
87 Rockledge Rd
Lots 2 and 3, Block 7, Vail Valley I't
Re-submittal for changes to both. I'm saving one routing form for Malone and
one for Dorrance.
Approved _X_Denied (cite detailed reasons) Approved with conditions
COMMENTS
Minimum driveway width needs to be l2', plans show l0' for most of driveway.
Maximum curb cut is 24', plans show 40'
Need grading plan for driveway. Also provide detail information on driveway improvements / connection with
Rockledge Rd. Show elevation shots on site plan.
Need Stamped Survey and Title Report
Is drivewav access across lot 4 to be heated?
Show on site plan direction ofall surface drainage.
Home is required to have Fire Sprinkler System.
Show on site plan area ofsnow storage area within lot boundaries.
Location of new utility easement.
Provide details on Funicular Track, heated track.
Any rock wall over 4'-6' requires a stamped approved drawing from license PE. ,{5. 2 .
Show on site plan, top and bottom elevation of all boulder retaining walls.
Date received: 6-5-00
Reviewed by: L Sandoval Date reviewed: 10-3-00
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Community Development Plan Routing Form
Approved _X_Denied (cite detailed reasons) _Approved with conditions
Routed To:Tom Kassmelor Leonard Sandoval. Public Works
Return To:Allison
Date Routed:4t6t01
Return By:ASAP
Project Name:
Project Address:
Project Legal:
Project Description:
Dorrance
87 Rockledge Rd
Lots 3. Block 7, Vail Valley
Re-submittal for changes
I*
COMMENTS
/iveway in access easement exceeds l\oh as proposed. As shown on plan grade is 12Yo. Driveway will be
required to be heated and in separate zone. or driveway will need to be under 10%o max in easement area. Adj ust
and revise.
prnaround area will not work per Town of Vail standards. Adjust and revise or new location required.
No grading on lot 4 w'ithout approval from owner. Adjust site plan.
/est side of lot near steps doing down to EHU unit. I believe. Proposed grade is not retumed to a2:1 . Retaining
4v9ll required. Adjust.
,froposed turnaround area on site is shown as a required parking spots. A new turnaround area is required per
ldwn of Vail standards and adjusting the width of the required parking spaces needed.
'Adlust silt fencing and limit of disturbance fence is required at the existing Rockledge v''all.
4l'o " is required to have Fire Sprinkler System. Fire Department approval required.
fast side of home, shown is a boulder retaining r,,'all at 9 ft in height. Max height is 6 ft.
Location of new utility easement.
past side of home, installing boulder retaining r,r'all will disturb grade that is not at 2:1. Boulder wall required or
/must show contours at 2: l.
'Any rock wall over 4'-6' requires a stamped approved drawing from license PE. No Boulder retaining wall can
exceed 6' in height. (Sheet A5.0). Adjust and Revise.
llunb't milanc-vf/Any distrirbed grading will need to return to a2;1 grade. readjust contour line to show 2:l grade.
Driveway improvements must meet all Town of Vail standards requirements including site distance.
Date received:
Reviewed by: L Sandoval Date revierved: 4-9-01
ooCommunity Development Plan Routing Form
Routed To:Tom Kassmel or Leonard Sandoval, Public Works
Return To:Allison
Date Routed:4t6t0r
Return By:ASAP
Project Name:
Project Address:
Project Legal:
Project Description:
Dorrance
87 Rockledge Rd
Lots 3. Block 7, Vail Valley
Re-submittal for changes
lt'
Approved _Denied (cite detailed reasons) _X_Approved with conditions
COMMENTS
Driveway in access easement exceeds 10% as proposed. As shown on plan grade is 12o/o.Driveway will be
required to be heated and in separate zone. or driveway will need to be under 10o/o max in easement area. Adjust
and revise.
Still do not have or have received stamped approved drawings from license PE for retaining walls 4- 6 ft. in
heisht.
Date received:
Reviewed by: L Sandoval Date reviewed: 4-17-01
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corru?ty Development PIan nouti? Form
Routed To:Tom Kassmel or Leonard Sandoval, Public Works
Return To:Allison
Date Routed:3/8i01
Return By:ASAP
Project Name:
Project Address:
Project Legal:
Project Description:
Donance
87 Rockledge Rd
Lots 3, Block 7, Vail Valley
Re-submittal for changes
1'l
Approved _X_Denied (cite detailed reasons)Approved with conditions
Minimum driveway width needs to be l2', from the turnaround area on Rockledge Rd to new Home. Driveway
must be within easement area. Adjust and Revise
Turnaround area will not work per Town of Vail standards. Adjust and revise or new location required.
Provide detail information on driveway improvements / connection with Rockledge Rd.
Need Stamped Survey and Title Report
Is driveway access across lot 4 to be heated?
Show on site plan direction ofall surface drainage.
Flome is required to have Fire Sprinkler System. Fire Department approval required.
Show on site plan area ofsnow storage area within lot boundaries.
Location of new utility easement.
Any 90-degree radius turn on driveway must be 15 wide.
Any rock wall over 4'-6' requires a stamped approved drawing from license PE. No Boulder retaining wall can
exceed 6' in height. (Sheet ,at5.0). Adjust and Revise.
Show on site plan, top and bottom elevation of all boulder retaining walls.
Any disturbed grading will need to retum to a2:l grade, readjust contour line to show 2:l grade.
Show snow storage within lot boundaries on site and landscape plan. Per Town of Vail standards
Show all required parking spaces on site plan.
Is water feature self-contained or will ground water from Mountain be used? Will any water flow towards Forest
Rd.
Show on site plan- Some erosion control on site and near Forest Rd.
Driveway improvements must meet all Town of Vail standards requirements including site distance.
Reviewed bv: L Sandoval Date reviewed: 3-16-01
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ETCRANOB IoREEI.{EI$
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lfItlfESS Bl8 t
Puraullrt tso lhc 6Gn.arl Bxchrng' Act o( Uarch 20' :.922' tB amendad ('2 Slat'
{65) and tsh. Ac! o! ocrob.r 2r; 1e?6 (eo shr. .111t: !1.-Ti3.:-::::**T3,,r:;;:"T """"1"-."-.i"-t"i;; etrtce o! l,mrLca t11 t":l l::::::I:::::::* o'.u
;:ffi"i: ;;';"i;r;-iit"to ctta nrdc a Plrt hcrrof ' rn cxchans' thcr'for'' :":1)o', --..^.. :'.1''_gchcatula rA' rncl'otcC ltQr'Bo ano t|lrqc a Prrs l|crr'e! '
th. ualc.d 8tr!., ot to.rlcr 'sroc! to conv'v io tlt l"i9:l::1 ?1 ::::i:':t:::" '
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t-Ci.-O.p.it*"n! of th. tnUcrlor, th. rarl propcrEy d.Bcrlbed ln Schedulr 'B'
.ioiit.a -horeto end rnrd. a port hclco! ' 'nrcr' rtll b6 no nasd to cquallsc
;;i;;; D"t."."! !o scctlon ioe(l) or cb' Fcd'rrl Land Dollcy rnd lhrug'n'nt Act
o! :,9?6 (a3 u.s.C. 1?16) !tnc' ttr' valuc! t'crc d'tarmin' d to b' cqual ' fb'
rgrrad to vlluor lor thir axchug'"iitia t'n" Landomcr: s4,502,o00 I
ei"i.t"i of sb. oniEcd Slat"a! S{'so2'ooo
Flrrt, tha t rlatofl[ar lgrcc! to conve / by vfarrrnly Dc'd ln accordancc wtEh
Deparlncnt o! ituatlc. rtandarde whcn'rcquastcd by the Forcst SrrvLce' thG 1andr
or lnlcraat ln htrdt alltcrlbcd in gchcdule 'rAi Eo tlr' Unltcd Scat's of Atflcrlca
iia-ier. i."lsrr, toE.thar rith ncccaaary docrrmlnr3 rcquircd uo oonvay good
ar-iri, -tt . irq, rfi .acr$rbrrtccr "xttp- thotc rGE torth ln Bchcdulc iA"
sccond, Eh. t ando*ncr agrec! Eo dcl{ver all ncccaaery docun'nt! to chc Forcs!
t"pai"it"", flblta Rivcr Nrtlonrl' Forctt' who rri'll rcts '! cacrcv hold€r '
Thlrd, tlrq Landovrrar agract t'o lurrrfuh !lul' Gvldcnco on th€ rcrl properf,y
dcacrlbed ln gchcatulc 'Ar ln ! form lrEt'afaclory to the Otflce of hhc General
Coungel of lhc uniEed sla:es Departm'nt' of Agriculture and pay any escrou
cxpanscs lncurrcd hercln '
Fourtsh, thc tandorncr rgrccs to dr-annc:' all r'rrllnlng NaEloml Foresl System
Irnd ,lchln thG corporaca lroundery of th' toyn of vrtl nlthln on€ year of ch€
.i""f"g-;g thtr lend "*.it"gt ' rirj'a perlgreph. oNIi of Bh13 Exch'nge AgracmGnt
lhall aurvlvt cloltng unllt th' dr-rnnalrtlon hlr occurad rnd conliillucE a
conErrclurt obltg.Elga oa th' prrt ot Ehc towt! of vall'
xb.a Ellla hra bnca .ccaPE'd blz thG For'rB- 8'rvlcc' Bha UnltGd sBrtes of
A rtcr rglara Eo o*,*V-tV ptitttc tttt rcel gropcrty d'scribed ln schedulc "8,'
rubjcct t- rny ocudreacct not'd tb'r'ln '
I tttlu|J1ilrull[[fru|!ul|||'|,!I !!l] ilr llrr
; t rl tl t ?a.O D t.6 tl 0.00 Erllr, Colorrdo
OllB No. 0996 - ol05 (05-lr'98)
o
purauaat to rn agraencnE batraacn tha tJatrdouncr rnd vatl Aasoclrtcs, Inc., rba ,r.'1..
Landovncr lgracg to hcludc . eov.ntnE ln ragard to akl arca opcratlotrr ln tu . _,f
fuEure convafdnces o! the Fcdoral land (deacrl'bed aa l'oE 3. BGc' ?, T' 5 8't 't lR. gO t{., 6rir p,M,} Eo br rcqul,rcd by gh. I.a6dorncr. The apeclflc LanEulgr ol I
Ehc covenrnt shall ba agrrad to bctrcGn tha Lndoener end ValI AsaocirtcA, I8c. \
-:.No E.obcs o! conga.rt, or naald.nt corml,raloncr, thall bG admlrced co any ablaa ,
or prlE ot thl| agr.arnaat or to rly b.ncfit chtg rnay arl.c lhcr.fron unl.rr Lt'
l,! rLd. x!,Eh r cotPorailon lor ttt gcnan:' bc:tcf{ts (18 u's'c' {!1, 133} '
IN WIIAIESa $BE!.8OF. lba t rndcrrnar, by Ic! duly ruthorlzcd repr.!.ltrtiva ' .Dd
Eha n glon|l Forclt.r, rctlng lor $d_on bGhlrl f ol Eh. For.tE s.ntlc., IrgD ,
havc arccutcd thl. Agr..Fal thla litf' oaY of 6 Ln'^'y , 19-!}'
TO!|N OF VAIL, a nunlct'Prl corPorrElon
|[$'T{,HrH'['${'l[nl'tillryyI
nlt'
BY: /!d/- l-i^--
-ts, -Tlr*.rl /LtAJaTee
FOR,EST SERVICE
U.8 . DEPANTMENT OF AGRICI'LTURE
Ey:
nocky l,lounEalo Region, R-2
i\rbllc r.portlng burd.n lor ibh coll.ctlo8 o! lnfont|aElon 13 cstinated to
avcrrga { hourr par ralPoala, lacludl'ng tb' tl'nc lor r'vlcl'lng inslructlons'
t..."f,log c*tattng drtr aourcaa, grcharleg tnd mlntalntng lha dAta nccded' and
cornplctiirg rnd ravtorlag tha collactlo! of lntotlnrtlon' scnd cottmlnta
rcgirdlng-tblr lnrrdra olEicata o! rly otb't 'rP'ct ot thla coll'cclon of
i"ior-.ai*, locludt.g .ugp lldrr tor rrduclnE !hl' burdcn ' co DcPartncnc of
Agaicultula, clGrrucc otilcrr, otnt|, nodr 'o''t|, tfuhington' D'c' 202s0; and
t; Eha offi.cc of Uanegemcnt and Budgec, PaPer|ork ncductton PloJ€ct (olG No'
0596-0105). ra.hington, D'c' ?0503'
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.FJor "''i ettto' P'rronrlry rPP'lr'd: ': l\ I r xo!!t? hp-l.lo- - .- i^-- -, r,-rt .-sr.^irrr.!r 6lor thc lofn o!
IN lf tT!r888 tE!t!Of" t hcr.uoto s't try h|nd
lly Comnlsst'on exPlret:
HolttLMdrffil
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gtrE! of colorrdo )) ssl
county o! J.ffcrsonl
DAVE DAIVIRON
NOTAFIY PUBLIC
STATEOF@LORADO
OF
?-.
on chir l9th ary ot rf hr.rfy , lee7, bctort "t' Ir+r/ri Dlm8lrrL ' r
Notrry publlc 1r, ..d co"?flGiil. ' pGrlomlly appclred Er rzr'FrTH Lqfl u-
IN IIITNES3 t{ttSBEOF, I hef'unto rGE my hend and officlal sael'
lty conunlaslon Gxptres ! [[at r(, 1118J
I |Ilil ilil| illll lilill lil |lllil l|n| il il|ll ilil |I|latlt O/l?rtft Ortl? l7l F tl ttt .t tt t ?l.I 0 a.t 11 0.O lrrtr, Gcleedc
) 88t
I
NoBary Publlc slgl8ture
SCUEDULI A
tbrE tha t lndonar! ttill convoy lo tb' Unltld 8b'C"..
.;;_.- I
T. s 9----BL-01-EI
E.gflDntnE rt thc Dorthr,.lt corncr of t€c 10 o! vrll Da! gchoa'
iiii"g ll". 2f thcncc N ot drgrcGo 51 nt'nulor 10 sscondt B 2'r'tE
io"ti-a1.".. I 88 dcgr.Gs o0 ntnutG' 30 sccondt E ?0'00 f"t;
tica* g a7 dcgrr.r 52 nlnutc' 03 !'condr I l8l''? fult' to '
""iia-uatos tbl nor:hcert comGr ot !'ld tub'tlvltion Lot 10'
fi;;.-;i;E "h. lorth rinc o! !'1d tat lo' 8 5e d'sroG! 36
;il;at o6 lrcoadr r 2{6 ' '? t'!c to ttr' tto!'nt o! bagtridngr end
SubJccE lo:
Bs!9E4!19Ila:
ul'SllIDExeEDt.t.2grcrc.p.rc.ltobadonrladbythalAndor'o.f(tca schadulo c rtcached hcrcio and nadc r parE har'of) i and
aac. 1{, t Ea 16, 19, and 21'
contrlnlng an aggtagacc of ?5'02 acrcs' morG or l!3t' ln Elglc county'
Illllllililtilil] ililt lilil]tlllltil !]il ]t lltlttfatO 6/t?/ttl QiltZ|F lt2f /tla 2tI of t! t ?a.6 D t.D i C.I t4h, Gotn&
1. R.3crving lo chc t rndonD€r and lta religxls ' r rigbl-of-ray' for
;;-;;;;i;; irattlc o"iv, ot"t Ehc axlrtins Ncrth vrlr rrall' ovar artd
;;;;;-t6. rt' .ad ii, ""' l'' l' s 6'' t' 8l r" 5rh P'r'lr" ch'
.i.-"i-u.rrrg lo t..g li *aer, lytng .qurlly s .rch r1d6 of tsh€
cartarliaa.
Oirtr trndl'no niaht' t
1. nlghr of uey lor dtEcbct and crnrl' conrgrucccd by cha authority of thc
tnlcad gtrta! r' rlrrrwcd tn cb' unlt'd 5!'E'! PaE'n! rccord'd August l'
19?6, ln Eoot( 2{? at r"g- 8'S lnd r'r'cord'd l'hrch '' 1'9?? in Book 2s! aL
;;;'t;l -ixr"... T. s 8', n' !1 i" r'c' 1'' lptr 16 'nd t'e')
. -;,;li*i.;.;;lli#
e. itgfrt of uay lor dlstrlbuElon lln. PurPotcr grrnt.d to lloly cror.
8I.€Erto l'.oo{etlon, tnc., lt. tuocos.ort or eralgnl r! l.t torth ln Eha
Pagait r.co!1lad Augu.! 3, 1t?6 ln Eook 2a? rg PrE. 8{8 .nd rGocordcd' t{$sb {, li?? lB Book 353 rt ?rg. ?9. (Att.ct'r T' 5 8" n. 8l r., a.o.
, , tptr 16 rnd 19. )
5. tfrtcr lnd wrt€r rlghEa, dlEch lnd dltch righca.
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5. P.lght of e proprlator of a valn or loda to axlract and rrnova hl| orc
thorctron thould tba lrnc bo lound to Pdretrata or lnbarsact '-ha Pranlaar
rr larcrvod ln ublBad slttsaa Prcant r.cordod Auguot 22, rgoor ln Book a! ru
Pag. 2!6. (Affact! T. 5 s., R. 81 tl. ' r6c' 14. Lora 16 |nd 19')
7, nlEht o! ny lor rlt rrtcr dltchc. crolrlng Eh! d.tcrlbad ProPcrty
togccl-r rith tirr rlEht o! ttrgralr rnd .gr.!a lor th. purgorr o! ''l
miatrlalng aucb diEabaa, rr r.!crv.d la dcGd rccordcd in Boolc 188 rt rl
D.g. 223. (lttrctr t. ! 8.. R. 81 tf '. !.c. 1il. r,ot'. l5 end 19' ! ' Ct'8
8. lny trx, :,ian, f.a or lracran.n! by rca:on ol lncluslon of lubJrc!
propcrcy la tho vrll MatroPoliBan Rocr.atlon DiatrlcE, es Gvldcncad by
Lnalru!.nt rccordcd Dcccnibcr 1?, 198?, ln Book {75 at Prgc 819 ln'l
Fcbruary 2, L989, ln Book {99 at Pag. 583. (Aff.cts T. 5 4., R. 81 tf.,
ssc. la, loes J'6 rnd 19. I
9. R1ghc of a proPrlctor of I veln or lod€ to er.tract and remove' his ora
Lharefrorn Bhould Dha bc found Eo pcnct.rata or j.ntcrscct tha prcmlacs aB
raaerved tn UnlErd Statc! PrccnB recorded octobc l, 1918, in Book 93 rt
Pagr 101.. (MlCctr T. 5 S., R. 8l lf ., a€c. 1'1, Lot 2l')
to. Rlghc of way for ditcho6 or canala conttructad by Ehc 'uthority of tsha
Itnit6d grrias aa rasrrvcd in unlt.cd staEeg ?rlenB recordcd octobGr 4, l9la.
ln Book 93 a! Paga 3oI. (Af!.ct! t. 5 s., R. 81 lf, scc' rl, loE 2t" )
r1. nlgbr 6! v.y .r!Gn.n! .r gratrlcd to tto:.y cro'! El.ct'rlc A'Bociatlon,
Inc. ln inrt,nrllcnt racordaC Novanbcr 5, 1.'171, ln Book 222 at PagG I?0.
(lt!.cta f. 5 S., R. 81 tl., !cc. t{, l,ot 2l.l
12. e1ght. of r Propriclor of a vct.'r or Iodc Eo rxErac! and r6(nove his orq
charalrom 3houl'd thc alltla be found to Pcnctrata or intersect Ehe premrses
ar rqrcrvad in tnllcd glrlGr Paiant rccordGd August Il, 1900' rn Bc'ok '{8 a!
Paga 236. (Affects I Porcion of tha hero.nbcfore described land rn
T. 5 8., R. 01 T., !Gc. u.l
t!. colllDa tccara orlin at rnd ratcr trnk .ffcctlng rubjGct prop.rty ra
lhorn oa th. r.cordcd P]',t of vatl Daa schcns - Fi'Iing No' 2. (Affccts r
porEld ot lhc barclnbcf-rre descri5cd Iand ln T' 5 s" R Or t|'' acc' 11)'
lmtsilllr,t$rulllturf lill [|||l ril ||Ir
I rl tl t tl.i 0 l.I tl l.I lreb, Crtndr
'il+*r',r.' ll,il
et
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aag. ?r lot lt rnd
a.o. lt, lJol 9'
[-LS..-8^--UJ-
lao, Z' l|ot! I rnd 3,
aac. a, lat 1,ffi'dr€o. 12, Lolr a and 8.
L-l-!*l-.E.-.!lJ.
..c. l. tot 2f rlao. ll, I gortlon ot IoF
llru{ryIfl#uilil'I{rlHrflry i,"i
1! rpDoxluclng thc sEr/a8Er/ {sE1/{8 1/4.
Gotrllllrlng ltl .36! acr.s. ixtr. or 16t! , 8lgl. ccunEy '
(NOrE r tha h.ratnb.lor. Iagrl d.scrlPlionr and th. artoclrtod rcrcr rniy ohrnEa
ra r r.!ul! of rpproval of sugpl.[lrntrl PIat,! ttoucd by tho uSDl-Burtau ot l.ad
urnagamant. .fhlr ltxchrnge )€rronon! may bc amanCed to nny dlscroprnclaa ar a
rcault of th. agprovad PI.t..l
Subj.ct Eos
lltrEtlllsnlt
I3l
l. lrrrvlnt to tho tt[ttrd gB.t.o . rtghE ot rry chor.on lor diLchG! 'ndol|rttr con.truciad by Ehc ruthorlty of ih. unlt,cd gtrtc! ict ol Augult fo,
(I,'( x
'nKlA'
N)0"
ttto l.! u.8.c. l.5l .
t. naaarvlnE lo tha ttnltcd sElia. lnd lir r'!lgtu, r rlght-el-t'ay tor tshc
orlrtlng rord o"rt rnd acrott Lo! 9, ..c. r8, T. 5 9', l{' ?9 w" 6rh P'M',
Ch. artln.ni bctng 20 !ar! 1! Yldch. lylng cgr.rally on 'ach '1do ot tho
can!.r11nG.
!. Rorarvlng to rh. Irn{tad sErtcs and lta asolgns, a rlght-of-wny' for
non-notorilad trrlllc only, ovcr Ehc.xlsLlng trall (Trair f201t) over and
rcroar !o! l. acc. 2, T. 3 S., R- !O lf. ' 6Eh P'M', thc eaaamcnt bGing l0
fcct ln uldlh. Iylng aqurlly on aroh ,idG of thc cantarlln''\
!: r Eht Unl!.6 lirt.a and lBa U.liltr., ' tlglrE'o!'r|y' lct
i".iiic-inrv, olrs tl. r:drtlnf lrrll ov'r :.td ?:1!!-: q-r-- ..:;:'::."51: ;:'; ;; il';;li,]il-r'r'l eii-'rarut brtnc 1';
filnfl'rCr.tfy on ..€h rldr o! gh' a'nu'rltnt': ,;,:j
Drovld.dtghrtltuhrnrglonrl!or.!!.r6c!.rr{rtnc'rhrEEherordrorE'r.t1|.li,iil;;;illril-nu,nb"t. ?, i, end {, ltnnGdlii'tv abovcr or r$v t'gn'ntt ' ; i;'
choa.o!, rr. no long.a n.tati ro".t* :!T:::-:::'i':'.:::.:::T:t rhru "'ffffi;il;:j.Y il";';;;iili"n gnerr ir. ivrdrnccd .:Y : .:::::y:: :l-r.cord.bl. lonr lurnrrhcd rry !h. rpproprtre. n.giin"i Forcat.r co !h. :' or"', t
gacrncoal/grrng...orgh.lr.uco6|torloreulgn'inlngrr.t!.:jiii;i-r:..y , ili ti:] ;rl
!. n...iutng Eo rh. unlEcd EErEc! .nd lt. [rlgnr, r right.o!-wry ovar rnd ir"i";
.crola tpB 3r 8.c, r, t'-i-a', n' eo n'' 6th D'M" Eo lhc Juncrlon r{Eb
loraaE Da,.loD*att noea *iri iE rh. n r' tor.r! -boundrry, sh. art.nr.nt bdr€ : ;t,
al !.Gt ln wtdgh, ryrtg "O..fii on crch sldc of EhG crn!'rllnc' Tho rlght 'ii-'o! wry ir 9r.s.nBly prot'tica oi rhc crtreing RosklodEc Road' and thr ''':'{"
north.m cnd o! tonr! Dcv'loptn'nt noad l?r1'. ii' ri trto dtrcrotton o! !h' tl'
Landown.r. lt b.oori.o ";;:;;t;y io r'loo'E' ch6 rxloslng nockl'dg' Rord Eo
ca.lt. rn !o :( lo r""a i"ii ii ritt *rtl rt l'rrt :'5 ' ooo tqurr' !"9 ol ' ."':
ooorlsuour l$rd rr.r, iii-p'iir" r'""1 '?::: .tl:: :::-::'::t::.31":* ,.l$l]liiltii'i";';; ;;ifr.-r'p"ra. r'i'. trnao*orr .er... Eo provldo
nolr,oa of ruch r.Iooagton Co lh' lorcr! 8'rvio' !o lllou conrulEailon' rtrd
conourron€Qartolocrttoarb..t".rrthcpartirrto'conllnuodrtEhtO!v'y
Eo tor..t D.v.Iopn nE "til'frii' irld ritoceclon o! th' rlght o! t"y' 'nd.Il rar.c.d rord conrtruiilon "ora., rhrlt bc tt gh. axD.nr. o! th.
hndoltlar.
Plovld.d, ch|l lf !h' R'glonrl For"c'r-dGEtTlT" :T: :::-:::: t:rytrevrst.' -"- ----io,tg"t n'Gdcd for tb' PurPos't rosarv'd'- thcacg$antl tharaof, rr' no -r.-,rr rr- -r,r.t.ncad tv:::HH; ;ilii-il ;";;;'il: rh€ E'rmlnaBr"" :Yll-?:-:":::T:::,oI^::il:il.T^;;;r;;i;-;"rrn lurnlshcd by rh6 approprlaEc naslonrl Forc.t.r
l- i hr a rr.l"fo gh! Pftan:ae I /granEc'6 or lhalr Bucceaaors or asglgns ln intereat'
6. Irnlart othcrr'rlac apocl!ied h'raIn' thc rtghr'3-of-way reserved hercln
,-V io-t"foo"E.d, rt Ehc Parontca ' E /grantac' 3 :llt""t' by mutual 'agra'mcnB
batraan uha Dalaniac! /gtti'tt"t ' or tbolr auccoaaors or asalgna ln lnt'ar€ag'
rnd lba Itnllail ggrirr ot-fci ...fgtr .nd thc Gx'cuElon of propcr lagal
loi"*."tl .cc.glrblr io rh' l'nlr'd gtrl't '
ltal.trltuos$shll' *
1. fdghg o! ,ry 8.rirl }|o' \'foref l'!u'd t'o.colorrdo Dcptrt'mcnr of
ttighwry. on Occob.r fS, tiig' \or tnt'rrtrlo -filghwly
ProJoct r-?o-2(7)183'
(ltfrotr T. 5 8.' R' 0o *:,'tt\' 2' Lot !' 3ec' 12' Lot! ' & s )
tt2. RlghB o! w\ arrfel No' c'!6'13 l"ucd t'o colorado Dcprrlmcnl ol
*irf,*.i" -"i-na7 \r, risz, tor tn!'raErtG Hlghwry Prolccu r-?0'2(3s) ''fi;;;l; i. s i.,\' ";';;';' ?' Lor r' and r' s s" R 80 w ' sec r?'
l€l 8.1 \
Dr
ct
l[$.l'{,,H,1!lq|$lllil!urH$ll!l$'
I\
3. nlght o! ny llru.d t'o frgtr eouaty Sorrd ot cofiilrlton.a. on
AugutB 16, 1971, lor uonf ntdt. guHlvlrlon nord, b.hg 80 t..t, ln rldBb,lylng {0 f..l on .rob .ldq o! Ch. e.nl.rlln., r. r.cordod ln Book 221 .t
P.9. u! of tb. oMolal rlcorde ln 8rgl. courty, colorrdo. (ttl.ol.
T. 3 8., R, 81 ll., r.c, 1, vdt, 21.)
\.\''glhtl! .t''r ,
1. Landomar sh6ll Gxac'utr, or ceurG lt! auccaaaorr ln lnEore s! to cxccu!i.::.t'lulth r.rp.cB !o .uch lrnd tultabl. .ra.rnangt or agrcament! ln fevor o! lhr .:jiii
,rrtlar now holdlng Far.rg s.rvlcc Spachl usr P.rndtt ll.t.cd baloi.t. Srld '.:'
Graarnanc8 or rgracnGnlr ohall, aa a mlnimum, authorize thota rlghls,
prlvllcAag, r:rd obllgaclonr curr.ntli' authorlzcd by ForrsE scrvlc. Spacl,el
Uac Ecrit lEa.
A. Speclll usa Pcrmi! laaucd to Colorado RgA fil Partnarship Ehroughlls Ceneral Plrtncr, Us Weat llct, veccor Group, Inc., dated May 1,,
1994, tor nanaglng and oper.rtslng cornnunicatione unes (affacl8 T. 5 8.,R. ?9 t{., acc. 18, t,oE 9.)
B. Spcclal Uac Pcrnl!, lsBuad to Colorado Hlgh Country ecllular
Llmltcd Prrtnaratrlp (AriA cell,ular one) , daEcd l,hy 1, 19q4, for
maneglng |nd og.rat,lng communlcrll,onr ursc (lffccBa Prrccl T. 5 S.,
R. ?9 tf., .G . 18, L ! 9.)
C, Spactrl Ui6 Pernlg lrtrucd to ?o"m of vall, Depl . of Publlc workr,
drLrd SoDEarDar 19, 19s9 for conscructing lnd nalntainlng agrench-bcrm (aff.cls T- 5 s,. R. 80 }|., aec. 2, Lot 1.)
D. Spaclal uac Pcr:lnic lasued co Ho).y croaa Elect.ric Assn., tr.c.,
dated ,tuly 6, 1984, for operaLlon rnd rnalnlena;rce of a cr".::amisal,on
Iine (rffecca T. 5 S. R. 80 w., aec. ?, I.ot 3.1
E. spaclal Usc Pcnnil ilEued to lioly cross El.aclric ArBn,, Inc, daBed
July 9, 1984, for conscructlon, opcraEior., and mrlncenrncc ol a
tr.ncmiaslon Llnc (aff€ccs T, 5 s., R. ?9 l{., aec. 16, LoE 9; T. 5 S,,
n. gO W., scc, :, Lots I & 3r eec. 7, Lot l.)
f . gpcclrl Ula Dcml.t rrouod !o vtil Valley consolldated water:
Di,rcrlct, (nor tlglc Rlv.E l{aEcr & sanlEetion DiEt.rlcc}, daced
()ctobcr 19, 198?, for conagruction, oPcration and nainEenancc ot wate!
and sanltatlon syatcm! (ef fecE.s T. 5 s., R- 80 r., aec. 2, LoL l;
lCC. ?, !,^f ,: a'.i sec. ,, r,ot6 2 c 3 )
O. spcclal Uar Pcnnl! lasued to tlPp.r Eagl€ valley sanif,a'iion
Discrlc! ([ow Eaglc Rlver tfet,ar & Sanltacion District) , daled
Novanrbcr 3, 1982, tor conatruc!lon, oparetio.,r, and riaintenance of
burlcd 8c?arllnes (affccla T. 5 S., R. 80 W., sac. 9, Lors 2 tr l.)
t!. llatBlr PcrmiE isgucd Eo l"loungain States T&T Co. ( no',,r US West.
Cotrrnunl cri lon3, lnc.l, d.Ead Au9'u3 g l, 196t, for cPcrrtlng and
naloBrlnttrg telaPhona rnd E.l.grrph llnas (a.rirl and burled cable)
(rffaoBs Darc.lt f, 3 8., R' 80 tl ,, r.c. .1, tot l, !.c. ?, Lot 3; end
r.c. 9. Lrrr 2 e l.l
Lr,ulJ;[fllllrulul[.!!|lulrlllll !!ilr ilr rill
9 of l! n ?t.ta D t,il ll t.t0 lrrlc, Crlndr
tl
, 10 .. tit4.;,1,?
' ,:., ,:': .'r "!J'- ,,, ,, .',... ':,t , ,, ,
_ rj. :l,' ,i' ' 'i,'r.,., sFjairr ul.'P.atc l..u'd to nrblio rrnrtor ccerDv "!-1l3:l* '$w;'' .. .: , drB.C tnrth Z, lt!l, !O! ooo.CtrroBloo, oP.rrtlo6, |!d !rht. !o. ot "i '1i;inirurrt gu dirtrl,butlo Dtpdlarr ud rol.lrd lrollltl.. (rt!cot. .' . "
T. 5 g., n. gO tl.' t'c' 2' t'oE !' t'c' ?' t'ot' t') ::'
2.TheForrlEgup6rvltor,tnlltcRlv'rNrtiorrlForltc'ahalleacu!€pitai.i ;if;qt lti*"trlrrlvrrr of tbc 8P'€it1 ut' P'lnitt thtcd 1n f1
lEnadlrfoly ebova, uPon at'cuclon o! ch' Gat'nQnta or rg!'cnr'nct by ch'
H"Ao"""t.. such rrllaqirilhrncncr nuy b' ln Ehc forrn ot a r61inqulshn€nl
docun B! gr Dlrmlt asurdn nl.
3. Thc loratt lulrlndaor, hlta nlv'r Nrllonll !or"t' !h'll l'cu!'
p"r"i'.i ;ii;q,r1;;;iilt.t".tr of thr lollovlaE spcc!'a1 u.c Datmltr Yhlcb
io-noc r"E Lr- e roplrcarnanE a"'mcng or rgrcrnent by Eh' L'aldoun'r !., ..rle..s
, ,A. 8kl Ar.a Tar|[ SPGcilI U.6 Prrmlt' i'3ucd Eo Thr vail CorPorrtlon'
drtsGd Novcnb.r 23, 1993, for ContErucllnE, operat'lng, and malncalnlng ' ii l
I slnt.r aporEt r..ors. (A!!cctr T' 5 S" R' 80 t{" 6'c' 7' t't t')
B.TcnPorrrylD.ohlu'.D6nnl!lraucdtclvrilR.crcrt'lonDlrcrlct.
drfad ry 1, 199f, lor outtllElng and guJ'dtng tarvlcG! (Aff'cc' rll
l.nd hGralnbofora dcrorlbcd' I
a. PacanE Bhrll bc laguod tubj'ct to thlr fotlowlng qov'nrn! r'hich rhrll
run rrlth thc lend:
icrang"a, lhcl,r aucccrrora rnd rrtLgme, doa haraby covcnant and rgft'
Eo rcfraln frd! lha conltructlon, rr'cEion or nalnt'nucc of, aly
;trucgurcs o! any klnd, ftlllng o! l!nd' rsductslon ln wator 8upPly or
vcgetal divar6lty, or nodllicagion of gurflcc or subaurface flov ptEhr
on Ehe acleg of wctlands :ocet'€d eiBhin an erea Ecn (1C) fee! abovc
thG normal hlgh rtater domarcaclon along both banks of both cributalics
of BooLh Crrak aa mcaaurcd along thc sl'cpe of lhe land aB itell as the
tands ldeatlflcd and dellncaEcd as vreclands. (Aff'ctsE T' 5 S',
R. 80 W., aac. 2, IJoE 1') (Sae Figrrre 5 antttled "Parcel sl - wetlanda
Dcllncttcd LOlS,^lgS', autseched hcrcEo and made a Part hereot')
5. Pr!.nt shrll ba lsrucd lubJaet to !h. follov{ing covcnant t'hlch 6hall'
nnr rrlEh thc lend r
ncrrll!f,., chelr cuccessor. and rsglEna, do haraby ccvenant and agrcc
!o reflaln flom Eha ccnstsrucElon' 'r'ction or naintcnance of any
rtsructuras o! any klnd, lllllng .)f land' r'lductlon in vaEer aupply or
vrEelrl dlv.rrtty, or modMcat:':n o! ourlecc or subsurface fLow pathr
oo thc rcrcr of '":.r! lartdr locatad "j'tbln an lrrr t'n i10l feet abo"'!
Ehc nont|rl hlgh Ya-6r d'marcrllon rtottg both bonks of Rad Sandst'rne
cr€ak aa maaaurad along !h' tlog' o! EhG land as uail as thc lands
tdentiti.d end tlclinealcd at w't'hnds ' (lffects T' 5 s" R' dl w '
acc. l, Lol 2l .l (8aG Flgur" ont'lElcd nParccl 59 - Watlanda
Dellneaced Lo/3119r', aliacbcd lrar'Eo rnd nrade a Part horeof )
tH[f lJl,l|[ll!l!r[f rl$llHrllillulrilr |lr [l
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Eo rr!!ri'a !1oo th. conrirucll'on, 'r'ctlon or erlDE nrao' ol 'ry .','i ':,-. t--, e-a,r-ir Ai {i rtt.? ftroolle Oit,.i*ii"r.. o! rlty kturd, lilltDg af laad, !.ducrlon la ,rtcr rqDly ort .: ..
".git.r dlvorrlii, or ruodlllcei{on o!-rurteca.o"-:"bT::::-:rot Dttbt . 'Jilil-r.iir-tltirirrl.a rnd d.ltncrr,ad t' varlrnd!. (A!!.cr.. _, : . :,,:
T. ! 8., n. ?9 tf ., .Qe, 7 ' t,ot 1.1 (8c. SIEur' 3 'nrl!l6d rD'ro'I st-1.#i;,i]
- r.r,t*ar Dallt,..t.d Lol,1/95' , rE!.chad har.to rnd rnrda a PrlE
b.r.ol.
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BEST
i?ll'n"r
3?/ta
When Recorde4 Itctum to:
Gordon E. Hunt, Esg.
Biskind, Htmt&Taylor
4201 Nonh 24th Street, Suite 3fl)
Phoenir" Arizona 85016
EASBMBNTAGREEMENT
A}ID
TERMINATION OF DECLARATION, COVENANTS
A}{D ROAD MAINTENATICE AGREEMENT
This EASEMENT AGREEMENT AND TERMINATION OF DECLARATIOT"I-COVENAITTS
AI{D ROAD MAINTENA}.ICE AGREEMENT ('Agrecrnent') is mads efrective ,8jrs4/f?ry ofFebruary,
20fi), by and among MARY ALICE I\,IALONE, AS TRUSTEE UNDER AGREEMENT OF MARY
ALICE MALONE DATED APRIL 17, 1990, AS AMENDED (*Malone Trust'), BENNETT
DORRANCq AS TRUSTEE FOR THE BENNETT DORRAI{CE TRUST DATED APRIL 2I, 1989, AS
AMENDED ("Dorrance Trust'), VERNONTAYLOR, JR,, ("Taylor"), and STEVEN R. COVALT, AS
TRUSTEE FORTHE CME VAIL QPRTRUST ("CME Vail QPR Trust").
RECITALS
A. The above-named padies (or tbeir predecesson-in-titlc) executed and caused to be recorded
that certain Declaration, Covenants and Road Maintenance Agreement recorded February | 1,2000, under
Reception No. 722569,rq,ords of County of Eagle, State of Colorado (the "Original Agreement'); and
B. The above-named parties now desire to terminate the Original Agreement in its entirety,
and, in lieu of the Original Agreement, to agree to tbe terms and conditions of tbis Agreement; and
C. lvlalone Tnst is tbe owner of tbat ccrtain real property described on Exhibit'A" attached
hereto ("Iot 2'); and
D. Donancc Trust is the owner of that certain real property described on Exhibit "B" atached
hereto ('l.ot 3A ), urd tbat certain real property described on Exhibit't" atbched hercto ('Lot 38"); and
E. Taylor is thc owner of that certain rcal property dcscribcd on Exhibit'D" attached hereto
("Lot 4J and that certain real property described on Exhibit "E'attached hereto f'Lot 7") ; and
F. CME Vail QPR Trust is the owner of that ccrain real property described on Exhibit "F '
attacbcdhercto f'Lot 8A"); and
G. Malone Trust, Donance Tnrst and Taylor each desires to use tbat podion of Lot 8A
describ€d in Exhibit "F-1" attachcd her€to (thc *Lot 8A South Easement Prcmises) forpurposes of ingress
and egress to and from, and utility senice to, each of Lot 2, Lot 3A and Lot 3B, and Lot 4 and Lot 7,
respectively, and Taylor also desirrs to use that portion of the Malone Lot described in Exhibit 'F-2"
cEHu)OInANCRVA!LTACtESS-805
211600. 3:,19 Dm
725778-2000.001
I|||il ilil1l]ilt iltl|llil ffi llllll llllllllllllllll@lAlm@ O3rlCl t?tl Srm Flrhri 1re.00 D 0.D il e.e0 Errle 00
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SKLD IJG L72.20 .29.88 EG
#
attached bereto (tbe'Lot SANorth Easement Premises') forpurposcs of ingess and egress to and from,
and utility sen ice b, Lot 7, and CME Vail QPRTrust has ageed to grant to Malone Trust, Dorrance Tnrst
and Taylor certain easernent rigbts for zuch purposes, pursuant and subject to the tefins and conditions set
forth below; and
H. Malone Trust and Dorrance Trust each also desires to use that portion of Lot 4 describcd
in Exhibit "D-1" attacbed hereto (the "Lot 4 Easement Premises') and that portion of Lot 7 described in
Exhibit *E-1" attachcd her€to (the *Lot 7 Easement Fremises') for purposcs ofingress and egress to and
frorl and utility service to, cach oftot 2, and Lot 3A and Lot 38, respectiveln and Taylor has agreed to
grant to Malone Trust and Dorrance Trust certain easement rights for such purposes, pursuant and subject
to the terms and conditions sct forth bclow; and
L Malonc Trust also desires to use that portion oflnt 3A described in Exhibit "B-1" atuched
hereto (the "Lot 3A Eascment PrEmises') and that portion of Lot 38 dcscribed in Exhibit *C-1" attached
hercto (the'Int 38 Easem€nt Premises ) for prrposes of ingress and egress to and frorq and utility s€rvice
to, Lot 2, and Dorrance Trust has agreed to grant to Malone Trust certain easement rights for such
purposes, pursuant and subject to the terms and conditions set forth below.
AGREEMENT
NOW TIIEREFORE, for and in considention of good and valuable consideration, the receipt and
sufficiency ofwhich is hereby acknowledged, Malone Trusl Dorrance Trust, Taylor and CME Vail QPR
Trust agrree as follows:
l' Terminqtion of Originai Agreement. The Original Agreement is hereby terminated in its
entirety, effective immediately upon the recording of this instrument and henceforth shall be null and void
and of no further force and effect. Tbe parties shall take such steps as may be required to dissolve the
Rockledge Homeowners' Association created pursuant to the tenns of the Original Agreement.
2, Grant of Easements by CME Vail QPR Trust.
a. CME Vail QPR Trust hereby sclls, grants and conveys to each of Malone Trust,
Dorrance Trust and Taylor, and their respective successors and assigts, for the benefit ofeaoh oflot 2,
l,ots 34' and 38, and Lob 4 and 7, rcspectively, a perpetual, non-exctusive easemcnt and right of way over,
upon, across and through the I,ot 8A South Easement Prerniscs for purposes ofingress ard egr€ss to and
from, and utility service to, each of Lot 2, Lots 3A and 38, and Lots 4 and 7, respectively, which easement
shall burden Lot 8A and shall be,nefit each of Lots 2,3A,38,4 and 7, and shall run with the land, subject
to the terms and conditions contained herein.
b. CME Vail QPR Tnrst bcrcby scllg grants and conveys to Taylor, and his zuccessors
and assigns, for the bsnefit ofl,ot 7, a perpetual, non-exclusive easement and right ofway over, uporl
across and through tbe Lot 8A North Easement Prcmises (at the location of the current drivcway access
to Lot 7 crossing Lot 8A) for purposes of ingress and egress to and frorr, and utility service to, Lot 7,
which eascment shall burden Lot 8A and benefit Lot 7, and shall nrn with the land, subject to thc terms
and conditions coutained herein. Ttre foregoing eascment across thc Lot 8A Nort! Easement Premiscs
f [l||!l|[l,|Jl,ru illlT |l|'|lru] rll|lluil rill
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SKIJD LG t72 .20.29.88 EG 725778-2000.002
shall not be used for par{<ing or in any olher manner which interferes with tbe access to Lot 8A across Lot
8A North Eascmcnt Premises.
3. Grant of Easements by Taylor. Taylor hereby sclls, grants and conveys to each of Malone
Tnrst and Dorrance Tnrst, and tlreir respective successors and assigns, for the benefit of each of Lot 2 and
Lots 3A, and 38, respectively, a pcrpetual, non-occlusive easement and rigbt ofway over, upon, across and
through Se Lot 4 Easement hemiscs and tbe Lot 7 Easernent Premises for purposes of ingress and egress
to and from, and utility service to, Lot 2, and Lots 3A and 38, respectiveln which easement shall burden
Lot 4 and Lot 7 and shall benelit cach of Lots 2, 3A and 38, and shall nn with the land, zubject to the
tcrms and conditions contained herein.
4. Crent of Easement by Dorrance Trust. Dorrance Trust hereby sells, grants and conveys to
Ivlalone Trusg and its successon and assigns, forthe benefit oflat2, a perpetual, non-cxclusivc eas€meNrt
and riglt ofway over, upon, acnoss and tbrougb the Lot 3A Easement Premises and the Lot 38 Easement
Preurises for purposes of ingress and egrees to and from, and utility ssrvice to, I,ot 2, which eascment shall
burden Lot 3A and Lot 38 and shall benefit Lot 2, and shall run with the land, subject to the terms and
conditions contained herch.
a. Dorrance Trust shall install within tbc entire length of the l,ot EA South Easement
Premises (except the portion thereofthat is burdened by the access easement recorded in Book 720, Page
?18, Eagle County rccords (the "USFS Easement"), the Lot 7 Easement Premises (except the portion
thereof that is burdcned by the USFS Easement), the Lot 4 Easement Premises, the Lot 3,{ Easement
Premises, and the Lot 38 Easement Premises (collectively, the "Driveway Easernent Premises"), a paved
private driveway (the "Driveway"). The Driveway may be used forpurposes of ingress and egress by the
owner of Lot 4 (to the extent the Driveway lies within Lots 4, 7 and 8A), by the owner of Lot 7 (to the
extent the Driveway lies within Lots 7 and 8A), by the owner of Lot 3.{ and Lot 38 (to the extent the
Driveway ties rvithin Lots 3A, 38,4,7 and 8A), and by Malone Trust (to the full extent of the Driveway),
and their rcspectivc trustees, beneficiaries, and successors-in-title, and the Guests (defined below) ofeach
ofthe foregoing. Dorrance Trust strall pay the entire cost ofsuch installation and sball complete the
installation of the Driveway no later thao Decpmber 3 I , 2002. Dorrance Tnrst reserves tbe rigbt to install
a gate across the Driveway at the wcstem boundary of Lot 3A, provided that the owne6 of Lots 3A, 3B
and 2 each shall havc the equal right to use said gate and cach shall be providcd the same mearut to open
and close said gate. The Dorrance Trust shall havc the right but not the obligation, !o pave the portion of
the Lot 8A South Easement Premises and the Lot 7 Easement Premises burdened by the USFS Easement,
subject to the terms of ttre USFS Easem€ot. As used in this Agreemeirt, the 'Guest" of a person means any
family member, agcnt, cmployee, contractor, tcnant, guest, licenscc or invitee of the pcrson.
b. Anything to thc contrary contained herein norwithstanding, (a) no driveway
constnrction, maintcnance or use locatcd on thc Driveway Easement Premises as authorized under this
Agreement shall affect or disturb the area within Lot 4 or Lot 7 nortb of the ground disturbed by the
roadway existing at the time of this Agreement, but (b) if the foregoing limitation prevents the
constrrotion, mainlcnance and use of grorurd liftesn feet wide at any point within the described Driveway
Eassment Premises across Lots 4 and 7, then ground equal to any shortagc rezulting from the foregoing
limitation may be used south of the described Driveway Easement Premises, despitc the fact that such
I |||il ilil| lllllll lll llllll llll llllll lll lllll llll llll
l?tnta ntnt2000 6:lft 170 Serr FlrherI oJ Z2 R tte.A D e.@ il e.Oe Errh C0
C€H\DORRANCBVAILUCCES9E.O6
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SKLD LG t72.20,29.88 EG 725778-200 0.003
gound is not actually within the described Driveway Easement Premises, it being the intention of the
parties tbat the land available for the constttction, maintenance and use of the Driveway across Lob 4 and
7 shall be fifteen feet wide, but tbat the rights under this Agreement not disturb any land north of ttre
existing roadway.
c. The owner of Lot 38 shall be responsible for the maintenance of the Driveway in
good condition and rcpair, including without limiation, snowplowing the Driveway as needed. The owneroflot 2 shail soltribute to lbc cost of such maintenance and repair on such terms as Dorrance Trust and
Malone Tnrst (or their respective successors) may agrce by scparate rscorded instnrmcnt. The owner of
Lot 7 shdl not be rcquired to contribute to tbe cost of such maintcnance and repair of tbe Driveway, and
shall not be required to contrr'bute to the cost of installation of any portion of thc Drivcway. The owner
of Lot 4 shall not be rcquired to conbibute to the cost of zuch maintenance and repair of the portion of tbe
Driveway located within lots 3.{ and 38, and shall not be required to contribute to the cost of installation
of any portion ofthe Drivcway. Thc ownsr of Lot 4 shall not be required to contribute to the cost of such
maintenance and repair of the portion of the Driveway located within Lots 4, 7 and 8A for so long as there
is no residential dwelling constnrcted on Lot 4; provided that, commencing upon the issuance of a
certificate of occupancy for a resideirtial dwelling on Lot 4, tle owner of Lot 4 shall pay to the owner of
Lot 38 aportion ofsuch costs, which portion shall be equal to the following fraction (whcre .)f'r€prcsents
the total number pf residential lots rvith a residential dwelling within the land that is norv subdivided as
Lot 4, and "Y'r€presents the total number of residential lots within the land that is now subdivided as Lots
2, 3.{, 38 and 4):
=-
For purposes ofillustration, after the issuance ofa certificate ofoccupancy for a residential dwelling on
Lot 4, (a) if Lots 2, 3A' 38 and 4 remain as separate Lots and are not further subdivided, then the portion
of the foregoing maintenance and repair costs to be paid by the owner of Lot 4 would be ll5 or 20.00o/o,
ft) if Lots 3,{ and 3B arc consolidated ioto a single lot, but Lots 2 and 4 remain as separate lots and are
not furthsr subdividcd, then the portion of the foregoing maintenance and repair costs to be paid by the
owner of Lot 4 would be ll4 or2i,Wo,and (c) if Lots 34 and 38 are consolidated into a single lo! and
Lot 4 is subdivided into two (2) lots, but lot 2 rernains as a separate lot and is not further suMivided, then
the portion ofthe foregoing maintenance and repair costs to be paid by the owners ofthe lots created by
the subdivision of Lot 4 would be 2/5 or 40.00%. The parties ackrowledge and agree that, in accordancc
with the foregoing provisions, thc portion of the foregoing maintcnance and repair costs to be paid by the
orvner of Lot 4 (after the issuance of a certificate of occupancy for a residential dwelling on Lot 4) may
change fiom time to timc as and when the land that is now zubdivided as Lots 2,3A,38 and 4 is
consolidated, subdividd re-consolidated or resubdivided. Ifhts 3A and 38 are consolidated into a single
Lot, then the owner ofsuch consolidated lot shall be responsible for thc obligations ofthe owner ofLot
38 set forth in this Paragraph 5.
d. Nonvithstanding the provisions of zubparagraph 5(c) above, if the Drivcway is
damaged as a result ofthe exercise oftbe easement rigbts granted herein, or othcrwise damaged by one of
theparties to this Agrceineirtorits Guest, then the partywho causcd (orwhose Guest caused) such aamagc
shall pmmptly repair such damage at its sole cost and expense, but without prcjudice to thc rights of suchpa*vagains'isuchcues'l
lullll[|,tJlul|;tfulLlllultilfflulrilli?ffi-L$H"*tl\Acc?ss€06 O 1 cl Z2; tn.n D 0.00 x 0.O Ergtr co
725778-200 0.004SKLD LG L72.20.29.88 EG
e. If the owner of Lot 38 fails to maintain or repair the Driveway as prcvided above
and ifsuch failurc continucs for a period ofat least thirty (30) davs after delivery ofwritien notice ofsuch
failure to the owner of Lot 39 (exccpt in the case of a failure to snowplow the Driveway Easement
Preiaises, in which case only onc (l) day's notice shall bc required or in the case ofan emergency, in
which case only such advance notice as is reasonably practical shall be given), the,n the complaining owner,
as its sole and exclusive rcmcdn shall have the right to enter onto the Driveway Easement Premises and
perform zuch maintenance, in which event thc owner of Lot 38 shall promptly reimburse thc comptaining
owner for all costs so incurred by the complaining owncr (less the portion of such costs that the
complaiqing owner would have been required to pay pursuant to the prrovisions above), together with the
sosts of sollectiou, including rcasonable attomeys'fees.
f, ID addition to the foregoing, each party shall also have tbe right (but not the
obligation) to furthcr improvc all or any portion of the Driveway Eascment Premises (to the extent that
such party owts or has casement rights over the Driveway Easement Prernises) with driveway
improvements beyond those installed by Dorrance Trust (includiug enhanced paving or heating, but not
including any improvements above pavernent or ground level, other than landscaping) at such party's own
expens€' so long as zuch additional improvement docs not interfere with each grantoe's enjoyment of the
easement righb grailed by this Agre€ment, and so long as tbe passable width of the Drivcway is not less
than 12 feet.' Notwithstanding the foregoing, the parties acknowledge that their respective rights to
improve the portion of the Driveway that is burdened by the USFS easement is subject to any applicable
restrictions contained in the USFS easement.
6- Not a Public Dedication. Nothing contained in this Agreement shall be deemed to be a gift
or dedication of any portion of the Driveway Easement Premises to or for the gcneral public or for any
public purpose whatsoever, and this Agreement shall bc strictly limited to and for tle purposes expressed
herein.
7. Grantors' Use ofDriveway Easement Premises. Each party reserves ttre right to use in any
manner the portion of the Driveway Easement Premises to which it holds fee titlc, so long as zuch use is
not inconsistent with, and does not interfere with, each grantee's enjoyment of tbe easement rigbts granted
by this Agreement. The parties, and their successors and assigns, shall not obstuct or interf€re with the
reasonable use of the Driveway Easement Premises for the purposes contemplated under ttris Agreement.
8. Tlxcs. Each owncr of Lots 3Ao 38, 4,7 md 8A shall pay in a timely manner all taxes,
assessments and other charges for which a lien superior to the easement rights gratrtcd under this
Agreenrent could be imposed upon the fee interest in the Driveway Eascment nemir"s.
9. Running of Benefits. and Burden!.
a. All provisions of this Agreement including the benefrb and burdens, shall be
irrevocable and run with the land ofeach Int owner, shall be appurtcnant to each such Lot, and sball bc
binding upon and inure to the benefit ofthe successors-in-title ofthe parties hereto, such that a hansfer of
legal title to all or any portioo of the lands that are the subject of this Agreernent shall autbmatically
Fansfer all easement rights and other rights gantcd herein, to the extsnt that they pertain to the land
tansfen€d. Exc€pt as o6€n^'ise provided herein, the easement rights granted hererurdcr and all other rigbts
and obligations s€t forth hercin shall be pcrpenral; provided that upon a ransfer of title to a Lot, the
GEH\DORNANCRVAILIACCESI-EO6
?./16100 - !:19 Ftl
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4#-
-SKLD LG L72.20.29.88 EG 725778-2000.005
tansferor sball be rcliwed of all obligations accruing after the date of the hansfer, and the transferee shall
be rcsponsible for such obligations accruing after the date ofthe transfer.
b. The rights established under this Agreement shall not be extinguished or mcrged
as a result of common ownersttip of one or morc of thc Lots, or the corsolidation or subdivision ofone or
more of the Lots, but shall remain as an appurtenance of thc land benefittcd by zuch rigbts.
c. The rigbt to usc the easemeds granted hereunder and all other rights estrblished
hereundershall be limited to the oumers oflots 2,31y38,4,md7, theirrespectivc trustees" bcoeficiaries,
and successors-in-title, and the Guests (defined above) of each of the foregoing. No owner of any such
lands may convey or transfer any such easements or other rights, or any ofthem, or any interest therein to
any persotr or entity who is not an owner of one or more ol or a portion o{, Lots 2, 3A, 38, 4 or 7, and any
attempt to conv€y or transfer any such right ig and shall be void from ie inccption. This prohibition shallnot however, pmhibit the grant of an easement for utility purposes in association with the provision of
utility scrvice to one or more of such Lob 2, 3A, 38,4, ot 7.
10. Notices. Any and all notices required or perrnitted hercunder shall bc given in writing and
persooally delivered, sent by rcgistered or certified mail, return receipt regue$od, postage prcpai4 or sentby Federal Express or other similar reputable overnight courier, addressed as provided by separate
agreement or notice among the parties. Any such notice or communication shall be deemed to have been
given as ofthe date ofdelivery, ifhand delivered or sent by ovemight courier, or as ofthree (3) business
days after ttre date of mailing, if mailcd in accordance with the foregoing. Any zuch address may be
changed by a party or a successor to a party, effective upon the giving ofnotice to tbe other parties or their
successors (in the manner provided in this Paragrapb l0) ofsuch change ofaddress.
I l. Amen&nent or Vacation of Easements. The easement rights granted and esablished
pursuant to this Agreement may be modified or vacated only by the €xpress written consent of all of the
parties to this Agreement; provided that where fewer than all parties are obligated or bcnefitted by a
particular provision, such provision may be modified or vacated by the express raritten consent of only the
parties who are obligated or benefitted by the provision.
12. Attorneys' Fees. In the event of any action to enforce the provis'ons ofthis Agreement, the
prevailing party in such action shall bc cntitled to rcceive reimburscment from the otherparty(ies) to such
action for reasonable sosts and sttomeys' fees in an amount determined by a court and not a jury.
13. Colorado Law. Tbis Agrecmcnt shall be govemed by the laws of ttre State of Colorado.
IN WTINESS WHEREOF, this Easement Agreement and Tsrminatiou of Declaration, Covenants
and Road Maintenance Agreement has been executed effectivc the day and date first above written. The
signatues to this Ea,sertent Agrc€nent and Tetmimtion ofDeclaration, Covenanb and Road Maintenance
Agreement may be executed in multiple counhrpafis on separate pages and, whcn such cormterpart pages
havc bcco executcd by eacb of the parties, this Easement Agreement and Termination of Declaration,
Covenants aud Road Maintenance Agreement shall be firily binding upon all signatories and thcir
successon in interest.
ISTGNATT.JRES PAGES ATTACHEDI
GEIN)ONNANCSIVAILL\CCES9E.06ztcio - 3!tt pm
Lr_l_l_illflllflru ilt lill] lil ]Llt ilt ililt ]il |||l7?!77a ttlnlMo 0o23* l?f 3rr.r Flrh.te of 2 t lte.@ O e.mil C.00 Eerh C0
-SKIJD IJG 172 ,20.29 .88 EG 725778-200 0 . 006
&
o
Signaturc page of EASEMENT AGREEMENT AND TERMINATION OF DECLARAUON,
COVENAI.ITS AND ROAD IvIAINTENANCE AGREEMENT
DORRANCETRUST:
Bennett Dorance, as Trustec
Dorrance Trust Dated April 21,
for the Bennett
1989, as Amended
STATEOF.ffOt{A
County oflttadeep
Tbe forrgoing instffient was acknowledged before
Bermett Dorrurcc, as Tnrstee for the Bennett Dorranse
on behalfof said trust.
Notary Public
lHlH[|,[lzu|!lf !u |tlill!|] r[fll|l!il |lrl
7 or Xt t tte.00 D o.m r O.m Errii-Co
CEH\DORRAI\|CEWAIL\ACTE;S.E.O6
Z16 lt.lJ9 Ft
-SKLD r..,G 172 .20.29.88
/ -"r
on tf,is 4 day of Fcbruary, 2000, by
Dated April ?1, 1989, as Amended, for and
My Commission Expires:
EG 725779-2000.007-
signatue page of EASEMENT AGREEMENT AllD TERMINATION oF DECLARATION,
COVENANTS AND ROAD MAINTENANCE AGREEMENT
Mary Alice
Amcnded
Malonc Dated April 17, 1990, ail
sr^rEo1_htqLm )
county ot afutfr ltt'
The foregoing instnunent was acknowledged
, Mary Alice Malone, as Trustee under Agreement' Amended, tbr and on behalf of said trust.
Notary Public
day ofFebruary,2000, by
Dated April 17, 1990, a,s
IvIALONETRUST:
My Commission Expires:
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I cJ 12 R 118.e0 D 0.0C t{ 0.00 Errh G0
GElr\DORRANCE\VAIL\ACCESS.E.06
Zl 6O0 . t:19 pn
SKLD LG L72.20.29.A8 EG 725778-2000.008
Signaturc pagc of EASEMENT ACREEMENT AIID TERMINATION OF DECLARATION,
COVENAJ{TS A}ID ROAD MAINTENAI\ICE AGREEMENT
STATEOFCOLORADO )
) ss.
)
Llllilmilt il|lil ilt ltil|l il] lililt lil ililt ||il lfllT?577a o3.lzalm@ 0t:l[l l7l Srn ltrhr-- --I cJ 42 i lte .e0 D 0.D ll 0.00 krh C0
cElN)oRRANCtWAtLVTCt€SS-&lr6
2/l6100 - lr49 Dm
Vernon Taylor, Jr.
-glhd^y of February,2000, by
518U1th SY,
i>"+44, &)
Sp /ezo
go2.oL
SKLD LG t72.20 .29.88 EG 725778-2000.009
Signature page of EASEMENT AGREEMENT AND TERMINATION OF DECLARATION,
COVENANTS AND ROAD MAJNTENANCE AGREEMENT
CME VAIL QPR TRUST:
Steven R. Covalt, asTrustee forthe CME Vail QPR
Trust
STATE OF
County of
The foregoing instrum€ot was acknowledged before -e on tf,is 4day of Febntary, 2000, by
Steven R. Covalt, as Trustee for the CME Vail QPR Trust, for and on behalf of said trust.
ntattn, ,*,1441tt,
4Notary Public
My Commission Expires:
f [llll.r|[l,!!lulJr .l!f u |l|lltu] |tf t|lll |I |ill
tO cl Z2 R 110.00 D 0,@ f 0.00 Errh C0
cEH\DORRANCEW^L\ACC6S9E.06
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SKLD LG L72.20.29.88 EG 725778-2000.0L0
J
It of &l R 110.00 D O.ee il 0.0e Errtr O0
Exhibit "A"
nrr"rrr*rlg*t-,
Lcgal Description of Lot 2
Lot 2, accordrng to the Final Plat of a Replat of a portion of Block 7 Vail
Village First Filing, and Lot 2 of Raether Minor Subdivision, rccorded at
Reception No, 722440 of the records of the Eagle County Clerk and
Recorder, Couty of Eagle, State of Colorado.
SKLD LG L72.20 .29 .88 EG 725778-2000.011
J
Exhibit'8"
to
Easetnent Agtement
lrgal Dcscription of Lot 3A
Iot 3A' according to the Final Plat of a Replat of a portion of Block 7 Vail
Village First Filing, and Lot 2 of RactbcrMinor SuMivisiog rccorded at
Rcccption No. 722440 of the recods of thc Eagle C.outy Clclt' atrd
Rocordcr, County ofEaglc, State ofColorado.
tLil[]il ilLlil ilt l|l]] ilt]|lltiltil||t ilt Lll. 11EnA Gtlnlffi ei:l$ l7l Serr Ftrh.r,' l?'sf Al n nA,g0 D 0.08 ll 0.00 Erll: C0
SKIJD LG L72.20.29 .88 EG 725778-2000.012 ,44#
Exhibit "B-1"
to
Easement Agreement
Legal Description ofthe Lot 3A Eascment hemises
That portion of Lot 3A, accordiog to the Final Plat of a Replat of a portion
of Block 7 Vail Village First Filing, and Lot 2 of Raether Minor
Subdivision, rccorded at Reception No. 722440 of thereords of the Eagle
County Clert and Recordcr, County of Eagle, State of Colorado, that is
encumbercd by the "8' Access Easenent" and the "l0' Acccss Easement"
shown on said Final Plat.
, ', illll|tiltillllilll|I! dlllil llllillH lllilllh llllH
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sKr.,,D IJc L72.20.29 .88 EG 725778-2000.01_3 h 't .t
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Exhibit "C"
B*".*rtigr""."*
Legal Description of [,ot 38
Lot 38, according to the Final Plat of a Realat of a podon of Block 7 Vail
Yillage Fint Filing and Lot 2 of Raether Minor SuHivision, recordcd at
Recepion No. 722tA0 of the records of the Eagle County Clerk end
Recorder, County of Eagle, Sate of Colorado.
,...'..;.,.,|..''|.,..:;.:....'.....
sKtD LG 1,72.20 .29 .88 EG 72s'778-2000.01-4
Exhibit "C-1"
to
Easement Agreement
kgal Dcscription of the Int 38 Easement Premises
That portion of [ot 38, according to the Final Plat of a Replat of a portiou
of Block 7 Vail Village First Filing, and Lot 2 of Raether Minor
SuMivision, recorded at Reception No. 72240 of the records ofthe Eagle
County Clcrk and Recorder, County of Eagle, Statc of Colorado,, that is
cncumbered by lhe "8' Acccss Easement" and the "10' Acccss Easemenf
shown on said Final Plat.
Llllllllllllllllil lll l|ll[lillr ]l|lilil t]til ilt Ltlte€Tta eiil?f.t?'/ilD 0C:!OB tlrl SGr Ft$.; ---
lll ol 42 R 110.@ D e .00 l| e .0e Eertr O0
SKLD LG t72.20 .29 .88 EG 725778-2000.015 M,
Eftibit"D"
,"r"r.ortlgr""-*,
Legal DescriPtion of Lot 4
Lot 4, according to the Final Plat of a Replat of a portion of Block 7 Vail
Village First Filing and Lot 2 of Raether Minor Subdivision, recorded at
Reception No. 722440 of the records of the Eaglc County Clerk and
Recordcr, C,ounty of Eagle, State of Colondo.
.SKIJD LG t72 .20 .29 .88 EG 725778-2000.016-
#4-
Exhibit "D-1"
to
Easement Agreement
Legat Descripion of the Lot 4 Easemcnt Prernises
That portion oflot 4, according to thc Final Plat ofa Replat ofa portion of
Block 7 Vail Village First Filing, and Lot 2 of Raethcr Minor Subdivisio'n,
recordcd at ReccptionNo. 722440 ofthe rccords ofthe Eaglo County Clerk
and Recordcr, County ofEagle, State ofColorado, that is encumbered by
the'15' IngresVEgress & Utility Easement''shown on said Final Plat.
-SKLD LG 1-?2.20.29.88 EG 725778-2000.01-7
Exhibit "E'
Easemeotgre"ment
Iegal Description of Lot 7
Lot 7, according to thc Find Plat of a Replat of a portion of Block 7 Vail
Village First Filing, and Lot 2 of Raother Minor Subdivision, recorded at
Reception No. 722440 of the records of the Eagle County Cle* and
Recorder, County ofEagle, State ofColorado.
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SKLD LG 172.20.29.88 EG 725778-2000. 018
Exhibit "E-1"
to
Esseme[t Agr€ement
I*gal Description of the Lot 7 Easement hemises
ltat portion of Lot 7, according to the Finat Plat ofa Replat of a portion of
Block 7 Vail Village First Filing and Lot 2 ofRaether Minor Subdivision,
recorded at Reception No. 722440 of the records of the Eagle County Clerk
aud Recorder, County ofEagle, State ofColorado, that is encumbered by
the "l5' Ingress/Egress & Utility Easement" shown on said Final Plat.
7E77g a3lUmi el:!3f, 170 lrrr Flrhrrti cJ 22 R tle.m D O.d, il e.00 Ergh C0
SKLD LG Lt2.20.29.88 EG 725778-2000.019 #,
Exhibit'T'
B.rr,,,"n1tf,gr"r**t
Lcgal Description oflot 8A
Lot 8A, according to the Final Plat of a Replat of aportion of Block 7 Vail
Village First Filing and t ot 2 of Raether Minor Subdivision, recorded at
Reception No. 722440 of tho records of the Eagle County Clerk and
Recorder, County ofEagle, State ofcolorado.
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-SKLD IJG L72 .20 .29 .88 EG 725778-2000.020
Exhibit "F-1"
r*"r*,tl,gr"",n"o,
Legal Description ofthc Lot 8A South Eascment Prerniscs
That portion of Lot 84, according to the Final Plat of a Replat ofa portion
of Block 7 Vail Village First Filing, and Lot 2 of Raether Minor
Subdivision, recorded at Rcception No. 7224& of the records of the Eagle
County Clerk and Rccordcr, County of Eaglq State of Colorado, that is
encunbered by the *15' lrgress/Egrcss & Utility Easernent" shown on said
Find Plar
| |llll| lliltllLlil ill lLlil il] illt ilrilil]t] till7?finl BIAAW 0r5lt t7l Srrr Flrhrr2l ol Z2 i 110.00 D e.00 X 0.0 Ergh O0
-SKLD LG 172 .20 .29 .88 EG 725778-2000 .021- .
Exhibit "F-2"
to
Easemcnt Agrcement
kgat Description of the Iot 8A North Easement premiscs
That portion ofLot 8A" according to the Final plat ofa Replat ofa portionof Block 7 Vail Village First Filing, and Lot 2 of -Raether'Minor
subdivision, rccorrded at Reception N o.722440 of t\e records of the EaglcCounty Clerk and Recorder, Cormty of Eagle, Sate of Colorado, descrifrd
as follonal
Beginning at a point on the eastern boundary line ofsaid Lot gd whence
the southeastcm corner ofsaid Lot 8A bean South 00.19'00; East, adistance of70.2o feet;
J!399 continuing along said castern boundary line of said Lot gAo Northfi)"l9'fi)" West, a distance of 13.15 fect;
Thence departing said line, south 6l o5g'33" west, a distance of 79.gg feet;i Thcnce South 38"51'35" West, a distance of 10.52 feet;
Thence south 49'59'53" wes! a distance of 26.16 feet to the Northerryright-of-way line of Rockledge Road;
T.oT along said right-of-way line, North 75o17,35- Easl a distance of17.48 feet;
Thencealong said right-of-way line, 55.71 feet along the arc of 2221.74foot radius hng€nt curve to the right, tuougtr a cental angle of 14"23'q-,with a chord bearing North 82"29'28. Easg a distance oiSS.SZ f""q
Thenre depafiing said right-of-way line, North 07"04'10" East, a distanceof 16.79 feet;
Thence 20'40 feet along the arc of a 20.00 foot radius rangent curve to theright, through a cental angle of 58.26'55., with a chord bcaring Nortb36"17'3E" East, a distance of 19.53 feet;
Thence North 65 "3 I '05" Eas tangvnt to said curve, a distance of 12.76 feet
to the Point of Beginning.
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12 ce dt i uc..o D o.A n o.oc Erii]'co
SKL,,D r_,c L72.20.29,88 EG 725778-2000.022
TOI4'N#
Planning and Environmental Commission
ACTION FORM
Departnent of Community Devdopment
75 South Frontage Road, Vail, Colorado 81657
tel: 97O.479.2L9 fax: 97 0.479.2452
web: wwwci.vail.co.us
Prcject l{ame: Dorrance EHU PEC ilumber: PEC010017
Proiect DescripUon:
Type II EHU, less than 500 sq. ft. with 1 covercd parking space
Participants:
APPUCANT JANE SNYDER 03/091200L Phone: 303448-9677
Resort Design Assoc.
1434 Spruce St. Ste 110
Boulder, Co 80302
License:
OWNER BennetAnd Jacquie Dorrance 061t812001 Phone: ,180-595-5000
5750 N. Cameldale WAy
Paradise Valley, AZ 85253
License:
ProjectAddrcss: 97 ROCKLEDGE RD VAIL LocaUon:
Legal Description: LoU 3A Block 7 Subdivision: VAIL VILI-AGE FIUNG 1
Parcel Number: 210107115033
Comments: Deed restriction must be filed
BOARD/STAFF ACTION
Motion By: John Schoffield Action: APPROVED
Second By: Chas Bernhardt
Vote: 6-0 Date of Apprcval: 06/18/2001
Gonditions:
Cond:8
(P|-AN): No changes to these plans may be made without the written @nsent of Town of
Vail staff and/or the appropriate review committee(s).
Planner: Allison Ochs PEC Fee Pald: $0'00
NNING AND ENVIRONMENTAL C tsstoN
PUBLIC MEETING RESULTS
Monday, April 9, 2001
PROJECT ORIENTATION / - Commqnity Development Dept. PUBLIC WELCOME
oOMM
MEMBERS PRESENT
Galen Aasland
Chas Bemhardl
John Schofield
Brian Doyon
Doug Cahill (left at 3:30)
Dick Cleveland
Site Msits :
I . Ferry residence - 1001 Eagle's Nest Circle2. Mill Creek Couri - 303 Gore Creek Drive3. Donovan Park - Intersec{ion of Matterhom Circle and S. Frontage Road
Driver:George
NOTE: lf the PEC hearing €xtends until 6:00 p,m., th€ board may break for dinner fiom 6:00 - 6:30 p.m.
Public Hearinq - Town Council Ghambers 2:00 pm
1. Swearing in of reappointed PEC members John Schofield, Doug Cahill and Chas Bemhardt
and appointed PEC member Dick Cleveland. - Lorelei Donaldson, Town Clerk.
2. Election of 2001 Chair - Galen Aasland
Vice-Chair - Chas Bemhardt
Mariott Discussionl
George Ruther presented the situation of the Maniott's Design Review application and the
recent appeal by the Vail Spa. Typically, an appeal of an application stays all aclivity in
relation to the project, unless the staying of such applicaiion will present an imminent peril
to the property. As the Maniott was substantially damaged by the fire earlier this year, staff
has determined that a stay of the application would present an imminent peril to the property.
Staff is recommending that the PEC uphold the staff decision that the application not be stayed, in
accordance with the Town Code. A letter has been submitted by the Vail Spe, staling that notice is
required for this type of action.
Tom Moorhead, Town Attomey, stated that notice is not required forthis action. John Schofield
asked if the applicant had standing. Tom Moorhead stated that whether or not the applicant has
standing, the administrator has the ability to make this finding. Galen Aasland asked about the
notice that has been given to the Vail Spa. Dick Cleveland asked about the definition of "imminent
peril." Tom Moorhead stated the applicant for the Maniott will speak to that. Henry Pratt presented
the existing conditions of the Marriott, including the status of steel beams which are supporting the
entire east half of the structure, which cannot be fixed without a building permit. John Schofield
1\.t t't
L,"v
t/
oPLA
12:00 pm
1:00 pm
MEMBERS ABSENT
Diane Golden
4.
questioned what the effect of a large spring snowfall would have on lhe safety of the structure.
Henry Pratt stated that the current structure would be in danger with a large heavy snowfall. Doug
Cahill stated that he supported the staff decision. John Schofield stated that he believed the cunent
status of the building, should the application be stayed, was an eminent peril, and believed that
expediting the reconstruction would be a benefil to the health, safety, and welfare of the community.
Dick Cleveland also stated that he supported the administrato/s decision and recognized thet
mitigation of the safety hazard was necessary. Chas Bemhart stated that he believed that the
PEC's role was to ensure the health, safety, and welfare of the community and he agreed with the
administratois decision. Galen Aasland asked about the process.
John Schofield moved to uphold the staff decision that lhe Maniott did not constitute a major
exterior alteration. George Ruther clarified that that was not the decision being made today.
John Schofield struck his motion and moved to uphold the finding of the administrator lhat staying
the design review application of the Maniott would present an imminent peril to the property.
3. Report of a staff action on a minor amendment to the Golden Peak Developmenl Plen, to
allow for the addition of a skier tunnel, located at 490 Vail Valley Drive/Tract B, Vail Village
7rh Filing.
Applicant Vail ResortsPlanner: Brenl Wilson
STAFF APPROVED
Report of a staff action on a minor amendment to Special Development District #4, to allow
for the conversion of an existing indoor tennis court to a spa, located at 1295 Westhaven
Drive/Cascade Village, Development Area A.
Applicant: L-O Vail Hotel lnc.Planner: Allison Ochs
STAFF APPROVED
CALL-UP OF STAFF APPROVAL
MOTION: John Schofield SECOND: Brian Doyon VOTE:6-0
APPROVED WITH 2 CONDITIONS:
MOTION: John Schofield SECOND: Brian Doyon VOTE:6-0
1. That the applicant remove all storage from parking spaces prior to submittal of the
building permit.2. That the applicant retum to the PEC at the April 23ro meeting with a parking
management plan.
A request for a conditional use permit, to allow for a Type ll Employee Housing Unit, located
at 0097 A&B Rockledge Road/Lots 3A & 38, Block 7, Vail Village 1o Filing.
Applicant: Bennett & Jacquie Donance, represented by Resort Design CollaborativePlanner: Allison Ochs
MOTION: John Schofield SECOND: Chas Bemhardt VOTE:6-0
APPROVEDWITH 1 CONDITION:
1. Prior to the issuance of a buiHing permit, the Community Development Department shall
receive proof from the applicant that a Type ll Restrictive Covenant has been recorded
with the Eagle County Clerk and Recordeis Office, thereby ensuring thal the employee
housing unit will be permanenily reslricted for employee housing.
5.
o6. A request ,or" " tn"" from Section 12-6D-6, Town of Vail Code, to allow for an addition in
the front setback, located ai 1001 Eagle's Nest Circle/Lot 1, Block 6, Vail Village 7th Filing.
Applicant: Kathleen Fer4r, represented by RKD ArchitectsPlanner: Brent Wilson
MOTION: John Schofield SECOND: Brian Doyon VOTE:4-0 (Aasland abstained)
APPROVED W]TH 4 GONDITIONS:
1. Pursuant to Title 14 (Development Standards), Vail Town Code, proposed
balconies may projeci not more than five feet (5') nor more than one-half (1/2)
the minimum required dimension into a required setback area.
2. That the applicant submits a revised duplex plat for review and approval by
the Department of Community Developmenl to reflect the proposed changes
to the building footprint. The approved revised plat will be recorded with the
Eagle County Clerk and Recorder by no later than April 9, 2002.
3. That the applicant submit a curent stamped ILC prior to building permit.
4. That the encroachment not exceed the 2 ft into the front selback as
recommended by staff.
7. A request for a worksession to discuss the rezoning of the Mill Creek Court Building from
CCI to a zone district or special development district that would allow office and residential
uses on the street level, located at 303Gore Creek Drive/Lot 1, Block 5A, Vail Village 1d
Filing.
Applicant: Mill Creek Court Condominium Association, represented by Larry EskwithPlanner: Allison Ochs
MOTION: John Schofield SECOND: Chas Bemhardt VOTE: 5-0
TABLED UNTIL APRIL 23,2001
8. A request for a recommendation to the Vail Town Council on the adoption of the Eagle
Valley Regional Trails Plan.
Applicant Eagle County Regional Transportation Authority, Town of VailPlanner: Brent Wilson
MOTION: John Schofield SECOND: Chas Bemhardt VOTE: 5-0
RECOMMENDATION OF APPROVALWITH 1 GONDITION:
1. Pursuant to the findings in the staff memorandum with a request to fonryard
all PEC comments to the Town Council and the Eagle Coun$ Regional
Tranportation authority.
9. A request for a final review of a conditional use permit, to allow for the construction of Phase
I of Donovan Park improvements, generally located southeast of the intersection of
Matterhom Circle and the South Fronlage Road.
Applicant: Town of VailPlanner: George Ruther
MOTION: Chas Bemhardt SECOND: Brian Doyon VOTE: 3-2 (Schofield &
Cleveland opposed)
APPROVED WITH 1 CONDITION:
1. That the applicant submits revised plans to the Community Development
Department for the review and approval of the PEC of the following items:
r That the cold roof design be reevaluated.. That a covered trash enclosure be provided.
: +H ffi", #lT :lllfi fi flill,,::"": ffifl ::x ?:
B con d iti on s
r That snow removal provisions (10olo) are used.r That the applicant retum for review of a managemeni plan for the site.
That the building height be reduced to 33 feet.
10. A request for the review of a proposed text amendment to Chapter 11, Design Review, of
the Zoning Regulations to allow for procedural changes to the performance bond process as
prescribed in the Vail Town Code.
Applicant: Town of VailPlanner: George Ruther
MOTION: Brian Doyon SECOND: John Schofield VOTE:6-0
TABLED UNTIL APRIL 23,2OO1
11. A final review of a request for a recommendation to the Town Council for a rezoning from
Agriculture and Open Space to Primary/Secondary Residential and a Minor Subdivision to
create two residential lots and a request for a recommendation to the Town Council for an
amendment to the Vail Land Use Plan, changing ihe land use designation from Public/Semi-
Public use to Low Density Residential, located at 3160 Booth Falls Road/Part of Lot 12,
Block 2, Vail Village 12'n Filing.
Applicant: Boothfalls Homeowne/s Association, represented by Braun Associales, Inc.Planner: Russell Forrest
TABLED UNTIL APRIL 23,2001
12. Approval of March 26,2001 minutes
13. Information Update
The applications and information about the proposals are available for public inspection during
regular office hours in the project planneds office located at the Town of Vail Community
Development Department, 75 South Frontage Road. Please ce,ll 479-2138 for information.
Sign language interpretation available upon request with 24 hour notification. Please call 479-2356, Telephone for the
Hearing lmpaired, for information.
Community Development Department
MEMORANDUM
Planning and Environmental Commission
Community Development Department
tl4**
Jurnn
?,M' (Jru+
T,OTO:
FROM:
DATE:
SUBJECT:
April9,2001
A request for a conditional use permit, to allow for a Type ll Employee Housing
Unit, located at 0097 A&B Rockledge Road/Lots 3A & 38, Block 7, VailVillage
1" Filing.
Applicant Bennett & Jacquie Donance, represented by Resort Design
CollaborativePlanner: Allison Ochs
DESCRIPTION OF THE REQUEST
fn September and December of 1992, the Town Council passed Ordinances 9 and 27,
Series of 1992, to create Chapter '13 (Employee Housing) which provides for the
addition of Employee Housing Units (EHUs) as permitted or conditional uses within
certain zone districts. In April of 2000, the Town Council passed Ordinance 6, Series of
2000, to repeal and reenast this chapter and provide additional incentives for the
creation of employee housing in Vail. In Section 12-2-2, an Employee Housing Unit is
defined as follows:
Emptoyee Housing lJnit (EHIJ): A dvtelling unit which shall not be leased
or rcnted for any peiod /ess fhan thitty (30) consecutive days, and shall
be rented only to tenants who arc full-time employees of Eagle County-
EHIJs shatt be altowed in ceftain zone disticls as sef forfh in this Title
(Section 12-13). Development standads for EHUs shall be as proided
in Chapter 13, "Employee Housing" of this Tltle. For the purposes of fDis
definition, a Tull-tine" employee shall mean a person who works a
minimum of an avenge of thirty (30) hours perweek. There shall be ftve
(5) categoies of EHIJs: Type l, Type ll, Type lll, Type lV, and Type V.
Provisions rclating to each type of EHU arc set forth in Chapter 13,
"Employee Housing" of this Title.
The applicant is proposing a Type ll employee housing unit below a two-car garage in
connection with a new single family residence. The employee housing unit will be
approximately 403 sq. ft. in size and will include one bathroom, a full kitchen, a living
room, and one bedroom. One enclosed parking space and one surface parking space
are proposed for the EHU. The applicant is proposing to utilize 403 sq. ft. of the 500
sq. ft. GRFA credit. Reductions of the proposed EHU have been attached for
reference.
il.
o
ROLES OF THE REVIEWING BOARDS
Planning and Environmental Commission: The Planning and Environmental
Commission is responsible for approval/denial of a Conditional Use Permit. The
Planning and Environmental Commission is responsible for evaluating a proposal for:
1. Relationship and impact of the use on development objectives of the Town.2. Effect of the use on light and air, distribution of population, transportation facilities,
utilities, schools, parks and recreation facilities, and other public facilities and public
facilities needs.
3. Effect upon traffic, with parlicular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access, maneuverability,
and removal of snow from the streets and parking areas.4. Effect upon the character of the area in which the proposed use is lo be located,
including the scale and bulk of the proposed use in relation to surrounding uses.5. Such other factors and criteria as the Commission deems applicable to the proposed
use.
6. The environmental impact report concerning the proposed use, if an environmental
impact report is required by Chapter 12 of this Title.
7. Conformance with development standards of zone district
Design Review Board: The Design Review Board has no review authority on a
Conditional Use Permit, but must review any accompanying Design Review Board
application.
STAFF RECOMMENDANON
The Community Development Department recommends approval of this application for
a Type ll Employee Housing Unit, based on the following findings:
1. That the proposed location of lhe use is in accordance with the purposes of
Section 12-13 (Employee Housing) and the purposes of the district in which the
site is located.
2. That the proposed location of the use and the conditions under which it would be
operated or maintained would nol be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use would comply with each of the applicable provisions of
Seclion 12-16 (Conditional Use Permits) of the Vail Municipal Code.
lf the Planning and Environmental Commission chooses to approve this application, the
Community Development Department recommends the following condition:
1. Prior to the issuance of a building permit, the Community Development
Department shall receive proof from the applicant that a Type ll Restrictive
Covenant has been recorded with the Eagle County Clerk and Recorder's Office,
ilt_
lv.
thereby ensuring that the employee housing unit will be permanently restricled
for employee housing.
Please note that under Section 12-16 of the Vail Town Code, the approval of a
conditional use permit shall lapse and become void if a building permit is not obtained
and construction not commenced and diligently pursued toward completion, or the use
for which the approval has been granted has not commenced within two years from
when the approval becomes final.
ZONING ANALYSIS
Lot Size: 28,401 sq. ft.Zoning: Two-FamilyPrimary/SecondaryResidential
Hazards: Slopes in excess of 307"
Standard Allowed Existinq Proposed
TOTAI GRFA
Primary
EHU
Setbacks
Landscaping
6,440 sq. ft.
5,940 sq. ft.
300-1200 sq. ft.
20t15t15115
17,040 sq. ft. (required)
Site Coverage 4,260 sq. ft. (15%)
Parking 3 spaces required for Primary unit
2 soaces required for EHU
6,343 sq. ft.
5,940 sq. ft.
403 sq. ft.
3,957 sq. It. (14%)
3 spaces (2 enclosed)
2 spaces (.1 enclosed)
5 spaces total (3 enclosed)
20132h0z17
22,647 sq.ft.
Demo
Demo
TVA
Demo
v_CRITERIA AND FINDINGS
A. Consideration of Factors:
Before acling on a conditional use permit application, the Planning and
Environmental Commission shall consider the factors with respect to the
proposed use:
1. Relationshio and imoact of the use on the develooment obiectives of the
Town.
When the Town Council adopted the Town of Vail Affordable Housing
Study on November 20, 1990, it recognized a need to increase the supply
of locals/employee housing units. The Town encourages EHUs as a
means of providing qualily living conditions and expanding the supply of
employee housing for both year-round and seasonal local residents. The
proposed unit will have a positive impact on the Town's rental housing
needs.
The effect of the use on lioht and air, distribution of pooulation.
transoortation facilities, ulilities. schools. parks and recreation facililies.
and other public facilities needs.
Staff believes that there will be little impact from the proposed Type ll
EHU on light, air, population, transportation, utilities, schools or parks.
Effect upon lraflic with parlicular reference to conoestion. automotive and
pedestrian saletv and convenience. traffic flow and control. access.
maneuverabilitv. and removal of snow from the street and oarkino areas.
Two additional vehicles are anticipated in association with this EHU. One
enclosed parking space and one surface parking space are proposed.
Staff feels that this would be an insignificant impact on the above-
referenced criteria. Snow storage will be accommodaled on the property.
The driveway area and entrance, as proposed, comply with applicable
develooment standards.
Effect uoon the character of the area in which the oroposed use is to be
located. includinq the scale and bulk of the proposed use in relalion to
surroundinq uses.
The Planning and Environmental Commission has approved other Type lr
Employee Housing Units in this neighborhood. A Type ll EHU was
approved at 265 Forest Road in July, 1999, a Type ll EHU was approved
at 375 Forest Road in June, 2000, and a Type ll EHU was approved at
185 Forest Road in March, 2001. This proposal is very similar. The
scale and bulk of the proposed structure is also similar to lhose in
existence in the surrounding neighborhood. Staff believes that the
proposal will not significantly impact the scale and bulk of this project in
relation lo surrounding uses.
EmploLee Housinq Units mav be allowed as a conditional use in those
zone districts as specified bv Section 12-13 of the Vail Municipal Code.
Employee Housino and shall be subiect to the followinq requirements:
a. Zoninq districts oermitted bv riqht or bv conditional use.
Type ll EHUs are a conditional use in the Single-Family Residential, Two
Family Residential, Two-Farnily PrimaryiSecondary Residential, and
Agriculture & Open Space zone districts, meeting minimum lot size
requirements. The subject property is zoned Two-Family
Primary/Secondary Residential.
b. Ownership/Transf erence.
4.
B.
The EHU shall not be sold or transferred separately from the unit it is
associated with. The applicant is not proposing lo sell or transfer the
EHU separately from the free-market dwelling units.
c. AdditionalGRFA.
The EHU is entitled to an additional 500 sq. ft. GRFA credit which the
applicant is proposing to utilize.
d. Garaoe CrediVStoraoe Requirement
A 300 sq. ft. garage credit is allowed for the EHU. All units not
constructed with a garage shall be required a minimum 75 sq. ft. of
storage area in addition to normal closet space. This 75 sq. ft. shall be a
credit for storage only. The applicant is proposing to utilize the 300 sq. ft.
garage credit to accommodate one of the required parking spaces for the
EHU.
e. Parkino
Parking requirements for EHUs are per Chapter 12-10. The proposed.
EHU will be 403 sq. ft. in size and requires two parking spaces. The
applicant is proposing one enclosed parking space and one surface
parking space for the EHU.
f. Minimum/Maximum GRFA of an EHU
The minimum square footage for a Type ll EHU is 300 sq. ft. and the
maximum square footage is 1,200 sq. ft. The proposed EHU will be 403
sq. ft. in size
o. Densitv
The EHU does not count towards density.
Findinos:
The Planning and Environmental Commission shall make the following findings
before granting a conditional use permit for an Employee Housing Unit:
1. That the proposed location of the use is in accordance with lhe purposes
of Section 12-13 (Employee Housing) and the purposes of the district in
which the sile is located.
2. That the proposed location of the use and the conditions under which it
would be operated or maintained would not be detrimental to the public
health, safety, or welfare or materially injurious to properties or
o
improvements in the vicinity.
3. That the proposed use would comply with each of the applicable
provisions of Section 12-16 (Conditional Use Permits) of the Vail
MunicipalCode.
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RESOXT DESTGN
ASSOCIATES
DORRANCE RESIDENCE
0097A&BRockledgeRoad
Project # 23047.00
March 8,2001
Employee Housing Unit Application
Description:
We are requesting to add a T1,pe tr Employee Housing Unit (EHU) to the new single
family home being constructed at 0097 Rockledge Road. It is less than 500 square feet in
area and includes one covered parking space. Please refer to the attached drawings.
Responses to the submittal requirements:
A. The addition of an EHU to this residence will firther the development objectives
of the Town of Vail to provide adequate housing for local employees.
B. There will be no negative effects on light and air, population, transportation,
utilities, schools, parks and recreation facilities and other public facilities.
C. This request does not affecttraffic, congestion, pedestrian safet5r, access,
maneuverability nor snow removal and parking.
D. The EHU will be placed below the Garage, following the natural slope of the site
and does not increase the scale or bulk of the home.
M: \prj\ZM7Dotrance\23047Docs\23047l-tr-01 0308-EI IU.doc Page I of I
APPLICATION FOR PLANNING AND ENVIRONMENTAL
COMMISSION APPROVAL
GENEML INFORMANON
This application is for any project requiring approval by the Planning and Environmental Commission. For specific
information, see the submittal requirements for the particular approval that is requested. The application can not
be accepted until all required information is submitted. The project may also need to be reviewed by the Town
Council and/or the Design Review Board.
{
tr
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tr
tr
tr
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tr
Conditional Use Permit
Major or D Minor Subdivision
Rezoning
Sign Variance
Special Development District
Major or tr Minor Amendment to SDD
A. TYPE OF APPUCATION:! Bed and BreaKast
questionlall the Planning Staff at 47g-2L38
Employee Housing Unit (Type: TL I
Major or tr Minor Exterior Alteration
(Vail Village)
Major or Minor Exterior Alteration (Lionshead)
Variance
Zoning Code Amendment
Amendment to an Approved Development Plan
B.DESCRIPTION OF THE REQUEST:
+Lo+Z ?ae*tev tMnav2b,
D.
E.
F.
LOCATION OF PROPOSAL:
'61.3A
3 A BLOCK: ? NLIX6. VA,' i VAII
PHYSICALADDRESS: OO41 A+b ?OCV\V*'2roffiPARCEL *rifr:7)io)?Jr'ltF{o7g?+ (Contact Eagte Co. Assessors office at 970-328-8fio for parcet #)
ZONING:
MAiuNG ADDRESS: slbo e Vatle
z>
owNER(S) STGNATURE(S):
NAME OF APPLICANT:@.
%h'h4-'l+n,
FEE: S* trb^ltbt ,"srlr"r*B f". t-i t' " " ' 0I ltW
pLEAsE suBMrr rHrs AppucATroN, ALL suBMrrrAL REquTREMENT' t 7 tos*l/s
AND THE FEE TO THE DEPARTMENT OF COMMUilITY DEVELOPMENT,
75 SOUTH FRONTAGE ROAD, VAII, COTORADO E1657.
G.
H.to
NAME OF OWNER(S):
a
DORRENCE RESIDENCE
flf97 Rockledge Road
Lots 3A and 3B Block 7, Vail Valley Fint Filing
Project #2!047.00
March 7r2|0i0l
List of adjacent neighbors:
Lot2:
I\ilary Alice lvlalone Trustee
75 Old Stottsville
Coatewille, PL 19320
Lot 4:
Vemon Taylor, Jr.
518 176 Street Suite 1670
Denver, CO.80202
Lot 5E:
Steven & Mary Read
17 Estates Dr.
Orind4 CA 94563
Lot 5W:
Cvnthia Stroum
tiZo Sb Ave. Suite 3oo
Seattle, WA 98101-2370
Lot32:
Philip E. Hoversten
I183 Cabin Cir
Vail, CO. 81657
Lot 33:
JVB Propefties-VailLLC
1536 Elk View Rd.
Larkspru, CO. 80118
TESOIIT DESTGN
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T-I
ASSOCIATES
Nf \pti\S0aTDocrncc\Z0,9Doca\230lTCoaaspoodcoce\23olZ*4!0741-ncighbos list doc P4e1oE2
Lot34:
M. Billups & LA Lewis LB- Mannix, et al.
8301 Broadway Suite 319
San Antonio. TX.78209
M:\pri\23047Doaance\23o47Docs\23&TCorrespondeoce\23047l,tr4}'07-01-aeighbots tisrdoc P4c2ot2
t7'ts
'TEM
MAY AFFECT TOT* '*Ot*PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of the
Town of Vail on April 9, 2001 , at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a worksession to discuss the rezoning of the Mill Creek Court Building from CCI
to a zone district or special development district that would allow office and residential uses on
the street level, located at 303 Gore Creek Drive/Lot 1 , Block 5A, Vail Village 1st.
Applicant: Mill Creek Court Condominium Association, represented by Larry EskwithPlanner: Allison Ochs
A request for a Type ll Employee Housing Unit, located at 0097 A&B Rockledge Road/Lots 3A, & 38, Block 7, Vail Village 1"'Filing.
Fpplicant: Bennett & Jacquie Dorrancez\ eianner: Allison Ochs
A request for a variance from Section 12-6D-6, Town of Vail Code, to allow for an addition in
the front setback, located at 1001 Eagle's Nest Circle/Lot 1, Block 6, Vail Village 7'n Filing.
Applicant: Kathleen FerryPlanner: Brent Wilson
A request for a flnal review of a conditional use permit, to allow for the construction of Phase I
of Donovan Park improvements, generally located southeast of the intersection of Matterhorn
Circle and the South Frontage Road.
Applicant Town of VailPlanner: George Ruther
A request for a recommendation to the Vail Town Council on the adoption of the Eagle County
Regional Trails Plan.
Applicant: Eagle County Regional Transportation Authority, Town of VailPlanner: Brent Wilson
A request for the review of a proposed text amendment to Chapter 1 1, Design Review, of the
Zoning Regulations to allow for procedural changes to the performance bond process as
prescribed in the Vail Town Code.
Applicant: Town of VailPlanner: George Ruther
A request for a minor amendment to the Golden Peak Development Plan, to allow for the
addition of a skier tunnel, located at Tract B, Vail Village 7o Filing.
Applicant Vail ResortsPlanner: Brent Wilson
STAFF APPROVED
A request for a minor "r"no#.tt.to,special Devetopment District #4. fttow for tne
t
conversion of an existing indoor tennis court to a spa, located at 1295 westhavenDrive/Cascade Village.
Applicant: L-O Vail Hotel Inc.Planner: Allison Ochs
STAFF APPROVED
A final review of a request for a recommendation to the Town Council for a rezoning from
Agriculture and Open Space to Primary/Secondary Residential and a Minor Subdivision to
create two residential lots and a request for a recommendation to the Town Council for an
amendment to the Vail Land Use Plan changing the land use designation from Public/Semi-
Public use to Low Density Residential, located at 31 60 Booth Falls Road/Part of Lot 12, Block
2, Vail Village 12n Filing.
Applicant: Boothfalls Homeowner's Association, represented by Braun Associates, Inc.Planner: Russell Forrest
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office, located at the Town of Vail Community
Development Department, 75 South Frontage Road. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Community Development
Department. Please call 479-21 38 for information.
Sign language interpretation avaihbb upon request with 24-hour notification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published March 23, 2001 in the Vail Daily.
t o
LtrfiTtrR OF TRANSNNMTTAL
t I
GEORGE SHAEFFER
CONSTRUCTION COMPAI\"Y
P.O. Box 373
VAIL,COLORADO 81658
Tel (970) 84s-s656, Fax (970) 845-7013
TO:
Chorlie Davls
Town of Vail
Dept. of Community Development
75 South Frontage Road
Vail. CO 81657
WE ARE SENDING YOU I nttaaeo n Under sepante cover vla Mall tfie following items:
! Shop drawings
ElCopy of letter
THESE ARE TRANSMITTED as checked below:
! For approval I npproved as submitted ! nesubmit copies for approval
E For your use I npproved as t'toted f] Submit-copies for distribution
n As requesteo I neumed br conecdons E n*um-conected prints
! For rwiew and comment tr
n ron aros oue n prurrs nm.rnHED AFTER toAN To us
[rrints lptans I samptes n specifications
I change order tr
Jenuerv 27.20O4 0013
ArrENrroN CharlieDavis
RE:
Dorrance Residence
97 Rockledge Road
Vail. Colorado 81657
COPIES DATE NO.DESCRIPTION
I l0/01/03 Dorrance Residence HVAC Balance Reoort
TOV Buildins Permit # B01-0094
sTGNED: 6"lAk
George Shaefi Construc{lon Company
lf enclosures ane not as noted, klndly notify us at once.
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DATE:
PROJECT:
ADDRESS:
ALTITUDE:
ARCHITECT:
ENGINEER:
HVAC CONTMCTOR:
BALANCE REPORT
ocToBER 1,2003
DORMNCE RESIDENCE
VAIL, COLORADO
8,150'
STONE MECHANICAL, INC.
STONE MECHANTCAL, INC.
NEBB coNrMCroR: CERTIF|ED BATANCE tNC. OF COLORADO
ADDRESS: 92426 ROAD
GRAND JUNCTION, COLORADO
970_245_7757 / 970_250_3250
CERTIFIED TEST, ADJUST, AND
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ct
NE B8 ERTIFICATION
DORRA;CE RESTDENCEPROJECT:
ADDRESS:VAII, CCLORADO
THE DAIA PRESENTED IN ThiS REPORT IS AN EXACT RECORD OF THE SYSTEMS PERFORMANCE AND
WAS OBTAINED IN ACCORDANCE WITH NEBB STANDARD PROCEDURES. ANY VARIANCES FROM
DESIGN QUANTITIES WHICH EXCEED NEBB TOLERANCES ARE NOTED THROUGHOUT THIS REPORT.
THE AIR AND, OR WATER SYSiEMS HAVE BEEN TESTED AND BALANCED AND FINIAL ADJUSTMENTS
HAVE BEEN MADE IN ACCOR)ANCE WITH NEBB "PROCEDURAL STANDARTS FOR TESTING.
ADJUSTING.BALANCING OF :NVIRONMENTAL SYSTEMS" AND PROJECT SPECIFICATIONS. THE
REPORT IS BASED ON BUILDiNG, SPACE AND EQUIPMENT CONDITION ON DATES TESTED.
SUBMITTED AND CERTIFIED BY:
'y'-q
-
NEBB CONTRACTOR CERTIFIED BAI.ANCE INC. OF COLORADO
TAB SUPERVTSOR Clinton p. 3:r-man
REG. NO. 2823
DATE OCTOBEF -_. ZOO3 ,
-r-h-
UETBE
CLIMTON P. GORMAN
CEBTIFICATION
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I
b
ENGINEERING NOTES
THE FOLLOWING WAS NOTED WHILE COMPLETING THE TESTANDBA|-ANCE ON THIS PROJECT. ALSO SEE INDIVIDUAL REPORTS FORADDITIONAL COMMENTS.
Airflow tes! and balance was completed with fan co11sin cooling node, with all zone dlmpers in openposition. 3y-pass dampers were set for cooling, theywill not wcrk the same on low speed.Circuit se:--ers (c.s.) were not insta]Ied; we are notable to reaci water flows.Most of the fan coils rirere running to fast and overamperage. Votor pulleys and belts replaced as needed.FC-4 motor Cid not switch to low speed, needs to bechecked.
1
z-
4.
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TEST REPORT
PROJECT:DORF;.}JCE RESIDENCELOCATION: cRAw- spAcE SYSTEM/UN|T: Fc-1
REMARKS: FAN s_:TroN TNcLUDES FTLTER AND corr., ^p.TO ARRIVE AT THIS PERFC'],'ANCE, HAD TO SLOW TH'S UN]T WAY DOWN
TEST DATE: s / zs i -- 1
FILE NAME: 2315i READINGS BY: C. GORMANtab 4.38
UNIT DATA MOTOR DATA
Make ENV:'.O TEC Make/Frame MAGNETEKModel No/Type/Size H.P.r/4Serial Number AHU:_1101-01 RPM t725 /7L40Arr./Class HW,/:i,i/DRAW THRU Volts 720DischargelJnD--/'\rr.r!^T Phase/Hertz 1/ 60Make Sheave BRC;'IJING F. L.Amps 5.0/3.0
Sheave DiamlBore 7" :< 3/4"S.L.An1ps 1.35NO. Belts/make,/size 1-F-3 _:Sheave Diam/Bore 3-1/ 4"No. Filter/type/size 7-!41:.20X2 Sheave oper. Diam 2.8" towEST
Sheave C/L Distance l Arl
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUALTotat cFM =:i Ext Discharge S.P.0 -22Register Totai 404 Ext Suction S.P.0 -72Fan RPM 774 External S.P.0.39 0-34Motor RPM I,119 FAN SUCTION u . zo
Heating
Motor Volts I2l 118Motor Volts EAT o/Motor Volts Temp. ditf.5r.Motor Amps
Motor Amps
3-5 MBH rt_. b 16.3
GPM NO C. S.Motor Amps EWT,/LWT 180/60 710 /152
Cooling
Starter EA N/ASound Levels OK LAT 44VibrationNONETemp. diff.t-0Control/Thermostat.Check OK OSA TEMP.
outside Air cFM 45 OSA Damoer Pos.5BReturn Air CFM 359 RA Damper Pos.100t
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It o AIR APPARATUS
TEST REPORT
PROJECT: DoRFLltrcE RESTDENcELOCATION: cRAlii SpAcE SySTEM/UNIT: Ec.z
REFRlcRATlolvcoMPREssoR/coNDENsoF.,3As pREssuRE DATA To BE FURNTSHED By t e,"siG-offiG;;;REMARKS: FAN _:llrroN TNcLUDES Frr.,TER AND corr, ^p.
TEST DATE: g/24,,..?
FILE NAME: 231..- READINGS BY: C. GoRMANtab 4-38
UNIT DATA MOTOR DATA
Make ENV:?.O TEC Make/Frame MARATHON
Model NolType/Size H.P.3/4 - L/4Serial Number at{ri: - 11n'l -n1 RPM 77 25 / rL40
Arr./Class HW/i?AW THRU Volts 120
0ischarge HOF.::3NTAI Phase/Hertz L/ 60
Make Sheave BRCN.ING F.L.Amps 8.9/5.L
Sheave Diam,/Bore 5-':,4" X 3/4"S.L.Amps 1.35
NO. Belts/make/size Sheave Diam/Bore 3-3/4" X 5/8"
No. Filter/typelsize 2-14-a20x2 Sheave ooer. Diam 3.4" LOWEST
Sheave C,/L Distance l Atl
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUAL
Total CFM Ext Discharge S.P.0.15Register Total 1,609 Ext Suction S.P.0.11_an f(rM 91 0 External S.P.0.39 0 .26Motor RPM 1 -^q FAN SUCTION o .47
Heating
Motor Volts 72L L2rMotor Volts EAT 67Motor Volts Temp. ditf.0 54Motor Amps 6.2 MBH 23.4 68.6Motor Amps GPM q 1/1 NO C.S.Motor Amps EWT/LWT 180/160 180/15s
Cooling
Starter E"A I q,A
Sound Levels MED 44VibrationOKTemp. ditf.10Control/Thermostat.Check OK OSA TEMP.
Outside Air CFM 1,42 OSA Damoer Pos.5*Return Air CFM L, 467 RA Dalnper Pos.95s
fr{
PROJECT:
LOCATION:
f-'F-
EL*e
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DORR;'iCE RESTDENCE
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SYSTEM/UNIT:
AIR APPARATUS
TEST REPORT
MOTOR DATA
Make ENVI?.O TEC Make/Frame MARATHONModel No/TypelSize HH--L:3.-3 SrzE 20 H.P.3/4 - t/4Serial Number AHUI:1101_-01 RPM 77 25 /L]-40
720Arr./Class HW/C;{/DRAW THRU Volts
Discharge HOF :3NTAL Phase/Hertz r/ 60Make Sheave BRCirl;ING F.L.Amps 9.8/6.rSheave Diam/Bore AKsy X 3/4"S.L.Amps 1.35NO. Belts/makelsize 1-A4:Sheave Diam/Bore 4-t/4" x 5/8"
ryo. Filter/type/size Sheave oper. Diam A 1lr
I-!a-,-20x2 Sheave C/L Distance
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUALTotal CFM Ext Discharge S.p.Register Total 1 Q?o Ext Suction S.P.0.18AN XTM Hi:?D 'l )1 A External S.P.n q1 0.40Motor RPM 'I .710
FAN SUCTION 0.66
Heating
Motor Volts 127 LAT 94Motor Volts E.A I 66Motor Volts Temp. diff.0 2BMotor Amps 9.3 MBH 72.1 4r .6Motor Amps GPM 7.94 l\rn rr QMotor Amps EWT/LWT 180/160 I7 5 /r6tCFLACooling
Starter EAT N,/ASound Levels SEE NOTE LAT 44VibrationJ!J-\rl1I Temp. ditf.10Control/Thermostat.Check OK OSA TEMP
Outside Air CFM min/max B0 /: )0 75 OSA Damoer Po<53Return Air CFM L8I6 /'_ 496 1,,804 RA Damper Pos.95?
REMARKS:
TEST DATE:
FILE NAME:
tab 4.38
FAN SI-:TION
THERF -S AN
POqq::- V TFTJF
INCLUDES FTITER AND COII ^P.
UNIDENTIFTED RATTLE SOUND
WAY MOTOR TS MOUNTED.
>/ a.!/ -:
READINGS BY:C. GORMAN
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N
f
FL
AIR APPARATUS
TEST REPORT
PROJECT:
LOCATION:
REMARKS:
TEST DATE:
FILE NAME:
tab 4.38
DORF.:.:iCE RESTDENCE
FAN :. :TTON INCLUDES
LOW ::=ED ON MOTOR IS
UNIT :3 RUNNING NEAR
SYSTEM/UNIT:FC-4
FILTER AND COI]., ^P.
NOT WORKING,
HIGH SPEED AND AT 5.9 AMPS
Yl L9 -:
23i 5a -
UNIT DATA MOTOR DATA
Make I'ltI;-: a\ mE rr Make/Frame DAYTON
Model No/TypelSize I{H-:: P- ? qTTF a H,P.1 /?
Serial Number AHU:_1101--01 RPM 1125 / 1,140Arr./Class HW/::AW THRU Volts 115
Discharge lJn;--/\rrrr^r Phase/Hertz L/ 60
Make Sheave BRCirl;fNG F.L.Amps o-o/.+.2
Sheave DiamlBore 4-3 l" x 3/4"S.L.Amps 1.35
NO. Belts/make/size 1-;-: a Sheave Diam/Bore 3-3 / 4" x 5,/g "
No. Filter/type,/s;ze Sheave ooer. Diam 3.5"
Sheave C/L Distance 12,'
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUAL
Total CFM Ext Discharge S.P.0.20Register Total 592 Ext Suction S.P.0. 18FAN I{PM I.I: :?D t,026 External S.P.0.39 0.38Motor RPM L,.J 7,'l 44 FAN SUCTION 0.40
Heating
Motor Volts 720 I-AT 105Motor Volts EAT
Motor Volts Temp. diff.n 34Motor Amps 6.2 MBH 15.9Motor Amps GPM 1 .34 NO C.S.Motor Amps EWT/LWT 180/160 7'7I / L6ICFI.A Cooling
Starter EAI aa, A N/ASound Levels OK LAT 44VibrationOKTemp. diff.10Control/Thermostat.Check OK OSA TEMP.
Outside Air CFM 40 OSA Damper Pos.3*Return Air CFM 552 RA Damper Pos.100I
READINGS BY:C. GORMAN
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TEST REPORT
PROJECT: DoRR:';cE RESTDENSE
LOCATION:SYSTEM/UNIT: Fc-5
TEST DATE: 9/23,..:
FILE NAME: n1..- READINGS BY: c. GoRMAN
tab 4-38
UNIT DATA MOTOR DATA
Make ENV-?.C TEC Make/Frame MAGNETEK
Model No/TypelSize n.d-.-_-5-J 512-E; U H.P.t/3Serial Number AHL:l_1101-01 RPM 17?\/11An
Arr./Class HW,/]'AW THRU Volts L20DischarseHOF::3NTAL Phase/Hertz L/ 60
Make Sheave BRC;r];]NG F.L.Amps 5.0/3 -0
Sheave DiamlBore 4-3;-:" x 3/4"S.L.Amps 1 .35
NO. Belts/make/size t-i-3 t-Sheave Diam,/Bore 3-3/4" x 5/8"
No. Filterltype/size Sleave oper. Diam 3.5"
Sheave C/L Disiance 13"
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUALTotal CFM -l Ext Discharge S.P.0.L7Register Total 530 Ext Suction S.P.0.14an f(rM H::?D \,002 External S.P.0.39 n ?1
Motor RPM Ltl49 FAN SUCTION 0.39
Heating
Motor Volts 722 LAT 107Motor Volts E/{I 68Motor Volts Temp. diff.39Motor Amps 4.2 MBH 74.1 16. 3Motor Amps GPM 1.58 NO C.S.Motor Amps EWT/LWT tB] / L60 L'7 5 / L4rCFLACooling
Starter EAT EA N/aSound Levels OK LAT 44VibrationOKTemp. diff.10Control/Thermostafcheck OK OSA TEMP.
Outside Air CFM 40 OSA Damper Pos.3tReturn Air CFM 490 RA Damper Pos.972
REMARKS: FAN s_trroN TNcLUDES FTLTER AND corr ^p.
tsIBBL--T!F
'Fb.
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PROJECT:
LOCATION:
REMARKS:
TEST DATE:
FILE NAME:
tab 4-38
DORR;.]{CE RESIDENCE
SYSTEM/UNIT:
FAN S'J:TION INCLUDES FT].,TER AND COIL ^P.
AIR APPARATUS
TEST REPORT
FC- 6
UNIT DATA MOTOR DATA
Make ENV:3,O TEC Make/Frame AO SMITH
Model No.zTypelSize H.P.-5 - .14Serial Number AHUC11101-01 RPM r7 25 / rL40
Arr./Class HW,/DFAW THRU Volts 720
Discharge HOR:ZSNTAI Phase/Hertz \/ 60
Make Sheave BRCit-l1rNG F.L.Amps
Sheave Diam/Bore 4_=. 13rt Y ?/dtl S.L.Amps
NO. Belts/makelsize 1-A3 3 Sheave Diam,/Bore 4_1 / Atr y q/Atl
No.Filter/type/size t_t^t./\x/Sheave oper. Diam 4.0"
Sheave C/L Distance 13"
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUAL
Total CFM 946 Ext Discharge S.P.0.37Register Total 9a6 941 Ext Suction S.P.0.11fan KrM External S.P.0.51 0.48Motor RPM L,'7 23 FAN SUCTION 0.48
Heating
Motor Volts 1,21 LAT 104Motor Volts qAT. ,68MOrOr VOttS Temp. diff.36Motor AIps 6.)_MBH 18.0 26 -9Motor Amps GPM 2.L9 NO C. S.Motor Amp!EWT/LWT 180/160 178/]-6ICFLACooling
Starter EAT 54 N/ASound Levels OK LAT AA.tt
Vibration \Jr\Temp. diff.10Control/Thermostat.Check OK OSA TEMP.
Outside Air CFM 45 OSA Damper Pos.3EReturn Air CFM Bea 902 RA Damper Pos.100?
READINGS BY:C. GORMAN
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DORR}'iCE RESTDENCE
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NE,
HlseL--
AIR APPARATUS
TEST REPORT
PROJECT:
LOCATION:
FAI S-:TION TNCLUDES
OSA/5:--A MODE
SYSTEM/UNIT:FC-7
FILTER AND COI]. ^P-REMARKS:
TEST DATE:
FILE NAME:
tab 4.38
> / z+ / , i
UNIT DATA MOTOR DATA
Make ENVi?.O TEC Make/Frame MARATHONModel No/Type,zSize HIJ- l.: P- ? QTzEr 1t H.P.3/4 - 1/4
Serial Number A'Fllla - 1 1 n1-n1 RPM 1-7 25 / IL40Arr.,/Class Hi{,/'?AW THRU Volts 120
Discharge l:^D - ' r1\l 'T ^ r Phase/Hertz t/ 60Make Sheave 33,CinlrNG F. L.Amps 8 .9/ 5 -r.Sheave Diam/Bore 4-a/4" x 3/4"S.L.Amps
NO. Belts/make,/size L -$-J :Sheave DiamlBore 4-L/4" x 5/8"
No. Filter/type,/size ,_ ^,,.ax/Sheave oper. Diam A 1rl
Sheave C/L Distance
TEST DATA DESIGN ACTUAL TEST DATA DESIGN ACTUALTotal CFM Ext Discharge S.P.0.31Register Total 1, LAr Ext Suction S.P.0.30Fan RPM L, 454 External S.P.0.43 u. olMotor RPM L,7 30 FAN SUCTION 0.90
Heating
Motor Volts _2)1,21 108Motor Volts EAT ozMotor Volts Temp. diff.46Motor Amps 1A MBH 4L.5Motor Amps -vrl : -HU q.A GPM J-O. b NO C. S.Motor Amps EWT/LWT 180/r-60 ]-13 / L30CFLACooling
Starter EAI N/ASound Levels OK 44VibrationOKTemp. difi.10Control/Thermostat.Check OK OSA TEMP.
outside Air CFM min/max 40 OSA Damper Pos.100t osA 7Og MUAReturn Air CFM 1,101 RA Damper Pos.
READINGS BY:C. GORMAN
t o
DOF,RANCE RESIDENCEtrl\l anrr c
!tI
AIR OUTLET TEST REPORT
PROJECT
SYSTEM
Served # Type Slt; CFiil" cFM cFM o/^
REMARKS:?EADINGS ARE WITH FLOW HOOD AND ARE CONNECTEO rO ILTITUOE.
CFM CFM CFM o/o
FC- 1
KITILIVING O3O I A 10x3 l_u)63 726%KIT/IIVING 03O 2 A 10x3 50 IY 5 5'7 L74VoKIT/IIVING O3O 5 A 10x3 50 r52 55 rro%qEDRooM 031 A 8x8 l_40 l-ou 150 to7%BATH 033 A 10 x 3 50 129 '79 L5a%
J.\JJ.A! TU-I 340 739 404 ltgvoES:? sEcoND FLOOR
STAIRS O1O 5 A 18x4 120 L23 L27 to6%HA T,T, ^1 )\J-l-a 7 A L2x4 90 95 97 lOA%HALI 01.4 A 8x4 40 65 43 roSvoBATH #4 026 tt 14x4 90 103 88 e8%qUEST BEDRM #4 02s 10 A 14x4 B8 744 9Z LOsVoGUES? BEDRM #4 025 1l A 74x4 88 100 93 70670GUEST BEDRM #4 025 tz A 14X4 UU 118 96 togvoGUEST BEDRM #3 023 1J t1 t6x4 110 1.0 3 102 s3%GUEST BEDRM #3 023 A 16x4 110 100 104 e5%BATH #3 024 fl 10x4 '72 63 65 9O7oBATH #3 024 lo A 10x4 12 75 66 92%JATH #2 O2I l7 A L4x4 100 109 93 e3%GUEST BEDRM #2 O2O IE 16 x 4 LI2 160 11J LO37o
-GqEST BEDRM #2 020 A 76x4 tt2 117 110 987oGUEST BEDRM #1 015 2C 16x4 105 r27 t02 97VoGUEST BEDRM #1 O].5 21 A 16 x 4 l- 05 J-Jb l-l-o rro%BATH #1 018 A 74x4 YJ 93 100 705%
rvr.r! r u-z 1,885 lOt%
TEST DATE:
FILE NAME:
tab hoodl
READINGS BY: C. Gorman
f -tF
NE IBB
PROJECT
SYSTEM
terved * Type Size CFtfi cFM cFM o/n
REMARKS:
iEADtNGS ARE W|TH FLOW HOOD AND nne connEc,reo ro nlrtruoe.
rtt
AIR OUTLET TEST REPORT
rto
D":.".RANCE RESIDENCE
I.--i UU I L>
FM CFM CFM VoFC-3 THIRD rr,OOT
LIVING ROOM 109 18x4 140 150 1ta 704%L]VING ROOM 109 A 24x4 180 l-vJ l-t J t02%],IVING ROOM 109 A 24x4 180 260 t75 97%LIVTNG ROOM 109 A 18 X 4 140 249 r.3 9 99%DINING ROOM 1.08 1.A 20x4 LJZ 'l_44 140 t06voDINING ROOM 108 Lt 20x4 \32 173 133 t0t%DINING ROOM 108 A 20x4 !52 ot t29 98VoENTRY LIVINGRM 109 A 18X4 140 74I L47 t05%BAR 101 A 20x4 140 l_Jtt L09%KTTCHEN 105 A 8x4 60 65 to3voTV LOUNGE 111 A zz x q 300 z5z zt.t 9l7oTV LOUNGE 111 J.;A 16x4 110 l-05 95voTV LOUNGE ].11 A Bx8 110 60 95 86%
TOTA]., FC-3 1,97O e9%
FC-4
POWDERROOM 113 5:A Bx2 15 AE.25 167%LIBRARY 116 5=:A 8x4 55 89 59 toTvoLTBRARY ].16 tt.8x4 55 't]-,b_L llt%LIBRARY ]- 16 A Bx4 55 59 59 to7%FOYER 101 A 8x4 94 55 t 11-/oFOYER 101 8x4 60 84 73 t22%r]AT.T.trP v 11.,- I A 18x4 130 125 t20 92%LINEN 104 t- |a1 20x4 140 135 140 roo%TOTAL FC-4 555 702 592 LOTVo
TEST DATE:
FILE NAME:
tab hood 1
q - ? /n?
READINGS BY:C. Gorman
tH
lee5
PROJECT
SYSTEM
TEST DATE:
FILE NAME:
tab hoodl
..1
I
t I
DOR.RANCE RESIDENCE
FA:i COILS
U
O
UTLETAIR O TEST REPORTNE
CFM CFM CFM o/o
FC-5
SKI HUT 103 43 A 18X4 1_20 75 130 loSo/oSKI HUT 103 A 18x4 720 7l I2L 70tvoSKI HUT 103 A 24x4 150 81 136 91%SKI HUT 103 .rEr fl 10x4 10 56 57 967oSKI HUT 103 10x4 '70 oo 76 1O97o
s30 J49 s30 roo%FC-6
MASTER BEDRM 2QI 4a A 20x4 1 lta 135 158 tlt%MASTER BEDRM 201.49 A 20x4 t42 >z 150 !o6voMASTER BEDRM 201.:L]A 20x4 L42 131 L7oo7oM4qTER CLOSET 202 A 10x4 75 t29 80 toTvoqTATDER16 x 4 105 130 110 LOSVoMASTER BATH 203 35 A 20x4 150 138 135 eo%r'rlrJ L .r.rl, l'.t11 ll ZU J A 10x4 IY 83 llTo/oJIASTER BATH 203 A 10x4 15 79 75 roo%
906 YJ-J 941 tosvoEV- I
J(ITCHEN 105 A 't2x4 500 400 450 9oVoKITCHEN 105 a,/26x4 185 I9'7 185 too%I{TTt^IJETr\]rv5 36 26x4 J-OJ zIo 191 t03voKITCHEN 105 A 48x4 325 z3u 315 e7%
TOTAI,I, L23 I,74t 95%
REMARKS:?EADTNGS ARE wrrH FLow HooD AND ARE connEcTEoTilirrruog.
READINGS BY:C. Gorman
Uo t\ f - jF-l
NEjLBE
PROJECT
I rnN TEST REpoRT
DORR.E}iICE RESIDENCE EXHAUST FANS
FAN DATA FAN NO.FAN NO.FAN NO.
Fan Number EI -.:EE-4 t!t -JLocationMAS:5R CLOSET 202 EHU CRA!{LSPACE SEDOND FLOOR
Service MAS:=R BATH 203 EHU CRAWLSPACE MAIN CRAWLSPACEManufacturerTAG :IOT VISIBIE cooK cooK
Model Number GN 5500 GN 8OO
Serial Number N/A N/A N/A
Type/Class INL::JE TNLINE INLINEMotor Make/Type FASC]MCMILLAN ENCLOSEDMotor HP t/8
RPM 15C0
Volts 115 115 L20
Phase/Hertz 7/60 t/ 60
FLA Amps 4.3 1.5
Motor Sheave Dia./Bore DIF::T DRIVE DIRECT DRIVE DTRECT DRIVEFan Sheave Oia./Bore W/SSC
No. Belts/Make/Size
Sheave CL Distance
TEST DATA DESIGN ACTUAL DESIGN ACTUAL DESIGN ACTUAL
CFM 2= _1 247 220 225 930 910
Fan RPM ENCLOSED ENCLOSED ENCLOSEDMotor RPM
S.P.lnlet 0.05 0.04 0.L2S.P.Discharge 0. 15 0. 10Total S.P 0 .2)0.2r 0.25 0.20 n 2q
Voltage 1_:t2t t20 t2tAmps2.6 L.2 3.0Amps
Amps
CFLA
BHP
Sound Levels MED OK MEDVibrationOKOKOK
REMARKS:
TEST DATE:
FILE NAME:
tab 8-83
EE-5 :ND HUMTDISTAT NOT WTRED, RUNS AIL ?HE TIME.
READINGS BY:C. GORMAN
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DORRANCE RESIDENCE
U
Go* rESr REPoRT
PROJECT
FAN DATA FAN NO.FAN NO.FAN NO.
Fan Number SF-1
Location MECTI,ANICAL 013
Service COMBUSTION ATR
Manufacturer an.\I.
Model Number TAG COVERED
Serial Number N/A
TypelClass rNT]NE
Motor Make,/Type MCMIILAN
Motor HP r/4
RPM TAG COVERED
Volts 115
Phase/Hertz \/ 6C
lLAlmps 3.9
Motor Sheave Dia./Bore uJ_ r.!_ u I ut(l_ vts;
Fan Sheave Dia./Bore
No. Belts/Make/Size
Sheave CL Distance
TEST DATA DESIGN ACTUAL DESIGN ACTUAL DESIGN ACTUAL
CFM ?ED 450
Fan RPM ENCLOSED
Motor RPM
S.P.lnlet 0.24
S.P.Discharge 0.03
Total S.P 0.39 o .27
Voltage t22
Amps 3.0
Amps
Amps
CFLA
BHP
Sound Levels OK
Vibration OK
REMARKS:
TEST DATE:
FILE NAME:
tab 8.83
SF-1 MESSAGE ON SPEED CONTROL SAID NOT TO TURN TT DOWN
o /) n /'a
zJ I ==-READINGS BY:C. GORMAN
t o
CEILING ST REPORT
Uo
FAN TE
NE,
PROJECT
SYSTEM 'ORRANCE
RESIDENCE
=XHAUST FANS
Served
SEDOND F],OOR
BATH 033
BATH #4 026
BATH #4 026
BATH #3 024
BATH #4 024
BATH #1 O2B
BATH #1 028
qArH #3 024
BATH #2 O2I
POWDER RM #1 IO2
LIBRARY CLOSET 116
POWDER RM #2 113
FOURTH FLOOR
TOILET #1
TOILET #2
TEST DATE:
FILE NAME:
tab hoodl
:;: SPEED CONTROLS ON EXHAUST FANS.
t 22-23/03
READINGS BY:C. Gorman
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